The following questions have been gathered since the property location reveal on September 29, 2019. They appear as written.
HOW WILL THIS AFFECT OUR CONNECTION WITH OLLI? AND WILL OLLI RELOCATE TO LCN?
We have been working with OLLI leadership throughout the last year, keeping them informed of what has been going on and getting their feedback on space requirements. They are excited about the move and intend to continue working with us. It has already been decided that JUC will remain “OLLI West.”
YOU MENTIONED THE CAPITAL CAMPAIGN RULE OF THUMB IS A CONGREGATION CAN RAISE 3 TO 5 TIMES ITS ANNUAL PLEDGES. DOES THAT MEAN YOU EXPECT EACH PERSON TO GIVE 3 TO 5 TIMES THEIR ANNUAL PLEDGE FOR THE CAPITAL CAMPAIGN?
No, and sorry for the confusion if we explained this poorly. Everyone will be asked to step up and give what they can -- maybe even stretching a little -- but the amount is up to each individual and what they can afford. Some people may give a very large one-time pledge, but many often decide to pay their pledge over three to five years so they can give more -- often much more -- than a single contribution. Our stewardship consultants say when the sum of all the capital campaign pledges is figured, that grand total almost always adds up to 3 to 5 times the annual pledge total.
HOW ARE WE PLANNING TO GENERATE THE TWO MILLION DOLLARS? HOW ARE WE PLANNING TO GENERATE THE FUNDS NEEDED FOR THE RENOVATIONS?
We’ve hired stewardship consultants who will begin with a Financial Feasibility Study October 22-31, 2019. During this time, they will interview a wide variety of our members and compile a report to suggest how much we are likely to raise in a capital campaign. The rule of thumb is 3 to 5 times the annual pledges, which for us could be upwards of $4 million. This is a church swap, and the agreement in principle says JUC will additionally pay no more than $2 million for this nearly twice as large campus. Therefore, anything we raise above that $2 million will go toward renovations. As we dig into due diligence components and develop a master plan with our architects, we know that to have the kind of facility we want and need for our spiritual home, and to engage the community, we will need to phase renovations. We are fortunate that this campus and our creative architects are both able to accommodate phasing easily. For our first phase, we anticipate securing a loan to supplement any capital campaign funds raised above the $2 million needed for purchase. Future phases will be funded through loans and additional capital campaigns, much like college campuses or other thriving institutions do by continuing to engage the new and growing membership, community foundations, grants and other sources.
ARE WE GOING TO CHARGE COMPETITIVE PRICES FOR RENTAL SPACES AT THE NEW SITE?
Our regular renters (OLLI, BNI, and Castle Clay) have negotiated rates and we will continue to work with them in partnership as we develop a rental plan for the new facility. It’s possible that we might have additional regular long-term rentals in the new space, and we will consider market prices in our decision-making. Other rentals are mostly one-time arrangements with very affordable rates to facilitate a win-win use of our space.
I UNDERSTAND THE CAPITAL CAMPAIGN WILL HELP PAY FOR THE PURCHASE OF LCN BUT I WONDER WHAT PLANS ARE BEING MADE FOR SUPPORTING THE INCREASED OPERATING AND PROGRAMMING EXPENSES THAT WE'LL HAVE ONCE WE MOVE TO A LARGER CHURCH.
We are working on income and expense projections to ensure financial stability at the new campus. There are many factors to consider, one of the largest being any loans we might need. The more money we raise in a capital campaign, the less need for debt and the resulting debt service as an ongoing expense. One piece of good news is that their campus has a large solar array, which offsets the utility costs we might expect for a facility that size. Other costs will certainly go up, such as cleaning and snow removal, but some will be relatively constant for a time, like our supplies budgets and, for now, staff costs. One key piece of the puzzle, should the congregation vote to move forward with this purchase, is for members and pledging friends to maintain (and increase when they are able) their regular pledges. And we should expect some growth in membership, maybe not right away, but as we increase programming that meets the needs of the community. And, we will want to be sure to have a financial cushion for higher operating costs.
IS THE ARCHITECT PROCEEDING TO THE 35% DESIGN STAGE PRIOR TO THE CONGREGATIONAL VOTE TO PURCHASE?
No, after arranging and attending a meeting with the city of Lakewood on their requirements, Eidos will be on hold until the congregation votes in May on whether to purchase the property. We think that’s the sensible, frugal approach.
WILL THERE BE COST ESTIMATES BASED ON THIS 35% DESIGN BASIS?
See answer above.
A common sentiment expressed by members touring LCN was that the place was ready to move in. What are the “must have and/or do” requirements to move in with estimates of the cost?
There is much about the LCN building that is usable as is. The sanctuary offers a gathering space for worship that we can work with in its current state, and it is wonderful to have a variety of RE classrooms that can also be used for small groups, Family Promise hosting, and Olli and other rentals. The gym and kitchen are functional as is, for sure.
