First Unitarian Church Masterplan
April 7, 2025
Vision
Master Plan Vision
This master plan provides a clear path for renewing and strengthening the First Unitarian Church campus. It addresses long-standing physical challenges— improving accessibility, modernizing building systems, restoring key spaces, and better managing the site’s natural resources. The focus is on making the most of what already exists: refining spaces that work, repairing what has aged, and adapting facilities to meet current and future needs.
Rather than expansion, the plan emphasizes thoughtful restoration and long-term stewardship. It balances functionality with care for the church’s architectural character and landscape, with improvements that support both everyday use and broader community goals. Taken together, these efforts ensure that the campus remains a reliable, welcoming, and sustainable home for the congregation in the decades ahead.
Project Goals
The primary goals of this master plan are to improve accessibility across the campus, extend the life of existing buildings and systems, enhance the functionality and flexibility of key gathering spaces, and align the site with sustainable landscape and stormwater practices. The plan aims to address deferred maintenance, safety concerns, and inefficiencies while preserving the architectural integrity of the church. It supports long-term use through practical upgrades, targeted reconfiguration, and a phased approach that allows for responsible investment over time.
Existing Conditions Overview
The existing conditions of the First Unitarian Church campus have been thoroughly assessed by the Capital Campaign Steering Committee and over 35 members of six committees that worked on specific areas of concern, in collaboration with BNIM. Through site observations, committee feedback, and technical evaluations, a wide range of challenges have been identified across the building, grounds, and infrastructure. These findings form the basis for proposed improvements and help prioritize investments that will enhance accessibility, functionality, sustainability, and long-term stewardship of the church’s facilities.
Site and Grounds
Parking and Circulation
The church faces a number of critical site-related challenges that impact both functionality and safety. The east and south parking lots, along with the west accessible drive, suffer from significant surface degradation, contributing to poor accessibility and a declining visitor experience. Lighting levels in this area, including the walkway to the building, could be improved to enhance visibility and safety. The deep steps of the east walkway pose an accessibility challenge, and the earth around the culvert is eroding and deteriorating, further complicating safe and accessible pedestrian movement across the site.
Environmental and Landscape Concerns
Additionally, the site is grappling with complex environmental issues. Major erosion is occurring throughout the creek and surrounding woods, exacerbated by underperforming stormwater management systems that are not aligned with the church’s environmental values. Existing bioswales are ineffective, compounding stormwater runoff problems. The grounds themselves are overrun with invasive plant species and require a comprehensive maintenance plan. Finally, the playground is in a degraded state, presenting both safety concerns and lost opportunities for meaningful intergenerational outdoor engagement. These issues highlight the urgent need for strategic investment in both infrastructure and ecological stewardship.
Auditorium, Gathering Area, and Griffin Hall
The Auditorium, Gathering Area, and Griffin Hall present a number of critical deficiencies that affect aesthetics, comfort, and functionality. The auditorium windows require inspection and repair, especially around wood deterioration and weatherproofing, while the windows in the Gathering Area and Griffin Hall are outdated and need replacement with energy-efficient alternatives. Across all three spaces, aging finishes—worn flooring and outdated light fixtures— diminish the welcoming quality of these core gathering areas. Mechanical systems are also nearing end-of-life, with necessary replacements identified for the Gathering Area and Griffin Hall furnace and air conditioners.
Performance and Accessibility Challenges
Beyond physical wear, performance issues are prevalent. Griffin Hall suffers from poor acoustics (to be largely corrected before this project starts) and inadequate daylight control, and the Gathering Area lighting fixtures are both insufficient and mismatched with the building’s architectural character. Auditorium seating is due for replacement to better support accessibility and comfort, and wood finishes throughout the auditorium have degraded and require professional refurbishment. The Auditorium stage itself faces layered challenges from insufficient lighting and sound to a worn and stained stage curtain, lack of storage, and inadequate audiovisual functionality, all compounded by its inaccessibility for individuals with mobility needs. Comprehensive upgrades are essential to restore these areas to highfunctioning, inclusive, and inspiring spaces.
