LCN Property Q&A
The following questions were gathered after the property location reveal on September 29, 2019. They appear as written.
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.
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.”
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.
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.).
?? 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!
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…!)
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.
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.
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.
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.
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!!
--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.
--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!
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.
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.
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 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.
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.