Killam’s Point Long Term Planning Committee



Recommendations for Ministry at Killam’s Point

[pic]

Killam’s Point Long Term Planning Committee

First Congregational Church

Branford, CT

August 2007

Table of Contents

Part One: Introduction and Background Information

History of Killam’s Point 3

The Branford Royal Grant Years (1970-2005) 4

The Killam’s Point Ad Hoc Committee (1996) 5

The Killam’s Point Vision Committee (1999) 5

The Branford Royal Grant Lease Committee (2004) 7

Part Two: Killam’s Point Long Term Planning Committee (2005-2007)

Process and Background Information for Final Recommendations 8

Kaleidoscope (2005-2006) 8

Kaleidoscope/Committee Recommendations–June 2006 10

Congregational Surveys – September–November 2006 10

Utilities 11

Conservation Easement 12

Environmental Survey (Winter-Spring 2007) 13

Traffic Study, Parking and the Driveway 14

The Point House 15

Effect of Climate Change on Killam’s Point 16

Part Three: A Proposal for Ministry at Killam’s Point

Mission Statement – A Vision for Ministry 18

Committee Recommendations based on Feedback and Survey Results 19

Graphic – Location of Recommended Structures at Killam’s Point 20

Part Four: Estimated Costs and Implementation

Present Operations 24

Costs of Recommendations for Future Operations 25

Phase One 25

Phase Two 26

Phase Three 26

Additional Costs 26

Anticipated Use and Revenue 27

Anticipated Expense 28

Part Five: Summary 28

Appendices-

Appendix I Initial Options for Ministry 30

Appendix II Kaleidoscope Report – Comprehensive Plan for Site and Ministry 36

Appendix III Congregational Survey Results 85

Appendix IV Environmental Report 89

Appendix V Traffic Assessment 124

Appendix VI Land and Building Report on Point House 136

“Now as Jesus was walking by the Sea of Galilee, He saw two brothers, Simon who was called Peter, and Andrew his brother, casting a net into the sea; for they were fishermen. And He said to them, ‘Follow Me, and I will make you fishers of men.’ Immediately they left their nets and followed Him.”

Matthew 4:18-20

Part One: Introduction and Background Information[1]

History of Killam’s Point

Following the settling of the Town of Branford in 1644, the First Ecclesiastical Society of the Town of Branford (the “Society”) was organized. The Society’s membership was restricted to members of the First Congregational Church of Branford (“FCC Branford”). The main purpose of the society was to hold the realty of FCC Branford. Legend has it that, in 1693, King Charles II of England granted various parcels of land to the Society. Among the parcels was between 60 to 70 acres of forested land on what is now Long Island Sound. On March 1, 1868, the Society leased this property to Jay Russell for a period of 99 years. Mr. Russell subsequently transferred the lease, in the 1880s, to Henry Killam. The property became known as “Killam’s Point.” Several cottages and houses were constructed on the northern portion of the property.

Mr. Killam invited his business employee, Harvey Shephard, to select a portion of the leased property for summer cottages for his family. Mr. Shephard selected a southern, swampy area and, after many wagonloads of fill were brought in, his two sons each erected a summer cottage, and a third building that was part storage, part living area was also constructed. The location of these buildings and the immediate vicinity became known as “Shephard’s Point.” The cottages became what are now known as the “Point House” and the “Shephard House.” Mr. Killam sublet a parcel just north of Shephard’s Point to William Deloss Love. Mr. Love built a summer cottage, which was later moved to Short Beach. The original stone steps remain and this location is now known as “Love’s Beach.”

With the expiration of the 99-year lease in 1967, approximately 15 acres of the northern portion of Killam’s Point, where cottages and houses had been built, were sold as individual plots to the people who lived in these dwellings. Ownership of the remaining 45 to 55 acres (including the causeway and road to the southern portion and Shephard’s Point) was retained by the Society. This retained portion of Killam’s Point included wilderness, salt marshes, rocky shores and Love’s Beach. Dr. Shephard, the grandson of Mr. Shephard, donated the cottages and adjacent building to the society. None of these buildings had electricity or city water at the time. There was much discussion about what was to be done with this relatively undeveloped 45 to 50 acre parcel.

The Branford Royal Grant Years (1970 – 2005)

In 1970, FCC Branford, under the leadership of its minister, Rev. Roger Manners, and with the assistance of the Connecticut Conference of the United Church of Christ, acted with neighboring churches and individuals to organize a non-profit corporation – The Branford Royal Grant Corporation (“BRG”) for the specific purpose to act as a tenant under a lease of the property – to operate and maintain Killam’s Point as a conference and retreat center, as a haven for reconciliation.

The basic policy formulated by the BRG to guide the development of its programs was that “there should be minimal interference with the natural beauty of Killam’s Point or with the delicate ecological balance that nurtures and continues this beauty.” BRG’s three major programmatic goals were to have the Center provide:

1. Resources and opportunity for meditation, spiritual retreat and practice of the devotional life

2. Neutral grounds for those polarized groupings that represent the fragmentation of society

3. A place for church groups to get back in touch with their reason for being.

In June of 1970, the First Ecclesiastical Society of FCC granted BRG a 30 year lease of the property, to run from January 1, 1970 to January 1, 2000. This lease provided that the property was to be used “as a site for supervised religious, educational and social activities for families, adult groups and young people in accordance with the general program and purposes of the BRG.”

