Building Renewal Implementation Committee - Frequently Asked Questions
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Email We’ve been through this process before; what’s different this time around?
Why are we even considering a move
How can we afford it?
By now you have undoubtedly heard that Temple Israel has launched a building renewal project and questions like these have probably crossed your mind. We hope that these FAQs will help to answer these and other important questions about what is going on, what process is being followed and how the potential changes might affect our community.
The Decision Process
I like being on Prince of Wales Drive. What exactly is so bad about the building that we can’t stay?The building on Prince of Wales has been our home for nearly 40 years. It was built with the idea that it should be able to accommodate approximately 125 families representing some 400 – 500 people. We now have nearly 3 times that many members. For many years we have had to hold our High Holiday services at the Hellenic Community Centre to accommodate approximately 900. Many simchas have a long, awkward pause while waiting for the sanctuary to be turned into the social hall and larger simchas have to be held elsewhere. In addition to these and other physical inadequacies such as a lack of meeting rooms and limited accessibility for the physically challenged, the building is at an age where expensive repairs and refits are becoming a regular occurrence. This has an impact on our operating costs and hence our dues.
Why can’t we just renovate the current building?
Renovating our current building would not solve the problems associated with the shortage of space. Worse still, renovating up to current building code standards would be very expensive and would actually reduce our available space.
How about expanding or rebuilding on the present site?
We analyzed the option of expanding or rebuilding on our current site. While it is possible, the architectural studies done a few years ago suggest that the cost versus the benefits of these options would actually give us less value for our dollars. For example, current City of Ottawa parking regulations would require us to greatly increase the number of parking spaces. At the same time, expanding or rebuilding would reduce the amount of surface area available for parking, thus requiring us to build a very expensive multi-level parking facility. Moreover, the limitations arising from land size, shape, and usage, plus poor soil bearing conditions, and impact on programs during construction, are factors that argue against the option of staying at the present site.
What was the process that led to these decisions?
To be absolutely clear, no decisions have been made about whether or not to move, nor where, nor when. These are decisions that can only be made by congregational vote at a meeting called for this purpose. The Board appointed BRIC (the Building Renewal Implementation Committee) to explore the possibilities, identify a best option and prepare Temple Israel’s membership to make an informed decision.
For more than a decade there have been discussions about the possibility of Temple Israel having a new home. During Debra Viner’s presidency early conversations began with the Hellenic Community about the possibility of their purchasing our building. During Jane Gordon's and Mark Holzman’s presidencies there were congregational consultations and a major meeting to explore people’s hopes and concerns. Concept drawings were prepared and committees were struck to look at potential sites, explore fund-raising possibilities, etc. During Steve Mendelsohn’s Presidency, discussions at the Board led to the recognition that our current building no longer met the needs of the congregation. As a result of these discussions The Board created BRIC to make an in-depth analysis of the possibilities and report back to the congregation with a detailed recommendation. BRIC regularly reports to Temple’s Board of Directors and has also held two community information sessions to allow for wider participation in this process.
Moving to an Existing Building
Is it not more cost-effective to re-do an existing building?
Sometimes yes and sometimes no. If the existing building was physically sound and was purpose built for a place of assembly, then it could be more cost effective. Otherwise it is considered to be more expensive and would likely require compromising our requirement to make an existing building into a satisfactory sanctuary with the right facilities to suit our programming.
Local school boards have declared some school properties as redundant. Shouldn’t we buy a school property as it seems like an easy way to get the land we need?
The rules for disposal of school property require that many agencies get first crack at acquiring the redundant property. It often takes up to two years for those options to be exhausted and then the property is offered on the open market. At that time we would be competing with developers and may not be successful in bidding on the property.
Has BRIC considered other existing buildings?
Yes, but our analysis of those other buildings we considered led us to the view that there was not a good match to our community’s needs.
Site Related Questions
I understand that we have outgrown our current building and can't stay there forever. But by what criteria did the Jewish Community Campus emerge as the best site?
