Questions
- What is IMAGINE?
- What is a capital stewardship initiative?
- Who is leading IMAGINE?
- Are others involved?
- What is the primary objective of IMAGINE?
- Is our land purchase connected to a larger vision and plan for our congregation?
- What was the purchase price of the Route 15/340 property?
- What was the loan amount, and the terms of the loan — required to make this purchase?
- How have we serviced our loan?
- Can you tell me more about the purchase price of the Rt.15/340 property; how was it deemed fair, i.e. a wise purchase?
- Can you give me some examples of early development costs?
- Speaking of zoning, how are we progressing, in regards to the various challenges to development on ag land?
- How much money then is required to retire our current debt on the Route 15/340 property?
- What are the financial benefits of retiring our debt through IMAGINE?
- Why haven’t we addressed our debt in other ways – like selling off part of the Route 15/340 property?
- What if we raise more money than 2.6 million through IMAGINE?
- Why didn’t FCOB decide to expand at its current location, rather than buying land to expand?
- Even without an access bridge, are we currently using the Route 15/340 property?
- Someone mentioned that a LLC (Limited Liability Company) was created related to our Route 15/340 property. Is that correct and why?
- When will we build the new church building, projected for the new property?
- Does IMAGINE help contribute to that dream?
- And so IMAGINE is not an end in itself?
- I’m excited, how can I get involved?
- How did the IMAGINE Commitment Weekend go?
- How do I fulfill my IMAGINE commitment?
- Again – what envelope do I use for IMAGINE (if I use offering envelopes)?
- How do I get offering envelopes?
- Can I Make a Commitment to Imagine, After the Commitment Weekend?
- How will my gift to IMAGINE be applied to the loan financing the Rt. 15/340 property?
- Can you share some of the outcomes of IMAGINE thus far?
- What about financial outcomes?
- Tell me more about the IMAGINE Celebration Weekend, April 17-18, ’10?
- What is the latest update on ‘income’ received from IMAGINE, and its application to our loan principle, i.e. paying down our debt?
- Will more details be forthcoming related to IMAGINE?
What is IMAGINE?
IMAGINE is the Frederick Church of the Brethren’s (FCOB) 2010 capital stewardship initiative.
What is a capital stewardship initiative?
A capital stewardship initiative in an intentional, prayerful effort to inspire persons to steward a portion of the financial gifts entrusted to them by God, toward a specific building, property project. Examples of a capital stewardship initiative include: funding a new church building or the remodeling of a church building; funding the purchase of new land for church development; funding the retirement and/or reduction of indebtedness on an existing building, a new building or a land purchase.
The Imagine stewardship initiative is in this last category; Imagine is a capital campaign to fund the retirement of a land purchase; to be specific: our Rt. 15/340 property.
Who is leading IMAGINE?
An IMAGINE Leadership Team is guiding the overall process. The program co-chairs for IMAGINE are Phil Grove and Jen Reed. Phil Grove is a deacon and a veteran member of our congregation, since birth. Jen Reed is a more recent member, joining FCOB in 2001, Jen has served in numerous leadership roles at FCOB including service recently on FCOB’s Leadership Team.
Supporting our volunteer leaders are our friends at RSI, a ministry specializing in Christian stewardship. The Frederick Church of the Brethren has had a relationship with RSI since the early 80′s. They have helped us on three previous stewardship initiatives, the first being the all-congregational campaign to raise funds for our new sanctuary. RSI has worked with hundreds of congregations all across the United States in a biblical, Christ-centered approach to stewardship, for the cause of Jesus. Terry Goolsby is the RSI consultant working with our congregation. Terry is a Vice-President for RSI, having served previously as a church administrator and musician.
Are others involved?
Yes! – many others! All total we estimate well over 100 persons are helping to implement the IMAGINE stewardship initiative.
What is the primary objective of IMAGINE?
The primary objective of IMAGINE is straight-forward: to raise 2.6 million dollars to eliminate the current indebtedness of our Route 15/340 property.
