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Carnwath Farms
TOWN OF WAPPIN~JER 20 MIDDLEBUSH ROAD TOWN HISTORIAN WAPPINGERS FALLS, N.Y. 12590 Brenda VonBurg www.townofwappin~er.us TOWN HISTORIAN (845} 298-1150 -OFFICE Joey D. Cavaccini OFFICE OF THE TOWN HISTORIAN ~- _.. , ~, -Carnwath Farms- Wheeler Hill Historic District Historic Register Proof and Information ~~. ~: ... ~, TOWN OF WAPPINCTER 20 MIDDLEBUSH ROAD TOWN HISTORIAN WAPPINGERS FALLS, N.Y. 12590 Brenda VonBurg www.townofwappinger.us TOWN HISTORIAN (845) 298-1150 -OFFICE Joey D. Cavaccini OFFICE OF THE TOWN .HISTORIAN -Carnwath Farms- Wheeler Hill Historic District Historic Register Proof and. Information .,, ~. a, ,~ ~., - Town of Wa~~in~er Supervisor Barbara Gutzler Councilman William H. Beale Councilman Vincent Bettina Councilman Michael Kuzmicz Councilwomen Ismay Czarniecki Town Clerk Christine Fulton Town Historian Joey Cavaccini /Brenda VonBurg Highway Su.~erintendent Graham Foster Town Attorney Albert Roberts Town Engineer Robert Gray Brief History of Carnw.ath Farms In 1850, William Henry Willis constructed an ornate Italianate three story mansion overlooking the majestic Hudson River, the - mansion and the 100+acre estate was :named Carnwath Farms. Willis was a retired hardware merchant from New York City. He sold the house in 18 5 5 and then built Obercreek. In 1870, Mr. Francis Robert Rives who married the daughter of General Barclay purchased Carnwath Farms. He added the east wing to the manor house servant's quarters and the large rear kitchen. The formal Georgian appearance was changed to a less formal look which was preferred by late 19th century architects. Also during the Civil War it is believed that the estate was on the Underground Railroad. Years later his son Reginald Rives built the finest stable of harness and saddle horses in the county. In 1873, the Carriage House was built modeled after French architecture to hold Mr. Rives' horse carriages, as mentioned earlier. In the early 1900s the property, then known as Rives Hill, was purchased by a New York attorney named Untermeyer who was famous for defending William Boss Tweed. In 1925 the Order of the Brothers of Hermits purchased the property and built the Chapel in 1950 and the dormitory building in 1958. By 1980 the property was sold to Greystone House,. The Town of Wappinger purchased the property in 1999. In 2003, the town renamed it to its original name Carnwath Farms. Carnwath Farms is also on State and Federal Register of Historic Places and within Wheeler Hill Historic District. 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M~ .:-'~ n~ . . ~. ^, i .,/' _ ., .- ~ ` " L ,,.~ a _ . ~. y,~ '~ ~ _ r ~ _ ~~. .. t '. 4 A •• ~1 / A. - r ~ ' 4 ... a ''n`,~ w a w ~ n ~ ~~. i ~ + t • rr i~ ,. • .. r~ , _ M, ,. k, ' x i ~) r ... http://townofwappinger. selfip. com/weblink7/ImageDisplay. aspx'?cache~es&sessionkey=... 7/9/2013 Page 1 of 1 .~c-~xCe[3 r:GaCi~~. {f#~~,ti#L"tq#G+tYi: CY: ~AtG` #1Cf'Cickr h+Jl^.t~NAL f2ES:T..'"iTESt ~1~' }t3s'r1~1?IC ~'L.+~E"f:'~ fit!?t1"INiSAT70t9 af9E EcCt ic#n ftU~t~lE.'r 7 ~°c1gE.* '~~fE£LEJt ~3T1.,1. tllSTtSRIC to*~;T,xtG"1 w3i£El.£R }~IL3r 3~C,YJ4Dr WRr Y.I:NGFk [)LiTCNESS Ct?CIN"k`Y, NE"W 't~R34 ` tp the youth of the main hciuse, ,although the buildings appear olds they ha~~re bc#en ubvtantally eha#~ged as a result of additions and alterations. AthotzgF# the property has. been subdivided, intact. re~snant aF the designed landscape are still retained on the parcel assaclatad with the home. ~z~#~#e"zee Zeatures include the original drive d;~rs to old '~z'oy Road, and tuo !armal gardens constructed in ~:he tearly ttite:stiath century.. 3"he Eneilish garden retains intersact~nq~br£ak walks a~tR a central Lour#tain and reflecting yond. fi`he second gardeA has tauar symmetrical raised flovar beds encircling asature evergreens. This small gortfon of the historic landscape associxtted with the Crosby Hc»;ase~ still retains a high degree of ir+tegrity. . ~,antra$~1i~~ ~~i, digs on'e-and-one-hal! stagy, ~rsme gatehouse 6c. 2874) '.~ara (c. 3.870 +ane-stagy v~ll pause (c. 197t?} novelty-sz~!ad potting st#ed (c. 194) ~';~~.bstncr S1t#~s English garden ~c. 39zo) r#or~h garz9en (c. 1901 Crosk~y House. landscape (C. 1l37U; c. i920~ it. ~arnvath Farms c. 1a5tt; c. 170 'T'he anain residence at ~azrsrzath Fazrns is a threp~-stor~~,~, flat-x-oafed, brick r~~avse designed in the Italian villa style. The-i`ront or north facade has a centered, pzojectinq, thret story pawilEon whiCt~ i.~xprtrates the #main entrance.. "'the principal windows thraughaut the lto~ase are arched ut,h prick lintels ans3 stone sills. ~o~k s~f t~Zfi crig#Y~al ~3csuble-hUTrg sas:s~ ~rir#~lo~is are intact. 'T'he ov,~rhangir#g raoflir#e has hc~avyr c3ecarative hr~~~k.e?~ u~ra~sn,~3 t*~e buii~lin~, and a b-ck 4~elt~:csur~#~ <ai.~:~? rirccrm~r~rit>~»~ ;`~~ :+.~.~clt;~y-a tY~*twfl~ix *_`hu ~~;~~rr~ and Lhrr~ ;;#:caries. .4 ~„wcs•-r~tc.~~r v~3rats~<~! ~+:t~; L~t.#~:~e^:-~c:1 ~,4,t:> ~,n~ .~;~tti,.krk.'s extera,~:; ~sctz:r~,~ °: Ti c: wry>~ ~:^~: ~Cr~t.Tt r<< m,t_z~,r :xf tTM;e „wscP~a~.«~. ~.. x~paz,i_..ci..rc~#.1ar, t~a~r ;~~.c?r'~ w.~r,. ;~#~,„~ ~ °hr~rya~ ..C,:~, ,mc~i:r. °ar^: ~.~~-•:r u~r~:~l'i ton Cfa€* ~ii.ck 5it~- c^t~' C.3~t ha~a....~* ~'X"R.`it iE#,z.'~ tr;'±, '.ir. ~_~ ~ ~v4~.•Pt~ 'Gtr``" `~""'.,_~cJta'I~i' 4t~Tz. ~ '~d11;.~ -,.~y;k~. ~~YtM r„~r s;:32 7 1 ti .. 4.*k l` 'E"#tit:"ly,. ~ ,:r.~;tYS: e~,i'a.: ~"'.rmr „,P-t' 1~ :? (": _ ~ •.,a:.f v r.s ,.^r' ,?"tr`, --. ,s*t~, t~tx°e'rt)r Gn.ydia•. ~ x# ~ a2, -. _ _, ~ , ~ ., .•..,q[Y, ^.TY`-L ar ~°art ~ j`l r• Xt'S~+?,tr ~,. a .. ~ r:r t, ': ~ ~ - :: t, a -. :°#~t F~,.~. ., ~z:i • ,.~_.. r ,, r~.: ,.aai <'Y, r. f,"~ ~ r ,~...,. ~.~ <.r«' l,i ~~~ http: //townofwappinger. selfip. com/weblink7/ImageDisplay. asp3i:'?cache=yes&sessionkey=... 7/9/2013 Page 1 of 1 '~rai .r:r.I _c,":ne~~: ~ci~it;`tunr=rrC ref tfsc? ratcr'tsr` hfaC L+3 i7 rli ~'"i8 "k ;~.4'rv 'srjr^~ a,•at~~ F,~ a~~~~v -r~t~~Fa~~• FAr~~~ ~~,.. . rrr~T'trta,~L id~z~3s'S'EFa GaF' NX5`4'~rrTC F'X.RCES iatl~EL~;it FiZLi., fIXSTi°~RSC ii%a~`TFai~"a' Cd71~TrNw1~7'Z+J!1 filir:F"';' w'fdEiwLf~R FiIL,i;,, FCt1AR, FJ7~!?f~TFtuCFt ~:w4~ian ~rra~ber ; X1~1''i'CFi£~, CO4Jk"i'~', N£w C~R14 i~c~g~ ° (iiwted ~ae3.r~wt. signed landscape features include ¢tane game pil,lmrs and a larsq, windina~ entrance roan which asses throe h sattrzng. t7at either side of the Entxa~»ce r]r3ve are4rangctvml park-tike spociraen trees ~snc! small cl Y pl~snted 'She desigxsnd larrr:Xs~ape .in this~port~,c~n~a~$theaor~,gfna~l estatal rc aiaessa high dogrea~ aaf integrity, haWever, later aonstructivn arrsund the main hausi° tzas erased mast. of the'landscage !'eaturgs ~,» that area. Ctpen agricultuaral lands are still: associated ++ittt the barn :~,rtd earr3age hawse Yurther south.. Thmre are tva pri~eary tsar-cantributinel bua,2dings an the pra~rty» brick, second. Empire aarx'fagr house (i87~j . brick, Seaand Empire cca~+ turn (1876} brick pomp houise (c. 187tf's} tests-gravy,. ,brick carvent (t:5~ t} Cat4E'ib~ inrt itea Carnvath Farbas landscape (c. 2870*s} greenhouse site {r~. 19114} http://tQwnofwappinger. sel fip. com/weblink7/ImageDisplay. aspx?cache=yes&sessionkey=... 7/9/2Q 13 RES-2007-12720072 Resolution Authorizing Allocation of Funds for Emergency Repairs... Page 1 of 1 Town of Wappinger _ _. _ _ New York _oy .n I H-ip I Register Search ~PrmeTnis page Town of Wappinger - New York Adopted fan ~? ?007 9:00 AM Resolution RES-2007-12720072 Resolution Authorizing Allocation of Funds for Emergency Repairs to Carnwath Farms Information Department: Supervisors Office Category: Appropriations Functions: None Sponsor: Supervisor Joseph Ruggiero Financial Impact TBD Body WHEREAS, the Town of Wappinger previously purchased a 99 acre estate property located on Wheeler Hill Road in the Town of Wappinger, commonly known as the "Greystone Estate", also known as "Carnwath Farms" pursuant to Resolution No. 2003-144 adopted at a Town Board meeting held on May 27 a`, 2003; and WHEREAS, one of the primary structures on the property is the "Gamwath Mansion", a three story mansion constructed in the mid-1800s which is listed on the State .and Federal Registrar of Historical Places and the Carriage House at the property; and WHEREAS, the Town has planned the long terns rehabilitation of the Camwath Mansion; and WHEREAS, recent field inspection dated January 26'x, 2007 by Swartz Architectural Group and DiSalvo Ericson Group, Stmctural Engineers has, however, revealed serious defects in the structural integrity, basement and foundation of the aforementioned premises including the mansion and the carnage house therein, creating dangerous and hazardous conditions; and WHEREAS, corrective measures must be immediately undertaken to cure the aforementioned dangerous and hazardous conditions and address the structural integrity of the premises; and WHEREAS, the Engineer to the Town and Associated Engineering Consultants, Donald Swartz and Patrick Cmilon, P.E. have recommended to the Town Supervisor that interim emergency measures be performed; and WHEREAS, it is the intent of the Town to pay for such corrective emergency measures through the creation of a capital account to be funded by a bond. NOW, THREFORE, BE IT RESOLVED, as follows: 1. The recitations above set forth aze incorporated in this Resolution as if fully set forth and adopted herein. 2. The following Town Otficers and/or employees and/or professionals are hereby directed to take whatever steps are needed and to coordinate whatever repair work is required to cure the aforementioned dangerous and hazardous conditions, address the structural integrity of the premises and undertake further analysis with respect thereto: Fire Inspector, Building Inspector, Town Clerk, Superintendent of Highways, Engineer to Town, Bond Counsel, Attorney to Town and Consultants to the Town. 3. The Town Board authorizes the creation of a capital account to address the aforementioned hazardous and dangerous conditions and authorizes bond counsel Douglas Goodfriend to establish a bond not to exceed $4,000,000.00 for the funding of such capital account. 4. The Town of Wappinger Procurement Policy is hereby suspended for the purposes of making such interim emergency repairs, purchases and expenditures to address all potential violations associated with the aforementioned dangerous and hazardous conditions. Meeting History Jan 27, 2007 9:00 AM Town Board Special Meeting RESULT: ADOPTED [4 TO i] MOVER: Maureen McCarthy, Councilwoman ECOtiDER: Wiiliam H. Beals, Councilman AYES; Joseph Ruggiero, William H. Beale, Vinrent Bettina, Maureen h1cCsrthy NAYS: Joseph P. Paoloni Public Discussion ~~.Add Comment Powered by IQM2 Intelligent Meeting Management Solutions http://wappingertownny. igm2. corn/Citizens/Detail_LegiFile.aspx?ID=1322&highlightTerm... 7/9/2013 National Register - NYS Parks, Recreation & Historic Preservation Page 1 of 3 ,~" ~. (~, p '~~ r ~ ~"F^' }~ ~,.. IMF. ~ !C rK. ~) Q^ r ~ ~T /'6` ~w eAN ,g g''ax+ x p '~ ~ n +-.. o- ~ # +,L<R ~i ~'a~ Af #.E~.. \,.~'44i i~:'4.Ik~ ~6.5~,1!Y.ii... ~a~~ 1'r4A~i..i~i.i (~ --r ~r ;.~~kS}{...t:r^ga' Home :Historic Preservation Office :National Register What are the State and National Registers? The State and National Registers of Historic Places are the official lists of buildings, structures, districts, objects, and sites significant in the history, architecture, archeology, engineering, and culture of New York and the nation. The same eligibility criteria are used for both the State and National Registers. The National Historic Preservation Act of 1966 and the New York State Historic Preservation Act of 1980 established the National and State Registers programs. In New York, the Commissioner of the New York State Office of Parks, Recreation and Historic Preservation, who is also the State Historic Preservation Officer (SHPO), administers these programs. What are the results of listing? 1. Registered properties and properties determined eligible for the Registers receive a measure of protection from the effects of federal and~or state agency sponsored, licensed or assisted projects through a notice, review, and consultation process. 2. Owners of depreciable, certified historic properties may take a 20 percent federal income tax credit for the costs of substantial rehabilitation as provided for under the Tax Reform Act of 1986. 