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Laurel Heights Church Building Committee Report to Church Board

Laurel Heights Church Building Committee Report to Church Board. Dan Blake, Chair Church Building Committee November 21, 2013. Overview. Direction and Assessment Courses of Action Approach Repair Sell Recommendation. Overall Purpose of Church Building.

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Laurel Heights Church Building Committee Report to Church Board

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  1. Laurel Heights Church Building CommitteeReport to Church Board Dan Blake, Chair Church Building Committee November 21, 2013

  2. Overview • Direction and Assessment • Courses of Action • Approach • Repair • Sell • Recommendation

  3. Overall Purpose of Church Building • Primary mission of our church is to be a center of evangelism to share the gospel by making disciples who are making disciples • God has placed us where our community needs us • We are to be the light of the world to our neighbors • We are currently in a location that is a strategic beachhead for city ministry

  4. Overall Direction and Assessment • 7 member Church Building Committee • Timothy Banks; Dan Blake; Dan Boskind; Stoney Brown; Patrick Flores; Radames Gonzalez; Pastor Jonakin • Initiated by Church Business Meeting and commissioned by Church Board • 84 man-hours (met on Sep 10, 17, 24; Oct 1, 8, 15, 22; Nov 5) • Reported to Church Board on Sep 19 and today (21 Nov) • Special church board mtgs in Oct and early Nov precluded earlier presentation • Direction • Explore structural damage from flooding, to include mold, mildew, window rot • Explore structural damage from termite infestation • Assess professional agencies and provide recommendation for repairs • Explore property valuation/potential for sale • Assessment • Insufficient information on the extent of repairs needed • Need expert research and firm estimates to take to church business meeting

  5. Courses of Action - Approach • Assessed level of professional sophistication required • Volunteer (limited expertise) • Home inspector (limited focus) • General contractor (scope of work) • Architectural firm (expert opinion, coordination) • Determined that an expert consultation is necessary • Desired at least 3 competitive assessments/bids • Contacted 6 companies/individuals for assessment/repair • Contacted 1 company/individual for real estate perspective • Performed temporary shoring, exploratory demolition, etc. to preserve existing structure and enhance Building Committee discussion

  6. Courses of Action • Repair

  7. Courses of Action – Repair • COA 1: Gerloff Company, Inc. • A remediation/restoration contractor; specializes in fire and water reconstruction with controlled demolition/debris removal • Not interested in church renovation • COA 2: Blake Engineering • Provides commercial, lead, homebuyers and professional home real estate inspection services • Scope not compatible with church renovation • COA 3: Lopez Salas Architects, Inc. • Architect firm that offers programming, master planning and architectural/interior design • Not willing to do assessment/compete with Mainstreet

  8. Courses of Action – Repair (cont) • COA 4: Fisher Heck Architects • Specialize in project management and business development for religious architecture, historic preservation, civic-institutional design, commercial and residential design • Focus is on new construction vs renovation • Provided outline of “investigative” services • Sources of water infiltration; define scope of work; give budget estimate of cost of remediation ($4,500) • Does not include cost of repairing exploratory finishes removal • Does not include any remediation expenses • Mold, hazmat (outsource to Terracon, unk$) • Termites (dogs to detect infestation), remove finishes (unk$) • Optional -- measured floor plans ($3,240) • Determined too expensive; consultants at extra cost

  9. Courses of Action – Repair (cont) • COA 5: Mr. Chris Schultz • From Wills-Lipscomb|Shultz Architects • Focus on custom home design, master planning with some church architecture support • Provided resume; gave lengthy presentation following walkaround to look at church condition • Offered suggestions • Add metal flashing on window sills; epoxy fill wood rot • Test drywall sections; foam spray fillers for termite damage • Clean drains; repair with concrete caulk; reslope concrete • Seal old window frames with polysulfide • Committee was concerned with initial assessment of structural damage as “none observed” • Moving to Houston/limited availability (2 days/wk)

