Q & A from December Town Hall
December 11, 2022
Construction will soon begin on Cedar Lane’s long awaited renovation. On Sunday, December 11, the Board of Trustees and the Construction Team held a Town Hall after worship service to brief the congregation on what lies ahead and to answer questions, submitted on cards by those in attendance. Time did not allow all questions to be answered during the meeting. All submitted questions are answered below.
CONSTRUCTION SCHEDULE
How long will sanctuary construction take? When will it start and end?
The construction will not be phased (meaning complete sanctuary first, then do the social hall, etc.) To do so would add as much as $1 million to the cost.
Our general contractor – Whitener & Jackson – estimates construction will take about a year - maybe slightly longer. It will begin about 2 months after the construction contract is signed. The estimated starting point is late February, completion in February, 2024.
Can we auction off the first hit of the demolition sledgehammer?
Hmmm. Make us an offer….
OVERALL DESIGN
Our furnace is gas, right? How will we be able to afford to make over change to electric pump heat to save on utility bills?
The entire HVAC system was replaced 5 years ago. The old furnace was gas, the new state-of-the-art system is entirely electric. The new system includes an air-handler that exchanges indoor / outdoor air every few minutes. Thus, the building was well prepared for the Covid-19 pandemic.
ENTRANCE FOYER
Why such a huge need for a larger foyer? Glass folding wall seems challenging. Heat blowing system to mitigate cold creates other issues. Why bother with a fake column?
You may have grown accustomed to the cramped main entrance. It contradicts our message of welcoming newcomers. Currently, one enters a shallow foyer that’s also a hallway serving the library, sanctuary and social hall. For Sunday services, weddings, memorial services – times of high traffic and clustering to greet one another, this junction can be very crowded. By removing the glass wall, we’ll open it up for a more gracious and welcoming feeling.
Why the fake column?
There’s an existing load-bearing column in the middle of what will be the larger foyer. A second ‘fake’ column will mimic it and add balance to the room’s design.
SANCTUARY
Will the existing wood walls flanking the stage stay?
Yes. A door will be cut in the right wall to provide an accessible way to the stage. The video monitors now on carts will be installed on the flanking walls.
Can the glass doors in the sanctuary open to extend the worship space?
Yes. They will be folding doors, open when we need the foyer for seating, transparent when closed.
With the new stage being only 2 steps rather than 4, will it be high enough for the congregation to see people on the stage? With a lowered stage, what’s the plan to create full sight lines?
The architects assure us that, as designed, persons sitting in the rear will be able to see people on stage.
SHOJI SCREENS
What can we do with the shoji screen? If it must be removed, can it be repurposed elsewhere in the space/building?
How necessary is it really to replace the shoji screens? They are an integral part of our congregation’s architecture. Can’t we value engineer this change, please? What will that new wall cost?
The shoji screens will be missed. The current condition of the screens plus the lowering of the stage for wheelchair access are two of the strongest reasons our architect recommends replacing the backdrop to the stage area. In addition, it is necessary to build a secure wall to muffle sound and to create security for the storage area that remains behind the stage. Materials and finish of this new “screen” will be an important decision and we’ll try to bring the input of the congregation into the decision.
SOCIAL HALL / LOUNGE
New social hall roof style is at odds with Belluschi’s* design. Can it be remade as a gable?
No, at this point, the design and scope of work is completed. The architects did in fact show us an option of a gabled roof rather than the dormer-style roof, but the Renovation Task Force agreed the style in the final plans was superior. The decision on this design has been included in earlier presentations to the Congregation and our architects believe this is the best solution given the cost and compatibility considerations.
* Pietro Belluschi was an internationally acclaimed 20th century architect. Besides Cedar Lane, other Belluschi buildings include Joseph Meyerhoff Hall in Baltimore.
FURNISHINGS, FINISHES
How will we heal the damage to the members who see this as mostly a privileged spendthrift of millions of dollars while the world burns and inequities increase?
Yes, we agree, the need for justice and addressing inequities in Montgomery County and the world is ever present. How our building safely accommodates members of our community and how it can be a gathering place for our community and those we serve is our responsibility. Much of the cost in this remodel relates to ADA compliance, maintenance and creating a welcoming space.
Will there be new sanctuary furniture?
New furniture is not included in the construction phase. The hope is that we’ll be able to acquire new cushioned stackable chairs by the time the renovation is completed.
With the new flooring, have we been assured that it won’t show scuffs from shoes?
There are excellent choices available that are quite durable. We are still reviewing final selections.
Will members of the congregation have any input on the new chairs for the sanctuary?
Definitely! When the time comes to choose, we hope to have actual samples to try out.
GROUNDS / LANDSCAPING
Are there any plans to landscape for storm water runoff?
The County has strict regulations for storm water management. We will meet them. No more sandbags at the front curb!