There are four primary issues that require immediate attention for functional use: ensuring and creating 1) enough RE classrooms for our vibrant program, 2) a functional office space that is accessible, 3) appropriate safety and security measures, and 4) a sense of connectivity rather than disparate entrances with long distances between functional areas, as is currently the case.
In the RE classroom wing, minor renovations to create usable nursery and preschool rooms with their own restrooms as close as possible to the “heart” are estimated at $200,000.
Currently, the office space on the second floor is completely inaccessible for those not able to navigate stairs. In the future architectural vision, this non-ADA compliant space would be removed altogether to allow more room for the expanded Heart and primary corridor running the full width of the church. In its place, the Fireside Wing would house all staff and ministers. The estimate for the basic modifications to create this accessible office space right away is $200,000.
We are in the process of evaluating appropriate safety and security measures for the larger LCN building, including external lighting and a centralized, automated door locking system.
At JUC, we love walking right into the hub of the Commons area with the RE wing immediately accessible, as well as the Chapel, Sanctuary, and kitchen. Both for utility and the desired “feel” of our connected JUC congregation, we believe that replicating this ease of access is valuable. The cost for the most basic version of such a “heart” is not yet clear.
There are four primary issues that require immediate attention for functional use: ensuring and creating 1) enough RE classrooms for our vibrant program, 2) a functional office space that is accessible, 3) appropriate safety and security measures, and 4) a sense of connectivity rather than disparate entrances with long distances between functional areas, as is currently the case.
In the RE classroom wing, minor renovations to create usable nursery and preschool rooms with their own restrooms as close as possible to the “heart” are estimated at $200,000.
Currently, the office space on the second floor is completely inaccessible for those not able to navigate stairs. In the future architectural vision, this non-ADA compliant space would be removed altogether to allow more room for the expanded Heart and primary corridor running the full width of the church. In its place, the Fireside Wing would house all staff and ministers. The estimate for the basic modifications to create this accessible office space right away is $200,000.
We are in the process of evaluating appropriate safety and security measures for the larger LCN building, including external lighting and a centralized, automated door locking system.
At JUC, we love walking right into the hub of the Commons area with the RE wing immediately accessible, as well as the Chapel, Sanctuary, and kitchen. Both for utility and the desired “feel” of our connected JUC congregation, we believe that replicating this ease of access is valuable. The cost for the most basic version of such a “heart” is not yet clear.
Could you provide an accounting of spending to date for the architects, consultants, etc. involved in the move?
Here’s a link to the Making Room Financial Summary provided to JUC’s Board for their 12/12/19 meeting. It notes the Pre-Capital Campaign expenses as paid through November 2019.
In summary, as of 12/10/19, we had spent a total of $133,339 on Making Room-related expenses since late 2017. This includes: the Posse’s work ($22,740), our Stewardship Consultants ($22,952), Eidos architects ($54,525), LCN due diligence contractors (e.g., Phase 1 Environmental and asbestos/mold/lead inspections - $6,650), real estate expenses (e.g., JUC appraisals, LCN Reserve Study - $21,250), and communications (e.g., website, video, mailings, materials - $5,222).
As noted in other FAQs, we’ve funded these pre-capital campaign steps through direct donations, the Auction Special Appeal, EMGT Grants, and by utilizing generous bequests made to JUC. There’s certainly enthusiasm for the project, as evidenced by the $110,000 in contributions for Making Room activities even before the start of the capital campaign!
In summary, as of 12/10/19, we had spent a total of $133,339 on Making Room-related expenses since late 2017. This includes: the Posse’s work ($22,740), our Stewardship Consultants ($22,952), Eidos architects ($54,525), LCN due diligence contractors (e.g., Phase 1 Environmental and asbestos/mold/lead inspections - $6,650), real estate expenses (e.g., JUC appraisals, LCN Reserve Study - $21,250), and communications (e.g., website, video, mailings, materials - $5,222).
As noted in other FAQs, we’ve funded these pre-capital campaign steps through direct donations, the Auction Special Appeal, EMGT Grants, and by utilizing generous bequests made to JUC. There’s certainly enthusiasm for the project, as evidenced by the $110,000 in contributions for Making Room activities even before the start of the capital campaign!
Could this accounting be updated on a monthly basis?
We’re working hard to be transparent with all Making Room financial issues. JUC’s business administrator, Carol Wilsey is creating a financial accounting spreadsheet for Making Room that will be posted soon on the website and updated each month. We’ll note it specifically when it’s ready.
Additionally, as we move through the Capital Campaign and generate both operational and move-related budgets, we’ll be sharing these in multiple ways - postings on the website, meetings to discuss financial details, and more. Carol is also happy to field any specific questions about Making Room finances anytime.
Additionally, as we move through the Capital Campaign and generate both operational and move-related budgets, we’ll be sharing these in multiple ways - postings on the website, meetings to discuss financial details, and more. Carol is also happy to field any specific questions about Making Room finances anytime.
