Renewing Our Heritage - Restoring Our Mission
Renewing Our Heritage – Restoring for Mission
I. Background
St John’s Lutheran Church has been serving the downtown area of Madison since 1856, and continues to thrive as a smaller urban congregation dedicated to providing a welcoming presence in the heart of the city.
Over the past seven years, the congregation has experienced renewed vitality as it has focused on worship, learning, fellowship, and caring for those in need. Adult and child learning, strong music programs, small groups focused on spirituality and service, and many volunteer programs mark congregational life. Currently, the congregation is experiencing stability in its worship attendance, membership, staffing, and commitments.
Care for those in need continues to grow. The congregation has provided a nightly homeless shelter for 40 men for two decades. Staffed emergency relief is provided three times each week. Over the last three years, twenty-five different outreach projects, funding programs, relief projects, and service efforts have been supported by the congregation, membership and foundation.
Financially as well, the congregation remains strong. Over the past seven years, it has raised approximately $2.4 million dollars to finance its budget. Slightly more than $800,000 of that has been given to partnership ministries, direct relief, or service to those in need. Currently, the congregation has approximately $400,000 in savings. The congregation’s foundation also holds an additional $600,000.
The congregation has remained committed to ministry in downtown Madison and using our current sanctuary and building to assist in accomplishing this overall mission. The location is vital, and the facility is structurally sound, but it has been fifty years since the building has received serious updating. Now is the time to redevelop the building so that it contributes to growing congregational life, providing care for those in need, expanding our partnership with others in ministry, and resolving necessary building issues that come with an aging structure. We also have an opportunity to involve Off the Square Club, a Lutheran Social Services of Wisconsin and Upper Michigan (“LSS”) organization, in the renovation process, sharing costs and expanding our mission.
To improve our congregational life, to enhance our service, and to renew our tradition of worship, learning, fellowship and service, we need to renovate the buildings of St. John’s.
II. What is the Renovation Plan?
The First Floor:
The first floor becomes the place for Sunday worship, fellowship, and learning as well as our weekday hospitality for ten regular community groups and our emergency fund operation three times a week. The entrance and worship areas remain similar.
The glass wall at the back of the sanctuary will be taken out or moved forward to the front edge of the balcony so that the current narthex area becomes a large fellowship space. This larger multi-use space will become the fellowship center of the congregation, equipped with a small kitchen, chairs, tables, and dividers. It can also serve as occasional overflow for worship. The balcony will be redeveloped for more extensive use by the music program.
The learning area will be where the offices and library lounge currently are. This space will include classrooms and a larger gathering space. The restrooms would be renovated and brought to code.
The Lower Floor: In this plan, most of the lower floor will be used by LSS for Off the Square Club and redesigned by them for that purpose. LSS will use the space during the day. The agreement will call for the same space to continue to be used for Porchlight’s homeless shelter at night. This area will have its own entrance and the two parts of the building will be separated so that under usual circumstances there would be no movement between the two sections. Non-partner space on the lower floor will become storage space for the congregation.
The Office Area: The offices will be moved up a floor. Four offices, conference areas, reception and work areas will be developed in the space currently used by Sunday Learning Place. The restrooms will also be redone.
The Stack: One level of the stack will be renovated and occupied by the Lutheran Office for Public Policy. Doors for every floor of the stack will be placed in the elevator so that the entire stack is accessible. Other areas of the stack will be refreshed and made available for other possible partnership ministries or for St. John’s use.
The Mechanicals: Everything will be brought up to code. Sprinklers and new bathrooms will be installed, along with new windows where needed, improved insulation, security cameras, doors, tuck pointing, water service, heating system, roof, plumbing, lighting and electrical.
The Exterior: Much of the exterior will remain the same, with the exception of the replacement of roofs.
If funds permit, there are three additional options:
1. The front right area of the sanctuary could be opened up again, as it was in the original design of the church, providing more space, better air flow, and recovery of one of the stained glass windows. It will be used as a seating area for small gatherings or an area for musicians.
2. Opening windows in the new fellowship area onto East Washington Avenue.
3. Replacing not only the flat roof but also the sanctuary roof.
Since 1856, every fifty years, St. John’s has needed to substantially shift its physical structure. In the 1860’s, the congregation developed its first building. The current sanctuary was constructed around World War I, and is now 100 years old. Much of the rest of our current structure dates from major renovations that took place fifty years ago. Now is the time to reshape our building: for life together in worship, fellowship and learning; to continue and expand our partnership ministries; and to renew our commitment to the heritage we have in this place.
