Forest River Pool, Bathhouse and Associated Facilities Feasibility Study - October 18, 20181BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Pool, Bathhouse and Associated Facilities Feasibility Study
Salem, MA
Bargmann Hendrie + Archetype, Inc.
October 18, 2018
P:\3374 Forest River Pool, Bathhouse & Associated Facilities\doc\report\3-Final Report
FINAL REPORT
2
Architecture & Aquatic Design
Bargmann Hendrie + Archetype, Inc.
9 Channel Center Street, Suite 300
Boston, MA 02201
Operation and Maintenance
Ballard King and Associates
2743 E. Ravenhill Circle
Highlands Ranch, CO 80126
Civil Engineer
Samiotes
20 A Street
Framingham, MA 01701
PROJECT TEAM
Cost Estimating
Daedalus Projects, Inc.
1 Faneuil Hall Marketplace
South Market Building, Suite 4195
Boston, MA 02109
Landscape Architecture
Kyle Zick Landscape Architecture, Inc.
36 Bromfield Street Suite 202
Boston, MA 02108
Historic Consultant
Epsilom Associates
3 Mill & Main Place, Suite 250
Maynard, Massachusetts 01754
Client
City of Salem
Salem City Hall
93 Washington Street
Salem, MA 01970
3BARGMANN HENDRIE + ARCHETYPE, INC.
TABLE OF CONTENTS
1 INTRODUCTION 05
2 EXECUTIVE SUMMARY 09
3 PROJECT JUSTIFICATION 13
4 HISTORICAL REPORT 17
5 BATHHOUSE AND POOL EXISTING CONDITIONS 29
6 SITES CONSIDERED AND GENERAL DESCRIPTION 45
7 PROGRAM IN NARRATIVE AND TABULAR FORM 63
8 PREFERRED OPTION 71
9 MEP AND SUSTAINABLE DESIGN NARRATIVE 81
10 CODE ANALYSIS 87
11 COST ESTIMATE AND COST NARRATIVE 91
12 OPERATING COST ANALYSIS 101
APPENDIX 109
MEETING MINUTES 111
HISTORICAL REPORT 125
PERMITTING ISSUES AND REGULATORY PROCESS 151
LETTERS OF SUPPORT 153
SITES CONSIDERED COST ESTIMATE 155
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INTRODUCTION
SECTION 1
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Forest River Park Pool
INTRODUCTION
7BARGMANN HENDRIE + ARCHETYPE, INC.
This feasibility study was commissioned by the City of Salem to explore the design feasibility
of sites including the existing pool location for the construction or renovation of the Forest
River Pool, Bathhouse and Associated Facilities. This complex will replace the current
complex which no longer adequately serve its users. The feasibility study evaluated the
existing conditions of the pool and bathhouse and developed a program for a preferred
option, initial cost, and a schematic layout for the proposed facility.
The Forest River Pool is located in Forest River Park at 38 Clifton Avenue in Salem MA. The
site is a wooded area park, located along Salem Harbor, with coastline along over 50% of its
boundary, and residential neighborhoods abutting the remaining boundaries. The whole park
is 30.37 acres, and has a baseball diamond, basketball courts, tennis courts, a playground
area for children, beaches, and Pioneer Village museum (a recreated 17th century village).
The park is one of the oldest parks in the city and is heavily used for active and passive
recreation. This project is focused on approximately 3.5 acres of the southeastern part of the
park and on the access road to the pool facility.
The existing facility is located at the southern part of Forest River Park, with stunning
views to Salem Harbor and Marblehead. The facility has been at that location for over 100
years in various forms, and has provided generations of families and residents recreation,
exercise, and relaxation. A recent study has determined that the existing pool can no longer
be upgraded to meet current codes and is losing water continually. The bathhouse building
is exhibiting signs of deterioration and as configured does not meet the needs of a modern
bathhouse.
Therefore, the existing pool and bathhouse have been closed due to the complete failure of the
pool filtration equipment and deteriorated conditions of the bathhouse. Given that the pool is
currently closed, the project will provide a new facility to the community for general recreation
and swimming activities. The existing pool has a large surface area with a lot of inefficient
or under-utilized water surface. Surface area affects the bather load, number of sanitary
fixtures, number of staffs, and maintenance operations. Therefore, the reconfiguration of the
pool will address these issues by providing more usable water at appropriate depths than
currently exists.
The reconstruction and renovation of the Forest River Pool facility will provide a unique
opportunity to bring together the community in a dramatic setting while creating innovative
solutions for a modern facility that preserves the character of the park. The project will focus
on the following aspects:
1. Sustainability Design – Net Zero or LEED
2. Resiliency – Move the program and new infrastructure further upland
3. Education – The new pool will incorporate opportunities for education, including coastal
wetlands, history, and other topics
4. Accessibility – Universal Design for pools and bathhouse
5. Historic Preservation – The new pool will restore and modernize an existing historic
resource
6. Increase Usability – The program and design will allow for usage throughout the year,
particularly Spring and Fall. New pools will provide more usable water at appropriate
depths than existing pool
7. Long term Operations and Maintenance – Considerations of O&M will be part of the
process
INTRODUCTION
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EXECUTIVE SUMMARY
SECTION 2
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Project Site
Park Land Location
Ball Field Location
Existing Pool Location
11BARGMANN HENDRIE + ARCHETYPE, INC.
This feasibility study investigated three sites, including the existing site which was ultimately
chosen by the City of Salem, each of which had some necessary characteristics for location
of the new complex. To accomplish this, a detailed comparative analysis of the sites was
undertaken, conceptual site plans were designed and prepared for the purpose of enabling
town officials and stakeholders to make an informed decision about the preferred site option
for the pool complex.
The design documents contain herein are preliminary, intended to articulate a working
program, establish a building and pool footprint for testing site feasibility, and to show
sufficient detail for cost estimates. The program and building footprint will require further
development and refinement in the next phase of the design when the actual site is designed
in detail. This development occurs through three subsequent stages: Schematic Design,
Design Development, and Construction Documents.
The Forest River Pool facility has been an iconic historic feature since the park was acquired
by the City of Salem in 1907. In the early part of the 20th century, the City turned the area into
a tidal bathing pool and added a bathhouse (see historic photos). The pool has undergone
numerous alterations over the years, including a new bathhouse constructed in the 20’s or
30’s, a major renovation done in 1972 of the bathhouse with the addition of the kiddie pool;
finally the pool was converted to fresh water from salt water in 1999, and other upgrades to
the bathhouse. The complex has accommodated a wide of variety of activities; but the interior
and exterior of the bathhouse as well as the swimming pool have deteriorated over time and
are out of code compliance.
The entire complex is currently facing many challenges (significant loss of water, storm
damage, deteriorating bathhouse, at end of life filtration equipment) in order to continue to
operate. Consequently, the City of Salem closed the facility for the 2018 season.
Three alternatives sites were studied for a replacement facility including the current location.
Various programs were also explored including different configurations for the bathhouse and
the pool within the Forest River Park. These program options were analyzed from economic
and functionality perspectives.
Rehabilitation of the existing site would require demolition and total reconstruction. Relocation
of the pool facility on the parking lot site by the ball field would have an impact to the ball park
activities, and location opposite the ball field would disturb the natural settings of the park due
to required excavation to accommodate the pool and the bathhouse.
The conclusion of the feasibility study is that the existing location was the best suited for
the proposed pool complex. The total cost for the facility includes construction cost and
other related cost for design including restoration of the of tidal area at the end of the cove,
furnishing and opening of the complex. The estimate project cost is $ 10,212,746.
Should the City of Salem agree with the findings of this Feasibility Study, and funding becomes
available in 2019, design would continue through 2019 with early construction (demolition)
starting in the winter of 2020; the complex can be reopened to the public in summer of 2021.
EXECUTIVE SUMMARY
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PROJECT JUSTIFICATION
SECTION 3
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Responding to lack of pool or swimming facilities in Salem or in neighboring communities,
the proposed project will be accessible to the people of Salem and surrounding communities.
While there are beaches, the water is generally cold and there are not always lifeguards. In
addition, not all beaches are accessible and many are tidal mud flats at low tide.
This project also has several other recreational components, including shoreline access
trails, tidal pool access for education, indoor space for park and recreation programs, and
open lawn areas for all kinds of organized and unorganized recreation.
Public access to swimming pool facilities for all ages, including people with disabilities,
accessibility needs, the elderly and kids, and all swimming levels, is one of the reasons that
three water elements are being provided: a combination pool, a kiddie pool with shallow
water, and a splash pad. This is highly critical, as many of the beaches in Salem do not
provide easy access for persons with disabilities or for those who have difficulty learning to
swim in the ocean.
This facility will also provide a unique opportunity for outdoor education; with a restored
tidal pool, shoreline access, and a community room, the facility can be used year-round
for hands on education for area schools. The Forest River Park pool project aligns with
the priorities of several master plans at the city level, including community revitalization,
economic development and open space and recreation.
• The City of Salem conducted an Open Space Master Plan in 2015 that identified Forest
River Park as one of the key parks for upgrades including to the pool, seawall, and other
areas.
• The City has identified in the Open Space Master Plan2015 and the Salem for All Ages
Plan 2017, the need for more accessibility to the community resources.
• The City of Salem conducted a Climate Vulnerability Assessment and Adaptation in
2014 (Salem’s MVP). Climate change was predicted to impact Forest River Park in two
significant ways. Due to its location along the ocean and in a tidal area, the first storm
surge would affect both its recreational and historic assets.
• This project also supports:
a) Low and Moderate-Income residents. As Identified in “A Vision and Action Plan for
the Point Neighborhood in Salem 2013-2020” the densest neighborhood in
Salem with the highest percentage of low and moderate-income individuals is
about 1 mile (20-minute walk) from this park.
b) The City of Salem’s “Historic Salem Preservation Plan Update 2015”, recognizes
the importance of Forest River park and the current deteriorated condition of the
building and sets a goal for Salem to restore its municipally owned historic
structures
c) The City of Salem’s Energy Efficiency & Conservation Strategy 2010, and 100%
Clean Energy Resolution 2016
The redevelopment of the pool could transform the Park. In the past the pool was a popular
place during the summer, however during the rest of the year the only use of that part of
the park was for walking. The pool dominates one of the most beautiful parts of the park.
This project envisions a pool that is both fun and educational. The new pool facility will be
designed to respond to the peace and tranquility of the site, while incorporating elements
that will extend the season of use. Along with providing recreational opportunities for the
community year-round, the new community room could be a revenue source.
PROJECT JUSTIFICATION
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HISTORICAL REPORT
SECTION 4
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HISTORICAL REPORT
Follow Massachusetts Historical Commission Survey Manual instructions for completing this form. 12/12
FORM A - AREA
MASSACHUSETTS HISTORICAL COMMISSION
MASSACHUSETTS ARCHIVES BUILDING
220 MORRISSEY BOULEVARD
BOSTON, MASSACHUSETTS 02125
Photograph
Assessor’s Sheets USGS Quad Area Letter Form Numbers in Area
33-0743-201
33-0743-202
SAL.916
SAL.GM
SAL.2149
Town/City: Salem
Place (neighborhood or village): 32-38 Clifton Avenue
Name of Area: Forest River Park
Present Use: Park; recreation and culture; landscape
Construction Dates or Period: pre-1817 (Pickering
House); C 1920 (Bathhouse); 1930 (Pioneer Village);
pre-1938 (Garage); pre-1971 (Pool)
Overall Condition: Good to fair
Major Intrusions and Alterations: Pioneer Village
partially rebuilt (1960s-1980s); Pool renovated (1971-72 and
1999); Bathhouse renovated in (1971-72)
Acreage: 31.2599
Recorded by: Tonya Loveday
Organization: Epsilon Associates, Inc.
Date (month/year): July 2018
Locus Map
see continuation sheet
ARCHITECTURAL DESCRIPTION
Forest River Park, 32-38 Clifton Avenue (SAL.916), is a public park established in 1907 by
the City of Salem. The park contains over 30 acres of land and is characterized by rolling hills
largely covered with mature trees and an expansive shoreline along Salem Harbor that forms
the park’s east and south boundaries. Forest River Park’s north and west boundaries are
defined by the rear property lines of the residential lots on the south side of Shore Avenue and
the east side of West Terrace and West Circle (see Figures 1 and 2). The park entrance at
the intersection of Clifton and Shore Avenues is demarcated by a pair of stone and concrete
piers with secondary piers flanking the sidewalks that extend from the intersection (photo 1).
The park is also accessible from West Avenue.
The park contains various buildings and recreational structures, including a caretaker’s
house and garage/restroom facility near the park entrance off West Avenue, a pool and
bathhouse at the south end of the park along the harbor, and a collection of reproduction
colonial buildings at Pioneer Village at the park’s northernmost section. These structures are
described in further detail below.
Other recreational park elements are present, including a tennis court, concrete slide, and
various playground equipment (photos 41-43). A concrete slide was installed north of the
Forest River Park Bathhouse by 1955. The slide features four lanes that descend from a
concrete and stone platform with metal railings. A tennis court is located at the southernmost
part of the park next to the Forest River Park Pool and was likely added around 1971 when
the pool was renovated. Two swing sets northwest of the slide appear to date from the same
period. Towards to center of Forest River Park is a playground that was installed by 1995. A
basketball court and baseball diamond at the park’s northwest corner have been temporarily
removed as part of the City of Salem’s effort to upgrade the park’s drainage system.
Forest River Park also features park furniture, such as benches and picnic tables, and trash
receptacles. Park pathways provide pedestrian and limited automobile access to different
parts of Forest River Park. These include a combination of dirt pathways and paved asphalt
drives with concrete curbing and metal guardrails at select locations. Wood bollards line the
pathway that leads northwest to Pioneer Village. The beachfront next to Pioneer Village is
lined with a concrete retaining wall (photo 18-19). The circular concrete retaining wall along
the beach south of Pickering Point is faced with stone veneer (photo 23).
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HISTORICAL REPORT
Col. Timothy Pickering House
The oldest extant building within Forest River Park is the Col. Timothy Pickering House
(SAL.2149; photos 4-5 and 7-8), located at the park entrance east of where West Avenue
terminates. The two-story vernacular dwelling was constructed by 1817. Based on an
examination of the building’s architecture and a comparison of historic atlases, it appears
to have been moved and expanded between 1874 and 1887 (see Figures 3 and 4). The
building’s westernmost four bays seem to date to the Second Period (1725-1780) of colonial
architecture. Here, the south elevation and the westernmost two chimneys form a relatively
symmetrical block. Further research and an examination of the building’s interior would likely
yield more information on the building’s construction and history.
The dwelling’s gable ends are two bays wide facing east and west, while the north and south
elevations are nine bays wide. The exterior is clad in painted wood shingles. Two entrances
are located on the south elevation, each in the next-to-last bay. These paneled wood doors
are covered with modern metal screen doors. Added later to the building are the projecting
pedimented hoods above the two doors on the south elevation. A third entrance is located
within the first bay of the east elevation and features a solid paneled wood door. Windows
openings at the first story of the north and south elevations have six-over-six double-hung
replacement sash. A single sliding window is located at the first story of the south elevation.
Second story windows at the north and south elevations are set immediately under the eaves
and have three-over-six double hung replacement sash. Windows on the gable ends have
six-over-six double-hung replacement sash. Louvered vents are tucked beneath the gables
of the east and west elevations. Asphalt shingles cover the building’s gable roof. Three
white-washed brick chimneys rise from the north slope of the roof. A short wood picket fence
extends south from the dwelling to surround the lawn bound by the park pathways and the
Forest River Park Garage on the property.
Forest River Park Garage
Immediately southeast of Col. Timothy Pickering House is the single-story concrete block
Forest River Park Garage (photos 7-8), constructed at an unknown date but by 1938 based
on historic aerial images. The garage functions today as a restroom with storage space. A
modern multi-paneled garage door is located on the south elevation. Next to that is a pair
of one-over-one pivot windows, set above a single wood sill. The building’s concrete block
exterior and windows sills have been uniformly painted. The same style and configuration of
pivot window is found centered on the west elevation. Two pairs of such windows are also
located on the north elevation. In between the north elevation windows is a narrow solid
door. The east elevation features two doors that provide access to the men’s and women’s
restrooms. Concrete steps lead to the entrances which are topped with projecting flat hoods.
The asphalt shingle gable roof overhangs on the north and south elevations. The end bays
have vertical wood paneling in the gables. Trees and shrubbery have been planted along the
building’s east elevation, shielding much of the view of the restroom entrances.
Forest River Park Bathhouse
The single-story brick and stucco Forest River Park Bathhouse (photos 23-27, 29-30, 32-40)
is located at the southeast edge of Forest River Park along the Salem Harbor. The building
dates to the late 1920s and has an unusual yet symmetrical shape with the centermost bays
of the north, south and west elevations recessed. The corners of the building that project
feature cast stone quoining. The west elevation, facing the Forest River Park Pool, is the
bathhouse’s primary elevation. The projecting end bays of this elevation feature paired one-
over-one pivot windows set within a low arched opening. The windows share a single wood
sill supported by four scrolled brackets. Centered within the recessed section of the west
elevation is a hexagonal projecting center bay. Each side of the projecting bay contains
three awning windows. Flanking the projecting bay on both sides is a solid door. Transoms
above the doors have been infilled. Shielding the projecting bay and the two doors is a shed
roof overhang with exposed rafters and simple end brackets. Next to each door is a pair of
two stacked awning windows with a wood sill supported by two scrolled brackets. A plaque
commemorating the work done to the bathhouse and pool in 1971-72 has been installed at
the northwest corner of the west elevation. New electrical and plumbing was installed as part
of the renovation.
21BARGMANN HENDRIE + ARCHETYPE, INC.
HISTORICAL REPORT
The north elevation of the bathhouse features groups of four awning windows set within
low arched openings with wood sills, supported by four scrolled brackets. These windows
are in the projecting end bay at the building’s northwest corner and the north elevation’s
centermost bay. While recessed from the end bays, the centermost bay projects slightly and
features quoining. The window opening in the projecting end bay at the northeast corner of
the building at this elevation has been infilled. The recessed portions of the elevation flanking
the centermost bay each have two stacked awning windows with a wood sill supported
by two scrolled brackets. An outdoor shower platform is within the recessed portion of the
north elevation. The south elevation is nearly identical to the north with few exceptions. The
projecting end bay at the southeast section of the building features a door and large round
vent instead of a window. Also, the centermost bay within the recessed portion of the south
elevation does not slightly project and therefore does not have quoins.
The seven-bay east elevation features a continuous arcade of large arched openings with
roll-up metal sheet doors. The centermost bay has a decorative gate, providing access to
the building’s open central corridor and interior. Within the corridor are two doors as well as
eight arched window openings that been infilled with concrete blocks. The building’s timber
frame roof is topped with a cast stone cornice and a low parapet wall. The bathhouse exhibits
signs of deterioration. The exterior stucco is in need of repair, particularly inside the central
corridor and around fenestration, and wood elements such as the window sills, decorative
brackets and the shed hood overhang are deteriorating due to paint failure and exposure to
the elements.
A concrete stairway descends from the west elevation of the bathhouse to the Forest River
Park Pool. The north, south and west elevations are enclosed with galvanized chain link
fencing. Outside of the bathhouse is a parking island containing a freestanding rusticated
stone and metal plaque monument commemorating the 1999 restoration of the Forest River
Pool. Two bicycle parking racks are also located outside of the bathhouse.
Forest River Park Pool
West of the bathhouse facing the Salem Harbor is the Forest River Park Pool (photos 25,
28-29, 31 and 40). Originally a tidal pool, the pool was formalized into a concrete structure
at an unknown date. The pool was renovated in 1971-72, and again in 1999 when it was
expanded and converted from salt water to a recirculating, fresh water pool. The current pool
configuration includes two separate sections that together have a surface area of approximately
15,150 square feet and a perimeter measuring 724 linear feet. The southernmost section is
rectangular in shape, 65 feet wide by 187 feet long, and ranging in depth from three to nine
feet. North of that is a 50-feet by 60-feet wading pool with a maximum depth of three feet. A
narrow concrete decking area surrounds the pool. Metal handrails line the concrete ramp that
leads from the bathhouse to the wading pool. The pool area is surrounded by a galvanized
chain link fence.
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HISTORICAL REPORT
PIONEER VILLAGE
Pioneer Village (SAL.GM; photos 11-17) occupies the northernmost section of Forest River
Park, bounded by the Salem Harbor to the east, park pathways and a small parking lot to the
south, and wood stockade fencing to the west and north. A pond is located at the southeast
corner of the village, while a mature forest characterizes the village’s northern section.
Originally built in 1930, resources within Pioneer Village today include eight structures and
various landscape elements. The majority of the structures are small, single-story wood
reproduction cottages with gable roofs either clad in wood shingles or thatch, with a single
chimney. The village also features a reproduction blacksmith shop with a firepit. At the center
of the village is the two-story “Governor’s Mansion.” The wood mansion has a steeply pitched
gable roof with wood shingles and a single brick chimney. South of the mansion is a garden
with period plantings, framed by rudimentary wood fencing. A reproduction English wigwam
is situated to the northwest of the other village structures. West of the wigwam is a dugout
shelter. (A second dugout and a cornfield were lost during a storm in March 2017.) Pioneer
Village also features a pillory and two small wood bridges. A wood ticket booth is located
outside of the village along the park’s pathway. Many of the buildings within Pioneer Village
have been rebuilt or significantly rehabilitated since 1930. Further research is necessary to
determine when the work occurred and what, if any, original fabric remains.
HISTORICAL NARRATIVE
The area today known as Salem was first inhabited by members of the Pawtucket group of
Native Americans commonly referred to as the Naumkeags. When the first European settlers,
the “Old Planters,” arrived in 1626, Salem was called Naumkeag. These early English settlers
had abandoned an earlier failed settlement in Cape Ann and established themselves on the
south side of the North River and on the peninsula jutting northeast into Beverly Harbor.
A second wave of settlers arrived in 1628 and situated themselves further up the North
River. The settlers utilized the common field system, pasturing animals and planting crops
in common fields. In 1640 there were at least ten common fields in Salem, the two largest
being North Field on the north side of the North River and South Field between the Forest
and South Rivers. South Field, approximately 600 acres in size, contained the land on which
Forest River Park is located and was reportedly used by Native Americans who referred to
the Forest River as Mashabequa, meaning “Great Cove.” The common field system was
short lived. After about 1640 official grants of common land were less common, and in the
1660s the town(ship) and the selectmen (or proprietors) disposed of common and undivided
land by sale or lease.
The Forest River Park property has avoided the dense development seen in the neighborhood
areas largely because the land remained under relatively consistent private ownership until
the first part of the twentieth century. The park land’s earliest known private owners following
the termination of the common field system were William Flint (1603-1673) and his wife, Alice
Williams Flint (1608-1700). In 1699, Alice, then a widow, deeded the land to her daughter,
Alice Flint Pickering (1636-1713), wife of Lieutenant John Pickering (1637-1694). The
property remained in the Pickering family and was eventually under the ownership of Colonel
Timothy Pickering Jr. (1745-1829), the great-grandson of John and Alice. Col. Pickering was
an attorney and politician who served in the Revolutionary War. He was an aide to General
George Washington and held various appointed positions including Postmaster General and
Secretary of War. Col Pickering later served as the third United States Secretary of State
under Presidents George Washington and John Adams. He furthered his political career by
represented Massachusetts in both chambers of Congress from 1803 to 1811 as a member
of the Federalist Party.
Col. Pickering provided the first reference to a building on the Forest River Park property,
the Pickering House (SAL.2149), in an 1817 correspondence, referring to a cabin in the
“Southfields.” It is likely that the building was constructed several decades earlier, around
1750. It was not used as the Pickering family’s primary residence, which was located at 18
Broad Street (SAL.1044; NRDIS 1973; LHD 1981).
Following the death of Col. Pickering in 1829, his estate sold the property to William Batchelder
(b. abt. 1784), a New- Hampshire-born farmer/laborer, who then immediately sold the land to
23BARGMANN HENDRIE + ARCHETYPE, INC.
HISTORICAL REPORT
merchant John Winn (abt. 1765-1835). Deed records from this period note an apple tree lot
on the property as well as “Pickering’s Point Pastures,” likely the land at the easternmost part
of the park known today as Pickering Point. Winn owned the property for only a few years
before it was again sold in 1835, just months before his death. The property’s new owner,
David Pingree, served as President of the Naumkeag Bank and later worked as a merchant.
During the period in which he owned the Forest River Park land, Pingree resided at 128
Essex Street, known today as the Gardner-Pingree House (SAL.2455; NHL 1970; NRDIS
1972; LHD 1977).
In 1859, the trustees of David Pingree sold the Forest River Park land to the Asiatic Bank,
which subsequently sold it to Richard Lavers (abt. 1813-1887), a farmer. Lavers was married
to Mehitable A. Batchelder (1818-1885), daughter of William Batchelder, and thus his
acquisition of the land returned it back to the Batchelder family. The Batchelders and Lavers
did not reside at the Pickering House during their ownership of the property.
In 1864, the property went into foreclosure and was taken by the Salem Savings Bank. The
bank then sold it to Jay H. Moulton (1811-1895), who was married to Olive O. Batchelder
(1809-1896). Both were born in New Hampshire, making it possible that Olive was related
to the family of William Batchelder. As was the case with prior owners, the Moultons did not
live at the Pickering House. The atlas for 1874 shows three secondary structures on the
property in addition to the Pickering House, which appears to have a smaller footprint and
more northern location than present (see Figure 3). The construction and demolition dates as
well as the uses of these buildings are unknown.
Mary Porter Tileston Hemenway (1820-1894) purchased the property from the Moultons in
1887 for $1. Mary’s late husband Augustus Hemenway (1805-1876) was a Salem native
and prominent mariner and ship owner, famed for opening trade between the United States
and Chile. He is thought to have been the wealthiest man in American at one point, with a
wide range of commercial and real estate interests in New York and Boston, and commercial
ventures abroad that involved lumber in Maine, mining in Chile, and a sugar plantation in
Cuba. Originally from New York, Mary became well-known as Boston’s wealthiest woman
following the death of Augustus. She was a renowned philanthropist who invested both
her time and financial resources supporting various causes such as the anti-slavery and
suffragette movements. Mary was also an early advocate of historic preservation and is
credited with saving Boston’s Old South Meeting House in 1876.
Mary Hemenway had a fascination with Native American culture and invested in its study
and preservation. She launched the “Hemenway Southwestern Archaeological Expedition”
(1886-1894) to undertake a series of archaeological explorations in New Mexico and Arizona.
In 1886, Mary appointed a board to oversee the construction of a “Pueblo Museum” in Salem
where the artifact collections from the expedition would be featured. Unfortunately, Mary died
before the museum materialized, and many of the Native American artifacts that had been
collected were given to the Peabody Museum at Harvard University. It is rumored that Mary
had a museum built on the Forest River Park land that was dismantled after her passing,
however these claims could not be substantiated. Under the ownership of Mary’s estate, the
property contained the Pickering House and two other structures near the house (see Figure
4). It is possible that these were two of the outbuildings seen in the 1874 atlas, perhaps
moved and/or altered.
In December 1907, the Board of Park Commissioners of the City of Salem took the Forest
River Park land by eminent domain to establish a public park (see Figure 5). Salem’s first
Board of Park Commissioners was appointed in 1893, following the passage of the Park
Act in 1892. The Park Act established the Metropolitan Park Commission which created the
expansive Metropolitan Park System of Greater Boston by its power of eminent domain. By
1975, the Metropolitan Park System of Greater Boston contained over 7,000 acres of land
across numerous municipalities around Boston. Forest River Park is an early example of a
suburban municipal park outside of Boston that reflects the influence of the progressive late
nineteenth century park movement.
The acquisition of Forest River Park was noted as one of the Board’s most important
accomplishments in the first two decades of the twentieth century, along with the acquisition
of two other parks, Highland Park (known today as Salem Woods) in 1906 and Gallows Hill
Park in 1912. A clubhouse at the center of the park was added shortly after the acquisition
(see Figure 6). By 1911 the City had made various other improvements to the park.
24
HISTORICAL REPORT
The Pickering House was converted into the park caretaker’s residence. A baseball field,
football grounds, and pedestrian pathways were laid out. At the park entrance, ornamental
walls and posts were installed. Additionally, the clubhouse was moved to the waterfront and
remodeled into a public bathhouse for the salt water tidal pool that opened into the harbor
(see Figures 7, 8 and 10). The following year, the City established a nursery within the park
and planted 125 oak, elm, ash and maple trees. Upon maturing, these trees would be moved
to Salem’s streets, and the nursery replenished to maintain the supply.
On June 25, 1914, a fire broke out following an explosion at the Korn Leather Factory at 57
Boston Street in Salem. Known as the Great Salem Fire, the conflagration spread rapidly,
burning 253 acres and leaving nearly half of Salem’s 48,000 residents homeless. Camps, or
tent cities, were quickly established in different parts of the city. The largest makeshift camp
was at Forest River Park, which at that time was still very much characterized by its open
pastures (see Figure 9). On June 26, 100 tents were erected at Forest River Park. Within two
days, 1200 displaced people were living in the camp at Forest River Park. An additional 300
people arrived the following day. By then, there were over 400 tents and a large dining tent
with the capacity to seat several hundred. National Guard soldiers managed the distribution
of food and assisted with other relief efforts in conjunction with the American Red Cross and
civil authorities. The tent city at Forest River Park operated for several months while the city
worked to rebuild itself.
In the late 1920s, the old bathhouse was replaced with the present bathhouse (see Figures
10, 11 and 12). The construction of municipal pools peaked during the 1920s as Americans
had more time for leisure and pool equipment and sanitation measures improved. It is
unknown who designed the Forest River Park Bathhouse, however it is architecturally similar
to the bathhouse that once stood at Smith Pool at Cat Cove near Winter Island, designed
by Ambrose Walker. A formalized concrete pool replaced the tidal pool at Forest River Park,
likely in the 1960s. The pool and bathhouse were renovated in 1971-72 (see Figures 18-20).
The bathhouse provided restrooms, changing rooms, and concession stands for patrons. It
also housed a caretaker’s room, a first aid room, a lifeguard station and information stand.
The last major upgrade to the pool occurred in 1999 when it was converted from salt water
to fresh water.
Various other structures and park elements were added through the years. A garage was
constructed east of the Pickering House by 1938. It today functions as a restroom with
storage. A concrete slide and two swing sets were installed by 1955. Two tennis courts at the
southernmost part of the park next to the pool was added in the early or mid-1970s. By 1995,
a playground had been established towards the center of Forest River Park.
PIONEER VILLAGE
Situated in the northernmost section of Forest River Park is Pioneer Village. Created in 1930
for the Massachusetts tercentenary, Pioneer Village has the distinction of being America’s first
living history museum. The three-acre village contains a variety of structures intended to give
visitors a glimpse into the everyday life of the colonists. It originally features twelve buildings
in a designed landscaped and included a reproduction of the Arabella, the flagship of John
Winthrop’s fleet, in the Salem Harbor. Pioneer Village was intended to be a temporary exhibit,
yet it was never dismantled. The reproduction ship was severely damaged in a hurricane in
1954 and was subsequently burned.
