thomas downey, ltd. - peace lutheran church...2017/01/16 · tdl project 16-155 november 30, 2016...

TDL Project 16-155

November 30, 2016

THOMAS DOWNEY, LTD. 301 N. Fairfax St., Suite 108 Alexandria, VA 22314

CONSULTING ENGINEERS Office 703.548.3403 www.TDLengineers.com

Peace Lutheran Church6362 Lincolnia RoadAlexandria, Virginia

Property Condition Assessment - Draft

Peace Lutheran ChurchProperty Condition Assessment - DraftNovember 30, 2016

Table of Contents

Page Item

2 Introduction and general notes 4 Property information 6 Executive summary 7 Auditor's summary 8 Reserve expenses projected for the next five years10 Cash flow projection11 Chart showing projected expenses and assessments12 Lauxman building16 Church exterior18 Church interior21 Mechanical and life safety23 Site improvements24 Component calculation of the reserve assessment26 Table showing all expenses for every component in every year

Introduction

In accordance with our Agreement for Professional Services dated 09/23/16, Thomas Downey, Ltd. was retained by the Peace Lutheran Church Council to prepare a property assessment study. The purpose of this analysis is to provide an engineering assessment in order to develop a repair/replacement cost budget and scope of work to maintain the property. This analysis is not intended to prescribe the Association's annual contribution to reserves or method of funding replacements. The primary focus of the analysis is to project reasonably foreseeable costs for replacements and repairs based on engineering considerations. The scope of services is limited to a review of available documents and visual observations of exposed surfaces. No physical testing was performed and no existing finishes were removed.

Portions of the structures are below grade, concealed by other construction, or inaccessible. In these areas, latent problems may exist that may not be identified.

We performed these services in a manner consistent with the level of skill and care ordinarily exercised by professional engineers practicing in this region under similar conditions. No other representation, warranty or guarantee is given.

Our opinions and recommendations are based on our engineering judgment. We will not be responsible for latent defects that may appear in the future or for differing opinions of others that may arise.

Prepared by Thomas Downey, Ltd., Consulting Engineers

Peace Lutheran ChurchProperty Condition Assessment - DraftNovember 30, 2016Prepared by Thomas Downey, Ltd., Consulting Engineers

Items Not Included in the Investigation

The following items are not be covered by the study: Items that are maintained or replaced by utility companies Renovations that may be required by future changes in building codes or regulations governing the property Renovations due to a change in use of the property or to improve the design of a system Telephone, internet, and television systems Routine maintenance items An environmental assessment or testing for potential hazardous materials issues

General Comments on Engineering Cost Estimates

Engineering cost estimates for repairs and replacements on existing buildings are usually different from the actual construction costs. One reason is the complete details of the proposed work are not known when preliminary budget estimates are made. Also, industry experience is that bid prices for repair and restoration work vary widely, even when contractors are basing their pricing on detailed plans and specifications. It is not unusual for construction prices on a restoration project to vary by 100% from the low to high firm, even with extensive information for bidding. Factors that influence a contractor’s bid for a repair or restoration project include the following:

Anticipated seasonal weather changes. The time of year for the project often influences cost.

The contractor’s current work load. The markup will usually be higher if the contractor is busy.

Labor costs. Labor costs typically account for a higher percentage of the project cost on repair work than on new construction. Labor is considered by the contractors to be the highest risk and therefore it can be highly variable. Labor rates and productivity vary between contractors, therefore, different contractors may submit different bids for the same well-defined tasks.

Project conditions. New construction occurs on a job site controlled by the contractor. Repairing an occupied building is influenced by many factors beyond the contractor’s control. Therefore, the contractor’s perception of the job conditions has a large effect on cost.

For these reasons, and others, engineering cost estimates should be used as guidelines.

General Comments Reserve Funding Calculations

Our methodology conforms to the recommended practices in "Best Practices: Reserve Studies/Management" published by the Community Associations Institute Research Foundation.

Abbreviations

LF - Linear feetSF - Square feetSY - Square yardsEA - EachLS - Lump sumAL - Periodic allowanceUnit - Residential unit

Peace Lutheran Church


Property Information

Year built 1961Reserve study base year 2016 Based on calendar years

Budgeted 2015 deposits for reserves -$ Current reserve fund balance* $24,668

Financial Assumptions

Average annual inflation rate 3.0%Average annual interest on invested reserve funds that is returned to reserves

1.0%

The Church was constructed in several stages, beginning in the 1960s. As originally built, we understand it was two separate buildings - the Church Wing and the Education Wing. It was not until years later that the two were connected. For the purposes of this study, the Church Wing includes the Church (Narthex and Nave), and the adjacent education rooms, the Education Wing includes its classrooms and the kitchen, and the Fellowship Hall connects the two wings. The Education Wing was originally constructed with a flat roof, though a sloped shingled roof has since been constructed on top of it. Evidence of the original roof was visible within the attic space. Heating is supplied to this wing via two gas furnaces located in the basement. The basement can be accessed through an interior door as well as an exterior areaway. Cooling for the Education Wing is supplied via three 5-ton air conditioning units located outside near the areaway. The classrooms in the Church Wing have sloped shingle roofing and the Church has a standing seam metal roof. Heating for the Church Wing is provided by a boiler located in its basement, which is only accessible

Property Condition Assessment - DraftNovember 30, 2016

Property description:The property is located in the Fairfax County portion of Alexandria, Virginia. It was constructed in several phases during the first half of the 1960s. There are two buildings on the property, the Church and an office building.

The office building was converted from a single-family residence. There are two separated levels accessed from separate entrances. An interior staircase originally connecting the two levels remains in place, but flooring has been installed over the top of it. The upper level includes office space, a kitchenette, a bathroom and a center conference area. The lower level includes a large meeting area, several storage closets, and two bathrooms. Each level has two separate exterior entrances. The rear upper-level entrance has a small concrete and brick stoop with several steps; this was the original entrance to the building. The current entrance was the original rear door. It has concrete steps leading to a concrete and brick porch with a flat roof. The main roof is sloped and covered in asphalt shingles. The smaller flat roof is covered in an EPDM membrane. The lower entrances are accessed via areaways and include brick walls and concrete stairs. There are metal hand railings at all entrances and around the porch. The mechanical room is located at the bottom of the front areaway, adjacent to one of the lower-level entrances. Heating and cooling is supplied via a central forced air system. A gas furnace, air handler, and electric water heater are located in the mechanical room. An air conditioner condensing unit is located outside to the right of the main upper-level entrance. The furnace is vented into a brick chimney. There is an attached garage and concrete and asphalt walkways leading to the buildings. There are asphalt driveways at the front and rear. Windows on both levels are vinyl.

Provided by Treasurer

We understand this is roughly the balance of the existing fund for capital expenditures and that there are no regularly scheduled deposits into it, although periodic deposits are made. We also understand there is an additional sum of about $36,000 that could be made available, if necessary. We have not included this additional sum here as it is our understanding there is a desire to leave it untouched for future use.

via an areaway. Air conditioning for the Church Wing is supplied by a 20-ton air conditioning unit located outside the Fellowship Hall. There is a single fire alarm system serving all portions of this building. With the exception of the stained glass windows, all windows are wood casement type and the facade is brick masonry. Exterior doors are aluminum frame, with the exception of the areaway doors, which are metal and wood. There are concrete sidewalks around much of the building. A large renovation occurred around 1991, which included rotating the altar 90 degrees, construction of the sloped roof over the Education Wing, window replacement, and construction and repair of exterior walls. The bell tower has a brick masonry facade and portions of it are leased to communications companies for cellular communication equipment. There are false brick panels mounted on the bell tower to conceal the equipment. We understand maintenance for those items belongs to the companies leasing the space.

$ - $ 24,668

3.0%1.0%

$33,032 in current dollarsAnnual assessment calculated by components

Baseline funding. This is the minimum, or "baseline", level of funding needed to fully fund all projected reserve costs for a given time period. On page 10, we show the projected cash flow for the next 30 years.

The assessments shown in the cash flow table are only one of many possible funding plans that would satisfy the baseline funding projections. The Council should decide on the appropriate level of funding for the Church's goals.

In summary, our study suggests that existing funds are inadequate for future repair and replacement needs. Various building and mechanical components have exceeded their expected life spans and are in need of repair or replacement. Additional funds will be needed to perform those tasks.


Component calculation of reserve assessments. This is calculated by dividing the estimated cost in current dollars by the normal service life for each component, and adding together the results for all components. This is often considered a conservative calculation of reserve assessments, but it does not account for the effects of inflation and will not provide full funding over the long term. A summary of the component calculation of reserves by building system is on page 7.

Interest on invested funds returned to invested reserves

Current reserve fund balance*

Current reserves:

Average annual inflation rate for estimated costs

Executive Summary

Budgeted 2015 deposits for reserves

Financial assumptions:


Range of Estimated Useful Lives (Years)

1 - Lauxman Building (Offices) 7 - 502 - Church Exterior 15 - 403 - Church Interior 3 - 504 - Mechanical and Life Safety 5 - 405 - Site 3 - 30

We recommend that assessments for reserves be increased each year by at least the rate of inflation. The reserve funding and projections should be reviewed annually by the Council. A full reserve study should be performed by an independent consultant at least every five years.

$1,675,924The estimated total of all reserve expenses, including 3%

annual inflation, for the next 30 years is

The following is a summary of the components grouped by building system, estimated costs expressed as a percentage of the total component assessment calculation, and range of estimated service lives. The estimated costs were based upon the estimated cost to repair or replace the components as of the date of this report. These costs are in current dollars and do not take into account the effects of inflation between the date of this report and the date that the components will require repair or replacement.

