CLUBHOUSE COMMITTEE BEGINS WORK
CVOA is thinking about building a new home.
Pete Weston, CVOA president, has asked the board to consider building a clubhouse at the shooting range. It would be used for storage, meetings, pot luck gatherings, hunter breakfasts and social get-togethers.
A building committee, chaired by Harvey Packard, has held several meetings. The group is currently finetuning a proposal to be presented to the board and, subsequently, full membership.
The current design would be a 24
X 36-foot building that would be sited on the hillside between Route 27
and the range property, overlooking the range and the Bigelow mountain
chain. It would have bathrooms, a kitchen, a fireplace and a deck. The committee is looking at a "green" building using solar and other sources of energy as well as conventional fuel. Cost estimates for the construction .. and operating costs .. will be presented to the committee at its next meeting April 25.
CVOA Building Committee Meeting
April 25, 2007
Chairman Harvey Packard convened the meeting at 3 p.m. at the Stratton Community Center. Attending were Sherie Packard, Neal Trask, Nelson Camp, Paul Houlares, Cynthia Pernice and John McCatherin.
Harvey and Sherie have been doing extensive research on costs associated with building a proposed 24 x 36 foot building on the CVOA range property. Much of the meeting was devoted to discussion of those costs.
Site preparation, including building and septic system permits, a well and septic system, foundation, backfilling and drainage, electrical entrance and parking would total $38,777, based on estimates received.
The construction materials and labor plus insulation, installation of heating, plumbing and electrical systems and staining and painting would be $130,518. That included construction of a fireplace, though there was discussion that installation of a wood stove would be more efficient and save significant costs.
Estimates for finishing and equipping the building totaled $8,200, including cabinets and counter tops, electrical fixtures, a refrigerator, stove, microwave, 10 six-foot banquet tables, 50 metal chairs with cushioned seats and backs and miscellaneous equipment like a coffee machine, vacuum cleaner, mop, bucket, broom, dishes, pots and pans and utensils. Many of those latter items might very well be provided by donations.
Total cost estimates for construction and equipping of the facility are about $180,000.
Sherie provided estimates for annual operating costs totaling $4,295. That estimate included electricity, heating, insurance, supplies, snow plowing, firewood, chimney cleaning and a contingency fund for upkeep. The estimate assumed volunteer maintenance of the clubhouse.
Harvey and Sherie explained that many of the estimates were on the high side intentionally and did not assume volunteer labor in the construction process.
He repeated his contention from previous meetings that a building as proposed could be completed on site for less but it would require cutting corners substantially and would have to rely heavily on volunteer labor. He estimated construction time with volunteers would be 10-to-12 weeks, a major commitment for anyone involved.
2.
The immediate need and use of such a building would be to provide storage for club equipment and supplies, to provide a facility for board and other CVOA committee meetings, provide a home for Boy Scout Troop #525 sponsored by CVOA, a permanent home for club records and paperwork, a facility for small group social functions and a warming hut for use by range members during cold and inclement weather. The building would include outside decks which would provide an observation area for range activities or to just enjoy the views of the Bigelow Range. No one felt the building would replace the use of the Stratton Community Center for major social functions.
All those in attendance took part in a roundtable discussion of the pros and cons of such a structure. While most everyone agreed that such a building would meet the immediate needs of the organization, and that it would be a nice facility to have, they also voiced concerns about the costs and the financial burden it would place on the organization and its members. It was suggested that the project go no further until an analysis of the fundraising potential could be completed.
At both this and a previous meeting the use of a survey instrument was discussed to obtain member sentiment and to try and determine what fundraising support could be expected from members. The use of focus groups was also discussed as a means of determining sentiment and potential contributions.
Discussion of a downsized structure ensued, including suggestions of cost reductions that might be achieved in a lesser structure.
Harvey estimated that a structure that would meet the basic functions proposed for the original building could be achieved in a 16 x 24 building built on skids so it could be relocated if a permanent structure was ever built. It would include electricity and a wood stove and decks but would not have a foundation, well, septic system and furnace. Site work would not be required for such a building. A pump-out holding tank similar to the structure at the trailhead at Campbell Field would meet bathroom requirements.
