Building for the Vision
Village Baptist Church Project Status Report March 6, 2005
Current Status
Overview
The intent of this report is to review the current status, proposed next steps and associated costs to move forward in an orderly and purposeful manner to develop the Village campus. Over the past year site master plan options were developed to assess the feasibility of using the existing church campus to meet the physical needs of the long range Vision of the Church. The existing site poses both significant restrictions and exciting opportunities to meet that Vision. The activities outlined herein are required to develop the necessary information for initial building design, County approval, and reliable construction cost estimates. Initial findings noted in this report are will be revised and refined as additional information becomes available through the due diligence and design process.
Building Committee
Dale Himes Chairman Dean Christensen Worship/Arts Laura Hart Communications Amber Himes Web Communications Ron Kief Site/Facility Development Steven Kim Site/Facility Development Jim McGuire Pastoral/Financial Rep. Scott Moore Facility Needs David Moxley Schedule and Budget Ken Sprecher
Background
Village has determined that a new sanctuary with a minimum seating Site/Facility Development capacity for 1500 people is needed to serve the long range Vision. This, in turn, dictates the site area required for parking, and much of the rest of the space program for classrooms, fellowship areas, offices, and support space. Site planning is also affected by the long range desire to develop an athletic center for community outreach, and a regional ministry center with up to 60 offices.
Priorities
The priorities for building development are:
1. Sanctuary with associated increases in classroom and office space 2. Athletic Center 3. Regional Center
The components and size of each phase are currently based on the initial space program developed by the Architect, Ankrom Moisan, in April 2004.
Building Size
The current Village facility totals approximately 50,000 square feet (SF) with a 500 seat capacity in the sanctuary. With the proposed removal of North Village (youth area), the north storage building, temporary structures, and the north wing of offices and classrooms (to allow a useable site area for the new construction), the net remaining space is approximately 35,000 SF. Meeting the long range Vision of Village (all phases) requires approximately 120,000 SF of new structure (total of 155,000 SF existing and new).
Construction Phasing
The implementation of this Vision will likely require at least five construction phases: Phase 0: Site work and new parking (for adequate parking during construction) Phase 1: New structure that will include a new sanctuary, classrooms (early childhood and student ministries) and offices Phase 2A and 2B: Remodel existing sanctuary and new classroom building Phase 3: New athletic center Phase 4: New regional ministry center
Phase 0: Site Work and New Parking
This is a preparatory construction phase to create enough new parking to maintain on-going church activities and to offset the loss of parking when Phase 1 construction begins. The new parking would remain in place as part of an effort to maximize on-site parking capacity.
Phase 1: New Sanctuary, Classrooms, and Offices
The first phase of new construction (65,000 SF) will include a 1500 seat sanctuary, large foyer, additional classrooms for early childhood and youth activities, offices, storage, and support areas. The Phase 1 structure would be one half sanctuary area for worship (seating, foyer, platform, music, etc.) and one half for classroom, office, youth, and support spaces. It is possible that some areas (classrooms/offices) of the Phase 1 sanctuary can be “shelled” for completion at a future date.
Phase 2A and 2B: Remodel Existing Sanctuary and New Classroom Building
After occupancy of Phase 1, remodeling of the existing sanctuary (Phase 2A) as a gathering/ fellowship area would be completed so the value of the vacated existing sanctuary building can be reclaimed to support ministry needs. A new classroom building (Phase 2B) for elementary grades and larger group meeting space would be constructed adjacent to the existing south classroom building. This is required to accommodate the significantly larger number of children when the new sanctuary is in use.
Phase 3: New Athletic Center
An athletic center would be constructed that would have three gymnasiums and associated support areas for fitness rooms, lockers, bleachers, etc. The purpose of this facility would be for community use and outreach. The facility would be built on pillars to allow for parking under the structure.
Phase 4: New Regional Ministry Center
The regional ministry center would be built to house offices of multiple outreach ministries that would benefit from the interaction and synergy of being brought together in a single location.
Project Schedule
A project schedule has been developed that outlines a project timeline for each component of the project, in the context of design and construction phases, regulatory approvals, capital campaigns, and construction phasing. The schedule projects the most aggressive (but reasonable) schedule that is achievable. The schedule projects completing design by the end of 2005 and starting construction on Phase 0 (site work) and Phase 1 (new sanctuary) in spring 2006 with completion and occupancy in December 2007 (16 month construction duration). This rapid schedule is entirely dependent on both timing and amount of fundraising and financial requirements, and would be adjusted beyond December 2007 for any pauses in the schedule due to design, County approvals, fundraising, or other required activities.