Components

100.0%

25.9%

Estimated Percentage of Total Assessment for

Reserves

15.4%

12.3%28.6%

Breakdown of component assessments by building system:

Auditor's Summary

17.8%

2016 2017 2018 2019 20201 1 - Lauxman Building (Offices) 1.1 Roofing - Flat 1.2 Roofing - Asphalt Shingles 1.3 Gutters and Downspouts 1.4 Chimney $5,000 1.5 Siding 1.6 Brick Repair $750 1.7 Windows 1.8 Window Screens $500 1.9 Main Entrance Porch

1.10 Rear Entrance Stoop $3,500 1.11 Exterior Painting $2,000 1.12 Areaways $2,500 1.13 Railings and Supports $1,500 1.14 Exterior Doors 1.15 Garage Door 1.16 Gas Furnace $1,000 1.17 Air Handler $1,000 1.18 Condenser $1,000 1.19 Floor Coverings 1.20 Electrical 1.21 Plumbing $1,5001.22 Interior Painting 1.23 Lower-Level Wall Wainscoting 1.24 Interior Doors 1.25 Upstairs Bathroom 1.26 Downstairs Powder Rooms 1.27 Kitchenette 2 - Church Exterior

2.1 Roofing - Metal 2.2 Roofing - Asphalt (Church Wing) 2.3 Roofing - Asphalt (Education Wing &

Fellowship Hall) $26,200

2.4 Gutters and Downspouts (Asphalt Roofs) 2.5 Gutters and Downspouts (Metal Roof) $1,500 2.6 Brick Façade Repairs $50,000 2.7 Windows 2.8 Exterior Doors $0 2.9 Exterior Painting $25,000

2.10 Exterior Lighting 2.11 EIFS $1,8002.12 Areaways $6,000 3 - Church Interior

3.1 Education Wing Flooring 3.2 Kitchen Flooring 3.3 Fellowship Hall Flooring 3.4 Church Wing Flooring 3.5 Nave Flooring 3.6 Narthex Flooring 3.7 Choir Loft Flooring 3.8 Altar Refinishing

Current Year Estimated Costs

Reserve Projects Expected to Occur in the Next Five Years


2016 2017 2018 2019 2020Current Year Estimated Costs

Reserve Projects Expected to Occur in the Next Five Years


3.9 Education Wing Men's Bathroom 3.10 Education Wing Family Bathroom 3.11 Room 3 Bathroom 3.12 Kitchen Bathroom 3.13 Church Wing Men's Bathroom $3,5003.14 Church Wing Women's Bathroom $3,5003.15 Education Wing Painting 3.16 Kitchen Painting 3.17 Church Wing Painting 3.18 Church Painting 3.19 Ceiling Tiles 3.20 Interior Doors $750 3.21 Kitchen Renovation 3.22 Kitchen Appliances 3.23 Interior Lighting 3.24 Church Lighting 4 - Mechanical and Life Safety

4.1 Fire Alarm System Devices 4.2 Fire Alarm Panel and Annunciator 4.3 Education Wing A/C Compressor $4,0004.4 Education Wing A/C Compressor $4,0004.5 Education Wing A/C Compressor $4,000 4.6 Church Wing A/C Compressor 4.7 Education Wing Furnaces $11,0004.8 Church Wing Heating Boiler 4.9 Church Wing Air Handler

4.10 Packaged Air Conditioners $6,0004.11 Baseboard Radiators 4.12 Pumps 4.13 Education Wing Hot Water Heater $1,500 4.14 Church Hot Water Heater $1,500 4.15 Sump Pump $500 4.16 Church Sound System 4.17 Electrical Allowance 4.18 Plumbing Allowance 5 - Site Improvements & Paving

5.1 Asphalt Parking Lot - Phase 1 $20,500 5.2 Asphalt Parking Lot - Phase 2 $20,5005.3 Asphalt Parking Lot - Phase 3 5.4 Asphalt Parking Lot - Phase 4 5.5 Pavement Sealer $6,150 5.6 Concrete Repairs $7,500 5.7 Site Lighting 5.8 Entrance Memorial $1,500

Totals without inflation $0 $47,450 $123,900 $0 $55,800

Totals with inflation $0 $48,874 $131,446 $0 $62,803

Inflation rate 3.0%

Cost Inflation Rate = 3.0%

Interest Rate for Invested Funds = 1.0%

Assessment Annual Increase = 3.0%

Year Property Age

Total Projected Costs With

Inflation

Beginning of Year Reserve Fund

Balance

Annual Assessment,

Increasing at the Indicated Rate

Additional Funds Needed to Cover Projected Deficit

Interest on Invested Reserve

Funds

End of Year Reserve Fund

Balance

Notes

2016 55 -$ $24,668 -$ 24,668$ 2017 56 48,874$ 24,668$ -$ 24,206$ 247$ 247$ Funding deficit

2018 57 131,446$ 247$ -$ 131,199$ 2$ 2$ Funding deficit

2019 58 -$ 2$ -$ -$ 0$ 2$

2020 59 62,803$ 2$ -$ 62,801$ 0$ 0$ Funding deficit

2021 60 7,999$ 0$ -$ 7,999$ 0$ 0$ Funding deficit

2022 61 73,136$ 0$ -$ 73,136$ 0$ 0$ Funding deficit

2023 62 32,469$ 0$ -$ 32,469$ 0$ 0$ Funding deficit

2024 63 35,660$ 0$ -$ 35,660$ 0$ 0$ Funding deficit

2025 64 5,871$ 0$ -$ 5,871$ 0$ -$ Funding deficit

2026 65 121,288$ -$ -$ 121,288$ -$ -$ Funding deficit

2027 66 24,086$ -$ -$ 24,086$ -$ -$ Funding deficit

2028 67 13,545$ -$ -$ 13,545$ -$ -$ Funding deficit

2029 68 2,203$ -$ -$ 2,203$ -$ -$ Funding deficit

2030 69 154,473$ -$ -$ 154,473$ -$ -$ Funding deficit

2031 70 277,147$ -$ -$ 277,147$ -$ -$ Funding deficit

2032 71 2,407$ -$ -$ 2,407$ -$ -$ Funding deficit

2033 72 60,990$ -$ -$ 60,990$ -$ -$ Funding deficit

2034 73 -$ -$ -$ -$ -$ -$

2035 74 13,151$ -$ -$ 13,151$ -$ -$ Funding deficit

2036 75 18,784$ -$ -$ 18,784$ -$ -$ Funding deficit

2037 76 24,184$ -$ -$ 24,184$ -$ -$ Funding deficit

2038 77 48,382$ -$ -$ 48,382$ -$ -$ Funding deficit

2039 78 13,618$ -$ -$ 13,618$ -$ -$ Funding deficit

2040 79 38,623$ -$ -$ 38,623$ -$ -$ Funding deficit

2041 80 59,359$ -$ -$ 59,359$ -$ -$ Funding deficit

2042 81 103,193$ -$ -$ 103,193$ -$ -$ Funding deficit

2043 82 59,753$ -$ -$ 59,753$ -$ -$ Funding deficit

2044 83 -$ -$ -$ -$ -$ -$

2045 84 78,886$ -$ -$ 78,886$ -$ -$ Funding deficit

2046 85 163,597$ -$ -$ 163,597$ -$ -$ Funding deficit

Totals 1,675,924$ -$ 1,651,007$ 249$

These assessments are only one of many possible funding plans that would satisfy the baseline funding projections for the time period shown above.


Projected Baseline Funding Cash Flow for 30-Year Study Period

Property Condition Assessment - DraftNovember 30, 2016Prepared by Thomas Downey, Ltd., Consulting Engineers


Chart of Projected Expenses and Assessments

Inflation 3.0%Interest 1.0%

$-

$50,000

$100,000

$150,000

$200,000

$250,000

$300,00020

16

2019

2022

2025

2028

2031

2034

2037

2040

2043

2046

Annual Assessments

Additional Funding

Projected Expenses Including Inflation

Reserve Fund Balance


Item Photo ComponentEstimated Quantity Unit

Estimated Unit Cost

Estimated Total Cost

Year Last Done

Frequency or Normal

Service LifeNextYear

1.1 1.1 Roofing - Flat 250 SF 15$ 3,750$ 30 20261.2 1.2 Roofing - Asphalt Shingles 1,800 SF 10$ 18,000$ 30 20311.3 1.3 Gutters and Downspouts 1 LS 2,000$ 2,000$ 40 20261.4 1.4 Chimney 1 LS 5,000$ 5,000$ 30 20171.5 1.5-1.7 Siding 770 SF 7$ 5,390$ 30 2031

1.6 1.8 Brick Repair 1 AL 750$ 750$ 7 20171.7 Windows 1 LS 7,000$ 7,000$ 30 20311.8 1.9 Window Screens 1 LS 500$ 500$ 15 20171.9 1.1 Main Entrance Porch 1 AL 1,500$ 1,500$ 30 2026

1.10 1.11 Rear Entrance Stoop 1 AL 3,500$ 3,500$ 50 20181.11 1.13-

1.17Exterior Painting 1 AL 2,000$ 2,000$ 10 2017

1.12 1.18-1.20

Areaways 1 LS 2,500$ 2,500$ 20 2017

1.13 1.21 Railings and Supports 1 AL 1,500$ 1,500$ 12 20171.14 Exterior Doors 5 EA 750$ 3,750$ 35 20311.15 1.22 Garage Door 1 EA 1,250$ 1,250$ 30 20261.16 1.23 Gas Furnace 1 EA 1,000$ 1,000$ 1993 20 20181.17 1.24 Air Handler 1 EA 1,000$ 1,000$ 1993 20 20181.18 1.25 Condenser 1 EA 1,000$ 1,000$ 1993 20 20181.19 Floor Coverings 2,100 SF 4$ 8,400$ 20 20231.20 Electrical 1 AL 6,000$ 6,000$ 35 20301.21 Plumbing 1 AL 1,500$ 1,500$ 15 20201.22 Interior Painting 1 AL 6,000$ 6,000$ 15 20261.23 1.26 Lower-Level Wall Wainscoting 150 LF 6$ 900$ 30 20261.24 Interior Doors 1 AL 500$ 500$ 7 20361.25 Upstairs Bathroom 1 LS 4,500$ 4,500$ 30 20311.26 1.27 Downstairs Powder Rooms 1 LS 3,000$ 3,000$ 20 20231.27 Kitchenette 1 LS 5,000$ 5,000$ 25 2031

Item 1.1

Item 1.2

Item 1.3

1 - Lauxman Building (Offices)

Replace the flat EPDM rubber roofing over the porch at the main entrance.