III. Why Are We Doing This? This plan addresses six needs that impact the future of the congregation.
1. The layout of our current structure actually inhibits our Sunday morning vitality. Because St. John’s building is complex, and because worship, learning, and fellowship are so physically separated from one other, it is difficult even for long-time members to know where things are happening. Newcomers have trouble finding the fellowship area after church and knowing where to drop their children off for Sunday learning. Instead of conveying to our members and newcomers the exciting vitality of a variety of activities that comprise our life together, it can appear that little is taking place on a Sunday morning. It is time to put congregational life on the main floor of the building and to arrange the space in such a way that worship, fellowship, and learning flow together. The expanded narthex, typical in new and renovated churches today, will be a center for gathering and fellowship. We need a building in which people are engaged by the building’s design in all dimensions of congregational life and sense the extraordinary hospitality St. John’s offers its members and those in need.
2. The building is in need of repair.
Although the building is structurally sound, almost every floor covering, wall, and ceiling in the building needs to be refurbished. New insulation is required in places. The heating and cooling systems are in their final years. There are issues with asbestos in some of the flooring tiles and ceilings. Flat roofs continue to leak in spite of our best efforts to repair them. Bathrooms do not meet code regulations. We do not have a sprinkler system which is dangerous given the fact that over 40 people sleep in the church basement every night. Some windows need replacement to be more energy efficient. And several structural issues need to be resolved. Much of this repair or replacement needs to happen as soon as possible.
3. The congregation needs partners to help support an extensive building.
The congregation does not need all of the square feet in its building to accomplish its current mission. In fact, the square footage needed is only half of the square footage we currently maintain. At the same time, there are nonprofits that need downtown space such as Lutheran Office for Public Policy, Porchlight, Off the Square Club and Lutheran Social Services. We need to provide rental space and to receive financial support in the overall care of the building structure.
4. Off the Square Club needs a home again.
Off the Square Club was begun 25 years ago as a program of St. John’s and for many years was housed on St. John’s property. It is now housed in its own building that is in complete disrepair. The organization does not have the financial resources for the extensive renovation that is necessary. With the sale of the building, however, funds do become available for a renovation of our lower floor in a cooperative long-term lease arrangement.
5. We need to make use of the “stack.”
The three offset floors known as the “stack” are the three floors on the East Washington side of the complex that are each a half-flight of stairs above the floor in the rest of the building. There is a great deal of space on the three floors of the stack. Only the space occupied by Lutheran Office for Public Policy is currently in use. Whether we use the space or not, we must heat, cool, and maintain it. For efficiency’s sake, we need to restructure the “stack” and make the space more usable for potential partners and for St John’s.
6. We need to be good stewards of our environment and location.
Usually when people talk about green buildings, they think of things like solar heating and efficient boilers. Those are certainly important. But equally important is re-configuring and renovating our building rather than demolishing and re-building. It is important that we consolidate congregational use of space, make unused and underused spaces workable for partners, cost-share with partners on utilities, as well as get the most efficient mechanical systems in place and use green materials as we refurbish the interior spaces. In addition, it is important that we use valuable downtown space responsibly.
IV. How much will the renovation cost and how can we pay for it?
Our current best estimate, which may be further refined by Vogel Construction and agreements with LSS, is that the total cost of the project will be $2,650,000, with $2,130,000 being St. John’s portion and $520,000 being LSS’s portion. Approximately $1.2 million of St. John’s portion relates to building updating and repair that needs to be done.
Several possible sources of income need to be blended together in order to accomplish this plan. It is difficult at this point to determine what the amounts might be from the various sources, since a lot depends on the contributions raised by this capital campaign.
Possible sources of income include this capital campaign in which we need to raise several hundred thousand dollars, congregational assets, special grants from our own foundation, other foundation grants, a mortgage, our current building fund, and money from LSS Off the Square Club.
Estimating the income available to us is a challenge, as it is for all organizations and churches. However, several guidelines suggest that a budget of slightly over two million is achievable. For many nonprofits, a capital campaign may produce two times the yearly income of the organization. That would be for us approximately $750,000. Nonprofits and churches are often also able to qualify for good, low interest rates and are able to sustain a mortgage which is slightly more than two times the yearly income of the organization. That would be for us approximately $750,000. Nonprofits are wise to have on hand 90 days of working capital, but we have approximately $200,000 more than that figure on hand in financial reserves. The St. John’s Foundation assets have grown to around $550,000 and this growth has been especially substantial in the last seven years. A substantial grant from the foundation would still leave the foundation with substantial principle for other purposes. There is approximately $50,000 currently in the building fund. The sale of the Off the Square Club property would provide the income for that part of the project in the several hundred thousand dollar range. Of course, the more funding that is raised in this capital campaign, the less the project would be dependent on other sources of income, current resources and borrowing, which would benefit the congregation in the future.
Questions and Answers
Why is this renovation needed now?
St. John’s building is in need of serious updating and renovation. It has been fifty years since the building has been updated in any manner. Over the next few years, we may need to put over one million dollars into the maintenance and mechanicals of this building whether or not we do this major renovation of the building. We will be better stewards of the resources we have if we renovate for more efficient use of the space in partnership with organizations such as LSS and LOPP.
Who are the building partners?