The Killam’s Point Conference Center (“KPCC”) had very modest beginnings due to such limitations as non-winterized buildings, and no indoor plumbing, electricity, running water or telephone service. In 1973, in keeping with certain provisions in the lease, the BRG met with an architectural firm to discuss how to meet all the program needs, without encroaching on the natural setting. A design was created for a compound consisting of the two existing houses and a new “Main House” that could accommodate up to 150 people from one or more groups using the facility at the same time. Sleeping accommodations were to be made available at the Point House and Shepard House. The estimate cost for the Main House was $300,000. Fundraising was undertaken, with the Society contributing $25,000. BRG had raised an additional $15,000 ($6,000 of which was pledged by FCC Branford members) when, in 1974, a disastrous fire destroyed the porch and entire southwest gable end of the Point House. The site plans were put aside and new plans were drawn up by architect George Buchanan for the improvement and restoration of the Point House, as well as the improvement of the Shepard House. Among the planned improvements at the Point House were two bathrooms and a steel fire escape from the second floor; a septic system was slated to be installed to serve both the Shepard and the Point Houses. Using the insurance monies received after the fire, the $50,000 in building funds and additional funds raised by BRG, as well as significant volunteer labor from enthusiastic work camps – whose campers came from as far away as Ohio- these plans were accomplished.

Fees for usage of Killam’s Point remained unchanged throughout the 1970s, 1980s and early 1990s, even though the cost of maintaining the facilities increased. Volunteer labor from BRG and friends of KPCC was utilized to maintain facilities and grounds, replace the waterline and do extensive roadwork. A new septic system and leach field were installed and the size of the leaching field doubled in the mid 1990s.

In the early 1980s, Alexander Killam Murphy (great-grandson of both Henry Killam and William Deloss Love and long-time FCC Branford member) purchased land that could be used to provide an access driveway from Short Beach Road to KPCC driveway. This proposed driveway was intended to provide a means of access to KPCC other than the causeway that was exposed to wave and wind action, as well as wear and tear from vehicle passage. Mr. Murphy deeded this land to the society. In December 1996, the Branford Inland Wetlands Commission granted the Society an additional five years to install the alternative access driveway, with notification that this was the final extension it would grant. In December 1997, it was estimated that the cost of such an alternative access gravel driveway would range from $75,000 to $100,000

The Killam’s Point Ad Hoc Committee

In late 1996, the FCC Branford’s first Killam’s Point Ad Hoc Committee met with representatives of BRG and held numerous meetings, culminating in a proposal that was forwarded to BRG for consideration and discussion. The purpose of the proposal was to strengthen the financial underpinnings of KPCC as it approached the twenty-first century. The proposal envisioned a scenario where, rather than having a straight lease renewal, a permanent charitable foundation would be established. The Foundation would hold legal title to the property comprising KPCC, it would focus on creating a substantial endowment for KPCC, assume responsibility for capital improvements (including repair of the existing road or construction of a new one). The BRG would continue to administer the day to day operation of KPCC, but user fees would be paid to the Foundation. This concept was not pursued further by BRG or FCC.

The Killam’s Point Vision Committee (1999)

In March 1999, Church Council created the Killam’s Point Vision Committee. This committee was given the charge to “establish a vision from the perspective of the First Congregational Church for the future of the Killam’s Point Conference Center.” The Vision Committee solicited input from members of the congregation via a survey conducted of all attendees at the Officers Retreat in May 1999, facilitated meetings with both youth groups, individual sessions with the ministers, two facilitated open forums, two facilitated meetings with members identified as frequent property users and casual conversations with individuals.

Their report to Church Council, June 1999, begins:

“First and foremost, Killam’s Point is an incredible natural ecosystem, truly a part of God’s world for which the membership of the First Congregational Church of Branford is both blessed and fortunate to steward. Killam’s Point is a natural resource through which the Church is able to provide a mission-based outreach to its members and the regional community. It is a means of promoting the word of God and the gospel of Jesus Christ, whether as an integral part of a specific program or implied through the many opportunities to pray, meditate, and commune within this natural setting. In light of this, the church should not, in fact must not, relinquish ownership of this property.”

It was the belief of the Vision Committee that Killam’s Point should continue to operate as a conference center that is open to churches and religious groups as well as to educational and not-for-profit groups. Concerns were voiced over the poor conditions of Point and Shepard houses. The committee reported on strong interest in establishing a pavilion/chapel on the property, with disagreement as to size of the facility. The committee agreed that an additional structure would be beneficial.

The committee recommended “that careful consideration be given to the idea of bringing in a new access road from Shore Drive, either by Turtle Bay or by the Adult Day Center, as has been proposed in the past. The sentiment is that this road should not be paved, nor should the existing road. Any new road should be designed in a way that eases access, particularly for emergency vehicles, while retaining the sense of ‘leaving civilization’ that the current road provides.”

The committee report continues:

“The committee recognizes that the many suggested infrastructure changes will require a significant sum of money to accomplish. At the same time, these items hopefully don’t need to be undertaken at the same time. We are concerned that a reactive posture, in which items are dealt with only when they become a crisis, is detrimental to the Church’s ability to remain the property holders. The Killam’s Point Conference Center is an important element of our mission or outreach, and appropriate steps should be taken to ensure that it remains so.”

