 CBS Renovation Project Update
By Craig Judson
Approval of Financing Plan Sought at November 5th Congregation Meeting
On Sunday, November 5th at 9:30 am in the B’nai Shalom social hall we will hold another in the series of Congregation meetings to discuss the facility renovation project. The important decision to be placed to a vote of the congregation at this meeting is the financing plan. A letter detailing the project elements and the proposed financing plan has been sent to every B’nai Shalom member.
At the last meeting in September, the vote was overwhelming to approve the project according to the renovation plans. Briefly, the renovation plans include constructing a beautiful new social hall behind the sanctuary with an enclosed entrance lobby in the area of the present patio outside the sanctuary. The administrative offices will be relocated into classrooms 9 - 12, with appropriate remodeling. The chapel and library will relocate into room 7, and the sisterhood gift shop will move to room 8. The old social hall will be preserved and six new classrooms will be constructed in that building, with the entrance moved to face the parking lot. Finally, the parking lot will be expanded and access to all facilities enhanced.
At this next meeting we will briefly review the plans and then discuss the cost and how we will pay for the construction and remodeling. As designed, the total cost of construction will be about $4.0 million. In addition, we need to factor into the financing plan the cost of raising the funds, borrowing funds (loan interest), potential cost overruns, reasonable contingency.
Our fund raising consultants, Mark Randall and Bev Garrett, determined long ago that we have the financial ability to raise sufficient funds through a capital campaign. The success of a capital campaign, which B’nai Shalom last undertook nearly twenty-five years ago to build the sanctuary and classroom pods, will require participation of our membership. Each member will be asked to participate in the capital campaign in a thoughtful, generous, proportionate manner.
The plan presumes no increase in current building fund payments, dues, special assessments, or negative impact to the current annual budget. Therefore the funds must come from new money we raise through a capital campaign and refinancing our current mortgage with an increase in the amount borrowed, but with payment remaining equal to our current monthly payment. With that in mind, our financing plan includes a seven or eight year bridge loan for $4,000,000 plus a $1,000,000 refinancing of our current mortgage (which is presently ready to be paid off in three years). That would give us a total of available new funds of $5,000,000, and should cover the total anticipated costs.
Please plan on attending this important congregational meeting.
Update, October 1, 2006
by Craig Judson
B’nai Shalom Renovation Project Receives Overwhelming Accolades and Support For Creative Design and Use of Existing Facilities
With accolades and overwhelming support of the over 110 congregants in attendance at the September 10th special Congregation meeting, the proposed conceptual plans for the Facility Renovation Project was approved. In fact, the vote of those in attendance was unanimous and only one of 11 proxy votes was against the project, making the tally a tremendous 120 - 1 vote in favor of the project. CBS architect Kava Massih presented the project with a very professional slide show of aerial photos, drawings, and conceptual sketches.
At the June 2006 Congregation meeting, the master plan to renovate the property was approved with direction given for the committee to work with the architect to propose a phasing plan which makes the renovation project more affordable. The master plan included the eventual construction of a new classroom building, sanctuary, and social hall. Unfortunately, the construction cost estimate was nearly $12 million!
President Rayna Arnold and project coordinator Craig Judson held a series of meetings with the architect and Rick Speckard of Steve Oliver Construction to redesign the phased construction with a primary goal of “getting the biggest bang for the buck.” The planning committee felt a survey of the Congregation would be beneficial to be sure our planning needs assumptions were still valid.
Primary goals and the needs of the Congregation were first established in a 1999 survey. The old data was reviewed and an updated survey was sent to the Congregation this summer. We received 120+ responses to the survey and validated the planning committee’s design priorities. In order of clear and distinctive priority, our congregation desires the following renovations:
- Social Hall
- Sanctuary remodeling
- Additional on-site parking and new kosher kitchens (tie)
- Renovated school classrooms
- Renovated preschool classrooms
- More functional library
- Youth and/or adult lounge
- Chapel
- Renovated landscaping
- Sisterhood gift shop
- Mikvah
The approved construction will provide a longer-term benefit to the Congregation at a reasonably affordable cost. The details of the approved renovation project include the following:
- Construct a new social hall immediately behind the sanctuary, large enough to seat approximately 280 to 300 for a social function, and even more for theater style seating. Social hall to include double kosher kitchen, stage, restrooms, and storage.
- Remodel the existing sanctuary to provide for larger bima with wheelchair access, better acoustics, and updated interior design, carpet, and additional seating. The sanctuary is not being enlarged (i.e. walls moved) at this time primarily because of cost.
- Construct a new lobby in the courtyard space outside the sanctuary, large enough for a small kiddush or gathering space before and after services. The vestibule on the right side of the sanctuary will be removed to create a more open, visible, and inviting entrance to the sanctuary and social hall, following Synagogue 2000 recommendations.
- Construct additional paved parking facilities in the present dirt overflow area, adding 30 permanent additional on-site parking spaces to be used year round.
- Relocate the administrative offices to rooms 9-12 with appropriate build out.
- Construct chapel/library in room 7 and part of room 8. The Sisterhood gift shop will be permanently located in part of room 8 with appropriate storefront visibility.
- Construct six (6) classrooms with movable walls in the existing social hall, remodel restrooms and add storage. Adding interior walls to the social hall will increase the shear strength of this nearly forty-year-old building and give us more use of the building. The concrete flatwork surrounding the building will be replaced and drainage improved. A new entrance facing the parking lot with appropriate accessibility will be constructed, enhancing the appearance of the entrance to the property.
- Add two (2) small child toilets in preschool classrooms and remodel existing classrooms.
- Re-landscape entire property giving proper focus to our biblical garden and creating spiritually oriented outdoor spaces, and provide for ADA access to all facilities.
This project is designed to preserve and utilize existing facilities as much as possible while providing new amenities to meet the congregation’s priorities. Everything is designed to be accomplished at a cost that the Board of Directors feel the Congregation can afford without impacting existing budget guidelines. Construction will commence when fund raising is completed and permits are obtained from the City of Walnut Creek. Positive discussions have been held with several local banks that will loan the funds while capital pledges are paid off over time. The strength of our pledges and equity in the property will secure the financing.
Another Congregation meeting is scheduled for Sunday, November 5, 2006 at 9:30 am to approve the financing plan for the project. Prior to that meeting, the full renovation plan and financing plan will be sent to the Congregation for prior review.
As we enter the New Year, we do so with excitement of not just the renewal of our lives, but also the renewal of our facilities and our Congregation as a whole. Questions or comments may be directed to Craig Judson. |
