Abundance or Limitations?

Master Plan Model from North

I remember driving with one my clients to look at other churches that they liked and talking about how, with the limited funds we had available, we were going to complete the master plan that we had envisioned together. The master plan was for an urban church located on property that the church, and sometimes the pastor with his own money, had assembled piecemeal over the years as homes were abandoned or burned down on the nearby block.  The city would pay to have the homes demolished and then the lot could be purchased for the taxes and demo costs.  Through quick action and a watchful eye this pastor had assembled enough ground for the entire needs of the master plan.

Site of Proposed Prince of Peace Church

The only hitch was to meet all of their needs we needed to build a multi-story densely programmed building. Unfortunately this was not within the means of the funds raised during the capital campaign.  It is hard to add a basement to an existing building later on.  The common belief that basements are free is a falsehood.  So…we are out driving, looking at these churches in the community. We have seen several built on the model we had planned, a multistory church, densely planned on a small site.  Then as we got further away from the city center and into the suburban areas we started to see churches on large acreage 10, 20 acres or more with very modest buildings built obviously as a future fellowship hall or education wing for when the larger sanctuary would be built in the future.

So I asked the question- “Which type of church do you believe you have the most in common with from a land and construction stand point?”  Well, the pastor answered, “The multistory church, and by the way why are we looking at these suburban churches anyway?”  It had occurred to me while we were looking at these distinctly different approaches to building and site design that we were looking at our situation totally wrong. We were seeing limitations where we should have been seeing abundance.  I stated that I believed, contrary to the master plan we had completed a year ago, that we had more in common with the church on 20 acres than the church on 3 acres.  I was greeted with blank stares.

Church on site of condemned homes in Kansas City, Missouri

I proposed a new vision, I saw that the surrounding lots were not run down bad neighbors but potential acreage for expansion and that we should build only what we could afford while utilizing some of the existing facilities until we could purchase additional ground and afford additional building.  Prior to the completion of the first phase the church had already purchased two additional lots to allow for future building with an eye for 3 more lots in the future.  The perspective of abundance is one I now adopt as my default approach to dealing with master planning and design of churches in general. Too often we see all the things we cannot do versus the opportunities that are around us waiting to be discovered, waiting to be recognized as opportunities not limitations.

“Lost in the Weeds” When do you call for help?

 

Church planning, additions and new building projects take a lot of volunteer hours to organize and begin to understand the needs and goals of the community this is time well spent and critical to the success of most church facility improvement projects.  There comes a time when you have gathered all the data you have surveyed the congregation the Vision, Mission and Values of the community are defined and it is believed that changes need to be made accomplish the goals set by the community.  The danger is getting lost in the details or “lost in the weeds”.  As architects we are trained and have made it our life’s work to solve complex problems creating meaning and delight in the process.  So when you have come to the point of defining the needs and understanding the goals this is the time when an architect needs to be brought in to make sense of the written words, the physical reality of your facility and the financial capabilities of your community.

More often than not the work of gathering data and building the initial consensus around the Mission of the church and how the facility can further the goals of that mission is taken on by the church leadership and additional volunteers. Many denominations have programs in place to lay the ground work for healthy growing communities and have staff that can help communities through that process.  This “third party“ review identifies opportunities and weaknesses and areas for improvement to make the community a better place for worship, education and fellowship. This is an important process and takes time, in some cases a year or more.  Why is it important? It builds grass root understanding of the needs of the church and puts the community on a path of overall understanding of the church Mission and how their work and the facility can make the goals of the church achievable, all this is done prior to a capital campaign. Often the work of design is put before the work of understanding the Mission.  This is a recipe for failure.  Master planning in a vacuum without a base of understanding and support of the leadership and the community is a waste of time and money.  Often the work of developing a Mission and building consensus around the needs both physical and spiritual is facilitated by an architect or a liturgical consultant if a denominational program is not available.  This can be a good option but I have found that a process of evaluation and education is best built from within as it takes time and money to hire a facilitator and the process can be formulaic whereas the community can choose a facilitation model and explore the issues at their own pace and build community and momentum that is real and pervasive.

