History of the Current Facility and Expansion Plans
The current property was deeded to the Valley Church of Christ in 1976. By 1977 the church had built only the basement of the "fellowship" side of the current structure and was meeting there. Active membership at the time was around 50.
In the early 1980's the current "fellowship hall" was added above ground and became the auditorium. Later, two enclosed "ATCO" trailers were attached to the back for classrooms. Active membership was around 80 at that time.
In 1992 the church built the current auditorium and basement classrooms. The old building was not required to match the newer codes as long as the connection between the buildings was kept to a minimum. That is why we have such a skinny hallway between our auditorium and fellowship hall. At this time active membership was around 100.
By the end of 1999 the congregation, which now had 150 active members, was able to completely pay off the loan on the current auditorium.
In 1999 and into 2000 the congregation continued to grow so quickly that it became obvious that a larger building would be needed within several years.
By 2001, with active membership at 180, the current building lacked room in all areas: auditorium, fellowship, classrooms, children's needs, storage, offices and parking and also lacked handicap accessibility. With all areas needing expansion and improvement, a group of interested men was asked to look into addressing the issues, either by enlarging our existing meeting space or acquiring a larger space.
Addressing the Facility Problem
- Over the next few years this group of interested men took steps to address the issues.
- In order to maximize our utilization of our current building, pews were replaced with chairs to improve seating options, fill dirt was brought in to expand the useable land area and expand the parking lot and classroom walls were moved where needed.
- Concurrently the men's group researched and considered different options for expanding within our current property and several determinations were made:
- Due to upgrades needed to meet current codes for fire suppression sprinkler systems and electrical systems, as well as needed upgrades for handicap accessibility, it was not cost-effective to add all of the needed spaces to the existing building.
- An interim project to expand only the auditorium was considered and rejected because the cost verses the benefits seemed so poor; again because of code required upgrades.
- It was also thought that, while enlarging the auditorium would allow for more growth, it would actually exacerbate problems with crowded classrooms, fellowship areas and entry/foyer areas as well as overall poor handicap access.
- The idea of building a new structure on our current property and removing the existing structures was also examined and rejected due to what was thought to be the high costs of meeting the following challenges:
- The existing well supplying both the building and water district might be insufficient to support a larger building and the required full sprinkler system.
- The current septic system would probably be insufficient also and need to be replaced.
- The lower areas of the existing property are boggy and might require extensive excavation and fill in order to provide sufficient build-able land.
- Large amounts of fill material would be required in order bring the land up to a high enough level to use for parking.
- The old structures might not survive an attempt to move them and end up having to be torn down and hauled off.
- Since the benefits of adding on to the existing structures or building new on the current property did not seem to outweigh the costs, the men's group met and discussed the option of selling the current property and building at a new location. With that idea in mind, in 2004 the congregation was polled and found to favor the idea of selling our current property and constructing a new building at a new location.
- Numerous searches found no good, affordable property on which to build. An attempt was even made to purchase land near our current building but that failed due to neighborhood covenants that excluded any commercial use including church buildings.
- Further discussion determined that land within a public water district such as Wasilla would best provide the infrastructure needed support a new building with a sprinkler system but at the time no affordable property in this area could be found.
- In 2005 a donor pledged 4.5 acres to the church for the building of a new facility. Located diagonally across from Home Depot on the new
- The current Facility Steering Committee was formed in fall 2006 and began work on the details of a new building and the needed financing.
- Over the next 2 years the Committee met 28 times to create and refine building plans with an architect, to make plans for funding of the project and to set up the sale of the current building with a
- Based on square foot costs, initial estimates set the cost of a new building at a minimum of $4 million.
- By 2008, with over 210 persons gathering regularly in our auditorium, the building size was even more critically inadequate.
Financial Plan
- The financial plan for the new facility had three parts.
- 1.Fund $1 million through directed giving from the congregation. With $1 million up-front the project could be started as soon as possible, construction loan interest expenses would be minimized and the church would be in a good position to seek a bank loan if needed.
- 2.Sell the existing building for $1.5-1.8 million. In order to have a place to meet, we ask for a lease-back option as part of the sale, but would not hold up a sale if this was not possible.