The Vision Committee concludes its report by saying:

“It is somewhat difficult for this congregation to look to the future and see changes take place. At the same time, failure to do so can create greater problems than the Church may be able to handle. It would be greatly disappointing if the Church were put into the position of having to relinquish ownership of the Killam’s Point Conference Center property for lack of good and faithful action. Knowing that this is the largest privately owned natural setting on the Connecticut Shore of Long Island Sound makes it imperative that the members of this Church be good stewards of this small part of God’s world. We need to balance the environmental impact of our actions with the incredible opportunity to utilize this property as a place of communion, sanctuary, and education. It can, with God’s help, be done.”

At the 2001 Annual Meeting the FCC Branford Congregation voted to extend the old lease, while a new 20 year lease was negotiated between BRG and FCC Branford. This new lease was ultimately signed on April 18, 2002.

Branford Royal Grant Lease Committee (2004)

Maintenance problems, lack of participation by BRG churches in Killam’s Point Workdays, and failure of some of the BRG churches to honor their financial obligations continued. In addition, its short-term leases made it difficult for the BRG to raise the money necessary to keep Killam’s Point Conference Center in good condition. Deferred maintenance left Killam’s Point Conference Center in disrepair. Water lines froze numerous times in the winter of 2003 because the fuel lines were so cold that the fuel gelled, and the Point House furnace was unable to work. The in-ground water lines had deteriorated to the point that they leaked continuously.

Poor communication between some members of the BRG Board and the FCC resulted in a motion being made and passed at the FCC 2004 Annual Meeting to have a task force appointed to consider whether FCC Branford should give notice of termination to BRG, pursuant to the one-year notice provision in the current lease. FCC Branford Church Council, in February 2004, approved a motion to have the moderator set up a committee of five people to consider termination of the lease with BRG. After meetings and discussions with the BRG, the committee concluded that the BRG was neither interested nor capable of correcting the numerous health, safety, maintenance and code violations that existed at Killam’s Point. The recommendation of the committee to terminate the lease with BRG, effective 12/1/2005 was accepted at a Special Meeting of the Congregation held in late fall, 2004.

Part Two: Killam’s Point Long Term Planning Committee (2005-2007)

Process and Background Information for Final Recommendations

In the fall of 2004, Church Council voted to create the current Killam’s Point Long Term Planning Committee. Members were selected by Moderator Susan Miller, Moderator-elect Geoffrey Squitiero, and the Senior Minister, Gary Smith. The committee was charged with creation of a long-term plan for management of Killam’s Point by First Congregational Church, following termination of the lease with Branford Royal Grant in December 2005. A Long Term Plan for Killam’s Point would be received by Church Council, and then be presented for approval at a Special Meeting of the Congregation. The committee held its first meeting in January 2005. Written guidelines and policy for committee members’ conduct and committee operations were established by the Committee in February 2005. The committee has had approximately 20 meetings and 3 workshops, sponsored 6 meetings for members of the congregation, and published approximately15 Spire articles and 5 informational handouts since its inception.

Congregational meetings were held in January and February of 2005 in order for members of the congregation to share their visions for Killam’s Point with the Long Term Planning Committee. In addition, the committee requested written input from the congregation. It was immediately apparent that there were numerous environmental, regulatory, political, emotional and building considerations that would impact upon a final plan. The members of the Committee believed that in order to create a consensus plan for ministry at Killam’s Point that would succeed financially and spiritually, as well as respect the environment, professional guidance would be required. With the approval of Church Council, the Committee retained the services of Kaleidoscope, Inc., professional camp, retreat and conference center planning consultants ().

Kaleidoscope 2005 – 2006

There were no budgeted funds for the work of the Long Term Planning Committee. Grants were written and generous financial support from two Branford community philanthropic organizations, The Foote Family Charitable Trust and The Branford Community Foundation, a grant from The NewAlliance Foundation, and a bequest from the Evans Fund of First Congregational Church enabled the Long Term Planning Committee to retain the services of Kathleen Trotter, President of Kaleidoscope, without impact upon the Church operating budget.

In June 2005, Kathleen Trotter spent several days in Branford, meeting with representatives from the town government and regulatory bodies, with members of the church, with members of BRG churches, with the senior minister, and with current users of Killam’s Point to seek their input into the decision-making process. She held the first in a series of workshops with the committee in June 2005, exploring the strengths and weaknesses of the property, the hopes and fears of members of the church, sharing her expertise on what was necessary for a retreat center to thrive, and giving direction for the master planning process.

A second workshop was held on September 1, 2005, with Kathleen Trotter and Mike Kannard (landscape architect) from Kaleidoscope and the Long Term Planning Committee. Three trial scenarios were proposed and discussed.

Ministry Option #1 involved day-only accommodations. This included picnic and beach area for church members, a group cooking and picnic pavilion with bathrooms, trail improvements, overlooks, recreation fields, study areas and small group pavilions. An operation of this type would be primarily an adjunct location for church programming, with limited use by outside groups for leisure and day activities. In the opinion of the consultant, there would be minimal financial returns (probably less than $20,000).