In 2006, FCOB voted through a 70.57% affirmative vote, to purchase 110 acres of property, located on both sides of Route 15/340, right before the Mt. Zion Rd. exit. The bulk of the property (77.76 acres) is located on the east side of Route 15/340, accessed off Elmer Derr Rd.
Is our land purchase connected to a larger vision and plan for our congregation?
Yes, very much so! In 2007 our congregation adopted a strategic/ministry plan entitled: Forward Together! Forward Together! revolves around three vision targets: DEEPEN…Christ-likeness (Ephesians 3:16-19); MAGNIFY…God’s Gifts (2 Corinthians 9:8; 11); OVERFLOW…With The Spirit’s Power (Romans 15:13). As we seek to MAGNIFY…God’s Gifts, in particular, we want to leverage the gift of our new property. To that end, many ministry possibilities for our new property are outlined in our strategic/ministry plan. Click here for a copy of FCOB’s Strategic/Ministry Plan (PDF, 426 KB).
What was the purchase price of the Route 15/340 property?
$3.3 million dollars.
What was the loan amount, and the terms of the loan — required to make this purchase?
The loan amount was $3.3 million incurred in 2007 for 5 years, at an interest rate of 6.5%.; recently we renegotiated the interest rate to a much lower, floating rate (currently 3.2%), with a cap of 6.5%.
How have we serviced our loan?
In 2007 (right after the purchase of the property) we mounted a ‘silent’ capital stewardship initiative targeting stewards/donors most ready and able to contribute financially to debt service and early development costs. As a result of this initiative, 11 pacesetters (family units) made three-year pledges totaling 2.7 million dollars. This included a pledge of $750,000 designated towards building an access bridge across Ballenger Creek, needed to access the 77.76 acres on the east side of Route 15/340, long-term.
It should be noted, 1) as we have serviced our property debt through these pace-setting pledges, we eliminated the remaining indebtedness on our Fairview Avenue campus (incurred as a result of a much needed renovation effort in 1999); 2) most, but not all, pace-setting pledges have been fulfilled; to date we have received $2,173,843.
Can you tell me more about the purchase price of the Rt.15/340 property; how was it deemed fair, i.e. a wise purchase?
When the Rt. 15/340 property was placed under contract in 2006 and settled in 2007 it was at the top of the real estate market; given the property’s location right on RT 340/15 with prime visibility and access – the property’s price was justified. In addition to its location, our Rt. 15/340 property is located adjacent to the Frederick area growth limit line, as defined by the Frederick County comprehensive plan; over time, our Rt. 15/340 property, will be included within this boundary, acquiring water and sewer services and other valuable development opportunities. For the immediate future, our property will be serviced by a well, and 4 large septic areas. For your information: FCOB attempted to purchase inside the Frederick city limits with water and sewer, but the price for just 30 ac (a bare minimum for building and development), for example, was $250,000 per ac. Agricultural land in other parts of the county does sell for less than the purchase price of our Rt. 15/340 property (for example, $5-10,000 per ac.) — but these parcels do not have proximity to the Frederick growth limit line and the probability of water and sewer. In sum: our Rt. 15/340 site has terrific short and long term opportunities for our congregation, and will continue to be a valuable parcel of prime real estate, worthy of our stewardship and continued investment.
Can you give me some examples of early development costs?
Sure: 1) engineering and design studies related to an access road and access bridge across Ballenger Creek, required to access the 77.76 acres on the east side of Route 15/340, long term; 2) legal fees related to engineering studies and other related site development work i.e. archeological, wet land, forest, and flood plain studies; 3) legal fees required to mount lobbying efforts to counter possible new zoning ordinances related to agricultural land (the current zoning of our Route 15/340 property); 4) preliminary work on possible building approaches/designs and for site development/design.
If you desire a more detailed break-down of early development costs, they are readily available. Please contact our accountant/bookkeeper Jennie Moss at, stating your request. Thanks!
