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**What Now?/New Home News   <----- NEW ITEM (July 27, 2010) 

We don’t yet have all the answers yet, but we appreciate your comments and questions to the project leaders at NewHome@uueugene.org as we seek those answers.         

Building Project Oversight Committee (BPOC) 2010-2011 Dave DeCou Judie Hansen Jet Harris Wanda Kuenzli Rich Margerum Ed Zack 400 Days (Till Move-In) Blog New Home Q&A #3 New Home News (What's New?)

QUESTIONS AND ANSWERS

63. Will any of the proposed EMX routes adversely affect our new property at West 13th and Chambers.

     There has been concern expressed about the possible routing of the West Eugene EMX in relation to our future home property, the Scottish Rite Temple at West 13th and Chambers, which UUCE has committed to purchase. There are multiple aspects to this issue and some prior decisions which were decided with the congregational vote on November 1, 2009. UUCE is committed to purchase this property.

Soon all of the contingencies agreed to by the BPOC, the UUCE Board, and negotiating committee will be met. Closing is expected in early March 2010. UUCE has already committed to this purchase and is just waiting for the last contingencies to clear. The issue of the EMX routing was not a contingency and can not be added to our contract at this point.

The draft proposals for the routing of the EMX are, first of all, drafts and no decision on them is expected until late fall 2010 or later. Within the drafts available in early February 2010 there are two options being considered in the vicinity of 13th and Chambers.

* The "Single Lane EMX" option would pass solely down the south side of 13th Street with a station cut into the Armory property on the south side of 13th. This is the opposite side of 13th from the Scottish Rite Temple. Essentially there is no impact on the new UUCE property. And there would be access to public transportation immediately across the street from our new location.

* The "W13th -Chambers to W11th to Garfield" option would also pass down the south side of 13th, the opposite side from the new site of UUCE, also with a station cut into the Armory property on the south side of 13th. But the new UUCE property would be impacted where it faces Chambers St, here the EmX route would run along both sides of Chambers. The use of the east side of Chambers would seem to require some use of the new UUCE property in that area, and there would be access to public transportation immediately across the street from our new location.

Please realize that this information is based upon drafts subject to change, so no definitive information on this issue will be available until late Fall 2010 at the earliest. As future property owners we will be able to participate in public discussions as the public input process moves forward over the next few months.

64.  In at least two large meetings I attended the desire to have a vegetable garden was expressed and supported by a number in attendance. Can you tell me if the garden is not on the table. I'm unable to find reference to it in the current priority list.

     The suggestion to have a victory garden was added by the Green Sanctuary team in the discussions following the last town hall meeting on February 14 and we have mentioned this to the architect in the past. Since we will need to allocate additional space on the east end of the property for parking, and the west end for the playground, it might end up that the only open space will be in front of the building along 13th Street. A garden is one of the items that would fall under the umbrella considerations for green, but is not specifically named.

65.  Now that we own the new property, will we be putting up a sign saying it is ours and having some sort of celebration?

       Yes. We are in the process of having a large all-weather banner made with “Future Home of the Unitarian Universalist Church in Eugene” to hang on the 13th Street side of the building. At the same time, we will remove the lighted sign identifying the former owners. The former owners have sixty days from closing to move out, but plan to vacate the building on Monday, April 12. We will have a yet to be determined celebration so everyone can come with cameras and children to record this historical event in the life of our church sometime in mid-April.

66.  When will we move?

       We hope to move in the fall of 2011. The renovation process will go through several stages

67.  Can the project be done in stages?

       Yes, the project will be done in stages as funds are available, after completing additional capital campaigns. The architect is designing the entire project projected to cost about $3 million, and based on the amount of money we have available, will work back to that level. What those stages are and how they proceed will be decided based on the priorities expressed during the past five years of congregational input.

       Architect drawings and models

68. What will be done first?

       That will depend on a lot of factors. Prior to any remodeling, we need to meet current city codes for asbestos abatement, upgrading electrical, plumbing, and fire suppression systems, and we will improve the acoustics. We will follow a holistic process. The location of existing mechanical systems will dictate our initial work. We are waiting for reports from experts on the best way to accomplish these upgrades without jeopardizing our ability to make additional changes and support the overall remodeling in the future. The design will address circulation patterns, ability to partition parts of the building and provide sufficient plumbing systems needed to accommodate our programs.

       We have an experienced general contractor and mechanical engineer who are each donating time to this project. They have our best interests in mind. This is another example of where it makes the most sense to delegate with joy, and let go. Not everyone is going to agree on everything that happens in this process, and there are going to be surprises that the building and the process offer. That is the way construction always is. We need to trust our BPOC, our contractor, our owner’s agent, and everyone involved. The BPOC is and will continue to be exercising as much oversight as is prudent and needed.