Lower Level
The lower level of the church requires substantial upgrades to ensure it serves the needs of both children and adults effectively. The finishes throughout— including flooring and paint—are worn and outdated, and the classroom doors show degradation from years of use. The furnaces serving the lower level need to be replaced, and there is no air conditioning, making it particularly hot and uncomfortable in the Childcare room and the Large Activity Room. Many furniture items are mismatched or in disrepair, necessitating both replacements and additional purchases to support flexible, multi-generational programming.
Access, Storage, and Usability
Accessibility and functionality are limited, particularly regarding access to the outdoor patio, which has uneven pavers and soffit paneling that may contain asbestos. The patio lighting is poor and unwelcoming, and the adjacent classrooms lack sufficient natural or artificial light, particularly in the south hallway and library area. Classroom storage is insufficient, and the Large Activity Room kitchenette is outdated and does not meet current needs. These combined issues undermine the lower level’s ability to provide a welcoming, accessible, and adaptable space for ministry, education, and community gathering.
General Building Systems
The church’s general building systems reflect several structural and operational shortcomings that compromise both accessibility and longevity. Chief among them is the lack of a convenient ADA-compliant route between the lower and upper levels, creating significant access limitations. While the lift adjacent to the auditorium provides access to each level, many congregants are reluctant to use it , and a full-sized elevator would offer a more approachable and convenient solution for those with mobility concerns. This elevator could also aid in moving larger items from one floor to another, where currently these must be carried down stairs. Exterior materials, including wood fascia and cement board paneling under office windows, show signs of degradation, while roof drains require evaluation and possible repair to ensure proper water management. The church’s outdoor sign has outdated information and is difficult to see from the street. The bell support structure is also deteriorating and in need of attention to preserve its integrity and functionality.
Energy Efficiency and Mechanical Systems
Other issues affect comfort and efficiency throughout the facility. Entrances lack vestibules, resulting in poor energy efficiency and uncomfortable temperature shifts near entry points; during winter months, wind gusts often rush into the building when doors are opened, creating unpleasant conditions for occupants. Several of the furnaces and air conditioning units are nearing the end of their service life and will soon require replacement. These issues, while less visible day-to-day, have a direct impact on the safety, durability, and sustainability of the building and must be addressed to support long-term use.
Sustainability
Sustainability is deeply connected to the mission and values of First Unitarian Church—values that emphasize care for the earth, intergenerational responsibility, and thoughtful stewardship of resources. The strategies outlined in this master plan reflect those commitments through practical, durable solutions that reduce environmental impact, preserve what is already valuable, and prepare the campus for long-term resilience.
On the site, bioswales will manage stormwater by slowing and filtering runoff before it reaches the creek, while creek stabilization strategies—such as reshaped banks, native plantings, and rock ripple features—will reduce erosion and restore more natural water flow. In the woods, removing invasive species and planting native, shade-tolerant perennials will rebuild biodiversity and reduce long-term maintenance needs. A wider wood chip path will improve accessibility while maintaining a natural feel.
Inside the building, improvements focus on energy efficiency, material reuse, and system longevity. LED lighting, efficient windows, and selective HVAC upgrades will reduce energy use and improve comfort. Restoring wood finishes and reusing key architectural elements maintains the building’s character while minimizing waste. Most importantly, the church’s decision to reuse and reinvest in the existing mid-century structure—rather than build new—results in a major embodied carbon savings, keeping tons of material out of landfills and avoiding the emissions tied to new construction.
To help share and reinforce these efforts, educational signage throughout the site and building will highlight the sustainable features in place from stormwater systems and native landscapes to energy-saving building upgrades, connecting visitors and congregants to the values behind the design.
Proposed Improvements Overview
The proposed improvements to the First Unitarian Church campus are organized into thematic project groups to support clarity, planning, and alignment with the overall vision for the facility. While projects are presented in simplified groups for strategic planning purposes, each scope item is detailed and costed separately in the project cost table located in the appendix.
