[From the U.S. Government Printing Office, www.gpo.gov]









                                                                     Attachment  #94-3.2.2








                   MASTER & MANAGEMENT PLAN
                     WAGON-HILL FARM
                   DURHAM, NEW HAMPSHIRE
                







                              PREPARED FOR


                 STRAFFORD REGIONAL PLANNING COMMISSION
                   & THE TOWN OF DURHAM, NEW HAMPSHIRE



                               PREPARED BY


                      THE CAVENDISH PARTNERSHIP INC.
             BANWELL WHITE ARNOLD HEMBERGER & PARTNERS INC.
                      BOURNE CONSULTING ENGINEERING



                                FUNDED BY


                     THIS STUDY WAS FUNDED IN PART BY
                     THE TOWN OF DURHAM AND A GRANT
                    FROM THE OFFICE OF STATE PLANNING,
                   NEW HAMPSHIRE COASTAL RROGRAM, AS
                   AUTHORIZED BY THE NATIONAL OCEANIC
                     AND ATMOSPBERIC ADMINISTRATION

                              AUGUST 21, 1995
 






                                          ACKNOWLEDGMENTS



                   The following citizens and public officials participated in the development of
             the Master and Management Plan for the wagon Hill Farm. These individuals
             participated in a variety of ways including: attending meetings and workshops,
             preparing written input, reviewing plans and discussing their views with the
             Recreation Committee and consulting team by telephone or in person. Without their
             participation in this and previous efforts the development of a plan, with the depth
             and broad public consensus that this plan has, would have been impossible.

                        Steven Abbott John Aber Barbara & Ken Anderson Susan Armstrong
                        Bruce Bragdon Fred Bramante Jane & Ralph Bristol Kelley Bucciero
                        Stephen Bums Cathy Caron John Carroll Peter Cathey Peter T. Clark
                           Patricia Cline Jay Com Jane Crooks Richard Dewing Roy Door
                            Joan & Bill Drapeau Paula Flanders Larry Flint George Float
                       Diane Freedman David Funk Lorraine & Frank Graham Dee & Art Grant
                              Judith Green W.F. Hall Maryanne Hatch Bob Heachling
                       Mr. & Mrs. William Healy Jr. Edna & Lloyd Heidgend Hans Heilbronner
                          Robert T. Houseman Scott Hovey Nancy Hubbe Thomas Keenan
                           Donna & David Langley Vi & Malcolm McNeil. Gerald Needell
                          Betsy Norskin John Parsons Peter Perkins Mrs. Nobel K. Peterson
                        Jane Pollard Richard Raymond George Rief Janice & Stephen Roberts
                    Derek Rose Walter Rous Bob Russell Patricia Samuels Bernice & Mel Sandler
                          Peter Schoit Hillary Scott Jenna Seitz Bill Skinner Judith Spang
                        Mamey & Don Sumner Robin Thompson Shirley Thompson Ed Valera
                     Donna Wadsworth Theresa Walker Mary & James Walsh Anne Whittenbury
                    Larry R. Wood Diane Woods Barbara Yates and to the many other citizens who
                              participated but did wish to be included on the mailing list.

                                  Thank you for your time and consideration!


                                        Durham Recreation Committee
                                               Town of Durham
                                   Strafford Regional Planning Conumission







                     TABLE OF CONTENTS



                                                     SECTION ONE
                                      SUMMARY OF FINDINGS



                                                     SECTION TWO
                                          PLANNING PROCESS



                                                   SECTION THREE
                                            THE MASTER PLAN




                                                    SECTION FOUR
                                                ORGANIZATION




                                                     SECTION FIVE
                                           REVENUE SOURCES




                                                       SECTIONSIX
                             CONCEPTUAL ANNUAL BUDGETS



                                                    SECTION SEVEN
                               MARKETING AND PROMOTION




                                                     SECTIONEIGHT
                                                       APPENDIX














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               SECTION ONE: SUMMARY OF FINDINGS


               OVERVIEW


                      The Wagon I-Ell Farm Master and Management Plan has been prepared at a fascinating
               point in American history. At every level of government there are discussions on reducing the size
               of government, making government more accountable and entrepreneurial. More and more
               communities are enacting impact and user fees so that the cost of governmental services is
               distributed equitably, proportionate to the level of use by individuals or organizations. Many
               communities are privatizing traditional government services. This report has been prepared in
               that spirit. The Recreation Committee and the consultants have investigated ways and means to
               fund needed improvements at Wagon I-Ell Farm through a variety of traditional and non-
               traditional sources.


                      The following report summarizes the findings and recommendations of the Recreation
               Committee and the consulting team for the Wagon Hill Farm. The planning process involved
               several interactive workshops involving citizens, the Recreation Committee, public officials and
               the consulting team. Both the land and buildings were inventoried and analyzed by the consulting
               team. At the first workshop, the public had an opportunity to review the inventory and analysis,
               and discuss what they thought would be appropriate uses for the property. Based on the
               comments and suggestions from the first workshop three alternative master plans were prepared.
               At the second workshop, citizens reviewed the three concepts and made suggestions for
               improvements and adjustments. A final plan was prepared based on citizen input and feedback
               from the Recreation Committee. The final plan was on display for public comment at the Durham
               Day Picnic held a Wagon Hill Farm. The final master and management plan addressed
               improvements to the grounds and buildings. Following the preparation of the master plan, cost
               estimates, preliminary organizational, budgetary and marketing plans were prepared and are
               contained in this report. The following narrative summarizes important findings and
               recommendations:


               Site


                       The "North Forty" should be sold and funds from the sale should be used to improve the
               Farm. The Farm should be developed for passive recreational uses. Active recreational (playing
               fields) uses were investigated and found to be inappropriate because they required too much earth
               work to be economically and environmentally feasible. In addition, active field recreation would
               be in conflict with the Town's stated goals for the property. It is recommended that further
               human intervention on the site should be limited primarily to shoreline stabilization, seeding of
               areas with grass and wildflowers, improvements to the walking trails, a bridge and a lookout
               structure. If the Town elects to increase the use of the buildings and promote the use of the Farm,
               additional parking will also be required. The existing maintenance budget is inadequate and the
               site is beginning to show signs of overuse in envirom-nentally sensitive areas. (See Sections 2 &3)







               Buildings

                      The farm house is historically significant and worthy of restoration/reconstruction for
               adaptive reuse. The building is in various states of deterioration and requires immediate attention.
               After the "house" has been improved it will be suitable for limited pedestrian traffic - visitor's
               center, museum, comfort station, etc. The "ell" could be renovated for interpretive displays and
               meeting rooms. The overall building form and finishes should be compatible with the house. The
               "horse barn' should be reconstructed and could be used as meeting space and public restrooms.
               Rental of the building for residential use should be subordinate to other building uses and if
               possible the tenant should have some relationship to the maintenance and development of the
               property. If the Town wishes to increase the size of the meeting space or create buildings to
               generate more income, it is recommended that the cider mill and dairy barn be reconstructed.
               (See Sections 2 &3)

               Costs and Sources of Income


                      The costs for improvements vary depending on the level of maintenance, expansion and
               whether the construction work is contracted or completed through volunteerism and in kind
               services. At a minimum it is anticipated that approximately $500,000 will be required to make
               repairs to the buildings and grounds. Cost estimates and annual budgets have not been adjusted
               for inflation. In addition, deferring maintenance will continue to increase costs. If the Town
               chooses to go beyond maintenance and make improvements to the grounds and buildings the cost
               increases significantly. Reconstruction of the cider mill and dairy barn would increase the costs by
               $800.000.


                      A number of methods for funding the improvements have been identified. The time,
               complexity and ultimately the cost of the improvements are directly proportionate to the methods
               of raising the funds. For example, if the Town votes to increase taxes to fund the improvements
               they could be completed in a short period of time and would require minimal expense for fund
               raising, marketing, organization and would not be subject to inflation. If the Town decides to
               complete the work on a "pay as you go approach" the improvements would be completed over a
               longer period of time and would be incur fund raising, marketing and organizational expenses and
               be subject to inflation. In addition, many of the improvements identified in the master plan have
               the potential for actually generating income. For example, the dairy barn has the potential of
               generating over $50,000 annual income for 20 years. (See Sections 3 &5)

               Organization

                      If the Town decides to pursue the repairs and improvements outlined in the Master and
               Management Plan a careful analysis of the structure and organization of the Recreation
               Committee will be required. If the repairs and improvements are funded through taxes the
               Recreation Committee may be able to complete the work without altering its present structure. If
               the Town decides to pursue the improvements on a "pay as you go approach" - without
               significantly increasing taxes, then the Recreation Committee will need to be reorganized into a
               more entrepreneurial entity or a separate organization charged with the development of the farm
               will need to be formed. The "pay as you go approacW' will require skillful leadership,
               administrative support, an army of "well connected" volunteers and a major effort in securing







                donations and grants. To fund the improvements on the "pay as you go approach" could take 25
                years.
                (See Section 6)

                Marketing

                       Another aspect of the "pay as you go approach" is that it will require a sophisticated
                marketing approach to attract visitors to generate the revenue. There are, and will continue to be,
                a number of exciting recreational attractions in the seacoast area. Wagon Hill Farm will have to
                create a message and a program that is unique. Wagon Hill Farm will have a target audience that
                seeks out heritage and environmental experiences. To the extent possible, Wagon 17EII Farm
                should enter into cross marketing agreements with other similar recreational attractions, for
                example, Strawberry Banke. If the Town decides to fund the improvements through tax increases
                it will not be required to create an extensive marketing program but may still wish to create some
                materials to promote use of the Farm and collect user fees. (See Section 7)

                Summary

                       What is needed at Wagon I-Ell Farm is clear. The question that remains is how much and
                when. Creating "balance" between the natural, economic, political and social environments in
                which constructive change can occur is the next challenge. Doing nothing is not an option, even
                modest changes will require a substantial investment. The Town must decide whether it wishes to
                invest in the Farm in the traditional manner, through tax increases, or whether it wishes to adopt a
                more enterprising approach to securing the necessary funds. All that remains is the social and
                political will to make the decision now.


























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                SECTION TWO: PLANNING PROCESS


                2A BACKGROUND


                       The Wagon Hill Farm consists of 139 acres. It consists of a 99-acre parcel on the south
                side of Route 4 and a 40-acre parcel on the north side of Route 4. It has approximately I 100 feet
                of frontage on Little Bay.

                       The farm was purchased by the Town of Durham in 1989. The land was purchased by the
                Town "to preserve its scenic vistas, provideforfuture municipal purposes, preserve open
                space, provide a healthful and attractive outdoor environmentfor work and recreation, and to
                conserve land, water, forest and wildfifie resources. "

                       In 1995 the Strafford Regional Planning Commission and the Town of Durham received a
                grant from the New Hampshire Office of State Planning, New Hampshire Coastal Program to hire
                a consultant to prepare a master and a management plan for the process. The Strafford Regional
                Planning Commission issued a Request for Proposals for the work. It received four proposals
                from consulting firms. After interviewing three of the firms who submitted proposals it selected
                one of the firms, The Cavendish Partnership Inc., to perform the work. The following documents
                the planning process and planning and management recommendations for the Wagon Hill Farm.

                2B COMMUNICATIONS STRATEGY


                       To insure full public participation in the planning process the consultant and the Town
                developed the following communications strategy. First, the consultant would carefWly review
                previously prepared studies completed by the Town. If appropriate, incorporate the findings into
                the planning process. Second, the public would have an opportunity to work with the consultants
                in developing a plan at three planning workshops. Third, the public would have a toll free number
                to call to offer comments and suggestions. Fourth, the public would be encouraged to provide
                the consultants with written comments. And finally, the consultants would be available to present
                their findings at the Durham Day Picnic at Wagon I-Ell Farm. In addition, the consulting team
                would work with the Town of Durham Recreation Committee in developing the Master and
                Management Plan. The planning process was divided into four steps.- inventory and analysis:
                workshop #1 to review the findings: conceptual plans; workshop # 2 to review the plans; and final
                plans; and the Durham Day Picnic and Council Meeting to review the final master and
                management plans.















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                                                                                                                                                                                                                                                                                                Durham, Aleov 11anipshire
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               2C INVENTORY AND ANALYSIS


               Existing Site Conditions

                       The 139-acre site is located three miles from downtown Durham on Route 4. The site is
               bisected east to west by Route 4 with 100 acres to the south and 3 9 acres to the north. The farm
               has not been used agriculturally for several years and indigenous plants have begun to reclaim the
               pastures north of Route 4 and to some degree around the perimeter of the southern parcel, Gently
               rolling fields are the dominant feature of the parcel south of Route 4. (See Location Map)

                       The openness of the meadows affords distant views to Little Bay to the south and Oyster
               River to the southwest. The high knolls create an opportunity for significant views across the 100-
               acre parcel. The views from the shores of the Oyster River are exceptionally good. The views of
               Route 4 may be considered undesirable due to the heavy volume of automobile and truck traffic.
               The "wagon" is the focal point on the property for motorist traveling on Route 4.

                       There are a number of important historic sites and structures on the property. The most
               prominent historic feature of the site is the Bickford-Chesley farmhouse and its surrounding
               foundations. The Davis graveyard and the area where the garrison house once stood are also
               important features. On the northern parcel are the remains of a school house close to Route 4.
               The history of the site could be interpreted to provide a strong focus for future improvements.

                       The existing trails system traverses the southern portion of the site with trails in both
               meadows and wooded areas. Overall the trails are in excellent condition, however, some
               degradation has occurred due to excessive use in sensitive areas by pedestrians and equestrians.
               Improved surfaces and the introduction of some structures in sensitive areas could prevent future
               degradation in wet and shoreline areas. If the number of visitors continues to increase, the trails
               will have to be surfaced with a material that will help define and maintain the walking surfaces
               while at the same time providing a surface suitable for physically and visually impaired visitors.

                       The prevailing winds come from the northwest, however, the site's proximity to the coast
               make it susceptible to local coastal weather patterns. The average temperatures on the site do not
               differ dramatically from normal inland conditions ... average daily temp 60 degrees Fahrenheit
               for a high and 34.5 degrees Fahrenheit for a low. The warmest areas of the site are the fields with
               a southwest orientation on the 100-acre parcel. The normal annual rainfall is 42.18 inches. (See
               Existing Conditions Map)

               Elevation and Surface Hydrology

                       The site has two distinct high points. The northern high point is at the most northerly
               portion of the 39-acre parcel along Watson Road. Water drains from this area and collects in the
               wetland adjacent to Route 4. The other high point is on the 100-acre parcel and is where the
               wagon is located. Water drains from this ridge north to the wetlands along Route 4 and south to

                       In the Davis Creek to the Oyster River water that collects in the wetland along Route 4









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                eventually exits under Route 4 - westerly to Smith Creek and into the Oyster River. (See
                Elevation and Surface Hydrology Map)

                Slope Analysis

                       The slope analysis data was derived from United States Geological Survey mapping and
                site observations. The slopes are generally gradual to moderate on the 39-acre parcel with no
                areas above 10% gradient. The steepest slopes, in excess of 10% are on the 100-acre parcel
                around the farmhouse; along the southerly and westerly shorelines; in the gravel pit; adjacent to
                the knoll with the wagon; and along Davis Creek. The remainder of the 100-acre parcel has
                gradients within the 2 to 10% range. (See Slope Analysis Map)

                Soils Analysis

                       Soil information was derived from the Soil Surygy of Strafford County, New Hampshir
                prepared by the United States Department of Agriculture - Soil Conservation Service and the
                Soils Potential Report, prepared by the Strafford County Conservation District. The following soil
                types have been identified on the Wagon Hill Farm site. (See Soils Analysis Map)

                       Be      Biddeford Silty Clay on a small portion of the 39-acre parcel
                       BzB     Buxton Silt Loam - 3 to 8% gradients on the 100 and 3 9 acre parcels
                       GV      Gravel Pit located on in the southwest portion of the I 00-acre parcel
                       HcB     Hollis-Charlton - fine sandy loams on top of the knoll on the 100-acre parcel
                       HcH     Hollis-Charlton - on 8 to 15% gradients on the 100-acre parcel
                       HfC     Hollis-Gloucester - fine sandy loams, on 8 to 15% gradients on the northeast
                               portion of the 39-acre parcel
                       ScA     Scantic silt loams on 0 to 3% slopes on the majority of the 39-acre parcel and in
                               the low lands adjacent to Route 4 on the I 00-acre parcel
                       SfC     Suffield silt loams on 8 to 15% gradients along Davis and Smith Creeks
                       Ta      Tidal Marsh - along the shores of the Oyster River

                       The Soils Potential Report identified 48 acres on the 100-acre parcel (Bzb and SfC) as
                having medium potential for recreational development. The remaining 92 acres were poorly
                drained with low to no potential for recreational development.