Ministry Option #2 involved day camp and self-service retreat facilities. The facilities as described in option #1 would be provided. In addition, the plan proposed to rebuild facilities on the Point for one or two small groups, up to 40 persons, with lodging, meeting and self-service kitchens. An operation of this type would be an adjunct location for church programming, with modest use by other groups for day and retreat activities. In the consultant’s opinion, there would be an estimated $60,000-$80,000 income.

Ministry Option #3 involved day camp, full and self-service retreats. Facilities as described in options 1 and 2 would be provided. In addition, a full-service adult-style retreat center for 40-60 persons would be included. An operation of this type would involve significant new programming by FCC, and would involve significant income, likely to cover direct costs (probably $600,000). A facility of this type would require management by a professional director, support staff and volunteers.

It was decided that all three scenarios would be presented to the Congregation in a series of four meetings to be held in November 2005. Feedback from the Congregation would be received at these meetings. Printed information on these options was provided to members of the congregation in advance of meetings. (Appendix I)

Three meetings were held on Sunday November 20, 2005 and an additional meeting was held on Monday November 21, 2005. It was the hope of the members of the Long Term Planning Committee that members of the Congregation who were interested in the planning process would be able to attend either a Sunday or noon-time Monday meeting. Approximately 120 people attended one of these meetings. The meetings were facilitated by Kathleen Trotter. She presented all three options for ministry, recorded comments from members of the Congregation, and answered questions regarding these plans. Members of the Long Term Planning Committee attended all four meetings.

A third Kaleidoscope workshop was held on April 5, 2006 with Kathleen Trotter and Mike Kannard. Members of the Long Term Planning Committee, the Chair of Killam’s Point Short Term Planning Committee, the Chair of FCC Land and Building Board, and the Senior Minister attended. The presentation included a plan for ministry at Killam’s Point that reflected feedback from the four informational meetings held in November. It was the consensus that feedback from the meetings indicated that Option #1 provided fewer opportunities for ministry than what we presently provide, and that Option #3 was more ambitious than the Congregation wanted to consider at this point. The decision was made to proceed with plans for Option #2 – new self-service overnight facilities with improved facilities for day use.

Kaleidoscope/Committee recommendations – June 2006

In June 2006, recommendations for ministry at Killam’s Point were presented jointly by Kaleidoscope and the Long Term Planning Committee (Appendix II). These recommendations were based on the opinions of the Kaleidoscope consultants, opinions of the Long Term Planning Committee, and congregational feedback received during the prior 17 months. This included feedback received at two meetings of the congregation (January 2005, February 2005), four informational meetings facilitated by Kathleen Trotter in November 2005, and numerous letters, personal conversations and emails that were solicited and received by the Long Term Planning Committee.

The recommendations were available for download from our church web site. Black and white copies were available in the church office for those without internet access. In addition, a large, color topographical map was placed outside the church office, with the location of proposed facility changes indicated.

Congregational Surveys – September–November 2006

After several months were allowed for familiarization with the recommendations, an anonymous survey was mailed to members of the congregation. It was the opinion of the committee that we wanted each member to freely share his/her opinion with us, without fear of intimidation or sanction. The Long Term Planning Committee and the Senior Minister had received written and verbal feedback that many people had felt too intimidated to share their opinions at the congregational information sessions.

Approximately 400 surveys were mailed, and approximately 100 were returned. Results were expressed as the percentage of respondents who strongly disagreed, disagreed, agreed or strongly agreed with each item. For certain items, responses were numerical. In addition, narrative comments were recorded. Survey replies were very important in refining the final plan for ministry, since they indicated the degree to which members of the congregation agreed, or disagreed, with the proposed plan for ministry. Results are presented as Appendix III.

Utilities

The Committee investigated options for provision of utilities to Killam’s Point.

Power presently is provided to Killam’s Point by over the ground lines from Shore Drive to Shepard House and Point House. A cable line is strung on the same poles. Interruption of service has come from fallen trees. Connecticut Light and Power provides reliable service and improvements are not contemplated in the Plan.

A telephone line is buried along the driveway, and services Shepard House and Point House. Changes are not contemplated in the Plan.

Public water is supplied to the houses on the Point through a two inch plastic pipe buried in the mud across the salt meadow and Granite Bay. The installation starts opposite the steps to Rosenthal’s house, angles across the meadow and bay and leaves the Sound close to Shepard House. The present water service has been adequate but it is primitive and has frozen a number of times where it leaves the bay. Furthermore, the Church privately owns the service from the point where it departs from the driveway, and all repairs must be made and paid for by the Church. In the spring of 1985, the waterlines froze solid and KPCC had no water for almost four weeks. In 1996, leaking from the main water line was an ongoing issue, ultimately leading to its replacement. Leaks in the main water-line coming from the bay continue to be a problem, and the water supply froze during a cold spell in winter 2007. A garden hose run from Shepard House provides water to the Love’s Beach area. Upgrading of the system is imperative.

