St. Andrew's Episcopal Church is an inclusive community …
Affirming God's Grace
Open and growing in heart, mind and spirit
Called to love and serve all in Jesus' Name.
We the people of St. Andrew's Episcopal Church believe God's love and embrace are unconditional and that all people are worthy of respect and honor. All are created in the image of God and we strive to welcome and include all religious seekers without regard to age, culture, difference in ability, economic circumstances, ethnic background, family configuration, gender, gender identity and expression, nationality, political philosophy, race, or sexual orientation. We are called by Christ to be in unity with God and one another.
St. Andrew's Episcopal Church is blessed to be able to worship God in the beauty of holiness in a beautiful sanctuary and to fulfill its mission of education and outreach in a serviceable, though dated parish house. In order that we may continue to nurture our parish community and fulfill our mission, we must care for our facilities and preserve them for future generations of parishioners who will bring with them new hopes and dreams. A Plan for St. Andrew's lays out a four year plan to address both short-term critical facilities needs as well as long term preventive maintenance projects, along with recommendations for funding.
To celebrate the centennial of the St. Andrew's congregation in 1997, the church sponsored a capital campaign to address some of the more pressing facilities issues. Architecture Plus completed a building survey to assist the Vestry in determining the priority projects to undertake with the approximately $375,000 that was raised during the campaign. Those projects included replacing the boiler, significant upgrades to the wiring, building handicap accessible bathrooms on the first floor, refinishing the church doors, and several other more modest projects.
Since then no major projects have been undertaken to the St. Andrew's facility, and the approach has been one of reacting to problems, rather than preventive maintenance. While projects have been identified and hopes and dreams laid out, the financial resources were not available to the parish to undertake any significant projects.
Due to the generosity of a parish member, over the last four years, St. Andrew's has been able to significantly advance its endowment, to the point where it is possible to again consider undertaking priority facilities projects and moving from a reactive approach to facilities to preventive maintenance.
In June of 2008, the Vestry, the Facilities Committee and the Finance Committee met together to find ways to better coordinate their work since, in recent years, the work of these groups had been carried out somewhat independently based on differing priorities. However, both the expansion of the endowment and the opportunities that it presented, along with the economic downturns and the challenges that it presented, called upon the leadership of the parish to work together more closely to identify a single set of priorities on which to focus attention and resources.
The outcome of this meeting was the decision to develop a Request for Proposal (RFP) to carry out another building survey to identify the current needs and priorities necessary to maintain our facilities. Thirty-five engineering firms in the Capital District were canvassed to determine those that would be interested in reviewing the RFP. Twelve firms indicated that they would like to receive an RFP, and three firms responded with a proposal: Industrial Process Design, Inc., Mesick, Cohen, Wilson, Baker, Architects, LLP, and Steele Engineering and Consulting, PC.
The Vestry reviewed and rated the proposals on Scope of Work, credentials of professionals, related experience and price, and in October of 2008 selected Steele Engineering and Consulting, PC to conduct the building survey, hereafter referred to as the Property Condition Assessment (PCA). From November of 208 through January of 2009, John Steele, the principal, conducted the PCA and made his report to the Vestry, the Facilities Committee and the Finance Committee, assembled together, in February of 2009.
The Vestry then charged a Planning Group to review the PCA and present a recommendation for a long range plan to address facilities priorities, along with recommendations for funding those priorities. The Planning Group was chaired by Paula Sippel, and included Edge Bagg, Don Bishop, Mike Misenhimer, Sandra Shapard, Len Sippel and Maggie Wood.
At its first meeting, the Planning Group noted the necessity of reviewing how our parish house is used, should there be changes in usage that should be included in the plan. A Task Force was formed and charged by the Vestry to carry out this analysis. This Task Force was chaired by Martha Iannacone and included Lisa Walker, Mona Leslie, Mark Diebel, and Joseph Eppink. The Task Force presented its report to the Vestry in May of 2009, and its findings were reviewed by the Planning Group, with the relevant recommendations incorporated into this plan.
Further, the entire congregation was asked to submit any facility-related project that was on their “wish list” of favorite things to do to enhance the beauty and utility of our facilities. The Planning Group reviewed the collective “wish list” of the parish, with relevant recommendations also incorporated into this plan.
