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Hull Stephens
& Associates
5023 Holland Drive
Swartz Creek, MI 48473
810/635-4090
info@hsaa.com
Complete
Architectural
Services
Religious
Commercial
& Custom Residential
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NEWSLETTER
Fall
2000 Issue No. 13
CHURCH
BUILDING
NOTES
"A newsletter
on designing and maintaining your church"
NEED A FACELIFT?
You say you don't need a new facility but your
building sure could use a facelift. We can help you with renovating
that will give it the spark it needs. Your building may become
a more pleasant place to worship and/or teach.
Renovating can make your building barrier free. How about those
restrooms - are they too small? Are they barrier free? Do you
need more insulation or better windows?
Renovating can make some spaces more usable. Small spaces may
need to be enlarged, or large spaces become multi-use areas. Some
spaces may need to be adapted to new equipment and technology.
Acoustics and lighting can be upgraded to enhance the sanctuary.
Let us help you give your building the facelift it needs.UCBN
UNDER CONSTRUCTION:
Congratulations to the following churches. Their
plans have been completed and their facility is under construction.
Community Wesleyan Church - Washington, MI
Oakwood Bible Church - Kalamazoo, MI
North Broadway Church of Christ - Mt. Clemons, MI
Call our office and let us help you make your vision become a
reality.
WETLANDS AND FLOODPLAINS
Noah was told to prepare for the flood by building
an ark and collecting two of every species of life. Our responsibilities
for the floodplains and wetlands of our environment don't quite
approach the biblical proportions of the story of Noah. They are
nevertheless a heavy responsibility that should not be taken lightly.
If your church property is unfortunate enough
to be in or near a floodplain, then read on for a primer on how
to start to deal with the possibilities of flooding. If you are
in a wetland area then feel privileged to be a steward of God's
little creatures. Pursue your responsibilities with caution and
enthusiasm.
WHAT ARE FLOODPLAINS AND WETLANDS?
First, let's be sure we know the difference between
a floodplain and a wetland. Floodplains are areas adjacent to
rivers, streams, or other bodies of water that are normally dry
but will occasionally flood. This can occur from overflow of inland
or tidal waters, or the unusual and rapid accumulation or runoff
of surface waters. A rapid spring thaw or an unusually heavy rainfall
is a good example. Wetlands are areas that are more permanently
influenced by surface or ground water. They are characterized
by the presence of wetland vegetation or aquatic life, such as
bogs, swamps, and marshes.
Although floodplains and wetlands are distinctly
independent topics of concern it is not at all uncommon for them
to encompass the same physical area.
WHY DO WE CONTROL DEVELOPMENT IN FLOODPLAINS AND WETLANDS?
The purposes for controlling activities in these
areas are quite different. Flooding can cause considerable damage
to a building built in the flooded area.
-
Reasons to prevent building in the floodplain
include:
· To protect human life and health.
· To minimize expenditure of public money for costly flood
control projects.
· To minimize the need for rescue and relief efforts generally
undertaken at the expense of the general public.
· To minimize damage to public facilities and utilities such
as, water and gas mains, electric, telephone and sewer lines,
streets and bridges.
· To help maintain a stable tax base by minimizing future
flood blight areas.
· To ensure that potential buyers are notified that property
is in an area of special flood hazard.
· To ensure that those who occupy the areas of special flood
hazard assume responsibility for their actions.
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Wetlands require protection because:
· They provide places for breeding, nesting and rearing of young
wildlife, species of birds, mammals, fish, and reptiles.
· They provide wildlife for hiking, bird watching, hunting,
and fishing. These recreational activities contribute to the
state's economy.
· They provide important natural areas for flood control by
intercepting and holding flood or storm waters, slowly dissipating
these surplus waters over a period of time.
· Wetland plants utilize or retain excess nutrients or chemical
compounds, such as nitrogen or calcium chloride. These nutrients
come from human practices such as fertilizing, burning, and
the application of road salt in the winter. Without wetlands,
these nutrients find their way into our lakes and streams, contributing
to unwanted plant and algae growth.
HOW DO I KNOW IF I AM IN A WETLAND OR FLOODPLAIN?
If evidence of water is at or near the surface,
and wetland vegetation is prevalent then you are likely to be
in a wetland area. If you are in a low-lying area near a drainage
system (river, stream, lake, etc.), you are probably in a floodplain
area. At any rate you should always check with your local building
department before construction begins. They will be able to help
you identify areas of concern.
I'M IN A FLOODPLAIN AND A WETLAND. NOW WHAT?
To address this question we need more definitions
on floodplain terminology:
· The 100-year floodplain is based on the flood having a 1% chance
of being equaled or exceeded in any given year. In other words,
we are likely to have one such storm every one hundred years. Thus
the term 100-year storm. Construction can normally occur here if
the floor level of the building is above the flood level.
· The 100-year floodplain also contains an element called the floodway.
This consists of the river or other watercourse and the adjacent
land areas that must be reserved in order to discharge the 100-year
storm. Normally no construction is allowed in the floodway except
parking lots, sport fields, or other similar facilities that will
not restrict the flow of water.
· An additional zone, called the 500-year storm, is a light flood
hazard, but should be treated similar to the 100-year storm area.