 

Site Phasing Plan

Architects love constraints, were most people see complexity and disparate parts an architect sees opportunity.  The more that is known about the Mission and the goals to be achieved, allows the architect to craft a solution that can solve as many problems and create more opportunities for growth and spiritual connection.  So do not fear the process of evaluation and growth embrace the opportunity to make the Mission of your church a visible and functioning reality.

Wither the Projector?

Wither the Projector?.

This is a good look at the current debate over costs of projectors versus flat panel displays and how they are used.  Many projects I am working on are considering flat panels due to cost, but flexibility and impact also need to be considered.

 

John E Freshnock- WSKF Architects Inc.

Church Master Plan Models- Physical and Virtual

Master Plan Model

The use of models to describe church master planning is often seen as a luxury.  Use of models both in design and presentation of master plans can be a better way to communicate with your community and building committee.  Using a physical or virtual model removes the difficulty of reading floor plans and two-dimensional elevation drawings.  The majority of people have difficulty understanding these tools of the architectural design and construction industries.  Architects are trained to design using models and at this early stage truly do not know what their designs will look and feel like without the model.  After they are trained many architects forgo the model as they can see it all in their heads. Well this does not help the untrained to see the ideas presented and for many without a model they will never understand the intent of the design no matter how many plans and perspectives are drawn.  A model works so well at describing space that some advocate using models exclusively to design and communicate with building committees up until the documents are created for permitting and construction of the project.  Models unlike drawings communicate to all age groups and by their nature as miniature versions of reality tend to draw people in and have the ability to create excitement around a proposed project.  The difference between models and two-dimensional drawings can be crystallized as the difference between painting and sculpture.  While a painting can create a mood and view-point a sculpture will more fully describe the physical qualities of a thing, the same is true for buildings. Models also have the capacity to show the surrounding building context as well as site details such as parking, grading and retaining walls.  Site models can also show phasing and have removable parts to demonstrate a variety of solutions.  Many software programs utilize virtual models to create still views, animations, game like free playing walk-through  and even to output physical 3D model printers.

The use of these software programs such as AutoCad REVIT allows the architect to communicate with 3D views from the very first massing studies without going to the expense of building a finished model or working in clay.  The use of virtual models in this way as a continuously evolving 3D conversation achieves many of the benefits of using physical models and can be displayed using projectors or monitors. Although the images and ability to freely wander though an imagined design is enticing the majority of people still relate to a physical model much easier at least for the time being.  As generations of video game playing young adults become mature they will more readily embraces the virtual models and the ability to enter the virtual world and explore the buildings being designed for them.

Large scale Model 1/2"=1'-0"

Beyond master planning large-scale models at ½” per foot can provide realistic modeling of interior spaces and exterior form that can give communities a very real sense of the development of the building.  The act of physically building a model at this large-scale allows the designer to sense the scale of the spaces and the proportion of the structural elements much more immediately than using plan and elevation drawings this process is a benefit to the designer and gives the added bonus of a realistic scale for the community to experience that is much more reliable in its depiction of space and proportion.  The design for Saint Andrew Christian Church was completed using this large-scale model process.  The design elements, window openings and roof relationships were tested and refined using large-scale models.

Model Showing Design of Openings

Finished facade

Adding Rails Adds to Welcome Statement

New Rails at Sanctuary Platform

Most churches include a welcome statement in their bulletin but many churches are not welcoming in subtle ways.  Many churches are missing critical elements of accessibility but more important a critical elements of welcoming.  Getting to the communion rail or up to the lectern to speak should not have to require an usher for help, this is disrespectful to the disabled or elderly person and can be a source of great anxiety and can make members reluctant to participate knowing they may fall or that they will need help.  New churches should have railings and ramps but older churches usually do not.  In my own church it took an older couple to donate money for the rails and then many calls to me to hurry up and get the work done.  It was during the design of the rails that I realized that it was truly a matter of respect and a way to give older members the mobility they needed to worship and not feel separated from the rest of the congregation.