- 3.Seek a bank loan for the balance needed to finish construction up to $1 million. In order to prepare to make the payments on a loan, $11,000 per month will need to be added to the church budget.
Update on the Building Expansion
I last talked to you back in March and I know that you have been wondering what was going on.
Our goal going into the spring was to nail down a price for constructing the first phase of our new building so that we could move forward with on site work this fall. Working with F E Contracting of Palmer we finalized our building plans and had an architect draw up rough elevations. With that information in hand, F E was able to get a quote from a steel building company and give us a first phase estimate.
As background information, since we don't have all the cash in hand to complete a building, we have been working from the premise that we needed to build in phases as funds became available. In that vein we have considered two general approaches. One, the one we have been working on, is to build a whole shell as a first phase and then finish the interior in sections. The other option being that we would build a smaller section to completion, like the auditorium and then add on other sections, classroom and fellowship wings, as funds became available.
We've been working on the first approach, building a whole shell as a first phase, because in the end it is the more efficient approach, but it all depends on being able to afford the first phase. Our hope, wish if you will, going into this had been that we would be able to do all the development and site work, erect the whole shell and finish the auditorium and at least some classroom spaces for under $2 million. We figured that with those spaces we would have a facility that we could move into and since it would be rough, we would be motivated to finish the rest of the building.
Money wise, to get to the $2 million point would have meant more giving on our part and going to the bank to borrow the difference between what we could give and the $1 million we have now.
Well, the 1st phase estimate we got from F E Contracting was for $1.46 million which doesn't sound that bad until you read the fine print. The estimate was only for a basic insulated shell with a finished exterior and roof and a one walk in door. It did not include any other doors, windows, floors, or even any site work. Adding in basic development and site work costs easily take the total to $2 million and remember, that's just for a shell with no finished interior spaces, no spaces that we could use.
I confess that at this point I got discouraged even though I should know better. You see, many people have told us that we should expect a finished building to cost at least $150/sq. ft. and this is actually the 3rd estimate that we have gotten from contractors over the years and all of the estimates have pointed in that direction. But I have hoped that someway we could come up with a different answer.
We face the reality that if we want to hire a contractor to build us a finished 25,000 sq.ft. building we face construction costs that can easily go over $3.5 million. and just a first phase price that could run to $2.5 million.
So, faced with this challenge, we are in the process of regrouping. We aren't quitting or giving up, but we are going back to re-examine our options. How should we approach phased construction? Should we look at just building an auditorium? Should we be our own general contractors? And even, where we should build, on the new property or here on the old property?
I want you know upfront that deciding to not build on the new property is serious because that gift is only ours as a place for us to build, it isn't in anyway ours to sell. If we don't build there, we reject the gift and the gift was given by people who love the church here in the valley.
But as I have said, no decision has been made; we are simply at a point, as frustrating as it may be where we need more information. We need to be able to compare the development and site work costs for both locations. We need to examine ourselves and see if we are willing to commit to being our own general contractor. We need to have a better idea of what our budget is. If we can move forward at $1.5 million level we can build an auditorium and restrooms. If we can move forward at a $2 million level obviously we can plan to build more.
In conclusion I just want you to know that we are still moving forward and are doing so carefully, fully aware that we will have to live with whatever we build for a long time.
Summary Of Building Proposals Received to Date
From Barry Munsell - the following is a report that I originally sent out to the expansion committee in October 2011
Summary of building proposals received to date:
Summer 2009
- Original estimate from the first architect - more than we could afford?
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April 2010
- Steppers Construction - Total - $3,673,340 ($99 sq. ft.)
Shell only - $2,132,890 ($58 sq. ft.)
Steppers Construction's proposal was loosely based on the first architects set of plans and included the center unfinished basement section for a total of 37,157 sq. ft. Since the plans they had did not include final structural engineering, Steppers' switched to a pre-engineered steel building with block wainscot and insulated steel wall panels. They noted that their price would cover all the costs for the engineering to complete the structural, mechanical and electrical plans as well as architectural review to coordinate the design team through to a completed stamped plan set for submission to the fire marshal.