3. Municipal and not-for-profit owners of listed historic properties may apply for matching state historic preservation grants. There are no restrictions placed on private owners of registered properties. Private property owners may sell, alter or dispose of their property as they wish. Criteria for Evaluation The following criteria are used to evaluate properties for listing on the New York State and National Registers of Historic Places. The quality of significance in American history, architecture, archeology, engineering, and culture is present in districts, sites, buildings, structures, and objects that possess integrity of location, design, setting, materials, workmanship, feeling, and association, and: a. that are associated with events that have made a significant contribution to the broad patterns of our history; or b. that are associated with the lives of persons significant in our past; or c. that embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant distinguishable entity whose components may lack individual distinction; or d. that have yielded, or may be likely to yield, information important in prehistory or history. Criteria Considerations Ordinarily cemeteries, birthplaces, or graves of historical figures, properties owned by religious institutions or used for religious purposes, structures that have been moved from their original locations, reconstructed historic buildings, properties primarily commemorative in nature, and properties that have achieved significance within the past 50 years shall not be considered eligible for the State and National Registers. However, such properties will qualify if they are integral parts of districts that do meet the criteria or if they fall within the following categories: a. a religious property deriving primary significance from architectural or artistic distinction or historical importance; or b. a building or structure removed from its original location but which is significant primarily for architectural value, or which is the surviving structure most importantly associated with a historic person or event; or c. a birthplace or grave of a historical figure of outstanding importance if there is no other appropriate site or building directly associated with his productive life; or http://nysparks.cam/shpa/national-register/default. aspx?pri~l=1 7/9/2p 1 ~ National Register - NYS Parks, Recreation & Historic Preservation Page 2 of 3 d. a cemetery that derives its primary significance from graves of persons of transcendent importance, from age, from distinctive design features, or from association with historic events; or e. a reconstructed building when accurately executed in a suitable environment and presented as part of a restoration master plan, and when no other building or structure with the same association has survived; or f. a property primarily commemorative in intent if design, age, tradition, or symbolic value has invested it with its own historical significance; or g. a property achieving significance within the past 50 years if it is of exceptional importance. Nomination Priorites The State and National Registers are the official lists of properties significant in our history and worthy of preservation. The registers are actively used by individuals, organizations, and all levels of government to promote planning, economic development, tourism, education, and an increased appreciation of our heritage. In New York, the State and National Registers are administered by the Commissioner of the New York State Office of Parks, Recreation and Historic Preservation through the State Historic Preservation Office. Currently, the Commissioner and SHPO are encouraging nomination proposals in three categories, including: Nomination Proposals that Promote Economic Revitalization Goais in this category: • Federal historic rehabilitation tax credit projects • Main street projects • Public and not-for-profit grant projects • Heritage tourism and recreation enhancement projects • Projects that will use historic preservation as a marketing tool Nomination Proposals that Generate Broad Public Support Goals in this category: • Projects sponsored by Certified Local Governments • Projects sponsored by other municipalities • Projects sponsored by community organizations • Projects sponsored through widespread citizen participation Nomination Proposals that Contribute to Planning and Education Goais in this category: • Multiple property nominations that result from comprehensive surveys • Historic district nominations that result from surveys • Projects that provide recognition to properties that are currently under-represented in the State and National Registers • Projects that foster pride in community history • Projects that foster awareness of historic properties • Projects that can be incorporated into local school curricula State and National Registers Nomination Process The State and National Register nomination process is designed to assist in the development of complete and accurate documentation of each eligible property according to the professional and archival standards of the National Park Service and the State Historic Preservation Office (SHPO). The research and technical requirements of the nomination process encourage the active and ongoing participation of owners, sponsors, SHPO staff, and preservation consultants. Evaluation and Nomination Process The preparation of a State and National Registers nomination proposal is a cooperative effort between the sponsor -- most often the owner of the property --and the staff of the State Historic Preservation Office. A sponsor may initiate the nomination process by requesting, completing, and returning a State and National Registers Program Applicant Form and a Historic Resource Inventory Form and/or other explanatory materials to the State Historic Preservation Office. These materials will be evaluated by the staff of the Survey and National http: //nysparks. com/shpo/national-register/default. aspx?print= l 7/9/2013 National Register - NYS Parks, Recreation & Historic Preservation Page 3 of 3 Register Unit using the National Register of Historic Places Criteria for Evaluation and other guidelines published by the National Park Service. Proposals which appear to meet the criteria for listing are assigned to staff for further development on the basis of current preservation priorities. In most instances, staff site inspections wiRl be required in order to develop a more in-depth understanding of the historic property and its documentation requirements prior to the preparation of a National Register Nomination Form. Preparing this form and the required research, maps, photographs, and other attachments is primarily the responsibility of the sponsor working closely with a National Register staff member. In some cases, staff may be able to assist with portions of this work, particularly for high priority projects in communities with limited resources. In other instances, it may be appropriate to consider contracting with private historic preservation consultants to develop the nomination information. A current list of consultants offering services in this area is available upon request. Upon receipt of a satisfactory draft nomination, this office will formally seek the comments of the owner(s) and local officials, and schedule a review by the New York State Board for Fistoric Preservation, more commonly referred to as the State Review Board. The board meets quarterly and nomination reviews must be scheduled three months in advance in order to satisfy public notification requirements. If recommended, the nomination form is finalized and forwarded to the State Historic Preservation Officer for review and signature. Once signed, the nomination is entered on the New York State Register of Historic Places and transmitted to the National Park Service where it is nominated to the National Register of Historic Places. IF approved by the Keeper of the Register, the nomination is signed and listed on the National Register. Please note tYiat the National Park Service will not place an individual, privately owned property on the National Register if ita owner objects or if a majority of private property owners object to the proposed listing of a nomination containing multiple owners. To receive more information and/or application package on the State and .National Register programs, please Contact our office or go to our Territorial Map section to find contact information for the National Register Program Representative for your county. Documents National Register Application Form (pdf) National Register Application Inventory Form (pdf) National Register Statement Of Owner Support (pdf) Resources National Parks Service -National Register Bulletins ~ O 2013 New York State Office of Parks, Recreation and Historic Preservation. A9i rights reserved. http://nysparks.com/shpo/national-register/default.aspx?print=l 7/9/2013 Weatherization Tool Kit -NYS Parks, Recreation & Historic Preservation Page 1 of 1 ~,~:» Home :Historic Preservation Office :Weatherization Tool Kit Your Old House Was Designed to be Energy Efficient and Was Built to Last! We've all heard about old, leaky buildings that waste energy but, in fact, builders of yesteryear relied on durable natural materials and architectural features that required minimal, but routine, maintenance. For example, roof overhangs and open decorative porches were designed to provide shade; operable windows and doors to allow for day lighting and natural ventilation; wood windows, siding and trim were fabricated from dense, old growth species not only to resist rot, but also to facilitate simple repair. You will be surprised how cost-effective combining historic preservation and new technology can be, and how much work you can do yourself or with the assistance of a skilled contractor! Think of your house as a long-term project; allocate a number of dollars and hours for work each month. Our toolkit offers an overview of what can be done, and recommends resources to help you evaluate the most economical approach in terms of short- and long- term payback of energy dollars. Preservation and energy efficiency are compatible goals. Energy saving priorities include: • Priority #1: Heating, Ventilation and Air Conditioning (HVAC) Be sure that your equipment is working as efficiently as possible. If you need to select a new system, consider how its installation will impact the building's historic fabric, and ask your local preservation experts for guidance. A number of NYS agencies have programs to assist with upgrading mechanical equipment and energy audits. Visit: www.energystar.gov/index.cfm?c=home_improvement.hm_improvement_index~ • Priority #2: Insulation The best return on your investment in conserving energy is to insulate your attic. Over 30% of heat loss occurs through your roof! A layer of insulation in your attic can reduce that heat loss significantly. • Priority #3: Windows Despite the fact that they get a bad rap, windows account for only 5-10% of energy lost, primarily by air infiltration. Be sure your windows fit tightly by repairing them and adding weather-stripping, interior or exterior storms and interior window treatments. Our helpful Weatherization Tool Kit (pdf) provides more information on old windows, common problems, routine maintenance, weather-stripping, storm and replacement windows. '~'~ 2h? 3 I+learr York state C)~ce o€ Parks, 63esrea#~on and !-9stcsra+c Preservation. A9! si~$~#s reser~~ed. http: //nysparks. com/shpo/weatherization/default. aspx?print= l 7/9/2013 Grants - NYS Parks, Recreation & Historic Preservation .. ~: , Axror+rw ~!!. Cu~no 13usn Har,ny ., ,„- .,.,s . ~'~'~ R.E'C~`tll~I~ ~ ~"~1.SLCl~C ~`I'~~~t"~'altlOri ~~nrnissiors~cr Home :Grants Grant Workshops Announcement Consolidated Funding Application Workshops: June 17, 2013 -July 24, 2013. Visit http://regionalcouncils.ny.gov for the CFA Workshop Calendar. Consolidated Funding Application (CFA) OPRHP is dedicating up to $18.3 million to parks, historic preservation and heritage area projects through the CFA. These programs include: Page 1 of 1 The Environmental Protection Fund (EPF) Municipal Grant program offers up to $15.5 million in matching grants for the acquisition, planning, development, and improvement of parks, historic properties listed on the National or State Registers of Historic Places and heritage areas identified in approved plans for statutorily designated Heritage Areas. Funds are available to municipalities or not-for-pro0ts with an ownership interest. The maximum award is $500,000. The Recreational Trails (RTP) program offers up to $2.8 million in matching grants for the acquisition, development, rehabilitation and maintenance of trails and trail-related projects. Funds are available to non-profit organizations, municipal, state and federal agencies, and other government entities. Funded projects must be identified in, or further a specific goal of, the SCORP and must be available to the general public. Source of funds: Federal Highway Administration. The minimum award is $5,000; the maximum award is $200,000. Community Grant Opportunities Please Note: OPRHP never requires a fee to apply for any of our grants. State Parks, through state and federal funding sources, provides a number of grant programs. From historic preservation efforts to playgrounds and trail development, we provide grants to a variety of projects that promote recreation, preserve our historic and natural resources and generally improve the quality of life in communities throughout the state. All applicants must use the Regional Economic Development Councils online application process, the Consolidated Funding Application (CFA). The CFA is available through our website and thy? Governor's Regional Economic Development Councils website at http://regionalcouncils.ny.gov. Regional Grants Administrators are available in the Agency's Regional offices to offer assistance with applications and program details. O 2013 New York State Office of Parks, Recreation and Historic Preservation. AEI raghis reserved. http://nysparks.com/grants/default.aspx?print=l 7/11 /?013 M A S T E R DEVELOPMENT AND P L A N OPERATION OF ~: 4 .. .: ~~' ~M1y "'iiiaaarr+ _ ,i .M , - - .' ... •... - n ~ a ~~ A , ~.R N . ~ - ... W T A~~~~-T- H ~. =F:..-A R M S _ _. ~.. ~.e .u..., ..w o. m.u~m~ TOW N O F W APP I N G E F~, DUT CH ESS COUNTY N'~ °~~~~" EYP JERNST&f OU;VG LLF' DATE 1 0 F EBRUARY 2 0 0 ~=~ Emsifl Young LLP ~a~mY~s~„~~; Phone j212j 773-1900 ~a°~ ~~~~~~,».:bst o~,a D R A F T M A S T E R 1 0 F E B R U A R Y P L A N • 2 0 0 4 THIS DOCUMENT ]S DEDICATED TO THE MEMORY OF FRANCES W1LL1S `FRANNY' REESE (1913 To 2003) C A R N W A T H FARMS - TOWN O F W A P P I N G E R ii D R A F T M A S T E, R 1 0 F E B R U A R '>' Table of Contents List of Illustrations Executive Summary 1. Introduction 2. Background and History 3. Opportunities and Constraints 4. Market Analysis 5. Statement of Objectives 6. Public Design Workshop 7. Development Concepts 8. Carnwath Farms Master Plan 9. Implementation Measures Appendices (Separate Volume) Appendix A: Wheeler Hill National Historic District Nomination Appendix B: Romantic Landscape Movement Information Appendix C: Underground Railroad in Dutchess County, Research Report Appendix D: Forming aNot-for Profit Corporation Appendix E: Examples of Comparable Arts-Related Facilities _ Appendix F: Arts and Historic Preservation Funding Studies P L A N • 2 0 0 4 C A R N W A T H FARMS - TOWN O F W A P P I N G E R iii e D R A F T M A S T E R 1 0 F E B R U A R Y List of Illustrations P L A N , • 2 0 0 4 C A R N W A T H F A R M S - T O W N O F W A P P I N G E R iv ~ R A F T M A S T E R 1 0 F E B R U A R Y • Executive Summary P L A N 2 0 0 4 C A R N W A T H FARMS - TOW N O F W A P P I N G E R v D R A F T M A S T E 1 0 F E B R U A R Y R P L A N • 2 0 0 4 C A R N W A T H FARMS - TOWN O F W A P P I N G E R vi D R A F T M A S T L= R P L A N 1 0 F E B R U A R Y 2 0 0 4 This master plan represents the results of a nearly 18 month effort by the Town 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. 