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Pioneer Village Living History Museum and Visitor’s Center Salem Historic Commission February 22, 2023 Oudens Ello Architecture Public Archaeology Laboratory Structures North Object IDEA ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Camp Naumkeag Structures - Structural assessment - Options for restoration and re-use of one cabin Pioneer Village - Update on Massachusetts Historic Commission Consultation - Secretary of the Interior’s Guidelines for Flood Adaptation - Structural assessment and moving recommendations - Environmental threat in current and proposed locations - Examples of relocated historic buildings - Parking and pedestrian circulation at new site Next Steps AGENDA ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Camp Naumkeag Structures - Structural assessment - Options for preservation and re-use of one cabin - Next Steps: Cost estimate for reuse of structure and determination of financial viability Pioneer Village - Update on Massachusetts Historic Commission Consultation - Secretary of the Interior’s Guidelines for Flood Adaptation - Structural assessment and recommendations for relocation - Environmental threat in current and proposed locations - Examples of relocated historic buildings - Parking and pedestrian circulation at new site - Next Steps: Complete Interpretive and Operations Plans AGENDA ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Camp Naumkeag Structural Assessment - Structures North evaluated four Camp Naumkeag cabins in January 2022 - The cabins are supported on elevated foundations composed of scattered timber posts and stacked concrete masonry units (CMU). Many of the posts are missing footings, the CMU is out of plumb, and the beams are deteriorating at foundation attachment points. These foundations are inadequate for building support and require complete replacement. - Beams supported by the foundations are sagging, resulting in significant unevenness in the floors - Trusses supporting roofs are in poor condition, with collar ties that are separating from the rafters or missing altogether, resulting in notable sagging of the roofs - Significant deterioration of wood cladding from weathering and rot, with large gaps appearing between siding boards - The work that would be required to restore and preserve them on the present site would approach the cost of totally reconstructing them - Moving the buildings would exceed the cost of replacing them with new facilities DRAFT 22 February 2022 Anser Advisory, LLC 18 Tremont Street Boston, MA 02108 Attention: Margaret Minor Wood Reference: Camp Naumkeag Conditions Assessment Dear Margaret: In January of 2022, we surveyed each of the five building structures that make up Camp Naumkeag in Salem. During this time, we evaluated both the interior and exterior conditions of these structures in order to assess their suitability for continued use and the feasibility of being moved. Please note that all elevations facing Memorial Drive will be referenced as the east facing elevations throughout this report. GENERAL DESCRIPTION What is now Camp Naumkeag was originally founded in 1916, initially functioning as a caring facility for tuberculosis patients. Over time, the property expanded into a summer camp for children which has served generations of families. For a short span, the Salem YMCA adapted the historical space for its own use, however, the five buildings now remain vacant. Figure 1 below displays the locations of the five buildings that this report will cover, labelled A-E. Buildings A-D are all wooden stick-framed structures that rest upon elevated foundations composed of scattered timber posts and stacked concrete masonry units (CMU). Each is covered with painted wood clapboard siding while each of the four roofs are protected with asphalt shingles. Structure A has a pavilion attached at the south facing elevation. Buildings B-D are all enclosed, rectangular shaped structures with the roof supported by a series of trusses. Building E is constructed in a different manner than the other four; the walls are entirely built from CMU supported by a concrete slab foundation. Its roof, however, displays a similar wood truss system and remnants of a once existing dropped ceiling. Each of the five buildings are suffering varying levels of damage, which will be elaborated on in the following sections. Camp Naumkeag Building Evaluation DRAFT 22 February 2022 Salem, MA Structures North 10 Building E/ Interior: The interior conditions of the building are safe. See Photo 39 for overall view of the building. CONCLUSION In consideration of the vast extent of damage noted during our survey, other than for Building E, the “Art Barn”, the existing buildings at