FIRST PLYMOUTH CONGREGATIONAL CHURCHFinal Report

on theCapital Improvement Feasibility and Assessment Study

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This Report is Presented by the FPCC Building Committee

The FPCC Building Committee Members

1.Clayton Cole Building Committee Chair2.George Anastos Senior Minister3.Rhonda Williamson Director of Administration4.Randy Nicholas Church Moderator5.Denise Brown Church Vice Moderator6.Ken Sawyer Chair, Business Administration Team7.Don Zeller Member, Business Administration Team8.Noelle Cochran Member, Church Council9.John Falconetti Member Church Council, Choir Member

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Content

1. History2. Review of the 2011 analysis of what it would take

to move out of our present location3. The Initial Recommendation of the Capital Plan

Ad Hoc Committee (CPAHC)4. Summary of the Fransen-Pittman Team

Assessment5. Vote on Remaining at our Present Location

(Moderator)

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HistoryThe Capital Improvement Feasibility and  Assessment study was initiated due to the need to comply with the following Executive Limitations (Asset Protection) Policy:

The Senior Minister/Chief Mission Officer (SM/CMO) shall not allow church assets to be unprotected, inadequately maintained, or unnecessarily placed at risk. Accordingly, the SM/CMO shall not allow others to fail to follow a long-term maintenance and capital replacement plan for the church building, grounds, furniture, and equipment. (ELP 6.14)

A committee called, the Capital Plan Ad Hoc Committee (CPAHC) was created and performed an assessment of First Plymouth Congregational Church’s indoor and outdoor facilities and put forth a recommendation to engage in a capital plan to address the issues identified in the assessment. The initial costs to address items in the assessment were estimated at $3.5 Million.

The SM/CMO asked the CPAHC to consider as an alternative to fixing the existing facility, costs associated with the sale and relocation of our Church to a new location. Those costs are presented here as a review.

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Should We Move? (Examples of typical costs)The CPAHC requested and received a professional opinion of the current value of the Church property, the most likely selling price, as well as cost estimates to renovate an existing building or build from the ground up.

This information was provided by Development Advisors to FPCC through a Broker’s Price Opinion (BPO) and information on Development Advisor’s web site.

The property value opinion WAS NOT A REAL ESTATE APPRIASAL but a realistic opinion of the fair market value of the property based on recent church property sales ,and the price our property will most likely yield should a decision to sell be agreed on.

Development Advisors believes the FPCC property has the potential to sell for $85/SF to $92/SF which equates to $5.07 M to $5.49 M based on our building size of 59,696 SF.

About Development AdvisorsDevelopment Advisors, LLC is a Denver-based specialized real estate firm providing customized services for the specific client groups including churches, schools, and other specialized areas. Development Advisors operates in Colorado and the Western US.

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Should We Move? (continued)

Assumptions About Price Estimation for Relocation

It is assumed that the current mission of the Church will be maintained. For our current facility (59,696 SF) it is estimated that 90% of the building is used at any given time (includes Church activities, the learning center, as well as space leased to other organizations).

This equates to a building foot print of 53,726 SF would be needed to continue the current mission and activities of our Church. Given that the same seating capacity will be maintained, the new location would also need to accommodate at a minimum one (1) parking space for each 2 seats (based on a 600-seat capacity sanctuary) on a site of 4.5 to 4.8 acres.

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Should We Move - Cost Summary

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Facility Size: 53,726 SF (if moving)Land Area Required to Build: 4.5 – 4.8 AcresOur Current Facility Selling Price: $5.07 M - $5.49 MEstimated Time to Sell: 1.6 Years

Costs Renovate / Repair Current

Facility

Renovate Existing Church

Renovate Existing

Commercial Building

Ground-Up Development

Minimum $500,000 $4.298 M $7.52 M $14.24 M

Maximum $3.5 M $11.82 M $12.89 M $15.85 M

Update Current Pipe Organ

N/A N/A N/A N/A

Move Pipe Organ

N/A $260 K - $630 K $260 K - $630 K $260 K - $630 K

Contract New Pipe Organ

N/A $500 K - $800 K $500 K - $800 K $500 K - $800 K

To get a total estimate, add costs for the pipe organ to the costs to relocate

Capital Plan Ad Hoc Committee (CPAHC) Capital Needs List Presented to the Congregation September 2011

