Building Update November 2009
November 30, 2009I am here today to tell you that “yes, we are very, very close to the commencement of construction of our new design.” It has been four months since the congregation voted to move forward. Let me assure you that an enormous amount of work and effort has taken place since then. An incredible amount of work needs to be done prior to construction and we are nearing completion on most of these processes.
Essentially pre-construction consists of four elements: design, contracting, permitting and financing. These have all be undertaken concurrently and they are all interrelated.
Let me touch briefly on these to let you know where we are.
After we developed a functional design in March, we contracted with the architectural firm Dan Cook Associates (DCA) to develop the construction level drawings for this design. Our architect, Don Mahoney took us from a functional set of plans and has developed 50% complete and 90% complete construction drawings. Just so you know, the 90% package was over 75 pages and includes floor plans, elevations, electrical and power plans, mechanical, structural, and finish schedules. With each of these deliverables, the Design Committee met and reviewed the drawings and marked up revisions, as needed. We are now working towards 100% completion of the technical drawings. We have been virtually on schedule with the design phase over the past few months and are due to have the 100% drawings for final review on October 5th.
Most of the other activities are dependent upon having these completed drawings. Once we have 100% drawings, it will take about 2 weeks to get the Guaranteed Maximum, or GMAX, price from Hammen Contracting. Bob Hammen, our builder, gives all the subcontractors a copy of these drawings for them to price their portion of the work. As I’ve mentioned, Bob has been integral to the design process and is confident given his more than 25 years pricing construction that our final price will be consistent with the budget numbers he has been providing. Once the GMAX is developed we will be able to formally contract with Hammen. This should happen around mid-to-late October.
We have submitted all site permitting plans—this includes WSSC, Forestation Conservation plans to the Park and Planning Commission and Sediment Control/Storm Water Management—and are hopeful that the process will go smoother and faster than with our previous design. In that we are building a smaller facility on the same “footprint” that had previously received approved permitting, we have every reason to believe that this process will go well. Please keep in mind that the speed at which the county and various entities review and approve our permitting request is outside of our control. Also, our building permit will be submitted to Montgomery County early next month, once the 100% drawings are finalized. Our conservative estimate is that we should have all our permits by early December. Again, we are hopeful that it will be sooner than that and will be following up with each agency to remain on top of their process.
Lastly, in order to secure the funding necessary to build, we contacted three local financial institutions. Although the climate for lending is different now than previously, we met with senior loan officers several times and fully briefed them on the congregation’s history, assets, budgets and future plans. They proved to be willing partners, were impressed by your loyalty to Shaare Tefila, and expressed confidence in our ability to honor our financial commitments.
Subsequent to these meetings, we received offers which the Finance Committee evaluated and presented to the Board of Directors, along with a recommendation. The bank recommended was approved unanimously by the Board of Directors and we are moving forward. We expect to receive a commitment letter from the bank in two weeks and a completed appraisal in a month. After the appraisal is completed, we believe that we will close on the loan in mid-November.
So to recap the timing: we will have 100% drawings on October 5th, a GMAX price in mid-October, a finalized contract with the builder by end of October, loan closing in mid-November, and approved permits by December.
Once we have closed on the bank loan and have received our permits, YES, WE WILL BEGIN TO BUILD. Construction should start toward the end of 2009. Weather permitting the construction phase is estimated to take 12 months.
If you recall from the May meeting, there was much discussion as to exactly what it is that we will be building. We had looked at a two phased approach, one of which was to shell-in, and possibly finish, the Sanctuary and Chapel. At the meeting many of you expressed an overwhelming desire to shell-in the Sanctuary and Chapel at this time and indications are that we will be able to do so. As with many things however, this depends on money. The Capitol Campaign has started up again, and volunteers from this committee have been contacting members whose financial support has not yet been sought. With your generous contributions, we can achieve our goals. Please look in your hearts as well as your wallets and make our building everything that we want it to be.
As I stand here, I reflect on how far we have come. At times, this has been a trying process since we first decided to leave our home on Lockwood Drive. Believe me, just these past 7 months since I have stepped in as project manager have been intense. It has been a journey of incredible highs and lows. We have been tested beyond what we could have ever imagined. But through it all we have remained steadfast in our desire to remain a viable, vibrant synagogue and in our commitment to Shaare Tefila. I imagine that as the future unfolds we will likely experience other challenges. That’s just the way life tends to ebb and flow. But I am very confident that whatever obstacles are placed in our path, we have the determination and ability to overcome them.
These are very exciting times! We are so very close. In the past you have been asked to close your eyes and imagine. Today, I am asking you to open your eyes, open them and see the reality of our dreams. Take a look at the drawings in the foyer. That is our future and it is on the way. Stay with us. Hang in there. I know that when you join with me in carrying the Torah scrolls into our new home, you will feel the same sense of gratitude and jubilation. What a joyous day it will be!
Thank you and L’Shanah Tova, Judy Carroll
10881 Lockwood Drive, Silver Spring, MD 20901 P: (301) 593-3410 F: (301) 593-0280
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