A Plan for St. Andrew's focuses only on the sanctuary and the parish house, and does not include the Rectory, which is also in need of attention. In the final section on Funding the Plan, necessary upgrades to the Rectory will be addressed.
As requested in the RFP, the PCA provided the Vestry with its findings in 3 groups of priorities: Immediate priorities, Short Term priorities and Long Term Priorities. The Planning Group used these priority groupings as the organizing principle of the plan, with the immediate priorities focused on urgent projects with significant risk factors and on projects related to health and safety issues in 2009, with short term projects carried out in years 2010 and 2011, and long term projects addressed in 2012 and even beyond.
Of note is that in his report to the Vestry, John Steele cautioned that the prices that he assigned to complete the various projects in the PCA were estimates that could vary based on numerous factors. Taking this into account, the Planning Group studied the priorities by type of contractor that would carry out the work since completing multiple projects by a single contractor at the same time would be more cost effective than asking a contractor to return several times over the life of the plan to complete individual projects. The plan is thus presented in terms of contractor type, by year.
Also of note is that fact that there are projects in the plan for which there is not a cost estimate. In large part, these projects emerged from the Task Force, from the parish “wish list” or from the assessment of the Planning Group itself. There are also some projects from the PCA as well as suggested by the parish, which are not included in The Plan because the Planning Group deemed them of lower priority, or because they were infeasible for cost or technical reasons. These include:
Inspection by licensed pest control company (taken from PCA) Install combination security and fire alarm system (taken from PCA) Upgrade network and computer system Handicap accessibility projects
The following is a summary of the cost of the Plan, by year, again with the caution that some projects are not yet costed out, and the costs of those that are may vary from what is in the plan. This summary should be taken as an approximation of the cost of the plan, although the Planning Group believes that the variance would not be material, given the scope of the plan.
| ||||||||||||||||||
The Planning Group carefully considered how all projects might be completed, be it by a professional contractor, by the Facilities Committee and other committees of the church along with parish volunteers or by St. Andrew's staff. This plan includes recommendations for all three groups.
To carry out the plan, the major projects will need to be written up into RFP's based on the PCA and then bid out to at least three contractors. Once contracts are awarded, the Vestry will need to have a sound project management plan in place to make sure that they are brought in on-time and on budget.
Therefore, the Planning Group recommends that the Vestry hire a part-time project manager to oversee the development of RFP's and the bidding process, as well as supervise the contractors during the projects. The Planning Group believes that a retired general contractor or someone with a similar background could be identified that would provide the necessary project management without adding significant costs to the plan.
As with most plans, this plan is frontloaded with many projects, large and small, costly and volunteer, recommended for 2009. Achieving the 2009 work will take the focus and concerted effort of all the groups noted in the Plan. The planning work of The Shop and The Altar Guild in 2009 will generate additional projects, which need to be prioritized and integrated into the plan in the coming years. The Facilities Committee will need to prioritize its projects recommended for 2009 and may need more time and a different approach to complete them all. The Planning Group recommends that in addition to a series of work days, small teams or even individuals could be given a particular project to carry out on their own schedule, with an end date in mind. In other words, we will need to mobilize our whole parish community in order to achieve this plan.
The Planning Group recommends that the Facilities Committee be the designated owner of the Plan, charged by the Vestry with carrying it out, providing regular updates, and bringing forward further recommendations for additional work, as they become available. The Planning Group also recommends that the Committee be expanded to better accomplish this important work.