                Vegetation

                       This information was derived from a report entitled, Summ4a of Existing Potential Bio-
                diversAy of Wagon Hill Farm, Durham, New Hampshire, by Auchly, Jones, Kimmel, Midura,
                1990. The report identified forty four-different plants. The types of vegetation are indicative of
                the micro climatic and soil conditions of the site. The white pine stand is significant in that
                historically the British Navy harvested white pines for ship masts from this region. The diverse
                plant material also provides food for a variety of wildlife that lives on or in close proximity to the
                site. The site may be suitable for an arboretum or coastal botanical garden. (See Existing
                Vegetation Map)










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               Wildlife and Domesticated Animals


                      This information was also derived from the SummM of Existing and Potential Bio-
               diversi1y of Wagon Hill Farm, Durham, New Hampshire report that identified birds, mammals,
               and coastal flora and fauna. There were fourteen bird species identified on the site and in addition
               another 28 species were identified as having the potential to utilize the site. Eleven mammals and
               two sea creatures were also identified. The site is used extensively by visitors walking and
               running dogs. Dogs (domesticated or otherwise) are natural predators for a variety of animal
               species and they are naturally perceived as a threat by mammals and birds, even if they don't
               physically harm them. Dogs may threaten other species by leaving scent, making noise or by
               disturbing habitat areas. Dogs running loose can trample plants and unattended leave scat
               throughout the site. It is recommended that the management plan should provide an opportunity
               for dog owners to continue to bring their dogs to the farm if specific area's are designated for
               walking dogs with leashes and for allowing dogs to run free. In addition, existing leash laws
               should be strictly enforced and owners should be responsible for removing scat from the farm.
               Preservation and enhancement of the wildlife of should be encouraged to create a balance in
               natural, economic and social use of the site. (See Wildlife and Their Habitats Map)

               Shoreline Conditions


                      The existing shoreline conditions are a result of soil and ice and tidal forces and human
               intervention. Segments of the shoreline indicate over use by visitors which has created erosion.
               These unnatural conditions (pathways) are exacerbated by natural conditions including wind, tidal
               and ice forces. This erosion, unchecked, has and will continue to result in degradation of the
               shoreline and salt marshes, negative impacts on wildlife, shell fish and fish habitats. It is
               recommended that a shoreline stabilization program be implemented as soon as possible. The
               measures taken should as minimally as possible, emulating the natural conditions of the shoreline.
               Rip-rapping should only be used where absolutely necessary and whenever possible plant
               materials or erosion control fabrics should be used. The farm site is susceptible to flooding during
               the I 00-year flood stage and flooding should not impact most recreational uses. (See Waterfront
               Existing Conditions Map)


               Water-based Recreation


                       The farm is primarily used for land-based recreation. The potential for boating is limited
               due to tidal conditions, water depths and a shoreline that is naturally limited for launching boats.
               The installation of piers and boat landings may be difficult to permit and implement due to the
               currents, ice and tidal conditions. Swimming is now taking place on the I 00-acre parcel on a
               limited basis. The site is not ideal for swimming due to tidal conditions and the water currents and
               it is not recommended that this activity be encouraged to expand for both safety and
               environmental reasons. Environmentally the salt marshes are particularly sensitive to pedestrian
               activity which may result from the unplanned expansion of existing swimming areas. Limited
               access from the water by canoes and kayaks is now taking place and has a minimal impact of the
               farm as long as the access points are defined and controlled. (See Waterfront Existing Conditions
               Map)
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               Historical/Architectural Analysis

                       The predominant visual characteristic of the site is open space. The architectural character
               of Wagon Hill Farm is a direct reflection of the history of the site. The barns, warehouse, and the
               original Davis home are now gone. Perhaps with some careful interpretation, their stories can be
               uncovered. The remaining house and carriage barn (circa 1806) still have a great deal to tell us.
               For this analysis, we have relied on Wagon Hill Farm - Past, Present and Future, an unpublished
               master's degree thesis by Kari Ann Federer, conversations with James Garvin of the New
               Hampshire Division of Historic Preservation: the Architectural Heritage of Piscataqua; and
               several visits to the property for measurement and observation.

                       In the words of Proposed Uses of Wagon Hill Farm, the report of the Wagon Hill Farm
               Committee,

                       " Ae tract of land now called Wagon Hill Farm was operated as afarm for three
                       centuries. For most of that period, the farming activities at Wagon Hill Farm were
                       typical of rural Durham. . . "

                       This typical character is important in defining the critical elements of the farm as a whole
               and specifically the architecture. Although it does not represent an outstanding example or "high
               water mark," many specifics of the Bickford-Chesley House provide good examples of typical
               rural development patterns of the 19th century New Hampshire and, as such, are invaluable.

                       The Bickford-Chesley house is an intact architectural resource, circa 1806 vernaculars
               (High Style) Federal House for a tenant farmer (with some interesting modifications, perhaps to
               provide space for an itinerant owner). The house provides a focus and an identity for the property
               as a whole. The house has ongoing maintenance issues of serious consequence (roofing, moisture,
               windows, etc.) which require significant money. The house is quite "tender" relative to its
               potential adaptive reuse as a public building. It is fair to say that extensive public use would create
               a major conservation issue. In addition, the present lease agreement as a private dwelling in the
               public preserve may create some conflicts in the long term use of the building.

                       The barn "ell" is in a deteriorated condition. It is probably hazardous to the public.
               Previously prepared reports have recommended reconstruction. Other building sites in the form of
               ruins are readily obvious to the visitor who passes through the farm yard parking lot. The
               development of an access road and parking is a potential threat to the foundations of the former
               cider mill, dairy barn and lean-to. Reconstruction of the stone wharf on the Oyster River
               represents an outstanding opportunity for adaptive re-use.

                       The location of the Davis Homestead is to be determined. It seems likely that the
               foundation was lost during gravel excavations. Determining its location would aid in the
               interpretation of the earliest colonial uses of the site. Other pre-colonial uses are probable but
               unknown. The undisturbed areas of the site adjacent to the river represent a significant potential
               for archaeological resources.








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                        The settlement pattern of the Wagon Hill Farm, starting as it did with the utilization of the
                river for principal commercial transportation, shifting over the (19th Century focus) to the
                turnpike road, offers a clear graphic presentation of growth and development of the seacoast
                economy. The intact thread of the historic connection from the river to the turnpike road turns to
                a valuable example and a compelling argument for public ownership of the Wagon Hill Farm.
                Opportunities available for public access to the river are extremely limited in 1995.

                Summary of Architectural Development on the Property

                The site known as Wagon Hill Farm has a long and complex history. Some principal moments in
                this continuum are:


                        Pre-colonial human uses of the site are probable, but unknown. The undisturbed areas of
                        the site in context of the river represent a significant potential archaeological resource.

                        The settlement pattern of the Wagon Hill Farm, starting as it did with the utilization of the
                        river for principal commercial transportation, shifting over the (I 9th C.) focus on the
                        Turnpike Road, offers a clear and graphic presentation of growth and development of the
                        seacoast economy.

                        The Farm was originally settled by John Davis and Jane Peasley with their many children
                        (1655). The location of the Davis Homestead is to be determined. The foundation was lost
                        during gravel excavation (circa 1930s). Determining its location would aid in the
                        interpretation of the earliest colonial uses of the site.

                        As part of the original Davis occupation of the site, a rubble stone wharf structure was
                        constructed on the river bank adjacent to the present day picnic grounds. There are
                        accounts of a warehouse adjacent to or on the wharf. There was no significant overland
                        travel available until the turn of the century.

                        In 1798, Davis heirs sold the Farm to Captain John Bickford, who redeveloped the
                        property significantly by constructing a new house, circa 1806. The new house was sited
                        as we know it today, at the top of a knoll facing the also new Turnpike Road. This was
                        one of seven farms owned by Captain Bickford. All operated by tenant farmers.

                        This house was a two-story, center hall, five-bay, Federal style, framed building with a
                        hipped roof There are some interesting plan variants from the "normal" (separate stairs at
                        the front and back of the house allow areas of the house on both floors to be independent
                        apartments). Perhaps this was designed to accommodate Captain Bickford on his travels
                        to visit his various holdings in Gilford, New Holderness, and Durham. See attached Field
                        Visit Report and floor plans for additional detail (Appendix). Other structures, barns, etc.
                        certainly occupied the site.

                        Captain Bickford was killed on a voyage to S. Afhca in 1814. The Farm was run by his
                        wife until 1829, when shares were transferred to Samuel Chesley. It remained in the
                        hands of the Chesley fan-dly for the next 130 years.







                      The hipped roof was replaced by a 4-bay gable roof (12:12), perhaps reused from an
                      earlier structure. At that time, the comer trim and roof edge, some window trim and
                      interior modifications were done. See Field Visit Report for details (Appendix ).

                      The house was subsequently enhanced by the addition of the "piazza" on the south side of
                      the building (mid-1800s). The "ell" was built some time later (1870s?), and a carriage
                      barn at the turn of the century.

                      There are accounts, photographic records, and foundations remaining from a "cider
                      house" and "English bam" adjacent to the house. As in many such typical New England
                      farmsteads, the texture and enclosure of the barn yard made a memorable place,
                      particularly in contrast with the open fields and water views








               Analysis Zones

                      Based on the preceding Analysis Zones Map was created by combining the site inventory
               and analysis findings into a single map. The map is essentially a series of "overlays" of previous
               mapping. The site was divided into three zones. Each of the zones was rated in terms of its
               potential for "recreational development." Zone I - has limited development constraints - it has dry
               soils, gradual slopes, no view shed interference and low impact on the environment. Zone 2 - has
               moderate recreational development potential - it has dry soils, some steep slopes, there are
               potentials for interrupting view sheds and the wooded areas could be potentially impacted. Zone
               3 - has limited recreational development potential - it has wet soils, steep slopes and potential
               environmental impacts. (See Analysis Zones Map)









                                                                                                                                       WAGON HILL FARM
                                                                                                                                       Durham, New Hampshire
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                2D Workshop # 1 - Review Findings and Make Suggestions

                       To solicit public input regarding the planning and management of the farm a planning
                workshop was held on June 15, 1995. Citizens from throughout the region were invited to attend
                the workshop. The workshop was divided into two sessions. During the first session Recreation
                Committee members and the consulting team presented results from the recreational survey
                conducted by the Recreation Committee and Inventory and Analysis findings. In the second
                session the participants were divided into four smaller groups. Each of the groups listed what they
                like about the farm and discussed how they would like to see it developed from a recreational
                standpoint. The following is a list of important issues the participants would like to see addressed
                and incorporated into future design concepts.

                Planning & Design Suggestions

                I .    Preserve/maintain W.H.F. like it is.
                       - Open Vistas (* *)
                       - No changes in topography
                2.     Minimize the cost of any development.
                3.     Create active recreation fields.
                       - Soccer
                       - Cross country races.
                4.     Preserve for passive recreation & history.(***)
                5.     Educational or Interpretive Trails and signage.(***)
                6.     Be aware of traffic safety at Route 4.
                7.     Balance the costs and revenues.
                8.     Develop a variety of uses.(***)
                9.     Access to the river and from the river.
                10.    Multi-seasonal uses.
                11.    Farm a portion of the property.
                12.    Develop a partnership with U.N.H.
                13.    Sell the north forty.
                14.    Restore and preserve the farm house.
                       Uses for the farm house.
                       - Cafe
                       - Historic town storage.
                       - Weddings
                       - Artists retreat
                       - Bed and Breakfast
                       - Commercial area
                       - Conference center
                       -Math and Science education center
                15.    Run a yearly community camp out.
                       - Bonfires and discussions
                16.    Connect a bike path to the site off of Route 4.
                17.    Mini Tanglewood Amphitheater
                       - Brown Center for Outdoor Living
                       - Noise a concern







                        - Close proximity to Great Woods at Pease a concern
                18.     Limit development on property.
                19.     Create an arboretum, add trees and plants with labels.
                20.     Propose mock colonial militia battles.
                21.     No dock facilities.
                22.     Restore trail links off Watson Road.
                        - Crossing Route 4 a problem.
                23.     Frisbee Golf Course
                24.     Shape land to maximize sledding opportunities.
                25.     Have 4th of July Fireworks here.
                26.     Hold Special Events but limit the number throughout
                        the year. (* * *)
                         Like the Vildng ship that's coming from Nova Scotia.
                         Ducker's Day
                27.     Corporate retreat
                28.     Get the youth and schools of the town involved in the planning.(**)
                29.     Playground for small children.
                30.     Expand the uses, there's nothing for small children in the summer.
                31.     Community Supported Agriculture (C. S.A.)
                32.     Incorporate active uses without sacrificing aesthetics.
                33.     Need a boat dock
                34.     Need more parking
                35.     Parking on the north forty.
                        -Crossing Route 4 a problem
                36.     Develop a farm theme involve the 4-H, active farming is limited in Durham.
                37.     Farm museum like the one in Farmington.
                38.     Have C.S.A. donate to food pantries.
                39@     Demonstrate farming techniques of the 1850's, etc,
                40.     Develop compatible activities:
                        - Drawing
                41.     Site is under utilized, not popular enough.
                42.     Allow dogs but enforce leash law and institute a pooper scooper law.(**)
                43.     No dogs
                44.     Have specific guided horse trails.
                45.     Swap north 40 for more land along the water.
                46.     Develop north 40 for active recreation.
                47.     Popular level science niche.
                48.     Environmental school.


                Suggestions for Management of the Property

                I .     Should the site be open to nonresident, and if so, do we charge them.(***)
                2.      Concerns about overuse and/or trashing the place.
                3.      Restore the house using professional volunteers.
                4.      Seek groups to restore room by room and erect plaques of recognition.
                5.      Make this a community building effort, e.g., barn raising
                6.      Landscape maintenance by volunteers.







               7.     Market property for weddings.
               8.     Wagon Hill Farm is too big for Parks & Recreation Committee.
                      - Have a separate body with Conservation Commission, Parks & Recreation,
                      Historical society.
               9.     New W.H.F. organization should take study trips to similar properties.
               10.    Surf the "Internet" for more information.
               11.    Bikes and horses are too destructive and should be barred from
                      the property.
               12.    Manager, caretaker on site?
               13.    Make management self-funding.
               14.    Keep public works for maintenance.
               15.    Lease the grounds and buildings to groups.
               16.    Volunteerism very important.
               17.    Cannot limit public access vs. private functions.
               18.    Financially self-supporting.
               19.    Minimize the bureaucracy
               20.    Accessible to handicap? if use federal monies.
               21.    Establish a dog run zone.
               22.    Consider all possible liabilities,
               23.    Have Durham Sticker for use.


               Suggestions for Financing

               1 .    C.S.A. to be fully funded by subscription - farmer on site.
               2.     Self funding for operations only.
               3.     Rent house/land for upkeep costs.(**)
                      - Stone School would have paid
                      - Problem because such uses tie up site for exclusive use.
               4.     Self-funding is unrealistic look for grants, foundations(")
               5.     Non-tax funding has strings attached.
               6.     Harvest timber
               7.     Have a juried craft fairs
               8.     Sell Raffle, Lottery tickets.
               9.     Sporting events, contests,
                      - l0k race
                      - Boat races
               10.    Trust Fund exists but there is no money in it.
               11.    U.N.H. research grants
               12.    Hay the fields
               13.    Contact this old house to help restore the building.
               14.    Sell the whole thing.
               15.    Corporate sponsorship for development.
               16.    User fees
               17.    No user fees
               18.    Invest $ to make $
               19.    Where is the $15,000 allocated for painting the house?
               20.    Additional taxes
               ***    Indicates repeat suggestions group to group.








              2E Conceptual Plans

                     Following the workshop the consulting team reviewed previously prepared plans and the
              inventory and analysis data and prepared the following three conceptual plans. (See Maps)

              Concept A: Conservation / Preservation

                     This concept represents the improvements needed at the farm to maintain it as a public
              park.

              I .    The reconstruction of the horse barn is necessary if these facilities are to withstand
                     normal weather conditions. (Snow Loading, Wind, Rain). If the horse barn becomes a
                     public space the present structure is not stable and would require significant
                     reconstruction or renovation. The most cost effective solution would be to replace the
                     barn. The replacement cost including public restrooms and undeveloped storage
                     space above would be approximately $250,000.

              2.     Farm house and "ell" repair and maintenance to bring the building up to local building
                     codes. Approximate cost - $120,000.

              3.     Resurfacing the trails is the one of the easier components to implement in this concept.
                     Utilizing volunteer labor and donated or recycled materials this could be a low cost
                     improvement. A certain amount of earthwork preparation may be required but the bulk
                     of the work would be spreading mulch on the designated trail system. An interpretive
                     signage system could be designed by a UNH student as part of a thesis.
                     Cost - Variable.


              4.     Adding parking to the site will require sensitivity. The area around the farm house is
                     most appropriate for parking to take advantage of restroom facilities and the proximity
                     to a museum or meeting facility. By creating the parking along the existing
                     topography the visual and environmental impact of the parking area would be
                     minimized. The area should be surfaced with gravel or crushed stone so that water
                     could drain efficiently and require minimal storm water treatment. Access to the
                     basement level of the house would make it possible to build restrooms in the horse
                     barn. Gravel for the parking area may be able to be mined on site and with Town or
                     donated labor there would be a minimal cost for the parking improvements. Potential
                     cost of materials; crushed gravel $13-00 - $18.00 per cubic yard. Approximately 251
                     cubic yards needed equals $3263.00 - $4518.00

              5.     Designating five acres for agriculture has been included to keep options open for
                     Community Supported Agriculture or similar activities. The interest in such an
                     organization has come up several times in discussions of possible uses for the farm.
                     Cost - Variable.


              6.     An outdoor classroom/gathering space could be created in the gravel pit area. After the







                      site has been graded (possibly following gravel extraction for parking areas) Scouting
                      or conservation organizations could rough cut logs for benches or simply arrange large
                      stones for seating and a fire pit could also be constructed. The classroom could be
                      integral part of an interpretive trail system. Cost - Variable

               7.     The shoreline is in a state of deterioration and it is not anticipated that it will stabilize
                      itself naturally. Shoreline stabilization along the water's edge should take two forms: a
                      hardened edge installation of a rip rap slope. This would be appropriate in limited
                      areas above the salt marsh fringe to prevent continued erosion. Rip rap would include
                      filter fabric insulation - $350.00 per linear foot.

                      A softer form of shoreline stabilization would require the installation of vegetated fiber
                      roll along the toe the slope backfilled with soil suitable for the salt marsh plantings.
                      The system would include palette mats that are pre-vegetated to begin the initial re-
                      vegetation of shoreline areas. This method is most desirable where the salt marsh has
                      eroded and replacement is required to prevent further degradation of the salt marsh.
                      Vegetated shoreline stabilization - $155.00 per linear foot.

               Concept B: Wildflower Farm / Gift Shop

                      This concept includes the first seven elements from Concept A and the further
               development of the space in the farm house complex and establishes the wild flower fields
               throughout the 100-acre parcel..

               1.     Restoration of the ground floor of the house for museum/office space - $132,000.00

               2.     A caretaker's apartment with new stair and kitchen at the ell - $5500.00
                      Improvements to the upper barn storage space - $57,090.00

               8.     Parking for 150 cars would nearly double the amount of parking from Concept A and
                      allow for large events of 100 people or more to happen. Earth moving services could
                      be donated. The cost of materials without donations would be approximately
                      $8,000.00

               9.     Selling the northern 39 acres is contingent on a number of factors; it may not be
                      suitable for development due the wet soils, and as a result, may not be able to
                      command a high sale price. Further soil investigations will be needed to determine a
                      sale price. Previously prepared studies have indicated the land has little value.

