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ST. PETER THE
APOSTLE
PARISH
New Brunswick
New JerseyTown Hall
Sunday
June 22, 2014
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates2
Results of Spring 2014 Feasibility Study
Parish Strengths
Parish Challenges
Reaction to Statement of Need
Timeline Leading to Current Campaign
Phase I and II
Parish Property and Facility Needs
Short-term Plan
Future Needs
Questions & Answers
SAINT PETER
THE APOSTLE
Roman Catholic
Church
3
Ruotolo Associates
SAINT PETER
THE APOSTLE
Roman Catholic
Church
4
Ruotolo Associates
We hired an outside consulting firm to conduct a confidential study to: (All parishioners and Mass attendees were asked to participate)
To determine strengths, weaknesses and overall image of St. Peter the Apostle;
To gauge receptivity to the Statement of Need;
To determine philanthropic potential of the parish;
To define approach in structuring/communicating a capital campaign;
To determine likely strategic issues that may impact the implementation of a capital campaign;
To identify prospective volunteer leadership.
SAINT PETER
THE APOSTLE
Roman Catholic
Church
5
Ruotolo Associates
47% of the active parish population (which translates to 28% of all registered parishioners) participated in the study. This is a solid response rate.
Respondents are supportive of Father Tom. They feel that Mass attendance has grown and there is a younger community of parishioners since he arrived.
Of the 160 participating households in the study, 89% believed that the Statement of Need adequately reflects the needs of the Church. This is a strong endorsement of the plans.
The majority of participants agreed with the needs although some recognize that there are additional pressing needs in the rectory.
Indications of willingness to support a campaign were very strong with positive responses from 95% of those interviewed, 90% of focus group participants and 70% of survey respondents.
The town hall and this information on the website is in response to some who expressed interest in more information about the prior projects and campaign, current and future needs, and overall parish financial situation.
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates6
The Oratory Priests and Father Tom
The Music and Music Director
Tradition and History
Diversity of an inner city parish
Affiliation with Rutgers and the Students
Direct Quotes:
“I drive past several other Churches to come here.”
“We feel a personal relationship with the pastor and
priests.”
“The Music and Music Director are like no other.”
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates 7
Parking
Building Repairs
Heat
Painting
Air conditioning
There are few families living in the immediate area
People have to make a conscious effort to want to come here
Competition from 4-5 other area Churches
Economy/finances
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates 8
When asked to read and react to the Statement of Need, participants were mostly positive
and agreed with the needs. However, there is much concern over the financial aspect of the
needs.
Below are direct quotes from study participants. They reflect the issues noted repeatedly by
many:
“This is our church - we need to do this.”
“We’re keeping it together with band aids.”
“I’m not sure A/C is worth the cost.”
“Not surprised. Can't wait for it to happen.”
“Well presented; all are needed.”
“These buildings and facilities serve our Father and his purpose on Earth. We should
spare no effort in their preservation.”
“Needs should be prioritized: for example, the boiler is more important than air
conditioning; repairing plaster is more important than the gathering area.”
“There is also a critical need for repairs in the rectory.”
“I know some people go away for the summer, but lack of air conditioning keeps others
away. It affects the collection during those months.”
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates 9
There was a strong response in support of the needs with 95% of interview, 95% of
focus group and 88% of survey participants feeling that the Statement of Need
reflects the needs of St. Peter’s.
9%
5%
5%
3%
0%
0%
88%
95%
95%
0% 20% 40% 60% 80% 100%
Survey
Focus Group
Interviews
Yes No Somewhat or No Answer
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates10
All participants were asked to rate the projects as high, medium orlow in importance. Below are the projects with the results.
11%
9%
9%
8%
8%
48%
15%
11%
1%
1%
31%
36%
26%
27%
8%
12%
41%
54%
64%
84%
0% 20% 40% 60% 80% 100%
Creation of gatheringspace beneath choir loft
Clean & restore ceiling &mural paintings
Air conditioning/choir loft& electrical system
Repairs to plaster/paintwalls, ceiling & columns
New furnace & heatingsystem
High Medium Low No answer
SAINT PETER
THE APOSTLE
Roman Catholic
Church
11
Ruotolo Associates
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates12
A professional assessment of the condition of the properties was conducted in 2004. The
following needs were prioritized for phase I:
Church – New slate roof, gutters, downspouts, handicap lift, repair & point masonry below
water table, stucco, restore stained glass windows, front doors
Convent - new slate roofs, cornice and gutters, masonry, flat roof, paint
Total Construction Costs $ 2,602,175
Design Fees 258,062
Fundraising Consultant Fees 135,406
Repair of Stained Glass Windows 65,569
Total Phase I Costs $ 3,061,212
Sources of Funds:
Sale of the Lyceum/Field House Property $ 1,020,000
"Upon this Rock" Capital Campaign 977,706
New Jersey Historic Trust Grant 500,000
Church Improvement Funds 504,580
Rebate from Bishop's Appeal 58,926
Total Sources of Funds $ 3,061,212
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates13
Given the state of the economy at the time, the parish did not embark on a capital
campaign and parishioners were not asked to contribute to phase II. The following needs
were prioritized that that phase.
Church – clean, point, repair/replace stone N & W sides; bell tower roof & pinnacles; rose
window frame
Rectory - roofs, gutters, downspouts, chimneys; façade restoration, porch, front windows
Total Construction Costs $ 2,201,029
Design Fees $ 116,074
Fundraising Consultant Fees NONE
Repair of Stained Glass Windows $ 6,600
(contractor credit) $ (7,500)
Total Phase I Costs $ 2,316,203
Sources of Funds:
Sale of the Lyceum/Field House Property 1,262,479
No Capital Campaign NONE
New Jersey Historic Trust Grant 750,000
Church Improvement Funds $ 303,724
Total Sources of Funds 2,316,203
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates14
SCHOOL PROPERTY TRANSACTION (Oct. 30, 2013)
Sale Price $7,400,000
credit for environment issues -$50,000
settlement charges (lawyers &
fees)-$103,065
escrow for abatement -$600,000
Diocese of Metuchen -$1,000,000*
St. Peter's $5,646,935
Church Investment Account
$5,646,935
$266,000
Added about $266K to parish investment account from
parish funds (2 CDs, a/c acct, ML acct)
-$427,000
Loaned $427K to cemetery operating investment
account; to be paid back to parish
$5,485,935
plus interest
* It is customary for the Diocese to receive a portion of the sale of a property. The
Diocese had subsidized the schools in excess of $6 million over the years.
SAINT PETER
THE APOSTLE
Roman Catholic
Church
15
Ruotolo Associates
SAINT PETER
THE APOSTLE
Roman Catholic
Church
16
Ruotolo Associates
Replace Furnace and Heating System in
Church – including boiler, pipes and
radiators
Repair and paint plaster walls, ceiling,
columns
Restore ceiling and mural paintings
Estimated
$800,000+
Study results indicated that replacing the heating system and repairing plaster and
painting are the first priorities. Restoring the ceiling and murals will be done at the
same time because logistically, it makes sense.
The heating system is being installed in advance of the campaign so that it can be
completed during the summer months and be fully functioning when needed in the fall.
SAINT PETER
THE APOSTLE
Roman Catholic
Church
17
Ruotolo Associates
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates18
INTERIOR
New air conditioning system*, related renovation
to loft, gathering space in the entranceway,
electrical upgrade
Abate and replace entire floor, pews/kneeler
repair
Install new, additional handicap accessible
bathroom
EXTERIOR
Replace/repair front church steps
Restore remaining stained glass windows
Clean (restore) remaining stone walls (east &
south elevations)
*There is a small amount reserved in an account from a previous attempt to
raise money for air-conditioning. It will be applied when the time comes.
Estimated
$1,500,000+
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates19
As with the Church, the Rectory is an old structure and in need of
repairs and renovations. These projects will also be undertaken as
funding becomes available and need warrants.
INTERIOR
Abatement (lead and asbestos)
Install upgraded electric/install fire safety system
Plumbing
Renovate bathrooms, new finishes, exhaust
Repair/replace any necessary walls or ceilings
Replace carpeting, hardwood floors
Renovate kitchen
EXTERIOR
Remove stucco and brick
Restore clapboard
Repair/replace window headers, other misc wood work
Replace doors (4), windows (35)
Estimated
$1,300,000+
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates20
Potential Funding Sources:
Capital campaign funds (financing short-term plan projects)
Existing cash on hand
Interest from parish investment accounts
Historic restoration grant funds for any exterior work, if possible
Possible matching funds from the Diocese for liability repairs
Funds borrowed from our parish investment account endowment
Financial Responsibility Plan:
Maintain a principal total of $5 million in parish investment account
Maintain a $300,000 operating reserve.
The projects may be completed over several years with the help of the interest earned on
the parish investments accounts. Although there may be enough cash on hand to complete
the projects now, it is not in the long-term best interest of the parish to deplete, or
eliminate the parish savings that is also needed to supplement the annual operating deficit.
By keeping the principal intact, we are assuring the financial health of the parish for many
years to come.
Total estimated need $3,700,000
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates21
1. When will renovations begin?The first and most important project is the replacement of the church heating system
before the arrival of winter. That project will begin immediately using funds from our
reserve . Other renovation projects will follow according to a long-range plan and the
availability of funding.
2. What happened to the money designated for air-conditioning?Approximately $29,000 that was raised for air conditioning at an earlier time was set
aside in a separate account. Within the past year that account and a couple of others
were consolidated into a higher interest bearing fund. The proposed plan would be to
apply that money to the installation of air conditioning in the future. In the feasibility
study parishioners ranked other projects as more important. In the current long-term
plan the air conditioning project follows the plaster repair and paint project. It is
probably at least two years away.
3. What will the operating cost of air-conditioning be? . Based on typical
operating conditions and estimates of energy cost it is estimated that a/c will increase
our utility cost by approx. $4,000.
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates22
4. Can the existing boiler be fixed? Why do we need to replace all
of the piping?
First of all, our steam boiler was leaking and would not pass inspection. If that was the
only problem it might be reasonable to simply replace the boiler. However, another
condition also exists. Before the church basement was renovated, our steam heat
system serviced both the main church and the basement. When the parish hall was
renovated a new heat and a/c system was installed for the basement only. Some pipes
and radiators in the basement were removed and the remaining pipes were reconnected
to close the loop for the main church. We believe that some of the pipes were not
reconnected properly. As a result, raw steam and intense heat was returning to the
boiler room. The remaining old pipes are now behind finished walls and we are unable
to easily and with certainty find where the incorrect pipe connections are located. The
benefits of a new hot water heat system: Confidence - We won’t have the uncertainties
of the old pipes; greater energy efficiency; easier to repair and maintain; greater
control and flexibility.
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates23
5. Please clarify the relationship between St. Peter’s parish, the Catholic
Center and the Diocese.Nine years ago the interior of the convent building was a shambles and the building was
empty and unusable. Fr. Joe Curry was trying to explore options for the building’s use but
there was no favorable outcome. The parish did not have the necessary resources to fix
and maintain the building. Consideration was also being given to building a new campus
ministry center on Mine Street, the site of the old campus ministry center, but funding
was an issue. A solution to both of those situations was to use the old convent as a new
campus ministry center. The diocese sold the former Catholic Center property and funded
the complete renovation of the old convent building, investing millions of dollars. The
Catholic Center and campus ministry is a diocesan mission and responsibility. It is
supported and administered by the Diocese of Metuchen, not by the parish. The
“business” of the parish and the Catholic Center is almost completely separate, although
we share some staff and space. Funds we raise from this capital campaign do not go to
the Catholic Center. St. Peter’s has been associated with campus ministry at RU for a long
time, but even more so with the arrival of the priests of the Congregation of the Oratory
of St. Philip Neri, whose apostolates included campus ministry. Because of the location of
St. Peter’s with respect to Rutgers University and now having the Catholic Center here, it
makes sense for St. Peter’s to become the “University and Community Parish”. If we had
not done so, the alternative under the Renewing the Church in New Brunswick process
may have led to a loss of our historic parish identity through a merger with another parish
or parishes.
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates24
5. Please clarify the relationship between St. Peter’s parish, the Catholic
Center and the Diocese? (cont’d)We need to look positively at the benefits of our current situation:
We share the use of newly renovated space for meetings and other gatherings.
We do not have the expense of maintaining the former convent and parking lot
properties. The transfer of those properties to the Diocese does not affect our ability to
make use of them.
We no longer have the burden of paying for property insurance for those properties.
We share two employees, enabling us to hire them on a full-time basis but for both the
church and Catholic Center.
Both the parish and campus ministry staffs sharing a common mission and purpose.
St. Peter’s continues as the historic parish it is and now journeys forward and evolves with
new vibrancy and hope.
With openness and acceptance, there is tremendous potential for the faith life of St.
Peter’s to be renewed; the relationship and interaction of the younger and the older
generations in our community can powerfully impact the discipleship of both.
SAINT PETER
THE APOSTLE
Roman Catholic
Church
Ruotolo Associates25
6. Why do we need a wall/gathering space at the back of the church?A transparent divider wall will create and define a bigger gathering area in the back of
the church. This project would include the removal of the pews beneath the choir loft,
where the sound quality is poor anyway, creating a large, open common area. The floor
would be replaced. The framing for the partition sections will maintain the style and look
of the existing woodwork in the church interior so that the historic appearance of the
church is not compromised. Additionally, a larger handicap accessible bathroom is being
considered at the location of the iron gate statuary. The confessional would be rotated so
that it faces into the worship space.
The partition would provide a sound and weather barrier for the main worship space.
The gathering area would improve interaction and communication among members of our
community. It would be a versatile space where registrations can take place, information
exchanged, receiving lines after weddings can form, ministers can gather and prepare for
Mass without blocking doorways, people can still comfortably meet and talk, either before
or after Mass, without disturbing those in the worship area.
7. Are we carrying the cemetery financially?
No, although there is concern that the perpetual care fund needs to be increased. This
has been an issue for decades. The sale of crypts and niches in the new addition to the
mausoleum will hopefully improve the long term financial position of the cemetery.
THANK YOU!
Ruotolo Associates 26