Two methods of improving water service to the Point were investigated: installation of a water main laid in the driveway and improved service across the bay. John Lust, a local environmental engineer, was contacted as he has had experience getting water and other utility service to several of the Thimble Islands. He walked the path of the water line from the driveway to the bay and then investigated its emergence on the Point. He is of the opinion that a Department of Environmental Protection (DEP) permit would be granted to install a four inch water line within a protective sheath beneath the sea and that the cost would be in the $250,000 range if directional drilling were used and in the $50,000 range for burying the pipe in the bottom as it is now. He is also of the opinion that if an eight inch line were required, DEP would deny the application. He strongly recommends burying the line where it emerges from the bay in order to prevent freezing or accidental disconnection. To get water service to other places on the Point would require installing connections to the bay line and additional installation costs, likely $100 per linear foot.

The Regional Water Authority was contacted and after a thorough analysis, a written estimate was received for laying an eight-inch waterline the length of the driveway from Rosenthal’s to Point House. The cost is estimated at $270,000 and includes blasting where necessary. Public water would then be available on Killam’s Point where building is contemplated in the Plan. The RWA personnel also believe that final determination on placement of the waterline should be made after facilities are sited. The waterline might not have to go all the way into the Point, could end to the north of Love’s Beach with a hydrant, and connections to buildings could be made when needed, reducing the cost of installation somewhat.

The present ISDS (Inground Septic Disposal System) for Point House and Shepard House is under the volley ball court to the south of the parking area. There is a pump installed by Point House that moves the effluent to the treatment system. The pump recently failed, and the church was required to spend $1300 for a replacement pump and an alarm system. The cost of the alarm system contract is estimated to be $125 per year. In general, the ISDS has served well for the previous use of Point House overnight guests and a family in Shepard House. Port O Potties have been used during the times camps are run.

In order to provide treatment of waste water from a retreat house and pavilion, it is likely that other ISDS would have to be installed or a sewer line extended from where the present one ends in the residents’ area. An extension of the public sewer line would require DEP approval. Under the Public Health Code, ISDS would require East Shore Health District approval as to location and type. To install a sewer line in the driveway, the cost would approximate that of laying a water line, in the $270,000 range. ISDS costs are in the $50,000 to $100,000 range for 2500 to 5000 gallons per day. Sewage estimates are from the Public Health Codes, and are based on estimated usages at day camps (15 gallons/person/day), offices (20 gallons/person/day) and residential camps (50 gallons/person/day).

The installation of a natural gas line would cost approximately the same as the installation of a sewer line or water line and would provide a reliable heating source in any future building as well as providing an improved method of heating Shepard House. Propane is also an option, although delivery is difficult in icy weather. Fuel oil is a less acceptable option, because it requires warming in order to flow in the cold weather. Electric heat for the retreat houses is too expensive to consider as an option at this point.

Final decisions regarding how utilities are to be provided will depend on the placement of facilities requiring them and funds available for installation. The committee investigated an engineering feasibility study of the cost/benefit alternatives for provision of water and removal of waste. The quote for completion of this study was $30,000. It was the opinion of the committee that until the congregation approves a final plan, there would be no basis for this expense.

Conservation easement

Although not charged with proposing funding options for new programming at Killam’s Point, the Committee investigated conservation easements as a possible option.

A conservation easement is a legal agreement between a landowner and a government agency or conservation organization that defines limits on the use of a property in order to preserve its natural heritage. The easement is entered on the land records and may be limited in time or permanent. The usual restrictions prevent buildings, roads, tree removals, diversions from watercourses, rights or denial of access and the like. Basically conservation restrictions remove development rights from land owners. Often the owners donate the easement wanting to preserve the property while having limited use of it. Just as often owners sell easements to a qualified buyer.

Over a number of years there has been talk of a conservation easement on church owned property on Killam’s Point. The issue has been raised by church members, by some in town government, by the Branford Land Trust, The Nature Conservancy and by the consultant hired by the Long Term Planning Committee. In March 2005, The Long Term Planning Committee first approached the issue by inviting an expert on drafting, selling and buying easements to address the committee. Literature on easements was distributed to committee members and a library on the subject maintained. In addition, in March 2006, several committee members attended the Land Trust Service Bureau’s Convocation, a day-long seminar, to learn more about easements in general, and the role of religious communities and conservation easements.

Killam’s Point is First Congregational Church of Branford’s largest capital asset. Because granting an easement would mean a disposition of a property right, church by-laws are explicit regarding procedure. If the time comes when a plan has been approved for the Point, and the congregation is satisfied that the property remaining would be best protected by an easement, then an appraisal of the Point should be done by a qualified real estate appraiser, the result of which would be used to determine the value of any easement to be sold. A professional should be retained to draft any legal document to be sure that the church is protected as well as the land.

The deliberations of the committee led to the conclusion that we would not recommend that the church consider selling a conservation easement on Killam’s Point at this time. It is the committee’s opinion that seeking a conservation easement prior to acceptance of a specific plan for ministry at Killam’s Point is an unacceptable restriction on the right of the congregation to determine this ministry. When a determination has been made by the congregation concerning use of the Point to further the mission of our church, the matter should be revisited.

Environmental survey – Winter-Spring 2007

In order to protect and preserve the sensitive coastal ecology of Killam’s Point, the Long Term Planning Committee felt strongly that an environmental survey should be conducted prior to recommending any new facilities. At its December 2006 meeting, Church Council approved the Committee’s request to retain the services of Penelope Sharp, an environmental consultant professionally certified by the Society of Wetland Scientists.

