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May 12, 2016

Tenant Improvement/Renovation

Photo from Rafn Co.
The renovation preserved rough timbers and masonry wainscoting.

Snoqualmie Valley Alliance Church annex
Rafn Co.

Architect: Buffalow Architects

Engineer: Quantum Consulting Engineers

Owner: Snoqualmie Valley Alliance Church

ABC members: Performance Mechanical Group; Clark Nuber; Propel Insurance

Snoqualmie Valley Alliance Church’s annex had numerous additions done over time, causing an inefficient flow and an unusual structure.

Rafn’s work included replacing the metal roofing, siding, windows and exterior doors; renovating the gym, kitchen and bathrooms; and adding a performance theater and two-story entry. The interior was updated with new finishes, doors and lighting. Additionally, new HVAC and fire alarm systems were added and the existing electrical and plumbing systems were updated.

The architect designed the building to preserve the exposed rough timbers and masonry wainscoting on the outside of the building, transforming the outdated porch into a visually interesting entry, and tying the renovated annex to the existing church. Rafn was able to self-perform a substantial portion of the work including demolition, wood framing, siding, concrete, window and door installation, interior millwork installation, soffit and fascia installation, and miscellaneous exterior wood design elements.

The building is filled with exposed beams and connection points that were previously covered but are now exposed, creating visual interest.

The church had an ambitious wish list of enhancements for the remodel, however the budget was not sufficient to accomplish everything. The church committee and the project architect worked with Rafn prior to construction to price the project and determine strategies to maximize the budget.

In just four weeks the team came up with $500,000 in cost-cutting and value engineering options, including deleting clear coat on the lobby steel, using pre-finished doors rather than finishing on site, using Sports Court flooring in the gym, replacing a roll-up door with a pair of French doors, replacing the metal railing in the theater with a framed railing wall, simplifying soffit framing and having the congregation perform final cleaning.

Unforeseen challenges included the discovery of a balcony beam at eye level in the lobby during the constructability review that had to be modified for clearance. Plumbing upgrades were added to the scope and completed with the rest of the remodel after opening the walls revealed issues that would require costly maintenance and future repair.

Rafn also developed a solution to block water entry on the building’s north exterior wall by lowering the existing grade and revising the flashing at the base of the wall. The team also solved an existing groundwater issue by adding an infiltration trench drain.

By self-performing 20 percent of the work, Rafn maintained quality control and schedule flexibility. Revising the schedule to accommodate the church’s congregants and coordinating vendors required careful planning and coordination with multiple parties. At times this required Rafn to work extended hours to stay on schedule.

Despite all the schedule challenges and added scope, the project came in six days ahead of schedule and on budget. There were no medical or time-loss incidents during the 7,122 hours worked.

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