EPDM roofing is a rubber sheet adhered to the roof deck. On this roof there are round indentations in the EPDM, suggesting that polyisocyanurate board has been installed. Polyisocyanurate board is a type of insulating board that is commonly used in conjunction with EPDM roofing. It is screwed to the roof framing, then the EPDM is adhered to it.

This EPDM roof membrane is free from tears and punctures, and its perimeter edges are firmly bonded. However, blisters scattered around the main field indicate that portions are not well bonded. This is not an immediate concern, but may reduce the overall service life of the membrane. This cost includes in-kind replacement of the membrane, polyisocyanurate, and associated flashings.

Replace the asphalt shingled roofs and associated flashings.

The main sloped roof is covered in asphalt shingles. The current roofing material is a three-tab asphalt shingle. There is a plastic ridge vent for attic ventilation and an ice-barrier sheet is installed at the eaves. The shingles, metal flashings, and ridge vent were generally intact and undamaged. It is assumed all products will be replaced in-kind. The cost includes an allowance for roof deck and trim repairs

Comments:

Replace the aluminum gutters and downspouts.

The gutters are presently installed with gutter spikes, which are large nails driven into the fascia. Some of these spikes have pulled out, which has the effect of loosening the gutter. This commonly happens in conjunction with heavy snow and ice. The spikes should be hammered back in place or replaced with concealed hangers if the wood is no longer capable of holding the spikes tightly in place. Concealed hangers clip to the inside of gutters and are screwed in the fascia, preferably into roof rafters. This can be done in the short term as a maintenance item as the gutters and downspouts have some service life remaining. Sealant at gutter corners, end caps, and downspout penetrations is cracking. If these sealant joints deteriorate enough, they may begin to leak. They can be re-sealed as a matter of maintenance to extend the service life.



Item 1.4

Item 1.5

Item 1.6

Item 1.7

Item 1.8

Item 1.9

Item 1.10

Item 1.11 Exterior painting

There are relatively few painted exterior areas. Those that are include upper and lower entry doors, the garage door, metal railings and supports, and front porch wood posts. Paint on many of these items is wearing thin and should be recoated. Specific items of note include an unpainted porch wood post, porch metal railing post bases, porch wood post bases, the garage door, and roof overhang metal supports. Rust stains are visible on the metal components and water stains and damage are present on the garage door. Repainting these items will help to extend their service lives. It would also be advisable to caulk around the porch metal railing bases.

Rebuild the rear entrance stoop.

The rear entrance stoop consists of cast-in-place concrete stairs and landing, and a brick wall below the landing. The concrete is heavily deteriorated and needs to be replaced. Given the extent of deterioration, we do not recommend repairs as they would only be temporary in nature. This cost assumes the stairs will be rebuilt in-kind. However, it may be possible to rebuild them out of wood in a more cost-effective manner.

Replace the vinyl siding.

Roughly half of the exterior walls are covering in vinyl siding. The siding was generally intact and undamaged. We noted one exception on the side of the garage where there is a hole in the siding as well as in the wood wall sheathing. The damage appears to be the result of animals. This cost includes an allowance to make small repairs to the exterior wall sheathing when the siding is replaced. It is assumed the siding will be replaced in-kind.

The noted damage may also be repaired as a maintenance item in the near future to prevent animals from easily entering the garage. Repairing it would entail replacement of one or two pieces of siding and repairs to the sheathing, costing roughly $500.

Repair the brick chimney.

The brick masonry chimney is in poor condition. Many mortar joints are cracked, eroded, or missing. All of the mortar joints on the chimney need to be replaced and some sections will need to be rebuilt. This work should be performed in the near future. If that is not possible, temporary shoring should be installed around the chimney to strengthen it until it can be repaired more permanently.

Repair deteriorated brick and mortar.

Roughly half of the exterior walls are brick masonry, as are portions of the front porch. Over time, mortar joints can deteriorate, requiring eventual repairs in a process known as pointing. Generally, the bricks and mortar are intact and undamaged, with several exceptions, most notably at the front porch where some mortar joints are cracked. This is an allowance to repoint deteriorated areas. Lower entrance areaway walls are part of the Areaways line item and are not included here.

Replace the windows.

The existing windows are not original and are of a "pocket" type replacement, meaning the original window frames were left in place when these windows were installed. Once installed, the original frames were then concealed with trim pieces. Upper floor windows are typically double hung, with the exception of a large fixed panel in one of the offices. Lower-level windows are horizontal sliders. All windows are vinyl. The windows are intact and undamaged. This replacement cost assumes all windows will be replaced in-kind.

Replace the window screens.

The window screens are fiberglass. They are brittle and deteriorated, and many are no longer effective. This is an allowance to replace the screens. It may be possible to reuse the existing frames and just replace the screen material. We have scheduled this for the near future, but it can be postponed if the windows are not frequently opened.

Main entrance porch repairs

The main entrance porch consists of a cast-in-place concrete slab over brick walls and is covered by a wood-framed roof. The concrete and exposed wood framing are intact and undamaged and there is no immediate need for work. Most wood posts have been set on metal brackets. This method of installation helps to prevent rot. There is an exception of at least one post, which has been set between several concrete elements. This is not necessarily a problem, but this post may deteriorate before others. Generally speaking, as the building components continue to age we would expect repairs to the concrete and wood posts to be necessary. This is an allowance to perform those repairs. The metal guardrails and brick walls are not included in this cost. Those have been included in Metal Railings and Supports and Brick Repair, respectively.



Item 1.12

Item 1.13

Item 1.14

Item 1.15

Item 1.16

Item 1.17

Item 1.18

Item 1.19

Replace the garage door.

The garage door construction is a finger jointed wood frame with fiberboard inset panels. It is hand operated and slides on a typical metal door track. The door operates smoothly, but the paint is wearing thin. Edges of some of the fiberboard panels show signs of water damage. The door should be painted as a matter of maintenance in the near future to protect it from further water damage and maximize its life cycle. The replacement cost assumes the door will be replaced in-kind and does not include painting. Painting is included in the Exterior Painting line item.

Replace the gas furnace.

Heat is provided via a gas furnace located in the utility room under the front porch and vented through the brick chimney. Factory stickers on the HVAC equipment indicate it was manufactured in 1993. The statistical life span for this type of equipment is 20 years, which has already been exceeded. As the equipment is currently functioning, we have extended replacement for several years. However, if reliability becomes an issue, maintenance costs may rise and/or replacement may be required sooner.

Replace the air handler.

The air handler pushes heated and cooled air through ducts and into occupied spaces. It is located in the utility room on top of the furnace. Factory stickers on the HVAC equipment indicate it was manufactured in 1993. The statistical life span for this type of equipment is 20 years, which has already been exceeded. As the equipment is currently functioning, we have extended replacement for several years. However, if reliability becomes an issue, maintenance costs may rise and/or replacement may be required sooner.

Replace the air conditioner condenser.

The air conditioner condenser supplied chilled coolant to the air handler and is located outside next to the front porch. Factory stickers on the HVAC equipment indicate it was manufactured in 1993. The statistical life span for this type of equipment is 20 years, which has already been exceeded. As the equipment is currently functioning, we have extended replacement for several years. However, if reliability becomes an issue, maintenance costs may rise and/or replacement may be required sooner.

Refurbish the areaways.

The two lower entrances are accessed via sunken areaways. While both areaways have deterioration, the front one is in the worst condition of the two. Concrete parging on the foundation wall is delaminated in some areas and missing from others and sealant joints are deteriorated or missing from door frames. Plants growing from cracks in the side areaway can lead to concrete and masonry deterioration and should be removed. This is an allowance to address those items, repoint deteriorated mortar, and patch deteriorated concrete. Also of note is that the joint between the concrete walk leading to the front porch and the areaway wall is open, allowing for water infiltration (see photo 20). Installing a sealant joint at this location would reduce the amount of water allowed to enter and may help to slow deterioration of the wall.

Replace the floor coverings in the upper and lower levels.

With several exceptions, the upper and lower-level floor coverings are carpet. The carpet on the upper level is generally intact. The carpet on the lower level has some stains, but is otherwise intact. The upper-level entrance hall flooring is vinyl tile and is included in this cost. The upper-level bathroom, kitchenette, and lower-level powder room floor coverings are included in their respective line items and are not included here. This cost assumes floor coverings will be replaced with similar products.

Repair handrailings and supports.