Field investigations were conducted

“to examine the upland and wetland habitats on the property, to assess their functional values, and to evaluate the potential impacts upon the wetland resources that may result from the activities that are proposed… Data collected included an inventory of vegetation species, an inventory of species of wildlife detected by call or song, and evidence of wildlife use such as nests, tree cavities, burrows, tracks, scat, or skeletal remains. Site plan maps, Connecticut Department of Environmental Protection Bulletin No. 4, Atlas of the Public Water Supply Sources and Drainage Basins of Connecticut, and the United States Geological Survey topographical map (Branford Quadrangle) were consulted. In addition, the Connecticut Natural Diversity Data Base was contacted regarding the possible presence of any species listed as Rare, Threatened or Special Concern. Wetland evaluations were performed utilizing criteria described within the Highway Methodology Workbook Supplement, A Descriptive Approach (US Army Corps of Engineers)”.[2]

The environmental impacts of the project proposals were assessed. The consultant concludes

“As is true for any development project, there will be environmental impacts associated with the proposed site activities. For some of the improvements, the impacts will be restricted to land clearing and minor regrading. Construction of the retreat houses and the Woods Pavilion are expected to entail more extensive work as water and waste water disposal will be required. Detailed site plans are unavailable at the present time due to the fact that the Master Plan is conceptual. Nevertheless, some assumptions can be made regarding the potential impacts. Although there are areas of wetlands on site, it appears that the wetland areas can be well-buffered from construction activities. Many tools are available to minimize site-disturbing impacts. These are often referred to as ‘Best Management Practices.’ With the employment of such practices and the avoidance of wetland impacts, the proposed construction activities should result in minimal adverse environmental impacts.”2

In addition, the consultant identified two vernal pools on Killam’s Point. They are not located near any of the proposed improvements.

The Environmental impact report, report on Vernal Pools and the State of Connecticut Department of Environmental Protection statement on State Endangered Plants are included as Appendix IV.

Traffic study, parking and the driveway

A traffic study was completed in 2001 by the firm of Barkan & Mess, Associates, in conjunction with the contemplated construction of a pavilion accommodating 100-150 people near Love’s Beach. (Appendix V). The consultants evaluated the driveway intersection with Route 142 (Shore Drive), reviewed the entire driveway between Shore Drive and Killam’s Point, evaluated the typical types of activities that occurred at Killam’s Point in 2001, and developed recommendations to maintain a safe traffic environment in the future.

It was the opinion of the traffic consultants that with proper maintenance and clearing of shrubbery, adequate sightlines could be maintained at the intersection of the driveway and Shore Drive. Although the consultants found most of the traffic was highly directional, they did make recommendations to improve safety and visibility on the driveway. These included clearing overgrowth for improved visibility and providing turnout areas for the passing of vehicles traveling in opposite directions.

The consultants concluded that a pavilion serving 100-150 people “will have a negligible, if any, affect on traffic operations in the area. In fact, if the recommendations outlined are implemented, a safer traffic environment will result.” The majority of these recommendations have been implemented by the current resident directors.

Twenty-three parking spaces (each 9x18 feet) exist at the end of the driveway.[3] This does not include parking on top of the basketball court, at Love’s Beach, or on the road. Parking should not be allowed on the volleyball court which is the location of the ISDS (Inground Septic Disposal System). At a recent worship service, approximately 45 cars parked safely on the Point.

It is the opinion of the committee that the current driveway is adequate for our proposed usage, and no changes to the driveway are proposed in these recommendations.

The Point House

Maintenance of the Point House was quite poor under the Branford Royal Grant, with numerous health and safety problems. The result of the deferred maintenance was inability to set fees to meet operating and capital costs of Killam’s Point . The Long Term Planning Committee, Kathleen Trotter and Mike Kannard from Kaleidoscope, and the Land and Building Board of First Congregational Church all had serious reservations regarding continued utilization of the Point House as a retreat center.

The Long Term Planning Committee initially retained the services of George Buchanan, an architect who has a long-standing history with Killam’s Point. Mr. Buchanan was first retained in the mid-70’s to design a new retreat house for the BRG, and was involved in the structural renovations following the disastrous fire. His initial report, which was prepared following consultation with the town engineer and the town building inspector, indicated that estimated costs Point House repairs ranged from $130,000 - $160,000. This did not include repairs to the water line, which regularly failed.

In December 2005, the State Fire Codes changed. The Point House was reclassified as a dormitory, and additional renovations would be required to bring the Point House up to code, and permit overnight accommodations and cooking. These included a sprinkler system, a self-extinguishing hood for the kitchen stove and other changes that total approximately $100,000 to bring the structure up to code. [4] The Fire Marshall questions whether some of these code changes (two enclosed interior and exterior stairways) are even possible due to the shape and location of the building. This increases the costs of renovating the Point House to $230,000 to $260,000 for the most minimal repairs, and did not address the problem of plumbing and heating which regularly freeze and fail in the winter. In the past, overnight rental groups have arrived to find no heat. With no ability to provide overnight accommodations, numerous group cancellations were received during 2006, resulting in significant loss of revenue.

Due to inability to provide consistent water and heat during the winter months, the Point House was shut down during the winter of 2006-2007. It currently exists as a seasonal, day-use only facility, further limiting necessary revenue. Cooking will no longer be permitted due to lack of a hood in the kitchen.4

The Land and Building Board of First Congregational Church was asked to provide a report to the Long Term Planning Committee, and to the members of the Congregation, regarding the suitability of the Point House as a retreat center. Their report is attached as Appendix VI.