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. Eraser'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. ~ .~ , ~ ,' ~ ,° ~ 1~~: ~ ~ r ~. ~~ i ;~~ . ~ <, _, i i ~ ':~" ~ /~ s, a ~ _ / i ' '~.. i ~ *~ '~ ~ 't -~ > •.F~ ~\., ~~ \. r i T ~; \i A~~ial Phvto ufthe Carnwath Farms Site. CARNWATH FARMS - TOWt~J OF WAPPINGER 1 D R A F T M A S T E R ~ 0 F E B R U A R Y 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. •~ :` In Februury 2003, the Town hosted a one day Public Design charette in the chapel at Carnwath Farms. The consultant team P L A N • 2 0 0 4 presented the results or the data gathering and analysis work done to date and provided the public with ahands-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. 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 Carnwath Farms, 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. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 2 The Pruyn House Yisit, Novermber 2002 D R A F T M A S T B= R P L A N 1 0 F E B R U A R `( 2 0 0 4 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 r_, ~~~~ ~~~„ ~ '' _ ,` ' ^ ~-i.Ywrv Yuri ,Swlpi~rs KweS Piirui~ Ew~rnrtGe-- 1 __ _ ~ ~o~ ~ b~J- --- , -- G ,~~ i"taadcw reva/SwlptLnC~wdnt 1 r`Agripv(fv~e-., --- IZG Mow{io -- - .y~ r ~7i.]L~C: lga{- --CYrws( Roodway ~, © -Onko•d Knni ~k' ~j `' ~- rPs p ~if'rp 6 ~ !" - ~ ` ,- ~w ~ ~ --- Mali Rroa \ --,----- ~'ti ~?'s--- - T ----- - ~.at r10V ~J, - ,~ ~ ~C I~udaan. ~ivcr . , r ~ _ ~ _..-...__ -' - `C~ct~' \ ~ ~ 6rrdgG Oar Railroad' ~/~ -~ __ - "ifs --- rli~rr D,Er--_....__. .._______ ~~ ,. 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 meting 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 cof the draft was presented to the Town in December at the Carnwath Farms Chapel. At that meeting the consultant team presented an . illustratior7 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 Scenario Two. The Advisory Committee ~\ ~1., co z a_ Q S ~ a O ~ Z `x° ~ w O ~ F- ~ W _ ~ m Q n ~ a' U ~ C W ~ U w z 0 } W C A R N W A T H FARMS - TOWN O F W A P P I N G E R 3 D R A F T M A S T E R 1 0 F E B R U A R Y P ~ A N • ~ 2 0 0 4 Background and History Carnwath Farms was a 19°i 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. 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 .. ~': 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 Centra{ 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 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 6 Carnwath Manor, Carnwath Farms. The Romantic Landscape of the Carnwath Farms. D R A F T M A S T E R P L A N 1 0 F E B R U A R Y 2 0 0 4 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 Pfan 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 Hitl 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. ,1. __ ~. " r' ~ 4 ~ a '.~: ~ - i ~ i.FS.~... __.:_ ~~~~~~; `~ ,~, . -. T~~e Pillared Entrance to Carmvath Furors. The Ga3rnwath Manor itself when originally built was a more formal structure, but later additions of the east wing and semicircular wing in the front have 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 fn~m the main entrance drive. C A R N W A T H FARMS - TOW N O F W A P P I N G E R 7 D R A F T 1 0 M A S T E R B R U A R Y Roman Catholic order affiliated with the 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 taws 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. Stonework of the Brothers of the Order of Hermits ofSaintAugustine evident throughout the site includes this stairway to the,4dmznistration Building. The Brothers built what is called 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 P ~ A N 2 0 0 4 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 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 11 M A S T E R P L A N p R A F T • 2 0 0 4 1 0 F E B R U A R Y Land Conservancy. The conservation easement was developed to prevent use of a significant and highly visible portion of the site for the construction of residential or commercial structures. C A R N W A T H F A R M S - T O W N'. O F W A P P I N G E R 12 D R A F T M A S 1 0 T E R F E g R tJ A R Y P ~ A N 2 p p 4 3. C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 13 opportunities & Constraints D R A F T ,M A S T E R P L A N 1 0 F E 13~ R U A R Y 2 0 0 4 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, .e 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 rno portion of the site that is flat enough tc~ 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 propert~t to limit location of future buildings to the existing building core area. Y ~~, wE. .. ~~n A' ~ Y ..~ N ~' ~r:, M ~t~f `~~j ~.- t '~ ~ ~~ ~~ ~:. ~ ~, ,9erlal photograph illustrating the densely wooded steep slope, train tracks and narrow shoreline along the Hudson Rimer frontage of Carnwath Farms. The existing parking lot at the front of the Manor is in the lower right of the image. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 14 D R A F T .M A S T E R 1 0 F E E3 R U A R Y P L A N • 2 0 0 4 Figure 1: Opportunities and Constraints Map -. .~,.~ ~ ,k ' *.N ~ '. x - - rd.,..r .y ~~.„~ ENf7?Y~/W06C~~. :g '_'~_ T ~ t i21~PYMC _ ~' I~ 1 ~iuwMm ~~ 1. ReuelY i1u~T ~M HUDSON RIVER { ~ "~' ~ ... .. , Y ., - ~y FHIRT DRhF ' :NARROW SMOR9RIE ., '" ^s ~yy"' ~ ~' -_~ wcur.~ - - ~ r ,.r ~~ ~ ROCK WALL - i NORTN9NAIEADOVI i.~ ~~ ' NMISL®WFSTPRNfLOPE ~ ~'~ ~ ~'~ ~ ~ 1 ~, o neiarwcR~M~~ ws.n.u.m.e.~e..a q. ~ le°~amom.~ ' "~" ~ ec -. E ,A„ ~ yr, '~. ~ ~~~ x fOW~~AN55 DIIIECrtY ~ q ~ ~ ` ~ v ~ I~ ~. ~• r ~'~ P ¢ T~ b ' c3~RRl1M~ADOW ~ ~ LEGEND KEY PUN t.: ~ _• , ' * :qT -k.~ ~ ~. F Yom./ ;~..% ~ ~ fr~~ - ~ +~~ ~ PARKING LOT ~. 1 '! e\yr"M y~ \ wu~vn aae""OOi / ~ ~ ~ ~' ^f~' ~ t ~M~.al~~fL` ~ .rr~ ''7 £_i ~+ ~ - ~in~urtuscrn „r• ~~ y ~J~.~~,y~..~~~~Vy .g$f } J. i "i Y` ..u+ s~ ~ ~ ~AANOR IUGS~ 4 b R_•_'-#~"' ~..~f :' T1 r - MWAL CICIE ` .' ..~..ws.,vcw aM1w1NM w>r• ~ ~+ Wa1l ~1e! y ~ A~:~ ./~} . ~. / , I~' I a"~ Cr' NM ~MFADOV/ ~'1 ®G14NEL % ~~~ N'1~~~ ® ~WP _ ~.,'/ ~ fR HowoKPw~~ _ ~ ~DOaMRDRY ~'~ ~j. a r a ' - ~~,=.-r.'wY ~ ~A ~~ ~ VIEW ~ ~ ~ wr~,~. / * A Z' •^ ~ 5 ~+ ~ r.'.. ~( (iJ L'Y. +fi J-./ ~'/ 'vtflMe' ~, ~ ~ r j' ®ADMINSTMTION &JKDiNG ~. / ~ 4 q~p ~~; n. t Jg ~ 7 ,~.~ .` t" y...;~ r ~ W F~/ ~ ~ .iV Lf .'.r :.~ ~~i~wd~v~e ~~ rp1 ®UJIdAGE NOUSF ~ ® / ~~.'~ ® / t ~~ t Ewa ,-' ~ ~~ ..e. / • z ,~~ ~~ ~~ i , ' i ' {g. ~'~ / ~ iL - ` ~ 9 ti . ~S /4 ~ -r ~'~ _ ~ c¢gpyE . %.. ;~ ~ ® ~bNG.aKKa ~ r '~', UIRlLY J ,, ~ t ~~. ~ ~ ~ - , ;, - 3 n.u+ow.SR ~ • tt' ~ ' \\ \ '~, A~ ~ ~.,~ 7 ,`V~ ,~ ,.r _. ~ i ®eASKFTeAUCOUaT • ~ -~ °~ , ~ ~ , ~ ,ry".~,yLL ~R '~".'~ ~ ~, fA519N MEMOW _. ~{~ • ~ -•'~ '~ ®PUMP HOU ~ ~. ~`./ \' .DAD{ ,^--~ -! r~"-, ~ ,- , '"f ; ~ ,'~ ~ ~.~. ~ - -- ,S .~ r s ~ ~v~a ~ - t, £, ,, ~ ...~ o ~ ~R f .''V _ _ _ ..... ^• ®SANRAAY TYE FlEID ARFA ,.. ' - r '®~ I ,~, ~~; a $ .. ~~ •. .. ®LDWER uwN. voreNnAL , ~, _ • SANRMYEXPANSKNi _~ A / \ 'p 4' ~ ~" ~ 'F + '~.• .. W~ ~ - l ~ AN6OR PARNIHG LOT „.4 ~w ~ 2 }•; ~Y^ ~ \ ~VIFW _/ !r r '.., ~ ~ ®ALU1DONtD SWRMY IO7lIMl VAl _ ~. i\`.~'MC9AIAl IL ,_ r w ilftD GAS 1 I ~K ,(.~ \ 4 I .\~ ~ i S ~_ ~ ~ 9 ~ ®NEYnNG PAilO ?C r ~ ` ~ NoustAUrL { '! - ~ ~ ®uPVEa vAaKwG LOT .~~ , rocnasEA ~ ,..~.,.m.. -. ~ ; aaunoN.AReA .. - ~` `- ~, t..'~\.{•~ .~ \~.A ~~ ''' j, t~~ ~~ SEE ` ~'~~ .. CARNWATH FAI:~MS -TOWN OF WAPPINGER Opportunities'and Constraints Map -Site Context CARNWATH FARMIS - TOWN OF WAPPINGER 15 D R A F T M A S T E' R P L A N 1 0 F E B R U A R Y 2 0 0 4 Access Constraints 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 afour-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 Leachfield. C A R N W A T H FARMS - TOWN O F W A P P I N G E R Site Utilities The Carn~Nath Farms is not presently served by public sewer or water. Several wells supply water for'the existing facilities and an on-site sanitary s}stem treats wastewater. Sewage ®isposal System The facility is currently serviced by an on-site subsurfac6~ sewage disposal system located in the open I~:~wer lawn between the carriage house and dormi ory 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) ~~istribution boxes and a leachfield comprised of twenty (20) rows of twenty-one (21) flow dallies. This system, as approved by the Neuv York State Department of Environmental Conservation and the Dutchess County Department of Health, is designed with a not-to-excised flow of 10,500 gallons-per-day (gpd) Anj~ 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 ant approval and an updated permit from the aforementioned agencies. Currently, this system selrves the dormitory, the administration building and the Manor. 16 D R A F T 1 0 F E Water M A S T E R P L A N B R U A R Y 2 0 0 4 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 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 17 D R A F T M A S T E R P L A N 1 0 F E B R U A R 1( 2 0 0 4 on customer owned poles. The Greystone Associates maintenance staff indicated that the 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. C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 18 D R A F T M A 1 0 F E B R U y ~, 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 • Centra- 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. S T E R P L A N A R Y 2 0 0 4 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. ~~; 7 ~rcFSt R ~ ~~ { ;~ . ~, ',Tx' ~ `~~ a ~ ~ ~ e ~ ~ ~~ i ~ l ~~ ?~ t • ~ ~ ~: n ~ k: t. ~} . ,~ - : r i k;~ ,f ~ ~: ~, ~ JJ d ~ r , 3i ~.. ~'~` Y .4'" ~ Y .~ 4,7~ , Y ~ ~ ~ h ~t ~'~ w ' Aerial Photo Showing the Central Buildir:g,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 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 19 The Entry Landscape at Carnwath Farms. Landscape Elements D R A F T M A S T E R P L A N 1 0 F E B R U A R Y 2 0 0 4 power line right-of-way bordering the site to the south. LandscapE~, along with its prominent position, this zone is well suited as open space. 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. P-- ~ ~ r_~ ~ ,,-~ s ~ ~. , ~,~~ ; ~ ~. ~ ' ~" ~ ` ~ ~~ r ) ~ ~4'~~~1 i ~ I -~" - ~' ~~~~ i T`,y i : ~+ tt V j1 Cr; P, A~4 l f~l II iL N \ n~ 1 ~ „~~ ' C ~ C-~ ~F i~ ~ ~' ~~ r y} ~ ~, ~F h ~ ^ ~ .r _ ~ ~ ~ ~ ~, - _ t ~J ,< ~ - ~ ~ - : a y ~ t~ ,r' ,- f = _ - _ - ; r Central tiVooded Landscape, the Existing Upper Parkin,Q 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 Central ME~adows The Central Meadows, as their name implies, occupy the:. central portion of the hilt 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 agriculturaC uses. Situated near the Central Building -Care, this meadow is convenient to parking and utilities making it an ideal location for an outdoor venue. High Me:aclow 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 Gn=ek landscape tradition. It offers an excellent 'opportunity to create a special, meditative and intimate retreat at the estate's pinnacle. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 20 The Central Meadows, a hedgerow in the n~iidgrourtd, the Central Ba~ilding Core below, and the river irr the backgroz<nd. - ~ ~~ ~ ~~ ~~~~ ~-~~R ~i~e nlgn lvleadow 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. ~,.,:. ~~;R~;; t ~, ~x 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 south and southwest, although a high voltage transmission line abuts the estate's boundary in 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. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 21 D R A F T M A S T E R 1 0 F E B R U A R Y P ~ A N 2 0 0 4 D R A F T M A S T E'. R 1 0 F E B R U A R ~' • P L A N 2 0 0 4 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. ~;~-s. - _. ~ ~,. gg =~ - ,li ~~ 8 - t ~_ ~~, . , ~..., .,r'Y' ~ h+fia~.~,e~'Pt k' yid ~ _~l 3,Y ~. 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. C A R N W A T H FARMS - TOW N O F W A P P I N G E R 22 D R A F T M A S T 1 0 E R P ~ A N ' F E B R U A R Y ' 2 0 0 4 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 the Italianate 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. `."'`:.v ~..;;:. ~- 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 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 23 Carnwath Manor is the Key,4rchitectural Element at Carnwath Farms. D R A F T M A S 1 0 F E B R U A paneling and railings in the corridors and stair, 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. T E R P L A N R Y 2 0 0 4 ~y W ~11~ ~ .~ ~4 k y ..a 3'~ ~.~~., ~ Flu: v ~.. >~. , _ -~ The Carriagehouse. Chapel Built in 19x0 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 first floor 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 trade. The interior and exterior of the building are generally in good condition. There is some ina2rior moisture damage in the worship space, mostly at the window openings. As is generally the case with seminary construction the interioe and exterior architecture is simple and lackincd any ornate details. Brick Dorimitory The dormitory building was constructed in 1958 by the Brothers of the Orders of Hermits of Saint C A R N W A T H FARMS - TOWN O F W A P P I N G E R 24 D R A F T M A S T E 1 0 F E B R U A R Y Augustine and used as a seminary for 100 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. .~;.~,. L: ~. ~~~ r ~, . a ~~~ The Adrninstratfon 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. R P L A N • 2 0 0 4 C A R N W A T H F A R M S - T O W N 25 O F W A P P I N G E R M A S T E R P L A N p R A F T • 2 0 0 4 1 p F E B R U A R Y, 4. Market Analysis C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 26 D R A F T 1 0 ~ F E Market Analysis The Primary Market Area M A S T E R P L A N B R U A R Y 2 0 0 4 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. rll, ~ m,f Are. •~ ~* • h'alak 1. Yandce{~ilf. Elcit:nur ~MiMwk W4atxiort F4.Si.S. ` Knot:w~clt !' F.t3.fi. !-ionic tS.f-.5. /41I6teok ~ 'R Fv+n News F~ . f+i.F:,B. . •~krhank •Dmer PalCZ r_, p. Hl~hlud Pk•am V•IkY .. pyyr "•~' aitwndJ• ' lave ie ' ~~~rd~r ~ ~~, • Ge•., wrya,l•. ~~ t ,~,,. H.~„ 55 i 376 • ~'N4 r I' iJwv F1~n6urZ ~ ~ ~S d~~r 71 r9aa1•. ~ s3 `. ~ ' HujfuwMp• )w~ ePa.tini • ~ •&kml~ ~R~hVA1~~:.~a°r'ea :`"°'~ New.,n at Na~.,yu,,ah. N.« ; ,aMlk ~~Mi. ~ • . 'r'a"'°" . ~:. ~ .vim nH.•...- 4 ~ o,n., trn ~0 • m FMtbon Kaw • • e. f4wnrn MiIM, c Nbt font., _ ~wGSe Point .