There are metal handrailings located at upper and lower entrances and around the perimeter of the front porch. There are metal supports under the roof overhang at the rear of the building. There is a wood handrailing at the side areaway. These items are generally intact and undamaged, with several exceptions. The railing to the right of the concrete walk leading to the front porch is not firm and leans when pushed (photo 20), there is a broken weld between a post and top railing on the front porch railing (photo 21), and surface rust is visible at post bases and on scrollwork on the metal roof supports. The weak railing should be replaced and the broken railing should be rewelded. This is a periodic allowance to perform these types of repairs. The surface rust concerns can be addressed with painting and caulking. Painting costs are covered in the Exterior Painting line item, as is caulking of post bases, and are not included here.

Replace the exterior entry doors.

There are five exterior entry doors, all of which are in serviceable condition. The four entry doors are steel and the utility room door is wood. In reality, all doors may not require replacement at the same time and this cost may be distributed over several years. However, this cannot be predicted and for budgeting purposes we have assumed that all doors will be replaced at once. Routine painting and caulking of doors is included in Exterior Painting.



Item 1.20

Item 1.21

Item 1.22

Item 1.23

Item 1.24

Item 1.25

Item 1.26

Item 1.27 Renovate the kitchenette.

The kitchenette on the upper level includes cabinetry, a refrigerator and a sink . Flooring is vinyl tile. All items were intact and serviceable. This is a general allowance to renovate this space.

Renovate the lower-level powder rooms.

There are two powder rooms in the lower level, each with a sink and toilet. There are cabinets and a sink located just outside the powder rooms. All of the fixtures are serviceable, however the paint on the exterior wall in the leftmost powder room is peeling. This is not unexpected for a painted foundation wall. This wall can be repainted as a matter of maintenance. Use of a foundation wall waterproofing paint should be considered for this application.

This cost is a general allowance to renovate both powder rooms and replace the cabinets and sink.

Repaint the interior.

The paint on the walls, ceiling and trim is generally intact with several exceptions, generally in the lower level. These areas can be patched and the paint touched up in the short term. Replace the lower level wainscoting.

The wainscoting installed on the lower-level walls is generally intact and undamaged. This cost is to replace the wainscoting in-kind.

Interior door allowance

The interior doors are generally intact and operable. There is one closet door in the lower level that is damaged near the knob. All interior doors are unlikely to require replacement simultaneously. This is an allowance to replace interior doors and associated hardware as they fail.Renovate the upper level bathroom.

The upper-level bathroom includes a shower with a sliding partition, toilet, vanity sink, and associated plumbing fixtures. Flooring is vinyl tile. It is in serviceable condition and its finishes are intact and undamaged.

This cost is a general allowance to renovate the bathroom.

Excluded Items:Complete replacement of the exterior wall system is not included. Complete repointing of the masonry walls is not included. Complete replacement of roof framing is not included.

Electrical system repair allowance

The electrical system includes a main breaker panel, interior and exterior lights, switches, outlets, and associated wiring. This is an allowance to replace these items as they deteriorate, become unreliable, or obsolete. It is assumed that the existing wiring can be reused.

Plumbing repair allowance

The plumbing system includes copper piping, valves, and an electric hot water heater. This is a periodic allowance to replace the hot water heater, replace failed valves, and make other repairs as needed. Plumbing fixtures in the kitchenette and bathrooms are not included here; they are included in their respective line items.

Notes:"Last Year Done" is left blank when exact dates were not available. In these cases, the "Next Year" column is based on observed conditions


2 - Church Exterior


Estimated Unit Cost


Year Last Done

Frequency or Normal


2.1 2.1-2.3

Roofing - Metal 5,000 SF 10$ 50,000$ 1991 40 2031

2.2 2.4 Roofing - Asphalt (Church Wing) 2,300 SF 5$ 11,500$ 2013 25 20382.3 2.5-

2.10Roofing - Asphalt (Education Wing & Fellowship Hall)

5,240 SF 5$ 26,200$ 2001 25 2017

2.4 2.11-2.12

Gutters and Downspouts (Asphalt Roofs)

1 LS 5,000$ 5,000$ 40 2030

2.5 2.13 Gutters and Downspouts (Metal Roof)

1 LS 1,500$ 1,500$ 40 2017

2.6 2.14-2.19

Brick Façade Repairs 1 LS 50,000$ 50,000$ 30 2018

2.7 2.20 Windows 1 LS 73,000$ 73,000$ 1991 30 20312.8 Exterior Doors 1 LS 10,500$ 10,500$ 30 20312.9 Exterior Painting 1 AL 25,000$ 25,000$ 15 2018

2.10 Exterior Lighting 1 AL 1,250$ 1,250$ 20 20222.11 2.21-

2.23EIFS 120 SF 15$ 1,800$ 30 2020

2.12 2.24-2.26

Areaways 2 AL 3,000$ 6,000$ 20 2018

Item 2.1

Item 2.2

Item 2.3

Item 2.4

Item 2.5

Comments:

Replace the metal roofs and associated flashings on the Church Wing.

The current roofing material over the Church is a standing seam sheet metal roof system. The roof is generally intact and undamaged with several exceptions. There are scratches at several locations where surface rust has developed, and many seam tails near the gutter line have come uncrimped, presumably from snow and ice sliding off of the roof. There is a bent seam, though it appears cosmetic in nature and no consequential damage was apparent. The rake and eave wood trim boards are weathered and may require repairs before the roof needs to be replaced. Costs for trim repairs are included in the Exterior Painting line item. As maintenance items (not included in this cost), scratches can be addressed with touchup paint to limit corrosion damage, the end tails can be re-bent, and snow guards can added to help prevent the tails from bending again. This includes an allowance for roof deck and trim repairs. It is assumed replacement will be in-kind.

Replace the shingle roofing and associated flashings on the Church Wing (Fellowship Hall is not included).

The Church Wing roof is covered in architectural shingles with soffit and ridge vents. There are sheet metal flashings at three chimneys and where the peak intersects the brick wall. There are also several vent pipe boots. All of the flashings and boots were intact and undamaged, as were wood trim boards. Ice and water barrier sheeting is installed on the eaves. This cost includes replacement of the roof with similar materials and an allowance for roof deck and trim repairs.Replace the shingle roofing and associated flashings on the Education Wing and Fellowship Hall.

The Education Wing and Fellowship Hall roofs are covered in architectural shingles with soffit and ridge vents. There are sheet metal flashings at valleys and vertical transitions, slant back roof vents, and several vent pipe boots. Sealant joints at the sheet metal flashings are deteriorated to the point of allowing water penetration. The pipe boots are also deteriorated and are no longer watertight. Numerous shingles had nail pops, some of which penetrated the granulated surface of the shingle. Wood trim was deteriorated at various locations. This roof will require replacement in the near future. If that is not immediately feasible, the pipe boots, sealants, and nail pops should be temporarily repaired as soon as possible to limit water damage. Ice and water barrier was not present on this roof, but should be installed when the roof is replaced. This cost includes replacement shingles of similar style, installation of ice and water barrier, and an allowance for roof deck and trim repairs.

Replace the gutters and downspouts at the asphalt roofs.

With several exceptions, these gutters are built into the roof eaves. The gutters and downspouts were generally intact and undamaged.

Replace the gutter and downspouts at the metal roof.

This gutter is damaged from snow and ice. It was installed with concealed gutter hangers, many of which are no longer engaged. The gutter is also bent in many locations. This gutter should be replaced. At a minimum, it should be secured until it can be replaced.


2 - Church Exterior

Item 2.6

Item 2.7

Item 2.8

Item 2.9

Item 2.10

Item 2.11

Item 2.12

Replace the Exterior Insulation and Finish System (EIFS) panels.

The EIFS panels are the stucco-like panels over the main Church entrance and on the back side adjacent to the bell tower. The panel at the front entrance has developed a crack. While it may be possible to repair the crack, it may be more cost effective in the long term to replace the panels, as older EIFS systems often have a shorter life span than current equivalents.

Refurbish the areaways.

The two mechanical rooms are accessed via sunken areaways. Both areaways have deterioration, with concerns including deteriorated and missing mortar, deteriorated and delaminated parging, and deteriorated doors. Repairs and replacement of these items are included in this cost.

Excluded Items:Complete replacement of the exterior wall system is not included. Complete repointing of the masonry walls is not included.

Repair the brick walls.

Exterior walls are brick masonry. There are cracked and eroded mortar joints at scattered locations, though most can be found on the Church walls. The brick chimney above the Church Wing is notably deteriorated and there are bricks missing from the back eave of the Church, just below the roof line. The brick window sills at the stained glass windows are in poor condition. Their mortar joints are heavily eroded and sealant joints are no longer effective. These conditions have resulted in interior wall damage due to water leaks. A comprehensive repair program should be performed on all brick walls within the next several years. However, the window sill should be addressed as soon as possible to limit further damage. We also noted cracked mortar above the wall air conditioners in the Church Wing rooms. Typically steel lintels support bricks at wall openings, through none were readily visible here. We recommend investigating this when exterior repairs are performed and installing lintels if none are present. This cost includes repointing of deteriorated mortar joints and selective brick replacement.

Replace the windows.

With the exception of the stained glass windows, the windows are wood casement. The stained glass windows have clear panels installed on their exteriors. The casement windows were generally intact and operable, with several exceptions. We noted two windows in the nursery that did not operate smoothly nor close properly. Additionally, exterior paint and sealants showed deterioration, including the sealant joints on the clear panels over the stained glass windows. The window operation issues can likely be addressed as a maintenance item and the paint and sealant concerns are addressed in the Exterior Painting line item. This cost includes replacement of the casement windows and the clear panels. Replacement of the stained glass windows is not included.