               10.    Planting wild flowers on the lower 100 acres is an exciting proposition. After the initial
                      investment of cultivation the fields would require little maintenance and would
                      provide years of lasting beauty to the site. The flowers would enhance the setting for
                      weddings and conferences. One possible alternative may be to have a local grower to
                      develop an agreement with the Town of Durham to plant and manage the fields at their
                      own expense and the Town would provide them with free work and retail space in
                      return. Cost - $8000.00. Construction of retail space variable.







               11.    A footbridge at Davis Creek would help protect the wetlands that are now being
                      jeopardized by people crossing the creek. The cost could be minimized by
                      donated labor (e.g., Eagle Scout Project) and materials. Full cost construction without
                      donations - $50.00 per square foot or approximately $10,000.

               12.    Open gazebo structure would provide protection for the rocky slopes at the high point
                      by Stoney Brook Cove and become a part of the interpretive trail system as well. The
                      site is also a potential backdrop for wedding photography. Cost - $50.00 per square
                      foot. Approximately 500 square feet needed equals a $25,000.00 structure.

               13.    It would be difficult to secure Army Corps of Engineers permits for a new wharf and
                      floating dock because the structure would have to withstand ice forces and would have
                      to he a substantial structure. To reach low water the structure would need to be several
                      hundred feet long. Cost - $182,880-00

               14.    Rebuilding the cider mill could happen if the new use could pay for the costs of
                      construction and/operation. Construction Costs: $153,600.00..

               Concept C Wedding Pavilion / Boathouse

                      This concept includes the first fourteen items from Concepts A & B and includes
               reconstruction of the dairy bam which could be used as a Town meeting space, conference or
               wedding facility and proposes a boathouse at the wharf structure.

               15.    The boat house and/or bathroom facility at the wharf should be looked at closely. The
                      problems of running water, sewer lines, and electricity on a pier can be long-term
                      maintenance issues. The utility lines would be susceptible to freezing or damage from
                      wave and ice conditions under the pier structure. The boathouse may be more suited to an
                      upland location with sufficient room immediately in front for users to work on boats and
                      allow easy transfer of boats in and out of the boathouse. In addition, with the presence of
                      wetland vegetation on the outer portions of the wharf area it is unlikely that construction
                      over that area would be allowed. Cost - $81,000.00

               16.    A 400-seat conference space could at the dairy barn site. It would require a first floor of
                      6,788 square feet. The facility in combination with the wild flower fields could provide an
                      attractive and marketable meeting facility. Cost - $676,800.00






               Workshop #2 - Concept Evaluations

                       The following input was gathered at the July 12, 1995-public workshop. This
               information will be incorporated into our team's final recommendations for a master plan and
               management plan. These notes summarize the workshop participant's input. The participants
               were divided into three groups. Each group had an opportunity to review and discuss each of
               the concepts. Each of the plans was rated by the participants as follows: "great-implement,
               good-investigate, and bad-discard. ". All elements thought to be great ideas will be
               incorporated in the plan. Elements thought to be good ideas will be included as items which
               need further investigation and that may be incorporated at a later date. Ideas thought to be bad
               ideas by the group may be discarded or put left for further investigation. The management
               plan will address specific ways to fund each of the preferred elements.

               CONCEPT A: CONSERVATION / PRESERVATION


                       As a whole this plan was accepted by each of the workshop groups with some
               modifications to certain elements.


               1.      Reconstruction of the barn for some type of meeting facility and public restrooms.

                       Despite the price tag attached to this element the participants thought this was a "great"
                       idea. Many citizens emphasized the importance of deferring costs by trying to use
                       some the timbers from the existing structure, perhaps using the existing framework
                       with new finish work. There was some support for demolishing the present structure
                       and waiting until money was available to erect a new structure. Most people agreed
                       that this was a great opportunity for volunteer labor to reduce the price as well.

               2.      Repair & maintenance of the farm house and ell.

                       This seemed to be a priority. The majority of the participants thought this was a
                       "great" idea and should be the first element addressed once money was made available.
                       The house and "ell" were seen as important to the historic value of the farm and
                       preserving them was important to the future of Wagon Hill Farm as a public facility.

               3.      Resurfacing of trails.

                       The participants agreed that this should be implemented and made suggestions to divert
                       trails from sensitive areas to deter erosion. Suggestions included investigating existing
                       facilities at the Urban Forestry Center in Portsmouth which has interpretive trails and a
                       meeting facility and at Sandy Point in Stratham.

               4.      Parking for 80 cars.

                       Most participants gave this idea a conditional "great" rating. The conditions include
                       keeping the surface gravel, making sure that the lot was plowed in the winter, and
                       redefining existing entry road and parking so that past problems with circulation can be
                       avoided.














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               5.     Designate 5 acres for agriculture.

                      Without exception this was thought to be a "great" idea.

               6.     An outdoor classroom & campsite.

                      After some discussion as to the location of the proposed camp site this was given a
                      "great" rating. At issue was the location; some thought a location closer to the river
                      was more appropriate, so that water would be closer to camp fires. It was pointed out
                      that the scouts used the grove site next to the river for years before the town bought the
                      property -


               7.     Shoreline stabilization.


                      There was a consensus among the participants that this work needed to be done and
                      was given a "great" rating. It was also suggested, that realigning the trails may be the
                      best way to prevent future degradation of the shoreline.


               CONCEPT B: W]ILDFLOWER FARM / GEFr SHOP


               On the whole this plan had both good and bad idea ratings.

               8.     Expanded parking for 150 cars.

                      This element was given an overall rating of "good" if the parking was used on a
                      temporary basis for overflow.


               9.     Sell the "North 40" with trail easement


                      This element received a "great" rating and most thought that any amount of money
                      generated could be used to repair and maintain the farm complex or the trail system.

               10.    Wildflower Fields (20 acres)

                      The participants thought this idea had merit but required some further investigation
                      and therefore was given a "great/good" rating. There was some concern as to whether
                      the environmental impact of increased use of the farm would outweigh the beauty and
                      aesthetic of such a proposal. Some thought that the Emery Farm across Route 4 may
                      be interested in helping with the fields as an extension of their cut flower business.

               11.    A Footbridge at Davis Creek

                      The participants supported this idea and gave it "great" rating.

               12.    A gazebo lookout

                      The participants gave this a "good" but wanted to investigate the idea further. Perhaps
















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                                                                                                                                             13                                                    Concept Q
                                                                                                                                                                                                   Wedding Pavilion/,Boathouse







                       eliminate the gazebo structure and propose a simple boardwalk to protect the shoreline.

                13.    Wharf structure with bathrooms.


                       The majority of the participants felt that a wharf was an unnecessary expense and was a
                       "bad" idea. However, there was support for permanent environmentally sensitive
                       bathroom facilities by the water.

                14.    A gift shop at the cider house

                       In general the participants thought this was a "great/good" idea, but required future
                       investigation to determine whether local businesses would be effected.

                CONCEPT C - WEDDING PAVELION / BOATHOUSE


                       This plan represented a complete build out scenarios for the farm.

                15.    A boathouse at the wharf.


                       The majority of the participants thought this "bad" idea. However, some thought that
                       if a local rowing or boating club were to fund, permits and build such a facility it may
                       be worth further consideration.


                16.    A 400-seat pavilion at the dairy barn site.

                       The participants were hesitant to give this idea their full support and therefore assigned
                       "good" rating. Concerns were expressed about turning the farm into a commercial
                       venture and compromising the recreational value of the property. It was suggested that
                       the barn / conference center site be reserved for future consideration. It was also noted
                       that the Town does not have adequate space for large meetings.


                2G PREFERRED PLAN


                       The preferred plan is based on previous studies prepared by and for the Town, inventory
                and analysis findings, workshop input and recognized standards for the design and implementation
                of recreational and architectural improvements. In addition to public comment at the workshops
                the consulting team received letters and phone calls. These comments have also been
                incorporated into the final plan.

                       An open and consensus building planning process is by its nature a series of compromises.
                This plan represents our best effort to satisfy the thoughts of individuals and groups that have
                participated in previous studies as well as this one. The plan should be viewed as a guide or a
                tool. It is important to adhere to the basic goals and objectives of the plan. It may be necessary
                to make adjustments in the details of implementation to match capital and human resources and
    40          respond to market forces.








               2H PRESENTATIONS


                      On August 12, 1995, the consulting team was on hand for the Durham Day festivities at
               the Wagon Ell Farm to explain the Master Plan and conduct tours of the site, the waterfront and
               the buildings. The tours and presentations were conducted for groups of people and individuals
               alike. On August 15, 1995, the consulting team presented a draft of the final plan to the
               recreation committee for review and comment. Based on the comments final revisions were made
               to the plans and report. A final presentation was made to the Town Council on August 21, 1995.

















                                                                                                                        3
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                                                     I







               SECTION THREE: THE PREFERRED PLAN


               3A DESCRIPTIONS


                       SITE U14PROVEMENTS


                       I      The sale of the forty-acre parcel has been discussed in previous studies. The
                              value of the property for recreation is limited because of the poor soil. The site
                              could be divided into four house lots. Soil Conservation Service mapping
                              indicates that the soils may be able to sustain on-site septic systems. After
                              proper tests are performed, the site could be appraised, possibly subdivided and
                              sold to provide funds to maintain or upgrade the farm house.

                       2.     Applications should be filed with the NHDOT for a deceleration lane and a
                              turning lane to be striped at the entrance to improve visibility and safety for cars
                              entering and exiting the site.

                       3.     A parking lot for 80 cars would provide sufficient parking for the meeting barn
                              and keep the circulation through the farm yard clear. The lot should be
                              surfaced with gravel or crushed stone so that water will drain efficiently and not
                              require storm water treatment. By minimizing cut and fill and blending the
                              parking area with existing topography the visual impact of the lot will be
                              minimized. Overflow parking can be directed into the fields to the south and
                              west of the proposed lot.

                       4.     Setting aside 5 acres for agriculture will keep the land from the proposed
                              parking lot to Smith Creek available for programs such as Community
                              Supported Agriculture. Although there is limited interest at the present time, by
                              setting the land aside the Town's options will be open for future considerations.

                       5.     The area known as "The Point" where Smith Creek meets the Oyster River will
                              require some type of structure and/or protection to prevent any further erosion.
                              The area is a part of the pristine marsh system identified by The Durham
                              Coastal Method Inventory & Evaluation Project (D.C.M.T & E.P.). The
                              structure will be a valuable spot to observe wildlife in the river and marsh.
                              Some of the shoreline degradation is caused by ice and tides, however, most of
                              the impact in this area is from human intervention.

                       6.     The outdoor classroom is located in the gravel pit because of the sandy soils that
                              provide good drainage for tenting camping and outdoor gatherings. The
                              previous site in the Chesley Grove has wet soils and is too close to the pristine
                              marsh system. A simple arrangement of rough cut logs can serve as a fire circle
                              and a classroom for scouting groups and area schools. This site has educational
                              value as well, as the site of the Davis Garrison.






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                                                                                      WAGON HILL FARM
                                                                                      Durham, New Hampshirg
                                                                                      Master & Managementflan







                               7.      The plan shows an area set aside for the reconstruction of the Dairy Barn
                                       and the Cider House because of its historical, educational and
                                       development potential. At some point in the future the Town may
                                       decide to rebuild the Dairy Barn as a conference center for up to 400
                                       people, and rebuild the Cider House for retail space. The circulation
                                       through the farm yard will be improved by locating the parking to the
                                       west of the new carriage barn.

                               8.      Placing benches at intervals around the trail system will provide rest
                                       stops and educational vantage points throughout the property. The
                                       Smith & Hawken bench specified will hold up to harsh seacoast weather
                                       conditions and is a design which is appropriate to the site.

                               9.      Planting wildflowers on the property will increase the beauty of the
                                       fields, increase the diversity of the wildlife on site, and decrease the long
                                       term maintenance of the fields. After the initial investment to prepare
                                       the land and seed the land, the fields will only need to be mowed once a
                                       year after the first frost. Planting in the spring is recommended so that
                                       adequate water from rain can establish the plants. As a pilot project the
                                       area south and west of the wagon should be planted to determine the
                                       viability and public value of wildflower plantings. If the successful
                                       phases two, three, and four can be added on a yearly basis.

                               10.     There is a desire to short cut the present trail system at Davis Creek
                                       bringing people through sensitive wetland habitats. Building a bridge
                                       structure will help prevent erosion from occurring at the crossing and
                                       will create a wildlife and habitat observation point along the trail. The
                                       construction of the bridge should begin by flagging the wetlands in the
                                       area and then creating a structure that effectively keeps people above the
                                       grasses.

                               11.     Trail system improvements include the spreading mulch to help keep
                                       people on the trail and to prevent root compaction through wooded
                                       areas. The new surface will help prevent people from tripping over tree
                                       roots or into holes as well. Areas such as the steep bank down to the
                                       beach in the southeast shoreline should either be closed off to prevent
                                       further erosion or re-vegetated with plant mattes to help protect the bank
                                       from further degradation. Simplifying the trails through the area south
                                       of the orchard will help keep environmental impacts to a minimum. If a
                                       phasing program is needed to defer the costs, the areas closest to the
                                       river and through any wet areas should be the first to receive the bark
                                       mulch.


                               12.     Protecting the pristine marsh system involves two steps. First areas of
                                       limited degradation should be re-vegetated using a pre-seeded mesh to
                                       reestablish plants quickly. The area around the point needs to rip rapped
                                       to protect the area from further erosion.






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                                13.     Provide parking spaces at the picnic area so that handicap vehicles can
                                        transport physically challenged people to the shoreline. This will
                                        involve an upgrade and extension of the present road to the picnic area
                                        and additional grading and gravel surfacing for four parking spaces.
                                        ADA signage will be needed by the spaces as well.

                                14.     Water service and electricity should be provided to the beach area as
                                        soon as the funds are available.


                        BUILDING MPROVEMENTS


                        Recommendations for Adaptive Reuse of Bickford-Chesley House

                        I .     Limit use of Bickford-Chesley House for general public (i.e., visitors center, museum,
                                comfort station, recreational center, etc.) in favor of limited traffic public use
                                (research center, office space ... ) with availability by appointment to tours.

                        2.      Reconstruct barn "ell" for required WC's, meeting room, etc., which would see
                                extensive public use. It may or may not be necessary to pursue the "purist"
                                reconstruction outlined by Makarewicz. The overall building form, finishes, etc. must
                                be compatible with the house. Areas of renovated structure could be utilized for
                                interpretive displays, etc.

                        3.      Potential exists for additional barn reconstruction if plans call for additional program
                                spaces. Care must be taken with road/parking design to preclude damaging remaining
                                fabric.


                        4.      Continuing a residential presence on-site appears to be a priority. Provide discrete
                                access/egress to living spaces, subordinated to otherwise public use of the property.

                3B PHASING PLAN


                Phase One - Building Improvements

                        The first phase of work would concern the immediate conservation needs of Bickford-Chesley
                House, ell, and carriage bam. This would include roofing, flashing, painting and repair of exterior
                clapboards and trim, elimination of water at the basement, reconstruction of foundations and floor
                structure at ell and barn.


                        Programs to be housed in the rehabilitated building would include housing continuing in the
                \two floors of the Bickford-Chesley House, a Town meeting room which would seat 150 people,
                and/or recreation space at ell and barn main floor with public toilets and off-site storage for DHA
                below. See attached floor plans (Appendix Q.







                Phase Two - Building Improvements

                       Additional work at Bickford-Chesley House to create an apartment at the second floor,
                opening up ground floor rooms for public (office) occupancy. It is intended that this would be a low
                traffic, relatively undemanding, use pattern. Additional work at upper barn and ell to create art
                studio/apartment/office space.

                Phase Three - Building Improvements

                I      The Cider Mill would be reconstructed to provide retail and storage space for the Wildflower
                Farm program, This phase introduces larger numbers of visitors to the site. A construction of a dairy
                barn with gable ends facing the road would restore the missing sense of enclosure to the barn yard.
                The conference center-barn would seat 400 people.







               X Project Budgets Building Improvements

               Project Budgets for the work outlined in the narrative and sketches above have been prepared as
               follows:


               Phase One


                       Repairs and exterior restoration of Bickford-Chesley House
                       1890 sf x $70/sf                                                        $132,300

                       Reconstruction and improvements at ell
                       3080 sf x $35/sf                                                          107,800

                       Replace the barn with public toilets at lower level, meeting room at      I st floor, undeveloped
                       (storage) above
                       (1221 x 2) sf x $85/sf                                                    207,520

                       Phase I Subtotal                                                        $447,600
                       ï¿½ Fees (9.5%)                                                              43,000
                       ï¿½ Contingency (15%)                                                        73,600

                       Phase One Total                                                                      $564,200


               Phase Two


                       Apartment with new stair and kitchen at ell
                       550 sf x $100/sf                                                          $55,000

                       Restore ground floor house
                       1890 sf x $70/sf                                                          132,300

                       Improvements at upper barn
                       1903 sf x $30/sf                                                           57,090

                       Phase Two Subtotal                                                      $366,290
                       ï¿½ Fees (9/5%)                                                              34,800
                       ï¿½ Contingency (15%)                                                        49,750

                       Phase Two Total                                                                      $450,840


                       Phase Three


                       New Cider Mill at existing Stone Foundation
                       1920 sf x $80/sf                                                          153,600

                       New Conference Barn
                       6768 sf x $100/sf                                                         676,800







                        Phase Three Subtotal                                                     $830,400
                        + Fees (9.0%)                                                               74,736
                        + Contingency (15%)                                                        135,770

                        Phase Three Total                                                                    $1,040,906

                3D      Project Budgets - Site Improvements


                Phase One


                Resurfacing of trails.
                        560 cubic yards ($5.00/cu.yd.)                                            $2,800

                        Parking for 80 cars.
                        A. Grading - 833 cubic yards ($5.00/cu.yd.)                               $4,165
                        B. Surfacing - 252 cubic yards ($13.00/cu.yd.)                            $3,276

                        Designate 5 acres for agriculture.

                        Outdoor classroom and campsite.