What is the projected cost of these entities, and the others that will be required such as structural engineers, HVAC consultants, etc. as the project moves through the various stages they have outlined?
Between now and the congregation’s Vote #2, we anticipate using very few paid services, including the stewardship consultants, real estate attorney, and various environmental and other due diligence contractors. The Posse will assist in a limited capacity over the coming months, and Eidos architects are on hold until after the congregational vote. As a result of our main focus being the capital campaign, which is powered by the immense volunteer hours of the Visiting Stewards, the dollar costs are quite small overall. As we raise money and get a clearer idea of what the budget will be, we’ll better be able to anticipate future expenses and will absolutely inform the congregation as we proceed.
I have noticed that there is a large plot of property for sale on 20th and Quail.
Would it not be more economical to build our own church as we want it rather than buy a church property that has a terribly planned building and extra land we do not need?
Please consider!
Would it not be more economical to build our own church as we want it rather than buy a church property that has a terribly planned building and extra land we do not need?
Please consider!
Thanks for the heads up about the property at 20th & Quail and for your inquiry about building new vs. purchasing an existing building.
The question of building new or buying an existing facility is an important one, and the costs of both are stark and stunning. Building a new facility in Jeffco the size of LCN would cost over $37 million, payable in one fell swoop. In contrast, the $4 million that we're working to raise in our current capital campaign would allow us to purchase LCN, make it ready for our immediate use, and consider phased renovations in the future as we prioritize them. That's almost a 10 fold price difference! It’s certainly a more pragmatic financial investment to purchase LCN as the larger home that we need and desire, should the congregation authorize that in a future vote.
Regarding the specific property at 20th & Quail, our real estate broker checked into it and found that it's not currently for sale. It was previously the Jeffco YMCA, but that building was demolished many years ago and it was purchased by Denver Water in 2005 to land bank the property adjacent to its Moffat Water Treatment Plant. We continue to keep tabs on properties within the Making Room search area, and we appreciate any leads.
The question of building new or buying an existing facility is an important one, and the costs of both are stark and stunning. Building a new facility in Jeffco the size of LCN would cost over $37 million, payable in one fell swoop. In contrast, the $4 million that we're working to raise in our current capital campaign would allow us to purchase LCN, make it ready for our immediate use, and consider phased renovations in the future as we prioritize them. That's almost a 10 fold price difference! It’s certainly a more pragmatic financial investment to purchase LCN as the larger home that we need and desire, should the congregation authorize that in a future vote.
Regarding the specific property at 20th & Quail, our real estate broker checked into it and found that it's not currently for sale. It was previously the Jeffco YMCA, but that building was demolished many years ago and it was purchased by Denver Water in 2005 to land bank the property adjacent to its Moffat Water Treatment Plant. We continue to keep tabs on properties within the Making Room search area, and we appreciate any leads.
What is left on JUC’s current mortgage?
The current mortgage balance is $323,000.
WILL THE PLAYGROUND BE MULTI-AGE FRIENDLY?
Yes, the playground area will be a fun, engaging area for many age groups and in line with the very earthy, natural materials that our congregation prioritized in the September 2018 dot-voting exercise. The design will include attractive and effective fencing to keep younger kids in, varied activities for younger and older kids, and likely gathering spaces (e.g., an outdoor amphitheater) where classes or groups can meet.
WOULD THERE BE MORE ROOM FOR MORE FAMILIES IN THE FAMILY PROMISE PROGRAM?
Yes! We are very excited about the offerings for Family Promise guests, including showers on site! There are also plenty of RE rooms in the finished first floor of the education wing at LCN. This will allow individual family units to have their own, enclosed, walled (not just partitioned) spaces for aligning their beds, as well as wonderful spaces for collective gathering, meals, relaxing in the evening, and fun (e.g., using the gym space).
WILL THERE BE A CRYING ROOM FOR BABIES?
We’re looking at designs adjacent to the sanctuary for those with young kids, a choir prep-room, and more. We want the sanctuary to both hold us all and meet the needs of every member and visitor to JUC in its future home.
IS LCN AIR-CONDITIONED?
The main building (including sanctuary, RE space, gym, etc) does have air conditioning. The stand-alone chapel currently does not.
?? STAIRS (SOME OF US CAN’T NAVIGATE STAIRS)
Wherever there are stairs, there will be alternates for those unable to navigate them well or who just prefer ramps and (eventually) elevators. There are no stairs on the main floor of the main building (with the sanctuary, RE first floor, gym, kitchens, etc) and chapel. When we eventually finish the 2nd floor of the RE wing, there will be both stairs and an elevator.
?? WHAT WILL THE CHOIR SPACE BE LIKE?
We’re not sure quite yet where a choir room will be, but it’s certainly a priority to have one. Currently there’s a practice room on the north-ish side of the sanctuary, but that area would likely become part of the “heart of the church” renovation. One option might be in the area that’s currently the sanctuary lobby. Creative minds will be working on this!