Correction of wiring deficiencies (page 32 PCA) — $11,100
Correction of electrical deficiencies related to switches, receptacles & fixtures (p.34) — $14,300
Addition of battery backup emergency egress lights and exit signage (p.51) — $24,700
Verify proper grounding path (p.32) — Undetermined
Expand lighting to all exterior areas (p.54) — Undetermined
Upgrade lighting in sanctuary and narthex (interior and exterior) — Undetermined
Repair of leak and fire penetration damage to walls and ceilings (p.31) — $12,300
Repairs to fire doors (p.53) — $5,100
Retrofit all stairwells with vertical balusters (p.53) — $10,100
Investigation and monitoring of cracks (p.23) — $20,000
Replacement of sidewalk sections (p.10) — $4,400
Repair front steps to sanctuary entrance — Undetermined
Rebuild flagstone landing and brick wall (p.11) — $9,800
Emergency scupper at organ roof (p.21) — $7,200
Repairs to boiler system and piping, addition of backflow preventer (p.41) — $7,100
Repairs to the church steam traps and narthex heat (p.45) — $22,000
Repairs to the Parish Hall unit ventilators, radiators and outdoor reset control (p.45) — $10,800
Replacement of broken valve (pending) — $1,100
Resolve leak in narthex ceiling (p.28) — Undetermined
Repair or replace kitchen stove — Undetermined
Replacement of Parish Hall entrance canopy roofs (p.20) — $7,900
Create inventory of keys and assigned persons (p.54)
Post occupant load signs throughout facility (p.49)
Install non-slip warning material on east kitchen entrance exterior stairs (p.11)
Remove items stored under the stairs in the basement
Ensure filters in stove are cleaned and changed appropriately
Create inventory of fire extinguishers and assure that all are up-to-date
Arrange for contractor to repair dishwasher (from 2009 Maintenance and Repair budget)
Set up and document preventive maintenance schedules, with follow-up reports to Vestry for: Roof; Heating system; Fire Extinguishers; Stove; and, Main drain pipe clearing
The Task Force recommends the following projects to be carried out by the staff:
Clean up the office and keep it tidy
Conduct a yearly evaluation of each group using our facilities at the time of contract expiration, if renewal is requested
Develop a check list of expectations and responsibilities for groups using our church and provide groups with copies as well as post them in obvious places in all rooms that are used by groups inside or outside the church
Monitor the storage areas on a regular basis to keep them free of clutter
Develop a list of improvements needed to support the safe and appropriate functioning of the Shop, in addition to improvements in electrical wiring, already incorporated in the Electrical projects for 2009; this plan should incorporate the use of the Vestry room, should the Vestry approve the recommendation of the Task Force to turn that room over to The Shop
Ensure latches and grills on windows easily engaged and secure
Repair, replace or add smoke alarms throughout parish house
Determine lock and key policies for sanctuary
Board up/block fireplace in Children's Chapel
Scrape, caulk and repaint window frames of leaded windows in Sacristy and offices on first floor
Caulk windows throughout parish house
Replace choir room dehumidifier, cover sumps, mount battery backup system for sump
Repair deficient natural gas components
Identify acoustic improvements in Carmichael Hall
Facilitate the removal of the sad, old piano from the “choir room”
The Task Force recommends the following projects to be carried out by the Facilities Committee:
Clean out coat room
Install bulletin board strips in hallways for posters, etc
Clean up classroom on 2nd floor that is used for storage and return it to a Sunday School classroom
Move archives to a new spot designated by the Vestry
Develop and implement a written “storage plan” that encompasses all storage areas in the church
The Task Force also recommends the following projects to these committees:
Develop a policy and fees for building usage and a contract and process for gaining the ability to use space at St. Andrew's
Develop a list of improvements needed to adequately support the work of the Altar Guild, for consideration by the Facilities Committee
Sell church pews that are in Carmichael Hall and elsewhere in the Parish House
Turn Vestry Room over to The Shop to accommodate need for extra space and to keep the areas under the stairwells free of clutter
Determine a plan for Carmichael Hall, considering installing room dividers or subdividing it with walls
Determine a plan for the Rectory
Total for 2009: $167,900
Correction of grading at parking lot (p.9) — $3,400
Clearing and covering of crawl spaces (excludes suspected asbestos issues) (p.31) — $31,600
Mold assessment in basement — Undetermined
Repointing and sealant replacement and flashing repair at the church exterior (p.13) — $82,000
Clean and inspect exterior chimney components (p.22) — Undetermined
Resolution of intermittent basement flooding: est. range $5,000-$53,000 (p.37) — $53,000
Replacement of missing and damaged roofing tiles (p.17) — $4,300
Evaluation for potential replacement of main Parish Hall roof (p.20) — $86,000
Total for 2010: $260,300
Repairs to retaining walls and installation of properly drained backfill & weep holes (p.9) -$14,200
Repairs/painting of steel church windows (p.31) — $15,200