                        Shoreline stabilization
                        A. Rip Rap - 200 linear feet ($350.00/lin.ft.)                           $70,000
                        B. Vegetation - 20 linear feet ($ 155.00/lin.ft.)                          $3,000

                Phase One Total                                                                          $83,241.00


                PHASE TWO


                        Expand parking to 150 cars                                                 $7,441

                        Wildflowers 20 acres ($400.00/acre)                                       $8,000

                        Footbridge at Davis Creek
                        200 square feet ($50.00/sq.ft.)                                          $10,000

                        Structured overlook
                        500 square feet ($50.00/sq.ft.)                                          $25,000

                Phase Two Total                                                                          $50,441.00


                PHASETHREE


                Preferred Plan


                        Deceleration lane & turn lane                           Permits with NHDOT







                        Parking for 80 cars.
                        A. Grading - 833 cubic yards ($5.00/cu.yd.)                       $4,165
                        B. Surfacing - 252 cubic yards ($13.00/cu.yd.)                    $3,276

                        Set aside five acres for agriculture

                        Structured overlook
                        500 square feet ($50.00/sq.ft.)                                   $25,000

                        Outdoor classroom and campsite.

                        Benches - 10 @ $675.00 per bench                                  $6,750

                        Wildflower planting pilot program                                 $2,080
                        5.2 acres ($400.00/acre)

                        Footbridge at Davis Creek
                        200 square feet ($50.00/sq.ft.)                                  $10,000

                        Resurfacing of trails.
                        560 cubic yards ($5.00/cu.yd.)                                    $2,800

                        Shoreline stabilization
                        A. Rip Rap - 200 linear feet ($3 5 0. 00/lin. ft.)                $70,000
                        B. Vegetation - 20 linear feet ($ 155.00/lin.ft.)                 $3,000

                Preferred Plan Total*                                                            $260,753.00

                *(less monies generated by sale of north forty)





















                                                                                                                         4






                    SECTION FOUR: ORGANIZATION


                    4A OVERVIEW


                            The Recreation Committee with the necessary support should be able to maintain, promote and
                    improve the Wagon Hill Farm property for the short term. If the Town elects to pursue the master
                    and management plans it may be necessary to either expand the role of the recreation committee or
                    create a new entity under the direction of the Town Council. The following organizational model
                    developed by the Nafional Trust for Historic Preservation may be used as a model for and expanded
                    Recreation Committee or for creating a new entity.

                                                               BOARD OF DIRECTORS
                                                       APPOINTED BY TOWN COUNCIL
                                       Bankers, Lawyers, Designers, Town Officials, Developers
                                        Realtors, State Officials, Educators, Shakers and Movers
                                             (Defines the Mission, Develops the Strategic Plan, Monitors Progress of
                                                               Chairperson and Overall Project Effort)

                                                                     CHAIRPERSON/
                                                               EXECUTIVE DIRECTOR
                                                 (Strong Leader/Excellent Public Speaker/Cheerleader/Delegator/
                                               Strong Track Record of Getting Things Done and Motivating People)


                                                               COMMITTEES & TASKS


                    ORGANIZATION                FINANCE                     PLANNING & DESIGN                     MARKETING&
                                                                                                                  PROMOTION

                    Mission Statement           Budget & Proforma           Site Analysis                         Market Definition
                    Strategic Plan              Cash Flow                   Structure Analysis                    Market Analysis
                    Recruitment                 Grant Admin..               Conceptual Plans                      Marketing Plan
                    Tax Status                  Loan Applications           Preliminary Plans & Costs             Creative Platform
                    Leadership                  Tax Analysis                Final Plans & Specifications          Identity/Collaterals
                    Meeting Scheduling          Fiscal Impacts              Construction Administration           Special Events/Programs
                    Tasks Force Review          Financing                   Design Guidelines                     Presentation Materials
                    Ownership                   Cash Disbursements          Permitting                            Media Relations

                                                               TYPES OF VOLUNTEERS
                                                            (Volunteers from Community/Region/State)

                    Corporate Leaders           Developers                  Planners                              Marketers
                    Govei nn ental Leaders      Bankers                     Engineers                             Sales
                    Lawyers                     Accountants                 Architects                            Graphic Designers
                    Accountants                 Financial Planners          Landscape Architects                  Realtors
                    Public Officials            Grants persons              Graphic Designers                     Graphic Designers
                    Elected Officials           Fundraisers                 Ecologists                            Advertising
                    Non Profit Leaders          Elected Officials           Historic Preservationist              Print/Radio/Television








                COMMITMENT & TIMING


                       Master schedules should be prepared for planned activities of each of the task groups for a
                calender year. Progress should be monitored on a biweekly or monthly basis. The process should
                be a combination of hard work and fun. Special efforts should be made to highlight the success of
                each committee in the media and with recognition potluck dinners and special events. Target dates
                should be established from the very beginning, so that every committee has a well-defined goal.
                Don't set your expectations too high, failure breeds failure, success breeds success!

                PEOPLE


                       The board of directors should be carefully selected. It should be a combination of public and
                private sector leaders. Members should be well connected to political and business communities and
                have a record getting things done and if possible have some experience with similar ventures. It may
                not be possible, or desirable, to be able to recruit the board solely from Durham, it the Wagon Ell
                Farm is to have regional appeal it may also need to have a statewide or regional board. It should be an
                honor to serve on the board but if an individual is not productive they should be replaced as soon as
                their term is up.

                       If the Town chooses the "pay as you go approach" nothing will be more important than the
                leadership of the organization. The director will need to be a person well versed in flandraising, an
                excellent motivator, creative and politically astute. The director may be responsible to a Board of
                Directors or the Town Council but the position should be apolitical and autonomous as possible. To
                be effective the position needs to have both private and public sector attributes.

                       Committee chairpersons should have some professional expertise. For example, an architect
                or landscape architect should be heading up the Design and Planning Committee. When recruiting
                professionals for chairpersons, the mission of the Wagon Hill Farm and the level of commitment
                should be clearly explained. Like the director these people should have a record of accomplishment
                and be great motivators and delegators. If possible the committee chairpersons should be local, or at
                the very least, regional.

                       The project will need large numbers of volunteers. The organization should be careful not to
                overwork the volunteers. It will be better to give them a number of small tasks to be completed over
                a long period of time rather than a very time consuming task to be completed in a short time frame.
                Recognition of the volunteers effort will also be very important through publicity, awards etc.

                EVENTS


                       It will be important to host a number of non-ftindraising events - pep rallies - to keep the
                spirits of the organization up and recruit new volunteers. Funding the needed improvements will be a
                long and arduous process the goal should be to create a "Wagon IFE11 Family" of volunteers. Guest
                speakers from similar organizations should be invited to share war stories and provide inspiration.
                Fundraising events for the general public should be kept to a maximum of one or two a year. The
                events should be planned and executed with military precision.




























                                                                                                                     NON



                                                                                                                        5







                SECTION FIVE: REVENUE SOURCES


                5A OVERVIEW


                       The goal shared by the Town, the Recreation Committee and the consulting team have been
                to develop a master and management plan that balances the needs of the community with its ability to
                pay for the desired improvements. Our objective is to make the facility self sufficient balancing
                revenues and expenditures. While the majority of participants at the workshops stated the need and
                desire for continued maintenance and improvements, they were also reluctant to endorse those
                improvements that would generate revenue. The management plans that follows offers a series of
                options for generating revenues from a variety of sources. The revenue generators coincide with
                elements discussed and indorsed in the Master Planning process. Funds required for the facility range
                from $ 530,861 to $ 1,621,543 depending on whether the goal is to maintain or expand the facilities.

                5B POSSIBLE SOURCES OF INCOME


                Taxes


                       An allocation of $.01 on the current grand list would generate approximately $3 100.00 that
                could be dedicated annually to the maintenance and improvement of the Wagon I-Ell Farm.

                User Fees for Individuals and Families


                       A parking fee could be charged to Durham and non-Durharn residents. The fee could be
                structured similar to the New Hampshire State park's fee system. Visitors will be able to buy a season
                pass for $35 per person; $50 per family; or a daily fee of $2.50 per day per person. A user fee system
                would require a person to monitor the entrance and collect fees or review passes. For example 100
                family season passes could generate $5000; 200 individual passes could generate $7000- and 750
                daily passes could generate $1875 for a total possible revenue of $13,875. Assuming volunteer
                assistance would not be available expense for full time/part-time employee excluding benefits would
                be approximately $10,000. The net result would be approximately $3500 based on a conservative
                estimate of visitations. To verify potential use current and potential use of the site would require a
                survey.


                User Fees for Groups and Organizations

                       For profit groups should be charged for use of the facility on a per day per person basis, for
                example, 100 people for $250. Non profit groups should be given an option of paying the standard
                per day per person rate or they may be given the option of in kind service, for example, mowing trails,
                building bird houses, stripping paint etc. Corporations should also be given an option to become a
                patron or fiiend of the farm. For example a tax deductible donation of $5000 would allow a fixed
                number of their employees to use the farm for a fixed number of visits per year.







                 Cross Marketing

                        It may be possible to work with other area attractions in sponsoring joint promotions for
                 example an extra $5 on a Strawberry Banke admission would allow a family to visit the Wagon Mll
                 Farm. "Cross Marketing" with other like attractions could be a very profitable venture with very little
                 overhead for the farm. Again a person would be required to monitor admissions. It is difficult to
                 determine how much revenue would be generated from a cross marketing program. It would be
                 seasonal and dependent on the level and kind of recreational development at the farm. If the farm
                 house was a "rural life museum" and the fields were cultivated in "Wild flowers," for example,
                 revenues could be quite significant. Including the farm on bicycle or heritage tours could also be a
                 way of attracting visitors.

                 Grants


                        11istoric Preservation Grants may be available from the State on a competitive basis for both
                 technical assistance and construction. In most cases the Town will have to provide matching funds or
                 in kind services.


                        The project may be eligible for Community Development Block Grant funds if it could be
                 demonstrated that the project would directly benefit disadvantaged segments of the community or be
                 a source of economic development.

                        Foundations fund a variety of projects similar to Wagon 11ill Farm. The key to successful
                 grant writing is to prepare a grant application that matches the goals of the organization that you are
                 asking money from . . . For example a particular foundation may have a special interest in Native
                 Americans and may be willing to fund an archaeological investigation or sponsor the construction of
                 an exhibit on Coastal Indians. The National Coastal Resources and Development Institute specializes
                 in funding a variety of coastal tourism and recreation projects. In the past grants have been awarded
                 up to $75,000. Qualifying foundations and writing grants is a time-consuming process but it can often
                 provide funds for projects difficult to fund through traditional sources.

                 Rental and Lease Income


                        The Farm currently produces $9600 income annually from the rental of the house. If the farm
                 house were improved and the ell and barn space were usable the income could be increased
                 significantly, If the cider mill was reconstructed it could be rented or leased to a gift shop retailer for
                 approximately $500 to $1000 per month. A 400-seat barn conference center with limited kitchen
                 facilities would rent for $1200-1500 per day. Assuming that the facility would be rented 60 days a
                 year for weddings, meetings and conferences it would conservatively generate in excess of $60,000
                 per year.








                Retail Sales


                       Retail sales have become an important income stream for museums and parks. Retail sales
                may include: food and beverages, equipment rentals (tape recorded interpretative materials, canoes,
                kayaks), art work, eco/educational products, plant and bird seeds, bird houses, books, posters etc.
                Retail sales centers for parks and museums should be understated and subordinate to the park or
                museum experience and sell and promote products that are closely linked to the facility. For example:
                Watercolor paintings of Wagon Hill Farm; seeds from wildflowers that can be found on the property:
                bird and plant identification books etc. The income generated from retail sales could be quite
                significant or very modest depending on the scale and promotion of the operation. Gift shops and
                concessions for parks normally work off a 20-30% profit margin.

                Events


                       The farm location and facility are ideally suited to host a variety of income producing events.
                Art and Crafts shows can generate a significant amount of over time. Exhibitors typically will pay $50
                per exhibit space where they have to bring their own tents. If the farm provided a tent or indoor space
                for a juried show, fees could exceed several hundred dollars. Athletic events do not generate as much
                income but they can be relatively easy to stage and promote. Running, biathlon and cross country ski
                events typically charge $15 to $35 per entry. An average event may draw 50 to 100 entries. Expenses
                might include: tee shirts, trophies, power bars etc. A juried car show is another low impact event that
                can produce some income. Classic car buffs will typically pay $25 to enter their car in a juried show,
                in addition, there is normally a nominal charge to visit the show (typically less than $5). 1000 visitors
                over a weekend could generate say $3000 weekend including expenses.

                Sale of the North Forty

                       It is difficult to determine the fair market value of the property at this time. Unknowns
                include the waste water disposal capacity of the site and the water supply capacity. It will be
                important to determine these capacities to establish the highest and best use value of the property.
                The master plan depicts a four-lot subdivision with access of from Watson Road. For budgeting
                purposes we have conservatively estimated that the raw land would have a value of $40,000. If the
                land had approved septic sites and wells, the value would increase dramatically, perhaps as high as
                $30,000 per approved house lot. Furthermore, if the Town built a paved road to the site the value
                again could increase, to perhaps $50,000 per lot. It should be noted that the Town might incur
                predevelopment costs including: engineering, well, wastewater and road construction if these services
                cannot be handled in-house.










































































                                                                                                                           il


                                                                                                                       6
                                                                                                                   @14,






               SECTION SIX: PROPOSED ANNUAL BUDGETS


               OVERVIEW


                      The following annual budget estimates are based on the plans for maintenance and
               improvements which are included in this report. In developing these budgets we have had to make
               some overall assumptions. First, we have assumed that the Town has a strong desire to minimize its
               costs. Second, we have assumed that the Town is willing aggressively pursue avenues which may
               create income. And, third, we have assumed that any budget prepared will need to be flexible
               so that the Town is able to balance the environmental, social, economic and political impacts of any
               proposed action.

                      Plan one, the "leave as it is plan," is a viable option, however, it should be clear that there are
               significant costs associated with leaving it as is in terms of maintenance. Up until this point the Town has
               been primarily maintaining the land and the building has fallen into disrepair. There are two options for the
               farm house, it can be sold to someone who will repair it or the Town can repair the building. If nothing is
               done, the building will continue to deteriorate and eventually portions of the building would have to be
               removed. The budget for the "leave as it is" indicates that it would take seven years to pay for building
               improvements for the farmhouse and removal of the barn if the Town initiated an aggressive fund raising
               campaign.

                      Budgets for phases one through three progressively increases both in terms of revenues and
               expenditures. If there is the social and political will to aggressively pursue the phase three option eventually,
               the facility may begin to generate an income for the Town.




                    0                                                                             0

          6A "LEAVE IT AS IT IS" SCHEME


                                                                           CONCEPTUAL ANNUAL BUDGETS


          INCOME/EXPENSE

                   INCOME                                       1996-1997         1997-1998         1998-1999         1999-2000         2000-2001         2001-2002           2002-2003

                   Income from previous year                    $        0.00     $ 4,800.00        $   1,600.00      $ 4,400.00        $ 2,400.00        $ 1,400.00          $ 1,400.00
                   Campaign Income (Donations)                  $    1,200.00     $10,000.00        $   15,000.00     $20,000.00        $20,000-00        $30,000.00          $10,000.00
                   Grants                                       $   12,000.00     $24,000.00        $   20,000.00     $10,000.00        $10,000.00        $10,000.00          $10,000.00
                   House Rent                                   $    9,600.00     $       0.00      $   12,000.00     $12,000.00        $12,000.00        $12,000.00          $12,000.00
                   Program Fees                                 $      600.00     $    1,200.00     $   1,800.00      $ 2,400.00        $ 2,400.00        S 2,400.00          $ 2,400.00
                   Sale of Property (North Forty -Raw Land)     $   40,000.00     $       0.00      $         0.00    $        0.00     $        0.00     $        0.00       $      0.00
                   Events                                       $        0.00     $   3,000.00      $   3,000-00      $   5,000.00      $   5,000.00      $    7,500.00       $  5,000.00
                   Cross Marketing                              $        0.00     $     600.00      $   1,200.00      $    1,200.00     $    1,800.00     $    1,800.00       $  1,800.00
                   User Fees                                    $        0.00     $   8,400.00      $   8,400.00      $   8,400.00      S   8,400.00      S    8,400.00       $  8,400.00

                   Total Income                                 S   63,400.00     $52,000.00        $63,000.00        $63,000.00        S62,000.00        $67,500.00          $51,000.00



                   EXPENSE

                   Contract Labor (Director/Fundraiser)         $        0.00     $ 5,000.00        $10,000.00        $12,000.00        $ 12,000.00       $12,000.00          $20,000.00
                   Advertising & Misc. Program Expense          $      600.00     $ 2,400.00        $ 3,600.00        $ 3,600.00        S 3,600.00        $ 3,600.00          $ 3.600.00
                   Site Maintenance                             $    8,000.00     $ 8,000.00        $10,000.00        $10,000.00        $10,000.00        $10,000.00          $ 10,000.00
                   House Repairs & Bam Removal                  $   50,000.00     $35,000.00        $35,000.00        $35,000.00        $35,000.00        $40,000.00          $ 10,000.00
                   [$240,000 Required for Repairs]              [$190,000.00]     [$155,000.001     f $120,000.00]    [$85,000.00]      [$50,000.00]      [$10,000.00]        1       0.001
                   Total Expense                                $ 58,600.00       $50,400.00        $58,600.00        $60,600.00        $60,600.00        $65,600.00          $43,600.00

                   Net Income                                   $     4,800.00    S 1,600.00        $ 4,400.00        S 2,400.00        S 1,400.00        S 1,900.00          $ 7,400.00



                     0                                                                              0                                                                                0
          6B        PREFERRED PLAN PHASE ONE - 12 YEARS


                                                                                   CONCEPTUAL ANNUAL BUDGETS


          INCOMEIEXPENSE


                    INCOME                               1996-1997          1997-1998           1998-1999        1999-2000           2000-2001          2002-2003         2003-2004

