Camp Hope rebuild moves forward under new design proposal
Camp Hope is one of the region’s most unique — and underutilized — facilities.
Google Earth photo
After Brevard-based Domokur + Associates outlined a plan to complete design and construction management services for rebuilding and renovating several cabins at Camp Hope, which was heavily damaged during flooding from Tropical Storm Fred in 2021. The Town of Canton is poised to take another step toward restoring one of its most cherished public spaces.
“This has been a long, long road, but these are the first steps we have been able to take to repair and utilize Camp Hope,” said Canton Mayor Zeb Smathers.
The work, which will focus on Cabins 1, 2 and 5 at the 312 Camp Hope Road property, must comply with Federal Emergency Management Agency requirements for disaster-related rebuilding. The project scope includes full architectural, civil, structural, mechanical, electrical and plumbing design.
Under the plan, Domokur would serve as the lead architect and project manager, supported by a small team of engineering consultants; Benesch for civil engineering, Paul Fama for structural engineering and Tilden White & Associates for mechanical, electrical and plumbing. Together, their fees total $45,500 — $25,000 for architectural work, $8,000 each for civil and structural, and $4,500 for MEP.
Canton CFO Natalie Walker said the money would come from FEMA reimbursement.
The proposal also details a 12-week timeline once the project receives formal approval. That schedule, however, depends on the responsiveness of the town and other stakeholders during the planning and permitting process.
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Domokur’s letter lays out a clear sequence of phases — from initial programming meetings through field verification, design development, bidding and construction administration.
During programming, architects will meet with town officials to define operational and spatial needs, producing diagrams and area requirements that match FEMA’s recovery standards.
Pre-design work will include field verification of existing conditions and identification of codes and regulations that could shape the rebuild.
Once that groundwork is complete, the firm will produce schematic design development and construction drawings, each to be reviewed by the town. Domokur will also develop a finishes scheme and create a “mini charrette,” including renderings for the town board’s approval.
The proposal specifies that the architects will prepare bid documents, coordinate with the building department and assist through the bidding phase.
During construction, Domokur will oversee the process through regular progress meetings, review of shop drawings and pay applications, and respond to contractor questions or change orders.
Several exclusions apply, as is common in municipal design contracts. Domokur will not handle surveying, geotechnical work, asbestos abatement, furniture selection, life-cycle cost analysis or LEED documentation.
Testing and inspections required by code will remain the contractor’s or the town’s responsibility. Nor will the architects assume liability for contractor errors, design alternates or environmental analysis.
Reimbursable expenses, such as mileage, plan-review fees and printing, are not included in the base fee. If the town directs changes after approving design-development drawings, those revisions would be billed at standard hourly rates.
The proposal also spells out legal terms that limit the firm’s liability to the total fee amount and establishes payment conditions. Invoices are due upon receipt and subject to a 1% monthly service charge for balances unpaid after 30 days. Domokur maintains professional liability insurance and reserves copyright ownership of all drawings and instruments of service.
The firm said it can begin work immediately once the town signs off.
Camp Hope has long served as one of Canton’s central community amenities, offering a rustic retreat for events, camps and gatherings along the Pigeon River. After the storm, floodwaters swept through the property, leaving several buildings damaged beyond repair. Rebuilding the cabins represents a symbolic and practical step toward restoring normalcy for a town still rebuilding nearly a year after the disaster.
The proposal marks a return to progress after months of logistical and financial challenges. FEMA’s reimbursement process requires detailed engineering and architectural documentation before funds can be released, meaning design approval is a prerequisite for construction to begin.
Smathers said the completion of the work would open the town up to more opportunities, like grants, to rejuvenate the facilities.
If the 12-week schedule holds, final construction documents could be ready for bidding by late fall — potentially allowing physical reconstruction to begin before the end of the year, depending on contractor availability and weather conditions.