ACOUSTICS FOR SPOKEN SOUND?
We are in the early stages of assessing this. You can bet Keith, Wendy and Eric will make sure this is a priority.
MY BIGGEST CONCERN IS THE SEATING IN THE SANCTUARY. I’M <5’ TALL AND OFTEN STRUGGLE WITH THE EVEN SEATING TO SEE THE DIAS. IT WAS MENTIONED THE CHURCH ALREADY HAS GRADED SEATING. WHY REMOVE IT?
It’s highly unlikely that we’ll be changing the raked seating in the LCN sanctuary right off the bat— certainly not in the first phase of renovation. Creating the area we’re calling the “heart of the church” would likely be the first phase. Besides, we may end up liking the raked seating because of its sightlines— even if it would need to stay as pews instead of individual chairs. (We don’t know if we could get or afford chairs that have different length legs to work in raked seating). There’s so much to decide!!
IS ELEVATOR NEW OR EXISTING?
There’s no elevator now -- only a shaft. We anticipate that adding an elevator to access a second floor for RE is down the road a bit. (The second floor is only roughed in right now, with access only by ladder…!)
HAS HANDICAPPED ACCESSIBILITY BEEN ADDRESSED? (BEYOND ADA COMPLIANCE; CAN ALL PEOPLE EASILY ACCESS ALL SPACES?)
It is imperative that all people can easily access all spaces, and yes, accessibility will be at the forefront of our planning and implementation.
--MOVING MEMORIAL GARDEN
We will find a way to bring our memorial garden with us. A few members have already agreed to work on this.
WILL THERE BE A WALL (OR OTHER SPACE) MADE AVAILABLE TO RECOGNIZE PAST LEADERS AND CONTRIBUTORS AND THE HISTORY OF THIS BEAUTIFUL AND EVOLVING COMMUNITY? EG WHAT WILL BECOME OF THE JOSEPH S WILLIS CHAPEL HOMAGE?
What a great idea! Perhaps the person who asked this question would like to volunteer to work on this idea??? As for the homage for the dear Joe Willis, I’m not sure anyone’s thought this through yet -- but now we will!
WOULD EVERY STAFF MEMBER GET THEIR OWN OFFICE OR WOULD PEOPLE STILL HAVE TO SHARE? IS IT SEPARATE FROM THE CHURCH?
We have not figured out all of the office space right now. There will likely be some shared offices pre and post remodel. Of course some staff positions need private office space and they will have it.
I WAS SURPRISED AT THE NUMBER OF PARKING SPACES YOU SAID WERE ANTICIPATED. IT DIDN'T SEEM THAT IT WAS A WHOLE LOT MORE THAN WHAT WE HAVE NOW, ESPECIALLY CONSIDERING FUTURE GROWTH. DID I HEAR WRONG OR WILL WE STILL BE OVERFLOWING TO THE NEIGHBORS?
There are definitely more parking spaces at LCN than at our current campus. LCN has 222 spaces, JUC has 158. Some of LCN’s parking is toward the back – more on the west side – and it may not have been obvious. That’s not the entire answer, however. As the master plan is developed, we are inquiring about what the city of Lakewood requires. The Eidos architects recall that it’s either one parking space per three people or per four people; they are checking with the city. And…the master plan envisions additional parking on the west side. And…LCN currently has an understanding with the Whitlock Rec Center to use Whitlock’s parking for overflow, and we would hope to continue that agreement. And…the new property is close to an RTD bus route.
WHAT’S THE OFFICE SPACE LIKE AT LCN? IS THERE STILL A SPACE FOR A FRONT DESK SUCH AS THE ONE WHERE VOLUNTEERS WORK?
In the current arrangement, there is a similar welcome desk in the office area. The downside is that all office spaces are upstairs - not very easy to find, and not accessible. We will be evaluating what current space makes sense for the offices, probably different than how LCN is currently using it. The longer-term plan is to have a central welcome area adjacent to the office space. It would be better than what we have here because now people have to know to come around to the back of the campus.
WHY WOULD ELDERLY AND MOBILITY-CHALLENGED MEMBERS OF THE CONGREGATION BE REQUIRED TO MAKE A LONG WALK DOWN TO THE PROPOSED ENTRANCE ON THE WEST OF THE BUILDING? RIGHT NOW THEY CAN PARK IN THE HANDICAP SPOTS RIGHT NEXT TO THE CURRENT SOUTH ENTRANCE FOR DIRECT ENTRY INTO THE SANCTUARY.
ADA accessibility is one of the top priorities for consideration at this campus. We are just starting to dip into this. All work with the architects is preliminary. Parking spots can and will likely be moved. It’s all a shell game in many ways- what comes first, the heart, the parking lot, the playground…..so dependent on the results of our first capital campaign. What we can assure you, is that accessibility is top of mind. After the capital campaign, and should the congregation move forward with a yes vote to purchase, we will be re-engaging the architects to begin much more detailed design work and planning on what our next steps will be.