~ ~ l' J ~V'~~,°r , t ~` '` tli. MA.Acud Garton Fib ~,•",~,: The Primary Market Area for 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 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 27 f M A S T E R P L A N D R A F T 2 0 0 4 ~ 0 F E B R U A R Y four years. Tourist expenditures have increased 21 percent since 1997. Dutchess County has 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. constructi+~n investment and when completed will employ 500 scientists, researchers, PhD's and otheri;. The Poughkeepsie Journal reported that GovErnor Pataki conceived the Rivers and Estuary Center and envisions it as a 'one-of-a- kind res~arc,h institute that can enhance scientific .understanding of the Hudson River, educate the public and inform policy makers.' 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 CARNWATH FARMS - TOWN. OF WAPPINGER 28 D R A F T 1 0 F E Summary of Findings Demographic Analysis M A S T E R P L A N B R U A R Y 2 0 0 4 8.5 percent, 2.6 percent, 8.9 percent and 5.3 percent, respectively. 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, FisFikill, 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 I°.0°% ~ ... ...,. ..... . 2.00% - lo,oo%- ~ 'OPMA ~ 6.°°/ ~Ncn~York Stalel zoo% - j o.oa% , ;. __-_-- -- I99o-zo°I -.~ ~~ z0al.zooe _ O PMA 11.96% -_1-_-. 6.22 % - 'ONc¢~York Srat1i - 6.30% ._ 2.84%-- Exhibit 1: Percentage Change in .Population PMA, New Pork State (1990-2001, 2001-2006) Source: C,4CI 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). IO0-4 I i®s-~a 6°i° a°r°i °i° ~°r° j ~s°i° ors-~9~ 23% jO20 - 24 _~°i° im25-341 j035-44 18°.~0 13% 6% I '©4s•6a ~oes-~a ~~s-say Exhibit 2: ,Age cohorts, PMt1 (2001) Source: CACI ~Llarketing Systems 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. C A R N W A T H FARMS - TOW N O F W A P P I N G E R 29 D R A F T 1 0 • M A S T E R P L A N F E B R U A R Y 2 0 0 4 ~o - 'o -- [ t 0 '~ ~. i ~', 0~~4 '.S ~141~15 - 19120 - 24;25 741135-44i4S-64145-"14 ,7t-84i 85+ ~'. ! i 1 _-I O 1 9~i0 ~I 7.4 ~ l3.4 1, 6.8 7.2 I 18J 16-8 1~ 19 S ~ 5 9 3 S 11 1 ®2W11 bb i IS 6.7 5.7 ~ 1'.S i1 18.3 ~ 24.2 1! 6 7r_6 ii I_3 I: p200ti; 6.6 ~. 14.3 ', 6.8 58 i2 ~ Ib.S j 26.6 b4 j 7b~_I.5 'i Age•C roues Exhibit 3 Percentage Change in Age, PMA ('7990-?001 and 2001-2006) Source: C.9 CI Nlarketirlg 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. ' ~ s ~ _._---- - ------ I _ ~ _ i O PMA, Median Age ~~ v 36 5 ' I ~ New York State u, 3o i Median Age f -- --J' _. s - 1 i _s ^001 2006 Exhibit 4: ~1~fedian Age in PitfA and the State of NY Source: CACI 1l%larketing Systems Median Household Income and Household Formation Median Household incomes in the PMA 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). ~'Iedian HoLLSehold Income ~ S 70,(%10 ... .. .. .. _ sb<],an sso.ooa s4n,tan ~~ S1U,00(1 SZ0,000 - S I O,Ob] sn 1" ~ amt --- ' -_ iooo ~ IpPMn-._ _-- E58,0)0 -- 361,104 ,~ ~___ __ 5-16.7). ~pNar York Aotc I 517,711 I _-_._. __ _^. Exhibit S: hfedian Household Incvme for the P~Lf.4 and the State of:~ew Pork (2001 & 2006) Source: CACI tllarketing 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, housE=holds with incomes $35,000- $49,999 are expected to decline by 3.71 percent. 1--- - 7o.ooa --- ... _... i 00 000 I I ' so.ooo y Jo.ooo e ?o.ooa Gallo E 2 p.000 0 ~ ~~S U.Uf1U I S9J.999 ~ S7J X99 15+9999 57+.999 ~ 599.999 ~ ~-~~-- 11111 '~qqU , Q.09: 4.99]- --IlGO: A6]J ~~ lr 9U - 11503 ].919 5+8.'_74 02001 ~ _-A.S86 YJ. 101 g117 ~ 17.01 - 7 1.764 IG.A9l~ ~ 21 d]1 ', SSA,O?0 ~~ .0300(_ 9.996___ 9.')iJ_ --_ -- IlI1J k5.S15 ~ '- 2J 1'1J ~ M.A97 _ ?O.iA -~-- --_~ SGt50+ __--_- Aousc ha1 81ncomc Exhibit 6: P1~fA Households j 1990, 2001 and 2006) Source: CACI ILfarketing Systems C A R N W A T H FARMS - TOWN O F W A P P I N G E R 30 D R A F T M A S 1 ~ F E B R U • 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. 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); T E R P L A N A R Y 2 0 0 4 alcoholic beverage expenses in the PMA were 20 percent higher than New York State. 3,500. .. 3,000 2,soo . 2,000 1 soo saa ~ ! Restaurants ~ ~ Alcoholic I ~ ~ Bever tEnlenainmenl~ Travel Apparel ~ ;' __ ~ ___-_ O PMA 2,077 550 i 1830 2,399 I 3,292 I O New York Sraie ; 2,487 460 , 1470 1,908 ~ 2 794 ' Exhibit 8: 2001 Summary of Annual Retail Expenditures per Household, PMA, .NYS. Source: CACI 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 & C A R N W A T H FARMS - TOW N 31 O F W A P P I N G E R ~..,.rr~~« ~. rercentuge Lnange m tivusehold Size, PM,4, New York State (1990-2001, 2001-2006) Source: CACI Marketing Systems D R A F 1 0 T M A S T F E B R U A R Fish in Fishkill and Greenbaum & Gilhooley's in Wappinger Falls and Brass Anchor in 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, Altyn'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- E' R P L A N ~~ 2 0 0 4 year period at a rate of 5.7 percent, 12.3 percent, '13.23 percent, and 0.6 percent. ~o,oan _ 6 i ~ t,8 ~ I l ly;_ G Rg" . n. h a C h S :.Il.gn s.>.u I` Qa~n:b Per<: r~ De Br. : ! M1aa f, r.E~:~: - - -- - I-._ o e;w ~ c.,o] ~ ~ van _ a~c_o__ >>sa, __-_- _ sv,~ _-_____ , Or UQ2 _ i41 1A.)Ua 1.i 011 _.__ _ ~0.{`)'~ _ _ _ 59_l i) _ - _ _ 1=__ _ _ .000 .,. 0.000 0,000 ~ N~{h ..~ o,ocw ooo ~~~ o, „, ~;: , 0 Exhibit 9: "Educational ,lttainrnent Source: ~~tCl rLfarketing 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 .terome 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 Wand Associate degree programs for careers in the culinary arts, baking and pastry arts. Also offers continuing education programs for food sdrvice professionals, all year.. The Dutchess Community College serves over 25,000 local residents each year through credit anti 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 ~~alley 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 C A R N W A T H FARMS - TOW N O F W A P P I N G E R 32 D R A F T M A S 1 0 F E B R U state-of-the-art Powerhouse Theater, and the Frances Lehman Loeb Art Center. 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%1 and onvE?rnmant ts~ a°i ~ 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 Trade B~ainesses Ntm~ber Percent Horr~ Irrproverrent 167 6.46% Cie7~'`~ ~~~ ~~ 45 1.74°ro Food Stores 228 8.82°io Atrto Ikaler~ Cris Statiorn, Auto Aftemgrket 282 ] 0.90°io Apparel &Acnessory Stores 158 6.11°i° Frmuttue &Horr~ Ftrrrvslungs 277 10.71;~b Fzting & Diinlang PI aces 7?2 27.9'2% Ivfiscellaneor~s Retail 707 27.34% Total Retail Trade Sales 2,586 ] 00.00°~b Exhibit 11: Total Businesses in Retail Segments, PMA, 2001 Source: CACJ Marketing Systems Retail Trade There are a total of 10,401 businesses in the PMA with total taxable sales of $23 million. In T E R P L A N A R Y 2 0 0 4 2001, the largest segments within retail trade were auto dealers/gas stations (28.4%), food stores (14.29%), miscellaneous retail (14.55%). Eating and Drinking accounts for 8.17 percent of the total retail trade sales. Exhibit 12: Total Taxable Sales and Purchases in Retail Segments, PMA, (2001 dollars, Thousands) Source: CACI Marketing Svstems nvw lraae Sales I~a~ixr Paoent Hari ~~ 376,095 11.00% C'g'~ ~ Stores 328,906 9.62% Food Sty 488,816 14.29% ~0 ~~ ~ ~~ Airto met 97172 28.40% AP1~ &Y~ 130,770 3.82°b Furrutwe &I-brr~ F1mvshir~s 347,546 10.16% Eating&U-inking Places 27y,300 8.17°/0 Msoellaneois Rc~ail 497,711 14.55% TcXal .Retail Trade Sales 3,4?0,516 100.0(P/° The fastest growing retail segments in the PMA between September 1994 and August 1999 were furniture (45% increase), miscellaneous retail (15% increase), eating and drinking establishments (14% increase) and auto dealers/gas stations (6% increase) (Exhibit 12). Segments with decreasing taxable sales and purchases over the same period were apparel (27% decline), building material (3% decline), and general merchandise (1% decline). Services Trade As shown in Exhibit 13, in 2001, the .largest segments within the PMA's services trade were health services (29.7%), other services (42.65%}, motion pictures and amusement services (10.42%), hotels and lodging (7.8% Retail Trade Saks 5000 Ntm$er Penxrn Hotels&Lodging 183,669 7.80°io Airtornotive Services 164,391 6.98°,% Mxion Aictures &Amrernaxs 245,.'>92 ]0.42% ~~' ~`''~ 700,633 29.75% ~ ~'`''~ 8,851 0.38% Ediration Irtstitt>borm &librari~ 47,549 202% Oder ~~ 1,004,316 4265% Total ~'"~ 2,354,701 100% Exhibit 13: Total Taxable Sales and Purchases in Services Segments, PMA, 2001 Source: CACI Marketing Systems C A R N W A T H FARMS - TOWN O F W A P P I N G E R 33 Exhibit 10: Major Employment Sectors, Ptl-S4 Source: CACI Marketing Systems D R A F T M A S ~ 0 F E B R U Dutchess County Tourism and Lodging Analysis Dutchess County continues to have sa nif ~angt tourism market as e Aden and tbhe n tuber of growth in tourism sp 9 overnight out-of-state visitors attracted by the area's cultural and historic assets. Le14 reeraent to Dutchess County increased by p 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 rncreased significantly from $334.65 million in 1997 to $406 million in 2001, a 21% growth, or $71.35 million increase in spending. T E F, p L A N A R Y 2 0 0 4 __ _. 5500 00 sau°.o° ~" r. 5 53°0.00 a 5:00.°0 S 100.00 T0.00 'i Dec2001 ~ Aug1499 _ -_-"- ~--- -.-_-~___.--~' T40o Year Exhibit 14 Total Tvtirism Spending, Dutchess County (In [I~Ii?lions) Source: Dutchess Cowrry Tourism Promotion Agen~~~ 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. ------ .... _ Tiso°° I a sloo.o° i 5 ,~ Tso 00 ~ 50.00 ~' _- i -- I :M-szellmieo . Lod~S IlTranspon ai i Food 'I tiI,o7Pu'B i Retreat ion ', ~ Trammel ~ I ion _--i-.-._--- O Aug9"7~_°"91 ~: S?S.Bti _S92?1 __T120_IJ_ TJJ_I0.-- Te.42 _. S"10.7a ~ T95 2 :121.16 ~` T9U.od T8a.a9 _ T3 9__ C D«-Ol ~I ._ ~_.____----y_-_ - -.. TYa of purchue Exhibit I5: Growth in Tourism Segments, Dutchess County (Ma~llions) Source: Dutchess County Tourism Promotion Agen~~' 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 s e PP'ogthe fine dinir~r~, which she credits in p marketin Tourism Promotion Agency g campaign. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 34 ~ R A F T 1 0 F E B R AU SA T E R R Y Tourism Expenditures by Season The Dutchess County Agency re rt Tourism Promotion . po s that touri highest in .the fall season sm expenditures are i increase from $104.03 as s indicated by an million i $151.90 million in 2001: n 1997 to That i s a 47.87% increase in spending Burin 9 Season.This significant i e ncrease due to the area's scenic beauty with great fall folia and pumpkin harvests, i ge, apple outdoor recreation w neries, 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. 32°0,°0 ....... s~ so.o° j m a 310°.00 v sso.oo . i sa.oo i _-- i Fall i Wimer j ~._ .I O A u 1997 ~ _ -- _ i _ Surtvner _. J 4--~ 3104.03 --~~---3122,46 j ~®Dx-Ol I_ 3151.90 i --~_ 5708, to -I - -- 5141.96 E109.60 Season Exhibit 16: Tourism Expenditure by Season (Millions) Source: Dutchess County Tourism Promotion Agency 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. C A R N W A T H FARMS TOW N ~o% so%- , m 40°/ ~- I b ~o°r r a 20% i ~ ,ao ~o ;.; I _ ~ Leisure O Au 971 r s as%--- :~~ 1-Dec j aS% P ~ A N 2 ~ 0 4 i i ~~ ~ i. _Business _---_ i Meth-n-gs/Conferences ~ Trip Pur7nsc ----.-'--'----.-- 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. O F W A P P I N G E R 35 D R A F T M A S 1 0 F E B R U • As shown in Exhibit 18, below Dutchess County increased the number of rooms by 285 or 12% from 2,438 rooms in 1997 to 2,723 rooms in 2001. z,~oo ---------------- --- z.7oo r-= - ~ 2,600 ~ ' ~ ^ ~_ x_,500 • 2J00- i = 2 70G - '~. 'Aug~97 Ucc-U). f i !ONumbcrof Hoi el---..-... ~-J38 _..__-_-.----2J23 .._.._- Rooms '~ ------ --- - ve . --- --- Exbiibit 1 ~5': Hotel Rooms in Dutchess County Soz2rce: Dutchess C:'vuntl° Tourism Promotion Agency • As shown in Exhibit 19 below, the average annual occupancy of the hotel rooms has increased by 6 percent from the period 1997 (64%1 to 2001 (68%l a ___...___._-..---. _ __ _--- i L :y _~ O 2 z 0 Aug~97 ~O Lengih of Si ay ~ --~--- 2 24 ~--~- Ye Dec-O7 ------3.0}_---_-~ nr Exhibit 20: Room Rates in Dutchess County Source: Dutchess County Tourism Promotion Agency T E R P L A N A R 1r' 2 0 0 4 I ai iooo ------._-_._____..-.__.__ _ -------.__-. 3ios oo ,~e~1+ ~ - - ~ 3?s.oo a a9o.oo ~-_ 3iis oo ;;, ~ , i Aug-97~ Dec-Ol I~A~-erage DailyRoom ~ 391.7e -- -- 310?.38 _~-~ ' ~, Raie _-_._.__ __-_--_____.1-__.-_--. _L. ~ Yepr___ .-,-___ Exhibit ?l. Length of Stgv -Dutchess CountySource: Dutchess County Tourism Promotion Agene} • As shown in Exhibit 20 below, the average daily room rate has increased by 17 percent from the period 1997 ($91.76) to 2001 ($107.38). As shown.. iri Exhibit 21, above the length of stay for tourists visiting Dutchess County and staying in the hot.=1 rooms has increased by 35 percent from the period 1997 (2.24 nights) to 2001 (3.03 nights). As per the Dutchess County Tourism Promotion Agency, in 2000, Dutchess County had 35 hotels and s7iotels with a total room capacity of 2,396 and 58 bed & breakfasts with a total room capacity of 245 rooms. The addition of rooms came primarily from Poughkeepsie with the construction of Alka Inn in 1999 with 60 rooms and the Hampton Inn and Main Stay Suites in Fishkill with over 200 rooms in 1998. A 99-room Sleep Inn in Fishkill and a 144-room Amerisuites Hotel at the site of the Red Bull Motor Inn art expected to break ground. According to Karen Woods, Director of the Dutchess County Tourism Promotion Agency, most of the tourism and tourism related infrastructure is in the northern and middle part of the County. "True tourism" exists along Route 9 from its' intersection with Route 84 in Fishkill to north of Poughkeepsie where most of the historic sites are located. She believes the Beacon/Wappinger area has potential that can be capitalized on by creating lodging and attractions fcr tourists. C A R N W A T H FARMS - TOWN O F W A P P I N G E R ~MT ~:1 m ~ n~~'~'~` t~'~}` ~ ri .. 7 ~'. 2:R¢ `R`te ~; '; . ~ E tr Ny. ~~jA~ ~' 36 t:xhibit 1 y: Average Occupancy in Dutchess County Source: Dutchess County Tourism Promotion ,9gen~y D R A F T 1 0 F E Lodging Facilities M A S T E R P L A N B R U A R Y 2 0 0 4 The. lodging market in the PMA has different products to suit the purposes of different types of travelers (personal, business and leisure). Svme 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. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 37 p R A F T M A S T 1 0 F E B R U A R total do not possess a permanent performing space. These 80 to 87 groups tend to rent space 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. Atypical 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: E' R P L A N y 2 0 0 4 Space Type', Low-EndlSmall High-End/Full M Studio Scale _ Studio Space' $75-$250 per $500 per Month Month Theatre $200 $2000 (Bardavonl Dance Studio $50 per Hour Space _ -- Exhibit 2a,' Size and Cost of Space in Poughkeepsie Theater performing studios range from $200 for small performances to $2,000 at Bardavon, one of the olclest continuously operating theatres in the state and in the nation. Dance audio spaces are typically in the neighborhood of $50 per hour. Beacon i, 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 X00 $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 W _~ 2002 - --. years Exhibit 25: Siies and Rental Rates in Beacvn Source: Sum'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. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 41 D R A F T M A S T E 1 0 ~ F E B R U A R Y 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 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 and regional 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, and wilt 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 center will generate nearly $1.7 million annually in revenue, and create 23 jobs. R P ~ A N 2 0 0 4 Among the projects that are following the Dia Center of Arts is the Beacon Art Society, a 150,000-square-foot complex of six buildings is being 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 and 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 pursuit of art, commerce and affordable living. Highlighting their plans area 600-seat theater, studios for individual artists, a small art museum 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. C A R N W A T H FARMS - TOW N O F W g P P I N G E R 42 The Dia Center for the Arts. D R A F T M A S T E R 1 0 F E B R U A R 1' 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. P L A N • 2 0 0 4 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 43 D R A F T M A S T E R P L A N 1 0 ~ F E B R U A R Y 2 0 0 4 5. Statement of Objectives C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 44 D R A F T M A S T E F: P L A N 1 0 F E B R U A R Y 2 0 0 4 Statement of Objectives 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. Creation and management of such an arts center could be accomplished in association with any one or several of the arts organizations in the Huclson \/alley 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 mere fully inform the public of site and regional landscape and architectural history. Links with; local historical groups could foster the CARNWATH FARMS - TOWN C)F WAPPINGER 45 The Cenrral lbfeadows, a Potential Amphitheater' D R A F T M A S T E R P L A N 1 0 • F E B R U A R Y • 2 0 0 4 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 aself-sustaining development. 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. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 46 The Carriage House Interior. D R A F T 1 0 F E M A S T E R P L A N B R U A R Y 2 0 0 4 Overnight stays and the lodging facilities to 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 privati= bath room, dressing area and refrigerator. A common living space with kitchenette is provided on each floor. The existing b~:sement 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). Anew 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 spak;ious, light filled rooms on the interior. ~, ~ J l~ The Carriage House was to be utilized for studios and workshops. The voluminous spaces provided ideal settings for sculpture and painting. C!epending 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 Tuvo The second concept responds to local market conditions end the desire to create a self sustaining ~nroject 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 C A R N W A T H FARMS - TOW N O F W A P P I N G E R 47 D R A F T M A S T E 1 0 F E B R U A R Y floors, meeting rooms, fitness center and restaurant on the lower two floors. 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 ahigh-class 'Tavern-on- the-Green' style restaurant. The site around the building would provide for extensive outdoor R P ~ A N 2 0 0 4 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 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 48 D R A F T M ~ ~ F E B landscape are perfect for picnicking, bird watching, or just being outdoors on beautiful day. Carriage rides, horse riding events, and 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 seesep t la tandem with a farmer's market and p 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. 3: ;~ ~. . K ~-, . `~ ~ ~ `_ ~:;`~ w ~~ -~ ~'" - ti^ ~' °,:. fi f ~., ~ Level Area around the Softbal l Field Could Serve Scn;eral 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 C A R N W A T H FARMS - A S T E R R U A R `~ P L A N • 2 0 0 4 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 tines envisioned will require considerable additional parking.: Location of such lots will be determined during design phases, but the object~a ~ h and be to blend them into existing topog p y woodlands to minimize their intrusive impact on the site. Towards this end, the Central Wooded Landscape zone offers an appropriate siting opportun°.ity. G 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 TOWN O F W A P P I N G E R 49 The Central Wvoded Landscape could be carefully improved for parking and access. D R A F T M A S 1 0 F E B R U vehicular loop that would facilitate access around the estate. Public offerings at the estate such as pertormances, 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 alE ,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 200 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 T E R P ~ A N A R Y 2 0 0 4 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. C A R N W A T H FARMS _ TOW N O F W A P P I N G E R 50 D R A F T M A S T E R P L A N 1 0 F E B R U A R Y 2 0 0 4 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 43 D R A F T M A S T E 1 0 F E B R U A R Y R P L A N • 2 0 0 4 6. Public Design Workshop C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 51 D R A F T 1 0 F E M A S T E R P L A N B R U A R Y 2 0 0 4 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 are 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 liar 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 conceptu,aEized as a bed and breakfast and banquet facility. i i -----~ ca ;.a <- .; ° ~., -, ~, ~ ~~ vr~ During the afternoon session three different groups ~Nere 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 C A R N W A T H FARMS - TOW N O F W A P P I N G E R 52 D R A F T M A S 1 0 • F E B R U A maintain control of the development of the site through the establishment of a not-for-profit 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. T E R P L A N R Y 2 0 0 4 C A R N W A T H FARMS - TOW N O F W A P P I N G E R 53 D R A F T M A S T E' R P L A N 1 0 F E B R U A R Y 2 0 0 4 Figure 2: Central Core Preliminary Concept Plan -- Ekt~'iG GV~r(~ ~k .~ ,,, ~ ~F ~ , .-_. r „< . ~; ~ _ -: ' -- /ti, ? - . . `may t ,~ ~" _ -- - 7`r L! .~ ~ , s ~~ ~„ A;1 h,a ~F~ ~b?^Gi~,l M1;4N~.;~Ea.---y-- -r--~. _ +` .Q f ~ ~~ig! ~,r!-C!Gv.6r~ ~ •r~ w r P L, a ~~ e. ~ het ' 1'G` --------~=-- -.r', F ~,,`,~ ,iii' .- ~ ~'~ ~ i¢ ¢t ¢? "c C y ', - i -, ~ : r .n ~ -. . ,rye ^- .~ ~~ c ~~~~ i `~ , ~ ~'~/~ LcwGr° 1:.~.Y~! rr'f~t'~'c~ -- -~--*--- s~,~` ;, !. r' , ~r ~elx. ~k.e,!?~a;~ r JJ ~ -~;~ 1.~'~'/~i `;LQV` ~b~r~D l' _ ~ ~ ..:, y ~ it ~rt ~. - ~~'~N.Y1.dlGPL F~'•_I°'~S. -T_ '`Y~ `~~~~' r ~ - '-G~I,+,~i J ~G?G~ \.• r' ~=' -'~` ' ~ : 't-. i, - ~irur'P'c~C .*,~rviG~ ua~+'c!e ~~cr.¢-a~ ' ~~ . . ~~~~/ ~--~ -~---T-'~?y~•~ ~ti- } - ~'~i~¢>. ir4~ ~'C~hMr~r115~t`~areM ~Ur~~rn4 y~'`~ + / ~fr~d~, k'~f~y- -- I F ~4~y- 1 ~ ;~ i'e r ~`,.~~.~~ ---~---- -'('rm.~ ! 1`~!r°t~t`~tj.. 4~'P~¢r \~l~G~? lar~cl y ,., ~.r. ~ ? 1 ~ ~. r \ ~ ~ : .. FjN i ~ U-* ~ ti ~, `~ r ~`j ,. •. i r l- 1 k l r~ , r. ._ - .. ~ ., _ ~ .. S- -- _ `~~~ ~ i ~` C A R N W A T H FARMS - TOWN O F W A P P I N G E R 54 D R A F T M A S T E R P L A N 1 0 F E B R U A R Y • 2 0 0 4 Figure 3: Overall Site Concept Plan i •.,P ~. S~ ~ ~:~ / ff /(I ` .. V ~, / u~ y ~`` - -ry,~ \. \.\1\ .. ~ `''.\ ~' /( ~'. ` } ~ ~ ~... ,` ,1t \; , ,: i ~ ~ ~ ~ ~ 1~ f ~ E ~ a~ S A GREYSTONE ESTATE -TOWN OF WAPPINGER Conceptual Site Plan -Example C A R N W A T H FARMS - TOWN O F W A P P I N G E R 55 _.,~ ~:_' ~.- i~. 0 /! , ~:, ~`\`~ ~,, ,~. . ~~.~, \\; \', \~':~~ ~ \~~ \,~~~~ V' 1 ~ \ '~ 1 ,~_ ~ .. ~ r ~ % ., .. -. .,., 1 ~ ~~yh -~ p R A F T M A S T E R 1 0 F E B R U A R Y Figure 4: Dormitory Retrofit Sketch P ~ A N • 2 0 0 4 Z Jay , ~~' ..) ~ ~ ~'--I -- s'" ~- t 1 ~ ~`' -, 1 ~ ~ ~ , ~ r~ ~ j,I i Figure 5: Carnwath Manor Entrance Sketch c` ~~~~-. ~~..~... ,.. tJ c~ch C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 56 ,_~~ '~ ~< ~, CONCEPT ONE CHARETTE RESPONSE i ,~ `~ ,,.:,. CARNWATH FARMS - TOWN OF WAPPINGER N ;r ~'' ~ ~i t ~ ~' ~ ,_ ~_: ~ I t2~T ~ 100 '~ • Manor as Bed and Breakfast + Historic House (?st Floor 3400 s.f.) • Chapel as Gallery + Special Events (First Floor 2,600 s.f ) • Dormitory as Option 3 Guest Rooms (First Floor 3200 s.f.) DORMITORY /CHAPEL / M A N O R TY~'~ CONCEPT ONE - CHARETTE RESPONSE '"''°""~"'"'~""~"' CARNWATH FARMS - TOWN OF WAPPINGER cc (~!! • Kitchen 2,000 s.f. ~~7GM G..IVT • Dining Room 1,500 s.f. • Community Room 1,150 s.f. DORMITORY/CHAPEL CYI'/ CONCEPT ONE - CHARETTE RESPONSE «~,:,..,,,...~ ~ .,~:.,...:,.~ ~.~ TOWN O F W A P P I N G E R ~~~~""~~ ~'~" ~~"""" C A R N W A T H FARMS - 1 ~'~- 1 ~~ '~ ~ ty~ x~ (W~ti+nk1 ~ i;'r11' .r IBZ ~ II S~ -~ tEf PrxFl 2 3 4 ,-, _ s _ n v W/pHq~15 ~ CpNNd~ Q,fG) Ta~tct ~+ Pm+~ 6 7 8 9 ~° w ^ ~,lp oR 'jt11Ri7 PAR t;'P11ON 2 DORMITORY Option 2 14 Guest Rooms at 182 s f • Common Toilet Facilities Option 1 • 18 Guest Rooms at 119 s.f • Common Toilet Facilities CONCEPT ONE - C H A R E T T E R E S P O N S E FYI'/ TOWN OF WAPPINGER ;,,~,.,,,. ,.~,:. ~,.. ~,,, C A R N W A T H FARMS - s~~o oR ~n~ FAR oP(-o_N _ B 0 i 1YH4K, PAM (~~~e) ~ 2 4 _ St`lrx~o oR micro ~R i IWvt M w CfSsc '. °~~~ 4 ~G) 7 8 6 ~ ^ ~ Option 4 • 8 Guest "Suites" at 238 s.f. • Private Bathrooms Option 3 • 13 Guest Rooms at 175 s.F. • Private Bathrooms r-_ DORMITORY ,;,~~,.,,,,~r.,~~:.....,,»,. CONCEPT ONE - C H A R E T Tz CARNWATH FARMS E TOWN::W:~fF WAPPINGER ,.. S~GOND Oft 7fiiIRD f't.ri~R o~nLW 3 'fi"t"lli~ ~=1DOfi __ ___ ____ n~~ ~ ~~~~ • 10 Bed and Breakfast Guestrooms with Private Bathrooms MANOR TY I>~ CONCEPT ONE - C H A R E T T E R E S P O N S E '"'''°'°~'"`~''"„°" CARNWATH FARMS - TOWN OF WAPPINGER L n ,; ,, ~: '~ T --~ ~' ~~ i ~ J r MzT/ H - ~~~ ~, ,i 9fDDlo '~ '~ I' i Y M Y SHrda- W~Rk9FMC~5 •t,erpNs N001R. SNDPS S ~GONfl ~ G x,~c~cuRe/ RC'7(DRhT b41 I ~ i ~ ~ Ijl ~ I I ~. ~ J 1 0 I ---_----- ~ SuJ~.PtotE ~ STUDIO I f---, I I M I I N I I --- --~ OPf~ON'• ta-~NCE 5'Nolo (WOOD 1't,oofi -Nr{ C.IHIT URf?t Uses) LpTION : MuStG C SURRhGb f'1NLSt1es Hlvy (1MIT OTfiiBe USES UE'fION StbPS( uamfl,6LA9SiNtYOC.; ftlM.« U~o') CARRIAGE HOUSE ~!tS~M~NT. • Basement 1,000 s.f. • First Floor 3,500 s.f. • Second Floor 3,350 s.f. CY~~/ CONCEPT ONE - CHARETTE RESPONSE "'"''°"'Y''""'~""°° CARNWATH FARMS - TOWN OF WAPPINGER CONCEPT TWO CONFERENCE CENTER y~ <, 2 `l '~ _-_ > ~. ~. _= - T' ~ 1 ~ ~-. 1-~- __ ~ ~a~ ~. :,,tom :~ ~~ c, ~° [GYP/ CARNWATH FARMS - TOWN OF WAPPINGER ,- .,.ho.,, Y.,~L: I'r . ,~ ~ n,d„~„.,.,. e i-~,. ~,,.,,,,,~ i~. r. m V t X1115 I RES7~R-ht~1T ' ~ sT~r~ fiot~,~r ~~~ NUJ ~otJSTRUc~'I~N L r'~~ ~'IE~TM6 ~« ~ CF~6E ~ 1"~~lAlb RcbM/ . o O~ GOQt~ 0 ~r ,~ ~~ o ~ N.~ ~ O O `' acct ,'~ o ® ~ ~~ ~ 5 ~ ~ ~ o~ ~ , cairq~ OPficB Rg o 0 ~~ .~ ~~ 0 cMreelub _. `~~~ KRCHBJ (~XISY ~pb(zM r[-p(Z~ j3C.p6 ~ MA~45lbtJ~ CY I'/ DORMITORY/CHAPEL/MANOR ~H157we+rcu~ r-+.~- 1: , ~„~ _~ B• e once • Manor as Bed and Breakfast + Historic House {3,400 s.f.) • Chapel as Large Meeting Room (2,600 s.f.) • Dormitory as Conference Center (2,400 s.f.) • Addition as High End Restaurant with Seating for 80 (1,600 s.f.) CONCEPT CARNWAT TWO - CONFERENCE CENTER H FA RMS - TOWN O F WAPPINGER ~ ~ E ~ Nf~AI ~1 ~T- oN G ~oU N (~ ~t~C~ • Community Room 1,150 s.f. • Meeting Room 1,500 s.f. D O R M I T O R Y I C H A P E L • Fitness Center/Spa 3,000 s.f. EY~>~ CONCEPT TWO - CONFERENCE CENTER ""''°`'"°""''"""" CARNWATH FARMS - TOWN OF WAPPINGER fiH11~ ~D~IZ ~EGC>N~ ~ r,~a~ • 8 Bed and $reakfast Guestrooms with Priva[e Bathrooms MANOR EY~~~ CONCEPT TWO - CONFERENCE C E N T E R ~~~~'~,",_.,""'~"""" C A R N W A T H FARMS - TOW N !~ /5 ~~T 51A1 R o ` i 1YNu~ P~1 (~, fie) l3 ~ ~ (2 ~tA4R ~ 2 3 ' /0 ~ 8 ? Il ~~~ p ~~ IO Tai ((~D ~-c~r` ( ~X.1,.ST1 ~ 6 ~D(zM l TD(LY ~D6) etc) 4 ~ I._--= (o ~ 1 e 15 Guest "Suites" at 238 s.F with Private Bathrooms DORMITORY ~Y~'~ CONCEPT TWO CONFERENCE CENTER °'"'°"" ~°"" """°" C A R N W A T H FARMS - TOWN O F W A P P I N G E R 5 ~~ '{C+OFAS ~HoP!!- 3tbPS .f"" _ ~ I J ~ I - - -M • Basement 1,000 s.f. • First Fioor 3,500 s.f. • Second Floor 3,350 s.f. CARRIAGE HOUSE EYI'/ CONCEPT TWO - CONEERENCE CENTER " ""` CARNW ""''"°°°~~° ~` "~~~~°°••~~~~''~ A T H FARMS - TOWN O F W A P P I N G F R CONCEPT THREE DORMITORY REMOVAL Z i ;~~~_ / \~ q ~ i1~,~ . -- . ~ ~ C (Q11 i ~f ~ S, C A R N W A T H FARMS - TOWN O F W A P P I N G E R F/R57 F~oOR P~~N • Manor as Bed + Breakfast • Chapel as Gallery/Special Event Space CHAPEL/MANOR EYI'/ CONCEPT THREE - DORMITORY REMOVAL ,.,,,~,,,.,,~:,,,.~,,..,.,,,, C A R N W A T H FARMS - T ,,.~,,,..,.,,.. ~ ,,",,,.~,.,~ „~ OWN O F W A P P I N G E R CONCEPT FOUR MULTI-PURPOSE FACILITY '~> <, i ~~ ~ . ~.~ L ~ _._.~ ~~'`~. NWATF-1 FARMS - TOWN OF WAPPINGER CAR E Y 1'/ A!uJ,n a Y:Ji~~ r N.. F7257 FLOO/Z l'~-ft-l~l DORMITORY/CHAPEL/MANOR • Manor as Multi-UselHistoric House 1st Floor (3,400 s.f.) • Chapel as Multi-Function (2,600 s.f.) • Dormitory as Office/Multi-Use First Floor 3,200 s.f. exclusive of corridors and toilet rooms OUR - MULTI-PURPOSE FACILITY CARNWATH FARMS - TOWN OF ~/~/ APPINC~FR CONCEPT F • Community Room • DininglMulti-Purpose GRovN~ ~t..ooR ~-~ D O R M I T O R Y I C H A P E L I M A N O R 1,150 s.f. 1.500 s.f. CONCEPT FOUR - EY I'/ ,,,~...,..