Speaking of zoning, how are we progressing, in regards to the various challenges to development on ag land?
Incredibility well! In the spring of 2009, our church lead a major campaign against Frederick County’s proposed changes to zoning legislation, which would have required churches of our size, to move through layers of new, terribly expensive zoning requirements, without any guarantee of approval. The result was a decision by the Frederick Board of County Commissioners to exempt congregations from the proposed, revised legislation. In the process of adjusting churches back to the original/current legislation, child-care centers/nursery schools were inadvertently left out as an institution eligible for development on ag land. Once again our congregation mounted a pro-active campaign to have child-care centers/nursery schools reinstated as a legitimate development option on ag land for churches. After a long process, the Frederick County Commissioners voted on March 11, 2010, to reinstate child centers/nursery schools as a legitimate development option on ag land, for churches. There will undoubtedly continue to be interest by some (for example the Frederick County Planning Commission) to reopen these issues; there are indicators, however, a growing number of county leaders have little or no interest in reopening what has already been debated and enacted upon.
How much money then is required to retire our current debt on the Route 15/340 property?
The current remaining debt is $2.6 million.
What are the financial benefits of retiring our debt through IMAGINE?
Retiring our debt in three years (i.e. pledges for our IMAGINE initiative are 3 year pledges) will result in a savings of tens of thousands of dollars in interest. Please note: there is no precise way to itemize these savings; this is crucial to understand. However, one can guesstimate, using one of many scenarios. One scenario follows: assuming an annual interest rate of 3.25%, every $1,000,000 of loan principal paid off yields an approximate, annual interest savings of $32,000. Accordingly, every $500,000 of loan principal paid off yields an approximate, annual interest savings of $16,000. Again, please note these are only approximate guesstimates – but indicative of the fact: we will save tens of thousands of dollars!
Why haven’t we addressed our debt in other ways – like selling off part of the Route 15/340 property?
Frankly, it’s too early to consider that option. Though our strategic/ministry plan does not preclude selling a portion of our land to aid in development efforts, additional time is needed to discern the wisdom of that initiative. As noted earlier: preliminary work on building approaches/designs and site development/design have taken place; however, nothing definitive has been determined. Frankly the input of the entire congregation is needed to determine specific building/site development plans; so look forward to that process! After that process, and the more precise/detailed planning that results, we will know what portion — if any – of our Route 15/340 is wise to sell.
For your information, the land/property sub-committee of our Long Range Planning Committee has wisely secured subdivision entitlement for three sites on the 77.76 acres on the east side of our Route 15/340 site. Though there are no plans to sub-divide the Route 15/340 property, this step was taken to further enhance the value and security of our investment.
What if we raise more money than 2.6 million through IMAGINE?
First: praise God! Second: funds raised above and beyond 2.6 million will go directly toward the access road and bridge over Ballenger Creek required to access the 77.76 acres on the east side of Route 15/340, long-term — and additional development costs (i.e. additional site development expense; preliminary building design expense, etc.)
Why didn’t FCOB decide to expand at its current location, rather than buying land to expand?
Beginning as early as 2002, FCOB explored expanding at its current location. Among the many options explored included: 1) building a third story to our current educational wing (not cost effective, along with blocking the view of the Catoctin Mountains for Baker Park neighbors); 2) building an new entrance way and greeting area on the Fairview Avenue side of our campus (prohibited by the city of Frederick, because our church building already maxs out the allowed footprint for our location and acreage); 3) buying the land on 2nd St. across from the FCOB campus for additional parking (prohibited by the city of Frederick, because the land across from our church along 2nd St. is city park land, related to Baker Park; 4) building an underground parking garage, under our current parking lot (along with being cost prohibitive, it was doubtful permits would be given, given the location of our church in major traffic area/zone); buying Schifferstaff, the Frederick county historical building along 2nd street, across from our campus (not a viable option, because of its historical value); buying the three houses along Rosemont Avenue, adjacent to our property (none of these houses have come up for sale in recent years; if they could be purchased, razing these houses for additional parking or a new building would raise major concerns with our Baker Park neighbors). All and all our consultants advised we have done as much as we can in expanding our current building in a cost effective manner, maximizing our existing allowed building footprint; the most cost effective option, from their view point was new construction, on new land.
