Carnwath farms Master Plan L I 1. M A s T E R p L A N L L FOR THE DEVELOPMENT AND OPERATION OF f L.. if ~. ? . .. J. t'- l l l 1.. t .. l l l L l N, W ATH FARMS ''''l . . -.:.,~ . ~ J. Ku.," Frill.' and Ass.lates, PE, IS, lA, P.C. l! l!.it~ ~h~, ,I~.~.,~I,:",: N,:, .~l.!~4 . lot Sl8-<<'l.mlO r.. 118-l316141 TOW N 0 F W A P PIN G E R, DUTCHESS COUNTY,NY EYP DATE: FEBRUARY 2007 i!J ERNST & YOUNG LLP Ernst & Young LlP w . L L L L M A 5 T E R p L A N FOR THE DEVELOPMENT AND OPERATION OF l ~ L. 1. L l l L L L l l L N. W ATH "'t>l: FAR M S . ~ J. I...... Fraser .IId Assocl."I. PE, LS, lA. P.C. ?!~,~\1!~',~"~,I~I!,;N~,.~1.!,~. . I,tllS-463-4400 r" \18.mml ......."":~; TOW N 0 F W A P PIN G E R, DUTCHESS COUNTY,NY EYP .. t ... ill ERNST & YOUNG LLP DATE: FEBRUARY 2007 L ~ \. I .. MASTER PLAN \ ~ I "" L L l L (, \.. l t .. l '\I' ~ ~, l " L L l L L L , \.. Acknowledgements Town of Wappinger Hudson River Valley Greenway Supervisor Joseph Ruggiero* Mary Mangione, Acting Executive Director Holly Sullivan Robert Valdati, Town Council Vincent Bettina, Town Council Maureen McCarthy, Town Council Joseph Paoloni, Town Council Elected Representatives John C. Masterson, Town Clerk Hillary Rodham Clinton, United States Senate Susan Kelly, U. S. House of Representatives Stephen M. Saland, N. Y. S. Senate Joel M. Miller, N. Y. S. Assemblyman, 9ih Dist. Graham Foster, Highway Superintendent Ralph Holt, Recreation Committee Chairman* Dutchess County Albert Roberts, Town Attorney Joseph paggi, Town Engineer Donald Swartz, Town Architect Frederick P. Clark, Town Planner Gina Basile, Secretary to the Supervisor Vincent Fabiano, Legislative Aide Hon. William R. Steinhaus, County Executive Consultant Team * Also on Advisory Committee Roger H. Murman, J. Kenneth Fraser Principal Landscape Architect Ted M. Kolankowski, J. Kenneth Fraser Project Landscape Architect Michael!. Roland Project Landscape Architect Advisory Committee Kathi Delisa Felicia DiNonno William Grey Joseph Incoronato David Brothers Paul Gerell, MD Mary Schmalz Joseph Ennesser Frances Reese Nick Robbins Denise Von Buren Sheila Appel Eileen Sassman Claudia Sweeny Mary Ross Mike Murphy Roger Conner Mark Thaler, Einhorn Yaffe Prescott Principal Architect Robert Muscatello, Einhorn Yaffe Prescott Project Architect Glenn Brill, Ernst and Young, LLC Principal Financial Planner CARNWATH FARMS TOWN OF WAPPINGER L MASTER PLAN i 1. L L i t. t t i. I ... l.. L L L " L L L t L This document is dedicated to the memory of Frances Willis (Franny) Reese (1 91 8 to 2003) L L CARNWATH FARMS TOWN OF WAPPINGER ii , \. ~ " L L L .. .. ~; ~ 1. l ..... ~ .. L ~ ! I.. L l L ... L \II MASTER PLAN Table of Contents 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 Appendix A: Wheeler Hill National Historic District Nomination Appendix B: Romantic Landscape Movement Information - Article by Theresa Mattor of Monro Associates Appendix C: Underground Railroad Research and Reports Appendix D: Forming a Not-for-Profit Corporation Appendix E: A Comparable Facility, the Pruyn House Appendix F: Arts - Related and Historic Preservation Funding Studies CARNWATH FARMS TOWN OF WAPPINGER iii F L. ~ ... L l '- L 1., \. L l L L L L \.. L t ~ \. L \. MASTER PLAN Introduction 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. Panoramic View Looking Northfrom Carnwath. To assist the Town in the preparation of the plan the Town hired a consultant team headed by J. Kenneth Fraser and Associates, PE, LS, LA, P.C. of Rensselaer, New York. Fraser's team included Einhorn Yaffe Prescott, Architects and Engineers of Albany and Ernst and Young from New York City. The team was challenged by the Town to develop a plan for Carnwath Farms that responded to the desires of the Town with realistic and practical solutions and created a self-sustaining entity. In addition, the team was asked to develop a management structure for the site that was separate from the Town government, assist the Town is planning a promotional event for the project and provide recommendations for funding assistance through grants. Aerial Photo of the Carnwath Farms Site. CARNWATH FARMS TOWN OF WAPPINGER 1 ~. II. MASTER PLAN J. ~ l. i ... 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. L t.. l L }.. \ L. 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. l L. L L L L l l The Pruyn House Visit, Novermber 2002. ~ \.., In Febraury 2003, the Town hosted a one day Public Design Charette in the chapel at Carnwath Farms. The consultant team presented the results or the data gathering and analysis work done to date and provided the public with a hands-on opportunity to develop conceptual plans for the project including use of the site and buildings and a future management structure for the project as a not-for-profit "Friends-Of-Carnwath Farms". The charette was well attended and provided the consultant team with invaluable information about how to proceed with the development of conceptual plans for the site and buildings on site. ! ._~- f 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. i i. CARNWATH FARMS L TOWN OF WAPPINGER 2 L ~ .. L l l L l l I L L L l L L L \. l t \. L L MASTER PLAN 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. Scenario Two the dormitory would remain as flex-space to be used for artist-in-residence housing, studio space, offices or meeting space. The manor and chapel would be public buildings used for assembly space, gallery space, offices and meeting space. Scenario Two provided a lower potential for the project to become self- sustaining than Scenario One, but was preferred by the majority of the members of the Advisory Committee. In 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 In response to the desires of the Town to retain all but the Carriage House for public use, the consultant team began work to formulate the draft Master Plan document. A preliminary version of the draft was presented to the Town in December at the Carnwath Farms Chapel. At that meeting the consultant team presented an illustration to depict a site development should the Dormitory building be demolished. This demolition option was presented as a way for the Town to limit development costs under :?<O '"' ... ,':' .~ . "' j r a: w.. ..,...",.... w ~ .J J <.!) ! * z ~r,~ ~ (;;'~;,~ u. ~" CD "--'::'""*,,,~-;.:-'~r' 0 0- . tl"t', " . E ~~ ' z ~ ~j 3: ~ oc ~l2 a.. - Il" I)' ". '( r r 1" V"'l I ," '" ' . ... f:' :t/'~'f' It .~ U5 w_ ~~ <(0. ~, 'ill" w z o 1-- CJ) >- w a: <.!) ~ ,),~. ~~ "~'. - CARNWATH FARMS TOWN OF WAPPINGER 3 L MASTER PLAN { .. Scenario Two. The Advisory Committee unanimously felt that the building should be retained and that it had become an indelible part of Carnwath Farms. Also presented at the meeting were a series of architectural floor plans to demonstrate several flexible uses for the Dormitory. L ~ L. I '- Shortly following that meeting the Town hosted a 'Victorian Christmas' promotional event in the Carnwath Manor and Chapel. The event included refreshments in a festively Victorian decorated manor and a choir concert by the Poughkeepsie New Yorkers in the Chapel. L l. t.. L f ... l L L L l L ~ L CARNWATH FARMS ~ f,f '- TOWN OF WAPPINGER 4 ~ \. L MASTER PLAN L l L L L 2. l.. l L l l. \. L \. l L L Background and History CARNWATH FARMS - TOWN OF WAPPINGER 5 t \. \. MASTER PLAN .. Background and History I L.. Carnwath Farms was a 19th century estate home, catholic novitiate, and most recently a residence for handicapped persons. The romantic landscape and buildings are nestled amongst the estate homes that dot the Hudson River shoreline between Wappingers Falls and Beacon in southern Dutchess County, New York. The 99.7 acre estate is of local and national historic significance, contributes buildings and landscapes to the State and National Registered "Wheeler Hill Historic District", and provides important panoramic views of the lower Hudson River Valley. Greystone was purchased by the Town of Wappinger in 1999 preserving the site as public recreation area. This document is the first step in the public planning and visioning process to be undertaken by the Town in developing and preserving this important and significant Hudson Valley place. l L L , '- L ~ ~ ... ~ ... \ .. L \.. The Romantic Landscape of the Carnwath Farms. \ .. Historical Background The National Register of Historic Places Nomination for the Wheeler Hill Historic District prepared by E. M. Barry in 1991 provides a wealth of important information about the Carnwath Farms. The Carnwath Manor and surrounding Carnwath Farm, as Greystone Estate was originally known were built based on an important movement in architecture and landscape architecture which had its roots in the \. l * l, Carnwath Manor, Carnwath Farms. Hudson River Valley and throughout New England. Among the significant personalities were Alexander Jackson Davis, an architect and Andrew Jackson Downing a landscape architect. Downing was a student of the English landscape gardeners and estate builders of th~ .mid- nineteenth century. He adapted those principles for the realities of a very practical American culture and introduced a romantic aesthetic in residential architecture and landscaping. Among the principles used by Downing and those he influenced were careful, prominent location of the principle residence, long winding entrance drives offering contrived views, large expanses of park-like open greenswards (today, the front lawn), outbuildings, stone walls and pillars, follies, gazebos with carefully planned views, and groupings of plants in carefully designed free-flowing beds. The movement was a departure from the formal styles of much of the classically influenced civic architecture and landscape architecture found in the United States up to the mid 1800's. Many consider Downing the father of American Landscape Architecture, a title officially attributed to Frederick Law Olmstead. Olmstead was strongly influenced by Downing's ideas and in fact became Calvert Vaux's partner in the design of Central Park replacing Downing after his untimely death in 1852. Downing was born and lived in the lower Hudson River Valley and inspired many of the carefully planned estates, cottage homes a~d their associated romantic landscapes. HIs L CARNWATH FARMS j \. TOWN OF WAPPINGER 6 \. l II. MASTER PLAN 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. I l L ~ i ... , .. The Carnwath Farms Master Plan project provides an opportunity to preserve and restore an example of this significant movement in architecture and landscape architecture. The original manor and site layout were designed and built during Downing's most active and influential era, just before his death. In fact, the nearby Obercreek estate, also built in 1850, retains the same kind of romantic landscaping. The Wheeler Hill Historic District National Register Nomination reported that a landscape plan and receipt for plant materials purchased at Downing's nursery in Newburgh for Obercreek exist. \ ... I \. L L \ ... 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. l L 1 I- L Evidence of the Remaining Romantic Landscape l 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 L was a major influence on the others. The entrance to the site from Wheeler Hill Road is marked by rustic stone pillars and proceeds in a gently curving alignment which intentionally features views of the large open lawn and the prominently placed Carnwath Manor. On approaching the Manor the lower parking becomes an intrusive element, detracting from the views of the Manor. It appears that the lot was built without considering the impacts on some of the mature trees near the Manor as several large stumps exist at the base of the parking lot back slope. The Pillared Entrance to Carnwath Farms. The Carnwath Manor itself when originally built was a more formal structure, but later additions of the east wing and semicircular wing in the front gave the building a more free-flowing 'romantic' form favored by Downing, and his contemporaries. Another important feature of the romantic style was the use of rustic stone walls instead of fences to mark the site's perimeter and other important elements. Many of these walls are still intact throughout the estate and several more appear to have either become buried or have fallen into disrepair and collapse. The location of utility buildings away from the Manor is also indicative of the romantic style. The carriage house, barn, and pump house have all been carefully placed behind the manor house, out of views from the main entrance drive. L FARMS CARNWATH i .... TOWN OF WAPPINGER 7 \. MASTER PLAN I; L. ~ L L 1 1. \ ... Rustic Stone Walls along Wheeler Hill Road. Between the manor and carriage house, a paved path descends to a concrete platform where recently built screened gazebo has been placed. Adjacent to that spot the woodlands were carefully interrupted to open a view towards the river. This contrived vantage point was most likely intentional and probably provided a view of the river itself, now no longer possible through the dense mature lower woodlands. It is likely a small garden house was built here in a rustic style. Low rustic stone walls exist along the path and into the back slope of the viewing plateau. A massive concrete platform has replaced the original patio that probably existed on the spot. L l l L L Elsewhere on the site low stone walls remain alongside roads, pathways and walks marking L \. L l L i ... The Overlook or 'Contrived View '. areas where a newer landscape probably coincides with the original landscape. The large agricultural fields on the hilltop to the east of the buildings provide sensational views of the river valley to the north and south. These fields appear to have been agricultural since Carnwath Farms was established in the 1850's. Plant materials identified on the site are also historically important. As was the case with Obercreek, many of the plants that exist on this site may also have been purchased from Downing's nursery in Newburgh. That fact would probably ensure that the plants used were from a palette of landscape materials that Downing preferred in order to express his romantic landscape principles. Among those The Entrance Drive and Acijacent Romantic Landscape. L CARNWATH FARMS ~ '-' TOWN OF WAPPINGER 8 \. MASTER PLAN ~ i. .. observed at Greystone are Tuliptrees, Flowering Dogwoods, Norway Spruces, Japanese Maples, Azaleas, Rhododendrons, Purple Beeches and Burning Bush. Maintained beds of plants were probably part of the original landscape plan, but there is no evidence of any remaining. , i. Barry mentions a greenhouse site in the Nomination narrative. It was not clear during site investigations where the greenhouse was located. (The contents of the National Historic District Nomination for the Wheeler Hill Historic District are included in Appendix A) f L. \ .. i '- ! \.. L L l L \. L The Majestic Purple Beech Tree. l Non-Contributing Buildings and Landscape Features l Besides the chapel and dormitory buildings, which were identified as 'non-contributing' by Barry, landscape features were introduced that seriously detract from the site's landscape history. The most significant of these are the parking lots built near the Manor. While the upper lot is less visible, it's proximity to the building probably resulted in the destruction of f "" some significant ornamental plantings adjacent the building. The lower lot is more visually obtrusive and as previously mentioned, several mature trees near the Manor appear to have died due to the stresses of earthwork to build the lot. Other non-contributing landscape features include a tennis/basketball court, swimming pool and softball field south of the carriage house. Overgrown and invasive plants exist throughout the site. A number of modern landscape plants have been introduced including dense yews, skyrocket junipers and norway maples. Invaders include tree-of-heaven, sumac, box elder, kutsu and swamp maple. Several invasive vines have become prolific at the fringes of the woodlands, especially wild grape and poison ivy. Other Landscape Features Lawns and agricultural fields are major landscape elements at Carnwath Farms. They appear to have been maintained throughout the history of the estate in about the same location. About half of the site is open meadow or lawn. Gravel roads exist throughout the site, some of which are likely to have been part of the original design for the estate. Dry laid stone walls mark the periphery of the site, most predominately along the public roads. Mortared stone walls also exist within the site along roads, walkways and other landscape features. Those walls appear to be in fair to poor condition. Some walls may have been built by the monks as they appear to be of the same vintage as the 'stations-of-the-cross' markers. It was however, a common romantic landscape preference to create very rustic looking stone features including walls similar to those found around the site. There are probably other unknown landscape features that may be discovered as more historical research and detailed investigations are done. (Information on the Romantic Arts Movement and Romantic Landscape and Architecture compiled by Fraser is presented in Appendix B.) The Underground Railroad The eastern shore of the Hudson River Valley was a significant part of the Underground Railroad system. The route that brought several \.. CARNWATH FARMS t .. TOWN OF WAPPINGER 9 L MASTER PLAN '- L. thousand escaping slaves from the Atlantic Coast through Philadelphia and New York made several secret stops along the river shoreline at various safe houses. Most of the stops have been lost in the memories of the conductors, owners, and escaping slaves owing to the secrecy necessary to avoid prosecution under the Fugitive Slave Act of 1850. Some of those sites are only recently being uncovered and linked to the Hudson River Valley route. Among those sites is the series of tunnels in Peekskill associated with the Clergyman Henry Ward Beecher. Much of the connection of the Peekskill site to the Underground Railroad was made by researching the genealogy of owners of suspected sites and cross referencing them with lists of abolitionists and Quakers. Other research involves reading narratives written by escaping slaves during the era of the Fugitive Slave Act and correlating descriptions of safe houses. ~~ L t ~ L. \ .. \ .. ~ .. t '- A great deal of anecdotal evidence exists in a number of other locations in the lower Hudson Valley including at Carnwath Farms. Roger Murman did considerable research into possible connections to the Underground Railroad at Carnwath, but was unable to find any direct links in historical news accounts. Considerable written evidence exists that Southern Dutchess County was a fervent hotbed of anti-slavery and abolitionism. The high concentration of Quakers in the county and frequent speaking visits to the area from avid abolitionist like Harriet Beecher Stowe, Henry B. Stanton, Lucretia Coffin Mott and John Brown is a testament to local anti- slavery sympathies. The Poughkeepsie Eagle, a local newspaper during the era, frequently published anti-slavery editorials and reports on the anti-slavery movement. It would be easy to correlate these activities with a few sympathetic but secretive aristocrats who used their estates as part of the system of Underground Railroad Stations. , L. , '" . i. I '- L ~ \. Perhaps the most hopeful connection to the Underground Railroad is the existence of a brick lined tunnel adjacent the Carriage House. The entrance to the tunnel is in the foundation of an old structure, probably a framed barn, which was once attached to the south facade of the Carriage House. The vertical shaft leads to a horizontal one about 20-30' below the ground. A camera inspection of the horizontal shaft should l f ... A square concrete cover marks the entrance to a brick tunnel at Carriage House. be done to determine where the tunnel leads, and to determine if material evidence such as artifacts or wall inscriptions exist. Most importantly, the tunnel might lead to the discovery of a riverside entrance. Since the Carriage House was built in 1873, the tunnel would have to pre-date the Carriage House to have been used as part of the Underground Railroad. The names of the original owners of the Carnwath Farms provide additional connections to abolitionists. The Barclay family has roots in the Quaker movements and the abolitionist Quaker preacher or the 18th century Robert Barclay. Matilda Barclay married Francis Rives and they purchased Carnwath Farms from her father who owned it beginning in 1855. Considerable genealogical research is needed to create more solid abolitionist links to the Barclays, Rives and the Willis family who established Carnwath Farms in 1850. (Summaries of Underground Railroad research conducted by Fraser and Associates appear in Appendix C.) Mother of Good Counsel Novitiate In 1925 the Brothers of the Order of Hermits of Saint Augustine purchased Carnwath Farms and established the Mother of Good Counsel Novitiate. The name 'Mother of Good Counsel' comes from 'a miraculous picture', as it is called by the Catholic Encyclopedia, in the Augustinian church in Genazzano, Italy. The Brothers are a Roman Catholic order affiliated with the L CARNWATH FARMS t '- TOWN OF WAPPINGER 10 I. MASTER PLAN ~ \. Augustinian Friars that established Villanova University in Philadelphia, Pennsylvania. The Augustinians were established in the middle ages based on the rules of Saint Augustine. The Catholic Encyclopedia reports that Augustinians are noted for their teaching, scientific study, missionary work and oriented towards 'the cure of the soul'. The Encyclopedia also reports that Johan Gregor Mendel the monk who discovered the 'mendelian laws of heredity and hybridization' was an Augustinian. Much of the high profile missionary work of the Augustinians is in the Philippines where the monks are subjected to persecution, several cases of which have received international attention. L \ , .. L L i ... L L L l L It \.. 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 ) ... ~ \. l i '- modifications to the Manor and Carriage House were done to add restroom facilities and create classrooms. During the last years of the Novitiate, the Manor and Carriage House began to decline beyond the ability of the Brothers to maintain them in good repair. Greystone Estate Following a steep decline in the number of seminarians during the late 70's, the Novitiate was deconsecrated and sold to Greystone House in 1984. Greystone House adapted the facilities for use as housing for severely handicapped adults. In 1988 Greystone House commissioned Scenic Hudson to prepare a Land Use Plan to investigate the feasibility of selling a portion of the estate to a developer for the construction of residences while retaining the core buildings (Manor, Chapel, Dormitory, Administration and Carriage House) for use by Greystone House. Scenic Hudson delineated 24 acres that could yield 16 single family or 27 town homes. Fortunately, Greystone House never went forward with their plans to sell the acreage. Also in 1988, Greystone House studied the feasibility of making repairs to the rapidly declining Carnwath Manor. The estimates exceeded the financial resources of Greystone House and the renovations were never completed. In fact, the following year Mauri Associates of Poughkeepsie were commissioned to prepare a demolition plan for the Carnwath Manor. Thankfully, this plan was never executed by Greystone House. The Return of Carnwath Farms In 1999, ten years after the proposed demolition of the Carnwath Manor, the Town of Wappinger purchased the entire 99 acre estate for public recreation and arts. The symbolic dedication of the project to the People of the Town of Wappinger as Carnwath Farms during festivities in June, 2003 established the project as a public recreation and arts amenity. The preservation of the site's significant open space was permanently cemented in the adoption of a Resolution by the Wappinger Town Board to grant a Conservation Easement between the Town of Wappinger and the Dutchess County Land Conservancy. The conservation easement l L, CARNWATH FARMS ~ .... TOWN OF WAPPINGER 11 1.. MASTER PLAN \., .. &. was developed to prevent use of a significant and highly visible portion of the site for the construction of residential or commercial structures. ~ t ... L , ... L L ~ t .... L , .. L $' l t L. ~ \, L J ~ ... L CARNWATH FARMS ~. '- TOWN OF WAPPINGER 12 ~ \.. MASTER PLAN t.. 3. f L. \ \f' .. L t ... f \.. l. L L ~ ... L ~ '- i... \.. t i.. Opportunities & Constraints j .... t CARNWATH FARMS - TOWN OF WAPPINGER .. 13 ~ .. t \.. MASTER PLAN ~o L L Opportunities and Constraints t 1. The Carnwath Farms is situated on almost 100 acres of gentle to steep rolling hillside, which primarily faces the Hudson River. A small portion of the site actually faces east at the northeast corner of the site. The site is almost evenly divided between woodlands and open meadows. There are no apparent water bodies or streams on the property, however, a culvert crosses beneath the railroad tracks at the river's edge adjacent the property. There is no evidence of wetlands on the site, the soils appear to be well drained and there is no portion of the site that is flat enough to permit accumulation of surface moisture. L , L I '- L Important site constraints include the steep rolling topography of the site; vehicular access points; and access to the river shoreline. In addition, the Town has delineated a conservation easement on the property to limit location of future buildings to the existing building core area. , i. L L t \.. ~ l.. t , - \. L , t '-- Aerial photograph illustrating the densely wooded steep slope, train tracks and narrow shoreline along the Hudson River frontage of Carnwath Farms. The existing parking lot at the front of the Manor is in the lower right of the image. ~ t.. CARNWATH FARMS t ... TOWN OF WAPPINGER 14 \. MASTER PLAN L Figure 1: Opportunities and Constraints Map L .~;v OA.;:' .~,!,:-.,. "'\~""'" L I L. t j." L. ffi " , ~I \., 1. L .==- L 8"""""' L -==-- ~..._-- --- - . _TlOH_ .==- --- t e== \. . ~OOUOT t '- .=-=- - . SNiIT_ TUfIW)AI/U. L . """"......""""""- SNIlfNf'( EXPAH8ION """""'_lOT ._WlT.... """ \. .::-~~--- _~__'Il_ e==LOT _._-- ~-- , i \. CARNWATH FARMS - TOWN OF WAPPINGER Opportunities and Constraints Map - Site Context L CARNWATH FARMS TOW N OF WAPPINGER 15 . ... ~ \. MASTER PLAN L Access Constraints Site Utilities L 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. ~ L. i L. 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. I '- y L 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. L L L 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. l 1: \. Site Investigations Site investigations were made by Fraser and Associates and Einhorn Yaffe Prescott staff on several occasions beginning in October 2002. Town Highway Superintendent Graham Foster arranged a four-wheel-drive tour of the property allowing access to the gravel road through the woodlands along the steep slope to the river, turning east through the southern fields, then north across the hilltop and highest elevation of the site. Several building visits were made including structural and utility investigations. The maintenance and security personnel for the Greystone Associates were interviewed regarding utility reliability, service and available performance information. L L \.. I L. ~ .... The Carnwath Farms is not presently served by public sewer or water. Several wells supply water for the existing facilities and an on-site sanitary system treats wastewater. Sewage Disposal System The facility is currently serviced by an on-site subsurface sewage disposal system located in the open lower lawn between the carriage house and dormitory building. Based upon existing site mapping and correspondence this system was constructed in 1989 after it was determined that the site's original sewage system was undersized and failing due to the excessive flows. The current system components include a grease trap, two (2) septic tanks (in series), multiple sanitary manholes, a dosing chamber, two (2) distribution boxes and a leachfield comprised of twenty (20) rows of twenty-one (21) flow gallies. This system, as approved by the New York State Department of Environmental Conservation and the Dutchess County Department of Health, is designed with a not-to-exceed flow of 10,500 gallons-per-day (gpd). Any proposed improvements to the site which would produce greater thatn 10,500 gpd of effluent would require an increase in treatment and expansion of the existing leachfield. These modifications would also require an approval and an updated permit from the aforementioned agencies. Currently, this system serves the dormitory, the administration building and the Manor. The Carnwath Leachfield. ~. '-- CARNWATH FARMS t .... TOWN OF WAPPINGER 16 L \. MASTER PLAN L Water L 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. ~ i.. L ~ '- L L , ... L L l L t L L The main well house and underground storage tank. Storm Sewer System L 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. J '- Runoff from impervious areas, such as buildings, walks and roadways is conveyed through a system of catch basins and storm piping. This network has numerous discharge points characterized by flared end sections which direct all stormwater into open lawns or woodlands where it either infiltrates into the surrounding soils or concentrates into swales and flows towards the Hudson River. Based on visual investigations and conversations with maintenance personnel, there do not appear to be a specific problems with the handling of stormwater runoff. Fuel There is a variety of underground and above ground petroleum storage tanks throughout the site. A 10,000 gallon underground fuel tank which serves the dormitory building is located within the parking area between this building and the Manor. That tank will reportedly be removed by the Town in the near future. There are two 275 gallon above-ground fuel oil tanks in the basement of the Administration building and a 275 gallon above-ground diesel fuel tank located behind the Carriage House. A 3,000 gallon partially buried fuel tank is in the basement of the Mansion. This tank is no longer in use and may contain some residual fuel oil that will need to be properly removed. Two above-ground propane tanks used specifically for kitchen equipment are located in the dormitory building. Although these tanks reveal no apparent defects or leaks, it would be recommended that they be removed and replaced with new double-walled monitored units to preclude any future contamination. No investigations were done to determine if any underground storage tanks have leaked. If leaks have occurred and are discovered during the replacement, remediation will be required. Electric Based on existing correspondence, the facility has a primary metering system. Central Hudson Gas and Electric is the service provider and retains ownership of the transformers. The facility is responsible for maintenance of all lines on customer owned poles. The Greystone Associates maintenance staff indicated that the t L. CARNWATH FARMS L TOWN OF WAPPINGER 17 ~ \. \ Ii. '" .. ~ L ~ L. L l l. L L l l L & L , L L \. i ~ ~ ... MASTER PLAN utility company requested that upon new ownership of the site, the primary metering system would be phased out and a standard secondary metering system would be placed. It is not clear whether Central Hudson or the Town would pay for this new metering service installation. This new schedule would not change the maintenance responsibilities of the owner. However, if electric meters were to be installed on all buildings, the facility would turn over ownership of all on-site poles to Central Hudson, which would then be responsible for all associated maintenance. CARNWATH FARMS TOWN OF WAPPINGER 18 ti €~ .. t' t ... L % I r.., ... ... >>: , &... t i. ! t .. '- L L ~) ... L ~ L, L '- l L MASTER PLAN The Entry Landscape at Carnwath Farms. Landscape Elements The site may be divided into a number of landscape zones for analysis and planning purposes: Entry Landscape Central Building Area Central Wooded Landscape Western Wooded Slope Northern Meadow Central Meadows High Meadow and Grove Eastern Meadow Southern Recreation Area Carriage House Area Utility Field Area These landscape zones and buildings are keyed on the Opportunities and Constraints Map. The following discussions briefly describe the landscape zones, highlighting their features, opportunities and constraints. The site's buildings are described in the architectural report in the Appendix. Entry Landscape The entry landscape encompasses the park-like lawn with mature shade and coniferous trees along both sides of the entry drive up to the Manor House. It also contains a parking lot, constructed in recent years, directly in front of the Manor House. This lot is a modern intrusion and discordant element in this setting, and its removal is recommended. This area best reflects the historic romantic landscape characteristic of the Andrew Jackson Downing style of the mid nineteenth century. Restoration of this area represents a major focus of the Carnwath Farms Master Plan. Aerial Photo Showing the Central Building Area. Central Building Area This zone contains the main buildings of the estate: Manor House, Chapel, Dormitory, Administration Building, screened pavilion and small Pump House. The landscape plants and trees need care, including some removals and thinning to let more light penetrate. The curbing and retaining walls need repair and/or replacement. This area is important as the welcoming and living landscape around the buildings, and as such, restoration of gardens, and introduction of site amenities and intimate landscapes are important objectives. Western Wooded Slope This zone encompasses the dense woodland on the estate's western end that slopes steeply down to the railroad tracks and Hudson River. A one-lane gravel road traverses to the top of this slope from the entry drive southward to the power line right-of-way bordering the site to the south. CARNWATH FARMS TOWN OF WAPPINGER 19 L MASTER PLAN v .. '-.. i '- .... .. ~ ~ i f ... l .. t ~ '- l to< j., r j "- ~ ... '- Ii. ... . It - The land is steep, with the slope ranging from 25-65% and inaccessible to vehicles in an east- west direction. However, hiking trails can be constructed through these woods and down to the railroad tracks. Unfortunately, access across the tracks to the Hudson waterfront would be expensive, given Metro North ownership to the shoreline. Central Wooded Landscape This area encompasses the wooded slope at the site's center, just east of the Central Building Area and west of the open meadows that extend eastward up the hillside. This zone is fairly steeply sloped (20- 25%) and contains a small parking lot (24. spaces) that is just uphill and adjacent to the arrival circle in front of the Manor. Due to its central location and wooded cover, this zone lends itself to development of well screened and convenient additional parking. Central Wooded Landscape, the Existing Upper Parking Lot is Visible Center Right. Northern Meadow The Northern Meadow is located on the hill above and just east of the Entry Landscape near the estate's entrance. It is moderately sloped (14-18%). It looks down upon the Entry Drive and also offers partial views across the river to the west. Due to its proximity and visual connection to the Entry Drive and Entry Landscape, along with its prominent position, this zone is well suited as open space. Central Meadows The Central Meadows, as their name implies, occupy the central portion of the hill that rises to the east above the Central Wooded Landscape. Wooded hedgerows border and define these meadows as large outdoor "rooms". The Central Meadows are mOderately sloped, (14-18%). Being higher on the hill than the Northern Meadow, this zone offers longer, more panoramic views to the west and southwest. The Central Meadows may be best suited for agricultural uses. Situated near the Central Building Core, this meadow is convenient to parking and utilities making it an ideal location for an outdoor venue. -. The Central Meadows, a hedgerow in the mid ground, the Central Building Core below, and the river in the background High Meadow and Grove The High Meadow occupies the highest elevation on the estate - the hilltop and immediately surrounding open fields in the eastern reaches of the estate. The slope ranges from flat at the hilltop to approximately 15% as the terrain falls away to the east and west. This area offers outstanding panoramic views of the Hudson Valley in all directions. Adjacent to the open meadow on the hilltop is a wide hedgerow/wooded area. These hardwood trees offer a sheltered outdoor room which, in this particular location, has a strong and peaceful feel, almost like a "sacred grove", in the ancient Greek landscape tradition. It offers an excellent opportunity to create a special, meditative and intimate retreat at the estate's pinnacle. CARNWATH FARMS TOWN OF WAPPINGER 20 L i .. l L t' \.. '- i ~ ... .. f .. L L L i: ... , .. \.. .. .. . II MASTER PLAN The View from the High Meadow and Grove This area contains an old softball field, swimming pool, barbeque hearth, and basketball court, all in bad repair. 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. This zone's topography and location lends itself to winter recreation uses such as ice skating and sledding, and the park-like setting on top of the small hill and around the pool would make attractive picnic areas. It is recommended that the swimming pool, barbeque hearth, and basketball court be removed, due to their condition and incompatibility with the proposed program themes for Carnwath Farms. The View from the Eastern Meadow Facing South. Southern Recreation Area This zone occupies the southern corner of the estate. It is mostly flat, except for a sloping area on its eastern portion. It has nice views to the this section, detracting somewhat from the view. The Pool (left) and Basketball Courts (right). CARNWATH FARMS TOWN OF WAPPINGER 21 L. MASTER PLAN {i '. L ... i. '- '- ... ~ ~. Ii. .. . J:... Carriage House Area The Carriage House is located along the driveway in the woods between the Central Building Area and the Southern Recreation Area. The Carriage House is currently Used as a garage and repair shop for equipment associated with estate maintenance. Its immediately surrounding landscape ranges from utilitarian to overgrown in character. Included also is an isolated viewing terrace assumed to be part of the original Manor. It now contains a roofed patio-like structure of more modern design. This small landscape Zone should be developed to support whatever uses the Carriage House assumes. The Carriagehouse Area. Utility Field Area . 's located down-hill and west of the ThIS zone I . I I . g Central Building Area. The land IS gent y s op~n 'th both open field and wooded vegetative WI The area contains abandoned and cover. . h e for existing sanitary leachfields, WIt spac additional fields if needed. Some of this area could be improved . into rk fJ'ke landscape and/or portIons gardens or pa - .' may be useful for overflow parking. CARNWATH FARMS TOWN 22 OF WAPPINGER L L l ~ L L L L L l l L ~ \.. l I L - MASTER PLAN Carnwath Manor is the Key Architectural Element at Carnwath Farms. Architectural Elements Existing buildings and site architectural elements include: . Carnwath Manor, an estate home Carriage House Chapel Dormitory Building Administration Building Pump House Miscellaneous Structures Utilities General Interior and Exterior Condition of Buildings " '- Buildings exist in various states at present from poor (the manor) to excellent (dormitories and offices). Interiors in the manor, carriage house, and pump house are in decline. Exteriors are mostly intact except for roofing, wood exterior trim and windows on the manor and carriage house. While the chapel-dormitory complex is obtrusive in scale and architecture compared to i II. L the Carnwath Manor and Carriage ~ouse, th~ complex is sited in a. 'J!ay that will make It possible to diminish their Impact ?n. the look and feel of the estate by retaining eXlstmg trees and carefully designing landscaping. Carnwath Manor Carnwath Manor was constructed in 1850 as a summer residence for New Y ork Ci~y merchant William Henry Willis. Built in the Italian ate style, it is a three story masonry beari.n~ wall structu~e. The first floor contained the IIvmg ar~as, With bedrooms occupying the second and third floors. A two-story open air porch wraps aroun? the west and south sides which overlooks the nver. Wood paneling in the Carnwath Manor. The interior finishes of the living areas on the first floor provide some excellent examples of period craftsmanship. These include wood paneling and railings in the corridors and stair, i L. CARNWATH FARMS TOWN OF WAPPINGER 23 L MASTER PLAN L 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. l L L L l ~ ... 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. L L L. l Most of this building is original condition, having been renovated over the years to create classrooms and create storage space. I ... 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. ! ~ .. ~ L I .... The Carriagehouse. Chapel Built in 1960 as a worship space for the brothers, the chapel is a two story masonry building connecting the Manor and dormitory. The main worship area on the 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 grade. The interior and exterior of the building are generally in good condition. There is some interior moisture damage in the worship space, mostly at the window openings. As is generally the case with seminary construction the interior and exterior architecture is simple and lacking any ornate details. Brick Dormitory The dormitory building was constructed in 1958 by the Brothers of the Orders of Hermits of Saint Augustine and used as a seminary for 100 L CARNWATH FARMS I L.. TOWN OF WAPPINGER 24 L MASTER PLAN L brothers. It was renovated in 1984 by Greystone House, Incorporated for use as an intermediate care facility for 44 adults. L K L 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. ~ i.. L 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. L L L "-... "", ~ L L The Brick Dormitory Building is attached to the Chapel (center-right). L Administration Building L 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 L. L i ... The Adminstration Building. Brick Pump House This small structure appears to have served several different purposes over time. Built without windows, it may have served as an icehouse and for coal storage. Some of the floor joists appear to be unsound. The 'Pump House '. Other Structures Several small structures exist on the site, including houses for utilities, a pavilion, and a foundation which may have been part of a greenhouse. None of these structures is historic or architecturally significant. i & ... FARMS CARNWATH i t .. TOWN OF WAPPINGER 25 L l MASTER PLAN 4. ~ ... ~ ... ~i ... ... I L ~ i ... l L L L l L L L Market Analysis L I CARNWATH FARMS - TOWN OF WAPPINGER L.. 26 i L.. l MASTER PLAN L Market Analysis L The Primary Market Area L 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. l ... L ~ ~ ... 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. L L L L l ~ L. L Ongoing development of cultural/historic attractions and tourism infrastructure (Le. 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. L ~ ~ - I ... """ ) 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 four years. Tourist expenditures have increased 21 percent since 1997. Dutchess County has L FARMS CARNWATH ! L.. TOWN OF WAPPINGER 27 L MASTER PLAN i' ... 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. L \. .... jt i. . ... Arts and Cultural Analysis L. There is a growing demand for "arts space" (Le. 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. l ... L, i, .. 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. I: ... L 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. '- L L The City of Beacon was recently awarded the Hudson River 'Rivers and Estuary Center' to be located on Dennings Point in Beacon. The center is anticipated to generate$170 million in construction investment and when completed will employ 500 scientists, researchers, PhD's and others. The Poughkeepsie Journal reported '- that Governor Pataki conceived the Rivers and Estuary Center and envisions it as a 'one-of-a- kind research institute that can enhance scientific understanding of the Hudson River, educate the public and inform policy makers.' I L FARMS OF WAPPINGER CARNWATH L TOW N 28 \ L MASTER PLAN L 8.5 percent, 2.6 percent, 8.9 percent and 5.3 percent, respectively. Summary of Findings ~, L. Demographic Analysis According to CACI Marketing Systems, a demographic and statistical research company, Southern Dutchess and Northern Putnam Counties including but not limited to Hyde Park, Poughkeepsie, Wappinger, Beacon, Fishkill, and Cold Spring, (identified as the Primary Market Area), have experienced and are anticipated to continue to experience steady growth in population and disposable income. Positive population and income demographic trends include a higher population growth rate than New York State, and a projected increase in median household income of 6 percent between 2001 and 2006. Eating and drinking expenditures per household for the PMA were also higher than New York State. The PMA has experienced a 31 percent growth in eating & drinking and related sales & purchases. 14.00% 12.00% 10.00% 8.00% L ,.PMA : .NcwYork State, 6.00% 4.0()l% , lilt 2.00% 0.00'% ,.PMA ,11.96% 6.22% i.Ne\\'York State=__630% ___ --:.-__ 2:84%-- L Exhibit 1: Percentage Change in Population, PMA, New York State (1990-2001, 2001-2006) Source: CAC! Marketing Systems ~ .. As show in Exhibit 2, the largest age cohorts in Dutchess County in 2000 were the 35 to 44 year old cohort (16%),45 to 54 (15%) year old cohort and 10 to 19 year old cohort (14%) (1). \. I L 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. .0 - 4 .5- 14 015 - 19 o 20 - 24 . 25 - 34 . 35 - 44 .45 - 64 m 65 - 74 . 75 - 84 6% 4%1% 7% 15% 23%~: 7% 18% 13% -6% L L 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). t, ft. Exhibit 2: Age cohorts, PMA (2001) Source: CAC! Marketing Systems L 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. L L L 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 i.. l TOWN OF WAPPINGER 29 FARMS CARNWATH L \. MASTER PLAN L 30 L ~ i 20 <( E 10 c o ." .; 0 Co o Co l '. \990 7.4 13.4 :.2001 6.6 15 02006 6.6 14.3 6.8 l L Age-Grou ... Exhibit 3: Percentage Change in Age, PMA (1990-2001 and 2001-2006) Source: CAC! Marketing Systems L 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. L L 1. L 38 37.5 37 36.5 36 35.5 35 2001 '. ................-----'1' i. PMA, Median Age! 'l:;' Ii . New York State, , Median Age :i __.m __ .__JI I I ! i ... 2006 L Exhibit 4: Median Age in PMA and the State of NY. Source: CAC! Marketing Systems j; L Median Household Income and Household Formation L 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). L I L. Median Homehold Income $70.000$60.000 $50.000$40.000 $30,000 520,000$]0,000 $0 ; r:~,PM~_~==t--.-- ~~~ew York Sta',=-_L 200]$58,030 $43.742 2006$('i],504 $46,343 Exhibit 5: Median Household Income for the PMA and the State of New York (2001 & 2006) Source: CAC! Marketing Systems From Exhibit 5 and Exhibit 6, population and income trends between 2001 and 2006 include: . There is significant growth in households in the PMA. Between 1990 and 2001 the households with incomes above$100,000 have grown by 177.85 percent, households with incomes $75,000-$99,000 have grown by 46.9 percent, households with incomes $50,000-$74,999 have grown by 9.8 percent. Betweeen 2001 and 2006, households with incomes above $100,000 are expected to increse at 38.49 percent, households with incomes$75,000-$99,000 are expected to increase by a marginal 0.01 percent. The households with incomes between$50,000- $74,999 are expected to decline by 10.93 percent, households with incomes$35,000- $49,999 are expected to decline by 3.71 percent. 70.000 60.000 i 50.000 J 40.000 ~ = 0 = ]0.000 - 0 ~ 20,000 g 10.000 :z o , 1.-- 000 I SI5.000'lS25.000- S35.000- S50.000- S75.000-; Median [';"90i-::4J~::9i~;~Z_:S.:9~~~9-=_S~~:9 LS~:~;.. S :'~:'.S4:~;6 .' _2001! 8,586 i M>,IOJ ; JO.237 : 17.152 27_H>6 16.8% 22.0.11$58.0.10 '~~(J~=~~?26=-9~S~_==-I-U7=a-~J___~~~.s-is-~-~~=~~__~__ 16.897 r--3ojiO~i6i.S04 Household Income Exhibit 6: PMA Households (1990, 2001 and 2006) Source: CAC! Marketing Systems L FARMS OF WAPPINGER CARNWATH L TOWN 30 l MASTER PLAN l . 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). l L Household Size L L 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. L 1.000/0 0.50'10 0.00'10 -0.50'/. -1.00'10 -1.50'/. -2.00'/. -2.50'/. -3.00'/. L L L II_PMA I ~. New York State i -2.52% ..0.76% I 0.370/0 -+----- I 0.77% Exhibit 7: Percentage Change in Household Size, PMA, New York State (1990-2001, 2001-2006) Source: CAC1 Marketing Systems L Retail Expenditures I b 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. L l' ~ According to CACI, the retail expenditures per household in 2001 in the PMA for all the categories shown in the Exhibit 8 exceed the expenditure for the respective categories for New York State. In 2001, the spending on food away from home for the PMA (2,977) was 20 percent higher than New York State (2,483); entertainment in the PMA (1,830) was 28 percent higher than New York State (1,431); alcoholic beverage expenses in the PMA were 20 percent higher than New York State. L L I i ... 3.500 3,000 2.500 2,000 1,500 1.000 500 o .PMA . New York State Exhibit 8: 2001 Summary of Annual Retail Expenditures per Household, PMA, NYS. Source: CAC1 Marketing Systems Eating and Drinking - Meals at Restaurants and Catering There has been an increase in total food spending from $92.21 million in 1997 to$121.16 million in 2001. This $29 million increase correlates to 31 % growth in food related sales and purchases. The increase in food spending by tourists was partly due to the increase in the number of visitors and the addition of new restaurants in the market. The PMA has a variety of food options and offers culinary experiences for every palate and pocketbook. The restaurants in the PMA range from low-priced national fast food and family style chains to high-priced fine dining options. The food chains in the PMA include, McDonald's, KFC, Subway Sandwiches & Salads, Pizza Hut, Wendy's and Domino's Pizza. Family style restaurants that offer casual dining include Applebee's Neighborhood Grill and Bar, and Antonella's. According to Michael Leonard, President of The Dutchess County Restaurant Association, The Quiet Man is representative of a "Pub-Grub" trend in the market where pubs offering finger food like chicken wings etc. are becoming frequently visited places. Ethnic Dining experiences are offered by restaurants like Cherry Blossom, Carmine's, IL Barilotto, EI Bracero. Gino's is popular for its Italian cuisine. Restaurants like Hudson's Ribs & Fish in Fishkill and Greenbaum & Gilhooley's in Wappinger Falls and Brass Anchor in ~ L. CARNWATH FARMS L TOWN OF WAPPINGER 31 L MASTER PLAN i. 