THE ROOF OF THE LCN CHAPEL IS A WORK OF ART IN WHAT APPEARS TO BE SLATE. WHILE THE CHAPEL IS DARK, WILL THIS BUILDING BE SPARED THIS SACRILEGE OF ROOF PENETRATIONS THAT WILL COMPLETELY DESTROY ITS CHARACTER?
There are no plans that have been discussed that will affect the roof of the chapel.
THE LCN LOCATION IS A POPULATED AREA WITH A DIVERSE POPULATION THAT WE HOPE TO DRAW ON. HOWEVER, I WOULD THINK THAT SUCH A POPULATION WOULD THINK TWICE ABOUT ENTERING SUCH A VANITY SPACE THAT REFLECTS THE EGO OF ARCHITECTS AND IS DESIGNED TO “AWE AND WONDER” ALL WHO ENTER. IS BUILDING A CATHEDRAL-LIKE STRUCTURE TO AWE AND SUBJUGATE THE POPULATION WHO WE ARE? THE REJECTION OF SUCH SENTIMENTS WAS PART OF THE REFORMATION AND A DIRECT LINE TO UUISM.
We on the posse and staff have been so pleased with the early design imaginings -- and they ARE early designs -- so it’s very disheartening to hear that you think this project is about ego, vanity, awe and wonder and, of all things, subjugation. No one’s designing a cathedral. Using the church’s high ceilings, on the other hand, careful use of good natural light, some beauty in the way it’s all laid out -- we’re excited about those possibilities. Aren’t most of us drawn to beauty and light, whatever our socioeconomic status?
THIS LOCATION OF THE LCN IS NOT GOLDEN. THE ADJACENT RECREATION CENTER RESTRICTS ACCESS TO THE BATHROOMS TO KEEP OUT HOMELESS PEOPLE. (WHERE ARE THEY SUPPOSED TO GO?) WOMEN, UNLIKE MEN, HAVE TO CONSIDER THE SAFETY OF ALL THEIR ACTIONS. THE LONG WALK FROM THE EXIT TO THE PARKING LOT, NO MATTER HOW WELL IT IS LIT, PRESENTS A CHALLENGE TO PERSONAL SAFETY. HOW WILL THIS ISSUE BE ADDRESS?
This is definitely a topic we have been thinking about for some time. One preliminary thought is that at certain hours, only some doors will be open. Our architects are familiar with church security and are already starting to think about these issues. We don’t have comprehensive answers yet, but it’s early yet and definitely on the table.
IF WE PROFESS TO VALUE GREEN SPACE SO WHY TURN ABOUT 11,000 SQUARE FEET OF GREEN SPACE INTO PARKING? THIS GREEN AREA IS NEARLY THREE TIMES THE AREA OF THE SANCTUARY. WHITLOCK RECREATION CENTER HAS A LARGE NUMBER OF PARKING SPACES THAT LCN ALREADY HAS PERMISSION TO USE SO SUCH PARKING IS NOT NEEDED.
One of the thoughts at the moment is to bump some of the parking areas, especially on the west side of the building, farther away from the building, essentially an exchange, to bring some green space closer to the building. This does two things: allows children to get from the RE wing to the playground without crossing a parking lot and make green spaces more accessible and usable as extensions of the building for gathering and outdoor commons space for all.
Why would you put a shade structure over the proposed entry walkway? Sunday services occur in the morning so that path will be shaded by the sanctuary. All that shade structure will do is prevent the sun from reaching that space to assist in snow melt. It will be hard enough keeping that walk safe for our members particularly those with mobility issues without making the situation worse. The current south entrance walk is short and sunlit. If shade is needed, use smart technology like deciduous trees that cool and shade in the summer and do not shade in the winter.
The trellises depicted on the architectural drawings are largely to help identify the pathways that lead to the Heart, serving as visual guides around a large campus. They are conceptual and could take many different forms, including plant landscaping. The trellises could integrate easily with safety and security features like enhanced outdoor lighting, and their spacing and direction would be designed specifically not to shade or interfere with snow and ice removal. They would likely be done in phases over time, certainly not part of the initial package we’re contemplating.
DAYLIGHTING HAS BENEFITS BUT WITH LED LIGHTS IT IS ALWAYS AN ENERGY LOSER, UNLESS COUPLED WITH PASSIVE SOLAR HEAT GAIN IN VERTICAL SOUTH FACING WINDOWS. SO WHY ARE WE PROPOSING SKYLIGHTS AND NOT USING OUR SOUTHERN EXPOSURE FOR PASSIVE SOLAR GAIN?
We’ll evaluate this and all sustainability-related inquiries more fully when we re-engage the architects after our Vote #2, should the congregation authorize moving forward to purchase the LCN property.