Steppers' also noted that their price did not include the following items because the cost couldn't be determined until the engineering work was completed: the additional foundation and structural concrete work needed to accommodate the pre-engineered building, all site work and basic utilities, exterior concrete for sidewalks, curbs, parking and driveways and the walk-in baptistery.
Steppers' proposal also did not include other major ticket items. Specifically, no heating/HVAC equipment, plumbing fixtures or labor are included, (only the underground plumbing as shown on the plans was included), plus no electrical equipment or labor was included. At the time we figured, just off the top of our heads basically, that the not included items would push the price up anywhere from one quarter to one third or a total of $4.5 million to over $5 million at the very least.
In the end, as I remember, we never really pursued any more information from Steppers because we were transitioning away from the old architect's plans and the idea of having a basement, plus, of course, even the $4.5 million seemed way over budget.
Interestingly, Steppers' $58 per sq. ft. shell only price is almost the same as FE Contracting's shell only price for 25,160 sq. ft. Figuring that Steppers' shell only price is 42.7% of $5 million, that would add 57.3% to FE's price of $1,481,800 resulting in a total of about $3.5 million for 25,160 sq. ft. or $140 sq. ft.
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July 2010
- Jack Bradley - Total - $1,500,000
This proposal was based on the first set of plans with no basement. I never sent this proposal out to the committee or the congregation and I apologize for that. I guess I didn't send it out because I didn't really know what to think of it. It seemed like to me that, given all the information we had gathered, the total price was extremely low and, in any event, the proposal was too basic to evaluate? Additionally it seemed to me that his proposal would have meant us acting as our own general contractor, something we haven't wanted to do. Anyway this is the letter he sent me, dated July 7, 2010.
Dear Barry,
I am sending a revised plan A with suggested roof framing. This is a good plan I believe and could be totally wood frame with scissor truss in Auditorium and flat bottom trusses, probably half truss butted because of length, roof could be metal with metal siding.
A working estimate $1.5 Million for this 23,000 sq. ft. plan would not include site work, but would include ready for occupancy, and of course not knowing numerous decisions that govern cost, I have used my own judgment. Working drawings would need to be developed, and should not be a big expense. We definitely need more exits and to work out the ceiling heights you desire. As you see this would be no basement, unless site conditions would indicate it to be more economical. This plan could be changed in dimensions to adjust for your requirements.
This plan is similar to ones I built years ago, only I used Laminated wood arches and wood decking roof with class rooms wrapped around Assembly area. Wood trusses over proposed fellowship area would be a challenge, but is doable. Of course years ago, I was building for $15.00 sq. ft. My how times have changed.
Hope this will be of use, and finalizing your building plan, as I know you been at this a long time.
Best of Luck
Jack
For comparison's sake $1.5 million divided by 23,000 is $65.22 per sq. ft., less than half of the $150 per sq. ft. minimum we have been told to expect. For additional comparisons, though, in talking to
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November 2010
Arctic Fox - Chuck Morris Shell only - $538,600
Shell with floor and insulated roof $926,000
According to the information that I have, Chuck proposed a pre-engineered metal building with a 78' x 140' x 20' tall center section and 50' wide lean-to sections on each side for 24,920 sq. ft. total. The building would be constructed with insulated steel panel walls with framed openings for windows and doors and steel pan roof decking. Only 4 actual man doors were included in the price and all other windows, roof insulation and roof waterproof membrane were excluded. Also excluded was all site work, including the building foundation.
Chuck estimated that labor and materials for the whole building delivered and erected would be $538,600 and that adding a concrete floor (including foundation?) and an insulated and waterproofed roof would push the price to $926,000.
Again, I don't remember going very far into investigating Chuck's proposal because, by this time, we had decided we needed to hire a general contractor and I don't remember Chuck really selling himself as such.
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Jenson and Sons Construction
Gary Foster
The way I remember it,
Here again, I don't remember really looking at
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F-E Contracting Shell only - $1,481,800
Butch gave us a proposal based on phased construction, figuring that the first phase would just get us an enclosed building of 25,160 sq. ft. Butch proposed using a pre-engineered building with insulated steel panel walls and an insulated steel panel roof with rubber waterproofing membrane. No site work and no other interior or exterior work of any kind was included in the price.
