NPS Ramsey House First State Nat'l Historical Park / Space Planning & Programming Study

PROJECT SUMMARY

The intent of the design alternatives proposed will be to both maintain the historic integrity of the home and provide functional space for the Park’s current and future programs.

Project Overview

First State National Historical Park (FRST NHP) in Delaware is in need of a visitor contact/ education presence within its Beaver Valley site to support its current and expanding program. The Ramsey House Space Planning and Programming Study will address this critical need by considering the Ramsey House, a historic 19th century dwelling, as the potential location for the visitor contact and education center.

This study will evaluate the feasibility of repurposing the Ramsey House by outlining the Park’s needs and comparing them to the limited spatial capacity of the house. It will also determine and prioritize spaces tailored to needs not presently achievable within the Park’s existing facilities in Beaver Valley. These needs include: indoor and outdoor classrooms; dedicated office spaces for Park staff members,;partners and volunteers; a multi-purpose meeting room; and restroom facilities for visitors and staff members. Alternatives for Park management and other operational support needs will be studied as well.

Additionally, accessibility, code compliance and the historic preservation of the dwelling will be important considerations in the planning process. The intent of the design alternatives proposed will be to both maintain the historic integrity of the home and provide functional space for the Park’s current and future programs.

Programming Process

Davis Brody Bond was selected as the programming architects for the Ramsey House Space Planning, Analysis and Programming Study. Recognizing the importance of maintaining the historic value of the house, the team collaborated with FRST NHP and its conservation and preservation partners to program and re-purpose this historic dwelling in a way that meets the Park’s programmatic needs and its vision of conservation and preservation.

The programming process consisted of four phases:

• Phase 1: Project Introduction and Goal Establishment

• Phase 2: Data collection and Analysis

• Phase 3: Concept Development

• Phase 4: Value-Based Decision Making

The initial phase allowed DBB to document the Park’s current operations and to identify its potential needs in the future. To kick-off the project, the design team met with FRST NHP staff members at the Thompson Bridge Road Ranger Station. The team conducted interviews with FRST NHP staff members and surveyed and photographed current conditions of the Ramsey House, Ramsey House parking lot and the surrounding area. Following the staff interviews, representatives from National Park Service, First State National Historical Park, FRST NHP conservation and preservation partners and programming architects gathered to discuss their current and future work at the Park and the potential challenges and opportunities of a visitor contact and education center in Beaver Valley.

Using the information collected during the KickOff Meeting, the team developed and distributed programming questionnaires to the Park and its partners. The data collected both in discussion at the project kick off meeting and through the questionnaires completed by Park and Partners, was analyzed by the programming architects and served as the basis for establishing space needs for the proposed visitor contact and education center. Programmatic needs and design recommendations or “alternatives” were developed and presented in the form of matrix, block diagrams and typical room/furniture layouts during a follow-up on site meeting with FRST NHP staff members and partners. The design alternatives were grouped into three stages of development: immediate goals (1-2 years of development), short-term goals (2-5 years development) and long-term goals (five years and beyond).

Cost estimates were developed based on the alternatives presented during the programming meeting. A Value-Based Decision/Value-Based Inventory session took place with FRST NHP staff members and partners, the Davis Brody Bond team and key NPS personnel. The objective of the session was to select the most feasible design alternative by identifying the opportunities that maintain value and reduce cost. The results of this process are described in detail later in this report.

On-site meetings:

• Kick-off Meeting (November 29th–30th, 2017)

• Programming Meeting (March 30th, 2018)

• Value-Based Decision Session (May 11th, 2018)

Interim Deliverables / Presentations

• Trip Report

• Programming Questionnaires to Park and Partners (February 6th, 2018)

• Programming Presentation (March 30th, 2018)

• Value-Based Decision Session (May 11th, 2018)

• Value-Based Decision Report (October 15, 2018)

Project Goals

The primary programming and space planning goals include the following:

• Determine and document FRST NHP current and future programmatic needs.

• Evaluate the suitability of the Ramsey House for the Park’s expanding programmatic and operational needs, while maintaining the structure’s historic integrity.

• Identify and prioritize programs and their corresponding spaces that will support the Park’s conservation and education missions.

• Consider the potential uses and feasibility of the alternative structures and spaces surveyed, including the Thompson Bridge Road Ranger Station.

• Understand the site’s history and narrative.

• Identify the potential of establishing the Ramsey House as a distinctive, visible and identifiable center for visitors in Beaver Valley. Create a source of attraction and inspiration for visitors.

• Provide spaces that allow for visitor engagement and continued partnership.

• Foster and maintain the collaborative relationship of FRST NHP and its network of partners and volunteers.

Kick-off meeting, Ramsey House survey 11.29.2017, Wilmington, DE

Project Team & Participants

PROJECT TEAM

National Park Service (NPS)

• Dan Dilworth

NPS Northeast Region Project Manager

First State National Historical Park (FRST)

• Ethan McKinley

Superintendent

• Lorin Felter

Interpretation and Education Coordinator

• Alan McLoughlin, Facilities Lead

• Samantha Baranski

Interpretation Intern

• Anthony Trusso

Design Team

• Mark Wagner

Davis Brody Bond Architects (DBB)

• Astry Duarte

Davis Brody Bond Architects (DBB)

• Thomas Joseph

Faithful and Gould (F&G)

• Michael Dell’Isola

Faithful and Gould (F&G)

• Scot McClintock

Faithful and Gould (F&G)

PARTICIPANTS

National Park Service (NPS)

• Brian Strack

Associate Regional Director NPS Northeast

• Cindy Macleod

National Park Service

First State National Historical Park Partners

• DE Division of Historical and Cultural Affairs

• Delaware Museum of Natural History

• Stroud Water Research Center

• The Nature Conservancy

• Delaware State Parks

• Delaware Nature Society

• Mt. Cuba Center

• DNREC Bradywine Creek State Park

• NPCA

• The Conservation Fund

• Patterson Schwartz

• Brandywine Conservancy

Programming Presentation 3.30.2018, Delaware Museum of Natural History, Wilmington, DE

VBD Session 5.11.2018, The Nature Center, Wilmington, DE

VBD Session 5.11.2018, The Nature Center, Wilmington, DE

SITE ASSESSMENT & CURRENT OPERATIONS

RAMSEY HOUSE

400 RAMSEY ROAD

THOMPSON BRIDGE ROAD RANGER STATION

Site Location

BEAVER VALLEY

First State National Historical Park is comprised of seven noncontiguous historic sites in the northern and central regions of Delaware: Beaver Valley, Fort Christina and Old Swedes Church in Wilmington; New Castle Green, Court House, and Sheriff’s House in New Castle; the Green in Dover and John Dickinson Plantation in Dover; and the Ryves Holt House in Lewes.

Beaver Valley, a 1,105-acre property adjacent to the Brandywine Creek, straddles the states of Delaware and Pennsylvania. The site contains historical structures, artifacts, and other resources related to Delaware’s crucial role in the establishment of the nation, the settlement of the Delaware region, and the preservation of the cultural landscape of the Brandywine Valley.

Agricultural fields, rolling terrains, stream valleys, and steep wooded slopes contribute to the scenic beauty of this historically rich area. The fields, farms, and woodlands are linked through a broad pedestrian trial system based on former farm roads and 20th century constructed trails.

At the time of this report, sixteen residences and farmsteads and their respective agricultural structures are located within its boundaries, including multiple historic farmhouses. The earliest surviving structure was built in the mid18th century and the latest towards the beginning of the 20th century. In addition to these historic homes, extensive stone ruins from 19th century mills and factories are located near Beaver Creek.

Among the structures of historic interest in the Beaver Valley area is the Ramsey House, a twostory, rubble stone dwelling constructed in the early 19th century. As mentioned in an earlier section of this study, the house’s structural and spatial capacity will be studied and compared to the Park’s growing programmatic demands. The results of this process and a full description of the house will be provided in detail later in this report.

FRST NHP Current Programs & Operations

FRST NHP

CURRENT PROGRAM AND OPERATIONS

FRST NHP staff currently operate out of the Thompson Bridge Road ranger station (B). The two-story structure, constructed c. 1905, is approximately 900 sq. ft. and houses small administration spaces for the Park’s three permanent staff members and one intern: one Superintendent, one Interpretation and Education Coordinator, one Interpretation Intern and one Facilities Lead. The Thompson Bridge Road Ranger Station is used as a point of contact for staff members and the occasional visitor.