Camp Naumkeag are in extremely poor condition and in our opinion, presently unsafe and unfit for human occupancy. The work that would be required to restore and preserve them on the present site would approach the cost of totally reconstructing them, and the cost of repairing them and moving them to another site would exceed the cost of replacing them with new facilities. Other than for their historic value, we see no utility gained in preserving them. Thank you for the opportunity to provide this investigation. Please contact us if you have any questions of if we can be of further service. Respectfully yours, Structures North Consulting Engineers, Inc. John M. Wathne, PE (MA), President Jillian Borghardt, EIT Please see attached Appendix (23 pages, including cover sheets) ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Camp Naumkeag Structural Assessment ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Camp Naumkeag Structural Assessment ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Locus of Indigenous Representation Event Area Wildflower Meadow Pioneer Village Animal Enclosure Meadow Hillside Amphitheater Stormwater Garden Visitor Center FEMA Zone VE Blacksmith Shop Parking Trolley and Bus Drop-off Service/Event Access Service Access Connection to Fort Lee Colonial Gardens Field Phase 2 N Proposed Site Plan ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Locus of Indigenous Representation Event Area Wildflower Meadow Pioneer Village Animal Enclosure Meadow Hillside Amphitheater Stormwater Garden Visitor Center FEMA Zone VE Blacksmith Shop Parking Trolley and Bus Drop-off Service/Event Access Service Access Connection to Fort Lee Colonial Gardens Field Phase 2 N Camp Naumkeag Building Preservation: Option A for Relocation of One Cabin A Option A: - Move Men’s Cabin southeast - Well positioned for flexible program use. - Visible from street. - Views to water through trees - Close to Pioneer Village buildings; requires robust landscape screening ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Locus of Indigenous Representation Event Area Wildflower Meadow Pioneer Village Animal Enclosure Meadow Hillside Amphitheater Stormwater Garden Visitor Center FEMA Zone VE Blacksmith Shop Parking Trolley and Bus Drop-off Service/Event Access Service Access Connection to Fort Lee Colonial Gardens Field Phase 2 N Option B: - Rework parking layout and preserve lodge in existing location - Visible from street - Difficult to access from rest of site and not well positioned for flexible program use. Camp Naumkeag Building Preservation: Option B for Relocation of One Cabin ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Locus of Indigenous Representation Event Area Wildflower Meadow Pioneer Village Animal Enclosure Meadow Hillside Amphitheater Stormwater Garden Visitor Center FEMA Zone VE Blacksmith Shop Parking Trolley and Bus Drop-off Service/Event Access Service Access Connection to Fort Lee Colonial Gardens Field Phase 2 N C Option C: - Move Women’s Cabin southeast and resort parking lot access road - Visible from street - Difficult to access from rest of site and not well positioned for flexible program use. Camp Naumkeag Building Preservation: Option C for Relocation of One Cabin ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Locus of Indigenous Representation Event Area Wildflower Meadow Pioneer Village Animal Enclosure Meadow Hillside Amphitheater Stormwater Garden Visitor Center FEMA Zone VE Blacksmith Shop Parking Trolley and Bus Drop-off Service/Event Access Service Access Connection to Fort Lee Colonial Gardens Field Phase 2 N D Option D: - Move Women’s Cabin west - Changes orientation of cabin - Not visible from street - Views to water - Well positioned for flexible program use - Requires investment in additional Phase I site paths for access Camp Naumkeag Building Preservation: Option D for Relocation of One Cabin ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Locus of Indigenous Representation Event Area Wildflower Meadow Pioneer Village Animal Enclosure Meadow Hillside Amphitheater Stormwater Garden Visitor Center FEMA Zone VE Blacksmith Shop Parking Trolley and Bus Drop-off Service/Event Access Service Access Connection to Fort Lee Colonial Gardens Field Phase 2 N D Option D: - Move Women’s Cabin west - Changes orientation of cabin - Not visible from street - Views to water - Well positioned for flexible program use - Requires investment in additional Phase I site paths for access Camp Naumkeag Building Preservation: 4 Options for Relocation and Preservation C Option C: - Move Women’s Cabin southeast and resort parking lot access road - Visible from street - Difficult to access from rest of site and not well positioned for flexible program use. B Option