Auditorium and Stage
1. Architectural Restoration and Window Improvements
Restore auditorium wood finishes and window assemblies with professional wood restoration (2400 sf walls, 2600 sf Ceiling). ($101,200)
Perform window analysis and restoration, including weather sealing to reduce air infiltration, enhance thermal comfort, and improve energy efficiency. ($45,540)
Remove the bulkhead at the rear of the auditorium to unify the ceiling height with the Mary Safford area and improve acoustics. Patch and restore the wood wall where the bulkhead interfaces with existing finishes. Abate asbestos present in the bulkhead structure. ($36,685)
Proposed Budget: $183,425
2. Seating and Flooring Replacement
• Replace existing auditorium seating with new, accessible models. ($131,560)
• Replace existing carpet. ($37,950)
• Note: Hard surface flooring alternatives under the seating area should be carefully evaluated with acoustic performance of the space.
Proposed Budget: $169,510
Auditorium and Stage
3. Stage Redesign and Acoustics
• Redesign the stage to improve accessibility, functionality, and aesthetics.
• Include an ADA lift integrated into the adjacent storage room and vent wood wall. ($37,950)
• Explore a range of design approaches:
• Minimal intervention: Enclose upper baffles with a sloped wood ceiling to improve acoustics, and either add a moveable new back wall or replace the stage curtain with one of comparable quality.
• Full intervention: Remove the full proscenium and overhead baffles; install a new contemporary angled wood wall/ceiling design that is complementary to the auditorium design; install steps across the full width of the stage; consider reinstalling skylights from the original design.
Proposed Budget: $137,950 - $280,830
4. Lighting and Audiovisual System Upgrades
• Replace stage lighting. ($25,300)
• Replace light cove fixtures along the south wall with fixtures that more evenly wash wall and ceiling surfaces. ($15,180)
• Upgrade audiovisual systems to support in-person and remote worship with improved sound and video quality. ($18,975)
• Consider replacement of Lutron lighting control system since this is at the end of its life and will not be supported by the manufacturer.
Proposed Budget: $59,455
5. Furnace and Air Conditioning Units
• Replace furnace and air conditioning units that are 19 years old and are reaching the end of their service life.
Proposed Budget: $56,925
Auditorium and Stage
Auditorium and Stage
STAIRS ACROSS STAGE FRONT
ANGLED WOOD WALL
CONCEALED DOOR
PLATFORM LIFT
RAISED STORAGE PLATFORM
Griffin Hall and Gathering Spaces
1. Lighting Improvements
• Replace Gathering Area light fixtures with models that offer better light distribution. Fixture selection should provide uplighting to wash the wood ceiling and improve ambiance and visibility.
Proposed Budget: $17,710
2. HVAC Replacement
• Replace the air conditioning units serving Griffin Hall and the Gathering Area that are 25 years old and are reaching the end of their service life.
Proposed Budget: $25,300
3. Audio Visual Improvements
• Install new audio visual equipment within Griffin Hall
Proposed Budget: $6,325
4. Flooring Replacement
• Replace flooring in Griffin Hall and Gathering areas with new carpet.
Proposed Budget: $34,788
5. Window Replacement and Shading
• Replace existing windows in both Griffin Hall and the Gathering Area with more energy-efficient models. Recommend eliminating the operable window function from these windows to reduce cost and energy efficiency. Utilization of operable windows has been observed to be low and introduces security and maintenance challenges.
• Install roller shades in Griffin Hall to allow daylight control, improve acoustics, and reduce glare.
Proposed Budget: $271,975
Entrance and Elevator
1. New Elevator
• Install a new elevator in place of the existing stairs adjacent to the kitchen to improve accessibility between levels.
Proposed Budget: $218,500
Entrance and Elevator
2. New Interior Stair
• Construct a new interior stair to accompany the elevator installation. Removal of the existing stair necessitates adding a new stair at the south end of the building. This stair will provide convenient access to the lower level at the entrance and provide views to the woods along its length.
Proposed Budget: $149,500
3. South Entrance Redesign
• Extend and reconfigure the south entrance to allow space for new stair with the following:
• New two-story window wall for daylight, transparency, and visual connection to the woods
• Vestibule to improve weather protection and energy efficiency
• Extended roof for shelter at entrance and to maintain architectural character of building.
• Upgraded entrance lighting with suspended light over stairs
• Develop a new accessible lower-level entrance within the expanded footprint.
• Include improved lighting at the lower level and a paved patio surface adjacent to playground.
• Replace the existing exterior stair to maintain access and improve safety.
