FIRST PLYMOUTH CONGREGATIONAL CHURCH
Final Report
on the
Capital Improvement Feasibility and Assessment Study
6/9/2013
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This Report is Presented by the FPCC Building
Committee
The FPCC Building Committee Members
1.
2.
3.
4.
5.
6.
7.
8.
9.
Clayton Cole
George Anastos
Rhonda Williamson
Randy Nicholas
Denise Brown
Ken Sawyer
Don Zeller
Noelle Cochran
John Falconetti
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Building Committee Chair
Senior Minister
Director of Administration
Church Moderator
Church Vice Moderator
Chair, Business Administration Team
Member, Business Administration Team
Member, Church Council
Member Church Council, Choir Member
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Content
1. History
2. Review of the 2011 analysis of what it would take
to move out of our present location
3. The Initial Recommendation of the Capital Plan
Ad Hoc Committee (CPAHC)
4. Summary of the Fransen-Pittman Team
Assessment
5. Vote on Remaining at our Present Location
(Moderator)
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History
The Capital Improvement Feasibility and Assessment study was initiated due to the
need to comply with the following Executive Limitations (Asset Protection) Policy:
The Senior Minister/Chief Mission Officer (SM/CMO) shall not allow church
assets to be unprotected, inadequately maintained, or unnecessarily placed at
risk. Accordingly, the SM/CMO shall not allow others to fail to follow a long-term
maintenance and capital replacement plan for the church building, grounds,
furniture, and equipment. (ELP 6.14)
A committee called, the Capital Plan Ad Hoc Committee (CPAHC) was created and
performed an assessment of First Plymouth Congregational Church’s indoor and
outdoor facilities and put forth a recommendation to engage in a capital plan to
address the issues identified in the assessment. The initial costs to address items in
the assessment were estimated at $3.5 Million.
The SM/CMO asked the CPAHC to consider as an alternative to fixing the existing
facility, costs associated with the sale and relocation of our Church to a new location.
Those costs are presented here as a review.
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Should We Move? (Examples of typical costs)
The CPAHC requested and received a professional opinion of the current value of
the Church property, the most likely selling price, as well as cost estimates to
renovate an existing building or build from the ground up.
This information was provided by Development Advisors to FPCC through a
Broker’s Price Opinion (BPO) and information on Development Advisor’s web site.
The property value opinion WAS NOT A REAL ESTATE APPRIASAL but a realistic
opinion of the fair market value of the property based on recent church property
sales ,and the price our property will most likely yield should a decision to sell be
agreed on.
Development Advisors believes the FPCC property has the potential to sell for
$85/SF to $92/SF which equates to $5.07 M to $5.49 M based on our building size
of 59,696 SF.
About Development Advisors
Development Advisors, LLC is a Denver-based specialized real estate firm providing
customized services for the specific client groups including churches, schools, and
other specialized areas. Development Advisors operates in Colorado and the
Western US.
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Should We Move? (continued)
Assumptions About Price Estimation for Relocation
It is assumed that the current mission of the Church will be maintained.
For our current facility (59,696 SF) it is estimated that 90% of the
building is used at any given time (includes Church activities, the
learning center, as well as space leased to other organizations).
This equates to a building foot print of 53,726 SF would be needed to
continue the current mission and activities of our Church. Given that
the same seating capacity will be maintained, the new location would
also need to accommodate at a minimum one (1) parking space for
each 2 seats (based on a 600-seat capacity sanctuary) on a site of 4.5
to 4.8 acres.