~,,,.. ,.,...,:,, C A R N W A T H FARM S MULTI PURPOSE F A C I L I T Y - TOWN OF WAPPINGER • Multi-function Option (3,600 s.f. exclusive of corridors and toilet rooms) MULTI - FUNCTION OPTION SEoonlt7 02 7tt/RD f~-GbIZ r- L.. tYRGM. IkaN (PGVJRE ~}{~ ~ lub+ 19 or r15 sF i I 2 3 ~K~) v v ~` ~ ~ - Gt)EST ZOOM oPTlOIJ SfGONf~ OR f?11RD F0002 -.._._ r.vi,. !2 (HcJ !I 4 s~ /3 Z S 9 to R~~ __ __ _ ^ DORMITORY Guest Room Option • 13 Guest Rooms at 175 s.f. • Private Bathrooms `~'"' CONCEPT FOUR - ,;;,,,,,,,,,Y,,,,,,,,,,,,,,, MULTI -PURPOSE F A C I L I T Y ""'''""`°°`""~`~~°~~~°~~~ CARNWATH FARMS - TOWN OF WAPPINGER T+~t f Ra ~c.00/z Pc.~N SEGGtJO FAR ~`tV • Manor as h,~;Jl[i-Use Space Second Floor 3,400 s f • Third Floor 3,200 s.f. M A N O R CONCEPT FOUR - MULTI -PURPOSE F A C I L I T Y E~.Y 1'/ CARNWATH FARMS - TOWN OF WAPPINGE 'L s rv.ces A ~ - ,~ I; M~rM~ ~~ ~_ ~ R!AN ~ ~, BA+~QU ~ ~~~ r ~ LJ ~; SEGO~~ FLOOR ~1R57 ~L~/Z CARRIAGE H O U S E r~~ 8Ar5 ~M EN°T' Restoration Restaurant • Basement Concession (1,000 s.f.) • First Floor Dining, Kitchen (Seating for 80 3,500 s.f.) • Second Floor Banquet Room/Support (3,350 s.f.) L,r ~~~ CONCEPT FOUR - MULTI-PURPOSE FA .;....,,,.,.Y.,..>. ~,,.,,,,,~ C I L I T Y '"''~"`~~°` ~"'~~~°°~~~°~ ~~~ C A R N W A T H FARMS - TOWN O F W A P P I N G E R D R A F T M A S T E R 1 0 F E B R U A R l~' P L A N • 2 0 0 4 7. C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 77 Development Concepts D R A F T M A S T E R P L A N 1 0 F E B R U A R Y 2 0 0 4 --R~ t~'~ ~1c+r~aok ?ray ~ wiw~ 'Fo ....._ , '- ~~~ ~~`' ~ '''U i •~ ~.-/ ,' ~-= --~`ta-Iota~'ec~ Pa.rl~in'I y~'1 / '\ K ~ tc,~ ~t.rw ~MAr1oI Cf~ -~ i ~,~J ,'t; ~ ~ f l ' ~ L ~ ~ "~ '` ~. roc 'f'c , r ~ ~~ . ~'~tapef Mu~e~wt ~~---- ` ~t~'~pd+' f'~Fadoiv~l ~h~4~lfk~+~a.~'or' fr` ,,~+` ~`r :~ ~~ ~ ~~ i -~ bi-~in9 Paf,'IA r A . Botts f Wat~rf} I~ LowerLt~eJ ~'afrv-`;'--=~-,~-, ,'~. ~ Pdr9ola Sfu.I~{"+cr ~ ~ ~...~' '~v ~ . ~vrnti'~ary ~utldrn~----~~ ~, r~.xlGafitsion Ara. ~,;.,1 ~' -~id~'ir.q (~oac~ ~~ ,~ ' ~ Gcnv`rt~ ~.r P~1+U6t'rr'a.hwb,~ ' ~ ~, Lititf'f ed .~t~'VlGi >fs~h+iJ, p ~cG ~a~ _ ,, Development Concepts more flexible use of the Manor, Chapel and Dormitory for arts-related and public purposes. The most important fundamental question The consensus opinion was that the monetary impacting development concepts for the site was returns on investments in the property were not how to strike the balance between public and as important as maintaining public access. The private use. Greater private use in the form of Town and Advisory Committee were further leased sites or buildings by private developers resigned to a longer timeframe for development promised more lucrative financial returns for 'the of the site utilizing a historic preservation and Town and shorter development timeframe. public arts theme as the central elements of More public use would take longer, require a development. larger financial commitment by the Town but would guarantee greater access and control The resulting Master Plan concept for the site over the site for the public. and buildings grew from the public's support for a mix of private and public uses that would keep The Preliminary Concept Plans for the Central the Carnwath Farms public. The final scenario Core and Overall Site (Figures 2 and 3) were was determined in consultation with the Advisory developed to show a maximized private use of Committee and is consistent with the ideas the site utilizing the Manor, Chapel and generated in the public design workshop and Dormitory for an Inn complex. A follow-up Statement of Objectives. The critical concepts market analysis of this idea. with a consideration that form the basis for the final master plan are: of development costs. and financial returns to the Town revealed thaf the Dormitory would be too Preserve and enhance the existing costly to renovate. ' The logical 'alternative to Romantic Landscape, especially from renovation of the Dormitory would be its removal the main entrance on Wheeler Hill Road and: replacement by a new. structure. That to the front of the Carnwath Manor. would make more financial sense, but was not. a solution that was palatable to the Town or Maintain public use as the predominant Advisory Committee. use by providing open meadows, trails, river access and public comfort. The Town and Advisory Committee desired to maximize the public use of the site, and provide C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 78 D R A F T M A S T E R P L A N 1 0 F E B R V A R Y 2 0 0 4 • 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 structures. in the Wheeler Hill National Historic District. ,These two buildings along with the romantic [andscape on the site are the critical elements fror7~ an historic preservation perspective. They are also protected as such by their inclusion in the historic district. Unfortuna¢ely, the maintenance required in order to keep th,e 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 adrrrinistration 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: 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 • 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. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 79 D R A F T M A S T E R P L A N 1 0 F E B R U A R 1' • 2 0 0 4 • 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 anot-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. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 80 D R A F T M A S 1 0 • F E B R U A 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 ~f / !-~ - .~/, ~y-s ,~~. d ~ "; ~ ~~ 1 _.~ ~I .~ x ''1'~. .' ,~, f~ _~~ Car~1ulpruning of existing trees and compositions newplants will make a significant and cost effective impact. C A R N W A T H FARMS - TOW N O F W A P P I N G E R T E R P L A N R `r" 2 0 0 4 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 81 Key Plana Entrance Landscape D R A F T M A S T E R 1 0 F E B R U A R Y P L A N ' • 2 0 0 4 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 Lot Pavement 15,000 SF @ 1- $ 15,000 Lawns 45,000 SF @ .10 $ 4,500 Asphalt Top 33,000 SF @ .50 $ 16,500 Plantings 100 shrubs @ 50- /10 trees @300- $ 8,000 Signs LS $ 5,000 Entrance Feature L5 $ 25,000 Erosion Control 1AC @ 2,000- $ 2,000 Sub Total $ 78,700 Contingency 25% $ 18,700 Design, Legal, Etc. 25% $ 19,700 Total $118,000 C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 82 D R A F T M ~ ~ F E B Upper Parking Lot and Road A S T E R. R U A R Y 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. P L A N ® 2 0 0 4 key ;°lan: Upper Parking nrid Access Probable Costs for the Upper Parking Lot and Access Road C A R N W A T H I Clear Grub 2.5 Ac 7,000- $ 17,500 Strip Topsoil ~ 2,000 CY Ca% 4- _ $ 8,000 Rough Grade 7 000 CY @ 3- 21,000 $ Pavements 54 000 SF na 2.50 $135,000 Plantings 20 trees @ 400- $ 8,000 t~' Lawns _ 50 000 SF (a~ 10 $ 5,000 ~ `.~ y Erosion Control 2 5 AC C~ 2 000- 5,000 $ Sub Total $199,500 ' ~ $ 50,000 ,, ContingercY 25% / ~ Design, Legal, Etc. $ 50,000 25% Total $299,500 TOWN O F W A P P I N G E R FA RMS - 83 D R A F T 1 0 M A S T E R F E B R U A R Y 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 ClearlGrub 0.5 AC @ 7,000- $ 3, 500 Strip Topsoil 3,300 CY @ 4_ $ 13,200 Rough Grade 4,000 CY @ 3- Pavements 26,000 SF @ 2.50 Gravel Parking 1 780 CT @ 20 Plantings 30 trees @ 400- Lawns 41,000 SF @ 10 Erosion Control 4 AC @ 2,000- Barn (40 x 60 x 2 firs) 4,800 @ g0- Sub Total $ 12,000 $ 0065 0 $ 5 063 06 0 $ 01~ 00 $ 014 0 $ 8 00 0 -----_ $ 432,000 $ 585,400 Contingency @ 25% $ 146,000 Design, Legal, Etc. 25% $ 146,000 Total $ 877,400 C A R N W A T H FARMS - P ~ A N • 2 0 0 4 ~~ __ ~, I ~'~:~ ~' ~~ :;;. ~~ l - I ~ '~: o ~\~~% I ~ '\ f ~ ~ / ~ :~ ;~ l ; I ~.~ ;~ ~' ~ -- r i~= ~} / ",,~ '~ ~. ~ a ~--~~ . - ~ Key Plan. South ,Access, Parking, Barn ~- ' , J``] TOW N 84 ,.~ .. O F W A P P I N G E R P L A N ~ R A F T B RAU SA TR ~, R 2 0 0 4 ~ 0 F E Exit Road Thls gravel road will traverse from fee ous (page) that terminates the South Drive (p in a northerly direction along the eastern property line eventually connecting to Wheeler HIII 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. Agate 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- $ 15,000 000 CY @ 24- $ 72,000 Gravel Road 16' 3, w 40,000 SF @ .10 $ 4,000 Lawns 2,000- $ 4,000 Erosion Control 2 AC @ $ 1,000 SignagelGate LS Sub Total $ 102,000 $ 26,000 Contingency 2 5% $ 26,000 Design, Legal, Etc. 25% Total $ 154,000 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 85 ~ R A F T 1 0 . M A S T E R F E B R U A R Y 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. key Plana Amphitheater Site C A R N W A T H FARM S ~,, ~~ , a~' ~ . ~_ ~, `~ ~, ' ?&c~e~ ~~ . ~~ p ~ A N 2 0 ~ 4 J, r f ~,,, . r',r~r. ~y f.. ~J' ,:~ r.,: Amphitheater Probable Construction Costs Stage/Bandshell 800 SF @ 60- $ 48,000 Formal Seating 750 Seats @ g7_ $ 50, 000 Lawn Seating 40,000 SF @ .30 $ 12,000 Snack Bar with Utils for Public Restrooms 500 SF @ 270 $135,000 Patios & Walkways (Pavers) 2,500 SF ~° 10' $ 25,000 Plantings 20 trees @ 400- $ 13 200 50 shrubs 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 25% $ 74,500 Design, Legal, Etc. 25% $ 74,500 Total $447,000 - TOWN O F W A p p i N G E R 86 D R A F T M A S T '~ R P L A N 1 0 F E B R U A R Y 2 0 0 4 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 Con?rol 5 AC @ 2,000- $ 1,000 Sub Total $ 6,800 Contingency 25% $ 1,700 Design, Legal, Etc. 25% $ 1,700 Total $ 10,200 C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 87 D R A F T M A S ~ 0 F E B R U A 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 8 Trails Costs Clear 8 Grub 0.75 AC @ 7,000- $ 5,000 Rough Grade 1000 CY @ 3- $ 3,000 Box Out 2000 CY @ 4- $ 8,000 Pavements 40,800 SF @ 2.50 $ 102,000 Other Trails Clear Grub 1 AC @ 7,000- $ 7,000 Stone Dust 24,000 SF @ 1- $ 24,000 Erosion Control 1.5 AC @ 2,000- $ 3,000 Sub Total $ 152,000 Contingency 25% $ 38,000 Design, Legal, Etc. _25°/ $ 38,000 Total $ 228,000 T E R P ~ A N R Y 2 0 0 4 Key Plan West Access Pcoad and Trails C A R N W A T H FARMS - TOWN O F W A P P I N G E R 88 p R A F T M A S T E R ~ p F E B R U A R Y River Access A vital element towards creating amulti-modal access system at Carnwath Farms 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. P L A N • 2 0 0 4 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 $ 345,000 25% $ 345,000 Design, Legal, Etc. 25°/a Total $ 2,072,000 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 89 D R A F T 1 0 • F E Central Building Area. M A S T E R P L A N B R U A R Y 2 0 0 4 The main complex of .buildings including the Carnwath Marior, 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 fapade 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. ~- ,j~ 4, ~~ ,.. N! 11° >, .~~ .; ~~ 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. Building Improvements 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 functioh 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. `~~ ~: ~ ''a I' ~~ j( ~ M1 1~ I O i it ,. ~: ~' ~ ~` ~'`~, ~. 6 1 ` ~'~ ~ ~ ~~ a'.. i ^ 4 ~a ~ ~ '` `'., ~ ~` ~ , i ~ -~ ti.: ,.:.,.r, ,, . _.. -- . ._ _„ , _ ``~.~' ., _,~ . - ;,~„ ;' - - -- _ ~,~ - , ~.` . , ,; ~, key Plana Central Building Area C A R N W A T H F A R M S - TOWN O F W A P P I N G E R 90 D R A F T 1 0 F E M A S T E B R U A R 'Y R P L A N • 2 0 0 4 • 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. 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. 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 the • 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. Studio space, ~Nhich 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 duct\roork 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 • f2eplacement 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 mansion and create light open areas on each floor. Interior • Removal of all interior partitions, and ceilings back to exterior walls and building structure C A R N W A T H FARMS - TOWN O F W A P P I N G E R 92 D R A F T M A S T E R 1 0 F E B R U A R Y • Ice House Area The small brick masonry structure referred to as the ice-house or pump house will be renovated for use as a small visitor's center. A plaza outside will complement the visitor center with an area for assembly, seating walls and interpretive displays depicting the various important historical eras of the Carnwath Farms. P L A N 2 0 0 4 J." C~ Probable Construction Costs for the Ice House and Plaza Rehab. Building LS $ 15,000 Plaza 1,000 SF @ 10- $ 10,000 Landscape LS $ 2,000 Sub Total $ 27,000 Contingency $ 6,500 25% Design, Legal, Etc. $ 6,500 25% Total $ 40,000 C A R N W A T H F A R M S - T O W N 95 O F W A P P I N G E R D R A F T M 1 0 F E B Carriage House Area A S T E R P L A N R U A R Y 2 0 0 4 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 J~ ,~ !. .., /' . ~ _ L ~~~ F"4 r ~ _ : ~~~ ~~ ~''.,' ~'' _ i ~, i ~~ ,<. t :~ ~° S a~ •w ` _ ~'' .. ~. 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 • IVew 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 Key Plan. Carriage House CAR N W A T H FARM S • Repair of existing roof structure Repair and replacement of wood floor structure as required. Fill in floor opening. - TOWPJ OF WAPPINGER 96 ~ R A F T 1 0 M A S T E R • F E B R V A R Y • Demolition of existing stairs and replacement with new code compliant egress • Fur out exterior walls and provide insulation • Provide ceilingf 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 P ~ A N 2 ~ ~ 4 Probable Construction Costs for the Carriage House & Landscape Grade 2,000 CY @ 3. $ s,ooo Pavers Terrace & Walk 4,000 SF @ 10- $ 40,000 Asphalt Roads 8 Drivewa 28,000 SF @ 2.50 $ 70,000 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 25% $ 480,000 Design, Legal, Etc. 25% $ 480,000 Total $2,881,000 C A R N W A T H F A R M S - T O W N O F W A P P I N G E R 97 Y; D R A F T M A S T E R P 2 L 0 AO 4 1 0 F E B R U A R Y • Arts Village Architecture w--- J The Southern Recreation Area is the proposed ~ (~. , site of the 'Arts Village', a mixture of public ~~"~;` - ' recreation facilities and arts-related new ~.'