We began by building on previous efforts that had identified a broad range of options – rebuilding on our current site, buying and refurbishing an existing building or building on an available site. We used a well-established decision support methodology known as SWOT (Strength, Weakness, Opportunity, Threat) to evaluate all options according to their specific characteristics (e.g., sufficient size for our needs, good transportation links, space for parking, cost, etc). This methodology eliminated several options. It also allowed us to rank options that were feasible. Two sites in close proximity to the Soloway Jewish Community Centre came out at the top of our selection process. One of these sites – the vacant lot bounded by Carling and Kerr is not large enough, so we are examining the other - the greenspace behind the SJCC in more detail to ensure it meets our needs.
Is the greenspace site suitable for construction?
We are following a careful process to ensure that there are no surprises that would put Temple Israel at risk. One significant advantage associated with the Jewish Community Campus site is that some of the necessary research was already conducted in preparation for building the SJCC and Hillel Lodge, (e.g., environmental and traffic impacts). By using these existing (and often expensive) studies, we are able to proceed in an economical and thorough fashion.
What if the Queensway widens? What guarantees will be put into place if we locate on the greenspace on the campus?
We are looking at a number of potential layouts on the greenspace location. Since every potential location is unique, we will ensure appropriate protection against such possibilities as a widened Queensway.
There is already a school on the campus. If we move there, will we need to build our own school facility?
After a great deal of discussion BRIC has come to the position that it is very important that our new building hould include classroom space sufficient for our own school. Partly this is for traditional and emotional reasons and partly for practical reasons. The practical reasons include the age and condition of the existing school building and the possibility that these rooms could double as meeting rooms and additional programming space for Temple and other community organizations when our school is not in session.
Will our new building be large enough to accommodate the congregation at High Holidays, simchas and family life cycle events?
Yes. This entire process has been driven by our congregation’s need for a larger facility.
Financial Requirements
Will we be able to afford the building?
This is a pivotal and complicated question and the truth is that we do not yet know the answer. At the outset, BRIC raised over $30,000 specifically so we could hire consultants to help prepare a business case for this project. That business case has to answer three key questions:
- How much money can we raise through a capital campaign?
- How much can we raise by selling our current properties?
- Will we be able to afford to operate our new home after we move?
Answering these questions is not simple. The location and design of a new facility will not only affect the cost they also impact how much people will be willing to donate for the project. Based on previous studies, we believe that Temple’s members will contribute generously. We are still in the first steps and will give you more complete answers to these questions as we ourselves learn them.
Relationship with the Jewish Federation of Ottawa (JFO)
What will Temple’s relationship be with the JFO if we move to the campus?Will we lose our identity as Reform Jews?
We have established principles for partnering which ensure that Temple Israel will continue as an independent organization governed by its own Board of Directors and constitution. A move to the JCC Campus will not lead to a loss of our autonomy, rather it is an opportunity to continue growing our relationship with the entire Ottawa Jewish community. Temple Israel is an integral and respected part of the Ottawa Jewish Community that offers a full range of worship, educational, and social opportunities. The JFO being unaffiliated, serves the entire Jewish community.
How will Temple life benefit by being located on the JCC Campus?
Most importantly, we would have a significant physical, spiritual, educational and social presence on the Campus, benefitting both our Temple families and the entire Jewish Community. It would allow us to have immediate access to the myriad of programs and facilities already available on the Campus. By being located on the Campus, we will encourage further community affiliation with Temple Israel, and promote our exciting holiday celebrations, worship services and programs to those who are not currently members of a synagogue.
What about driving on Shabbat?
There has never been a barrier to driving to the Campus on Shabbat. Hillel Lodge is open every day, including Yom Tovim, Shabbat evening and morning, and secular holidays. Families and visitors are encouraged to come to Hillel Lodge on Shabbat, and parking is available for visitors. In addition, Adath Shalom holds Shabbat services regularly in the Chapel at Hillel Academy. Parking is open and available for worshipers on Shabbat and all the holidays.
Do we have to be a Kosher facility?
This has not been set as a precondition for the sale or lease of land by the JCC to Temple Israel. Temple Israel is guided by a “Kosher style” food policy adopted by the Board of Directors several years ago.