Most visitors use the Beaver Valley site primarily for recreational activities. FRST NHP staff typically direct visitors to the Brandywine Creek Nature Center (E) for interpretive programs and way finding (maps, printed mostly self-guided material, etc.). With the Park’s annual visitation projected to increase due to pedestrian trail improvements and connections with existing trails, the Park is in need of a dedicated space for visitor services and its expanding research and education programs.

FRST NHP PARTNERS

CURRENT ON-SITE PROGRAMS

Unlike traditional parks, FRST NHP is envisioned to be a “partnership park.” The NPS and a range of public, private and non-profit organizations work to create partnerships and affiliations in conservation, preservation and recreation. FRST NHP and its network of partners and volunteers work to preserve the historic and cultural landscape of the area. These partner and volunteer groups support many of the Park’s current and future programs. The partners see the Park as a key piece to expanding the research being conducted in the area to other parts of Delaware.

The partner and volunteer groups also supplement the Park’s limited staff. Between 20 and 30 volunteers help protect and maintain Beaver Valley’s natural resources (trash removal, monitoring water quality, etc.). Stream Stewards Program hosted at the Park consists of highly trained volunteers who monitor water quality in the sub-watersheds of the Park on a regular basis. While most volunteers work primarily outdoors, the Park lacks a dedicated space within its current facilities at the Thompson Bridge Road ranger station for volunteers to check in with Park staff or to store personal belongings.

The Park’s partners include Brandywine Creek Nature Center, Nature Conservancy, Delaware Museum of Natural History, Delaware State Parks, The Nature Conservancy, Mt. Cuba Center, Delaware Nature Society, Brandywine Conservancy, State of Delaware, Division of Historical and Cultural Affairs, the University of Delaware among others. The Park also collaborates with the Stroud Water Research center to monitor the chemical components of the water in the streams. These organizations assist in the conservation of farmlands and water resources in the area.

(Photo: The Nature Conservancy)

(Photo: Watershed Alliance)

3 PROGRAM ANALYSIS & REQUIREMENTS

Program Analysis and Requirements

DATA COLLECTION & ANALYSIS

Program requirements were provided from the Park and the partners to DBB both in discussion at the project kick off meeting on November 29 and 30, 2017 and in follow up questionnaires provided by Davis Brody Bond and completed by Park and Partners. The following section summarizes the design team’s findings.

A total of 11 partners and three FRST NHP staff members participated and submitted their feedback. The questionnaires asked the participants to share their long term objectives with FRST NHP, to describe desired public and non-public facing operations at the Park and to list the programmatic requirements and/or support spaces that will help their organization achieve its goal at the Park. The responses to the questionnaires allowed the design team to gain further insight into both the quantitative and qualitative needs of the Park and its partner and volunteer groups.

Block diagrams and preliminary furniture layouts of the required program were then created to help visualize the data collected. The program elements requested include visitor service space, education/ exhibition space, research space and office spaces for both the Park and partners. The design team added the necessary back of house and nonpublic spaces to support the main program and allowances for general circulation.

The Ramsey House is considered a resource for the both Park and its partners to use and ultimately benefit the community of Park visitors. The program was also developed to help support the collaborative relationship between these groups through open work environments, flexible meeting rooms, shared research areas and display spaces to showcase the research being conducted throughout the Park.

The Ramsey House Space Planning and Programming Study defines a program for the project in four major areas:

PROGRAM REQUIREMENTS

Administration

The Park requested dedicated office spaces for their permanent staff members and flexible “hoteling” workstations for seasonal staff. Within the next 2-5 years, Park staff is expected to grow to 7-10 full time staff members and up to six interns (Park interns typically work between from four weeks to up to three months of the year). Personal storage and administrative support spaces were requested as well, including a large meeting room for ten people.

Partners and volunteers need dedicated office space separate from the Park’s administration space. Flexible workstations, a break room, and common meeting area and personal and equipment storage for the stream steward’s equipment should be included.

Sheriffs House in the Park’s New Castle site will be used as an orientation and administration building for the entire Park. Although this may lower the administration needs at Beaver Valley, some office space, facilities management, law enforcement, and visitor management spaces will be needed in the Ramsey House.

While not part of this study, a long-term goal of the Park would be to provide employee housing for future interns and seasonal staff.

Education / Research

The Park and partners described the need for a general purpose classroom in the building to support their growing education and service programs. Although, education groups vary in size and visit the Park by request, the classroom should be large enough to accommodate a class of up to 30 students. Outdoor classrooms will also be needed to compliment the classroom in the building. Mobile outdoor structures can be utilized to provide outdoor classrooms in different areas of the Park. The large fieldstone barn foundation near Ramsey House and other historic stone ruins from nineteenth-century mills and factories can be used to create outdoor meeting spaces or amphitheaters. The Park’s education program will need laboratory space for demonstrations (insect collection, biology, botany, etc.) The lab space will be used to store collected data around the site, for water quality testing and other research related work.

Public / Common

Large gathering spaces for visitors and shared administrative meeting rooms for Park staff and partners will be needed, including spaces to provide wayfinding information and a gathering place for interpretive tours. The partners expressed their desire to showcase the work and research being done throughout the Park. The visitor information and contact point should include a flexible meeting and community rooms that also serve as display space for small exhibits, orientation films for visitors, current and archived photographs of all seven sites around the Park, etc.

Support Spaces

In order to sustain the operation of the building, space must be allocated to accommodate support functions including a staff break room, restrooms, maintenance, storage, mechanical rooms etc. These functions are essential supplements to the main program.

Program Analysis and Requirements, cont’d

REQUIRED PROGRAM - BLOCK DIAGRAMS

ENCLOSED OFFICES (150 SF EA.)

ADMINISTRATION

Required NSF: 2,780 SF

CLASSROOM

EDUCATION / RESEARCH

Required NSF: 1,026 SF

PUBLIC / COMMON

Required NSF: 3,090 SF

SUPPORT

Required NSF: 1,076 SF

FRST PARTNERS

FRST NHP

DEDICATED WORKSTATIONS (104 SF EA.)

HOTELING / SHARED WORKSTATIONS (64 SF EA.)

ADMINISTRATION

Consists of both dedicated o ice spaces and flexible “hoteling” workstations for temporary or seasonal use.

EDUCATION / RESEARCH

General purpose classroom and laboratory space to support the education and service programs

CONFERENCE ROOM 18 SEATS (600 SF)

ROOM (290 SF)

PUBLIC / COMMON

Includes large gathering spaces for visitors and shared administrative meeting rooms for Park sta and partners.

SUPPORT

In order to sustain the operation of the building, space must be allocated to accommodate support functions. These functions are essential supplements to the main program above.

Fieldstone barn foundation covered by adjacent landscape

Ramsey

Parking

There are several small parking areas throughout the Beaver Valley site. The Ramsey parking lot off of Ramsey Road is closest to Ramsey House and accommodates approximately 15 vehicles (to be confirmed). The second parking area is Smith Bridge Parking Lot on Brandywine Creek Road. The lot currently accommodates 40-50 vehicles but receives 60-90 vehicles during high season*. The lot is within 100 year floodplain and does not comply with ABAAS standards. Due to overwhelming attendance and limited parking, both lots overflow during high visitation season. This overflow is expected to increase with the establishment of a visitor center at the Ramsey House. Additional parking must provide to accommodate visitors and staff members.

In addition to making improvements to the gravel parking lot near Smith Bridge Picnic Area, the Park is exploring a new remote parking area. Ramsey farm field located at the corner Brandywine Creek Road and Ramsey Road is being considered as a potential site. The development of the parking area is not included in the scope of this study and is documented for information only. The design team recommends a full study of the existing parking conditions to determine adequate parking capacity.

*(Source:

First State National Historic Park, Develop Alternatives to Relocate Peter’s Rock Parking Charrette Summary, Nov 2016)

View towards Ramsey Farm from Ramsey Parking Lot

RAMSEY HOUSE

BARN FOUNDATION

RAMSEY ROAD

BARN SINGLE FAMILY HOUSE

BARN

400 RAMSEY ROAD

Ramsey House

HISTORY AND PHYSICAL EVOLUTION

The Ramsey House is located north of Ramsey Road and east of Brandywine Creek. According to a study conducted by the Center for Historic Architecture and Engineering at the University of Delaware, this two-story, rubble stone dwelling was constructed in the early nineteenth century. A large fieldstone barn foundation located south of the Ramsey House is of unknown date, but likely of the nineteenth century as well. The study indicates the construction of certain elements of the house, including exposed framing elements, hand-headed cut nails, and Federal period woodwork, are evidence of its approximate construction date.