~: construction. To accommodate this work '~~ demolition of the existing pool and basketball ~ ~R ,~~~ courts will be done. The public dance pavilion ~~v~ ` v ro M1 - O / _ and snack bar structure is at the far end of the ~ ~ .+ _ _ ~ - t .. = _ site. Arts related buildings forma 'main street' - composed of pavers which is opposite the "~ Carriage House Restaurant entrance. A parking %~~Y'~'` ~~ , area adjacent the Arts Village is intended to ,' ~, serve the Carriage House Restaurant as well .+ ' ' /~. ~- 1 ' Probable Construction Costs for the ~;- _ ~-%• Village Public Components -~~ ~~ Pool Demolition LS $ 20,000 ~,~' Demolish Court 3,200 SF @ 1- $ 3,200 ~ r Site Furnishings LS $ 10,000 Strip Topsoil 600 CY @ 4- $ 2,400 Rough Grade 3,000 CY @ 3- $ 9,000 ClearinglGrubbing 75 AC. @ 7,000- $ 5,000 Asphalt -Parking 18,000 SF @ 2.50 $ 45,000 Pavers -Plaza 6,000 SF @ 10- $ 60,000 Plantings LS $ 20,000 Erosion Control 75 AC @ 2,000- $ 1,500 Large Snack Bar Ls $ 244,000 probable Construction Costs for the Village Pavilion Ls $ 115,000 Village -Arts Buildings 3 Buildinos 1,400 SF each $ 396,000 Site Lighting 16 @ 1,500 $ 24,000 V w/insul, hw, heat, HVAC, etc,) Sub Total $ 559,700 Contingency $ 99,000 25% Contingency ~ 139,000 25% Design, Legal, Etc. $ 99,000 25% Design, Legal; Etc. $ 139,000 _ 25% Total $ 594,000 Total $ 837,000 C A R N W A T H FARMS - TOW N O F W A P P I N G E R 98 ~ R A F T ~ ~ F E BM R A S T E R U A R Y Summary of Probable Construction Costs Approach Road Upper Parking LoURoad $ 118, 000 $ 299,500 Sotath Drive/Parking Lot & B ar Exit Road n $ 877,400 Amphitheater $ 154, 000 Toboggan Run $ 447,000 West Access Road 8,Trails $ 10, 200 $ 2 River Access Bridge 28,000 Mansion, Chapel & Landscape Office Building & Landsca $15,604,000 pe Ice House $ 47 500 Carriage House. & Landscape Arts. Village: Public Com n $ 40,000 $ 2,881,000 po ents Arts Villa e: Bu.ildin s $ 837,000 Total Estimated Cost 594 000 $24,209,600 P L A N 2 ~ 4 4 C A R N W A T H FARMS _ TOW N O F W A P P I N G E R 99 D R A F T M A S T E R P L A N 1 0 F E B R U A R `r' 2 0 0 4 Carnwath Farms Organizational Structure 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: • A professional executive director hired utilizing a qualifications based search. • 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 F=riends 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. • The Friends of Carnwath would be provided office space in the Carnwath Manor. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 100 D R A F T M A S T E R P L A N ~ 0 F E B R U A R Y o 2 0 0 4 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) • Occupancyprovisions to prevent the Lessee from allowing the facilities to go dark ifithere 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 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 101 D R A F T M A S T E R 1 0 F E B R U A R Y - Development Costs Given the current condition of the Carnwath Farms the Town will be required to improve the core and shell components of the Manor, Chapel, Dormitory, and Carriage House in order to successfully attract a not-for-profit arts program and a restaurant owner/operator. The Town would also be expected to make improvements to the Carnwath Farms infrastructure including additional service (power, water, sewer) access and minor road repairs. Based upon probable costs for construction, the list below identifies renovation costs for each of the existing facilities as well as the Estate's infrastructure. In addition to core and shell improvements being made by the Town, both the not-for-profit arts program and the third-party restaurant operator will need to invest additional capital to fit-out their respective facilities. The Town would also be responsible for providing capital for the construction of the Amphitheater. A breakdown of fit-out costs, by operating party, is illustrated below. Concept Costs Breakout for Major Architectural Elements Shell New Improvements/ Construction Minor Additions Dormitory Building $3,385,000 One floor of 13 bedrooms with individual bathrooms One floor of office/ multi use space Chapel $425,000 Carnwath Manor $2,725,000 Carriage House $1,296,000 'Costs do not include any restaurant or kitchen equipment P L A N 2 0 0 4 DRAFT Tenant FFE Totals Improvements $744,000 $518,000 $129,000 $500,000 $435,000 $208,000 $416,000 $12,000 $250,000 $3,385,000 $952,000 $934,000 $566,000 $3,475,000 $1,731,000 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 102 ~ R A F T ~ 0 F E M A S T B R U A R Potential Revenue Generation To offset the costs of developing and operating Carnwath Farms, the Town and 'Friends of Carnwath Farms' rou the new generate revenues. g P will need to 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 TFAC 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 C A R N W A T H FARMS 103 E R y P ~ A N -_ ~ 2 0 0 4 groups of 100 to receptions for up to 1 00 0 Costs for these rentals vary seasonal) range .from $500 per day to $3,900 y and 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 TOWN O F W A P P i N C E R D R A F T M A S T 'E R P L A N 1 0 . F E B R U A R Y 2 0 0 4 $11,000 in arts organization spending; that $1.68 was generated for every $1 in arts organization spending; and that $0.12 in local government revenue was generated for every $1 in arts organization spending. These economic benefits go well beyond the potential revenues to be generated by the site itself! It should be pointed out that several areas surveyed in the "Arts and Economic Prosperity" report experienced economic benefits well in excess of the average, particularly when an additional attraction was linked to the arts. Such might be the case for Carnwath Farms which will be a significant historic preservation and interpretation attraction and destination restaurant, as well and will be linked to an existing network of tourist systems! Based on a survey of New York City arts-related cultural organizations titled "Who Pays for the Arts" by the Arts Research Center and the Alliance for the Arts (see Appendix F), not-for- profit arts organizations earned income accounted for 50.9% of their total income. Private contributions accounted for 37.9% and government contributions accounted for 11.2°io of the income of those groups. The study analyzed operating income, and did not consider start-up costs, It would certainly be reasonable to expect that around 50% of the income at Carnwath Farms will be earned income and that the remainder would come from grants. Sources of Earned Income Earned income will be generated at Carnwath Farms in three categories: leases of office space, the Carriage House, Arts Space, and agricultural lands; facility rentals for receptions, parties, group meetings, festivals, arts events, and performances; and fundraising including memberships, merchandise sales, corporate sponsorships, volunteer labor, donations, and force account. Grants are not included, but based on the statistics described above a conservative fixed percentage of 48% of revenues from grants will be assumed. If the percentage of grant revenues is much greater, there will be a lower initial capital investment by the Town. Table 1 -Anticipated Revenues illustrates probable anticipated revenues over the next 15 years beginning in 2004 and assuming the implementation of this Master Plan. 'Significant capital construction grants secured early in the development of the project will result in a significant cost savings over the long term develop of Carnwath Farms. Table 1 Anticipate Revenues illustrates a conservative projection of revenues that could be generated to offset capital investment, operations and maintenance costs. k -~~ _ X `~ Besides capital construction several other types of expenditures will be necessary to establish and oFerate Carnwath Farms during constructi~~~n and upon its' completion. Table 2 Expenditures illustrates the probable costs of expenditures recommended in this Master Plan organized in a recommended chronological order over the next 16 years. Other expenditures will include preparation of grant applications, debt service on loans, cost escalation for future construction projects, and preparation of Requests for Expressions of Interest. Operations and Maintenance Table 3 Expenditures- Operations and Maintenance, illustrates the probable costs for the operation and maintenance of the project. Probable expenditures for operations and maintenance include: salaries for an executive director, a secretary, a three man maintenance staff, and two part-time security guards; general expenses ' including utilities, insurance, C A R N W A T H FARMS - TOWN O F W A P P I N G E R 104 Expenditures D R A F T M A S T E R 1 0 ~ F E B R U A R Y computers, office supplies, and marketing; 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. P L A N , 2 0 0 4 C A R N W A T H FARMS - TOWN O F W A P P I N G E R 105 D R A F T M A S T 0 F E B R U A R Y R P L A N 2 0 0 4 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 inforrnal 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 teased. 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 cod=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 e=xisting 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. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 107 D R A F T M A S T E 1 0 F E B R U A R Y R P ~ A N • 2 0 0 4 8. Implementation Plan C A R N W A T H FARMS - TOWN O F W A P P I N G E R 109 D R A F T 0 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 and 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 C A R N W A T H FARMS - TOW N M A S T E B R U A R 1~' R P L A N 2 0 0 4 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 Friehds 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 (SE(]RA) 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 investigati~~n into the possible connection of the site with the Underground Railroad. Grans applications should be submitted for ongoing Historic Preservation, planning work, anc 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 Chape-, 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 O F W A P P I N G E R 110 D R A F T M A S T E 1 0 F E B R U A R Y 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 R P ~ A N 2 0 0 4 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. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 111 D R A F T M ~ 0 F E B Project Implementation Plan 2004-5 ~, Planning Projects A S T E R P L A N R U A R Y 2 0 0 4 Link Carnwath Farms to Local, Regional and National Historic Tours. 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 (HALSj tts' 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 (NABS) 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. C A R N W A T H FARM S Carnwath Farms is already a significant part of a I:ocal historic estate tour, linking the site to other regional and national tour is a stated goal'af 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 Farrrrs Master Plan with the Town of Wap~Jinger 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 stru~~tures not surveyed under the NABS above. 8eg,in to Obtain Approvals to Establish a River Shoreline Connection. Obtain the required permits to construct the pier and bridge over the railroad tracks. TOWN O F W A P P I N G E R 112 p R A F T M A S ' 1 0 F E B R T E R P ~ A N U A R Y 2 0 0 4 2. Capita/ Projects Clean the kitchen and dining room and lease Begin the Restoration of Carnwath to a concessionaire. 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. 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 App/ications 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 Apply for Historic Preservation, Planning, Interpretive Program Development, Capital, and Economic Development funds. Prepare and Issue Requests for Expressions of Interest (REl) Issue REI's requesting interest in developing a restaurant in the Carriage House and to arts-related groups for utilization of the Dormitory. C A R N W A T H FARM S - TOW N O F W A P P I N G E R 113 D R A F T M A S T 1 0 F E B R U A- Project Implementation Plan 2005-2010 1. Planning Projects Develop an Interpretive Program ai 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 C A R N W A T H FARM S E R R Y P L A N 2 0 0 4 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 fhe Grounds Surrounding the Carriage House. Demolish the existing pool, basketball courts and other unwanted pavements. Create public,patios, walkways, parking, service paveri~ent, 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. - TOW N O F W A P P I N G E R 114 ~ R A F T 1 0 . F M A S T E R P L A N E B R U A R Y 2 0 0 4 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 schoo/s. 