Pioneer Village was conceived by George Francis Dow (1868-1936), a leading historian and
antiquarian in New England. He founded the Topsfield Historical Society in 1894, was a
member of various other organizations including the Massachusetts Historical Society and
the New England Historic Genealogical Society. Dow served as an officer of the Essex
Institute of Salem, and later was elected curator of the Society of the Preservation of New
England Antiquities (now Historic New England). He spent the rest of his life serving as
curator, museum director, and editor of the organization’s magazine, Old-Time New England.
Well-versed in the architecture of New England, Dow was tasked with the restoration of
several eighteenth-century homes for both private owners and historical societies. In 1935,
his book Every Day Life in the Massachusetts Bay Colony was published. In it were several
illustrations from the recently created Pioneer Village (see Figures 14-17).
Other advisors to the construction, arrangement and furnishing of Pioneer Village in 1930
included Rose Briggs and Donald Macdonald-Miller. Briggs worked for Pilgrim Hall in Plymouth
and was responsible for designing the costumes worn by the reenactors. Macdonald-Miller
was an architect and early member of the Society of the Preservation of New England
25BARGMANN HENDRIE + ARCHETYPE, INC.
HISTORICAL REPORT
Antiquities. He provided the drawings for the Governor’s Mansion at Pioneer Village.
Pioneer Village remained a popular tourist destination until the 1950s when it began to
deteriorate due to deferred maintenance and vandalism. Three of the buildings were lost
due to fire in the 1960s and 1970s and were replaced with similar structures. The date(s)
of the losses of the wigwams and dugouts is not known. By the mid-1980s, about half of
the original structures were no longer extant. The City of Salem Park Commission voted to
demolish Pioneer Village in 1985. The village was saved by the Pioneer Village Associates
who signed a contract with the Park Commission in 1986 agreeing to restore and manage
Pioneer Village. Led by Peter LaChapelle, then chief of visitor services at the Salem Maritime
National Historic Site, and Dr. K. David Goss, a career museum administration professional,
the Pioneer Village Associates and their team of volunteers restored Pioneer Village. The
deteriorated structures were rebuilt, and the gardens replanted. Pioneer Village reopened
for the 1988 season, and a grant reopening was held in June 1990. For their roles in the
restoration of Pioneer Village, Goss and LaChapelle won the American Society of Travel
Writers prestigious Phoenix Award in 1991.
Despite being leased to the House of Seven Gables until 2003, Pioneer Village again
suffered from deferred maintenance and vandalism, and was included in Historic Salem Inc.’s
“Most Endangered Resources” list for 2003. Over the course of the next five years, Salem
Preservation Inc. managed and restored Pioneer Village. Partnering with a wide range of
volunteers and stakeholders, Salem Preservation Inc. made various building repairs and site
improvements. In 2008, Gordon College’s Institute for Public History signed a five-year lease
to use both Pioneer Village and Old Town Hall to host “History Alive!,” the school’s interactive
theatre program. Gordon College elected not to renew their lease in 2013, and the City
of Salem again took over operations at Pioneer Village. Today, access to tours of Pioneer
Village is limited to weekends during the months of June through September. Its remote
location on the South River has left Pioneer Village subject to both flooding and vandalism.
The City plans to address deferred maintenance at Pioneer Village following the completion
of the drainage project that is currently underway.
26
HISTORICAL REPORT
Undated postcard of the old bathhouse at Forest River Park, likely ca. 1920.
Source: City of Salem. Original tidal pool as designed in early 1900s
Undated photograph of the bathhouse at Forest River Park, likely dating
to the late 1920s. Source: City of Salem. Summer day at the Forest River
Pool on the banks of Salem
27BARGMANN HENDRIE + ARCHETYPE, INC.
HISTORICAL REPORT
Undated photograph of the bathhouse at Forest River Park, likely dating to the late 1920s. Source: Stephen J. Schier and Kenneth C. Turino, Images of
America: Salem, Massachusetts, Volumne II (Charleston, SC: Arcadia Publishing, 1998), pg.39.
28
29BARGMANN HENDRIE + ARCHETYPE, INC.
EXISTING CONDITIONS
SECTION 5
30
31BARGMANN HENDRIE + ARCHETYPE, INC.
EXISTING CONDITIONS
OVERVIEW
The purpose of the building assessment is to document the current conditions of the existing bathhouse, pool and surrounding
elements, to determine the need for potential upgrades of existing systems and finishes and a proposal for a new pool.
BH+A architects in conjunction with Samiotes, Kyle Zick Landscape Architecture and Structures North toured the building in the
beginning of the spring, 2018. All visible items were noted for conditions and useful life. All components of the bathhouse and
the pool infrastructure were reviewed including building enclosure, mechanical, electrical, and plumbing systems, pool surface
and filtration systems and code and accessibilities issues.
32
SITE CONSIDERED AND GENERAL DESCRIPTION
Forest River Pool and Bathhouse
33BARGMANN HENDRIE + ARCHETYPE, INC.
EXISTING CONDITIONS
EXISTING POOL AND FILTRATION
MAIN POOL
Dimensions: 65’-0” by 187’-0”
Depth: 3 feet sloping to approximately 9 feet
Surface Area: 12,155 SF
LF Gutter: 439 LF of cast in place gutter
Bather Load: 640
Volume: 545,000 Gallons
SHALLOW POOL
Dimensions: 50’-0” by 60’-0”
Depth: 1 foot sloping to approximately 3 feet
Surface Area: 3,000 SF
LF Gutter: 155 LF of cast in place gutter
Bather Load: 200
Volume: 45,000 Gallons
34
pool obsErvations
1. The “pools” are a single body of water divided by a wall at the shallow end of the main
pool, A small gate is located at one end of the wall.
2. The pool tank is a painted concrete structure. The perimeter beam appears to be ap-
proximately 12 inches thick; wall and floor thickness could not be determined.
3. The pool surface requires maintenance every year to prepare it for the pool season. The
main pool cannot be drained to repair for service; ground water/ sea water enters the
pool tank through the bottom.
4. The pool slopes from approximately 12 to 18 inches at the entire perimeter to the maxi-
mum depth of approximately 8.4 feet.
5. The pool does not mark the transition pool depth at 5 feet. The shape of the pool does
allow this marking.
6. Structured lap swimming in the pool is not possible; a consistent depth of at least 3’-6”
with end walls cannot be provided.
7. A ramp was added one end of the shallow pool to provide accessible access. The main
pool does not provide a second means of access that is required under the ADA require-
ments of 2010.
8. The pool draws water into the filtration system from the main drains and cast-in-place
concrete gutter. Filtered water inlets are located around the pool perimeter at the pool
beam.
9. The pool has multiple main drains. It was reported that the covers are Virginia Graham
Baker Act compliant. They were not visible at the time of field investigations.
10. The surrounding water table in this area is very high and subject to tidal flooding from
Salem harbor. The main drains contain pressure release valves that allow water to enter
the pool when the pool is empty and the water pressure from the ground water is greater
than the pool structure. It is also reported that there are significant cracks in the bottom
of the pool.
11. The main pool area does not conform to a regulation swim course length. Standard
courses are 75’-1” (25 yards); or 164’-1” (50 meters). USA swimming summer short
courses are measured in yards, not meters.
12. The main pool appears to have adequately spaced ladders around the pool.
13. Depth markings and safety warning graphics are painted on the pool deck. Water depth
markings are not clearly visible within the pool.
Existing conditions
Ramp
35Bargmann Hendrie + arcHetype, inc.
Existing conditions
Filtration obsErvations
1. The pool is filtered by 4 vertical high rate sand filters. They appear to be Astral 96 inch
diameter units.
2. The pool is treated with 2% hypochlorite solution (liquid chlorine) stored in closed plastic
containers.
3. Backwash of the filters is captured in plastic holding tanks and drained/pumped to san-
itary
4. There is no automatic chemical control equipment. All monitoring and adjustments
are made manually.
5. The actual flow rate, turnover rate, and effective filter area were not determined. The
pool water is checked throughout the pool season; pool chemistry and clarity are main-
tained. The calculated floor rate in accordance with current codes would be 1,650 gpm
for a 6 hour turnover rate requiring 109 SF of filter area.
Filter System
Filter Location
36
EXISTING CONDITIONS
POOL LOCATION
As discussed in the Historic Report contained in this report, the pool was originally a tidal pool
that was later converted to a structured concrete pool. Significant leaks have been reported
at the deep end of the pool that affect the pool chemistry and water usage.
During a significant storm event in March 2018, the pool and all of the filter equipment was
flooded.
RECOMMENDATION
The pool’s physical condition, increasingly difficult maintenance, and non-code compliant
features warrant the construction of a new swimming pool. The existing pool does not lend
itself to renovation. A new pool will allow the City to provide ample recreational and learn to
swim space, structured lap swimming, and a low maintenance, properly filtered pool tank.
Along with a new pool, a new filter system located in an above ground filter building will
provide proper filtration and chemical controls that will maintain code required pool chemistry
and water clarity, reduce maintenance, simplify operation, and build in operational/safety
features to ensure that the pool system is running at its optimal level.
We recommend two swimming pools to segregate pool programming and use; allow for a 6
hour turnover rate in the main pool; a 4 hour turnover rate now required in pools with water
features; and allow use of one pool in the event that the other pool is taken out of service for
cleaning.
We also recommend constructing the pool at an elevation even with the bathhouse structure.
This provides easy access for individuals with disabilities and eliminates the potential for
flooding and damage by tidal surges and groundwater.
37BARGMANN HENDRIE + ARCHETYPE, INC.
BATHHOUSE
The existing bathhouse is a single-story building located on the northeast edge of the pool
and consists of a total area of approximately 4,650 S.F. The bathhouse was constructed
during the 1920s and has had a few modifications and renovations during its hundred-year
life. The existing building is a block and stucco structure sitting on a concrete slab on grade
with a strong steel and wood joist roof structure originally designed to carry people on the
terrace above. In general, the structure of the building is in good condition. However, some of
the building systems are in need of substantial repair or replacement.
EXTERIOR ENVELOPE
The exterior wall is a block-brick assembly with layers of stucco, the wall runs up approx-
imately 14’ tall. The exterior wall requires some repairs and painting throughout the entire
façade. There is some cracking in some of the masonry walls, arcades and columns. The
flashing and gutter are either missing or show signs of deterioration. All windows and window
sills will need to be replaced. The building has little ‘wow” factor and the main entrance is not
prominent or inviting.
EXISTING CONDITIONS
West Elevation with lifeguard station
Southwest corner
East Elevation with concession and bathhouse entry at center
Central entry passage to bathhouse with blocked area drains
38
EXTERIOR ENVELOP (CONTINUED)ROOF STRUCTURE
Roof structure is membrane roof with metal flashing around the perimeter of building. No
damage or leaks were observed. Copper parapet coping flashing and gutter aling the entry
passage have recently been removed.
EXISTING CONDITIONS
Typical historic window sills and replacement window
North elevation with outdoor showers
Membrane roofing
Showers
39BARGMANN HENDRIE + ARCHETYPE, INC.
EXISTING CONDITIONS
COMMON AREAS
The reception area is painted block and floors are painted concrete. Some of the common
areas need reconfiguration for better circulation and function (i.e. reception area, first aid and
concession). It appears that a gap in the overhead door by the reception area allows water
to go into the building.
* The building is not heated.
Reception area and lifeguard station
Overhead door from entry passage
Concession area
40
EXISTING CONDITIONS
CHANGING ROOMS
These rooms are painted concrete block with a steel and wood joist framing system to support
the roof above. Doors are metal and in many cases are dented and not working properly. The
floors are painted concrete. The ceiling assembly is composed of two layers of lath on plas-
ters and gypsum board. In general, the ceilings are in adequate conditions, no damages were
noted. Restrooms need addressing for privacy and ADA compliance (new fixtures, shower
stall, partitions, grab bars, accessories, and doors) as well as some cosmetic upgrades.
Reception area and lifeguard station
Women’s restroom
Women’s changing area with stalls
BARGMANN HENDRIE + ARCHETYPE, INC.41
PROGRAM IN NARRATIVE AND TABULAR FORM
SECTION 7
42
BARGMANN HENDRIE + ARCHETYPE, INC.43
PROGRAM
Program spaces for the Forest River Pool were developed by taking into
consideration the needs of interested parties and stakeholders. Some
groups included in the programming process were the North Shore YMCA,
a stakeholder group of nearby residents, the historical commission and
members of the City of Salem. The first step was to identify and document the
existing program for the pool as well as current needs of the City of Salem. The
complete failure of the pool has become a challenge for the city. The intent is
to build a new pool above the storm flood level to prevent future damage to
the pool structure.
After determining the primary programs and goals of the new facility, a series
of conceptual diagram schemes were developed and oriented on each site
option, as can be seen in Section 6. In further development of the preferred
location, the block diagram for the pool and bathhouse were studied more in
depth to create a conceptual plan which integrates the pool, the bathhouse and
its surroundings. The main program areas for the complex are the 25 yards
long combination lap and recreational pool, a kiddie pool with a shallow area,
a spray pad for extended seasonal use, new changing rooms, a concession
area, and a community space for various community events.
The combination pool has four lanes and a diving area which can be used
for recreational swimming, instructional swim class for all ages, and aquatic
exercise. The kiddie pool attracts kids and family for recreational use. The
design of a large outdoor deck area for the pools makes the pool area desirable
for birthday parties or other related events.
PROGRAM: POOLS AND BATHHOUSE
Forest River Pool, Salem MA
September 27, 2018
PRELIMINARY PROGRAM Occupants
Program typical
area day
Program Spaces
Lap pool and Recreational pool 4,600 307
Kiddie Pool 1,600 107
Subtotal 6,200 414
Bathhouse
Community Room 1,000 20
Lobby Area 210 3
Office 200 2
Concessions 260 3
Janitor 100 2
Storage 120 1
Subtotal 1,890 31
Restrooms (Bathhouse)
Single User Restroom /Shower 55 2
Single User Restroom /Shower 55 2
Women's Locker Room/Showers 735 15
Men's Locker Room/Showers 665 14
Subtotal 1,510 33
Support Spaces
Lifeguard 200 2
Filtration 500 2
Electrical 50 1
Mechanical 100 1
Storage 100 1
Subtotal 950 7
Total Net Square Feet 10,550
Grossing Factor 1.50
Total Program Gross Area 15,875
Total Occupants 485
Parking Requirements
parking spaces required per zoning: assembly use
people per car 3
parking spaces 162
P:\3374 Forest River Pool, Bathhouse & Associated Facilities\doc\program\Forest River Pool Program.xlsx
44
PROGRAM: POOLS AND BATHHOUS
POOL COMPARISON (EXISTING & PROPOSED)
EXISTING MAIN POOL
Dimensions: 65’ by 187’
Depth: 3 feet sloping to approximately 9 feet
Surface Area: 12,155 SF
Bather Load: 640
Volume: 545,000 Gallons
EXISTING SHALLOW POOL
Dimensions: 50’ by 60’
Depth: 1 foot sloping to approximately 3 feet
Surface Area: 3,000 SF
Bather Load: 200
Volume: 45,000 Gallons
LAP AND RECREATIONAL POOL
Dimensions: 67’ by 75’
Depth: 3 feet sloping to approximately 13 feet
Surface Area: 4,600 SF
Bather Load: 307
Volume: 208,000 Gallons
KIDDIE POOL
Dimensions: 45’ by 45’
Depth: 0 feet sloping to approximately 3 feet
Surface Area: 1,600 SF
Bather Load: 107
Volume: 22,500 Gallons
BARGMANN HENDRIE + ARCHETYPE, INC.45
PROGRAM REFERENCE IMAGES FROM BH+A PROJECTS
Recreational pool and separate lap pool Combination recreational pool and lap pool
Pool deck with seating area Spray deck and combination pool
46
PROGRAM REFERENCE IMAGES FROM BH+A PROJECTS
Spray deck and water slide
Community/ Multi-purpose room Community/ Multi-purpose room
Spray deck with water features
BARGMANN HENDRIE + ARCHETYPE, INC.47
PROGRAM REFERENCE IMAGES FROM BH+A PROJECTS
Shower areas Locker Room
48
Bathhouse restroom
PROGRAM REFERENCE IMAGES FROM BH+A PROJECTS
Bathhouse lobby Bathhouse restroom and changing area
49BARGMANN HENDRIE + ARCHETYPE, INC.
SITES CONSIDERED AND GENERAL DESCRIPTION
SECTION 6
50
SITE ANALYSIS
Part one of the feasibility study involved an analysis of three site alternatives for the new pool and bathhouse.
This analysis included site, cost and operational analysis, conceptual site plans and building diagrams for
the purpose of analyzing various site characteristics to target issues and opportunities for each site option.
Three locations have been determined as potential sites. One site is the current pool location. Another site
is located by the ball field of the park. Lastly, a site across the ball field by the entry of the park at the edge
of the wooded park land.
51BARGMANN HENDRIE + ARCHETYPE, INC.
SITES CONSIDERED AND GENERAL DESCRIPTION
Park Land Location
Ball Field Location
Existing Pool Location
Forest River Park - Site Considered
52
SITES CONSIDERED AND GENERAL DESCRIPTION
SITE 1: EXISTING POOL LOCATION
Existing Pool and Steps
Existing Kids Pool and Ramp
Existing Pool, Tennis Courts and Parking
Existing Lap Pool
53BARGMANN HENDRIE + ARCHETYPE, INC.
SITES CONSIDERED AND GENERAL DESCRIPTION
Existing Bathhouse Existing Bathhouse – Side Overlooking the Existing Lap Pool
Existing Bathhouse - Southeast Side Existing Bathhouse - Entry and Concession Area
54
SITES CONSIDERED AND GENERAL DESCRIPTION
Cove Restoration Site Cove Restoration Site
Expansion Opportunity for Community Room / Deck / Trail Access Expansion Opportunity at Parking Lot by Tennis Courts
55BARGMANN HENDRIE + ARCHETYPE, INC.
SITE 1: EXISTING POOL LOCATION
The first site studied for the new facility is the existing pool and bathhouse
location. The site has amazing views, landscaping, and rock outcroppings. These
amenities are also challenging, as the existing pool site is in the coastal flood
zone which will require extensive permitting in order to ensure that it is restored.
In addition, the ledge and historic nature of the park create challenges for design
and implementation. At this location we propose the rehabilitation of the existing
bathhouse and replacement of the existing pool with a combination lap and
recreational pool, a separate kiddie pool with minimum depth, and a splash pad
adjacent to the bathhouse. Also, the project includes the reclamation of part of the
natural cove site by moving the proposed pools to higher ground (approximately
5-feet higher) and extending the shoreline walkway which will go beyond the pool
area. Under–utilized tennis courts and a deteriorated parking lot to the west of the
pool will be reconfigured to accommodate parking for staff and a vehicle drop-
off area. A proposed lawn area by the current tennis courts would be a site for
temporary activities for the summer months including a tent for summer camps.
The pool access road will be upgraded and an adjacent pedestrian path will be
constructed to connect with the new parking area at the entrance of the park.
Pool Information:
• Pool water area 4,400 SF
• Splash pad area 1,600 SF
Building Information:
• Bathhouse Building area 4,000 sSF
• 400 bathers
• Filtration room 400 SF
• Proposed deck area +/- 1,800 SF
Parking Information:
• Proposed parking count 23 spaces (staff and accessible parking)
• 2 Bus parking spaces
56
Preliminary Bathhouse Floor Plan
Showers
Showers
Women
Men
Community Room
Concession
Office
Storage
57BARGMANN HENDRIE + ARCHETYPE, INC.
SITES CONSIDERED AND GENERAL DESCRIPTION
3D View
58
SITES CONSIDERED AND GENERAL DESCRIPTION
SITE 2: BALL FIELD LOCATION
The second site studied at the Forest River Park is in the parking lot site by the ball field. This
site will only allow for a very small pool with a splash pad outside the pool enclosure fence. An
advantage for this location, is that it would consolidate all recreational activities within the park
in one location. Also, the pool will have plenty of sun without the removal of any trees. Overall
accessibility, security and visibility are good.
If this site is chosen, a small pool will only be big enough for two lap lanes, 60 to 70 parking
spaces will need to be removed, construction would require redoing a park area just being
redone, and relocation of the newly installed batting cages. The facility might be too near
the sea level and storm surge, the location would negatively impact the Pioneer Village site,
and the project will still need to remove the existing pool facility and renovate or remove the
existing bathhouse.
OPTION A
POOL INFORMATION:
• Pool water area 3,500 s.f.
• Splash pad area 1,500 s.f.
BUILDING INFORMATION:
• Bathhouse Building area 2,000 s.f.
• 234 bathers
• Filtration room 180 s.f.
PARKING INFORMATION:
• Planned parking count 191 spaces
• Proposed parking count 138 spaces
OPTION B
POOL INFORMATION:
• Pool water area 3,500 s.f.
• Splash pad area 1,500 s.f.
BUILDING INFORMATION:
• Bathhouse Building area 4,000 s.f.
• 234
• Filtration room 180 s.f.
PARKING INFORMATION:
• Planned parking count 191 spaces
• Proposed parking count 116 spaces
Ball Fiel reconstruction (existing project)
Ball Field and Pioneer Village
59BARGMANN HENDRIE + ARCHETYPE, INC.
SITES CONSIDERED AND GENERAL DESCRIPTION
Pool
Splash
Pad
Filtration
Bathhouse
SCALE: 1" = 60'
0 60'120'
Ball Field Location - Proposed Site Plan Option A
60
SITES CONSIDERED AND GENERAL DESCRIPTION
Splash
Pad
Pool
Filtration
Bathhouse
4,000 s.f.
SCALE: 1" = 60'
0 60'120'
Ball Field Location - Proposed Site Plan Option B
61BARGMANN HENDRIE + ARCHETYPE, INC.
SITES CONSIDERED AND GENERAL DESCRIPTION
Bathhouse Floor Plan Option B
Bathhouse Floor Plan Option A
Women Showers
Showers
ShowersMen Lockers
Lockers
Showers
Women
Men
Lockers
Lockers
Community Room Concession Storage
Lifeguard
62
SITES CONSIDERED AND GENERAL DESCRIPTION
SITE 3: PARK LAND LOCATION
The third site studied at the Forest River Park is in the park land area adjacent to the access
road and across from the ball field. This site can accommodate a recreational pool, kiddie pool,
4,000 SF bathhouse, and a splash pad outside the pool enclosure fence. An advantage to this
location is that access to this site would keep cars out of the park, convenient location next to
parking area, good visibility, more space for large pool and seating areas, shorter utility line
runs needed than to the existing pool location.
A pool facility at this location would change the whole look of the park, tress will be removed for
construction and the pool area will be shaded unless additional trees are removed, construction
will require excavation of ledge, location would detract from Pioneer Village, and same as the
Ball Field Location, the project will still need to remove the existing pool facility and renovate
or remove the existing bathhouse.
POOL INFORMATION:
• Pool water area 4,400 s.f.
• Kiddie Pool water area 1,600 s.f.
• Splash pad area 2,200 s.f.
BUILDING INFORMATION:
• Bathhouse Building area 4,000 s.f.
• 400 bathers per pool water area
• Filtration room 180 s.f.
PARKING INFORMATION:
• Planned parking count 191 spaces
• Proposed parking count 154 spaces
Park Entry by Baseball Field
Park Land by Baseball Field
63BARGMANN HENDRIE + ARCHETYPE, INC.
SITES CONSIDERED AND GENERAL DESCRIPTION
Filtration
Bathhouse
4,000 s.f.
Splash
Pad
Pool
Kiddie
SCALE: 1" = 30'
0 30'60'
Park Land Location - Proposed Site Plan
64
SITES CONSIDERED AND GENERAL DESCRIPTION
Showers
Showers
Women
Men Lockers
Lockers
Community Room Concession
Storage
Lifeguard Filtration Room
Bathhouse Floor Plan
65BARGMANN HENDRIE + ARCHETYPE, INC.
SITES CONSIDERED AND GENERAL DESCRIPTION
3D View
66
BARGMANN HENDRIE + ARCHETYPE, INC.67
PREFERRED OPTION ARCHITECTURE PLAN
SECTION 8
68
PART TWO
Part two of the study involved a detailed evaluation of the preferred site in order to identify
development costs and operating costs for the proposed facility. The vision of the City of
Salem is to find a consensus solution and cost estimate for work needed while maintaining
the character of the park. Therefore, the existing pool location site has been chosen for the
proposed pool complex. This selection was made by the City of Salem in agreement with a
stakeholder group of nearby residents, the historical commission as well as other community
organizations. The preferred option was also approved by the Park and Recreation
Commission. Others interested parties like South Salem Neighborhood Association, Salem
Sound Coastwatch, North Shore CDC and North Shore YMCA have shown their support
for the project (see appendix for support letters). Some factors considered for the final site
selection were the re-use of the historic pool location and existing bathhouse, the stunning
views to the shoreline and harbor, and the opportunity to repurpose the existing tennis courts
and adjacent parking area.
The existing pool and pool deck will be demolished and replace with various pool elements.
The proposed design consists of a 4,400 SF combination pool for lap and recreational
purposes, a kiddie pool, and splash pad. The project also includes the rehabilitation of the
existing 4,000 SF bathhouse as well as related site improvements. The bathhouse building
will house changing rooms, a concession area and a community room. The filtration room,
electrical room and lifeguard will be located on the south side of the pool as a separate
building. The project will also include the expansion of the walkway overlooking the harbor,
and the existing tennis courts will be replaced with a lawn area that could be used for summer
camps, picnics, or YMCA activities. In addition, a reconfiguration of the existing parking area
alongside the existing tennis court sites will provide parking spaces for staff, visitors with
disabilities, and school group vans.
POOL INFORMATION:
• 25 yards long lap pool water area 4,600 SF (including accessible ramp)
• Kiddie pool water area 1,600 SF
• Splash Pad area 2,200 SF
• 414 bathers
BUILDING INFORMATION:
• Bathhouse building area 4,650 SF (including expansion area for community space)
• Filtration room 580 SF
• Proposed Deck Area 13,400 SF
BUILDING INFORMATION:
• Proposed parking count 23 spaces (staff and accesible parking)
• 2 Bus parking
PREFERRED OPTION ARCHITECTURE PLAN
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PREFERRED OPTION ARCHITECTURE PLAN
PROPOSED SITE PLAN
70
PREFERRED OPTION ARCHITECTURE PLAN
FLOOR PLAN DETAILS
Men
Women
Community Room
Concession Office
Storage
Janitor
Janitor
Toilet
Toilet
Showers
Showers
Lap Pool 4,600 SF
Kiddie Pool 1,600 SF
Lobby Area
Final Schematic Floor Plan
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PREFERRED OPTION ARCHITECTURE PLAN
72
PREFERRED OPTION ARCHITECTURE PLAN
POOL 3D VIEW
BARGMANN HENDRIE + ARCHETYPE, INC.73
PREFERRED OPTION ARCHITECTURE PLAN
POOL 3D VIEW
74
PREFERRED OPTION ARCHITECTURE PLAN
SPLASH PAD 3D VIEW
BARGMANN HENDRIE + ARCHETYPE, INC.75
SHORELINE 3D VIEW
PREFERRED OPTION ARCHITECTURE PLAN
76
PREFERRED OPTION ARCHITECTURE PLAN
COMMUNITY ROOM 3D VIEW
BARGMANN HENDRIE + ARCHETYPE, INC.77
MEP NARRATIVE AND SUSTAINABLE DESIGN APPROACH
SECTION 9
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MEP NARRATIVE AND SUSTAINABLE DESIGN
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MEP NARRATIVE AND SUSTAINABLE DESIGN
HVAC SYSTEMS
With the exception of the Life Guard Room and the Family Changing Rooms, the building is
seasonal and not heated.
The Life Guard Room and Family Changing Rooms shall be heated and ventilated utilizing
a direct vented minimum 92.5%+ high efficiency propane fired air furnace in conjunction
with an energy recovery ventilator unit that will capture heat from the exhaust air stream and
transfer it to outdoor air ventilation air being introduced to the air furnace. A packaged direct
digital control system (DDC) with a touch screen shall operate the ventilation systems and
maintain space heating temperature to its set-point.
• The Life Guard Room and Family Changing Rooms will have mechanical ventilation in
conformance with the International
• Mechanical Code. Outside air intake and exhaust air exterior termination for this area
shall be accomplished utilizing gable end louvers.
• Men and Women rooms will have mechanical ventilation in conformance with the
International Mechanical Code and untempered make-up air from door louvers. This
area shall not be provided with heat.
• The Concession area will have mechanical ventilation in conformance with the
International Mechanical Code and untempered make-up air from door louvers. This
area shall not be provided with heat.
• All ductwork shall be fabricated of G-60 coated galvanized steel of lock forming grade
and conforming to ASTM standards A-525 and A-527, unless otherwise noted, and shall
be constructed in accordance with the latest SMACNA standards.
• Bathhouse Exhaust Fans shall be energized when the lights in the spaces they serve
are switched on.
Filter Area Exhaust Fan in the Filter Building shall be energized when:
a. When the carbon dioxide detector senses CO2 levels in excess of 1000 parts per million.
b. When the manual switch is put in the “ON” position.
PLUMBING SYSTEMS
The building will be designed for seasonal use with freeze protection including drain down
points and a pneumatic connection to move water out of the piping and fixtures with the
exception of the Mechanical Room, Life Guard Rooms and Changing Rooms. PVC waste
and vent piping and pex water piping is proposed for distribution.
Domestic hot water will be provided by a Buderus “Intelligent Solar Technology System”
comprising of six (6) roof mounted solar panels, pumping station and domestic hot water
storage tank. The solar domestic hot water system shall be backed up by a high efficiency
direct vented instantious hot water generator that shall be interfaced to it. Domestic hot water
shall produce 140 degrees F for the concession area with a re-circulation line and feeds
the entire building. A master anti-scald mixing valve shall be used for public hand washing
lavatories to mix water to 110 degrees F.
Plumbing fixture in the Bathhouse will include the following:
• Lavatories: Wall mounted units with time metered mixing fixtures.
• Toilets: Wall mounted code compliant, low gallons per flush toilets.
• Toilet/Urinal Flush-o-meters: Recessed sensor operated units. Hardwired installation.
Exposed sensor flush-o-meters would be required for battery operation.
• Shower Fittings: Symmons Hyd-a-pipe System. Thru-ceiling supply, non-adjustable
institutional head; push button control.
• Shower Drain: Standard floor drain in formed trench at grouped shower stall with;
composite grating to cover trough. Individual floor units at individual showers
80
MEP NARRATIVE AND SUSTAINABLE DESIGN
SWMMING POOL FILTRATION
Filters: Complete high rate sand filtration and recirculation systems including, stainless steel
perimeter gutter, zero depth trench drain, balance pit, all piping and automatic chemical
controls. Complete chemical treatment system that includes, but is not limited to, the following:
1. Automated backwashing control.
2. Strainer baskets
3. Recirculation pumps for pools
4. Flow meters
5. Gages
6. Filters
7. Valves
8. Sight glasses
9. All interconnecting piping for equipment within the filtration room
10. Backwash holding tanks
11. Control Panels
12. Sensors and Probes
FILTERS - HORIZONTAL FIBERGLASS SAND FILTERS
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MEP NARRATIVE AND SUSTAINABLE DESIGN
SITE UTILITIES
Deck Drainage: Small deck or trench drains will be provided. A percentage of deck drains
connect to storm water system; a percentage connects into exiting storm inverts (two total)
in wall of culvert. Some portions of the deck will sheet drain to the perimeter and be diffused
into the ground by a French drain located at the edge of the deck.