Proposed Budget: $293,250
Entrance and Elevator
Entrance and Elevator
Entrance and Elevator
4. West Entrance Vestibule
• Create a new vestibule at the west entrance to improve energy efficiency and temperature control in the foyer.
Proposed Budget: $37,950
5. Foyer Redesign
• Design and build new welcome and greeter stations ($107,525)
• Options may include moveable pieces on casters.
• Improved lighting includes additional architectural fixtures and updated linear cove lighting to improve uniformity and provide light on the wood ceiling. ($18,975
Proposed Budget: $126,500
Lower Level
1. Flooring Replacement
• Replace flooring in all hallways, classrooms, nursery, and the Large Activity Room.
• Consider durable, easy-to-clean, hard surface materials.
Proposed Budget: $63,250
2. Door Upgrades
• Replace classroom doors, and paint storage room doors.
• Install a double Dutch door in the nursery.
• Include sidelights or separate window design options to increase natural light in the hallway. Vent panels must be included for return air handling.
Proposed Budget: $37,950
Lower Level
3. Painting & Wayfinding Enhancements
• Paint all lower-level walls. Consider color selection and improved signage for improved wayfinding and mid-century aesthetics. (Roughly 12,500 sf.)
• Paint hard ceilings where needed.
Proposed Budget: $43,493
4. Lighting Replacement
• Replace the lighting in the south hallway with new fixtures.
• Replace lighting in the library with new dimmable fixtures.
Proposed Budget: $22,569
5. Furniture Replacement
• Provide new furniture that is durable and matches mid-century aesthetics. ($88,550)
• Install new storage cabinets for classroom supplies. ($12,650)
Proposed Budget: $101,200
6. Space Reconfiguration & Acoustics
• Add a movable divider wall between classrooms 113 and 114. ($44,781)
• Recommend an overhead coiling partition (e.g., Tudelü product as used at Harkin Institute).
• Add a nursing room area in the Childcare room. ($25,300)
• Add a large enclosed storage area in Room 108. ($25,300)
• Repair and close off the existing wall opening in room 111 behind the large hallway bulletin board to improve room acoustics. Consider light-enhancing wall materials, i.e., glass blocks. ($6,325)
Proposed Budget: $101,706
7. Large Activity Room Upgrades
• Replace and upgrade existing cabinetry, sink, and countertop.
• Relocate the existing utility sink.
Proposed Budget: $29,095
8. Patio Improvements
• Level and resurface patio with new pavers, with a 4” concrete substrate pad for stability and drainage, that will continue in the new outdoor patio area next to the playground. Existing brick pavers will be salvaged and repurposed for possible use at the new trellis entrance to the pedestrian bridge.
• Remove and mitigate asbestos in the soffit under Griffin Hall.
• Replace the soffit with glass-mat sheathing and a direct-applied finishing system.
• Install recessed exterior lighting.
Proposed Budget: $44,275
9. HVAC Upgrades
• Replace the Large Activity Room furnace, and add air conditioning. ($20,700)
• Install air conditioning in the existing north and south lower level furnaces. ($23,000)
Proposed Budget: $48,070
Site and Exterior
Site and Exterior
1. Parking Lots and West Drive
• Replace the east parking lot with a new concrete parking lot. Improve circulation while maintaining the current number of parking spaces. To maintain spaces and improve traffic flow, the parking lot will be extended west and south. ($225,170)
• Raise parking lot elevation to aid with bridge access to the east church entrance.
• Integrate bioswales north and south of the lot for green infrastructure stormwater management (slowing, cleaning, cooling, and infiltrating water before it reaches the creek).
• Improve parking lot lighting. ($7,590)
• Install 1 additional light fixture, and replace the existing two, for a total of 3 new fixtures.
• Replace the west asphalt drive and adjacent sidewalk with new concrete. ($37,950)
• Resurface deteriorated areas of the south parking lot with new asphalt, and restripe it, including an ADA loading zone. ($40,250)
Proposed Budget: $310,960
2. East Walkway and Bridge
• Remove the existing culvert and walkway.
• Regrade the creek bed to improve stormwater capacity during peak events. Widen it to similar width as on the south side of walkway.
