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Frequently Asked Questions (FAQs)

 

Who is AOA?

Archipelago, Office for Architecture (AOA) is an architecture practice led by Stephanie Koltun and Patrick Burke. They are dedicated to well-designed architecture and focus on affordable housing and other social-benefit projects. Their office is located in the north end of Halifax.

 

What is AOA’s role in the project?

The Archdiocese and Parish have engaged AOA as the Project Architect and Project Manager. If the project proceeds from Pre-Design, AOA will design all aspects of the project and coordinate all consultant services until the end of construction. This includes assisting the Archdiocese with selecting a General Contractor and reviewing construction to ensure the project is built to specifications. 

 

Who else will be working on the project?

AOA requires the input of consultants throughout the project. AOA is the prime consultant and will coordinate, review, and manage the services of all other consultants. During Pre-Design, AOA will work with a surveyor, wetland consultant, civil engineer, cost consultant, and financial feasibility consultant to evaluate development options. We requested funding for their fees as part of a grant funding application. If the project proceeds from Pre-Design, AOA will coordinate a design team, including a structural engineer, mechanical engineer, electrical engineer, civil engineer, energy consultant, cost consultant, and fire protection engineer, among others.

 

How long will the project take?

If the project proceeds from Pre-Design, it will take several years to design and construct. The timing of each stage has yet to be determined. Each project component will likely have its own timeline, depending on financing, municipal approvals, and Parish priorities.

 

What is Pre-Design?

Pre-Design is the first phase of the Design stage. During Pre-Design, AoA identify project objectives, requirements, and costs. This information demonstrates the project’s feasibility and ensures the design will be informed by the people who will use the project. 

 

What is the Pre-Design outcome?

At the end of Pre-Design, AoA will recommend rebuilding or renovating the existing Parish buildings. They will also make recommendations on the number, composition and locations of the housing units. 

 

How long will Pre-Design take?

It will take approximately six to eight months. 

 

What is AOA doing during Pre-Design?

AOA is engaging with the community to understand project objectives and requirements. They have interviewed project stakeholders and will continue to solicit insight. This information will complement ongoing work, including: 

• assessing the properties and existing building conditions;

• analyzing the neighbourhood and housing needs;

• determining design requirements (e.g., floor area, functionality), including ambitious accessibility, energy, and quality of life goals;

• developing a financial feasibility plan to determine long-term affordability and financial sustainability, including rent projections;

• developing construction budgets for the buildings; and

• identifying and applying for funding for design services and construction costs.

 

What housing density will the project pursue?

The property is currently zoned R-2 (i.e., duplexes); however, they will likely pursue re-zoning or special approvals to increase the project’s density. The design team will begin by evaluating mid-density housing but will consider all options. The financial self-sufficiency of the building will be a deciding factor in the density.

 

Will the Parish buildings be renovated or rebuilt?

AOA will make a recommendation based on feedback from parishioners and the project’s objectives and requirements. During Pre-Design, they will perform a functional analysis of the current spaces and a building assessment to review their suitability for modification. 

 

Is it more cost-effective to renovate or rebuild?

It depends. It is important to consider long-term operational costs in addition to construction costs when deciding whether to renovate or rebuild. Upgrading old buildings for a specific purpose (i.e. installing an elevator or fire protection system) can often require additional upgrades to other systems or assemblies. Currently, the church has several observable issues. For example, the building envelope (i.e., walls, windows) is uninsulated and doesn’t control moisture migration from the exterior to the interior (and vice versa). This issue can only be partially resolved, and it would still require extensive renovation (e.g., re-cladding). As well it is not very Accessible.  There is limited access from few Accessible parking spots and no elevator in the building.

 

Is it possible to insulate the church from the interior?

Insulating the church from the interior might be an option; however, it is often a partial solution because the contractor cannot (practically) insulate below the slab or where walls and floors intersect. This could result in cold spots, an inconsistent air barrier, and moisture issues such as condensation, mold, and mildew. 

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Does the Parish need to replace the church roof?

The EPDM roof was recently installed and doesn’t appear to be an issue. The moisture damage is likely from moisture transmission through the wall assembly (i.e., the lack of insulation, moisture barrier failure, or both).

 

How much will the project cost? 

At this time, the total costs for the project are not known. A cost consultant will develop a preliminary cost estimate at the end of Pre-Design. The consultant will update the estimate as the project develops. 

 

Who will pay for the project? 

The Parish will be responsible for costs associated with the Parish component, including church, hall, and offices. Proceeds from land sales could support these costs. The project will pay for the housing with non-repayable grants, low-interest and forgivable loans, and eventual revenue from the property’s commercial space. 

 

What is AOA’s compensation for their work?

AOA has waived their fee for Pre-Design, including work on the Parish and housing components. If the project proceeds from Pre-Design, AOA’s fee will be a discounted percentage of the construction cost. For the housing component, AOA will pursue grants to pay for their fees and those of the consultants. 

 

How will you determine the housing’s financial feasibility?

A financial feasibility consultant will perform a market analysis and develop financial models (i.e., projected revenues and expenses). 

 

Will the housing generate a profit?

The housing will operate on a non-profit basis. It will be financially self-sufficient but is not intended to generate a profit. The operator will reinvest any profit from the housing component into housing maintenance, operations, and greater affordability.

 

Will the commercial space generate a profit?

The commercial space will operate on a for-profit basis; the profits will be directed into the housing operation. 

 

How will AOA manage the construction budget?

Before construction begins, AOA works closely with a cost consultant, who will update cost estimates as the project progresses. The estimates become increasingly detailed as the design develops, and AOA will review them at each step to identify discrepancies. If an estimate exceeds the construction budget, AOA revises the design to bring it back on budget. Finally, AOA uses a detailed cost estimate to evaluate tenders during procurement. To ensure construction stays on budget, the Archdiocese will procure construction services on a fixed price basis. 

Who will manage the housing?

An experienced housing operator will manage the transitional, deeply affordable, and affordable housing independently of the Parish. The Parish has yet to select an operator.

 

What role will the Parish have in housing operations? 

The Parish will continue to provide support services with the operator for the transitional housing, similar to the support provided in the emergency shelter program. The transitional housing will have dedicated bathroom and kitchen facilities.

 

Will the Project reserve units for specific groups?

The reservation of housing units for specific groups (e.g., chaplaincy, new Canadians) may be determined in Pre-Design and informed by financial models, funding requirements, and Parish priorities.

 

Is the wooded area a wetland?

The process is underway to determine if the wooded area is a wetland and, if so, how it would impact development. Wetlands restrict but do not necessarily preclude development. 

 

Is maintaining the status quo an option for the project? 

The project might not proceed. However, existing buildings will need renovation either now or in the near future. The Archdiocese is keenly interested in this work as housing is an archdiocesan pastoral priority, and the Archdiocese is considering similar projects with other parishes.