Property Discussion

Campus Map
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MASTER PLAN FOR THE EVANGELICAL CENTER
(Preliminary, latest revision 6-7-07)

The structure of this document is in four sections: a preamble, questions which have been raised, suggested answers and information for those questions, and options for prayer and consideration regarding the use/sale of the property.


Preamble

All of us recognize the gift God has given us in the property we now call the Evangelical Center. Many have experienced the transforming and cleansing power of the Spirit as a result of varied ministries on the grounds. All of us also acknowledge that God calls us to be good stewards of what He has entrusted to us. The last two annual conferences have celebrated the memories of good things which have happened here over the last 100 years. Unfortunately we have neglected our collective responsibility as a conference of churches for maintaining, improving and promoting The Evangelical Center if we expect it to thrive. I believe it is time to come to grips with these challenges and establish a time line for a decision. We want to make this decision in a systematic (planned) and intentional (purposeful) way. We have remained undecided about the fate of the property while buildings have continued to deteriorate and employees have felt like “rubber bands” as the issue is discussed and tabled. Therefore, with the support of the Board of Trustees, I present this preliminary proposal as a first step in the development of a master plan for The Evangelical Center. I am recommending that this Annual Conference commit to pray for the next year and resolve to make a decision in 2008 on one of the options contained in this proposal or any other option or modification suggested by this annual conference.


Questions Regarding The Evangelical Center

Several questions have guided discussion relating to the future of The Evangelical Center (EvCtr) and the development of preliminary Master Plan proposals and will serve as the structure for this proposal. These questions were developed out of discussion with three architects , The Evangelical Center staff and various groups including Conference Trustees, Program Directors and user groups such as Wycliffe, as well as a review of previous discussions about The Evangelical Center.

1. How does the EvCtr contribute to the mission of the Pacific Conference, which is to be harvest focused, holiness fueled churches?
   
2. To what extent and how does the Pacific Conference use the EvCtr?
   
3. To what extent and how do the churches of the Pacific Conference use the EvCtr?
   
4. How is the EvCtr currently being used by groups other than Pacific Conference churches?
   
5. Are there viable reasons for maintaining the rentals as part of the EvCtr?
   
6. What guidance do we gain for the use of the EvCtr by applying Christian stewardship principles?
   
7. If we do not sell, what impact can/will we make with the property?
   
8. If we sell, what impact can/will we make with the proceeds?
   
9. What needs are we currently meeting which may be left unmet if we sell the property?
   

Answers for Questions Regarding the Evangelical Center

1. How does The Evangelical Center (The EvCtr) contribute to the mission of the Pacific Conference to be harvest-focused, holiness-fueled churches?
   A harvest-focused, holiness-fueled church is a healthy church which is life-giving, multiplying and prevailing. This means there is: 1) intergenerational demographics; 2) systematic and intentional prayer; 3) systematic and intentional discipleship; 4) a shared vision between pastor and congregation which unites them in action; and 5) a systematic and intentional involvement with their community through projects, outreach, etc. The EvCtr contributes directly to this mission by providing a location for training leaders in the ACTS strategy of the denomination to have a network in each conference where leaders have been trained in assessing leaders and churches as well as coaching, continued training and doing so strategically. Indirectly The EvCtr fulfills the mission of the Pacific Conference by providing a systematic and intentional ministry to the larger community. See the answers in numbers 5 & 6.
   
   
2. To what extent and how does the Pacific Conference use The EvCtr?
   Currently The Evangelical Center assists the Pacific Conference in fulfilling this mission by serving as the hosting site for training in various areas of assessment (leadership and Natural Church Development) and by providing an office for the Conference, a location for PESM, annual conference, men’s summit and board meetings. This use amounts to 28 days and does not occupy all the grounds except at annual conference.
   
   
3. To what extent and how do the churches of the Pacific Conference use The EvCtr?
   Some of our member churches, less than 20%, use the facilities occasionally. They use it for worship services, men’s and women’s meetings, youth gatherings. This amounts to less than 30 days of usage.
   