The house appears to have seen at least three stages of architectural modifications in its evolution. The original house was constructed as a thirty- by nineteen-foot structure facing south at the base of an earthen embankment. Between 1830 and 1835 a sixteen foot rubble stone addition was made to the north section of the house. The most recent renovation of the house took place around 2006 will be discussed below

EXISTING CONDITIONS AND CODE COMPLIANCE

The interior renovation of the house started in 2006 is largely unfinished. At the time of our visit, the house was without occupancy. All doors and windows were secured closed. The windows were boarded with plywood sheeting and padlocks were placed on the doors.

The team was able to obtain construction drawings for this renovation work but do not have a layout for the original 1830’s house. The most recent renovation included the addition of a front porch on the western façade of the house, addition of a large dormer to the western roof altering the more historic gable roof, addition of a side porch on the southern façade and interior construction work. Primary access to the house is available on the first floor with secondary access at the basement. The renovation included a reconfiguration of the plan layout to provide a single family home. The construction was never completed. It is not known why construction was stopped at such an early stage.

Existing Conditions and Code Compliance

Original interior finishes throughout the house have been removed either as part of the renovation in progress or at an earlier date by previous house occupants. The remaining original finishes such as wood doors, trims and wood fireplace mantles in most cases have been removed from their original installed location and are stored in the house.

Along with the removal of all original finishes all original partitions, electrical and mechanical systems have been removed. Wood stud framing has been installed without any sheathing. All of the wood framing throughout the house, original and new (circa 2006) is exposed. Flooring has been removed; wood subflooring is exposed. There are minimal electrical services provided to the house. The temporary electrical panel is located in the basement and provides power for temporary lighting and power for construction purposes. Power is delivered throughout by means of extension cords. There is no permanent electrical distribution. There are temporary free standing construction lights throughout the house and provide minimal task lighting. There are no mechanical or heating systems currently in the house.

The exterior of the house has been painted with what appears to be some kind of cementitious paint. It is assumed that this provides some level of waterproofing. The paint is failing in some locations; peeling and/or cracking. The east façade of the house has extensive moss and/or mold coverage. The windows throughout the house have been replaced with residential grade, vinyl windows with insulated glazing. Installation of flashing and window casing was never completed.

Stone lintels at several windows have deteriorated and are failing. Stone rubble which has fallen from the lintel was observed on the ground below window openings. In some cases steel lintels have been installed to support the openings. All lintels will need to be evaluated for structural stability. The renovation of the house included the addition of a large dormer on the north side of the roof. The exterior building envelope, siding and roof of this construction appears to be complete with the exception of the windows as noted above. The dormer is not historic in construction or aesthetic. It does however provide usable/programmable square footage to the attic of the house.

As program develops, the design team recommends a more detailed inspection of the house both for structural condition and historical context. Additionally, a full inventory of any historical/archaeological remains of the house (loose wood work, trim and doors, e.g.) should be completed. All of the contents of the house should be evaluated for historical significance. Those elements of no significance should be removed. All significant remains should be cataloged to determine stabilization, preservation, and protection needs. During the value-based decision making process of the study, appropriate architectural interventions to the house in terms of historic restoration, preservation or stabilization were discussed and evaluated. The results of this process are described in detail later in this report.

ACCESS

3

ATTIC FLOOR PLAN

CEILING HEIGHT : 10’- 6 5/8” (MAX.)

3’- 5 1/4” (MIN.)

TOTAL AVAILABLE ASF : 548 SF

2

SECOND FLOOR PLAN

CEILING HEIGHT : 7’- 1 1/4” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 716 SF

TOTAL AVAILABLE ASF : 683 SF 1 A A

FIRST FLOOR PLAN

CEILING HEIGHT : 7’- 10” (VARIANCE REQUIRED)

ACCESS

LLLOWER LEVEL PLAN

CEILING HEIGHT : 6’- 9” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 698 SF

30’-3”

30’-3”

26’6”

35’1”

During the design teams walk through, concerns were raised of meeting modern code requirements within the limitations presented by the physical constraints of the house and its historical context. The design team determined that the existing clear ceiling heights do not meet the minimum requirements for occupiable space. The existing clear ceiling height is only code compliant on two of the four levels of the house (first floor and third floor/attic). In order to provide occupiable/ programmable space on these noncompliant floors a code variance would need to be obtained from the AHJ. Per the current direction, the programing study assumes that this variance can be obtained.

The site and the house present challenging accessibility issues for barrier free access. These and other code related life safety issues will require detailed study and code interpretation for historic structures.

Additional Facilities

While the primary focus of this study is on the Ramsey House, other sites such as 400 Ramsey Road and the Thompson Bridge Road Ranger Station were evaluated and are included in the study for information only. These structures were evaluated on appropriateness of use, adjacency and access as related to possible future expansion and Park development. Test fit of program, supporting cost estimating, and Value-Based Decision Making were not be provided for structures other than the Ramsey House.

THOMPSON BRIDGE RD. RANGER STATION

According to property tax assessments, the building now owned by the National Park service was constructed circa 1905. The house is three bays wide with wood balloon frame construction and a concrete block and field stone foundation. A garage of wood frame construction clad in aluminum siding with a stone foundation was constructed on the property as well. Today, forest has encroached and covers fifty percent of the parcel. The existing paved drive which extends from Thompson Bridge Road south of the house is a nineteenth century drive which once led to a house in what is now Brandywine Creek State Park. 4501 Thompson Bridge Road is currently used as a point of contact for staff members, volunteers and occasional visitors. The two-andone-half story house is provides approximately 900 sq. ft. and houses small administration spaces for the Park’s three permanent staff members and one intern: one Superintendent, one Interpretation and Education Coordinator, one Interpretation Intern and one Facilities Lead.

400 RAMSEY ROAD

This four square styled house was likely constructed in the late 19th or early 20th centuries. It is located on the original tract of land owned by the Ramsey family in 1914. The two story residence has a hipped roof with gable roofed extension from the south façade and provides approximately 2,150 sqf of space. A porch extends across the font façade with symmetrical fenestration with one over one sash and a parged foundation.

The property contains two barns of unknown construction dates. One features wood frame construction. The other has a gable roof and wood frame construction. The barns are leased separately and used for agricultural purposes. This property shares an 87-acre parcel south of Ramsey Road with properties, 404 and 406 Ramsey Road.

Ramsey House

Adaptive Re-Use

FRST NHP PLANNING PRINCIPLES

As part of the potential long term vision for FRST NHP, the development of the Park is being considered over a selected period of time* that is subdivided and defined as follows:

Short-Term Development (within the next year)

Installation of temporary furniture or mobile outdoor structures for outdoor education programs in different areas of the park

Interim-Term Development (within 1 to 5 years)

Per the current contract scope and its focus on the development of the Ramsey house, the design teams efforts will look closely at this phase of development. This phase will focus on the renovation of the Ramsey House to provide a base camp for the Park, its partners and their interest groups. Program at this location would provide flexible spaces that could meet the needs for visitor services, education spaces, and research space.

Long-Term Development (5 years and beyond

As part of the long term development, it is anticipated that the future development of the park will require expansion beyond the Ramsey House into the Ramsey Farm structures across the road. The design team will consider appropriateness, adjacency and access to and from the Ramsey house at a conceptual level.

*Note: suggested durations can be adjusted based on funding availability and appropriateness.

INTERIM TERM:

RAMSEY HOUSE

SHORT TERM: BARN

FOUNDATION

RAMSEY ROAD

LONG TERM: 400 RAMSEY ROAD

BARN SINGLE FAMILY HOUSE

BARN

Short-Term Development

SHORT TERM RECOMMENDATIONS

This phase of development will have an emphasis on raising public awareness of the many points of interest, activities and events that Park has to offer. During this first year, site furniture could be temporarily built and positioned or purchased, throughout the site to create places for small, site specific gatherings. Temporary installations can also help bring historic objects around the site back to life.

For example, by installing temporary furniture, the large fieldstone barn foundation located south of the Ramsey House can be utilized as temporary outdoor classroom/gathering space. FRST NHP and its partners will work together to develop programs and points of interest.

