Download update on current design options, projected costs and projected

UPDATE ON
CURRENT DESIGN OPTIONS,
PROJECTED COSTS
AND
PROJECTED SOURCES OF FUNDING
JANUARY 2013
The Vision 2020 Steering Committee
Paul Abernathy, Rector
Kenn Allen, Co-Chair
Michael Townsend, Co-Chair
Doris Burton
Ed Corr
Linda Ewald, Treasurer
Phil Guire, Junior Warden
Grady Hedgespeth, Vestry Liaison
Cecilia Monahan, Senior Warden
Justi Schunior, Associate Rector
Louise Walsh
2
PART ONE: HOW WE GOT HERE
As we move into the next phase of the Vision 2020 project to renovate and expand St. Mark’s
Church, it is useful to remember the process that the community has gone through to get here.
2009
In late summer of 2009, Paul Abernathy and Kenn Allen, then senior warden, convened a group
of former junior wardens and others with knowledge about and interest in our buildings to begin
a discussion about how to change our space. That group’s discussions started in motion the
discernment process to determine how the community wanted to improve our space.
2010
In 2010, we began a community-wide discernment process to consider whether we wanted to
renovate our space, what such a project might look like, and how we might pay for it. We began
with “dreamcatching” a process that resulted in more than 1,000 dreams from community
members about our space and what we could do with it, which were recorded and organized. At
the same time, a more comprehensive analysis of our buildings and the issues they faced was
undertaken, and we also talked to groups in the wider community about how they use our space
and how they might like to use our space in the future.
The discernment process led the community to decide to move forward with a project that would
be guided by six principles. These six principles have guided the design and other decisions
made since then:
x
x
x
x
x
x
To preserve our historic property, while renewing our existing spaces, enhancing our mission
and providing for the future of our community.
To implement sustainable systems throughout our facilities, demonstrating our respect for the
world in which we live, and upholding our commitment to sustainability as a core value.
To make our spaces more welcoming, accessible and available to our members, our guests,
and the needs of our community.
To create additional space for our programs, with the flexibility to meet currently known and
unforeseen future needs, enabling us to better realize our dreams.
To strengthen our engagement with and commitment to the community and the world around
us.
To provide our staff with functional, pleasant spaces to work that are in one location, easily
accessible to our community and the public, safe and secure, and that integrate the staff more
fully into the daily workings of the church.
2011
In the first half of 2011, our architect, Bonstra|Haresign, undertook an extensive design phase.
By summer, preliminary drawings were complete enough to give our general contractor, Monarc,
the opportunity to provide an initial cost estimate for adding a second floor to the Parish Hall,
renovating the kitchen, foyer and sacristy/vesting areas, and digging out the space beneath the
Parish Hall to expand the Undercroft. In July 2011, Monarc came back with a cost estimate of
Vision 2020 Update
January 2013
3
roughly $4.2 million for the renovation, which, when combined with cost estimates for related
capital improvements that had been collected, resulted in a total project cost of over $5 million.
That triggered the first of two re-evaluations that would occur over the next year. At that time,
we decided to eliminate the fully finished Undercroft beneath the Parish Hall and instead build
what became known as the “cold dark shell.” Based on the initial Monarc estimate, that dropped
the project cost to about $3.6 million.
In the fall of 2011, two things happened simultaneously – we launched a capital campaign that
would ultimately raise about $1.8 million in pledges by January 2012, and we had our
consultants complete the next set of more refined drawings for the project. The refined drawings
resulted in a new cost estimate of $4.8 million. At the end of the year, the Vestry asked the
Vision 2020 Steering Committee to review what had happened that resulted in such a large
increase, and also to review three options: renovation of Baxter House only; construction of a
new Undercroft only; and construction of a new second floor only.
2012
The subsequent review led to the Vestry’s reaffirmation of the notion that renovating Baxter
House only was not realistic and that Baxter House should be sold (the sale was completed in
December, with staff moving into temporary offices in trailers in the courtyard in January 2013).
It also led to a recommendation that we build a new second floor only, with renovation of the
first floor and with only enough excavation of the space beneath the Parish Hall to allow for
structural supports. The cost of that option was estimated at $3.7 million.
In February and March, the community expressed its frustration over the state of the project –
frustration that, for many, was rooted in the fact that no one was happy with any of the choices
available to us. It was in April, at the Vestry Retreat, that this frustration was replaced by a new
sense of optimism and determination – the Vestry authorized the Steering Committee to proceed
with a more complete design that would yield detailed pricing for a base project as well as
several “alternatives” that could be added on now, or that could wait two, five, 10 years in the
future.
Since then, the Steering Committee has been diligently working on that assignment. Our
architect completed in October “95% construction drawings,” which were sufficiently detailed to
allow our general contractor to provide new, more complete pricing. Today, we present the
results of that effort. On the following pages, you will see descriptions and drawings of the base
project, as well as each of the major alternatives, and the costs associated with each. You also
will see our analysis of the funds available to pay for the project. We believe that what we are
presenting today is the very best, most detailed cost estimate that we could possibly have at this
stage of the game. Feedback from the community is extremely important as the Vestry prepares
to make a decision on the scope of the project in late January.