• Construct a new steel truss pedestrian bridge, approximately 40’ long, with a concrete walking surface, and a new section of steps at the east end (bridge size to be validated with creek erosion study). ($269,445)
• Upgrade the lighting along the bridge and walkway. ($20,700)
• Build a welcoming trellis sign at the entrance of the bridge from the parking lot. ($25,300)
Proposed Budget: $315,445
Site and Exterior
Site and Exterior
3. Creek Stabilization
• The guiding vision for the design will include a preference for keeping excavated materials on the property—such as using wood harvested along the creek corridor for grading in the stream and for stream habitat and natural stabilization —and encouraging appropriate native plantings.
• Remediate the creek edge erosion by regrading small flood plains and the creek alignment in four key places to reduce streambank erosion and create a healthier channel able to better handle severe rain events.
• Integrate new creek crossings where possible to act as additional stabilization, habitat, and natural connection areas for children and families.
• Coordinate grading and plantings with the woods restoration work to ensure an overall integrated design approach.
Proposed Budget: $113,850
Site and Exterior
4. Woods Restoration and Landscaping
• Remove all invasive species such as honeysuckle and garlic mustard, and trim/remove trees to restore native plant diversity and woodland health. (refer to Woods Report 2012 Loren Lown for extensive suggested action on each unit of this property)
• Construct a wide wood chip path to improve accessibility and guide movement through the woods while minimizing disturbance.
• Install native perennial plantings suitable for shaded, forested conditions typical of central Iowa throughout the woods and around the building. These plantings will support ecological function and enhance aesthetic and educational values.
• Install educational signage throughout the site to explain the sustainable strategies being employed, including the use of native plantings, stormwater bioswales, and creek erosion mitigation techniques to promote understanding and stewardship among visitors and the congregation.
• Construct and place natural play features throughout the woods to encourage youth to explore.
• Rework and improve the labyrinth, encouraging use of cleared areas for group gatherings.
• Establish an ongoing woods maintenance plan that will be critical to ensuring that the woods and creek areas are usable and appealing to all members of the congregation.
Proposed Budget: Total = $107,525
5. Playground and South Patio
• Construct a new durable, paved patio surface to support outdoor gathering and circulation south of Griffin Hall.
• Install pedestrian-scale lighting to improve evening visibility, comfort, and safety.
• Provide accessible adult seating integrated into the patio and playground area to support intergenerational use.
• Replace outdated playground structures with new, inclusive playground equipment that meets modern safety standards and engages a range of age groups.
Proposed Budget: $50,600
6. Outdoor Church Sign
• Replace the current church sign, keeping the existing brick base and size for city code compliance, with a more visible welcoming sign.
Proposed Budget: $3,795
7. Building Maintenance
• Restore and preserve the existing mid-century church bell structure.
• Replace the cement board paneling under office windows.
• Repair the exterior fascia board paneling at the west entrance.
• Coordinate miscellaneous roof drain repair and maintenance.
• Repair existing bioswales.
Proposed Budget: $34,788
Stake Holder Engagement and Next Steps
The success of this master plan depends on continued collaboration and clear communication between the congregation and leadership. The process to date has been shaped by input from committees, staff, and members of the First Unitarian Church community, and this spirit of shared ownership will carry forward into implementation.
Next steps:
1. Approval by the Board of Trustees to endorse the direction and priorities of the plan
2. Presentation and approval at a Congregational Meeting, ensuring full transparency and support from members
3. Launching a Capital Campaign general appeal to raise the necessary funds and build momentum around the vision for renewal and accessibility
4. Final design and documentation for each phase of the work
5. Construction, scheduled in alignment with available funding, permitting, and church programming.
Ongoing engagement through forums, updates, and volunteer opportunities will ensure that the congregation remains informed, involved, and invested throughout the process.
Implementation
The Implementation Plan outlines a phased approach to executing the proposed improvements to the First Unitarian Church campus. Organized by urgency, priority, and scope, the plan balances construction costs, funding strategy, and sequencing to minimize disruption and maximize impact. Each phase includes a dedicated design period followed by construction, allowing time for documentation, permitting, and bidding. Grouping similar scopes—such as infrastructure, accessibility, and interior upgrades—creates logical packages that support efficient delivery while aligning with the church’s values of stewardship, inclusivity, and long-term sustainability.