The design pictured here was installed in a 1950’s era church and designed to be removable.  The rail structure is steel painted and the rails are maple to match the other wood trim and paneling in the sanctuary.  The existing risers and altar platform are cast concrete so the brackets to support the rails were bolted to the face of the riser. The intent was to avoid replacing the carpet and to avoid core drilling holes in to the slab.  Of course we hit rebar almost every time and it was still a challenge to get the brackets installed.  The rails are removable, the center rail is moved most often but for the most part the rails are in kept in place except for choir and theatrical presentations that occur in the center of the platform.

Center Removable Handrail

The rails should be designed to harmonize with the design of the church and not to stand out or distract from the altar, pulpit or lectern.  It may be tempting to use brass for these rails but this should be avoided to prevent tedious wrapping during the Lenten season when brass appointments are covered or replaced with wood.  These rail supports are painted steel and have held up well. The rails are maple and with as much as the center rail is moved it has become little loose over the last 7 years.  I debated the use of curved members in the rail design as the building is very rectilinear but they seem to soften the design and add just enough interest to be worthy of being a part of the altar platform but not too much interest to be distracting.

Welcoming spaces reduce the barriers to full worship and full participation by your members, full accessibility should be a goal for all church communities.  So identify the areas in your church home that can be made more accessible and get it done, don’t wait for the disabled members to rise up in protest or donate money and call you every week till it’s done.

Worship Center Addition- Before and After

Before exterior prior to worship center addition

First UMC Kearney had constructed their sanctuary to allow for the removal of the North wall to expand the sanctuary. The wall included a truss spanning the entire North wall.  The orignal intention was to double the size of the sanctuary and move the worship center to the West wall creating a gabled roof and traditional nave church.  The community did not need the to expand by that much but did need to accommodate the music ministry for two different worship services a more traditional service with piano and choir versus a contemporary service with a praise choir and rock instruments.

After Worship Center Addition

The solution was to create a worship center addition that could accommodate both with minimal set up and tear down while achieving some seating expansion.  The worship center also needed to be flexible for theatrical events.  The  prayer rail at the leading edge of the platform is removable to accommodate a variety of presentations.  The opportunity was taken to correct the acoustics in the space and update audio and video projection systems.

Before Worship Center

The design incorporates daylighting to offset electric lighting loads and to add warmth. Windows to the East and West of the worship center are controlled with roller shades to allow for video presentations.  Theatrical lights are mounted above the worship center and controlled at the rear of the sanctuary.

After Expanded Worship Center

New Church Building, how to begin? Step 3

Phasing Plan

Step 3 Phasing, Design and Construction

Phasing is an important part of any Master plan that includes mid-range and long-term facility goals.  Indicating the approximate order of facility construction helps to explain the logic behind the plan and how the next steps can be taken. Accurate phasing is not possible without knowing the financial capacity of the community through the results of a capital campaign or other financing program such as bond sales or simple mortgage loan inquiry.  Phasing should also indicate future capital campaign goals and give the church an idea of which parts of the plan are achievable in the known or projected fund-raising capacity of the community.  The first phase of the master plan is often the pivotal event in a new church’s life as it sets the tone for the worship experience during the formative growing years of the church.  Considerations for the quality of the worship experience must be made in order to assure that the new church can fulfill the Vision and Mission of the congregation.

Phasing is not possible without good cost estimating.  Cost estimating is part of the master planning process and can be performed by the architect, a cost estimating consultant or by a contractor.  I have advocated in an earlier post a method I call “Partnering” where the general contractor is selected during the master planning process to help with cost estimating but also to provide input and guidance, See earlier post on master plan cost estimating.

When fund-raising is complete and the determination of the first phase budget is made the development of design and construction documents can begin.  The master plan will need to be adjusted at this time to reflect the current phasing of the project.  The Architect and the consultants on the design team will need to finalize their estimates for the cost of services to reflect the proposed first phase.  The building committee and the design team, along with the contractor if selected through the partnering process, meet on a regular basis to design the new church. Cost estimating is performed during the design phase and during the construction documents phase to assure that the building is staying within the first phase budget.  Regular meetings with the building committee and their review and sign off at critical stages during the design is key to assuring that the Vision and Mission will be achievable within the new facility.