This information must be accurately shown on a detailed site plan
showing property limits, contours, building locations, vegetation,
and other relevant features. Environmental issues are normally controlled
at the state level of government (in Michigan it's the Department
of Environmental Quality). This plan is prepared to their specifications
and then submitted to them for review and approval. When they are
satisfied with the plan they will issue the appropriate permit.
A registered Architect or Professional Engineer should prepare these
plans.
WILL I BE PROHIBITED FROM BUILDING IN MY WETLAND OR FLOODPLAIN
AREAS?
The objective is not to prohibit all development in all floodplains
and wetlands. The real purpose of the permit process is to determine
if the development will increase the hazards of a flood (on either
your property or others), and that it will not adversely affect
the ecosystem. If you can demonstrate this to the satisfaction
of the approval agency then you will likely be allowed to build
your project.
Examples of projects that will likely be approved:
· A building or addition in the 100 or 500 year floodplain, but
not in the floodway. The floor elevation should be approximately
one foot above the level of flood.
· Parking lot, sport field, or open pavilion in the floodway,
provided that it can be demonstrated that the water flow will
not be affected in the case of a flood. Chain link fencing would
not likely be approved since it will collect debris, which will
restrict water flow.
· Building in a wetland area might be possible only if it can
be demonstrated that the wetland area being used can be replaced.
Otherwise, the only types of structures that might be allowed
are small footbridges, benches, and other similar recreational
features.
Gopher wood is not part of the specifications. Feet and inches
will work as well as cubits. What is really needed is the commitment
of Noah. We all want our building to be safe from the damages
of floods, and we all want our environment safe. But, when the
costs and timing of these concerns interrupt our mission of providing
for our congregation these important issues can easily be trivialized.
However, God does not trivialize. UCBN
ON THE BOARDS
Calvary Community Church - Flint, MI
Chelsea Free Methodist Church - Chelsea, MI
Community Church of God - Clio, MI
Genesee Road Church of God - Flint, MI
God's House of Prayer - Detroit, MI
New St. Mark Missionary Baptist Church - Detroit, MI
Our Savior Lutheran Church - Bad Axe, MI
Labor of Love Ministries - Pittsfield Twp, MI
Robinson Memorial Church of God in Christ - Lansing, MI
Spirit Life Christian Center - Howell, MI
Trinity Lutheran Church - Reese, MI
Warren Woods Church of the Nazarene - Warren, MI
TIMELINE - FROM DREAMS TO REALITY
You may wonder how
long it will be from the time you sign a contract with an architect
until you are actually using your new facility. There are many
variables when making that determination. The size of the project
is probably the greatest factor to consider. However, if determination
of needs, space requirements, and available finances is completed
before plans begin, the process will go much faster and be less
costly.
A typical project will involve four phases.
SCHEMATIC DESIGN PHASE
Two months
Sketches will be reviewed with the owner. Then drawings of the
final design, showing plans, exterior elevations, site plan, outline
specifications, and cost estimates are presented at a formal meeting.
WORKING DRAWING PHASE
Four months
Complete working drawings include the following: detailed site
plan, exterior elevations, foundation and structural framing plans,
roof and ceiling plans, exterior elevations and details as required,
plumbing, heating and electrical plans, material specifications,
complete bidding requirements, and a refined cost estimate.
BIDDING OR NEGOTIATION PHASE
One month
The owner is assisted in selecting bidding contractors and issuing
plans for bidding. The architect makes clarifications to plans,
issue any addenda required, and receives and opens bids. He will
work with the owner in analyzing the bids, and write the construction
contract. CONSTRUCTION
ADMINISTRATION PHASE
Six - twelve months
The architect is responsible for the following: construction inspections,
checking shop drawings, issuance of bulletins and change orders,
approval of contractors' payment requests, collection of waivers
of lien and sworn statements, issuance of substantial completion
certification, punch list, and final inspection. Note: Getting
preliminary approvals from Planning Commissions and Zoning Boards
may cause delays in the time line. UCBN
ASK THE ARCHITECT
Q. What is a feasibility study? How can we
benefit from one?
A. A feasibility study is designed to evaluate a building
or proposed addition for function and/or cost. In other words, "Will
it work?" Many times, pastors and laymen know what they need but
they don't know if they can afford it or if it will work in their
location. As architects we can evaluate the local demographics to
see if would be wise to build in their location. We can advise you
of related construction costs and architect's fees. Then we can
show you how you can meet those needs through "phased construction."
Please contact us if you have a question you would
like to see addressed in a future article, or need immediate answers.
WORLD WIDE WEB SITE
HULL-STEPHENS AND ASSOCIATES ARCHITECTS can now be found in Cyber-space!
Yes, it's true, we are now floating around in the outer limits of
the web world. For easy and fast information about the "in's and
out's" of a building project check out our Resource Section. Prior
issues of Church Building Notes are available. Many resources can
be printed directly from the site or you may complete a request
form and we will mail them to you. Also of interest to many is the
list of projects we have done. These are listed by city. You can
also view some CAD drawings in the CAD Section. UCBN
Past newsletters can be obtained as long as they
last, by contacting Hull-Stephens and Associates Architects at:
810/635-4090 E-mail - info@hsaa.com
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