LSS is a large social services agency with a long and outstanding history of serving people in need. Off the Square Club was founded and developed in its early years as an independent organization by St. John’s Lutheran Church and other groups. This past year, the club celebrated its twenty-fifth anniversary. Several years ago, the club became a program of LSS for purposes of management and program development. Our lease agreement will be with LSS on behalf of the Off the Square Club program.
Will we still own the building and the property?
Yes, ownership of the property and building remains with the congregation. LSS and Off the Square Club will enter into a long term lease with St. John’s, agreeing to fund lease-holder improvements for their use of the ground floor of the building. These improvements will be funded by the sale of the current Off the Square Club facility.
Will LSS pay rent?
No, but the lease will call for a monthly payment for utilities, upkeep, and maintenance. The intent is to have both organizations paying their own way for the ongoing costs of the space.
Where will St. John’s space be located?
In this project, everyone is concerned about where their particular activity will be located in the renovated space. One of the reasons planning has taken so long is that care has been taken all along the way to account for the space needs of all of our current programs in the planning of the new structure. For example, the expanded narthex will accommodate Sunday morning fellowship, funeral lunches, and our meal programs. Our renovated space will be flexible to accommodate all of our ministries. We believe there will be as good as or even better space available for each of our programs.
Will our building be less secure?
No, the building will not be less secure, and in fact, we anticipate it will be more secure. Since the office will be located on the second floor, further from the entrance, there will be less access to the office by street traffic during the week. This may cause some security issues, however, we believe it will cause fewer concerns than exist in the current structure. Our small staff often is concerned when working alone, and needs better security. The new structure calls for more secure entrances and exits and security cameras to provide more control over building space. We may also want to have members providing hospitality in the entrance during busy periods just as we have them now during the three times a week the Emergency Fund is in operation. The partnership ministries located in the basement will have their own entrances on Hancock Street.
Are other partners interested in “stack” space?
The Lutheran Office for Public Policy will continue to occupy one floor of the stack. The other two floors of the stack need to be finished to the point that they can be used for storage, congregational use, or a future third partnership ministry.
Who has been involved in this process?
For some time, the congregation has had a Building Vision Team. Recently, the congregation established a Capital Campaign Committee. The Congregational Council has been significantly involved in the planning process as well. Strang has been the architectural firm that has developed the conceptual design, and will probably be asked to be the architect. Vogel Construction has provided advice and estimating services. Vogel has also involved several sub-contractors in the planning and estimating process.
What about parking?
The building project does not include any additional parking. However, the additional parking needs for both Off the Square Club and Porchlight staff will be minimal and they will be able rent up to six spaces in the parking ramp on Butler Street. Members of the Club and the shelter clients do not need parking.
What about the organ and piano?
These instruments will remain in place during construction, and will be shielded from both dust and vibration as much as possible.
Is Porchlight all right with the building plans?
We’ve met with Porchlight staff and they are on board with the project. We’ve double checked the square footage they need every night to accommodate 30 to 40 men in their overflow shelter here at St. John’s.
Can the building renovation be done in stages?
It could be, and Strang and Vogel may present those possibilities as they emerge in the design phase of the project. However, all indications are that it is less expensive in the long run to do a complete overhaul of all areas at one time.
What do we do while the building is being renovated?
We will have to re-locate for approximately six months. We will need Sunday worship and learning space somewhere, as well as weekday office and meeting space. We will need to keep the many partners who use our building updated on the process.
How can I give?
Historically, St. John’s members and supporters have given to the congregation in several different ways. These include both pledged and un-pledged gifts over a certain amount of time, bequests, memorials, anonymous donations, equities, stocks, annuities, and life insurance. We want everyone at St. John’s to participate, regardless of the size of gift. As you consider your gift, its shape and amount, please remember that this kind of project happens once every fifty years and that you are supporting the mission and dedication of St. John’s to its ministry in downtown Madison. Our generation can help ensure that the ministry started by those who came 152 years before us will continue on for those who follow us.
How can I help the campaign?
Successful capital campaigns need a variety of gifts in addition to financial commitments. Here are a few ideas for getting involved in the campaign.
Prayerfully consider a gift
Attend or host a house party
Make phone calls asking people to participate
Organize a fundraising event, such as: an ice cream social with a downtown event (like after the farmer’s market), a beer brewing tasting event, or a rummage sale
Sell something you’ve created, such as: pictures (painted, drawn, photographed), poems, plants or bread
Research and write grant proposals, such as environmental funding grants.
If you would like to help in these or other ways, please contact the council or pastor.
When should I respond?
Materials will be received in September, and you may want some time to reflect on your gift. House meetings are planned in October. By the Quarterly Meeting of the Congregation on November 9, and the Annual Meeting of the Congregation on November 16, we would like to estimate our initial response. In the first part of November we will begin our planned phone call follow-up.
Thank you for your partnership in Renewing Our Heritage, Restoring Our Mission