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FIRST PLYMOUTH CONGREGATIONAL CHURCH Final Report on the Capital Improvement Feasibility and Assessment Study. This Report is Presented by the FPCC Building Committee. The FPCC Building Committee Members Clayton Cole Building Committee Chair George Anastos Senior Minister

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FIRST PLYMOUTH CONGREGATIONAL CHURCHFinal Reporton theCapital Improvement Feasibility and Assessment Study

This report is presented by the fpcc building committee
This Report is Presented by the FPCC Building Committee

The FPCC Building Committee Members

Clayton Cole Building Committee Chair

George Anastos Senior Minister

Rhonda Williamson Director of Administration

Randy Nicholas Church Moderator

Denise Brown Church Vice Moderator

Ken Sawyer Chair, Business Administration Team

Don Zeller Member, Business Administration Team

Noelle Cochran Member, Church Council

John Falconetti Member Church Council, Choir Member



Review of the 2011 analysis of what it would take to move out of our present location

The Initial Recommendation of the Capital Plan Ad Hoc Committee (CPAHC)

Summary of the Fransen-Pittman Team Assessment

Vote on Remaining at our Present Location (Moderator)


  • 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.

Should we move examples of typical costs
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.

Should we move continued
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.

Should we move cost summary
Should We Move - Cost Summary

Facility Size: 53,726 SF (if moving)

Land Area Required to Build: 4.5 – 4.8 Acres

Our Current Facility Selling Price: $5.07 M - $5.49 M

Estimated Time to Sell: 1.6 Years

To get a total estimate, add costs for the pipe organ to the costs to relocate

Capital plan ad hoc committee cpahc capital needs list presented to the congregation september 2011
Capital Plan Ad Hoc Committee (CPAHC) Capital Needs ListPresented to the Congregation September 2011

In 2011, general estimates indicated a need for $3.5 million

Critical Projects $ 305,000

Code Required upgrades $ 25,000

Preventative Maintenance $ 358,000

Fulfill Church Mission $1,249,000

Operational and Environmental savings $1,080,000

Aesthetic improvements $ 94,000

Non-critical improvements $ 115,000

Contingency $ 274,000

Total $3,500,000

Capital improvement feasibility assessment report
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


  • 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:

    • 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

Fransen pittman feasibility and assessment report organization
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

Summary of feasibility report all three tiers
Summary of Feasibility Report – All three tiers Organization

  • 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 $1.0 million

  • Costs related to the exterior of the Building & Grounds $ .9 million

  • Costs related Mechanical and Electrical Systems $3.5 million

  • Costs related to furniture, technology and sound systems $ .3 million

Line items related to the sanctuary or chapel
Line Items Related to the Sanctuary or Chapel Organization

  • 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

Summer 2013 work to be done
Summer 2013 Work to be done Organization

  • 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

Report from the first plymouth foundation and the endowment committee
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

Voting to remain in our present location
Voting to remain in our present location Committee

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.