Replace the exterior doors.

The exterior entry doors are aluminum with glass panels. All doors were intact and operable. The two mechanical room doors are included in the Areaway line items and are not included here.

Paint and caulk exterior trim and windows.

Exterior paint and sealant joints on trim and windows are aging and components should be repainted and recaulked in the near future, as paint and sealant protect building components from water damage. This cost includes preparing and painting of the wood windows, panels, and trim, as well as an allowance for trim repairs.Replace the exterior door lights and security lights.

The exterior lights are intact and operable. This cost includes replacement of the wall-mounted exterior light fixtures. Replacement of bulbs is considered a maintenance task and is not included here.



Estimated Unit Cost


Year Last Done

Frequency or Normal


3.1 Education Wing Flooring 1,600 SF 5.00$ 8,000$ 20 20303.2 Kitchen Flooring 600 SF 4.00$ 2,400$ 20 20303.3 Fellowship Hall Flooring 1,540 SF 5.00$ 7,700$ 15 20303.4 Church Wing Flooring 1,500 SF 5.00$ 7,500$ 20 20303.5 Nave Flooring 2,850 SF 5.00$ 14,250$ 15 20303.6 Narthex Flooring 775 SF 5.00$ 3,875$ 15 20303.7 Choir Loft Flooring 660 SF 15.00$ 9,900$ 40 20463.8 Altar Refinishing 1 LS 7,500$ 7,500$ 40 20463.9 Education Wing Men's Bathroom 1 AL 3,000$ 3,000$ 30 2025

3.10 Education Wing Family Bathroom 1 AL 1,500$ 1,500$ 30 20363.11 Room 3 Bathroom 1 AL 1,500$ 1,500$ 30 20253.12 Kitchen Bathroom 1 AL 1,500$ 1,500$ 30 20363.13 Church Wing Men's Bathroom 1 AL 3,500$ 3,500$ 30 20203.14 Church Wing Women's Bathroom 1 AL 3,500$ 3,500$ 30 20203.15 Education Wing Painting 1 AL 8,250$ 8,250$ 15 20263.16 Kitchen Painting 1 AL 1,350$ 1,350$ 15 20263.17 Church Wing Painting 1 AL 11,250$ 11,250$ 15 20263.18 3.1 Church Painting 1 AL 24,000$ 24,000$ 20 20263.19 3.2 Ceiling Tiles 2,000 SF 7.00$ 14,000$ 50 20263.20 Interior Doors 1 AL 750$ 750$ 3 20183.21 Kitchen Renovation 1 AL 22,000$ 22,000$ 30 20303.22 Kitchen Appliances 1 AL 6,000$ 6,000$ 20 20263.23 Interior Lighting 1 AL 10,000$ 10,000$ 35 20263.24 Church Lighting 1 AL 20,000$ 20,000$ 35 2046

Item 3.1

Item 3.2

Item 3.3

Item 3.4

Item 3.5

Item 3.6

Item 3.7

3 - Church Interior

Comments:

Replace the floor coverings in the Education Wing.

Floor coverings in the Education Wing are in serviceable condition. This includes carpeting in rooms and the hallway, and the vinyl tile in the large storage closet. Bathroom floorings are not included in this cost, they are included in Bathroom line items. This cost assumes floor coverings will be replaced with similar products. Replace the floor coverings in the kitchen.

The kitchen floor covering is vinyl and is in serviceable condition. Bathroom flooring is not included in this cost, it is included in the Kitchen Bathroom line item. This cost assumes floor coverings will be replaced with similar products.

Replace the floor coverings in the Fellowship Hall.

Floor coverings in the Fellowship Hall are carpet and are in serviceable condition. This cost assumes floor coverings will be replaced with similar products. Replace the floor coverings in the Church Wing.

Floor coverings in the Church Wing are in serviceable condition. This includes carpeting in rooms and the hallway, but bathroom floorings are not included in this cost, they are included in Bathroom line items. This cost assumes floor coverings will be replaced with similar products.

Replace the floor coverings in Nave.

Floor coverings in the Nave are carpet and are in serviceable condition. This cost assumes floor coverings will be replaced with similar products. Replace the floor coverings in Narthex.

Floor coverings in the Narthex are carpet and are in serviceable condition. This cost includes the carpeting on the stairs leading to the choir loft and assumes floor coverings will be replaced with similar products.

Replace or refinish the Choir Loft flooring.

The Choir Loft flooring is pre-finished wood. However, we were not able to determine its exact type and thickness. Depending on the type of flooring that was installed, it may be possible to refinish the flooring rather than replace it. That said, this cost assumes the flooring will require replacement rather than refinishing.


3 - Church Interior

Item 3.8

Item 3.9

Item 3.10

Item 3.11

Item 3.12

Item 3.13

Item 3.14

Item 3.15

Item 3.16

Item 3.17

Refinish the Altar platform and millwork.

Over time, the protective clear finishes will wear and may require reapplication. This is an allowance to refinish the wood flooring and wood railing at the Altar.

Refurbish the men's bathroom in the Education Wing.

This bathroom includes one sink, one urinal, one toilet, a mirror, and a stall divider. The floor and portions of the walls are finished with ceramic tile. All of the fixtures were intact and in serviceable condition, as were all tiled surfaces and the divider. Given the condition of the tile and the relatively low use as compared with typical commercial facilities, we have not included tile replacement in this cost. This cost includes replacement of all fixtures and dividers. Minor tile repairs have been also factored into the cost.

Refurbish the family bathroom in the Education Wing.

This bathroom includes one sink, one toilet, and a mirror. The floor and portions of the walls are finished with ceramic tile. All of the fixtures were intact and in serviceable condition, as were all tiled surfaces. Given the condition of the tile and the relatively low use as compared with typical commercial facilities, we have not included tile replacement in this cost. This cost includes replacement of all fixtures. Minor tile repairs have been also factored into the cost.

Refurbish the bathroom in Room 3 in the Education Wing.

This bathroom includes one sink, one toilet, and a mirror. The floor and portions of the walls are finished with ceramic tile. All of the fixtures were intact and in serviceable condition, as were all tiled surfaces. Given the condition of the tile and the relatively low use as compared with typical commercial facilities, we have not included tile replacement in this cost. This cost includes replacement of all fixtures. Minor tile repairs have been also factored into the cost.

Refurbish the bathroom in the kitchen.

This bathroom includes one sink, one vanity sink, and a mirror and the flooring is vinyl. All fixtures and the flooring were intact and serviceable. This cost includes replacement of all fixtures and flooring.

Refurbish the men's bathroom in the Church Wing.

This bathroom includes one vanity sink, two urinals, one toilet, a mirror, and a stall divider. The floor and portions of the walls are finished with ceramic tile. All of the fixtures were intact and in serviceable condition, although the sink vanity cabinet was showing wear and several tiles were missing from the wall. Given the condition of the tile and the relatively low use as compared with typical commercial facilities, we have not included tile replacement in this cost. This cost includes replacement of all fixtures and dividers. Minor tile repairs have been also factored into the cost.

Refurbish the women's bathroom in the Church Wing.

This bathroom includes two vanity sinks with a laminate countertop, two toilets, two mirrors, and stall dividers. The floor is finished with ceramic tile. All of the fixtures were intact and in serviceable condition, although the sink vanity cabinet and dividers were showing wear. Given the condition of the tile and the relatively low use as compared with typical commercial facilities, we have not included tile replacement in this cost. This cost includes replacement of all fixtures and dividers. Minor tile repairs have been also factored into the cost.

Paint the Education Wing.

The wall and ceiling paint in the Education Wing is generally intact and undamaged. Included in this cost are all rooms, bathrooms, closets and the hall contained within the Education Wing. This cost includes prep work and minor wall repairs as well as painting.

Paint the kitchen.

The wall and ceiling paint in the kitchen is generally intact and undamaged. The bathroom and closet are included in this cost. This cost includes prep work and minor wall repairs as well as painting.

Paint the Church Wing.

The wall and ceiling paint in the Church Wing is generally intact and undamaged. Included in this cost are all rooms, bathrooms, closets and the hall contained within the wing. This cost includes prep work and minor wall repairs as well as painting.


3 - Church Interior

Item 3.18

Item 3.19

Item 3.20

Item 3.21

Item 3.22

Item 3.23

Item 3.24

Excluded Items:Full replacement of masonry and concrete site walls is not included. Full replacement of landscaping is not included.

Renovate the kitchen.

This allowance includes cabinets, countertops, sink, and backsplashes. Appliances, flooring, and ceiling tiles are included in separate line items. The items included here are intact and undamaged.

Replace the kitchen appliances.

Included in this cost are two dishwashers, two wall ovens, one cooktop, and two refrigerators. Microwave ovens are not included.Replace the interior light fixtures.

The interior lighting is generally intact and functional.

Replace the lighting in the Nave.

These light fixtures and bulbs were replaced around 2011. We understand the fixtures were custom made and the bulbs are LED.

Paint the Church.

The wall and ceiling paint in the Church is generally intact and undamaged, through we did note several cracks in the walls located near the stained glass windows. It is common for cracks to develop around windows; we did not find them concerning. There is also water damage at one of the stained glass windows. This should be repaired from the exterior prior to repairing the interior finishes. They can be patched when the walls are painted next. Included in this cost are the Nave, Narthex and Choir Loft. This cost includes prep work and minor wall repairs as well as painting. The cost to paint the Nave will be relatively higher than the rest of the building due to the heights of the walls.

Replace the suspended ceilings.