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. L L 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. 1 ~ f L 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; Chefs Table Caterers, Poughkeepsie; Crystal Caterers At The Best, Poughkeepsie. ! it- ! \.. l Besides the venues like the Poughkeepsie Grand Hotel, Poughkeepsie Tennis Club, Casperkill Country Club etc. for weddings and special events, there appears to be a demand for historical properties as banquet facilities. Montgomery Place Historic Estate in Annandale- on-Hudson, Villa Borghese in Wappingers Falls, Monteverde at Oldstone in Peekskill are popular venues for special events. Catering facilities are also offered by many restaurants like Gino's in Poughkeepsie, Allyn's Restaurant & Cafe in Milbrook, Mariner's Harbor Inn etc. L ~ L. ... L Education ! '" Exhibit 9 shows that in the PMA, the level of attainment of education is increasing. According to DemographicsNow, between 1990 and 2002, there has been an increase of 16.7 percent in attainment of College-Associates Degree, 38.9 percent in the attainment of College-Bachelor's Degree, 42.6 percent in the attainment of College-Graduate Degree. The number of high school graduates has also increased by 7.5 percent from 1990 to 2002. These numbers are further expected to increase over the next five- year period at a rate of 5.7 percent, 12.3 percent, 13.23 percent, and 0.6 percent. L L 'l t a. 70.000 6il,000 50,000 40.000 30,000 20,000 10,000 o Colkgt: Asso(ia1t~ D.:gNt ill 1990 B.07 .2002 I 17.667 g2_007;.-_~~-~f/- ~!i.231 59_'_1.5 59.672 Exhibit 9: Educational Attainment Source: CAC! Marketing Systems Colleges and universities in Dutchess County include: Bard College, a liberal arts college founded in 1860, 600-acre campus overlooking the Hudson River. Has a Center for Curatorial Studies. The museum presents exhibitions of contemporary art. The Jerome Levy Economics Institute hosts conferences and lectures on economic and policy issues. The college also hosts musical performances and summer programs. The Culinary Institute of America offers Bachelor and Associate degree programs for careers in the culinary arts, baking and pastry arts. Also offers continuing education programs for food service professionals, all year. The Dutchess Community College serves over 25,000 local residents each year through credit and credit-free classes and training for business and industry featuring 52 academic programs and cultural opportunities. Marist College is a Liberal Arts college on the Hudson River. Has 3800 undergraduate and 800 graduate students, and offers professional training to business, government and nonprofit organizations. Marist Art Gallery showcases Hudson Valley artists. It also hosts musicals, plays and lectures in the Nelly Goletti Theatre. Vassar College is Liberal Arts, co-ed college founded by brewer/philanthropist Matthew Vassar in 1861. It has a beautifu I 1000-acre campus with 200 species of trees, two lakes, outdoor amphitheater, ecological preserve, the state-of-the-art Powerhouse Theater, and the Frances Lehman Loeb Art Center. , i. FARMS CARNWATH L TOWN OF WAPPINGER 32 \. L , l., L l .. L L L l L L .., l 1 \.. L L l l i .. MASTER PLAN Employment Exhibit 10 shows that, in 2001, the PMA's major employment sectors included manufacturing (15.4%), retail trade (20.0%), FIRE (5.29%), services (35.85%) and government (8.4%). 40 00% 35.00% 30.00% 25.00% 20.00% 1500% 10.00% 5.()()% 0.00% Exhibit 10: Major Employment Sectors, PMA Source: CAC! Marketing Systems Businesses and Taxable Sales According to CACI, in 2001, the PMA had a total of 10,401 businesses. The retail trade accounted for 25 percent of the total businesses in the PMA. The highest retail business in the PMA was Eating & Drinking, which accounted for 27.9 percent of the total retail businesses in 2001. Hotre Irqrovem:nt GereraI Mmmdige Stores Food Stores Auto lliIIers, Gas Station<;., Auto Aftenmrl<et Aprerel & Aro?:s&ry Stores Furniture & Borre Furnishing; Eating & IXinking P10ces Misce1l3llXlUS Retail Total Retail Teare Sales Nunter 167 45 228 282 158 m 722 7fJ7 2,586 Pen:ent 6.46% 1.74% 8.82"10 10.9<1'10 6.11% 10.71% 27.lJ:!'1o 27.34% 100.00% Exhibit II: Total Businesses in Retail Segments, PMA,2001 Source: CAC! Marketing Systems Retail Trade There are a total of 10,401 businesses in the PMA with total taxable sales of$23 million. In 2001, the largest segments within retail trade were auto dealerslgas 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. ....~ " ,<" y."".;"::', , Nnber Percftt lbre Jnpuven1rt 376,CfJ5 11.00>10 Gn:ral MrcIuxlige Stcres 328,<n> 9.62% Food Stcres 488,816 14.29% AltO llil1ers, (h; Sttirns, AltO Afterrratket 971,372 28.4(Jl1o ArPrel &~Stcres 130,ro 3.82"/0 Ftmitue &lbre Fumishirgs 347,546 10.16% ~&Diri<ingRoces 279,300 8.17% MsceIlarYn5 RaaiI 497,711 14.55% Total RaaiI Teare Sales 3,420,516 100.00>/0 Exhibit 12: Total Taxable Sales and Purchases in Retail Segments, PMA, (2001 dollars, Thousands) Source: CAC! Marketing Systems The fastest growing retail segments in the PMA between September 1994 and August 1999 were furniture (45% increase), miscellaneous retail (15% increase), eating and drinking establishments (14% increase) and auto dealers/gas stations (6% increase) (Exhibit 12). Segments with decreasing taxable sales and purchases over the same period were apparel (27% decline), building material (3% decline), and general merchandise (1% decline). Services Trade As shown in Exhibit 13, in 2001, the largest segments within the PMA's services trade were health services (29.7%), other services (42.65%), motion pictures and amusement services (10.42%), hotels and (7.8%). NlIrb;r 183,669 164,391 245,292 700,633 8,851 47,549 1,004,316 2,354,701 Pemrt 7.W'/o 6.98%, 10.42"10 29.75% 0.38% 202"10 4265% 100'10 I-btels & Lodging A1ioolJtive Servire; Mltion Pictlres & An1.1semrts llillth Servire; Leg;:ll Servire; Edu::atioo Irntittticn; & Iilraries Olu Servire; Total Servire; Exhibit 13: Total Taxable Sales and Purchases in Services Segments, P MA, 2001 Source: CAC! Marketing Systems CARNWATH FARMS TOWN OF WAPPINGER 33 \. i ... l ... L , I J '" L } ., ~ L l L .. ~ t. t.., .. . . . .. MASTER PLAN Dutchess County Tourism and Lodging Analysis Dutchess County continues to have a strong tourism market as evidenced by significant growth in tourism spending and the number of overnight out-of-state visitors attracted by the area's cultural and historic assets. Leisure travel to Dutchess County increased by 14 percent over the last four years and with it a 21 percent increase in tourist expenditures since 1997. Correspondingly, lodging room rates and occupancy levels have responded in a positive manner. Dutchess County has experienced a 92 percent increase in recreation and entertainment expenditures. Dutchess County continues to have a strong lodging market. This is evidenced by a 48 percent increase in lodging expenditures and a 12 percent increase in the lodging inventory between 1997 and 2001. The number of rooms in Dutchess County continues to grow, however not at the pace witnessed in 1998. A majority of the well established lodging facilities including the bed & breakfasts for overnight stays are located in Rhinebeck, Dover Plains, Mil/brook and Pine Plains. Beacon does not have any lodging facilities to suitable for leisure travelers. Proposed improvements in infrastructure wil/ further enhance the tourism and lodging potential of the PMA. Several projects have been proposed or are complete including the $20 million Dia Arts Center in Beacon, the$60 million Bard Center of Performing Arts in Annandale-on-Hudson and Kaatsban Arts Center in Tivoli. Tourism Spending The Dutchess County Tourism board reports that Dutchess County total tourism spending increased significantly from $334.65 million in 1997 to$406 million in 2001, a 21% growth, or $71.35 million increase in spending.$500.00 $400.00 ... .5$300.00 'C c ~ $200.00 ~$100.00 $0.00 , Aug-I997 r------- ____ >-__ _.... ___ ________ ___"'_$334.65 Dec-2001 I __ Se1i""I~ ___ - S406 Year Exhibit 14: Total Tourism Spending, Dutchess County (In Millions) Source: Dutchess County Tourism Promotion Agency Tourism Spending by Segments Exhibit 15 below shows that, from 1997 to 2001, the largest changes in the tourism industry in Dutchess County were recreation/entertainment (92%), followed by lodging (36%), transportation (36%), and food (31%). However, shopping and miscellaneous related travel expenditures experienced a decline, 24% and 12% respectively. $]50.00 ..$100.00 .5 I '" $50.00$000 . MisceIlaneo' I ,Ion Shopping RecreatIOn - us Travel 1-----+------, ---------r------.- __ _______~ _______, I-Aug-97! $47.93 L$25.86 '$9221.$I2013,. S44.1O , $4.42 !I.~~f17~~iJ3I27j =$1!0(:- i~9~Ii~~~= _~~87-- Type .r PurdJ..., Exhibit 15: Growth in Tourism Segments, Dutchess County (Millions) Source: Dutchess County Tourism Promotion Agency The exhibit shows a shift in people's attitude on spending. According to Karen Woods, Director of the Dutchess County Tourism Promotion Agency, the shift went from retail shopping to fine dining, which she credits in part to the Tourism Promotion Agency marketing campaign. CARNWATH FARMS TOWN OF WAPPINGER 34 '- MASTER PLAN L 1 f .... c 1 ~ .. l ~ L ~ l ! ~ t.. , .. \ .. 1- l L l' l l '-' Tourism Expenditures by Season The Dutchess County Tourism Promotion Agency reports that tourism expenditures are highest in the fall season as is indicated by an increase from $104.03 million in 1997 to$151.90 million in 2001. That is a 47.87% increase in spending during the Fall Season. This significant increase is due to the area's scenic beauty with great fall foliage, apple and pumpkin harvests, outdoor recreation, wineries, craft fair, etc. Winter and summer travel to Dutchess County also experienced increases from 1997 to 2001. While tourism expenditures during the winter season increased 18% or $22.5 million from$122.46 to $144.96, tourism expenditures during the summer increased modestly by 1% or$1.44 million from $108.16 million to$109.6 million. $200.00$150.00 .. .5 ." $100.00 ~$50.00 $0.00 :~~ug-~__$10403 $122.46 '. Dec-OI$151 C90_______~44:%___ __-.._L 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. 60% 50% I 40"10 30"10 20"/, 10"10 0"10 Leisure Business i Meetings/Conferences ---r------ ,~~~!"~____________4~O:o_ __ _ ____________ 50% :. I~Dec 45% 37% 6% 180/0 Trip Purpose Exhibit 17: Dutchess County-Trip Purpose Source: Dutchess County Tourism Promotion Agency While growth in the conference center business suggests that the County is becoming a more desirable getaway or retreat destination for business travelers and corporate executives, three hotels opened since 1998 in the PMA did not built any conference center facilities due to a perceived increase in competition from Westchester County and Albany. For example, the newly added Garden Hotel in Poughkeepsie only offers a 30-person boardroom. Tourism Employment Based on the Dutchess County Department of Tourism, full-time jobs related to tourism increased significantly to 47% or 3,515 jobs from 7,556 to 11,071 jobs from 1997 to 2001. Tourism related jobs account for 9 percent of the jobs in Dutchess County. Without the current levels of tourism expenditures local resident taxes would have increased by $186 per household to maintain the government services at the current levels. Government revenue generated by tourism at the state level totals$51.2 million and at the local level totals $18.5 million. Tourism Infrastructure · Lodging: Dutchess County continues to improve its tourism infrastructure relative to surrounding counties. The increase in lodging was a response to the increase in the number of visitors which went from 3.1 million in 1997 to 3.6 million in 2001. CARNWATH FARMS TOWN OF WAPPINGER 35 \. MASTER PLAN L As shown in Exhibit 18, below Dutchess County increased the number of rooms by 285 or 12% from 2,438 rooms in 1997 to 2,723 rooms in 2001. l L 2.800 2.700 2.600 2.500 2.400 2.300 2.200 a . . ~ -: . II: ~: ... L . Numbe rofHotel ~~oms _ ____~__ Year .... Exhibit 18: Hotel Rooms in Dutchess County Source: Dutchess County Tourism Promotion Agency I .. · As shown in Exhibit 19 below, the average annual occupancy of the hotel rooms has increased by 6 percent from the period 1997 (64%) to 2001 (68%). i. 69"10 tl i .. = ~ f. ! <<( :. 68% 67% 66% 65% 64% 63% L 62% i. Aug-97 i Dec-OI ~-_.~~-... .. .~._----....I-..---- . -.." !.Av~Annual i 64% ! 68% I Oocupancy ~_n_._.~.. _ .__1 Year ... Exhibit 19: Average Occupancy in Dutchess County Source: Dutchess County Tourism Promotion Agency \. 4 .. tl .c CIl i ... o .. jl E = Z 2 3 l o ... l · I!I-ellgth of Slay i 3.03 2.24 Year t$; .. Exhibit 20: Room Rates in Dutchess County Source: Dutchess County Tourism Promotion Agency SIIO.OO S105.00 SI00.00 ~ $95.00 ~ S90.00 S85.00 S80.00 !_ Average Daily Room Rate Year Exhibit 21: Length of Stay - Dutchess CountySource: Dutchess County Tourism Promotion Agency 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 in Exhibit 21, above the length of stay for tourists visiting Dutchess County and staying in the hotel 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 motels 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 are 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 BeaconlWappinger area has potential that can be capitalized on by creating lodging and attractions for tourists. l FARMS OF WAPPINGER CARNWATH 'I '" TOWN 36 L MASTER PLAN L Lodging Facilities , .. The lodging market in the PMA has different products to suit the purposes of different types of travelers (personal, business and leisure). L Some of the leading lodging facilities available for the business traveler include Courtyard by Marriott, Fishkill/ poughkeepsie, NY (152 rooms, 12 suites, 2 meeting rooms, indoor pool, meeting/conference facility); Fishkill Residence Inn by Marriott, Fishkill, NY (136 suites, fireplace, outdoor pool, spa, meeting /conference room); Hilton Garden Inn, poughkeepsie/ Fishkill, NY (111-rooms, 24-hour business center with executive style boardroom with seating capacity for 30, indoor pool); Mainstay Suites, Fishkill, NY (mid-priced extended stay hotel with 107-rooms); Holiday Inn Express, Poughkeepsie, NY (121-rooms, conference/meeting facility); Poughkeepsie Grand Hotel, Poughkeepsie, NY (175-rooms full service hotel, conference/meeting facility). A large segment of the leisure tourists to the region are catered to by inns and bed & breakfasts that have increasingly grown over the last ten years. A representative list of such facilities in the market includes: l i ~ L i ... L l l 1.. 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. l \.. l 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. '\ I ~ l L L l L 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. CARNWATH FARMS TOWN OF WAPPINGER 37 Ii. L \ ~ L ~ L I ~ '- L l l 1. - ,L, l " ~ l l , '-' l l MASTER PLAN Venue Attendance Municipality/ Town/City Approximate Travel Time from Camwath Farms Clermont State Historic Site Frances Lehman Loeb Art Center Franklin D. Roosevelt, Eleanor Roosevelt National Historic Site, Library & Museum and Retreat Hyde Park Historical Society Museum Locust Grove, The Samuel Morse Historic Site Mills Mansion State Historic Site Mount Gulian Historic Site Museum of Rhinebeck History Old Rhinebeck Aerodrome Museum Quaker Museum Springside National Historic Site Van Wyck Homestead Museum Vanderbilt Mansion National Historic Site 106,200 33,211 128,220 Clermont poughkeepsie Hyde Park 59 Minutes 17 Minutes 20 Minutes 200 Hyde Park 25 Minutes 5000 poughkeepsie 14 Minutes 28,977 Staatsburg 38 Minutes 9,012 Beacon 12 Minutes 100 Rhinebeck 50 Minutes X Rhinebeck 50 Minutes 600 Pawling 40 Minutes 250 poughkeepsie 18 Minutes X Fishkill 13 Minutes 85,569 Hyde Park 20 Minutes The Peekskill Inn, Peekskill, NY is located at the junction of Route 9 and Route 6. It has 53 rooms and 1 suite, has a panoramic view of the Hudson River, Oliver's Restaurant, lounge, outdoor pool, and banquet facilities. The rooms are priced from$90 to $110 a night and the suite at$160. Major Attractions in Dutchess County The Pig Hill Inn, Cold Spring, NY is located in the heart of historic Cold Spring. It has nine rooms, some with private bath, wood-burning stoves and fireplaces. Weekend rates for a room are $170 for a room with a private bath,$150 for a room with a shared bath. Weekday rates are $145 for a room w/private bath,$120 for a room with a shared bath. Space is available for conferences and private parties. The Dutchess County Department of Tourism tracks attendance figures for 18 of the top tourist destinations in Dutchess County. Please refer to Appendix C for a detailed description of the major tourist attractions in Dutchess County. Exhibit 22 above illustrates the most frequently visited attractions in Dutchess County. On the following page, Exhibit 23 provides a county map which locates the major tourist attractions. CARNWATH FARMS TOW N 38 OF WAPPINGER Exhibit 22: Top Attractions in Dutchess County Municipality/Venue Attendance (2001 Season). \. L \ t.. L. .. .. l . l. L l l 1. i Ii ~ t \,. " ! \. l L I '- 1. L MASTER PLAN Exhibit 23: Major Tourist Attractions in Dutchess County A .. - 1 3 4 5 B ,.. ;.;I c 0 v D ~ E z ... F ~ z c G .. o wtr I ""-. . leMOn J 2 ] I I\hh 35 Madam Brett Homestead 37 Mount Beacon 45 Barrett House Art Center 46 Dia Center for the Arts 47 Howland Cultural Center 50 Bard College 51 Culinary Institute of America 52 Dutchess Community College 53 Marist College 54 Vassar College 56 Clemont State Historic Site 57 Clinton Exhibit Center 58 Clinton House 60 Eleanor Roosevelt Historic Site 62 Francis Lehman Loeb Art Center 63 Franklin D. Roosevelt Library/ Museum 68 Hyde Park Historical Society Museum 74 Locust Grove, the Samuel Morse Historic Site 78 Mills Mansion State Historic Site 79 Montgomery Place 80 Mount Gulian Historic Site 81 Museum of Rhine beck History 83 Old Rhinebeck Aerodrome 86 Quaker Museum 89 Springside National Historic Site 90 Stoney Kill Environmnetal Cente 91 TaIlix Art Foundry 93 VanWyck Homestead Museum 94 Vanderbilt Mansion 97 Wilderstein CARNWATH FARMS TOW N OF WAPPINGER 39 \. MASTER PLAN L center with approaches to the planned Hudson River Estuary Trail, Beacon Landing and Dia. Proposed Lodging and Tourism Related Developments 1 \.. Given the increase in tourism in Dutchess County and the lack of significant development of major extended-stay attractions over the last decade, it is expected that the recent and planned development of additional attractions will stimulate the need for additional lodging particularly in or near Beacon on waterfront locations. L .\. l In Beacon, the poughkeepsie-based environmental group Scenic Hudson Inc. is planning to develop 23 acres on 3 parcels. The developer plans to build a $30 million hotel, conference center and restaurant complex on part of a 23-acre site that did not exist as land before the 19th century. Development can cover about nine acres; 14 acres will be parkland. The hotel will have about 90 rooms, with a possible second phase. About 170,000 square feet of space will be built, mostly two-story on stilts to create parking and protection against flooding. I ~ L l Beacon Terminals Associates, L.P., Beacon's largest landowner, a real estate investment and redevelopment company, and local developers plan to develop a destination theme restaurant with bed and breakfast rooms. It is called The Round House, and will be located at the site of a semi-circular brick building, footed in the Fishkill Creek, Beacon, with spectacular views of a waterfall and the Mattewan Dam. ~ L "" i -., A spa facility offering a wide range of traditional and alternative wellness and health care options is planned in the Craig House, an 1859 gothic revival estate home on 64 acres, in Beacon along with a variety of senior retirement and assisted living housing, and possibly an inn and catering facility. t .. ." \. An effort has been underway since 1996 to restore the Mt. Beacon Incline Railway by a local grass roots organization. This one time unique experience brought thousands of visitors to Beacon to ride the steepest incline railway in the world. \. L l L Metro North is planning to make improvements to the Beacon Station ($9 million) and Poughkeepsie station ($4 million). The Beacon station is proposed as a combined visitor's In poughkeepsie, a Newburgh based developer has been selected to develop 18 waterfront acres with a mix of commercial, retail, and recreation uses. Arts and Cultural Organizations Analysis There is a growing demand for arts space in the PMA. The demand for Arts Space in Dutchess County is generated by the 80 to 87 arts organizations in the Dutchess County region that do not possess a permanent performing space. Due to extremely high cost of artist space in the major metropolitan cities such as New York City, and Boston, artists are looking for alternative locations with convenient access to the art marketplace. An emerging arts community will attract the attention of artists who would like to be close to other artists and major arts centers and organizations such as the DIA Arts Center in Beacon and the Bard Performing Arts Center. Increased tourism activity in the region and the developing artist community in Beacon also strengthen the demand for arts and cultural space and related infrastructure. The existing and planned infrastructure to cater to the growing arts and cultural community in Dutchess County include the Dia Arts Center, Bard Performing Arts Center, Barrett Arts Center, Howland Cultural Center and the Frances Lehman Loeb Art Center (Appendix C). The supply of live-work space in the region tends to be located in Poughkeepsie, Beacon and Rhinebeck. In Poughkeepsie and Beacon, the supply of space tends to be studio space or renovated commercial space. In Poughkeepsie, a work space costs between$75 to $500 a month. In Beacon, on Main Street an 800 square foot (SF) space costs$12 per SF or $800 a month for a three-year lease term. Demand Assessment According to the Dutchess County Arts Council, out of the 160 to 175 arts organizations registered, at least half or about 80 to 87 of the total do not possess a permanent performing space. These 80 to 87 groups tend to rent space CARNWATH FARMS l \. TOWN OF WAPPINGER 40 \.. MASTER PLAN L 1 \, i l.. \. L L L \.. \. l L L l ~ L l l L on a project-by-project basis which is not cost effective. Working artists priced out of New York City and other traditional, urban art colonies by sharply rising prices and a low inventory of space are seeking affordable space in other cities or boroughs. For example, in Peekskill, NY, there is a new development of live-work space for artists. In Bridgeport, CT, there will be 52-units of live-work space in a formerly vacant department store. The Metropolitan Transit Authority's plan to expand the Metro North train to Beacon and renovate the Poughkeepsie station will enhance regional access to the major urban markets. A Minneapolis-based organization called Artspace Projects, which develops and manages live-work space for individual artists and groups, investigated the possibility of acquiring sites in Bridgeport, Connecticut and Poughkeepsie, New York. In a survey, fifty percent of potential users were New York City zip codes. Supply Assessment The arts space in Poughkeepsie tends to be a typical studio or a renovated commercial space. A typical renovated commercial space would be the Schwartz building on Main Street, which is going under renovation currently. Ego Riverview, the landlord estimates that the 6,000 SF space would be rented out for$8 per SF and there is a growing interest from a number of arts organizations that wish to share the space in the following way: 2000 SF would be set aside for exhibits on the ground floor, and the rest would serve as office, and workshops. This demand for that type of space indicates the desire for arts organizations to consolidate their efforts and share space whenever suitable. Poughkeepsie The following table shows the cost and types of space available for different types of artists: Space Type Low-End/Small Studio $75-$250 Month $200$50 per Hour High-End/Full Scale per $500 per Month Studio Space"$2000 (Bardavon) Theatre Dance Studio Space Exhibit 24: Size and Cost of Space in Poughkeepsie Theater performing studios range from $200 for small performances to$2,000 at Bardavon, one of the oldest continuously operating theatres in the state and in the nation. Dance studio spaces are typically in the neighborhood of $50 per hour. Beacon The following table shows certain available commercial spaces that would be suitable for artist space in Beacon. Location Size Rent Annual Listing Term (SF) per Rent Date Month PSF Main 800$800 $12.00 September, 3 Street 2002 years Main 1,200$1,000 $10.00 September, 3 Street 2002 years Main 350$500 $17.14 August, 3 Street 2002 years Exhibit 25: Sizes and Rental Rates in Beacon Source: Sam's Realty In Beacon, the supply of studio space tends to be a renovated commercial space on Main Street. An 800 SF studio which would be suitable for a small dance class or individual artist would be about$12 per SF or $800 a month with a three year lease term. A 1,200 SF studio space on Main Street which would be suitable for a dance or performing arts group would be about$10 per SF or $1,000 a month based on a three year lease term. CARNWATH FARMS TOWN OF WAPPINGER 41 \.. , II' l " I.. \. \. L \ .. \. \ .. L ~ \, L l ! \... , L , ~ "" L l MASTER PLAN 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 Via Center for the Arts. The Dia Center for the Arts, the innovative contemporary arts institution based in Beacon opened in May 2003 as the largest contemporary art museum in the Northeast. Dia is expected to attract 60,000 visitors a year to Beacon. The International Paper Company donated the 292,000 SF factory off Walcott Avenue and 26 surrounding acres to Dia. The cost for restoration is$20 million dollars. State 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 will include 160,000 SF of gallery space. That is roughly four times the exhibition space of the Whitney Museum of American Art and a little less than twice the exhibition space now in the Museum of Modern Art, which is about to undergo an expansion. Preliminary studies conducted on behalf of Dia indicate that the new center will generate nearly $1.7 million annually in revenue, and create 23 jobs. Among the projects that are following the Dia Center of Arts is the Beacon Art Society I a 150,OOO-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 an~ contemporary art collector, is developing the project. Another project along Main Street in Beacon, is the Beacon Project Space, which serves as an exhibition and office space. Mr. Ehrlich also plans to transform the former Dibble Opera House into a nonprofit space for contemporary dance, music, theater and media arts. Beacon Terminals Associates, L.P., plans to renovate abandoned industrial buildings in the pursuit of art, commerce and affordable living. Highlighting their plans are a 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. CARNWATH FARMS TOWN OF WAPPINGER 42 \.. t .. ~ l .. ~ \., l \.. l \. l ~ .. , ~ .. L l l , 1.. I '- l l t.. MASTER PLAN 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. CARNWATH FARMS TOWN OF WAPPINGER 43 '- L L L \.. \.. \.. , .. l l ~ '- L \ ... l ! ~ ~ t. i \- ! 1- \ .... MASTER PLAN 5. Statement of Objectives Statement of Objectives CARNWATH FARMS - TOWN OF WAPPINGER 44 '- MASTER PLAN L L K L ? \.. L \. l l l , '- ~ '-'Ii '- l \ I- , .. . i. t '- l l -- In response to the Advisory Committee's input this Statement of Objectives was compiled to begin to correlate the Town's and Committee's ideas about the use of the site with its physical and economic characteristics. Presented below are several alternate scenarios for the development of the site suggested after the evaluation of advantages and disadvantages. That evaluation process pointed to a tentative array of uses for consideration as part of the Carnwath Farms Master Plan. This Statement of Objectives is only the beginning of the planning process in which possibilities are identified, tested and reduced to those of the actual Master Plan. These scenarios could be central themes for the development, but are more likely pieces of a multi-use development that balances the strong public desire to keep the Carnwath Farms open for public enjoyment with the Town's desire to make the project financially self-sustaining. This Statement of Objectives is driven by a number of considerations: . the opportunities and constraints of the existing site and structures, including historical factors, . local and regional public policy objectives, . prioritized concepts for use, . input from an interested public, . regional market study, . sustainability. Potential Program Elements The following program ideas represent potential uses of the site and buildings. Grouped by categories, they include: . Arts Center Historical Center Environmental/Agricultural Center Performance Facilities Lodging and Dining Facilities Community Recreational and Gathering Facilities Community Crafts Market Regional Trail System Links Parking Lots and Roads Hudson River Access . Arts Center The Regional Market Study reports of considerable art-related activities in Dutchess County. The Carnwath Farms has the potential to help meet the growing demand for art facilities. An Arts Center could provide an integrated facility for education, performance, and exhibition, which encompasses graphic, sculptural, dramatic, and musical arts. The Dormitory building could provide space for studios, classrooms, and student residence. The Carriage House could be modified for studio, rehearsal and performance uses. The Chapel would be a wonderful art gallery. The site itself provides a natural and panoramic landscape to inspire painting, sculpture and dance, as well as space for an outdoor performance amphitheater and sculpture gardens. -- The Central Meadows, a Potential Amphitheater? Creation and management of such an arts center could be accomplished in association with anyone or several of the arts organizations in the Hudson Valley or New York City. Historical Center The Carnwath Farms is part of an historic landscape tradition, as discussed in Chapter 2 of this Master Plan. An important object of this project is to preserve and restore the site and structures in keeping with their historical styles, as befits the estate's inclusion in the Wheeler Hill Historic District. In addition to historically authentic restoration, Carnwath Farms could also provide interpretive displays, exhibits, tours, etc. to more fully inform the public of site and regional landscape and architectural history. CARNWATH FARMS TOWN OF WAPPINGER 45 '- \ t.. L t L. \.. \.. '- \ .. \. l L I .. l i. l t' i. ~ + \. 1... L MASTER PLAN Links with local historical groups could foster the development and management of such a center. Manor house, chapel and landscape would serve as both historical subject matter and venues for interpretive exhibit. Environmental/Agricultural Center The topography of Carnwath Farms is varied from gently to steeply rolling hillside and vegetation includes open agricultural land, mixed deciduous woodland, and open park-like landscape. These resources provide the opportunity and setting for an environmental education program with agriculture as a major component. Such a program could link the objectives of environmental conservation with promotion of small scale community-based agriculture by featuring a working organic farm. Such a farm could include orchards, grazing animals, row crops, woodland management, and ornamental gardens. The Center could attract young people with resident internships in sustainable land management and organic farming and marketing. Related activities could include summer day camp opportunities for area children and a weekly farmer's market. The Hudson Valley has numerous environmental organizations and a growing number of people involved with organic farming/community supported agriculture. Links to these people could provide the expertise for such development and management of a center. Carnwath Farms facilities that would support such a center include the existing open fields, Carriage House and Dormitories. If the Carriage House were used exclusively for another function, a new barn like structure would be needed. A second major component includes both nature and landscape interpretation. Trails through the dense woods and along hedgerows could contain interpretive signs highlighting flora, fauna, and habitat. The restored romantic landscape could become an arboretum with interpretive signs for the many varied species of ornamental plants. This use would likely be highly desirable in terms of its' visual impact on the Hudson River Valley Greenway, but may not be contributory to creating a self-sustaining development. The Carriage House Interior. Performance Facilities As noted, an arts center might need performance venues for resident artists and outside performers. Regular concerts would provide an attraction for the public, as well as generating income. An ideal spot for a large, natural amphitheater is located in a portion of the Central Meadow just east of the Manor. Parking could be developed in the Central Wooded Area along with snack bar and dining patio. Smaller indoor performance opportunities exist in the Carriage House, Chapel and Carnwath Manor. A small temporary stage for dance or drama could be used in the Carriage House that would provide an intimate and rustic setting. Adaptive Re-use of Buildings Recognizing that none of the existing buildings will be re-used for the purpose they were originally constructed to accommodate, adaptive re-use was explored during the public workshops and in later meetings with the Advisory Committee. The Market Study chapter reported on considerable growth in the tourist industry, anchored by significant new arts-related development in Beacon and nationally important historical and cultural attractions in the region. Overnight stays and the lodging facilities to CARNWATH FARMS TOWN OF WAPPINGER 46 \. L L ~ '- \. L, l. \ .. \. L L, L \ .. t L t \. t \. , ~ L MASTER PLAN support them have been growing steadily, and the prospects are for increasing demand. Carnwath Farms is well situated for development of lodging and dining facilities on the site. Several alternative re-use concepts were discussed, especially in relation to new uses for the Manor, Carriage House and Dormitory. Conceptual floor plans and site plans for each of these alternative development concepts were prepared and appear at the end of Chapter 6. Concept One Concept one is directly based on the community input received at the February 2002 charette and focuses on supporting the arts. The overall concept includes the conversion of Carnwath Manor into a bed and breakfast, the renovation of the Dormitory for artist sleeping accommodations, the Chapel converted to a gallery and multi use space, and the Carriage House renovated as a mix of artist studios. It was at this early stage that the idea of connecting the first floor of the mansion, the Chapel and outdoor gardens originated. Guests were seen moving between these various spaces for events such as conferences, weddings, receptions, cocktail parties, exhibits, recitals etc., and the flow between these spaces was maintained as further concepts were developed. In the Manor, the bed and breakfast included up to 10 guest rooms on the two upper floors along with kitchen, dining and office facilities on the first floor. A small addition created space for a catering kitchen to facilitate receptions and other events as mentioned above. The Chapel was maintained for a gallery and multi use space, and the basement level space designated for community use. The Dormitory was perceived primarily as short term accommodation for artists (artists-in- residence) working in the Wappinger area or at Carnwath Farms. Four room options for the three floors were developed, ranging from a 119 square foot "hostel" type room with common toilet rooms to a 238 square foot "hotel room" with private bath room, dressing area and refrigerator. A common living space with kitchenette is provided on each floor. The existing basement level kitchen was retained, as was the dining room to serve the guest rooms above. It was at this time the concept sketch for the renovated exterior was developed (see below and figure 4 at the end of this Chapter 6). A new skin was proposed for the north east corner of the building to visually connect the dormitory building with Carnwath Manor. Wood and glass pick up details from the mansion exterior and create spacious, light filled rooms on the interior. ~ 1 I , . r , " The Carriage House was to be utilized for studios and workshops. The voluminous spaces provided ideal settings for sculpture and painting. Depending on the interior finishes of the spaces, dance and music were also considered. The basement level space was considered as a small concession space for seasonal rentals such as skis and bicycles, or as a special exhibit space. Concept Two The second concept responds to local market conditions and the desire to create a self sustaining project from an economic standpoint. Under this development concept, a conference center with two lodging facilities comprised of the Manor, Chapel and Dormitory was created. Under this development concept, one entity would occupy and run all the facilities. Carnwath Manor would remain as a smaller lodging facility with up to 8 rooms. The Dormitory building would be expanded to contain up to 30 guest rooms on the upper two floors, meeting rooms, fitness center and restaurant on the lower two floors. CARNWATH FARMS OF WAPPINGER TOWN 47 \. , .. L . \., 4 .. 1.. L \ ... l L w '- L L l L t t.. l '- \ ~ .., l ... MASTER PLAN The Chapel sanctuary was to serve as a large meeting room for the facility. All three buildings were to be interconnected so that the various spaces could act together and support each other. The Carriage House would again be used for art studio/ workshop spaces on the upper floors, while the first floor spaces would be renovated as small indoor venues to serve the various events that could occur on the site. This included creation of a small cafe, perhaps displaying period carriages and a larger multi use space. The basement level space was again to be used for seasonal rentals as described in Concept One. Concept Three This concept was developed in response to the prohibitive projected costs to convert the dormitory into a dedicated lodging facility. Under this concept, Carnwath Manor remained as a bed and breakfast. The Chapel was to be used as a gallery and multi function space, all as described in concept one. The Dormitory building was to be demolished, and terraced gardens created in its footprint. The Carriage House was to be converted into a destination restaurant with indoor seating for up to 80 patrons and additional outdoor terrace and patio seating, in season. Concept Four (Preferred Concept) The preferred concept, was determined during the development of ideas in the public workshops and through subsequent meetings with the Advisory Committee. This concept has the underlying desire to keep the majority of Carnwath Farms for public use, recreation and enjoyment of the arts. The Carriage House is the only exception, developed as a destination restaurant, while the remaining structures are all retained for public use. The Carriage House could easily be adaptively rehabilitated to create a high-class 'Tavern-on- the-Green' style restaurant. The site around the building would provide for extensive outdoor dining terrace space and the potential to provide open views of the river valley from these terraces would make for a very attractive dining experience. The basement space would lend itself to an intimate European pub atmosphere. Upper stories could be overflow dining space and offices for the restaurateur. The preferred concept forms the basis for Chapter 7, Development Concepts. More detailed descriptions, details and probable costs are presented there. Other Building Use Concepts Discussed Alternatively, an independently owned and operated restaurant could be located on the site. During the public workshop the possibly of locating such a new structure overlooking the entry drive in the Northern Meadow was discussed. The site would be leased and the structure would be designed in accordance with strict architectural standards so that the structure and site plan would conform to the historical setting and style of the estate. The restaurant would help draw people to Carnwath Farms, and rent and royalties would help support Carnwath Farms activities. Site Related Functions Community Recreational and Gathering Facilities Active recreation facilities like ball fields, tennis courts, swimming pool, etc. are not a priority for the estate nor are these activities compatible with Carnwath Farms' art, historical, and environmental focus. However, other recreation activities are in keeping with the site and program. These include: hiking, bicycling, picnicking, landscape viewing, cross country skiing, ice skating, sledding and tobogganing, Le., more "passive" activities. The Carnwath Farms site offers ample opportunity. Internal trails for bicycles, hiking, nature walks, and cross country skiing can be built and linked to the evolving regional and Hudson Valley Greenway Trail System. The sloping hills offer sledding and toboggan runs; the old softball field offers a location for ice skating; and the expansive lawns and romantic landscape are perfect for picnicking, bird watching, or just being outdoors on beautiful day. Carriage rides, horse riding events, and CARNWATH FARMS TOWN OF WAPPINGER 48 l , t.. L \ '- L \.. L L , )Ir L L L, l L l ~ '- , i.. f \. L MASTER PLAN outdoor expositions and fairs could all be accommodated. A winter activity center containing ski, skate and sled rentals, along with snack bar, could be located in part of the Carriage House, or in a new structure closer to an ice skating field at the south end. The Dormitory kitchen facilities and cafeteria, along with an adjacent outdoor lawn courtyard, offer a location for members of the public to stage a celebration or meeting, or a wedding in conjunction with the Chapel. Community Crafts Market In keeping with an art and public access oriented program, a regular open air arts and crafts market during the warm season could be a popular attraction. It could be set up in tandem with a farmer's market and present a very lively community scene. These events could be organized in a variety of ways, either utilizing the level baseball field area, utilizing the main access road as a pedestrian spine, or utilizing the upper meadows of the site. Level Area around the Softball Field Could Serve Several Community Functions. Regional Trail System Links The Hudson River Greenway Trail System initiative was begun a number of years ago. The objective is to create a continuous trail along the Hudson from Manhattan to Waterford. The Carnwath Farms, with its location along the Hudson and its inclusion in the Wheeler Hill Historic District, is well situated to provide one link in this evolving chain of local and regional trails. The Carnwath Farms program can include an internal system of hiking, biking, and cross country ski trails, along with peripheral links to the Wappinger Greenway Trail System to the north and the hamlet of Chelsea to the south. Some of this peripheral system will require resolution of difficult landowner and easement issues. Parking Lots and Roads Development of Carnwath Farms along the lines envisioned will require considerable additional parking. Location of such lots will be determined during design phases, but the objective should be to blend them into existing topography and woodlands to minimize their intrusive impact on the site. Towards this end, the Central Wooded Landscape zone offers an appropriate siting opportunity. The Central Wooded Landscape could be carefully improved for parking and access. Opening up more of the estate as described, along with constructing additional parking lots, will require improvement and expansion of the internal roadways. Some sections, particularly around the Manor House, will need to be widened to accommodate two-way traffic. In addition, improvement of the existing one-lane gravel road through the Western Wooded Slope into a paved roadway, would create an internal vehicular loop that would facilitate access around the estate. CARNWATH FARMS TOWN OF WAPPINGER 49 '- MASTER PLAN / f .. Public offerings at the estate such as performances, festivals, etc. will require large amounts of parking. Because such parking will be needed only occasionally and, if built on the estate, would be discordant with its basic pastoral setting, remote parking should be considered. Under this scenario, the Town of Wappinger would contract with owners of large parking lots for occasional use and provide jitney service between those lots and the estate. This arrangement would have the added advantage of keeping potentially large traffic volumes off the local roads in the Wheeler Hill Historic District. L .. L L. Estate Maintenance L Currently, equipment is stored and repair IS done in the Carriage House. Other potential program uses for this building will require relocation of these utilitarian functions. It may be necessary to construct one or more new structures to house these competing uses if they all are incorporated into the Carnwath Farms program. An effort should be made to locate a local historic structure that may otherwise be demolished and move it to the Carnwath Farms site for use as a utility and maintenance structure. L L. L L Hudson River Access L Having direct access to the Hudson River would make the estate accessible to the large number of pleasure boats using the waterway Spring through Fall. However, direct access from the river to the estate would have to overcome a number of obstacles. Since no land exists west of the Metro North right-of-way, a pier would be needed. A handicap-accessible, grade- separated crossing (bridge) would be needed to cross the rail right-of-way. A handicap- accessible system of trails would be needed to ascend and descend the 20Q feet in elevation change between the river and the Central Building Area. A lengthy process would be needed in order to receive pertinent permits from the Army Corps of Engineers and NYS Department of Environmental Conservation (pier) and Metro North (bridge). On the other hand, docking could be considered at remote locations such as Chelsea or Wappinger Falls, with jitney service between there and the estate. l L L i '- , ... 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. L CARNWATH FARMS \ .. TOWN OF WAPPINGER 50 b , 1. L MASTER PLAN 6. i '- L t\ '- L L L L L L l L l i '- Public Design Workshop t ... L L CARNWATH FARMS - TOWN OF WAPPINGER 51 L MASTER PLAN . L, Public Design Workshop L 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. t \. L L Workshop Planning L 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. L L L . L The Charette L 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. l L l . \. Morning Session , '- Several interesting ideas surfaced from the discussions during the morning session. In general all three groups proposed that the development be multi-functional, capable of multiple uses and open to the greatest extent possible to the general public. The concepts presented included support for strong links to the Hudson River, and celebration of local and site history. One group suggested that the development be coordinated with similar projects nearby such as Montgomery Place. The groups sought to provide lots of outdoor multi-purpose and performance space. More than one plan showed an amphitheater and festival/fairground. All of the groups proposed a private lease agreement for development and use of an existing building or a new facility, most commonly a restaurant, hospitality use or bed and breakfast. Specific recommendations for the buildings included using the Dormitory as a retreat house, artist-in-residence facility or as a dormitory annex for a local college. Several uses were proposed for the Chapel including an art gallery for Hudson River School Paintings, a lecture hall, a small performance venue, and studio space. The Manor was most commonly conceptualized as a bed and breakfast and banquet facility. III + " , ----i-i During the afternoon session three different groups were formed to focus on more specific topics: a site development group, an architectural development group and a policy development group. While the site and architectural groups mainly refined some of the concepts that were discussed in the morning session the policy group broke considerable new ground. Among the discussions of the policy group was an underlying desire for the Town to be able to maintain control of the development of the site through the establishment of a not-for-profit , i.. CARNWATH FARMS L TOWN OF WAPPINGER 52 L MASTER PLAN . L 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. L I \., Other discussions included whether to hire an on-site caretaker for the site to maintain and provide security. L 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. L L L L , ... L L \. Preliminary Conceptual Development Plans L 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. 1 ... 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. .. \ .. ~ L FARMS CARNWATH l ... TOWN OF WAPPINGER 53 ~ L. L L MASTER PLAN Figure 2: Central Core Preliminary Concept Plan 1r~il L.i...~ To: --- ~W"yT"'it/~(v..,.. l<.itd\If\. ~ "'" ~ L, L L L L L l l L ~I Rot. G.,. Pt~./Ar..r. /'0"1' /'&~tI Pat,. Dt/trfW"+-ry e.,lfd,. ~"'f\.A,. ~."II- ""lIy 5~~ Ow,I.,.. "1"1': I 1. L L Rlt'rI'>!,^,I'I"I~k R.t.IDC4t-a P.r~il\~ -'frail L..f~ 1'0: ~~.... tA.,u,IWf.1 A"'I'M-ttl.