It is the opinion of the Land and Building Board of First Congregational Church, the Long Term Planning Committee and the Kaleidoscope consultants that the Point House, despite its sentimental appeal and beautiful location, is not suitable as a retreat house, and should be torn down.

Effect of Climate Change on Killam’s Point

Measurements were taken of the distance from mean high water to various structures on Killam’s Point.

Low point of seawall on causeway - 17" to top of wall

11" to road level

Shephard House 14" to top of wall which approximates first floor

Seawall by beach, at start of path 15" to top of wall

13" to grass

Point House, south end 25" to bottom of cement on house

The Intergovernmental Panel on Climate Change (IPCC) released the first part of its fourth assessment report on climate change on February 2, 2007 in Paris. In the Summary for Policymakers they state “Warming of the climate system is unequivocal, as is now evident from observations in increases in global average air and ocean temperature, widespread melting of snow and ice, and rising global average sea levels.”

Working Group One of the IPCC presents model-based projections of global average sea level rise, comparing sea levels anticipated for the decade 2090-2099 to sea levels in 1980-1999. Seas are predicted to rise from a minimum of 0.18 m (7.09 inches) to a maximum of 0.59 m (23.33 inches) in this century. [5]

The Long Term Planning Committee believes that any new construction at Killam’s Point should be sited on higher ground than the existing structures.

Part Three: A Proposal for Ministry at Killam’s Point

Mission Statement – A Vision for Ministry

At Killam’s Point, God’s grace is experienced in the beauty of the land and sea, the warmth of human relationships, the joy of growing into a whole person and the understanding that all things are connected. It is a place for youth, adults and families….

• To learn about oneself, one another, the world and God

• To reconcile with oneself and with one another

• To contemplate and renew one’s spirit

• To preserve open space for the benefit and enjoyment of future generations.

It is the deeply held belief of the Long Term Planning Committee that Killam’s Point is one of our many gifts from God, and that faithful Christian stewardship of this beautiful piece of property requires that we use Killam’s Point as a part of the ministry and outreach of our Church. It is not solely a nature preserve or a private beach or a coastal wilderness area for the exclusive use of First Congregational Church. It is a God-given gift that we are challenged to use and to share with others as part of our Christian mission. Killam’s Point should not exist as a passive recreational facility with no programming or outreach.

Although not speaking from a religious platform, Peter Forbes from The Trust for Public Land and Center for Whole Communities writes of the moral imperative to link land conservation with service to individuals and communities. “Our greatest achievement is not being able to say ‘we saved this place,’ but being able to say, instead, ‘you belong here.’ [6] We, as a congregation, are challenged to minister to our sisters and brothers in Christ through mission and outreach at Killam’s Point. Ninety-five percent of the respondents to the congregational feedback survey agreed, or strongly agreed, that it was important for Killam’s Point to be a ministry of the church.

We believe that people will experience the vision for ministry at Killam’s Point through programs offered by First Congregational Church and other social, educational or religious organizations using Killam’s Point for

• Leisure opportunities for individuals and small groups to walk, observe the natural beauty, and share fellowship together

• Day Camps for children and youth

• Outdoor education experiences for students of all ages

• Retreats for small groups of youth and adults in self-service accommodations

Since the mid 70’s, there has been a desire for improved physical facilities at Killam’s Point. A capital building campaign was initiated in the mid 1970s to build a new retreat facility. The Killam’s Point Vision Committee of 1999 addressed the congregation’s desire to build a new pavilion/worship facility at Killam’s Point, and also identified concerns with the ability of the Point House to serve as a retreat center. Feedback from current users of the facilities and members of the congregation during the present long term planning process reiterates these concerns. Discussions with youth and camp leaders from First Congregational Church during the current planning process indicated a desire for improved facilities for children.

It is the opinion of this committee, as well as the 1999 Vision Committee, that the congregation must accept that if the Church wishes to retain Killam’s Point as its largest capital asset, significant changes must be made in its infrastructure and operation. The church risks losing the property unless the facility is improved, and programming generates revenue sufficient to cover expenses. Killam’s Point will not be “saved” by a band-aid, reactive approach to maintenance and operational issues, nor by ignoring the realities of maintaining a large parcel of shoreline property. We know what approach doesn’t work. We need to openly explore approaches that will succeed, despite the fact that change is often threatening and frightening to people.

Committee Recommendations based on feedback and Survey results

The results of the Congregational Survey, in addition to the recommendations from our Kaleidoscope consultant, were very important in refining the Long Term Planning Committee’s recommendations for Killam’s Point. It is our belief that the congregation desires improved facilities at Killam’s Point in order to advance the mission of the church. The results of the survey led directly to the following proposed recommendations at Killam’s Point, as indicated on the graphic which follows.

