a long-range master plan - Habonim Dror Camp Moshava

HABONIM DROR CAMP MOSHAVA
SUMMARY REPORT
HABONIM DROR CAMP MOSHAVA
STREET, MARYLAND
JANUARY 2009
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INTRODUCTION
Camp Moshava is a nonprofit summer camp
In order to continue serving the children in the
of the Master Plan recommendations.
which has been serving the boys and girls of
area, the Board of Directors commissioned
companion
the Washington-Baltimore area for 70 years.
Domokur Architects to develop a Master Plan
comprehensive analysis of the site, associated
Moshava is located on Cherry Hill Road in
to direct the growth of Camp Moshava. This
support
Street, Maryland. Camp Moshava is sponsored
report summarizes that Master Plan.
considerations.
by the Habonim Dror Youth Movement and
Master Plan translates the needs identified by
is affiliated with Na’amat USA and the Labor
the Board of Directors into specific site and
Zionist Alliance.
facility requirements and outlines the plan for
The
their realization.
Moshava, roughly translated, refers to the
settlements of the First Aliyah, or immigration,
The plan was created over a year and a half
of Jews to Palestine.
period, beginning in September 2007.
The philosophy of
It
Camp Moshava is based on these tightly
was completed in early 2009. The Board of
knit settlements which are also referred to
Directors has been responsible for guiding
as Kibbutz. At Camp Moshava, or Mosh, as
the planning process. The process involved
it is fondly referred to by campers, everyone
a series of work sessions that reviewed the
becomes a family. Every camper is respected
program requirements, existing conditions,
for his/her own unique traits and abilities.
project opportunities, master plan alternatives,
Sharing,
and opinions of probable construction costs.
inclusiveness,
creativity,
and
responsibility to the community are taught
and nurtured at Moshava. In this atmosphere,
The following represents a brief description
campers blossom with a heightened sense of
of the planning process and documents. This
self-esteem and a supportive group of friends.
document serves as the executive summary
Resource
data,
and
Manual
detailed
The
includes
a
planning
HABONIM DROR CAMP MOSHAVA
DEVELOPMENT
The
Board
of
Directors
initiated
the
formal Master Planning Process with the
intention of reaching the following goals:
1. Improve functionality of existing buildings
2. Expand camper capacity from 130 to 170
3. Create an indoor all-camp multipurpose
space
4. Improve staff and administrative facilities
5. Upgrade infirmary and bathrooms
6. Improve storage and parking
7. Create an outdoor activity field
8. Control erosion and address drainage
issues in the cabin area
9. Define areas available to sell development
rights
10. Insure an onsite presence near the road
Through meetings and work sessions with
Domokur Architects, these goals expanded
into specific site and facility requirements that
formed the Basis of Design for the Master Plan.
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existing conditions
LEGEND
OPEN SPACE
TREES
OPERATIONS
PROGRAM
STAFF
CAMPER HOUSING
STAFF HOUSING
GRAVEL ROADS
WATER
CAMPER CABINS
BOYS' SHOWERS
ARTS AND CRAFTS
STAFF CABIN
SERPENTINE BARRENS
CIT CABIN
SOFTBALL FIELD
STORAGE
GIRLS' SHOWERS
BASKETBALL
COURT VOLLEYBALL
PARKING
DINING HALL
PLAY AREA
AMPHITHEATER
CARETAKER'S HOUSE
PARKING
OFFICE
INFIRMARY
NATURE CABIN
MM
PAVILION
SEWAGE LAGOON
DIRECTOR'S
HOUSE
CAMPER
TENTS
PARKING
CAMPER
TENTS
STAFF TENTS
POOL AND SHOWERS
STORAGE SHED
MAINTENANCE SHED
ANIMAL SHED
STORAGE SHED
Existing Conditions
Existing Conditions
Habonim Dror C
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Camp Moshava is located on 266 acres near
the rural town of Street, in Harford County,
Maryland.
It is approximately 20 minutes
(10 miles) north of Bel Air and 1 hour (38
miles) northeast of Baltimore.
Moshava is
surrounded by large rural residential lots.
The Existing Conditions Plan was compiled
from survey data obtained through Highland
Survey Associates, Inc.’s GIS data from
the Harford County database.
Additional
accuracy was added by onsite observations
and measurements.