He said a quick guess at the cost of that kind of facility would be about $10,000 and operating costs would be reduced to about 10 per cent of what would be required for the larger facility.
The committee unanimously recommended that the cost estimates and report of discussions that took place at the meeting be presented to the CVOA Board of Directors at a meeting to be devoted only to discussion of the proposed building.
The committee also unanimously thanked Harvey and Sherie for all the extensive work they did in obtaining all the cost estimates and other information.
CVOA Building Committee Minutes March 28, 2009
By John McCatherin
The meeting was convened at 3 p.m. by Chairman Harvey Packard at the Carrabassett Valley Town Office. Attending were Sherie Packard, Jim Heichel, Neal Trask, Paul Trueworthy, Paul Houlares, Peter Weston, Nelson Camp, Bob Briggs, Nancy Perry and John McCatherin. Member Steve Fennell was unable to attend but provided input in writing to the meeting.
Neal Trask reported that the Sanitary District has approved the concept of a building to be located on the CVOA range property, which is leased from the District. He said they would want to review any plans we might have before construction starts.
Harvey presented a copy of a computerized drawing outlining a first draft of a 24 X 36-foot building. The committee authorized the payment of the $200 for the plans from the Building Fund.
Neal also reported that Carrabassett Valley Code Enforcement Officer Bill Gilmore outlined our plans to the State Fire Marshall Feb. 20 and asked questions regarding requirements for different kinds of uses we might make of the building. So far there has been no response to those inquiries.
The committee discussed what the nature of the building will be, for what uses and whether it would be privately- or publicly-owned by the District. Final determinations of those issues could dictate additional building requirements.
The building site location would be on the hillside off Rt. 27, overlooking the range complex and most of the Bigelow Mountain range. There would be a new entrance directly off Rt. 27 into a parking lot that would have to be at least 100 feet from the centerline of the highway. An entrance into the building would be located adjacent to that parking lot so the gate to the range wouldn’t have to be open to permit use of the building.
When the range gate was open, it would make available the parking normally used by the range members and building access from the range.
2.
Harvey described the building as it would be viewed from the range side with a daylight basement and entrance and large deck surrounding much of the building.
He and others agreed that we should, to the extent possible and practical, be a “green building” incorporating environmentally-sound technologies such as geothermal, wind and solar energy systems. There should be grant opportunities available in support of some of those types of projects and we should start now trying to identify them.
Harvey said that he has appointed Steven Fennell of MaineStream Energy Alternatives, Inc., as a member of the committee to provide advice on the use of “green” technologies. Steve, a CVOA member, asked that his company not be precluded from bidding on any such projects because of his service on the committee. The committee voted unanimously to permit bids by MaineStream Energy Alternatives and that Steve’s participation would not be considered a conflict of interest.
The committee discussed roof design and systems that would support an “open” or cathedral ceiling interior and a timber-framed ceiling that would provide a traditional log cabin kind of look; agreed that conventional, “stick-built” six-inch framing would best suit our needs; and reviewed several methods of insulation that might be suitable for the cold and windy building site, including sprayed foam insulation.
Discussion also focused on the operating costs of such a building. Neal Trask said a comparably-sized residential building he owns cost $1,110 for conventional, oil-fired baseboard heat last year. Sherie said she will look at existing expenses and try and determine what additional operating cost there may be.
Harvey pointed out that construction costs for a residential structure a year-and-a-half ago were about $150 per square foot. He felt with the expertise and volunteer labor available within the club membership we could build such a facility for about $100,000, which would not include site preparation, septic system and well.
3.
He said he will put together a material list for construction and have Jordan Lumber price it out. He also will obtain an estimate for a foundation and site work and get an estimate for digging a well from Goodwin’s.
The committee also discussed alternative approaches to water and sewer systems, including environmentally-sound systems like those being used in the Maine Huts & Trail buildings.
The committee hopes to have a completed proposal, including a plan for financing, for discussion at a board of directors meeting prior to the June 27 membership meeting and then present it at the membership meeting.
Following those reviews, the building committee would decide whether to send a proposal out to the entire membership for approval.
The meeting was adjourned about 4:30 p.m.
The next meeting is scheduled for 3 p.m., April 25, prior to the annual Spring Fling dinner and dance.