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Should We Move - Cost Summary
Facility Size:
Land Area Required to Build:
Our Current Facility Selling Price:
Estimated Time to Sell:
Costs
53,726 SF (if moving)
4.5 – 4.8 Acres
$5.07 M - $5.49 M
1.6 Years
Renovate /
Repair Current
Facility
Renovate
Existing Church
Renovate
Existing
Commercial
Building
Ground-Up
Development
Minimum
$500,000
$4.298 M
$7.52 M
$14.24 M
Maximum
$3.5 M
$11.82 M
$12.89 M
$15.85 M
Update Current
Pipe Organ
N/A
N/A
N/A
N/A
Move Pipe
Organ
N/A
$260 K - $630 K
$260 K - $630 K
$260 K - $630 K
Contract New
Pipe Organ
N/A
$500 K - $800 K
$500 K - $800 K
$500 K - $800 K
To get a total estimate, add costs for the pipe organ to the costs to relocate
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Capital Plan Ad Hoc Committee (CPAHC) Capital Needs List
Presented to the Congregation September 2011
In 2011, general estimates indicated a need for $3.5 million
Critical Projects
Code Required upgrades
Preventative Maintenance
Fulfill Church Mission
Operational and Environmental savings
Aesthetic improvements
Non-critical improvements
Contingency
Total
6/9/2013
$ 305,000
$ 25,000
$ 358,000
$1,249,000
$1,080,000
$
94,000
$ 115,000
$ 274,000
$3,500,000
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Capital Improvement, Feasibility & Assessment Report
Building Committee Formed – Extensive experience:
Noelle Cochran, civil Engineer
Don Zeller, FPCC Historian
John Falconetti, Choir Member
Ken Sawyer, Engineer, Project Manager
Denise Brown and Randy Nicholas
George Anastos and Rhonda Williamson
Chip Cole, Chair
Professional Consultants Selected
Proposals received from 3 teams and interviews completed
Fransen Pittman Construction Selected. Team includes:
John Pittman and Alan Anderson, Fransen Pittman Construction
David Cooper, The Genesis Group Architects, a Church specialization
Dennis Rudko, Cator Ruma & Associates, Mechanical & Electrical Engineering
Dana Hougland, Shem Milsom & Wilke, Acoustical Consultants
Linda Morrison, Ambient Energy, Energy Conservation Consultant
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Process
•The Fransen Pittman Team discussed and evaluated the Capital Needs List
•A thorough evaluation of the church was completed by all team members
•Meetings were organized over a 6-week period
•Focused reviews by the Building Committee and Staff were held
on four major subjects:
1.
2.
3.
4.
HVAC Systems and Lighting Systems
Sanctuary Acoustics
Interior issues including deteriorating finishes and safety hazards
Exterior issues included sidewalks, lighting, and landscaping
•Information gathering included the Congregation through the
Weave Our New Tomorrow Program
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Fransen Pittman Feasibility and Assessment Report
Organization
•Tier One – Urgently Required Maintenance
•Tier Two – General Maintenance and Alterations
Bring all Building Systems up to a new 20-year life
Strive to receive an Energy Star Rating of 90
Saves approximately 15% of present operating costs
•Tier Three – Options for bringing all Building Systems up
to current state-of-the-art Energy Savings Technology
Approximately a LEED Platinum Certification
Best Practices toward a Net-Zero Green House Gas Emission Building
Incorporates Weave our New Tomorrow input
Saves approximately 40% of present operating costs
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Summary of Feasibility Report – All three tiers
•Total of 99 line-items of work
•Gross Total of $5.7 million
Some line-items are options to each other
•Net Total of $5.2 million
•Costs by General Category
Costs related to the interior of the building
Costs related to the exterior of the Building & Grounds
Costs related Mechanical and Electrical Systems
Costs related to furniture, technology and sound systems
6/9/2013
$1.0 million
$ .9 million
$3.5 million
$ .3 million
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Line Items Related to the Sanctuary or Chapel
•Chapel redesign to address flexible seating, darkness, & sound
•Correct, Repair and Improve Sanctuary Acoustics and Sound
System Deficiencies
Generally low reverberation times, especially in the low frequencies
High degree of variation in sound quality in the low frequencies
Poor acoustical performance on the carpeted chancel
Poor sound reflection off of the back wall of the balcony
Poor feedback of sound to choir and preachers
Poor speech intelligibility, especially for the choir
•Provide accessibility to the chancel
•Insufficient space on the chancel and at the chancel steps
•Difficult lighting controls, high energy use, and poor lamp-changing capabilities
•Seating and configuration options
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Summer 2013 Work to be done
•Bid and construction Project One
$308,000
•Define Project Two in detail
$2.5 million to $3.5 million
•Define Project Two Options
$ 0.8 million to $1.5 million
Options that reduce operating costs will receive higher priority
•Prepare for a September vote of the Congregation to proceed
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Report from the First Plymouth Foundation
and the Endowment Committee
•Working Together – meshing our processes and focus
•Addressing Church Needs
•Doing our Fiduciary Homework
•Creative Solutions
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Voting to remain in our present location
Given the expenses related to relocating to an existing facility and
especially with building a new facility from the ground up, the
CPAHC strongly recommends that we stay in our current
location.
Randy Nicholas, Church Moderator entertains the following
motion:
Based on research conducted by the CPAHC and independent
professionals, the membership of the First Plymouth
Congregational Church, UCC directs that Church leaders not
consider relocating from the present location and facility in any
further discussion of its long range plans and commit to operating
and maintaining the current facility at 3501 S. Colorado Blvd.
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