As your building committee journeys through the program workshops with your architect, a concurrent exercise should include a comprehensive look at existing facilities. Know what you have! An existing facilities condition survey conducted by your architect is an invaluable tool in familiarizing the church with a full understanding of how its real estate can best be utilized.
Essentially, the purpose of a condition survey is two-fold. One is to discover opportunities within existing spaces that can accommodate stated program requirements, thus reducing the amount of new construction ultimately to be considered. This savings can be substantial.
Jim DePasquale
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On the other hand, a condition survey will also identify timely repairs, renovations, etc., that are critical to the long-term care and value of your facilities.
A snapshot view of the specific content of an existing building condition survey includes:
• Historical documentation which, of course, will occur in varying degrees for each individual church. If your church does have a significant history (and note that this is something a church member can research and record) it will be essential to orient your architect to this information. He or she will then better understand the context in which architectural recommendations must be made. Just as important could be historic building preservation issues and the need to exercise sensitive care to planned improvements.
Additionally, I have found that many churches want to consider archives space, a museum or casework to appropriately share their heritage. Short of all of the above, I have even found that opportunities can arise for incorporating certain historic elements of the old into the new construction.
• Architectural inventory of functions currently provided, along with the associated square footage required for each. The intent here is to identify any under-utilized spaces that can be altered, re-assigned, re-scheduled, etc., in order to increase multiple- use opportunities.
Problem areas, functionally speaking, such as cramped narthex spaces, insufficient nurseries, ADA shortcomings, confusing circulation patterns, etc., will potentially be identified. The condition of exterior elements, such as roofs, walls and openings will be examined with regard to deterioration, air infiltration, etc. The condition of all interior spaces, from floor to ceiling, should also be examined.
Of particular note will be any documented need for upgrading finishes, lighting, insulation and building code and safety requirements.
• Structural conditions and limitations. The reference here to conditions is that they must be recorded in order to later address deteriorating or insufficient structural elements. Limitations, on the other hand, are noted to identify the primary structural patterns of the existing buildings in order to avoid bearing wall demolition, roof framing conflicts, etc., in the new design.
• Mechanical and electrical equipment inventory. The condition, capacities, age and energy efficiency of all HVAC equipment, plumbing, lighting fixtures and electrical power supply will need to be known early on in the planning process. Repairs and/or replacements can be costly and must be factored into the overall budget, the sooner the better.
• Open space philosophy. Your architect will need to document the opportunities as well as the restraints associated with open areas of your property. This is both a quantitative and qualitative exercise, best completed in unison with the architect and select building committee representatives. Together they can establish an understanding of, for example, the importance of preserving that green space in front of the church, the significance of exterior spaces that are considered to be sacred or the need to strike that harmonious balance between open and developed extent of the property.
On a case by case basis other existing conditions, such as the presence of asbestos and hazardous materials, restrictive environmental matters, etc., may also need to be recorded within the condition survey.
All of the above, with text and photographs keyed to illustrate specific conditions, are assimilated by the church’s architect into a single report, commonly known as an existing facilities condition survey. This accumulation of history, conditions and data will empower the architect to ultimately make new construction recommendations within a context of comprehensive knowledge of the church and its physical assets.
It will also empower the church to prioritize needs, some of which may be even more immediate than they ever thought—or, as is in many cases, begin to address existing facilities repairs and renovations on an annual basis, as a line-item in the operating budget.
So, get to work! Know what you have and get the most out of your existing facilities.
Jim DePasquale, AIA, a member of Bon Air Baptist Church in Richmond, is currently chair of the Interfaith Forum on Religion, Art and Architecture of the Virginia Society, AIA, and a partner in a Richmond architectural firm. This column is a regular feature of the Religious Herald, appearing in the first issue of each month. Send building, landscape or site-related questions to the editor at [email protected] or directly to Jim DePasquale at [email protected].