Perhaps we should stay small. Let us support a second Temple in Ottawa instead of moving.
Dividing ourselves into small groups would not solve our current building or financial challenges. Reducing our membership numbers by splitting into two or more groups would double or even triple the financial contribution each family would have to make in order to keep our congregation functioning in the present facility.
Miscellaneous
How is BRIC’s work being funded?
All of the moneys being used by BRIC was obtained through specifically targeted donations. To date very little of the money donated has been spent. BRIC is very conscious to use the money wisely. For instance, we are attempting to reuse previous site studies rather than contract for new ones.
Who will have the right to bid for contracts related to the building project?
The recommendation of the Union for Reform Judaism is as follows:
“The leadership should be mindful of the difference between a dedicated congregant and a compensated business professional. It is advisable to retain consultants who are not members of the congregational community and thus avoid any possible conflict of interest or the potential for creating any adversarial relationships.”
While this does not bind Temple in any specific instance, it is a strong statement of important advice for a project of this magnitude.
What about getting out of the JCC if we ever need to leave. If we have a lease would we have a right to transfer the building? If we buy, what about selling – would the JCC have 1st refusal and/or veto over purchaser?
These are important questions to which we do not have answers. Although we have entered into discussions with the JFO, we are not yet at the point of negotiating the terms of an agreement regarding the sale or purchase of the property. Indeed, until our congregation approves moving forward with this project we have no authority to enter such negotiations. It is, of course reasonable to assume that any agreement about the property will have conditions to protect both Temple Israel, the JFO and the greater Jewish community.
People want to have a clear idea of how BRIC settled on the JCC campus as the preferred site for locating Temple Israel’s new home. Please elaborate the criteria by which this choice was made.
The BRIC committee employed the SWOT (Strength Weakness Opportunity Threat) analysis methodology to evaluate the range of options open to Temple, including remaining at our current location, purchasing and renovating an existing building or building on a brown field or green field location.
The key criteria assessed included:
Location - proximity to Temple membership, community demographics, and proximity to hotel accommodations
Transportation - access to public transit and road networks
Size of site - sufficient for building, parking, greenspaces, landscaping, etc and economic flexibility (excavation, multiple floors, etc)
Parking availability - including High Holy Days needs
Site zoning - to permit a place of worship and provide sufficient flexibility for architectural options
Partnering opportunities - to enable consideration of shared use with the community, including residential options
Site availability - time frame for purchases / construction / renovation aligned with Temple's needs
Fundraising potential / implications
For existing buildings which could be renovated to suit Temple's purpose, additional criteria included building age, physical plant (HVAC), maintenance costs, environmental concerns / constraints, kitchen /catering facilities,etc.
Why has BRIC not had this decision made by an outside consultant?
Beyond a doubt, consultants will have an important contribution to make during many stages of such a significant project. We will seek the advice of architects, project managers, fund raising specialists and so forth. The decision about location is special, and in many ways different and more personal than issues of design, finances or fundraising.
As a committee, BRIC believes that we know our constituency and its needs better than an outsider. We also believe that the most crucial aspect of our mandate is leadership. While we will often rely on a cadre of consultants to assist us in making the best possible decisions, it is our responsibility to select the site we believe will allow us to fulfill our best vision of ourselves. As Rabbi Garten has pointed out more than once, our new building will be a reflection of who we are.
Now that BRIC has identified a preferred option, we are engaging a consultant to help us refine and articulate our vision and selection criteria, test our assumptions, verify our information, and assess the impact of this option, in order to ensure that our recommendation is sound.
Is there a “Plan B”?
It will always be possible to find other potential sites for Temple’s new home. BRIC’s mandate, however, is to recommend a best option, not a list of possibilities. We believe we have found that best option and that is what we are recommending for the congregations approval.
What can I do as a congregant to help bring this project to fruition?
This very significant project will require many kinds of help and support as it progresses. In these early stages the most important way to help is by sharing your enthusiasm. Believing in ourselves and Temple’s ability to reach this goal will energize congregants and help to make our new home a reality.