The ceilings in the kitchen and Fellowship Hall are suspended grids with tiles. The grids and tiles are generally intact. We noted some staining on a section of the ceiling in the kitchen bathroom, but otherwise found no concerns. We suggest investigating the stained area to check for roof leaks. This cost includes replacement of the existing ceiling grids and tiles.

Interior door allowance.

The interior doors are generally intact and operable. All interior doors are unlikely to require replacement simultaneously. This is an allowance to replace interior doors and associated hardware as they fail.



Estimated Unit Cost


Year Last Done

Frequency or Normal


4.1 4.1-4.2

Fire Alarm System Devices 1 AL 6,000$ 6,000$ 25 2028

4.2 4.3-4.4

Fire Alarm Panel and Annunciator 1 AL 3,500$ 3,500$ 25 2028

4.3 Education Wing A/C Compressor 1 EA 4,000.00$ 4,000$ 1991 20 20204.4 Education Wing A/C Compressor 1 EA 4,000.00$ 4,000$ 1991 20 20204.5 Education Wing A/C Compressor 1 EA 4,000.00$ 4,000$ 20 20184.6 4.6 Church Wing A/C Compressor 1 EA 12,500$ 12,500$ 1991 20 20224.7 4.7 Education Wing Furnaces 2 EA 5,500$ 11,000$ 20 20204.8 4.8 Church Wing Heating Boiler 1 EA 15,000$ 15,000$ 30 20224.9 Church Wing Air Handler 1 EA 10,000$ 10,000$ 30 2022

4.10 4.9 Packaged Air Conditioners 4 EA 1,500$ 6,000$ 15 20204.11 Baseboard Radiators 2 EA 500$ 1,000$ 40 20224.12 4.10-

4.11Pumps 1 AL 1,000$ 1,000$ 5 2022

4.13 Education Wing Hot Water Heater 1 EA 1,500$ 1,500$ 1991 15 20184.14 Church Hot Water Heater 1 EA 1,500$ 1,500$ 1991 15 20184.15 Sump Pump 1 EA 500$ 500$ 15 20184.16 Church Sound System 1 AL 12,500$ 12,500$ 25 20304.17 Electrical Allowance 1 AL 10,000$ 10,000$ 20 20234.18 Plumbing Allowance 1 AL 5,000$ 5,000$ 20 2023

Item 4.1

Item 4.2

Items 4.3 - 4.5

Item 4.6

Item 4.7

Item 4.8

Item 4.9

4 - Mechanical and Life Safety

Comments:

Replace the fire alarm devices and appliances.

This includes replacement of the strobe horns, pull stations, heat sensors, emergency lighting, and exit signs and assumes existing wiring can be reused. All of these initiating devices and notification appliances have been replaced, with the exception of the pull station in the Education Wing furnace room. It would be advisable to evaluate and/or replace that pull station as it may date from original construction.

Replace the air conditioner compressor.

This is one of three 5-ton compressors serving the Education Wing. Two of these units were replaced circa 1991 and 1993. We were unable to date the third unit, but are certain it is older than the other two. All of these units are past their typical life expectancies. We have budgeted for their replacements, but with maintenance their services lives may be extended. Replace the air conditioner compressor.

This is the 20-ton compressor unit serving the Church Wing. It was replaced circa 1991. It has surpassed its typical service life and we have budgeted for its replacement. However, with maintenance its service life may be extended further.Replace the Education Wing furnaces.

There are two heating furnaces in the Education Wing boiler room, both of which date from original construction. These units have exceeded their life expectancies and we have budgeted for their replacement. Given their apparent ages, repairs can be difficult as replacement parts may be hard to locate. Replace the Church Wing heating boiler.

The Church Wing is heated by its original boiler, which has exceeded its typical life expectancy. Given its age and that replacement parts may be difficult to locate, we have budgeted for its replacement. However, its service life may continue to be extended with maintenance.

Replace the Church Wing air handler.

This air handler dates from original construction and has exceeded its typical life expectancy. Given its age and that replacement parts may be difficult to locate, we have budgeted for its replacement. However, its service life may continue to be extended with maintenance.

4.5

Replace the fire alarm control panel and annunciator.

The control panel is located in the Church Wing boiler room and the annunciator is located in the Narthex. Both items have been replaced. This cost assumes the existing wiring can be reused.



Item 4.10

Item 4.11

Item 4.12

Item 4.13

Item 4.14

Item 4.15

Item 4.16

Item 4.17

Item 4.18

Excluded Items:Replacement of all plumbing pipes and electrical wiring is not included.

Replace the baseboard radiators.

Baseboard radiators provide heat to the men's and women's bathrooms in the Church Wing. These radiators are linked to the Church Wing boiler. We have scheduled their replacement to coincide with the boiler replacement.Replace or rebuild the pumps.

There are several pumps related to the heating and cooling system in the Church Wing boiler room. This is an allowance to periodically replace or rebuild pumps.

Replace the Education Wing domestic hot water heater.

This domestic hot water heater is gas fired and has exceeded its life expectancy. This cost is for its replacement.

Replace the Church Wing domestic hot water heater.

This domestic hot water heater is gas fired and has exceeded its life expectancy. This cost is for its replacement.

Refurbish the sound system.

Eventually, components of the sound system will begin to fail and require replacement. This is an allowance to refurbish the sound system. Components may include but are not limited to amplifiers, speakers, and mixing boards.

Electrical allowance

The electrical system includes numerous distribution panels and switches. Some of these items have been replaced while others likely date from original construction. As these items age, replacement parts will become difficult to locate. This is a general allowance to replace these items. Plumbing allowance

The plumbing system consists of copper pipes with various valves and a water fountain. This is a general allowance to replace valves and make repairs to the plumbing system. Bathroom fixtures are included in their respective renovation line items and are not included here. The wet sprinkler heads and associated pipes in both boiler rooms, the kitchen closet and the Education Wing storage closet are also included in this cost.

Replace the packaged air conditioners.

These are the through-wall air conditioners serving the four education rooms on the Church Wing.

Replace the sump pump in the Church Wing boiler room.



Estimated Unit Cost


Year Last Done

Frequency or Normal


5.1 Asphalt Parking Lot - Phase 1 1,025 SY 20$ 20,500$ 30 20185.2 Asphalt Parking Lot - Phase 2 1,025 SY 20$ 20,500$ 30 20205.3 Asphalt Parking Lot - Phase 3 1,025 SY 20$ 20,500$ 30 20225.4 Asphalt Parking Lot - Phase 4 1,025 SY 20$ 20,500$ 30 20245.5 Pavement Sealer 4,100 SY 1.50$ 6,150$ 3 20185.6 5.3-

5.5Concrete Repairs 1 AL 7,500$ 7,500$ 10 2017

5.7 5.6 Site Lighting 8 EA 750$ 6,000$ 25 20305.8 5.7-

5.8Entrance Memorial 1 AL 1,500$ 1,500$ 15 2018

Items 5.1-5.4

Item 5.5

Item 5.6

Item 5.7

Item 5.8

Replacement of all parking lot and sidewalk subgrade is not included. Replacement of the entrance memorial is not included.

Comments:

Excluded Items:

5 - Site Improvements & Paving

Repave the asphalt parking lot.

Overall, the asphalt paving is deteriorated. Cracking is common throughout and there is disintegration at scattered locations. The surface and larger cracks have been treated with asphalt sealer. This practice can help to extend the life of the asphalt, but cannot prevent the necessity of eventual repaving. Portions of the lot that have disintegrated should be patched when the seal coat is next applied. We have divided the paving into four phases to spread the cost over a period of time. The costs include milling off 2" of surface asphalt, repairing areas with damaged base course or subgrade, installing 2" of new hot mix surface asphalt, and re-striping the paving. These costs also include the driveway to the Lauxman Building as well as the asphalt walkway.

Apply an asphalt sealer.

This is a periodic allowance seal cracks, apply a surface sealer and re-stripe the asphalt paving. We have included an allowance for minor repairs and small patches as well.Repair deteriorated site concrete.

Site concrete includes sidewalks and curbs and gutters. Not all concrete is expected to require replacement at the same time. We observed cracked concrete at scattered locations as well as several trip hazards near the main Church entrance. Trip hazards are defined by the American with Disabilities Act (ADA) to be any vertical change in height of over 1/4". This is a periodic allowance to repair deteriorated areas and address trip hazards.

Replace the pole-mounted site lighting.

There are eight pole-mounted lights at various locations on the property. They are generally intact and undamaged. This is an allowance for their eventual replacement and includes replacement of the poles and fixtures. It is assumed they will be replaced in-kind and existing wiring will be reused.

Refurbish the entrance memorial.

Scattered mortar and sealant joints have deteriorated and at least one stone is displaced at the entrance memorial. This is a periodic allowance to repoint damaged mortar joints, replace bad sealant joints, and reset loose stones.