B: - Rework parking layout and preserve lodge in existing location - Visible from street - Difficult to access from rest of site and not well positioned for flexible program use. A Option A: - Move Men’s Cabin southeast - Well positioned for flexible program use. - Visible from street. - Views to water through trees - Close to Pioneer Village buildings; requires robust landscape screening ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Event Area Visitor Center Pioneer Village Memorial Drive Parking Trolley and Bus Drop-off Blacksmith Shop Service Access Woodland Amphitheater Fort Lee Stormwater Garden Wildflower Meadow Locus of Indigenous Representation Meadow Coastal Bank Camp Naumkeag Building Preservation: Option A Preferred Colonial Gardens Phase 2 Relocated Camp Naumkeag Cabin ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture AGENDA Pioneer Village - Update on Massachusetts Historic Commission Consultation - Secretary of the Interior’s Guidelines for Flood Adaptation - Structural assessment and moving recommendations - Environmental threat in current and proposed locations - Examples of relocated historic buildings - Parking and pedestrian circulation at new site ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Massachusetts Historic Commission (MHC) Consultation Process Project Notification Form (PNF) Submitted to MHC in October 2022 Materials Included: - Existing site plan at Forest River Park noting all structures to be moved - Existing and proposed site plans and aerial renderings (phases 1 and 2) at Camp Naumkeag - Pioneer Village area form prepared by Public Archaeology Laboratory (PAL) - Camp Naumkeag area form prepared by Public Archaeology Laboratory (PAL) The project currently involves no Federal funds or State funds, permitting or licensing under which MHC review is required, but the City requested a consultation with MHC MHC has no comment on the project at this time ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Secretary of the Interior’s Guidelines on Flood Adaptation (2021) THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION & GUIDELINES ON FLOOD ADAPTATION FOR REHABILITATING HISTORIC BUILDINGS U.S. Department of the Interior National Park Service Technical Preservation Services G' G' J$)&'5"1'K5"1-458&'C158)5)$("- G' G' G' G' G' G' G' G' ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Secretary of the Interior’s Guidelines on Flood Adaptation (2021) G' G' J$)&'5"1'K5"1-458&'C158)5)$("- G' G' G' G' G' G' G' G' THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION & GUIDELINES ON FLOOD ADAPTATION FOR REHABILITATING HISTORIC BUILDINGS U.S. Department of the Interior National Park Service Technical Preservation Services ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Pioneer Village Structural Assessment 29 November 2022 Oudens Ello Architecture 46 Waltham Street, Suite 4A Boston, MA 02118 Attention: Chris Genter, AIA, LEED AP Senior Associate Reference: Pioneer Village Evaluation Reference: Pioneer Village Conditions Assessment Dear Chris: On July 27 we performed interior and exterior structural conditions evaluation of six structures at Pioneer Village in Salem, MA. The assessment also included a study of the feasibility of re-locating the structures to present site of Camp Naumkeag’s near the Salem Willows. Figure 1 below shows the overall view of the cottage layout; please note that elevations facing Salem Harbor will be referenced as east facing throughout this report. Figure 1: Overall view of the surveyed cottages N - Structures North evaluated four one-story cottages, the Governor’s Fayre House, and the Blacksmith shop in July 2022 - Identified structural deficiencies and recommended repairs - Governor’s Fayre House, Blacksmith Cottage, Lady Arabella Cottage are sturdy enough to be moved whole with structural repair prior to move. Chimneys would be dismantled and reconstructed at new site. - Blacksmith shop and Admissions and Gift Shop buildings would be dismantled into wall and roof slabs and re-assembled at new site - Woodbury cottage is not stable enough to be moved in one piece and is inaccessible because a large tree is growing through the front foundation wall. It should be completely dismantled and reconstructed at new site - Recommended methods for lifting structures from foundations and for moving via barge to new site ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Flood Risk: FEMA Flood Zone Forest River Park (Existing) Proposed Site FEMA Zone AE 11’-0” BFE FEMA Zone AE 14’-0” BFE Existing Site Entry * Data from Massachusetts Office of Coastal Zone Management’s Massachusetts Sea Level Rise and Coastal Flooding Viewer ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Flood Risk: Potential Hurricane