                    Income from Previous Year            $       0.00       $10,300.00          $ 4,500.00       $ 6,700.00          $ 5,650.00         $    400.00       $15,400.00
                    Campaign Income (Donations)          $10,000.00         $40,000.00          $60,000.00       $60,000.00          $60,000.00         $ 60.000.00       $60,000.00
                    Grants                               $12,000.00         $25,000.00          $20,000.00       $25,000.00          $20,000.00         $ 20,000.00       $20,000.00
                    Building Rental Income
                              House                      $ 9,600.00         $        0.00       $12,000.00       $12,000.00          $12,000.00         $12,000.00        $  12,000.00
                              Ell                        $       0.00       $        0.00       $      0.00      $       0.00        $      0.00        $      0.00       $       0.00
                              Horse Barn                 $       0.00       $        0.00       $      0.00      $       0.00        $      0.00        $      0.00       $       0.00
                    Local Taxes (.03 Grand List)         $   9,300.00       $   9,300.00        $  9.300.00      $  9,300.00         $ 9,300.00         $ 9,300.00        $  9,300.00
                    Program Fees                         $     600.00       $    1,500.00       $  1,500.00      $  2,000.00         $ 2,400.00         $ 2,400.00        $  2,400.00
                    Sale of Property (North 40 Acres)    $40,000.00         $        0.00       $      0.00      $       0.00        $      0.00        $      0.00       $       0.00
                    Events                               $ 1,000.00         S   2,000.00        $  2,500.00      $  2,500.00         $ 2,500.00         $ 2,500.00        $  2,500.00
                    Retail Sales                         $       0.00       $        0.00       $  500.00        $     750.00        $    750.00        $   750.00        $     750.00
                    Cross Marketing                      $       0.00       $        0.00       $  1,000.00      $  2,000.00         $ 2,400.00         $ 2,400.00        $  2,400.00
                    User Fees                            $   8,400.00       $   8,400.00        $  8,400.00      $  8,400.00         $ 8,400.00         $ 8,400.00        $  8,400.00

                    Total Income                         $90,300.00         $96,500.00          $ 119,700.00     $ 128,650.00        $ 123,400.00       $ 118,900.00      $ 133,150.00


                    EXPENSE

                    Director/Fundraiser - Employee       $24,000.00         $24,000.00          $  30,000.00     $36,000.00          $36,000.00         $ 36,000.00       $36,000.00
                    Advertising & Misc. Program          $ 3,000.00         $ 3,000.00          $  6,000.00      $ 6,000.00          $ 6,000.00         $ 6,000.00        $ 6.000.00
                    Site Maintenance                     $ 8,000.00         $ 8,000.00          $  10,000.00     $12,000.00          $12,000.00         $ 12,000.00       $12,000.00
                    Site Improvements
                              Wildflowers - $2,500       $ 2,500.00         $       0.00        $       0.00     $       0.00        $      0.00        $      0.00       $     0.00
                              Parking - $10,000          $       0.00       $       0.00        $  10,000.00     $       0.00        $      0.00        $      0.00       $     0,00
                              Shoreline - $75,000        $   7,500.00       $15,000.00          $  15,000.00     $15,000.00          $15,000.00         $ 7.500.00        $     0.00
                    Building Improvements
                              Farm House - $180,000      $30,000.00         $ 30,000.00         $  30,000.00     $30,000.00          $30.000.00         $30,000.00        $     0.00
                              Ell - $120,000             $       0.00       $  12,000.00        $  12,000.00     $24,000.00          $24,000.00         $12,000.00        $36,000.00
                              Horse Barn                 $250,000           $   5,000.00        $       0.00     $         0.00      $      0.00        $      0.00       $40,000.00

                    Total Expense                        $80,000.00         $92,000.00          $  113,000.00    $ 123,000.00        $ 123,000.00       $103,500.00       S 130,000.00

                    Net Income                           $10,300.00         $ 4,500.00          S  6,700.00      $ 5,650.00          $     400.00       $15,400.00        $ 3,150.00




                     0                                                                              0                                                                              0
          6B PREFERRED PLAN PHASE ONE - CONTINUED


                                                                                  CONCEPTUAL ANNUAL BUDGETS
          INCOMEIEXPENSE


                    INCOME                               2004-2005          2005-2006         2006-2007          2007-2008

                    Income From Previous Year            $    3,150.00      $10,150.00        S  23,650.00       S   2,150.00
                    Campaign Income (Donations)          $    50,0K00       $50,000.00        $  50,000.00       $   25,000.00
                    Grants                               $    20,000.00     $20,000.00        $  10,000.00       $   10,000.00
                    Building Rental Income
                             House                       $    12,000.00     $12,000.00        $  12,000.00       $   12,000.00
                             Ell                         $    8,000.00      S   8,000.00      $   8,000.00       $   8,000.00
                             Horse Barn                  $        0.00      $       0.00      $        0.00      $        0.00
                    Local Taxes (.03 Grand List)         $    9,300.00      S   9,300.00      $   9,300.00       $   9,300.00
                    Program Fees                         $    2,400.00      $   2,400.00      $   2,400.00       $   2,400.00
                    Sale of Property                     $        0.00      $       0.00      $        0.00      $        0.00
                    Events                               $    2,500-00      $   2,500.00      $   2,500.00       $   2,500.00
                    Retail Sales                         $    1,000.00      $   2,500.00      $   2,500.00       $   2,500.00
                    Cross Marketing                      $    2,400.00      $   2,400.00      $   2,400.00       $   2,400.00
                    User Fees .                          $    8,400.00      $   8,400.00      $   8,400.00       $   8,400.00

                    Total Income                         $ 119,150.00       S 127,650.00      $ 131,150.00       S   84,650.00


                    EXPENSE


                    Director/Fundraiser                  $    36,000.00     $   36,000.00     $  36,000.00       $   36,000.00
                    Advertising & Misc. Program          $    6,000.00      $   6,000.00      $   6,000.00       $   6,000.00
                    Site Maintenance                     $    12,000.00     $   12,000.00     $  12,000.00       $   12,000.00
                    Site Improvements
                             Wildflowers                 $        0.00      $       0.00      $        0.00      $        0.00
                             Parking                     $        0.00      $       0.00      $        0.00      $        0.00
                             Shoreline                   $        0.00      $       0.00      $        0.00      $        0.00
                    Building Improvements
                             Farm House                  $        0.00      $       0.00      $        0.00      $        0.00
                             Ell                         $        0.00      $       0.00      $        0.00      $        0.00
                             Horsebam ($250,000)         $    55,000.00     $   50,000.00     $  75,000.00       $   25,000.00

                    Total Expense                        $ 109,000.00       $   104,000.00    $ 129,000.00       $   79,000.00

                    Net Income                           $ 10,150.00        $   23,650.00     S 2,150.00         $   5,650.00




                     0                                                                               0                                                                             0
          6C        PREFERRED PLAN - PHASE TWO (5 YEARS)

                                                                                  CONCEPTUAL ANNUAL BUDGETS


           INCOMEIEXPENSE

                    INCOME                                                 2008-2009          2009-2010         2010-2011          2011-2012          2012-2013         2013-2014

                    Income from Previous Year                              $ 5,650.00         $ 1,750.00        $ 5,050.00         $ 7,550.00         $  5,050.00       $ 4,550.00
                    Campaign Income                                        $35,000.00         $35,000.00        $35,000.00         $35,000.00         $ 50,000.00       $55,000.00
                    Grants                                                 $10,000.00         $10,000.00        $10,000.00         $10,000.00         $ 20,000.00       $20,000.00
                    Building Rental Income
                              House                                        $12,000.00         $12,000.00        $12,000.00         $12,000.00         $ 12.000.00       $12,000.00
                              Apartment                                    $        0.00      $      0.00       $ 8,000.00         $ 8,000.00         $  8,000.00       $ 8,000.00
                              Ell                                          $ 8,000.00         $ 8,000.00        $ 8,000.00         $ 8,000.00         $  8,000.00       $ 8,000.00
                              Horse Barn                                   $10,000.00         $10,000.00        $10,000.00         $10,000.00         $ 10,000.00       $10,000.00
                    Program Fees                                           $ 3,600.00         $ 3,600.00        $ 3,600.00         $ 3,600.00         $  3,600.00       $ 3,600.00
                    Events                                                 $ 2,500.00         S 2,500.00        $ 2,500.00         $ 2,500.00         $  2,500.00       $ 2,500.00
                    Retail Sales                                           $ 1,200.00         $  1,200-00       $ 2,400.00         $ 2,400.00         $  2,400.00       $ 2,400.00
                    Cross Marketing                                        $ 2,400.00         $  3,600.00       $ 3,600.00         $ 3,600.00         $  3,600.00       $ 3,600.00
                    User Fees                                              $ 8,400.00         $  8,400.00       $ 8,400.00         $ 8,400.00         S  8,400.00       $ 8,400.00

                    Total Income                                           $98,750.00         $96,050.00        $108,550.00        $ 111,050.00       $ 133,550.00      S 138,050.00


                    EXPENSE

                    Director/Fundraiser                                    $36,000.00         $36,000.00        $36,000.00         $  36,000.00       $ 36,000.00       $36,000.00
                    Advertising & Misc. Program                            $ 6,000.00         S 6,000.00        $ 6,000.00         $    6,000.00      $  6,000.00       $ 6,000.00
                    Site Maintenance                                       $12,000.00         $12,000.00        $12,000.00         $  12,000.00       $ 12,000.00       $12,000.00
                    Site Improvements
                              Expand Parking ($8,000)                      $ 8,000.00         $      0.00       $       0.00       $        0.00      $       0.00      $       0.00
                              Wildflowers ($8,000)                         $ 2,000.00         $  2,000.00       $   2,000.00       $    2,000.00      $       0.00      $       0.00
                              Overlook ($25,000)                           $        0.00      $      0.00       S       0.00       $  25,000.00       $       0.00      $       0.00
                              Footbridge ($ 10,000)                        $        0.00      $      0.00       $10,000.00         $        0.00      $       0.00      $       0.00
                              Trails ($3,000)                              $   3,000.00       $      0.00       $       0.00       $        0.00      $       0.00      $       0.00
                    Building Improvements
                              House - Apartment ($65,000)                  $30,000.00         $35,000.00        $       0.00       $        0.00      $       0.00      $       0.00
                              Ground Floor Restoration ($150,000)          $        0.00      $      0.00       $       0.00       $        0.00      $75,000.00        $75,000.00
                              Improvements to Barn ($65,000)               $        0.00      $      0.00       $35,000.00         $  25,000.00       $       0.00      $ 5,000.00

                    Total Expense                                          $97,000.00         $91,000.00        $ 101,000.00       $ 106,000.00       $129,000.00       $ 134,000-00

                    Net Income                                             $ 1,750.00         $ 5,050.00        S    7,550-00      $ 5,050.00         S 4,550.00        $ 4,050-00



                     0                                                                              0                                                                               0
          6D PREFERRED PLAN - PHASE THREE

                                                                                  CONCEPTUAL ANNUAL BUDGETS


          INCOME/EXPENSE
                     INCOME                                                 2014-2015         2015-2016          2016-2017          2017-2018          [2018-20251         2025-2026
                     Income from Previous Year                              $ 4,050.00        $ 4,250.00         $24,450.00         $39,650.00         $ 117,950.00        $58,350.00
                     Campaign Income                                        $50,000.00        $50,000.00         $50,000.00         $50,000.00         $ 350,000.00        $     0.00
                     Grants                                                 $25,000.00        $20,000-00         $15,000.00         $20,000.00         $ 140,000.00        $ 5,000.00
                     Building Rental Income
                              House                                         $12,000.00        $12,000.00         $12,000.00         $12,000.00         $  84,000.00        $12,000.00
                              Apartment                                     $ 8,000.00        $ 8,000.00         $ 8,000.00         $ 8,000.00         $  56,000.00        $ 8,000.00
                              Ell                                           $ 8,000.00        $ 8,000-00         $ 8,000.00         $ 8,000.00         $  56,000.00        $ 8,000.00
                              Horse Barn                                    $10,000.00        $10,000-00         $10,000.00         $10,000.00         $  70,000.00        $10,000.00
                              Cider Mill                                    $       0.00      $        0.00      $       0.00       $12,000.00         $  84,000.00        $12,000.00
                              Barn/Conference Center                        $       0.00      $        0.00      $       0.00       $        0.00      $         0.00      $60,000.00
                     Program Fees                                           $  3,600.00       $  3,600.00        $  3,600.00        $  3,600.00        $  25,200.00        $ 5,000.00
                     Events                                                 $  5,000.00       $  5,000-00        $  5,000.00        $  5,000.00        $  35,000.00        $ 5,000.00
                     Retail Sales                                           $  5,000.00       $  5,000.00        $  5,000.00        $  5,000.00        $  35,000.00        $ 5,000.00
                     Cross Marketing                                        $  4,200.00       $  4,200.00        $  4,200.00        $  4,200.00        $  29,400.00        $ 5,000.00
                     User Fees                                              $  8,400.00       $  8,400.00        $  8,400.00        $  8,400.00        $  58,800.00        $     0.00
                     Total Income                                           $ 143,250.00      $ 138,450.00       $ 153,650.00       $ 185,850.00       $ 1,141,350.00      $ 193,350.00

                     EXPENSE
                     Director/Fundraiser                                    $42,000.00        $42,000.00         $42,000.00         $ 42,000.00        $ 294,000.00        $60,000.00
                     Advertising & Misc. Program                            $10,000.00        $10,000.00         $10,000.00         $ 15,000.00        $ 105,000.00        $20,000.00
                     Site Maintenance                                       $12,000.00        $12,000.00         $12,000.00         $ 12,000.00        $ 84,000.00         $15,000.00
                     Building Improvements
                              Cider Mill ($175,000)                         $75,000.00        $50,000.00         $50,000.00         $         0.00     $         0.00      $     0.00
                              Dairy Barn/Conference ($700,000)              $        0.00     $        0.00      $        0.00      $ 100,000.00       $ 600,000.00        $     0.00
                     Total Expense                                          $ 139,000.00      S 114,000.00       S 114,000.00       S 169.000.00       $1,083,000.00       $85,000.00
                     Net Income                                             $ 4,250.00        $ 24,450.00        $ 39,650.00        $ 16,850.00        $ 58,350.00         $108,350.00








                SECTION SEVEN: MARKETING AND PROMOTION


                7A THE TARGET AUDIENCE


                        Wagon Hill Farm has an opportunity to attract visitors from two major groups: the local
                market consisting of residents from Durham and surrounding communities and the national and
                regional markets consisting tourist visiting the seacoast region. The local market will use the Farm
                on a regular basis much like they would a community park. A tourist would visit the Farm for an
                afternoon, or perhaps the day, for a specific event or activity much like a state park.

                        Heritage and eco-tourism are the fastest growing segment of the tourism market in United
                States and throughout the world. Tourist are no longer satisfied being observers they want to
                participate and learn about the local cultures and environments. Wagon Hill Farm has the
                potential to attract heritage and eco-tourist and not only have them visit the Farm, but actually get
                involved in constructing a project. Heritage and eco-tourist are generally highly educated, middle
                to upper income families and individuals. They tend to be physically active with ages ranging
                from mid-twenties to post retirement.


                7B THE WAGON HILL MESSAGE


                        At the core of any marketing program is the message. Creating the message is based on a
                careftil analysis of the target market's current attitude toward Wagon Hill Farm, and then
                developing a message which gets them to appreciate the Farm and hopefully visit or contribute to
                it. For example:

                        Current Attitude:      "I don't know much about "the Farm," but I have heard there are
                                               some walking trails and a farmhouse."

                        Desired Attitude:      "I have heard of the " Farm" is a neat place to visit, they always
                                               have some sort of program to do with the environment going on,
                                               and they have some new self-directed enviro-tours."

                        To attract visitors and contributors to the Farm the message will have to be powerful
                transforming the Farm into a "place" and a "unique experience." The message must be
                consistently reinforced in supporting materials including: brochures, print and broadcast
                advertising.


                MEDIUM


                        In addition, to traditional advertising the Farm should consider advertising in
                environmental, agricultural, historic preservation and cultural newsletters and public radio. The
     40         Farm could also promote itself with "rack cards" in rest areas, hotels and like tourist attractions.



















                                                                                                                  kk',

                                                                                                                      a












                   ---                                              THE OFFICE OF ALLEN CHARLES HILL, AIA
                                                               HISTORIC PRESERVATION AND ARCHITECTURE
                                                                                          25 ENGLEWOOD ROAD
                                                                    WINCHESTER, MASSACHUSETTS 018%-1303
                                                                                                      6177290748





                   FIELD VISIT REPORT
                   Wagon Hill Farm, Durham, NH


                   This report summarizes our findings and conclusions about the fabric, significance, and
                   condition of the main building complex at Wagon Hill Farm. Our assessment is based on
                   a visit made June 13, 1995, during which we made a visual inspection of the main build-
                   ings on the site.] The scope of this assessment did not allow for detailed analysis; how-
                   ever, we were as thorough s time permitted, and believe that our findings encompass the
                   major issues which this fascinating and evocative complex presents. Our complete field
                   notes are attached as an appendix to this report.


                   The buildings at Wagon Hill Farm consist of a large two-story house, built early in the
                   nineteenth century, and two connected outbuildings-a one and one-half story extended
                   ell to the rear of the house, built probably in the third quarter of the nineteenth century,
                   and a small barn, originally built early in this century as a stable, and subsequently con-
                   verted to house cows.

                   The complex presents a great sense of integrity and passage of time. The changes which
                   have occurred to the exterior are consistent with almost two hundred years of continuous
                   occupancy and change, and have in the main been accomplished in ways which add to,
                   rather than detract from, the appearance and presence of the place.

                   The House

                   When built, the house had a hipped roof, which was subsequently replaced with the pre-
                   sent high-pitched gable roof. The framing of the existing roof does not match the framing
                   of the house,2 and thejointing method is one that had largely been supplanted by the end
                   of the ei ahteenth century. 3 These facts combine to sug gest that the present roof had seen
                            0                                              om
                   use on a now-lost structure before it was set atop the farmhouse.


                   1)   Due to inclement weather conditions, we did not inspect the west exterior wall of the
                        stable, nor the understory of the utility buildings.
                   2)   One would normally expect the roof to be divided into five bays, two of which were
                        located over each of the principal rooms below, and the fifth located over the hall. In
                        fact, there are only four, more or less evenly spaced across the width of the house.
                   3)   Joints in earlier timber frames were cut by aligning the pieces to be joined, marking
                        the edge of the receiving piece on the other, and then cutting the joint (scribe rule).
                        Late in the eiohteenth century this method was supplanted by the so-called square
                        rule, in which the receiving piece was trimmed out at the joints to a uniform plane
                          I, Ulm 0























                        lying within the member, at a great saving of time and labor. In square-rule work, the
                            0                           C@          C,
                        receiving member is cut away at the joints, which is not the case in scribe-rule work.
                        The rafterjoints in this house are scribe-rule framed.


                                                               0 1 0









                   When the roof was raised, cosmetic changes were made to the exterior of the house. The
                   oriainal comer trim I was replaced by the present Greek Revival pilasters. The fact that
                   theooriginal Federal style frontispiece survives at the north (front) door is an anomaly; or-
                   dinarily the frontispiece is one of the first elements to be changed when a house is stylis-
                   tically modernized.

                   Windows were quite recently replaced throughout the finished part of the house. Since
                                                                 P
                   the sash that preceded them were early or original, this was a serious and unfortunate
                   loss.

                   The west, north, and east sides of the house retain substantial amounts of early or original
                   skive-jointed clapboard siding. The south faqade appears to have been completely re-
                   worked, probably when the existing piazza was added.2 The siding on the south side of
                                                       0
                   the house was replaced with the evenly-spaced butt-jointed clapboards that survive.

                   The piazza, despite modifications to accommodate the ell, and subsequent (quite recent)
                   repairs to the floor and lower work, appears to retain much of its early configuration.
                   Decorative detail has been lost from the lower parts of the free-standing posts; fortu-
                   nately, a complete post survives engaged on the east side of the ell.
                                                        C@

                   Inside, the basement is divided into several spaces by early or original brick partitions,
                   some of which also serve a function in supporting the first floor. Brick wall and floor
                   finish, and early nineteenth-century lath and plaster ceiling, in the northeast space indi-
                   cate a special use for this area, likely the dairy function posited in Ms. Federer's paper.3

                   The finished part of the house initially presents as organized in the typical double-file
                                                                          M
                   plan of the period, with pairs of rooms separated by chimneys on either side of a central
                   hall in both stories. Closer inspection, however, discloses a number of anomalous charac-
                   teristics:

                   The two runs of the front stair are essentially of equal length, in contrast to the more
                   common longer first run. The modest-sized room between the front and rear stairs in the
                                C@
                   first story completely lacks outside exposure, and therefore was wholly dependent on ar-
                   tificial lioht when such lialit was expensive and inadequate.
                            0                C@

                   In the second story the plan is even more unusual: The space behind the stair is signifi-
                   cantly wider, lapping, over the rear of the northeast chamber, and extending south to the
                   exterior wall. There are two small southeast chambers of different width, the fust adja-
                   cent to the chimney, and the second, without heat and even smaller, in the southeast cor-
                   ner of the house. A third small space, now used as a bathroom, is located in the southwest
                   comer of the central area. The evidence apparent during our visual inspection suggested
                   that this enigmatic configuration is early, if not original.4
                                            0



                   1)   Probably plain boards five to seven inches wide.
                   2)   Based on stylistic evidence, it is likely that the piazza predates the ell.
                   3)   If this is indeed the use to which this space was put, the location of the cellar exit on
                        the west wall would suggest the possibility of an early bam to the west of the house,
                        despite all other evidence to the contrary.
                   4)   We noted no indications of paint shadows or patches in the flooring, door trim and
                        its placement were stylistically appropriate to the construction period of the house,
                        and so on.



                                                                  2








                   The north rooms in both stories survive with their early (Federal period) woodwork sub-
                   stantially intact. In the first story, the south group of rooms has been completely redone,
                   including not only trim but also major structural reconstruction of the floor under the
                   south central and west spaces, apparently undertaken around 1960, when the Tirrells pur-
                   chased the house.

                   In the second story the southwest chamber, most of the central space, and the west walls
                   of the south east chambers retain their early woodwork.

                   A puzzle in the history of the house is the vernacular Greek Revival trim which replaced
                   the earlier Federal work in the southeast comer of the house-the entire southeast first-
                   story room and the east entry, and the exterior walls of the southeast chambers and the
                   central space in the second. There appears to have been a driving force for these changes
                   other than the usual desire to make the interiors appear up-to-date.

                   Overall, the building presents as a substantially intact time machine, incorporating a rec-
                   ord of use and chanae from its construction down through the nineteen-sixties. Great care
                   should be taken in repairing and conserving the building and in adapting it for continuing
                   use to acknowledoe the completeness of the survival, and to make changes with a light
                   hand and in a reversible manner.

                   A number of issues need to be addressed if the complex is to be preserved. The exterior
                   envelopes of all three buildings has been undermaintained for some time. Paint is in fair
                   to poor condition, with large areas of failure; the wood surfaces which it was intended to
                   protect have been exposed to weather, with significant deterioration resulting.2 The entire
                   south side of the stable is dilapidated and in a state of disrepair.

                   The asphalt roof over the three buildings has reached the end of its useful life, and needs
                                                           0
                   replacement in the near future if leaks and their attendant damage are to be avoided.

                   The chimneys require pointing at the minimum,3 and may require more extensive work
                   which, however, was not apparent when looking from ground level without field glasses.
                                                                            C@






                   I ) The principal second-story spaces have not been altered. Those where the woodwork
                       has been changed are distinctly secondary, and have only been changed on their exte-
                       rior walls, leaving their inner woodwork intact. It is tempting to postulate a later
                       nineteenth-century fire or other localized disaster, but no evidence was noted else-
                       where in the house.
                   2)  Consideration should be given to replacing deteriorated clapboards with radially
                       (bolt) sawn boards, with skived and lapped joints as appropriate. Sources (there are
                       at least three in New England) can be found in THE OLD-HOUSE JOURNAL
                       RESTORATION DIRECTORY (Dovetale Publishers, Two Main Street, Gloucester,
                       MA 01930, $14.95). This catalogue is an invaluable resource for locating appropriate
                                                         t@                                        aD
                       products and services for old and historic buildings.
                   3)  Use a soft (1:3: 10 or "restoration") mortar to avoid damaging the brick: Mortar's
                       purpose is to cushion the joints between the bricks, and since it is more readily re -
                       placeable than the brick, to fail first. Using a hard high-strenorth mortar with historic
                       brick, which is softer than the modem product, can cause early brick to fail before
                       the mortar does, with devastating results for the building's fabric.


                                                                 3








                  Plantings around the building need to be trimmed back to leave space for ventilation, in-
                        0                     C'
                  spection, and maintenance. I In addition, the pine trees are inappropriate to the historical
                  landscape around the Farm buildings, and should be removed. 2

                  Inside the building, the major issues to be dealt with include environmental conditions,
                                   e@
                  care of the survivino fabric, and appropriate re-use.
                                     0

                  The buildin 'o' is heated with forced warm air. It is unlikely that the system performs to the
                  latest state-of-the-art standards, but with appropriate energy-conservation measures, in-
                  cluding storm sash and, doors, off-hours temperature setbacks, and similar measures ap-
                  propriate to an old and somewhat fracile building, performance should be acceptable.
                                                      0          0

                  The basement is chronically damp, and wet. The dampness, which is typical of old-house
                  basements, comes about from water vapor rising through the earth floor and masonry
                  walls into the space, where it accumulates and raises the relative humidity, sometimes to
                  dangerously high levels. The wetness comes about from poor exterior drainage, which
                  allows roof runoff to find its way into the basement.3 Regrading the exterior around the
                  buildina to lead water away from it, and extending the downspouts (preferably under-
                  ground) to discharge points ten feet or more away from the building4 are important first
                  steps. Curtain dams of geotextile fabric, bentonite, or blue clay, extending beneath the
                  surface of the ground out and down from the building wall may also be indicated.
                                                                     0

                  Even with oood drainaae, however, moisture will continue to enter the basement and
                  cause dampness. Since dampness is conducive to wood rot,5 it must be dealt with. The
                  first step is to lay a vapor-retarding membrane over the basement floor, and protect it with
                  several inches of pea crave]. Even with the reduction in vapor transfer that this membrane
                  will provide, the basement will continue to be damp. Simple ventilating with outdoor air
                  will help,6 so long as the dew point of the outdoor air is well above the ambient tempera-
                  ture in the basement.

                  Since the basement is damp year-round, however, and ventilation can not always be used,
                  either because of a dew-point or a temperature problem, a mechanical approach that was
                  developed at the Shelburne Museum appears promising:7 When the basement temperature
                                                                       0

                  1 ) We recommend pruning to leave two to three feet between shrubbery and the build-
                      ing, and six to eight feet horizontally and ten to twelve feet vertically between over-
                      hanging trees and the building. This pruning will be a periodic maintenance item;
                      plants do grow.
                  2)  An excellent discussion of the typical period landscape around New England farm-
                      steads, copiously illustrated, is contained in Thomas Hubka, Big House, Litde
                      House, Back House, Bam. Hanover: The University Press of New England, 1984.
                  3)  It was raining during my visit, and I noted water ponding against the base of the
                                  c'      ID                                  0
                      building beneath the downspouts and where the piazza meets the ell. Within the
                      basement there was evidence in the dirt floor of small watercourses.
                  4)  Where the slope of the land allows it, this discharge can be to daylight. Otherwise,
                      either drywells or underground conductors to daylight will be required.
                  5)  Wood rot is almost without question the reason for the major reconstruction of the
                      first floor structure around 1960.
                  6)  This is strictly a warm-weather approach. Introducing significant quantities of cold
                      outside air into the basement during the heating season is unwise.
                                                         C,         C@
                  7)  See Kirschner, Richard L., A PRACTICAL APPROACH TO ENVIRONMENTAL RE -
                      QUIREMENTS FOR COLLECTIONS IN HISTORIC BUILDINGS, in the Journal of the
                      American Institute for Conservation   31(1992), pp. 65-76. Banwell, White, Amold,


                                                              4 e









                  is high enough (about 65*F or higher), mechanical dehumidification is used. At cooler
                  times of year, heat-controlled by humidistats, rather than thermostats-is introduced to
                  reduce the relative humidity. I

                  Present-day codes frown on the steep stairs and inadequate exits that this building has.
                                                                                                        0
                  That said, alternative fire safety can be provided by a system of detectors and alarms. The
                  failure of the stairs to meet modem codes should be an item that is neootiable with the
                  building department.2
                          0

                  All things considered, we found the main house to be in quite good condition for a long-
                          C@                                                        7                             0
                  undermaintained antique building. The exterior envelope and trim are in need of atten-
                  tion, as are interior cosmetics, but the overall fabric of the building appeared generally
                  sound.3


                  The Ell and the Stable

                  Our evaluation of the ell and stable were hampered by inclement weather, which made it
                  unfeasible to get access to the understory. Based on our observations of other similar
                  buildincys, and our observations of conditions in the house basement, we except that these
                          a
                  spaces are damp. Heating or mechanical dehumidification do not appear feasible for use
                                            Cl


                       Hemberger & Partners are familiar with this approach from other historic-building
                       work which they have undertaken.
                  I )  It is beyond the scope of this report to describe this phenomenon in detail, but suffice
                       it to say that relative humidity represents the ratio of how much water vapor is in a
                       volume of air to how much vapor that air can theoretically hold. For a given quantity
                       of water vapor in a volume of air, the cooler the air is, the less moisture it can hold,
                       and the higher the relative humidin,. Similarly, increasing the temperature of a space
                       can successfully reduce the relative humidity.
                  2)   A areat aid to negotiating such issues is a determination of eligibility for (or better,
                       listing in) the National Register of Historic Places, which indicates beyond argument
                       that the property in question meets rigorous criteria for having historical value. Most
                       building codes provide for alternatives to literal compliance with their provisions for
                       achieving safety of life and property in the case of buildings found by an appropriate
                                C                                                   0
                       governmental agency to be historical. Article 513.0 of the BOCA Code, for instance,
                       provides that the "provisions of [that] code... shall not be mandatory for existing
                       buildings... identified and classified by the state or local government authority as
                       historic..."
                       The New Hampshire Division of Historical Resources is the agency to contact about
                                                                                         0
                       listino in the Recyister. The nomination process has become somewhat daunting; for
                            0           b                                                                 b
                       this reason the Division has developed a less intimidating procedure for determining
                       whether a property is eligible for listing, which triggers many of the protections of
                                                                            0
                       listing itself. Copies of the property survey forms used in determinin eligibility are
                            0                                                                   9
                       available from Christine Fonda at the N.H.D.H.R, telephone 2713483.
                       Much of the historical information needed to complete these forms is available in the
                       Kari Ann Federer thesis of 1987; if N.H.D.H.R. does not already have a copy in its
                       files, it would be appropriate to provide them with a copy of Part One and the first
                       chapter of Part Two of that document, plus the drawn illustrations.
                  3)   A final recommendation is that a periodic maintenance plan be developed for the
                       property, to provide an "Institutional memory" of the work needing to be done over
                       time, and when it should be undertaken. Periodic maintenance includes everything
                       from trash removal to tree pruninor, exterior painting, re-roofing, and heating-plant
                       replacement.


                                                                 5








                   here, leaving vapor-retarder membranes, ventilation, and exterior grading as the essential
                              a                                                      a      0
                   components of a moisture-control system.

                   The shed is definitely in superior condition to the stable. Obvious deterioration in the sills
                   is particularly evidentat the drive door in the east elevation; it is likely to extend else-
                   where.

                   The ell gives every appearance of having been built in one stage as a carefully thought-
                   out service structure, and to be basically in stable condition. The exterior needs conserva-
                   tion and repair, with particular emphasis on doors, windows, sash, and eaves. The fin-
                   ished space at the north end of the ell is perhaps unfortunate; it is extremely expedient.
                   Since the deed has been done, however, this would be a -ood area in which to consider a
                   site administration office, or other similar use that would be less appropriate to house in
                   the more intact portions of the complex.

                   The stable is an intriguing structure that is rendered more interesting and significant by
                   the survival of the wooden cow stanchions. The parlous condition of the south wall and
                   the extensive added stabilization make repairing this structure a challenge to be under-
                   taken only after careful thought. Great care should be taken to preserve as much of its ex-
                   istino character as possible, including the cow tie-up area and the large workbench in the
                   northwest comer.

                   Structural deficiencies have been addressed with temporary stabilization, which appears
                   to be servino its intended purpose. A careful conservation and repair effort is needed in
                   conjunction with rebuilding the west wall of the stable. If necessary, there is no preserva-
                   tion reason not to add new elements (this appears particularly appropriate where the tem-
                   porary post was added at the joint between ell and stable), so long as the added elements
                   do not attempt to pretend that they have always been there.

                   We are not troubled by the idea of discreetly introducing new structural elements within
                   the existino interior; the temporary post at the joint between the stable and the ell is a case
                   in point; it is needed, it is in a location where one would expect there to be a structural el-
                   ement, and by not pretending to have been there since the stable was built, allows the his-
                   tory of the buildings to be read by anyone who wishes to take the trouble. We have no
                   doubt that similar permanent solutions to the need for additional central support to the
                   roof can be developed to replace the temporary stabilization in those locations.

                   The stable and the ell together have tremendous presence and texture. Their very interior
                   rouchness and funkiness is what makes them feel so -enuine. In making repairs to these
                   buildings, areat care must be taken not to "pretty them up." Their circumstantial and utili-
                   tarian nature are a large part of their significance as survivals from a time when this sort
                   of small agricultural complex was common throughout New Hampshire.












                                                                6











                                                                   THE OFFICE OF ALLEN CHARLES FELL, AIA
                                                              HISTORIC PRESERVATION AND ARCHITECTURE
                                                                                        25 ENGLEWOOD ROAD
                                                                   WINCHESTER, MASSACHUSErTS 018%-1303
                                                                                                    6177290748


                   June13,1995

                   Fleld notes
                   Wa-on Hill Farm, Durham NH
                      a


                   The following field notes were taken during a several-hour visit to Wagon Hill Farm on
                   June 13, 1995. They are based on visual examination; no destructive or instrumented in-
                   vestigation was undertaken. The assessor is a skilled and experienced observer, in prac-
                   tice for over twenty-three years, and highly familiar with eighteenth and early nineteenth-
                   century seacoast New Hampshire building. Nevertheless, no warranty can be made that
                   the conditions noted represent all conditions present in the building, that they have a] -
                   ways been present, or that conditions will be the same upon subsequent examination.

                   HOUSE


                   EXTERIOR


                   General
                    First and second story sash have been replaced with vinyl windows since 1987, and the
                    sash lost. Based on the Federer thesis, the lost sash appear to have been original. This
                    was a serious (and probably avoidable) loss.
                   East
                   ï¿½The composition of this elevation is approximately symmetrical, with a central entrance
                    door flanked by a window in each story.
                   ï¿½The basement is dressed cyranite.
                   ï¿½Clapboard siding shows a subtle grading, with the exposure to weather increasing from
                    base to attic.
                   ï¿½The majority of the clapboards appear to be early or original in the first and second sto-
                    ries; from that, it is safe to suggest that the gable clapboards are probably original, as
                    well
                   ï¿½Paint is in very poor condition.
                   ï¿½It is hiohly desirable to save as much of the existing historical clapboarding as possible,
                    in order not to erode further the building's fabric. This appears to be teclutically feasi -
                    ble, although the poor paint has allowed an unfortunate amount of weathering to occur.
                   ï¿½ Trim is a combination of Federal and Greek revival elements. Comer trim is typical
                    Greek Revival work, including the abacUS2. From there up, the moldings appear to be


                   1)  Clapboards in the first and second stories are skive-jointed (their ends are beveled
                       and overlapped), while those in the gable are butt-jointed. This is consistent with the
                       history of the house, and suggests that the roof was not reconstructed until after
                       1830.
                   2)  This is the lowest horizontal band at the top of the corner trim. In more fully-devel-
                       oped examples of the style, it is a molding; here, it is simply a beveled piece of plain
                       wood. Such simplification is characteristic of the exterior "moldinos" of rural Greek
                       Revival work.


                                             Wacyon Hill Farm, Field notes, page I
                                                 0                              In








                    based on Roman precedents, rather than Greek, although the massiveness of, particu-
                    larly, the capital molding, is more in keeping with the Greek Revival than with the
                    lightness of typical Federal work.
                  ï¿½ The sash have been replaced in all first and second story windows in this faqade.
                  ï¿½ The windows are puzzling: Those to the north of this faqade are embellished with Fed-
                    eral band moldings, which stand proud of the clapboards. The south windows, however,
                    and the attic windows, are trimmed with plain boards, which stand more or less flush
                    with the outer edges of the clapboards.
                  ï¿½ The doorway appears to be a late nineteenth-century reworking of whatever had existed
                    there previously3.
                  ï¿½ The plants arowino aoainst the building should be removed.
                  North
                  ï¿½ This faqade is composed in the typical five-bay form, with pairs of windows in each
                    story flanking a central door in the first story, and a window in the second.
                  ï¿½ The basement, stoop, and step are all dressed granite blocks.
                  ï¿½ Clapboards are similar, and in similar condition, to those of the east elevation.
                  ï¿½ Chimneys need pointing, but otherwise appear unremarkable.
                  ï¿½ Roofino is interlockingo square asphalt shingles, at the end of their useful life and in
                    need of replacement4.
                  ï¿½ The frontispiece lies in the main stream of Seacoast New Hampshire Federal work. It
                    needs major conservation work; in particular, the pilaster bases have deteriorated, and
                    the soffit of the arch over the door is losing material.
                  ï¿½ It is interesting, that although the comers of the house were modernized in the Greek
                    Revival style, the frontispiece was left in its original, Federal, form. Typically, the
                    frontispiece is one of the first elements to be modemized5.
                  ï¿½ At the top of the wall, the soffit (eaves overhang) is consistent with the period of the
                    house. There is no bed moldina between the soffit and the house fascia, which appears
                    to be a replacement.
                  ï¿½ There is a oalvanized steel outter.
                  ï¿½ At the northwest comer, water discharged from the downspout was pooling against the
                    side of the house. Minor reoradincy around the building perimeter to eliminate opportu-
                    nities for water to pond this way, and extending downspouts horizontally four to six
                    feet from the buildino6, would significantly reduce the amount of water entering the
                    basement.
                  ï¿½ The lawn in front of the house is terraced down. This feature is probably early, and
                    worth preserving as the grade is adjusted to improve drainage around the house.
                  ï¿½ The overarown yew bushesnanking the front door should be removed.
                             0





                  3)  Without destructive investigation, it is not possible to say definitively whether this
                      door location is original or a later modification. Side entries are not uncommon be-
                      tween the chimney and the end wall in eighteenth and early nineteenth-century Sea-
                      coast houses.
                  4)  We did not, however, notice any frank problems with leaks in the interior of the
                      house.
                  5)  A possible explanation may be that this entrance had already ceased to serve any
                      significant purpose by the time of the Greek Revival changes, and was simply ig-
                      nored. But if so, why change the corner trim?
                  6@  Or better, takino their discharoe underground to daylight well away from the build-
                      ina where possible, and to newo drywell's where not.


                                            Wagon Hill Farm, Field notes, page 2
                                                C@








                   ï¿½ The lilac bush at the northwest comer of the house should be pruned to provide a clear
                    three-foot space between the bush and the house7.
                   ï¿½ The pines north and east of the house are not an appropriate part of the historical land-
                    scape of this property8. Serious consideration should be given to their removal.
                   West
                   ï¿½ This area was not inspected as closely as the east and north sides, due to inclement
                    weather.
                   ï¿½Clapboards appear similar to those on the east end of the house.
                   ï¿½ Attic windows have plain trim, as does the south second-story window. The south first -
                    story window is a casement, probably installed when the kitchen behind it was re-
                    worked in the 1960s.
                   ï¿½ The plants growing against the building should be removed.
                   South
                   ï¿½This faqade appears to have been substantially refinished some time in the nineteenth
                    century. Door and window trim is plain, the clapboard coursing is not graded, and there
                    is a piazza which stylistically appears to date around the time of the Civil War, plus or
                    minus ten years.
                   ï¿½Chimneys need pointing, but otherwise appear unremarkable.
                   ï¿½Roofina, is interlocking square asphalt shingles, at the end of their useful life and in
                    need of replacement.
                   ï¿½There is a galvanized steel gutter at the house eaves. The piazza lacks a gutter.
                   ï¿½Water dripping from the piazza roof ponds at the joint between it and the ell. This again
                    speaks of a serious drainage problem. We recommend local regrading and providing a
                    gutter9 along the porch eaves, with a downspout at the southeast comer draining to an
                    underground drywell.
                   ï¿½ The piazza retains against the ell one apparently complete column. The decorative
                    lower work on the other columns has deteriorated and been replaced with some rather
                    unattractive circumstantial-appearing work.
                   ï¿½The piazza floor and lattice enclosure have been replaced quite recently.
                   ï¿½Paint finishes are no better than fair at best.


                   INTERIOR


                   Basement

                   ï¿½ The basement looks wet, feels wet, smells wet, and is wet.
                   ï¿½Bad exterior drainaue is allowing a lot of water to flow into this basement.
                   ï¿½The walls are rubble stone, and the floor, dirt, except in the northeast comer, where it is
                    brick set in earth.
                   ï¿½ The basement has been divided with brick walls into four parts: The northeast comer,
                    the northwest comer, the southeast comer, and an I-shaped space extending from the
                    southwest comer up the center of the house to the north wall.
                   ï¿½ The brick enclosure walls have been breached to accommodate heating ducts.




                   7)  Trees overhand and otherwise encroach upon the house in several locations. A gen-
                       eral rule of thumb calls for pruning them back six feet horizontally and ten to twelve
                       feet vertically from the nearest part of the house.
                   8)  BIG HOUSE, LIT7LE HOUSE, BACK HOUSE, BARN, by Thomas Hubka, contains a great
                       deal of useful information about and many photographs of nineteenth-century agri -
                       cultural/domestic landscapes.
                   9)  Half-round aalvanized metal, not pseudo-Colonial aluminum!


                                             Waoon Hill Farm, Field notes, page 3
                                                 0








                   ï¿½ The first floor has been completely replaced in the southwest quadrant. Actually, the
                     floor framing and deck have been replaced to the front chimney girt. The subfloor is
                     now plywood in that area.
                   ï¿½ The chimneys are supported on barrel-vaulted brick bases. The south end of the west
                     vault has been blocked with brick infill.
                   ï¿½ An oil-fired warm-air furnace and a domestic water heater are located in the northwest
                     space, venting into the west chimney.
                   ï¿½ There is a lot of evidence of water flowing across the floor, particularly from northwest
                     to southeast around the furnace.
                   ï¿½ Considerable rising-damp brick damagelO is evident in the enclosing walls; little is evi-
                     dent in the west chimney base. The inside of the west barrel vault appears unremark-
                     able.
                   ï¿½ East of that chimney base, the wall shows extensive rising-damp damage perhaps a
                     dozen courses up from the floor. The north-south wall shows comparably severe dam-
                     age extending several courses higher. These walls are not yet in crisis, but they will be
                     if remedial steps are not taken. High priority should be given to providing support for
                     the framing above on an orderly basis, so it will not have to be done in response to a
                     major failure' I
                   ï¿½ The north wall in this area is disorderly. There has been minor movement, but it ap-
                     pears to have been within the range of what is to be expected in a wall of this age.
                     There is no indication of past or incipient failure. There is extensive evidence of water
                     penetration-, functioning gutters and proper grading to carry water away from the build-
                     ing are necessary preventives.
                   ï¿½ The north part of the central space appears similar in condition to the northwest space.
                     The east wall contains an early window, which may be used as a guide when the sash in
                     the windows above are restored.
                   ï¿½ The northeast space is entered through a complete doorway, including a doorsill.
     0             - The walls of this space are brick-f inished, as is the floor. The ceiling is finished with
                     plaster on split-board lath, appropriate to the period of the house, and in dilapidated
                     condition. This dearee of finish indicates that this space had a particular purpose; in
                     view of the vermin-proofing effect of the finish, it is tempting to speculate that it was
                     intended for the storaue of edibles. Further research is indicated.
                   ï¿½ The brick in the northeast space does not appear to be suffering as much from the ef-
                     fects of rising damp as the brick of the other enclosure walls, suggesting that it may
                     have initially been of a higher quality, as was the brick of the chimney base.
                   ï¿½ Continuino to the rear on the east, the southeast space is entered through a doorway
                     with a door 12. The oil tank is located in this space, which has a cement-wash floor, and
                     at one time appears to have served as a coal bin.
                   ï¿½ Slightly more deterioration is evident in the vault of the east chimney base than in the
                     west, but nothing that should present a cause for concern.


                   10)  Rising-damp damage: Ground moisture, which is mildly acidic, moves into the brick
                        by capillary action, and attacks the brick. Typically, the lower the temperature at
                        which the brick was fired (and the softer the brick), the more it is susceptible to this
                        form of deterioration.
                   11)  Adequate repair can be performed either by cutting out the deteriorated brick and
                        patching in new units or by installing steel pipe columns on two-foot-square by one-
                        foot-deep footings. In both cases, it is important to provide adequate temporary sup-
                        port to the work above to avoid failure.
                   12)  How Iona that particular door has been in that doorway is an open question. The
                        presence of a log doorsill and the remains of a strap hinge nailed to the south jamb
                        indicate that it is not oriainal to this location.
                                                 0


                                              Wacon Hill Farm, Field notes, page 4
                                                  0








                    Floorjoists are a combination of barked logs and hewn members in the southeast space.
                    The exterior wall is rubble stone; what is visible does not appear particularly remark-
                    able.
                    Between the chimney base and the east wall of the house is a space roofed with a half
                    vault which bears on a north-south member that appears originally to have run along the
                    original line of the passage wall above. There is ample evidence of water penetration
                    through the wall, but the wall itself appears relatively unremarkable.
                    Humidity is a serious issue in this basement. There was not sufficient time to do in -
                    strumented tests, but we have little fear that when they are done, they will disclose dan-
                    gerous levels of both atmospheric humidity, and water content within wood members.
                    Strateoies for dehumidifying the basement are a critical need.
                    A door to the exterior leads out the south comer of the west wall, more or less at grade.

                  FIrst story

                    General
                    ï¿½ This appears to be a turn of the nineteenth century house, basically double-file in
                      plan, but unusual in plan, because the front stair rises in two more-or-less equal runs
                      with an intermediate landing, but without the usual response in the rear.
                    ï¿½ The southeast comer of the house shows extensive signs of reworking in both stories,
                      beginning at the front face of the chimney: The opening from the northeast first-story
                      room has been enlarged, as is obvious from the evidence in the floor and lintel. From
                      there back in the first story, the trim is typical generic Greek Revival, with symmetri -
                      cally-molded architraves and blocks enriched with paterae at the comers.
                    ï¿½ In the first-story rear, the two cooking fireplaces do indeed appear contemporaneous
                      and original, suggesting that the house was originafly intended to be used by two dif-
                      ferent groups of occupants.
                    ï¿½ The space immediately behind the front entry has been taken over for use as a bath-
                      room. Behind that is a rear entry, with enclosed stairs to the second story and base-
                      ment. The woodwork in the rear entry is all plain, and applied over the plaster; it ap-
                      pears that this space represents a significant reworking.
                    ï¿½ It appears that the functional front of the house was moved to face the barnyard, prob-
                      ably about the time that the piazza was added (middle to third quarter of the nine-
                      teenth century).
                    ï¿½ General research question: Why has all the interior trim in the southeast quadrant of
                      the house (and only that trim) been modemized to generic Greek Revival? Bear in
                      mind that the second-story spaces that have been so treated are all secondary13, even
                      if the a case can be made that the first-story spaces are not.
                    ï¿½ Most of the walls in this house are papered, so it was not possible to see the plaster
                      beneath. The paper does not appear to have been recently applied. That fact, coupled
                      with the lack of evident tears or distortions in the wallpaper, suggests that the house
                      has not been experiencing any recent significant structural movement.
                    North entry and stairhall
                    ï¿½ This space appears to date substantially from the period of the house (The ceiling has
                      been replaced, and finished with later twentieth-century sanded paint).
                    ï¿½ There is a single baseboard, without the applied shoe that is evident throughout much
                      of the house, but which stands proud of the plaster. On closer examination, it appears
                      to have been overlaid on an earlier base which lies flush with the plaster.




                  13) Two very small rooms (one unheated), and the back hall. The three primary cham-
                       bers all retain their Federal trim.


                                             Wagon Hill Farm, Field notes, page 5
                                                 0








                   ï¿½ Doors and doorways are appropriate to the period of the house 14.
                   ï¿½ Aside from a crack in one of the door panels and some damage to the glass in the
                    fanlight over the front door, the interior of the frontispiece does not appear remark-
                    able.
                   Northeast mom
                   ï¿½ This space retains most of its early trim.
                   ï¿½ The existing (replacement) windows have six-over-six sash. The window proportions
                    indicate that the original sash was nine-over-six. The difference is visually significant,
                    inside and out. If the building is to be restored, the earlier sash configuration should
                    be re-established.
                   ï¿½ The ceilino has been replaced, and appears similar to that in the entrance hall.
                   ï¿½ There is a double baseboard. The shoe is a later addition; the main base ties flush with
                    the plaster.
                   ï¿½ The chimney piece is of the typical architrave-with-frieze-and-manteI shelf form, with
                    the ends of the frieze worked in an ogee curve 15. The shelf appears to be an integral
                    part of the piece, in contrast to what was suggested in the 1987 Federer thesis 16.
                   ï¿½The closet to the right of the fireplace appears original. It has been blocked down
                    somewhat, apparently to accommodate a utility riser.
                   ï¿½The opening to the left of the fireplace was greatly enlarged subsequent to the house's
                    construction. Evidence of the early door survives in the door sill and a joint in the lin -
                    tel trim.
                   ï¿½ There is evidence of what appears to be a serious leak at the top of the wall above the
                    fireplace. In view of the absence of corresponding signs of damage in the wall above,
                    however, it may be that this is an artifact of a water spill in the chamber above17.
                   East entry
                   ï¿½ The trim chanoes in this space from the Federal work of most of the house to the ver-
                    nacular Greek Revival which characterized the entire southeast quadrant of the house,
                    upstairs and down. The baseboard is typical Victorian work: high, with a cap mold-
                    in-, applied proud of the plaster.
                   ï¿½The exterior door is a typical late nineteenth, early twentieth century element.
                   ï¿½ The southwest comer has been furred out (with sheetrock) to enclose heating duct-
                    work.
                   Southeast room
                   - This room is completely trimmed in vernacular Greek Revival, except for the fire -
                    place, whose trim appears to be of recent twentieth-century origin, perhaps contempo-
                    rary with the reworking of the southwest of the house.


                14) We wonder why, when the roof was raised and the Greek Revival comer trim added,
                    the front entrance was not replaced with a fashionable Greek Revival frontispiece
                    with sidelights. Given the importance of the frontispiece in establishing the style of a
                    building, and the owners' manifest desire to appear up-to-date (i.e., the Greek Re-
                    vival comer trim), this is a puzzling omission.
                15) Although found elsewhere in New England, this form is particularly characteristic of
                    tum-of-the-century Seacoast New Hampshire.
                16) This form almost certainly is connected to the common Federal modernization of
                    pre-Revolutionary fireplace surrounds: The earlier form was typically an architrave
                    (frame) around the fireplace opening, which it was easy to update by applying a
                    frieze board and mantel shelf above it. That said, Asher Benjamin's AMERICAN
                    BUILDER'S COMPANION (1806 and later) shows this form as one of a sheet of chim-
                    ney breast designs.
                17) Or that the chamber wall and ceiling have been repaired. We note that it is extremely
                    uncommon to see such a repair made in a chamber and not made in the (more impor-
                    tant and public) space below.


                                           Wagon Hill Farm, Field notes, page 65
                                                                               Z5








                    ï¿½ The floor shows signs of having been replaced; the floorboards in this space are sig-
                                          0
                      nificantly narrower than those elsewhere in the house.
                    9 The cooking fireplace and oven appear appropriate to the turn of the nineteenth cen-
                      tury. The hearth is a granite slab 18
                                             0              . The brick beneath the oven continues to the floor
                      with opening into the void that likely exists beneath the oven floor.
                    ï¿½ A furred-out shaft in the southeast comer of this space, similar to the one in the east
                      entry, serves an uncertain purpose.
                    ï¿½ The ceilina in this space has been replaced, as is the case with most of the ceilings in
                      this story.
                   ï¿½ South entry and stairhafl
                    ï¿½ The woodwork here is plain, and stands proud of the plaster, suggesting a twentieth-
                      century or late nineteenth-century origin.
                    ï¿½ The doors to the stairs to the second story and basement are early; the door to the
                      southeast room is late nineteenth century; the doors to the kitchen and exterior appear
                      to date from the kitchen reworkina.
                                                            0
                    ï¿½ The remains of a piece of early door casing inside the door to the basement stair sug-
                      gest that originally there may have been a board wall at this location, which would be
                      consistent with tum-of-the-nineteenth-century practice.
                    ï¿½ The stair to the second story has been completely rebuilt, probably when the kitchen
                      was built in the 1960s, using what appear to be the original wall stringers.
                    ï¿½ With the exception of those stringers, all the work inside the cellar accessway appears
                      to be very recent- li ght-colored (unoxidized) machine-planed wood, wire nails, and
                      g psum wallboard.
                       ly
                    ï¿½ The floor in this area consists of plywood under sheet goods-vinyl or linoleum.
                   ï¿½ Southwest room
                    ï¿½ This space has been completely worked over to accommodate a post Korean-war
                      kitchen (1976?).
                    ï¿½ The floor is brown sheet goods-linoleum or vinyl; the walls pine boards.
                    ï¿½ The fireplace, which appears similar to the one in the southeast room, survives appar-
                      ently intact.
                   ï¿½ Center ("dark") room
                    ï¿½ This space is a bathroom, with shower.
                    ï¿½ There is abundant mildew on surfaces adjacent to the shower, giving evidence of
                      wholly inadequate ventilation.
                    ï¿½ The door to the kitchen appears to be of the same date as the kitchen work; the door
                      to the left room appears to be of late nineteenth-century origin.
                   ï¿½ Northwest room
                    ï¿½ This is the most elaborately-fini shed room in the house. General comments made
                      about the northeast room apply to this space.
                    ï¿½ This room has a wooden cornice. Within the cornice the ceiling has been replaced
                      with the same sand-finished plaster evident throughout the first story.
                    ï¿½ Woodwork appears to be early, and substantially intact.
                    ï¿½ The chimneypiece is composed of pilasters supporting a frieze with expressed pi-
                      tasters, capped by a mantel shelf. Within that frame a reeded architrave surrounds the
                      brick opening.