Even without an access bridge, are we currently using the Route 15/340 property?
Yes. A small, limited access bridge (in place when we purchased the property) allows us to periodically hold fellowship gatherings and worship gatherings. In addition, the new property was the focus of an Eagle Scout project resulting in a major clean-up of the property (trash removal, etc.) along with creation of a fire-circle and picnic area.
Someone mentioned that a LLC (Limited Liability Company) was created related to our Route 15/340 property. Is that correct and why?
Yes that is correct. When we purchased our Route 15/340 property, our legal counsel recommended that we have the seller create an LLC with the property being the only asset of the LLC. The seller created the Elmer Derr Road LLC and the church purchased the LLC, thereby acquiring the property. This was the most financially responsible method to use, saving the church tens of thousands of dollars in taxes. The Elmer Derr Road LLC is wholly owned by the Frederick Church of the Brethren.
When will we build the new church building, projected for the new property?
Our strategic ministry plan, Forward Together! does not set a specific date, but envisions we will build within the next ten years. To that end, as mentioned previously, we have begun preliminary work on possible building approaches/designs, along with site development options. We are listening carefully, however, for God’s guidance, as we strive to maintain momentum for His dream for our congregation.
Momentum is key, as we move in tandem with God’s will, as God speaks through the people of our congregation! Frankly, we are eager to move as quickly as God ‘opens the next door’ of His vision, and His dream for our Route 15/340 property!
Does IMAGINE help contribute to that dream?
Yes – in a BIG way. Through IMAGINE – we anticipate:
- Increased momentum…as we take a major action step toward magnifying God’s gifts – growing in our stewardship of His land.
- Widening vision…as our entire congregation contributes toward God’s future for our beloved church, as represented in our Route 15/340 property.
- Financial freedom…as we grow as financial managers/stewards, eliminating our current debt…freeing up our congregation for future development of our Route 15/340 property.
- Glory To God – as we move forward with our new property, seeking to enlarge the vision of God’s Kingdom, centered in Christ!
And so IMAGINE is not an end in itself?
No way! Yes — IMAGINE’s primary focus is straight-forward: to complete payment on our Route 15/340 property. But such a goal is not an end in itself; it is a catalyst for additional vision in the spirit of our strategic ministry plan, Forward Together! as we…
- IMAGINE…plenty of parking spaces.
- IMAGINE…softball and basketball teams playing on church property.
- IMAGINE…multiple worship services, Sunday School classes and Bible studies.
- IMAGINE…rehearsal and storage areas for choirs, singing groups and instrumental groups.
- IMAGINE…greeting fellow worshippers on a Sunday morning without crowding.
- IMAGINE…a youth center dedicated to gatherings, retreats and performances.
- IMAGINE…a roomier Lighthouse to allow more activities for our young children.
- IMAGINE…how God will bring people to Himself through a relationship with Jesus!
- Most importantly….what do you…IMAGINE….
I’m excited, how can I get involved?
There will be many opportunities! Check out the “Get Involved” page; also pick up an IMAGINE information packet at the information center for more details. Also an IMAGINE information packet can be mailed to you. Just e-mail Ruth Earp at Thank you!
How did the IMAGINE Commitment Weekend go?
Incredibly well! Many persons came forward and made a commitment of their sacrificial gifts to the IMAGINE emphasis. We are still tallying the results of that weekend; in fact commitment cards are still coming in! So stay tuned! Also many persons enjoyed a wonderful roast beef dinner and great fellowship around our mission/vision as a congregation. A wonderful moment at the 11 am worship was when our children came forward, bringing their sacrificial gifts for IMAGINE.
How do I fulfill my IMAGINE commitment?