I've had a couple of email exchanges with Butch and have talked to him once on the phone since we received his proposal, mainly just asking about windows and doors (only a couple of walk-in doors are figured into the price and no windows).
November 13, 2010 Progress Report
- The land is cleared, all the trees, stumps and brush are burned and all the firewood is gone. All that's left is the trees in the 25' setback and on the hillside. Gary Haris worked on that, thanks Gary. Stop and look, now you can really see the size of the lot and some of the view that we will have. Its a beautiful lot.
- About two weeks ago, thanks to John Katcus, most of our committee got to go tour the Wasilla Bible Church with Chuck Morris of Arctic Fox Metal Buildings. Chuck supplied the metal building for the Wasilla Bible Church and is a member of their congregation. It's a really nice building and he seemed like a nice guy. We came away excited with the information and ideas we gathered.
- After the Wasilla Bible Church sold their building, they spent one year meeting on Sundays at the Wasilla Middle School while the basement shell and a finished main floor auditorium and offices were built and then continued to bus their kids to the middle school for classes for another year while the basement classrooms were finished. Since then they have been finishing up the parking and landscaping.
- As we look at our phased construction, the information we gathered from Arctic Fox gives us hope that we may be able to get everything under roof and at least the auditorium and classrooms finished at around the 2 million dollar level, which would really be exciting.
- We've talked to some banks about borrowing 1 million dollars. We are in excellent financial shape so some banks are interested. Interest for this type of commercial loan generally runs around 7% with a 15 year term, which is what we were thinking when we included the $11,000 per month in our budget 2 years ago.
- As we get closer to building, we as a congregation through lots of prayer will have to ask our Lord to guide us as we decide if we as members can give more so that the group will need to borrow less, even if that means that as individuals we have to borrow money to do so, especially since as individuals we can usually borrow money cheaper than 7%.
- We, in the committee are actively working on two main areas, along with trying to educate ourselves about getting the best value in a church building.
- First, we are working on the floor plans, just trying to make sure that we have all of our congregational needs accounted for while realizing that many spaces can be used for multiple activities at different times. We will have a congregational workshop, hopefully in December, to share our ideas and get your input for the floor plan. I'm excited to see the possibilities and I know that together we can design and build a facility that will greatly enhance the Lord's work here in the Valley.
- Second, we are trying to find a builder that we can work with. It turns out that there is a lot involved in the interview process, learning to ask the right questions, learning what kind of help we need in relation to the design and construction process and what the costs are.
- Finally, please, please pray for the growth of our congregation, for those of us charged with the building part of our expansion plans and for me personally. We face challenges as we go forward, but we know that with the Lord on our side, we can do all things.
- Thank you
Building Update Nov, 2010
The new church facility is to be located on a parcel of land near Home Depot in Wasilla. Part of this parcel has been cleared of trees in anticipation of our project. The Elders have tasked a committee with dealing with planning details with a goal of beginning construction, in phases if necessary, beginning in summer 2011. This is a great challenge and we ask for your prayers as we move forward.
After a summer break, the committee has been meeting to explore the most cost-effective way to build the size facility that will meet the needs of our ministries. There needs to be room for the Valley Bible Institute, space to seat 450 people, ample classroom space for a growing congregation, a fellowship area with adequate kitchen, and a large youth room, among other things. Currently the plan is to eliminate the previously-designed basement, which will avoid the need for an elevator and wasted spaces to accommodate elevator and stairs.
The committee met with a local company that constructs pre-engineered steel buildings and visited two sites using their building product. This is one of the possibilities for construction, but others building methods have not been eliminated.
Funding is one of our greatest challenges. Initial visits with banks indicate their willingness to work with us. Between the current building fund and borrowing power, it appears we can currently fund a $2 million project; however, our design will probably come in at closer to $4 million for a completed project. Please pray that God will open hearts, give us wisdom, and provide a way for us to proceed if it is His will that we build this new facility in order to expand our ministry in the Mat-Su Valley.