The idea of establishing an energy goal from day one is a good idea. Can we do that?
While setting goals is generally an excellent practice, we’ll need to do so with energy (and other passions) once we have a clearer scope of what we can do at the LCN facility. For energy specifically, steps toward setting energy goals may include:
- Conducting an energy analysis from which to create a baseline. (Sidenote: As with the separate example of establishing an operational budget, it’s hard to know how the LCN building’s current use will relate to JUC’s future use, should we move there. Baseline setting will likely need to wait until such time as we are in the building, using it fully.)
- Setting energy goals for the renovated areas
- Setting goals for minimally invasive corrections of existing areas (e.g., doors seals, caulking, and other air barrier leaks)
We are facing a massive increase in operating and maintenance costs for the new facility. CofN existing energy bills are no guide since the sanctuary and much of the space are not in use. Most of their activities occur in the chapel. So why are we proposing changes that will be extremely costly, and will increase maintenance and energy costs? If we are serious in our belief that that climate change is a threat to humanity and to future generations, we cannot do anything that will increase the carbon footprint of the building. As one example, opening up north walls and ceilings should be off the table. Installing R-20 skylights requiring the need for mechanical darkening and glare-prevention will involve enormous engineering, architectural and installation costs, while increasing maintenance. The minimum R value for ceilings is 40.
We are working diligently to determine what maintenance and operating costs at LCN would be, gathering detailed information from LCN to help us project an operating budget. Our realities, should we complete the campus swap and move into LCN, will certainly be different than theirs. LCN did hold many of its activities in the chapel, but they also had a very active tenant using much of the building until very recently. We would use the entire facility seven days a week. All these and countless other variables are being identified, quantified, and used to make sensible and grounded projections.
Regarding design decisions, these will all wait until after the capital campaign and Vote #2 of our congregation. When we pick them up again, we’ll have lots more to learn to inform all future decisions about design, sustainability, and other priority issues for JUC’s congregation. What we can say at this point regarding the potential use of skylights in the sanctuary in future is that the Kalwall skylight product initially recommended by Eidos has no need for mechanical darkening or glare-prevention. It’s different from a normal glass skylight in two key ways: 1) Kalwall is a translucent panel that diffuses light into the space, eliminating all harsh glare. 2) Kalwall comes with an insulting clear gel-like bead called Lumira, which is inserted in the 2-3/4” thick panels which make up the Kalwall panel technology. This gives the skylight an R-20 in lieu of the R-5 for a normal skylight. Overall, it has no need for mechanical darkening or glare-prevention.
Regarding design decisions, these will all wait until after the capital campaign and Vote #2 of our congregation. When we pick them up again, we’ll have lots more to learn to inform all future decisions about design, sustainability, and other priority issues for JUC’s congregation. What we can say at this point regarding the potential use of skylights in the sanctuary in future is that the Kalwall skylight product initially recommended by Eidos has no need for mechanical darkening or glare-prevention. It’s different from a normal glass skylight in two key ways: 1) Kalwall is a translucent panel that diffuses light into the space, eliminating all harsh glare. 2) Kalwall comes with an insulting clear gel-like bead called Lumira, which is inserted in the 2-3/4” thick panels which make up the Kalwall panel technology. This gives the skylight an R-20 in lieu of the R-5 for a normal skylight. Overall, it has no need for mechanical darkening or glare-prevention.
WILL WE NEED TO DO RENOVATIONS IN STAGES? WHAT WOULD THAT LOOK LIKE AND COST?
First, it helps to understand that pretty much all projects the size of this one are done in stages. For one thing, the renovations will require multiple capital campaigns (how many depends upon how much is raised in each one). For another, we will need to use parts of the building while other parts are being renovated. For example, we may need to hold services in the gym while the sanctuary is undergoing renovation. The total cost is difficult to project. We have only just begun the process with the architects, so they can’t really begin to put price tags on what we want. Also, we may decide to step up or cut back as we use the building. Finally, building costs will change as time goes by.
WILL WE OR (OR THEY?) HAVE SERVICES WHILE THE ENVISIONED CONSTRUCTION IS HAPPENING? (SKYLIGHT)
The architects say we will definitely be able to do church during renovations. One benefit of moving to a space that’s so much larger is having space options. For example, if and when we install a big skylight along half or all of the spine of the sanctuary ceiling, we could worship in the chapel, which is not much smaller than our current sanctuary, or the gym, which is as big enough for a regulation high school basketball game.
WHAT ISSUES HAS AN INSPECTION REVEALED?
We are in the process of extensive inspections and evaluations to fully understand the LCN property inside and out, and we’ll share all findings with our JUC community as well as use them to inform our final price negotiations with the LCN Board. For example, we’ve contracted with Farmers Environmental and are in the process of checking out environmental issues inside the LCN buildings, specifically the presence of asbestos and mold. Our Eidos architectural team is coordinating other subcontractors who are evaluating the mechanical, electrical, and plumbing systems, as well as the ADA and other code compliance issues. Soon, we’ll be starting on a Phase I environmental study of the property, as well, which will give insights to the larger property (e.g., floodplain review, any history of hazardous materials utilized in the surrounding area, etc.).