There are three simple options:
- Place your gift amount in the pink envelope/s marked Building Fund, found in your box of FCOB offering envelopes — and place in the offering plate during worship.
- Place a check for your gift amount in the offering plate during worship. Be sure to mark in the memo section of your check: Imagine – or – Building Fund.
- Give your gift electronically. Go to www.fcob.net. Look for the Give Now icon and click on it – or click here. Once you access the “Give Now” page, you will have two options: giving to the General Fund or Building Fund. IMAGINE is related to our Building Fund, so click on that option to give. The rest should become self-evident/explanatory as you move through the various “fields” found on that page. The pages that appear will instruct you in giving your gift.
Again – what envelope do I use for IMAGINE (if I use offering envelopes)?
The pink envelope marked Building Fund.
How do I get offering envelopes?
Just e-mail Ruth Earp and ask for FCOB offering envelopes:
Can I Make a Commitment to Imagine, After the Commitment Weekend?
Absolutely. Either e-mail Ruth Earp at and secure a copy of the IMAGINE Commitment card via snail mail or e-mail – or – you can make your commitment on line; click here to access an electronic version of the IMAGINE commitment card.
How will my gift to IMAGINE be applied to the loan financing the Rt. 15/340 property?
Our intent is to pay down the principal of the loan as quickly as possible. Gifts to IMAGINE accelerate greatly our ability to do just that!
Can you share some of the outcomes of IMAGINE thus far?
Our IMAGINE capital stewardship initiative continues to bear much fruit, for God’s glory! Examples include:
- Between 900 and 1,000+ persons attending worship weekly, revisiting themes central to our faith: vision, prayer, mission, sacrifice, and moving forward together, in Christ.
- Over 100 persons, thus far, sharing their dreams for our Route 15/340 property, utilizing the IMAGINE tree, in the main hall way, outside the sanctuary.
- Over 100 persons attending our three IMAGINE Advance Commitment Gatherings, discovering how they can help lead the way in our effort!
- Scores of persons making financial commitments during the IMAGINE Commitment Weekend.
- Countless persons praying through the IMAGINE challenge, ‘not equal gifts but equal sacrifice.’
What about financial outcomes?
We anticipate strong financial fruit-bearing from IMAGINE. As we look forward to such fruit-bearing, we have established three celebration points, to mark and recognize our progress toward our ultimate goal: eliminating the debt on our Route 15/340 property.
- Celebration Point #1 – $650,000
- Celebration Point #2 – $1,300,000
- Celebration Point #3 – $2,600,000
Our first progress report, celebrating our advancement toward these celebration points, took place on April 17 and 18, 2010, in the course of weekend worship. We reported that, to date, 1,078,000.00 has been pledged, surpassing our first celebration point, closing in on our second celebration point – to the glory of God!
Tell me more about the IMAGINE Celebration Weekend, April 17-18, ’10?
It was a great weekend, with balloons lining the outer perimeter of the sanctuary in the windows, along with ‘greeting us’ as we entered the sanctuary. Jen Reed, one of our IMAGINE co-chairs, reported pledges to date (see previous question). Later that afternoon, 67 persons gathered at our Route 15/340 property for a special service in which we planted the tree that had been a part of a number of IMAGINE gatherings. Kim and Ingrid Copeland provided special music. Jen Reed gave some inspirational words. Linda Shultz and her crew provided refreshments. It was a great day!
What is the latest update on ‘income’ received from IMAGINE, and its application to our loan principle, i.e. paying down our debt?
Glad you asked. Here’s the latest:
IMAGINE Revenues
Offerings – Inception to 10/31/10 – $365,817.46
Offerings – November 2010 – $26,728.02
Total $392,545.48
Debt Reduction
Loan Balance – 1/1/10 $2,596,988.72
Principal Payments (Includes money given prior to IMAGINE) – $879,502.36
Loan Balance – 11/30/10 $1,717,486.36
Will more details be forthcoming related to IMAGINE?
Yes! Future editions of these FAQs will be posted on a regular basis. Stay tuned!