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. C A R N W A T H FARM S 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 App/ications Apply for Historic Preservation, Interpretive Program Development, Capital, Economic Development, Fine Arts, Performing Arts, Museum, Trails Development, and Community Development funds. TOWN O F W A P P I N G E R 115 D R A F T 1 0 • M A S T E R P L A N F E B R U A R 'Y 2 0 0 4 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, oper-air performances. Coordinate efforts with other local and regional events, tours and promotions. Makn Grant Applications Apply for Historic Preservation, Interpretive Program Development, Capital, Economic Development, Fine Arts, Performing Arts, Museum, Trails Development, and Com~7~unity Development funds. Prepare and Issue Additional Requests for Expressions of Interest Project l~~plementation Plan Beyond 2015 7. Capiiral 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 Ftestroom Structure in the Southwest Field ~Irea 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 Expanc:i the sanitary facilities if needed to accorr7modate the Arts Village and other facility expansions at Carnwath Farms. C A R N W A T H FARMS - TOWN O F W A P P I N G E R 116 TOWN OF WAPPINGER DUTCHESS COUNTY NEW FORK WATH M,p`NSION 2002 CARN pRESERV~-TION HISTORIC N'r' APPI..ICATION PROJECT GRA SUBMITTED TO: THE NEW YORK STATE OFFICE OF RVAT ON RECREATION, AND HISTORIC PRESE JUNE 14, 2002 JOSEPH RUGGIERO -SUPERVISOR TOWN OF WAPPINGIER SUPERVISOR JOSEPH RUGGIERO SUPERVISOR'S OFFICE 20 MIDDLEBUSH ROAD WAPPINGERS FALLS, NY 12590-0324 (845) 297-2744 FAX: (845) 297-4558 June 6, 2002 Hon. Bernadette Castro, Commissioner NYS Office of Parks, Recreation and Historic Preservation Nelson A Rockefeller Empire State Plaza Agency Building 1 Albany, NY 12238 Dear Ms. Castro: On behalf of the Town of Wappinger, Dutchess County, New York, I am submitting to your office one original and four copies of our community's 2002 Environmental Protection Fund (EPF) grant application. TOWN COUNCI_ VINCENT BETTINA CHRISTOPHER J. COLSEY JOSEPH P. PAOLONI ROBERT L VALDATI With the assistance of your office, the Town of Wappinger is proposing to commit funds, which will be utilized for the purpose of making necessary structural repairs to historic Carnwath Mansion at Greystone Estate. As you may be aware, our community has acquired this property and our hope is to make it a destination point for the residents and visitors of the Hudson Valley, and to restore a magnificent structure with state and national historical significance. I thank your for your review and consideration of our proposal. Sincerely, ~ , I /' seph Ruggiero, Supe,i i~or Town of Wappinger JR:gb PROJECT SCHEDULE Pre-development ~ Completion Cost ~nnp~~nent architectural Sun~ey, I months $ 6,000 )esi~~n. En«ineerin~~ 2 months S 25,000 $ 31,000 ubtotal: Construction ;xterior Conditions Proposed Work Completion Cost )eteriorated leaking roofs Remove the existing rooting and provide a 15 months $ 242,000 tlat seam metal roof system that replicates the appearance of the original flat seam terne root using corrosion resistant zinc tin alloy coated metal. ~IissinQ and deteriorated downspouts Provide new metal downspouts and leaderheads 15 months $ 20,000 usins similar material as the root. )eteriorated and rotted cornice Restore the existing wood cornice where l5 months $ 55,000 possible and provide new wood cornice to math the original where necessary. All of which will be painted. )eteriorated and rotted wood sheathing Remove and replace rotted root sheathing and 15 months $ 20.000 nd framing framing and replace in kind. /Iissing and deteriorated pointing at Rake out existing Portland cement pointing and 14 500 he brick chimneys repoint using a lime mortar that matches the original. 4 months $ , >tructurally unsound and rotted porch Replace rotted framing and elements that cannot be 12 months $ 55,000 restored with new elements and framing which match the original. Restore the remainng porch and paint entirely. $ 406,500 iubtotal: Acquisition (Include the value of any property that will be donated or transferred from other purposes) description ~ Acres Completion ~ ~ Cost ~reystone Estate Purchase 99 acres June 1999 $ <.~~0,(?00 subtotal: $ 2,250,000 Administration omponent 'onstruction observation and administration .rant Administration, completion report and audit ubtotaL• 'otal Project Cost: Completion Cost 15 months $ 18,000 15 months $ 10,000 $ 28,000 $ 2,71,500 Attach a project narrative as required 3 Town of Wappinger, Dutchess County, New York a i r Project Description: Carnwath Mansion, a 3-story brick building constructed in the mid 1800's on the grounds of Greystone Estate in the Town of Wappinger o ra t aele ca lion Lidsted the subject of this Environmental Protection Fund (EPF) g pP on the State and Federal Registers of Historic Places and owned by the Town of Wappinger, the Town will facilitate awarded grant funds to make necessary repairs to the Mansion in an effort to restore its grandeur and make it safe for visitors. In addition, the project will allow for the enhancement of a pristine public visiting area, the Greystone Estate, within close proximity to the majestic Hudson River, and will become a destination poin~fcultural rSOjects at the estateiting from future Town recreational, educational, a P Existing Conditions: While the grounds of the 99-acre land is ructural est bila a olnt e'nhanbcements to of Wappinger, there is a need for Carnwath Mansion. Prior to the Town's plans to make such repairs, a considered option was to demolish the building. However, due to its significance and registration as a designated State and Fe.d u ~d nist srsou~nd in terms of stdructu al feasible to restore the structure. While the b g composition, there is a criticalents dsoo that the gong--arangepplatlssfo~ conten~ed interior and exterior compon preservation of the building can be implemented. Proposed Preservation Project: The proposed project will include measures to structurally stabilize the Carnwath Mansion which in recent years, has fallen into a deteriorated state, and has made the building unsafe for visitors and other day to day occupants. With its designation as a Registered Historic Site, it is expected that repairs to the Mansion will profoundly complement a Master Plan to be developed for the entire Estate and serve to address the historic preservation components of a new Town-wide Master Plan being developed. It is the Town's desire to develop the site to capitalize on its location within the Hudson ~/alley. Immediate Short and Long Term Threats to the Property: Should the State with not to match grant funds for this critical preservation project, further deterioration and ultimate condemnationin erthashesourcels significant structure is bound to occur. The Town of Wapp g available to make some of the ne eeveathe~~trbu~clture to thea'degreet thatsis resources will not be enough to pres 2002 Environmental Protection Fund Grant Application Town of Wappinger, Dutchess County, New York required at this time. As such, the only other alternative solution would be to demolish the structure and lose out on the recreational, historical, and educational benefits that would be reaped by visitors to the grounds of Carnwath Mansion. Local Commitment to the Project: The local community including residents, businesses and major manufacturing entities in conjunction with the Town Board have expressed an unprecedented interest to assist in meeting the objectives to restore Carnwath Mansion. With donations of money, time, labor and materials by residents and businesses of Wappinger, and through financial commitments from the Town Board, the commitment by the community is overwhelming and is a testament as to how important preservation of this property is. Project Contribution and Public Benefits: Upon completion, the project's impact on the community and surrounding area will be positively profound, in that, it will activate a cultural and historical property that will evoke a lasting image of Wappinger's heritage. Additionally, because the lower Hudson Valley is geographically situated between upstate New York and the five boroughs of New York City, it is anticipated that visits to Historic Carnwath Mansion at Greystone Estate will contribute greatly to the region's economy and its status as a recreational destination point. Relationship to National, State and Local Planning: Efforts: The Town of Wappinger shares in the notion that preserving treasures of America is a key component in defining what life in this country and state should be all about. The lower Hudson Valley region is an area of great historical significance and has contributed greatly to the growth and prosperity of the state and nation. As such, with Greystone's listing as a national and state historic site, and with steps being taken by the Town to implement a Master Plan exclusively for the site of Carnwath Mansion, this proposed historic preservation project is very much related to similar undertakings of national, state and local preservation planning efforts. Relationship to State-wide Policies and Program Initiatives: The support and participation of New York State is important and necessary in projects such as this. The continuing existence of a.nd improvement of historic landmarks and properties is consistent with the State" open-space and recreational initiatives incorporated in the State-wide Comprehensive Outdoor 2002 Environmental Protection Fund Grant Application Town of Wappinger, Dutchess County, New York Recreation Plan (SCORP). The Mansion and grounds of Greystone Estate have the potential to become a destination site for unlimited recreational and culturally educational use and will draw visitors from all over the Hudson Valley, the State the nation, and the world. The proposed project is in furtherance of the overall goals and objectives delineated in the SCORP, and include: 1, The promotion of the use, reuse, and conservation of significant properties for the pleasure, education, inspiration, welfare, recreation, prosperity, and enrichment o~f the public; 2. The protection, enhancement, and preservation of resources significant to New York State's diverse history and culture; 3. The fostering of pride in our collective heritage by education and advocacy, in active partnership with public and private organizations, schools, and institutions; and 4. The coordination of state and federal preservation programs through consultation with individuals, organizations, and governmental agencies. The project is held in the highest regard by the i-Judson River Valley Greenway because it complements the goals and objectives of developing recreation and preservation components of the Hudson River. Finally, the plan also complies with the goals and objectives set forth in the Hudson River Estuary Program Action Plan because it will result in the preservation of a significant scenic resource, the Greystone Estate. Commissioner's Priorities: The project supports the following Commissioner's priorities for 2002: 1. Projects that will enhance "quality communities" through the revitalization of downtown business districts and main streets, such as the forthcoming plan for the Chelsea area of the Town of Wappinger. is ,. ' 2002 Environmental Protection Fund Grant Application 1; 32. t\ I I I I r~ - - - n~ / '~ 2 6 . /~~.~ I 25 23 24 ~2a ti 2l_~ I ----------- - ~ t ~eryT I 2.q,'~o 20 I , I ~ ~----- ~ ---- - - ---I I i 1$; ~ I I ~ 19. ~ I I ~~ ~ \~. _ I o SY,YL~ aNT I I ~ I - - - J - - - - -~ - - - - - I I - z -i a~ w I I i 1 ~ i ,'` ~ I1 VII I ^ I - t I ~~T~-H SxYL14W'~ ~ I I I~, i / I I ~ I - 3(0, 1 ~ Po I / I - - - ~ - -r. - - T - - - ~ L.1 HATCH I ' -~ til.~ l ~ ,, I I 2?, ~ 1 -------- 22. I , i I ---~ I 5,6~ ~ I 12. 3S. -- - ----- - I ~ ~ , L~ 7 I t3. ~ `~ I i - - - ~ ~• a• I I ~ q ~ to 28. 1. LASHWA'T1-4 -' MAt~J QR 'RODE '~"~At~1 SGi>,L.E o ,~ Y~5 .~~~o' C~H ~`r0 L.G G A'Ct 0 f~l ~ -~'-~ w r r N M IM r M M M M Photo 1 North Elevation of Carnwath Manor Photo 4 West Elevation of Carnwath Manor Photo 3 South Elevation of Carnwath Manor Photo ~ Roof over first floor bay at north elevation. Note deterioration of su1-roundin~ elements. Photo 6 Close-up of same root shovvin~ many generations of roofinj asphalt that have been applied over the original flat-seam terne roof. Mosses and algae are able to thrive due to the underlying darrrp conditions of the substrate. mss. ,~. ,..., . ~ "" ._ , ,. ~ ' .r. ~ : ~ •J 1. ~. ... ~ b ._1 .~.,~.._. _, ~ `~ r~~w ~~~ 0 Y~ v ~\ ~ ~r ~~~ ~, t,~1 ~. n O ~~ ~. ti o I,.~~a v J ~~ i ~~ F, a ~ . ~~, ~~ ~, ~~ . ~~, {.l ~r~~~~ ~~~~ ~K.~ ~i << ~ ~~, ,~i~ ~ C{ ~~~{ ~.~ ~~'~s .; ~' ~ ~ ~u ~ . ,~ i~ ~ ~' _ A ";~ f ~ ~ 'rtt ~~. ~+ 1 ~~.., Y-mw.~s.e l~ ~~..~~ ~~ ~'. !,' t ~ r 4 -app ~f. -r,,, ~g} +rp! ,~ } ~.. ~ ..r~ v v 0 c >, L N O N N v Q (YJ Photo 10 Detail of canopy showing damage to integral gutter system. Photo 9 Early 20`'' century copper and glass canopy above main entrance. Note missing and cracked panels. Llat-seam metal roof is evident below. Photo L L The main root above, the mainne~n5ubstanbaln~b~olvd`.m Qplro theonrten~r. deteriorated deck below cau51 Photo 1? A close-up of this area shows the disintegrated roof sheathing installed circa L870 to create the present cornice line. The original disintevrated south. condition in the substrate. Photo 13 View of the main roots at the northeast coiner of the building looking Photo 1=1 Close-up of the same root. Vegetation indicates a sustained damp Photo 16 View of main roof looking west. Photo 1~ View of main root looking south. Photo 17 View of main roof looking north. Photo 1$ Typical deterioration of built-up roofing that has been applied over the original flat-seam terne metal root. Photo 2Q View of butter that does not properly drain. Photo 19 View of southeast corner of main root looking east. Photo ? 1 View of chimney and cornice at south side of building. .. .e hoto Z? Note the line of nails that have all popped in the area of the built-in gutter allowing water to leak into the building. r ~.:. Photo 23 Note the water-dammed brick and cornice due to faulty downspout connections. l Photo ?~ The brick has become completely saturated in this area allowing algae to bloom and pointing to deteriorate. ~. . ~` :. ~~ `,`=' 1 t ,~ Ikt~ ~ ~' ~t ~ ~ ;~ ~1 h~,~ ,E, ~ ~.~t~'~ ~- ~~ ,' ~~ i~l" ,. r, ~:~ i ~~ ,~- ,~ ~. ~. _ ~~~~ z, ---- ^.:L ~T~ ~, ~, ~ ~,~ ~: `~ :~,.4 ~., .,~ ~~ u. ,. ~----°--- Photo 25 The lower roots on the south ~ ~ side of the building have ~~ ' ~ ~ .j completely failed. The ~_.~ ~,, ° '` downspout is no loner attached ~~<, ~ ~~ .~ x„ in this area. a ,~' ~'' ~~, ~ , ~~1P ~ `JJy);~ 3~~"~ 9 3 xr' -y. L-~~d rte, ~ s ~ : _~-~ ~ ; ~.~ ~~~ ~ ~„. ~~ Ij'~ ~~ S~1 ~'hoto ?6 This cracked and leaking - ~~~ ,~ downspout keeps the brisk wall ~~~ ~ behind saturated. '~~°~! a fur. Photo Z7 View of the cornice at the northeast corner of the building. Photo ,~ Close-up of the main cornice. Afl of the cornice requires repair and re- ~riintin~-=, however many areas are badly rotted due to (one-term e~rposure to a-titer get[in~ into the system from leaking gutters above. Photo ~ 1 This area of the south porch has subsided because of structural tai lure below. deteriurati~?n due to mois[ure damage. Photo ~? The south E~orch has experienced locafizecl structural failures an~1 severe Photo 3_; View of the west porch which has also experienced localized structural failure and deterioration due to moisture damave. >~: ~ ~ ~~ ~-~ s~ - ~ - '~ ~~ - -~~;~j ,- r ~. t x ~~~ f:~ This fau.~ Travertine wall treatment in one of the first flour ~arfors will ultim~itely be lost unless the on-doing roof yaks are stopped. Typical interior d~unae caused by on-doing root leaks.