Vision 2020 Update
January 2013
4
PART TWO: THE BASE DESIGN
First Floor
x Renovated and expanded entry foyer
x New stairs and elevators serving Undercroft and 2nd floor
x 12’ ceiling in renovated Parish Hall
x Relocated pub connected to kitchen
x Reconfigured storage
x Added second stair for additional exit from 2nd floor
x Sacristy/vesting area, rest rooms and kitchen stay
basically the same as they currently are
Foyer
Storage
Parish Hall
Sacristy/
Vesting
Pub
Kitchen
Mus.
Lib.
Choir
Meeting
Storage
Storage
Undercroft
x New stairs and elevator access
x New restrooms
x Two new meeting rooms, which replace the Penniman and
Gregory Rooms from Baxter House
x Structure complete for future build out of finished space under
the Parish Hall; new storage area off elevator/stairs lobby
x Current Music Director’s Office becomes Choir Vesting area;
Music Library remains as is
x Maintenance Contractor’s Office near Adams Room becomes
storage;
stora current Music Studio becomes Maintenance
storage; current Music
Studio becomes MaintMech.
enance Contractor’s
Restrooms
office
Unfinished
Meeting
Mech.
Maint.
Contractor
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January 2013
5
Changing
Storage
Dance
Office
Second Floor
Dance/
Multipurpose
Closed
Workspace
Copy
Open Workspaces
Foyer
Mus. Dir.
Pantry
Meeting
x
Open and closed work spaces for our two Parish
Administrators and Director of Youth Ministries
Assoc.
Rector
Rector
Construction Costs – Base Design
Construction Costs By Contractor
Construction Costs By Owner
Professional Service Fees
Capital Campaign Costs
Finance and Line of Credit Costs
TOTAL PROJECT COSTS – BASE DESIGN
$3,679,965
$ 441,216
$ 927,850
$ 86,575
$ 100,000
$5,235,606
OF ABOVE TOTAL, SPENT TO DATE
$ 561,600
Explanation of the Costs
x Construction Costs by Contractor – Costs incurred by the contractor for actual construction,
including direct costs, overhead, contingencies and a 5% escalation.
x Construction Costs by Owner – Costs that are not included in the contractor’s costs, such as
security systems, IT and telephone systems, furniture, equipment, the solar panels for the
roof, and the costs for the trailers to temporarily house our staff.
x Professional Service Fees – Fees for the architect and other consultants throughout project.
x Capital Campaign Costs – Includes our consultancy fee for the Episcopal Church
Foundation, materials, mailing, and the Fall 2011 Kick-off Event.
x Finance and Line of Credit Costs – A placeholder for costs to finance construction. Postconstruction our line of credit will convert to a mortgage with costs part of the parish
operating budget.
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January 2013
6
PART THREE: ALTERNATIVES
Storage
ALTERNATIVE ONE: KITCHEN
x
All new kitchen and pub
equipment
Improved layout, including
better separation between
cooking and cleaning areas
x
Pub
COST: $201,430
Kitchen
ALTERNATIVE TWO: SACRISTY/VESTING ROOMS
Foyer
x
To Parish Hall
Storage for Crosses/Banners
Vesting
Rest
Room
x
x
x
Drinking
Fountains
Private vesting area for clergy
with closet
Separate vesting area for
acolytes
Two new accessible restrooms
Closets for storage of
banners/crosses/candles, etc.
COST: $173,525
Sacristy
Rest Room
Clergy Vesting
Closet
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January 2013
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ALTERNATIVE THREE: FINISHED UNDERCROFT
Meeting
Mech.
Meeting
Large
Meeting
Restrooms
Meeting
Meeting
Lounge
Mech.
x
Music
Music
Library
Storage
Mech.
Existing music library/Music Director’s office
converted to meeting room
New music room/music library
New larger meeting room and smaller meeting room
New lounge area
COST: $181,475
New storage
x
x
x
x
ALTERNATIVE FOUR: NEW ENTRY GABLE
x
x
x
Entry door and second floor window moved a few
feet from Nave toward courtyard
Improved traffic flow in and out of Nave
Completes the partial gable on exterior
COST: $129,531
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January 2013
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PART FIVE: PROJECTED PROJECT SCHEDULE
January 1, 2013 to End of Construction
DATE
ACTIVITY
January 4, 2013
Occupancy of Baxter House ends
January 6, 2013
Parish Consultation Meeting
January 13, 2013
Parish Consultation Meeting
January 27, 2013
Vestry meeting – vote on authorization to proceed with determined
scope of project
February 15, 2013
Architect issues “For Permit/Bid” Construction Design set
February 22, 2013
Submission of Building Permit Application
June 25, 2013
Building Permit Issued (assuming 4-month building permit review
process)
August 2013
Construction Begins
July 2014
Construction Complete
Vision 2020 Update
January 2013