Interim-Term Development

Throughout the programming phase, the design team compared the Ramsey House’s capacity (approximately 2700 nsf), to the Park’s initial program needs (approximately 8700 nsf). The team determined that the building program requested exceeds the capacity of the historic home.

The following design recommendations are the result a process of reconciling the program to the capacity of the structure.

RAMSEY HOUSE PLANNING APPROACH

Per the findings of the program analysis, it is estimated that the Ramsey House will provide approximately 25% of the needed programmable area. In light of this deficit, the Park, with the help of the design team, defined a set of programmatic priorities. Multiple design options were developed and proposed to the Park and partners. This report will focus on the most beneficial and reasonable design alternatives selected during the programming process. A summary of all design options proposed can be found in the apppendix.

The following design options propose flexible spaces that can be easily used by multiple parties for a variety of functions. The lower level and first floor will be dedicated to public programs and the second floor and attic will be used as administration space for both Park staff and partners (see section above). Full accessibility for public and staff was discussed with the Park and partners and was considered a necessary component in the rehabilitation of the structure.

Vertical circulation will be achieved with the use of the main staircase and a limited use, limited application (LULA) elevator located within or adjacent to the north section of the structure. The back of house and support spaces are also located on the north section of the house. This design approach conceptually divides every floor plan into two major sections: the main program on the southern section of the plan and the circulation / support / back of house spaces on the northern section or 1830s expansion of the house (see floor plan above).

Full development of mechanical, electical and plumbing systems, including septic, security and IT/AV systems, will be determined in later phases of the project. Due to the limited space available in the Ramsey House and need for large gathering spaces (a typical full class of up to 30 students), operations and scheduling will need to optimize the use of both indoor and outdoor spaces.

Interim-Term Development / Option A

3 ATTIC FLOOR PLAN CEILING

2 SECOND FLOOR PLAN

CEILING

: 7’- 1 1/4” (VARIANCE REQUIRED) TOTAL AVAILABLE ASF : 716 SF

FIRST FLOOR PLAN

CEILING HEIGHT : 7’- 10” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 683 SF 1

LLLOWER LEVEL PLAN

CEILING HEIGHT : 6’- 9” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 698 SF

SECTION A-A

OPTION A (MOST FEASIBLE DESIGN):

SECTION A-A

Of the multiple design options studied and presented to the Park and partners, Option A was selected as the most feasible. This option proposes:

• Historic rehabilitation/stabilization of masonry envelope including but limited to: removal of all white cementitious paint from three of four facades; all damaged facade fenestrations shall be repaired by stitching back in fallen stone; loose masonry shall be inspected and stabilized with helical masonry anchors as required and all windows and doors shall be replaced with aluminum clad exterior/wood interior units. Historic renovation of the exterior, including the removal of the large dormer on the north side of the roof, was discussed and will be considered in later phases of the project.

• Cleanup of adjacent landscape, addition of flagstone walking paths, revealing the large fieldstone barn foundation near Ramsey House. Provide outdoor seating within the ruins to create outdoor meeting spaces.

• Relocation of main stairs in the north section of the house. Interior Limited Use / Limited Application lift (LULA) allowing access to the lower level through level 02.

• Interior historic restoration of lower level through level 02. The level of restoration will capture some of the historic residential character of the original home including the visual restoration of existing brick oven and fireplaces.

• Standard fit out of Administration space at Level 03.

Interim-Term Development / Option B

3

2

FIRST

TOTAL

LOWER

TOTAL

OPTION B (DESIGN ALTERNATIVE)

Option B was selected as a design alternative. This option places less emphasis on the historic renovation of the masonry envelope. The available square footage of the house is maximized while providing full accessibility by locating the elevator shaft in the exterior of structure where the historic roof line is already compromised by the dormer. This option also proposes:

• Historic rehabilitation/stabilization of masonry envelope including but limited to: removal of all white cementitious paint from three of four facades; all damaged facade fenestrations shall be repaired by stitching back in fallen stone; loose masonry shall be inspected and stabilized with helical masonry anchors as required and all windows and doors shall be replaced with aluminum clad exterior/wood interior units.

• Cleanup of adjacent landscape, addition of flagstone walking paths, revealing the large fieldstone barn foundation near Ramsey House. Provide outdoor seating within the ruins to create outdoor meeting spaces.

• Relocation of main stairs in the north section of the house. Exterior Limited Use / Limited Application lift (LULA) allowing access to the lower level through level 02.

• Interior historic restoration of lower level through level 02. The level of restoration will capture some of the historic residential character of the original home including the visual restoration of existing brick oven and fireplaces.

• Standard fit out of Administration space at Level 03.

View towards Ramsey Farm from Ramsey Road

SHORT TERM:

Ramsey Parking Lot

RAMSEY ROAD

LONG TERM: 400 RAMSEY ROAD

BARN SINGLE FAMILY HOUSE

BARN

It is anticipated that the future development of the park will require expansion beyond the Ramsey House. In addition to the administrative services provided in the Thompson Bridge Road ranger station and the flexible office and meeting spaces provided at the Ramsey House, the park is considering utilizing the two story residence and barns across Ramsey Road (400 Ramsey Road) as potential office space for NPS staff.

400 Ramsey Road provides approximately 2,150 sqf of space and can potentially accommodate a portion the administrative and common space requirements initially requested by the Park. In allocating the majority of the administrative program in 400 Ramsey Road, the public program at the Ramsey House can be increased and the full interior historic renovation of the structure can be considered.

The long term development plan at 400 Ramsey Road also includes space for facilities and maintenance storage. A secure space for maintenance and storage of equipment is needed (approximately 60’ x 40’ barn for storage and maintenance plus space for 1-2 vehicles) and work space for two staff members and two volunteers. Due to the space limitations of the Ramsey House, these needs cannot be accommodated in the historic home. The long term development plan proses the use of the two barns adjacent to 400 Ramsey Road for facilities and maintenance storage.

VALUE-BASED DECISION SESSION

Value-Based Decision Session

The options listed below were studied and presented to the Park and partners during the Value-Based Decision session.

Core and Shell Work

Exterior stabilization

Exterior historic renovation

Limited accessibility (no elevator)

Interior LULA

Relocation of stairs and interior LULA

Exterior LULA

Site accessibility (grading,pathways)

Mechanical Systems

Interior fit -out historic renovation

Lower level (o ice space)

Lower level (public space)

Level 01 (o ice space)

Level 01 (public space)

Level 02 (o ice space)

Level 02

space)

Level 03 (o ice space)

Level 03

Interior fit -out standard renovation

Lower level (o ice space)

Lower level (public space)

Level 01 (o ice space)

Level 01 (public space)

Level 02 (o ice space)

Level 02 (public space)

Level 03 (o ice space)

Level 03 (public space)

Outdoor event space

Sustainable systems

The objective of the session was to select the most feasible design alternative by identifying the opportunities that maintain value and reduce cost.

The Value-Based Decision session for the Ramsey House was the process selecting an optimal solution for the project through a structured and reasoned analysis of the factors and functions related to rehabilitation of the historic house. FRST NHP staff members and partners, key NPS personnel and the design team gathered to discuss the viable alternatives that meet the Park’s essential functional requirements. The VBD session focused on the following study objectives:

• Selecting “Preferred Alternatives” using Choosing By Advantages (CBA) and Life Cycle Costing (LCC) for recommendations developed during the programming process

• Establishing programmatic priorities

• Identifying potential ways of protecting and preserving the Park’s natural and cultural resources

• Identifying ideas to add value to the project

• Sharing information

As mentioned in an earlier section, the Ramsey House Space Planning and Programming Study grouped the Park’s needs into three stages of development: short term, interim term and long term. The VBD session focused on the selecting Preferred Alternatives from the Interim-Term recommendations.

PROCESS

Faithful + Gould acted as the facilitator for the session held at the Nature Center in Wilmington, Delaware on May 11th 2018. The following steps were taken to select the most feasible design alternative. The design options addressing all appropriate planning considerations were presented by DBB to the Park and partners during the information phase of the session. The critical functions for the project and their associated costs and value were discussed. A Function Analysis Systems Technique (FAST) Diagram for the Ramsey House project was developed and presented by F+G. It graphically illustrates the

interrelationships of projects functions and helped develop the evaluation factors. The advantages of the options presented were then determined and weighed against each other using specific evaluation factors in the Choosing by Advantages (CBA) exercise. The resulting Importance Score for each option is then divided by the Initial Cost or, where available, the Life-Cycle Cost, to determine an Importance-to-Cost Ratio, which measures value (see appendix for FAST diagram, CBA matrix and cost estimates).