5.1-5.2

Item ComponentEstimated Quantity Unit

Estimated Unit Cost in Current

Dollars

Estimated Total Cost in current

dollars Year Last

Done Next Year

NormalService

Life

Component Assessment in Current Dollars

1 - Lauxman Building (Offices)1.1 Roofing - Flat 250 SF 15$ 3,750$ 0 2026 30 125$ 1.2 Roofing - Asphalt Shingles 1800 SF 10$ 18,000$ 0 2031 30 600$ 1.3 Gutters and Downspouts 1 LS 2,000$ 2,000$ 0 2026 40 50$ 1.4 Chimney 1 LS 5,000$ 5,000$ 0 2017 30 167$ 1.5 Siding 770 SF 7$ 5,390$ 0 2031 30 180$ 1.6 Brick Repair 1 AL 750$ 750$ 0 2017 7 107$ 1.7 Windows 1 LS 7,000$ 7,000$ 0 2031 30 233$ 1.8 Window Screens 1 LS 500$ 500$ 0 2017 15 33$ 1.9 Main Entrance Porch 1 AL 1,500$ 1,500$ 0 2026 30 50$ 1.1 Rear Entrance Stoop 1 AL 3,500$ 3,500$ 0 2018 50 70$ 1.11 Exterior Painting 1 AL 2,000$ 2,000$ 0 2017 10 200$ 1.12 Areaways 1 LS 2,500$ 2,500$ 0 2017 20 125$ 1.13 Railings and Supports 1 AL 1,500$ 1,500$ 0 2017 12 125$ 1.14 Exterior Doors 5 EA 750$ 3,750$ 0 2031 35 107$ 1.15 Garage Door 1 EA 1,250$ 1,250$ 0 2026 30 42$ 1.16 Gas Furnace 1 EA 1,000$ 1,000$ 1993 2018 20 50$ 1.17 Air Handler 1 EA 1,000$ 1,000$ 1993 2018 20 50$ 1.18 Condenser 1 EA 1,000$ 1,000$ 1993 2018 20 50$ 1.19 Floor Coverings 2100 SF 4$ 8,400$ 0 2023 20 420$ 1.2 Electrical 1 AL 6,000$ 6,000$ 0 2030 35 171$ 1.21 Plumbing 1 AL 1,500$ 1,500$ 0 2020 15 100$ 1.22 Interior Painting 1 AL 6,000$ 6,000$ 0 2026 15 400$ 1.23 Lower-Level Wall Wainscoting 150 LF 6$ 900$ 0 2026 30 30$ 1.24 Interior Doors 1 AL 500$ 500$ 0 2036 7 71$ 1.25 Upstairs Bathroom 1 LS 4,500$ 4,500$ 0 2031 30 150$ 1.26 Downstairs Powder Rooms 1 LS 3,000$ 3,000$ 0 2023 20 150$ 1.27 Kitchenette 1 LS 5,000$ 5,000$ 0 2031 25 200$

2 - Church Exterior2.1 Roofing - Metal 5000 SF $ 10 $ 50,000 1991 2031 40 1,250$ 2.2 Roofing - Asphalt (Church Wing) 2300 SF $ 5 $ 11,500 2013 2038 25 460$ 2.3 Roofing - Asphalt (Education Wing &

Fellowship Hall)5240 SF $ 5 $ 26,200 2001 2017 25 1,048$

2.4 Gutters and Downspouts (Asphalt Roofs)

1 LS $ 5,000 $ 5,000 0 2030 40 125$

2.5 Gutters and Downspouts (Metal Roof)

1 LS $ 1,500 $ 1,500 0 2017 40 38$

2.6 Brick Façade Repairs 1 LS $ 50,000 $ 50,000 0 2018 30 1,667$ 2.7 Windows 1 LS $ 73,000 $ 73,000 1991 2031 30 2,433$ 2.8 Exterior Doors 1 LS $ 10,500 $ 10,500 0 2031 30 350$ 2.9 Exterior Painting 1 AL $ 25,000 $ 25,000 0 2018 15 1,667$ 2.1 Exterior Lighting 1 AL $ 1,250 $ 1,250 0 2022 20 63$ 2.11 EIFS 120 SF $ 15 $ 1,800 0 2020 30 60$ 2.12 Areaways 2 AL $ 3,000 $ 6,000 0 2018 20 300$

3 - Church Interior3.1 Education Wing Flooring 1600 SF $ 5 $ 8,000 0 2030 20 400$ 3.2 Kitchen Flooring 600 SF $ 4 $ 2,400 0 2030 20 120$ 3.3 Fellowship Hall Flooring 1540 SF $ 5 $ 7,700 0 2030 15 513$ 3.4 Church Wing Flooring 1500 SF $ 5 $ 7,500 0 2030 20 375$ 3.5 Nave Flooring 2850 SF $ 5 $ 14,250 0 2030 15 950$ 3.6 Narthex Flooring 775 SF $ 5 $ 3,875 0 2030 15 258$ 3.7 Choir Loft Flooring 660 SF $ 15 $ 9,900 0 2046 40 248$ 3.8 Altar Refinishing 1 LS $ 7,500 $ 7,500 0 2046 40 188$ 3.9 Education Wing Men's Bathroom 1 AL $ 3,000 $ 3,000 0 2025 30 100$ 3.1 Education Wing Family Bathroom 1 AL $ 1,500 $ 1,500 0 2036 30 50$ 3.11 Room 3 Bathroom 1 AL $ 1,500 $ 1,500 0 2025 30 50$ 3.12 Kitchen Bathroom 1 AL $ 1,500 $ 1,500 0 2036 30 50$ 3.13 Church Wing Men's Bathroom 1 AL $ 3,500 $ 3,500 0 2020 30 117$ 3.14 Church Wing Women's Bathroom 1 AL $ 3,500 $ 3,500 0 2020 30 117$ 3.15 Education Wing Painting 1 AL $ 8,250 $ 8,250 0 2026 15 550$ 3.16 Kitchen Painting 1 AL $ 1,350 $ 1,350 0 2026 15 90$ 3.17 Church Wing Painting 1 AL $ 11,250 $ 11,250 0 2026 15 750$ 3.18 Church Painting 1 AL $ 24,000 $ 24,000 0 2026 20 1,200$ 3.19 Ceiling Tiles 2000 SF $ 7 $ 14,000 0 2026 50 280$

List of All Reserve Components and Calculation of the Annual Assessment by Component


Item ComponentEstimated Quantity Unit

Estimated Unit Cost in Current

Dollars

Estimated Total Cost in current

dollars Year Last

Done Next Year

NormalService

Life

Component Assessment in Current Dollars

List of All Reserve Components and Calculation of the Annual Assessment by Component


3.2 Interior Doors 1 AL $ 750 $ 750 0 2018 3 250$ 3.21 Kitchen Renovation 1 AL $ 22,000 $ 22,000 0 2030 30 733$ 3.22 Kitchen Appliances 1 AL $ 6,000 $ 6,000 0 2026 20 300$ 3.23 Interior Lighting 1 AL $ 10,000 $ 10,000 0 2026 35 286$ 3.24 Church Lighting 1 AL $ 20,000 $ 20,000 0 2046 35 571$

4 - Mechanical and Life Safety4.1 Fire Alarm System Devices 1 AL $ 6,000.00 $ 6,000.00 0 2028 25 240$ 4.2 Fire Alarm Panel and Annunciator 1 AL $ 3,500.00 $ 3,500.00 0 2028 25 140$ 4.3 Education Wing A/C Compressor 1 EA $ 4,000.00 $ 4,000.00 1991 2020 20 200$ 4.4 Education Wing A/C Compressor 1 EA $ 4,000.00 $ 4,000.00 1991 2020 20 200$ 4.5 Education Wing A/C Compressor 1 EA $ 4,000.00 $ 4,000.00 0 2018 20 200$ 4.6 Church Wing A/C Compressor 1 EA $ 12,500.00 $ 12,500.00 1991 2022 20 625$ 4.7 Education Wing Furnaces 2 EA $ 5,500.00 $ 11,000.00 0 2020 20 550$ 4.8 Church Wing Heating Boiler 1 EA $ 15,000.00 $ 15,000.00 0 2022 30 500$ 4.9 Church Wing Air Handler 1 EA $ 10,000.00 $ 10,000.00 0 2022 30 333$ 4.1 Packaged Air Conditioners 4 EA $ 1,500.00 $ 6,000.00 0 2020 15 400$ 4.11 Baseboard Radiators 2 EA $ 500.00 $ 1,000.00 0 2022 40 25$ 4.12 Pumps 1 AL $ 1,000.00 $ 1,000.00 0 2022 5 200$ 4.13 Education Wing Hot Water Heater 1 EA $ 1,500.00 $ 1,500.00 1991 2018 15 100$ 4.14 Church Hot Water Heater 1 EA $ 1,500.00 $ 1,500.00 1991 2018 15 100$ 4.15 Sump Pump 1 EA $ 500.00 $ 500.00 0 2018 15 33$ 4.16 Church Sound System 1 AL $ 12,500.00 $ 12,500.00 0 2030 25 500$ 4.17 Electrical Allowance 1 AL $ 10,000.00 $ 10,000.00 0 2023 20 500$ 4.18 Plumbing Allowance 1 AL $ 5,000.00 $ 5,000.00 0 2023 20 250$


5.1 Asphalt Parking Lot - Phase 1 1025 SY $ 20 $ 20,500 0 2018 30 683$ 5.2 Asphalt Parking Lot - Phase 2 1025 SY $ 20 $ 20,500 0 2020 30 683$ 5.3 Asphalt Parking Lot - Phase 3 1025 SY $ 20 $ 20,500 0 2022 30 683$ 5.4 Asphalt Parking Lot - Phase 4 1025 SY $ 20 $ 20,500 0 2024 30 683$ 5.5 Pavement Sealer 4100 SY $ 2 $ 6,150 0 2018 3 2,050$ 5.6 Concrete Repairs 1 AL $ 7,500 $ 7,500 0 2017 10 750$ 5.7 Site Lighting 8 EA $ 750 $ 6,000 0 2030 25 240$ 5.8 Entrance Memorial 1 AL $ 1,500 $ 1,500 0 2018 15 100$

Total annual assessment calculated by component in current dollars 33,032$

Item Component


1.1 Roofing - Flat1.2 Roofing - Asphalt Shingles1.3 Gutters and Downspouts1.4 Chimney1.5 Siding1.6 Brick Repair1.7 Windows1.8 Window Screens1.9 Main Entrance Porch