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In 2011, general estimates indicated a need for $3.5 million

Critical Projects $ 305,000Code Required upgrades $ 25,000Preventative Maintenance $ 358,000Fulfill Church Mission $1,249,000Operational and Environmental savings $1,080,000Aesthetic improvements $ 94,000Non-critical improvements $ 115,000Contingency $ 274,000Total $3,500,000

Capital Improvement, Feasibility & Assessment Report

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Building Committee Formed – Extensive experience:Noelle Cochran, civil EngineerDon Zeller, FPCC HistorianJohn Falconetti, Choir MemberKen Sawyer, Engineer, Project ManagerDenise Brown and Randy NicholasGeorge Anastos and Rhonda WilliamsonChip Cole, Chair

Professional Consultants SelectedProposals received from 3 teams and interviews completed

Fransen Pittman Construction Selected. Team includes:John Pittman and Alan Anderson, Fransen Pittman ConstructionDavid Cooper, The Genesis Group Architects, a Church specializationDennis Rudko, Cator Ruma & Associates, Mechanical & Electrical EngineeringDana Hougland, Shem Milsom & Wilke, Acoustical Consultants

Linda Morrison, Ambient Energy, Energy Conservation Consultant

Process

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•The Fransen Pittman Team discussed and evaluated the Capital Needs List•A thorough evaluation of the church was completed by all team members•Meetings were organized over a 6-week period

•Focused reviews by the Building Committee and Staff were held on four major subjects:

1. HVAC Systems and Lighting Systems2. Sanctuary Acoustics3. Interior issues including deteriorating finishes and safety hazards 4. Exterior issues included sidewalks, lighting, and landscaping

•Information gathering included the Congregation through the Weave Our New Tomorrow Program

Fransen Pittman Feasibility and Assessment Report Organization

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•Tier One – Urgently Required Maintenance

•Tier Two – General Maintenance and Alterations

Bring all Building Systems up to a new 20-year lifeStrive to receive an Energy Star Rating of 90Saves approximately 15% of present operating costs

•Tier Three – Options for bringing all Building Systems up to current state-of-the-art Energy Savings Technology

Approximately a LEED Platinum CertificationBest Practices toward a Net-Zero Green House Gas Emission BuildingIncorporates Weave our New Tomorrow inputSaves approximately 40% of present operating costs

Summary of Feasibility Report – All three tiers

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•Total of 99 line-items of work

•Gross Total of $5.7 million Some line-items are options to each other

•Net Total of $5.2 million

•Costs by General Category Costs related to the interior of the building $1.0 million Costs related to the exterior of the Building & Grounds $ .9 million Costs related Mechanical and Electrical Systems $3.5 million Costs related to furniture, technology and sound systems $ .3 million

Line Items Related to the Sanctuary or Chapel

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•Chapel redesign to address flexible seating, darkness, & sound

•Correct, Repair and Improve Sanctuary Acoustics and Sound System Deficiencies

Generally low reverberation times, especially in the low frequenciesHigh degree of variation in sound quality in the low frequenciesPoor acoustical performance on the carpeted chancelPoor sound reflection off of the back wall of the balconyPoor feedback of sound to choir and preachersPoor speech intelligibility, especially for the choir

•Provide accessibility to the chancel•Insufficient space on the chancel and at the chancel steps•Difficult lighting controls, high energy use, and poor lamp-changing capabilities•Seating and configuration options

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Summer 2013 Work to be done

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•Bid and construction Project One $308,000

•Define Project Two in detail $2.5 million to $3.5 million

•Define Project Two Options $ 0.8 million to $1.5 million

Options that reduce operating costs will receive higher priority

•Prepare for a September vote of the Congregation to proceed

Report from the First Plymouth Foundation and the Endowment Committee

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•Working Together – meshing our processes and focus

•Addressing Church Needs

•Doing our Fiduciary Homework

•Creative Solutions

Voting to remain in our present location

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Given the expenses related to relocating to an existing facility and especially with building a new facility from the ground up, the CPAHC strongly recommends that we stay in our current location.

Randy Nicholas, Church Moderator entertains the following motion:

Based on research conducted by the CPAHC and independent professionals, the membership of the First Plymouth Congregational Church, UCC directs that Church leaders not consider relocating from the present location and facility in any further discussion of its long range plans and commit to operating and maintaining the current facility at 3501 S. Colorado Blvd.