However, the accuracy
of any of the master planning documents is
not precise enough to use for construction.
LEGEND
OPEN SPACE
TREES
OPERATIONS
PROGRAM
STAFF
CAMPER HOUSING
STAFF HOUSING
GRAVEL ROADS
WATER
Existing Conditions
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ARTS AND CRAFTS
MLC (PAVILION)
DINING HALL
TZRIFIM (CABINS)
LOWER SHERUTIM (POOL SHOWER HOUSE)
DINING HALL
MIRPA’AH (INFIRMARY)
MAINTENANCE
SIFRIAH (LIBRARY)
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master plan
Master Plan
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The
Master
Plan
is
the
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comprehensive
guideline for the long-term development of
Camp Moshava. It integrates the Development
Goals with the natural capabilities of the site
through plans that define land use, layout, site
improvements and facilities.
ENTRY AND ARRIVAL
The proposed entry and arrival sequence
creates a safe drop-off area for campers, limits
vehicular traffic through camp, and provides
an appropriate parking area separate from the
main camp. New, camper-designed signage
makes a distinctive and welcoming entrance
from Cherry Hill Road. The camp road follows
its original pathway up to the main camp. It
then broadens into a circular drive with room
for buses and other vehicles to maneuver past
each other. Bus pull-off areas located along
the entry drive provide space for bus parking.
The pull-off area will be paved using reinforced
pavers that allow vegetation to grow, relieving
the visual width of pvement while providing a
Core Camp
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their position right along the entry drive to an
enclosure on the far side of the parking circle,
ENTRY
CARETAKER AND
MAINTENANCE
GATE
hidden in the trees. A 24-space parking lot for
DINING HALL
long-term guests and staff is back along the
main entry road.
It is important to note that the layout of the
PARKING
camp road crosses an adjacent property.
Currently, the camp and neighboring property
DINING
HALL
owner have an agreement that allows camp
traffic to cross the neighboring property.
BUS
PULL-OFF
However, according to the boundary survey
DROP-OFF
CIRCLE
MULTIPURPOSE
BUILDING
Entry and Arrival
stable parking space.
Three parking spaces and two handicapped
MULTIPURPOSE
BUILDING
FLAG POLE
CIRCLE
accomplished by Highland Survey Associates,
Inc., there is no formal easement agreement
DINING HALL
for
Architects
The dining hall will be expanded to serve the
recommends that the camp secure an easement
proposed 200 camper capacity. Additional
that would give them legal permission to cross
space for a more efficient kosher kitchen,
the neighbor’s property. Another option is to
bathrooms, and storage is included.
relocate the entry drive slightly to the east so
the realignment of the entry drive, the dining
that it does not cross the property the camp
hall is now located directly by the drop-off
does not own.
circle. The Dining Hall entrance is renovated
the
roadway.
Domokur
With
parking spaces are located around the trees
to facilitate camper traffic and create a more
on the circle. The dumpsters are moved from
appealing façade. The flagpole circle in front
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of the Dining Hall has been redeveloped to
include dry-laid stone seat walls that surround
a defined gathering space with the flag pole
in the center. Attractive plantings create a live
outer edge and define the space.
Dining Hall-Floor Plan
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Dining Hall-Perspective
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DINING
HALL
FLAG POLE
CIRCLE
ACTIVITY
FIELD
MULTIPURPOSE
BUILDING
JR. STAFF
HOUSING
STAFF
HOUSE
INFIRMARY
MISRAD
MULTI-PURPOSE BUILDING
The new multipurpose building is a two-story
facility built into the hillside next to the dining
hall. The upper level consists of a large open
multi-use space where the whole camp can
gather for indoor activities or productions on
the stage. Smaller groups could use the space
for volleyball or half court basketball. Below
are three flexible program rooms and a large
storage space. The lower level opens onto a
new activity field.
Multipurpose Building-Floor Plan
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Multipurpose Building-Perspective
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CIRCULATION
In front of the Dining Hall and Multipurpose
Building is the flag pole circle and all-camp
gathering space. A north-south path creates
a strong central spine that links many of the
important
camp
buildings
including
the
Office, Mirpa’ah, Pavilion, staff housing, pool
and Creative Arts Center to the south with
campers’ cabins, the activity courts and fields,
and Multipurpose Building to the north.