                   Second story

                   9 General:



                   18) Except for this space and the right rear space, all the other fireplace hearths are eight-
                       inch square hearth brick.


                                               Waoon Hill Farm, Field notes, pacre 7
                                                  C,                               IZ








                      Although the plate is expressed at the top of the wall across the back of the house, in
                      the front it only appears in the stairhall. Examining the post casinos in the two front
                      chambers with a raking light did not show any evidence of patching, such as would be
                      evident if the plate had been reworked when the roof was rebuilt, suggesting that ei-
                      ther the plate originally was expressed, but that the posts were recased after it was re-
                      worked 19, or that it was always suppressed in these two "best" chamberS20.
                    Northeast chamber:
                    ï¿½ This room appears to have substantially original work. There is no frank evidence of
                      alteration to the post casings.
                    ï¿½ There is a sag in the floor, which appears to be more artifact than process.
                    ï¿½ To the left of the fireplace the closet has been substantially done over with
                      Lsheetrock? Early flooring survives.
                    ï¿½ To the right of the fireplace a door leads to the back hall, which is a confusing space.
                  ï¿½ East intermediate chamber
                      This space is reached through a doorway that gives every indication of being early.
                      The chimney wall and the wall toward the hall retain Federal detailing. The window
                      wall, however, is trimmed with the Greek Revival work that is typical of the southeast
                      quadrant of the house.
                  ï¿½ Southeast chamber
                    ï¿½ This very small space appears to be early; the doorway from the hall appears to the of
                      the period of the house.
                    ï¿½ The window trim is the same as in the left intermediate chamber.
                    ï¿½ The ceilinc, has been lowered, and covered with square acoustical fiber tile.
                  ï¿½ South haU
                    ï¿½ A closet to the right of the left-hand chimney opens off this space. It appears early.
                      much of the wood shows hand-planing marks, and the plaster on the chimney wall,
                      which contains evidence of original shelves, appears early or original. There appears
                      to have been a board partition toward the rear of this closet, separating off a small
                      space that opens to the chamber behind the chimney. The existing evidence of shelv-
                      ino in that area shows machine-planing marks, and appears to be of recent origin.
                    ï¿½ The door and trim to that closet appear consistent with the earliest work in the house.
                    ï¿½ The hall extends the width of a door left of the wall below.
                    ï¿½ Despite the odd room arrangement and irregular wall line, this arrangement appears to
                      be early, if not original. Baseboards are recessed into the plaster field throughout,
                      doorsills were all recessed into the floor2l, and we noted no evidence of alterations in
                      the floor boards22.
                    ï¿½ The rear window matches the other southeast-quadrant work.
                    ï¿½ The space beneath the attic stair is particularly confusing. The board partition to the
                      left of the stair, made of old beaded boards and cleated together with re-used early
                      work, lies a good eight inches off the stair, which itself is board-walled. The floor
                      shoe was laid over a painted part of the floor, leading to the conclusion that this was a
                      later change. The doorway to the passage between the front and rear right-hand
                      chambers is not original, suggesting that the whole construction may have been pulled
                      together to make a closet for those rooms. It is interesting to speculate whether there
                        0


                  19) Highly unlikely, if only because of the cornice molding in the right front room.
                  20) Almost certainly the case.
                  21) In a manner wholly consistent with the early/original work in the more convention -
                      .ally-arranged parts of the house.
                  22) The flooring appears similar to that in the remainder of the second story and is con-
                      tinuous throughout, with no evidence of partitions applied over it, or other interrup-
                      tions to the boards.


                                             Waoon Hill Farm, Field notes, page 8
                                                 0                              0








                       is any relationship between this work and the event that occasioned the Greek Revival
                       interior changes.
                     9 The attic stair enclosure, as we just noted, is problematical. The stair itself is convinc-
                       ing as a piece of early work, probably original.
                   ï¿½ Bathroom
                     ï¿½ At the rear of the house is a partitioned-off space which contains a bathroom, with un-
                       remarkable contemporary finishes.
                     ï¿½ The doorway from the hall appears consistent with early work.
                   ï¿½ Southwest chamber
                     ï¿½ Window trim is plain and was applied to the face of the wall. Doors and casings ap-
                       pear appropriate to the period of the house.
                     ï¿½ The remainder of the woodwork appears unremarkable and appropriate to the period
                       of the house.
                     ï¿½ The fireplace has been closed and the mantelpiece removed (Evidence is visible under
                       a raking light). The "baseboard" across the face of the fireplace is painted plaster.
                     ï¿½ The closet to the left of the chimney (now a passage) contains early plaster, with evi -
                       dence of shelving boards. Double baseboards stand proud of the plaster, and appear to
                       be later.
                     ï¿½ The opening from the passage between front and rear chambers to the space under the
                       attic stair aives every indication of being comparatively recent: The threshold arrises
                       are very sharp and unworn, the paint is different, and the trim is plain and stands
                       proud of the plaster on both sides.
                     ï¿½ Where the double baseboard is cut for this opening, the gray paint23 stops, but a lower
                       layer appears to extend under it, supporting the notion that it is an added piece.
                   ï¿½ Northwest chamber
                     ï¿½ This space appears generally intact and consistent with the period of the house.
                     ï¿½ The ceilina has been overlaid with square fiber acoustical file; around its perimeter a
                       shallow wooden cornice is apparent. Further investigation is indicated to confirm its
                       origin24, since the visible part seems to display the fussiness characteristic of turn-of-
                       the-twentieth-century Colonial Revival work.
                     ï¿½ The closet to the right of the fireplace also has an acoustical tile ceiling. It's hard to
                       see much else because of all the objects stored in it.
                   ï¿½ North stairhall
                     ï¿½ As we've commented elsewhere, this space is a bit unusual in that the stair consists of
                       two approximately equal runs that rise to and from a landing. There is neither connec-
                       tion to the rear of the house at landing level, nor evidence to suggest that there ever
                       was any.
                     ï¿½ The stair newels are baluster-formed, and the handrail passes over their tops. Balus-
                       ters are simple square sticks. The entire assembly appears consistent with the house's
                       construction date, and is reminiscent of work associated with the Portsmouth joiner-
                       housewright James Nutter.

                   Atfic

                   ï¿½ Evidence for the former hipped roof is obvious and irrefutable.
                   ï¿½ The roof is approximately 12 pitch, principal rafter and purlin. The purlins are informal,
                     and not always straight. Tbejointing appears to be scribe-ruled, suggesting an eigh-
                                           e               0
                     teenth-century date. This, plus the roof's division into four bays, rather than the more


                   23) The topmost layer throughout the house.
                   24) From what can be seen of it, it does not appear characteristic of Seacoast New
                        Hampshire Federal work. The existence of i similar, but apparently more elaborate,
                        cornice in the room below, however, supports the notion that it is original.


                                               Waoon Hill Farm, Field notes, page 9
                                                   0









                   customary and expected five, suggests that the roof frame may have been salvaged from
                   a demolished older building. No evidence was apparent to suggest re-use of any timbers
                   from the original roof.
                  ï¿½The existing roof and floor boards are up-and-down sawn.
                  ï¿½ The oable windows are assembled with machine-headed cut nails. Sash are primarily
                   mid-nineteenth century, with some pieces that may be of early twentieth-century origin.
                   All attic sash are in deteriorated condition.
                  ï¿½Cellulose insulation was evident past the floor boards along the eaves.

                  ELL


                  EXTERIOR


                  North
                  ï¿½ This elevation is a clapboarded gable end. It appears to be a typical and generally un-
                   remarkable example of late nineteenth-century Graeco-Italianate vernacular work.
                  ï¿½ The upper-story window appears to be of the period of the ell; the lower-story window
                   is a recent replacement.
                  ï¿½ The condition of its paint is poor.
                  Fast
                  ï¿½This elevation appears to be substantially in the same form as it was built, with the ex-
                   ception of the window and door at the north end, which are of recent vintage. Without
                   undertaking destructive investigation it is impossible to determine whether the door to
                   the piazza is original or a latter-day change.
                  ï¿½Paint is in poor condition, and missing.
                  ï¿½The drive door rolls to the south inside the building.
                  ï¿½The sill below the drive door shows frank rot and other weather-related deterioration. It
                   is likely that other parts of the east sill, and possibly the joists beneath the lower floor,
                   are deteriorating, as well.
                  ï¿½Roofing is interlocking square asphalt shingles, at the end of their useful life and in
                   need of replacement.
                  ï¿½Plantings are too close to the building, and should be pruned as previously described.
                  West
                  ï¿½The wall finish is a combination of early clapboards and siding which appears to date
                   from the interior changes.
                  ï¿½Roof in  is interlocking square asphalt shingles, at the end of their useful life and in
                   need of replacement.
                  ï¿½Paint is heavily mildewed.
                  ï¿½ The rubble stone foundation has been concrete-faced from the north end of the deck
                   south to the stable, suggesting that structural failure in this area was at best imminent at
                   one time. The concrete does not appear remarkable at present.
                  ï¿½Off the finished ell space is a wooden deck, in deteriorating condition, with rot evident
                   in the railing structure. Support appears to be steel pipe columns.
                  ï¿½North of the deck, the berry bushes should be pruned back from the foundation.

                  INTERIOR

                  Understory
                  e The understory was not inspected due to inclement weather.
                  Main story
                   The ell and barn are two separate structures, built at different times. The ell is framed
                   with circular-sawn post-and-beam framing, suggesting a post Civil-War date for this el-
                   ement, which is consistent with the appearance of (particularly) the north exterior.



                                           Wagon Hill Farm, Field notes, page 10
                                                                             Z@








                   ï¿½ Sash muntin profiles are typical of the mid to later nineteenth century, with some later
                     replacements.
                   9 The floor is wom wood, full of character and the sions of decades of hard use. Where it
                     is sound, we recommend retaining it.
                   ï¿½ The main story is divided into three distinct parts. The south space is set off by a stair
                     rising west to the upper story and a board wall just south of the drive door. The central
                     space contains a privy on its west wall, which unfortunately was so full of stuff that it
                     was impossible to evaluate it. Just north of the window north of the drive door is a re-
                     cently-instafled partition, north of which is a finished room with kitchen.
                   ï¿½ The finished space at the north end is cheaply finished, uninsulated, and heated with
                     electric baseboard. This space is a good candidate for an adaptive re-use, since there is
                     little here to preserve.
                   ï¿½ Windows in the finished part of the ell are all of the period of the finish, contemporane-
                     ous with the kitchen, or slightly later.
                   ï¿½ The central section, from the end wall to the stair to the upper story, appears unremark-
                     able for a utility structure such as this.
                   ï¿½ South of the stair, the interior appears unremarkable.
                   ï¿½ Double posts and beams, stud mortises in the ell girts, and other evidence confirm that
                     the ell originally stood alone, with an enclosure wall along the present ell-stable joint.
                   Upper story
                   ï¿½ The framing pattern indicates that the ell was constructed in a single build. It appears
                     solid, well-built, and generally unremarkable.
                   ï¿½ Diagonal iron-rod tension braces run from the tops of the intermediate posts down to
                     the transverse beams.
                   ï¿½ The roof is framed with common rafters, supported on a plate some distance above the
                     floor.
                     The north window, which is in poor condition, shows mid nineteenth-century muntin
                     profiles25.
                     At the line of the first post south of the house the frame has been reinforced with a truss
                     of 2" lumber nailed to the rafter and underfloor beam, apparently when the lower-story
                     space was finished off. As part of a detailed overall evaluation of the property, a struc-
                     tural engineer experienced in working with timber-framed structures should review this
                     work.
                     The second (middle) frame is a kingpost truss, with enlarged rafters and an iron-rod tie
                     from the ridoe to the center of the beam below.
                     The stair down to the lower story lies just north of the third frame, which is similar to
                     the first one, but has not been reinforced.
                     The south end of the ell shows ample evidence of the former enclosure.

                   STABLE

                     Because of the way the complex has grown, with the stable added as a continuing ex-
                                                            Im
                     tension of the ell, even though this element is in the worst condition of an, it is highly
                     undesirable from the standpoint of the site's remaining integrity to sacrifice the barn in
                     favor of the ell unless no other possible alternative can be found.

                   EXTERIOR


                   East
                     This faqade is a oable end, with a drive door located north of center.
                                      0

                   25) Note, however, that this sash profile continued to be produced for use in utility
                        structures at least to the end of the nineteenth century (Source: Facsimile Millwork
                        catalogues in our possession), and so are not useful for "no later than" dating.


                                              Wagon Hill Farm, Field notes, page I I








                 ï¿½ Paint is in poor condition, and missing.
                 ï¿½ Rakes have several circumstantial (sheet metal?) patches where they have failed or been
                    opened by vermin.
                 ï¿½ The drive door has been reinforced with overlaid members.
                 South
                 ï¿½ This elevation is in very bad shape, and needs major work.
                 ï¿½ The sidin g and trim on this faqade is dilapidated.
                 ï¿½  There is no paint.
                 ï¿½ The lower row of interior cable ties is secured through a pair of four-inch beams at-
                    tached to the face of the wall.
                 ï¿½ The rubble stone foundation extends well outside the line of the wall above, suggesting
                    that a catastrophic failure has occurred.
                 ï¿½ Roofing is interlocking square asphalt shingles, at the end of their useful life and in
                    need of replacement.
                 West
                 * Due to inclement weather, the west elevation of the stable was not viewed
                 North
                 ï¿½  Siding appears (from the deck off the north end of the ell) to be primarily clapboards of
                    comparatively recent vintage.
                 ï¿½  Paint has failed extensively.
                 ï¿½  Roofing is interlocking square asphalt shingles, at the end of their useful life and in
                    need of replacement.
                 ï¿½  The foundation appears to have been overlaid with concrete, and appears to be in fair
                    condition.


                 INTERIOR

                 Understory
                 * The understory was not entered due to inclement weather.
                 Main story
                 ï¿½ The bam is framed in three bays, east to west.
                 ï¿½  At the joint between the stable and the shed, the end wall of the shed was removed, and
                    various bolts and ties used to connect the two structures together.
                 ï¿½  There is no indication of there ever having been an early post beneath the first beam
                    west of the entrance.
                 ï¿½  A six-by-six post with a cushion between it and the existing work above has recently
                    been installed to support and stabilize the upper story at that point. We concur!
                 ï¿½  Upper-story floor framing consists of rather Ii ght-appearing joists spaced more than two
                    feet apart, and a single layer of one-inch boards.
                 ï¿½  The floor is wom wood, full of character and the signs of decades of hard use. Where it
                    is sound, we recommend retaining it.
                 ï¿½  An area of flooring was recently replaced at the drive door.
                 ï¿½  Along the north wall is a large workbench, which is clearly a part of the history of this
                    building, and should stay.
                 ï¿½  Windows are typical of the ell and stable- small-paned window sash have mid nine-
                    teenth-century profiles; large-paned sash appear to date from the early twentieth cen-
                    tury.
                 ï¿½  A board wall divides the bam into north and south spaces. A sliding door on its south
                                                                                       IM
                    side closes the opening from north to south.
                 ï¿½  In the south half there is a cow tie-up with wooden stanchions, which appear to be
                    worthy of preservation. In the southeast comer is a single box stall, presently full of
                    riaid insulation.
                 ï¿½  The south area appears originally to have houses horses, either in box or tie stalls.



                                           Wagon Hill Farm, Field notes, page 12
                                               0                             C@








                    Vertical support has been added along the dividing wall: Three six by six or eight posts,
                                                          0            e                             4M,
                    two of which lie under the transverse beams, and the third halfway between them. The
                    rest on an eight-by-eight hewn member laid on the floor.
                    This area should not be cleaned up and made too pretty. It is quite wonderful as it is.
                  Upper story
                  ï¿½ As with the ell, iron-rod tension braces run down from the posts to the main beams be-
                    neath the floor.
                  ï¿½ The roof is framed with common rafters resting on plates which, as in the ell, are lo-
                                                                    al.
                    cated several feet above the floor.
                  ï¿½ There has obviously been a concern for structural failure, likely related to the deterio-
                    rated condition of the south wall structure and the loss of sufficient strength to support
                    the outward force of the rafters. In response, three sets of propping posts and ties have
                    been installed. This work is manifestly temporary. It is acceptable only as a temporary
                    means of stabilization until a more definitive solution is determined and implemented,
                    as soon as possible. Structural engineering consultation is indicated.
                  ï¿½ The steel-cable ties run from plate to plate, with secondary lines supporting the west
                    wall a few feet below the plate (where added members reinforce the exterior of the
                    wall. At the north end, the east and central cables are anchored through a 4" x 6" beam
                    installed across several studs. I'm a bit concerned that the west end of that beam ap-
                    pears to be cracking; further investigation is indicated to determine whether that repre-
                                                        15
                    sents an incipient failure.
                  ï¿½ Each frame consists of three members rising, from an existing member which is itself
                    propped up from below. The central a post rises to support a beams from which prop
                    posts directly support six rafters. Collar ties add stability. On either side of this post, di -
                    agonal posts extend to new 4" x 6" purlins placed beneath the rafters26.
                  ï¿½ Small-paned window sash have mid nineteenth-century profiles; large-paned sash ap-
                    pear to date from the early twentieth century.
                  ï¿½ The west wall is in poor condition. Daylight is particularly visible through this wall.




















                  26) The purlins were placed with their six-inch side against the rafters. It would be
                                                                          C@
                       preferable-and the purlins would be able to carry a greater load-to set them with
                       their four-inch side in contact with the roof structure.


                                            Wagon Hill Farm, Field notes, page 13
                                                                               C)




















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