PLANNING CONSIDERATIONS

During the programming process, specific considerations and concerns were identified as critical to the project. In addition to the Park’s programmatic needs, these considerations guided the development of the design alternatives proposed and contributed to the selection of the preferred alternatives.

• Programmatic Prioritization. The Ramsey House does not provide adequate square footage to meet the programmatic goals of the Park. With this deficit in programmable area the Park/Partners would need to prioritize their programmatic needs. The critical functions for the project were determined to be flexible / open office space for the Park and Partners, and flexible meeting rooms for public programs.

• Stabilization of the Exterior Envelope. In order to slow down the deterioration of the house, deficiencies must be corrected, weakened or falling components of the façade must be braced or reinforced while the house is vacant.

• Historic Preservation / Renovation. Any renovation work would need to be sensitive to the historic materials and character representative of the period of significance of the house.

• Accessibility. The house does not provide universal accessibility into or throughout the building. If full accessibility for public and staff were a requirement, an elevator would need to be incorporated within the structure or adjacent outside the structure.

FAST Diagram

analysis helps the VE Team clearly understand the relationships of the functions to one another, and how they work together to satisfy the requirements of the project. A Function Analysis Systems Technique (FAST) Diagram , as shown below for the Ramsey House project, graphically illustrate s the interrelationships of project functions and is often invaluable in accomplishing this understanding.

The Park and partners recognized the importance of preserving the historic structure and the role it plays in preserving the cultural heritage of the area. During CBA exercise, Historic Preservation / Renovation was selected as the factor that added the most value to the project. Maintaining the building’s interior and exterior historic character was considered a high priority.

MOST FEASIBLE DESIGN ALTERNATIVE

Multiple functional use options addressing the concerns stated above were studied and presented to the Park and partners during the VBD session. Option A was selected as the most beneficial and reasonable design alternative. This option includes the historic preservation of both the exterior and interior, provides universal accessibility, meets the Park and partners essential functional requirements within the limited programmable area.

Option B also addresses the issue of universal accessibility throughout the building and meets the programmatic needs of the Park. However this option places less emphasis on the historic renovation of the masonry envelope. It requires modification to the exterior of the structure, and will require careful consideration as related to historic character and period of significance of the house. The available square footage of the house is maximized in this option and full accessibility is provided by locating the elevator shaft in the exterior of structure where the historic roof line is already compromised by the dormer.

Value-Based Decision session held at The Nature Center, Wilmington, DE, May 11th 2018

Choosing by Advantages Matrix

D.

PROVIDE COST-EFFECTIVE, ENVIRONMENTALLY RESPONSIBLE, AND

IMPROVE

PROVIDE FOR

PROTECT

Project Cost Summary

THIS PAGE WAS INTENTIONALLY LEFT BLANK

Interim-Term Development / Alt Option C

3

2

FIRST

TOTAL

Interim-Term Development / Alt Option D

3 ATTIC

CEILING

: 10’- 6 5/8”

TOTAL

:

2

SECOND FLOOR PLAN

CEILING HEIGHT : 7’- 1 1/4” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 716 SF

FIRST FLOOR PLAN

CEILING HEIGHT : 7’- 10” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 683 SF

LOWER LEVEL PLAN

CEILING HEIGHT : 6’- 9” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 698 SF

Interim-Term Development / Alt Options E

3

CEILING

TOTAL

FIRST FLOOR PLAN

CEILING HEIGHT : 7’- 10” (VARIANCE REQUIRED)

TOTAL AVAILABLE

: 683 SF

2 SECOND

CEILING

: 7’- 1 1/4” (VARIANCE REQUIRED)

TOTAL

ASF : 716 SF

LOWER LEVEL PLAN

CEILING HEIGHT : 6’- 9” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 698 SF

Agendas and Meeting Records Kick-off Meeting

Date 29 November 2017

Time 9:30AM - 5:00 PM EST

Project name Feasibility Study of Functions to Space as Planning/Programming/Analysis and Concept Design Brief to Support FRST Programs

Project number FRST 234438A

DBB Project No. 21715.AB

Subject FRST 234438A - Space Planning / Analysis / Programming - Kick off Meeting

DAY ONE - 11/29

9:30 am –11:30 am (approx.)

1. Review of Existing structures (NPS FRST)

a. Historic preservation

b. Existing condition

c. Existing services and utilities

d. Existing technical documentation

11:30 am –1:30 am (approx.)

2. Site Walkthrough

a. Existing structure physical assessment

b. Survey and documentation

1:30 pm –2:30 pm – LUNCH

2:30 pm –5:00 pm (approx.)

c. OPEN (Walkthrough continued and/or Departmental interviews)

Date 30 November 2017

Time 8:30AM - 5:00 PM EST

Project name Feasibility Study of Functions to Space as Planning/Programming/Analysis and Concept Design Brief to Support FRST Programs

Project number FRST 234438A

DBB Project No. 21715.AB

Subject FRST 234438A - Space Planning / Analysis / Programming - Kick off Meeting

DAY TWO - 11/30

8:30 am –9:00 am (approx.)

1. Introduction

a. Team Introduction

b. Project Introduction: Scope of Services and Goals (NPS COR)

c. Architectural Team Introduction: Process (Davis Brody Bond)

d. Agenda Review: Meeting Goals and Objectives (Davis Brody Bond)

9:00 am –9:30 am (approx.)

2. FRST Park Overview (NPS FRST)

a. History of the Park

b. Mission / Interpretive Goals of the Park

c. Site map

d. Visitor Use

e. Future Goals

9:30 am –12:30 pm (approx.)

Departmental and Project Partners Discussion

Items to be discussed include:

3. Partnership among Preservation, Conservation, and Education Organizations

4. Project Program (DBB, all Park departmental representatives present)

a. Current Visitor Service Operations

b. Current Administration Operations

c. Needs and Considerations

i. Staff / Departmental Functions & Operations

ii. Visitor Programmatic Functions & Operations

d. Immediate Facility Needs (1 – 5 Years)

e. Long Term Facility Needs (5+ Years)

1:00 pm –2:00 pm – LUNCH

2:00 pm –5:00 pm (approx.)

a. OPEN (Walkthrough continued and/or Departmental interviews).

Date 29 November 2017

Project name FRST Space Planning / Analysis / Programming / Misc. (Ramsey House Space Plan)

NPS Project number: FRST – 234438A

DBB Project number: 21715.AB

Subject FRST Kick-off Meeting Minutes

Present

National Park Service Denver Service Center (NPS)

Dan Dilworth, NPS Northeast Region Project Manager

National Park Service First State National Historical Park (FRST)

Ethan McKinley, Superintendent

Lorin Felter, Interpretation and Education Coordinator

Samantha Baranski, Interpretation Intern

Alan McLoughlin, Facilities Lead

Consultants:

Mark Wagner, Davis Brody Bond Architects

Astry Duarte, Davis Brody Bond Architects

DAY ONE

First State National Historical Park- Beaver Valley

• There are seven sites spread throughout the Park. Public programs in Beaver Valley are in their initial stages compared to the other six sites.

• Beaver Valley is over 1000 acres and it is used primarily for recreational activities.

• The Ramsey House is surrounded by wooded landscapes and agricultural fields, and historic farm houses. The large remnants of a barn foundation (of unknown date, but likely of the nineteenth century) can be seen southwest of the house.

• There are approximately a dozen residents leasing properties in the park.

• The Park works with partner and volunteer groups for its education programs. The partners and volunteers help manage and maintain the programs in the Park

*NPS to share Beaver Valley Cultural Landscape Inventory (Received 11/30/17)

Current Program & Use

NPS Visitor Services

• Generally, there is a need for planning the visitor’s experience (visitor contact point) and overall branding at the Park.

• At the moment the park has no public face.

FRST Space Planning / Analysis / Programming / Misc. (Ramsey House Space Plan)

FRST Kick-off Meeting Minutes

11 29.2017

Page 2

• The ranger station (a two story and half story structure on Thompson Bridge Road) is currently used as a point of contact for staff members and occasional visitors.

• FRST NHP staff direct visitors to the Brandywine Creek Nature Center for interpretive programs and wayfinding information (maps, printed mostly self-guided material, etc.)