Upon Completion of the Construction documents and the approval of the final bidding of the project construction begins.  During construction a single representative from the building committee is selected to represent the committee for day-to-day questions and approvals during construction. The Building Committee still meets regularly to discuss progress and any issues regarding design or changes to the project that may come up. The Committee representative will be charged with attending meetings at the job site with the architect and contractor on a weekly or by weekly basis to help administer the project.  Conclusion of construction and dedication of the new Church is the eventual goal of every Master Plan, meeting that goal while maintaining the Vision and Mission of the church is the challenge.

New Church Building, how to begin? Step 2

Site analysis drawing

Step 2  Finding the Land and Master Planning

Finding the land is the next step in the process.   I have a previous post outlining some pitfalls to watch for so take a look at that but consider the Vision and Mission and what may be required to reach the goals listed there.  The location and size of the property have everything to with the Vision and Mission of the church. For instance if serving a particular neighborhood or area of the city is crucial to your ministry then locating far away makes no sense, unless the Vision considers long-term growth and a need for a ministry in the future in that remote area.  Having a rough idea of the program for the master plan is critical at this point.  Rudimentary land planning should be performed on any site being considered for purchase, too often the architect is brought in after the land has been purchased and there is little to do but make it work.

This is a good point to answer a question you may be asking yourself, when do we hire the architect?  We have been hired at the beginning and have helped communities develop their Vision and Mission, we have been hired after the land has been purchased and everywhere in between.  All churches would benefit from land planning performed by an architect prior to the purchase of property unfortunately this does not always happen.

Finished Master Plan Graphic

Land Planning and Master Planning can be very different tasks or they can be an integrated process that builds on the Vision and Mission.  Land planning in this due diligence period is about studying the land for the capacity of building and parking in relation to zoning and land features that may limit the use of the property.  Having the architect do this planning with the help of a civil engineer can quickly identify suitable properties that will meet the Vision and Mission of the church not just the rough calculations of area.  Relying on engineering alone typically will not address the church specific planning aspects that can only be known by designing church buildings.

The master plan is the graphic manifestation of the Vision and Mission.  The process of planning can be delivered in a Charrette format, see discussion in previous post or in a more traditional longer repetitive process of meeting, design and review.  The process of Master Planning looks at near, mid and long-term potential growth of a church community to verify if the property can support the Vision and Mission of the church and to provide a road map for growth.  Having the master plan in place allows the church community to dream and say look this is our future come grow with us. The Master Plan is a draft document that needs to be reevaluated on a regular basis.  Depending on the growth of the community, reevaluation the plan every 5 years or as the Vision and Mission change will assure that the mid and long-term goals for a facility remain aligned with the Vision and Mission of the church.

Church Master Plan Cost Estimating- who should do it?

Aerial View of Master Plan Model

Cost estimating is a critical part of any master planning effort.  This can be provided by the architect or a professional cost estimator but I would like to advocate for a process that includes a professional contractor. Why would a Church want to such a thing? Because if provides an opportunity to begin a partnering process with a contractor that can last throughout the building design process and eventually lead to that contractor building the project.  Why so soon? In my opinion it is never too soon to get an accurate idea of costs and to begin a relationship between parties that must be built on trust, passion for the project and confidence that all of the design team can work together, teamwork.  Your church has a Vision and Mission that are the foundation for your Master Planning effort, the sooner you can start building understanding of your core values with the entire team the better.

How do you select a contractor without completed bid documents?  Well it is a similar process to how you select an architect, you look at experience, you look at specific church projects and if they were completed on budget and on time, you talk with the other churches that have used that contractor to see what their experience was like and you call other architects to see if they would recommend this particular contractor.  Finally you interview them and ask them specific questions about your project and gauge their enthusiasm and quality of the responses and you try to get a feel for chemistry to answer the question…can we work with these people for 2 years? Do they understand our Vision  and Mission and are they capable of building within those parameters?