Site Drainage: Site swale and drainage structures at foot of hill to the south of the pool
complex.
1. ADA Compliant catch basin (inlets) cover and frame.
2. 4 ft. Diameter precast concrete drainage structures.
3. ADS Drainage Pipe, corrugated polyethylene pipe.
Yard drainage to connect into existing storm water connection.
Sanitary Sewer: New ASTM D 3034 SDR35 PVC gravity sewer pipe; 10 feet from face of
bathhouses structures, connected into existing sanitary line located to the park entrance
area.
Domestic Water: New domestic water connection, meter and backflow assembly.
Underground domestic water connection between bathhouse and filter building.
Existing Overhead Power Lines: Provide new pole risers and underground ductbank
meeting requirements of City of Salem and utility company service providers. Utility
companies to relocate overhead laterals to below ground. Poles adjacent to park entrance
area to remain.
Electrical: New 400 AMP Service into Bathhouse Building. Filter Building to be fed by
underground ductbank and subpanel
Telephone: New conduit and punch down panel into Bathhouse Building. Filter Building to
be fed by underground conduit.
SPRAY PAD WATER FEATURES
General: The water features are based on products by the Rain Drop Fountain manufactured
by Sonar International, 2001 S Street N.W., Suite 250, Washington DC 20009
Pop jets: allow for 10 in the Spray Pad.
ELECTRICAL SYSTEMS
The building shall have a 400 amp, single phase service with distribution panel to feed
lighting, power and HVAC loads. Three phase power is not required for this building.
Building mounted lighting is proposed to be LED type. Interior lighting shall be florescent type
with super T-8 lamps. Code required exit signs shall mark the path of egress and battery
type emergency lighting shall provide the required 90 minute duration for path of egress
illumination. 35 foot candles is the targeted building interior lighting level, while site lighting
level will be a minimum of 0.5 foot candles around the building. Parking lot will not be lit.
The building does not require a fire alarm system.
Telecommunication and data conduits shall be installed for Owner provided infrastructure.
Electrical service connections shall be provided for Owner special event equipment to be
located on the site.
A generator shall not be provided for this project.
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MEP NARRATIVE AND SUSTAINABLE DESIGN
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CODE ANALYSIS
SECTION 10
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CODE ANALYSIS
FOREST RIVER POOL CODE ANALYSIS
The building is classified as Assembly A-3 with concession and storage as accessory uses.
The building is not sprinklered and is not protected by a fire alarm system.
A. ADA AND MAAB ACCESSIBILTY REQUIREMENTS
This building may require upgrades with both ADA and MAAB under the following conditions:
• Upgrades for building code deficiencies shall be made to the 780 CMR when triggered
or deemed unsafe by an inspector;
• Upgrades for accessibility will be triggered during a renovation to the work space or a
renovation cost exceeding $100,000 in any 36 months;
• Renovation costs exceeding 30% of the building’s assessed value will trigger full
compliance for accessibility.
There are two accessibility regulations that apply to buildings in Massachusetts. The
Regulations of the Massachusetts Architectural Access Board (MAAB) (521 CMR) are
enforced by the local building official as part of the building permit process. The Americans
with Disabilities Act (ADA) is self-enforced; violations are subject to civil lawsuit or a complaint
filed with the US Department of Justice.
Each regulation consists of two distinct set of provisions; the “scoping” provisions, which
outline
compliance requirements for construction and renovations projects; and “technical”
provisions, which outline dimensional and technical requirements for the actual construction.
The scoping provisions differ between the two regulations, while in general the dimensional
and technical requirements of the ADA Architectural Guidelines are equivalent or similar to
those contained within the MAAB. In any case of conflict between the two regulations, the
more restrictive applies.
ADA Compliance Triggers
The ADA guidelines contain accessibility requirements, which are applicable to all buildings
and cover employees in addition to the public. Under the provisions of the ADA, areas within
the building are classified as either a public accommodation or a commercial space.
Public accommodations are subject to the “removal of barriers” requirement (28 CFR Section
36.102(c)). This requires public accommodations to remove architectural barriers in existing
facilities, including communication barriers that are structural in nature, where removal can
be accomplished without much difficulty or expense. Examples of this include adding raised
markings on elevator buttons, widening doors, installing grab bars, and repositioning paper
towel dispensers (28 CFR Sections 36.102(c), 36.304(a) & (b)).
Additionally, any future alterations to a building should comply with the ADA guidelines as
outlined in Section 4.1.1 of the ADAAG.
MAAB Compliance Triggers
In accordance with 521CMR, only buildings undergoing renovation which meet the following
dollar thresholds based on the assessed value of the building must provide access.
1. Work amounting to greater than 30% of the full and fair cash value (100% equalized
assessed value) of the building. The building is required to comply with the requirements
of 521 CMR in full (521 CMR 3.3.2).
2. Work amounting to less than 30% of the full and fair cash value but greater than
$100,000. All new work must comply and, in addition, an accessible public entrance and
accessible toilet room, telephone and drinking fountain (if public toilets, telephones and
drinking fountains are provided) are required (521 CMR 3.3.1(b)).
3. Work amounting to less than $100,000. Only the work being performed is required to
comply (521 CMR 3.3.1(a)).
The 30% of the full and fair cash value is assessed differently in existing buildings with
multiple use groups. In these buildings the full and fair cash value threshold will be 30% of
the value for each use group (521 CMR 3.6.1). When a building is occupied by two or more
uses, the Regulations which apply to each use shall apply to such parts of the building within
that use.
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CODE ANALYSIS
B. INTERNATIONAL EXISTING BUILDING CODE
Existing Building Code Compliance Methods The International Existing Building Code (IEBC)
includes three separate methods for compliance as defined in IEBC Section 101.5. The
methods include the prescriptive method, performance method and the work area method.
Only one of the
three methods may be used on a building permit. Most building permit use the “work area”
method, outlined below.
Work Area Compliance Method
The premise behind the three levels of work is, besides requiring that all new equipment
and systems meet the code for new construction, that additional building improvements are
required above and beyond the scope of work otherwise proposed.
Alterations -- Level 1: Level 1 alterations covers removal and replacement of existing
materials, elements, equipment or fixtures using like materials that serve the same purpose.
Alterations – Level 2: Level 2 alterations include the reconfiguration of space, the addition
or elimination of any door or window, the reconfiguration of any system, or the installation of
any additional equipment.
Alterations – Level 3: Level 3 alterations apply when the work area exceeds 50 percent of
the aggregate area of the building.
Analysis: Depending on the scope of work, different work levels may require additional
building improvements other than the proposed work.
APPENDIX
1. MA State Building Code
When addressing conditions in an existing building, the 780CMR (IBC and IEBC) must be
reviewed.
780 CMR The Massachusetts Building Code which determines when existing hazardous
conditions must be corrected in existing buildings.
102.2.2 Existing Hazardous Conditions. This section shall apply to all existing buildings
102.2.2.1 Existing Non-Conforming Means of Egress. The following conditions shall be
corrected in all existing buildings:
1. Less than the number of means of egress serving every space and/or story, required by
Chapter 10 of the International Building Code 2009 with Massachusetts Amendments
(780 CMR 10.00);
2. Any required means of egress component which is not of sufficient width to provide
adequate exit capacity in accordance with section 1005.1 of the International Building
Code 2009 with Massachusetts Amendments (780 CMR 1005.1);
3. Any means of egress which is not so arranged as to provide safe and adequate means
of egress, including exit signage and emergency lighting in accordance with Chapter 10
of the International Building Code 2009 with Massachusetts Amendments (780 CMR
10.00); or
If not corrected, the building official shall cite each deficiency in writing as a violation. Said
citation shall order the abatement of the non-conformance and shall include such a time
element as the building official deems necessary for the protection of the occupants thereof,
or as otherwise provided for by statute.
102.2.2.2 Exit Order for Hazardous Means of Egress. In any existing building or structure
not provided with exit facilities as herein prescribed and in which the exits are deemed
hazardous or dangerous to life and limb, the building official shall declare such building
dangerous and unsafe in accordance with the provisions of section 116 of the International
Building Code 2009 with Massachusetts Amendments (780 CMR 116). Any person served
with any such order shall have the remedy prescribed in section 116 of the International
Building Code 2009 with Massachusetts Amendments (780 CMR 116).
Analysis: The existing building will be required to meet the requirements for new
construction if the conditions in section 102.2.2 are met, and the building official cites
the conditions as unsafe and dangerous.
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CODE ANALYSIS
780 CRM, Chapter 34 Chapter 34, IEBC with Mass amendments noted when upgrades must
be made to components of the building, based on when renovations or alterations occur.
Following are general triggers, using the work area compliance method. Note that some of
this work may also be triggered if existing systems have not been properly maintained.
Alterations -- Level 1: Level 1 alterations covers removal and replacement of existing
materials, elements, equipment or fixtures using like materials that serve the same purpose.
Alterations – Level 2: Level 2 alterations include the reconfiguration of space, the addition
or elimination of any door or window, the reconfiguration of any system, or the installation of
any additional equipment.
Alterations – Level 3: Level 3 alterations apply when the work area exceeds 50 percent of
the aggregate area of the building.
The requirements for Level 1 alterations shall apply to Level 2 alterations; and the requirements
for Level 1 and 2 alterations shall apply to Level 3 alterations as well.
2. Massachusetts Architectural Access Board
When doing alterations or renovations on an existing building the section or element being
updated will need to comply with the MAAB regulations.
521 CMR 3.3.2 If the work performed, including the exempted work, amounts to 30% or
more of the full and fair cash value (see 521 CMR 5.00) of the building the entire building is
required to comply with 521 CMR.
a. Where the cost of constructing an addition to a building amounts to 30% or more of the full
and fair cash value of the existing building, both the addition and the existing building must
be fully accessible.
Analysis: The MAAB will trigger full building compliance if the cost of the work amounts
to 30% of the building’s fair cash value (building-only assessment). As of January 1,
2016, the building- only assessment is $2,532,500; 30% of this value is $759,750.
3. Americans with Disabilities Act
Alterations to “commercial facilities” do not trigger handrail or other upgrades, unless required
for a disabled person to access their place of employment. Upgrades are required for “public
accommodations” (such as the tenants on the mezzanine level), but only until the
“disproportionality” trigger is met.
§ 36.403 Alterations: Path of travel.
(a) General. An alteration that affects or could affect the usability of or access to an area of a
facility that contains a primary function shall be made so as to ensure that, to the maximum
extent feasible, the path of travel to the altered area and the restrooms, telephones, and
drinking fountains serving the altered area, are readily accessible to and usable by individuals
with disabilities, including individuals who use wheelchairs, unless the cost and scope of such
alterations is disproportionate to the cost of the overall alteration.
(f) Disproportionality. (1) Alterations made to provide an accessible path of travel to the
altered area will be deemed disproportionate to the overall alteration when the cost exceeds
20% of the cost of the alteration to the primary function area.
Analysis: Compliance must be to the maximum extent feasible, meaning that if it is not
possible to make something compliant it is allowed to remain non-compliant.
4. MA State Plumbing Code
The following is a preliminary approach to determine the minimum number of toilets required
for new restrooms. Actual numbers of users of the bathhouse, pool and playground may
need to be confirmed by the City of Salem Park & Recreation Department.
The number of users was determined using the building code calculation value of 50 sf per
person. People sitting at the pool deck area are presumed to be the same as users of the
pools. Playground users were estimated on a busy day.
BARGMANN HENDRIE + ARCHETYPE, INC.87
CODE ANALYSIS
Plumbing Code, 248 CMR
• The Massachusetts Plumbing Code (248 CMR) determines the fixture counts required
in the restrooms;
• The occupancy can be based upon the actual occupancy and is not required to be
based on a building code calculated number; and
• Showers can be outdoor as their use is seasonal.
Restrooms & Showers
Potential restroom users are at the bathhouse and pools, at the playground, and transient
passers-by. The assumption is that splash pad will be considered similar to a “pool” for toilet
fixture requirements.
The number of users was determined using the building code calculation value of 50 sf per
person. People sitting at the pool deck area are presumed to be the same as users of the
pools. Playground users were estimated on a busy day.
Restrooms & Showers
Potential restroom users are at the bathhouse and pools, at the playground, and
transient passers-by. The assumption is that splash pad will be considered similar
to a “pool” for toilet fixture requirements.
The number of users was determined using the building code calculation value of 50 sf
per person. People sitting at the pool deck area are presumed to be the same as users of
the pools. Playground users were estimated on a busy day.
Fixture Requirements
Actual
Occupant
Load,
F/M
Water Closets Lavatories
(Each Sex)
Showers
(Each Sex) Female Male/ Urinals1
Bathhouse and Pool 207/2
07
1 per 40 1 per 40 33% 1 per 60 1 per 40
Community Room 10/10 1 per 40 1 per 40 33% 1 per 60
Total Required, Pool -- 5.175 5.175 3.45 5.175
Total Required, Community
Room
-- 0.25 0.25 3.45 5.175
Total Required -- 6 6 (2) 4 12
1. Urinals may be substituted for water closets up to the percentage shown, permitted number in ().
88
BARGMANN HENDRIE + ARCHETYPE, INC.89
COST ESTIMATE AND NARRATIVE
SECTION 11
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COST NARRATIVE
MAJOR COST DRIVERS
Swimming Pool: The preferred site for the new pool facility contains two swimming pools
and a spray deck located to allow use of the spray deck while the swimming pool may be
closed or being used for swimming lessons and other activities. The spray deck will expand
the seasonal use of the facility to late May and possible into late September depending on
the temperature and demand.
The $2.4 million dollar cost that includes the swimming pool structures, finishes, permanent
equipment, and all filtration and recirculation equipment; is commensurate with the cost
commercial/public swimming pool construction in Massachusetts.
Site Work: Removal of the existing swimming pool and restoring the existing coastline in
a manner acceptable to various environmental regulatory authorities is a major cost for the
project. This cost includes the demolition and complete removal of that part of the swimming
pool closest to the shore, which will not be overbuilt by the new pool.
ESTIMATE AND BUDGET ASSUMPTIONS
A design contingency has been included in the estimate of probable construction cost for
unforeseen design issues, design detail development and specification expansion during
design.
General Conditions and project requirements include typical Division 1 items such as
contractor’s staffing, general facilities to support the project, scaffolding, staging, hoisting,
temporary protections, environmental protections, cleaning and other items not attributable
to the direct trade cost.
An Owner’s contingency has been added to the total project cost worksheet to cover the
unanticipated costs associated with the permitting, testing, and management of the project.
Access Improvement and Utilities: On top of the cost associated with the building, pools, and
site work in the pool area, improvements to both the pedestrian and vehicle access from the
park entrance to the pool are required to provide:
1. Access for individuals with disabilities
2. Improved access for emergency responders
3. Safe access for pedestrians and cyclists using the pool.
The existing utilities serving the pool are not adequate. The current water service is too small
for a modern aquatic facility. The electrical service needs to be consolidated into one location
and with good access for maintenance. The sanitary disposal of pool backwash water and
building sewage in general requires upgrades to ensure sewage is properly removed from
the site.
BARGMANN HENDRIE + ARCHETYPE, INC.91
TOTAL PROJECT COST
A total project cost work sheet has been prepared to detail the hard construction costs as well
as “soft costs” associated with testing, permitting, design, and management of the project.
The project is estimated using summer of 2018 unit costs and has been escalated by a
multiplier to reflect bidding and construction costs in 2020.
The location of the project requires very detailed and lengthy permitting with various
authorities with jurisdiction of the coastal area. This process, fees, and costs for additional
preparation of applications are included in the total project coast.
The project will be bid on MGL, c 149 in Massachusetts and will require the City of Salem to
engage an Owner’s project manager that is also included in the soft cost summary.
Forest River Park Swimming PoolSalem, Massachusetts10/2/2018TOTAL PROJECT COST (TPC) CALCULATION (construction plus other project costs not including bonding costs)HARD COSTHazMat 50,000$ HazMat Abatement Allowance 50,000$ General Contractor 7,953,769$ Construction Cost Estimate Pools and Building 6,886,700$
Construction Cost Vehicular and Pedestrian Access 500,000$
Utility Backcharge 50,000$
Escalation : use 2021 baseline 3%517,069$
Furniture, Fixtures & Equipment 250,000$
Pool Deck and Safety Equipment 100,000$
Furniture 50,000$
Equipment (phones, computers, etc.)100,000$
Hard Cost Subtotal 8,253,769$
SOFT COST
Permits & Approvals 110,000$
Site Permitting Coasts 10,000$
Miscellaneous Permits 100,000$
Architecture & Engineering 817,302$
Architect & Engineer: Basic Design 636,302$
Schematic Design Thru Bidding
Construction Contract Administration
Envirnomental Permitting Design, Submission, Meetings 75,000$
Town Reimbursables 6,000$
FF&E /Technology Specification & Purchasing 25,000$
Design 25,000$
Procurement/Installation
Geotechnical Engineer 30,000$
Survey & Layout 20,000$
Testing & Inspections 27,000$
Hazardous Material Testing 7,000$
Concrete & Steel, Soil Inspections 20,000$
Project Management 318,151$
Owner's Project Manager 318,151$
Owner's Project Manager Design thru Bidding
Owner's Project Manager: Construction Phase
Advertising & Bidding 8,000$
Public Bidding (Advertising & Electronic Bidding)8,000$
Legal 5,000$
Town Attorney for Contracts Review 5,000$
Other 95,445$
Builders Risk/Environmental Insurance @ 0.012%95,445$
Soft Cost Subtotal 1,380,898$
CONTINGENCY
Contingency 578,080$
Owner's Contigency on Soft Costs 6.0%578,080$
PROJEC TOTAL 10,212,746$
P:\3374 Forest River Pool, Bathhouse & Associated Facilities\doc\report\3-Final Report\Components\11-Cost Estimate\FPPool TPC 100218.xlsx
Forest River Park Swimming Pool
Salem, Massachusetts
10/2/2018
TOTAL PROJECT COST (TPC) CALCULATION (construction plus other project costs not including bonding costs)
HARD COST
HazMat 50,000$
HazMat Abatement Allowance 50,000$
General Contractor 7,953,769$
Construction Cost Estimate Pools and Building 6,886,700$
Construction Cost Vehicular and Pedestrian Access 500,000$
Utility Backcharge 50,000$
Escalation : use 2021 baseline 3%517,069$
Furniture, Fixtures & Equipment 250,000$
Pool Deck and Safety Equipment 100,000$
Furniture 50,000$
Equipment (phones, computers, etc.)100,000$
Hard Cost Subtotal 8,253,769$
SOFT COST
Permits & Approvals 110,000$
Site Permitting Coasts 10,000$
Miscellaneous Permits 100,000$
Architecture & Engineering 817,302$
Architect & Engineer: Basic Design 636,302$
Schematic Design Thru Bidding
Construction Contract Administration
Envirnomental Permitting Design, Submission, Meetings 75,000$
Town Reimbursables 6,000$
FF&E /Technology Specification & Purchasing 25,000$
Design 25,000$
Procurement/Installation
Geotechnical Engineer 30,000$
Survey & Layout 20,000$
Testing & Inspections 27,000$
Hazardous Material Testing 7,000$
Concrete & Steel, Soil Inspections 20,000$
Project Management 318,151$
Owner's Project Manager 318,151$
Owner's Project Manager Design thru Bidding
Owner's Project Manager: Construction Phase
Advertising & Bidding 8,000$
Public Bidding (Advertising & Electronic Bidding)8,000$
Legal 5,000$
Town Attorney for Contracts Review 5,000$
Other 95,445$
Builders Risk/Environmental Insurance @ 0.012%95,445$
Soft Cost Subtotal 1,380,898$
CONTINGENCY
Contingency 578,080$
Owner's Contigency on Soft Costs 6.0%578,080$
PROJEC TOTAL 10,212,746$
P:\3374 Forest River Pool, Bathhouse & Associated Facilities\doc\report\3-Final Report\Components\11-Cost Estimate\FPPool TPC 100218.xlsx
92
Forest River Park
New Swimming Pool and Bathhouse
Salem, MA
Conceptual Cost Estimate
Architect:Cost Consultant:
Bargmann Hendrie Archetype Inc Daedalus Projects Incorporated
9 Channel Center Street, Suite 300
Boston, MA 02210
(617) 350 0450 Boston, MA 02109-6119
(617) 451 2717
South Market Bldg, Suite 4195
August 24, 2018
1 Faneuil Hall Market Place
Forest River Park
New Swimming Pool and Bathhouse
Salem, MA
INTRODUCTION
Project Description:
Construction of new swimming pool and bathhouse facilities in the Forest River Park, including improvements
to surrounding landscape
New combination 25-yard lap pool and recreational pool, new kids’ pool, new splash pad, gut renovate existing
bathhouse, demolition of existing pool, removal of tennis courts, rework parking lot
New construction of bathhouse facilities
concrete foundations, basement walls and slab on grade, steel framed structure
CMU façade and asphalt shingle roofing
Program includes public restrooms, showers, changing rooms, community room, concession and offices
Project Particulars:
Documents received from Bargmann Hendrie + Archetype, Inc.
Site Plan Option Location Drawings dated June 19, 2018
Site aerial photograph
Existing Conditions Assessment
Existing Bath House Plan and Sections Drawing 2 dated February 26, 1971 prepared by Robert Charles Associates Inc.
Existing Bath House & Revisions Drawing 5 dated February 26, 1971 prepared by Robert Charles Associates Inc.
Detailed quantity takeoff from these documents where possible
Discussion, review and reconciliation with Bargmann Hendrie + Archetype, Inc and their Design Team
Daedalus Projects, Inc. experience with similar projects of this nature
Project Assumptions:
The project bid will be competitively bid amongst Open-Shop General Contractors
It has been assumed that no less than 4 bids will be received. Bids can be expected to be significantly higher
if fewer bids are received
The project will be built by a General Contractor under a single prime contract
Operation during normal business hours
The Total Estimated Construction Cost reflects the fair construction value of this project in a competitive
bidding market
Unit rates are based on current dollars and include an escalation allowance to cover the construction duration
Subcontractor's markups have been included in each unit rate. Markups cover the cost of field overhead, home office,
overhead and subcontractor's profit
Design and Pricing Contingency markup is an allowance for unforeseen design issues, design detail development
specification expansion during the design period.
