capital improvement task force update 09.23.2012
TRANSCRIPT
Capital Improvement Task Force Update
09.23.2012
Capital Improvement Task Force
• The Council established the Capital Improvement Task Force (CITF) at the Annual Meeting, held in February 2012.
• The charge of the CITF is to assess deferred maintenance and capital improvement needs of our facility and to prepare recommendations for consideration by the congregation.
Teaming With HGA
• At a special congregational meeting in June, the congregation voted to hire the engineering firm of Hammel,Green & Abrahamson (HGA) to help evaluate our issues and develop a long range plan for addressing them.
• Our work with HGA began in early June and is being completed this month.
• We held six meetings over the summer with HGA.
Our Goals
• At our first meeting with HGA we established our goal – create a “structurally sound, safe, comfortable and dry facility.”
• We want to meet this goal by being good stewards of our facility and making wise decisions for the future.
Our Priorities Defined
• Major issues were ranked in the following order:• Roof / Gutter System• Water Drainage / Building Leaks /
Erosion• Structural (Building Settlement)• Parking Lot• HVAC / Electrical & Plumbing
Timeline
June
Hired HGA
July
Discovery & Analysis
August
Range of Options
Sept. 23
Summary Findings
Summary FindingsRoof/ Gutter System
Findings • Roofing damaged due to hail and improper repairs over the years
• Gutters damaged due to ice dams• Interior finishes (ceiling and walls) damaged
due to ice dams. • Ice dams are a result of a too warm roof,
which is a result of lack of insulation or ventilation.
Options • Repair and replace damaged slates, flashing and gutters.
• Install roof insulation on 1963 addition.
Status • Request for Proposal (RFP) under review.• Sent to select contractors Sept. 28• Bids Due
Summary FindingsWater Drainage / Building Leaks / Erosion
Findings • Storm water from downspouts isn’t directed away from building
• Erosion from too much storm water directed to a specific location (at the stairs, at the north slope, and in the parking lot)
• Waterproofing systems (at the choir room) deteriorated over the years
Options • Repair and replace gutters and downspouts.
• Connect/direct downspouts to retention system (rain gardens)
• Install foundation drainage• Install waterproofing • Combination of rain gardens/ infiltration/ and
storm water management
Status • Concepts are estimated for price
Summary FindingsStructural
Findings • Masonry cracking on the exterior walls and plaster cracking on the interior walls of the chapel
• Floor slab settlement in the Colonial Room• Soil borings reveal a layer of clay under the
chapel foundation• Geotechnical consultant concluded that the
structural settlement is due to the clay consolidation, and that the consolidation is complete
Options • Add insulation under window wells to avoid frost expansion
• As insurance against future settlement, add structural stabilization for foundations
Status • Soil boring and geotechnical evaluation is completed
• Options for additional stabilization are estimated for price
Summary FindingsParking Lot
Findings • Sinkholes have developed due to amount and velocity of storm water running over the parking surface
• Soil settlement results in uneven parking surface
• Multiple entrances and exits creates a confusing parking circulation pattern
Options • Revised parking layout to provide streamlined vehicle circulation, mitigate run-off, and allow for improved and inviting landscaping.
Status • Revised parking lot concept is estimated for price
Summary FindingsHVAC and Electrical Systems
Findings • The heating systems consists of steam boilers that are past expected life but are in good shape and are not in danger of failing
• Ventilation system in sanctuary is undersized per current standards and noisy
• The original electrical service should be replaced due to age, although there is no imminent need of replacement
Options • Replace the steam boilers with higher efficiency hot water boilers
• Modify return air path to quiet the sanctuary ventilation system
• Replace the 400 amp electrical service and panel boards serving the 1950 and 1960’s addition.
Status • Replacement cost estimates have been priced.
Existing Roof / Gutter Issues
Damaged GuttersDamaged Dormers and Flashing
Damaged/Missing Tiles
Roof / Gutter Improvements
Roof Repairs Insulate Roof
Repair damaged areas
Install insulation & replace roof
Existing Drainage / Leaks / Erosion –Issues
Damaged SiteWet BuildingPoor Downspout Function
Existing Drainage / Leaks / Erosion –Issues
Downspout Locations
Drainage / Leaks / Erosion –Improvements
At Grade Discharge: slope away from building
Below Grade Collection: gather and route
Downspout Solutions
Drainage / Leaks / Erosion –Improvements
Foundation Drainage
Rain Garden
Waterproof Choir Room
Gather Downspouts and direct to Raingarden
Downspout & Drainage System
Landscape at the Choir Room
Rain GardenWaterproofed Choir Room
Foundation Drainage
Accessible Patio(pedestal pavers)
Ornamental Plantings
Downspout and Drainage System
Patio above Choir Room
Memorial Garden Option
Interior CracksChapel Settlement – Exterior Cracks
Existing Structural Issues
Soil Borings
Results- Did discover a clay layer under the chapel, didn’t discover a high water table, did discover sandy soil under parking lot
Survey Elevations at Colonial Room
0.01’
-0.18’
-0.08’
Structural Improvements
Parking Lot
Parking and LandscapingConcept Site Plan
Parking and Landscaping Improvements
Rain Gardens
Improved Parking Lot TreesPlay Areas
Storm Water Management
Infiltrate and retain as much as possible, slowly discharge the rest
Rain garden
Underground storm piping
Storm water detentionCistern
Storm Water Management
Mechanical and Electrical Existing Issues
Old, but still in workable condition
Preliminary Cost EstimatesGloria Dei Lutheran Church
Building Repair Cost Study Date: 23-Sep-12
Low Mid High
1. Existing Roof Repair / Replacement $286,000 - $313,500 - $360,800
2. Foundation Drainage / Waterproofing $429,000 - $473,000 - $544,500
3. Colonial Room Slab on Grade Replacement $18,700 - $20,900 - $24,200
4. Chapel Foundation Stabilization - Helical Anchors $75,900 - $83,600 - $96,800
5. Surface Parking $770,000 - $847,000 - $973,500
6. Landscaping $275,000 - $302,500 - $347,600
7. Boiler Replacement - $220,000 -
8. Electrical service and Panelboard Replacement - ? -
Preliminary Cost EstimatesGloria Dei Lutheran Church
Building Repair Cost Study Date: 23-Sep-12
Alternate Adds
1A. Replace roofing at 1950 / 1963 bldgs. and repair roof at 2002 bldg. $859,1002A. Foundation Drainage / Waterprooofing rest of bldgs. excluding the Courtyard. $903,1002B. New entry at Mold Room. $80,3002C. Memorial Garden Master Plan $129,8003A. Colonial room slab on grade; replace entire slab. $9,0204A. Chapel foundation stabilization; segmental underpinning. $49,5007A. Add 20 tons of geothermal while parking is redone $220,000
Cost Estimates based on HGA’s concept documents
Next Steps - Project 1: Roof and Gutter Repairs
• Wednesday, September 26, 6:30 p.m. Informational meeting in the Gathering Space
• September 28: Send out RFPs• October 18,19: Interview contractors• November 4: Congregation votes on
recommended plan and contractor
Long Range Plan- Project 2: Waterproofing and Stabilization
• January 20th, Adult Education: Long range plan presentation and Project #2 Informational Meeting regarding Waterproofing and Stabilization
• Spring Building Improvement Campaign