   
4. How is The EvCtr currently being used by groups other than Pacific Conference churches?
   The EvCtr provides meeting places for several churches, such as Household of Faith, several Hispanic groups, Wycliffe, and Hope Teams. In addition The EvCtr provides a witness to the community via servicing secular groups such as Sweet Adelines and several county groups. Retreats and meetings, including those mentioned, make up another 232 days per year. For the last two years The EvCtr averaged 290 days of use per year. Staff members have heard positive comments about the peaceful atmosphere provided.
   
   
5. Are there viable reasons for maintaining the rentals as part of The EvCtr?
   The rentals have provided an income stream for the operation of the Evangelical Center while offering a service to low income residents who face a shortage of affordable housing in the greater Portland area. This has created a community, some would even say a family relationship, among some of the residents. So the rentals provide a ministry. Despite the conditions of some of the rentals, five of which have been demolished this conference year, many of the units are in good condition with foundations. With the release of staff early this conference year and careful attention to maintaining paying occupancy by The EvCtr staff, the rentals are again on track to help fund the operation of The EvCtr. There still remains the question of paying for demolition of more units not suitable for repair. In addition, a decision must be made concerning the relationship of the rentals with the mission of the Pacific Conference and The EvCtr.
   
   
6. What guidance do we gain for the use of The EvCtr by applying Christian stewardship principles?
   Looking at the Scriptures and Alcorn’s Treasure Principle, we would have to conclude that we have been entrusted with a sacred responsibility to use our assets to advance the Kingdom through making disciples. This raises several major questions. Is this the optimal use of the resources entrusted to us? Do the assets help us fulfill the Great Commission in light of the Great Commandment? What are the best usages for this property? Are we being good stewards of what God has entrusted to us? To or for what is God calling us?
   
   
7. If we do not sell, what impact can/will we make with the property? Note these are not intended to be exhaustive but are suggestions which have been made.
   a. A continuing deterioration of The EvCtr if we do nothing.
   b. A Senior Center. See Option 4.
   c. Meeting space for a Regional Training Center for International Creation Research.
   d. Center for engaging culture via linking with ministries such as Bridgetown or CityTeam.
   e. Center for apologetics.
   f. Center for leadership development.
   g. Note that items c, d, and e (above) require partnership and some infusion of cash.
   
   
8. If we sell, what impact can/will we make with the proceeds? Note these are not intended to be exhaustive but are suggestions which have been made. The property has been valued in June, 2006, by a commercial appraiser at $6,645,000 as-is.
   a. Utilize the majority of the funds from a partial sale of property to significantly upgrade The EvCtr. See Option 3.
   b. Utilize the funds to relocate the conference office and provide space for PESM. Cost may exceed profit from sale. See Option 5.
   c. Utilize the funds to upgrade the Conference office, Conference Center building and the Lents building which would be retained by the Conference. See Option 6.
   d. Endow a center at George Fox Evangelical Seminary which would include at least a half-time professorship for the purpose of recruiting and advising Evangelical students. The estimated cost is $1,500,000 to $2,000,000.
   e. Buy a camp and develop it. This will cost more money then generated by the sale of the property and still raises the question of the cost of year-long operation. Partnership with a camp or camps seems more feasible.
   
   
9. What needs are we currently meeting which may be left unmet if we sell the property?
   a. While certain groups will be disrupted in their use, the major impact will be on Wycliffe, Hispanic groups and possibly The Household of Faith depending on which proposal is approved.
   b. Loss of housing for the renting residents.
   c. Loss of employment for EC staff.
   d. The change of location for Annual Conference has both positives (such as better accessibility, facilities, and allowance for location changes so we visit other churches) and negatives (such as loss of a common meeting place, the loss of the conference central and memories).
   

Options

Option 1
The EvCtr would continue to operate as currently structured.

• Advantages: No change, no disruption. The EvCtr generates enough income to support its operations but not improvements or even major maintenance.
  
  
• Disadvantages: This allows no funds for maintennace or capital expenditures. This year (2006-2007) has seen an influx of approximately $34,000 for needed maintenance and capital expenditures. This does not address the shrinking niche from which the EC draws its guest groups. This niche will continue to shrink without significant upgrading of current facilities and new facilities such as a covered sport center. Funding is not addressed. See disadvantages and question, Option 2. This option would require the churches of the conference to step up and offer financial support as well as to support direct fundraising for the EvCtr and a capital campaign.