General Conditions and Project Requirements includes items from Div. 01 General Requirements, staffing, general
facilities to support project, scaffolding, staging and access, temporary protection, cleaning, and other items not
attributable to the direct trade cost
Profit markup is calculated on a percentage basis of direct construction costs
Start of construction assumed Spring 2019
Forest River Park Pool CE Jul 24 Preferred Option
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Introduction
Page 2 of 16 Pages
COST ESTIMATE: DAEDALUS
BARGMANN HENDRIE + ARCHETYPE, INC.93
COST ESTIMATE: DAEDALUS
Forest River Park
New Swimming Pool and Bathhouse
Salem, MA
Project Assumptions: cont'd
Escalation at a rate of 3½% per year has been calculated from now to the start of construction, and carried in
the Main Summary
Construction Cost Estimate Exclusions:
Environmental permitting
Architectural/Engineering; Design fees and other professional fees, testing, printing, surveying, site investigations
Unforeseen Conditions Contingency
Owner's site representation and project administration
Owner's administration; legal fees, advertising, permitting, Owner's insurance, administration, interest expense
Third Party testing and commissioning
Project costs; utility company back charges prior to construction, construction of swing space and temporary facilities,
program related phasing, relocation
Food Service Equipment, Furnishings, Equipment, Specialties beyond what is noted in design package. Note that
these costs should be carried in Owner's Budget
Work beyond the boundary of the site
Police details and street/sidewalk permits
Forest River Park Pool CE Jul 24 Preferred Option
Printed 8/24/2018
Introduction
Page 3 of 16 Pages
Forest River Park
MAIN SUMMARY New Swimming Pool and Bathhouse
TOTAL COST/GSF
Direct Trade Cost Details
Bathhouse $1,401,445 $350
Swimming Pool $2,416,400 $295
Sitework $1,498,831 $13
Direct Trade Cost Subtotal $5,316,677 $1,329
Design and Pricing Contingency 10.00% $532,000 $133
Direct Trade Cost Total $5,848,677 $1,462
Burdens and Markups
General Conditions and Project Requirements 9.00% $527,000 $132
Insurances, Bonds 2.30% $147,000 $37
Fee 3.00% $176,000 $44
Estimated Construction Cost Total $6,698,700 $1,675
Escalation from now to Start of Construction 2.80% $188,000 $47
Escalation to Mid-point of Construction Unit Rates
Estimated Construction Cost at Start of Construction $6,886,700 $1,722
PREFERRED OPTION
4,000 GSF
Forest River Park Pool CE Jul 24 Preferred Option
Printed 8/24/2018
Main Summary
Page 4 of 16 Pages
94
Forest River Park
DIRECT TRADE COST SUMMARY New Swimming Pool and Bathhouse
TOTAL COST/GSF
Bathhouse
02-EXISTING CONDITIONS $197,150 $49.29
03-CONCRETE $20,000 $5.00
04-MASONRY $224,625 $56.16
05-METALS $12,000 $3.00
06-WOOD AND PLASTICS $12,700 $3.18
07-THERMAL AND MOISTURE PROTECTION $116,000 $29.00
08-DOORS AND WINDOWS $42,925 $10.73
09-FINISHES $128,237 $32.06
10-SPECIALTIES $78,600 $19.65
21 00 00 Fire Protection $51,453 $12.86
22 00 00 Plumbing $337,000 $84.25
23 00 00 HVAC $77,555 $19.39
26 00 00 Electrical $103,200 $25.80
31-EARTHWORK
Bathhouse Total $1,401,445 $350.36
Swimming Pool
13-SPECIAL CONSTRUCTION $2,416,400 $604.10
Swimming Pool Total $2,416,400 $604.10
Site Work
02-EXISTING CONDITIONS $368,130 $3.29
31-EARTHWORK $210,950 $1.88
32-EXTERIOR IMPROVEMENTS $555,251 $4.96
33-UTILITIES $339,500 $3.03
33 70 00 Electrical Utilities $25,000 $0.22
Site Work Total $1,498,831 $374.71
Direct Trade Cost Subtotal $5,316,677 $1,329.17
PREFERRED OPTION
4,000 GSF
Forest River Park Pool CE Jul 24 Preferred Option
Printed 8/24/2018
Direct Trade Summary
Page 5 of 16 Pages
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost
9 02-EXISTING CONDITIONS
10
11 Demo overhead door OPEN $500.00 7 $3,500
12 iron gate OPEN $275.00 1 $275
13 single door LEAF $150.00 9 $1,350
14 Demo toilet compartment STALL $175.00 12 $2,100
15 dressing stall STALL $125.00 11 $1,375
16 plumbing fixture FIX $250.00 19 $4,750
17 Demo partition, borrowed lite LF $40.00 4,345 $173,800
18 Miscellaneous gut demolition GSF $2.50 4,000 $10,000
19 02-Existing Conditions Total $197,150
20
21
22 03-CONCRETE
23
24 Strip footing, 4' high foundation wall LF $275.00
25 Spread footing, pier EA $1,400.00
26 Slab on grade, vapor barrier, rigid insulation SF $11.15
27 filtration pad SF $10.00
28 Trench slab on grade, demo, new infills, patch GSF $5.00 4,000 $20,000
29 03-Concrete Total $20,000
30
31
32 04-MASONRY
33
34 8" CMU exterior façade walls SF $30.00
35 Modify existing façade openings, cut new, infill former opening AL $25.00 4,930 $123,250
36 8" CMU interior partitions SF $24.50 3,100 $75,950
37 plumbing chase SF $45.00 565 $25,425
38 04-Masonry Total $224,625
39
40
41
PREFERRED OPTION
4,000 GSF
Forest River Park Pool CE Jul 24 Preferred Option
Printed 8/24/2018
Bathhouse Details
Page 6 of 16 Pages
COST ESTIMATE: DAEDALUS
BARGMANN HENDRIE + ARCHETYPE, INC.95
COST ESTIMATE: DAEDALUS
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost
PREFERRED OPTION
4,000 GSF
42 05-METALS
43
44 Structural steel columns and roof framing; assume 5#/sf TNS $4,250.00
45 1½" 20ga. Type B galv. metal roof decking SF $3.75
46 Miscellaneous metals for exterior façade SF $4.00 0 $0
47 Miscellaneous interior metals GSF $3.00 4,000 $12,000
48 05-Metals Total $12,000
49
50
51 06-WOOD AND PLASTICS
52
53 Roof blocking LF $20.00
54 Rough carpentry/blocking; interior partitions and doors GSF $1.00 4,000 $4,000
55 Install door, frame, hardware OPEN $200.00 11 $2,200
56 Solid-surface counter; Concession LF $250.00 6 $1,500
57 Sink counter; Restrooms LF $200.00 25 $5,000
58 06-Wood And Plastics Total $12,700
59
60
61 07-THERMAL AND MOISTURE PROTECTION
62
63 Damproofing at foundation wall, rigid insulation SF $6.25
64 Flat membrane roofing SF $40.80
65 Remove roofing, install new SF $25.00 4,000 $100,000
66 Caulking and sealants GSF $3.50 4,000 $14,000
67 Through floor penetration firestopping & fire resistive joints GSF $0.50 4,000 $2,000
68 07-Thermal And Moisture Protection Total $116,000
69
70
71
72
73
74
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Bathhouse Details
Page 7 of 16 Pages
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost
PREFERRED OPTION
4,000 GSF
75 08-DOORS AND WINDOWS
76
77 Single exterior fiberglass door, frame, hardware OPEN $1,600.00
78 Double exterior fiberglass door, frame, hardware OPEN $3,200.00 3 $9,600
79 Single interior fiberglass door, HMF frame, hardware LEAF $1,475.00 5 $7,375
80 Double interior fiberglass door PR $2,950.00 3 $8,850
81 Exterior coiling counter door, counter; Concession EA $7,500.00 1 $7,500
82 Punch window SF $75.00 100 $7,500
83 Access doors; plumbing duct, custodial EA $350.00 6 $2,100
84 08-Doors And Windows Total $42,925
85
86
87 09-FINISHES
88
89 Seamless poured epoxy flooring SF $12.00 4,000 $48,000
90 wainscot x5'high SF $12.00 5,095 $61,137
91 Sealed concrete floor; filtration room SF $2.00
92 CMU walls; epoxy paint SF $1.75 6,115 $10,701
93 Underside of structure; epoxy paint SF $2.10 4,000 $8,400
94 09-Finishes Total $128,237
95
96
97 10-SPECIALTIES
98
99 Exterior signage LS $1,200.00 1 $1,200
100 Interior signage GSF $0.25 4,000 $1,000
101 Toilet accessories; single user RMS $650.00 2 $1,300
102 Multi-user toilet FIX $150.00 6 $900
103 Multi-user toilet, ADA compliant FIX $325.00 4 $1,300
104 Multi-user shower FIX $75.00 10 $750
105 Multi-user shower, ADA compliant FIX $325.00 2 $650
106 Multi-user sink, mirror FIX $225.00 8 $1,800
107 Multi-user paper towel/trash receptacle FIX $400.00 2 $800
Forest River Park Pool CE Jul 24 Preferred Option
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Bathhouse Details
Page 8 of 16 Pages
96
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost
PREFERRED OPTION
4,000 GSF
108 Phenolic-core toilet compartment EA $1,700.00 6 $10,200
109 ADA compliant EA $1,500.00 2 $3,000
110 urinal privacy screen EA $500.00 1 $500
111 Phenolic-core shower compartment EA $1,550.00 10 $15,500
112 ADA compliant EA $1,350.00 2 $2,700
113 Fire extinguisher cabinets EA $500.00 2 $1,000
114 Multi-tie personal plastic locker EA $900.00 40 $36,000
115 10-Specialties Total $78,600
116
117
118 21, 22, 23 - MECHANICAL
119
120 21 00 00 Fire Protection
121 Fire Protection Equipment
122 Fire pump w/ controller EA $48,000.00 1 NIC
123 4" Water Service / DCVA EA $5,650.00 1 $5,935
124 4" Alarm Valves w/ Trim EA $3,450.00 1 $3,625
125 Standpipe assembly w/ FDV EA $1,900.00 1 $1,995
126 Dry Valve with compressor EA $10,800.00 1 $11,340
127 Siamese connection (FDC)EA $1,500.00 1 $1,575
128 Fire Protection Distribution and Mains
129 Sprinkler head; concealed pendant EA $85.00 15 $1,338
130 Sprinkler head; upright pendant EA $65.00 21 $1,435
131 Branch pipe with fittings & hangers LF $22.00 435 $10,050
132 Main pipe with fittings & hangers LF $35.00 140 $5,145
133 Miscellaneous valves & accessories LS $900.00 1 $945
134 Miscellaneous
135 Demolition work 1 N/A
136 System testing, flushing and inspection LS $1,300.00 1 $1,365
137 Coring, cutting, sleeves & fire stopping LS $500.00 1 $525
138 Seismic Restraints and Structural Steel Comp.LS $700.00 1 $735
139 Hydraulic lifts/rigging LS $2,200.00 1 $2,325
140 Shop drawings / BIM / ENG Support / As-Built LS $1,500.00 1 $1,575
Forest River Park Pool CE Jul 24 Preferred Option
Printed 8/24/2018
Bathhouse Details
Page 9 of 16 Pages
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost
PREFERRED OPTION
4,000 GSF
141 Commissioning Support LS $900.00 1 $945
142 Fees & permits LS $600.00 1 $600
143 21 00 00 Fire Protection Total $51,453
144
145 22 00 00 Plumbing
146 Plumbing Equipment
147 Indirect Gas Hot Water Heater EA $18,500.00 2 $38,900
148 Hot Water Storage Tank EA $10,500.00 1 $11,100
149 Expansion tank EA $2,800.00 1 $3,000
150 Air separator EA $1,250.00 1 $1,400
151 Water service w/ meter assembly EA $8,250.00 1 $8,700
152 Hot water circulator pump assembly EA $450.00 1 $500
153 Connection to gas meter (meter by others)EA $1,050.00 1 $1,200
154 Reduce pressure backflow preventer EA $2,850.00 2 $6,000
155 Mixing valve; Master EA $4,850.00 1 $5,100
156 Oil / Sand Separator EA $22,500.00 1 See Site
157 Floor drain
158 -3"EA $800.00 2 $1,700
159 -2"EA $745.00 10 $7,900
160 -Trench Drain LF $85.00 35 $3,200
161 Vent through roof EA $375.00 2 $800
162 Wall hydrant EA $395.00 3 $1,300
163 Hose bibb EA $325.00 2 $700
164 Roof drain EA $1,050.00 2 $2,300
165 Rough-in & connection to concession areas (allow)LS $8,500.00 1 $9,000
166 Plumbing Fixtures
167 Water closet EA $1,850.00 11 $21,400
168 Shower EA $1,050.00 10 $11,100
169 Shower / ADA EA $1,050.00 2 $2,300
170 Shower / Exterior EA $6,500.00 2 $13,700
171 Lavatory EA $990.00 10 $10,400
172 Urinal EA $1,320.00 3 $4,200
173 Mop sink w/ rack EA $1,250.00 2 $2,700
Forest River Park Pool CE Jul 24 Preferred Option
Printed 8/24/2018
Bathhouse Details
Page 10 of 16 Pages
COST ESTIMATE: DAEDALUS
BARGMANN HENDRIE + ARCHETYPE, INC.97
COST ESTIMATE: DAEDALUS
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost
PREFERRED OPTION
4,000 GSF
174 Water cooler; Bi Level EA $3,050.00 2 $6,500
175 Stainless steel sink EA $1,400.00 2 $3,000
176 Outlet Box; Laundry mate EA $350.00 2 $800
177 Domestic Water Piping LF $34.50 885 $32,100
178 Valves & accessories LS $5,000.00 1 $5,300
179 Storm Drainage, Hubless Cast Iron Pipe LF $65.50 220 $15,200
180 Pipe insulation LF $14.50 1,000 $15,300
181 Sanitary Waste And Vent Pipe w/ Hangers LF $42.00 850 $37,500
182 Grease Waste System pipe with fittings & hangers LF $85.00 150 $13,400
183 Interior Grease Trap EA $4,800.00 1 $5,100
184 Valves & accessories LS $2,000.00 1 $2,100
185 Natural gas pipe with fittings & hangers LF $88.00 85 $7,900
186 Valves & accessories LS $1,200.00 1 $1,300
187 Miscellaneous
188 Demolition work LS 1 $3,500
189 System testing and flushing LS $2,600.00 1 $2,800
190 Coring, cutting, sleeves & fire stopping LS $1,100.00 1 $1,200
191 Seismic Restraints and Structural Steel Comp.LS $1,300.00 1 $1,400
192 Hydraulic lifts/rigging LS $3,000.00 1 $3,200
193 Shop drawings / BIM / ENG Support / As-Built LS $4,500.00 1 $4,800
194 Commissioning Support LS $2,600.00 1 $2,800
195 Fees & permits LS $3,200.00 1 $3,200
196 22 00 00 Plumbing Total $337,000
197
198 23 00 00 HVAC
199 HVAC Equipment
200 Electric Baseboard, 4FT Section EA $1,150.00 34 $41,055
201 Unit Heater EA $1,500.00 4 $6,300
202 Exhaust Fans
203 - EF- 1,500 CFM EA $4,850.00 4 $20,370
204 - EF- 400 CFM EA $1,050.00 4 $4,410
205
206
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Bathhouse Details
Page 11 of 16 Pages
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost
PREFERRED OPTION
4,000 GSF
207 Miscellaneous
208 Demolition work 1 N/A
209 System testing and flushing LS $1,400.00 1 $1,470
210 Coring, cutting, sleeves & fire stopping LS $400.00 1 $420
211 Seismic Restraints and Structural Steel Comp.LS $700.00 1 $735
212 Hydraulic lifts/rigging LS $400.00 1 $420
213 Shop drawings / BIM / ENG Support / As-Built LS $1,100.00 1 $1,155
214 Commissioning Support LS $400.00 1 $420
215 Fees & permits LS $800.00 1 $800
216 23 00 00 HVAC Total $77,555
217
218
219 26 - 27-ELECTRICAL, COMMUNICATION
220
221 26 00 00 Electrical
222 Normal power
223 208/120V panelboards GSF $2.00 4,000 $8,000
224 208/120V panelboards GSF $1.00 4,000 $4,000
225 Equipment wiring:
226 Exhaust fan EA $1,000.00 8 $8,000
227 UH EA $1,500.00 4 $6,000
228 Hot water circulator pump EA $1,200.00 1 $1,200
229 Feed and connection to baseboard heat EA $550.00 34 $18,700
230 Pool equipment, feed and connections EA $3,500.00 1 $3,500
231 Misc. equipment feed and connections EA $3,500.00 1 $3,500
232 Lighting fixtures, including emergency & egress GSF $2.00 4,000 $8,000
233 Exterior building mounted fixture EA $850.00 6 $5,100
234 Lighting controls GSF $0.30 4,000 $1,200
235 Branch devices GSF $0.20 4,000 $800
236 Lighting & branch circuitry GSF $3.00 4,000 $12,000
237 Fire alarm system GSF $1.50 4,000 $6,000
238 Telecommunications GSF $0.30 4,000 $1,200
239
Forest River Park Pool CE Jul 24 Preferred Option
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Bathhouse Details
Page 12 of 16 Pages
98
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost
PREFERRED OPTION
4,000 GSF
240 Security Systems
241 Control panel, devices and circuitry LS $5,000.00 1 $5,000
242 Miscellaneous
243 Fees & permits GSF $0.50 4,000 $2,000
244 Temporary lighting & power GSF $0.50 4,000 $2,000
245 Demolition work GSF $0.50 4,000 $2,000
246 Lightning protection and grounding GSF $1.25 4,000 $5,000
247 26 00 00 Electrical Total $103,200
248
249
250 31-EARTHWORK
251
252 Rough and fine grade for new slab SF $2.00
253 Gravel below slab CY $38.00
254 Perimeter drain system LF $16.00
255 Continuous footings LF
256 Excavation CY $12.00
257 Soil remove CY $6.00
258 Backfill with imported fill CY $25.00
259 Spread footings EA
260 Excavation CY $12.00
261 Soil remove CY $6.00
262 Backfill with imported fill CY $25.00
263 31-Earthwork Total $0
264
265
266
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Bathhouse Details
Page 13 of 16 Pages
Forest River Park
SITE DEVELOPMENT DIRECT TRADE COST DETAILS New Swimming Pool and Bathhouse
DESCRIPTION UNIT UNIT COST
Quantity Cost
9 02-EXISTING CONDITIONS
10
11 Site Preparation
12 8' construction fence LF $15.00 2,580 $38,700
13 Double construction gate EA $3,000.00 2 $6,000
14 Stabilized construction entrance LS $7,500.00 2 $15,000
15 Shoreline protection LF $20.00 1,050 $21,000
16 Site clearing and grubbing ACRE $3,500.00 4 $14,000
17 Temporary signs LS $2,000.00 1 $2,000
18 Erosion and Sedimentation Controls
19 Erosion control fence LF $16.00 2,580 $41,280
20 Inlet protection EA $300.00 20 $6,000
21 Site Demolition
22 Remove existing pool assembly GSF $10.00 12,275 $122,750
23 Existing filter shed EA $1,000.00 1 $1,000
24 Demolish bathhouse building at Option 3 location CFT $0.35
25 slab on grade and foundations GSF $6.00
26 Miscellaneous site demolition GSF $0.50 165,000 $82,500
27 Haul off demolished materials, disposal $10,400
28 Protect existing element to remain LS $7,500.00 1 $7,500
29 02-Existing Conditions Total $368,130
30
31
32 13-SPECIAL CONSTRUCTION
33
34 Earthwork; 25-yard lap/recreational pool LS $100,000.00 1 $100,000
35 kids' pool LS $25,000.00 1 $25,000
36 water spray pad LS $20,000.00 1 $20,000
37 concrete deck GSF $5.00 23,530 $117,650
38 rock ledge premium CY $50.00
39 Specialty pool construction; 25-yard lap/recreational pool AL $1,200,000.00 1 $1,200,000
40 kids' pool AL $500,000.00 1 $500,000
41 water spray pad AL $75,000.00 1 $75,000
PREFERRED OPTION
165,000 GSF
Forest River Park Pool CE Jul 24 Preferred Option
Printed 8/24/2018
Sitework Details
Page 14 of 16 Pages
COST ESTIMATE: DAEDALUS
BARGMANN HENDRIE + ARCHETYPE, INC.99
COST ESTIMATE: DAEDALUS
Forest River Park
SITE DEVELOPMENT DIRECT TRADE COST DETAILS New Swimming Pool and Bathhouse
DESCRIPTION UNIT UNIT COST
Quantity Cost
PREFERRED OPTION
165,000 GSF
42 Concrete pool deck SF $12.50 23,530 $294,125
43 water spray pad surfacing SF $25.00 2,185 $54,625
44 Electrical grounding, lighting feeds and connections LS $30,000.00 1 $30,000
45 13-Special Construction Total $2,416,400
46
47
48 31-EARTHWORK
49
50 Infill former pool depression CY $20.00 2,850 $57,000
51 imported fill +5' at pool deck CY $25.00 380 $9,500
52 Cuts and fills for new site grades and improvements CY $15.00 9,630 $144,450
53 31-Earthwork Total $210,950
54
55
56 32-EXTERIOR IMPROVEMENTS
57
58 Driveway and parking pavement SF $4.00 50,225 $200,900
59 Parking space marking SPACE $35.00 21 $735
60 ADA compliant marking, sign SPACE $225.00 2 $450
61 bus marking, sign SPACE $250.00 2 $500
62 Boardwalk, deck SF $75.00 1,860 $139,500
63 Relocate baseball field EA $30,000.00
64 tennis court EA $50,000.00 2 $100,000
65 Remainder of site improvements LS $25,000.00 1 $25,000
66 Tree, shrub, groundcover, planting soil, mulch GSF $15.00 5,000 $75,000
67 Seeding to remainder of limit of disturbance SF $0.15 87,770 $13,166
68 32-Exterior Improvements Total $555,251
69
70
71
72
73
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Sitework Details
Page 15 of 16 Pages
Forest River Park
SITE DEVELOPMENT DIRECT TRADE COST DETAILS New Swimming Pool and Bathhouse
DESCRIPTION UNIT UNIT COST
Quantity Cost
PREFERRED OPTION
165,000 GSF
75 33-UTILITIES
76
77 Water Utilities
78 Street connection LS $7,500.00 1 $7,500
79 CLDI main service; domestic water LF $75.00
80 CLDI main service; fire protection LF $90.00 1,500 $135,000
81 Fire hydrant and gate valve EA $3,000.00 1 $3,000
82 Sanitary Sewerage
83 Drain piping LF $65.00 100 $6,500
84 Oil / sand separator EA $22,500.00 1 $22,500
85 Street connection LS $7,500.00
86 Storm Drainage
87 Stormwater management and retention GSF $1.00 165,000 $165,000
88 Gas Service
89 New gas main service LF Utility Co.
90 Trenching and associated install earthwork LF $45.00 $0
91 33-Utilities Total $339,500
92
93 33 70 00 Electrical Utilities
94 Site lighting and circuitry LS $25,000.00 1 $25,000
95 33 70 00 Electrical Utilities Total $25,000
96
97
98
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Sitework Details
Page 16 of 16 Pages
100
BARGMANN HENDRIE + ARCHETYPE, INC.101
OPERATING COST ANALYSIS
SECTION 12
102
BARGMANN HENDRIE + ARCHETYPE, INC.103
OPERATING COST ANALYSIS
GENERAL
An operation analysis will establish the basic parameters and approach that will be taken
as a design develops in later phases. The following are the basic parameters for the project
• The complex includes a 25 yard 4 lane pool with a large zero depth area and diving
board. A separate kidding pool will be provided within the secure pool enclosure.
• The existing bathhouse building will be renovated to provide pool support facilities, a
multi-purpose space, and designed to allow for 3 seasons or year around use and sup-
port passive park functions. A separate spray deck will be provided outside of the pool
enclosure to allow for extended aquatic programming.
• The pool will be open every day from Father’s Day through mid-August (this is a typical
municipal pool schedule. The pool could open weekends from Memorial Day to Father’s
Day, and from mid-August through Labor Day. The separate spray deck would typically
operate from Memorial Day to mid-September.
• The pool components will be operated by an outside entity; existing pool was operated
by the YMCA.
• The operations estimate is based on a program and basic concept plan for the pool
facility only.
• Income from concessions will need to be incorporated into a business plan.
• The weather has a major impact on the use and financial performance of outdoor aquat-
ic centers and the use and revenue numbers could be lower based on a cool/wet year.
• Operational arrangement with YMCA related to staffing, division of maintenance, use of
the pool by camps, and general public swim availability will need to be established in
order to create and accurate business plan.
EXPENDITURES
Expenditures will be formulated based on the costs that are typically included in the operating
budget for this type of facility. The figures are based on the size of the complex, the specific
components of the facility and the projected hours of operation. Actual costs will be utilized
wherever possible (existing pool records and the YMCA) and estimates for other expenses
based on similar facilities in the region. All expenses will be calculated as accurately as
possible but the actual costs may vary based on the final design, operational philosophy, and
programming considerations adopted by staff.
Not taking into consideration the role and arrangement of an outside operator, pool complexes
of this size have expenditure rates in the range of $130,000 to $180,000 per year. As the
design advances, actual projections will be established.
REVENUES
Revenue projections will be formulated from information on the specifics of the project and the
demographics of the service area as well as comparing them to state and national statistics,
other similar facilities and the competition for aquatic services in the area. Actual figures will
vary based on the size and make-up of the components selected during final design, market
stratification, and philosophy of operation, fees and charges policy, and priorities of use.
The goal of revenue projections from daily admissions, season passes, rentals, aquatic
programs and special events is to cover the operating expenditures. As the design advances,
actual projections will be established
104
OPERATING COST ANALYSIS
BARGMANN HENDRIE + ARCHETYPE, INC.105
OPERATING COST ANALYSIS
106
REVENUE AND FUNDING SOURCES
Municipalities traditionally fund capital projects by direct borrowing, authorizations from a
capital budget, or focused taxes directed toward a specific project. As budgets and borrowing
by municipalities for capital projects become tighter, opportunities to share the cost through
grants, partnerships, and fundraising has become an increasingly popular approach.
Swimming pool complexes lend themselves to such opportunities.
PARTNERSHIPS
Municipal facilities that can support the needs of an outside organization or group have been
able to obtain partial funding for capital and operational budgets. If a swimming pool can
provide aquatic opportunities for a youth camp program, a rehabilitation facility, a private
school, or similar organization. The financial support can be applied towards improvements
or upgrades that may be outside of an established budget. For example, a rehabilitation
facility that could use the pool for therapy might be a potential source to fund a heater for
the pool.
FRIENDS GROUPS
Non-profit “Friends-Of” groups are common with many aquatic facilities. These groups are
structured so they may solicit and receive donations that can be directly applied toward the
construction, betterment, or continued operation of the facility. The group’s membership
typically includes stakeholders with a vested interest in the pool such as active users, swim
teams, and individuals with a strong commitment towards aquatics.
Donations can be applied toward the initial capital cost through a directed donation to the
City. Donations can also be used to purchase components directly such as starting blocks,
water features, benches, and other site amenities. Continued support after the pool is opened
can ensure that equipment and amenities can be added or replaced and ensure the facility
continues to meet the aquatic needs of its users.
OPERATING COST ANALYSIS
Facebook Page of Friends Group
BARGMANN HENDRIE + ARCHETYPE, INC.107
OPERATING COST ANALYSIS
On–Going Fundraising
108
OPERATING COST ANALYSIS
109BARGMANN HENDRIE + ARCHETYPE, INC.
APPENDIX
SECTION 13
110
111BARGMANN HENDRIE + ARCHETYPE, INC.
P:\3374 Forest River Pool, Bathhouse & Associated Facilities\doc\meeting\Meeting minutes\Forest River Pool Kick off Mtg 01-040318 Notes Corrected.docx
BARGMANN HENDRIE +ARCHETYPE, INC.
Architecture | Planning |Interior Design
9 Channel Center Street 617 350 0450
Suite 300 bha@bhplus.com
Boston, MA 02210 www.bhplus.com
meeting notes
date:April 3, 2018
project name and number:Forest River Pool
BH+A Project No. 3374
subject:Kick-Off Meeting
present:Jenna Ide City of Salem
jide@salem.com
Tom Scarlata BH+A, Inc.tscarlata@bhplus.comTom Beddall BH+A, Inc.tbeddall@bhplus.comClaraCastroBH+ A Inc.
ccastro@bhplus.com
Erik Rexford Epsilon
erexford@epsilonassociates.comStephen Garvin Samiotes Consultantssgarvin@samiotes.com
Doug Kelleher Epsilon Associates
dkelleher@epsilonassociates.com
Greg Nowak Structures North
gmnowak@structures-North.comKyle Zick KZLAkzick@kylezick.com
Nick Downing City of Salem –Traffic & Parking
ndowning@salem.com
Matt Smith City of Salem –Traffic & Parkingmsmith@salem.comGerry Giunta City of Salem –Fire Departmentjggiunta@salem.comAshley Green City of Salem –Plng. Dept. Conservation.
agreen@salem.com
Patti Kelleher City of Salem –Plng.Dept. Historicpkelleher@salem.comJosh Turiel Ward 5 City Counciljturiel@salem.com
Ray Jodoin City of Salem
rjodoin@salem.com
by:Tom Beddall and Tom Scarlatadistribution:all attendeesProject file
Forest River Pool
Kick-Off Meeting Notes
April 3, 2018
Page 2
P:\3374 Forest River Pool, Bathhouse & Associated Facilities\doc\meeting\Meeting minutes\Forest River Pool Kick off Mtg 01-040318 Notes Corrected.docx
New Business
1.1 Existing:Existing building constructed about 1926. Major renovation done in 1972; pool converted to
fresh water from salt water in 1999. Fencing constrains the site. Pool has now been closed. Overall
a number of Forest River Park reconstruction projects are underway. Ballfield, basketball court and parking are currently being redone.
1.2 Study Goal:Consensus solution and cost estimate for work needed, to go forward. Maintain
character of the park; parking and drive access are major issues.
1.3 Pool Location:Options for moving pool -slightly out of the flood plain, or closer to ballfield. Biggest challenge is probably the money -could be $5 to $7 million, one of the largest project done by City of
Salem in a long time.
1.4 Pool Size:Pool surface will be a lot smaller than what is there now; current pools not designed like
the existing.
1.5 Building –Did not see anything that looks un-repairable; nothing that cannot be fixed. Structures
North –in Salem –they do a lot of work with historic buildings.
1.6 Operational considerations –Ballard King –water savings, utility costs…..look to cover operating costs.Extended uses could bring in additional revenue. Salem currently does not have many public facilities with dedicated revenue streams to cover operating costs.Parking fees are source of
revenue for the City.Accessibility for bicycles –bus shuttle studies –accessibility for the
handicapped is a priority.
1.7 Existing Bathhouse/Other Use:If pool is relocated, solution needed for existing pool area, and pool house will need to be renovated for another use; and tennis courts are not being used.Site soil studies have been done for the parking lot area, but not other parts of the park.
1.8 Pool Filtration:Pool turnover rate should be a maximum 6, not 8 as currently set up. Or one pool
could turn over more rapidly than a second separate pool.
1.9 Programming:Program will be a major part of pool planning –for simultaneous use by children and
adults; aquatic facilities must be multi-generational.
1.10 Meetings:Participation in bi-weekly meetings –most here will be at some meetings but not at others.Wednesday afternoons will work for typical meetings –at 1:30 PM Wednesdays. Goal is to get the initial report done by June; public meeting in the spring –May.
1.11 Timeframe –assume one year for construction. Pool needs to open in May/June, to run through the
season. City budget –need numbers by fourth Tuesday in May –Park grant is due in July. Could be
just for design funds.
1.12.Budget:When would construction spending really be going on? Completion by May 2020?Daedalus to check numbers from original study –consider parking and access road.
APPENDIX: BH+A MEETING NOTES
112
Forest River Pool
Kick-Off Meeting Notes
April 3, 2018
Page 3
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IMPORTANT CONSIDERATIONS
1.14 All Inclusive Design and Costs:Cost for owner’s project manager –OK if overall number starts a little high. Permitting will take significant time –Chapter 91 will probably take 9 months. Could be faster if presented as a water dependent project. Opportunity to restore shoreline.
1.15 Status of Existing Building:Options for re-use or replacement of historic bathhouse, similar to
another park in Salem now demolished. Community engagement –who would use the facility once it is renovated?
1.16 Sustainability:Salem currently does not have any LEED-Certified city-owned building. Not much
energy use expected at the bathhouse building.
1.17 Construction issues –work will continue throughout the summer on the ballfield, and with temporary parking for Salem State.
1.18 Operations and maintenance –interested in dual systems. Site is somewhat remote.
1.19 Site Logistics:Access for emergency vehicles and fire department ladder trucks.Drop off access for school kids or the elderly.
1.20 Operations:Easy maintenance important for building components, resisting vandalism.
1.21 Site Access:Coordinate with Ray Jodoin for site access with consultants.
These notes are recorded as understood by the writer, who should be notified of any omissions or
corrections. Unless notified to the, they will become the record of the meeting
P:\3374 Forest River Pool, Bathhouse & Associated Facilities\doc\meeting\Meeting minutes\Forest River Pool Mtg 02-050218 Notes.docx
BARGMANN HENDRIE +ARCHETYPE, INC.
Architecture | Planning |Interior Design
9 Channel Center Street 617 350 0450
Suite 300 bha@bhplus.com
Boston, MA 02210 www.bhplus.com
meeting notes
date:May 2, 2018
project name and number:Forest River Pool
BH+A Project No. 3374
subject:Meeting No. 02
present:Jenna Ide City of Salem
jide@salem.com
Patricia O’Brien City of Salem –Park & Recreationpobrien@salem.comLarry Ramdin City of Salem –Health Agentlramdin@salem.comJosh Turiel Ward 5 City Council
jturiel@salem.com
Tom Scarlata BH+A, Inc.
tscarlata@bhplus.comTom Beddall BH+A, Inc.tbeddall@bhplus.com
Clara Castro BH+ A Inc.
ccastro@bhplus.com
by:Tom Beddall and Tom Scarlatadistribution:all attendees
Stephen Garvin Samiotes Consultants
sgarvin@samiotes.com
Doug Kelleher Epsilon Associatesdkelleher@epsilonassociates.comKyle Zick KZLAkzick@kylezick.comGreg Nowak Structures North
gmnowak@structures-North.com
Nick Downing City of Salem –Traffic & Parkingndowning@salem.comMatt Smith City of Salem –Traffic & Parkingmsmith@salem.com
Gerry Giunta City of Salem –Fire Department
jggiunta@salem.com
Ashley Green City of Salem –Plng. Dept. Conservation
agreen@salem.comPatti Kelleher City of Salem –Plng. Dept. Historicpkelleher@salem.com
APPENDIX: BH+A MEETING NOTES
113BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Pool
Meeting No 02
May 2, 2018
Page 2
P:\3374 Forest River Pool, Bathhouse & Associated Facilities\doc\meeting\Meeting minutes\Forest River Pool Mtg 02-050218 Notes.docx
Ray Jodoin City of Salem
rjodoin@salem.com
Charity Lezama North Shore YMCAlezamac@northshoreymca.orgDavid Knowlton City of Salem
dknowlton@salem.com
Mark Losolfo City of Salem
mlosolfo@salem.comMichael Lutrzykowski City of Salemmlutrzykowski@salem.comDominickPangalloCity of Salemdpangallo@salem.com
Robert Preczewski City of Salem
rpreczewski@salem.com
Project file
Old Business
1.10 Meetings:Participation in bi-weekly meetings –most here will be at some meetings but not at others.
Wednesday afternoons will work for typical meetings –at 1:30 PM Wednesdays. Goal is to get the initial report done by June; public meeting in the spring –May.
1.11 Timeframe –assume one year for construction. Pool needs to open in May/June, to run through the
season. City budget –need numbers by fourth Tuesday in May –Park grant is due in July. Could be just for design funds.
1.12.Budget:When would construction spending really be going on? Completion by May 2020?
Daedalus to check numbers from original study –consider parking and access road.
New Business
2.1 Tennis Courts:No need to replace existing tennis courts; area may be used for other program functions
2.2 Sustainability –LEED N –O net is target
2.3 Pool Codes:MA Department of Public Health has published revised regulations. These will be taken
into consideration during the design; regulations for basic planning and cost will be incorporated.
2.4 Pool Size:The existing pool has a large surface area with a lot of inefficient or under-utilized surface area. Surface area affects bather load, number of sanitary fixtures, numbers of staff, maintenance operations,all depending on size of pool.
2.5 Review meeting minutes –comments to be submitted by next Monday.
Forest River Pool
Meeting No 02
May 2, 2018
Page 3
P:\3374 Forest River Pool, Bathhouse & Associated Facilities\doc\meeting\Meeting minutes\Forest River Pool Mtg 02-050218 Notes.docx
2.6 Three Concepts/Options Presented:
2.6A Option 1 -Parking lot site by ball field:25 yard lap pool and kids’ pool; 250 to 275 bathers.
Impact: relocate batting cages. Losing about 70 parking spaces; Most recent parking plan
has about 270 spaces, but current reference drawing shows 191 spaces.
Comments: Josh -most people likely expecting a 50 yard lap pool. Kids pool -could be a
splash pad like Frog Pond -with skating in the winter.
Josh -really thinking about 3 pool elements, not 2; can extend the season if splash pad
were provided. If Pioneer Village were moved, YMCA could set up their tents at that
location -this could be very positive.
Pros: overall accessibility, don’t need to bring traffic through park, this end of the park is for
active uses.
Cons:60 -70 parking spaces removed; if Pioneer Village is not moved, incongruous uses
nearby; and not enough space for larger pool or adding a splash pad. Also: Safety if splash
pad were not separately fenced. There is also no lawn space within the safety enclosure.
2.6B Option 2 -Park site by parking area –4000 sf bathhouse, could put splash pad separately nearby. More space to lay out facilities. Location opposite ball field; further from residential neighbors. Park
users like trees; problems with nearby trees –shade in the afternoon, leaves in the fall.
Trish –park is different from other Salem parks with a more natural setting and many trees. Statutory
law requires 6 ft. chain link fence. Some nearby green space could be included in the fenced area.
For stakeholders meeting –extent of surrounding fence should be indicated. Outdoor rinse station and outdoor showers needed to re-enter the pool from the grassed area. But capacity of pool for lifeguards is based on number of people inside the entire fenced-in area. Fixture count based on
surface area of the pool, not including adjacent deck or sunbathers.
Is there a marketing opportunity for a 50 yard pool, instead of a 25 yard pool?
Josh –Maybe better to stay with 25 yards, unlike Needham or Belmont.
Larry –This is likely to be more a recreational pool, not an exercise pool.
Tom S. –Better to divide pool lengthwise with both lap area and recreation area.
APPENDIX: BH+A MEETING NOTES
114
Forest River Pool
Meeting No 02
May 2, 2018
Page 4
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2.6B Option 3 -Existing pool site –4 to 5 feet above existing kiddie pool. Tennis courts not needed,
could be used for YMCA activities. Add some parking spaces for staff, school group vans; re-purpose
the existing bathhouse, to get a community room that could be rented out. Concession could be
outside the pool area. Could be a mobile concession and food truck situation.
Jenna –can there be a drop-off partway down the access road? Pros with this scheme –all work is in one area; removal of existing pool could otherwise be delayed;during this winter’s storms, the current filtration equipment was all underwater.
2.7 For stakeholder meeting –show filtration equipment area; do not show a slide; do not show lap
lanes? How many bathers? How many people can be inside the fence line? Separating out area for
special features. Josh –working within the existing pool footprint is probably the best option. Trish –pool option opposite the ballfield has many advantages, separating natural and active recreational parts of the park. Show restoration at the existing pool site. Least likely –parking lot site; still
possible through.
2.8 May –stakeholder meeting; June –Park and Recreation meeting.Preferred date –last week in May,
after Memorial Day.Meeting will be scheduled for May 30th.
2.9 What are cost differentials between 25 yard and 50 yard pools?
2.10 Terry will be at the next meeting, to confirm programming for the bathhouse. All options include
accessibility, accessible and staff parking, removal of (part of) existing pools and restoration of the shoreline. Existing bathhouse could be for public toilets, concession areas; reuse could be done later. Are there fund-raising and sponsorship opportunities? Science education facility?
