Analysis of Old School issues as appeared in the St. Monica parish bulletin

1. St. Monica Facilities Committee
______________________________________________ ______________________________________________________________________
Berwyn, Pennsylvania 19 May 2017
Background:
On 30 March the Facilities Committee met to prepare an action plan for the implementation of
Phase II of the St Monica Master Plan. The committee reviewed the original elements of Phase
II. These priorities were re-assessed to identify action items seen as needing implementation
during the forthcoming 2nd year of the Master Plan. The committee concluded the Phase II action
items to be:
 Re-roofing the church building
 Re-paint and power-wash the stucco exterior of the church
 Replace the concrete walkways around the church
 Re-caulk the church exterior
 Raise the church portico parapet to hide the A/C units
 Complete the modifications to the Hagenbach room
 Complete the security plan
Firm costs and bids were not yet in hand, but financing from pledge payments were determined
to be a bit over forecast, or approximately $400,000.00.
Shortly thereafter an examination of the Old School auditorium floor revealed that the wood
floor has no concrete base underneath it - the joists are simply resting on dirt. A contractor, who
examined the condition, including water intrusion, estimated a cost of $80,000.00 to remove the
old floor, pour a concrete base and install a new floor. Subsequent further inspection revealed
that the heating plant of the Old School was out of commission, requiring replacement in-toto.
The inoperative heating system would need to be replaced prior to winter. Observation of the
main support steel/concrete structural beams were found compromised. A structural engineer’s
inspection resulted in an opinion that, while the structure did not appear to be in immediate
danger, the structural beams should be replaced. The committee elected not to incur the expense
of a detailed engineering report, estimated to cost $8,000.00. As a result of these and other
restoration issues of the Old School, the committee prepared a cost estimate to restore the Old
School to “status quo” (No renovations, no new cosmetic investments, just getting the building to
a functioning, “as is” basis). An estimate came in at $971,187.00. Finally, the committee sought
and received three bids to demolish the Old School structure as well. A meeting of both the
Facilities Committee and the Parish Finance Council in May resulted in a roster of questions
concerning various options:
1. Do Nothing/Replace Boiler
Costs:
New boiler installation: $25,187.00
Add new hot water piping: $15,000.00 to $20,000.00

2. 2
Add annual boiler maintenance: $4,000.00/yr. (5% to 10% of cost)
Total Cost Estimates: $44,187.00 – 49,187.00
Pros: Obviates the cost of a new heating plant if the building is renovated in the future. Space in
immediate future can continue to be used.
Cons: Ignores other known problems identified in surveys. Postponing restoration or demolition
results in higher costs (Currently running 10% per year). Cost of boiler is lost if building is
eventually demolished. Impact on capital funds for other elements of Master Plan, Phase II
2. Mothball
Costs:
Drain all systems (2 plumbers @ 2 d @ $75/hr.): $2,400
Electrical : $250
Security: $400
Insecticide treatment: $ 500
Total: $3,550.00
Pros: Postpones expenditures of demolition. Does not impact funds for other Phase II projects
(Routine maintenance vs capital).
Cons: Postponing results in cost escalation, An empty building is open to deterioration.
Unobserved catastrophic events. Roof leaks go undetected. Undetected infestation
3. Demolish Old School
Cost:
Based on three bids in hand: $121,000.00
Lease temporary structure of comp. sq. footage 1st year: $150,000.00*
Subsequent years @ $23,000 - $25,000
Total: $271,000.00
* Site prep, electrical, sewage, water, walkways, landscaping
Pros: Meets Master Plan elements that provide better space for youth activity (One of the key
tenets). Meets need for school space for religious ed., etc… Meets Master Plan element to
provided gathering space. Becomes a Master Plan capital expense. Obviates some of current plan
features such as replace flooring ($17,250), Upgrade Youth Room ($28,750), Replace Doors
($40,000) Replace concrete steps ($20,000). Total expense savings: $106,250
Cons: Requires revision of Phase II expense re-allocation of deferral (Defer Cafeteria: $178,250,
Defer Hagenbach Toom renovation: $50,000, Potentially defer church re-roof, and exterior
repairs/cleaning/waterproofing)
4. Renovate Old School

3. 3
Cost: Approaches $1,000,000.00 (Latest estimate $971,187.00) NB: This includes removal &
replacement of steel/concrete beams. Cost estimates: $300,000 - $500,000. Foundation
restoration unknown.
Pros: At least partially meets Master Plan provision of support of youth activities, gathering
space, meeting space. Possibly less total cost than new construction
Cons: More costly alternative to #3, with same outcome objectives, and without as much
flexibility of space. Less desirable use of limited capital funds. Renovating a 100 year-old
building that has been neglected for many years generally means many unforeseen and
unpleasant “surprises”.
5. Demolish Old School, and Build New (See Master Plan)
Cost: Assuming same 11,000 sq. footage, at current construction costs of $200 to $220/ ft.2, the
est. cost is $2,200.000 to $2,420,00, plus demolition of $121,000, or total of $2,400,000 to
$2.500,000.
Pros: Would fully meet the vision sought in the Master Plan envisioning several uses: e.g. youth
and other pastoral activity, welcoming center. Long term permanent addition of contemporary
facilities to the campus. Maintenance cost would be lower over the long run.
Cons: Cost far exceeds current feasibility study conclusions. Little appetite of parish for another
major capital campaign.
Other Issues & Questions:
1. Square footage of the Old School: According to the existing plans of the campus buildings,
The Old School Auditorium is 4625 SqFt, the other areas (upper floor, entrance and restrooms is
6375 SqFt., aggregating 11,000 SqFt. Issue: Is this limit consistent with the Master Plan that is
long term forward looking?
2. Current (but not projected) usage of facilities: A. Old School, B. New School, C. Hagenbach
Room, D. Cafeteria, E. Rectory Conference Room
3. Engineer’s Report: Based on the personal observations of all members of the Facilities
Committee, and the observations articulated by the structural engineer it is the considered
professional consensus of the committee that engaging a formal engineering report including the
cost of replacing the structural beams would be a misallocation of parish funds. The structural
repairs required to the Old School are by simple observation so extensive, so pervasive with the
prospects of more that inevitably come to light, that in their collective professional opinion the
committee cannot and will not recommend the option of renovation.
4. Fixed carrying cost of Old School: A. Insurance, B. Inspections, C. Utilities, D. Other.

4. 4
5. How do we pay given current budget? Those that are capital in nature come from capital plan
funds available (Approx. $400,000). Depending on Phase II Master Plan elected, may require re-
allocating or deferring some projects currently envisioned for Phase II. If capital in nature,
should not come from parish annual budget.