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side of the southern end. The existing housing
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structures are sufficient to house the expanded
TZRIFIM
STAFF HOUSE
JUNIOR STAFF
camper capacity if the tzrifims currently used
DIRECTOR
for storage and the Madatz lounge are once
again used for campers’ cabins.
One tent
platform moves from the north to the south
DINING
HALL
MLC
MM
of the main ohelim area when the new MM
MAZKIRUT &
SENIOR STAFF
POOL
is constructed. Although most of the cabin
and tent platform structures are in satisfactory
JANUARY 2009
OHELIM
MADATZ
MADRICHIM
OHELIM
condition, several deferred maintenance issues
MIRPA’AH
MISRAD
MADATZ
OHELIM
STAFF
HOUSING
POOL
need to be addressed including adjusting
drainage around several cabins and inspection
of the electrical system in the ohelim area.
MLC
The campers in the tzrifim wash in a new
OHELIM
sherutim (shower house) located in their
cabin circle. It replaces the existing facility.
The campers in ohelim use the pool sherutim
STAFF HOUSING AND FACILITIES
With the exception of the Director and staff with
family, the staff that does not live with campers
is housed in a staff complex to the south of the
multipurpose building. The complex includes
two staff dormitories and a new MM (staff
CAMPER HOUSING and shower (shower house), which is also to be replaced
Houses
with a new, more generously sized facility.
lounge). The two-story dormitory, located
Campers are housed in tzrifim (cabins) or ohelim
staff. The Rosh, Merakes, and kitchen head will
(tents) depending on their age. The tzrifim are
have their own rooms with a shared common
located at the northern terminus of the central
area. The one-story dormitory across the path
path while the ohelim are grouped to either
houses junior staff four to a room. Junior staff
where the existing MM is sited, houses senior
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includes lifeguards, driver, and kitchen staff.
The new MM, located next to the junior staff
dormitory, provides a large meeting and lounge
space that can comfortably fit all of the camp
staff. A small kitchen and library complete the
space. The view to the septic lagoon behind is
screened by thick plantings.
A new director’s house is to be built in the
same central location as the existing trailer.
The existing caretaker’s residence is renovated
to house other staff with family. The caretaker
will move to a new house near the maintenance
center.
The office is renovated to create
additional office, meeting, and storage space.
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The small lake to the southeast of main camp has
the potential to become an active waterfront.
However, the current condition of the path and
docks is unsatisfactory. If the camp desires to
expand its waterfront program, new docks are
a priority. Erosion of the path also needs to be
addressed.
The pool area is in need of some minor repairs
and the pool shower house will be replaced. A
new fence of decorative aluminum will replace
the harsh chain link. Shade structures provide
areas for campers to gather poolside.
ACTIVITY AREAS
below the Multipurpose Building. Because of
The small existing amphitheater is to be
the steep slopes across the site, this will require
expanded and improved.
considerable grading and possibly retaining
New benches
replace those existing and expand the capacity
walls.
to match that of the whole camp. Selective
The wooded area between the Multipurpose
pruning opens up views out over the hills and
Building and Mirpa’ah should continue to serve
a shade structure protects campers from too
as a quiet place for campers to relax. A new
much sun.
gazebo and sitting area take advantage of this
A new activity field will be cut into the hillside
atmosphere.
Just
outside of the pool enclosure is a new spray
ground to cool campers off in the heat of a
Maryland summer.
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Pool-Perspective
HABONIM DROR CAMP MOSHAVA
woodworking. Generous decks allow campers
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AMPHITHEATER
DINING
HALL
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ENTRY
to work in the open and show off their work.
CARETAKER’S
RESIDENCE
Tools for the nearby camp garden are stored in
the facility as well.
GATE
MIRPA’AH
MISRAD
MAINTENANCE CENTER
MAINTENANCE CENTER
To eliminate potential dangers and visual
MLC
clutter from the main camp, maintenance is
relocated behind a new caretaker’s residence.
MIRPA’AH
POOL
GARDEN
CREATIVE ARTS CENTER
The facilities are built along an existing road
The existing Mirpa’ah is renovated to provide
that splits from the main entry drive, not far
more modern infirmary facilities.