These notes are recorded as understood by the writer, who should be notified of any omissions or
corrections. Unless notified to the, they will become the record of the meeting
C:\Users\tbeddall\Desktop\Forest River Pool Mtg 03-051618 Notes.docx
BARGMANN HENDRIE +ARCHETYPE, INC.
Architecture | Planning |Interior Design
9 Channel Center Street 617 350 0450
Suite 300 bha@bhplus.com
Boston, MA 02210 www.bhplus.com
meeting notes
date:May 16, 2018
project name and number:Forest River Pool
BH+A Project No. 3374
subject:Meeting No. 03
present:Jenna Ide City of Salem
jide@salem.com
Tom Scarlata BH+A, Inc.tscarlata@bhplus.comTom Beddall BH+A, Inc.tbeddall@bhplus.comClara Castro BH+ A Inc.
ccastro@bhplus.com
Patti Kelleher City of Salem –Plng. Dept. Historic
pkelleher@salem.comRay Jodoin City of Salemrjodoin@salem.com
by:Tom Beddall and Tom Scarlata
distribution:all attendees
Stephen Garvin Samiotes Consultants
sgarvin@samiotes.com
Doug Kelleher Epsilon Associates
dkelleher@epsilonassociates.comKyle Zick KZLAkzick@kylezick.comGreg Nowak Structures Northgmnowak@structures-North.com
Nick Downing City of Salem –Traffic & Parking
ndowning@salem.comMatt Smith City of Salem –Traffic & Parkingmsmith@salem.comGerry Giunta City of Salem –Fire Department
jggiunta@salem.com
Ashley Green City of Salem –Plng. Dept. Conservation
agreen@salem.com
Patricia O’Brien City of Salem –Park & Recreationpobrien@salem.com
APPENDIX: BH+A MEETING NOTES
115BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Pool
Meeting No 03
May 16, 2018
Page 2
C:\Users\tbeddall\Desktop\Forest River Pool Mtg 03-051618 Notes.docx
Larry Ramdin City of Salem –Health Agent
lramdin@salem.com
Josh Turiel Ward 5 City Council
jturiel@salem.comCharity Lezama North Shore YMCAlezamac@northshoreymca.org
David Knowlton City of Salem
dknowlton@salem.com
Mark Losolfo City of Salemmlosolfo@salem.comMichael Lutrzykowski City of Salemmlutrzykowski@salem.comDominickPangalloCity of Salem
dpangallo@salem.com
Robert Preczewski City of Salemrpreczewski@salem.com
Project file
Old Business
1.10 Meetings:Participation in bi-weekly meetings –most here will be at some meetings but not at others.Wednesday afternoons will work for typical meetings –at 1:30 PM Wednesdays. Goal is to get the initial report done by June; public meeting in the spring –May.
1.11 Timeframe –assume one year for construction. Pool needs to open in May/June, to run through the season. City budget –need numbers by fourth Tuesday in May –Park grant is due in July. Could be just for design funds.
1.12.Budget:When would construction spending really be going on? Completion by May 2020?
Daedalus to check numbers from original study –consider parking and access road.
2.1 Tennis Courts:No need to replace existing tennis courts; area may be used for other program functions
2.2 Sustainability –LEED N –O net is target
2.3 Pool Codes:MA Department of Public Health has published revised regulations. These will be taken
into consideration during the design; regulations for basic planning and cost will be incorporated.
2.4 Pool Size:The existing pool has a large surface area with a lot of inefficient or under-utilized surface
area. Surface area affects bather load, number of sanitary fixtures, numbers of staff, maintenance operations,all depending on size of pool.
Forest River Pool
Meeting No 03
May 16, 2018
Page 3
C:\Users\tbeddall\Desktop\Forest River Pool Mtg 03-051618 Notes.docx
2.6 Three Concepts/Options Presented:
2.6A Option 1 -Parking lot site by ball field:25 yard lap pool and kids’ pool; 250 to 275 bathers.
Impact: relocate batting cages. Losing about 70 parking spaces; Most recent parking plan has about
270 spaces, but current reference drawing shows 191 spaces.
Comments: Josh -most people likely expecting a 50 yard lap pool. Kids pool -could be a splash pad
like Frog Pond -with skating in the winter.
Josh -really thinking about 3 pool elements, not 2; can extend the season if splash pad were
provided. If Pioneer Village were moved, YMCA could set up their tents at that location -this could
be very positive.
Pros: overall accessibility, don’t need to bring traffic through park, this end of the park is for active
uses.
Cons:60 -70 parking spaces removed; if Pioneer Village is not moved, incongruous uses nearby;
and not enough space for larger pool or adding a splash pad. Also: Safety if splash pad were not
separately fenced. There is also no lawn space within the safety enclosure.
2.6B Option 2 -Park site by parking area –4,000 sf bathhouse, could put splash pad separately nearby. More space to lay out facilities. Location opposite ball field; further from residential neighbors. Park
users like trees; problems with nearby trees –shade in the afternoon, leaves in the fall.
Trish –park is different from other Salem parks with a more natural setting and many trees. Statutory
law requires 6 ft. chain link fence. Some nearby green space could be included in the fenced area.
For stakeholders meeting –extent of surrounding fence should be indicated. Outdoor rinse station
and outdoor showers needed to re-enter the pool from the grassed area. But capacity of pool for lifeguards is based on number of people inside the entire fenced-in area. Fixture count based on surface area of the pool, not including adjacent deck or sunbathers.
Is there a marketing opportunity for a 50 yard pool, instead of a 25 yard pool?
Josh –Maybe better to stay with 25 yards, unlike Needham or Belmont.
Larry –This is likely to be more a recreational pool, not an exercise pool.
Tom S. –Better to divide pool lengthwise with both lap area and recreation area.
2.6B Option 3 -Existing pool site –4 to 5 feet above existing kiddie pool. Tennis courts not needed,
could be used for YMCA activities. Add some parking spaces for staff, school group vans; re-purpose
APPENDIX: BH+A MEETING NOTES
116
Forest River Pool
Meeting No 03
May 16, 2018
Page 4
C:\Users\tbeddall\Desktop\Forest River Pool Mtg 03-051618 Notes.docx
the existing bathhouse, to get a community room that could be rented out. Concession could be
outside the pool area. Could be a mobile concession and food truck situation.
Jenna –can there be a drop-off partway down the access road? Pros with this scheme –all work is in
one area; removal of existing pool could otherwise be delayed;during this winter’s storms, the current filtration equipment was all underwater.
2.7 For stakeholder meeting –show filtration equipment area; do not show a slide; do not show lap lanes? How many bathers? How many people can be inside the fence line? Separating out area for
special features. Josh –working within the existing pool footprint is probably the best option. Trish –
pool option opposite the ballfield has many advantages, separating natural and active recreational
parts of the park. Show restoration at the existing pool site. Least likely –parking lot site; still possible through.
2.8 May –stakeholder meeting; June –Park and Recreation meeting.Preferred date –last week in May, after Memorial Day.Meeting will be scheduled for May 30th.
2.9 What are cost differentials between 25 yard and 50 yard pools?
2.10 All options will include accessibility, accessible and staff parking, removal of (part of) existing pools
and restoration of the shoreline. Existing bathhouse could be used for public toilets, concession area;
reuse could be done later but this is not preferable. Are there fund-raising and sponsorship
opportunities? Could existing bathhouse be used as a science education facility?
New Business
3.01 Stakeholder Meeting:City will take lead on introduction, BH+A will present background and talk about options/concepts and constraints for three alternative sites. The goal is work to agree on a solution, to reach team consensus going forward. Also, stakeholders could help the City through the
fund-raising process, looking for some private donations as well as state grants.
3.02 Current program: YMCA manages pool activities, City staff maintain the physical plant.Maintenance
for the new pool facility needs to be defined.
3.03 Goal for the new facility is to accommodate camp swim and some public swim at the same time. Park & Rec. runs some summer camp programs, separate from the YMCA camp program.Additional
activities could include a community room, crafts, birthday parties; need YMCA’s input on program.
3.03 Food vendors could bring in food trucks, or come into a warming kitchen, or prepare food like at McGrath, where they have their own cooking equipment and a hood. The gold course has a private vendor who leases food preparation space on a seasonal basis.
Forest River Pool
Meeting No 03
May 16, 2018
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3.04 Can the splash pad also be used for ice skating, to extend use of the bathhouse building and pool?
To have skating work at the splash pad, refrigeration piping would need to be built in, and a portable
chiller and refrigeration equipment brought in. Zamboni will be needed to maintain the ice, with a
temporary building for shelter, like at the Frog Pond in Boston. Other outdoor rinks like at Prospect park in Brooklyn are associated with an indoor skating area.
3.05 Precedents from other pool facilities were reviewed, to give an idea of larger or smaller pools -
Rosemary Pool in Needham –a 25 yard pool with 2 lanes of 50 meter length for lap swimming; separate spray deck outside the pool enclosure. Different age groups accommodated in one body of water, and 2 pools so that some water is available if one of the pools is down due to some incident.
Underwood Pool in Belmont –split into two pools: a family pool and a lap pool. Pools were
programmed to accommodate both adults and kids, and maximize swim lessons. Two bathhouses
provided –one with separate individual changing stalls, and one with family changing rooms allowed by plumbing code variance. The third building on the site is the filter building.
3.06 Three options to be discussed at stakeholder meeting –
Ball Field Option:2 sub-options with a combination lap and recreational pool, and a separate spray deck to be accessible when the rest of the pool area is closed.These options will have the greatest impact on the Pioneer Village site.
Parkland Option:A 50 yard pool is too large, since most people are not lap swimming. With this
options as well as the Ball Field Option, getting rid of the existing restrooms and providing restrooms
as part of a new bathhouse building is a potential.
Existing Location Option: BH+A to show how the existing bathhouse can be re-planned and re-used. Several options can be discussed at this site –a combination recreation and lap pool, or two
separate pools; the old bathhouse building could be renovated for other uses and a new bathhouse
built for the new pool. If parking is for staff and maintenance, no more than 20 parking spaces are needed.
3.07 Pros and cons to be identified for each site. If the Ball Field or Parkland Option is chosen, the
existing pool needs to be removed in any case;what is to be done with the existing bathhouse?
3.08 Could the summer camp tent by the tennis courts be a more permanent wood structure? Like at Winter Island? What would this area look like?
3.09 How does the proposed pool facility compare to pools in neighboring communities? The Wenham
pool is much smaller. The State has been putting in splash pads instead of pools. The splash pad at
Mary Jane Park is automatic, using about 98 gallons per hour, running 7 to 8 hours per day.
3.10 There will need to be a new filtration building with any of the three options. Where does the water go that is drained or backwashed from the pool?
APPENDIX: BH+A MEETING NOTES
117BARGMANN HENDRIE + ARCHETYPE, INC.
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Meeting No 03
May 16, 2018
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3.11 The character of the pool and buildings associated with it could be different if the pool is more
exposed alongside the parking area, where it could be loud and colorful, versus if the pool is further
into the park, with a quieter design more in tune with the natural setting. What happens during most
of the year when the pool is closed?
3.12 Relative expense for the different options –order of magnitude costs –once we are more comfortable
with the program and the site, a more detailed cost estimate will be possible.
3.13 Additional scopes –Land and conservation grant may be possible, for moving the existing facility out of the storm zone. The Historic Commission has asked for an evaluation of the existing building; can solar panels be added to the roof?
These notes are recorded as understood by the writer, who should be notified of any omissions or
corrections. Unless notified to the, they will become the record of the meeting
APPENDIX: BH+A MEETING NOTES
C:\Users\tbeddall\Desktop\Forest River Pool Stakeholder Mtg-053018 Notes.docx
BARGMANN HENDRIE +ARCHETYPE, INC.
Architecture | Planning |Interior Design
9 Channel Center Street 617 350 0450
Suite 300 bha@bhplus.com
Boston, MA 02210 www.bhplus.com
meeting notes
date:May 30, 2018
project name and number:Forest River Pool
BH+A Project No. 3374
subject:Stakeholder Meeting
present:Jenna Ide City of Salem
jide@salem.comTom Scarlata BH+A, Inc.tscarlata@bhplus.comTom Beddall BH+A, Inc.tbeddall@bhplus.com
Clara Castro BH+ A Inc.
ccastro@bhplus.comCatherine Marcoux YMCA –Aquatics Directormarcouxc@northshoreymca.orgAviva Must Abutter & Public Health aviva.must@tufts.edu
Emily & Scott Froeschl Abutters/neighbors and parents
emilyhussa@yahoo.com
Steve Dibble Ward 7 City Councilsdibble@salem.comBarbara Warren Salem Sound Coastwatch
barbara.warren@salemsound.org
Lisa Rosenthal Sustainability, Energy and Resiliency Com.
lrosenthal@salem.com
Andy Knapp Neighboraknapp.mobile@gmail.com
by:Tom Beddall and Tom Scarlata
distribution:all attendees
Stephen Garvin Samiotes Consultantssgarvin@samiotes.com
Doug Kelleher Epsilon Associates
dkelleher@epsilonassociates.comKyle Zick KZLAkzick@kylezick.comGreg Nowak Structures North
gmnowak@structures-North.com
118
APPENDIX: BH+A MEETING NOTES
Forest River Pool
Stakleholder Meeting
May 30, 2018
Page 2
C:\Users\tbeddall\Desktop\Forest River Pool Stakeholder Mtg-053018 Notes.docx
Patricia O’Brien City of Salem –Park & Recreation
pobrien@salem.com
Larry Ramdin City of Salem –Health Agentlramdin@salem.comNick Downing City of Salem –Traffic & Parking
ndowning@salem.com
Matt Smith City of Salem –Traffic & Parking
msmith@salem.comGerry Giunta City of Salem –Fire Departmentjggiunta@salem.comAshley Green City of Salem –Plng. Dept. Conservationagreen@salem.com
Patti Kelleher City of Salem –Plng. Dept. Historic
pkelleher@salem.comRay Jodoin City of Salemrjodoin@salem.com
Josh Turiel Ward 5 City Council
jturiel@salem.comrjodoin@salem.com
Charity Lezama North Shore YMCA
lezamac@northshoreymca.org
David Knowlton City of Salemdknowlton@salem.comMark Losolfo City of Salem
mlosolfo@salem.com
Michael Lutrzykowski City of Salemmlutrzykowski@salem.comDominickPangalloCity of Salemdpangallo@salem.comRobert Preczewski City of Salem
rpreczewski@salem.com
Project file
Introduction / Overview
1.1 Stakeholder Meetings:The goal today is to develop a better idea of one or two preferred options, to
move forward with initial pool and bathhouse design to replace the existing pool facility.
1.2 Stakeholder Group Role: There are about 25 to 30 people currently on the stakeholder list. These meetings are intended to help bring consensus and arrive at shared goals. Consensus may not be one individual’s favorite solution, but a solution that everyone can live with. The preferred option will be a
concept, for initial design,based on constraints, challenges, opportunities at each proposed location.
1.3 Budget: Final cost may be in the range of $5 million to $7 million, but has not been estimated yet.
1.4 Design Process:Intended to be an Integrated Design Process, not a Conventional Design Process.
Forest River Pool
Stakleholder Meeting
May 30, 2018
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New Business
2.1 Existing Pools:The existing rectangular lap pool and shallow kids pool were not built to specific dimensions, just what would fit on the site of the former salt water cove. The Forest River pool facility recently accommodated 300 bathers at one time. About 2,500 passes have been sold in a typical
season in recent years. The goal for the new facility should be for multi-generational pool usage.
2.2 Existing Bathhouse: The existing bathhouse was designed in the 1920’s, when the area planned for
bathhouse facilities was much larger than would be designed today. There are many possibilities for the re-use of the existing bathhouse, depending on where the new pool facility is located.
2.3 2018 Storm Surge:Storm surge tides in January and March 2018 flooded the existing lap pool and kids pool, and submerged the filtration and pumping equipment in salt water. The concrete pool walls are leaking and the water level rises and falls with the ocean tides. The existing pool facility was still
open last summer, but will stay closed this year.
2.4 Pool Size:A lap pool 25 yards long is now the standard competition length, and the new pool should
be built to standard swim team length. For Red Cross training, an 8 foot depth is needed. Diving boards have recently become more popular features in recreational pools, but require a 13 foot depth. Additional water features can be provided; a water slide will require an attendant.
2.5 Bathhouse Size:Two bathhouse buildings from the Belmont pool facility were shown –one with
individual lockers, toilets and showers, one with family changing rooms, now approved by the state
plumbing board. Some toilets could be opened to park users at other times, or for community activities.
2.6 Summary of Initial Comments:Future pool facility in the park could include: Pool for fun, lessons, swim meets, diving, and water features; Bathhouse; Community space: Concessions; Splash Pad; Other Uses such as places for picnics, relaxation, shaded structures; Ice possibly included for winter.
Walking and access to the pool facility is an important consideration. Separation of ages / users is desirable. Good to have a separate kids pool areas with all shallow water.
Number of pool users and pool passes should be confirmed. Potential for regional swim meets? Need
to make a comparison with length of nearby pools for regional swim competitions.
-Chain link fence is too close to current pool –no place for chairs.
-Potential to add shade structures near the pool in the future should be included.
-Stroller / bike storage is needed –strollers not allowed inside pool enclosure.
-There is funding to make the current restrooms by the parking area accessible.
-Restrooms could be combined with new bathhouse if the pool is located nearby.
-Current parking lot to be paved by the end of the summer –270 spaces.
119BARGMANN HENDRIE + ARCHETYPE, INC.
APPENDIX: BH+A MEETING NOTES
Forest River Pool
Stakleholder Meeting
May 30, 2018
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2.7 Three Concepts/Options Presented:
2.7A Options 1A and 1B -Parking lot site by ball field:Combined 25 yard lap pool and kids pool, with splash pad separately nearby; 235 bathers.
This site will only allow for a very small pool, with a splash pad outside the pool enclosure fence. Option
1A has a 2,000 sf bathhouse: Option 1B has a 4,000 sf bathhouse with a community room. These
options keep all active uses in one area in the park, and will have plenty of sun without taking out any
trees.
Pros:Overall accessibility, security and visibility are good, all recreational uses in the park are together,
may be better for construction phasing given the long permitting time needed for removal of the existing
pool and shoreline restoration, short utility line runs needed.
Cons:Small pool possible at this site,not big enough for swim meets, 60 -70 parking spaces removed,
construction would require redoing a park area just redone, might be too near sea level / storm surge,
location would negatively impact the Pioneer Village site,and the project will still need to remove the
existing pool and renovate or remove the existing bathhouse.
2.7B Option 2 -Park site by parking area –25 yard lap and recreational pool, separate kids’pool, with
splash pad separately nearby; 400 bathers.4,000 sf bathhouse. More space to lay out facilities.
Location opposite ball field; some parking space removed for drop-off area. This site will require
removal of many trees, and construction will require removal of ledge.
Pros: Access to this site keeps cars out of the park, convenient location next to parking area, good
visibility, more space for large pool and seating areas, shorter utility line runs needed.
Cons:Pool facility at this location would change the whole look of the park, trees will be removed for
construction and the pool area will be shaded unless additional trees are removed (although new trees
can be planted where the existing pool is removed), construction will require excavation of ledge,
location would detract from Pioneer Village, and the project will still need to remove the existing pool
and renovate or remove the existing bathhouse.
Forest River Pool
Stakleholder Meeting
May 30, 2018
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2.7C Option 3 -Existing pool site –25 yard lap and recreational pool, separate kids pool, with splash pad
separately nearby; 400 bathers. Existing 4,000 sf bathhouse can be renovated to include a community room and patio facing the harbor;new pools will be located at least 4 to 5 feet above existing kids pool. Plan illustrates maximum area for parking, but fewer parking spaces should be provided.
Pros: A new pool facility on this site would do less damage to the main part of the park, south-facing
views to the shoreline and harbor, re-use of the existing bathhouse would be easiest for permitting and
less costly than demolishing and building a new bathhouse, proven popularity of this location despite
the need to walk from parking area, re-use of historic pool location and bathhouse, and more
possibilities for nearby programs such as a patio south of the bathhouse and new uses –a tent or
shade structure, or a basketball court –at the site of the current tennis courts.
Cons:Remote location within the park, safety and vandalism concerns, need for access by service
vehicles and management of access for handicapped, staff and maintenance vehicles,need to get the
new pool facility above storm surge level, longer utility runs.
2.8 Comparative costs:Costs for all three options will probably be about the same; Options 1 and 2 need
to include removal of the existing lap and kids pools, and renovation or removal of existing bathhouse,
and shoreline / cove restoration at the south end of the existing pool.
2.8 Consensus Summary:
•Options 1A and 1B -Not worthy to be explored further.
•Option 2 –More study and images requested; hard to visualize from plan drawings
•Option 3 –Most “pros” for this option; continue to study this site.
These notes are recorded as understood by the writer, who should be notified of any omissions or corrections.
Unless notified to the, they will become the record of the meeting
120
APPENDIX: BH+A MEETING NOTES
Forest River Pool
Meeting No 05
June 13, 2018
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Larry Ramdin City of Salem –Health Agentlramdin@salem.comJosh Turiel Ward 5 City Counciljturiel@salem.com
Charity Lezama North Shore YMCA
lezamac@northshoreymca.org
David Knowlton City of Salem
dknowlton@salem.comMark Losolfo City of Salemmlosolfo@salem.com
Michael Lutrzykowski City of Salem
mlutrzykowski@salem.com
Dominick Pangallo City of Salemdpangallo@salem.comRobert Preczewski City of Salemrpreczewski@salem.com
Project file
Old Business
1.10 Meetings:Participation in bi-weekly meetings –most here will be at some meetings but not at others.
Wednesday afternoons will work for typical meetings –at 1:30 PM Wednesdays. Goal is to get the
initial report done by June; public meeting in the spring –May.
1.11 Timeframe –assume one year for construction. Pool needs to open in May/June, to run through the season. City budget –need numbers by fourth Tuesday in May –Park grant is due in July. Could be just for design funds.
1.12.Budget:When would construction spending really be going on? Completion by May 2020?May 2021?Daedalus to check numbers from original study –consider parking and access road.
2.1 Tennis Courts:No need to replace existing tennis courts; area may be used for other program
functions.
2.2 Sustainability –LEED N –O net-zero is the target.
2.3 Pool Codes:MA Department of Public Health has published revised regulations. These will be taken into consideration during the design; regulations for basic planning and cost will be incorporated.
2.4 Pool Size:The existing pool has a large surface area with a lot of inefficient or under-utilized waterarea. Surface area affects bather load, number of sanitary fixtures, numbers of staff, maintenance operations,all depending on size of pool.
C:\Users\tbeddall\Desktop\Forest River Pool Mtg 05-061318 Notes.docx
BARGMANN HENDRIE +ARCHETYPE, INC.
Architecture | Planning |Interior Design
9 Channel Center Street 617 350 0450
Suite 300 bha@bhplus.com
Boston, MA 02210 www.bhplus.com
meeting notes
date:June 13, 2018
project name and number:Forest River Pool
BH+A Project No. 3374
subject:Meeting No. 05
present:Jenna Ide City of Salem
jide@salem.com
Tom Scarlata BH+A, Inc.
tscarlata@bhplus.com
Tom Beddall BH+A, Inc.tbeddall@bhplus.comClara Castro BH+ A Inc.
ccastro@bhplus.com
by:Tom Beddall and Tom Scarlata
distribution:all attendees
Stephen Garvin Samiotes Consultants
sgarvin@samiotes.comDoug Kelleher Epsilon Associatesdkelleher@epsilonassociates.com
Kyle Zick KZLA
kzick@kylezick.com
Greg Nowak Structures North
gmnowak@structures-North.com
Patricia Kelleher City of Salem –Plng. Dept. Historicpkelleher@salem.comRay Jodoin City of Salem
rjodoin@salem.com
Nicholas Downing City of Salem –Traffic & Parkingndowning@salem.comMatt Smith City of Salem –Traffic & Parkingmsmith@salem.comGerry Giunta City of Salem –Fire Department
jggiunta@salem.com
Ashley Green City of Salem –Plng. Dept. Conservation
agreen@salem.comPatricia O’Brien City of Salem –Park & Recreationpobrien@salem.com
121BARGMANN HENDRIE + ARCHETYPE, INC.
APPENDIX: BH+A MEETING NOTES
Forest River Pool
Meeting No 05
June 13, 2018
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2.6 Three Concepts/Options Presented:
2.6A Option 1 -Parking lot site by ball field:25 yard lap pool and kids’ pool; 250 to 275 bathers.
Pros: overall accessibility, don’t need to bring traffic through park, this end of the park is for active uses.
Cons:60 -70 parking spaces removed; if Pioneer Village is not moved, incongruous uses nearby; and
not enough space for larger pool or adding a splash pad. Also: Safety concerns if splash pad is not
separately fenced. There is also no lawn space within the safety enclosure.
2.6B Option 2 -Park site by parking area –4,000 sf bathhouse, could put splash pad separately nearby. More space to lay out facilities. Location opposite ball field; further from residential neighbors. Park
users like trees; problems with nearby trees –shade in the afternoon, leaves in the fall.
Pros: Overall accessibility, don’t need to bring traffic through park, this end of the park is for active
uses.Larger site area allows for both a recreational and a kids’pool as well as a splash pad.
Cons:Construction will likely involve excavation into ledge. A significant number of existing park trees
must be removed to allow for the pool facility. Most of the north part of the park becomes dedicated to
active recreational uses and associated parking.
2.6B Option 3 -Existing pool site –4 to 5 feet above existing kiddie pool. Tennis courts not needed, could
be used for YMCA activities. Add some parking spaces for staff, school group vans; re-purpose the
existing bathhouse, to get a community room that could be rented out. Concession could be outside
the pool area. Could be a mobile concession and food truck situation.
Pros: All work is in one area; construction will include removal of the existing pool and filtration equipment which could otherwise be delayed;existing bathhouse needs to be re-purposed or removed if the new pool facility is going to be in another part of the park.
Cons: Access from the newly rebuilt parking area by the ballfield is lengthy, and access by vehicles
for school groups, buses and vehicles for handicapped users must be monitored by park staff.
2.7 For stakeholder meeting –show filtration equipment area; do not show a slide; do not show lap lanes?
How many bathers? How many people can be inside the fence line? Separating out an area for special
features. Josh –working within the existing pool footprint is probably the best option. Trish –pool option opposite the ballfield has many advantages, separating natural and active recreational parts of the park. Show restoration at the existing pool site. Least likely –parking lot site; still possible through.
2.8 May –stakeholder meeting; Preferred date –last week in May, after Memorial Day.Meeting will be
scheduled for May 30th.Mid-June –Park and Recreation meeting.
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Meeting No 05
June 13, 2018
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2.9 What are cost differentials between 25 yard and 50 yard pools?
2.10 All options will include accessibility, accessible and staff parking, removal of (part of) existing pools and
restoration of the shoreline. Existing bathhouse could be used for public toilets, concession area; reuse could be done later but this is not preferable. Are there fund-raising and sponsorship opportunities? Could existing bathhouse be used as a science education facility?
3.02 Current program: YMCA manages pool activities, City staff maintain the physical plant.Maintenance
for the new pool facility needs to be defined.
3.03 Goal for the new facility is to accommodate camp swim and some public swim at the same time. Park & Rec. runs some summer camp programs, separate from the YMCA camp program. Additional activities could include a community room, crafts, birthday parties; need YMCA’s input on program.
3.03 Food vendors could bring in food trucks, or come into a warming kitchen, or prepare food like at
McGrath, where they have their own cooking equipment and a hood. The golf course has a private
vendor who leases food preparation space on a seasonal basis.
3.05 Precedents from other pool facilities were reviewed, to give an idea of larger or smaller pools -
Rosemary Pool in Needham –a 25 yard pool with 2 lanes of 50 meter length for lap swimming; separate spray deck outside the pool enclosure. Different age groups accommodated in one body of water, and 2 pools so that some water is available if one of the pools is down due to some incident.
Underwood Pool in Belmont –split into two pools: a family pool and a lap pool. Pools were
programmed to accommodate both adults and kids, and maximize swim lessons. Two bathhouses
were provided –one with separate individual changing stalls, and one with family changing rooms
allowed by plumbing code variance. The third building on the site is the filter equipment building.
3.08 Could the summer camp tent by the tennis courts be a more permanent wood structure? Like at Winter
Island? What would this area look like?
3.10 There will need to be a new filtration building with any of the three options. Where does the water go that is drained or backwashed from the pool?
3.13 Additional scopes –Land and conservation grant may be possible, for moving the existing facility out of the storm zone. The Historic Commission has asked for an evaluation of the existing building; but
the existing building can be altered to include solar panels on the roof.
122
APPENDIX: BH+A MEETING NOTES
C:\Users\tbeddall\Desktop\Forest River Pool Park and Rec Mtg-061918 Notes.docx
BARGMANN HENDRIE +ARCHETYPE, INC.
Architecture | Planning |Interior Design
9 Channel Center Street 617 350 0450
Suite 300 bha@bhplus.com
Boston, MA 02210 www.bhplus.com
meeting notes
date:June 19, 2018
project name and number:Forest River Pool
BH+A Project No. 3374
subject:Park and Recreation Commission Meeting
present:Jenna Ide City of Salem
jide@salem.com
Tom Scarlata BH+A, Inc.tscarlata@bhplus.comTom Beddall BH+A, Inc.tbeddall@bhplus.comClara Castro BH+ A Inc.
ccastro@bhplus.com
by:Tom Beddall and Tom Scarlata
distribution:all attendees
Stephen Garvin Samiotes Consultantssgarvin@samiotes.comDoug Kelleher Epsilon Associatesdkelleher@epsilonassociates.com
Kyle Zick KZLA
kzick@kylezick.com
Greg Nowak Structures Northgmnowak@structures-North.comPatricia Kelleher City of Salem –Plng. Dept. Historicpkelleher@salem.comRay Jodoin City of Salem
rjodoin@salem.com
Nicholas Downing City of Salem –Traffic & Parkingndowning@salem.comMatt Smith City of Salem –Traffic & Parkingmsmith@salem.com
Gerry Giunta City of Salem –Fire Department
jggiunta@salem.com
Ashley Green City of Salem –Plng. Dept. Conservation
agreen@salem.comPatricia O’Brien City of Salem –Park & Recreationpobrien@salem.com
Forest River Pool
Meeting No 05
June 13, 2018
Page 5
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New Business
5.01 Three options were discussed at the stakeholder meeting on May 30th –
Ball Field Option:2 sub-options with a combination lap and recreational pool, and a separate spray
deck to be accessible when the rest of the pool area is closed.This option would have the greatest
impact on the Pioneer Village site, and was seen as the least preferable.
Parkland Option:A 50 yard pool is too large, since most people are not lap swimming. With this options as well as the Ball Field Option, getting rid of the existing restrooms and providing restrooms as part of a new bathhouse building is a possibility. This option was also seen as less preferable.
Existing Location Option: BH+A showed how the existing bathhouse can be re-planned and re-used.
Several alternatives were discussed at this site –a combination recreation and lap pool, or two separate pools; the old bathhouse building could be renovated for other uses and a new bathhouse built for the new pool. This siting option was clearly seen as the most favorable.