69.  Will the acoustics be improved?

       Improving the acoustics in the new sanctuary is the highest priority for that area. In order to provide a top quality environment for our amazing music program, this will have to be done prior to the move.

70.  Has there been any interest in our 40th Ave property?

       We have contracted with John Brown of Evans, Elder, & Brown, Inc. as the listed agent. Prior to the listing, at least six groups toured the property and others expressed interest. We are not aware of any pending offers at this time.

71.  Can I rent space for a private event at the new property?

       The Building Project Oversight Committee and Board of Directors are working on a rental policy for the new building, and it is being actively used for a variety of church events. Once the rental policy is set and the timing for renovation is known, we will begin to actively rent the facility. Right now we are being cautious about rentals and we will not schedule anything beyond August of 2010. In the meantime, please send any inquiries related to use of the building to newhome@uueugene.org.

72.  Can our kids have an overnight there?

       We are currently operating under a 1964 occupancy permit which does not allow the use of the building as educational classrooms for children or any overnight activities We are restricting activities between the hours of 8 a.m. and 10 p.m. so that we can guarantee the safety and security of the building.

73.  Are there restrictions on the use of the building?

       Yes, our current occupancy permit allows for group assembly, worship, and amusement. Due to new building code requirements, we are not allowed the following: overnights, movies or theatre where we charge a fee for the public, and educational use due to lack of fire walls and exit signage. We can show movies that relate to our mission and goals as a church. These restrictions will be lifted once the building is brought up to current codes.
       Any time we use the building to generate revenue, we will need to pay taxes on that income. We are not actively pursuing rentals at this point, mainly because we don’t have the sound and video equipment, sufficient acoustic quality, or kitchen utensils that potential renters need.

74.  How do I go about volunteering to help at the new building? What kind of help is needed?

       An ongoing “wish list” is posted on the church website and the Building Project Oversight Committee bulletin board at the 40th and Donald property. We are developing a list of available volunteers. Highest priority in summer relates to mowing the grass and weed control. Once we get into acoustics, we will need both semi skilled and unskilled labor. If you have specific questions about volunteering or an offer to help, please contact newhome@uueugene.org

75.  Is it possible to designate a donation for a specific thing, like green products, acoustics, the kitchen?

       We are not encouraging “designated” gifts at this time because we have so many elements that must be done before we move, but once we get a complete design with specific needs, we hope to be able to arrange for donations for some items. The Capital Campaign Committee is developing a policy for accepting gifts.

76.  What if we sell the property before the new place is ready-- will we be homeless?

       No, when we sell the property, we will either schedule the closing for after we move, or, if the sale has to close before we are ready to move, the contract will include a contingency for us to rent from the new owners until we move.

77.  How can we prevent people from building apartments on our old property? What will happen to the deer if people cut down our forest?

       One concern we have is the fact that former members’ ashes are in the forest next to the church. Before we move, we will go through a symbolic and spiritual process to take those with us to the new church. Otherwise, when we sell our old building and property, we will relinquish all control over it. We realize this is a very difficult part of our transition – letting go of the beauty and releasing our caretaking of the land and building to another party.

78.  What can we do to help the reconstruction not be so expensive?

       First and foremost we can help figure out a way to raise additional money in the next capital campaign in order to hopefully complete the renovation. Each new startup increases our costs, and of course the cost of raw materials will rise over time.
      To minimize reconstruction costs, we can volunteer to clean up and help in other ways offered on the help list. It is possible that we can provide some labor for some simple things, depending on other factors. Let’s all stay open to seeing how we can cooperate in the venture. We know that each of us knows many things, and the prerogative for decision-making needs to stay in the hands of those in charge: with the Owner’s Agent, the BPOC, and the architect. Anytime you have a question, advice, or a concern, we will try to give you the information you need in a timely manner, but please address your questions or needs to newhome@uueugene.org.

79.  How are we going to pay for all this? If we can't make the budget this year, how do we think we can do a remodel?

       We can do this, one piece at a time. It would be wonderful if we could do all the remodeling at once, but we don’t have the funds for it. Despite those worldwide economic challenges, the recent stewardship campaign showed an increase in the average pledge – showing strong congregational commitment to our church.
       On the other hand, some members did not turn in pledge forms. As we show our stability across these challenges and transitions, both your stewardship team and capital campaign volunteers are hopeful that our finances will stabilize in the future, bringing us to a place of abundance.