Will any changes be possible to improve the parking lot? The lines are so difficult and crowded, we lose space when people can’t fit in at the needed angles. Can this be done if we don’t spend the full contingency?
After construction is over, the plan is to deal with the parking lot, including some grading to make the handicapped spaces next to the stone wall less tilted. Restriping will happen then, too.
Will we be able to set up outdoor worship with a large tent or something in the courtyard? Or can we meet at Rockville or Silver Spring since so many of us live in those areas? Or even broadcast to the Chalice House?
If the building is inaccessible for a short period, we may hold worship services at River Road UU Congregation for a few weeks. We also will have access to the chapel and the Chalice House. Worship services, no matter where held, will continue to be live broadcast to our growing wider community.
Are there funds in this $5.2 million project to repair/fix/improve the landscapes wherever they are impacted? Impact always is much greater than ever imagined. What protections and constraints are being planned as an ongoing part of this project and after the building construction is done?
Yes. The general contractor is protecting sensitive landscape areas and will repair any damage from their work.
LOWER LEVEL
Are all classrooms in optimal condition? Room 13 (or 14) had leakage, mildew, blistering walls and ceiling.
The exterior membrane that protects these lower level rooms (including Rooms 9, 10, 11, 12, 15, and 16 too) is failing, letting water in. The membrane will be replaced when the walkway is replaced, all part of the renovation.
The other classrooms are not part of the program. They are in good condition.
MISCELLANEOUS
How will Alliance activities be affected? Is there a plan for flowers for worship services?
All activities will be impacted by this year-long disruption. The Alliance and other groups that use the building will need to meet in other spaces. Exactly where that will be is “to be determined” once we get a detailed construction schedule and timeline from the general contractor. The Construction Team’s logistics group is preparing a detailed plan for temporary storage of contents from the main entrance, sanctuary, social hall, core area (hallway, offices, restrooms), and certain lower level spaces. When it is known where worship will take place, there will be flowers.
MONEY
Will the Board approve the contract? Who will sign?
The Board will vote on the contract at its December 20 meeting. When approved it will be signed by the Board President after a thorough review by the Owner’s Representative, Senior Minister and Executive Director
Isn’t inflation now 8%, not 3%?
Yes, the recent re-pricing by the general contractor reflects inflation over the last 2 years. The 3% was suggested by the general contractor and, over the next year, we believe 3% will cover increases. The contract is also guaranteed with a fixed dollar amount.
Has the architect been asked whether raising the roof of the social hall saves the $260,000 over budget? What was his response?
Regarding saving $260,000, this figure has no bearing on the cost of any specific space. We assume you mean the line item that’s funds expected from members who wish to increase their capital pledges.
Ritter Norton Architects have been intimately involved in the design and re-design of the renovation. Typically spaces used for receptions and social events have an open, light feeling. The lounge was originally office space, and ceilings are low. Raising the ceiling height gives the social hall the open, light-filled feel associated with spaces used for receptions and social activities. The new floor-to-ceiling windows and new deck will create a dramatically attractive space. Beyond our own uses, the freshened sanctuary and social hall, outfitted for state-of-art audio visual elements, will be attractive to organizers of special events, weddings, and receptions that can generate revenue for the operating budget.
Has the congregation ever voted to approve the cost overrun? Will the congregation be asked to approve it?
There will not be a cost overrun. The renovation cost will not exceed what we have raised through capital pledges, bequests, and designated gifts. For cash flow purposes, we may need a short term bridge loan or line-of-credit. Should that be the case, the congregation will have the opportunity to vote on it.
How likely are we able to raise $260,000?
The Construction Team and Board are confident with this figure, which is the estimated level of funds needed to complete the renovation. A number of members have already approached Abhi, staff, and Renovation Team members offering to increase their financial commitment.
Conversations with them – and with new members who wish to be part of this major investment in Cedar Lane’s future – will take place in the next weeks and months.
What happens to Chalice House?
Chalice House is not part of the renovation program. It will likely be used as swing space by staff and others during construction. After renovation of the main building, attention should turn to Chalice House.
GENERAL
What would happen while still during Covid 19? What would happen with construction?
We’re now experienced with pivoting quickly in response to sudden change. Witness the remarkable shift to producing high-quality worship services and other activities within a few days after the 2020 shutdown. Much has been learned during the pandemic, which might enable construction to continue.
COMMUNICATIONS
How will we know what parts of the building are open, where various activities – RE, meetings, etc., will be held?
As much as possible, the Construction Team and staff will be planning ahead so that Cedar Lane congregants and other building users can know what to expect.
One of the primary ways the Construction Team will communicate with staff is via a regular email newsletter. It will have building usage updates, construction news, and more. You will also be able to find pictures and videos on our website, and shorter updates will be shared on Facebook and Realm.