Next Step: “Due Diligence”
Regulatory Issues
A pre-application meeting has been conducted with Washington County. Developing buildings on the site requires a Conditional Use land use review and approval. The site is influenced by a stream corridor, flood plain, Clean Water Services easements, designated wetlands, and setbacks. The site is primarily zoned for Institutional use, with three R5 residential parcels to the south. The intention is to pursue, if possible, approval of all five construction phases under a Type 2 approval process, and a Type 3 process for the recently acquired residential parcel in the application. The Conditional Use approval would likely be based on a 10 year time frame for construction, allowing Village to be “grandfathered” from new regulatory requirements adopted after that time.
Parking
Washington County parking requirements for a Church are 1 space per 2 seats (or 750 cars) for a 1500 seat sanctuary. However, it appears that with County allowances for mass transit availability, and vanpools, Village can meet the code minimum parking requirements on the existing site with approximately 600 spaces. However, the actual (not code required) parking needs of the Church will require significant off-site parking (approximately 400 cars) when the new 1500 seat sanctuary is used to full capacity.
Conditional Use Permit
The development and submittal of a Conditional Use Permit application and preliminary design to Washington County is required. This task includes preparing architectural, civil, electrical, and landscape drawings. The drawings for this submittal may include all proposed phases of future construction depending on the approach taken by VBC to secure County approval. Boundary survey, environmental review, geotechnical, and traffic studies will also be required for the Conditional Use Permit application.
Focus Groups
Early in the design process the Architect and members of the Building Committee will meet with church Focus Groups representing worship and sacred spaces, music, drama, early childhood, children ministries, youth groups, adult ministries, administration and pastoral staff, regional center, athletic center, fellowship, operations and facilities. The input from these meetings will be reviewed to determine and validate the specific building needs to support the Village vision.
50% Schematic Design Documents
The Architect will complete 50% of schematic designs for Phase 0, 1, 2, 3, and 4 of the project. Emphasis is on Phase 0 & 1, but Phase 2, 3, and 4 are investigated to the level needed to make future phases compatible with the Phase 1 design. This level of development is generally needed to develop the initial design for Village, and also enough information to submit a Conditional Use application to Washington County.
Focus: Preliminary floor plans, building massing and materials, site plan, landscape plan, structural, mechanical, and electrical system options. 100% Schematic Design
The Architect will complete the balance of schematic design for Phase 1 only.
Focus: Schematic level floor plans, elevations, site plan, typical building and wall sections, preliminary finish schedule, site engineering, structural framing, mechanical and electrical system selections, and outline specifications. Cost Estimate for “Due Diligence” Scope
Experience on previous church projects has been that completing 100% of schematic design is adequate to address the most critical design aspects of the early design. Completion of schematic design of Phase 1 (new sanctuary) is generally the earliest time in the project to reliably validate construction cost estimates of the project.
Fund Raising
We have contracted with RSI, a fund-raising consulting company, to assist us in raising the necessary funds for these projects. RSI has helped hundreds of churches nationwide to raise funds to meet their financial goals. Robert Hopper is our liaison from RSI. He will be working with us during this initial phase to raise sufficient funds to meet the expenses for completing the due diligence phase. He will also help us to plan for the main capital campaign, which will start late this spring and complete next fall. You can find out more about RSI on their web site: www.rsichurch.viscern.com/cms/index.html.
“Due Diligence” Estimated Fees & Schedule
Programming, Due Diligence, Concept Design and Conditional Use Phase
Note: Approx. 50% of Schematic Design Phase (below) required for Conditional Use Permit application
Cost Start Date Task Duration
Architectural Consulting Engineer & Landscape Architect Conditional Use Consultant Boundary, Topographic Survey and ALTA Environmental Assessment Geotechnical Transportation Study Conditional Use Application Fee Reimbursable Costs
$48,700 17,000 7,000 25,050 7,500 14,000 12,000 20,000 3,285 $154,535
1/1/04 3/1/05 3/15/05 2/16/05 2/28/05 3/7/05 2/8/05 5/1/05
12 wks 8 wks 8 wks 4 wks 4 wks 4 wks 6 wks
Subtotal
Schedule of expenditure: January and March 2005
Schematic Design Phase
Architectural Consulting Engineers 3D Model Reimbursable Costs $107,100 51,000 7,500 7,655 $173,255 3/1/05 3/1/05 5/1/05 3/1/05 12 wks 12 wks 4 wks 12 wks
Subtotal
Schedule of expenditure: March through May 2005
**Scope verification will occur at this time.
Design Development Phase
Architectural Consulting Engineers Reimbursable Costs $148,575 100,500 11,200 $260,275 6/1/05 6/1/05 6/1/05 12 wks 12 wks 12 wks
Subtotal
Schedule of expenditure: June through August 2005
Total
Contingency at 10%
$588,065 $58,807 $646,872
Total w/ contingency