Storm Surge Cat. 2 Cat. 4 Cat. 3 Cat. 1 Cat. 3 Cat. 4 Cat. 2 Cat. 1 Existing Site Entry Forest River Park (Existing) Proposed Site * Data from Massachusetts Office of Coastal Zone Management’s Massachusetts Sea Level Rise and Coastal Flooding Viewer ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Flood Risk: Sea Level Rise Impacts 1’-2’ 3’ 4’ 5’ 6’ 1’-2’ 6’ Existing Site Entry * Data from Massachusetts Office of Coastal Zone Management’s Massachusetts Sea Level Rise and Coastal Flooding Viewer Forest River Park (Existing) Proposed Site ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Historic Building Relocation Precedents Pedrick’s Storehouse Salem, MA The Pedrick Store House, originally located on Marblehead Harbor, was built by Marblehead merchant Thomas Pedrick (1736-1802) in about 1770. It was first used as a storehouse for salt and goods from the cod fish trade, with a sail loft on the second floor. Later, during the American Revolution, goods seized by Pedrick’s privateers were stored here. As the local maritime economy changed in the 19th and 20th centuries, so did the building’s uses. In 2003, the National Park Service acquired the structure and dismantled the frame. After repair, the frame was reassembled on Salem’s Derby Wharf (Salem Maritime National Historic Site), using period building techniques. A new roof, windows, and clapboards restored the structure to its 19th century appearance by 2007. Pedrick’s storehouse was listed on the National Register of Historic Sites as a contributing structure to the Marblehead Historic District. It was re-listed on the National Register of Historic Sites following its move to the National Historic Site in Salem. Hoyt-Barnum House Stamford, CT The Hoyt-Barnum house was built by Samuel Hoyt in 1699 in preparation for his marriage. In 1753 the house and its 5-acre tract were sold to a James St. John, and was eventually inherited by his sons upon his death in 1781. The house was auctioned off in 1826 and sold to David Barnum for $1,292. Barnum's wife, Betsey Hoyt Barnum, was a descendant of the house's builder and it remained with Betsey Hoyt Barnum's descendants until 1922. The Stamford Historical Society, now known as the Stamford History Center, purchased the Hoyt-Barnum house from a local bank in 1942, opening it to the public in 1950. In November of 2016 it was moved from its original location to a new one next to the Stamford History Center where it is open for tours. The house was divided into sections and moved 5 miles in a procession of trucks to its new location. The relocation was completed at a price of $2 million. Following the move it is the first structure permitted to remain on the National Register of Historic Places after being dismantled, relocated, and restored. x Historic Building Relocation Precedents Project: Pioneer Village Date: 02.10.2023 Examples of Various Buildings Moved into or within a Village Museum The following are examples of prior relocations of historic and historically designated buildings which are precedents for the proposed relocation of Pioneer Village. Individual Buildings Pedrick Store House, Salem, MA ● NRHP listed in 1984 as a contributing structure to the Marblehead Historic District; boundaries are coterminous with Marblehead Local Historic District. ● in Salem Maritime National Historic Site, NHS established 1938, NRHP listed 1976; MHC signed off on move and then relisted building in NRHP Powderhouse, Kingston, MA ● never left NRHP district Hoyt-Barnum House, Stamford, CT ● NRHP listed 1969; re-listed in NRHP after move Groups of Buildings Old Sturbridge Village, Sturbridge, MA ● many buildings built and moved within; buildings moved to and within. Not NRHP evaluated Historic Deerfield, Deerfield MA ● NRHP listed 1966; NHL 1960 Strawbery Banke Museum, Portsmouth, NH ● NRHP listed 1975; partially a product of urban renewal threats; also within Portsmouth Downtown HD listed in NRHP Plimouth Pawtuxet, Plymouth, MA ● all built buildings and structures. Not NRHP evaluated Storrowton, West Springfield, MA ● 9 buildings moved from across NH and MA 1929–1931 to form exhibit at Eastern States Exhibition fairgrounds. Not NRHP evaluated. Willowbrook Historic District/19th Century Curran Village/Curran Homestead, Newfield and Orrington, ME ● Newfield (Willowbrook) HD NRHP listed 1985; partially moved to different town in 2020 as Curran Homestead Note: built refers to reproductions of historic buildings ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Parking and Site Access Fort Lee Pioneer Village ---PAGE BREAK--- February 22, 2023 Oudens Ello Architecture Next Steps - Cost estimate for restoration of Camp Naumkeag cabin - Business and Operations Plan (ConsultEcon) - Interpretive Plan (ObjectIdea)