[pic]

1. The committee recommends construction of a multipurpose, year-round, enclosed pavilion, with areas for food preparation, rest rooms, worship area, and programming areas. In addition, this facility should include a fireplace, storage space and stage. The question of a pavilion has been discussed since at least the 1970’s. The Killam’s Point Vision Committee (1999) reported that a pavilion was desired by the congregation. A majority (77%) of the current survey respondents agrees or strongly agrees with the concept of a multipurpose pavilion. A facility of this type could be used for four-season worship at Killam’s Point, central meeting area for day camps, programming area for day camps during bad weather, as well as a space for church picnics and gatherings. Consideration should be given to providing a washer and dryer for use during summer camps. It is identified as the Woods Pavilion on the site graphic, and is located across from Love’s Beach. A majority of respondents (59%) would like facilities for day groups of 100+ participants. This is consistent with current usage.

2. The committee recommends retaining the outdoor worship area on the Point for seasonal use, and adding an indoor worship facility as part of a multi-purpose pavilion. Congregational feedback indicates that 95% of respondents wanted an area for worship, with a majority of respondents (57%) wanting a separate building for worship. The majority (75%) of the congregation wants a worship area accommodating at least 75 people. This would allow worship services to be held on a year-round basis, regardless of weather. In addition, an indoor worship area would allow the church to offer baptisms, weddings and memorial services at Killam’s Point. Currently worship at Killam’s Point is seasonal only, and few services are held there.

3. The committee recommends improvement of the trail system and self-guided nature walks, with trees and natural features identified by permanent signs, as well as a natural history resource area in the pavilion. A nature resource area was desired by 72% of the respondents. Although improvement is needed on most of the trails, the surface of the trails should be kept in a natural state, and should not be paved. There are areas in which boardwalks might be appropriate. Benches similar to the bench on the trail to the southern part of the Point should be provided at locations along the trail, enabling hikers to sit, meditate or pray in these beautiful locations. It is hoped that our mission statement will facilitate partnerships with local organizations interested in coastal ecology. Killam’s Point is an ideal location for environmental education for schools.

4. The committee recommends placement of permanent benches overlooking the salt marshes A large majority (78%) of respondents agreed or strongly agreed that it was important to have a salt marsh overlook. Although the Kaleidoscope Master Plan identifies a permanent structure, the committee recommends permanent benches instead. These are identified on the site graphic as Marsh Grass Point Overlook, Tidal Marsh Overlook, Marsh Edge Overlook and Saltwater Inlet Overlook. Positioning of benches similar to the current bench on the trail to the southernmost part of the Point would allow individuals or small groups places to sit and to observe the birds and the changing tides, mediate or pray.

5. The committee recommends that use of Love’s Beach be for church members, their guests, and church sponsored events such as Vacation Bible School and Camp Totokett.

A majority of the respondents (70%) agreed or strongly agreed that Love’s Beach be for the exclusive use of church members and their guests.

6. A gazebo and fire circle are proposed for the area north of Love’s Beach. The purpose of the gazebo, fire circle, improved trails and marsh overlook benches is to provide places on Killam’s Point for people to gather in small groups for a variety of programming functions. A small gazebo could be used for small group meetings or family picnics. Without structured places people may not experience the full site at all or may misuse it by creating their own paths and gathering places. Often this takes place in environmentally sensitive areas. The purpose of all of the clearly delineated outdoor spaces is to limit the impact of people use by keeping them in formally built spaces that still provide a natural experience.

7. The committee recommends that the multipurpose pavilion and the retreat houses be handicapped accessible. An overwhelming majority (93%) of respondents wanted Killam’s Point to be as handicapped accessible as possible, knowing that it would be impossible to make the entire property accessible to those with physical disabilities. It is important, however, to make all buildings accessible to those who are physically challenged.

8. The committee recommends that there be designated open space for games/play. The committee further recommends that this space not be on the southern-most part of the Point, which is currently overused. An overwhelming majority of respondents (88%) agreed or strongly agreed that it was important for children and adults to have designated open spaces to play. Leaders of Vacation Bible School and Camp Totokett have confirmed that the current open space for organized games is inadequate. A sand volley ball court is identified adjacent to Love’s Beach, and a large, flat play area is located on a level area on the northern part of the property. Open space for play is also identified adjacent to the Woods Pavilion.

9. The committee recommends building two retreat centers, each accommodating 24 overnight guests in rooms sleeping 4 to 6. Each building would have bathrooms for each bedroom, kitchen and dining facilities and space for retreat activities. Feedback from and interviews with current and past users of Killam’s Point indicated a strong desire for improved overnight facilities. A majority of the survey respondents (58%) agreed or strongly agreed with the need for overnight facilities for groups up to 50 participants. At least one of the bedrooms would be on the first floor, and would be handicapped accessible. The retreat houses would be located in close proximity to allow them to be used independently by two smaller groups, or together for one large group. Although the retreat houses would be designed as self-service facilities, names and menus of a local caterer could be provided for rental groups who do not wish to do their own cooking. All new construction should be beautiful, well-designed structures, using quality materials, in harmony with the surroundings. Consideration should be given to building with environmentally friendly practices and materials. The National Council of Churches offers a reference entitled “Building a Firm Foundation:A Creation-Friendly Building Guide for Churches”[7] Volunteer labor should be utilized as appropriate, as a means of giving by church members.

A majority of respondents (88.2%) agrees or strongly agrees that it is important to limit the total number of people on Killam’s Point at one time. Approximately 4% of respondents wanted to limit the number of guests to ................
................

In order to avoid copyright disputes, this page is only a partial summary.

Google Online Preview   Download