Expansion of our Current Campus: not a feasible nor desirable option

Property Evaluation Task Force

The Board of Trustees has determined that we cannot expand at our present location, as it is not a good fit for helping us grow in our mission.

Over the course of many years, as options were explored to allow room for JUC to grow, the idea of expanding in JUC’s current location has come up, and has, in fact, been done multiple times. The most recent renovation and expansion project was completed in 2005 with the addition of the chapel, the Religious Education wing and significant remodeling of the Mills Building for office and classroom space.

Because expansion in the current location is a logical idea to pursue, it was included in the initial stages of this iteration of analyzing growth options. The feasible limit has now been reached on that option. This documents the research and reasons for this conclusion - a culmination of of analysis and work that the Board has done in conjunction with our Commercial Real Estate Agent and our Property Evaluation Task Force [Wendy Williams (Senior Minister), Kathy Covert (Board President), Mark Baker (Architect), Jim Matera (retired builder and Owner Representative for our last renovation project), David DiGiacomo (Attorney), David Fleck (Board Trustee and Architect), and Tom Goodreid (Board Trustee and Attorney), Carol Wilsey (Church Administrator)].

Documentary Information:
Adjacent Property to the East is Not Available Nor Desirable

1. The property owner has been totally unresponsive to many attempts by our real estate agent to contact him through voice messages and stopping by to try to see him. If he were willing to sell, he faces limitations to replace his industrial use on another site.
2. There are environmental concerns regarding current and past and activities on the property.
3. During prior JUC expansion efforts, site plan layouts were created that included the property to the east. Current JUC buildings would need to be demolished to permit new construction on that property Also, the lot shape would result in physically separate buildings, limiting both access and circulation.
4. There is a possible “Historic Building” designation for a structure on one of the adjacent lots.

Prohibitive Expense

1. The assessed value of the adjacent property is $2.6 million dollars. While this is not an actual sale price, it is likely a minimum.
2. New construction costs are substantially higher than values of existing buildings or remodeling existing facilities/buildings.
3. Jefferson County would require contributions to expensive improvements along 32nd Avenue to match expansions to the current JUC property.
4. Parking solutions such as underground or multi-level structures are prohibitively expensive.
5. The current construction of the Religious Education wing precludes a second story without complete roof and ceiling demolition and reconstruction as well as the addition of an elevator.

Other Limitations of the Current Property

1. The neighborhood has been very resistant to past expansion efforts and there is a likelihood of objections by well-organized neighborhood groups. Past opposition was not just “questioning” our project but was vocal and sustained.
2. JUC has no current access to public transportation.
3. There would be significant logistical issues in building on site. This would lead to additional expenses because of the likely need to rent transitional space.

Based on this analysis and extensive discussion, at its meeting on January 11, 2018, the Board of Trustees voted affirmatively on a motion to end further discussion in regard to the possibility of expansion on the current site and acquisition of the neighboring property.