  10. Courses of Action – Repair (cont) • COA 6: Mainstreet Architects • Extensive experience and expertise with historical renovation and preservation; predesign through construction documents, master planning and contract administration • Recommended by San Antonio Historical Society • Conducted preliminary walkthrough and provided outline of “investigative” services (fee of $6,750) • Field work, to include diagrammatic base drawings to identify work required, with photos • Investigate deterioration and sources of water penetration for further discussion and planning • Develop a report of findings, supplemented with photos

  11. Courses of Action – Repair (cont) • COA 6: Mainstreet Architects, Inc. (cont) • Outline of “investigative” services (cont) • Outline site issues and drainage • Outline foundation/structural repair as necessary • Outline building envelope repair • Outline interior finish and wood trim repair • Outline window repair • Outline recommendations for eliminating water penetration • Prepare priority plan to outline a sequence of repairs identified as urgent or pending

  12. Courses of Action – Repair (cont) • COA 6: Mainstreet Architects, Inc. (cont) • Outline of “investigative” services (cont) • Will engage services of appropriate consultants as necessary, to include: • Civil engineer for site and drainage issues ($1,500) • Structural engineer to evaluate condition of structural members ($1,500) • Waterproofing specialist (unk$) • Available for additional work when authorized by the church at preset rates • Architect ($160/hr); design ($80/hr); intern ($48.50/hr) • Committee impressed with scope/expertise

  13. Courses of Action • Sell / Rebuild

  14. Course of Action 8: Sell property • Evaluation completed by Chuck Christian, realtor • Same realtor who previously evaluated church property and represented our church at the sale of SAJA • Provided estimate of property valuation • Church is special purpose building (limited market) • Limits alternate uses (additional SAC parking lot; medical building, office building) • Would require retrofitting for ADA compliance and fire suppression (sprinklers) • Approximately 12,000 sq ft in current building • Low ceilings on North end (unfavorable) • Would need to level sanctuary floor and repair existing damages • On less favorable (lower valued) side of San Pedro Ave • Options • Demolish and rebuild on same site • Demolish and sell land only, then buy or build elsewhere • Sell as-is and buy or build elsewhere

  15. Course of Action 8: Sell property (cont) • Valuation • Presumes buyer can be found in a limited market • Land only: $350,000 to $420,000 • Land plus building as-is: $320,000 to $360,000 • Does not include repairs or demolition expenses • New construction • Land only: $60,000 to $100,000 per acre • 5 acres of new land = $300,000 to $500,000 • Building only: $100 to $120 per sqft • New building at current size of 12,000 sqft = $1,200,000 to $1,440,000 • Furnishings not included (kitchen appliances, office furniture, sanctuary pews/pulpit, baptistry, security system, sound system, projector/screens, monitors, piano/organ, etc.) • Estimated at $250,000; new pews alone are $50 to $60 per foot • Asphalt parking lot not included (prep work/curbing/paving, striping, lighting, landscaping) • National average $15,552 per parking space x 150 parking spaces per acre = $2,332,800 per acre • Total: $1,750,000 to $2,190,000, plus parking lot

  16. Course of Action 8: Sell property (cont) • Committee believes best case scenario is beyond our reach • Mortgage funding exceeds church membership’s ability to sustain at triple the current total combined budget; would require us to scale back to half the current size (only 6,000 sqft) • Prudent course is to repair existing building

  17. Recommendation • Church Building Committee’s preferred COA

  18. Recommendation • We recommend COA 6, Mainstreet Architects, Inc. • Most complete proposal • Highest rated architectural firm • Most inclusive of all directions/assessments • Most economical for comprehensive professional advice • Board authority for $9,750 (total under $10,000) • We make a motion that the Church Board approve the Aug 6, 2013 proposal from Mainstreet Architects and move for immediate funding

  19. Way Ahead • Recommended next steps • Allow Mainstreet Architects to perform a professional and comprehensive assessment as described in their proposal and generate a report • Review their report at next Church Board meeting • Schedule next Church Business Meeting to share repair needs/options based on report • Retain Church Building Committee to follow repairs through to completion

  20. Questions?

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