Current Staff

1. Superintendent

2. Interpretation and Education Coordinator

3. SCA Interpretation Intern

4. Community Volunteer Ambassador (CVA) Intern

5. Facility Manager

*NPS to develop future growth of staff spreadsheet. (Received 11/30/17)

Law Enforcement

• (2) Officers from other parks visit FRST a couple of hours a day.

Administration Building

• Sheriffs House in New Castle will be used as an orientation and administration building for the park. This will lower the administration needs at the Beaver Valley site.

Volunteers

• The park has 20 - 30 volunteers including Trail and Stream Stewards

• Volunteers help protect and maintain the sites natural resources (trash removal, monitoring water quality, etc.) All volunteers are not in the park at the same time.

• The site does not have a dedicated area for volunteers to check in with Park staff or store personal belongings.

Education Programs

• NPS Teacher Ranger Teacher (TRT) program will be offered where teachers learn about the resources and educational materials available through the Park.

• Education groups vary in size (+/- 25 students is the largest group). The groups are done through partnerships and visit the park "on demand”. There is no set visitation schedule.

• Example of education program partners: DEEC DuPont Environmental Education Center run by the Delaware Nature Society and LEAF program (summer internship where for students interested in a career in environmental conservation).

• Students work primarily out in the Park. During the warmer months the students work outside during the morning hours and inside during the afternoon hours.

FRST Space Planning / Analysis / Programming / Misc. (Ramsey House Space Plan)

FRST Kick-off Meeting Minutes

11 29.2017

Page 3

Facilities Operations and Staff

1. (1) Facilities Lead

• Vehicles currently used and stored

1. (2) Vehicles

2. (1) Mower

3. (1) Tractor

4. (1) Utility Task Vehicle 10’-0” x 6’-0”

5. (1) Utility Trailer 16’-0” x 6’-0” (wire cage wrapping open trailer)

FRST NHP – Future Operations

Visitor Services & Administration

• With future staff increases, the park would like provide employee housing (supplemental housing for future interns).

• Expected Staff Expansion: Interns 2-3 immediate future, 6 interns long term (interns work from 4 weeks to 3 months)

• Visitor contact point for information would include space for park orientation video.

Law Enforcement

• 2 officers from other Parks. Work stations needed, storage, charging station.

Volunteers

• Volunteers need dedicated office space separate from Park administration area. (+/- 15 people at a time)

• The space should have workstations break room and common area.

• Storage is needed for stewards clean up equipment, personal belongings, clothing etc.

• Teacher Ranger Teacher (TRT) program will potentially need office space.

Education

• For education and service programs outdoor classrooms would be needed to compliment the classrooms in the building.

• The large fieldstone barn foundation near Ramsey House and other historic stone ruins from nineteenth-century mills and factories can be used to create outdoor meeting spaces or amphitheaters.

• Mobile outdoor structures can be utilized to provide outdoor classrooms on different areas of the park.

Research Station, Laboratory and Library:

FRST Space Planning / Analysis / Programming / Misc. (Ramsey House Space Plan)

FRST Kick-off Meeting Minutes

11 29.2017

Page 4

• The parks resource program will need laboratory space for collected data (water quality testing, insect collection, biology, botany, historical preservation, archeology, etc.).

Exhibition

• Exhibit Space would be needed only for the display of site photographs or archived photographs of all 7 sites around the Park.

*NPS to share Ramsey House CAD plans (Received 11/30/17)

Facilities

• Secured space for maintenance and storage of equipment is needed (approximately 60’-0” x 40’-0” barn for storage and maintenance plus space for 1-2 vehicles). Fencing and gating required.

• Expected Staff Expansion: (2) staff members and(2) interns

• Vehicles to be added to Park inventory

1. 1 Ditch Witch 15’-0” x 6'-0”

2. 1 Utility Trailer 16’-0” x 6’-0”

3. 1 Pick Up Truck

4. 1 Oversized truck with a dump bed

5. 1 Mower

6. 1 Tractor

Submitted by: Astry Duarte and Mark Wagner

The foregoing constitutes the writer's understanding of the matters discussed and conclusions reached. If there are any corrections and comments, please notify DBB at your earliest convenience.

Date 30 November 2017

Project name FRST Space Planning / Analysis / Programming / Misc. (Ramsey House Space Plan)

NPS Project number: FRST – 234438A

DBB Project number: 21715.AB

Subject FRST Kick-off Meeting Minutes

Present

National Park Service Denver Service Center (NPS)

Brian Strack, Associate Regional Director NPS Northeast

Dan Dilworth, NPS Northeast Region Project Manager

National Park Service First State National Historical Park (FRST)

Ethan McKinley, Superintendent

Lorin Felter, Interpretation and Education Coordinator

Samantha Baranski, Interpretation Intern

First State National Historical Park Partners

Suzanne Savery, Delaware Division of Historical and Cultural Affairs

Halsey Spruance, Delaware Museum of Natural History

John Jackson, Stroud Water Research Center

Libby Gregg, Stroud Water Research Center

Maria Dziembowska, The Nature Conservancy

Richard Junes, The Nature Conservancy

Shawn Heacock, Delware State Parks

David Pragoff, Delaware Nature Society

Sara Stevenson, Mt Cuba Center

Jeff Downing, Mt Cuba Center

Consultants:

Mark Wagner, Davis Brody Bond Architects (DBB)

Astry Duarte, Davis Brody Bond Architects (DBB)

DAY TWO

First State National Historical Park- Beaver Valley: Partners Meeting

• Dan Dilworth, NPS Northeast Region Project Manager, presented project scope and meeting goals to First State National Historical Park staff and Conservation and Preservation Partners This was followed by an introduction to Davis Brody Bond by Mark Wagner and a presentation of the Ramsey House feasibility study intent and goals by park superintendent Ethan McKinley.

• There are seven sites spread throughout the Park. Beaver Valley is 1100 acres and it is used primarily for recreational activities.

11.30.2017

Page 3

• A research station will be part of future exhibits. The station will highlight the research being done throughout the state

• Field station in the Park can help visitors take information to the field or research site.

• Programmatic and Spatial Needs

Stroud Water Research Center

• The SWRC works on preservation and restoration of water sources and conduct some of their research in the Park.

• The center develops management strategies for agricultural production, clear water management, as well as stream ecology education, citizen science (educating the public for practices outside of the park, collecting ideas that the public can share with legislators, etc).

Brandywine Conservancy

• The conservancy assists in the conservation of farmlands and water resources.

• Pedestrian trail improvements and trail connections from New Castle to Wilmington are expected in 2018.

Nature Conservancy

• Land and water protection and conservation is the organizations mission.

• NC teaches citizens how to bring natural solutions to urban problems and are partners in the stream stewards program. Their intent is to work with farmers on better land and water preservation practices. The NC is working on connecting the FRST to Delaware’s urban environments through the Steward’s Program or Citizen’s Science.

• The LEAF and GLOBE program associated to the NC helps engage high school AND College level students in conservation programs. Network of environmental programs that share best land and water use practices is needed. This network, along with the Brandywine Valley program is a proxy for a future research center at the Park.

• Programmatic and Spatial Needs

1. Community room (non-traditional classrooms)

2. Collaborative working spaces (open offices with meeting rooms)

3. Bike stations or connection points to trails

4. Sustainable agricultural garden for visitors (connection to on-site farmlands)

Mt. Cuba Center

• Botanical garden and environmental conservancy

• MCC helps purchase open space for conservation. The Center inspires, engages and motivates the general public to participate in conservation.

• The center wishes to showcase the work and research done on site and share their message of conservation with park visitors.

FRST Space Planning / Analysis / Programming / Misc. (Ramsey House Space Plan)

FRST Kick-off Meeting Minutes

FRST Space Planning / Analysis / Programming / Misc. (Ramsey House Space Plan)

FRST Kick-off Meeting Minutes

11.30.2017

Page 4

Delaware State Parks

• 16 sites through the state including zoos, parks and golf courses.

• DE State Parks Nature Center offers +/- 175 nature based programs a year. The NC receives 5000 attendees a year plus everyday visitors. The centers research is conducted on the Brandywine River.

• Education in DE State Parks: the parks receive 3000-4000 students a year and their programs are expanding into archeology.

Delaware Nature Society

• DNS works to improve the environment through conservation and education. Their mission is to preserve the natural and cultural history of Delaware.

• Most of the group’s educational programs take place on site, along the trails.