Master Plan Model showing multiple phases

Isn’t competitive bidding the best way to get the cheapest price?  Yes it is but that is not always the best price.  By selecting the contractor early based on qualifications you are taking a long view. The quality and durability of the project will more than make up for any savings gained during the bidding process. The lowest bid is the contractor that missed the most items or used the cheapest subcontractors.  By partnering early with a contractor their knowledge of the project is as complete as possible making them more comfortable with the bidding of the work allowing them to get accurate costs and to use the subcontractors they know will do the work correctly not just cheaply.  The foundation of a church should not be based on coercion and greed.  When a low bid process is used there will be missed items and the church can either force the contractor to perform the work or agree to change orders.  Chang order negotiation can be a brutal process that neither side benefits from in the end.  A better process is to make sure the contractor has the best information possible and provides a fair price for the work.

How will we meet our budget and our needs with this expensive contractor?  By selecting the contractor on qualifications you will know he is capable of completing the work in a quality manner, on time and on budget. Qualifications and experience matter, experience building churches and working with particular design elements such as sustainability matter. The budget is developed in cooperation with the contractor so he is invested in keeping the project costs in line. After the master plan is complete and fundraising or loans have been arranged the project phases are finalized and the costs are again adjusted. This allows the community to plan and proceed with confidence that the project is always within budget rather than waiting for the bid day to know for sure.  As the design proceeds and the building project is refined the contractor provides input and revised pricing. The contractor also uses an “Open Book” method of communicating the final bidding. This allows the church to see the bids for each trade and understand the pros and cons of each contractor selected as well as all the contractors costs for administering the project and the fees they charge.  Bid day becomes contract signing day.

Master Plan Model from North

Wait, no last-minute value engineering?  Nope the design has had the contribution of the contractor from day one so no drastic cuts, no changes in materials that will come back to haunt you.  The project has been crafted with Trust that the work will be done well and with Passion for the mission of the church and by Teamwork between all parties to secure a positive outcome.

John E Freshnock- WSKF Architects Inc.

New Church Building- how to begin? Step 1

Master Plan Vision Sketch

Step 1:  Vision and Mission

The first step in any church building project is to recruit the building committee. I have earlier posts regarding the makeup of the members and how many should be on the committee so I will not repeat that here but the building committee needs to be prepared for a potentially long process and be made up of strong members ready to make decisions for the good of the church community.

Next is to solidify the Vision and Mission of the church. Sometimes these get confused or combined but they are different statements and serve different purposes.   The vision is more than a welcoming statement and less detailed than a Mission statement.  The Vision needs to inspire and set goals for the community that are truly worthy of a ministry in service to God.  The Vision should be able to be used as a filter for decisions made by the building committee on a philosophical level.  The Vision is not full of metrics but is verse that can be easily put to memory.  The following is a good example of a vision modified from a church here in Kansas City:

Master Plan Model

“Our vision is to be a church that transforms lives in our community, a church that can be counted on during times of crisis and one where people can celebrate their joys and life’s special events. A church that is welcoming, comfortable and inspiring where the word of God is related to our everyday lives so that we can grow in our faith. A church that works together to build a better community and a better world.”

The Mission should be much more specific and include measurable goals to achieve that are broadly described in the Vision.  These measurable statements of intent should be achievable with hard work and then adjusted to a new higher goal or modified all together.  The details of the mission can have a great effect on the design of the church and should be considered carefully.  In the example below measurable tasks or events can be listed to be reviewed on a yearly basis to gauge progress towards achieving the goals of the Vision and Mission.

Transform peoples’ lives by inviting them to join in meaningful worship, education, fellowship and special activities.

Build and maintain a facility that is welcoming, flexible and sustainable, that is usable as our church and by the greater community for public events and in times of crisis or need.

Heal ourselves and our community through a strong relationship with Jesus, self and others.

Change our lives and the lives of those in our community through Christian discipleship and service.

Vision for Future Sanctuary

With the Committee Vision and Mission in hand the next step typically is to hire a Capital Campaign consultant to aid the church in determining if the congregation is ready to embark on  a building project and to test the ability of the giving to support the costs of a building program.  There are many professional consultants that handle this sensitive and complex task and are well worth the fees associated with their services. This is also a potential long-term relationship as most growing churches will undergo several capital campaigns building out a master plan.

John E Freshnock- WSKF Architects Inc.