Option 2
Release The EvCtr to have its own board and operate independently of the Conference. The Conference would maintain the current office building and parking spaces and would have first rights for use of buildings for PESM or Annual Conference but would pay for that use.

• Advantages: little disruption to current programs, The EvCtr would be free to operate separately from Conference funds.
  
  
• Disadvantages: No serious capital dollars available for regular maintenance, let alone upgrade. In a recent tour with the Facilities Maintenance Manager, Rich Harmon, it was observed that structural and roof issues exist with almost 80% of The EvCtr buildings and would require approximately $120,000 - $150,000. (This would not include moving bathrooms downstairs for the Conference Center Building ($30,000) or the development of a shop in Labish ($10,000). Much of what has been done has admittedly been window dressing and patch solutions, and has not significantly addressed regularly needed maintenance such as roof maintenance, painting and other structural issues. It remains questionable whether even these projects would actually provide a quality facility without substantial remodel or updating. In reality keeping the EvCtr will require significant dollars to bring things up to grade. Do we desire to do that? Where would the funds come from? Are there possibilities of outside funding, i.e. grants, capital campaign?
  
  
• Question: Is there a feeling of ownership among the churches of the Conference?

Option 3
In recognition of the ministry of The EvCtr and its long history, sell a portion of the campus, primarily the rentals, and use the proceeds for a significant upgrade of the facilities and engage in an aggressive marketing campaign.

• Advantages: honors the past heritage, little disruption to current programs, with a possibility for success due to the infusion of cash and allows us to concentrate on the development of the EvCtr without being a landlord.
  
  
• Disadvantages: There is no guarantee that this will save The EvCtr. Once the property is sold those resources are gone forever. At this point the rentals are actually supporting The EvCtr. With the loss of the rental income, operations will suffer. There is no forecasting of a major reduction in staff since there will still need to be maintenance and grounds upkeep. Last year’s Annual Conference voted to adopt the cessation of rental properties on a reasonable timetable. Consequently, five units considered unsafe and too costly to renovate have been demolished this conference year. At this time further demolition has been placed on hold until the Annual Conference makes a decision about what option to pursue. The reasons for this are the high cost of demolition and the loss of rental income. See answer to question 5.
  
  
• Question: In the life cycle of organizations has the EvCtr come to its end and are we prolonging the inevitable?

Option 4
Develop a senior care center where the Conference provides/leases the property and someone else develops the property. Conference would maintain the current office building with parking.

• Advantages: Possible negotiation for special rates for seniors who are members/attendees of The Evangelical Church; still maintains control of the property and provides possible income stream for investment in camp partnerships, rental of facilities for camps, annual conference, PESM, church extension and workshops, and us from being a landlord.
  
  
• Disadvantages: If a joint venture, dollars coming in would be very slow. Loss of our common meeting place for Annual Conference. The personal impact on The EvCtr employees is the loss of employment.

Option 5
Sell all 16 acres as-is and relocate the current office.

• Advantages: Start with new facilities, use remaining dollars for investment in camp partnerships, rental of facilities for camps, Annual Conference, PESM, Church Extension and workshops, and removes us from being a landlord.
  
  
• Disadvantages: Cost in relocating may eat up much of the proceeds. Loss of our common meeting place for Annual Conference. The personal impact on The EvCtr employees is the loss of employment.

Option 6
Keep the Lents, Conference Center building, and Conference office and sell the rest of the property.

• Advantages: Allows the office to stay in place, provides facilities for PESM, training and for a church start, requires little financial investment ($30,000 for bathroom remodel and $15,000 for roof on Conference Center building, $10,000 for roof and railing in Lents, and $5,000 for new lights in the Conference office) and provides income stream for investment in camp partnerships, rental of facilities for camps, Annual Conference, Church Extension and workshops. If further remodeling of Lents and Conference Center buildings are needed to enhance their usability, this could be done in affordable phases.
  
  
• Disadvantages: We lose our common meeting place for Annual Conference. The personal impact on The EvCtr employees is the loss of employment with the exception of one person retained for janitorial, landscape maintenance and repairs.
  

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