Phase 1: Critical Infrastructure, and Building Needs
Total Duration: 18 months
• Design, Documentation, Bidding, Permitting: 6 months
• Construction: 12 months
This phase addresses the most urgent needs: protecting the site from further erosion, resurfacing the parking lots, installing the new bridge and walkway, and refurbishing the lower level.
Scope of Work:
1. Creek Stabilization: Regrade slopes, install erosion control features and plantings, and add rock ripple structures.
2. Woods Restoration: Begin work to remove invasive species and restore the woods.
3. East Walkway and Bridge: Remove the culvert, widen the creek, install the bridge, and construct a new stepped walk.
4. Parking Lots and West Drive: Rebuild the east lot with bioswales, lighting, and sidewalk; resurface the south lot; replace the west asphalt drive with concrete.
5. Lower Level Upgrades:
• Replace the flooring in all halls and classrooms.
• Replace doors (including Dutch door in nursery).
• Paint walls and ceilings with wayfinding intent.
• Replace the lighting in south hallway and library.
• Purchase new furniture and storage cabinets.
• Replace the counter and cabinets in the Large Activity Room.
• Create a nursing room.
• Create a storage area in Room 108.
• Replace older furnaces, and add air conditioning.
Phase 2: Accessibility, Interior Enhancements, and Gathering Improvements
Total Duration: 15 months
• Design, Documentation, Bidding, Permitting: 5 months
• Construction: 10 months
Phase 2 advances the church’s mission of accessibility, hospitality, and multigenerational use. It introduces key enhancements to circulation, program space flexibility, and congregational comfort.
Scope of Work:
1. Woods Restoration: Continue work to remove invasive species and to restore woods.
South Entrance Redesign, including the following elements:
• Two-story window wall for light and views
• Vestibule for energy efficiency
• Extended roof for shelter
• New interior stair
• Upgraded entrance lighting
2. Griffin Hall and Gathering Spaces:
• Replace flooring.
• Upgrade light fixtures in gathering area to wash wood ceiling.
• Replace windows in Griffin Hall and the Gathering Area.
• Install roller shades in Griffin Hall.
• Replace air conditioning units in Griffin Hall and the Gathering Area.
3. Lower-Level Patio Restoration:
• Salvage brick pavers, and install new concrete pavers over a concrete base.
• Replace the asbestos soffit, and install a new finish system.
• Add recessed lighting.
4. South Lower-Level Entry:
• Create a new accessible entry and paved outdoor space.
• Replace the exterior stair.
Implementation
5. Playground and South Patio:
• Build a new paved patio.
• Install pedestrian-scale lighting.
• Add adult seating.
• Replace the playground with inclusive equipment.
Phase 3: Long-Term Enhancements and Updates
Total Duration: 12 months
• Design, Documentation, Bidding, Permitting: 4 months
• Construction: 8 months
This phase completes the church’s transition into a resilient, accessible, and environmentally responsible campus, with work that focuses on building energy efficiency, interpretive landscape improvements, and remaining interior updates.
Scope of Work:
1. Woods Restoration and Landscaping:
• Continue work to remove invasive species.
• Improve the wood chip path.
• Seed and plant native shade-tolerant perennials.
• Add educational signage throughout the site.
2. Install the elevator.
3. West Entrance Vestibule
4. Foyer Redesign with new welcome stations and lighting
5. Auditorium Core Upgrades:
• Restore wood finishes and windows.
• Remove the bulkhead and patch the wall (with asbestos abatement).
• Replace the Auditorium seating and carpets
• Redesign the stage with an ADA-compliant lift.
• Upgrade audiovisual and house/stage lighting systems.
Replace remaining furnaces and air conditioners.
Cost Spreadsheet
Site and Exter or Enhancements
East walkway and bridge $274,300$315,445$315,445 Creek stabilization $99,000$113,850$113,850
Woods restoration and landscaping $93,500$107,525$50,000$25,000$32,525
Playground and south patio $44,000$50,600 $50,600
Outdoor church sign $3,300$3,795$3,795
Building maintenance $30,250$34,788$12,000$12,000$10,788
Design and Construction Phase services $292,219$336,051$120,531$97,879$117,641
Total Project $3,214,404$3,696,564$1,325,844$1,076,672$1,294,048
*Pricing includes 10% design and 15% construction contingency