Staff with
from the main road. The caretaker’s year-round
family will no longer be housed in the Mirpa’ah.
presence near Cherry Hill Road will increase
The extra area will allow space for expansion
security for the property.
without changing the building footprint. The
CREATIVE ARTS CENTER
renovations will include a lobby to check in
PROPERTY MANGEMENT PLANS
A new Creative Arts Center at the end of the
patients, an examination room, and more
Moshava has been proactively developing
south path replaces the existing arts and crafts/
spacious sick rooms.
a holistic plan for property management.
shower house.
A large central building for
include two full baths, one of which will be fully
Property
arts and crafts is flanked by smaller specialty
accessible. The nurse will have his or her own
infrastructure, and facility stewardship.
facilities for pottery, photography, and/or
apartment in the infirmary.
Board of Directors is considering setting aside
Bathroom space will
management
includes
site,
The
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land in conservation easements for additional
incorporated into the yearly budget. This will
including staff housing, new shower houses,
revenue
circumvent issues arising from deferred facility
the Multipurpose building, and the Dining
maintenance in the future.
Hall is renovated.
and
to
ensure
the
continued
stewardship of the natural resources of its site.
The consultants recommend the Camp put
areas that have recognized ecological value
and sensitivity into the easement as well as
steeply sloped areas where building would be
difficult. The Master Plan delineates the limits
Additionally, a professional inventory and
assessment
of
existing
infrastructure
is
recommended. It appears that the electrical
system is in poor condition and outdoor lighting
An accurate mapping of
existing utilities will be required in for future
construction. In addition, knowing where water,
sanitary, and electrical lines and accessories are
located is critical for regular maintenance.
is inadequate. The current fixtures are tripping
Camp Moshava will be required to conform to
hazards during the day or cause excessive
updated codes that require fire suppression
glare and light pollution at night. A suitable
systems. Fire suppression will most likely be
In June 2007, a Forest Stewardship Plan
camp-wide system should be developed that
required for all of the buildings proposed in the
was prepared by a local consulting forester
incorporates lighting that is subtle and does not
Master Plan. The Dining Hall renovations might
to direct forest management on site. The
detract from the night sky while still affording
also trigger those regulations. The amount of
plan outlines steps that will insure a healthy
adequate lighting along pathways for campers.
water required to feed the system will require
forest in the future. Accomplishment of the
Fixtures should be low to the ground and have
a large water tank or tower. This should be
recommended schedule should continue in
maximum lighting efficiency and minimal light
sized from the initial construction to serve all
conjunction with the realization of the site and
pollution.
of the facilities proposed in the Master Plan,
of future development; these areas should not
be restricted.
facility improvements contained in the Master
Plan.
Domokur Architects recommends that an
assessment
be
conducted
to
determine
To continue this proactive approach, a long-
the capacity of the existing lagoon system.
term
be
Upgrades will most likely be required to the
developed with maintenance personnel and
septic system when any new structure is built
maintenance
schedule
should
even if they are not going to be constructed at
the time. It should be located in as discrete a
location as possible and preferably not visible
from core camp.
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HABONIM DROR CAMP MOSHAVA
IMPLEMENTATION PLAN
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The implementation plan outlines the basic
also calculated into the building costs.
preliminary guidelines for implementation.
criteria required to achieve the Development
The project costs include budget allowances
It must be implemented in accordance with
Objectives
Moshava.
for permits, testing, insurance, professional
established
This plan represents the major steps that
fees for architects, engineers, and landscape
the practical considerations of operation,
need to be taken, including the approval
architects, legal expenses, and direct expenses
utilization, and coordination.
of the final design solutions, establishment
associated with travel, reproduction, and
details the phasing schedule developed for
of
supplies.
Camp Moshava.
defined
development
for
Camp
priorities,
fundraising,
appropriation of funds, and construction of
the proposed development-how the plans will
become a reality.
The
associated
In considering the opinions of probable
development cost, the client understands
that Domokur Architects and their consultants
Opinion
of
Probable
have no control over the actual costs or the
Construction Cost is based on an evaluation
price of labor, equipment or materials, or over
of the construction costs for each facility and
the Contractor’s method of pricing, and that
site improvement. These estimates have been
the opinions of probable construction costs
determined as general contract construction
provided herein are made on the basis of their
costs on a square-foot or lineal-foot basis
qualifications and experience. The planners and
through the consultant’s experience with
their consultants make no warranty, expressed
camp construction over the past few years.
or implied, as to the accuracy of such opinions
In addition to unit construction costs, each
as compared to bid or actual costs.