Replace exterior door frame in kitchen (p.27) — Undetermined
Engineering analysis and/or redesign of retaining walls — Undetermined
Replacement of window sealant, masonry repairs and new control joint in Parish Hall (p.14) — $27,000
Restoration of stained glass windows — $250,000
Total for 2011: $306,400
Replacement of wood floors in nave, chancel and chapel (p.31) — $35,400
Replacement of galvanized steel roof drains in church (p.21) — $69,500
Provision of automatic damper, upgrades to insulation, replacement of boiler (p.41) — $38,400
Replacement of tower roof (p.16) — $9,700
Total for 2012: $153,000
As a part of the planning process, as noted, the Planning Group canvassed the parish community for a “wish list” of projects that would enhance and enrich the aesthetic appeal of our sanctuary and parish house. This “wish list” includes:
Restoration of wooden doors to sanctuary
Repair of carillon
Upgraded furnishings in sanctuary and narthex
Living room furniture in Carmichael Hall
Grounds/plantings improvements and additions, building on the landscape plan developed a number of years ago
The Task Force also recommended some projects to improve the utility of some of the spaces in the parish house, including:
Retile the “choir room” floor and rename the room
Purchase drapes and new furniture for Children's Chapel
Renovate “Pullman” kitchen in Children's Chapel
Carpet half of the Nursery for noise abatement and to create a space for more comfortable quiet reading and floor play, and purchase drapes
Improve lighting in coat room
None of these projects were incorporated into the Plan, because of the pressing priorities of securing our infrastructure systems.
The Rectory has been rented to Catholic Charities since 1989 at a modest rate, and houses a transitional housing program for homeless individuals. This has been a very successful program for Catholic Charities, and they have funded and continue to fund basic repairs to infrastructure systems such as heating and plumbing as they become necessary to support the comfortable life of its guests. In spite of this, the overall condition of the Rectory continues to deteriorate, especially the exterior of the building, which is in need of carpentry repairs and painting. Our relationship with Catholic Charities over the years can best be characterized as an arms length, landlord-tenant one. While St. Andrew's has always maintained that charging a very modest rent is our way of supporting the homeless outreach ministry, we have not made specific commitments to Catholic Charities beyond those in our contract.
In an effort to address the deteriorating condition of the house, St. Andrew's has been in conversation with Catholic Charities over the last few months. We have learned that should we form a partnership with them and make an active and long-term commitment to transitional housing for the homeless, grant funding would become available that could not only fund the exterior improvements, but could fund major renovations to the whole house, including expanding the capacity which currently stands at 5.
There are technical zoning issues that may create a barrier to moving forward in partnership with Catholic Charities. There are also other possibilities for the Rectory, including renovations to house ministries of the Parish, or tearing it down and creating additional parking. These possibilities would also need to be funded and are not in the plan. With further information currently in development with Catholic Charities, the Vestry will need to decide on the future of the Rectory before the end of 2009.
There are multiple ways that this plan can be funded, including creating a capital fund in our endowment, fund raising from the congregation and friends of St. Andrew's, seeking grants, and, at least for churches, more non-traditional forms of funding such as taking out capital loans, and selling bonds.
While the Planning Group does not recommend depleting the endowment to support the work outlined in the Plan, we do believe that a forward looking capital plan for the facilities, beyond the annual repair and maintenance projects that emerge routinely from an older building well-used, is necessary to secure our future.
Further the Planning Group notes that there are grant programs that can assist the parish in funding, including Historic Preservation grants from the New York State Office of Parks, Recreation and Historic Preservation, and the Robert W. Wilson Sacred Sites Challenge Grants available from the New York Landmarks Conservancy. Because of church is a registered historic site, we are eligible to seek funds from these two programs. Some of the projects in this Plan have potential for funding from these programs, including, for example:
upgrading lighting in sanctuary and narthex — cost undetermined
repair front steps to sanctuary entrance — cost undetermined
resolve leak in narthex ceiling — cost undetermined
correction of grading at parking lot — $3,400
repointing and sealant replacement and flashing repair of church exterior — $86,000
replacement of galvanized steel roof drains in church — $69,000
replacement of missing and damaged roof tiles — $4,300
restoration of wood doors — cost undetermined
repair of the carillon — cost undetermined
The Planning Group recommends: