capital improvement task force update 09.23.2012

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