5.02 BH+A will start drafting the final Conceptual Design Report –including the pool facility options, permits
required, sustainability considerations, historic survey, schedule, cost estimates, operations and maintenance costs, and access control.
5.03 For next week’s meeting with the Park and Recreation Commission, BH+A to summarize what has
been discussed, and explain why three areas in the park were studied. The only “con”to the existing
pool site is access. Regardless of which option is chosen, we still must deal with the existing pool and
bathhouse building. The intent is to get feedback on the design and layout of recreational resources.
5.04 The Park and Recreation meeting will be at the 5 Broad Street community center. A draft of the
PowerPoint presentation will be sent prior to the meeting for review.
5.05 BH+A to check with Woodard & Curran regarding what it would take to extend their parking lot survey information, instead of having a new survey prepared by Samiotes.
5.06 For the existing pool site, the plan is to lock up strollers and bicycles outside the building.
5.07 BH+A is to propose a fee for Schematic Design, and estimate fees for later phases.
5.08 The next task is to start the permitting process, which could really slow down the project.
5.09 Bathhouse roof solar panels could be bid as a separate item. The added roof load will be about 20 psf.
5.10 BH+A is to identify sustainable components for LEED credits.
These notes are recorded as understood by the writer, who should be notified of any omissions or corrections.
Unless notified to the, they will become the record of the meeting
123BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Pool
Park and Recreation Commission Meeting
June 19, 2018
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Larry Ramdin City of Salem –Health Agent
lramdin@salem.com
Josh Turiel Ward 5 City Counciljturiel@salem.comCharity Lezama North Shore YMCA
lezamac@northshoreymca.org
David Knowlton City of Salem
dknowlton@salem.com
Mark Losolfo City of Salemmlosolfo@salem.comMichael Lutrzykowski City of Salemmlutrzykowski@salem.com
Dominick Pangallo City of Salem
dpangallo@salem.comRobert Preczewski City of Salemrpreczewski@salem.com
Project file
New Business
6.01 Three options were presented,as discussed at the stakeholder meeting on May 30th –
Ball Field Option:2 sub-options with a combination lap and recreational pool, and a separate spray
deck to be accessible when the rest of the pool area is closed.This option would have the greatest impact on the Pioneer Village site, and was seen as the least preferable.
Parkland Option:A 50 yard pool is too large, since most people are not lap swimming. The parkland
site has more space and would allow for a combination lap and recreational pool, as well as a separate
kids’pool. With this option as well as the Ball Field Option, getting rid of the existing restrooms and
providing restrooms as part of a new bathhouse building is a possibility. This option was also seen as less preferable.
Existing Location Option: BH+A showed how the existing bathhouse can be re-planned and re-used.
Several alternatives were discussed at this site –a combination recreation and lap pool, or two separate
pools, one recreational and one fro kids;the old bathhouse building could be renovated for other uses and a new bathhouse built for the new pool. This siting option was clearly seen as the most favorable.
6.02 The commission asked if the bathhouse is a historic building. It is not designated as historic, but it is over 50 years old. Some money could be available to restore the bathhouse. Structurally, it is very
sound, and with about 4,000 sf can now accommodate both a new bathhouse and a community space.
The proposed program includes additional uses for the bathhouse building at other seasons.
Forest River Pool
Park and Recreation Commission Meeting
June 19, 2018
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6.03 It is understood that the cost of the new pool facility is proportional to the area of water provided.
Questions that affect the pool program –how many people are swimming laps? How many separate
bodies of water are wanted?
6.04 The new pool and bathhouse are likely to be completed by Summer 2021 or Summer 2022, not in thenext year or two.MEPA permitting will take time.
6.05 The depth of the recreational pool was discussed. For YMCA activities –5 feet may be sufficient. For
Red Cross safety training –8 feet is needed. The new recreational pool will not include diving, which would require a deeper pool area, and will not include slides –but this will limit the popularity of the pool. If there were a slide, permission to use it could be an incentive to take swimming lessons.
6.06 Jenna Ide described the pool and bathhouse project as trying to make the experience about more than
swimming, and to expand uses to other seasons, given the investment that is already being made.
With the adjacent shoreline, there is an opportunity for environmental education.
6.07 In the layout of the renovated bathhouse, food could be introduced outside the fenced pool enclosure.
6.08 In other facility options that have been reviewed, if the existing bathhouse is not re-used, the empty
building could be vandalized or demolished, and would need to be replaced by a new bathhouse.
6.09 The range of hard costs for this project are from $5 million to $6 million, plus shoreline/coastal rebuilding, plus the planned green area where the tennis courts are located. The tennis court area could be in a later phase, but work there is only a small percentage of the pool and bathhouse project.
6.10 Commission comments -there is just a ten week swimming season, based on the local climate and lifeguard availability.Regarding operating costs, costs could be substantial with two separate pools.
These notes are recorded as understood by the writer, who should be notified of any omissions or corrections.
Unless notified to the, they will become the record of the meeting
APPENDIX: BH+A MEETING NOTES
124
APPENDIX: BH+A MEETING NOTES / HISTORIC REPORT
Forest River Pool
Meeting No. 07
August 22, 2018
Page 2
C:\Users\tbeddall\Desktop\Forest River Pool Mtg 07-082218 Notes.docx
Gerry Giunta City of Salem –Fire Department
jggiunta@salem.com
Ashley Green City of Salem –Plng. Dept. Conservationagreen@salem.comPatricia O’Brien City of Salem –Park & Recreation
pobrien@salem.com
David Knowlton City of Salem
dknowlton@salem.comMark Losolfo City of Salemmlosolfo@salem.comMichael Lutrzykowski City of Salemmlutrzykowski@salem.com
Dominick Pangallo City of Salem
dpangallo@salem.comJoseph Candelaria City of Salemjcandelaria@salem.com
Tom Devine City of Salem
tdevine@salem.com
Sean Macrea City of Salem
<smacrea@salem.com>
Lisa Kay lisakay1021@gmail.com
Project file
New Business
7.01 A draft of the Conceptual Design Report was reviewed. Points to emphasize in the project description
include –
Accessibility:The new pool facility will eliminate the existing steps and lengthy ramp between the bathhouse and the pool Accessible parking spaces will be provided adjacent to the bathhouse.
Resiliency:The new pool will be raised 5 feet to be out of the storm tide flood zone. To prepare for
sea level rise, the new pool will be sufficiently higher for several decades, but at some point in the future
this may not be enough, if sea levels were to rise by several feet. Materials to be used in the new pool and the bathhouse renovations will be selected to withstand coastal storms. To qualify for park grant programs, electrical wires will need to be buried.
Additional Investigations needed for the next phase:Surveys of the existing pool and bathhouse
area and the access road from the main parking area have been authorized. Soil testing to verify if fill
around the existing pool contains hazardous materials could also be included in the next design phase.
7.02 Operations and Maintenance of the new pool facility needs to be addressed. Are there opportunities
for partnering as part of O & M funding? Sources of revenue could include bathing facility fees –
C:\Users\tbeddall\Desktop\Forest River Pool Mtg 07-082218 Notes.docx
BARGMANN HENDRIE +ARCHETYPE, INC.
Architecture | Planning |Interior Design
9 Channel Center Street 617 350 0450
Suite 300 bha@bhplus.com
Boston, MA 02210 www.bhplus.com
meeting notes
date:August 22, 2018
project name and number:Forest River Pool
BH+A Project No. 3374
subject:Meeting No. 07
present:Jenna Ide City of Salem
jide@salem.com
Tom Beddall BH+A, Inc.tbeddall@bhplus.comClara Castro BH+ A Inc.ccastro@bhplus.comPatricia Kelleher City of Salem –Plng. Dept. Historic
pkelleher@salem.com
Deborah Duhamel City of Salem
dduhamel@salem.comCharity Lezama North Shore YMCAlezamac@northshoreymca.org
Josh Turiel Ward 5 City Council
jturiel@salem.com
Nicholas Downing City of Salem –Traffic & Parking
ndowning@salem.comElizabeth Gagakis City of Salem –Acting Health Agentegagakis@salem.com
by:Tom Beddall and Clara Castro
distribution:all attendees
Tom Scarlata BH+A, Inc.
tscarlata@bhplus.com
Stephen Garvin Samiotes Consultants
sgarvin@samiotes.comDoug Kelleher Epsilon Associatesdkelleher@epsilonassociates.comKyle Zick KZLA
kzick@kylezick.com
Greg Nowak Structures North
gmnowak@structures-North.com
Ray Jodoin City of Salemrjodoin@salem.com
125BARGMANN HENDRIE + ARCHETYPE, INC.
Follow Massachusetts Historical Commission Survey Manual instructions for completing this form. 12/12
FORM A - AREA
MASSACHUSETTS HISTORICAL COMMISSION
MASSACHUSETTS ARCHIVES BUILDING
220 MORRISSEY BOULEVARD
BOSTON, MASSACHUSETTS 02125
Photograph
Assessor’s Sheets USGS Quad Area Letter Form Numbers in Area
33-0743-201
33-0743-202
SAL.916
SAL.GM
SAL.2149
Town/City: Salem
Place (neighborhood or village): 32-38 Clifton Avenue
Name of Area: Forest River Park
Present Use: Park; recreation and culture; landscape
Construction Dates or Period: pre-1817 (Pickering
House); C 1920 (Bathhouse); 1930 (Pioneer Village);
pre-1938 (Garage); pre-1971 (Pool)
Overall Condition: Good to fair
Major Intrusions and Alterations: Pioneer Village
partially rebuilt (1960s-1980s); Pool renovated (1971-72 and
1999); Bathhouse renovated in (1971-72)
Acreage: 31.2599
Recorded by: Tonya Loveday
Organization: Epsilon Associates, Inc.
Date (month/year): July 2018
Locus Map
see continuation sheet
APPENDIX: HISTORIC REPORT
Forest River Pool
Meeting No. 07
August 22, 2018
Page 3
C:\Users\tbeddall\Desktop\Forest River Pool Mtg 07-082218 Notes.docx
monthly passes for Salem residents, and day passes for non-residents. Parking passes would be
difficult to administer given that the remote parking are is shared by other park users. The community
room could be used for events, yoga classes, or science education programs.
7.03 Cost estimates need to include soft costs. In the main body of the report, costs should be estimated just for the preferred site. In the appendix, the construction cost estimates for all three sites that were
considered should be presented. Note that for Ballfield Option 1, there is only one pool, and no
separate kids’pool. For Ballfield Option 1 and Parkland Option 2, demolition of the existing pool and
bathhouse and restoration of part the natural cove and shoreline must be included in project costs.
7.04 The depth of the new pool was discussed. It was noted that the existing pool is 9 feet deep, and the
existing YMCA pool is 9 ½ feet deep. For teenagers jumping and diving into the new pool, 5 feet of
depth is not enough –Charity Lezama.
7.05 The new recreational pool will not include diving, which would require a 12 feet deep area,and will not include slides, which would require too much supervision.
7.06 The report section on Program should summarize the program element with bullet points.
7.07 Charity Lezama of North Shore YMCA asked how the new pool and bathhouse would work for a large group of kids. She recommended including outdoor showers, and incorporating shade structures, maybe as part of the pool enclosure fence, to accommodate large groups. Shade structures could be
permanent structures or tents. As an option to reduce operating costs, a fence between the recreational
and kids pools (similar to the current set-up) would allow one pool to be supervised without the other,
reducing the number of staff required.
7.08 Jenna Ide suggested that a glass addition to the south side of the existing bathhouse could increase educational opportunities by extending the area of the community room.
7.09 One goal of the Conceptual Design Report should be to get a 10-slide presentation which sums up the
vision for the new pool, bathhouse and access road –Jenna Ide.
7.10 Renderings from eye level instead of bird’s-eye views would help, and scale should be indicated by
including cars, for example. Eye level renderings of the pools or sections through the new pool and
bathhouse need to be included, to give people a better sense of what the new facility will be like; not
just plans, which can be hard for some people to read.
These notes are recorded as understood by the writer, who should be notified of any omissions or corrections.
Unless notified to the, they will become the record of the meeting
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INVENTORY FORM A CONTINUATION SHEET SALEM FOREST RIVER PARK
MASSACHUSETTS HISTORICAL COMMISSION Area Letter Form Nos.
220 MORRISSEY BOULEVARD, BOSTON, MASSACHUSETTS 02125
Continuation sheet 1
SAL.916
Recommended for listing in the National Register of Historic Places. If checked, you must attach a completed National Register Criteria Statement form.
Use as much space as necessary to complete the following entries, allowing text to flow onto additional continuation sheets.
ARCHITECTURAL DESCRIPTION
Describe architectural, structural and landscape features and evaluate in terms of other areas within the community.
Forest River Park, 32-38 Clifton Avenue (SAL.916), is a public park established in 1907 by the City of Salem. The park
contains over 30 acres of land and is characterized by rolling hills largely covered with mature trees and an expansive
shoreline along Salem Harbor that forms the park’s east and south boundaries. Forest River Park’s north and west
boundaries are defined by the rear property lines of the residential lots on the south side of Shore Avenue and the east
side of West Terrace and West Circle (see Figures 1 and 2). The park entrance at the intersection of Clifton and Shore
Avenues is demarcated by a pair of stone and concrete piers with secondary piers flanking the sidewalks that extend from
the intersection (photo 1). The park is also accessible from West Avenue.
The park contains various buildings and recreational structures, including a caretaker’s house and garage/restroom facility
near the park entrance off West Avenue, a pool and bathhouse at the south end of the park along the harbor, and a
collection of reproduction colonial buildings at Pioneer Village at the park’s northernmost section. These structures are
described in further detail below.
Other recreational park elements are present, including a tennis court, concrete slide, and various playground equipment
(photos 41-43). A concrete slide was installed north of the Forest River Park Bathhouse by 1955. The slide features four
lanes that descend from a concrete and stone platform with metal railings. A tennis court is located at the southernmost
part of the park next to the Forest River Park Pool and was likely added around 1971 when the pool was renovated. Two
swing sets northwest of the slide appear to date from the same period. Towards to center of Forest River Park is a
playground that was installed by 1995. A basketball court and baseball diamond at the park’s northwest corner have been
temporarily removed as part of the City of Salem’s effort to upgrade the park’s drainage system.
Forest River Park also features park furniture, such as benches and picnic tables, and trash receptacles. Park pathways
provide pedestrian and limited automobile access to different parts of Forest River Park. These include a combination of
dirt pathways and paved asphalt drives with concrete curbing and metal guardrails at select locations. Wood bollards line
the pathway that leads northwest to Pioneer Village. The beachfront next to Pioneer Village is lined with a concrete
retaining wall (photo 18-19). The circular concrete retaining wall along the beach south of Pickering Point is faced with
stone veneer (photo 23).
Col. Timothy Pickering House
The oldest extant building within Forest River Park is the Col. Timothy Pickering House (SAL.2149; photos 4-5 and 7-8),
located at the park entrance east of where West Avenue terminates. The two-story vernacular dwelling was constructed
by 1817. Based on an examination of the building’s architecture and a comparison of historic atlases, it appears to have
been moved and expanded between 1874 and 1887 (see Figures 3 and 4). The building ’s westernmost four bays seem to
date to the Second Period (1725-1780) of colonial architecture. Here, the south elevation and the westernmost two
chimneys form a relatively symmetrical block. Further research and an examination of the building’s interior would likely
yield more information on the building’s construction and history.
The dwelling’s gable ends are two bays wide facing east and west, while the north and south elevations are nine bays
wide. The exterior is clad in painted wood shingles. Two entrances are located on the south elevation, each in the next-to-
INVENTORY FORM A CONTINUATION SHEET SALEM FOREST RIVER PARK
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220 MORRISSEY BOULEVARD, BOSTON, MASSACHUSETTS 02125
Continuation sheet 2
SAL.916
last bay. These paneled wood doors are covered with modern metal screen doors. Added later to the building are the
projecting pedimented hoods above the two doors on the south elevation. A third entrance is located within the first bay of
the east elevation and features a solid paneled wood door. Windows openings at the first story of the north and south
elevations have six-over-six double-hung replacement sash. A single sliding window is located at the first story of the
south elevation. Second story windows at the north and south elevations are set immediately under the eaves and have
three-over-six double hung replacement sash. Windows on the gable ends have six-over-six double-hung replacement
sash. Louvered vents are tucked beneath the gables of the east and west elevations. Asphalt shingles cover the building’s
gable roof. Three white-washed brick chimneys rise from the north slope of the roof. A short wood picket fence extends
south from the dwelling to surround the lawn bound by the park pathways and the Forest River Park Garage on the
property.
Forest River Park Garage
Immediately southeast of Col. Timothy Pickering House is the single-story concrete block Forest River Park Garage
(photos 7-8), constructed at an unknown date but by 1938 based on historic aerial images. The garage functions today as
a restroom with storage space. A modern multi-paneled garage door is located on the south elevation. Next to that is a
pair of one-over-one pivot windows, set above a single wood sill. The building’s concrete block exterior and windows sills
have been uniformly painted. The same style and configuration of pivot window is found centered on the west elevation.
Two pairs of such windows are also located on the north elevation. In between the north elevation windows is a narrow
solid door. The east elevation features two doors that provide access to the men’s and women’s restrooms. Concrete
steps lead to the entrances which are topped with projecting flat hoods. The asphalt shingle gable roof overhangs on the
north and south elevations. The end bays have vertical wood paneling in the gables. Trees and shrubbery have been
planted along the building’s east elevation, shielding much of the view of the restroom entrances.
Forest River Park Bathhouse
The single-story brick and stucco Forest River Park Bathhouse (photos 23-27, 29-30, 32-40) is located at the southeast
edge of Forest River Park along the Salem Harbor. The building dates to the late 1920s and has an unusual yet
symmetrical shape with the centermost bays of the north, south and west elevations recessed. The corners of the building
that project feature cast stone quoining. The west elevation, facing the Forest River Park Pool, is the bathhouse’s
primary elevation. The projecting end bays of this elevation feature paired one-over-one pivot windows set within a low
arched opening. The windows share a single wood sill supported by four scrolled brackets. Centered within the recessed
section of the west elevation is a hexagonal projecting center bay. Each side of the projecting bay contains three awning
windows. Flanking the projecting bay on both sides is a solid door. Transoms above the doors have been infilled.
Shielding the projecting bay and the two doors is a shed roof overhang with exposed rafters and simple end brackets.
Next to each door is a pair of two stacked awning windows with a wood sill supported by two scrolled brackets. A plaque
commemorating the work done to the bathhouse and pool in 1971-72 has been installed at the northwest corner of the
west elevation. New electrical and plumbing was installed as part of the renovation.
The north elevation of the bathhouse features groups of four awning windows set within low arched openings with wood
sills, supported by four scrolled brackets. These windows are in the projecting end bay at the building’s northwest corner
and the north elevation’s centermost bay. While recessed from the end bays, the centermost bay projects slightly and
features quoining. The window opening in the projecting end bay at the northeast corner of the building at this elevation
has been infilled. The recessed portions of the elevation flanking the centermost bay each have two stacked awning
windows with a wood sill supported by two scrolled brackets. An outdoor shower platform is within the recessed portion o f
the north elevation. The south elevation is nearly identical to the north with few exceptions. The projecting end bay at the
southeast section of the building features a door and large round vent instead of a window. Also, the centermost bay
within the recessed portion of the south elevation does not slightly project and therefore does not have quoins.
The seven-bay east elevation features a continuous arcade of large arched openings with roll-up metal sheet doors. The
centermost bay has a decorative gate, providing access to the building’s open central corridor and interior. Within the
APPENDIX: HISTORIC REPORT
127BARGMANN HENDRIE + ARCHETYPE, INC.
INVENTORY FORM A CONTINUATION SHEET SALEM FOREST RIVER PARK
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220 MORRISSEY BOULEVARD, BOSTON, MASSACHUSETTS 02125
Continuation sheet 3
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corridor are two doors as well as eight arched window openings that been infilled with concrete blocks. The building’s
timber frame roof is topped with a cast stone cornice and a low parapet wall. The bathhouse exhibits signs of
deterioration. The exterior stucco is in need of repair, particularly inside the central corridor and around fenestration, an d
wood elements such as the window sills, decorative brackets and the shed hood overhang are deteriorating due to paint
failure and exposure to the elements.
A concrete stairway descends from the west elevation of the bathhouse to the Forest River Park Pool. The north, south
and west elevations are enclosed with galvanized chain link fencing. Outside of the bathhouse is a parking island
containing a freestanding rusticated stone and metal plaque monument commemorating the 1999 restoration of the Forest
River Pool. Two bicycle parking racks are also located outside of the bathhouse.
Forest River Park Pool
West of the bathhouse facing the Salem Harbor is the Forest River Park Pool (photos 25, 28-29, 31 and 40). Originally a
tidal pool, the pool was formalized into a concrete structure at an unknown date. The pool was renovated in 1971-72, and
again in 1999 when it was expanded and converted from salt water to a recirculating, fresh water pool. The current pool
configuration includes two separate sections that together have a surface area of approximately 15,150 square feet and a
perimeter measuring 724 linear feet. The southernmost section is rectangular in shape, 65 feet wide by 187 feet long, and
ranging in depth from three to nine feet. North of that is a 50-feet by 60-feet wading pool with a maximum depth of three
feet. A narrow concrete decking area surrounds the pool. Metal handrails line the concrete ramp that leads from the
bathhouse to the wading pool. The pool area is surrounded by a galvanized chain link fence.
Pioneer Village
Pioneer Village (SAL.GM; photos 11-17) occupies the northernmost section of Forest River Park, bounded by the Salem
Harbor to the east, park pathways and a small parking lot to the south, and wood stockade fencing to the west and north.
A pond is located at the southeast corner of the village, while a mature forest characterizes the village’s northern section.
Originally built in 1930, resources within Pioneer Village today include eight structures and various landscape elements.
The majority of the structures are small, single-story wood reproduction cottages with gable roofs either clad in wood
shingles or thatch, with a single chimney. The village also features a reproduction blacksmith shop with a firepit. At the
center of the village is the two-story “Governor’s Mansion.” The wood mansion has a steeply pitched gable roof with wood
shingles and a single brick chimney. South of the mansion is a garden with period plantings, framed by rudimentary wood
fencing. A reproduction English wigwam is situated to the northwest of the other village structures. West of the wigwam is
a dugout shelter. (A second dugout and a cornfield were lost during a storm in March 2017.) Pioneer Village also features
a pillory and two small wood bridges. A wood ticket booth is located outside of the village along the park’s pathway. Many
of the buildings within Pioneer Village have been rebuilt or significantly rehabilitated since 1930 . Further research is
necessary to determine when the work occurred and what, if any, original fabric remains.
HISTORICAL NARRATIVE
Explain historical development of the area. Discuss how this relates to the historical development of the community.
The area today known as Salem was first inhabited by members of the Pawtucket group of Native Americans commonly
referred to as the Naumkeags. When the first European settlers, the “Old Planters,” arrived in 1626, Salem was called
Naumkeag. These early English settlers had abandoned an earlier failed settlement in Cape Ann and established
themselves on the south side of the North River and on the peninsula jutting northeast into Beverly Harbor. A second
wave of settlers arrived in 1628 and situated themselves further up the North River. The settlers utilized the common field
system, pasturing animals and planting crops in common fields. In 1640 there were at least ten common fields in Salem,
the two largest being North Field on the north side of the North River and South Field between the Forest and South
Rivers. South Field, approximately 600 acres in size, contained the land on which Forest River Park is located and was
reportedly used by Native Americans who referred to the Forest River as Mashabequa, meaning “Great Cove.” The
INVENTORY FORM A CONTINUATION SHEET SALEM FOREST RIVER PARK
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220 MORRISSEY BOULEVARD, BOSTON, MASSACHUSETTS 02125
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common field system was short lived. After about 1640 official grants of common land were less common, and in the
1660s the town(ship) and the selectmen (or proprietors) disposed of common and undivided land by sale or lease.
The Forest River Park property has avoided the dense development seen in the neighborhood areas largely because the
land remained under relatively consistent private ownership until the first part of the twentieth century. The park land’s
earliest known private owners following the termination of the common field system were William Flint (1603-1673) and
his wife, Alice Williams Flint (1608-1700). In 1699, Alice, then a widow, deeded the land to her daughter, Alice Flint
Pickering (1636-1713), wife of Lieutenant John Pickering (1637-1694). The property remained in the Pickering family and
was eventually under the ownership of Colonel Timothy Pickering Jr. (1745-1829), the great-grandson of John and Alice.
Col. Pickering was an attorney and politician who served in the Revolutionary War. He was an aide to General George
Washington and held various appointed positions including Postmaster General and Secretary of War. Col Pickering later
served as the third United States Secretary of State under Presidents George Washington and John Adams. He furthered
his political career by represented Massachusetts in both chambers of Congress from 1803 to 1811 as a member of the
Federalist Party.
Col. Pickering provided the first reference to a building on the Forest River Park property, the Pickering House
(SAL.2149), in an 1817 correspondence, referring to a cabin in the “Southfields.” It is likely that the building was
constructed several decades earlier, around 1750. It was not used as the Pickering family’s primary residence, which was
located at 18 Broad Street (SAL.1044; NRDIS 1973; LHD 1981).
Following the death of Col. Pickering in 1829, his estate sold the property to William Batchelder (b. abt. 1784), a New-
Hampshire-born farmer/laborer, who then immediately sold the land to merchant John Winn (abt. 1765-1835). Deed
records from this period note an apple tree lot on the property as well as “Pickering’s Point Pastures,” likely the land at the
easternmost part of the park known today as Pickering Point. Winn owned the property for only a few years before it was
again sold in 1835, just months before his death. The property’s new owner, David Pingree, served as President of the
Naumkeag Bank and later worked as a merchant. During the period in which he owned the Forest River Park land,
Pingree resided at 128 Essex Street, known today as the Gardner-Pingree House (SAL.2455; NHL 1970; NRDIS 1972;
LHD 1977).
In 1859, the trustees of David Pingree sold the Forest River Park land to the Asiatic Bank, which subsequently sold it to
Richard Lavers (abt. 1813-1887), a farmer. Lavers was married to Mehitable A. Batchelder (1818-1885), daughter of
William Batchelder, and thus his acquisition of the land returned it back to the Batchelder family. The Batchelders and
Lavers did not reside at the Pickering House during their ownership of the property.
In 1864, the property went into foreclosure and was taken by the Salem Savings Bank. The bank then sold it to Jay H.
Moulton (1811-1895), who was married to Olive O. Batchelder (1809-1896). Both were born in New Hampshire, making it
possible that Olive was related to the family of William Batchelder. As was the case with prior owners, the Moultons did
not live at the Pickering House. The atlas for 1874 shows three secondary structures on the property in addition to the
Pickering House, which appears to have a smaller footprint and more northern location than present (see Figure 3). The
construction and demolition dates as well as the uses of these buildings are unknown.
Mary Porter Tileston Hemenway (1820-1894) purchased the property from the Moultons in 1887 for $1. Mary’s late
husband Augustus Hemenway (1805-1876) was a Salem native and prominent mariner and ship owner, famed for
opening trade between the United States and Chile. He is thought to have been the wealthiest man in American at one
point, with a wide range of commercial and real estate interests in New York and Boston, and commercial ventures
abroad that involved lumber in Maine, mining in Chile, and a sugar plantation in Cuba. Originally from New York, Mary
became well-known as Boston’s wealthiest woman following the death of Augustus. She was a renowned philanthropist
who invested both her time and financial resources supporting various causes such as the anti-slavery and suffragette
movements. Mary was also an early advocate of historic preservation and is credited with saving Boston’s Old South
Meeting House in 1876.
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Mary Hemenway had a fascination with Native American culture and invested in its study and preservation. She launched
the “Hemenway Southwestern Archaeological Expedition” (1886-1894) to undertake a series of archaeological
explorations in New Mexico and Arizona. In 1886, Mary appointed a board to oversee the construction of a “Pueblo
Museum” in Salem where the artifact collections from the expedition would be featured. Unfortunately, Mary died before
the museum materialized, and many of the Native American artifacts that had been collected were given to the Peabody
Museum at Harvard University. It is rumored that Mary had a museum built on the Forest River Park land that was
dismantled after her passing, however these claims could not be substantiated. Under the ownership of Mary’s estate, the
property contained the Pickering House and two other structures near the house (see Figure 4). It is possible that these
were two of the outbuildings seen in the 1874 atlas, perhaps moved and/or altered.
In December 1907, the Board of Park Commissioners of the City of Salem took the Forest River Park land by eminent
domain to establish a public park (see Figure 5). Salem’s first Board of Park Commissioners was appointed in 1893,
following the passage of the Park Act in 1892. The Park Act established the Metropolitan Park Commission which created
the expansive Metropolitan Park System of Greater Boston by its power of eminent domain. By 1975, the Metropolitan
Park System of Greater Boston contained over 7,000 acres of land across numerous municipalities around Boston. Forest
River Park is an early example of a suburban municipal park outside of Boston that reflects the influence of the
progressive late nineteenth century park movement.
The acquisition of Forest River Park was noted as one of the Board’s most important accomplishments in the first two
decades of the twentieth century, along with the acquisition of two other parks, Highland Park (known today as Salem
Woods) in 1906 and Gallows Hill Park in 1912. A clubhouse at the center of the park was added shortly after the
acquisition (see Figure 6). By 1911 the City had made various other improvements to the park. The Pickering House was
converted into the park caretaker’s residence. A baseball field, football grounds, and pedestrian pathways were laid out.
At the park entrance, ornamental walls and posts were installed. Additionally, the clubhouse was moved to the waterfront
and remodeled into a public bathhouse for the salt water tidal pool that opened into the harbor (see Figures 7, 8 and 10).
The following year, the City established a nursery within the park and planted 125 oak, elm, ash and maple trees. Upon
maturing, these trees would be moved to Salem’s streets, and the nursery replenished to maintain the supply.
On June 25, 1914, a fire broke out following an explosion at the Korn Leather Factory at 57 Boston Street in Salem.
Known as the Great Salem Fire, the conflagration spread rapidly, burning 253 acres and leaving nearly half of Salem’s
48,000 residents homeless. Camps, or tent cities, were quickly established in different parts of the city. The largest
makeshift camp was at Forest River Park, which at that time was still very much characterized by its open pastures (see
Figure 9). On June 26, 100 tents were erected at Forest River Park. Within two days, 1200 displaced people were living in
the camp at Forest River Park. An additional 300 people arrived the following day. By then, there were over 400 tents and
a large dining tent with the capacity to seat several hundred. National Guard soldiers managed the distribution of food and
assisted with other relief efforts in conjunction with the American Red Cross and civil authorities. The tent city at Forest
River Park operated for several months while the city worked to rebuild itself.
In the late 1920s, the old bathhouse was replaced with the present bathhouse (see Figures 10, 11 and 12). The
construction of municipal pools peaked during the 1920s as Americans had more time for leisure and pool e quipment and
sanitation measures improved. It is unknown who designed the Forest River Park Bathhouse, however it is architecturally
similar to the bathhouse that once stood at Smith Pool at Cat Cove near Winter Island, designed by Ambrose Walker. A
formalized concrete pool replaced the tidal pool at Forest River Park, likely in the 1960s. The pool and bathhouse were
renovated in 1971-72 (see Figures 18-20). The bathhouse provided restrooms, changing rooms, and concession stands
for patrons. It also housed a caretaker’s room, a first aid room, a lifeguard station and information stand. The last major
upgrade to the pool occurred in 1999 when it was converted from salt water to fresh water.