NPS takeaways

1. The project is a long-term investment

2. Collaborative but not redundant programs.

3. Planning goals are achievable. However the scale and overall phasing of such goals should be considered.

4. The concepts and goals expressed must be flexibility, feasibility and financial sustainable

Submitted by: Astry Duarte and Mark Wagner

The foregoing constitutes the writer's understanding of the matters discussed and conclusions reached. If there are any corrections and comments, please notify DBB at your earliest convenience.

Programming Presentation

Date 30 March 2018

Time 8:30AM - 12:00 PM EST

Project name Feasibility Study of Functions to Space as Planning/Programming/Analysis and Concept Design Brief to Support FRST Programs

Project number FRST 234438A

DBB Project No. 21715.AB

Subject FRST 234438A - Space Planning / Analysis / Programming - Programming Presentation

1. Program Analysis Recap

2. Ramey House Adaptive-Re-use

a. Strategies and Goals

b. Planning Approach

3. Value Analysis Exercise

Date 30 March 2018

Project name FRST Space Planning / Analysis / Programming / Misc. (Ramsey House Space Plan)

NPS Project number: FRST – 234438A

DBB Project number: 21715.AB

Subject FRST Programming Presentation Meeting Minutes

Present

National Park Service Denver Service Center (NPS)

Dan Dilworth, NPS Northeast Region Project Manager

National Park Service First State National Historical Park (FRST)

Ethan McKinley, Superintendent

Lorin Felter, Interpretation and Education Coordinator

Samantha Baranski, Interpretation Intern

Alan McLoughlin, Facilities Lead

First State National Historical Park Partners

John Jackson, Stroud Water Research Center

Steve Kerlin, Stroud Water Research Center

Helen Fishel, Delaware Nature Society

Shawn Heacock, DNREC Bradywine Creek State Park

Jeff Downing, Mt Cuba Center

Richie Jones, The Nature Conservancy

Halsey Spruance, Delaware Museum of Natural History

Amanda John Kimsey, NPCA

Consultants:

Mark Wagner, Davis Brody Bond Architects

Astry Duarte, Davis Brody Bond Architects

Presentation:

• DBB presented ongoing programming studies and analysis.

• The presentation addressed four primary topics:

1. Program Analysis

2. Ramsey House / Existing conditions

3. Ramsey House / Adaptive Re-Use

4. Park Planning Principles

• The presentations primary focus was on the opportunities and limitations of the Ramsey House to meet the requested programmatic needs.

Summary of Presentation and Discussion:

• Program Analysis:

FRST Space Planning / Analysis / Programming / Misc. (Ramsey House Space Plan)

FRST Kick-off Meeting Minutes

11 29.2017

Page 2

o Program requirements were provided from the Park and the Partners to DBB both in discussion at the project kick off meeting on November 29 and 30 2017 and in follow up questionnaires provided by DBB and completed by Park and Partners This information was processed and used to form the basis of the presentation.

o Programmatic needs were summarized and presented in the form of matrix, block diagrams and typical room/furniture layouts.

• Ramsey House / Existing Conditions:

o The current condition of the house was discussed in the context of existing historic fabric

o It was noted that the house has seen at least three stages in its evolution over time.

1. The original house footprint was approximately 30’ x 18’

2. The house footprint was later expanded to the current 30’x35’

3. In recent years a full renovation of interior and roof was started but remains unfinished. This renovation included the addition of a large dormer to the western roof altering the more historic gable roof.

o At a later phase of the project decisions will need to be made to determine the appropriate architectural interventions to the house in terms of historic restoration, preservation or stabilization.

o Existing available floor area and building access points/levels were identified and discussed. Primary access to the house is available on the first floor with secondary access at the basement.

o Code required clear ceiling height was briefly discussed. As noted at the previous site visit and subsequent the existing clear ceiling height is only code compliant on two of the four levels of the house (first floor and third floor/Attic). In order to provide occupiable / programmable space on these non-compliant floors a code variance would need to be obtained from the AHJ. Per the current direction the programing study assumes that this variance can be obtained.

• Ramsey House / Adaptive Re-Use

o Program placement in the house was presented in both plan and section in order to begin the discussion of use and adjacency.

o Provisions for accessibility for public and staff was discussed. If full accessibility were a requirement an elevator would need to be incorporated within the structure or adjacent outside the structure.

o The initial diagrams locate an elevator exterior to the building on the west elevation. It was positioned here taking advantage of the already compromised historic roof line as well as existing masonry openings and the increased ceiling height as a result of the dormer. Any modification to the exterior of the structure, such as addition of elevator shaft will require careful consideration as related to historic character.

11 29.2017

Page 3

o Per the findings of the Program Analysis and resulting program needs it is estimated that the Ramsey House will only provide approximately 25% of the needed programmable area

o Program elements including visitor service space, education/exhibition space, research space general offices and back of house public and nonpublic spaces were included in the program test fit within the house and presented to the group.

o With this deficit in programmable area it will be necessary for the Park/Partners to advise on priority program space. As a reaction to this the discussion focused around the need for flexible spaces that can be easily used by multiple parties for a variety of functions.

o Due to the space limitations of the Ramsey House and limitations for large gatherings (a typical full class of up to 30 students) operations and scheduling will need to optimize the use of both indoor and outdoor spaces.

o It was stated that activities at the Ramsey House will be primarily scheduled events. There will be less walk-in activity.

o Park stated that the Ramsey House should be considered a resource for the Partners use to ultimately benefit the community of park visitors.

• Park Planning Principles:

o As discussed and noted above the Ramsey House does not provide adequate square footage to meet the programmatic goals of the Park and Partners.

o It is anticipated that the future development of the park will require expansion beyond the Ramsey House into the other structures across the road.

o As part of the Scope of Services DBB is tasked with reviewing the potential development of the Park over a period of time. However the primary focus of study is on the Ramsey House only. Other sites such as the existing structures across the road from the House and the existing house on Thompson Bridge Road will be evaluated and are included in discussions in order to comment on appropriateness of use, adjacency and access as related to possible future expansion and Park development. Test fit of program, supporting cost estimating and Value Based Decision making will not be provided for structures other than the Ramsey House.

o Development of the Park is being considered over a period of time. For the purpose of this current study this period of time is subdivided and defined as follows. The suggested durations can be adjusted based on funding availability and appropriateness.

Short Term: within the next year

Interim Term: within 1 to 5 years

Long Term: 5 years and beyond

o Per the current contract scope and its focus on the development of the Ramsey house our efforts will look closely at the Interim Term (1 – 5 year plan).

FRST Space Planning / Analysis / Programming / Misc. (Ramsey House Space Plan)

FRST Kick-off Meeting Minutes

11 29.2017

Page 4

o The three proposed development terms were discussed:

 Short Term development was discussed with emphasis on raising public awareness of the many points of interest, activities and events that Park has to offer. During the first year site furniture could be purchased or built and positioned, temporarily throughout the site to create places for small site specific gatherings. Precedent images of similar ideas and use were presented to the group and discussed. Park and Partners will work together to develop programs and points of interest.

 Interim Term development would include the renovation of the Ramsey House to provide a base camp for the different Partner groups and their interest groups. Program at this location would provide flexible spaces that could meet the needs for visitor services, education spaces, and research space. Park, Partners and DBB will continue to discuss the appropriate program.

 Long term development would relocate and expand program from the Ramsey House to structures across the road and to the Thompson Bridge Road house. DBB to comment on appropriateness, adjacency and access.

Next Steps:

• DBB to follow up with additional programming questions for the partners and FRST NHP staff.

• DBB to follow up with revised program diagrams and presentation.

• DBB to develop cost estimate for Ramsey House development

• Value Based Decision making session schedule

Attachments: 180330_FRST 234438A-Programming Presentation-Sign In 180330_Programming Presentation

Submitted by: Astry Duarte and Mark Wagner

The foregoing constitutes the writer's understanding of the matters discussed and conclusions reached. If there are any corrections and comments, please notify DBB at your earliest convenience.

Value-Based Decision Session

Date 11 May 2018

Time 8:30AM - 12:30 PM EST

Project name Feasibility Study of Functions to Space as Planning/Programming/Analysis and Concept Design Brief to Support FRST Programs

Project number FRST 234438A

DBB Project No. 21715.AB

Subject FRST 234438A - Space Planning / Analysis / Programming - Value Analysis Meeting

8:30 am –10:00 am (approx.)

1. Value Analysis Presentation (DBB)

a. Program Analysis Recap

b. Ramsey House Adaptive Re-Use

i. Strategies and Goals

ii. Planning Approach

10:00 am –12:30 am (approx.)