building includes cost allowances for site
improvements (circulation, site utilities, and
landscaping), equipment, and furnishings. A
design and construction contingency of 15% is
PHASING
The
phasing
schedule
represents
the
development
priorities
and
The following
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PROJECT COSTS SUMMARY
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PHASE I (START UP).............................................................................$
45,000
PHASE II...............................................................................................$ 2,418,200
PHASE III..............................................................................................$ 1,689,700
FUTURE PHASES.................................................................................$ 7,132,200
TOTAL PROJECT COSTS................................................................$11,285,000
PHASE I
SITE IMPROVEMENTS
PHASE OUT
Old Dumpster.......................................................................... $
NEW CONSTRUCTION
Circulation
Large parking area.............................................................. $
New Dumpster area................................................................. $
29,200
2,000
Contingencies ......................................................................................... $
Professional services................................................................................ $
4,800
8,500
TOTAL PHASE I DEVELOPMENT COSTS............................................ $
45,000
500
PHASE II
BUILDING IMPROVEMENTS
NEW CONSTRUCTION
Multipurpose Building............................................................. $1,681,500
SITE IMPROVEMENTS
NEW CONSTRUCTION
Utilities
New water storage tank and piping................................... $
Activity Areas
Activity field........................................................................ $
Contingencies ......................................................................................... $
Professional services................................................................................ $
175,000
55,000
286,700
220,000
TOTAL PHASE II DEVELOPMENT COSTS........................................... $ 2,418,200
PHASE III
BUILDING IMPROVEMENTS
RENOVATION
Dining Hall................................................................................ $1,239,300
SITE IMPROVEMENTS
NEW CONSTRUCTION
Circulation
Service yard......................................................................... $
95,600
Contingencies ......................................................................................... $
Professional services................................................................................ $
200,000
181,800
TOTAL PHASE III DEVELOPMENT COSTS.......................................... $ 1,689,700
FUTURE PHASES
BUILDING IMPROVEMENTS
PHASE OUT
Animal Shed............................................................................. $
400
Boys’ Showers (Arts & Crafts).................................................. $
5,600
Girls’ Showers.......................................................................... $
3,500
Maintenance Shed................................................................... $
2,900
Storage Shed 1........................................................................ $
900
Storage Shed 2........................................................................ $1,000
MM........................................................................................... $
3,500
Director’s House....................................................................... $
4,000
Nature Cabin............................................................................ $1,500
RENOVATE
Infirmary................................................................................... $162,200
Office........................................................................................ $ 214,200
Pool chemical storage building............................................... $10,000
Camper Cabins........................................................................ $ 181,400
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Pavilion (MLC).......................................................................... $
21,800
Large gazebo........................................................................... $1,000
Small gazebo............................................................................ $
5,000
Senior Staff Residence (former caretaker house)..................... $
46,800
Tent Platform 12....................................................................... $
2,900
Amphitheater........................................................................... $
70,000
Pool and Spray Ground............................................................ $175,000
NEW CONSTRUCTION
Cabin Shower House................................................................ $
Pool Shower House.................................................................. $
Maintenance Center................................................................ $
MM........................................................................................... $
Caretaker’s House.................................................................... $
Director’s House....................................................................... $
Senior Staff Dormitory............................................................. $
Junior Staff Dormitory.............................................................. $
Creative Arts Center................................................................ $
Waterfront
Dock......................................................................................... $
General upgrades.................................................................... $
SITE IMPROVEMENTS
NEW CONSTRUCTION
Flag Pole Circle........................................................................$
New paths................................................................................$
Utilities
Septic Upgrades...................................................................... $
Power and Communications.................................................... $
Stormwater............................................................................... $
Circulation
Arrival circle and entry drive................................................... $
Small parking area............................................................... $
Contingencies ......................................................................................... $
Professional services................................................................................ $
499,200
546,000
335,200
567,200
315,900
260,500
775,100
342,000
570,100
6,000
20,000
9,800
132,700
50,000
100,000
50,000
137,700
8,100
845,900
647,200
TOTAL FUTURE DEVELOPMENT COSTS............................................ $ 11,285,000
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aknowledgements
CAMP MOSHAVA
Board of Directors
Facilities Planning Committee
Tzevet (staff)
DOMOKUR ARCHITECTS
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