~1'.r ---- c.l"l'\Wf,#\.. tA......... &. ~ Dil'\il\.j P.tlo . c;,.tt.7w.tel"f-n. · P.~olI.. SMr-+w !lIJ+i~ R0t4 CoI'\.,.~ ,..,. FV.ut,.,u./ ~iMI'+W Sluvlc"#~. A".... R. ./1.4b(/I-t4t e- rI i.f","" S f2t,t rf DII".. i"- A.d~I""i~;"t,.". &Il",'~ "'~'I i~h. Vpp.!"~d/a~~ Srw.cAc.!&.JlptlJf"C. -r.r~1t ~, CArr'~/I4(k-i~ r".,l/ 5eu/f"h;rt 5trJ4(,t/c.rrl~' !>1'l'fAf' St-./Sf:4t./Sit. ~~ ~ "-u~'". ---~- O....rltXJ/t.! o",/1U 1'.'1/'("0/1. t L. L L L CARNWATH FARMS TOWN OF WAPPINGER 54 ! L L MASTER PLAN Figure 3: Overall Site Concept Plan L L I L, L L L it I.. . \.r L L ~ b .. l L ~ \. L L GREYSTONE ESTATE - TOWN OF WAPPINGER Conceptual Site Plan - Example CARNWATH FARMS TOWN OF WAPPINGER 55 , L. l L L ~ .. L L l L l. L L L L l L. L t L.. L t Ii. MASTER PLAN Figure 4: Dormitory Retrofit Sketch ~ 1 I) I '. If " I I If'" , , .. r Co"".......t, M~~ Figure 5: Carnwath Manor Entrance Sketch CARNWATH FARMS TOWN OF WAPPINGER 56 L MASTER PLAN \ L. L L L ;J:, L L L L l L. I ... r L. L l l '- ~ L. L L Figure 6: Concept One - Charette Response CARNWATH FARMS TOWN OF WAPPINGER 57 r~ r'''~ r' r- r- r'" r'''' rmcc",,,,' r'" r r r ~ r" r ~ ~ ~ ~ ~. t .... ~'f/ S'fl!I:.IH.. etl!!lNT FI~5T fL..OD~ . Manor as Bed and Breakfast + Historic House (1 st Floor 3400 sJ.) . Chapel as Gallery + Special Events (First Floor 2,600 sJ.) . Dormitory as Option 3 Guest Rooms (First Floor 3200 sJ.) DO R M IT 0 R V / C HAP E L/ MAN 0 R EYP/ CONCEPT ONE - CHARETTE RESPONSE \,.dlltnlUrc~' 1-:Il~'lI1<'n-jnl! 1',(: CARNWATH FARMS TOWN OF WAPPINGER r;"J",nl \""If",- I'rl'",,,rr ~~~~~~r~~r~~r~~~r~~ PNn.O ,;.' ~rrv -- ~ ,... P1_ ", f'l<<1O cOotJ~ bg~aa~o t5 y.{J<JO . Kitchen 2,000 s.f. 1,500 s.f. ~~seM eNT . DiningRoom . Community Room 1,150 s.f. DORMITORY/CHAPEL CONCEPT ONE - CHARETTE RESPONSE EYPl 1:11lh"1111'"tT~,- ]'rc,.:"rt CARNWATH FARMS - TOWN OF WAPPINGER -\RllIt,'cn'H" 8 1-:I1l-"'lt"'Tlllg 1'_(: r~~ r--- f'"'''''''' r""" r r r F' r' f''''''''' r~-' r"-' r''''' r""J"~ r'" r''''* r'''C1''' r-~ rec "..-.' .~ I tYfIQc.. ~ ('W/Wlk) : '......14' <<' 182 " i 1 . . . It> ~~ ~ c:#. 1't1Iftt' ~ m I~I :..."... ,~ 8 ~ "It.~ pt.a)~ DORMITORY Option 2 . 14 Guest Rooms at 182 sJ. . Common Toilet Facilities Option 1 . 18 Guest Rooms at 119 sJ. . Common Toilet Facilities EYP/ \rcllllnwn' 8 Lllj.':1JlC'cnllj.': P.(: CONCEPT ONE - CHARETTE RESPONSE CARNWATH FARMS - TOWN OF WAPPINGER b"l",,,,y,dTn'I'rc'd.'tt 'r' r~ r"'''' r'1O' F r- r'v," r"""F r"w," r"" r""" r'"'' fP""i''' ."" "m, r~'~' r- Option 4 . 8 Guest "Suites" at 238 sJ. . Private Bathrooms Option 3 . 13 Guest Rooms at 17 5 sJ, . Private Bathrooms EYP/ Em1"'''1 Y;ltf~T l'rc",orr \rd,;tntlln' ,'< I'.llf'illt"cnllg [',(: r'" r.'~..'.. """',.r. r'" ~ 1~~'(40~ I ttm H I~'" I !} 1- h . . ~o ~ 111I1t.D ~R WODN+ ~.\.."..'.. I \ . : ~,...s tIr4- """) 1~11I_ ns'" I I f2 ra . . ~o OR. 1tftltD ~ tlfll~ ...~, DORMITORY CONCEPT ONE - CHARETTE RESPONSE TOWN OF WAPPINGER CARNWATH FARMS r" f'''''''''' re~~ r"" r"" r'~"r ree,'" r"""'" r'"'''' r"""~ r r-' r- r-' r'" r~" r-'" t~ r" .:t,.up-p Bd?OR $E;COND F~R . lOBed and Breakfast Guestrooms with Private Bathrooms MANOR \rdmat\lf<' "'- LIl!--'llw<'nng: P.(: CONCEPT ONE - CHARETTE RESPONSE CARNWATH FARMS - TOWN OF WAPPINGER EYP/ I:mlwn,y"tt,,,'l'rc'C\'fl r~ r" r~"'" r""'" r-- r" r'" r I r- r" r--' I~ r~' r""" r= r r-' r"""" =~ .Wf4S 'HDC&~ ~I ~.. ~ I! T---' I "1 I ,: /'IIlf1 K ..o..-..l ~ f'd~:1 .: ~C1D 'I t. ~ y--, 11 I: l_~ I: I: ~ v I I II -------t , I ---II I I " I I Ii I I I --~ I . .= .-.$~~~ r:.~ f~~- ~~ ~. . First Floor 1,000 sJ. 3,500 sJ. 3,350 sJ. tlff\DIool'. ~~ ~WD'D (~~.~ UMI1'~u..) lfTJOtol: MUs/G. . . . " . ..... ". . .... -' <. so""'" 'fWVlStf:lS tW( ~ tIIt!R~ 0PfI0tJ: ~(~~'M~i'~~ . Basement . Second Floor CARRIAGE HOUSE EYP/ CONCEPT ONE - CHARETTE RESPONSE \'-c'hi,,"tt\ln" c', 1;.llj.':illl'e'ring P,(: CARNWATH FARMS TOWN OF WAPPINGER J-:illlhl1l1 '""ll;,,' I're~~"rt L MASTER PLAN l .. Figure 7: Concept Two - Conference Center L L L ! L. L L L L L L L L L L it L.. L L CARNWATH FARMS TOWN OF WAPPINGER 64 '--' F' r"~'" r"'" r'~" I r"" r"'"'" r"''''' r'~''''' F' r"""' r'o"" r""'" f"-' r~- r"""'" r' k~, rw",," 1\ ~ 1?JllET 12 t VI~.s ~ R -} <. ) Nau CotJS.-rl2lJVfIDN t ~1l<-'f ft(2.S1 FLaJ (<.. (ex.lS-r. VO(2.MlTDI<.'t t3(..Db ~ H~716t-J) . Manor as Bed and Breakfast + Historic House (3.400 s.f.). . Chapel as Large Meeting Room (2,600 sJ.) . Dormitory as Conference Center (2.400 sJ.) . Addition as High End Restaurant with Seating for 80 (1,600 s.f.) EYP/ DO R M I TOR Y / C HAP E L/ MAN 0 R ] ,_ ml" 1111 '1-" tT~,<. l'rc~c (,rr \,(hi[utUf<' ,\ LW.!JlHTnll!! CONCEPT TWO - CONFERENCE CENTER CARNWATH FARMS - TOWN OF WAPPINGER r~i"" r''''''' F" ~" r r"."'" r""" r""' ~. , r-'" r-"'" P'"""" r""'" r r:c>' rv J"""" r'c r"'" fl~S C-TR UtMIJrTV , .P<<M HEat / 9'tb~ ...... pI- s..- ~~~- S'CCf.. S'PJ;c I !M~~ ~ < .~ Na\I caJ.ST~l1DN GPOONP ft.a'~ l EKlSTlNG PDf2.~llOP-'t &.06) DORMITORY/CHAPEL . Community Room 1,150 sJ. . Meeting Room 1,500 sJ. . Fitness Center/Spa 3,000 sJ. \,-dur,'(fIlTl' "" j'.ll~I1H'<'nlll!: 1'-( CONCEPT TWO - CONFERENCE CENTER CARNWATH FARMS - TOWN OF WAPPINGER EYP/ 1',''']''''ll'l'"tk,-I'reo'L"rr r-"' F"""" F""'- I"""""" .....,.," r-'" r I r' F"'''' , -r-"" P-" r'''''' r'" r""'F r--' P-''' r-" r-' r""Z 111\1<-0 &POl' .- ... . se~OND F L-.OOR . 8 Bed and Breakfast Guestrooms with Private Bathrooms MANOR \r,-hnC'ltl1h' ,', 1-:l1!!lllenill!! 1',(' CONCEPT TWO - CONFERENCE CENTER CARNWATH FARMS - TOWN OF WAPPINGER EYP/ l:11liH,,,,,",,tTn.I'rC',,,(}ff rc r"'" r- r- rp r'"' ~ r'" r-r'" F'" r'''' r'" ,- r'" r' r'''''''' r''''' r"~" 1'1 IS ~ 'srFrl~ I_-~ B ' I I $rz, ~ Ib t( e 7 " If . . " t hb\J cal~nDtJ ~NP 'fdJO WI P-D "f[..a?(<... ( e;(lSC I rJ6 tJt#-M IlP(Z..1 f:LD6) . 15 Guest "Suites" at 238 sJ. with Private Bathrooms DORMITORY EYP/ CONCEPT TWO - CONFERENCE CENTER CARNWATH FARMS - TOWN OF WAPPINGER F1ll1WllI Y.\tfCT l'h'~,,)n \lchiTt'dUn" '" Lllf.'im'c.rillj:1: PJ: r-' IIII!I<'""'C" ." r--' r-' r r-, r r' r"" r"... r-~'" ~. r'~1 r'" ~4 r- r- r' r-' " \I \I' t! --, II ,I 1__..1 n ffl:rl ~ II 1't'd~ " "S'WOID " :' I~ r--' 1i \: I I :. J: .._~ II I, I II GHJ.~ ~S ~~ r '1'-. I I I f I I ...._ .J ~ ~j .~~ ()' ~ g] 000 --... I I .J ( f II( I I I ____.JI I . ~' .-=. I I SECOf'JD pU)OR f\861 fL,OO~' ~EME..IT -- -.. ... .. , ,,, ,. . Second Floor 1.000 sJ. 3,500 sJ. 3.350 sJ. . Basement . First Floor CARRIAGE HOUSE \r,hitcctun" ~', l:ll!-,>iI1<'l'rill;.': I'_{: CONCEPT TWO - CONFERENCE CENTER CARNWATH FARMS - TOWN OF WAPPINGER EYP/ ]'",1""'1 y..ti~.c I'rc"~Mt L L MASTER PLAN Figure 8: Concept Three - Dormitory Removal l 1. t .. l L l l L L L l . l '- l l , L. L L CARNWATH FARMS TOWN OF WAPPINGER 70 r .. Ir"""r"""'...............................r-.............r--r-.......... G~'f I I I I I I , I I I __I J I I I I I I I I I I I \ I I '-____-1 .o;BlIIlCZ. RRS"( Ft..OOR Pf..IrN . Manor as Bed + Breakfast . Chapel as Gallery/Special Event Space CHAPEL/MANOR EYP/ CONCEPT THREE - DORMITORY REMOVAL 1-:lIIh" III ,\';0 rJ~,,- I 'r,'_'" nrt \rdWt"",n- ". ICll"il1..t'rill~ 1'.( CARNWATH FARMS TOWN OF WAPPINGER L L l L L l 1. ~ l l l L l 1.. ,. L L L 1 L. L L MASTER PLAN Figure 9: Concept Four - Multi-Purpose Facility CARNWATH FARMS TOWN OF WAPPINGER 72 r- r"" r"-' r" r- r- r- r"" r"'-" r''''"' r- 'r"~ r' r- ,".,- 'W "'. r'" r-' r-' r'~' . ~'I'I MUI.TI' FUN(,TIDN t : I I I 1V!: · · · · ~ I .+--- ------------.- ----- - (;a(l./LI DfJR....--------------_ -----_.___J . . . . s..lI'c.e ARST FtLJO(<. pLMJ DO R M IT 0 R Y / C HAP E L/ MAN 0 R . Manor as Multi-Use/Historic House 1 st 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 EYP/ CONCEPT FOUR - MULTI-PURPOSE FACILITY EinllOlll Y.,tI~~ I'r",,,nfl \rdlitntuf<' "" 1-:llg11wcrill~ P.( CARNWATH FARMS TOWN OF WAPPINGER F""''''''' r~ "..."" r. r''' r'''h t~ r-' GROUND FLOat<. FtAN r'*'''0''' ~'WM'" r- r r'~ "r'''' f"- r"'" r'''"' r""""'" r"'" PffrlO vvOQ ~i? PI:ltJ6/. rj :OO~Oe 0 PHnO ~IT'( """"~-t ~ 1,150 s.f. 1,500 s.f. EYP; hnlwlll Y.,tl~:t.l'r"".;"lt \r,'h,rnt"H'81'.Il;..'lllc"ai,,)-':P.( . Community Room . Dining/Multi-Purpose DO R M IT 0 R Y / C HAP E L/ MAN 0 R CONCEPT FOUR - MULTI-PURPOSE FACILITY CARNWATH FARMS - TOWN OF WAPPINGER ~ r"" r-~ r- ,- r'"~ r- r- r"""' r~'~ r-' r"r"" r'-~' f'- r r'" ~. r- . . . . ....-_____,__-coItIt/DOR r r . ... . . . Multi-function Option (3,600 sJ. exclusive of corridors and toilet rooms) loI\OL.,.(- fU/lJcnOtJ OfTlON sec.otJP ()Il. 'TH1fU) ft.COlt. &ti : 1'/~ pa>1iI tntVI2~) : JJi,~ l't ... m'" I I?J ~ . . Guest Room Option . 13 Guest Rooms at 17 5 sJ. GOeST ~OM oPf/o/J SEGONO 0(/. 1HlfW PLOOf(, . Private Bathrooms DORMITORY EYP/ CONCEPT FOUR - MULTI-PURPOSE FACILITY TOWN OF WAPPINGER FlI\h"rnY.1IJ~T I'rc",."lt \rdlll,'CfUT<' i', Ll1!-"Jl<'<,nn'-! CARNWATH FARMS r"--, re. r"'" ~ r"'.' -....... r.. .....'.. lr"""'..... ---, *"""'" r ~ .......,., r .- ..' .' 11' . ,-"'.... r-- r'o' r'$ r- r'. re....-- f...._. .''''' . -_.~. 11" .- . 8 1H I p..o FWO~ Pt..kN SeGQJO FUX:J/l. ~nor as Multi-Use Space . Third Floor 3,400 sJ. 3,200 sJ. . Second Floor MANOR \rdtitt'Clllr<' "'" hl!!"11"t'r111':- P.I' CONCEPT FOUR - MULTI-PURPOSE FACILITY CARNWATH FARMS - TOWN OF WAPPINGER EYP/ l:mh,.nl \""ftl".l'rt;"Pr! f'''''''"'' r'" F""n" r'" f-' rA r r'" r- ,- r- r- r r-- r .- r"" ..- r'- ~ ~ 'I " )1 ,\ r-- ~ ~1'J6 ~ L..J :; li<<'~ I ;; ~ ~AIJ<llVeT.t: II 1 r-.---' :~ :~ L~ " II ~ U fCrrateJ OINING PalM sECOND pWOR. fIR-57 Fu;or<.. BPrS eM eNI 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 sJ.) CARRIAGE HOUSE EYP/ CONCEPT FOUR _ MULTI-PURPOSE FACILITY CARNWATH FARMS TOWN OF WAPPINGER Emh"ll,Y.\tkt" I'n",':l.r( \rdlltt'cf\lrt" ~,. l-:ngil1<'<'nuC': 1'.' L L L 1. k L l .. \. l L , L. , .. L. \.. l , .. \.. L \. *, i i. MASTER PLAN 7. Development Concepts CARNWATH FARMS - TOWN OF WAPPINGER 78 i .. MASTER PLAN L L , .. I ~ .. ~ .. L L 1. L ~ .. L \., 'i.. 1. \. l L L 1,..11 /..1"'''' r.: ~lMyT",if/~i~ Kit"'~ ~..... a..".t t-1v1~ L..w.,. 4,.."..1 ,..". ' FMMt IW. ~ IY'JOa/A.'"'' I..wer 1"..,,, Pat,. lJtJ1r,.,'+wy &ifl.,' ~t."A...... Development Concepts The most important fundamental question impacting development concepts for the site was how to strike the balance between public and private use. Greater private use in the form of leased sites or buildings by private developers promised more lucrative financial returns for the Town and shorter development timeframe. More public use would take longer, require a larger financial commitment by the Town but would guarantee greater access and control over the site for the public. The Preliminary Concept Plans for the Central Core and Overall Site (Figures 2 and 3) were developed to show a maximized private use of the site utilizing the Manor, Chapel and Dormitory for an Inn complex. A follow-up market analysis of this idea with a consideration of development costs and financial returns to the Town revealed that the Dormitory would be too costly to renovate. The logical alternative to renovation of the Dormitory would be its removal and replacement by a new structure. That would make more financial sense, but was not a solution that was palatable to the Town or Advisory Committee. f'tahCl/~ ,-",.,..Et ~a:fP."""M ~h J ,-; '!Sf!~"s''l . :../ - "frai' t..l~ 1'.: t " ~~.,. ~""I -ti ~"'-i'." ~. w""~ M~ I.~ Difl\l!'i P.tlo · "'~.,w.~. · P.~. 5h.t.f'+w !al'+i~ ft~ Co.\WJ~ ".,. PUu,trfu,./ L.lfI4''tW .&uvIU~. .4u..... The Town and Advisory Committee desired to maximize the public use of the site, and provide more flexible use of the Manor, Chapel and Dormitory for arts-related and public purposes. The consensus opinion was that the monetary returns on investments in the property were not as important as maintaining public access. The Town and Advisory Committee were further resigned to a longer timeframe for development of the site utilizing a historic preservation and public arts theme as the central elements of development. The resulting Master Plan concept for the site and buildings grew from the public's support for a mix of private and public uses that would keep the Carnwath Farms public. The final scenario was determined in consultation with the Advisory Committee and is consistent with the ideas generated in the public design workshOp and Statement of Objectives. The critical concepts that form the basis for the final master plan are: . Preserve and enhance the existing Romantic Landscape, especially from the main entrance on Wheeler Hill Road to the front of the Carnwath Manor. . Maintain public use as the predominant use by providing open meadows, trails, river access and public comfort. CARNWATH FARMS TOWN OF WAPPINGER 79 ~ L. MASTER PLAN \., . Provide a range of venues on the site for performances, fine arts, community events and special events. L . 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. ~i L l L . Utilize the existing buildings primarily for public arts-related purposes except for the Carriage House (restaurant) and Administration Building (offices). L . 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. L 1. L . 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. t ... \, . 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 L. \ .. 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 L 1 ... structures in the Wheeler Hill National Historic District. These two buildings along with the romantic landscape on the site are the critical elements from an historic preservation perspective. They are also protected as such by their inclusion in the historic district. Unfortunately, the maintenance required in order to keep the Manor and Carriage House in good repair have been beyond the means of the most recent owners and they have most recently been in a proliferating state of decline. The other structures on the site do not contribute to the Wheeler Hill Historic District, but contribute to the history and use of the site. The proposed plan envisions the buildings on the site as multi use, not only to bring and support activities that may occur on the site, but also serve other art oriented organizations that may need administration type spaces. The mansion, chapel and dormitory buildings are well suited to a multi function facility due to the variety of spaces that can be provided and the ability of the buildings to function as one facility. This is most evident on the first floor of the facility where the buildings are connected and activities can flow between the buildings. During the analysis of development scenarios, the consultant team proposed the demolition of the Dormitory. The reasoning was that the renovation costs exceeded the market value of the building, making the renovation a 'bad' investment. The analysis that led to this scenario was based upon renovations of the Dormitory for a hotel and conference center. Given the strong desire for reduced privatization of the site during development, other uses of the building requiring less extensive and perhaps less expensive development were suggested. The Town and Advisory Committee were strongly opposed to demolition of the Dormitory, leading to its' retention in the final development scenario. Critical concepts related to the use and treatments of architectural elements at Carnwath Farms include: . New structures should be architecturally compatible with the existing structures and romantic architectural styles. Non- compatible structures should be located and screened the same as utility structures, access and parking. l. CARNWATH FARMS I .. TOWN OF WAPPINGER 80 L L l L L L L. L , .. L . t. L Ii. L l i '- L L. t .. MASTER PLAN . Stabilize critical structural and shell areas of the Manor and Carriage House as soon as possible. . Rehabilitate the Chapel for public use as soon as possible with a few low cost renovations. . Renovate the Administration Building as leaseable office space as soon as possible. . Provide a flexible set of renovations for the Dormitory that can allow for use as artist-in-residence housing, offices, dormitories, or studio space. . Attract a developer to lease and renovate the Carriage House as a high quality 'Tavern-on-the-Green' style restaurant. . Renovate the Manor for administration, art display, and meeting space. . Renovate the Ice House as a small visitor orientation structure with equipment storage space below. Management and Operations Early during the planning process, Town representatives visited the Pruyn House in the Town of Colonie to see a similar project in operation first hand. The structure of the 'Friends of Pruyn House' and the relationship it has with the Town of Colonie for management, operation and maintenance of the site provides an adaptable template for a similar structure at Carnwath Farms. The future management organization utilizing a 'Friends-of-Carnwath' structure for Carnwath Farms was discussed in detail during the design workshop. Under this Plan, the Town will establish a public benefit corporation, an entity that would allow them to lease out various components of the estate to a not-for-profit arts program and other third parties. Under each of these lease agreements, the Town will have provisions that allow them to retake control of the respective facilities if specific use and occupancy criteria are not met. The organizational structure is discussed in detail at the end of this chapter. Concepts for Site Elements The main development themes for the site were to maintain the romantic landscape character of the site; to preserve and enhance the overall character of the site; provide a wide range of venues; and provide for public use with trails and river shoreline access. The site development must also respond to the architectural and functional programs for the project. Although the site elements required some adjustment during concept development most of the site concepts developed during the charette were incorporated in the Final Master Plan. The building core is most sensitive to changes in the alternative scenarios and that portion of the site occupies only a fraction of the site's 99 acres. The site elements presented below are organized similarly to previous chapters with some expansions and additions. Each area is presented with a graphic view of the appropriate part of the Master Plan Drawing and a statement of probable construction cost. CARNWATH FARMS TOWN OF WAPPINGER 81 L \. ~ .. L L L L l L L , t.r \. t 'i. l L l L L t ... MASTER PLAN Entrance Landscape site and architectural elements that could potentially detract from the entrance experience. 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. 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 . 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 I .'; j ..... t\ -.. . \ --~ Key Plan: Entrance Landscape Careful pruning of existing trees and compositions new plants will make a significant and cost effective impact. CARNWATH FARMS TOWN OF WAPPINGER 82 l l \ .. I ... L L l \., 1.. L L ;. '-, ,t .. l \ .. L L \., l .. MASTER PLAN branches of trees could open up views of the Hudson River from the first few hundred feet of the entrance drive. The proposed budget for the work on the entrance drive includes removal of the 'grottos', resurfacing the pavement, signage, and an entrance feature as detailed below. Probable Entrance Drive Construction Costs Remove Grottos 9 @ 300- $2,700 Remove Parking 15,000 SF @ 1-$ 15,000 Lot Pavement Lawns 45,000 SF@ .10 $4,500 Asphalt Top 33,000 SF @ .50$ 16,500 Plantings 100 shrubs @ 50- $8,000 /10 trees @300- Signs LS$ 5,000 Entrance Feature LS $25,000 Erosion Control 1AC @ 2,000-$ 2,000 Sub Total $78,700 Contingency$ 19,700 25% Design, Legal, $19,700 Etc. 25% Total$118,000 CARNWATH FARMS TOWN OF WAPPINGER 83 l MASTER PLAN . L, Upper Parking Lot and Road L 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. ~ 1. L L L \.., L L . t. L. L L 1. l L \ i r-- I" I \ I \ I I . , , Key Plan: Upper Parking and Access Probable Costs for the Upper Parking Lot and Access Road Clear Grub 2.5 Ac @ 7,000- $17,500 Strip Topsoil 2,000 CY @ 4-$ 8,000 Rough Grade 7,000 CY @ 3- $21,000 Pavements 54,000 SF @ 2.50$135,000 Plantings 20 trees @ 400- $8,000 Lawns 50,000 SF @ .10$ 5,000 Erosion Control 2.5 AC @ 2,000- $5,000 Sub Total$199,500 Contingency $50,000 25% Design, Legal, Etc.$ 50,000 25% Total $299,500 , \., FARMS CARNWATH ~. i. TOWN OF WAPPINGER 84 L MASTER PLAN .. South Access Drive, Parking and Barn L This area includes the access drive beginning behind the Administration building, continuing south and terminating in a parking area at the southern property line. The access drive will be well screened by the existing woodlands from view behind the Administration Building and Carriage House. The parking lot at the terminus of this drive will be partly paved with asphalt and partly unpaved utilizing grass pavers or stone. The unpaved portion of the parking is located on Central Hudson Gas and Electric property is intended to be overflow and special event parking demands. While the utility company has agreed to permit parking a formal agreement would need to be reached to permit the use of that land. ~ I .. L ~ ~ L L I .. South Drive, Parking, and Barn Probable Construction Budget Clear/Grub 0.5 AC @ 7,000-$ 3,500 L Strip Topsoil 3,300 CY @ 4- $13,200 Rough Grade 4,000 CY @ 3-$ 12,000 t ~ .. Pavements 26,000 SF @ 2.50 $65,000 Gravel Parking 1,780 CT@20-$ 35,600 ~ .. Plantings 30 trees @ 400- $12,000 l Lawns 41,000 SF@ .10$ 4,100 L Erosion Control 4 AC @ 2,000- $8,000 Bam (40 x 60 x 2 flrs) 4,800 @ 90-$ 432,000 t .. Sub Total $585,400 Contingency @ 25%$ 146,000 L Design, Legal, Etc. 25% $146,000 ~ ~ .. Total$ 877,400 ~ .. CARNWATH FARMS l Ii. i _ ! r- I- I \ I I I I I', I ~ '~ V 7/ / TO W N 85 OF WAPPINGER f L L L , ~ , ... ~ L L L L L I i .. l ... L L L L ~ L , '- 4i r .. MASTER PLAN Exit Road This gravel road will traverse from the parking lot that terminates the South Drive (previous page) in a northerly direction along the eastern property line eventually connecting to Wheeler Hill Road at its high pOint. The road is intended to be used for emergency vehicles, for access to agricultural areas, as a part of the inner trail system, for carriage rides and to provide an emergency exit for large scale events. The route is located so that it tucks behind the high ridge line of the meadows of the site. A gate and bollards should be installed at Wheeler Hill Road for access control. I _ ! r- I- I \ I . Key Plan: Exit Road Probable Exit Road Construction Costs Strip Topsoil 1,500 CY @4- $6,000 Rough Grade 5,000 CY @ 3-$ 15,000 Gravel Road 16' 3,000 CY @ 24- $72,000 w. Lawns 40,000 SF@ .10$ 4,000 Erosion Control 2 AC @ 2,000- $4,000 Signage/Gate LS$ 1,000 Sub Total $102,000 Contingency$ 26,000 25% Design, Legal, $26,000 Etc. 25% Total$ 154,000 CARNWATH FARMS TOWN OF WAPPINGER 86 ~ L MASTER PLAN L Amphitheater l 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. t .. 1. he L ~ ... i.. L L ~ L . l, 1.- ~ I l l , , L L L Key Plan: Amphitheater Site Amphitheater Probable Construction Costs StagelBandshell 800 SF @ 60- $48,000 Formal Seating 750 Seats@ 67-$ 50,000 Lawn Seating 40,000 SF @ .30 $12,000 Snack Bar with Utils 500 SF @ 270-$135,000 for Public Restrooms Patios & Walkways 2,500 SF @ 10- $25,000 (Pavers) Plantings 20 trees @ 400-$ 13,200 50 shrubs @ 75- Access Road 1,800 SF @ 2.50 $4,500 Clear and Grub .2 AC @ 7,000-$ 1 ,400 Lawns 25,000 SF @ .10 $2,500 Erosion Control 3.5 AC @ 2,000-$ 7,000 Sub Total $298,000 Contingency$ 74,500 25% Design, Legal, Etc. $74,500 25% Total$447,000 ~ '- FARMS OF WAPPINGER CARNWATH , ... TOW N 87 L. \. L ,; "- L I l. L *' t.. \ .. i L ~ t t.. L 1 '- L L L. L L ~ .. MASTER PLAN Toboggan Run A long meadowed hill near Wheeler Hill Road provides a perfect site for a toboggan run. A minimal financial investment will be required to establish the toboggan run. With its location near the entrance the winter activities on this hill will clearly identify the Carnwath Farms site as a four season public recreation area. I . _ ! r- I- I \ I I I I \', : I I I I I I I I I I I I I I I . Key Plan: Upper Parking and Access Probable Toboggan Run Construction Costs Clear Grub .25 AC @ 7,000- $1,750 Grading (Bottom) 1,000 CY@ 3-$ 3,000 Lawns 10,000 SF@ .10 $1,000 Erosion Control 5 AC @ 2,000-$ 1,000 Sub Total $6,800 Contingency 25%$ 1,700 Design, Legal, Etc. 25% $1,700 Total$ 10,200 CARNWATH FARMS TOWN OF WAPPINGER 88 ~ L. MASTER PLAN L West Access Road and Trails L 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. , '- L 1.. L L L Probable West Access Road & Trails Costs Clear & Grub 0.75 AC @ 7,000- $5,000$ 3,000 $8,000 ~ L Rough Grade 1000 CY @ 3- Box Out 2000 CY @ 4- ~ i. Pavements 40,800 SF @ 2.50$ 102,000 t ... Other Trails Clear Grub 1 AC @ 7,000- $7,000 Stone Dust 24,000 SF @ 1-$ 24,000 Erosion 1.5 AC @ 2,000- $3,000 Control Sub Total$ 152,000 Contingency $38,000 25% Design,$ 38,000 Legal, Etc. ?5% Total $228,000 \. L L. L L . f IL ,II I ! I II ~ I . i , , , , Key Plan: West Access Road and Trails ~ .. FARMS CARNWATH , i .. TOWN OF WAPPINGER 89 ~ L. MASTER PLAN l. River Access L A vital element towards creating a multi-modal access system at Camwath Farms is a connection to the river shoreline. This connection will be difficult to accomplished and costly with significant regulatory and physical obstacles, however the benefits of making this connection will be significant. Access to the river be gained for the public and other visitors to Carnwath Farms for passive recreation and fishing, but more importantly, this access will provide a direct connection to Carnwath for watercraft. The opportunities for attracting river traffic to Carnwath will be limitless and provide a stronger justification to interweave Carnwath Farms with larger events tied to the Hudson River. The components of the structure will include a bridge over the railroad tracks, a system of ramps and stairs to descend to the riverside, a timber pier capable of docking large boats, and floating docks. I ... , ... L. L 1;; 1 L. , ~ ... L , .. \. :r-- I \ i I I I /1, I \ I I : I I \ I '-J I I I . I ... L , L. '- L L Key Plan: Upper Parking and Access Probable River Access Construction Cost Bridge LS$ 1,200,000 Dock or Piers 2,400 SF @ 75- $180,000 Erosion Control LS$ 2,000 Sub Total $1,382,000 Contingency$ 345,000 25% Design, Legal, $345,000 Etc. 25% Total$ 2,072,000 ! j .. FARMS CARNWATH t ... TOWN OF WAPPINGER 90 ~ L MASTER PLAN L Central Building Area Building Improvements L The main complex of buildings including the Carnwath Manor, the Chapel and the Dormitory form the Central Building Area. The most significant investment to be made in the project will be made on those three buildings. The Carnwath Manor will become the central architectural element for Carnwath Farms and required significant investment to stabilize and restore the fayade and interior. The Dormitory will also require a significant investment to upgrade the utilities, refit exterior finishes and retrofit the interior for uses other than dormitory. The Chapel renovations will be the least costly to complete and will provide an immediate benefit as a space for community functions at Carnwath Farms. t .. L , ~ .. l ~ L. . .. L , ... t L. \ L.. 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. L ~ L. L t L.. Improvements for each building are divided into two categories, shell improvements and tenant improvements. Building shell improvements are repairs and improvements that are required regardless of the type of function that may occupy the buildings. This category includes such things as roof replacements, window repair and replacement, major components for heating, electrical and plumbing systems. The second category is tenant improvements which include work required to make the space function for the specific tenant. In the case of the destination restaurant proposed for the carriage house, the creation of the kitchen would fall into this category. Tenant improvements would include such things as kitchen equipment, floor and wall finishes, specific heating and ventilation requirements, etc. The list of work items identifies the general types of work to be included in category, and is considered general in nature. It is not should not be interpreted as a complete or exhaustive list of work required to rehabilitate these structures. . ~ I I . . } , , l \ '. \ "'-It , I L FARMS Key Plan: Central Building Area CARNWATH L TOWN OF WAPPINGER 91 t L MASTER PLAN L. Chapel L The main level of the chapel is well suited for gallery or exhibition space, lecture, meeting or other large group functions. Connections to the first floor of the dormitory building and mansion provide necessary support space for receptions and similar events. The space is also proposed to have direct access to the garden located between three buildings. A large basement level multipurpose room is accessible by means of a new lobby created where the chapel joins the dormitory building and directly from the exterior. The location of this room may make it a candidate for availability to the community for meetings and other events. ~: , ... , ... I ... l Exterior Building Shell Improvements I ~. '- · Window replacement · Removal of window and portion of exterior wall to create garden connection · Provide handicapped accessibility · Removal of corridor link to Manor and replacement with glass enclosed connection · Cleaning of exterior brick and stone 1 ... L , L. Interior Building Shell Improvements ~ ... · Repair moisture damage to plaster ceiling and walls · Provide separation for new vestibule · Removal of risers and railings · Removal of stair to basement at link to Manor and creation of community room '- Tenant Improvements ( First Floor) l · New floor finish · Room darkening shades · New wall treatments ~ L. Carnwath Manor L The Manor is unique in that the bulk of the work identified is placed under the category of "building shell improvements". Much of the work is bringing the mansion back to its original appearance, and once that is accomplished, many functions could take place with its rooms. The restored main rooms on the first floor may t .. serve as central reception area for the facility given its location on the site, or specifically the entity occupying the house. The size and ambiance of these rooms are well suited to receptions or similar events that can also utilize the new gallery space in the chapel by means of the glass enclosure connecting the two buildings and the garden space on the south side of the mansion. The original kitchen area is expanded by means of a small addition to provide space for a caterer to set up and serve events occurring in the mansion, new gallery space and or garden. If the kitchen in the dormitory building is operating, food prepared here may be brought to the catering space prior to serving. The upper floors of the mansion, served by a new elevator, could function in several capacities including administration office space, small meeting rooms and exhibit spaces. The plan will maintain the layout of the original bedrooms, with new common toilet rooms accessible from the corridor. Partitions separating some of the smaller bedrooms could be removed by the tenant if larger spaces are required. Removal and patching would need to be done in a manner to maintain the integrity of the mansion. Exterior Building Shell Improvements · Repair of the mortar overlay at the brick joints and cleaning of the exterior · New roof system ~ L. FARMS CARNWATH ~' l' Ii. TOWN OF WAPPINGER 92 I L. MASTER PLAN L · 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. , .. '- ~ L. L i L. ~ L , ~ ... t L. Interior Building Shell Improvements , i ... · Floor structure removal and replacement · Replacement and reconfiguration of basement stairs · Removal of non -original floor materials such as sheet vinyl and tile · Wood floor refinishing and replacement in all rooms · Plaster wall restoration · Door and Hardware refurbishment · Refurbishment of wood paneling, trim and stairs · Reconstruction of the servant stair for means of egress · Fur our all exterior walls for insulation · Restore all fireplace boxes, chimneys and mantles · Provision of a new three stop elevator. · Creation of common toilet rooms on each floor. ~ L. ! L. l l L \' ... Dormitory The dormitory building, the largest on the site, has the potential to serve many functions based on the needs of the specific tenant. One potential use is seen as short term accommodations for artists working out of the facility or other nearby facilities. A given floor may be renovated to accommodate up to 13 guest bedrooms, each with an individual bathroom. A large common room is included on the floor that can include a kitchenette and serve a gathering space. A typical floor may also contain administrative offices, small meeting rooms and classrooms, or exhibition type spaces in several combinations. A corridor running the length of the floor connecting the two planned exit stairs will be required if more than one tenant occupies the floor. This is required to meet exit requirements and allow access to the common toilet rooms. Studio space, which may have substantial ventilation requirements, may be difficult to provide on the typical floor because the low floor to floor height of the building would make inserting ductwork difficult. In addition ventilation equipment would take up valuable floor space. If studio space was desired, the chapel's basement level multipurpose room, mentioned above, may be the best location due to more available space for mechanical equipment and a slightly higher floor to floor height. Dormitory Building Shell Improvements Exterior · Replacement of existing windows with new, larger energy efficient units · Replacement of exterior doors and hardware · New "skin"at northeast corner of the building to provide visual connection to the mansion and create light open areas on each floor. Interior · Removal of all interior partitions, and ceilings back to exterior walls and building structure Ii. i ... FARMS CARNWATH ~ ... TOWN OF WAPPINGER 93 L MASTER PLAN L · Removal of existing stairs and replacement with new, code compliant egress · Removal of all toilet rooms · Removal of all floor finishes to concrete slab · Provision of a new elevator · Fur out exterior walls for insulation · New mens and womens toilet rooms on each floor. · Adjustments to major components of heating system · New electrical service including main distribution · New fire alarm system L L i L. L L L L L l ~ L. L l Dormitory Tenant Improvements Interior L · New partitions as required to create spaces as required · All finishes such as ceilings, flooring · Distribution for heating system to individual spaces · Distribution of branch wiring for receptacles and lighting from central panel L , '- · Distribution of data cable from central closet · Any special toilet or plumbing requirements. Central Building Area Development Probable Construction Cost Plazas & Patio 5,000 SF @ 10- $50,000 Pavers Patio Pavers 3,300 SF @ 10-$ 33,000 Pergolas LS $10,000 Road Demolition 5,000 SF @ 1-$ 5,000 Concrete Walks 1,800 SF 5- $9,000 Asphalt Road 4,800 SF @ 2.50$ 12,000 Stone Dust Paths 2,000 SF @ 1- $2,000 Planting & LS$ 50,000 Landscape Fenced Kitchen LS $10,000 Garden Erosion Control 2AC @ 2,000-$ 4,000 Dormitory $5,271,000 Chapel$ 566,000 Mansion $3,475,000 Site Lighting 18@ 1.500$ 27,000 Sanitary Sewer $280,000 ImDrovements Water System$ 600,000 ImDrovements Sub Total $10,404,000 Contingency$ 2,600,000 25% Design, Legal, Etc. $2,600,000 25% Total$15,604,000 L FARMS OF WAPPINGER CARNWATH L TOWN 94 i L MASTER PLAN L Administration Building Area L The Administration Building was built originally as a small rectory and chapel before the Dormitory and Chapel. This building is not significant architecturally, but is pleasantly situated with a large front porch oriented towards the river. The surrounding landscape includes a large grotto, a rear patio and a series of rustic rock walls and steps. The building can be easily adapted for use as offices or as administrative space until space is available in the Manor. Sitework around this building includes removal of overgrown vegetation, demolition of some walks, pavements and walls. New lawns, plantings and walkways will complement the improvements in the Central Building Area. ~ L. L I' L l l L f " L \ . ! n- I- I \ I I I I \', II I I I I I I I I I I I I I I ! .. . L 1 L. , , L. I . . J . . C" " \ ..........\ , , ~ L L ~ ... Key Plan: Administration Building Area Probable Administration Area Construction Cost Clear/Grub LS $500 Demolish 6,000 SF @ 1-$ 6,000 WallsNJalk Construct 6,000 SF @ 30- $18,000 WallsNJalks Stone Dust Path 2,500 SF @ 1-$ 2,500 Plantings LS $4,000 Lawns 5,000 SF @ 10-$ 500 Sub Total $31,500 Contingency$ 8,000 25% Design, Legal, $8,000 Etc. 25% Total$ 47,500 l FARMS CARNWATH l .. TOWN OF WAPPINGER 95 L MASTER PLAN l Ice House Area L 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 Camwath Farms. ~ .. l ~:: ... ! '- L L L L . 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 \ -- if I' I \ I I I L L l L L * .. Key Plan: lee House and Plaza L FARMS CARNWATH ~ .. TOWN OF WAPPINGER 96 ~ I. MASTER PLAN l Carriage House Area ~ .. The Carriage House and surrounding landscape will become the site of a premier restaurant facility. The architecture and site will adapt well for use as a dining establishment. The high ceilings and skylight will provide a superb ambiance while the existing pavements around the building provide level pads for creation of exterior dining patios. Included in the work related to the Carriage House is the restoration of the 'folly' at the overlook pavilion. L . .. .. 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. <' 1.. ... 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. I it. L. At the basement level, the original stable space with its brick walls and arched brick ceilings, is ! ~ .. \ G-- . I I I I \ \ I I I ~ I I', II I I I I I I I I . . I } , I . l I L L L L l ; ... Key Plan: Carriage House one of the most impressive spaces on the site despite is relatively small size. With its grade level access at the backside of the building, it is seen as a potential seasonal area for equipment rentals or concession, or possibly special exhibit area. A small addition on the back side of the building, built into the hillside, provides needed mechanical space as well as a receiving area for the proposed restaurant. Exterior Building Shell Improvements · Roof repair and replacement as required · Replacement of skylight on west roof · New Skylights at the second floor loft. · Brick repointing and cleaning · Flashing repair and replacement · Cornice and gutter system repair and replacement · Exterior door replacement · Restoration of sliding doors · Concrete floor slab in basement · Window repair and replacement · Building addition for mechanical room and service core Interior Building Shell Improvements · Repair of existing roof structure · Repair and replacement of wood floor structure as required. Fill in floor opening. l FARMS CARNWATH ill. TOWN OF WAPPINGER 97 l L L ~ l , t .. ... t t: L. L. L L \ 1. L L l L l L l l MASTER PLAN · Demolition of existing stairs and replacement with new code compliant egress · Fur out exterior walls and provide insulation · Provide ceilingl attic insulation with gypsum drywall cover. · Clean interior brick walls · New boiler with distribution to reach floor · New service and passenger elevator · New electrical service with main distribution · New water service and plumbing system Tenant Improvements ( Assuming Destination Restaurant ) Interior · New partitions to create interior spaces · All finishes including ceilings, wall and floor treatment in all spaces · Kitchen equipment · Public toilet rooms, location based on layout · Heating distribution and ventilation system · Distribution of branch wiring for receptacles and wiring Probable Construction Costs for the Carriage House & Landscape Grade 2,000 CY @ 3- Pavers Terrace & 4,000 SF @ 10- Walk Asphalt Roads & 28,000 SF @ 2.50 Driveway Clear/Grub .4 AC @ 7,000- Garden Folly LS Plantings LS Stone Dust Paths 1,000 SF@ 1.50$ 6,000 $40,000$ 70,000 $3,000$ 10,000 $30,000$ 1,500 $2,500$ 1,000 $2,000$1,731,000 $24,000$1,921,000 $480,000$ 480,000 $2,881,000 TOW N 98 Road Demolition 2,500 SF @ 1- Lawns 10,000 SF@.1 Erosion Control 1AC @ 2,000- Site Lighting 16 @ 1,500- Sub Total Design, Legal, Etc. 25% Total CARNWATH FARMS Carriage House Contingency 25% OF WAPPINGER L l ~ .. l L ~ .. L ~ \. L l ~ ~ L L L l L l L MASTER PLAN Arts Village Architecture The Southern Recreation Area is the proposed site of the . Arts Village', a mixture of public recreation facilities and arts-related new construction. To accommodate this work demolition of the existing pool and basketball courts will be done. The public dance pavilion and snack bar structure is at the far end of the site. Arts related buildings form a 'main street' composed of pavers which is opposite the Carriage House Restaurant entrance. A parking area adjacent the Arts Village is intended to serve the Carriage House Restaurant as well. Probable Construction Costs for the Village Public Components Pool Demolition LS$ 20,000 Demolish Court 3,200 SF @ 1- $3,200 Site Furnishings LS$ 10,000 Strip Topsoil 600 CY @ 4- $2,400 Rough Grade 3,000 CY @ 3-$ 9,000 Clearing/Grubbing .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 Village Pavilion LS $115,000 Site Lighting 16@ 1,500$ 24,000 Sub Total $559,700 Contingency$ 139,000 25% Design, Legal, Etc. $139,000 25% Total$ 837,000 Probable Construction Costs for the Village - Arts Buildings 3 Buildings 1,400 SF each wlinsul, hw, heat, HVAC, etc.) $396,000 Contingency 25%$ 99,000 Design, Legal, Etc. 25% $99,000 Total$ 594,000 CARNWATH FARMS TOWN OF WAPPINGER 99 1. L L L ~ ~ L l I ... L L L L. l I.. ~ i.. L. L L l I .. MASTER PLAN Summary of Probable Construction Costs Approach Road $118,000 Upper Parking Lot/Road$ 299,500 South Drive/Parking Lot & Barn $877 ,400 Exit Road$ 154,000 Amphitheater $447,000 Toboggan Run$ 10,200 West Access Road &Trails $228,000 River Access Bridge$ 2,072,000 Mansion, Chapel & Landscape $15,604,000 Office Building & Landscape$ 47,500 Ice House $40,000 Carriage House & Landscape$ 2,881,000 Arts Village: Public Components $837,000 Arts Villaae: Buildinas$ 594.000 Total Estimated Cost $24,209,600 CARNWATH FARMS TOWN OF WAPPINGER 100 l.. MASTER PLAN L ~ .. The 'Friends-of Carnwath' would be chartered as a public benefit corporation to carry out the development goals of the Town of Wappinger as detailed in this document. The group would manage lease agreements, plan events, maintain the site with help from the Town, and would receive financial support from the Town for its operation. Appendix D: Forming a Not- for-Profit Corporation contains the most up-to- date laws, instructions and forms from the New York State Department of State to be used to create the "Friends" organization. The management and operation of the group would include: . The 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. Carnwath Farms Organizational Structure ~ L L l . The Friends of Carnwath would be responsible for management, operation, promotion, organization, fundraising, and special events at Carnwath Farms. . The Town would contribute financial support and assistance with funding through sponsorship of grants; special events, and maintenance. 1.. . A professional executive director hired utilizing a qualifications based search. . The Friends of Carnwath would be provided office space in the Carnwath Manor. L L \. L L L L L l L L. CARNWATH FARMS TOWN OF WAPPINGER 101 L - \. MASTER PLAN L . Should have a regionally recognized chef. L 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. L Not For Profit Arts Program ~ Critical Success Factors: l . Should be a nationally recognized figure/organization within the arts community and have a proven track record in establishing and/or operating arts programs. L . Should have access to capital to fund the interior fit-out. L . Should have the ability to consistently generate funds via grants and/or fundraising. \. . Should have interest in allowing community involvement in their program. J " Key Lease Terms: . Triple-net (tenant responsible for taxes, utilities, and insurance) L . Occupancy provisions to prevent the lessee from allowing the facilities to go dark if there are a lack of operating funds. L . Occupancy provisions to ensure the facilities are used specifically for an arts program l' L Third Party Restaurant Owner l ... Critical Success Factors: L . 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. I .. 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 l It. CARNWATH FARMS '- TOWN OF WAPPINGER 102 \. l l L L L t t. L \.. l L L, . 1.. ~ .. L. L l L L MASTER PLAN 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 I mprovements/ Construction Minor Additions DRAFT FFE Totals Tenant Improvements Dormitory Building$3,385,000 $3,385,000 One floor of 13 bedrooms with individual bathrooms$744,000 $208,000$952,000 One floor of office/ multi use space $518,000$416,000 $934,000 Chapel$425,000 $129,000$12,000 $566,000 Carnwath Manor$2,725,000 $500,000$250,000 $3,475,000 Carriage House$1,296,000 *Costs do not include any restaurant or kitchen equipment $435,000$1,731,000 CARNWATH FARMS TOWN OF WAPPINGER 103 \., MASTER PLAN ~ .. Potential Revenue Generation ~. t.. To offset the costs of developing and operating Carnwath Farms, the Town and the new 'Friends of Carnwath Farms' group will need to generate revenues. Based on data gathered nationally about other historic preservation and arts-related projects, the project, if carefully phased is likely to eventually meet the self- sufficiency goals of the Town. L L L L. 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. l L. , .. L l ~ 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. l '- Another larger project that has been discussed in some detail during the development of this plan is the Torpedo Factory Art Center (TFAC) in Alexandria, Virginia. The TF AC is nationally recognized as the largest art center in the country and as a successful example of an arts- related development resulting from a strong public-private partnership. The TFAC generates income in several ways. A variety of space rentals are available ranging in size from dinner groups of 100 to receptions for up to 1,000. '- L ~ i.. Costs for these rentals vary seasonally and range from $500 per day to$3,900 per day. Additional revenues are generated through tent, gallery space, parking, loading dock usage, and hourly space rentals. The majority of rentals are made during off-hours between 5:00 PM and 1 :00 AM permitting a dual purpose of art center and revenue producing multi-function space. The Pruyn House and Topedo Art Factory are among several projects presented in Appendix E: Comparable Arts Related Facilities. That appendix contains information on the operations, structure, revenue sources and maintenance costs of those projects and several others. The success of these examples illustrates that the Town of Wappinger's desire to develop Carnwath Farms as a public arts venue is not just an admirable goal; it is a fiscally sound goal. From the standpoint of a being a historic preservation project, a NYS Office of Parks, Recreation and Historic Preservation report titled "Profiting from Preservation" ( see Appendix F) reported that for every $1 Million spent on historic preservation$1.9 Million is added to the State economy. Arts projects generate similar economic benefits, as reported in "Arts and Economic Prosperity" (see Appendix F) a report published in 2002 by Americans for the Arts. The report presented the results of a study of 91 communities from across the United States finding that nationwide arts organization spending of $53 Million resulted in arts audience spending of$81 Million. In addition the report showed that 1 full time job was created for every $11,000 in arts organization spending; that$1.68 was generated for every $1 in arts ~. i. CARNWATH FARMS ~ .. TOWN OF WAPPINGER 104 \. MASTER PLAN .. L 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! L i .., ~ 1 '-' 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% 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 r L. L I - L. L 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 L 1 ... I.. L L 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. Expenditures Besides capital construction several other types of expenditures will be necessary to establish and operate Carnwath Farms during construction 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, computers, office supplies, and marketing; L CARNWATH FARMS ~. L. TOWN OF WAPPINGER 105 L MASTER PLAN f .. 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. L L L L I .. L L ~ f '- L l 1.. ~ .. ~ .. L L 1. CARNWATH FARMS ~ L. TOWN OF WAPPINGER 106 L MASTER PLAN ~. ... Sources and Uses of Funds \. A comparison of revenue projections against expected revenues yields Table 4 Cash Flow Analysis which illustrates a yearly balance and cumulative balance. Some of the significant elements of the plan are presented in more detail below. L L 1. Carriage House Restaurant ~ A seventy (70) seat upscale Carriage House Restaurant, based upon a 2006 opening date and comparable restaurants in the Hudson Valley, could achieve the following cash flows in a typical year: Food/Beverage/ Banquet Revenues: Food/Labor Expenses: Admin./Marketing/ Energy Expenses: Net Operating Income: L$600,000 ($380,000) l ($70.000) $150,000 ~ '- 2. Mansion, Chapel, and Dormitory (Not-for- Profit Arts Program) . . Potential Sources of Funds: \. ~ .. . Annual funding from State and Regional arts agencies including the New York State Council for the Arts and Hudson Valley Council of the Arts. Ii '- . Funding from a single or group of individuals. '- . Partnerships with nationally recognized arts based programs. .. . Fundraising efforts throughout the Hudson Valley. Potential Uses of Funds: II. . Facility Improvements 1. . Program instructors. . Supplies and materials. ! . Scholarships to bring students to the I. program. . Part-time workers for concessions, security, and parking. A small hillside amphitheater. 3. Outdoor Amphitheater Potential Sources of Funds: . Annual funding from State and Regional arts agencies including the New York State Council for the Arts and Hudson Valley Council of the Arts. . Funding from the Not-for-profit program utilizing the Estate. . Corporate sponsorship from large regional companies. . Partnerships with major arts based programs at Bard and Vassar Colleges. . Concession sales from events. Allocation from the Town's annual budget. Potential Uses of Funds: . . Program manager (year-round position). . Maintenance of the outdoor structure and parking areas. . Part-time workers for concessions, security, and parking. L CARNWATH FARMS$i. .. TOWN OF WAPPINGER 107 L MASTER PLAN ~ .. 