2. VA and CBA Effort (agenda prepared by F&G)

12:30 pm –1:30 am (approx.)

3. Site Walkthrough (Optional)

Agenda

FIRST STATE NATIONAL HISTORICAL PARK

Ramsey

House VA/CBA Workshop

Location: The Nature Center @ Brandywine Creek State Park, 41 Adams Dam Rd, Wilmington, DE 19807

Date: May 11, 2018

Friday, May 11, 2018

10:00 AM VA and CBA Effort

Basic VA and CBA Procedures Presentation

Discuss and Finalize Desired Attributes

Record Advantages and Disadvantages

Assess Cost

12:00 Noon Document Team Recommendations

Select Option

Discuss Future Actions

12:30 PM Adjourn

Mike Dell’Isola

Mike Dell'Isola

Questionnaires

FIRST STATE NATIONALHISTORICAL PARK PROGRAMMING QUESTIONNAIRE – PARK STAFF

DATE: "[Click here and type date]"

ISSUED BY: "[Click here and type Name]"

CONTACT

INFO: "[Click here and type Contact Info]"

Background Information

Division Name:

Supervisor:

Primary Work Location: Avg. Usage Per Week:

Secondary Work Location: Avg. Usage Per Week:

1. Department Function/Organization

a. What is the general function and objective of your department?

b What is the typical work schedule both in low and peak season for your group?

2. Personnel

Please indicate your current workspace type (private office or workstation/cubicle) and your office equipment requirements.

Work Space Requirements Worksheet

Department:

Current Location:

Personnel: Current and Projected Staff

FIRST STATE NATIONALHISTORICAL PARK PROGRAMMING QUESTIONNAIRE – PARK STAFF

** Equipment Type refers to that dedicated to a particular individual. Examples:

Other (please describe)

3. Conference Room Requirements

a. Indicate below the number and use of conference rooms that may be required for your group. Please indicate if these spaces may be shared with other groups or partners.

b. What audio-visual capabilities are required in the conference rooms?

4. Support Space, Special Equipment/Room Requirements

FIRST STATE NATIONALHISTORICAL PARK PROGRAMMING QUESTIONNAIRE – PARK STAFF

List support spaces which are or may be used by your group. Indicate the spaces that may be shared with other groups or partners. Please list your present and forecast requirements for special equipment in the remarks columns.

Copy Rooms

Storage Rooms

Workrooms

Counseling Rooms

Locker Rooms

Others:

Others:

5. Files & Storage Space Requirements

Provide a list of your present and forecast file and storage space requirements List all filing or miscellaneous storage requirements that belong in open areas or enclosed rooms.

Files & Storage

5-Drawer

4-Drawer

3-Drawer Lateral File Cabinets

2-Drawer Lateral File Cabinets

Lateral Overhead file Cabinets

5-Drawer Vertical File Cabinets

4-Drawer Vertical File Cabinets

3-Drawer Vertical File Cabinets

2-Drawer Vertical File Cabinets

Vertical Overhead file Cabinets

Card Files

Storage Cabinet, 18" Deep

Storage Cabinet, 24" Deep

Bookcases

Metal Shelving Unit

Other:

Other:

Other:

Examples:

6 Building Environment/Security Requirements

FIRST STATE NATIONALHISTORICAL PARK PROGRAMMING QUESTIONNAIRE – PARK STAFF

a. Does your group require any special building environment conditions, such as special lighting, air conditioning or security?

7. Please identify the strengths and any shortcomings of the space currently occupied by your department.

8 Adjacency Requirements

The aim of this section is to obtain adjacency requirements for your group. Adjacencies are the physical needs of one group to be close to or separate from other groups. In the space provided below, please list groups and/or functions your department has adjacency requirements for. We ask that you indicate your requirements using the following three classifications:

Essential - critical workflow or direct communication, must be directly next to your group.

Important - should be in close proximity, probably on the same floor

Normal - probably not more than one or two floors apart.

Undesirable - should be physically separated from this group either by means of distance or physical barriers.

Essential

Undesirable

9. Other Thoughts

DATE: "[Click here and type date]"

ISSUED BY: "[Click here and type Name]"

CONTACT INFO: "[Click here and type Contact Info]"

FIRST STATE NATIONALHISTORICAL PARK PROGRAMMING QUESTIONNAIRE – PARTNERS

Background Information

Organization:

Present Location(s)

Building Address:

Objectives

1. What are the long term (5 years) objectives of your organization with FRST NHP?

2. What are the primary obstacles that your organization faces in achieving these objectives at the Park?

Organization/Operations

3. Please provide a brief description of your organization’s following desired public-facing operations/ programs at the Park (e.g. nature hikes, lectures, exhibits, etc.):

a. Indoor Program Description

b. Outdoor Program Description

4. Please provide a brief description of your organization’s non-public operations within the Park (e.g. research, monitoring, workspace, training, etc.)

a. Indoor Program Description

b. Outdoor Program Description

5. How often would these programs take place? What would the hours of operation be for your group?

6. How many staff members would help manage your organizations program at the park?

7. How many visitors would you anticipate taking part in your program during low and peak seasons?

Physical Space

8. Dedicated, Shared and Communal Spaces Requirements Worksheet

Of the following spaces, please provide the following requirements for the spaces listed below.

Essential (E) or Preferred (P) – essential spaces are considered critical for

Quantity – Staff members / visitors expected to occupy the space.

Frequency of use – Average times per week your group would be occupying the space

FIRST STATE NATIONALHISTORICAL PARK PROGRAMMING QUESTIONNAIRE – PARTNERS

Dedicated / Permanent Spaces

Workstation

Shared / Temporary Spaces

Workstation

Laboratory research stations

Communal Spaces

Classrooms

Meeting Room

Theatre Outdoor

Classrooms

Theatre

9. If not listed above, please list any other requirements and/or support spaces that will help your organization achieve its goal at the park.

10. Which of the following ways of working, if any, could have an effect on how your group works?

a. Team environment

b. Virtual office

c. Shared office space

d. Work at home/telecommuting

e. Satellite office

11. What audio-visual capabilities are needed / required in the communal spaces?

12. Does your group require any special building environment conditions, such as special lighting, air conditioning or security?

13. Personnel & Work Space Requirements Worksheet

FIRST STATE NATIONALHISTORICAL PARK PROGRAMMING QUESTIONNAIRE – PARTNERS

Of the shared and dedicated spaces listed above, please indicate the desired workspace type (private office or workstation/cubicle) and any office equipment requirements needed

Work Space Requirements Worksheet

Personnel: Current and Projected Staff

** Equipment Type refers to that dedicated to a particular individual. Examples: PC = Computer Terminal P = Printer LT = Lap Top Computer O = Other (please describe)

14. Support Space, Special Equipment/Room Requirements

List support spaces which are or may be used by your group. These spaces are intended to be shared with other groups or partners. Please list your present and forecast requirements for special equipment in the remarks columns.

Others:

Others:

Adjacency Requirements

FIRST STATE NATIONALHISTORICAL PARK PROGRAMMING QUESTIONNAIRE – PARTNERS

The aim of this section is to obtain adjacency requirements for your group. Adjacencies are the physical needs of one group to be close to or separate from other groups.

With which other partners/groups does your organization work closely at the Park? In the space provided below, please list the groups your organization has adjacency requirements for and provide a short description of your joint programs. We ask that you indicate your requirements using the following three classifications:

Essential - critical workflow or direct communication, must be directly next to your group.

Important - should be in close proximity, probably on the same floor

Normal - probably not more than one or two floors apart.

Undesirable - should be physically separated from this group either by means of distance or physical barriers.

Essential

Group Name

Joint Programs

Important

Normal

Undesirable

Group Name

Joint Programs

Other Thoughts

• List…

Group Name

Joint Programs

Group Name

Joint Programs

Architects

One

New York, NY 10004

www.davisbrody.com

Interim-Term Development / Option D

3

ATTIC FLOOR PLAN

CEILING

6

TOTAL

:

2

SECOND FLOOR PLAN

CEILING HEIGHT : 7’- 1 1/4” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 716 SF

FIRST FLOOR PLAN

CEILING HEIGHT : 7’- 10” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 683 SF

LOWER LEVEL PLAN

CEILING HEIGHT : 6’- 9” (VARIANCE REQUIRED)

TOTAL AVAILABLE ASF : 698 SF