NOTHING THAT IS PROPOSED WILL DRIVE US TO EVEN THE LOWEST LEVEL OF LEED CERTIFICATION. A MEMBER OF THE CONGREGATION IS AN EXPERT IN THE MODELING OF COMMERCIAL BUILDINGS. CAN ALL RENOVATIONS AND THE INSTALLATION OF NEW HVAC EQUIPMENT BE MODELED TO DETERMINE THE EFFECTS ON ENERGY USE?
Actually, we know of two JUC members who are architects who specialize in sustainability, and both have said they are willing to do some volunteer consulting on our project. The Eidos architects are also well aware of the passions about sustainability at JUC. Their firm has LEED accredited staff members. We will certainly consider energy use as we make improvements to the property. during design work.
WON’T A LONG SKYLIGHT MEAN AC NEEDS GO UP IN SUMMER? LOOK AT OUR CHAPEL--USUALLY WARM.
Eidos would suggest using a skylight product called Kalwall. This product does two things differently than a normal glass skylight. A glass skylight creates harsh glare and typically has an R value of approximately 5, which likely contributes to the discomfort in your existing chapel. Kalwall, on the other hand, is a translucent panel that diffuses light into the space eliminating harsh glare in someone’s eye. In addition, Kalwall comes with an insulting clear gel-like bead called Lumira, which is inserted in the 2-3/4” thick panels which make up the Kalwall panel technology. This would then give the skylight an R-20 in lieu of the R-5 for a normal skylight.
WILL THIS SITE MAKE POSSIBLE ENERGY SAVING AND POTENTIAL ENERGY NEUTRAL?
The site offers numerous sustainability possibilities.
- Photovoltaic panels are already on a large portion of the roof. They are underutilized and the system needs to be activated correctly.
- With the increased acreage that this site offers, geothermal wells could be added to the site and coordinated with a new mechanical system as the existing systems are replaced through potential phasing of the facilities to meet your needs.
- As the building is transformed to meet your needs, daylighting, energy efficiency and the proper use of material will be able to transform the existing conventional construction techniques into an extremely energy efficient building with a goal of being as energy neutral as possible.
THE FIRST PRIORITY OF THE RENOVATION IS NOTED AS BUILDING THE “HEART OF THE CHURCH”. GIVEN THE AMOUNT OF DEMOLITION AND RECONSTRUCTION INVOLVED IS THAT REALISTIC OR DESIRABLE?
At this time in consulting with the architects, we believe that this is the area that makes the most sense to begin with when renovations get under way. That said, nothing is written in stone. So much depends on what we raise in pledges in a capital campaign. The idea is that this heart area gives us a commons space with improved flow through the building - direct access to RE, the gym, the eventual office space, and the sanctuary. Above all, this improves security for the building as well, creating a main access point for all parts of the buildings that can be well monitored. One of the reasons we chose Eidos Architects is there deep experience with church renovations and their keen sense of the ability to phase projects while working with and around the onsite staff and members of an active congregation. To be able to stay on site is a gift in many ways- less disruptive and expensive in the long run.
HOW ARE THE OTHER RENOVATIONS PRIORITIZED?
Good question. We have a general master plan at the moment that is based on our criteria document that was informed by hours and hours of staff and member conversations. No doubt this will change as we live into the space. Future renovations could be chunked into sections the following ways: the heart, the offices, the sanctuary, the gym, the outdoor spaces (common areas, playgrounds, parking). These are not in priority order - just grouped into sections that seem to make sense right now. The master plan and these phases form a living document that will change with the results of future capital campaigns and with ongoing input from staff and members.
Why are we foregoing the Lakewood drainage and traffic assessment. I think traffic will have a big impact on a residential street and the neighboring area. I think it is disingenuous not to consider the neighbors. That is not in our mission. And when we are considering 4 million dollars what is this "saving money" about?
The city of Lakewood is who decides whether we need a traffic study or a drainage study. And when our people met with city planners last month, the city said based on our projected numbers and our preliminary building plans, neither of those studies is required. We rely on their knowledge and analysis.
In the specific discussion about a traffic study, the city staff were unequivocal: they have no interest in nor need for a traffic study given that there is no change of use (LCN uses the property as a church, as would we). Only if we were to be changing a land use dramatically (e.g., building on vacant land) would they be interested in a traffic study.
The city of Lakewood is who decides whether we need a traffic study or a drainage study. And when our people met with city planners last month, the city said based on our projected numbers and our preliminary building plans, neither of those studies is required. We rely on their knowledge and analysis.
In the specific discussion about a traffic study, the city staff were unequivocal: they have no interest in nor need for a traffic study given that there is no change of use (LCN uses the property as a church, as would we). Only if we were to be changing a land use dramatically (e.g., building on vacant land) would they be interested in a traffic study.
Regarding drainage, there is nothing in our move-in or potential first phase of renovations that would trigger a drainage study. At any future time that our proposed renovations would impact 20% or more of the building, site, or combination of the two, we would be required to submit a Major Site Plan which may include a drainage study. Until that future time, the City will monitor and track our overall activities. We discussed with staff various drainage issues, but no immediate action or further study is necessary based on our initial plans.
As far as our reference to saving money, that’s generally considered an appealing stance at JUC. There will be many things that need doing/fixing/updating at LCN, so we appreciate opportunities to save a bit here and there when the savings doesn’t have a negative impact on the project.
As far as our reference to saving money, that’s generally considered an appealing stance at JUC. There will be many things that need doing/fixing/updating at LCN, so we appreciate opportunities to save a bit here and there when the savings doesn’t have a negative impact on the project.
According to FEMA, the church grounds are in classified “X”; an area with minimal flood hazard. Yet Colfax 1-1/2 blocks to the south is classified as “A” and the area to the east of the Recreation Center as AE in the 1% hazard area. At what point does changing drainage patterns on the campus, by increasing the area of impermeable surface, trigger a review by the permitting officer? Such a review could require the construction of drainage basins to compensate for the increased run off what will contribute to the flood hazard.
We had a terrific meeting in mid-December with the City of Lakewood and discussed drainage and other site issues extensively. The key trigger point for a more extensive Major Site Review is when over 20% of the building and/or site are impacted. This isn’t something we anticipate even remotely approaching with our move-in activities, though we’ll coordinate closely with the City as we go to ensure we’re in lock step for all overall site and drainage issues.
Does increasing run-off increase liability if the Colfax area were to be flooded?
Our current plans have no impact on increasing run-off and we’ll continue to coordinate all site and drainage issues with the City of Lakewood.
How resistant is Kalwall (possible skylight material for sanctuary) to hail? Colorado Mills was closed for a long time and there was massive internal damage caused by water entering through shattered skylights. At my house, the hail went through two layers of tempered glass in skylights.
The time for more detailed exploration of Kalwall and all building materials will be when we re-engage the architects after our Vote #2, should the congregation authorize moving forward to purchase the LCN property. In broad terms, the Kalwall website notes that “Kalwall handles extreme weather and is hurricane rated. Skylights are man-safe & OSHA fall through compliant.”
Renovations should be directed at reducing operating costs and carbon footprint. For instance, much of the exterior walls seem to be concrete block. Some are faced with brick. Best case, you have about R-4 resistance to heat transfer. The minimal goal for exterior walls should be R-20 with insulation (and moisture barrier!) applied to the inside or outside of the wall. Brick is a zero maintenance material so it would make sense to insulate such walls on the inside. Plain block was can be insulated on the outside.
We’ll evaluate this and all sustainability-related inquiries more fully when we re-engage the architects after our Vote #2, should the congregation authorize moving forward to purchase the LCN property.
IF WE HAVE A DISHWASHER IN THE KITCHEN, CAN WE GO BACK TO USING THE CHINA MUGS WE ALREADY HAVE AND FORGO THE FICTION THAT USING COMPOSTABLE CUPS INSTEAD IS ENVIRONMENTAL?
Based on current information and technology regarding producing and composting cups, that sure seems like the smart and environmentally conscious thing to do.
--RECONSECRATION/BLESSING OF NEW SPACE
YES! We will leave this space with intention marked by ritual and we will enter the new space with intention, ritual and celebration.
WILL WE CONTINUE TO HAVE TWO SUNDAY SERVICES? WHILE THE SANCTUARY IS CERTAINLY BIG ENOUGH TO HOLD THE ENTIRE CURRENT MEMBERSHIP SITTING IN THE “NOSE-BLEED” SECTION OF THE SANCTUARY LACKS THE INTIMATE EXPERIENCE OF JUC. NOR IS A COMMONS WITH 600 – 800 PEOPLE LIKELY TO PROMOTE COMMUNITY.
The thinking right now is that we would go to one Sunday service. Currently, our average Sunday worship attendance is between 400 and 500, which would fit on the ground level of the sanctuary. The larger Sunday morning challenge at our current campus is having enough room for all the kids in RE and having no room at all for any adult classes. LCN has more space for that!
What is the process from the bylaws for how we authorize the purchase?
From the Bylaws:
The Board of Trustees has the power to purchase, assign, sell, transfer, convey, lease, or mortgage real property when authorized by a two-thirds (2/3) vote of the members of the congregation voting in person and through absentee ballots at any congregational meeting.
The Board of Trustees has the power to purchase, assign, sell, transfer, convey, lease, or mortgage real property when authorized by a two-thirds (2/3) vote of the members of the congregation voting in person and through absentee ballots at any congregational meeting.