Various other structures and park elements were added through the years. A garage was constructed east of the
Pickering House by 1938. It today functions as a restroom with storage. A concrete slide and two swing sets were
installed by 1955. Two tennis courts at the southernmost part of the park next to the pool was added in the early or mid-
1970s. By 1995, a playground had been established towards the center of Forest River Park.
INVENTORY FORM A CONTINUATION SHEET SALEM FOREST RIVER PARK
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220 MORRISSEY BOULEVARD, BOSTON, MASSACHUSETTS 02125
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Pioneer Village
Situated in the northernmost section of Forest River Park is Pioneer Village. Created in 1930 for the Massachusetts
tercentenary, Pioneer Village has the distinction of being America’s first living history museum. The three-acre village
contains a variety of structures intended to give visitors a glimpse into the everyday life of the colonists. It originally
features twelve buildings in a designed landscaped and included a reproduction of the Arabella, the flagship of John
Winthrop’s fleet, in the Salem Harbor. Pioneer Village was intended to be a temporary exhibit, yet it was never dismantled.
The reproduction ship was severely damaged in a hurricane in 1954 and was subsequently burned.
Pioneer Village was conceived by George Francis Dow (1868-1936), a leading historian and antiquarian in New England.
He founded the Topsfield Historical Society in 1894, was a member of various other organizations including the
Massachusetts Historical Society and the New England Historic Genealogical Society. Dow served as an officer of the
Essex Institute of Salem, and later was elected curator of the Society of the Preservation of New England Antiquities (now
Historic New England). He spent the rest of his life serving as curator, museum director, and editor of the organization’s
magazine, Old-Time New England. Well-versed in the architecture of New England, Dow was tasked with the restoration
of several eighteenth-century homes for both private owners and historical societies. In 1935, his book Every Day Life in
the Massachusetts Bay Colony was published. In it were several illustrations from the recently created Pioneer Village
(see Figures 14-17).
Other advisors to the construction, arrangement and furnishing of Pioneer Village in 1930 included Rose Briggs and
Donald Macdonald-Miller. Briggs worked for Pilgrim Hall in Plymouth and was responsible for designing the costumes
worn by the reenactors. Macdonald-Miller was an architect and early member of the Society of the Preservation of New
England Antiquities. He provided the drawings for the Governor’s Mansion at Pioneer Village.
Pioneer Village remained a popular tourist destination until the 1950s when it began to deteriorate due to deferred
maintenance and vandalism. Three of the buildings were lost due to fire in the 1960s and 1970s and were replaced with
similar structures. The date(s) of the losses of the wigwams and dugouts is not known. By the mid-1980s, about half of the
original structures were no longer extant. The City of Salem Park Commission voted to demolish Pioneer Village in 1985.
The village was saved by the Pioneer Village Associates who signed a contract with the Park Commission in 1986
agreeing to restore and manage Pioneer Village. Led by Peter LaChapelle, then chief of visitor services at the Salem
Maritime National Historic Site, and Dr. K. David Goss, a career museum administration professional, the Pioneer Village
Associates and their team of volunteers restored Pioneer Village. The deteriorated structures were rebuilt, and the
gardens replanted. Pioneer Village reopened for the 1988 season, and a grant reopening was held in June 1990. For their
roles in the restoration of Pioneer Village, Goss and LaChapelle won the American Society of Travel Writers prestigious
Phoenix Award in 1991.
Despite being leased to the House of Seven Gables until 2003, Pioneer Village again suffered from deferred maintenance
and vandalism, and was included in Historic Salem Inc.’s “Most Endangered Resources” list for 2003. Over the course of
the next five years, Salem Preservation Inc. managed and restored Pioneer Village. Partnering with a wide range of
volunteers and stakeholders, Salem Preservation Inc. made various building repairs and site improvements. In 2008,
Gordon College’s Institute for Public History signed a five-year lease to use both Pioneer Village and Old Town Hall to
host “History Alive!,” the school’s interactive theatre program. Gordon College elected not to renew their lease in 2013,
and the City of Salem again took over operations at Pioneer Village. Today, access to tours of Pioneer Village is limited to
weekends during the months of June through September. Its remote location on the South River has left Pioneer Village
subject to both flooding and vandalism. The City plans to address deferred maintenance at Pioneer Village following the
completion of the drainage project that is currently underway.
APPENDIX: HISTORIC REPORT
129BARGMANN HENDRIE + ARCHETYPE, INC.
INVENTORY FORM A CONTINUATION SHEET SALEM FOREST RIVER PARK
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Continuation sheet 7
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BIBLIOGRAPHY and/or REFERENCES
American Antiquarian Society. Obituary for George Francis Dow. 1936.
Ancestry.com. City Directories for the City of Salem, Massachusetts (1846-1907); United States Federal Census (1790-
1900); Vital Records (Birth, Marriage & Death).
“Atlas of the City of Salem, Massachusetts.” Philadelphia, PA: G. M. Hopkins & Co., 1874 and 1897.
“Atlas of the City of Salem, Massachusetts.” Boston, MA: Walker Lithograph & Publishing Co., 1911.
Boehm, Bill. “Historians' Corner - A firestorm where the Guard began: Great Salem fire of 1914.” National Guard Bureau,
June 25, 2014.
City of Salem. Annual Reports for the Year Ending December 31, 1913. Salem, MA: Newcomb & Gauss, Printers, 1914.
City of Salem. City Documents for 1912. Salem, MA: Newcomb & Gauss, Printers, 1913.
City of Salem. Historic Preservation Plan Update. 2015.
City of Salem. Property Assessment Data for Fiscal Year 2018, parcel ID: 33-0743-201 and 33-0743-202.
Dow, George Francis. Every Day Life in the Massachusetts Bay Colony. Boston, MA: Society for the Preservation of New
England Antiquities, 1935.
Hinsley, Curtis M. and David R. Wilcox, ed. The Southwest in the American Imagination: The Writings of Sylvester Baxter,
1881-1889. Tucson, AZ, the University of Arizona Press, 1996.
Historic Aerials. https://www.historicaerials.com.
Jones, Arthur B. The Salem Fire. Boston, MA: the Gorham Press, 1914.
Massachusetts Department of Conservation and Recreation. Salem Reconnaissance Report. 2005.
Massachusetts Historical Commission. Inventory of Historic Assets of the Commonwealth: Forest River Park, SAL.916
(1986, 1989); Pioneer Village, SAL.GM (1986); Col. Timothy Pickering House, SAL.2149 (1989).
Massachusetts Historical Commission. Reconnaissance Survey Town Report: Salem. 1985.
McAllister, Jim. “Pioneer Village, Salem 1630.” http://www.salemweb.com/tales/pioneervillage.php.
National Park Service. “Metropolitan Park System of Greater Boston.”
https://www.nps.gov/nr/travel/massachusetts_conservation/metro_park_system_of_greater_boston.html.
Peabody Essex Museum. “Hemenway Family Papers, 1800-1954, undated,” Finding Aid.
Perley, Sidney. The History of Salem, Massachusetts: 1626-1637. Vol. I. Salem, MA: Sidney Perley, 1924.
Robert Charles Engineering Associates. Plans for the swimming pool, Forest River Park, Salem, Massachusetts.
February 1971.
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Continuation sheet 8
SAL.916
Schier, Stephen J. and Kenneth C. Turino. Images of America: Salem, Massachusetts, Volume II. Charleston, SC:
Arcadia Publishing, 1998.
Southern Essex District Registry of Deeds: bk. 14, pg. 88 (1699); bk. 253, pg. 26-27 (1829); bk. 288, pg. 45 (1835); bk.
594, pg. 29-30 (1859); bk. 669, pgs. 84 and 125 (1864); bk. 1210, pg. 140 (1887); bk. 1903, pg. 75-77 (1907).
Tilford, Leland. Photographs taken after the Salem Fire of 1914, digitized by the Salem State University Archives and
Special Collections. https://digitalcommons.salemstate.edu/fire_photos.
United States Congress. “Biographical Directory of the United States Congress, 1774 – Present.”
http://bioguide.congress.gov.
Weston & Sampson. Forest River Park Pool Evaluation – draft. June 2017.
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SAL.916
DATA SHEET
PHOTO
NUMBER
MHC
NUMBER
STRUCTURE/FEATURE
NAME
CONSTRUCTION
DATE
ARCHITECT/DESIGNER STYLE
4-5, 7-8 SAL.2149 Col. Timothy Pickering
House
Pre-1817 Unknown Second
Period
7-8 Forest River Park
Garage
Pre-1938 Unknown N/A
23-27, 29-
30, 32-40
Forest River Park
Bathhouse
C 1920 Unknown Colonial
Revival
25, 28-29,
31, 40
Forest River Park Pool Pre-1971 Unknown; renovation: N/A
28, 31 Tennis Court C 1971 N/A N/A
3 Baseball Diamond 1911; currently under
reconstruction
N/A N/A
2 Basketball Court Pre-1955; currently
under reconstruction
N/A N/A
42 Playground Pre-1995 Unknown N/A
43 Swing Sets C 1970 N/A N/A
41 Concrete Slide Pre-1955 Unknown N/A
11-17 SAL.GM Pioneer Village 1930; partial
reconstruction 1960s-
1980s
George Francis Dow and
Donald Macdonald-Miller
First Period
reproduction
4, 6, 9,
18-22, 40,
43-44
Circulation Systems Pre-1874; post-1907 Unknown N/A
1 Entrance Piers and
Walls
Pre-1969 Unknown N/A
18-19, 23 Waterfront Retaining
Walls
Unknown Unknown N/A
30 Forest River Pool
Restoration Monument
1999 Unknown Boulder with
plaque
22, 43 Park Benches (metal,
wood)
Unknown N/A N/A
43 Picnic Tables (plastic,
wood, metal)
Unknown N/A N/A
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SAL.916
ADDITIONAL PHOTOGRAPHS
Photograph 1. View of park entrance at the intersection of Clifton Avenue and Shore Avenue, looking northeast.
Photograph 2. View of northwest edge of the park, currently under construction, looking northeast.
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Photograph 3. View of the former baseball diamond, currently under construction, looking northeast.
Photograph 4. View of the park entrance at the end of Wes Avenue, looking east.
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Photograph 5. North and west elevations of the Pickering House, looking east.
Photograph 6. View of the park paths along the Pickering House lawn, looking southeast.
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Photograph 7. South elevation of the Pickering House and west and south elevations of the garage, looking north.
Photograph 8. East and south elevations of the Pickering House and the garage, looking west.
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Photograph 9. View of the park along the centermost pathway running southwest to northeast, looking northeast.
Photograph 10. The ticket booth outside of Pioneer Village, looking north.
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Photograph 11. The pond south of Pioneer Village, looking west.
Photograph 12. The entrance to Pioneer Village, looking northwest.
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Photograph 13. The blacksmith shop and firepit at Pioneer Village, looking southeast.
Photograph 14. The Governor’s Mansion and garden at Pioneer Village, looking northwest.
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Photograph 15. Cottage and wigwam at Pioneer Village, looking northwest.
Photograph 16. Cottage at Pioneer Village, looking west.
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Photograph 17. View of Pioneer Village, looking east.
Photograph 18. View of path and shoreline at northeast corner of Forest River Park, looking north.
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Photograph 19. View of park shoreline along Salem Harbor, looking southeast.
Photograph 20. View of park path and parking area, looking west.
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Photograph 21. View of Forest River Park down pathway along Salem Harbor, looking southeast.
Photograph 22. View of Pickering’s Point, looking southeast.
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Photograph 23. View of the beach between Pickering Point and the bathhouse, looking southwest.
Photograph 24. East elevation of the bathhouse, looking southwest.
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Photograph 25. East and south elevations of the bathhouse, looking northwest.
Photograph 26. View of the south and west elevations of the bathhouse, looking north.
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Photograph 27. Partial view of the west elevation of the bathhouse, looking southeast.
Photograph 28. View of the southern end of the pool along Salem Harbor, looking south.
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Photograph 29. View of the pool and bathhouse, looking northwest.
Photograph 30. North elevation of the bathhouse, looking southeast.
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Photograph 31. View of the wading pool, looking south.
Photograph 32. First aid room adjacent to the door at the west elevation, looking southeast.
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Photograph 33. Interior space of the bathhouse along the west elevation, looking northwest.
Photograph 34. Entrance to the women’s room, occupying the south end of the bathhouse, looking northeast.
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Photograph 35. View of the women’s room, looking east.
Photograph 36. View of the changing stalls in the women’s room, looking southeast.
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Photograph 37. Open central corridor between the women’s and men’s rooms, looking northeast.
Photograph 38. Entrance to the men’s room, occupying the north end of the bathhouse, looking northeast.
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Photograph 39. View of the men’s room, looking northeast.
Photograph 40. View of the pool and bathhouse from the paved pathway, looking southeast.
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Photograph 41. View of the concrete and stone slide north of the pool and bathhouse, looking north.
Photograph 42. View of the playground equipment west of the concrete slide, looking north.
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Photograph 43. Pair of swing sets located at the center of Forest River Park, looking northeast.
Photograph 44. View down the path along the southwest edge of the park, looking southeast.
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Photograph 45. View of the interior of Forest River Park, looking northeast.
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ADDITIONAL DOCUMENTATION
Figure 1. Locus Map showing Forest River Park (area colored green) with notable structures labeled. Building footprints
are in their approximate locations and are not to scale.
Pioneer Village
Bathhouse
Pool
Pickering
House
Garage
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Figure 2. Aerial view showing Forest River Park prior to the start of the drainage improvement project. Source: Google
maps (2018).
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Figure 3. 1874 atlas of Salem showing the Forest Rive Park land under the ownership of Jay H. Moulton. Source: “Atlas of
the City of Salem, Massachusetts” (Philadelphia, PA: G. M. Hopkins & Co., 1874), plate N.
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Figure 4. 1897 atlas of Salem showing the Hemenway (spelled Hemingway) property and its associated structures.
Source: “Atlas of the City of Salem, Massachusetts” (Philadelphia, PA: G. M. Hopkins & Co., 1897), plate 12.
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Figure 5. Plan associated with the City of Salem’s taking of the Forest River Park Land. Source: Southern Essex District
Registry of Deeds bk. 16, pg. 41 (1907).
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Figure 6. 1911 atlas of Salem showing the Forest River Park and the buildings thereon. Source: “Atlas of the City of
Salem, Massachusetts” (Boston, MA: Walker Lithograph & Publishing Co., 1911), plate 1.
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Figure 7. 1912 plan for the treatment of the tidal flats showing the Forest River Park. Source: City of Salem, City
Documents for 1912 (Salem, MA: Newcomb & Gauss, Printers, 1913), 33.
Figure 8. Images of the coastline at Forest River Park from 1912. Source: City of Salem, City Documents for 1912 (Salem,
MA: Newcomb & Gauss, Printers, 1913), 57.
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Figure 9. Images of the tent city at Forest River Park, erected following the Great Salem Fire of 1914. Source: Leland
Tilford, photographer, images digitized by the Salem State University Archives and Special Collections.
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Figure 10. Undated postcard of the old bathhouse at Forest River Park, likely ca. 1920. Source: City of Salem.
Figure 11. Undated photograph of the bathhouse at Forest River Park, likely dating to the late 1920s. Source: City of
Salem.
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Figure 12. Undated photograph of the bathhouse at Forest River Park, likely dating to the late 1920s. Source: Stephen J.
Schier and Kenneth C. Turino, Images of America: Salem, Massachusetts, Volume II (Charleston, SC: Arcadia Publishing,
1998), pg. 39.
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Figure 13. 1924 image of visitors at Forest River Park. Source: Stephen J. Schier and Kenneth C. Turino, Images of
America: Salem, Massachusetts, Volume II (Charleston, SC: Arcadia Publishing, 1998), pg. 39.
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Figure 14. “The Governor's ‘Fayre House,’ 1630 Colonial Village, Salem.” Source: George Francis Dow, Every Day Life in
the Massachusetts Bay Colony (Boston, MA: Society for the Preservation of New England Antiquities, 1935), illustration
plate 1.
Figure 15. “Colonial Village of 1630, at Salem, Massachusetts.” Source: George Francis Dow, Every Day Life in the
Massachusetts Bay Colony (Boston, MA: Society for the Preservation of New England Antiquities, 1935), illustration plate
6.
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Figure 16. “English Wigwams” (top) and “Framework of English Wigwams” (bottom). Source: George Francis Dow, Every
Day Life in the Massachusetts Bay Colony (Boston, MA: Society for the Preservation of New England Antiquities, 1935),
illustration plate 7.
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Figure 17. “Thatch-roofed Cottages” (top) and “Interior of an English Wigwam” (bottom). Source: George Francis Dow,
Every Day Life in the Massachusetts Bay Colony (Boston, MA: Society for the Preservation of New England Antiquities,
1935), illustration plate 8.
APPENDIX: HISTORIC REPORT
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Figure 18. Aerial view of the Forest River Park pool and bathhouse from 1971, just prior to the renovation. Source:
Historic Aerials.
Figure 19. Aerial view of the Forest River Park pool and bathhouse from 1978, after the renovation. Source: Historic
Aerials.
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Figure 20. Proposed floor plan for the bathhouse at Forest River Park. Source: Robert Charles Engineering Associates.
Plans for the swimming pool, Forest River Park (February 1971).
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APPENDIX: HISTORIC REPORT
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National Register of Historic Places Criteria Statement Form
Check all that apply:
Individually eligible Eligible only in a historic district
Contributing to a potential historic district Potential historic district
Criteria: A B C D
Criteria Considerations: A B C D E F G
Statement of Significance by Tonya Loveday, Epsilon Associates
The criteria that are checked in the above sections must be justified here.
Forest River Park was established as a public park after the City of Salem took the land by eminent domain in 1907. It is
an early example of a suburban municipal park that reflects the influence of the progressive late nineteenth century park
movement that took off following the Park Act of 1892 and the establishment of the Metropolitan Park Commission in
1893. The park was largely open pastures on rolling hills with beachfront access when it was acquired by the City of
Salem. Up to that point, the land remained remarkably undeveloped from its time as a common field used by Salem’s first
settlers. The land was owned by several significant historical figures including Colonel Timothy Pickering Jr., a prominent
Revolutionary War-era politician, David Pingree, a prominent Salem merchant, and Mary Hemenway, a wealthy
philanthropist and early preservationist. Forest River Park was originally open in character and void of the many mature
trees that characterize the landscape today. It served the city in a different capacity following the Great Salem Fire of
1914. Forest River Park became home of Salem’s largest camp or tent city, providing a place for thousands of displaced
civilians to reside and receive aid while the city rebuilt itself after the devastating event . Since then, the park has remained
a popular destination for outdoor recreation. It provides a natural setting for picnicking, recreation, play, and swimming at
its beaches and pool. For these reasons, the park satisfies Criterion A at the local level.
Forest River Park also satisfies Criterion C at the local level for the buildings on the property which retain historic and
architectural integrity. The oldest resource within the park is the Col. Timothy Pickering House (SAL.2149). Built by
1817 and likely dating to the Second Period (1725-1780), this vernacular dwelling appears to have been enlarged in the
late nineteenth century. The building is representative of New England colonial architecture and is associated with one of
the property’s earliest and most prominent owners, Colonel Timothy Pickering, Jr. Since its construction, the dwelling has
seemingly been used as a cottage or second residence for its owners. The building retains its integrity and continues to
function as a residence for the caretaker of Forest River Park. Other structures within Forest River Park that retain
sufficient integrity and would contribute to a potential district include the purpose-built Forest River Park Bathhouse,
dating to the late 1920s, and the Forest River Park Garage, constructed by 1938. These two buildings were
commissioned by the City of Salem to enhance and support the park’s programming and operation. Because the Forest
River Park Pool has been reworked in several iterations, most recently in 1999, it does not retain integrity and is ineligible
for inclusion in a potential district. In 1989, the Massachusetts Historical Commission found Pioneer Village (SAL.GM)
ineligible for listing on the National Register of Historic Places due to the loss of as many as half of its original structures.
Pioneer Village does not currently retain sufficient integrity and remains ineligible for listing.
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It is possible that Forest River Park may satisfy Criterion D for its potential to yield important information or archaeologi cal
artifacts associated with the Naumkeags, a group of Native Americans who were known to have lived in the area prior to
English colonization. Various accounts suggest that the Naumkeags used or occupied the Forest River Park property,
conveniently located on the Salem Harbor. Additional study would be necessary to justify significance under Criterion D.
151BARGMANN HENDRIE + ARCHETYPE, INC.
APPENDIX: PERMITTING ISSUES AND REGULATORY PROCESS
M E M O R A N D U M
Date: September 7, 2016
To: Tom Beddall, bh+a & Tom Scarlata, bh+a
From: Epsilon Associates, Inc.
Subject: Forest River Pool & Bathhouse, Conceptual Design/Preliminary Permitting
Assessment
The following memorandum is a preliminary assessment of the environmental review processes
and associated approvals anticipated for the Forest River Pool and Bathhouse replacement project
as depicted on conceptual design drawings provided to Epsilon Associates by Bargmann Hendrie +
Archetype (bh+a).
This memorandum identifies the following environmental review processes: 1) Massachusetts
Environmental Policy Act review; 2) Massachusetts Department of Environmental Protection
Chapter 91 Waterways Regulation Program licensing; 3) review by the Salem Conservation
Commission under the Massachusetts Wetlands Protection Act; 4) Massachusetts Historical
Commission review; 5) approval by the US Army Corps of Engineers; and, 6) Federal Consistency
Review by the Massachusetts Office of Coastal Zone Management. Additional detail for each of
these programs is provided below.
The memorandum also provides an estimated timeframe to complete review under each review
process, not including the time necessary to prepare application materials and other documents
required to initiate or complete each review process.
Epsilon typically requires three to four weeks to prepare and produce application materials for each
the programs listed below. Any material changes to the project after application materials have
been substantially developed or submitted will alter the review timeframe. Epsilon anticipates that
the environmental review process will require 15 to 18 months to complete, including the time
required to develop and produce the required documentation.
2
1.0 Massachusetts Environmental Policy Act Requirements
The Massachusetts Environmental Policy Act (MEPA) is administered by the Massachusetts
Executive Office of Energy and Environmental Affairs (EEA). It is the primary means by
which the environmental impacts of development activities are studied and reviewed prior
to state agency permitting and/or approval. The MEPA review process is initiated with the
filing of an Environmental Notification Form (ENF), and may include the subsequent filing
of a Draft Environmental Impact Report (Draft EIR) and a Final Environmental Impact Report
(Final EIR).
A project is subject to MEPA review when the following two conditions are met:
(1) the project is subject to MEPA jurisdiction; and,
(2) the project exceeds a MEPA review threshold.
Based on review of the conceptual design, MEPA jurisdiction is triggered by the need for a
Chapter 91 license (described below) and MEPA review thresholds are met because the
conceptual design includes new fill or structure within a velocity zone, will require
alteration of coastal bank and will include the demolition of all or any exterior part of a
structure included in the Massachusetts Historical Commission’s (MHC) Inventory of
Historic and Archaeological Assets of the Commonwealth.
Because MEPA jurisdiction is related to a Chapter 91 license, MEPA will have full-scope
jurisdiction (i.e., MEPA jurisdiction will not be limited to only the exceeded review
threshold[s]).
Anticipated Timeframe: ~1 month (ENF)
2.0 Massachusetts Historical Commission Review
Projects that require licenses, permits, and/or approvals from any state agency, or utilizes
state funding are subject to review by the MHC in accordance with M.G.L. Chapter 9,
sections 26-27C, as amended by Chapter 254 of the Acts of 1988 (950 CMR 71.00).
Additionally, projects utilizing federal funding, or that require federal licenses, permits or
approvals such as the above-referenced ACOE permits, are subject to MHC review under
Section 106 of the National Historic Preservation Act.
In July 2017, the City of Salem submitted a Project Notification Form (PNF) to the MHC to
initiate review of the Project. In a July 28, 2017 letter the MHC responded seeking the
comments of the Salem Historical Commission and Historic Salem, Inc. We further
understand that the Salem Historical Commission has requested additional information to
about the Project site in the form of an updated MHC Area Form (Form A).
152
3
In that the Project will be subject to MEPA review, the MEPA ENF will serve to provide
MHC with updated information about the Project. Upon receipt of the ENF, MHC will
assess potential Project related impacts to historic resources on the Project site and within
the vicinity.
Anticipated Timeframe: ~2-3 months (initiated with the MEPA filing)
3.0 Massachusetts Wetlands Protection Act
The Massachusetts Wetlands Protection Act (MGL c.131 § 40) (WPA) is a state statute
administered by local Conservation Commissions. The WPA, and its implementing
regulations at 310 CMR 10.00, require the preparation of a Notice of Intent (NOI) for work
within a wetland resource area and/or work within 100 feet of certain wetland resource
areas. The performance standards for work or activities occurring within each wetland
resource area are identified in the WPA regulations.
The conceptual design includes activities within and/or adjacent to the resource areas
including, but not limited to, Coastal Bank, Coastal Beach, Land Subject to Tidal Action and
Land Subject to Coastal Storm Flowage; and the 100-foot Buffer Zone to Coastal Bank. As
such, the proposed work will require the filing of a NOI with the Salem Conservation
Commission.
Anticipated Timeframe: ~6 weeks (single Commission hearing).
4.0 Chapter 91
The Massachusetts Public Waterfront Act, M.G.L c. 91 (Chapter 91), provides for the
protection of the public’s right of waterway navigation and access to the Massachusetts
shoreline. Chapter 91 is implemented through regulations (310 CMR 9.00 et seq.)
administered by the Massachusetts Department of Environmental Protection (MassDEP)
Waterways Regulation Program. Along the Massachusetts coastline, Chapter 91 jurisdiction
includes both existing flowed tidelands and former tidelands that are now filled.
Development activities within Chapter 91 jurisdiction generally require a license, permit, or
other approval from MassDEP.
Areas of the Forest River Park pool are located within filled tidelands. As such, the work
contemplated in the conceptual design is within Chapter 91 jurisdiction, and the proposed
modifications to the pool and surrounding jurisdictional areas will require a Chapter 91
license. It is Epsilon’s understanding the project will be considered a Water Dependent Use
as defined by the Chapter 91 regulations.
4
It should be noted that MassDEP requires both the issuance of the final MEPA Certificate
and the submission of a NOI to the Conservation Commission prior to commencement of
its administrative review of a Chapter 91 license application. MassDEP also requires the
Conservation Commission’s issuance of a final Order of Conditions on the NOI as a
prerequisite for obtaining a Chapter 91 license for the Project.
Anticipated Timeframe: ~10 months (Water Dependent Use).
5.0 U.S. Army Corps of Engineers
The New England District of the US Army Corps of Engineers (Corps) reviews and approves
activities subject to Corps jurisdiction in waters of the US, including navigable waters,
within the boundaries of, and off the coast of, Massachusetts. Jurisdictional waters extend
to mean high water, which appears to include portions of the existing pool bulkhead to be
removed under the conceptual design.
The removal of the bulkhead and associated backfill may be considered an “enhancement
of tidal waters” under the Corps’ Massachusetts General Permits regulatory program and
will therefore require the submission of a Pre-Construction Notification (PCN). It should be
noted that the Corps requires that the Chapter 91 application is included with the PCN.
Anticipated Timeframe: ~2 months (PCN)
6.0 Massachusetts Office of Coastal Zone Management
The project site is located within the Massachusetts Coastal Zone. Because the work
identified in the conceptual design may require Corps approval, a federal action, the
Massachusetts Office of Coastal Zone Management (CZM) may review the project to ensure
the Corps’ approval is consistent with the Massachusetts coastal program policies as part of
its Federal Consistency Review process. The aforementioned Corps approval is a general
permit; therefore, it is presumed that projects qualifying under the general permit
authorizations are consistent with Massachusetts coastal program policies. Nonetheless, the
Corps will typically coordinate review of PCNs with CZM. The Corps approval, however,
is not valid until CZM concludes its review and determines the project is consistent with
coastal program policies.
Anticipated Timeframe: Concurrent with US Army Corps of Engineers review.
APPENDIX: PERMITTING ISSUES AND REGULATORY PROCESS
153BARGMANN HENDRIE + ARCHETYPE, INC.
APPENDIX: LETTERS OF SUPPORT
154
APPENDIX: LETTERS OF SUPPORT
155BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Park
New Swimming Pool and Bathhouse Options
Salem, MA
Conceptual Cost Estimate
Architect:Cost Consultant:
Bargmann Hendrie Archetype Inc Daedalus Projects Incorporated
9 Channel Center Street, Suite 300
Boston, MA 02210
(617) 350 0450 Boston, MA 02109-6119
(617) 451 2717
South Market Bldg, Suite 4195
July 24, 2018
1 Faneuil Hall Market Place
Forest River Park
New Swimming Pool and Bathhouse Options
Salem, MA
INTRODUCTION
Project Description:
Construction of new swimming pool and bathhouse facilities in the Forest River Park, including improvements
to surrounding landscape
Option 1: Ball Field Location
New combination 25-yard lap pool and recreational pool, new 4,000 sf bathhouse, new splash pad,
demolition of existing bathhouse and pool at Option 3 location
Option 2: Park Land Location
New combination 25-yard lap pool and recreational pool, new kids’ pool, new 4,000 sf bathhouse, new splash pad,
rock ledge removal, renovation/demolition of existing bathhouse, demolition of existing pool
Option 3: Existing Pool Location
New combination 25-yard lap pool and recreational pool, new kids’ pool, new splash pad, gut renovate existing
bathhouse, demolition of existing pool, removal of tennis courts, rework parking lot
New construction of bathhouse facilities
concrete foundations, basement walls and slab on grade, steel framed structure
CMU façade and asphalt shingle roofing
Program includes public restrooms, showers, changing rooms, community room, concession and offices
Project Particulars:
Documents received from Bargmann Hendrie + Archetype, Inc.
Site Plan Option Location Drawings dated June 19, 2018
Site aerial photograph
Existing Conditions Assessment
Existing Bath House Plan and Sections Drawing 2 dated February 26, 1971 prepared by Robert Charles Associates Inc.
Existing Bath House & Revisions Drawing 5 dated February 26, 1971 prepared by Robert Charles Associates Inc.
Detailed quantity takeoff from these documents where possible
Discussion, review and reconciliation with Bargmann Hendrie + Archetype, Inc and their Design Team
Daedalus Projects, Inc. experience with similar projects of this nature
Project Assumptions:
The project bid will be competitively bid amongst Open-Shop General Contractors
It has been assumed that no less than 4 bids will be received. Bids can be expected to be significantly higher
if fewer bids are received
The project will be built by a General Contractor under a single prime contract
Operation during normal business hours
The Total Estimated Construction Cost reflects the fair construction value of this project in a competitive
bidding market
Unit rates are based on current dollars and include an escalation allowance to cover the construction duration
Subcontractor's markups have been included in each unit rate. Markups cover the cost of field overhead, home office,
overhead and subcontractor's profit
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APPENDIX: COST ESTIMATE
156
Forest River Park
New Swimming Pool and Bathhouse Options
Salem, MA
Project Assumptions: cont'd
Design and Pricing Contingency markup is an allowance for unforeseen design issues, design detail development
specification expansion during the design period.