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. L ~ l. L. l 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. ~ ~ .. L 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. \. L L Scenario 3 is a very conservative development approach that assumes an approach similar to Scenario 2 except that it is phased over 25 years. The result is the elimination of any debt by 2030. ~ " ... Interim Use of Carnwath Farm Facilities ~. .. While the development scenarios include an immediate commencement for construction activities Carnwath Farms has a demonstrated ability to host public events in its' existing condition. One of the first events held at the site was the Public Visioning Workshop hosted in the Chapel. Since that time the dedication ceremonies and open house was held, several small meetings and the 'Victorian Holiday at Carnwath was hosted in the Manor and Chapel. Other facilities appear to be in usable condition for informal gatherings, receptions, picnics, , II. L L parties, art shows, sales, and performances. The site and buildings are suited for a variety of events, especially during the summer months. These interim uses will generate revenues to help offset operations and maintenance costs, but more importantly, will market the project and develop relationships with many diverse groups. In general, these events can continue to take place with the oversight and review of the Town's building department and public safety officers. Requirements for Temporary Office Use of Buildings After Greystone House vacates the site, the Town may consider leasing space in several of the existing buildings at Carnwath Farms to generate revenue until renovations can begin. Potential tenants include organizations that may need office space. This 'office use' will trigger a minimal level of code upgrades that will need to be made to before the building can be leased. According to the Building Code of New York State, the current occupancy of the building based on the Greystone use is Institutional. An office type use would change the occupancy to Business. This change in occupancy requires that certain aspects of the construction be reviewed for compliance with the current code requirements for the Business occupancy under Chapter K 8 of the Code. The code upgrades required are in part based on the Hazard classification of the occupancy. The Institutional Occupancy is considered category 2 (more restrictive) while the Business occupancy is classified category 3. The fact that the Business occupancy is a lower hazard category than the current occupancy means some of the existing conditions will be acceptable by code, thus reducing the scope of work required. A complete existing condition survey and code analysis will need to be completed to determine the exact extent of the required upgrades. The types of issues that need to be reviewed for compliance include, but are not limited to the following. L CARNWATH FARMS l .. TOWN OF WAPPINGER 108 ~ ... MASTER PLAN ~ .. 1. Determination if the existing exits meet the capacity requirements. 2. Means of egress, or exit paths, need to meet specific construction requirements 3. Providing handicapped accessibility into the facility and into all primary areas 4. Confirmation the interior finished meet flame spread limits for the occupancy 5. Electrical service and distribution must meet NFPA 70 6. Lighting and ventilation must meet requirements for the new occupancy \. i .. L \. Discussion of Development Scenarios ~ The 25 year development scenario will be the most desirable from a financial standpoint. This scenario will result in a complete recovery of construction costs and after 25 years will yield additional revenues which can be used to make new improvements, repairs and expansions of facilities. L. L It should be noted that a expanded timeline for development will make the project more sensitive to future economic conditions. ! \. L. ~ ... t ... '- , .. L \ ... L CARNWATH FARMS ~ \.. TOWN OF WAPPINGER 109 , .... MASTER PLAN ~ ... L L L L 8. ~ L. ~ ... L l L. L , .. t .. L L L L Implementation Plan l '- CARNWATH FARMS - TOWN OF WAPPINGER 110 l. MASTER PLAN L Implementation Measures L. 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 recom mendations. \ '- l \. & L. L 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. i '- i \. .. . L. 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. \ ... l L L Phasing \ .. The implementation measures that follow are organized in chronological order, to reflect the approach favored by the Advisory Committee. That order is intended to put a management structure in place, make an immediate impact on the critical elements of the site, make it increasingly accessible to the public, sequentially expand interpretation opportunities, and create new amenities. The following phases indicate the series of tasks that need to be undertaken in order to ensure the long-term viability of Carnwath Farms and to achieve the vision of this plan. Phase 1: 2004-5 Project Development The Friends of Carnwath Farms should be established and a professional executive director hired. The Friends organization should consider contracting with "development" entity to handle leasing facilities. A topographic survey of either the entire site or the areas targeted for development should be done. Other planning projects should begin that will follow-up on the Carnwath Farms Master Plan. The planning and approvals process for a Hudson River Access, likely to take several years should begin. Other needed planning work includes State Environmental Quality Review Act (SEQRA) compliance, a Historic American Buildings Survey, a Historic American Landscape Survey, preparation of a local waterfront revitalization plan, the development of architectural guidelines for Carnwath Farms, an Interpretive Plan and investigation into the possible connection of the site with the Underground Railroad. Grant applications should be submitted for ongoing Historic Preservation, planning work, and economic development projects. Low-cost, high-impact activities should be implemented which will draw as wide a participation as possible to the site. Trail development, a toboggan run, an interim "snack bar" utilizing the existing kitchen and dining room in the Dormitory, an art gallery in the Chapel, historic displays in the Manor, small performances at the amphitheater location, holiday events and other special events will promote the project and increase interest in Carnwath Farms. Some infrastructure improvements such as expanded parking will be required to support some of these activities. The Carnwath Manor and the Romantic Landscape restoration and improvements will stamp the project as public, historic and L CARNWATH FARMS OF WAPPINGER ~ I. TOWN 111 t ... MASTER PLAN L 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. \.. L , 1.. L % L L. Phase 2: 2005-2010 Project Development t .. 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. \. i i. \ L. M, . .. L I' '- l An interpretive program for the buildings and site should be established and trails, signage and guide materials made available. Carnwath Farms should be part of regional tours such as the Hudson River Ramble. The amphitheater should be formalized by the construction of a permanent band shell and some formal seating. L 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. L CARNWATH FARMS OF WAPPINGER \ '- TOWN 112 ~ .. MASTER PLAN l Project Implementation Plan 2004-5 L 1. Planning Projects L Establish a Charter for the Friends of Carnwath Farms (FCF) L 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. \., L Prepare a Historic Landscape Survey for Carnwath Farms. 'L The National Park Service and Library of Congress have developed a system called the Historic American Landscape Survey (HALS). Its' purpose is to preserve American Landscape History such as that which exists on the Carnwath Farms. . i.. \. Prepare Historic American Buildings Surveys for Important Structures at Carnwath Farms. I ~.. .. A Historic American Buildings Survey (HABS) should be completed for the Carnwath Manor, Carriage House, Administration Building and Ice House. \ ~ .. L Prepare Detailed Existing Conditions Survey and Code Reviews. L 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. l Develop a Plan for a System of Trails L Prepare a trail system plan that links important natural, cultural, historic and functional areas of the site. t .. Link Carnwath Farms to Local, Regional and National Historic Tours. Carnwath Farms is already a significant part of a local historic estate tour, linking the site to other regional and national tour is a stated goal of the Town. Investigate Connection to Underground Railroad Investigate the "tunnel- on the south side of the Carriage house to determine if it was part of the Underground Railroad. Complete SEQRA Compliance for the Implementation of the Carnwath Farms Master Plan Coordinate the Goals of the Carnwath Farms Master Plan with the Town of Wappinger 2004 Comprehensive Plan Coordinate the goals of the Carnwath Farms Master Plan with the Greenway Prepare a Local Waterfront Revitalization Plan. The LWRP will coordinate the goals of the Carnwath Farms Master Plan with other Town goals related to the Waterfront. Develop Architectural Guidelines. The Guidelines should provide standards for Renovation and New Construction specific to Carnwath Farms. Prepare Surveys of Site and Architecture Undertake planimetric and topographic surveys of the 99 Acre Carnwath Farms. Complete architectural surveys for all structures not surveyed under the HABS above. Begin to Obtain Approvals to Establish a River Shoreline Connection. Obtain the required permits to construct the pier and bridge over the railroad tracks. L CARNWATH FARMS OF WAPPINGER ~ &.. TOWN 113 L MASTER PLAN l .. 2. Capital Projects L. Begin the Restoration of Carnwath Manor. L 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. L \.. L Begin the Restoration of the Carnwath Farms Romantic Landscape. L. Rehabilitate and supplement plants in the entrance landscape. Establish an entrance feature and signage. Repair stone fences at the entrance. A decision should be made whether or not to remove the "grottoS" along the entrance drive. ~ '- \.. Begin to Renovate the Chapel for Public Use. I i. 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. L Begin the Stabilization of the Carriage House Exterior. l ... Work to include: mortar repair; roof repair; repair and replacement of cornice, trim, windows, doors. L Establish Outdoor Recreation Facilities. L. During the first year, establish little cost or no-cost recreational uses. Establish sites for winter sports including cross-country skiing, tobogganing, skating, and hiking trails. ~ .. \ .. Establish a Snack Bar in the Dormitory Building Clean the kitchen and dining room and lease to a concessionaire. Develop the Administration Building Area for Use. Clean interior, make minor repairs as required, paint and decorate. Landscape exterior, demolish broken pavement areas, and establish new walks. Advertise for lease, lease building to an appropriate organization, or use as administration space until other space becomes available. 3. Other Projects Organize and Sponsor Public Events. Create special events and open house events to Promote Site, Increase Use, Increase Public Interest in the Project and Raise Capital. Make Grant Applications Apply for Historic Preservation, Planning, Interpretive Program Development, Capital, and Economic Development funds. Prepare and Issue Requests for Expressions of Interest (REI) Issue REI's requesting interest in developing a restaurant in the Carriage House and to arts-related groups for utilization of the Dormitory. L CARNWATH FARMS OF WAPPINGER ~ ... TOWN 114 L, t L. L ~ ... L L. L L , '- L 1 .. L \ .. i ! ... t ... 1.. ... L L MASTER PLAN Project Implementation Plan 2005-2010 1. Planning Projects Develop an Interpretive Program at Carnwath Farms. Interpretative themes would include the Romantic Movement's influence on the modern landscape; Downing's influence on the architecture and landscape of the estates in the Wheeler Hill Historic; interpretation of the role of the Hudson River Valley in American History; interpretation of the local role in the Underground Railroad; and interpretation of the use of the site as a Novitiate. This program should provide the basis for interpretive signs, brochures and trails. Complete Planning Work Begun in 2004-5 Any incomplete planning should be finished to provide an additional basis for the project's goals and objectives. Emphasis should be placed on planning that would open new funding opportunities. 2. Capital Projects Complete Renovation of the Carnwath Manor Complete renovations of remaining first floor areas, basement, second floor and third floor. Create administrative, office, gallery and meeting space as recommended in the Master Plan. Complete Renovation of the Chapel for Public Use Renovate the Main Floor for gallery, assembly and meeting use. Renovate the basement for small meetings, assembly, classrooms or studio space. Renovate the Dormitory building for Public and Private Use Make renovations recommended in the Master Plan for flexible use floor plans that can accommodate residences, offices, or studio space. Replace exterior windows, doors and establish a new exterior treatment to complement historic site architecture. Remove partitions as required; remove and replace stairs; remove and replace all toilet facilities; install new fire alarms, heating system, and electrical service. Renovate the Grounds Surrounding the Manor, Chapel and Dormitory Create public patios, walkways, parking, service pavement, screening and landscaping as illustrated on the Master Plan. Install new historic styled site lighting. Renovate the Carriage House for Use as a Restaurant Make all renovations recommended in the Master Plan to prepare the Carriage House for a restaurant tenant. Renovate the Grounds Surrounding the Carriage House. Demolish the existing pool, basketball courts and other unwanted pavements. Create public patios, walkways, parking, service pavement, screening and landscaping as illustrated on the Master Plan. Install new historic styled site lighting to match the Central Building Area. Complete Renovation of the Romantic Landscape. Complete renovations of Romantic Landscape including connecting areas between the Central Building Area, the Administration Building and the Carriage House. Re-establish historic views of the river. Re-establish overlook area with a rustic folly or other appropriate romantic landscape element. Upgrade Water Service to Accommodate Proposed Uses and Expansions Construct a 90,000 gallon fire suppression water storage tank and expand the existing potable water storage to 40,000 gallons. Provide additional well connections. CARNWATH FARMS OF WAPPINGER TOWN 115 L L & L L L t L L L. L L 1 .. , ... 1 .. l ... l L L L L MASTER PLAN Upgrade the distribution network connecting the supply to the Manor, Dormitory, and Carriage House. Provide for future connections to the Arts Village. Expand or Replace Sanitary Treatment Facilities Develop new 15,000 gallon capacity system to serve new anticipated system loads. Provide for future connections to the Arts Village. Provide a new connection for a grease trap from the Carriage House Restaurant. Complete Site Trails System Complete the trail system in a phased approach related to major construction projects that links important natural, cultural, historic and functional areas of the site. Resurface Main Entrance Drive Install a new top course to the existing Entrance Drive. Establish Upper Parking Lot and Road. Construct the main connection from the entrance drive to the Carriage House to the south. Construct perpendicular parking adjacent the drive preserving as many trees as practical. Establish Exit Road Construct the connection Road for emergency and special events traffic between the high point of Wheeler Hill Road and the Southern portions of the site. Develop working archeology projects at Carnwath Farms linked to local schools. Working archeology projects at the Carnwath Farms site utilizing local college students to inventory plant materials, excavate landscape elements and document the site features in compliance with the HALS. Establish Gallery Space for Display of Romantic Movement Artwork. A centralized gallery for interpretation of the contribution Downing and his contemporaries made to the landscape of America including painters from the Hudson River School, architects like Davis and Vaux and other landscape architects including Frederick Law Olmstead. Establish an Agricultural Presence at Carnwath Farms. Dutchess County celebrates a strong agricultural history and owing to the estate's original title as a 'farm', an opportunity exists to celebrate that local agricultural significance on the large open tracts of the Carnwath Farms. As an experimental agricultural outpost or with a space dedicated to annual celebrations based on local farming, the site is suited for such a use because of its location, access from highways, and spectacular views from the site. Establish Additional Outdoor Recreation Facilities Establish sites for summer and winter sports oriented towards more passive activities requiring little space such as bocci, horseshoes, and volleyball. Create an ice skating rink. 3. Other Projects Organize and Sponsor Larger and More Frequent Public Events. Host receptions, festivals, fairs, open-air performances. Coordinate efforts with other local and regional events, tours and promotions. Make Grant Applications Apply for Historic Preservation, Interpretive Program Development, Capital, Economic Development, Fine Arts, Performing Arts, Museum, Trails Development, and Community Development funds. CARNWATH FARMS OF WAPPINGER TOW N 116 L L i I .. L L L L \. L l . .. L ~ , ... L L. I .... L , L. 1 L. ~ I.. MASTER PLAN Prepare and Issue Additional Requests for Expressions of Interest In the event there are still vacancies to be filled in the facilities, additional RFP's should be prepared as needed. Interested parties should be sought for the Arts Village concept. Project Implementation Plan 2010-2015 1. Planning Projects Determine the Need for Arts Village Based on interest of the arts community and its participation in other site venues, study the feasibility of developing the Arts Village. If feasible, begin fundraising, develop plans to suit a potential tenant or developer for the Arts Village, and obtain the necessary approvals. 2. Capital Projects Renovate the Ice House for use as a Visitor Center Repoint exterior masonry, replace wood trim, develop basement storage space and first floor reception area. Furnish for a visitor and information center. Complete the Amphitheater Establish formal seating to accommodate needs. Complete West Access Road and Trails Complete South Access Drive, Parking and Barn Complete the access drive and establish a large overflow lot along the southern property line. Construct a barn if needed for the community based agricultural program. 3. Other Projects Continue to Organize and Sponsor Public Events. Host selected receptions, festivals, fairs, open-air performances. Coordinate efforts with other local and regional events, tours and promotions. Make Grant Applications Apply for Historic Preservation, Interpretive Program Development, Capital, Economic Development, Fine Arts, Performing Arts, Museum, Trails Development, and Community Development funds. Prepare and Issue Additional Requests for Expressions of Interest Project Implementation Plan Beyond 2015 1. Capital Projects Construct a Riverside Pier and Bridge over the Railroad Tracks Obtain the required permits to construct the pier and bridge over the railroad tracks. Construct the bridge and pier at the most feasible location and provide accommodations for accessibility. Construct an Overlook Pavilion, Shelter, and Restroom Structure in the Southwest Field Area Orient the facility so as to provide the best view of the river valley and to provide adjacent informal seating as a minor venue. Establish the Arts Village Expand Sanitary Facilities Expand the sanitary facilities if needed to accommodate the Arts Village and other facility expansions at Carnwath Farms. CARNWATH FARMS OF WAPPINGER TOW N 117 L. L L i L.. L , i .. ~ L.. t .... L , '- l ... L L L L. , L L L L MASTER PLAN Wheeler Hill National Historic District Nomination Appendix A CARNWATH FARMS - TOWN OF WAPPINGER A-1 L ! '- Ii. l 1- L , t .. L t ... l t-lHEELER HILL HISTORIC DISTRIcr L NATIONAL REGISTER NOMINATION APRIL, 1991 \ .. L ... L L L ~ L. l L E.M.Barry Rhinebeck,NY $I 1. \' L. UNI'r~~::[I S'T'A'lliS II<:PARCMENl' 01" .'mE IlftmIOR NA'PICtiAI. PARK ~ICE NA'I'lC1'U\.l,RErjIb~ OF UL9IClRIC PIAC::ES: RffiIS'IRA'fICIf FOHM 1111S -form Is for u..c;.e in nominating or :requesting determinations ofeligibilil~'ll!I~i:i:o'~o--'""- individual properties or districts. See instructions .in Guidelines for CQItl1:fi~I:;FI Nationa l_1<egister. Fo~ (National Register Bulletin 16). Canplete each item by marking "xl! in t.he appropriate OOX or by entering the requested infonnation. If an item does not apply to the property bein:J documented, enter 'fN/A" for "not applicable." For functions, styles, materials, and. areas of significance, enter only the categories arrl subcateqories listed in the instructions. For additional space use continuation sheets. il~_iblL.entries . 1. ~J;>f PJ:a:Jerty 11Jstoric name ~~ .WILHISroRIC DISlRrcr ~ otl1~1:.-Da:rne.~Lsite number L.. CNB NO. 1024-0018, liPS FOf?1'1 L i. L. L bItX:atiCll street & mImbe;r city, town state New: York ._----..~~~~._- libeeler Hill,..~ I I not for publication ______ WaR;>i.rger I I viciIJi ty code 036 county Ibtdless cxxle O~7 zip code 12590 L J.'!-~~~itlgltlan ()V;nership of property [X]private )public-IOC'-<'ll [ ]public-St:.'lte [ ) public-Federal ......-......._~~------~-- Number of resources within property Contributing Nonc:ontributirq 49 12 buildirgs ~_15 __._ ____..Q____sites __~._.__ ___JL..__._sttu.ctures _.___~_ __-9__ object.c; 68 12 'Tati'll Nun1l::l€.r of contribut.ITB reSOun~s previously listed in the National Register .. Category [ ]building (s) [X]dlstrict [ ]site [ } structure [ ]object L Narne of relate<i multiple property .C ."~__.~~.._._~___._.~____.____._.__ 5 ... 4-:-~~~fg21~~Jgi:'1I~.~m~I~rtIflrntIOn .._=:-==~~___~===~:.=---=--=__==~__==-----====_~~=:::::~_:-=_:- .. l\E.; the dE:S.1qnat€.d autl1or.ity under tl1e National Historic Preselvation l,ct cf 19(,6,. as , hen~b)' certif)' tl1at this eX] nomination [ ) rE!Cp.lest for 1. i ty'oc",~ts the dcx;uJllentation sta.nda.rds for regist.ering prq;ert oned arKl J:11ef:,.ts the prcxJE!(]ural and professional my gpinion, tJiis property [X)IIlE:eLs, [ ] dOE'S net lTK,,:{'t II],,,, [ i~ continua tion sh~Clet. ~. Ii. t I. t II. I r '- c'n I t.he j,nt.J:dit if.JJl Sh.f~E,~)t d()t~.:s J1ot~n1E.":t~~:~t tllIE;]. '.' I )pr ,::.1' 1" LkJ:. t-(.~ L ~ '- L L L L . 'f2~.-j,iin;tIOOoruse--'-------""----------~' iiI"s;t:oric.- Function (Emter categories fram intructions) . ro'~1'1C/s.;i,oole dwell.ing _QJI"lrlfERCE/ store __LAJ;mSCAPE l C"\urent Ftmctions (enter cateeJories from. instructions) J:X.MESTIC,jsirqle dwelling IANI:6CAPE l L.. . 1- 7 ~ ~.iptiCl1 Architectural Classification enter categories iran instructions) Materials(enter categories fram instruction.s) fou:rrlatton S'IONE walls S'IONE w::.xD lXX)f ASI=flAIlI' other L _.SXlIONIAI./tutch Colonial -,FJ\RLY,.. RERJBLIC/Federal . MID-19'IH CENIURY ....lATE VIcroRIAN .._ I.e.'I'E 19m AND 2aIB CEN'IURY REVIVAlS D3Scribe - present and historic physical appearance. L ~ '- '!he 'Wheeler Hill Historic District is a residential area alonq the Hudson River in the tOliIlTl of Wappinger, DJtchess COunty I New York (map 1). !}be district is characterizErl by picturesque, wind.ingcountl:y roads delineated by dry-laid stone walls and mature tn2:es. Set on the first ridge above the Hudson River's eastern shoreline, the digtriCct.'s rolling topography pitches steeply down to the water. The natural terrace above the slope provided an attractive location for buildiIXJ, with panoramic views of the Hudson River andrrountains beyorrl, and six large estates were established here in th(~ late nineteenth and early twentieth centuries. '!he residential architecture of tJ:1ese Estates inr..::ludes notable examples of a wide ~e of nineteenth century styles, \rid a r&1.jority of the estates ret.ain their original lanc1holdiJ~s and support facHities. The clistrict a includes two eighteenth-century buildings that were part of th(~ ("arlil?x river-front commercial development in this area. The nominated distr incluc'les forty-nine contributing buildings, four contribut.ing structures, and fiftelC~n c::;()nr.libuting sites.. rrhe non-contributinq elements in the 320-acre district i ncludc\ b.,"lcd VI.::! lw::dern buildin]s, s()me onest.a.tE~ grow"Jds and some on suJ::.x:livided lots. L L. L L Ttjf2'\\j!heE~le,r Hill Historic District begin.s on New Hambul.:"g HOE:l.d (Rout.e 28) one-hi'll r ,vust of t.hE~ center elf the Sl1181 1 , unincorporated hamlet of HUCjhsonville (map /' F'com north to soutl1 the district includes the e>..st:ah:s of Obercr8f2J<:1 Elmhurst I Ed.qe I, , \.liJ 1 iam Crosby I and C3n1'w'i:ltll. Farm..s (map 2). The Lent/hTa 1 dron Store! ancl tJiE' stcn'!P HCJl.Jse at Fanner I s Landin:] are locatE::<:l a.t tJ1iC?: river eclge, to the \e/E!st of tlie !,~;st~ate. The qcouncis of the la:n:Je E>.states remain intact (::!xcept for the has been subdivi.d(~d and now contains thrE!(t.~ non-'contribut:u1g" nCJITiE'S Set h"'\ck and hE>:avLly screenEd from the rood, tJ1e.se d13;ncE:s do not 111(-' corlesive SEmse of the distri.ct.. '1'he pr bounclar t:I1e tIle NI'A line the tluclson ver on the WI':"'st, tht:? Ot)(.:cr'c;n",ek E;!state, on thE, nort~h, I \\lheeler 1 HO<'id on the east i ,"11 e>:tor'~ls the bel' the east s of road I and tl.le f';'inru..'3 on the south l). 'l11e boundar \"lE~J"(~ Clt'a1""n to t:h the nominatE>cj thE" nab.u~a} , .. i '- I ... L L i L. i ... L L Applicable National Register Criteria !J ~_,_.fitataDent of sianifica:ooe certifyirg official has considered the significance of this property other properties: [ J nationa11y (J statewide [X] loca,lly [X] A [] B [X] C []A []B []C in relation to L'.'. ' . L criteria Considerations [ ] D [ ] D [ ] E (]F [JG Areas of significance L ARCHlTECIURE ~ DEVEI.OfMENr <::aIJMERCE Peric:d of Significance 1740-1940 Significant D:ltes NA L CUltural Affiliation NA L significant Person __ NA_ Archi teet/Builder T.JNI<N(MN L ~ state significance of property, and justify criteria, criteria considerations, and areas and perio:ls of signific.ance noted above. L 'fhe Wheeler Hill Historic District is architecturally and historically significant as a highly intact concentration of stylistically distinctive Hudson River estates that recall the nineteenth and early twentieth century social history of western Cutchess County developlTlE'.nt. Architectural styles represented by the six principal est.ates in the district include high-style exanples of Federal, Greek Revival, ltalianate, Italian I Sec:ond Empire, shillg'le and COlonial Revival design. 'fhe estates retain intact support buildings, model farms, gardens, landscaped grounds, ard a pictl..rresque river- odented 5e'tting that ta;;ether recall the aesthetic sought after by the valley I S wE',a,ltl1y 1",litEL Interspersed among the estates are two earlier eight.eenth century prop(?-rties t:Jlat rE:(caJl the vernacular Dxtch buildi..ng t.radition datillg' frem the region IS pericxI of ~3ettlement. 'rhe \'lh€:-eler .Hill distric..1: is one of the most cohesive enclaveg of historic C,3S0UCC(:~S remainixB alonq the Hud._<;on River in CUtchess County. L , ... I i.. Settlement in th.e Hudson Valley began with the establishment of Dltch t,radit)",j t,he seventeenth century. More extensive occupation soon follol,,/ed as Crutch farmE'rs took agricultural lands along the Hudson River an:.:3 its major' nle a:rea at the confluence of Wappingers Creek and the Hudson Hiver was part: y l:)ecause of the wide an:'j fertile t-JOttomL"tfl('ls alon::j' the creek, the j:.XJb;mt.ial of tllP c,l'~,,'E,k to Irs, "'l.nd the direct tl:"ans]!XJrt.ation Ihik to NeH 'lode th8 1 ''hJel:3()fl R",L\lE~r. ~ L :,il~t+:l lCltal fiel ()f'j;:,,-.lia L t ~:" j c,31 (-lr~tEl i:1 ()r r b'.Ll.lt sIn.:\11 ba.sed on nortbern vernacuJc\r housir9 'Was wi th a. ;;;tE~'i:lply pitched 9ilbl e multi-peIne>, double-tn.mg distinct roofline with a 1 so cbi;lcactE"C tIlf' L L i L l .. L 1l":;~:iiii.o~"'B~lICalReferernes B.,.;:tchmanl Chas., am G.H. Corey. ~};t of Dltchess. Countyl NaY York. E. Gi11ette, Publisher, 1858. L L Riiladelphia: John I ... 8eel:"S.1 F.W. Atlas of_the.. audson River Valley fram New Yqrk City to Troy, New York: Watson & Co., 1891. ~. ... Beers, F.W. Atlas of New York am Vicinity. New York: F.W. Beers, A.D. Ellis arrl G.G. Soule I 1B67. l L L ~ L. L L ~ ... L "- k l.. L. FTevious dOCl.llfeI1tation on file (NPS): [ ] preliminary determination of inLhvidual list.in:1 (36 CPR 67) has been requested previously listed in the National Register J previou..<;ly detennined eligible by the National Register ] de.signated a National Historic L::"1nimark J reC',o:lX1ed by Historic .American Buildings Survey#.__ recorded by Historic American Ell<jlneeringRec"Ord [X] See continuation sheet Primary location of additional clata: (X] state historic preservation office [ ] Other state agency [ ] Federal agency [ ] lDcal governrnent [ ] university [ J Other Specify rePJSi tory: IQ"!.~~~irnLJ!!_ta"__.__,.._._.__.____..._. of p:tupel:tY~_~2~g.cres lTI}lRef enmces A ;;_5JJlpH_Q_L2J~2.t Zone E;astuY;1 J_41.fliQJ_'U2Jl.J._9J Northincj JAd"9.JQlJ"lllL~.Ql Northing B,L1HH Zone DUJJH Zone 12J2112 East irl9" 1;:>.L2JJH 7 I 4JJ2J F,c1stin; .t.4...lJ?JQLL.U...Q,l.Ql.QJ Northinq 14161Q1311Will North in; c Z ()rl(? [ '" AJ See continua.tion shoot dist.rict inclt1Cle the MTA line alorq th€~ Hudson lines of the c)berc:n~eke.stBte on tlie nori:h., MK.::eler Hil 1 E:1mhurst estzrte 1':~xtE'~nd.s till'" to the east of CaTH"ratJl F'.arn\s CH1 tJIE' south .~ 1 Sf*~ ~} ie~~t ~, ~ -t ... ... L L L United states Department of the Interior National Park Service L NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET section number 10 Page 2 OMS No. 1024-0018, liPS Form WHEEIJER HILL HISTORIC DISTRICT WHEELER. HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK .~.~"".,;;""~<~"._._.__,".".~,,,~,,,,,,~,,~.~",,"_~_,_~,~~~~_~_~_~~~,~,,,~~_,~~~~,~_;~~,_~~~;=~,,,,,__,_"__"~"___7__~"'_'~~_~m_~~~~___~~,",~..~'_~"~"~~~~~~'_____~__~~'_~""'______~~~~~_"~~'~_'",O~";"=;'_~'" ~ L. L UTM coordinates (cont'd): (a.l1 .zone 18) E 588300 4603590 F 588080 4603350 G 588100 4603280 H 587950 4603130 I .587980 4603060 ,J 587680 4602650 K 587970 4602180 L 587310 4601740 M 587080 4601980 N :587730 4603500 o :)88140 4603850 P 588240 4603900 Q 588230 4603940 f;: '388340 4604020 S 588340 4603970 'I' ':',8B520 4604940 5Bf:l820 4604440 L \. L. t .. L L L L '- L L L ~. ... L L I -I. OMS No. 1024-0018, NPS Form L states Department of the Interior National Park Service j L.. NA.TIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK section number 7 Page:2 , t L. ~ L Building List 1. Obercreek c. 1850; 1920 L L Obercreek is a three-story building of wood frame construction with a flat roof, modillioned cornice and plain frieze at the earlier second story roofline. The house was originally constructed circa 1850 in the Italianate style. The third story was added in the 1920's and the exterior was remodeled in the Colonial Revival style. A monumental two story portico supported by four square columns and topped with a decorative roof balustrade dominates the principal facade and represents the most ornamental exterior addition of the 1920's work. The interior spaces were also redesigned at this time, and a private chapel added on the second floor. The architecture firm of George B. Post provided the plans for Obercreek's 1920 alterations. i .. L. L 'I'he support buildings, estate grounds, and farm complex associated ',,' Obercreek remain intact. The d~signed landscape includes components from different eras beginning with the oak grove surrounding the main house, ;.'lhich l.~as planted circa 1855. Several ornamental exotic trees which are still extant, including a cut-leaf European Beech, Weeping Larch, Katura big leaf Magnolia, and Weeping Hemlocks, were added near the end of the century. Finally, a series of formal gardens designed by architect Ellen Biddle Shipman were added in the 1930's. Other important components of the andscape include the formal allee leading up to the house, and the series of paths and walkways leading to the various support and r creational buildings on the grounds of the estate. There are no non- ntributing resources on the p rty. Contributing resources, list rl be~l Ilclude twer1ty-two buildi , two structures, and five sites. L L L L trame gazebo (c. 1920) sheltE?r (c.. 1940) st.e,rn S.hE:1d (19th c:EontUl:'/) nSE2c Cc, 1(40) ~y pump house c. 194 ) house (c:. 1.(40) sto stucco cottaqe (c. 'l_. ..' L LJ. L n ... L ~. t.. L L OMB No. 1024-0018,NPS Form United states Department of the Interior National Park Service L NATIONAL REGISTER OF HISTORIC PLACES CONTINUA.TION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK section number 7 Page 3 l L cow barn (c. 1920) one-story milk house (c. 1920) calf barn/hull pen (c. 1920) two-story, frame carriage house (19th century) horse barn (c. 1920) contributing Structures eight-sided silo (c. 1920) horse stalls (c. 1920) contributina sites boxwood garden (c. 1935) rhododendron garden (c. 1935) rose garden (c. 1935) greenhouse foundations Obercreek landscape (c. 1855; c. 1935) :r t: l.. L L L. 2 .E:lmhurst c. 1867; c. 1885 ~ .. l Elmhurst, built by 1867 for Samuel S. Sands and completely redesigned for him in the 1880's, is a two and one-half story, rambling frame and f3hingledestate house with a brick foundation, asymmetrical massinq and fenestration, and a steeply-pitched mansard roof. originally a Second Empire style residence, the Shingle style re-design of the house includes a columned porte-cochere at the main (east) entrance, a recessed front door with transom and fluted pilasters, projecting bays on the first and second stories, and a raised porch across the rear (west) elevation. There are paired and single two-aver-four, dOUble-hung windows on a 1 facades as well as in the single and double roof dormers. The exterior has received a number of moaern additions and the mansard roof has been reshingled in asphalt. The building retains a fair degree of exterior intecp'ity. The interior of Elmhurst retains the floor plan and 1 the finishes from the 1880's Ii The wide entrance hall h s aircase with mahogany rail leading 0 a curved second story p at e cipal formal parlor has a series of Doric columns ar un rimeter f the room and has window seats with turned trim. A t alterations to he inter or have been com leted to brinQ 1ng int conformance with local fire codes, inter! r cent ues ta n h re of nteqrity. L L L L L 1: L. ~:;; ta, t~:: () l.l r'l d. t:; i~~ s S al.I'~"J ~;cape apr't"';:II'S f"'1 ttern th,) ':.1: C.c) L ~ .. ,. L OMS No. 102:4-0018, NPS Form L United states Department of the Interior National Park Service ~ ~ ... NATIONAL REGISTER OF HISTORIC PLACES CON'l'INUATION SHEET section number 7 Page 4 WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK I L. .. evergreens) planted along the perimeters. In the early twentieth century a series of five lawn terraces were constructed on the hillside south of the main residence. Each level is connected by a series of steps which terminate at a water tank/pool which is piped for a water jet or fountain. The area of the lowest terrace is defined by a grove of European linden trees. Although some of the original landscape is overgrown and a number of modern buildings have been added to the property, the historic landscape design still retains a modest degree of integrity. There are five contributing buildings and two contributing sites on the property (listed below). Three non-contributing modern buildings, including a manager's residence, caretaker's house and conference center, have been erected on the former estate grounds. \ ... i ... l l ~orrl;"rib_uting Build~ngs two-story brick carriage house (c. 1867) two-story brick carriage house and stable (1882) small shingled gatehouse (c. 1867, c. 1880's) small frame ice house (c. 1900) one-story frame ice house (c. 1880's) . L s: QIlt r i.buj;J n g_.,Q_itg_~ greenhouse site (c. 1910) Elmhurst landscape (c. 1867, c. 1910) L. 3. EdgE~ nill c. 1840; c. 1855 , t .. ! L.. The Greek Revival style main building on the Edge Hill estate was probab built for Federal Boardman around 1840. This large dwelling is a two-sto brick building with a low pitched gable roof and a monumental portico. Four tapered, fluted Doric columns above a raised wooden porch su port a modestly decorated entablature. The main entrance to the or inal three-bay main block has a multi paned transom and sidelights set in a simple frame beneath a scored stone lintel. ~~is block retains original six-aver-six dOUble-hung windows. A two-story, two-bay, brick winq was added to the north side of the house during the 18501s. The addition matches the Greek Revival style of the original facade. A ne- story brick 1 brary wing was constructed off the rear of the house, apparently at the same time that the north wing was added. The i ~erior of the bu Lel inCj. reta ins ninetE)ent:h-.century .f in shes ~L~clCl d rl r elaborate moldln s. and marb e tl The rkab qree f lltf:::r or and tel ~ r.. ~ .. ~ t , II. E'sLate ret,\ -I t!X "r II iC' l L ~ L L ~ ONB No. 1024-0018, NPS Form United states Department of the Interior National Park Service NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK Section number 7 Page 5 L L overgrown the road bed is still discernible ,as are the two wooden gate posts that mark its juncture with Old Troy Road. Mature trees and overgrown shrubs along the entrance drive also recall the original planting scheme. A complex of several outbuildings was constructed northwest of the house in the early twentieth century. One non- contributing building, a small, modern residence for staff, has also been constructed near the barn complex. l L contributing Buildinas one-story, frame gate lodge (c. 1920) one-story, frame cow barn (c. 1920) one-story, frame milking barn (c. 1920) two-story, ell-shaped, frame barn (c. 1920) Contributing structures one-story, frame corn crib (c. 1920) S;ontriQuting sites Edge Hill landscape (c. 1855) L l L L L L L L L 4. Stone House at Farmer's Landing c. 1740 The stone House is a small, one and one-half story, rectangular, gable roofed building constructed of randomly laid stone. The ends of the building are constructed of brick under the gable. Originally th building had a two-room plan with a separate entrance to each room. Sometime after 1928 the west door was replaced with a window and the inter plan reconfigured. Brick interior end chimneys remain intact on each Ie wall, but the rest of the interior has been modernized. There are no ancillary contributing or non-contributing resour BS aSBD ated with the stone House. >). IA'::nt~ & Wa] dron store c. 17~)O " L. l,'='D E, Waldron store a t',vo-st tr'arne bujl inq \4ith a qab '2 r. r end chimneys, and a partially exposed stone foundation. has clapboard siding and the second floor, which ~ sheathe~d in shinql es, The i pa 1 facacl'C:' s the riv rand h ) ove the ed found tieD ell0\vatlon 15 no hi 1 il S ;- ~- I j.rh(? Th,,, .t. <'111"1 l L L OMB No. 10.24-0018, NPS Form i '- United states Department of the Interior National Park service L NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK section number 7 Page 6 L ,'.... i L. original construction. A later fireplace, ceiling moldings, and interior stairs have been retained from the mid-nineteenth century additions. There are no other contributing or non-contributing resources associated with the Lent & Waldron Store. l 6. Henry suydam House c. 1835: c. 1855 ~ .. L The suydam House is a five-bay, two-story frame residence originally constructed circa 1835 in the Federal style. sided in clapboard, the principal facade is oriented around a center entrance with sidelights below a tripartite window. Boldly proj ecting door and window lintels a.re the most characteristic Federal style ornamentation. In the 1850ls the house was redecorated in the Italianate style. A bracketed eave was added to the roofline and first-story lights were lengthened into French windows. A large, flat-roofed, Italianate addition was built off the rear of the building. The addition has wide, overhanging eaves with a bracketed cornice, narrow arched windows and an arcaded loggia. The interior of the residence retains many features from the mid-century remodelling, including elaborately patterned parquet floors, ornately carved and heavily varnished mantels, and trims and moldings characteristic of the Italianate style. The first floor rooms were redecorated; some of the second floor rooms retain mantels and other woodwork from the earlier Federal style construction. 1. L L l An 1890 landscape plan for the Suydam estate provides documentation for the integrity of the estate grounds. stone walls line the property along Wheeler Hill road and the long entrance drive lined with mature maples and other forest trees secludes the house from the road. Groupings of large needle-leaf evergreen trees were planted to the north of the house but the western vista facing the river was left open except for the planting of a n er of individual shade trees. unfortunately a number of elements identified in the 1890 plan, including an orchard, gardens, and small farm buildings, are no longer extant; however, the designed ~ dscape still retains a modest degree of int rity. The property reta ns two contributing buildings, two contri uting sites, and one contribut structure. There is one non-contributi modern buildinq on t~ r"\ IJr t.)t .. L L L l lB 5 L .- L l L OMB No. 1024-0018, NPS Form L united states Department of the Interior National Park Service " L NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK section number 7 Page 7 l L contributina Sites barn foundation (c. 1855) suydam estate landscape (c. 1890) l 7., 8., &. 9. Non-contributing resid.ences c. 1950's Lt. Modern, one-story, Ranch .style houses set back from Wheeler Hill Road. Originally the grounds of the Crosby es.tate,this property was subdivided after 1950. l 1.0. William B. Crosby House c. 1800; c. 1870 L The Crosby House was originally constructed as a two-story, three-bay, Federal style residence with a side-hall plan. This small house has identical entrances on the east and west sides that are characterized by six-pane sidelights and semi-elliptical transom lights with radiating tracery surrounding panelled doors. Flat roofed porches with decorative balustrades protect both entrances. A two bay addition extending the south gable was constructed circa 1870, transforming the house into a five bay building with a center hall. A wing off the north gable end was constructed circa 1900, although it appears to have been built on a foundation of an earlier wing. The exterior of the residence retains a r,igh of integrity to the ninetee:nth century, wi t,h early clapboard sidi I six-aver-six windows, and a massive stone chimney on the south gable wall. The interior features of the Crosby House exemplify its various stages of development. The original three-bay section of the house still retains finely crafted Federal period woodwork in the hall, and a stair rail and newel post that are narrow and light in scale. The east dining room has paneled walls to the chair rail and a Federal style mant lpiece. The west parlor has paneli under the windows and around the lace. The south room of the house has en Anne features which wer vogue when this addition was constructed. These incl de a dent ulated mantelpiece with a surround of yellOW mosaic tile, and nar ow birch and walnut flooring laid in an intricate design. The north winq the house was letely modernized circa 1970. I 1. L L L \. l y as oc flted ~ith tIle Cro ), \~f ,::1 ~,~,; S t,ll] c1 .:L '1[i d (? d Ln; t. 11 E~ ], r.i 1"1 f1 () Ll E; €~ s 1) tJ i L" CJ ~:~ tl 'm:b t=::\ r fJ f r\ corltributil1Cl lJllinqs arid tllr08 ('F thes~1 ~he gilt~ll ~d Ldrn clw. (l,I e hi l ~ L L" L L OMB No. 1024-0018, NPS FOl:'ID United states Department of the Interior National Park Service 1: .. NATIONAL REGISTER OF HISTORIC PlACES CONTINUATION SHEET Section number 7 Page 8 WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK l i .. to the south of the main house. Although the buildings appear old, they have been substantially changed as a result of additions and alterations. Although the property has been subdivided, intact remnants of the designed landscape are still retained on the parcel associated with the house. These features include the original drive down to Old Troy Road , and two formal gardens constructed in the early twentieth century. The English garden retains intersecting brick walks and a central fountain and reflecting pond. The second garden has four symmetrical raised flower beds encircling mature evergreens. This small portion of the historic landscape associated with the Crosby House still retains a high degree of integrity. Contributing Buildings one-and-one-half story, frame gatehollse (c. 1870) barn (c. 1870) one-story well house (c. 1870) novelty-sided potting shed (c. 1920) contributing sites English garden (c. 1920) north garden (c. 1920) Crosby House landscape (c. 1870; c. 1920) \. L ~ i L. L L 11.. Carnwath r'anns c. 1850; C. 1870 L L l The main residence at Carnwath Farms is a three-story, flat-roofed, brick house designed in the Italian Villa style. The front or north facade has a centered, projecting, three story pavilion which incorporates the main entrance. The principal windows throughout the house are arched with brick lintels and stone sills. Most of the original dOUble-hung sash windows are intact. The overhanging roofline has heavy decorative brackets around the building, and a br beltcourse also c rcumscribe the building between the second and third stories. A two-story eranda w th chamfered posts and brackets extends across the west and Guth elevations of the hOllee. A semi ci.rcular, t:\~'ostory\..;ing and a ttlrfc:E,- ,.;tor'l addit:ion were addE,d. t.o.tht~ east sid~ or .~.~1e house circa 1870.1 ~)oth deslgned to complement the bUl1dlng's ItalIan VIlla style The orlqlna a ymrnetr cal floor pIa f the house remains t ct, ut most f t~ C' J a I, r ,"I teE i i h ifi 0 rk i nt h e~ p r i n (el I) a t' 0 0 m s d a tIC" S nrn , ,. "cc t The m st trik ng terior feature a ~ra 'l'h,::,; lIb ':lry room s also r, ta pia s te Ci,,7()r k, Q or wa a ~ t:::j l L L L l 1. OM.B No. 1024 -0018 I NPS Form L United states Department of the Interior National Park Service NATIONAL REGISTER OF HISTORIC PLACES CONTINUA.TION SHEET .. Section number 7 Page 9 WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK L 1 ill (listed below). Designed la.ndsca.pe features include stone gate pillars and a long, winding entrance road which passes through a park-like setting. On either side of the entrance drive are randomly planted specimen trees and small clumps of trees placed on the open lawn areas. The designed landscape in this portion of the original estate retains a high degree of integrity; however, later construction around the main house has erased most of the landscape features in that area. Open agricultural lands are still associated with the barn and carriage house further south. There are two primary non-cont.ributing buildings on the property. Contributing Buildinqs brick, Second Empire carriage house (1873) briCk, Second Empire cow barn (1876) .brick pump house (c. 1870' s) two-story, brick convent (1927) L L 1- L Q.on1;;,ributiT19-.S i tes Carnwath Farms landscape (c. 1870's) greenhouse site (c. 1900) I .. L t L l \ , ~ L L l 1. L- '- OMB No. 1024-0018, NPS Form L united states Department of the Interior National Park Service 1 '- NATIONAL REGISTER OF HISTORIC PLACES CON'fINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK Section number 8 Page 2 L L The Stone House (c. 1740) and the Lent and Waldron Store (c. 1750) are rare surviving examples of this eighteenth century tradition. The Stone House epitomizes the vernacular ma.sonry tradition, while the store is an example of heavy timber construction. Notable characteristics of the stone house include the building's one and one-half story rectangular massing, broad eave with integral porch, and combined stone and brick construction material. The Lent and Waldron Store's raised foundation, heavy timber frame, and contemporaneous woodwork are that building's most evocative components. The two buildings are in very close proximity to one another, and together they recall the principal varieties of rural eighteenth century construction in western Dutchess County. Following the Revolution the influence of national styles played a larger role in shaping local architectural design. The Federal period of American architecture was strongly influenced by English idioms, particularly the work of the English architect brothers, James and Robert Adam. Their work, which represented a sophisticated adaptation of Roman- inspired classicism, "...as distilled and simplified for American builders i.n numerous bu i Ider' s gu ides, such as Asher Benj amin IS, The i\m~rican U\!jJ=.,ger1s Companion (1806), which became widely available during this period. Two of the residences in the Wheeler Hill Historic District are significant examples of the type of Federal period residential architecture that was commonly constructed at this time in Dutchess County. The Suydam House (c. 1835) combines the vernacular two-story, five-bay, center-hall, wood-frame template with refined Federal-style features including a central tripartite window and boldly projecting door and window lintels. The Crosby House (c. 1800), more modest in its original size, is notable for its prominent entrance surmounted by a leaded glass transom, and by the integrity and level of craftsmanship a sociated with much of its interior woodwork. L L L \.. , I. 1. L L ); L . :rhe archi t~ctun~ of ancient Greece be)"Jan to cap,ture A.m€~rican tast, s n tne early nl eteenth century because it symbolIzed the d mocratlc ideals which Americans had fought to attain. contemporary G esce was also on the mind of Americans as that country fought to attain ts 0 n L ndepenclencE: ~rom. . in 182~.. As Ame<~'ica gradua~ly. turn"';'d cn''':?lY from ngllsh tradItIon, GreCIan claSSICIsm prOVided the prIncl 1 inSpIratIon for the first truly American architectural style. The Greek Revi a1 d come to dominate res dential and public building thr u ut the (Jls, and ~, E" Hill (0 LB is only exa 1 f (:rp" hit t.u fo ll1 H Dlf:;trict and one p bu Idin sot e t wn of Wapp f 1 ,,1 t e d D () r .L c c is a dl.sti ~.. '1 .J II 1 .L 1. ; i<; L. L L L 1. OMB No. 1024-0018, NPSF'orm L United states Department of the Interior National Park Service L NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HIS'I'ORIC DIS'I'RICT WHEELER HILL ROAD,. WAPPINGER DUTCHESS COUNTY',. NEW YORK section number 8 Page 3 f L. ! L. By the 1840's, Romantic period. alternatives to the Greek Revival were influencing American architecture. Designs based on Medieval and Italian Renaissance traditions were popularized by Andrew Jackson Downing and others, and this picturesque Movement was embraced to a greater degree in the Hudson Valley region than anywhere else in the nation. Obercreek (c. 1850) was originally constructed in the Italianate style popular during this period, and although the residence was later redesigned, it still retains features characteristic of its original style. The Henry suydam House was redesigned in the Italianate style (c. 1855) and the addition to that building of ornamental roof brackets, bay windows, arcaded loggia, arched lights, and flat roofed appendages epitomizes the Italianate design scheme widely embraced in the valley. L L \. I .. Despite these other.examples, it is the house at Carnwath Farms (c. 1850) which best epitomizes the Romantic Period in the Wheeler Hill Historic District. Constructed in the Italian Villa style, this three- story, brick mansion embodies all of the principal characteristics of this style, including a prominent three-story tower, flat roof with wide overhanging eaves, ornamental roof brackets, arched windows, asymmetrical interior floor plan with a central grand staircase, elaborate plaster work, parquet floors, and richly panelled rooms. Much of this interior work dates to the 1870's, and many of the other estate buildings on the property date to this od as well. The large carriage house (1873) and eel',^, barn (1876) on the Ec>state reflect the Second Empire tastE:'s of the post civil War era and, along with the main house at Elmhurst (1867), are rarE: excunples of this s Ie which was uncommon outside the ul:'ban cente.rs in the Hudson Valley. The dominating Mansard roofs of these buildings r present the prine 1 concession to the Second Empire style, which was modeled after ccnten~oraneous French building fashions. \. ~ .. } " \ i. b- ~~,., Whi e the Second Empire style expressed heights and vertica relet?S, the SLtbSE~ Sh.J Ie Ie which became ar at thE~ en t~. r a f1 e, r>a E~~ rnr) ,~1 a ~3~t z l):r~c!a, hc)!::" 1.,2, on'ta.l. t) 1 all e S iJIl i t.h t--'t:~e -~f 1 The hinqle Style was a ~niq~ely American adapt t ined elements of Anne, on181 ReVival, and charas n a .r 1 ~;:~, I: '1t1 E~ (1 e s I :' :c I'n El:r :Ll.,y a, n. i I S 1 t~~t 'r'] ("3 t ;'1 a s r1 f~ '\.1 e l'~ pted to vernacular housing, the Shingle style was most common r areas of New Engl nd. The st Ie is very rare in the Huds n New nd the re-des of E mhurst f th principal exam t i.rlt(,>qrit F , 1. L inCl- L t l. f t e , '- L L \. OMS No. 1024-0018; NPS Form L States Department of the Interior Nationa.l Park Service NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET L Section number 8 Page 4 WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK L ~ L. After the Centennial celebrations in 1876, American architecture began to embrace the nation's colonial heritage and to turn away from Victorian styles. The Colonial Revival architecture which derived from this movement rarely copied historical prototypes directly, but rather developed new interpretations of pre-1840 designs that employed a widely- varied colonial vocabulary. Colonial Revival houses were generally larger than their historic counterparts with many elements of the design exaggerated. The popularity of the movement spread rapidly and was remarkably enduring, dominating American architecture through the 1940's. 'l'he principal ex.ample of Colonial Revival architecture in the Wheeler Hill Historic District is the house at Obercreek. Originally constructed in the 1850's, the residence underwent an extensive Colonial Revival remodeling during the 1920's. The principal area of enrichment was the building's formal facade, to which an elaborate new entrance was incorporat~d. A side-lighted doorway with Federal-style transom and a two-story portico with modillioned cornice represent the primary concessions to the Colonial idiom. l I L. L \ -- L The Wheeler Hill Historic District is architecturally significant as a remarkable collection of residences that recall virtually every dominant architectural style in American architecture from the mid- e~qh~e~~nthto th<; early, twent~eth ?entury. ..Th~ dist,ric;t 1sa1so slgnlflcant for ltS regIonal hIstorIcal assOclatlons. ThlS area was originally part of the Rombout Patent granted to the children of Gu Ian Ve 1 dnck on October 17, 1685. Farming set:tlements ~"ere est.ablishi?c:i by the early eighteenth century on the fertile lands between Wappinger and Sprout Creek, and Philip Verplanck erected a mill on Sprout Creek irea 1720. In the early 1740's New Hamburg Road was constructed from Sprout C::cee}; to the Hudson to bring flour and produce down t.o the 11'./E'1:' from the early settlements of New Hackensack, Hopewell, Sprout Creek and wartoutville. Verplanck built a dock at the outlet of Wappingers Creek :,'lhich he called Farmer's Landi.ng and the Stone I"louse at Farmers Landinq was tile residence of Verplanckts wharf agent beginning circa 1740 e ock operations continued to grow during the eighteenth centu and at nt incl two storehouses, two dwellings and a d ods Onl the store, operat by Ab m Lent and Peter Waldron n the L9 teenth century, remains standing today. Together with the use, the Lent Waldron Store recalls the commercial activ elated with early settlement and agrarian deve nt in the reqj f, if ds~ n fdv€n:- "daB thE, c10mirliHlt tcan rtation link to Nel,<l Yo nd the Deat on of these on the Hudson at the t t 1 pm( \11:: t'ie?1:" i (:(1 th riel ecl t l L i... \. ~ i. r'oma i Jl1 n.J n (,~ I) () t ("-1 ~:;I t- L 1 lI. L - '" i.. OMB No. 1024-0018, NPS Form L united states Department of the Interior National Park service NA'l'IONAL REGISTER OF' HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRIC'!' WHEELER HILL ROAD, WAPPINGER DU1'CHESS COUNTY, NEW YORK \ ... Section number 8 Page 5 l , .. transformed the area along the river during the first half of the nineteenth century. The suydam House was originally the Federal-style farmhouse of Job Angel. Angel operated a productive farm and his landholdings in this area were extensive. In 1846 the house and a modest parcel of surrounding land was purchased by Henry Suydam, who began transforming the farm into a picturesque estate. Additions were made to the house, which was remodeled in the Italianate style, and interior renovations e.mploying high-9.'uality materials and craftsmanship were also completed. By the late n1neteenth century a Romantic style landscape plan was in place, completing the transformation of the property from a functioning farm to a rural country retreat. The Crosby property went through a similar evolution from farmhouse to estate during the nineteenth century. The original two-story, gable roof, rectangular form and Federal style details are retained in both the Suydam and Crosby houses and these features recall, along with the house locations in an a.rea of fertile lands along the r1 ver, the orig inal farm-reI ated use 0 f the properties. The later stylish additions to the houses and the designed landscapes that were constructed around them reflect the tra.ns i tion of these properties to formal estates. ~ L. L ~ 1. \. 1 .. ! .. The remaining properties in the Wheeler Hill District, including Edge f1 i 11 F Obercreek, Elmhurst, and Carnwat.h Farms, were establ ished in th~" B40's, 1850's and 1860's as country estates of wealthy Hudson Valley natives or relocated New York City residents. The wealthy were attracted here by the rural setting, highlighted by the vistas of rive and ountEIJnS beyond, Like others up and down the river, they cr dted irepressive estates to reflect their position in New York city and Hudson alley society. Unlike other very private estate enclaves, however, the Wheeler Hill estates remained more open and integrated, the result f family associations and strong local ties. ~. L ~ '" l The history of these estates and the interrelationships of their am ies began in 1850 when the estate at Carnwath Farms was bui r "'f L 1 11 (' nry and L Y' d i a \~ i 11 i s. 1'1 t". vi i IIi s "I' i~ S are t i r E'd h a r (' er hant ro New York city. The will es were related to the Me an nd prominent Wappi rs Falls fam ly, and it may have be e ss between these two families that t William Henrv W 1] ~ r, h,e,'I"',,"1'n 1.(;-;',..11. '\'li.1 .1'"",, I'! f"I"", ',.inl["."" "'It. ("~".t.r,"",.,""'.h r/;l"~" C' ; ',",' !::::..,", ~ .... ~"'_.. .J... '_~_ _ _ "" .-"- C;l .,~". ...." ~ ".i.. ... _ ,~...~ ....._' -,.,oIl ....._. I ~ '""". .." ',_." ,"-,- "-") l.;:::,_ C. '_'C ~.~ C~ "." , J \i/;". "...l \.. t .,L I- i",,, ,.... ".-;.' .,- rI'e'n bu It anc] r~"3sidecl iI'" lh,:; h U:38 at ot)ercrf!'2?k. C I'n',"",;'ltll atar c. 1870) owned rrancis W. Rives and his desce owned and DC u d the ntury. j atter f a1::i L. L L ... , L I ... i. OMB No. 1024-0018, NPS Form L United states Department of the Interior National Park Service ! ~ ... NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK Section number 8 Page 6 . L. ~ t ... century. In continuous family ownership for close to 150 years, Obercreek is still occupied by the descendants of William Henry willis. 1. These interconnected nineteenth century families were primarily responsible for the development of the estates along Wheeler Hl1l Road, and this development included major new construction, additions to older buildings, and the design of surrounding landscapes. The academic architecture and Romantic style landscapes which were developed reflect the wealth and position of these people as well as societal attitudes abo.ut art, taste, and aesthetics. The tight grouping of the estates and the notable informality with which entrances, roadscapes, and property boundaries were dealt reflect the interrelated associations among the resident families. L ~ \. L One of the important components of the estates theme as it is reflected in the Wheeler Hill District is the prominent designed landscape associated with most of the big houses. During the mid- nineteenth century, and particularly after the publication of A.J. Downing'S influential J'reatise on the Theory and Practice of IJang~~~J2e ~~..rdgni_Il9:._ ada..t1.ted to North America, a wide-rang ing interest in landscape. design and horticulture developed in the Hudson Valley, and the nation. The roma nt 1c des igns popul ari zed by Down 1ng and others emphasizedtht;! visual appeal of the site, and river settings with scenic vistas were preferred. The setting was consciously enhanced by carefully planned landscapes designed to frame the vistas and surround the house with flowering and ornamental gardens and a variety of specimen trees. Support buildings, orchards, woodlots, functioning farm enterprises, fields and pasturage were other integral components of a nineteenth- century estate which were usually screened from the main house in the 1 ape design. , L.. 1. ~ ... I ~ L The integrity of the designed landscapes and estate holdings enhances t~e s _nificaryce of the properties i~ the Wh~ele~ Hill H~storic Dis~ .ct Lve at the SIX estates represented In the dIstrIct retaIn theIr orl lnal landho dings and, ~~ile the range of integrity varies, all of the estates n the district retain some remnants of their original Romantic st 1e lanels apes. .Som.~" SLlC:h as thf:'! qt'ound.s at. Ob€:,rc::rI2e}c, arE~ comp1et(~ly intact to the period of s nificance, and include or ina1 plantings SP!d,;;irni'?n treE'S, supj:)ortfac"ilitiE:,s, and a funct onin fa.rm, har hI tor caI ducums tati~n exi s for a n~rnber of the des andscar pi ns for the Suydam Hau e and h rticultur Nap c::t th(c oricli 1,::~::,fOl thE' r j' [c)m L. ti L. , 1. L ~ ... L. OMB No. 1024-0018, NPS Forrn l .. United states Department of the Interior National Pa.rk Serv.ice NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK i L. Section number 8 Page 7 L I ... are representative of Romantic style landscapes as they were designed during the mid- to late nineteenth century. The landscapes of a number of the properties, including Obercreek, Crosby House, and Elmhurst, also include intact gardens and other features added in the early twentieth century which reflect the popularity of formal English and Italian gardens following the Romantic landscape period. 1. ~. t ... ~ ... t .. L l. , .... l L ~ L. L L L L ~; .. OMB No. l024-0018,NPS Form United states Department of the Interior National Park Service L NA'fIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET k .. Section number 9 Page 2 WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK @: I '- I .... Major Bibl.iographic References (cont'd): Downing, A. J . A. Treatise on the Theory and Practice of Landscape Gardening adaDted to North America. New York and London: wiley and Putnam, 1844. \ .. ~, .. Dutchess County Planning Board. Landmarks of Dutchess County 1683-1867. New York: N.Y.S. Council on the Arts, 1969. , .. Gekle, William. A Hudson Riverbook. Poughkeepsie, N.Y.: Hamilton Reproductions, July 1980. Gray, a.w., and Davies, F.A., compo New Historical Atlas of DutchefZ~~ Count.Y.... Reading, Pa.: Reading Publishing Co., 1876. Hasbrouck, Frank, ed. The Histo;y of Dutchess County. New York. Poughkeepsie, New York: B.A. Matthieu, 1909. ~ II. L I-,ossing, Benson J. T1Je,~Hud~Qll.L_ From the Wilderness to the Sea. Po:ct VJashington, New York and London: Ira J. Friedman division of Kennikat Press, 1972. l'ld.cC:t"a.CY~l-2n, Henry Noble., 01 ithe Dutchess. New York: Hast inqs HOU.SE, I. 1958. ... Helen Wilkinson. New York: & Clark, 1929. 1.. '..l~ ] W.'.l'" Keyno8S, He.enl~lnson. Far.q1.1har Payson, 1931. NE~W Vor}:: i 1 {1 aids, Helen Wilkinson. Dutchess County. II n Poughkeepsie, New York,1935. '- Ii'l L , N(:::~.I w' ~ ith, James II. :'.1;1 SCil1 & CD. r a. C; 'iJ f:) E: j t\l (~~~\i t:- i. It: .. (:~ 1) t 1. .... 1. united states Department of the Interior National Park Service L. NA'rIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET L section number 11 Page 2 L , ... RESEARCH AND DOC'OMENTATION PREPA.RED BY: L Elise Barry 14 Cedar Lane Rhineheck, New York 12572 t .. \.. 1. L ~ L. ~ }<.. ... L \. L. ~! L. 4 .... t f J. ~ ... OMB No. 1024-0018, NPS :f"orm WHEELER HILL HISTORIC DISTRICT WfIEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK i.. t .. i. ~ ... L L \ .. i.. L L , .. ~ \. l I, ~ L. ~, ! ... I '- 1. i II. L.', f ':. : i. , .' "4 Jir. -' i~ ,,,- ..... ,'. f ... . I ' J I.., , " " ' C.lCI/1r Ci1ff 'nd., ,.~':: _. : ....... \r :\ . ......0 ':,~:--. ~', : 11,,/.:11,'14111,::110- ': " : ~ ''': '.. :, '.. .:." i.,.. . l "4- , -~:=.. . .J "': tl ~ ;- .' ... .-. /.f/ I I ~ , - ,tl /~ f. \,-,:; I ), _ " fr. . , l "')0.. ...~ ," A t " \ A....':'. (:] ,,' "'1) /' -- , -;' ,. ./ \ \\' he e ~ c r 11 i 1 ~ :! i s ~ c " i. c J ~ s t " 1. c t , , \-.' he e l e :::- : ~ ~ 1 ~ ~ 0.:::::, ": c: ~ :> 1 "C; c ::- S F-' C1 l 1 s . . !) I t c h "r. , .',' r., . ".' :- '.. I'. .. U I : C c:; ~ _ 8 I: .. ;. '/ ' . _ \.l~{rl.~n .I:..... 'I """:{l~7 i r::-....;, ., IliL Ol'" ,:,' I - ". .... ; : ):i-, .. : - (; . . /. , , /'. \"'-i/' . ... v.:y ',;r: ..: ../ ...- <. ~. ,. '\. '{~b;c~Gn "'?j J . -\.. -:- If, "_' _..._~ L- / ~I~ .'.:" '~{.~ ~:;;".:..>- ~- .-,~ . ./ r:: ,,' .It ~ 1. I . '! ~ ) :.: _ I 'f' ,." " 1'\: I( ~ ... " " .i; L ! \. /j' .':.';~ .... ;.~.'. ':.' "- I '- .' : ,,0; r. _..:'. i.,' L --::. I. ...~. , '.. I 1. - .:: \ \ Ob~::;: ~~:~~(\ ..~ !\1n:::::-:..:' '. ,~~,~. :~~~t~f'.1 \ .;:=. .. , l~~;l ''':r;'' " " '-. L L l .......... .. ,.. , L. ....................... \', . " ",- .. ..... '. , \ , L '~ t ... i '- l. L Wheeler Hill Historic District Wheeler Hill Road, Wappinger Dutchess County New York L L f ~ ... L t .. k i. t \. .. " L. L. i ... 1. % I. ~ 1.3 L i W ... ~ .. ~ i.. ~ '- '.. L , ~ 1. --..---..---- UNI'IED ~ LF.PAlffi1I:Nr OF 'IllY-: INTERIm CMD NO. 102'1-0018, NPS FDRH m\TI9H7\L P1\RK SffiVI a: N7\TI~L R.EX;T...5TER OF IUSTC:RIC PI.J..as RI~rn ~ TI1is form is for use in nominating or requesting determinations of eligibility tor ...__ irdividual Prq>erties or districts. See instructions in Guidelines for Canoleting National Reqister Forms (National Reqist!>r B.1lletin 16). Cooplete each item by Jnar1<ing "x" in the appropriate box or by ent!>ring"):he requested information. If an item does not apply to the property being documented, ent!>r "WA" for "not applicable." For functions, styles, materials, arrl areas of significance, enter only the categories arrl sul:x::ategories listed in the instructions. For additional space use continuation sheets. all entries. 1. Name of Prc:oert:v historic name ~ IllIL ~c DIS'IRIcr other OOJnes/site nJJmber 2. I.ocaticn street & number city. town state New York -h'beeler Hill Bead ~in:1er cede 036 g:m)ty ~ c::::cde 027 3. Classifi~ OWnership of property [X]private [ JIXlblic-local [ JIXlblic-state [ JPJbliC-Federal Category [ Jtml~(s) [X] district [ Jsite [ Jsb:ucture [ J ct>ject NllnDer of resoorces within. p~ Contrib.It.in:J Noncontr~ .; 49 _ 12 ~buildi.ngs 15 0 .' sites ~ 4 0 sb:uctures o 0 objects 68 12 'lbtal Number of contributirq resoorces Previously listed in the National Register 0 Name of related 1ID.1l tiple property listings: Ni\ ~. sta~l ~~icatioo ..\s the designated authority t.1IXler the National Historic Preservation Act of 1966, as aJrerrled, :to hereby certify that this [X] nanination [ J request for detennination of eligibility meets the documentation standanls for registering properties in the National Register of Historic Places ard meets the Procedural arrl professional requirements set forth in 36 ern Part 60. my inion, this Property [X) Ireets [ J does not rreet the National ister cri (See continuation sheet. ~rf/ In my opinion, the property ( ] Ireets [ ] does not meet the National Register criteria. [ ] See continuation sheet. Sign:,ture of cornme.ntirg or other official Date S::.ate or fcderc1l Clgc.ncy and bur0:.1u --------------~------------_.- "-------. -- ----.. ". _~:'l t i qn., LI_~ I r~k __.<~~r::Jj c,~_ L\:rJ:_ iLiql_t-i~"!.._________. ___ C-:'~rC'hj', c/':~-it\" ~!\l~ ':..':j,~ prop::'t--:::y i::: --. --- - -----.------ ._----~-----_._--- .---- "'~-_._- '- -----.-- --..- ":,t',"n,: ::' ~~,.-, :::':.: :'.,) ;ir.(Ji~;:-.-,:'. -- ---._--.~-- "-----. --p- S,-...-, --"~~~-. ~ r;::.-~~ i.- . , : :"', -",-, ~- ~ . . - . ,-. I . . . . ~ ! ., ::) : ~ .' . , .. " . . ..; \' . ; 1 :. :' ; ( ,\; ~ .' , :; \, - . t . :' 'r I . ~ .::! ! f}. . j j ~. 1: 1 , : .' t,.) ; t ! ~ I ", :'.. It i ( If). I! ;.'t'~!:', t,':"_ ~ "":KIVI'(I In)!il :1,1' ;!:i: '1'11.11 1.'1',!i,.t",. .. (" III '!. (, ".r ,I, \I r:' \ l.. l f ... L.. L. l L }f .... 1; L. L ~ ... L Ii.. l L 1.. L l .. .........- ....- ..-......... -" . . .. ..................----...._.....Jo.:...........:_.._..;............... _... o~m No. 1024-0011\, NPS For-m JI) i tee! States Department of the Interior. !I..)tionnl Park Service I~^TIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK Section number :7' Page 2 Duildinq List 1. Obercreek c. 1850; 1920 Obercreek is a three-story building of wood frame construction with a flat roof, modillioned cornice and plain frieze at the earlier second story roofline. The house was originally constructed circa 1850 in the Italianate style. The third story was added in the 1920's and the exterior was remodeled in the Colonial Revival style. A monumental 'two story portico supported by four square columns and topped with a decorative roof balustrade dominates the 'principal-. facade and- represents the most ornamental exterior addition of the 1920's work. The interior spaces were also redesigned at this time, and a private chapel added on the second floor. The architecture firm of George B. Post provided the plans for Obercreek's 1920 alterations. The support buildings, estate grounds, and farm complex associated with Obercreek remain intact. The designed landscape includes components from different eras beginning with the oak grove surrounding the main hquse, which was planted circa 1855. Several ornamental exotic trees which are stiil extant, including a cut-leaf European Beech, Weeping Larch, Katura, big leaf Magnolia, and Weeping Hemlocks, were added near the end of the century. Finally, a series of formal gardens designed by architect Ellen Biddle Shipman were added in the 1930's. Other important components of the landscape include the formal allee leading up to the house, and the series of paths and walkways leading to the various support and recreational buildings on the grounds of the estate. There are no non- contributing resources on the property. Contributing -resources, listed below, include twenty-two buildings, two structures, and five sites. Contributinq Buildinqs frame gazebo (c. 1920) tennis shelter (c. 1940) main cistern shed (19th century) pool pump house (c. 1940) Cluxiliary pump house (c. 1940) squClsh court pump house (co 1940) one-Clnd-onc-:hCllf story, stucco cott<1CJc (c. 1890) .-)nc-~.,tOt-y, [Ufr:1c shop '(c. 19";C) '!pper Cjar<1qc (c. :(20) : ~. 0 r' ,', q c ~; ; H' cl ( c . "! () ::? 0 ) : 'v' C' :) i 1 Y (.r ,1 t' ,1 CJ C (c. 1 9 '1 0 ) . . ~ n!~ . ,':-~r ~: ~ t-. (~Ii ('\ :i (~'. 1 P, ~; ;:, ; . .! i::. ',! : : . ~ . . ; : :. " ',: : I :: ~ 1 (J (c: _ ;' ,i ,~ i ,t 1:::(1 ':hr'd/ludl ':.;011<1r' [". ','(l) 'iI"'.:()!\:, LCd!!IC Lo01 ~;hcd (c, I<J/()) :011:11' pld'/hou:~c (c, 1<:)<10) "J'Jt. ('('11.1r-/cclcry hut (c. l')CH)) L L L L f L. L: 'L I . L. i .. l L L ~ ... L L l L L ';Ilj t.ed States Department of the Interior :i,ltional Park Service o ~I n No. 1 0 2 I) - () 0 .1 1l, N l' .'; F 0 nr. tJATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER.HILL ROAD,.WAPPINGER DUTCHESS'COUNTY, NEW YORK Section number 7 Page 3 .' cow barn (c. 1920) one-story milk house (c. 1920) calf barn/bull pen (c. 1920) two-story, frame carriage house (19th century) horse barn (c. 1920) Contributing structures eight-sided silo (c. 1920) horse stalls (c. 1920) Contributinq Sites boxwood garden ("0.. 1935) rhododendron garden (c. 1935) rose garden (c. 1935) greenhouse foundations Obercreek landscape (c. 1855; c. 1935) ", 2. Elmhurst c. 1867; c. 1885 ~l~~~rst, built py 1867 for Samuel S. Sands and completely redesigned for him in th~ 1880's, is a two and one-half story, rambling frame and shingled estate house with a brick foundation, asymmetrical massing and fenestration, and a steeply-pitched mansard roof. Originally a Second Empire style residence, the Shingle style re-design of the house includes a columned porte-cochere at the main (east) entrance, a recessed front door with transom and fluted pilasters, projecting bays on the first and second stories, and a raised porch across the rear (west) elevation. There are paired and single two-aver-four, double-hung windows on all facades as well as in the single and double roof dormers. The exterior has received a number of modern additions and the mansard roof has been reshingled in asphalt. The building retains a fair degree of exterior integrity. The interior of Elmhurst retains the floor plan and many of the finishes from the 1880's remodeling. The wide entrance hall has a staircase with mahogany rail leading to a curved second story platform. The principal formal parlor has a series of Doric columns around the perimeter of the room and has window seats with turned trim. Although some alterations to the interior have been completed to bring the building into conformance with local [ire ccdc~, th0 in~crior continuo~ 'oJ) ~"~'~(l in a hi CJh cJec;:-ce of intcCJri ty. '-;!PpO!-t Jlui]cIi;;r;~-: and O~:tL!te ';!-r',,::~(:,: ,-!~:~:()(.:.!tr-(! '.:I~'~' :::l'~'::l:c~::- r,:,;,,:," ::!:" 'file Ot-iqi;l"l de~;i(JTl o~: th,~ '::1d:~r;,lr)(' C!:':"',!'-' t.iJ I.l.ltJ' ~r) I;~(,i ":_:'~"~; (~Ct:7"';;;1(~ "::'ive In ,:-~ ~-C\.'()~-."..,~ t' ~l,!t..;..., ", L ':,:d ::i' ::' :.:' :,'t.tc-C()Ci"~'lo(':': -o", ::'\[1:,". :::":,,. ,: I, :'r: '!r,' . '''P'' d.., ,,,,. ",,, pI'openly '''''''''''''.' ",,,,,., t'", "'.", ."", '''" ,.", ,',' ,~: I:: lir)(_'d '../ilh ~](Itllrc 111Z1plc~~, ('r-dell-':, iHld (),d:::. '/'11C ,lppl-O'I!'I) tu tl". 11()11:". r:ontinlle:: P,)st '..JicJc, open li)\'IT):, on odeh ,,11I1' n( thl' ro,I(!I.,'hlcll li,IVI' L ()I 11.];:i<'l1l,1] clncl r lo\,!cL.inq ~;hrubhl]ry (1Il()lIn~.t ITI 1 <II! :"", rlllj(I()(II'I1<f, Il(I, L 'L g .. . . . .-.......----.... .... :Ini ted States Department of the Interior national Park Service O~!I\ No, 1 () i'.1 - () (Ill!, t J i ':; I- n I m NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL IIlSTOlnC lHSTIUCT WHEELER HILL ROAD, WAPPINGER DUTCHESS COU~TY, NE~ YORK L Section number 7 Page 4 ~ %\ .. j 1. ! i. ... ~ i.s L L ... L.. ... '- L L 1 1. ~ ~ ------- evergreens) planted along the perimeters. In the early twentieth century a series of five lawn terraces were constructed on the hillside south of the main residence. Each level is connected by a series of steps which terminate at a _water tank/pool which is piped for a water jet or fountain. The area of the lowest terrace is defined by a grove of European linden trees. Although some of the original landscape is overgrown and a number of modern buildings have been added to the property, the historic landscape design still retains a modest degree of integrity. There are five contributing buildings and two contributing sites on the property (listed below). Three non-contributing modern buildings, including a 'manage~'s residence, caretaker'i house and conference center, have been erecte~ on the former estate grounds. _ Contributinq 3uildinqs two-story brick carriage house (c. 1867) , two-story brick carriage house and stable (1882) small shingled gatehouse (c. 1867, c. 1880's) small frame ice house (c. 1900) one-story Lrame ice house (c. 1880's) Contributinq Sites greenhouse site (c. ~910) Elmhurst landscape (c. 1867, c. 1910) 3. Edge Hill c. 1840; c. 1855 The Greek Revival style main building on the Edge Hill estate was probably built for Federal Boardman around 1840. This large dwelling is a two-story brick building with a low pitched gable roof and a monumental portico. Four tapered, fluted Doric columns above a raised wooden porch support a modestly decorated entablature. The main entrance to the original three-bay main block has a multi-paned transom and sidelights set in a simple frame beneath a scored stone lintel. This block retains original six-over-six double-hung windows. A two-story, two-bay, brick ~ing was added to the north side of the house during the 1850's, The addition matches the GreeK Revival style of the original facade. A one- story brick library win0 ~as constructed off the,rear of the house, 0pparontly at the same time ~~at the north wing was added', The int0~ior .,,' tr:r: buiJdlnCj rctuins ili"cteenth-century finishes incluclinq i'J,l:-r;uet :- : 00 :- ':, p Cl n c ) (' cl cl 00 , S , r: Ll b 0 .: ~ t e r. 0 1 cI i n g S, (I n cl 11;: r b I c .c j r e p1 " c C ':" _ '~ h l' :.::r:':Yj '-f"::~!!~;~,~ :"~~:~:-i:'-Ih;,-,' c!("-],-00 0t' i;ltorjor ,.:;.J c;-:tc':.':O!- lntr'r;: ~) ~; r ~ ( i :: 1_'" :; ~ . --, ;.' I ; ~ -, (. ;:, ,.:~. 1:'.1 ;.;'!-,'1 i ~~ ~,-~~.-, ~-:.::~~:,~:~t '", 'I; - ( . , , . . : ~.: ( ~; .., ,: (,~::~;ll t\:-:" rJt (\,1; I".' . ~,':'('nt~ !1".t:1 ( "Clt II; '.' .. 'I', ! i'i: I :;i ! : l' j , , i: J ~: :.. (" I L. " : U '",!) - T 11 c I 0 C i1 I r) c, In:" (, It/I ( - (I, ' : ' - : ': C' cI ,,,I, "il" :;: Lll(: I ur'r;),'~ i "n':'drl(J' J'n'lcf to the 1'1,-' j n 11011;:(', ',,;111<:1, ",',,' "-'iJI, "':!I.:l'; lip !:tIt' :;l('cr riel'l'- en)!" Old Tn))' HO(lcl (lrld ('-ncl:; (ll il Clf'CIII,II- ;:,~,)!~(, '-'-~r)t'-r in It'ont (If tllr- /jClJ!~,I_', l'-lthoIJ']h 1:11(' ,1!J;lndnnr.rj e1':-'/I' i:: i,'o:,,),/ . i .L! l L l : .. L L f! l t 1. L L , i... L J ... L l L L l .. . . --'.,.---- - - -..-. -. ..... '... -. - - ~". -.' ...-----................ .......' - --..... ~ "'. .................. '-.. -.... .......-............... :Ini ted Stiltes Department of the Interior /.Jutional Park Service o r-1f3 14 0 0 1 0 ~ tJ - 0 0 1 H, N P S For m NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DIS'l'RICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK Section number 7 Page 5 overgrown the road bed is still discernible, as are the two wooden gate posts that mark its juncture with Old Troy Road. Mature trees and overgrown shrubs along the entrance drive also re~all the original planting scheme. A complex of several outbuildings was constructed northwest of the house in the early twentieth century. One non- contributing building, a small, modern residence for staff, has also been constructed near the barn complex. Contributinq Buildinqs one-story, frame gate lodge (c. 1920) one-story, frame cow barn (c. 1920) one-story, fr~me milking barn (c. 1920) two-story, ell-shaped, frame barn (c. 1920) Contributing structures one-story, frame corn crib (c. 1920) Contributinq Sites Edge Hill landscape (c. 1855) 4. Stone House at Farmer's Landing c. 1740 The Stone House is a small, one and one-half story, rectangular, gable roofed building constructed of randomly laid stone. The ends of the building are constructed of brick under the gable. Originally the building had a two-room plan with a separate entrance to each room. Sometime after 1928 the west door was replaced with a window and the interior plan reconfigured. BriCk interior end chimn~ys remain intact on each gable wall, but the rest of the interior has been modernized. There are no ancillary contributing or non-contributing resources associated with the Stone House. 5. Lent & Waldron Store c. 1750 The Lent & Waldron Store is a two-story frame building with a gable ~ n t e r j 0 r 0 n d \. him n e y S,. and CI p (1 r t: i all y e :-: p 0 S e cl s ton e [ 0 U n d c: :::. ion . c ~<;t . floot- h<:lS cl<:li)"boC1rd sidin.g <lncl the scco~)d [looe, t...'hicn t..Ji:1:.~ ':~::-cc! 1<350, is ';hC2:::'hocJ in shingles. The rri~cip,l! tiIC,lc!" of ': il d j I! 'J f /1 C C"~ :::~ c r i '/ c:- ,: n ,j h i1:; ,-I :- i '_' " - ;, ,\ '/ , . " t- r, ~- ,_, ~ 1 ~: ~_ ' ~ ~l:- i Cj 1I r i1 t i 0 I! /1 b Cl 'j r:; the c :- r 0:; c cl [ 0 1.1 n (1.1 t i I):: . T \, ,. ,," ~. (. h... '1 i (" 11 ~_; II ': t .:::-,~-cc1 '):~ tr}i'~ .-::._,-:,:tio" :,; "i' ]Of)(Je'- ":,:0 ,:" .I'~" ..~"., : ' r I' j :' : I!! l:, ,:... : I :: I: : : ' : , ! : : ': : ! d ( '( ; !. ,-. ,-' ; ::: , ,. _ . '.,' " t f!,' ,'! I., -.'.,\ i )'d; '.Oll::t: :IC: 10') i1': '".''-'ll ,1:: t r-Om t:tJl.. !..:t_('~. ,.} :.(.,\ ,il .11 (,-r.,\t :r,.::: "01 :-1 Y ;..'()(lc!\.JO!): dr-oune! the Ot- i'J lfl;ll 1-: i tefl('!) t I :-"1' I ,1('" Ofl t /lI' 'I!):-: rl :;'! oIr1(1 llj(-' (r-ilfllf' ,lnel Lr-irn dr-ound tho 1ndin ('lllr.,111:-" :1'lllollI! (rol:! til'. roof, The ,-~:=:dcd ',,: h." ~ : 1 '. ' . : . ..~ ',.' I " L. L L L t\ L.. ~ .. ~- L. '-- ~ L ... ~ .. L. r ... L. L .. L 1; f .. .. "-'--~_.., ._-. '..", 0',_... .".. .....___....___..~.,.. ~.................... _... OM UNo. J 0 7 .1 - 00 1 n, N P S For Pol llnited States Department of the lnterior' H~tional Park Servjce NATIONAL REGISTER OF IIISTOHIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK Section number 7 Page 6 original construction. A later fireplace, ceiling moldings, and interior stairs have been retained from the mid-nineteenth century additions. , ' There are no other contributing or non-contributing resources associated with the Lent & Waldron Store. 6. Henry Suydam House c. 1835; c. 1855 The Suydam House is a five-bay, two-story frame residence originally constructed circa 1835 in the Federal style. Sided in clapboard, the. " principal facade is oriented around a '~enter entrance with sidelights below a tripartite window. Boldly projecting door and window lintels are the most characteristic Federal style ornamentation. In the 1850's the house was redecorated in the Italianate style. A bracketed eave was added to the roofline and first-story lights were lengthened into French windows. A large, flat-roofed, Italianate addition was built off the rear of the building. The addition has wide, overhanging eaves with a bracketed cornice, narrow arched windows and an arcaded loggia. The interior of the residence retains many features from the mid-century rempdelling, i~c~uding elaborately patterned parquet floors, ornately carved and heavily varnished mahtels, and trims and moldings characteristic of the Italianate style. The first floor rooms were redecorated; some of the second floor rooms retain mantels and other woodwork from the earlier Federal style construction. An 1890 landscape plan for the Suydam estate provides documentation for the integrity of the estate grounds. Stone walls line the property along Wheeler Hill road and the long entrance drive lined. with mature maples and other forest trees secludes the house from the road. Groupings of large needle-leaf evergreen trees were planted to the north of the house but the western vista facing the river was left open except for the planting of a number of individual shade trees. Unfortunately a number of elements identified in the 1890 plan, including an orchard, gardens, Gnd small farm buildings, are no longer extant; however, the designed landscape still retains a nodest degree of integrity, The property ~etains two contributing buildings, two contributing sites, and one =ontributing structure, The~e is one non-contributing modern building orr -=hc rrorrir-ty. 'r)f~tr- ib::t i n(1 [l'-I_i]_(!.~ :~~:,~ ":!:-!mr"'r- .~~: .'Ch".\!l,/q(~ :-.-~-:,.-. (c~. ,( - -) : /. (' h ,-) '( - I( I :) () ) ': t : ! 1 'I' ::;. :'! jJ It ( ;' ( ( i-' _ ' , LJ L ." .-. ".- ._-------..... ........, .' ..-.......... ..h...~......................_....... ~..._._.. .. -. --"..... ...,.... -......... OMO No. 10)'1-00]11, NPS Form United Sti'ltes Deportment of the Interior National Park Service L NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER. HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK k L Section number 7 Page 7$ L. L Contributinq Sites barn foundation (c. 1855) Suydam estate landscape (c. 1890) , .. 7., 8., & 9. Non-contributing residences c. 1950's r L. Modern, one-story, Ranch style houses set back from Wheeler Hill Road. Originally the grounds of the Crosby estate, this property was subdivided after 1950. lu " 10. William B. Crosby House c. 1800; c. 1870 L The Crosby House was originally constructed as a two-story, three-bay, Federal style residence with a side-hall plan. This small house has identical entrances on the east and west sides that are characterized by six-pane sidelights and semi-elliptical ,transom lights with radiating tracery surrounding panelled doors. Flat roofed porches with decorative ba I u_strade.s prot.ect both entrances. A two bay addition extending the south gabH~ was constructed circa 1870, transforming the house into a five bay building with a center hall. A wing off the north gable end was constructed circa 1900, although it appears to have been built on a foundation of an earlier wing. The exterior of the residence retains a high degree of integrity to the nineteenth century, with early clapboard siding, six-over-six windows, and a massive stone chimney on the south gable wall. The interior features of the Crosby House exemplify its various stages of development. The original three-bay section of the house still retains finely crafted Federal period woodwork in the hall, and a stair rail and newel post that are narrow and light in scale. The east dining room has paneled walls to the chair rail and a Federal style mantelpiece. The west parlor has paneling under the windows and around the fireplace. The south room of the house has Queen Anne features which v/ere in vogue when this addition was constructed. These include a denticulated mantelpiece with a surround of yellow mosaic tile, and narrow birch and wal~ut flooring laid in an intricate design. The north wing of the house was completely modernized circa 1970. L ~ L. L L. ~- Ii. ~ ... " ';'~1"::: ('rigin,11 ilt.oPC:"::-Y <1ssoci(1ted '..:iLh the Crosby House :10 Jon';C't. ccm'lins :r:::(lct. 'I'~lf:' pr"opc:c::":' '.,!,)S su:.:>divic!cd in the nicl-t\'!I":'n::.:I--.th ('C'nl.u;"y (lnr! """~:r:;'n rilPc:11 '10l1:;'-.""' bui I t ():~ ,l ;:c!rcbC';' or ;'.~ c-cc t:-.. ':':,,, nT":'l'rt'/ :-,t i 11 :,'!in:: tl"lr" ('(>Ilt:,";; ';~:inq 1)111 :dinq(~ ;lnci :::hrcl' "n;ltr'il'll~ ':,,; ,'.J ".." (! !:~lr'tI , ... T '..::) ('! t ' , ..' t h ,". i; , . . ,'1101 J . :, , " i i!' l ~", I ;' ;:, ' ' ! ,', r" , " , " I ;. . ! , '(! ; ',' ( !' I '" ! r ~ ( ): : !! l!' . ! . ! ) ~ :;. I : \ ' : : ~; :- . ~ : I '. ':; : , . ~ ! . ~ r: ~ ,. ( ;; I ~ '; . L : ' : ~ , r ) (' ! ,I l 1 ( .1 ' ~ : ., 'II I r i I) 11 t I; I' I :. i ' ! I (. : ; (. )J 1I i I <I i r" r:, 0 f . lJ r 1 t-,: I! J t ; ~ ~' t. (} ~_ ~ If' II r' C C ; : ,I, : : : () ci ; I t:.-' tI un I-: n () ,,v n t, un c t i 0' I , :~Cj;'~!f1,1:.;ll:t. 'i'~ll ~ ~ (. "..; () ;.\ ~ I ~11.! r ':' ;1111,1'.. ,'.ut II 0 I '.u!)cll V idcrl p.u'c('1 !j ~ L. '..' i t /1 t ;1" r." 1'1 I: ' I,', ,11" c: I (l C ,) t (' d ( ) 11 ,I L L L L /, L Ii ~ '- l .. L. t ~ Ii. L ,. .... L ~ L. ~ f. L i L. l .... ~' 1.. .. ....._........;...........~a.;..~............................ ..' ......._........ ....1..__. _....-:..._-..... 01'lfJ No. l02'1-001H, NI'S '.()1.:'1 tIn i ted Sta tes Depa rtment 0 [ the 1 nter ior National Park Service NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPING~R DUTCHESS COUNTY, NEW YORK S~ction number 7 Page 8 to the south of the main house~ Although the buildings appear old, they have been substantially changed as a result of additions and alterations. Although the property has been subdivided, intact remnants of the designed landscape are still retained on the parcel associated with the house. These features include the original drive down to Old Troy Road, and two formal gardens constructed in the early twentieth century. The English garden retains intersecting brick walks and a central fountain and reflecting pond. The second garden has four symmetrical raised flower beds enCirCling mature evergreens. This small portion of the historic landscape associated with the Crosby House still retains a high degree of integrity. Contributinq Buildinqs one-and-one-half story, frame gatehouse tc. 1870) barn (c. 1870) one-story well house (c. 1870) novelty-sided potting shed (c. 1920) Contributinq Sites English garden (c. 1920) north garden (c.' 1920) Crosby House landscape (c. 1870; c. 1920) 11. Carnwath Farms c. 1850; c. 1870 The main residence at Carnwath Farms is a three-story, flat-roofed, brick house designed in the Italian Villa style. The front or north facade has a centered, projecting, three story pavilion which incorporates the main entrance. The principal windows throughout the house are arched with brick lintels and stone sills. Most of the original dOUble-hung sash windows are intact. The overhanging roofline has heavy decorative brackets around the building, and a brick beltcourse also circumscribes the building between the second and third stories. A two-story veranda with chamfered posts and b~ackets extends across the west and south elevations of the house. ^ semi-circular, two story wing and a three- sto~y addition were added to the east side of the house circa 1870, ~oth c.J e s .: c] :1C cl to com pIe men t t./1 e :::> '...: i 1 din 9 I sIt a 1 i <.1 n ViII <.1 sty 1 e . The 0 rig i .) a 1 ;~ ~; ~: - ~ c t r- ie" J f 1 0 0 [" P 1 C1 n () ~- :: h e 11 (, use rem u ins i n t i1 c t ,. but r.t 0 S t 0 f the ,:,!,~'::'r,lte !il)i~;h ',.:od: in the :=,ri.nc:ip.ll rooms clclte~; from the 1870 pec-ioc.! r.' .~.-:;,!-q(:r'1I'nt. The mo~~t ~:-:-.:-i.kinq interior [c"tur-e is (1 qr(1nc: sL,ii-c,~:C' :;}:y.lil: CflLL~J)CC' 11,111. The iibcdry 1-00;-;-, i:; ,llso !1ot,lble i'ar. JlC.. ..: ni!::c:lll'(~ ..:.,~ l~~, clc!:~.~-!tc c-"'.'i llner DJ,Y:t:er,..:or}:. llncl J>,lrc:~:':':: t !e)():-. ' ;. ,~:,:. ',' t.,: I:)'.. :.)!!I{. ':I~."'.! ,'t. ...:;: ~ ,.: (I,:..:,:':" dil': ;'.11'-:.: :,' .1 t , "il , : ~'. ~: f ~ t) " I ~. " ". : 1 /I j(~' n ~ .' ; . I II 1"'.(....11 t /I~..ll~;_ .1i:'-: ;:UJJfI<i:: of c.'IU1\.:Cllh I.';lt'~~~ eeL,\i'l the remn,ln.t:: 01,1 IlolP',lntlc :..t.'1'II' ( : I . .: I ;: 11 . <i 1;1 nIl: : C ;lJ-) ('. ;, n <i d ('0':';) I (. >: n I J) i J) C' rr' (' nth c (' n t' 11 r \' ,~ I J r r n r t. /) 11 I I Ii I n fJ ,_. ~ . . "'~""""....,........_-.._~ ....... ~.......... ................ ...............--... '" L L Un i ted S ta tes Depa rtmen t 0 [ the Inter i or National Park Service or-m No - 102.; -00 HI, N l'!; Fa t':'1 NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTH.TCT WHEELER HILL ROAD, WAPPINGER DUTCHES.S COUNTY, NEW YORK L Section number 7 Page 9 .- L.. L (listed below). Designed landscape features include stone gate pillars and a long, winding entrance road which passes through a park-like setting. On either side of the entrance drive are" randomly planted specimen trees and small clumps of trees placed on the open lawn areas. The designed landscape in this portion of the original estate retains a high degree of integrity; however, later construction around the main house has erased most of the "landscape features in that area. Open agricultural lands are still associated with the barn and carriage house "further south. There are two primary non-contributing buildings on the property. I- I. i.. L Contributinq BUildinqs brick, Second Empire carriage house (1873) brick, Second Empire cow barn (1876) brick pump house (c. 1870's) two-story, brick convent (1927) ~ ... Contributinq Sites Carnwath Farms landscape (c. 1870's) greenhouse site (c. 1900) L : " ~ .. i.. l ... ~ L , L.. L L L L L --------.-.--------.---- ----.--..--.---....---- ---. H ,-~~~t of SiqnificaJX:C _______________ (crtifyirg official has considered the significance of this property in ceL.!". :on lo .ther properties: r ] r\r1tionally () statewide IXI loc111y I\pplicable National Register Criterill (X) ^ r ) !3 IX) C ( ) () Criteria Considerations ( ) ^ ( ) B ( ) c' J Dr) E [ ) F ] G L lu:eas of significance I ... 8RO-UTECIURE C01MUNITY DEVElOFMENT <:a1MERCE PeriexI of Significance 1740-1940 Significant ~1tes NA L Cllltural Affiliation NA L L Significant Person NA Ard1i.t.ect;atiJ.der :um<NCMN L state significance of prcperty, arxl justify criteria, criteria (X)I1Si~tions( arrl areas and pericrls of significance noted above. The Wheeler Hill Historic District is architecturally arrl historically significant as a highly intact concentration of stylistically distinctive Hudscn River estates that recall the nineteenth and early twentieth cerrt:w:y social history of western DJtchess County develcpnent. Architectural. styles represented by the six principal estates in the district include high-style exanples of Federal, Greek Revival, Italianate, Italian Villa, ~ ~ire, . Shirqle arrl Cblonia1 Revival design. The estates retain intact support buildings, model farms, gardens, larrlc:::caped gra.D')js, and a picturesque river- oriented set:t.in3- that tcgether recall the aesthetic sooght after by the valley's weal thy LeI i te. Interspersed among the estates are two earlier eighteenth cerrt:w:y properties ' that:tecall the vemaa.uar llit:ch b1i1ding b:adi.tion datin::J fzan the region's period of settlement. ~ Wheeler Hill district is one of the lOC>St oOOesive erx::laves of historic l rescm:ces remai.n.in;J alon:;J the Hudson River in D.rt:chess O:mlty. L l Settlement in the Hudson Valley began with the establishment of n.rt:ch tradirg posts during the seventeenth century. More extensive occupation soon- followed as Dutch l' . farmers took up agricultural lands along the Hu::ison River arrl its major tributaries. The area at the confluence of Wawingers Creek and the Hudson River was particularly attractive because of the wide an::i fertile bottanlan::ls along the creek, the IX>tential of the creek to poNer mills, arrl the direct transportation link to New York provided by the L Hudson River. The first settlers built sm:rll homesteads based on northern European precedents. l Employing local fieldstone, this Ven1aaliar housirg was characterized by recta.DJular, II. one and one-hal f story J:1assing with ~ steeply pitched gable r09f, end ch i_fnneys, . asymmetrical. fenestratiD:l incorp::>ratirg multi-pane, double-hLmg win::lcwS, and an overall lack of detail or ornamentation. ^ distinctive roofline with overhanging eaves L incorporating a full-le:!gth porch is also chaRctoristic of the t>UildirYJ tYIX'_ This early fonn of residentid (Irchitecture continued to be built u:1til "':01 J into the' ,~ightc(,!l~h century in the' !ludsnn Valley, ,11tJ1Otx)!; :,ltCr- c_':.lmplc:; il1:~J cc:-:-oI11.... c;~:;:lo\.,.: L iJl-ic}: c:c; a builcJin_1 r..)t(';-~.~l as that commodity beCCl!:lC morc llv,lil.l1.,lc_ !I(':""y::r1':I1I':- ' !, .,me houses shco t hcd Ie' c I a p"oa rd a 1 so t yp if i cd the e iqh tc'e nU! cC''''''y venneu Ln :luilclilYJ ttclditioll in U1I? :-0Cjion_ L ~ L OMO No. 10/.':-00]11, NP~ Fonn L. lJnited 'States Depar.tment of the Interior IJ"ltionaj Park Service w . f.. NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DIST:UCT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK section number 8 Page 2 ... t, i. The Stone House (c. 1740) and the Lent and Waldron store (c. 1750) are rare surviving examples of this eighteenth centu~y tradition. The Stone House epitomizes the vernacular masonry tradition, while the store is an example of heavy timber construction. Notable characteristics of the stone house include the building's one and one-half story rectangular massing, broad eave with integral porch, and combined stone and brick construction material. The Lent and Waldron store's raised foundation, heavy timber frame, and contemporaneous woodwork are that building's most evocative components. The two buildings are in very close proximity to one another, and ~ogether they recall the principal varieties of rural eighteenth century construction in western Dutchess ~oun~y.. Following the Revolution the influence of national styles played a larger role in shaping local architectural design. The Federal period of American architecture was strongly influenced by English idioms, particularly the work of the English architect brothers, James and Robert Adam. Their work, which represented a sophisticated adaptation of Roman- inspired classicism, was distilled and simplified for American builders in numerous builder's guides, such as Asher Benjamin's, The American Builder's Companion (laO~), which became widely available during this perioo. Two of toe residences in the Wheeler Hill Historic District are significant examples of the type of Federal period residential architecture that was commonly constructed at this time in Dutchess County. The Suydam House (c. 1835) combines the vernacular two-story, five-bay, center-hall, wood-frame template with refined Federal-style features including a central tripartite window and boldly projecting door and window lintels. The Crosby House (c. 1800), more modest in its original size, is notable for its prominent entrance_surmounted by a leaded glass transom, and by the integrity and level of craftsmanship associated with much 'of its interior woodwork. ~ '- q, i.. :;, .. .~ ij ... . i I.. ., L r .. ... The architecture of ancient Greece began to capture American tastes in the early nineteenth century because it symbolized the democratic ideals which Americans had fought to attain. Contemporary Greece was also on the mind of Americans as that country fought to attain its own independence from Turkey ~n 1821. As America gradually turned away from English tradition, Grecian classicism provided the principa~ inspiration for the first truly American architectural 'style.' The Greek Revival would come to dominate residential and public building throughout the U330's, 40's, and 50's. Edge Hill (c. 1840) is the only example of Greek Revival architecture in the \.Jheeler Hill District and one of the fel..J ~.~llrviving buildings of this style in the town of \.JClppinger. The r- e s i cl e n c e, '"J i t h j t s f u 11 pc d i ~ e nt, t '.',' 0 - s t 0 t- y, [ 1 ute d Do r ice 0] u m n s, '1 n cl :l! ld~:tC'rcc: entr-Clncc \.,'ith :-(:c'::.LH)(Jl!l,~r tL-~:l~~om, i~-; i1 cljstinglll~-;IlCcJ e>:,lJilplc- I fit c-. \: Y P c i;, tho nl Ll1 i ! u ci ~-~ 0 n '.' ,: ] 1 c~: . The b u i 1 din g '~, :; i 7. C, lJ I I C k :'()rl~:Lrllc\:ion, ,lncl high Cjudllty lnterio: l,.!Qoclwork, pli1ster work, m,lntr'l~~ <Ind 11,11-c1\';,110 identify it ,)0; ttlC r'e:;id',nco or one of the i1re,l'S rin,lJ1Clill 1'lltC. Edge !lill Wi1S one 0: U1C fir:;\: ;':-op0t-tics developed ilS ,] COllnt.ry '''.t,ltl' in \:11(' dl:,trict. f i. %,' L ... ... L L ... .-...._~_..-........__.... - ..". ....... 0:.',11 No. 107..1-001H, NI'~; Form JnitedStatcs Department of the lnterior' Ni\ t i on;11 Pi} rk Serv i cc ,L L, NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET \mEELER HILL HISTORIC DISTHICT WHEELER HILL ROAD, WAPPINGER ' DUTCHESS COUNTY, NEW YORK Section number 8 Page) L t, L; l .\ L By the 1840's, Romantic period alternatives to the Greek Revival were influencing American architecture. Designs based on Medieval and Italian Renaissance traditions were popularized by Andrew Jackson Downing and others, and this prcturesque Movement was embraced to a greater degree in the Hudson Valley region than anywhere else in the nation. Obercreek (c. 1850) was originally constructed in the Italianate style popular during this period, and although the residence was later redesigned, it still retains features characteristic of its original style. The Henry Suydam House was redesigned in the Italianate style (c. l85S) and the addition to that building of ornamental roof brackets, bay.windows, arcaded loggia, arched lights, and flat roofed appendages epito~izes the Italianate design scheme widely embraced in the valley.' - - L l L L While the Second Empire style expressed heights and vertical surfaces, the subsequent Shingle Style which became popular at the end of ~~....' the Victorian era emphasized broad, horizontal planes with free-flowing . interior spaces. The Shingle Style was a uniquely American adaptation that combined elements of Queen Anne, Colonial Revival, and Richardsonian Romanesque design. Primarily an architect's style that was never widely l' adapted to vernacular housing, the Shingle Style was most common in the ". coastal areas qf Ne\'" EngJ.and. The style is very rare in the Huds'on Valley aria of New York and the re~design of Elmhurst (c. 1885) must be · considered one of the region's principal examples. Although Elmhurst L'.. retains only a modes~ degree of integrity, t~e hudding still displi.1Ys 111 Ll n y 0 [ the d p [ i n i n 9 c h a r act e r is tic s 0 f the S h i r: C] 1 f? .'-; t Y 1 e, i 11 C 1 u din CJ j t ~ lot,:, b:-oad, t-amblins massing, intcgr(,l 2!'G ::'::t.,:chcd fJ',':-chr-s, Coloni,:l ',-:tylr> '_'ntr-'1:1CC ,lnd \:.]od','!ork, large multl-p,l:lCd '..:indo\,::-" ;~nd ~;l1jnql(' L.,.)lc,~~t1ir1CJ' III odditi.on the Elmhurst estine C;;lll'hou:,i', \Jith it,; rnu.-:ri ;ooflln(., ::',:cpt CJoblcs, and shingle she.'lthinCj, l:-, :111 jrr.port,lnt e~:(lmpJ(' 0; '. ,lie application o[ this style on i1 SIlli:1l1 SC,l]C, L Despite these other examples, it is the house at Carnwath Farms (c. 1850) which best epitomizes the Romantic Period in the Wheeler Hill Historic District. Constructed in the Italian Villa style, this three- story, brick mansion embodies all of the principal characteristics of this style, including a prominent three-story tower, flat roof with wide ~. overhanging eaves, ornamental roof brackets, arched windows, asymmetrical I interior floor plan w~th a central grand staircase, elaborate plaster .. work, -parquet floors, and richly panelled rooms. Much of this interior work dates to the 1870's, and many of the other estate buildings on the · property date to this period as well. The large carriage house (1873) ~ and cow barn (1876) on the estate reflect the Second Empire tastes of the post-Civil War era and, along with the main house at Elmhurst (1867), are rare examples of this style which was uncommon outside the urban centers in the Hudson Valley. The dominating Mansard roofs of these buildings represent' the principal concession to the'Second Empire style, which was modeled after contemporaneous French building fashions. - L L 01.1[\ No. 1 0 /. I) - 00 1 8, ~ J I'~; For m Ilnited States Department of the Inter'ior /l.ltionill Park Service L L NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK section number 8 Page 4 1. After the Centennial celebrations in 1876, American architecture l began to embrace the nation's colonial heritage and to turn away from '\ victorian styles. The Colonial Revival architecture which der ived from this movement rarely copied historical prototypes directly, but. rather .L~.. developed new interpretations of pre-1840 designs that employed a widely- . varied colonial vocabulary. Colonial Revival houses were generally larger than their historic counterparts with many elements of the design exaggerated. The popularity of the movement spread rapidly and was I remarkably enduring, dominating American architecture through the 1940's. · The principal"example of Colonial Revival architecture in the Wheeler Hill Historic District is the house at Obercreek. Originally constructed ~. in the 1850' s, the residence underwent an extens.lve Colonia'l RevIval t remodeling during the 1920's. The principal area of enrichment was the ~ building's formal facade, to which an elaborate new entrance was incorporated. A side-lighted doorway with Federal-style transom and a i two-story portico with modillioned cornice represent the primary ~ concessions to the Colonial idiom. The Wheeler Hill Historic District is architecturally significant as L a remarkable collection of residences that recall virtually every dominant architectural style in American architecture.from the mid- eighteenth to the early twentieth century. The district is also i significant for its regional historical associations. This area was , originally part of the Rombout Patent granted to the children of Gulian Verplanck on October 17, 1685. Farming settlements were established by l'.' the early eighteenth century on the fertile lands between Wappinger and Sprout Creek, and Philip Verplanck erected a mill on Sprout Creek by circa 1720~ In the early 1740's New Hambtirg Road was constructed from Sprout Creek to the Hudson to bring flour and produce down to the river ~ from the early settlements of New Hackensack, Hopewell, Sprout Creek and L Swartoutville. Verplanck built a dock at the outlet of Wappingers Creek which he called Farmer's Landing and the Stone House at Farmers Landing was the residence of Verplanck's wharf agent beginning circa 1740. The L dock operations continued to grow during the eighteenth century and at one point included two storehouses, two dwellings and a dry goods store. Only the store, operated by Abraham Lent and Peter Waldron in the late t.... eighteenth century, remains standing today. Together with the Stone House, the Lent/W~ldron Store recalls the commercial 3ctiviti'cs 2 s soc i ci t ed \,' i th early settlement and agrarian deve lopmen tin t he reg ion. 1 The Hudson River was the dominant transportation link to Ne',,' Vor}: City i ~;)rkets and the location of these buildings on the Hudson at the ('nd Of..1 .. :nincipal settlement period thoroughfare is indicative> of thei r :'01 C 1 n :.:hr: business of trading goods and comnocJitics. 'I'11Cl'(' ;11(' '."',\' ti".. .l..... ,c~:::lcment period c<:>mmercial properties .rem<liJ1~ng ] n UH' II1Id:'.r.~~ ',/,~ I I, \' : rH,: 1 on i)nd the rarIty of these tradIng .poo,ts .~Gcl~; to lhe ~;iql1 j f !("~IHf' 111 : !lr:. j',lrmcrs Landing buildings. LOt 11 C r pro per tie sin t. h c cl i s t r jet, ~-; 1I C IJ ,1~; · 'If)lI:;e:-; { c!ocument the t r',l n'; i t iOIl ('rom ('" If" J Il'J t () ('(\11 II t I ' . ", I ,! ~. I . . C' I 11'.. l ) \. '. ':1 I I II t h (> ~~ II \,(l.111I ,III( I l . ~',.. ~ _....---..............~.~.. _.. .... ". '. .... "..,..". ...... ..h.........:..... .... _ . .... l L l O1-m No. 107.t1-001R, NPS Fonn :.inlte'd 'States Department of the Interior N~tiona] Park Service NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER ~ILL RQAD, WAPPINGER DUTCHESS COUNTY, NEW YORK Section number 8 Page 5 " l L l transformed the area along the river during the first half of the nineteenth century. The Suydam House was originally the Federal-style farmhouse of Job Angel. Angel operated a productive farm and his landholdings in this area were extensive. In 1846 the house and a,modest parcel of surrounding land was purchased by Henry Suydam, who began transforming the farm into a picturesque estate. Additions were made to the house, which was remodeled in the Italianate style, and interior renovations employing high-quality materials and craftsmanship were also completed. ay the late nineteenth century a Romantic style landscape plan was in place, completing the transformation of the property from a functioning farm to a rural country retreat. The Crosby property went through a similar e~olution trom farmhouse to..estate during ~he nineteenth century. .The original two-story, gable roof, rectangular form and Federal style details are retained in both the Suydam and Crosby houses and these features recall, along with the house locations in an area of fertile lands along the river, the original farm-related use of the properties. The later stylish additions to the houses and the designed landscapes that were constructed around them reflect the transition of these properties to formal estates. l L L L The rema~ning :prope~ties in the Wheele~ Hill District, including Edge Hill, Obercreek, Elmhurst, and Carnwath Farms, were established in the 1840's, 1850's and 1860's as country estates of wealthy Hudson Valley l'. natives or relocated New York City residents. The wealthy were attracted here by the rural setting, highlighted by the vistas of river and mountains beyond. Like others up and down the river, they created L: impressive estates to reflect their position in New York City and Hudson Valley society. Unlike other very private estate enclaves, however, the Wheeler Hill estates remained more open and integrated, the result of family associations a~d strong local ties. 1. The history of these estates and the interrelationships of their families began in 1850 when the estate at Carnwath Farms was built for : william Henry and Lydia Willis. Mr. Willis was a retired hardware . merchant from New York City. The Willises were related to the Mesiers, an early and prominent WapP'ingers Falls family, and it may have been the L':'"", close ties between these two families that brought William Henry Willis .'. and his wife here in 1850. Willis sold the ho~se at Carnwath Farms in 1855 and then built and resided in the house at Obercreek. Carnwath Farm s 'd as 1 ate r ( c. 1 8 7 0 ) 0 w n e d by F ran cis Iv. R i v e san d his des c end ant s , L'. one of whom also Q\.med and occupied the Crosby House for many years in , che early t,'entieth century. In the mid-nineteenth ccnt",-y Cro''',y lIou"o had been ov.'ned by C.C. Satter-lee ond the S;:tter~ee family \'i,IS 21-;0 1 inked " ') y m (l r ::- i a S e :. 0 the S u v d ,:: IT) f .:: j;l i 1 \' f ol.m c r s . 0 r t '~C S u Y (.Ie, n1 ! i 0 U ~~ C . 0 f) (' () f L'fenry Sllyd2::"~~ clClllgiiters marrl-ccl () SZltl:c:-lec ;\ncllived dL FcJcJc !Ii]] 11\ the IGC'J's '::~1c1 1870's. Edge Hill WtlS L,te!- ~~oL: (189J) tl' 1';.1<. ~;'-IJH1~., .I "-ClLltl'.'e oC S<1muel S. SZ1nds who built ,lncl o'."110d r:lml\lIr~;L fL-om lllC,'_, -L,-Lhroll<]h the late nineteenth century. Member-s 0' some or :hc~';c f,11ll12i"'; ~. COIl t j n u c cI too \v n pro r crt y i n Iv h c (' ] c r i I j I) '.,' C J) j n t I' t II I ' t ,.", r 1 t J (' I II t. ! L I . . Unlted ~tates Department of the lnterlor National Park Service L l NATIONAL REGISTER Of HISTOHIC PLACES CONTINUATION SHEET Section number 8 Page 7 l l l L ..... --.......-.... Of'm No. 102.;-0018, NPS FUli.1 WHEELER HILL HISTOHIC DISTHICT WHEELER HILL ROAD, WAPPINGER' DUTCHESS COUNTY, NEW YORK are representative of Romantic style landscapes as they were designed during the mid- to late nineteenth century. The landscapes of a number of the properties, including Obercreek, Crosby House, and Elmhurst, also include intact gardens and other features added in the early twentieth century which reflect the popularity of formal English and Italian gardens following the Romantic landscape period. .L ~ L L L ,. L L l L L L L L L IJni te'd 'St<ltes Department of the Interior Nation<l! Park Service OMO No. lO~~-OO]R. NPS Form I.JATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT ~HEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NE\..] YORK L Section number 9 Page 2 ~ L Major Bibliographic References (cont'd): Downing, A.J. A Treatise on the Theory and Practice of Landscape Gardeninq adapted to North America. New York and London: Wiley and Putnam, 1844. L L Dutchess County Planning Board. Landmarks of Dutchess County 1683-1867. New York: N.Y.S. Council on the Arts, 1969. Gekle, William. A Hudson Riverbook. Poughkeepsie, ~.Y.: Hamil~on Reproductions, July 1980. Gray, a.w., and Davies, F.A., compo New Historical Atlas of Dutchess County. Reading, Pa.: Reading Publishing Co., 1876. L L L Hasbrouck, Frank, ed. The History of Dutchess County. New York. Poughkeepsie, New York: S.A. Matthieu, 1909. Lossing, Benson J. The Hudson, From the Wilderness to the Sea. Port WaShingten, New 'Yor~ and London: Ira J. Friedman division of Kennikat Press, 1972. L MacCracken, Henry Noble. 1958. l L Blithe Dutchess. New York: Hastings House, Reynolds, Helen Wilkinson. Dutch Houses in the Hudson Valley before l776.New York: Payson & Clark, 1929. . Reynolds, Helen Wilkinson. Farquhar Payson, 1931. Dutchess County Doorways. New York: William ~ '- Reynolds, Helen Wilkinson. "Country Seats on Hudson's River in Dutchess County." in Dutchess County Historical Society Yearboo~ Poughkeepsie, New York,1935. l'. Simpson, Jeffrey. The Hudson River i850-l9l8 A Photo Portrait. '. Tarrytown, New York: Sleepy Hollow Press, 1981. '. . -. Smith, James H. History of Dutchess County. Syracuse, Nc\.,' Yor);: L f). 1-1 n son & Co.. 18 S 2 . :~; r ! i n C; C1 r n. J. E. " J/ e n c y 1-] i nth.!:"' 0 p Sa.!:"' 9 e n t Cl n d the E Cl r 1 y "j '. Un '/ ' : f,,:"'!:-:'::Sc;2::;C Gtlnieninc and O!'ntlmcnti:l Ho!'tieu] ture in /)LJtt'~~I~':.'. ~.'~)IJ:'-' 11(:',.,' '10<:." in f)Lltc1~ess Co~ HjstoriC:.0)'nS_SK_j,C?~t:.Lyc,ll.t~nC'i~. r'()\J'1hkc':p~;ic. Ne\,; Yo::-k, 1937. L L L 1. . -- United Stoles Oepi.Htment of the Interior National Pork Service o r-m No. 1 0 2 t1 - 0 0 1 [l, N P S For J1\ L NATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD, WAPPINGER DUTCHESS COUNTY, NEW YORK L Section number 10 Page 2 1 - L UTH coordinates (cont'd): (all zone 18) L L 'L L L ~ l E 588300 4603590 F 588080 4603350 G 588100 4603280 H 587950 4603130 I 587980 4603060 J 587680 4602650 K 587970 4602180 L 587310 4601740 M 587080 4601980 N 587730 4603500 o 588140 4603850 P 588240 4603900 Q 588230 4603940 R 588340 4604020 S 588340 4603970 T 588520 4604940 U 588820 4604440 " j ~ L l l '- L ., l L. :Jni ted States Department of the Interior :!ationCll Park Service 1.. \. ~JATIONAL REGISTER OF HISTORIC PLACES CONTINUATION SHEET Section number 11 Page 2 L L RESEARCH AND DOCUMENTATION PREPARED BY: l - Elise Barry 14 Cedar Lane Rhinebeck, New York 12572 L. .~ ~ 1 i.. , ... t - 'Ii .. 1. L , ... l II. mm No. l02'1-001f-, NPS Form WHEELER HILL HISTORIC DISTRICT WHEELER HILL ROAD,WAPPINGER DUTCHESS COUNTY, NEW YORK ." ~ \. MASTER PLAN L L 1- L \.. L ; L. 1.. , ~ ~ L ;.., \ .. ~ ... l L Andrew Jackson Downing: The Romantic Landscape Movement ~ L Appendix B L CARNWATH FARMS - TOWN OF WAPPINGER L B-1 Ii: Downingesque ! '- ~ i. /<::~<~:"'/:~~>:~>\, l- ' '.' , " I ,..,..., """" ',/ // //)' I ", "', / / / / ". ~, I // /. ,', "'.". ""''. ~.... ~, .... " " , \<::^~:;/ l .. L l L Phase II Downingesque Gentleman's farm Formal estate Italianate Suburban Naturalistic Colonial revival Walled garden Naturalistic w/formal Specialty gCJrdens l L L i L L t .I. .., L l J.. L L L Hom Process I Projects I Resumes Page 1 of 4 falks I Library I Contact us I. Property type: Downingesque (1841 +) Prepared for: The Maine Olmsted Alliance for Parks & Landscapes and the Maine Historic Preservation Commission, with a grant from the National Park Service, August 1994 ~'fz';.ri'{.!!':;;'~i~~~~1 ~ I~,'i"..>- -..c:..ill', . Ill" .-_~__ -'. _""fj".,., ~t'{;-I ~ ; l{ i:~ ~'[(~h:i:;:'~~~~..{ 'j, ,l,~ I','" " . . ... . . 0>>~ii .e.-~:;,,:,j~.h 2JJtfJ >;~: ~ :';.~ = Jf:~:tJ' '. .....'G~.:~\,-;-~};j ",::'.':' :,,-~": ;,',.. ., . , ."~'t 'ii'O $. e \'~'~f ~~ I~~~:~,i,~ ; f ~ ~i::'Y"" . .9~'}~' ~ ~ I '<:i" ,"', ~ .I;,{~ . Go ""[ 1'-'" .~~~;.)\jl;t~ ,", ::_~>'...,'.~{/. -~"';..." " """ ' . "it ': ;-l tL ' ~..i,....\"..:D.,.<.,,!<.,.,,,,~..,,,..., '". ,. Qj/..,.,.i,-~..[i.. ,...... 't.. ':..",11'".., .f}~.~' 'Q .~ ", ,1",)'~1'''.1I' ;;\. 'G.'''. 0.'. '.~ ~l..' ~:.'...'l ~,~ ,i tc .... ',' "".. l~~[! ;fA; fl ~"'II'''''' 'tit,'.'A' 'C"~' ,i....! (,.;1 '~~'GU"iiU-^~-' . ., . it,.','.;"o.",lI"\ . G (1, 11J" ,~.:l; '," ,~" _,\\~-, '. ; :~_:.~, ~l,~I,I".$z", 't\\." :.. -~ ,"'t) .1' ,i ;.':~"';\\;>"~':"'~'y'~'O.:=-";'~'-":" ,.^' 1.'....1.1.. t~~).I":~' 4/'.';'0., ,. .a'. .fi' ..., ,"'. ~ ~~ .. . ,. . , . "..." .... _...- ..' ;0" ,~. 1\, '.. , "" .....: ..j ~."::;O"'?)'~ . . . ."'~ v, ~.- . ~ "lIu;.~_, t:.'''.l'"'>~ ....... '~Ii I' ., \<t .." '" . '~".. ~~) . . ..' , ..f. ~. ./:-' it \ ';'-- ...."."<1., ". '" . "II' .,,~ ~...t f ,. 1, :;,- ~''''.l ~,~~;"~:--,' ;~' /i; ..'"Ii.. ,~~~ 0 >I,~~;! E~i;~~2i~'I. '. _ ,H~::_._ /' !;:.""~..~.~.-.-../ ';~'(;; .........-,.._"._~..-.-...... ,/' ~. ,-,-.... -';a' ,.;: '.. --". /. d', '.- ;;ff",.... .,':; - ,~~ ,-...., ./ ~.~"'. ., ;~;:,..//."... . ..'.. .-:. "'~' ':;;1<' ..~/ ,/ ..' . . . >, '. ,"~ .'lJl'/IJ~_~_ . . "IS In his Treatise, Downing conveyed four basic design principles applicable to all rural residences. . The first dealt with architectural beauty, which should be considered at the same time as the beauty of the landscape. . The second concerned "utility," which meant that the comfort and convenience of a family should be considered when selecting a house site; this would rule out swampy sites or the summit of a bleak hill, for example, · Downing called the third "Expression of Purpose," which was specific to architecture. He wrote that architectural features should express the different uses and enjoyment of a building; an ornamental chimney top and a front porch clearly distinguish a home from a barn, for example. · Finally, the fourth principle concerned the "Art of Taste," and referred to the harmony of buildings and landscape, which was the ultimate goal of the rural homeowner. This was especially important in cases where the house and landscape were not designed by the same person. {All characteristics are from Andrew Jackson Downing, A Treatise of the Theory and l http://www.monroassociates.com/article%20ii_downingesque.htm By Theresa Mattor, Principal Researcher II. Description: This property type is named for Andrew Jackson Downing (1816- 1852), who was an influential figure in the development of American domestic architecture and rural character in the mid 1800's. Downing was a self-trained landscape designer and horticulturist who was also considered one of the country's first landscape critics. In 1841 he published his Treatis,e on the Theory and Practice of Landscape Gardening (Ire.atis~), which became one of the primary texts used by the average citizen to improve rural home life. Downing's later books for the average homeowner included Cotta~Residences (1842) and The Architecture of Country Houses (1850). < Andrew Jackson Downing displays this plan of his for "a pleasant suburban residence" in Cottage Residences. The square beds of the kitchen garden at right is separated from the ornamental grounds by a buffer of trees and shrubs. 10/14/2002 II: Downingesque t i. ErqptiQgQI1~m]2gGq[dgll:i1Jg. (Reprint of Nintf Rhode Island: lheophrastus Publishers, 1977).] Downing further divided landscapes into the "Beautiful" and the "Picturesque," noting that both types of characteristics may appear in the same landscape, depending on its size. "Beautiful" landscapes included curved and flowing lines, undulating topography with rolling hills flowing together, reflective ponds, or softly babbling brooks. In contrast, the "Picturesque" included irregular and broken lines, topography that often ended abruptly at thickets or ledges, and water that "imitated the wildness of romantic spots in nature." Is it unknown if Downing was widely read in Maine, but at least one example of this property type remains today. A. Typical location Downing wrote specifically for the rural homeowner. B. Physical Attributes (categories are from the Draft Guidelines for the_Ireatm~ntof RisIgric Landscapes) a. Topography Characteristics of the Beautiful included gently rolling topography with undulations that melt gradually together. Characteristics ofthe Picturesque included occasional smoothness with sudden variations, often running abruptly into thickets or ledge outcrops. The terrain was usually rugged and steep. b. Vegetation Trees in the Beautiful style were mainly deciduous with smooth stems, full, round, or symmetrical heads, or luxuriant branches drooping to the ground. They were planted as single specimens to allow free development of their form. These were most appropriate for highly cultivated scenery. Trees in the Picturesque style were mainly coniferous, although some deciduous trees such as the larch became picturesque with age. These were irregularly shaped with rough stems and bark, and were often used in sufficient numbers to give the character of a woody outline. They were planted closely together for intricacy and variety, much as they appeared in natural thickets and glades, and were most appealing on craggy surfaces rather than on flat terrain. Shrubs in both styles could be used as "verdant hedges," which were considered elegant substitutes for stone or wood fences along winding roads. In the Beautiful style shrubs were planted somewhat singly for full development, and strips oflawn were used to enhance ornamental shrubs. Page 2 of4 'ition of 1875. Little Compton, t '- L l L L L L L ~ .... t i. L L Downing was an early advocate ofthe lawn and wrote" ...when smiling lawns and tasteful cottages begin to embellish a country, we know that order and culture are established." A widespread lawn also meant ample space for enjoyment, hinting at an increase in leisure becoming time available to the homeowner. In the Beautiful style "grass is not grown into tall meadows, or wild bog tussocks, but softened and refined by frequent touches of the patient mower, till at last it is a perfect wonder of tufted freshness and verdure." Lawns of the Picturesque were simply mown less formally. Concerning crops and fields, Downing advocated combining the beauty of a landscape garden with the utility of a farm. In both the Beautiful and the Picturesque, the layout of crops was not necessarily bound to a traditional rectangular format; Downing again hinted at available leisure time by suggesting that a gentleman farmer who does not require the efficiency of square fields can develop fields with curvilinear edges bordered by winding roads. Finally, the front yard was not intended to be utilitarian; it was intended to make the L , .. L l L L http://www.monroassociates.com/article%20ii_downingesque.htm 10/14/2002 II: Downingesque .. L L- l \. \. ( ~ L \. L t .. , .. , i. L. , .. L 1 '- , .. Page 3 of4 transition Neen the architecture of the house ane ure's wildness. It was comprised of lawn, rather than gardens with walks, and was not fenced in. c. Natural Systems (hydrology and wildlife habitats) Downing approved of incorporating natural water systems into the designed landscape, for example by improving the appearance of an existing pond, or by removing debris from a brook to enhance water flow. d. Circulation Circulation patterns in the Beautiful usually followed existing contours with flowing curves and did not include sharp angles or turns. In contrast, the Picturesque featured abruptly winding roads with sudden angles. Downing distinguished between the "approach," which was the private road from the public highway to the house, and the "drive," which was the property's interior road network for vehicles. The approach was often curving, allowing a drive through part of the grounds, but not inconveniently. It curved with a purpose, for example winding around groups of trees, and allowed glimpses of the house through trees. The first view of the house was intended to be from most the pleasing point along the approach. The drive typically curved through the grounds, often defining the boundaries of fields. It was intended to offer access to riverside trails and to pleasure grounds, to take advantage of favorite views, and as a means of viewing crops. Walks were the property's interior path network for pedestrians. Whether they were formally laid out gravel paths near the house or simple, wild footpaths near the woods, they were designed to stay as dry as possible for foot traffic. They served a similar function as drives, but were scaled specifically for pedestrians. e. Water features Downing approved of improving an existing lake or pond but cautioned against creating one where it would not occur naturally. Generally lakes and ponds were best when sited below the house, for aesthetic and functional reasons. In a landscape of the Beautiful style, Downing wrote that improvements should be based on the example of existing ponds, with smooth, gently curving edges. For the Picturesque, one should create a wooded, irregular outline, have banks of varying height, and include rocks along the shore. An existing brook may be incorporated into the designed landscape by adding small pools, removing debris, and diverting it into smaller channels that re-unite downstream. Downing cautioned against creating "tame canals" that had no example in nature. f. Furnishings and objects - (benches, lights, fences, planters, urns) Downing had definite opinions concerning the use offences. To him, fences were intended to be associated with barn buildings and fields, not with the main house. He wrote "to fence off a small plot around a fine house in the midst of a lawn of 50 acres is a perversity which we could never reconcile." He also felt that "the close proximity of fences near the house gives the whole place a confined and mean character." Concerning other furnishings and objects (including structures listed below), he advised the homeowner to stay in keeping with the spirit of the overall scene, whether Beautiful or Picturesque. The goal was to strive for "tasteful simplicity" rather than for ambitious and costly embellishments. Garden details such as ornamental buildings and seats should be used in a combination of forms, colors, light, and shadows to "awaken curiosity." g. Structures (non-inhabitable walls, terraces, arbors, gazebos, tennis courts, steps, bridges, dams) One of the most significant non-inhabitable structures in Downing's era was the porch, which provided protection against the elements and gave dignity to a home's l http://www.monroassociates.comlarticle%20ii_downingesque.htm 10/14/2002 II: Downingesque Page 4 of 4 ~ 11. entrance. s was the transition between the hous{ i grounds. h. Views and spatial organization - (outdoor rooms and views) The first view of the house was intended to be from most the pleasing point along the "approach." The approach also offered glimpses of the house through trees, rather than full views. Views from the house into the surrounding landscape were integral to creating a harmonious effect between architecture and grounds. C. Geographic information (relationship to natural features that influenced design: climate, topography, ledge, etc.) Downing's principles of the Beautiful and the Picturesque were heavily dependent on existing natural features, as discussed in the previous categories. D. Boundaries Boundaries are not applicable since there is only one extant site. E. Variations within the property type due to changing cultural, chronological, or geographical influences: Variations are not applicable since there is only one extant site. F. Condition of property type The extant site contains features that illustrate Downing's principles of the Beautiful. His four principles of Architectural Beauty, Utility, Expression of Purpose, and Art of Taste still apply today. Historic landscape features remaining include a long gravel drive with glimpses of the house, a utilitarian front yard with minimal ornamentation, the lack offences near the house, deciduous native trees with full, round canopies, rolling topography, and no extravagant site furnishings. IlL Significance It is possible that other properties of this type exist in Maine and may have been overlooked because they do not appear in the project lists of specific landscape designers. Further research would be required to assess whether this is a major property type or one with an isolated example. Also, it is unknown if Downing was widely read in Maine, so it is difficult to determine if a site was designed specifically following his theories. IV. Registration Requirements The extant example may be eligible for registration under Criterion C and possesses integrity of location, design, setting, materials and workmanship. The minimum original design features that should be present in order to qualify for listing include the layout of the "approach" with its glimpses ofthe house, trees that illustrate characteristics of the Beautiful, and the relationship between the architecture of the house, outbuildings, and surrounding landscape. . lit L l L. 1. i. L L ! ~ '" ; .. 1. \ 1. ., L. . ... L Top of page I Home Page I projects I Re~l.lme~ I Talks I Mi~$iQn I Library I CQntactu_s Monro Associates 565 Congress S1. #309, Portland, Maine 04101-3308 (207) 874-4774 (voice andfax, weekdays 9 to 5) mQIlrQ@maine.com '\ \.. L L http://www.monroassociates.com/article%20ii_downingesque.htm 10/1412002 Page 1 of 5 L [Clarence C. Cook], "A Vis:') the House and Garden of the J 'e A. J. Downing," Horticulturist, n. s. 3 (Jan. lb..d): 20-27. \ L 1. L \ .. \. ~. ... L \.. L L l The library is a cheerful and delightful room opening from the hall, and having doors leading on one side to the parlor, and on the other to the dining room. On the west side is a large bay window, and in front of it stands the spacious table at which Mr. Downing wrote. In the winter the family forsook the fine south room, which on account of its size was not easily warmed, and lived in the library, which with its cheerful fire and books and busts, became the gathering point of the household, and the chosen seat of the winter's evening mirth and daily study. To describe a dwelling and a garden like Mr. Downing's is like analyzing a poem whose beauty has long ministered to our daily happiness, and whose melody has for many years sung unquestioned to our hearts. Hence, in many ways, the task is not one that we should seek, nor can we hope that we shall perform it to the satisfaction of all those who knew and loved the place; but where love guides the pen, we can not wholly fail, and the artist's pencil will aid us where words are weak and insufficient. t .. 1 L , .. I L. l \ .. ~ I. give a grace and charm to the ape ent, and opposite them the bright woo' - ~e warms body and soul with its cracho.!mg flames. The room is no merely whill,.,,vashed parallelogram, but, though inexpensive in its construction, is agreeable in color and proportion. The walls are divided into panels, and the wood-work is stained; some fine architectural prints adorn the western end; and the whole air of the place is that of taste and refinement. Page 2 of5 ( L. L Let us first, in order to see clearly what Mr. Downing has done for this place, find out what was its condition when he first became its master. The ground is in shape nearly a parallelogram, and together with two other lots east and southeast of the present garden, constituted the original property as it was left at the death of his father. All the land that Mr. Downing owned at the time he died, was the lot represented in the plan, containing a little over four acres, all of which was under cultivation. The whole place is surrounded by a hedge on three sides it is of English thorn, and on the south it is of arbor-vitae. The house in which Mr. Downing was born, now thirty- seven years ago, stood where the green-house is at present; and the wistaria vine which is trained on a trellis over the path, formerly climbed up the front of the little dwelling. East of the cottage, and, I think, connected with it, stood the old green-house, having in one end an office where the business of the place was conducted; and that portion of the ground immediately about the house was cultivated as an ornamental garden. The tall balsam fir near the entrance gate is one of the few trees planted at the time we speak of, and still remaining in its original place. This tree is a specimen of remarkable beauty; rising full seventy feet without a curve and without a single dead branch, it was always a pleasant memorial with Mr. Downing of his early days. That portion of the original garden which was not laid out in ornamental beds was planted as a nursery, and constituted three- fourths of the whole lot. It continued in this way till within fifteen years, when Mr. Downing and his elder brother Charles, who since their father's death had carried on the business together, separated, and the place came into the hands of its late owner. He now commenced his alterations; and shortly after this marriage, which took place about this time, began to build his house. He lived for the first year after his marriage at his father-in- law's, Mr. J. P. DeWindt, in Fishkill Landing, and crossed the river every day to superintend construction of his new dwelling. He continued a nurseryman till about six years ago, when he abandoned the business altogether, altered his grounds to nearly their present shape, and commenced the practice of landscape gardening and rural architecture. \ .. 1 I -- L. .. - 1.. L L \\' -,-,.,., I .. " . ~~.... ;rt ,. l l J. L. ','1 P-) C ~, t. :.:.:' . ~ ';- :t, -< \ .. -;::. ~~ rL,-- "::1.c ..... ~ ...,..,,"" 'N.: E The arrangement of the grounds is simple, Entering at the gate, the visitor follows the carriage-road, and when opposite the green-house, takes the path which turns eastward and skirts the vineyard. This path in fact divides the lawn; as it approaches the house it runs down toward the vineyard, leaving the greatest extent of lawn before the building, and having accomplished this, turns again toward the west. A thick shrubbery runs along the edge of the vineyard, between it and the path, arranged in such a way as to give views of L http://www.fandm.edu/Departments/ AmericanStudies/faculty/schuyler/schuyler _ amlandscape/aj... 10/11/2002 \. } " .. ~. .. Page 3 of5 the river and the opposi hare without allowing the vine poles to appear. The vineyard, setu III the plan, is a new one just in bearing, t1aving been planed three years ago this summer. It contains nearly a thousand vines, Isabel/as and Catawbas. Mr. Downing had a few other varieties scattered through the grounds; there is a fine specimen of the Elsinborough near the office; but he had none of the more delicate varieties which require artificial heat. Mr. Downing spoke at times of removing the vineyard to another spot, and turning the whole into lawn and ornamental ground. To have done so would have added greatly to the beauty of the place, and there is no doubt that with his love for lawns he would hardly have been contented long with the small though beautiful one which he possessed. By careful planting originally, and by regular mowings every fortnight, this garden is able to boast a lawn whose velvet it will not be easy to rival on our river; and whose exquisitely tinted surface, shaded with clumps of trees and enriched with flower and vase, was a real triumph in our adverse climate and beneath our scorching suns. ~ L. ~ .. 1. it- I .. In passing along the path which we have entered, you catch a glimpse through the trees of the little Sundial with its motto, "Horas non nomero nisi serenas"--"I number none but sunny hours," and few others ever passed over this happy place. When I first saw this dial the ice was on the ground, and a little hillock of snow upon the top of the pillar prevented the sun from recording the hours. I brushed away the snow to find the time. Mr. Downing was with me, and, I remember, told me about some ancient sundial he had seen when abroad. this morning the first snow of the year is on the dial and on his grave. Still further on, we come to that portion ofthe walk from which we obtain the view of his house given in the frontispiece of this number. In the foreground is the graceful and effective cast of the Warwick Vase, which forms the subject of the vignette at the end of the present article, and which will give to many of our readers who have heard of this celebrated production of antiquity an idea of its exquisite decoration and fine proportion. Looking at the house where we stand, and marking its bold yet unassuming architecture, and then referring to its plan as given in the drawing of the grounds, we venture to ask whether such a building, erected as it was at the age of twenty-four, before Mr. Downing had ever seen a private dwelling having the slightest pretension to elegance, and when all his ideas of such matters were procured from one or two English books, does not exhibit A native taste and a refinement in the man. Many of our professed architects who have had the advantage of years of study and travel, together with the use of the best books, build houses which do not exhibit half the tasteful design nor the convenient and elegant arrangement of this young man's work. l L \.. L L ~ 1. L Continuing our walk, we find that the shrubbery on our right, forms the boundary of the garden; and that the path which we have entered, and which has this shrubbery for wall on one side, is the outline of the garden, and commands all this is worthiest seeing in that small but beautiful domain. You notice, as we pass, that there is no separate flower garden. Mr. Downing never thought well of drawing a line between the lawn and shrubbery, and the parterre. His manner was to set his flower beds in grass, or to lay them along the edges of paths. Thus the walk which runs east and west between the Hermitage and the Arbor, is lined on one side by a border containing carnations and a few fine roses; but for the most part you will find circular beds of flowers set like gems here and there in the lawn, or grouped in irregular masses before shrubbery, which served for back- ground. Two of these circular beds were particularly noticeable, and formed brilliant objects in the portion of the ground where they were placed. A bed of scarlet geraniums near the Warwick Vase was a magnificent object all summer; and another of the portulacca presented a disc of purplish crimson which seemed to palpitate at radiant mom and glowing noon with what appeared at times like actual emissions of light. There was a fine bed of crimson roses, too, which were staked down, and thus kept from branching; and another of white yucca, near the bed of portulacca, cooling the eye after its bath in that bed of fire with its snowy and abundant blossoms. 1.. L. \ .. 1. ;,' '- Near the north end of the house, if you examine the plan, you will find a thick, impervious shrubbery, bounded on one side by the carriage road and on the other by the path bordered with flowers to which we have referred above. This shrubbery in summer entirely conceals that portion of the garden which lies north of it, and is traversed by a winding path having near one end the Rustic Hermitage, and near the middle the small Rock- work devoted to those plants which love that soil. 1. - -......."c.,. .... ... '.~.. :...."".'-..- '.'. -.c.--.:~';"'';'.. ..,..... The Hermitage is a pretty, rural structure, neatly constructed of ..< ~ ~~~ ~.. rough bark and logs, presenting an attractive object in the walk, http://www . fandm.edu/Departments/ AmericanStudies/faculty/schuyler/schuyler _ amlandscape/aj... 10/11/2002 1. Page 4 of 5 and furnishing a cool retreat f . the burning heat of our midsummer noons. At one end yo... may see the bee-hives--homes of the lilL...; "singing masons building roofs of gold," who find their favorite food of lemon thyme covering the rocks near by. The Rock-work is a pretty sight in summer, with its fine beds of moss and thyme, and its stately ferns, under whose shadow the hare bells and columbines grew fair as in their native woods. It is surprising to see how delicate the plants are that thrive best on rocky soils, and flourish from the crevices of stony places. This little rockery is one of the pleasantest features in the garden; it is quite secluded, and has scarcely any outlook. Beyond the thickly planted plat of which we have been speaking, you may see, by the following plan, that the path we took at first, carries us round a large and open lawn. Near the center stands the large bronze cast of the Borghese Vase, sent to Mr. Downing from France early in last spring, and which forms a very marked feature in the northern part of the garden. This vase, which is a cast of one in the gardens of the Villa Borghese, near Florence, is of bronze, and is covered with bacchanalian figures in very high relief. The artist [Christopher P.] Cranch has painted a lovely view of the garden from a spot on the opposite side of this lawn, toward the Hermitage; where the mountains on the opposite shore, with the sail-covered river flowing between, and this vase in the foreground, combine to form a landscape more beautiful than is often seen, and of which the vignette placed at the head of our article can give but a faint idea. It will be remembered that before Mr. Downing took this place, by far the greater part of it was planted as a nursery; and in altering it to its present shape, a large proportion of the fruit trees had to be entirely given up or transplanted. Such as remained were placed where they would be most useful as screens and yet not intrude upon the sight, since a tree cultivated for its fruit alone is seldom an ornamental object;--beautiful of its kind it may be, but seldom as seen side by side with other trees. Wherever the nursery trees could be left without interfering with the proposed arrangement of the grounds, they were so; and thus we find the path at the northern end of the garden, in which we are now walking, walled on one side with fruit trees mingled with flowering shrubs. The lawn, around which this path runs, is studded with those circular beds of flowers to which I have before alluded,--beds of verbenas and roses, but chiefly of petunias--piled blooms of purple and white,--flowering far into the autumn months. Besides these, there is a pretty conceit--a guilloche bed of verbenas shaded from the richest scarlet up to pure white, and two hanging tents of wire covered with the beautiful cypress vine. On this walk, too, is a little Rustic Arbor, sitting in which on summer days, one saw the freighted river and flowing mountain line, which, clear against the sky, divided its paler blue from their deep azure; and the village on the rolling land between the water and the hills, with its clustered houses thick in one place but scattered on the outskirts, with here and there a larger house or stately mansion and gladdening the eye with its hint of home and hospitality amid the universal tender green. Continuing on this path, it becomes narrower, and leads through the shrubbery to the carriage road, which widens at the north end of the house sufficiently to admit of a turn, and then, resuming its original width, leads to the rear of the building and to the fruit orchard, hidden from the view by the espalier with its leafY curtain of nectarines and peach. Extending form the western side of the house we see the office, giving to the structure a pleasing irregularity, and having on the south the little Entrance Porch which is before shown in our vignette. ~ L f I.. L L t ~ I. L ~~ L. '- l L , '- 1. l "Bosomed high in tufted trees," L , .. \. L. The orchard contained Mr. Downing's choice fruit--principally plums, nectarines, and peaches, with some of the finer sorts of pears. In other parts of the garden there were fine beds of strawberries-- many sorts, and each in its perfection; raspberries also were in great abundance and beauty, together with fine apples and, as we have seen, great store of grapes. At the end of the orchard the carriage road again widens, and at the left a narrow path running in front of L http://www.fandm.edu/Departments/ AmericanStudies/faculty/schuyler/schuyler _ amlandscape/aj... 10/1112002 L t L. Page 5 of 5 the green-house, connects the tv 'nds of this road with each other. Over this path is trained the Wistaud Vine on a rustic trellis, and through it J 0U get a lovely picture of the river and the Fishkill mountains circled by the leafy and luxuriant climber for a frame. \ i.. I have thus led the reader through the garden, and endeavored to convey to him some idea of a place which can not long remain as the owner left it, and which he died without carrying to perfection. It is not an extensive place; it had no great vinery, no mammoth hot-house nor conservatory; there is no aviary, no fountain, no Victoria Regia, no pinery, no palm-house. In the garden one looks in vain for a complete collection of anyone plant. Mr. Downing had no passion for evergreens, no absorbing desire to include in his garden's attractions every species of heath, or rose, or dahlia. In the house there are no rare paintings, no marbles, no cabinets of gems, nor portfolios ofrare engravings, no shelves laden with costly books. If Mr. Downing's fortune did not warrant this, no less did his taste forbid his running to extremes of any kind. His garden is small indeed; but it had more beauty of arrangement, more beauty of natural scenery, artistically made a part of the place, than many a place we know of, whose owner is possessed of far greater wealth. Many of Mr. Downing's trees, both fruit and ornamental, were rare and costly specimens, either imported from abroad or presents from his friends; many of them were natives of our American woods, of which he was justly proud. All were treated with the most assiduous ands scientific care, and were models of their kind. Mr. Downing has shown in his garden and in his house how much beauty and comfort lie at the doors of those whose means are not very extensive, but who are willing to bestow care, and able to bestow taste upon their places, however small. L L t ... \.. L L We have no doubt that many a man who looks at the plan which accompanies this sketch, will be inclined to wonder at the praises which have been bestowed upon this garden. But when he comes to examine, step by step, the nice arrangement, the artistic eye guiding the hand in the planting of every shrub and tree, and hundred effects of light and shade, the charming landscape, now revealed between the thickets, and now stretching before him with a foreground of lovely flowers and shrubs; and when he comes to learn that none of this is the effect of chance, but than in the owner's mind there existed the capability of seeing beforehand the result of his labors and that he thus worked with certain knowledge of its final issue; he will understand that no common skill has been at work upon this haunt of beauty, and that in its completeness of design and perfection of execution it is the successful competitor of far grander and more ostentatious places. L l l .. We are glad to be able to show the friends, to whose immediate ear Mr. Downing month after month so acceptably appealed, a view of the place in which he lived and labored, which he loved as the spot where he was born, and where so many happy hours had been passed, and which to every lover of the beautiful in nature, and to every friend of those arts which surround our homes with refining beauty, will be a place around which affectionate memories will gather, as long as affection and gratitude endure. L L copyright 1997 David Schuyler L F&M College/American Studies/David Schuyler/June 12, 1997 , .... l L L L http://www . fandm.edu/Departments/ AmericanStudies/faculty/schuyler/schuyler _ amlandscape/aj... 10/11/2002 t I. MASTER PLAN 1 J; .. I L L L 1. L " L. L L , .. L L L L , \. L L L Underground Railroad: Research and Reports Appendix C CARNWATH FARMS - TOWN OF WAPPINGER C-1 ,. t' , .. l .. l L t l.. L L L. il L. L \ ... t g .. L '" L. l l ~ L. L L Ante Bellum Dutchess County's Participation in the Underground Railway and Attitude towards Slavery Susan Crane, Hist. 277b, 5/2/79 "grape vine telegraph" - pass word to next "conductor" estimates by W.M. Mitchell that 2,000:t slaves reached Canada per year anti-slavery policy by Quakers as early as 1688. George Washington referenced his distress about Q's shielding runaway slaves in 1786 1804: the "incorporation" of the U.R. - especially active in Philadelphia 1831: the term "U.R." was coined Transportation to Canada involved hundreds of "conductors". Majority were white, some free blacks. "A relatively small number of stations operated in NY and New England due to the large distance from the slaveholding states." * runaways would usually travel by foot, 6 to 12 miles at night Dutchess County had a large Quaker (Friends) population. 1793: Congress passed first of the Fugitive Slave Laws.$500 fine for hindering arrest or for aiding in the escape of a fugitive slave. Poughkeepsie Journal 1795 editorial against slavery. Poughkeepsie Anti-Slavery Society established in 1835 and organized in 1838 - first meeting at the Court House. Henry B. Stanton spoke. "Poughkeepsie residents' signatures amounted to 164." 22 22 "The Anti-Slavery movement in Dutchess County," in Dutchess County Historical Society Yearbook, vol. 28, (Poughkeepsie: Dutchess County Historical Society, 1943), pp 62 during early decades of 19th c, several U.R. stations established in D.C. 1796- Orthodox Quakers founded the Nine Partners Boarding School, South Millbrook 1830's-Millbrook Meeting House 24 - Stephen Haight house, Millbrook - Valentine Hallock house, south of P. along the Hudson 25 - Quaker Hill (D.C. town), David Irish house 1812- Moore's Mill, Lagrange (today is Town Hall) 28 John A. Bolding (slave) story 30 31 t L L l L L. L L L L L l .. l \. L 1 L. I \., L L L L After Fugitive Slave Law of 1850, "Northerners aided runaways more readily than previously, and secrecy of their actions was no longer as important." 2 major routes passed thru P.: NY ~ Albany ~ Syracuse ~ Rochester ~ Canada NY ~ Albany ~ Troy ~ New England ~ Canada in last decade before Civil War, P. became firmer in its stand against slavery. George W. Sterling, an officer in the U.R., was elected to the Second Assembly District in 1853 33 P. Eagle, 1857 strong editorial against slavery Leaders in the Abolition movement from D.C.: Jacob Witletts, Lucretia Coffin Mott and Daniel Anthony (father of Susan B.) James Tallmadge, Jr. elected as D.C. Rep in House was anti-slavery D.C. a major instigator of the anti-slavery movement in NY since the 18th c FROM FOOTNOTES 9. Henry Noble MacCracken, Old Dutchess Forever!, (NY: Hastings House, 1956) 11. Philip H. Smith, General History of Dutchess County from 1609-1876, (Pawling, NY: Philip H. Smith, L877), call no. 974.733S 14. Dell T. Upton, "Dutchess County Quakers and Slavery" in D.C. Historical Society Yearbook, vol. 55 (P: D.C. Historical Society, 1970) 16. +33. Platt, The Eaqle's History of P. 18. "The Public Career of James Tallmadge," in D.C. Historical Society Yearbook, vol. 45 (P.: D.C.H.S., 1960) 21. "The Anti-Slavery Movement in D.C.", in D.C.H.S. Yearbook, vol. 28, (P.:D.C.H.S., 1943) 23. Frank Hasbrouck, ed., History of Dutchess Countv. NY, (P.:S.A. Mathiew, 1909) 24. Dutchess Countv, American Guide Series, (Philadelphia: William Penn Association of Philadelphia, 1937) 27. Phoebe T. Wanzer, David Irish. A Memoir, pamphlet #2 of the Quaker Hill Series of Local History, (Quaker Hill, NY: Quaker Hill Conference Association, 1902) 28. McCracken, Blithe Dutchess 30. "Case of the Fugitive Slave John Balding, Before US Commissioner Nelson," Poughkeepsie Eaqle, 6 September 1851 ~ L. L L \., , L. l' '- \. L ff ~ t.. L \l ~ .. " ~ '- L l ~ L , .. L L L 31. "Freedom at 129 Pine Street, "Pouahkeepsie New Yorker, 20 July 1953 "Moral Courage", Poughkeepsie Eaale, 28 April 1860 "Fugitive Slaves", Poughkeepsie Eaale, 29 December 1860 "Poughkeepsie Anti-Slavery Society", Poughkeepsie Journal, 8 April 1835 "Enquire of the Printer", Poughkeepsie Journal, 23 September 1795 The Poughkeepsie Eaale, 5 September 1857 The Poughkeepsie Journal, March 1837 re itinerant anti-slavery lecturer ~ L. , '- \ .... l , ~ L. , ~ .. '- L + 1. i '- ~ , ... " ~ '- . i.. L ~ L L L ! L L Dutchess County Historical Society Yearbook, Vol. 28: "The Anti-Slavery Movement in D.C., 1835-1850" in 1840 D.C. population: 52,398 of whom 2,270 were Negro Poughkeepsie population: 7,700 whites + 489 Negroes "Constitution and Names of Members of the Po'keepsie Anti-Slavery Society", probably winter of 1836-37 Samuel Slee Samuel Thompson Charles Thompson John L. Dusinbery Walliston Hawley I ra Armstrong John A. Cole Thomas Austin Robert Fyson Semy Lee David B. Lent John Halpin Thomas Brooks Abel Hyde George Armstrong Henry S. Backus Isaac Golder Luke P. Stoutenburgh Jeromus Wiltsie Abraham Wiltsie Isaac Viles John Boughton William Schram Edward Hopkins William Wilkinson John E. O'Dell Isaac Tice J.S. Burrows Jonathan Smith Henry Kidney Ira Hall Thomas R. Payne William Walter John Barritt William Cornwell John S. Hadley G.S. Armstrong George Coles Salmon Bronson Henry Burnett Nathan Blount William Hayman Jared Gray Robert Laird William Burr James W. Jones Benjamin Rominn Andrus Lawson, Jr. Elam Dunbar Thomas Bradford Samuel Cary Joseph Hill John Howard Doc't McLellen William McGeorge Thos. Hammond Joel Mead Isaac Requa Abraham Requa Thos. C. Cary Manasseh S. Degroff Isaac Briggs James Cable Thomas Haight James Bowne Charles Cable Calvin Golder Isaac Seaman Wm. W. Christian Almon Underwood James Lockwood William Bray Jacob H. Norris M.R. Armstrong William Jenny Lyman Bennet J. Hervey Dudley Egbert Tounsend James Cornish William Green William B. West Andrew Coburn George Swift William M. Gooding Charles W. Mink John Law D.L. Starr Daniel Hibard Benjamin W. Hoagland Geo. L. Lee Row Milton Cramer Henry I. Emigh William T. Walker P.C. Tapping Gilbert Cookenham Peter Lee Abram Bradford Benjamin Pickford John M. Tabour Andrew Tracey Christian Mattern Alex Bell Charles B. Cables Abner Jackson Samuel Swift Egbert Fresprie (?) Frederick Tuckerman A.H. Pratt Henry Romer Caleb S. Mayo Braddock Seaman Herman Knickerbocker Jonathan Beardslee Jno. H. Wiggins Samuel R. Ward l , .. L L L L. \.. i i. L ~ \.. l .. , '- , .. L ~ I. L B ~ l I.. L History of Dutchess County. NY. Hasbrouck Cap't. Charles P. Adriance, Solomon P. Hopkins & Gilbert S. Hopkins - freighting business until 1856 in Low Point (Chelsea) II II I .1 I Ll--- i LJ I ! i i . . .... , l ... t ... l'l ! " li, I> L L L L Page 1 of 1 Underground Railroad Routes 1860 . , ......___._.-1 , . ,'~":< "'S';-":::-"_I \_- "'.:>'{:C. "-el, . ~.~., C :'\ \; A. D A -;.,,:: - ......;_.., .,".'"" _J;'! .-' =<.-':....--~~ . . - - ',1 i,' ,." 'i<E;~>:-';'~~~;-;,;~~:;"F::-:~\~ " i /:~'\ I: ..-'~' ~'.'l;A'~\J,"L. ) ..- "'i...... il\"~s;n (; 'J I ~. . I .....-,- ',', " '\ ' .........:.\..: ......-100."-:-;:..1 ".,:,:-',.','j -. - '.i' I 1:\1 _ ,.,' .:. j ,-S [).. ". ':;"::::~:"y<~ 'i ,'r~:.:) \t~\,..'> o ,~'~/,~'~"1< ,i' ''j) >;'-~-)~~-; \\ '\, ".l~~'.-t.i' " , , _' ,- . ....- -'= :.~. ---.) . \ \ ,1' t \- '1"-\ i i "'[/~' ,....~' \1'-11\\,,~"':~\I", \:(, ,\i-:.":'<~ ,.1. ,. . ._. -l I ") I . . 'I -'1 . I, J. ' '>-'-~-T~~' l/ " / -. ') . '/. ~.- J -=-"v' : .':<0" 1 '. .}.. . . ...11 I \l~ .' . . "'r.-" ....1 i ., .. .', ,,'. L {;" .' '.' "'.----, . ,.',', " , ,I.bl-. ' \"\fdllti,f' i I '., j::'~;',,_' ."~ll;tJ~n, I 1{, < ,... /.,' I l Ii! -~--:; " I I ll"'.~~"" :.: II ',",--'--\:~::A ' .;; I . ~ '~':"'-n ..~ rvtl".>'uri. '" /, ./ / """rl\> l:"'lf~.~Ylt~'j) L-;::.t::~'~/~ I 'r:.-::~-',) /' f'" .\ I('k;.a,I l'.t'=' ". I,,', ....i ...~~''rl l:_ilT.\ ,\,pYo ,...t,h."";' tl'.:I.~l'P"~- }'r.., ::-;.Llll -':';Ifii,l. ~l.t1t.. h'-rnt.if''t r.lilr..std n.uh'.. l;::1'HII..d nH'''l'U,,-:n~ ~,-j.; .rid;~ ~ttP:I I education. ucdavis. edu/NEW IS TC/lesson/ socstud/rai lroad/images/map2. gif 12/16/2003 ~ T Jnderground Railroad and Timeline L Page 1 of3 L Purpose I About Mel Survey [Home I Timeline of Slavery in New York I Important Events Abolitionist Movement & Leaders I Historical Sites I Fugitive Slaves I Narrativesl L L t L.nttp:/ /www.albany.edu/faculty/mackeylispS23/fa1l2002/greenawayltimeline.htm TIMELlNE OF SLAVERY IN NEW YORK 1600's 1 1700'sl 1800's I 1600's I ~ The Dutch West India Company has already has monopoly in African trade in the New World and Dutch colonies. EJ The Dutch were the first settlers arrived; they began employing African slaves for labor purposes. The first African captives arrived on the shores as early as the 1600s.By the 1700's, there were more slaves in New York City than in Charleston, South Carolina. ~ The English gain control over New Netherland and renamed it New York after the Duke of York. E] Law of 1665 and the Articles of Capitulation recognized slavery as an institution. EJ King of England charters the Royal African Company. This company dominated the English slave trade and becomes the single, most powerful company in the slave trade as joint effort of private and public interest. EJ Prohibition of Indian Slavery states only African can be enslaved.The slave trade, importation of slaves was the cornerstone of New York's prosperity in the 18th century. I 1700's I ~ Census reports that there were 1,570 legally transported slaves from 1726 the West Indies. (keep in mind, the word legally) ~ A law was enacted that imposed the death penalty on slaves captured more than 40 miles north of Albany In April, 23 slaves set fire to several buildings, killed 9 whites and injured 12 others. After fleeing, the slaves were captured and 19 executed. 1712 After the uprising, the privileges of freed blacks and slaves were limited: They could not own houses or real property; anyone who wanted to free a slave was required to post a bond of $200.00. ~ Peter John Zenqer printed an editorial urging the Assembly to enact high tariffs on the importation of slaves. I Iln New York City, a rumor of insurrection came to the attention of L ~. L. L L L . .. . .... L l L. l l L 12/16/2003 ~ T Jnderground Railroad and Timeline L Page 2 of 3 Lnttp:/ /YfWW .albany. edu/faculty /mackey lispS 23/fa1l2002/ greenaway/time line.htm offici.. . ihat resulted in 200 whites and blacks beil.", arrested. It resulted in 100 blacks being convicted, 13 burned alive, 70 received banishment. Only 4 whites were convicted and hanged. A slave by 1741 the name of Cuffee owned by Adolph Philipse, lord of Westchester County's Philipburg Manor was said to have been involved and was accused of conspiracy to murder and arsony. See a reenactment of Cuffee's Trial ~ 13 slaves in Schenectady, NY formed a plot to burn and loot the town. ~ The Quaker Congregation of Flushing, NY condemn slavery. They adopted an anti-slavery resolution. EJ In Ulster County, NY, slaves plotted a mass escape to Canada. 20 slaves were arrested, but many more certainly could have been involved (1775- IAmerican Revolutionary War I 1783) New York Manumission Society is formed and rallies for an emancipation bill. Its first president was John Jay, followed by 1785 Alexander Hamilton and its member including prominent men of that time. However, they failed to get this bill passed, but, they were very active in circulating petitions, mounting boycotts against merchants, distributing anti-slavery literature among many other activities. After this date, slave auctions were accepted and virtually disappeared. 1790 The first U.S. census reported that there were 2,369 slaves in New York City and 21,324 in the state. EJ Governor John Jay passed an emancipation law to abolish slavery through gradual manumission. However, freedom was granted only when child served the mother's slaveholder till age 25, if female and 28, if male. EJ New York State Assembly passed a law freeing slaves in the state's armed forces. 11785 I A law was passed that prohibited the importation of slaves. EJ The slave trade is outlawed. Slaveholders do not have to post a bond for the manumission of a slave under the age of 50. I 1800's I EJ A law was created that no one could leave with slave purchased less than a year; after 1807, it was extended to 10 years. ~ New York City denied the use of their jails for the detention of alleged fugitives. ~ A Republican-controlled legislature passed a law that blacks had to have a special pass to vote in state election. EJ A provision was made that any black, of mixed-blood and otherwise within the state before July 4, 1799 would be granted their freedom as of July 4, 1827. EJ Due to political pressure between Republicans and Federalists, a property qualification of$100 to $250 and a residence of 3 years was enacted in the State Constitution for free blacks. Consequently, this clause made it impossible for free blacks to vote in state elections. 11824 I New York Common Council begin to support African Free Schools. 11827 IISlavery ends in New York State. I I II I !: I i.. L L L L I L L L , L.. , .. ~ ~ l l L l t '- ii L 12/16/2003 ,j,T Tnderground Railroad and Timehne L Page 3 of3 L 11850 liThe I ~itive Slave Act is passed. ! I ~ In April of that year, Harriet Tubman and some members of the Troy, NY community rescue Charles Nalle from re-enslavement. EJ In July of that year, one of the longest riots erupts in New York City became known as the New York Draft Riots. The homes of blacks were destroyed and the governor had to send troop in to restore order. EJ December, the Thirteenth Amendment to the United States Constitution, which was passed, abolished slavery as a legal institution. Source: McManus, Edgar J. (1966). A history of Negro Slavery in New York. Syracuse: Syracuse University Press. Read more: Slave Island--New York's hidden past Back to Top ~ ... L L L , L Back Next ~ i' I. [Home I Research Resources I Bibliography liSP 523 Page I About Me] , L. & '- L L L L D '- L ~ttP:/ /www.albany.edu/faculty/mackeylispS23/fa1l2002/greenaway/timeline.htm 12/16/2003 ~ T Jnderground Railroad Quilt Symbols L L L L L L L l t .... L ~ .. , '- L l L L , '- L Cod~_QL~ Abolitionist = a person who demanded immediate emancipation of slaves Agent = coordinator, plotting course of escape, making contacts Drinking gourd = Big Dipper and the North star Freedom train or Gospel train = code name for the Underground Railroad Heaven or Promised land = Canada Preachers = leaders, speakers underground railroad Shepherds = people escorting slaves Station = place of safety and temporary refuge, safe-house Station Master = keeper of safe-house Stockholder = donor of money, clothing, or food to the Underground railroad Ads by Gooale Books at Amazon.com Follow The Drinking Gourd Free super saver shipping. Aft www.amazon.com lLnd_em rOlJng .RaUrQ.il<:l. C::oge_P_br.il~es "The wind blows from the south today"= warning of slave bounty hunters nearby "A friend with friends" = A password used to signal arrival of fugitives with underground railroad conductor "The friend of a friend sent me" = a password used by fugitives traveling alone to indicate they were sent by the underground railroad network i. Load of Potatoes, Parcel, or Bundles of Wood = fugitives to be expected ~ttp://www.africanaonline.com/slavery_codewords.htm Page 1 of2 Related Articles TIMELINE RUNAWAY , SPIRITUALS CANADA FREE BLACKS HENRY BROWN ELLEN CRAFT SUPPORTER CODE WORDS QUILTS ANTISLAVERY TOM S CABIN GOURD SONG Slavery . TIMELINE INTRODUCTION , COLONIAL ERA THE CHALLENGE ANTEBELLUM SECTIONAL . EMANCIPATION 12/16/2003 Deekskill Underground Railroad and Tunnel Page 1 of 5 u H9m~.~ . U: ... .~.egi~6s~. ._ Adirondacks .. Canada l Capital-Saratoga Catskills Central l Leatherstocking Chautauqua l Allegheny ... Finger Lakes Hudson Valley l'" Long Island " New York City Niagara Frontier Thousand Islands- l Seaway L l l L L l L L PeeksKil1 Underground Railroad and Tunnel , The height of the" Underground Railroad" activity was from 1850, with the passing of the" Fugitive Slave Law of 1850, to 1865, until the end of the Civil War. The" Fugitive Slave Law of 1850 " was a federal law which called upon individuals to capture fugitives slaves, to deputize laymen, ordinary citizens on the spot and force them to help catch fleeing slaves. Even to levied fines and prison sentences on those who helped runaways. This allowed unscrupulous slave catchers to kidnap even those Africans who had successfully escaped slavery, developed new lives in the North, and those Africans who had never been enslaved, were kidnapped and taken South by bounty hunters, arbitrarily arrested and sold into slavery. This made the North no longer safe for Africans, and the Underground Railroad expanded into Canada, where slavery had been abolished since 1750. Runaway slaves began to flee to Canada, Mexico and even Europe in order to be safely free, In response to this increased need and danger for fleeing fugitives, the underground railroad was increased in size and activity. Many residents of the Northern States joined the movement, who put their lives, security, freedom of their families in jeopardy to shelter and assist runaways to reach the safety of Canada. It is estimated that more than 500 Africans i ( men and women) were regular" Conductors" on the .-http://www.freedomtrail.org/regions/peekskillug.htm 12/16/2003 LeekSkill Underground Railroad and r.unnel . j undergrounG. Alroad and that the underground ra....u .:lad was l'i responsible for the freedom of over 75,000 former slaves during its existence. Page 2 of5 L L After 1850 and the" Fugitive Slave Act, " Harriet Tubman escorted her charges to Canada through Philadelphia and New York State, developing an extensive support system of friends and associates ( Station Masters) in the Hudson River Valley. It is known that she traveled through Peekskill was an active member of the AME Zion Church in Peekskill and had friends here t i.. L L New York City and the Hudson River Valley formed a natural combination of resources and geographic advantages to create major routes for the underground railroad. There are many well established connections to the historical underground railroad in this area. However, the secrecy and misdirection that was necessary due to the very nature of the underground railroad makes it difficult to research. Information, that was kept hidden in order to serve its purpose and to be successful in helping escaping slaves to their freedom. Thus, much of the history has been forgotten and lost. One community where a fortuitous combination of circumstances allowed actual structures and oral history to survive is Peekskill, New York. l f l L L l Peekskill is situated on the banks of the magnificent Hudson River, it is a city with a rich history of pre-colonist Revolutionary War and Civil War involvement. By the 1800 the Hudson River and the railways from New York City encouraged many to build simmer homes along the river. Noted abolitionist and Clergyman, Henry Ward Beecher was a Peekskill resident from 1861 to 1878 and his famous sister Harriet Beecher Stowe often visited him here. ~ Ii.. There is a " Tunnel" in Peekskill with the entrance and exit I disguised as a property marker. It is well documented and ... indisputable that Henry Ward Beecher was a abolitionist, so it is should be no surprise that he had a " Tunnel " constructed on his L Peekskill property to secure slaves seeking their freedom. According to the Underground Railroad Curator of the National Park Service, United States Department of the Interior, the tunnel L on our tour of the" Underground Railroad" sites is, to date, the only documented surviving tunnel in the country. There are l... several buildings and properties with anecdotal connections to the Underground Railroad that are now being researched. One of these buildings is the African American Episcopal Zion Church L built in the mid 1800' s that has a false panel behind the pulpit that was use to hide fugitives. Also, the home of William Sands that f may be in the book of" Amawalk Society" a Quaker ~ttp:/ /www.freedomtrail.org/regions/peekskillug.htm 12/16/2003 (eekSkill Underground Railroad and Tunnel organization .dt was in Peekskill. It was known ~~ help runaways on their way North. The house was built as early as 1882 and was the residence of John Sands at that time. Page 3 of5 L L L L L L L L L L L l The properties in the City of Peeks kill for the" Underground Railroad " are, the MacGregory Brook, except where covered over by Center and Park Street. That it flow's today as it did in the 1800's and that this shallow brook still runs strong after close to 200 years is exceptional. Runaway slaves seeking freedom came to the Hudson River by boat and followed Mac Gregory Brook to the safety of the Safe House which concealed runaway slaves in a secret room which was accessed by a secret stairway. The AME Zion Church, where there is a hiding place behind a secret panel, William Sands home and the unique Tunnel on the property of abolitionist Henry Ward Beecher. These properties combined show a character of the Underground Railroad that may not be matched elsewhere. By chance, all of these sites, are in close proximity to each other and are still completely intact. The success of the" Underground Railroad" depended largely on " Local Conductors" who assisted fugitives in a variety of ways. Leaders of local abolition societies, often entire leading families, ministers, free Blacks and important local Whites, were often important players, regionally and statewide in the Underground Railroad. Harriet Tubman was an active member of the AME Zion Church, that actively participated in assisting runaway slaves seeking freedom. Wealthy and outspoken abolitionist Henry Ward Beecher, a clergyman, backed Harriet Tubman in her efforts to freed runaway slaves. Frederick Douglas, Sojourner Truth, as well as Henry Ward Beecher, were all members of the AME Zion Church. L The AME Zion Church was another step for Harriet Tubman and her passengers on the" Underground Railroad. " Among" Stations" on the Westchester route were the homes of Quakers up and down the Hudson River and churches such as Peekskill' s AME Zion Church Also, the AME Zion Church in Peekskill is the oldest Black Church and is one of the oldest Black churches in the County of Westchester. I L. l L L Henry Ward Beecher was a fervent abolitionist and founded the Plymouth Church of Brooklyn, New York in 1847 and it was designated in 1963 by the United States Department of the Interior as a National Historic Land- mark. It has been recorded that this church was known as the" Grand Central of the .. Underground Railroad" because of the anti-slavery activities of LnttP://www.freedomtrail.org/regiOns/peekSkillUg.htm 12/16/2003 LeekSkill Underground Railroad and Tunnel Reverend Henry Ward Beecher and the congregation. The abolition of slavery was hastened by the activity of such abolitionists as Henry Ward Beecher, the fiery Brooklyn clergyman who kept a home in Peeksiill for 30 years. Page 4 of 5 L L L L L L L L l L The" Harriet Tubman Underground Railroad Tours" have been taking place in Peekskill, New York since 1998. In 1999 "The Sites of the Underground Railroad" in Peekskill were video taped by Mr. Charles G. Thomas, Executive Director, of Positive Media For Youth, Inc., to promote and document the sites of the tour by " Forging The Freedom Trail Project. " This video taping was to assist the" Harriet Tubman Underground Railroad" in its publicity and marketing efforts of its tours The tours is led by Sister Fern, sponsored by" Sister In Support inc. " with Mr. Waymond Brothers and Ms. Lafern Joseph-Brothers being the Hudson Valley Regional Coordinators for Forging The Freedom Trail Project. i L The tour includes, within a stone wall a hidden " Tunnel, " which slopes up a hill towards the home of Henry Ward Beecher. From the street because the area is heavily wooded there lies a massive 150 foot stone wall, which is not visible from the street. The entrance to the " Tunnel " is not visible to an observer until one is immediately in front of it. The" Tunnel " is spacious, with a circumference of about Five Feet and a length of about Fifty Feet. A individual over Six Feet tall can stand up and walk the Fifty Feet once inside The tour traces the trail Harriet Tubman followed to bring slaves to freedom and encompasses, MacGregory Brook, Safehouse, African Methodist Episcopal ( AME ) Zion Church and the Tunnel. In relation to the tunnel, Sisters In Support, Inc., headed by Sister Fern Joseph-Brothers, obtain leases of an easement from the landowners of the property that the tunnel is on, so that tours may be conducted. The owners of all of the property in question are enthusiastic about the tunnel and all have allowed access for tours. L L L L The headquarters for the Harriet Tubman Underground Railroad Tours is. The Fern Tree and African Gift Shop 13 South Division Street Peekskill, New York 10566 E-Mail Brothers@Bestweb.net Telephone (914) 736-7908 Fax (914) 788-0023 L L with the support of" Sister In Support Inc., and Tellin' Our History " ~ttp:/ /www.freedomtrail.org/regions/peekskillug.htm 12/16/2003 t Peekskill Underground Railroad and Tunnel L TOURDA'.. S Page 5 of5 L May 13th, 2000 June 10th, 2000 August 12th, 2000 September 9th, 2000 L .. L There is no charge for the tours. We do ask you to wear comfortable footwear. Please no high heel shoes. ~ ... l This Web Domain is provided and sponsored as a Community Service of MKL.Net MI<lo NET @ Copyright 1998-2000 MKL.Net L L l L l Graphics by Munholand WebDesign and SaturnSea Technologies Web Site ma' t' d urt f .....---- i I r Questions/Comments? Email webmaster Last modified on February 02, 2001 l L l L L L \ ... ~ttp:/ /www.freedomtrail.org/regions/peekskillug.htm 12/16/2003 , L L L L L l ~ J L l L L I I.. t L L l l ~ L. L L MASTER PLAN Forming a Not-far-Profit Corporation Appendix D CARNWATH FARMS - TOWN OF WAPPINGER 0-1 ~ .. L L L NYS DEPARTMENT OF STATE DIVISION OF CORPORATIONS ALBANY, NEW YORK 12231 FORMING A NOT-FOR-PROFIT CORPORATION l .. INSTRUCTIONS FOR COMPLETING NOT-FOR-PROFIT FORMS DOS-1510 OR DOS-1511 l If you do not intend to file for tax exempt status, use Not-for-Profit Form #1510. ~ If you do anticipate. applying to the Internal Revenue Service and NYS Department of Taxation & Finance to obtain tax exempt status, use Not-for-Profit Form # 1511 as it contains language which has generally been accepted by the Internal Revenue Service. t J. 1. L These forms satisfy the basic statutory requirement for a not-for-profit corporation in the State of New York. The Department of State recommends that you consult a private attorney or an accountant regarding tax issues associated with forming a not-for-profit corporation. It is also recommended that you consult the Internal Revenue Service. The nearest office of the Internal Revenue Service may be found in the blue pages of your telephone directory. t I... 1) NAME OF THE CORPORATION: The name of the corporation must be stated in three separate places in the certificate of incorporation: 1) it must be stated in the preamble (heading); 2) it must be stated in Paragraph First; 3) it must be stated in the space provided on the reverse side of the form. The name must appear exactly the same in all three 'places. The name of the corporation must include one of the following words which indicate corporate character: The word "Corporation," the word "Incorporated," the word "Limited" or one of the following abbreviations "Corp.", "Inc." or."Ltd." L L 1. L Please note that 9301(a)(1) of the Not-for-Profit Corporation Law provides that the name of a domestic corporation shall, unless the corporation is formed for charitable or religious purposes, or for purposes for which the approval of the commissioner of social services or the public health council is required, or is a bar association, contain the word "corporation," "incorporated" or "limited" or an abbreviation of one of such words. (Note: Some care or thought should be given in the selection of the proposed corporate name. A proposed name must be distinguishable from corporation names already on file. With approximately one million corporations presently on file, most common names are already in use.) ;~ ... L L L 2) Paragraph SECOND requires no additional language to be set forth on the form. v~-IW"QlI'.tfInsert the purposes into the space provided for in Paragraph THIRD. Purposes must clearly and fully describe the activities the corporation will conduct. Be aware that depending on the purposes, approvals and consents from other state agencies may be required to accompany the certificate of incorporation when it is submitted to the Department of State for filing. Please refer to Section 404 of the New York Not-for-Profit Corporation Law regarding consents. Please note: In the case of a Type C corporation, set forth a separate paragraph within Paragraph THIRD, describing the lawful public or quasi-public objective which each business purpose will achieve. 4) TYPE: Insert the type of the corporation into the blank in Paragraph FOURTH. Type is determined by ~201(b) of the Not-for-Profit Corporation Law which provides: Type A - A not-for-profit corporation of this type may be formed for any lawful non-business purpose or purposes including, but not limited to, anyone or more of the following non-pecuniary purposes: civic, patriotic, political, social, fraternal, athletic, agricultural, horticultural, animal husbandry, and for a professional, commercial, industrial, trade or service association. Type B - A not-for-profit corporation of this type may be formed for anyone or more of the following non-business purposes: charitable, educational, religious, scientific, literary, cultural or for the prevention of cruelty to children or animals. Type C - A not-for-profit corporation of this type may be formed for any lawful business purpose to achieve a lawful public or quasi-public objective. Type D - A not-for-profit corporation of this type may be formed under this chapter when such formation is authorized by any other corporate law of this state for any business or non-business, or pecuniary or non-pecuniary, purpose or purposes specified by such other law, whether such purpose or purposes are also within types, A, B, C above or otherwise. 5) OFFICE LOCATION OF THE CORPORATION: Corporations must designate a county within New York State in which the office of the corporation is to be located. The county name is the only information required for office location; no number, street address, city, town or village location should be stated. The corporation does not have to conduct activities from this office location designation. (Note: New York City is comprised of five counties: New York, Kings, Queens, Bronx and Richmond. There is not a county of Manhattan. Manhattan is a borough which comprises the county of New York. Brooklyn is a borough that comprises the county of Kings.) 6) INITIAL DlRECTORS: Set forth the names and addresses of the initial directors of the corporation. You must set forth the names and addresses of a minimum of three initial directors. However, you may set forth more than three. Please note that no titles such as president, vice- president, etc., may be assigned to initial directors on this fonn. j ~ J , J 4 J J - ~. , j J ~ J i j J ~ j t i.. ~ L L \.. l l L L 1. L L L L l.; \.. I .. L L l 7) ADDRESS FOR THE SECRETARY OF STATE TO FORWARD PROCESS: The Secretary of State must be designated as agent for the corporation to accept process on its behalf. Paragraph Seventh of the form states the necessary language to accomplish this designation. You must supply an address to which the Secretary of State may send a copy of any process served upon him as agent of the corporation. This should be a complete name and mailing address including zip code (process is the initial papers and action to sue a corporation). You will want to be sure legal process reaches your corporation. 8) (OPTIONAL) REGISTERED AGENT: New York law does not require that the corporation designate a registered agent to accept process on its behalf. You may do so if you wish. If you wish to designate a registered agent, it may be either a person who is a resident of or has a business address in this state or a domestic or foreign corporation which is authorized to do business in New York. It might be your lawyer. The address stated for the registered agent must be a street and number address or other particular description as well as the name of the community and the zip code. It cannot be a post office box. SIGNING: You must sign the certificate ofincorporation. and the name and address of the incorporator( s) signing must be printed or typed in the space provided. Please note that only one incorporator is required. However, you may have more than one incorporator. FILER: The name and mailing address, which may be a number and street or a post office box of the individual filing the certificate of incorporation must be typed or printed in the space provided on the last page of the form. This is the person and address where the receipt evidencing the filing will be mailed. QUESTIONS: If you have any questions regarding the completion of this form, you may call the Division of Corporations (518) 473-2492 and ask to speak to a business document specialist supervIsor. FILING THE CERTIFICATE: If you are mailing the certificate, the completed signed form together with the necessary filing fee should be sent to the New York State Department of State, Division of Corporations, 41 State Street, Albany, NY 12231. If expedited handling is requested for the filing, the additional fee must be enclosed. "Expedited Handling" must be marked on the envelope. You also may bring the certificate for processing to the Department of State at the address stated above. Our business hours are 8:00 'a.m. to 4:30 p.m. FEE: The filing fee is$75. Your check or money order should be made payable to the "Department of State." EXPEDITED HANDLING OF FILING: Requests for expedited handling of filings are $150 for 2-hour service,$75 for same-day service and $25 for 24-hour service per document. Requests under this option will be processed within the time frame requested when accompanied by the appropriate fee for the level of service requested. The fee for expedited handling must be paid by separate check or money order and may not be combined with other fees. PROCESSING TIME: Depending on the workload of the Division of Corporations at any specific time, the filing time to process a certificate without Expedited Handling, is normally four to seven days. FILING RECEIPT: Upon filing your certificate of incorporation, the Department of State will issue an official filing receipt. This receipt will reflect the date your certificate was filed, the name of your corporation, an extract of the information you provided in the certificate and an accounting of fees you paid. You should verifY the information in the receipt to ensure that the information has been recorded correctly by our office. THE RECEIPT IS YOUR PROOF OF FILING. This receipt should be maintained in a safe place. The Department of State does NOT issue duplicate filing receipts to replace those lost or destroyed. COPIES: The fee to obtain a plain copy of a filed certificate of incorporation is$5 for each copy desired. The fee to obtain a certified copy of a filed certificate of incorporation is $10 for each copy desired. (7/00) J J J ~ J 4 J .f j ~ j j J :i i j J j 'J , i. ARTICLES 1, 2, 4 Not-for-Profit Corporation Law - Extracts from the Not-for Profit Corporation Law L L NYS Department of State Division of Corporations, State Records and UCC 41 State Street, Albany, NY 12231 www.dos.state.ny.us . ~ 102. Definitions. (a)(5) "Corporation" or "domestic corporation" means a corporation (1) formed under this chapter, or existing on its effective date [Sept 1, 1970) and theretofore formed under any other general statute or by any special act of this state, exclusively for a purpose or purposes, not for pecuniary profit or financial gain, for which a corporation may be formed under this chapter, and (2) no part of the assets, income or profit of which is distribut- able to, or enures to the benefit of, its members, directors or officers except to the extent permitted under this statute. \. L l ~ l ~201. Purposes. (b) A corporation, of a type and for a purpose or purposes as follows, may be formed under this chapter, provided consents required under any other statute of this state have been obtained: Type A-A not-for-profit corporation of this type may be formedfor any lawful non-business purpose or purposes including, but not limited to, anyone or more of the following non-pecuniary pur-poses: civic, patriotic, political, social, fraternal, athletic, agricultural, horticultural, animal husbandry, and for a profes- sional, commercial, industrial, trade or service association. Type B-A not-for-profitcorporation of this type maybe formed for anyone or more of the following non-business purposes: charitable, educational, religious, scientific, literary, cultural or for the prevention of cruelty to children or animals. TypeC-A not-for-profitcorporation of this type maybe formed for any lawful business purpose to achieve a lawful public or quasi-public objective. Type D-A not-for-profit corporation of this type may be formed under this chapter when such formation is authorized by any other corporate law of this state for any business or non-business, or pecuniary or non-pecuniary, porpose or purposes specified by such other law, whether such purpose or purposes are also within types A, B, C above or otherwise. . (c) If a corporation is formed for purposes which are within both type A and type B above, it is a type B corporation. If a corporation has among its purposes any purpose which is within type C, such corporation is a type C corporation. A type D cor- poration is subject to all provisions of this chapter which are applicable to a type B l:orporation under this chapter unless pro- vided to the contrary in, and subject to the contrary provisions of, the other corporate law authorizing formation under this chapter of the type D corporation. \ ~ 1. ~ L .L l L ~ L L l ~402. Certificate of incorporation; contents. (a) A certificate entitled "Certificate of Incorporation of . . . . . . (name of corporation), under section 402 of the Not-for- L Profit Corporation Law," shall be signed by each incorporator with his name and address included in such certificate and delivered to the deparbnent of state. It shall set forth: (1) The name of the corporation.l (2) That the corporation is a corporation as defined in sub- pararaph (a)(5) of section 102 (Definitions); the purpose or purposes for which it is formed and the type of corporation it shall be under section 201 (Purposes); and in the case of a Type C corporation, the lawful public or quasi-public objective which each business purpose will achieve. (3) The county within the state in which the office of the corporation is to be located. It may also set forth the post office address of an office without the state, at which, pursuan t to section 621 (Books and records; right ofinspection; prima facie evidence), the books and records of account of the corporation shall be kept. (4) In the case ofaTypeA, TypeBorTypeC corporation, the names and addresses of the initial directors. In the case of a Type D corporation, the names and addresses of the initial directors, if any, may but need not be set forth. (5) The duration of the corporation if other than perpetual. (6) A designation of the secretary of state as agent of the corporation upon whom process against it may be served and the post office address within or without this state to which the secretary of state shall mail a copy of any process against it served upon him. (7) If the corporation is to have a registered agent, his name and address within this state and a statement that the registered agent is to be the agent of the corporation upon whom process against it may be served. (8) The statements, if any, with respect to special not- for-profit corporations required under article 14 (Special not- for-profit corporations). (b) If the certificate is for the incorporation of an existing unincorporated association or group it shall have annexed thereto an affidavit of the subscribers of such certificate stating that they constitute a majority of the members of a committee duly autho- rized to incorporate such association or group. (c) The certificate of incorporation may set forth any provi- sion, not inconsistent with this chapter or any other statute of the state, which provision is (1) for the regulation of the internal affairs of the corporation, including types or classes of member- ship and the distribution of assets on dissolution or finalliquida- tion, or (2) required by any governmental body or officer or other person or body as a condition for giving the consent or approval required for the ftling of such certificate of incorporation. 1 See N-PCL ~~301 and 302, re: corporate name; see also ~303, re: reservation of corporate name. Revised, November 1999 Continued. . . Articles l, 2.4 - Extracts from the Not-for-Profit Corporation Law Page ~ ~404. Approvals and consents. (a) Every certificate of incorporation wbich incJudes among its purposes the formation of a trade or business association sball bave endorsed thereon or annexed thereto the consent of the attorney-general. (b) Every certificate of incorporation wbich includes among its purposes the care of destitute, delinquent, abandoned, neglected or dependent children; the establishment or operation of a day care center for children; the establishment or operation of day care development programs which are funded pursuant to section three bundred ninety-a of the social services law; the establishment or operation of any aged care accommodation, or adult care facility, or the establishment or operation of a residential program for victims of domestic violence lli dermed in subdivision four of section four hundred flfty-nine-a of the social services law, or the placing-out or boarding-out of children or a home or shelter for unmarried mothers, excepting the establishment or maintenance of a hospital or facility providing health-related servi~ as those terms are defined in article twenty-eight of the public health law and a facility for which an operating certificate is required by articles sixteen, nineteen, twenty-three and thirty-one of the mental hygiene law; or the solicitation of contributions for any such purpose or purposes, shall have endorsed thereon or annexed thereto the approval of the commissioner of social services. (c) Every certificate of incorporation which includes among the purposes of the corporation, the establishment, maintenance and operation of a hospital service or a health service or a medical expense indemnity plan or a dental expense indemnity plan as permitted in article forty-three of the insurance law, shall have endorsed thereon or annexed thereto the approval of the superin- tendent of insurance and the commissioner of health. (d) Every certificate ofincorporatioo which includes a purpose for which a corporation might be chartered by the regents of the university of the State of New York shall have endorsed thereon or annexed thereto the consent of the commissioner of education. (e) Every certificate of incorporation of a ctmetery corpora- tion, except those within the exclusionary provisions of section 1503 (Cemetery corporations) shall have endorsed thereon or annexed thereto the approval of the cemetery board. (t) Every certificate of incorporation of a fire corporation sball have endorsed thereon or annexed thereto the approv~, signed and acknowledged, of the authorities of each city, village, town or ftre district in which the corporation proposes to act Such authorities shall be: in a city, the mayor; in a village, a majority of the trustees; in a town, a majority of the members of the town board; in a ftre district, a majority of the frre commis- sioners. Tbe members of the town board of a town, or the trustees of a village, shall not consent to the formation of a fire corporation as bereinbefore provided, until such board shall have beld a public hearing on the question of whether the frre company should be incorporated. The notice shall be published at least once in each week for two successive weeks in the official newspaper PUbliSj1~'~ in the county in wbich sucb ftre corporation intends to lex prior to the regular meeting of such board designated by the cbairman of the board to consider the matter. Such notice Sball" contain the name of the proposed company, the names of th persons signing the certificate of incorporation, a brief description of the territory to be protected by the frre company and that al~ persons interested shall be beard. If no newspaper is published itl the county the publication of the notice shall be in a newspaper in an adjoining county selected by the chairman of such board. AI;. expenses in connection with such publication shall be borne by th.. parties making the application and paid before the bearing. (g) Every certificate of incorporation of a corporation fr;, prevention of cruelty to animals shall have endorsed thereon 011 annexed thereto the approval of the American Society for the Prevention of Cruelty to Animals, or, if such approval be withheld thirty days after application therefor, a certified copy of an orde_ of a justice of the supreme court of the judicial district in wbi~ the office of the corporation is to be located, dispensing with such aW;:;~v::=~i~t ::::: ::~ s=~ Men~ Christian Association shall bave endorsed thereon or annexed thereto the approval of the cbairman of the national, board c.J Young Men's Christian Associations. I (i) Every certificate of incorporation which indicates that ,) proposed corporation is to solicit funds for or otherwise beneftt _ armed forces of the United States or of any foreign country, 0' their auxiliaries, or oftbis or any other state or any territory, shall" have endorsed thereon or annexed thereto the approval of the chi~ of staff. I G) Every certificate of incorporation which includes amo~n~ its purposes the organization of wage-earners for their mutu,' , betterment, protection and advancement; the regulation of ho of labor, working conditions, or wages; or the performance, rendition or sale of services as labor consultan t, labor manag~et:)1 advisor, ,negotiator, arbitrator, or specialist; and every ceruficatl of incorporation in wbich the name of the proposed corporation includes "union", "labor", "council" or "industrial organization"l or any abbreviation or derivative thereof in a context that indicatfjl or implies that the corporation is formed for any of the above purposes, shall bave endorsed thereon or annexed thereto ~~'" ; approval of the industrial board of appeals. The board sh~l m ",' such inquiry into the purposes of the proposed corporauon as 1 shall deem advisable and shall order a hearing if necessary tq determine whether or not such purposes are in all resp~. consistent with public policy and the labor law. Notice of the timI and place of hearing shall be given to the applicants and such other persons as the board may determine. I (k) Every certiftcate of incorporation for a corporation wt " has as its exclusive purpose the promotion of the interest.-, ~j. savings bank life insurance or the promotion of the interests Ofj Continued, 'I ~ Articles 1. 2. 4 - Extracts from the Not-for-Profit Corporation Law Page 3 L l \. L t; L L L \. ~ L, l l l ~ .. member banks may, if lhe approval of the superintendent of banks is endorsed lhereon or annexed lhereto, use as a part of the corpor- ate name any of the words or phrases, or any abbreviation or derivative lhereof, set forth in subparagraph (5) of paragraph (a) of section 301 (Corporate name; general). (1) Every certificate of incorporation for a corporation which has as its exclusive purpose the creation of an association of licensed insurance agents, licensed insurance brokers, or licensed insurance underwriters and every application for authority of a foreign corporation which is an independent laboratory engaged in testing for public safety, or which has as its purpose the advancement of corporate, governmental, and institutional risk and insurance management, or which has as its exclusive purpose lhe creation of an association of insurers, each of which is duly licensed in this state or, if it does no business or is not licensed in this state, is duly licensed in another state or foreign jurisdiction may, if the approval of the superintendent of insurance is endorsed thereon or annexed thereto, use as a part of the corporate name any of the words or phrases, or an abbreviation or derivative lhereof, set forth in subparagraph (5) of paragraph (a) of section 301. (Corporate name; general). (m) Every certificate of incorporation in which the name of the proposed corporation includes the name of a political party shall have endorsed thereon or annexed thereto the consent of the chair- man of the county committee of such political party of the county in which the oftke of the corporation is to be located. except in cases where the supreme court finds that the withholding of such consent of the county chairman is unreasonable. (n) Every certificate ofincorporation in which the name of the proposed corporation includes lhe words "American Legion," shall have endorsed thereon or annexed thereto the approval of the Department of New York, lhe American Legion, dulyacknowl- edged by its commander or adjutant. (0) Every certificate of incorporation which includes among its corporate purposes or powers the establishment or maintenance of any hospital, as defined in article twenty-eight of the public health law, or the solicitation of contributions for any such purpose, or purposes, shall have endorsed thereon or annexed thereto the approval of the public health council. (p) Every certificate of incorporation of a medical corporation as defined in article forty-four of the public health law and orga- l L 1.. l nized pursuant thereto and pursuant to this chapter. shall have endorsed thereon or annexed thereto the consent of the commis- sioner of health and the approval of the public health council. (q) Every certificate of incorporation which includes among its corporate purposes or powers the establishment, or operation of a facility for which an operating certificate from the commis- sioner of mental health or mental retardation and developmental disabilities is required by article thirty-one or sixteen of the mental hygiene law, or the solicitation of contributions for any such purpose. shall have endorsed thereon or annexed thereto the approval of the commissioner of mental health or mental retarda- tion and developmental disabilities. (r) Every certificate ofincorporation of a health maintenance organization as defined in article forty-four of lhe public heallh law and organized pursuant thereto and pursuant to this chapter, shall have endorsed thereon or annexed thereto the consent of the commissioner of health. (s) (Repealed by Chapter 468, Laws of 1997.J (t) Every certificate of incorporation which includes among its purposes and powers the establishment or maintenance of a hospital or facility providing health related services, as lhose termS are defined in article twenty-eight of the public health law, or the solicitation of contributions for any such p~.or two or, more of such purposes, shall have endorsed thereon the approval of the public health council. (u) Every certificate of incorporation which includes among. the purposes of the corporation, the establishment or operation of a substance abuse, substance dependence, alcohol abuse, alcoholism, or chemical abuse or dependence program, or the solicitation of contributions for any such purpose, shall have endorsed thereon or annexed thereto the consent of the commis- sioner of the office of alcoholism and substance abuse services to its filing by the deparunent of state. (v) [Repealed by Chapter 558, Laws of 1999.J Flllng Fees: Certificate ofIncorporation ..............$75 ~ 4 J i J J: f, 4 J ; -J :, J . J j i ,- . - J - ~ L l l \. L ~ot-for-Protit Form (does not include State and Federal tax exempt language) New York State Department of State Division of Corporations Albany, NY 12231 CERTIFICATE OF INCORPORATION OF (Insert Corporation Name) l .. Under Section 402 of the Not-for-Profit Corporation Law FIRST: The name of the corporation is: L L ! 1. SECOND: The corporation is a corporation as defined in subparagraph (a)(5) of Section 102 (Definitions) of the Not-for-Profit Corporation Law. THIRD: The purpose or purposes for which the corporation is formed are as follows: ~ ! ... L L 1. l ).. \ i. L L L FOURTH: The corporation shall be a Type Not-for-Protit Corporation Law. corporation pursuant to Section 20 I of the FIFfH: The office of the corporation is to be located in the County of State of New York. SIXTH: The names and addresses of the initial directors of the corporation are: SEVENTH: The Secretary of State is designated as agent of the corporation upon whom process against it may be served. The address within or without this state to which the Secretary of State shall mail a copy of any process accepted on behalf of the corporation is: EIGHTH: (Optional) The name and street address in this state of the registered agent upon whom process against the corporation may be served is: x (Type name of incorporator) . (Signature) (Address) x (Type name of incorporator) (Signature) (Address) j . J ; J J J I I ~ J J J j J ~., II j J ~ .~ l 1. CERTIFICATE OF INCORPORATION OF fA L. (Insert Corporation Name) l Under Section 402 of the Not-for-Profit Corporation Law ~ ... \ ~ Filed by: (Name) L ~ (Mailing address) (City, State and Zip code) L .... L, NOTE: This form was prepared by the New York State Deparbnent of State. It does not contain all optional provisions under the law. You are not required to use this form. You may draft your own form or use forms available at legal supply stores. The Deparbnent of State recommends that legal documents be prepared under the guidance of an attorney. The certificate must be submitted with a $75 filing fee made payable to the Department of State. , ... 1.. , f '" ... t , .. L L I '- 1 ~ J i J / j J ~ - J J J j J j j J ~ ,J ~ i.. Not-for-Protit Fonn with State and Federal tax exempt language. 1.. New York State Department of State Division of Corporations Albany. NY 12231 1. \. CERTIFICATE OF INCORPORATION OF ~ -. t ~ (Insert Corporation Name) Under Section 402 of the Not-for-Profit Corporation Law FIRST: The name of the corporation is: , L " L SECOND: The corporation is a corporation as defined in subparagraph (a)(5) of Section 102 (Definitions) of the Not-for-Profit Corporation Law. . 1.. THIRD: The purpose or purposes for which the corporation is fonned are as follow~: .. L. l i. L 1. , i. L L ~ DOS-1511 (Rev 11/01) FOURTH: The l:orporation shall be a Type Not-for-Profit Corporation Law. corporation pursuant to Section 201 'of the FIFfH: The office of the corporation is to be located in the County of State of New York. SIXTH: The names and addresses of the initial directors of the corporation are: SEVENTH: The Secretary of State is designated as agent of the corporation upon whom process against it may be served. The address within or without this state to which the Secretary of State shall mail a copy of any process accepted on behalf of the corporation is: EIGHTH: (Optional) The name and street address in this state of the registered agent upon whom process against the corporation may be served is: NINTH: (State and Federal exemption language for Type Band C corporations seeking tax exemption): Notwithstanding any other provisions of these articles, the corporation is organized exclusively for one or IIlOre of the purposes as specified in ~501(c)(3) of the Internal Revenue Code of 1954 (the "IRC"), and shall not carry on any activities not permitted to be carried on by a corporation exempt from Federal income tax under IRC ~501(c)(3) or corresponding provisions of any subsequent Federal tax laws. No part of the net earnings of the corporation shall inure to the benefit of any member, trustee, director, officer of the corporation, or any private individual (except that reasonable compensation may be paid for services rendered to or for the corporation), and no member, trustee, officer of the corporation or any private individual shall be entitled to share in the distribution of any of the corporation assets on dissolution of the corporation. No substantial part of the activities of the corporation shall be carrying on propaganda, or otherwise attempting to influence legislation (except as otherwise provided by IRC ~501(h)), and the corporation shall not participate in, or intervene in (including the publication or distribution of statements), any political campaign on behalf of (or in opposition to) any candidate for public office. In the event of dissolution, all of the remaining assets and property of the corporation shall, after necessary expenses thereof, be distributed to another organization exempt under IRC ~501(c)(3), or corresponding provisions of any subsequent Federal tax laws, or to the Federal government, or state or local government for a public purpose, subject to the approval of a Justice of the Supreme Court of the State of New York. 4 .~ J l J J J .j ; J J J J j J J J ~ J l L In any taxable year in which the corporation is a private foundation as described in IRC ~509( a). the corporation shall distribute its income for said period at such time and manner as not to subject it to tax under IRC *4942, and the corporation shall not (a) engage in any act of self-dealing as defined in IRC ~4941(d), retain any excess business holdings as defmed in IRC ~4943(c), (b) make any investments in such manner as to subject the corporation to tax under IRC ~4944, or (c) make any taxable expenditures as defined in IRC ~4945( d) or corresponding provisions of any subsequent Federal tax laws. f '- \., ~ '- x (Type name of incorporator) (Signature) t ~ (Address) L x (Type name of incorporator) (Signature) , .. (Address) l' .. , ... l. I 1. f .. L , i. L L 1. .. CERTIFICATE OF INCORPORATION OF (Insert Corporation Name) Under Section 402 of the Not-for-Profit Corporation Law Filed by: (Name) (Mailing address) (City, State and Zip code) NOTE: This form was prepared by the New York State Department of State. It does not contain all optional provisions under the law. You are not required to use this form. You may draft your own form or use forms available at legal supply stores. The Department of State recommends that legal documents be prepared under the guidance of an attorney. The certiticate must be submitted with a$75 filing fee made payable to the Department of State. j -I .~ l ~ J j , J J J J J J J J j J j J L MASTER PLAN f \. L \. L L , , .. L , 1.. 1- ~ '" l L . '- \ '- l L Comparable Arts-Related Facilities ; L Appendix E 1. CARNWATH FARMS - TOWN OF WAPPINGER E-1 t-. Page 1 of6 'rown of Co1onie- Pruyn House 11 j. 1. ~ \. \. t. L. l .. L L L L L 1 t ... , .. L i ... , \. 1.. 1. TOWN OF COL.O~I~"~~ . Welcome Messag~ . Directions To_ The Pruyn House . Friel1ds oU'D!YB._House . ComJIlunity_f;ve!Jtll~e Schedul~ . ~!l n u Q.LS.~j~L~YeJI.ts. . E.YeJ1ts._J:~Jensti;lI . Pruyn Family Historv . Freguently Asked Questions . How to Contact Us Diane Morgan, Director _._...___.__...__~_________".__~___.,_~______.__._______._________u_,,_.______.___________.__.____._____.~_._---.-~-.~-.--------,-.---.---.~,-.-_.-_..-..---.-._--------------------- WELCOME TO PRUYN HOUSE! This beautifully restored home situated on 5 V2 acres is a connection to the Dutch heritage of this area. Built by Casparus Pruyn about 1830 as a country home for his wife, Ann, and their eight children, it is a blend of Federal and Greek Revival architecture. Along with his job as land and business agent for Stephen Van Rensselaer III, the last patroon, Mr. Pruyn used a portion of his over 170 acres for farming. Over the years, the property had many owners, the longest being members of the Henkes family. John and Carrie Henkes purchased the property in 1893. In 1982, the Town of Colonie purchased the home, began extensive repairs and opened it to the public in 1985 as a historic and cultural center. The interior original Greek Revival details include doors, moldings, grey marble mantles, newels, balusters and a majestic staircase. There are ten outbuildings including the6.uhrr:nast~r Barn_reconstructed on the grounds in 1987 and the VerdQ_y' Schoolhouse which arrived in 1996. Other structures include a smokehouse, a potting shed, a woodshed/privy building, a carriage house, wellhouse and restroom facility. The lovely herb and flower gardens maintained by two garden clubs are a focal point for this ~. site. The gardens grace the grounds of the complex complete with with brick walks, painted ~ttP:/ /www.colonie.org/pruyn/index.html 12/12/2003 l'T'own of Colon ie- Pruyn House fences, and a sun dial. Page 2 of6 \.. l '- ~ \. L l L 1. L L L \ .. l L l L L The Buhrmaster Barn was originally located along the Mohawk River where it was rebuilt in the late 1800's following a fire. Displaced from its original spot in 1911 when the Erie Barge Canal was built, it was moved to Troy- Schenectady Road. When condemned at that location in 1987 by the Federal Aviation Administration, it was moved to its present home at the Pruyn House. Reconstruction contractors were visibly excited at the sight of many of the early features of the structure such as hand-hewn beams and wooden pegs. The barn features double doors, and is a lovely site for a summertime party when the gardens and the grounds are at their best. For a more detailed history click here. The Verdoy Schoolhouse was built in 1910 and is a good example of the early one-room schools built in the Town of Colonie until the 1950's. In 1995 the North Colonie School district donated the schoolhouse to the Town of Colonie and it was moved to the Pruyn House where it has been restored as a living memorial to the Town's Centennial. A Directions To The Pruyn House . Northway 187 Exit # 5 . From the North, left on Rt. 155 . From the South, right on Rt. 155 . Turn onto Old Niskayuna Road . Pruyn House Cultural Center is 1/2 mile on the left CLICK HERE TO VIEW A MAP Friends of the Pruyn House f I ~ttp:/ /www.colonie.org/pruyn/index.html 12/12/2003 . Town of Colonie- Pruyn House L The mission of the Fr As of Pruyn House, a not-for-profit o. '. .nization in partnership with the Town of Colon ie, is to restore and conserve the Pruyn House Complex as an educational cultural and social center. Page 3 of6 1 L \. The Friends of Pruyn House through a Board of Trustees and Director manage the Pruyn House Complex. The Friends plan and pay for all the programming, special events, insurance, newsletters and many improvements and furnishings for the Complex. Money is raised through a membership program, rentals, grants, and fund raisers such as the summer Concerts in the Barn series. The Town of Colonie provides basic services, utilities, salaries and maintenance of the Complex. \.. L. The Pruyn House enjoys a wide circle of "Friends" who work to preserve and revitalize this beautiful property. Currently, our membership is over 600 in the different categories as shown below. , ... MEMBERSHIP BENEFITS! L . Newsletters and announcements of special events . Reduced-rental fees for weddings, receptions, meetings, exhibits, and other events . Special events for members including a Holiday Party and Annual Dinner . A sense of community pride 1. We cordially invite you to become a Friend! '- Friends of Pruyn House Memberships L Classification Senior Citizens Individual Family Supporting Annual Dues Classification Associate Patron Corporate Benefactor Annual Dues L $12$ 20 $30$ 50- $99$ 100 - $249$ 250 - $1,000$ 250 - $1,000$ 1,000+ I \, Your contribution is tax deductible. Please send name, address and telephone number with your check payable to: . .. \ ... Friends of Pruyn House P.O. Box 212 Newtonville, NY 12128 A ~ t. , I. Community Events L The Pruyn House Complex is available for use by members, civic organizations, businesses and private individuals. , .. FEE SCHEDULE COMMUNITY EVENTS (amounts per person) ~ Community organizations, neighborhoods, ~ttp:/ /www.colonie.org/pruyn/index.html 11.00 12/12/2003 Lown of Colonie- Pruyn House Page 4 of6 ~ L ~mall clubs 'II I Non profit agencies 12.00 I If fundraisinQ event 3.00 Ioutdoors - grounds 111.00 I IMeetings/Picnics - Barn 112.00 I IMusic groups 112.00 I IDance groups 112.00 I L \. (Above fees are slightly higher for groups based outside of Town of Colonie) L FEE SCHEDULE SOCIAL EVENTS (amounts per person) L HOUSE BARN Receptions/Parties 10.00 oer person 10.00 oer person Wedding Ceremony only 250.00 Flat Fee Combination House and Barn 18.00 oer person To open basement of House with rental of Barn 50.00 Flat Fee l L Members Discount 10% L (Above fee schedules approved at October 2003 meeting of the Board of Trustees of the Friends of the Pruyn House) t ... For more information, please call the Pruyn House at (518) 783-1435 \. A .. Frequently Asked Questions , .. 1) Will I be notified when it is time to renew my membership? L Yes, on an annual basis the Friends of the Pruyn House will send you a letter requesting you renew your membership. ~ .. 2) Is the Pruyn House available for weddings and small parties? , .. Yes, the Pruyn House complex has been the setting for many lovely weddings and receptions as well as rehearsal dinner parties, showers and anniversary parties. We simply provide the setting and you must arrange for a caterer of your choice and any decorating you wish. Liability insurance must be obtained by anyone using the Pruyn House. People using the the facilities are also required to obtain a liquor license and liquor liability insurance, if alcohol will be served. L L The Buhrmaster Barn is available only in good weather, generally May through October, as there is no heating in the barn. A ~ttp:/ /www.colonie.org/pruyn/injex.html 12/12/2003 LTown of Colonie- Pruyn House Page 5 of6 1. Annual Events 1. · Spring Dinner Meeting... with an interesting guest speaker · Concerts in the Barn... summertime series of six concerts · Old Fashioned Sunday... A family day in September · Educational Programs · Holiday Greens Show · Children's Parties · Garden Shows · Art and Historic Exhibits · Military and Colonial Days · Bus Trips ~. 1. L ~ .. L -"'----"-~--------- ~---------------_._----_._--------------------------------_._._----._-----_._--~._----------,-~-- Upcoming Events (click on the hot links to view fliers with complete information about each program.) 1. Note: Events Announcements are in Adobe Acrobat format. You can click the logo to the right to download the program if it is not already installed on your computer. i. Month of December Enjoy the Monday through Friday "An Early American hOliday decorations by 9 a.m. - 4:30 p.m. Holiday" Blue Creek Garden Club Friday Christmas from Dublin Members of Pruyn House Starring the Three Irish $32.00 December 19, 2003 Tenors Non-members$35.00 .. . A .. ----- ----~---- -~- - ----~------ ------~------------------------------- ---.-..------.---.--------...-...------ . How to Contact Us Hours: Monday --- Friday 9:00 a.m. --- 4:30 p.m. Mail: Pruyn House Town of Colonie Cultural Center 207 Old Niskayuna Road P.O. Box 212 Newtonville, NY 12128 Phone: 518-783-1435 Fax: 783-1437 e-Mail: QI.lJynhouse@ws9____l1et Hours: Monday-Friday, 9:00am --- 4:30pm . Weekend Hours: Special events and tours by apPointment lttp://www.colonie.c,rg/pruyn/index.html 12/12/2003 L MASTER PLAN :;.' L 1.. fi 1. >>, i.. t .. i l- I. I L. i ~ '- L ... . . . I Arts-Related and Preservation Studies Historic Funding Appendix F CARNWATH FARMS - TOWN OF WAPPINGER F-1 "Who Pays for the Arts? Income for the Nonprofit Cultural Industry in New York City (Symposium Repo... Page 1 of 7 L l L L 'l h l' tnr d'l't" t", ,.." .,;' -c. r'l 4-" + l I ~. f .. : ! l \. ! L "t( . L " ' t 1" !,J II -"j i \ L " \,' .1. (' {', (," \ \ It;. to'-- ~ ~ I L i.. PART I , I '-1999 INCOME PATTERNS t L.,In 1999, the operating income of the 575 cultural organizations studied totaled $1.5 billion. L · One-half of total operating income was earned from admissions (21 percent) and Other Earned (30 percent). (See definition of income categories on page 7.) L · Well over a third (38 percent) was contributed by private sources. Individual contributions and memberships accounted for the largest share (16 percent), followed by foundations (11 percent), corporations (5 percent) and Other Contributed sources (5 percent). ~, ... L · Government funding represented 11 percent of operating income. New York City (7.5 percent)- specifically DCA (6.4 percent)-was the source of most government funding, followed by New York State (2.6 percent) and the federal government (1.2 percent). t, Chart 1 .. , Income Sources for Cultural Organizations-1999 .. L 1. ~; \...1ttp://www.allianceforarts.org/Who_PaysJeport/part_l.htm 12/12/2003 Who Pays for the Arts? Income for the Nonprofit Cultural Industry in New York City (Symposium Repo... Page 2 of 7 \.. L. ~ t .. \. \. L ~ .... L 1. Foundation Icorporation l g~n~~ibuted LThe relative importance oflbese income streams was highly dependent on Ibe budget size oflbe cultural organization. As Chart 2 illustrates, Earned income as a proportion of total income decreased t steadily as budget size diminished-from 53 percent of income to the Very Large groups, to 39 percent ... of income to the Small organizations. Conversely, government funding increased as a proportion of total income as budget size diminished- from 8 percent of income to the Very Large organizations to l28 percent of income to the Small groups. Private contributions remained relatively steady as a proportion of total income for each budget size. L \; .. Chart 2 Llncome Sources by Budget Size-1999 1.. ~. Lhttp://www.allianceforarts.org/Who_PaysJeport/part_l.htm 12/12/2003 Who Pays for the Arts? Income for the Nonprofit Cultural Industry in New York City (Symposium Repo... Page 3 of 7 .. . If. L L i~'J'J.~, If*" lor;~. I' 1,8,'" ,"Y:1o',' 25'*. ... III , '''I' l::; t, ffJ't: ... W'(, -'1]''', l ?IJ~, ~(l'i:- - {.t'.I\ - , (f'f L [I '1;;ry larg.;, H3M tar,?,? SII,' - ~1(M r,l<~')IJ'" S1:):)((J:' Hi "",ac < SlI1;IXJ() G:.hi:"~#l~" _ jI"W:!r..-f...i,ltuwhr,,: [~lll'd Lsource: Arts Reserach Center/Alliance for the Artsbased on data from the New York City Department of Cultural Affairs L Earned Income I I.In 1999, Earned income was an important source of revenue for cultural organizations of all sizes and disciplines, especially for the larger organizations and performing arts groups. The proportion of t earned income to total income is closely correlated to budget size. Very Large organizations received &..53 percent of their income from earned sources, Large organizations 48 percent, Medium-sized organizations 44 percent and Small organizations 39 percent. , "Within the earned income category, revenue generated from admissions was especially important to Very Large cultural groups. I i. . 84 percent of revenue generated from admissions was realized by the 29 organizations in the Very Large category. 1. · As a share of total operating income, admissions revenue amounted to a quarter for Very Large organizations, compared to 10 to 12 percent for all other budget categories. lThe other component of earned revenue-Other Earned income-was an important source for each budget group. (Other Earned includes endowment, space rental, gift shop, program fees, etc.) It : comprised 27 percent of total income for Very Large groups, 37 percent of total income for Large Lorganizations, 33 percent oftotal income for Medium-sized organizations and 29 percent for Small organizations. ~ Chart 3 LPercent of Earned Income by Budget Size-1999 L w I..tttp:llwww.allianceforarts.org/who_PaysJeport/part_l.htm 12112/2003 Who Pays for the Arts? Income for the Nonprofit Cultural Industry in New Yark City (Symposium Repo... Page 4 of 7 1.1::,,', t g 1.4," :Ii:r j:!~; ~ '-2;}1,,: I . . . 'iP-'i'~(:J;:.$1f;M 1..(J-'~~r:M. $":f)V \.~€<~vrJSllX)f.)I:1;$H.i ')m~::.. J"!.r.))(1 l _ .'1rl11'!-'~",:.,~~. ':;;"4; ~if'f"..J t i. Source: Arts Reserach Center/Alliance for the Artsbased on data from the New York City Department of Cultural Affairs 'L' Earned income varies significantly by discipline. Performing arts organizations derived a much larger portion of their income from admissions (32 percent) than did visual arts groups (13 percent) or living collections (11 percent). L.The proportion derived from Other Earned sources varied less by discipline than the proportion derived from admissions income. Living collections received 34 percent of their income from Other t Earned sources, the visual arts derived 32 percent and the performing arts 26 percent. .. fi lPrivate Contributions Lit. The New York City nonprofit cultural organizations studied derived 38 percent of their income from private contributions in 1 999-making this the second largest source. As a share of total income, combined private contributions from individuals, foundations and corporations varied little across l' budget categories (between 34 percent and 39 percent), but there were significant differences within the type of contributed income and their dispersal between budget categories. Very Large organizations received 19 percent of their total income from individual contributions, L. while Large and Medium-sized organizations derived 10 percent of their income from individuals. Small organizations received 15 percent of their total income from individual contributions. LMedium-sized organizations received the highest proportion (18 percent) of their income from foundations. Large organizations garnered 14 percent and the Very Large category received 10 percent from this source. Foundations contributed 11 percent of income for the Small organizations. I ... Corporate contributions accounted for 5 to 6 percent of total income, on average, for all budget sizes. ~ The visual arts derived more of their income from private contributions (43 percent) than the performing arts (38 percent) and living collections (26 percent). For every discipline, individuals represented the greatest share of contributed income, followed by foundations and corporations. .. Government Funding .Government funding was the smallest general source of income (11.2 percent) for all organizations, with considerable variation by budget size, location and discipline. The City of New York is the IIbttp://www.allianceforarts.org/who_PaysJeport/part_l.htm 12/12/2003 Who Pays for the Arts? Income for the Nonprofit Cultural Industry in New York City (Symposium Repo... Page 50[.'7' , '-Ieadi ng government funder of the al1s, accounting for 7.5 percent of the to tal income for all f, organizations. This is handled primarily through DCA (6.4 percent of total income). New York State L was the i next most important source of government funding (2.6 percent of total income), evenly split between L,the New York State Council on the Arts (NYSCA) and other State agencies. The federal government contributed 1.2 percent of total income. Federal funding was evenly split between the National . Endowment for the Arts (NEA) and other federal Sources. (See page 11 for breakdown of government L sources.) , As Chart 4 indicates, the proportion of income from government allocations was inversely correlated L to budget size. The Small organizations derived more than a quarter (27.6 percent) of their income from government funding, while the Very Large derived less than a tenth (8.2 percent) of their income ' from all government sources. However, it is important to note that 51.6 percent of total government lfunding went to the 29 Very Large organizations in 1999. , As Chart 4 indicates, the City was the most important Source of government funding for cultural Lgroups of every budget size. I Chart 4 i. Percent of Government Funding by Budget Size-1999 ~ ... J{r1; 1.5~ lS'ilO -If.l% . 1~ 5% . Source: Arts Reserach Center/Alliance for the Artsbased on data from the New York City Department of Cultural Affairs J' Government funding, as a share of total income, varied widely by d~scipIine. Livi?g collections 'received 28.8 percent of their funding from all government sources m 1999, the VIsual arts ~arnered 12.7 percent and the performing arts received five ~e~cent. New.York CIty prOVIded t~e major portion of this support: 23.9 percent of total income ~o the hVIng collections, 9.4 percent the VIsual arts 'organizations and 2.7 percent to the performIng arts. It should be noted that the City of New York provides general op~ratin~ support to a ~el.ect group ?f '34 institutions with which it has historical operatin~ agreements, ~~~ludIng all of the hVIng ~oIlectlOns . h' tud Most of these organizations occupy CIty-owned facIlIties although they are pn~ately . ~~~r~~esd. ~ey typica~ly receive a higher share of their income from the City, but are otherwIse vaned in discipline and locatIOn. lttp://www.alIianceforarts.org/Who_PaysJeport/part_l.htm 12/1212003 , W:. t.. Who Pays for the Arts? Income for the Nonprofit Cultural Industry in New York City (Symposium Repo... Page 6 of 7 Government Funding by Borough ~ L. Government funding, as a proportion of total funding also varied widely by borough. Manhattan groups received the smallest percentage of total budget from government sources on average but collectively received the largest amount, 53.7 percent of all government funding. In 1999, cultural groups in the 5 boroughs derived the following percentages of their income from government sources: L Table 1 L. Borough Breakdown of Government Funding as a Percentage of Total Organizationallncome-1999 L , .. Peroont from All Government Souroos Percent From Percent from DCA Other City Soorces L Brooklyn Bronx Manhattan Queens Staten Island 23,8% 29.3% 7,2% 49.3% 54.2% 18.1% 16.9% 3.6% 28.1% 42.7% 2.5% 2.1% 0.6% 10.0% 2.2% , '- l '- Source: Arts Reserach Center/Alliance for the Artsbased on data from the New York City Department of Cultural Affairs t L. The disparity in government funding as a portion of total income-when analyzed by borough-can be explained in part by the variation in budget categories. Manhattan groups had the largest average size- $3.3 million-whereas Staten Island groups have the smallest average size,$572,000. As discussed earlier (see page 13) there was a strong connection between size and share of income from government funding. However, stratifying the Manhattan sample by budget size shows that groups in Manhattan derived a smaller proportion of their income from government sources than groups in the other boroughs, independent of their size. The Small groups in Manhattan, for example, derived 22 percent of their income from all govern-ment sources while Small groups in the other boroughs received 30.9 percent of their income from government funding. L ~ ~ '- I' .. See Appendices B 1, 82 & B3 for detailed tables on 1999 income by budget size, discipline and borough. L t t. t .. f ... ... .. http://www.allianceforarts.org/Who_PaysJeport/part_l.htm 12112/2003 . II I r- r' - f'""''"' r"'" , r'''' r-' r"'-' r~~ The 91 Arts & Economic ProsperifJl..;. Commun~es {<. j,~;~ Population State Group. Population Arts Organization Spending Community + Arts Audience Spending Total Nonprofit = Arts Industry Spending \ /41/' /000 Jb, ,.r, 4>\taIV t. . ECONOMIC IMPACT OF INDUSTRY SPENDING Full-Time Resident Local State Equivalent Household Government Government Jobs Income Revenue Revenue Supported Generated Generated Generated $10,322,924 52;344,131$1,100,069 Slitli,104 $896,282 tlm,478$1,776,530 '..lliS~S $87,050,150 'i~1s8$1,936,076 '~J.- $3,796,566 1'.914$6,015,188 "~1,710 $122,861,028 .t~.249$1,602,967 '~U11;63S $7,864,302 ..e1i91$ $392,049,011 ".$4-38',624 $63,565,289 ~)95$129,216,099 S31~1s.sZ1 $137,085,939$61;231,601 $1 9,292,736 ole$1,567,214 $995;797$745,071 $2.632,282 nfa$7,898,949 $1 73,066,769$13,715,225 $2,782,930$1,332,870 $6,660,71 1 53.063,300$8,879,223 $4,222,431$203,264,339 $638,851$3,042,370 $21.335.564$11,276,838 $5,400,169 nfa 51,920,210$47,130,162 $7,213,459$272,357,450 $61,024,700$193,899, I 04 $113,462,333$29,615,660 n1a $2,667,283$7,107,501 $1,641,353$3.916,760 nfa $18,064,784$260,116,919 $30,412;083$4,719,006 $3,449,850$10,457,277 $3,801,274$14,894,411 $5,640;141$326,125,367 $1,979,100$4,645,337 $34,167,199$19,141,140 $9,264,147 nfa$6,306,834 $110,695,451$16,083,854 $40 I ,573,549$92,600,221 $330,985,043$180,693,940 728 $18,261,000$1,039,000 $1,608,000 50$1,191,000 $51,000$111,000 85 $1,471,000$98,000 $178,000 208$5,074,000 $286,000$422,000 48 $1,031,000$78,000 $78,000 133$2,533,000 $121,000$267,000 62 $1,471,000$59,000 $74,000 606$13,748,000 $578,000$1,128,000 8,467 $179,084,000$9,290,000 $17,231,000 1,102$24,293,000 $1,100,000$1,936,000 179 $3,745,000$154,000 $312,000 112$2,645,000 $114,000$209,000 308 $7,394,000$473,000 $766,000 127$2,286,000 $149,000$323,000 493 $11,646,000$747,000 $1,122,000 175$3,207,000 $214,000$433,000 9,956 $213,538,000$17,221,000 $24,900,000 51$1,379,000 $77,000$114,000 147 $2,414,000$151,000 $319,000 960$20,050,000 $I ,428,000$2,385,000 594 $11,870,000$530,000 $663,000 299$5,004,000 $426,000$312,000 7,943 $285,412,000$38,029,000 $0 262$4,954,000 $87,000$309,000 3,376 $76,266,000$4,270,000 $4,931,000 442$9,079,000 $436,000$706,000 13,645 $318,758,000$19,048,000 $21, J 87,650 3,089$59,288,000 $3,825,000$4,953,000 10,285 $261,211,000$12,824,000 $19,047,000 4,978$119,770.000 $5,067,000$10,770,000 · "'" 91 '~m'""m - _fiol "m ,;, """"",00 ""'I" G~p A (f~~ 'hM 50,0(0), Gm,p B (50,000 '" 99,999), Gm,p C (100,000 '" 249,999), Gm,p 0 (250,000 '" "9,999), Gm,p E (500,000 to 999,999), and Group F (1,000,000 or more), .. No audience spending data were collected; therefore, the economic impact findings (found in the 4 right-hand columns) are based on arts organization spending alone, ... The District of Columbia is subject to local taxes and fees only; therefore, state government revenues do not apply. Source: Arts and Economic Prosperity, Americans for the Arts, 2002. Page 1 of3 . . r r"~~' r~ r" r ,.",- f'.~ r"W7 The 91 Arts & Economic Prosperity Communities ECONOMIC IMPACT OF INDUSTRY SPENDING Full-Time Resident Local State Equivalent Household Government Government Jobs Income Revenue Revenue Supported Generated Generated Generated Population State Group* Community Population Arts Organization Spending + Arts Audience Spending Total Nonprofit = Arts Industry Spending 185,787 52,524 69,291 791,926 ]48,955 i_. 227,8]8 ~$.466 484,674 "'15;M 30,273$9,791,498 S lo,.s93,448 $35,589,478$148,330,543 $3,276,299$16,944,512 $14,900,781$3.174,789 $41 ,526,939$8,106,345 $515,939$8.680;164- $30,267,881$J 1.Iti,AlZ3 $7,470,770 a$3,6I3 $248,851,084 ....$4,1130...... $27,896,210$11l,2~ $4,018,556 c= .~~$257,59] ,366 .:i;~I.li9; $14,669,669 .W~;.wo$3,976,8 J 7 '. ....;5$3$5,298,155 ut,j(ijiaf-iJ $19,286,974 171,641;498$8,190,962 nla $8,933,752$146,083,93] $7,283,325$16,521~~ $10,215,034 i$13.104.890 $258,987,777$9,620.992 nla $10.329.270$17,961,688 nla nla $13,300,970$181,758,164 $790,171 nla$98.179,235 $5,806,23 I llfa$191,764,056 lIla $46,313,975$27,010,352 $4,757,590$17,509;400 $8,023,911$29,714,722 $2,511,517$150,966,573 $17,982,460 nla$44,523,230 $294,414,474$10,559,624 $33,466,015 ------$25,115,815 $16,279,679$300,514,716 518,427,337 nla $19,009,434$48,229,569 nla nla $21,804,653$430,609,248 $5,520,619 nla$269,433,035 $9,824,787 , nla$449,355,422 nla $60,983,644$76,608,292 $8,734,407$26,094,953 $13,322,066$74,2 1 8,596 $21,798,491 5222,608,07] 612$12,632,000 $538,000$1,118,000 298 $9,392,000$426,000 $502,000 1,567$32,242,000 $1,099,000$2,432,000 10,412 $230,769,000$10,724,000 $21,312,000 338$6,063,000 $252,000$673,000 1,163 $19,282,000$1,062,000 $1,540,000 997$20,700,000 $1,118,000$1,100,000 564 $10,386,000$3]6,000 $812,000 9,959$187,680,000 $17,017,000$15,459,000 615 $11,381,000$269,000 $855,000 16$412,000 $22,000$33,000 671 $12,591,000$612,000 $1 ,530,000 1,445$30,648,000 $1,195,000$3,052,000 816 $15,847,000$549,000 $1,480,000 203$6,489,000 $212,000$581,000 637 $10,456,000$785,000 $1,041,000 11,755$270,506,000 $13,199,000$29,424,000 154 $3,353,000$98,000 $324,000 888$21,036,000 $692,000$1,429,000 8,504 $214,038,000$8,309,000 $19,577,000 370$6,514,000 $259,000$731,000 89 $1,912,000$64,000 $99,000 14,690$320,962,000 $14,470,000$24,06 I ,000 21 $488,000$22,000 $43,000 2,100$37,647,000 $1,692,000$3,868,000 2,765 $61,808,000$2,203,000 $4,632,000 273$4,523,000 $381,000$429,000 870 $16,]85,000$1,656,000 $597,000 374$8,034,000 $563,000$797,000 2,0]8 $58,458,000$2,878,000 $3,994,000 530$14,73 I ,000 $765,000$832,000 6,545 $120,397,000$8,194,000 $11.432,000 * The 9] communities were stratified into six population groups: Group A (fewer than 50,000), Group B (50,000 to 99,999), Group C (100,000 to 249,999), Group 0 (250,000 to 499,999), Group E (500,000 to 999,999), and Group F (1,000,000 or more), , 'd llected' therefore the economic impact findings (found in the 4 right-hand columns) are based on arts organization spending alone. .. No audIence spendmg ata were co , , Source: Arts and Economic Prosperity, Americans for the Arts, 2002. Page 2 of3 The 91 Arts & Economic Prosperity COl111nunities . . . 0 , A (f,w~ "~ 50,000), Oro'p 8 (50,lX"", 9'J,999), Oro'p C (100,000 " 249,999), Oro,p 0 (250,000 " 499,999), Gro"" * The 9] communities were stratified into SIX populatIOn groups. ro p 00 000 " 999 999), "'" Gro,p F (J,OOO,OOO "ro",). . . (5 , , .. , O'd',,, (f'~d " ",4 "gb"h.", 001,.,,) '" bawd ., "" ",.mw,,," ,,,,dm, .10", ** No audience spending data were collected; therefore, the econom IC Impac Population State Group. Arts Organization Spending Community Population + Arts Audience Spending Total Nonprofit = Arts Industry Spending 596,974 1"14~ 38,426$3,909,]60 $6.671.415$1 ,387,765 , $.;.......112$106,549,421 k'. .'. __.232 $489,248 ,..........$]0,433,259 ".4" $1 1,882,691 .......52$47,569,652 '_11~121 $9,921,1 99 ..PlS.952$34,601,21 I Qll3~ $4,793,046 II' ">~$3,338,139 I.~ $6,059,181 .t9;~$584,100 . ;jtOi6$~f9.5$122,432,691 /0 ~31.64i $4,763,665$5,572,541 $47.203,235$2,359.416 $92,842,672$265,552,719 nla $911,634$] 0,666,764 $18,089,272$11,121,550 $43,613,926$69,392,828 $101,729,157$328,073,435 $60,093,114 nla n/a nla$ 1 0,793,949 $3,087,564$5,083,814 $12,525,669 n/a$45,472,192 $1,167,851$25.615,134 n/a $10,996,556$9,857,894 $1,663,381 S40,524,820$971,651 $37,398,560$159,003,298 ilia $422,386$4,741,666 $7,656,013$4,316,072 $31,731,235$48,501,n6 $54,159,505$124,954,714 $50,171,915 nla n/a nla$6,000,903 $994,669$1,745,675 $7,465,347 n/a$25,499,237 $583,751$15,062.139 n/a $2,458,908$5,094,229 A d E omic Prosperit" Americans for the Arts, 2002. Source: rts an con OJ , . . r r- r'~-' r r""'" ECONOMIC IMPACT OF INDUSTRY SPENDING Full-Time Resident Local State Equivalent HousehOld Government Government Jobs Income Revenue Revenue Supported Generated Generated Generated 214 $4,052,000$180,000 $495,000 1,637$23,716,000 $1,161,000$5,273,000 77 $1,537,000$75,000 $224,000 2,859$67,768,000 $6,039,000$8,006,000 8,964 $186,420,000$8,045,000 $J 7,485,000 769$19,331,000 $578,000$1,165,000 31 $741,000$28,000 $62,000 352$5,887,000 $213,000$535,000 562 $12,039,000$496,000 $1,141,000 408$7,103,000 $289,000$658,000 1,433 $28,594,000$ 1,138,000 $2,847,000 2,219$37,862,000 $/ ,606,000$4,794,000 3,616 $74,706,000$2,838,000 $6.119,000 9,647$229,611,000 $13,655,000$12,964,000 2,117 $37,355,000$2,439,000 $3,827,000 331$7,223,000 $307,000$533,000 819 $19,705,000$1,797,000 $1,657,000 713$17,524,000 $7/4,000$1,228,000 354 $6,617,000$255,000 $528,000 109$2,071,000 $75,000$/83,000 191 $3,347,000$204,000 $318,000 427$6,490,000 $614,000$8/3,000 256 $5,771,000$/94,000 $359,000 1,312$22,751,000 $1,002,000$2.480,000 39 $708,000$34,000 $74,000 991$18,287,000 $1,762,000$1,804,000 2,866 $79,473,000$3,895,000 $5.4 J 1,000 351$8,007,000 $503,000$622,000 309 $5,946,000$507,000 $600,000 Page 3 of3 kc ~ ... HIGHLIGHTS OF THE FOUNDATION CENTER'S 2003 STUDY Arts funding IV An Update on Foundation Trends \ t: II. ~ '- L. Prepared in cooperation with GRANTMAKERS IN THE ARTS L u.s. private and community foundation giving for the arts more than doubled between 1995 and 2001. Pro- pelled by a booming economy and dramatic stock market growth, this rapid increase in foundation sup- port came at a time of cutbacks in federal arts funding and generally slower rates of growth in arts giving by state and local governments. Although the stock mar- ket meltdown beginning in 2000 and the onset of re- cession in 2001 slowed the growth of foundation giv- ing at the end of this period, foundations nonetheless continued to increase their support for the arts and other fields. Still, estimates for 2002 and beyond sug- gest that overall foundation giving, including support for the arts, will show reductions for at least the next couple of years. Arts Funding IV: An Updateon Foundation Trends exam- ines changes in U.S. foundation support for arts and cul- ture, arts-related humanities, and the media through 2001. The report also places foundation arts giving within the context of changes in public and private sup- port for the arts and in foundation funding overall. In addition, Arts Funding IV provides estimates of total foundation giving for the arts in 2002 and suggests the direction of change in foundations' arts giving over the next few years. This report was developed in coopera- tion with Grantmakers in the Arts. L L .~ L. L L " ~ L L l Estimated Arts Funding Through 2002 l Estimates of foundation giving for the arts are based on a percentage of arts support reported by a sample of larger foundations (see below) as a proportion of total giving by U.S. foundations overall. · Arts and culture grant dollars climbed from an estimated$1.6 billion in 1995 to $3 billion in 1998 to$4.2 billion in 2001 · Estimated arts giving climbed fastest from 1995 to 1998; the rate of growth slowed between 1998 and 2001 · Between 1995 and 2001/157 percent growth in estimated arts giving exceeded the 149 percent increase in overall foundation support t L L , L l · After peaking in 2001, foundation giving for arts and culture decreased 3.5 percent to an estimated $4.05 billion in 2002; this decline in arts dollars totaled an estimated$147 million · Estimated 3.5 percent decline in arts giving in 2002 exceeded the 0.7 percent decrease in giving over- all/ suggesting that arts funding is more sensitive to sharp reductions in foundation resources · Over the next few years, foundation giving for the arts and other fields will likely continue to decrease, although newly established foundations and other factors will help to moderate reductions Foundation and Public Arts Support Through 2001 · Estimated foundation giving and actual state arts agency support increased faster than federal and local arts agency support between 1995 and 1998, and between 1998 and 2001 · Foundation arts support totaled more than three times National Endowment for the Arts, state arts agency, and local arts agency support in 2001 Estimated arts and culture giving by all u.s. foundations totaled approximately $4.1 billion in 2002/ down 3.5 percent from 2001<$5 Dollars in Billions /95 /96 /97 /98 /99 /00 /01 '02 Source: The Foundation Center, Arts Funding IV, 2003. <All figures based on adjusted dollars. For more informo.tion on this report, contact Loren Renz, Vice President for Research, at 212-620-4230, or e-mail.lr@fdncenter.org. Arts Funding IV "Highlights" are also available at wwwfdncenter.org/research. l t .. L Arts Funding for Sampled Foundations Through 2001 I '- The following analyses are based on grants of $10,000 or more awarded by a sample of larger foundations. Giving by these foundations consistently accounts for more than half of grant dollars awarded by all U.S. foundations each year. Of the 1,007 foundations in the 2001 grants sample, 893 foundations awarded 18,407 grants for the arts totaling close to$2 billion. ~ .. l Arts Grants Relative to All Grants ~ .... . Giving for arts and culture by sampled founda- tions increased from $759.7 million in 1995 to$1.4 billion in 1998 to nearly $2 billion in 2001 . Arts funding accounted for 11.8 percent of overall grant dollars of sampled foundations in 2001, com- pared to 14.9 percent in 1998 and 12 percent in 1995 . Number of arts and culture grants awarded by funders in the sample jumped from 10,765 in 1995, to 14,168 in 1998, to 18,407 in 2001 L . L. '- . Despite fluctuations in the share of grant dol- lars, arts and culture accounted for a relatively consistent 14 to 15 percent share of the number of grants awarded between 1995 and 2001- suggesting that foundations in the sample maintained a steady commitment to the arts . Close to nine out of ten funders supported the arts in 2001, making the arts one of the top-rated fields by breadth of participation; this share was up from roughly eight out of ten in 1995 L L L Arts Support by Recipients and Grants Size 1.. . Number of organizations receiving arts grants increased by 59 percent between 1995 and 2oo1-from4,602 in 1995, to 5,799 in 1998, to 7,326 in 2oo1-suggesting that many funders in the sample were distributing their arts support more broadly during this period. . 50 largest recipients of foundation arts giving received three out of 10 arts dollars in 2001, almost unchanged from 1998 . Close to two-thirds of 2001 arts grants were for less than$50,000 . Median arts grant size-$25,ODO--remained unchanged between 1995 and 2001, while median grant size in all fields rose to$30,000 in the latter year . Small grants accounted for a decreasing share of overall arts grant dollars between 1995 and 2001 l L. ~ L.. L L ,. .. Among larger foundations, grant dollars for arts and culture grew faster than overall giving between 1995 and 1998 and slower between 1998 and 2001 100% 80% Change in Dollar Amount o '95-'98 . '98-'01 60% 40% 20% 0% All Giving Arts Giving Source: The Foundation Center, Arts Funding IV, 2003. Based on a sample of 1,012 larger foundations for 1995, 1,009 ioundations ior 1998, and 1,007 foundations for 2001. Trends Among Arts Funders . 69 foundations in the sample (7.7 percent) allocated at least half of their 2001 grant dollars for arts and culture; 188 foundations (21.1 percent) allocated at least 25 percent for the arts . 25 largest funders by arts giving accounted for a smaller share of overall arts support in 2001 compared to 1998 and earlier years, suggesting that the base of large arts funders has grown and support for the arts is less concentrated among a small number of foundations Arts-Related Giving in Response to 9/11 The following findings are based on the Foundation Center's comprehensive 9/11 Funding Database (wwwfdncenter.org/911db) of institutional giving for relief and recovery efforts in response to the events of September 11, 2001. . Corporations, foundations, and other institu- tional donors reported 9 Ill-related contribu- tions totaling over $1 billion . 9/11-related contributions directly focused on arts, culture, and media totaled nearly$56 million, including $37.5 million from the Andrew W. Mellon Foundation to assist New York City cultural and performing arts organiZations ~ .. l .. · Independent foundations provided 75.4 percent of overall arts grant dollars in the 2001 sample, followed by corporate (11.6 percent) and conununity (7.4 percent) foundations · Family foundations accounted for half of independent foundations' arts giving in 2001 · Compared to 1998, independent foundations provided a smaller share of their overall 2001 grant dollars for the arts (10.7 percent), community foundations provided a larger share (15.1 percent), and corporate foundations' share was roughly unchanged (14.8 percent) L L L ... Regional and State-level Geographic Trends L · Northeastern foundations in the 2001 sample accounted for 39 percent of all U.s. foundation arts giving · Western funders reported the fastest rate of growth in arts giving between 1995 and 2001 . Southern and Northeastern foundations directed more than 13 percent of their 2001 funding to the arts; Midwestern foundations provided 11 percent of their giving to the arts · Western foundations allocated the lowest share (9.5 percent) of their overall giving for the arts, due in part to the presence of several exceptionally large health funders in the region . Median arts grant amount was consistent across regions in 2001 at$25,000 ~ L. l L L L Trends by Arts Field · More than one-third of arts grant dollars in the 2001 sample funded Museum Activities, followed by three-tenths for Performing Arts · Grant dollars increased for nearly every arts field between 1998 and 2001; strongest gains were reported for Visual Arts, Historic Preservation, Me- dia and Communications, and Museum Activities · Grant dollars more than doubled between 1998 and 2001 for arts funding intermediaries and tech- nical assistance providers, artists' services, and arts associations Arts Funding for Children and Youth · Youth funding in the arts claimed 8 percent of arts dollars in 2001 and accounted for nearly 2,700 grants · Arts funding for young people grew 57 percent between 1998 and 2001, surpassing growth in arts funding overall Types of Support for the Arts · Capital support represented well over one-third of arts grant dollars in 2001, exceeding progranuning support · Unrestricted operating support increased faster than program or capital support between 1998 and 2001, suggesting that sampled grantmakers responded to requests for more operating support from arts groups Other 3% Museum Activities and Performing Arts received largest shares of foundations' arts and culture grant dollars in 1998 and 2001 Other 4% l l Arts-Related Humanities' 6% Arts-Related Humanities' 3% Multidisciplinary Arts 9% r. ... ~ L. L 1998 Percent of Grant Dollars Total Dollars = $1.44 billion Multidisciplinary Arts 8% 2001 Percent of Grant Dollars Total Dollars =$1.98 billion Source: The Foundation Center, Arts Funding IV, 2003. Based on a sample of 1,009 larger foundations for 1998 and 1,007 foundations for 2001. 'Excludes grants specified for non-arts-related humanilies, including philosophy, theology, ethics, and foreign languages. I .. .. ii L r ... Western and Southern foundations provided their largest shares of arts and culture support for capital projects in 2001 L Northeast t .. Midwest "> L South " ~ .. West 0% 10% 20% 30% 40% 50% 60% L o Program Support IJ Capital Support . Operating Support-Unrestricted> Source: The Foundation Center, Arts Funding IV, 2003, Based on a sample of 1,007 larger foundations. I Figures for the South e~clude the District of Columbia. The 18 DC-based foundations in the sample awarded 21 percent of their grant dollars for program support, 45.1 percent for capital support, and 21.6 percent for operating support-unrestricted. 'Figures exclude Income Development and Management Development. These categories were added to the Center's coding system in 1995. * L. ,. \. L Giving for children's and youth programs as a share of all arts giving increased between 1998 and 2001 1998 2001 0% 5% 10% 15% o Percent of Grant Dollars . Percent of Number of Grants Source: The Foundation Center, Arts Funding IV, 2003. Based on a sample of 1,009 larger foundations for 1998 and 1,007 foundations for 2001 ORDERING INFORMATION Arts Funding IV: An Update on Foundation Trends may be ordered by calling our toll-free number, 800-424-9836 (in New York, call 212-807-3690); by using our on-line order form at wwwJdncenteLorg/marketplace;orby mailing orders to the Foundation Center, Dept. NNlO, 79 Fifth Avenue, New York, NY 10003-3076. Prepay- ment of $19,95 plus$4.50 shipping and handling is required. Discounts are available for multiple-copy orders. Please call 800-424-9836 for details. Financing Nonprofit Arts Organizations: An Overview of Revenue Streams Nonprofit arts and culture organizations in the U.S. derive their income from an interdependent funding framework made up of three major sources: earned income, private contributions, and government grants. The following compari- sons of income sources are based on preliminary IRS data from the National Center for Charitable Statistics and estimated foundation and corporate data from the Foundation Center and Business Committee for the Arts. m .. L L. . Earned income, including investment income, accounted for approximately half of the overall revenue of the nearly 24,000 nonprofit arts groups that filed tax returns . Private sector contributions from individuals, foundations, and corporations accounted for two-fifths of revenue . Federal, state, and local government sources provided the remaining one-ninth . Foundation arts giving (excluding corporate foundations) comprised one-third of all private contributions and about one-eighth of total nonprofit arts revenue l f L. L L ~. L. t ... Sources of Nonprofit Arts and Culture Organization Revenue (circa 2000) D Prime Contributl_ (40%) Foundations 13% Individuals 2lJ"1I> Percent 01 Total R~ Total R~ . $23.5 billion Source: The Foundation Center, Arts Funding IV, 2003. 6/03 L Printer Friendly Page . Cultural Policy & the Arts I' '. ',1 National Data Archive Page lon' I' '- t if ... From What Sources Do Nonprofit Arts and Cultural Organizations Receive Financial Support? -- Detailed Breakdown of Revenue Sources Earned Income l Earned income, which represented 54% of total revenues for arts and cultural organizations in fiscal year 1998, can be broken down into five constituent categories -- admissions, ancillary sales and rentals, fundraising, fees for service, and other earned income. By far, the largest portion of earned income came from admissions (27% of total revenues), which includes box office receipts, season ticket sales, subscriptions, and membership sales. The second highest portion of earned income was from ancillary sales and rentals (12%). Fundraising, fees for service, and other earned income each represented 5% of total fiscal year 1998 revenue. L L ~ L L. Sources of Cultural Support-1998 Fiscal Year ':.r}U"1.0S IJt 8,:Hr'.;:-';~; J~lj,(jF'j;:- !i::lf d;'l:.. anfj (ultlJ7.jll:ir;'J.~p:,/..:.j~lj)Il~ t '- 'I 'i I -::7 (>t;, ! 'l! 25 t- 2 I ~' ~- I Q.: .;:IJ,- n I ill ~'? ' ~ (\ ~ 10 <i ~ u. 5 L L L o AdmtSSliOns An;: fiay Sales F\Jlt1ral5l1lQ aro:l Pental", Fees tor (~ere~o SerlA<e Income L So...ce NaIo<mai ilrld Lo< al Plolle-s ofCullural S~olllOD2lNaliOOlll S~? (philadelphl.. p,' Tl\f p.,.. ChilliUtllt T'U$_. 20m CF'l'O'It4'1on IJrtMlI$It; ,003 I _ tp*nltl C'9 Download l PowerPoint {ppt] download image {gif}. Private Contributions L Private contributions, accounting for 25% of total revenues for arts and cultural organizations in fiscal year 1998, consist of donations from individuals, foundations, corporations, and other private contributors. Contributions from individuals and corporations to nonprofit arts and cultural organizations each represented 9% of total revenues in fiscal year 1998, more than twice the amount donated by corporations (4%) and other private contributors (3%). L I. L t .. t .. http://www .cpanda.org/printlprint.j sp? /arts-culture- facts/artsorgs/ supportrev .html 12116/2003 Printer Friendly Page L Page 2 of3 i .. S.ources (If Cultural Support-1998 Fiscal '{ear Ii' 1 :. -- i'.' .-;'t: I, -:,.['ll!1. 'H't- ~','; :,{',: .,W.Uf'.~ iJ!'-.1<l!n:,jli 'j' L L i-. " ~ 1. L ~( i .. 11- ,j", . .. U:).j F-'.tt;'-I.~_.1t- )P .lIre 'j: .-ft'.;li' '~IU I',:' ;-" [,.,'Jt ,_, )-~tl:<.IJ.,:ur L t~ !.l~:'-_!(iil..ir j U,;.ii ;.'!<:f!it<'~ \A', W:..Jr.,,1 '::lJlt'!.!1.~)U~ P',;Jl;;,.Uttlf!;j'~, f":f. PlI;- P(~r\' (:t;;illli~:N' rl'l',l.:. ~:,":'P-~litlilil_:fJh'I'!'- !~( .;(,.1:: i '~'"..../..\. \ r ;,nlj.l ':;1"9 :~:tf;'~. ' Download L PowerPoint [pptJ download image [gif). Public Contributions ~ .. Public contributions to nonprofit arts and cultural organizations can be divided into federal, state, local, and multi-govemmental sources, In fiscal year 1998, contributions from state and local sources each accounted for 3.1 % of total revenues for nonprofit arts and cultural organizations. Federal govemment contributions represented 1.5% of total revenues in fiscal year 1998, followed by multi-govemmental sources at 1,2%. L l L Sources of Cultural Support-199B Fiscal Year ':'.(>1)1':("",.01 pr.lNlc C':'n{nbullorlS to ans and .:ulllJral Clfg3fl!zat1ons L ji) r i5 I ~o ~ Il: ;ij ~ 15 t I I I I I L - o l E 10 e 11\ 0.. 5 o 3 10/. L -.- l ~./. I 2.,~ Statf: SrJUrI':!S LocalSourus F!d!r31 Sources MtAl.Go..~mmental Sources L sOllfr.e l\l.lIIiOnalllnd lJXal ProllesllfC\J1l1J1'lII S~o1l. 20112 (NlillOftlll SUNel') (Ptr\l*~, PA: Th. P..... Chat1l_ TI\I$\$, 2OO~1 OPriI'rtflontltlNltI$It,'2003 I _tpan'*crg Download L PowerPoint [ppt] download image [gif]. ~ttP:/ /www.cpanda.org/print/print.jsp? /arts-culture- facts/artsorgs/supportrev .html 12/16/2003 Printer Friendly Page Page')'-of 3 \ ~ .. Pri nted from: http://www.cpanda.org/arts-culture-facts/artsorgs/supportrev.htm I cpanda@princeton.edu cg Princeton University 2002 b .. I .. l L \ .... L \ ... ... ;i; ... L L l L l l L L. L http://www .cpanda.org/print/print.jsp? /arts-culture- facts/artsorgs/ supportrev .html 12/16/20