1.10 Rear Entrance Stoop1.11 Exterior Painting1.12 Areaways1.13 Railings and Supports1.14 Exterior Doors1.15 Garage Door1.16 Gas Furnace1.17 Air Handler1.18 Condenser

1.19 Floor Coverings1.20 Electrical1.21 Plumbing1.22 Interior Painting1.23 Lower-Level Wall Wainscoting

1.24 Interior Doors1.25 Upstairs Bathroom1.26 Downstairs Powder Rooms1.27 Kitchenette

2 - Church Exterior

2.10 Roofing - Metal

2.20 Roofing - Asphalt (Church

2.30 Roofing - Asphalt (Education Wing & Fellowship Hall)



2.60 Brick Façade Repairs

2.70 Windows

2.80 Exterior Doors

2.90 Exterior Painting

2.10 Exterior Lighting

2.11 EIFS

2.12 Areaways

3 - Church Interior

3.10 Education Wing Flooring

3.20 Kitchen Flooring

3.30 Fellowship Hall Flooring

Cash Flow Table Showing All Years in the Study Period




November 30, 2016

55 56 57 58 59 60

2016 2017 2018 2019 2020 2021

5,000$ 750$ 500$ 3,500$ 2,000$ 2,500$ 1,500$ 1,000$ 1,000$ 1,000$

1,500$

26,200$

1,500$

50,000$

25,000$

1,800$

6,000$

Item Component





November 30, 2016

3.40 Church Wing Flooring

3.50 Nave Flooring

3.60 Narthex Flooring

3.70 Choir Loft Flooring

3.80 Altar Refinishing

3.90 Education Wing Men's

3.10 Education Wing Family

3.11 Room 3 Bathroom

3.12 Kitchen Bathroom

3.13 Church Wing Men's Bathroom

3.14 Church Wing Women's

3.15 Education Wing Painting

3.16 Kitchen Painting

3.17 Church Wing Painting

3.18 Church Painting

3.19 Ceiling Tiles

3.20 Interior Doors

3.21 Kitchen Renovation

3.22 Kitchen Appliances

3.23 Interior Lighting

3.24 Church Lighting


4.10 Fire Alarm System Devices

4.20 Fire Alarm Panel and

4.30 Education Wing A/C



4.60 Church Wing A/C Compressor

4.70 Education Wing Furnaces

4.80 Church Wing Heating Boiler

4.90 Church Wing Air Handler

4.10 Packaged Air Conditioners

4.11 Baseboard Radiators

4.12 Pumps

4.13 Education Wing Hot Water

4.14 Church Hot Water Heater

4.15 Sump Pump

4.16 Church Sound System

4.17 Electrical Allowance

4.18 Plumbing Allowance


5.10 Asphalt Parking Lot - Phase 1




5.50 Pavement Sealer

55 56 57 58 59 60

2016 2017 2018 2019 2020 2021

3,500$

3,500$

750$ 750$

4,000$

4,000$

4,000$

11,000$

6,000$

1,500$

1,500$

500$

20,500$

20,500$

6,150$ 6,150$

Item Component





November 30, 2016

5.60 Concrete Repairs

5.70 Site Lighting

5.80 Entrance Memorial

Totals without inflation

Totals with inflation

3.0% Inflation rate

55 56 57 58 59 60

2016 2017 2018 2019 2020 2021

7,500$

1,500$

-$ 47,450$ 123,900$ -$ 55,800$ 6,900$

-$ 48,874$ 131,446$ -$ 62,803$ 7,999$

Item Component






2 - Church Exterior







2.70 Windows

2.80 Exterior Doors



2.11 EIFS

2.12 Areaways

3 - Church Interior








November 30, 2016

61 62 63 64 65 66

2022 2023 2024 2025 2026 2027

3,750$ 2,000$ 750$ 1,500$ 2,000$ 1,250$

8,400$ 6,000$ 900$

3,000$

1,250$

Item Component





November 30, 2016


3.50 Nave Flooring














3.19 Ceiling Tiles

3.20 Interior Doors

















4.12 Pumps



4.15 Sump Pump










61 62 63 64 65 66

2022 2023 2024 2025 2026 2027

3,000$

1,500$

8,250$

1,350$

11,250$

24,000$

14,000$

750$ 750$

6,000$

10,000$

12,500$

15,000$

10,000$

1,000$

1,000$ 1,000$

10,000$

5,000$

20,500$

20,500$

6,150$ 6,150$

Item Component





November 30, 2016


5.70 Site Lighting




3.0% Inflation rate

61 62 63 64 65 66

2022 2023 2024 2025 2026 2027

7,500$

61,250$ 26,400$ 28,150$ 4,500$ 90,250$ 17,400$

73,136$ 32,469$ 35,660$ 5,871$ 121,288$ 24,086$

Item Component






2 - Church Exterior







2.70 Windows

2.80 Exterior Doors



2.11 EIFS

2.12 Areaways

3 - Church Interior








November 30, 2016

67 68 69 70 71 72

2028 2029 2030 2031 2032 2033

18,000$ 5,390$ 750$ 7,000$ 500$ 1,500$ 3,750$

6,000$

4,500$ 5,000$

50,000$

5,000$

73,000$

10,500$

25,000$

8,000$

2,400$

7,700$

Item Component





November 30, 2016


3.50 Nave Flooring














3.19 Ceiling Tiles

3.20 Interior Doors

















4.12 Pumps



4.15 Sump Pump










67 68 69 70 71 72

2028 2029 2030 2031 2032 2033

7,500$

14,250$

3,875$

750$ 750$

22,000$

6,000$

3,500$

1,000$

1,500$

1,500$

500$

12,500$

6,150$ 6,150$

Item Component





November 30, 2016


5.70 Site Lighting




3.0% Inflation rate

67 68 69 70 71 72

2028 2029 2030 2031 2032 2033

6,000$

1,500$

9,500$ 1,500$ 102,125$ 177,890$ 1,500$ 36,900$

13,545$ 2,203$ 154,473$ 277,147$ 2,407$ 60,990$

Item Component






2 - Church Exterior







2.70 Windows

2.80 Exterior Doors



2.11 EIFS

2.12 Areaways

3 - Church Interior








November 30, 2016

73 74 75 76 77 78

2034 2035 2036 2037 2038 2039

750$ 2,000$ 2,500$ 1,000$ 1,000$ 1,000$

1,500$

500$

11,500$

6,000$

Item Component





November 30, 2016


3.50 Nave Flooring














3.19 Ceiling Tiles

3.20 Interior Doors

















4.12 Pumps



4.15 Sump Pump










73 74 75 76 77 78

2034 2035 2036 2037 2038 2039

1,500$

1,500$

750$ 750$

4,000$

6,000$

1,000$

6,150$ 6,150$

Item Component





November 30, 2016


5.70 Site Lighting




3.0% Inflation rate

73 74 75 76 77 78

2034 2035 2036 2037 2038 2039

7,500$

-$ 7,500$ 10,400$ 13,000$ 25,250$ 6,900$

-$ 13,151$ 18,784$ 24,184$ 48,382$ 13,618$

Item Component






2 - Church Exterior







2.70 Windows

2.80 Exterior Doors



2.11 EIFS

2.12 Areaways

3 - Church Interior








November 30, 2016

79 80 81 82 83 84

2040 2041 2042 2043 2044 2045

750$ 1,500$

8,400$ 6,000$

500$ 3,000$

26,200$

1,250$

7,700$

Item Component





November 30, 2016


3.50 Nave Flooring














3.19 Ceiling Tiles

3.20 Interior Doors

















4.12 Pumps



4.15 Sump Pump










79 80 81 82 83 84

2040 2041 2042 2043 2044 2045

14,250$

3,875$

8,250$

1,350$

11,250$

750$ 750$

4,000$

4,000$

12,500$

11,000$

1,000$

10,000$

5,000$

6,150$ 6,150$

Item Component





November 30, 2016


5.70 Site Lighting




3.0% Inflation rate

79 80 81 82 83 84

2040 2041 2042 2043 2044 2045

19,000$ 28,350$ 47,850$ 26,900$ -$ 33,475$

38,623$ 59,359$ 103,193$ 59,753$ -$ 78,886$

Item Component






2 - Church Exterior







2.70 Windows

2.80 Exterior Doors



2.11 EIFS

2.12 Areaways

3 - Church Interior








November 30, 2016

85

2046

Item Component





November 30, 2016


3.50 Nave Flooring














3.19 Ceiling Tiles

3.20 Interior Doors

















4.12 Pumps



4.15 Sump Pump










85

2046

9,900$

7,500$

24,000$

6,000$

20,000$

Item Component





November 30, 2016


5.70 Site Lighting




3.0% Inflation rate

85

2046

67,400$

163,597$

1.1 1.2

1.3 1.4

1.6 1.7

1.8 1.9

1.10 1.11

1.12 1.13

1.15 1.16

1.17 1.18

1.19 1.20

1.21 1.22

1.23 1.24

1.25 1.26

1.27 2.1

2.2 2.3

2.4 2.5

2.6

2.7

2.9

2.10

2.11 2.12

2.13 2.14

2.15 2.16

2.17 2.18

2.21 2.22

2.24 2.25

2.26 3.1

3.2 4.1

4.2 4.3

4.4 4.5

4.6 4.7

4.8 4.9

4.10 4.11

5.1 5.2

5.3 5.4

thomas downey, ltd. - peace lutheran church...2017/01/16 · tdl project 16-155 november 30, 2016...

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