General Conditions and Project Requirements includes items from Div. 01 General Requirements, staffing, general
facilities to support project, scaffolding, staging and access, temporary protection, cleaning, and other items not
attributable to the direct trade cost
Profit markup is calculated on a percentage basis of direct construction costs
Start of construction assumed Spring 2019
Escalation at a rate of 3½% per year has been calculated from now to the start of construction, and carried in
the Main Summary
Construction Cost Estimate Exclusions:
Environmental permitting
Architectural/Engineering; Design fees and other professional fees, testing, printing, surveying, site investigations
Unforeseen Conditions Contingency
Owner's site representation and project administration
Owner's administration; legal fees, advertising, permitting, Owner's insurance, administration, interest expense
Third Party testing and commissioning
Project costs; utility company back charges prior to construction, construction of swing space and temporary facilities,
program related phasing, relocation
Food Service Equipment, Furnishings, Equipment, Specialties beyond what is noted in design package. Note that
these costs should be carried in Owner's Budget
Work beyond the boundary of the site
Police details and street/sidewalk permits
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Page 3 of 16 Pages
APPENDIX: COST ESTIMATE
157BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Park
MAIN SUMMARY New Swimming Pool and Bathhouse Options
TOTAL COST/GSF TOTAL COST/GSF TOTAL COST/GSF
Direct Trade Cost Details
Bathhouse $1,536,374 $384 $1,562,628 $391 $1,401,445 $350
Swimming Pool $1,650,250 $330 $2,364,000 $288 $2,416,400 $295
Sitework $1,175,291 $10 $1,315,172 $12 $1,498,831 $13
Direct Trade Cost Subtotal $4,361,915 $1,090 $5,241,800 $1,310 $5,316,677 $1,329
Design and Pricing Contingency 10.00% $437,000 $109 $524,000 $131 $532,000 $133
Direct Trade Cost Total $4,798,915 $1,200 $5,765,800 $1,441 $5,848,677 $1,462
Burdens and Markups
General Conditions and Project Requirements 9.00% $432,000 $108 $519,000 $130 $527,000 $132
Insurances, Bonds 2.30% $121,000 $30 $145,000 $36 $147,000 $37
Fee 3.00% $144,000 $36 $173,000 $43 $176,000 $44
Estimated Construction Cost Total $5,496,000 $1,374 $6,602,800 $1,651 $6,698,700 $1,675
Escalation from now to Start of Construction 2.80% $154,000 $39 $185,000 $46 $188,000 $47
Escalation to Mid-point of Construction Unit Rates Unit Rates Unit Rates
Estimated Construction Cost at Start of Construction $5,650,000 $1,413 $6,787,800 $1,697 $6,886,700 $1,722
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
4,000 GSF 4,000 GSF 4,000 GSF
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Main Summary
Page 4 of 16 Pages
APPENDIX: COST ESTIMATE
158
Forest River Park
DIRECT TRADE COST SUMMARY New Swimming Pool and Bathhouse Options
TOTAL COST/GSF TOTAL COST/GSF TOTAL COST/GSF
Bathhouse
02-EXISTING CONDITIONS $197,150 $49.29
03-CONCRETE $142,975 $35.74 $147,900 $36.98 $20,000 $5.00
04-MASONRY $256,775 $64.19 $275,040 $68.76 $224,625 $56.16
05-METALS $86,020 $21.51 $86,860 $21.72 $12,000 $3.00
06-WOOD AND PLASTICS $18,200 $4.55 $18,500 $4.63 $12,700 $3.18
07-THERMAL AND MOISTURE PROTECTION $186,575 $46.64 $186,950 $46.74 $116,000 $29.00
08-DOORS AND WINDOWS $30,425 $7.61 $30,425 $7.61 $42,925 $10.73
09-FINISHES $139,255 $34.81 $145,294 $36.32 $128,237 $32.06
10-SPECIALTIES $116,950 $29.24 $112,450 $28.11 $78,600 $19.65
21 00 00 Fire Protection $49,010 $12.25 $49,010 $12.25 $51,453 $12.86
22 00 00 Plumbing $315,643 $78.91 $315,643 $78.91 $337,000 $84.25
23 00 00 HVAC $73,900 $18.48 $73,900 $18.48 $77,555 $19.39
26 00 00 Electrical $97,200 $24.30 $97,200 $24.30 $103,200 $25.80
31-EARTHWORK $23,447 $5.86 $23,457 $5.86
Bathhouse Total $1,536,374 $384.09 $1,562,628 $390.66 $1,401,445 $350.36
Swimming Pool
13-SPECIAL CONSTRUCTION $1,650,250 $412.56 $2,364,000 $591.00 $2,416,400 $604.10
Swimming Pool Total $1,650,250 $412.56 $2,364,000 $591.00 $2,416,400 $604.10
Site Work
02-EXISTING CONDITIONS $371,140 $3.31 $373,825 $3.34 $368,130 $3.29
31-EARTHWORK $122,400 $1.09 $103,350 $0.92 $210,950 $1.88
32-EXTERIOR IMPROVEMENTS $435,501 $3.89 $499,996 $4.46 $555,251 $4.96
33-UTILITIES $221,250 $1.98 $313,000 $2.79 $339,500 $3.03
33 70 00 Electrical Utilities $25,000 $0.22 $25,000 $0.22 $25,000 $0.22
Site Work Total $1,175,291 $293.82 $1,315,172 $328.79 $1,498,831 $374.71
Direct Trade Cost Subtotal $4,361,915 $1,090.48 $5,241,800 $1,310.45 $5,316,677 $1,329.17
OPTION 1: Ball Field
4,000 GSF
OPTION 2: Park Land
4,000 GSF
OPTION 3: Existing Pool
4,000 GSF
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Direct Trade Summary
Page 5 of 16 Pages
APPENDIX: COST ESTIMATE
159BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
9 02-EXISTING CONDITIONS
10
11 Demo overhead door OPEN $500.00 7 $3,500
12 iron gate OPEN $275.00 1 $275
13 single door LEAF $150.00 9 $1,350
14 Demo toilet compartment STALL $175.00 12 $2,100
15 dressing stall STALL $125.00 11 $1,375
16 plumbing fixture FIX $250.00 19 $4,750
17 Demo partition, borrowed lite LF $40.00 4,345 $173,800
18 Miscellaneous gut demolition GSF $2.50 4,000 $10,000
19 02-Existing Conditions Total $0 $0 $197,150
20
21
22 03-CONCRETE
23
24 Strip footing, 4' high foundation wall LF $275.00 295 $81,125 310 $85,250
25 Spread footing, pier EA $1,400.00 10 $14,000 10 $14,000
26 Slab on grade, vapor barrier, rigid insulation SF $11.15 4,000 $44,600 4,000 $44,600
27 filtration pad SF $10.00 325 $3,250 405 $4,050
28 Trench slab on grade, demo, new infills, patch GSF $5.00 4,000 $20,000
29 03-Concrete Total $142,975 $147,900 $20,000
30
31
32 04-MASONRY
33
34 8" CMU exterior façade walls SF $30.00 4,130 $123,900 4,340 $130,200
35 Modify existing façade openings, cut new, infill former opening AL $25.00 4,930 $123,250
36 8" CMU interior partitions SF $24.50 4,450 $109,025 4,920 $120,540 3,100 $75,950
37 plumbing chase SF $45.00 530 $23,850 540 $24,300 565 $25,425
38 04-Masonry Total $256,775 $275,040 $224,625
39
40
41
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
4,000 GSF 4,000 GSF 4,000 GSF
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APPENDIX: COST ESTIMATE
160
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
4,000 GSF 4,000 GSF 4,000 GSF
42 05-METALS
43
44 Structural steel columns and roof framing; assume 5#/sf TNS $4,250.00 10 $42,500 10 $42,500
45 1½" 20ga. Type B galv. metal roof decking SF $3.75 4,000 $15,000 4,000 $15,000
46 Miscellaneous metals for exterior façade SF $4.00 4,130 $16,520 4,340 $17,360 0 $0
47 Miscellaneous interior metals GSF $3.00 4,000 $12,000 4,000 $12,000 4,000 $12,000
48 05-Metals Total $86,020 $86,860 $12,000
49
50
51 06-WOOD AND PLASTICS
52
53 Roof blocking LF $20.00 295 $5,900 310 $6,200
54 Rough carpentry/blocking; interior partitions and doors GSF $1.00 4,000 $4,000 4,000 $4,000 4,000 $4,000
55 Install door, frame, hardware OPEN $200.00 9 $1,800 9 $1,800 11 $2,200
56 Solid-surface counter; Concession LF $250.00 6 $1,500 6 $1,500 6 $1,500
57 Sink counter; Restrooms LF $200.00 25 $5,000 25 $5,000 25 $5,000
58 06-Wood And Plastics Total $18,200 $18,500 $12,700
59
60
61 07-THERMAL AND MOISTURE PROTECTION
62
63 Damproofing at foundation wall, rigid insulation SF $6.25 1,180 $7,375 1,240 $7,750
64 Flat membrane roofing SF $40.80 4,000 $163,200 4,000 $163,200
65 Remove roofing, install new SF $25.00 4,000 $100,000
66 Caulking and sealants GSF $3.50 4,000 $14,000 4,000 $14,000 4,000 $14,000
67 Through floor penetration firestopping & fire resistive joints GSF $0.50 4,000 $2,000 4,000 $2,000 4,000 $2,000
68 07-Thermal And Moisture Protection Total $186,575 $186,950 $116,000
69
70
71
72
73
74
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Page 7 of 16 Pages
APPENDIX: COST ESTIMATE
161BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
4,000 GSF 4,000 GSF 4,000 GSF
75 08-DOORS AND WINDOWS
76
77 Single exterior fiberglass door, frame, hardware OPEN $1,600.00 6 $9,600 6 $9,600
78 Double exterior fiberglass door, frame, hardware OPEN $3,200.00 3 $9,600
79 Single interior fiberglass door, HMF frame, hardware LEAF $1,475.00 3 $4,425 3 $4,425 5 $7,375
80 Double interior fiberglass door PR $2,950.00 3 $8,850
81 Exterior coiling counter door, counter; Concession EA $7,500.00 1 $7,500 1 $7,500 1 $7,500
82 Punch window SF $75.00 100 $7,500 100 $7,500 100 $7,500
83 Access doors; plumbing duct, custodial EA $350.00 4 $1,400 4 $1,400 6 $2,100
84 08-Doors And Windows Total $30,425 $30,425 $42,925
85
86
87 09-FINISHES
88
89 Seamless poured epoxy flooring SF $12.00 4,000 $48,000 4,000 $48,000 4,000 $48,000
90 wainscot x5'high SF $12.00 5,830 $69,963 6,305 $75,655 5,095 $61,137
91 Sealed concrete floor; filtration room SF $2.00 325 $650 $0
92 CMU walls; epoxy paint SF $1.75 6,995 $12,242 7,565 $13,240 6,115 $10,701
93 Underside of structure; epoxy paint SF $2.10 4,000 $8,400 4,000 $8,400 4,000 $8,400
94 09-Finishes Total $139,255 $145,294 $128,237
95
96
97 10-SPECIALTIES
98
99 Exterior signage LS $1,200.00 1 $1,200 1 $1,200 1 $1,200
100 Interior signage GSF $0.25 4,000 $1,000 4,000 $1,000 4,000 $1,000
101 Toilet accessories; single user RMS $650.00 2 $1,300 2 $1,300 2 $1,300
102 Multi-user toilet FIX $150.00 7 $1,050 7 $1,050 6 $900
103 Multi-user toilet, ADA compliant FIX $325.00 4 $1,300 4 $1,300 4 $1,300
104 Multi-user shower FIX $75.00 10 $750 10 $750 10 $750
105 Multi-user shower, ADA compliant FIX $325.00 2 $650 2 $650 2 $650
106 Multi-user sink, mirror FIX $225.00 8 $1,800 8 $1,800 8 $1,800
107 Multi-user paper towel/trash receptacle FIX $400.00 2 $800 2 $800 2 $800
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APPENDIX: COST ESTIMATE
162
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
4,000 GSF 4,000 GSF 4,000 GSF
108 Phenolic-core toilet compartment EA $1,700.00 7 $11,900 7 $11,900 6 $10,200
109 ADA compliant EA $1,500.00 2 $3,000 2 $3,000 2 $3,000
110 urinal privacy screen EA $500.00 2 $1,000 2 $1,000 1 $500
111 Phenolic-core shower compartment EA $1,550.00 10 $15,500 10 $15,500 10 $15,500
112 ADA compliant EA $1,350.00 2 $2,700 2 $2,700 2 $2,700
113 Fire extinguisher cabinets EA $500.00 2 $1,000 2 $1,000 2 $1,000
114 Multi-tie personal plastic locker EA $900.00 80 $72,000 75 $67,500 40 $36,000
115 10-Specialties Total $116,950 $112,450 $78,600
116
117
118 21, 22, 23 - MECHANICAL
119
120 21 00 00 Fire Protection
121 Fire Protection Equipment
122 Fire pump w/ controller EA $48,000.00 1 NIC 1 NIC 1 NIC
123 4" Water Service / DCVA EA $5,650.00 1 $5,650 1 $5,650 1 $5,935
124 4" Alarm Valves w/ Trim EA $3,450.00 1 $3,450 1 $3,450 1 $3,625
125 Standpipe assembly w/ FDV EA $1,900.00 1 $1,900 1 $1,900 1 $1,995
126 Dry Valve with compressor EA $10,800.00 1 $10,800 1 $10,800 1 $11,340
127 Siamese connection (FDC)EA $1,500.00 1 $1,500 1 $1,500 1 $1,575
128 Fire Protection Distribution and Mains
129 Sprinkler head; concealed pendant EA $85.00 15 $1,275 15 $1,275 15 $1,338
130 Sprinkler head; upright pendant EA $65.00 21 $1,365 21 $1,365 21 $1,435
131 Branch pipe with fittings & hangers LF $22.00 435 $9,570 435 $9,570 435 $10,050
132 Main pipe with fittings & hangers LF $35.00 140 $4,900 140 $4,900 140 $5,145
133 Miscellaneous valves & accessories LS $900.00 1 $900 1 $900 1 $945
134 Miscellaneous
135 Demolition work 1 N/A
136 System testing, flushing and inspection LS $1,300.00 1 $1,300 1 $1,300 1 $1,365
137 Coring, cutting, sleeves & fire stopping LS $500.00 1 $500 1 $500 1 $525
138 Seismic Restraints and Structural Steel Comp.LS $700.00 1 $700 1 $700 1 $735
139 Hydraulic lifts/rigging LS $2,200.00 1 $2,200 1 $2,200 1 $2,325
140 Shop drawings / BIM / ENG Support / As-Built LS $1,500.00 1 $1,500 1 $1,500 1 $1,575
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APPENDIX: COST ESTIMATE
163BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
4,000 GSF 4,000 GSF 4,000 GSF
141 Commissioning Support LS $900.00 1 $900 1 $900 1 $945
142 Fees & permits LS $600.00 1 $600 1 $600 1 $600
143 21 00 00 Fire Protection Total $49,010 $49,010 $51,453
144
145 22 00 00 Plumbing
146 Plumbing Equipment
147 Indirect Gas Hot Water Heater EA $18,500.00 2 $37,000 2 $37,000 2 $38,900
148 Hot Water Storage Tank EA $10,500.00 1 $10,500 1 $10,500 1 $11,100
149 Expansion tank EA $2,800.00 1 $2,800 1 $2,800 1 $3,000
150 Air separator EA $1,250.00 1 $1,250 1 $1,250 1 $1,400
151 Water service w/ meter assembly EA $8,250.00 1 $8,250 1 $8,250 1 $8,700
152 Hot water circulator pump assembly EA $450.00 1 $450 1 $450 1 $500
153 Connection to gas meter (meter by others)EA $1,050.00 1 $1,050 1 $1,050 1 $1,200
154 Reduce pressure backflow preventer EA $2,850.00 2 $5,700 2 $5,700 2 $6,000
155 Mixing valve; Master EA $4,850.00 1 $4,850 1 $4,850 1 $5,100
156 Oil / Sand Separator EA $22,500.00 1 See Site 1 See Site 1 See Site
157 Floor drain
158 -3"EA $800.00 2 $1,600 2 $1,600 2 $1,700
159 -2"EA $745.00 10 $7,450 10 $7,450 10 $7,900
160 -Trench Drain LF $85.00 35 $2,975 35 $2,975 35 $3,200
161 Vent through roof EA $375.00 2 $750 2 $750 2 $800
162 Wall hydrant EA $395.00 3 $1,185 3 $1,185 3 $1,300
163 Hose bibb EA $325.00 2 $650 2 $650 2 $700
164 Roof drain EA $1,050.00 2 $2,100 2 $2,100 2 $2,300
165 Rough-in & connection to concession areas (allow)LS $8,500.00 1 $8,500 1 $8,500 1 $9,000
166 Plumbing Fixtures
167 Water closet EA $1,850.00 11 $20,350 11 $20,350 11 $21,400
168 Shower EA $1,050.00 10 $10,500 10 $10,500 10 $11,100
169 Shower / ADA EA $1,050.00 2 $2,100 2 $2,100 2 $2,300
170 Shower / Exterior EA $6,500.00 2 $13,000 2 $13,000 2 $13,700
171 Lavatory EA $990.00 10 $9,900 10 $9,900 10 $10,400
172 Urinal EA $1,320.00 3 $3,960 3 $3,960 3 $4,200
173 Mop sink w/ rack EA $1,250.00 2 $2,500 2 $2,500 2 $2,700
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APPENDIX: COST ESTIMATE
164
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
4,000 GSF 4,000 GSF 4,000 GSF
174 Water cooler; Bi Level EA $3,050.00 2 $6,100 2 $6,100 2 $6,500
175 Stainless steel sink EA $1,400.00 2 $2,800 2 $2,800 2 $3,000
176 Outlet Box; Laundry mate EA $350.00 2 $700 2 $700 2 $800
177 Domestic Water Piping LF $34.50 885 $30,533 885 $30,533 885 $32,100
178 Valves & accessories LS $5,000.00 1 $5,000 1 $5,000 1 $5,300
179 Storm Drainage, Hubless Cast Iron Pipe LF $65.50 220 $14,410 220 $14,410 220 $15,200
180 Pipe insulation LF $14.50 1,000 $14,500 1,000 $14,500 1,000 $15,300
181 Sanitary Waste And Vent Pipe w/ Hangers LF $42.00 850 $35,700 850 $35,700 850 $37,500
182 Grease Waste System pipe with fittings & hangers LF $85.00 150 $12,750 150 $12,750 150 $13,400
183 Interior Grease Trap EA $4,800.00 1 $4,800 1 $4,800 1 $5,100
184 Valves & accessories LS $2,000.00 1 $2,000 1 $2,000 1 $2,100
185 Natural gas pipe with fittings & hangers LF $88.00 85 $7,480 85 $7,480 85 $7,900
186 Valves & accessories LS $1,200.00 1 $1,200 1 $1,200 1 $1,300
187 Miscellaneous
188 Demolition work LS 1 $3,500
189 System testing and flushing LS $2,600.00 1 $2,600 1 $2,600 1 $2,800
190 Coring, cutting, sleeves & fire stopping LS $1,100.00 1 $1,100 1 $1,100 1 $1,200
191 Seismic Restraints and Structural Steel Comp.LS $1,300.00 1 $1,300 1 $1,300 1 $1,400
192 Hydraulic lifts/rigging LS $3,000.00 1 $3,000 1 $3,000 1 $3,200
193 Shop drawings / BIM / ENG Support / As-Built LS $4,500.00 1 $4,500 1 $4,500 1 $4,800
194 Commissioning Support LS $2,600.00 1 $2,600 1 $2,600 1 $2,800
195 Fees & permits LS $3,200.00 1 $3,200 1 $3,200 1 $3,200
196 22 00 00 Plumbing Total $315,643 $315,643 $337,000
197
198 23 00 00 HVAC
199 HVAC Equipment
200 Electric Baseboard, 4FT Section EA $1,150.00 34 $39,100 34 $39,100 34 $41,055
201 Unit Heater EA $1,500.00 4 $6,000 4 $6,000 4 $6,300
202 Exhaust Fans
203 - EF- 1,500 CFM EA $4,850.00 4 $19,400 4 $19,400 4 $20,370
204 - EF- 400 CFM EA $1,050.00 4 $4,200 4 $4,200 4 $4,410
205
206
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Page 11 of 16 Pages
APPENDIX: COST ESTIMATE
165BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
4,000 GSF 4,000 GSF 4,000 GSF
207 Miscellaneous
208 Demolition work 1 N/A
209 System testing and flushing LS $1,400.00 1 $1,400 1 $1,400 1 $1,470
210 Coring, cutting, sleeves & fire stopping LS $400.00 1 $400 1 $400 1 $420
211 Seismic Restraints and Structural Steel Comp.LS $700.00 1 $700 1 $700 1 $735
212 Hydraulic lifts/rigging LS $400.00 1 $400 1 $400 1 $420
213 Shop drawings / BIM / ENG Support / As-Built LS $1,100.00 1 $1,100 1 $1,100 1 $1,155
214 Commissioning Support LS $400.00 1 $400 1 $400 1 $420
215 Fees & permits LS $800.00 1 $800 1 $800 1 $800
216 23 00 00 HVAC Total $73,900 $73,900 $77,555
217
218
219 26 - 27-ELECTRICAL, COMMUNICATION
220
221 26 00 00 Electrical
222 Normal power
223 208/120V panelboards GSF $2.00 4,000 $8,000 4,000 $8,000 4,000 $8,000
224 208/120V panelboards GSF $1.00 4,000 $4,000
225 Equipment wiring:
226 Exhaust fan EA $1,000.00 8 $8,000 8 $8,000 8 $8,000
227 UH EA $1,500.00 4 $6,000 4 $6,000 4 $6,000
228 Hot water circulator pump EA $1,200.00 1 $1,200 1 $1,200 1 $1,200
229 Feed and connection to baseboard heat EA $550.00 34 $18,700 34 $18,700 34 $18,700
230 Pool equipment, feed and connections EA $3,500.00 1 $3,500 1 $3,500 1 $3,500
231 Misc. equipment feed and connections EA $3,500.00 1 $3,500 1 $3,500 1 $3,500
232 Lighting fixtures, including emergency & egress GSF $2.00 4,000 $8,000 4,000 $8,000 4,000 $8,000
233 Exterior building mounted fixture EA $850.00 6 $5,100 6 $5,100 6 $5,100
234 Lighting controls GSF $0.30 4,000 $1,200 4,000 $1,200 4,000 $1,200
235 Branch devices GSF $0.20 4,000 $800 4,000 $800 4,000 $800
236 Lighting & branch circuitry GSF $3.00 4,000 $12,000 4,000 $12,000 4,000 $12,000
237 Fire alarm system GSF $1.50 4,000 $6,000 4,000 $6,000 4,000 $6,000
238 Telecommunications GSF $0.30 4,000 $1,200 4,000 $1,200 4,000 $1,200
239
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APPENDIX: COST ESTIMATE
166
Forest River Park
BATHHOUSE DIRECT TRADE COST DETAILS Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
4,000 GSF 4,000 GSF 4,000 GSF
240 Security Systems
241 Control panel, devices and circuitry LS $5,000.00 1 $5,000 1 $5,000 1 $5,000
242 Miscellaneous
243 Fees & permits GSF $0.50 4,000 $2,000 4,000 $2,000 4,000 $2,000
244 Temporary lighting & power GSF $0.50 4,000 $2,000 4,000 $2,000 4,000 $2,000
245 Demolition work GSF $0.50 4,000 $2,000
246 Lightning protection and grounding GSF $1.25 4,000 $5,000 4,000 $5,000 4,000 $5,000
247 26 00 00 Electrical Total $97,200 $97,200 $103,200
248
249
250 31-EARTHWORK
251
252 Rough and fine grade for new slab SF $2.00 4,325 $8,650 4,405 $8,810
253 Gravel below slab CY $38.00 176 $6,696 163 $6,200
254 Perimeter drain system LF $16.00 325 $5,192 341 $5,456
255 Continuous footings LF 295 310
256 Excavation CY $12.00 82 $983 86 $1,033
257 Soil remove CY $6.00 82 $492 86 $517
258 Backfill with imported fill CY $25.00 5 $137 6 $144
259 Spread footings EA 10 10
260 Excavation CY $12.00 36 $427 36 $427
261 Soil remove CY $6.00 36 $213 36 $213
262 Backfill with imported fill CY $25.00 26 $657 26 $657
263 31-Earthwork Total $23,447 $23,457 $0
264
265
266
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Page 13 of 16 Pages
APPENDIX: COST ESTIMATE
167BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Park
SITE DEVELOPMENT DIRECT TRADE COST DETAILS New Swimming Pool and Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
9 02-EXISTING CONDITIONS
10
11 Site Preparation
12 8' construction fence LF $15.00 2,890 $43,350 2,525 $37,875 2,580 $38,700
13 Double construction gate EA $3,000.00 2 $6,000 2 $6,000 2 $6,000
14 Stabilized construction entrance LS $7,500.00 2 $15,000 2 $15,000 2 $15,000
15 Shoreline protection LF $20.00 1,050 $21,000
16 Site clearing and grubbing ACRE $3,500.00 3 $10,500 4 $14,000 4 $14,000
17 Temporary signs LS $2,000.00 1 $2,000 1 $2,000 1 $2,000
18 Erosion and Sedimentation Controls
19 Erosion control fence LF $16.00 2,890 $46,240 2,525 $40,400 2,580 $41,280
20 Inlet protection EA $300.00 20 $6,000 20 $6,000 20 $6,000
21 Site Demolition
22 Remove existing pool assembly GSF $10.00 12,275 $122,750 12,275 $122,750 12,275 $122,750
23 Existing filter shed EA $1,000.00 1 $1,000 1 $1,000 1 $1,000
24 Demolish bathhouse building at Option 3 location CFT $0.35 56,000 $19,600 56,000 $19,600
25 slab on grade and foundations GSF $6.00 4,000 $24,000 4,000 $24,000
26 Miscellaneous site demolition GSF $0.50 112,000 $56,000 132,000 $66,000 165,000 $82,500
27 Haul off demolished materials, disposal $11,200 $11,700 $10,400
28 Protect existing element to remain LS $7,500.00 1 $7,500 1 $7,500 1 $7,500
29 02-Existing Conditions Total $371,140 $373,825 $368,130
30
31
32 13-SPECIAL CONSTRUCTION
33
34 Earthwork; 25-yard lap/recreational pool LS $100,000.00 1 $100,000 1 $100,000 1 $100,000
35 kids' pool LS $25,000.00 1 $25,000 1 $25,000
36 water spray pad LS $20,000.00 1 $20,000 1 $20,000 1 $20,000
37 concrete deck GSF $5.00 10,700 $53,500 11,700 $58,500 23,530 $117,650
38 rock ledge premium CY $50.00 3,100 $155,000
39 Specialty pool construction; 25-yard lap/recreational pool AL $1,200,000.00 1 $1,200,000 1 $1,200,000 1 $1,200,000
40 kids' pool AL $500,000.00 1 $500,000 1 $500,000
41 water spray pad AL $75,000.00 1 $75,000 1 $75,000 1 $75,000
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
112,000 GSF 132,000 GSF 165,000 GSF
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APPENDIX: COST ESTIMATE
168
Forest River Park
SITE DEVELOPMENT DIRECT TRADE COST DETAILS New Swimming Pool and Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
112,000 GSF 132,000 GSF 165,000 GSF
42 Concrete pool deck SF $12.50 10,700 $133,750 11,700 $146,250 23,530 $294,125
43 water spray pad surfacing SF $25.00 1,520 $38,000 2,170 $54,250 2,185 $54,625
44 Electrical grounding, lighting feeds and connections LS $30,000.00 1 $30,000 1 $30,000 1 $30,000
45 13-Special Construction Total $1,650,250 $2,364,000 $2,416,400
46
47
48 31-EARTHWORK
49
50 Infill former pool depression CY $20.00 2,850 $57,000 2,850 $57,000 2,850 $57,000
51 imported fill +5' at pool deck CY $25.00 380 $9,500
52 Cuts and fills for new site grades and improvements CY $15.00 4,360 $65,400 3,090 $46,350 9,630 $144,450
53 31-Earthwork Total $122,400 $103,350 $210,950
54
55
56 32-EXTERIOR IMPROVEMENTS
57
58 Driveway and parking pavement SF $4.00 53,550 $214,200 65,470 $261,880 50,225 $200,900
59 Parking space marking SPACE $35.00 186 $6,510 186 $6,510 21 $735
60 ADA compliant marking, sign SPACE $225.00 5 $1,125 5 $1,125 2 $450
61 bus marking, sign SPACE $250.00 2 $500
62 Boardwalk, deck SF $75.00 1,040 $78,000 1,255 $94,125 1,860 $139,500
63 Relocate baseball field EA $30,000.00 1 $30,000 1 $30,000
64 tennis court EA $50,000.00 2 $100,000
65 Remainder of site improvements LS $25,000.00 1 $25,000 1 $25,000 1 $25,000
66 Tree, shrub, groundcover, planting soil, mulch GSF $15.00 5,000 $75,000 5,000 $75,000 5,000 $75,000
67 Seeding to remainder of limit of disturbance SF $0.15 37,775 $5,666 42,375 $6,356 87,770 $13,166
68 32-Exterior Improvements Total $435,501 $499,996 $555,251
69
70
71
72
73
74
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Page 15 of 16 Pages
APPENDIX: COST ESTIMATE
169BARGMANN HENDRIE + ARCHETYPE, INC.
Forest River Park
SITE DEVELOPMENT DIRECT TRADE COST DETAILS New Swimming Pool and Bathhouse Options
DESCRIPTION UNIT UNIT COST
Quantity Cost Quantity Cost Quantity Cost
OPTION 1: Ball Field OPTION 2: Park Land OPTION 3: Existing Pool
112,000 GSF 132,000 GSF 165,000 GSF
75 33-UTILITIES
76
77 Water Utilities
78 Street connection LS $7,500.00 1 $7,500 1 $7,500 1 $7,500
79 CLDI main service; domestic water LF $75.00 250 $18,750 500 $37,500
80 CLDI main service; fire protection LF $90.00 250 $22,500 500 $45,000 1,500 $135,000
81 Fire hydrant and gate valve EA $3,000.00 1 $3,000 2 $6,000 1 $3,000
82 Sanitary Sewerage
83 Drain piping LF $65.00 250 $16,250 500 $32,500 100 $6,500
84 Oil / sand separator EA $22,500.00 1 $22,500 1 $22,500 1 $22,500
85 Street connection LS $7,500.00 1 $7,500 1 $7,500
86 Storm Drainage
87 Stormwater management and retention GSF $1.00 112,000 $112,000 132,000 $132,000 165,000 $165,000
88 Gas Service
89 New gas main service LF Utility Co.Utility Co.Utility Co.
90 Trenching and associated install earthwork LF $45.00 250 $11,250 500 $22,500 $0
91 33-Utilities Total $221,250 $313,000 $339,500
92
93 33 70 00 Electrical Utilities
94 Site lighting and circuitry LS $25,000.00 1 $25,000 1 $25,000 1 $25,000
95 33 70 00 Electrical Utilities Total $25,000 $25,000 $25,000
96
97
98
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APPENDIX: COST ESTIMATE
170
END OF REPORT