80. Will we actively pursue renting out the building, and if so, when can that begin?

It is our intention to rent our facility for weddings, special occasions, corporate training sessions, concerts and community meetings. We have been approached by several education organizations seeking long term leases and we are exploring that possibility. Whether our building will be suitable for any of these groups will depend on how much we can renovate -- how much money we have -- to meet the needs of potential renters. As it is right now, the Sandberg Center will be available to a limited degree prior to renovation, but with the understanding we do not have most of the amenities a renter would require. (Heating, air conditioning, sound system, etc.)

81. Do we have cost estimates from the architect for the different stages of construction?

During the Due Diligence period prior to closing on the property, various contractors gave estimates on upgrades and repairs. Now that the architect has a more detailed design, he is working with a cost estimation consultant to determine the cost for the entire project design. Once we have more concrete information on the money available after doing the "must do" work, the project will be broken down into multiple phases, with a cost estimate attached to each phase. The "must do" elements are things like: asbestos abatement, electrical upgrades, making the heating, cooling and air circulation systems more efficient, and developing good acoustics. The building will give us new information as we take it apart and the Building Project Oversight Committee will determine the staging based on the priorities communicated by the congregation. Obviously, at this point, we have a lot more questions than we have answers.

82. Have we considered having a permeable surface for the parking lot?

We have discussed this issue with the Eugene Stormwater staff, who warned that soils in our area are considered "Type D", which do not infiltrate well, so we would take this into consideration when evaluating the feasibility of installing a permeable surface. We are also researching other topics such as rainwater catchment and green roofs.

83. What is the plan for the stage, and how do we make it accessible?

The current stage is too shallow and the steps too narrow and unsafe. Under our present plan, in order to maximize flexible seating in the sanctuary, the stage will be eliminated. For performances, concerts, and presentations, we will provide a series of movable platforms and platform risers for chairs for the choir. If we were to add the goal of a permanent stage at the front of the sanctuary, that would be a major and expensive project for something that would only be used occasionally (a play, a performance) Our goals all must be weighed against other priorities expressed by the congregation. A portable stage is another possibility. No decision can be made until we have our final budget.

84. Two matters have come to the attention of UUCE leadership, specifically the Board and the BPOC, about concerns regarding plans for remodeling the new church.

The first is the lack of congregational participation in the selection of the architect, and the second is the process for decision-making, again a concern about lack of participation by the congregation.  In each of these matters there is a situational, pragmatic explanation, that is relevant and which we will address later. But first, there is an overriding procedural basis for the process in place that trumps all other reasoning. Indeed the congregation is footing the bill for the remodeling, has emotional, logistic, and practical investment in the outcome, and as persons so engaged in our church community, may have expected that the design process would involve discussions and mutual decision-making. But, If that were the case.... 
     Please review the July 27, 2010 entry of What Now for more detailed information about this question.

85. "It's mid-August. What involvement will staff and committees have in making sure we have communicated to the architect and his staff what we will need even if we cannot afford to include everything in Phase I?

We are arranging meetings for the major program areas of the church to meet with the architect and his staff to make sure allowances are made for specific needs. i.e., electrical outlets, sound, cabinets, storage, etc. Even if those things cannot be included in Phase I, they will have to be a part of the design within established parameters so they can be accommodated in later phasing. Money will dictate what we can do.

86. Are there any "do's and don'ts" for volunteers at the new building?

First and foremost - think safety. This is a construction site. Closed toe shoes only. Keep your job site clear of debris and allow time to clean up the area before you leave for the day. Listen to instructions carefully and ask about what is supposed to happen next. Don't make assumptions about what to do next. Return all tools to the tool crib. Don't talk to subcontractors or offer facts you haven’t learned directly from Ed Zack. If there are questions, refer them all to Ed Zack.

87. Will every day of the week be a work day?

As of mid-August, the general rhythm of the New Building Deconstruction will be that high energy days will be Friday, Saturday, Sunday and Monday. From time to time, arrival of subcontractors for major jobs will dictate changes in that rhythm. For now, Tuesday, Wednesday, and Thursday are devoted to cleanup. paperwork, and lining up chores for when we have a large workforce. If you arrive mid-week and need a job, start sweeping or vacuuming areas with debris on the floor, etc. Do not enter tented areas sealed off for asbestos removal. They are well marked.

 

With our ongoing diligence and our shared effort and commitment,
we will realize our dream of a new home.

First Q&A
Second Q&A
Third Q&A <---- you are here

What Now?/New Home News   <---- NEW ITEM (July 27, 2010)

You are encouraged to offer your questions and/or comments to the project leaders at NewHome@uueugene.org

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