Planning St. Aidan’s Future:
A Progress Report
By Paul Voakes
Senior Warden, St. Aidan’s Episcopal Church
October 16, 2024
As our work on discernment and visioning proceeds, we are entering a more public phase of our process. We’ve been working with Boulder architect jv DeSousa and land-use consultant Trestle Strategy Group on the feasibility report, and we’ve arrived at the point where we need to know what the city of Boulder will allow in terms of building something new on our property.
First of all, can we replace our aging, inefficient building — or even alter it? Over the next few months, we will be participating in a public process with the City of Boulder Landmarks Board called “Historic Preservation Demolition Review for Buildings Older than 50 years.” In Boulder, any building built in the 1960s or earlier must undergo this review if its owners wish to change it.
In September, our Vestry unanimously agreed to apply for this Landmarks Board Review. Despite the presence of the term “demolition” in the title, we have not gone anywhere near a decision to demolish anything. We simply have to know if, when we dream our development dreams for St. Aidan’s, we can consider our entire 2.4 acres — or only the parking lot. Without this vital information, we can’t even brainstorm in good faith with potential partners. Without this vital information, the feasibility study, and with it, our three-year discernment journey, stalls.
The other aspect of city approval concerns zoning. We’re zoned Low-Density Residential (RL-1), which is for a church or for single-family homes, and frankly, a handful of luxury homes on our property are nowhere close to our mission. But in order to get our zoning to be more flexible, we need a change in the city’s Comprehensive Plan for the north side of Colorado Avenue. Luckily for us, the city will embark on one of its rare revisions of the Comprehensive Plan this fall, and luckily again, Trestle will be working with city planners on our behalf. Without a zoning change, it’s difficult to dream big about anything for St. Aidan’s future.
As Mother Mary Kate said after church on Oct. 13, one of the realities of changing life is that by 2030, more than 100,000 church properties in the U.S. will be sold [Gone For Good: Negotiating the Coming Wave of Church Property Transition, Mark Elsdon, Ed, Wm. B. Eerdmans Publisher, 2024]. We don’t want St. Aidan’s to be one of them, and that is why we are doing this work now. Our goal is, as it has been from the start, to provide a financially sustainable future for St. Aidan’s while furthering our mission to “shine Christ’s light” to the people of CU and our Boulder community.
Frequently Asked Questions
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That has never been our assumption, nor has it become a goal during this process to date. We are aware, however, that we have a chapel that can accommodate our current average Sunday attendance, and that our main sanctuary seats about five times our Sunday average. Our current facilities are aging and are not energy-efficient; maintenance alone costs $130,000 annually, and that doesn’t include the future expenses of replacing aging systems. We lack infrastructure, such as air conditioning and adequate audio/visual equipment to sustain robust gatherings for church and community in the future. But again, applying for a Landmarks Board Review does not imply we’ll do anything specifically with any part of our building. We’re just learning whether the City will allow us to alter or replace part (or all) of our building if that seems the best path to meet our long-term goals.
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That’s possible. The Landmarks Board can make any of three different decisions regarding properties older than 50 years: (1) Because of the building’s historical significance, the board can designate it a landmark (and prohibit removal or major changes); (2) It can declare no historical significance and issue a demolition permit; Or (3) it can spend up to six months exploring alternatives that would preserve part of the building. The Visioning Team is advocating the second (“no significance”) option because it would maximize the development options we might explore with potential partners.
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We can say that applying for a demolition permit is part of the complex, difficult research we need to do in order to make informed decisions – all with the goal of remaining as a church on Colorado Avenue for generations to come.
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Yes, we received Landmarks Board permission, nearly 20 years ago, to demolish a derelict cottage on the southwest corner of our property, where today we have parking and a barbecue area. The application process took about a year from submission to final approval. That permit applied to the cottage only.
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The Columbarium will always be at St. Aidan’s, and is part of our life as the communion of saints. Whatever happens in the future, the Columbarium will be on St. Aidan’s property and secure in a beautiful and holy location. We will likely lead with the Columbarium in any large-scale physical changes in years to come to ensure care for the families that have members in the Columbarium now.
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Both firms were selected by the Vestry after competitive bidding processes. The Discernment Committee carefully vetted all bids and determined that Trestle, and later DeSousa, were clearly the best fits — respecting our values and listening to our needs. The committee enthusiastically recommended Trestle, and later DeSousa, to the Vestry, which approved both choices.
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On the contrary: For the last several fiscal years — even during the worst of the pandemic — we have grown our budget and finished each year in the black. At the same time, we have watched other churches, Episcopal and other denominations, close their doors due to lack of financial support. We are aware of a long-term trend (even at St. Aidan’s) of declining “plate and pledge” — contributions from our members, which comprise the parish’s largest category of budget support. Plate and pledge now account for less than half of our annual revenue, and may well continue to decline. In 2024, 82 percent of our congregational giving came from members aged 60 or older.
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We are fortunate to have a large parking lot to accommodate CU’s parking needs, which currently provides nearly 45% of our budget’s income. But we can’t count on that source to shore up our budget over the long term (especially as CU is planning large parking structures nearby). Also, we do not consider “parking lot” to be one of the best ways for St. Aidan’s to live out its mission.
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All options remain possible at this early stage, but we’re keeping this in mind: We began discernment in the belief that if we do nothing, St. Aidan’s will be in a financial and property crisis within 20 years. We’ve seen too many parishes “stay the course” in hopes of a return to the robust, crowded churches of the 1960s and ‘70s, and that has not worked. We are honoring our history, appreciating our present, and envisioning our future, while we carefully discern how God is calling us to minister to our congregation, CU, Boulder and the world.
Do you have other questions? Ask Paul Voakes, and we'll add it here.