AS WE GET CLOSE to putting a stop (for a while) to rainwater intrusion and to termite activity in our sanctuary structure, it’s time to prepare for the next stage in its restoration: to rebuild, seal, and refinish the long walls.
Although at this point we can only sketch a picture of what is needed, we are fortunate to have available the guidance of several professional assessments and consultations with experts.…
Sources
- Historic Structure Report (HSR) 7/03; prepared by Historic Resources Group, incl. structural system assessment by John A. Martin and Associates
- Property Condition Report (PCR) 1/8/19; prepared by Partner Engineering and Science
- “Proposal for Facility Condition Assessment” (PFCA) 3/29/21; prepared by Partner Engineering and Science
- Conversations with David Dorier-Sammut, P.E., structural engineer at John A. Martin and Associates, 1/18/22 and 2/3/22
Structural Condition and Needs
Historic Structure Report (2003)
STRUCTURAL CONDITION
In the Seismic Performance section, the reviewing structural engineer concluded that “the Temple structure … appears inadequate to maintain a minimum life-safety level of performance.” Obviously that’s a big safety concern! However, the engineer was assuming that the roof is not already reinforced with plywood, yet we do have some evidence that plywood is in fact present. (That will be confirmed during this summer’s roof maintenance and termite treatment.) If so, that would take care of the minimum safety issue.
That being said, the walls are not properly braced for even a moderate earthquake. They are not attached to the foundation, and all that keeps them from deflecting from side to side (laterally) is the stucco — which is brittle.
STRUCTURAL NEEDS
Of the “high-priority” recommendations in 2003, the following have yet to be undertaken:
- Undertake limited cutting to [look inside the walls and] investigate the design and condition of structural framing.
- Seismic strengthening: add plywood at the exterior walls; add bolts to attach the wood frame to the foundation; add hold-down hardware to prevent over-turning; inspect and repair tie rod connections as appropriate.
The board has already approved an expenditure for the first item. As for the second one, see below under “Next Steps.”
Property Condition Report (2019)
STRUCTURAL CONDITION
Evidence of structural distress indicative of foundation settlement or framing failure was not observed. Foundations and framing appeared to be in functional condition. However, water damage was observed at numerous locations throughout the wood framing.
STRUCTURAL NEEDS
- Replacing water-damaged members is recommended with roof replacement work and interior renovations. Costs are incorporated with the roof replacement and interior renovation line items. Wall & Ceiling finishes, repair/replace: opinion of cost $21,250.
- Completely waterproofing the exteriors of each building is recommended immediately. Exterior painting should be performed with this work. An opinion of cost is $18K.
In 2021, I used these figures as the basis for my proposed renovation plan (see below).
My Own Condition and Need Assessments (2022)
Exterior Walls
By its nature, stucco admits water. The ability of exterior walls to keep out rainwater is therefore dependent upon a layer of tar paper behind the stucco. However, tar paper is known to degrade over time, such that after 60 years it cannot be counted upon to provide waterproofing. Regular painting (and patching cracks, as needed) helps to prevent water intrusion. As it happens, the exterior painting is well past due, based on the design lifetime of paint. Fortunately, the present coat does not appear to have started to peel, except on the white plaster columns.
Meanwhile, Brett Barenholtz has called my attention to some breaks and gaps in the stucco on the south side — which is not normally accessible to us, due to our neighbors’ fenced-in parking lot. This will be the subject of a separate blog post.
Interior Walls
The decrepit condition of the south wall of the sanctuary is obvious to everyone. Yet I also have noticed cracking high up in the south wall at its eastern end that suggests a deeper structural problem such as framing failure. Because the interior is in need of such significant renovation, it may well be more feasible to install plywood (as seismic bracing) on the interior rather than the exterior. Plywood would occupy a half-inch on each side.
Blemishes should not be covered over until consultants and contractors have an opportunity to assess the damage. The walls need to be opened up and inspected in those places.
What The Board Has Authorized (June 2021 vote)
- Replace wood that is damaged by termites or dry rot (remaining) = $6.5K
- Conduct professional assessments and tests so as to determine location and extent of compromised structural wood (including subsequent repair of test cuts) = $9K
- Waterproof and repaint the exterior walls; repair/replace structural wood = $28K
- Restore the sanctuary’s interior wall and ceiling finishes = $30K
In short, the current project budget for wall renovation (and ceilings), subject to the availability of funds, is $73.5K. (Again, this does not include seismic safety or fire safety considerations.)
RESTORATION STANDARDS
Excerpts from the HSR…
STANDARDS FOR REHABILITATION
- The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
- Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.
- Deteriorated historic features shall be repaired rather than replaced [where possible].
Rehabilitation of the building should respect the historic significance and architectural character of the structure by retaining significant features, spaces, and materials.… Extant materials and finishes from the period of significance
should be stabilized and retained.
Materials, surfaces and finishes on ceilings, walls, floors and trim that pre-date 1960 shall be retained in the course any alterations or additions.
Next Step: Consultation and Testing
As two structural engineers have told me, it would not be prudent to make cosmetic fixes in such an old building with a known water intrusion and termite infestation history, without first checking the structural condition more carefully. We should start with a visual inspection to identify critical areas that warrant further study, and to rule out the need for a more detailed evaluation. We would also need to make some test cuts, including near the tie-rod connections (where the ceiling meets the wall). Pick two tie rods as a representative sample and check their connections. While the wall is opened up, have a structural engineer come and take a look.
We also need a structural engineer to specify the seismic measures needed, so that we can develop job specs for qualified contractors to bid upon, as part of a comprehensive wall renovation.
Once I have an idea of strengthening costs involved, I intend to propose that the board add to its Restoration Plan an element for seismic mitigation. But first I need to get a cost for the engineer to draw up specs.
Keep Our Eyes on the Prize
Let me close by reminding us all how impactful our sanctuary space can be. For this purpose, it’s best to view our great hall through the eyes of someone seeing it for the first time. So let me cite Rabbi Naomi Levy’s description of how she came to serve as Mishkon’s rabbi, upon visiting for her interview in 1989 (emphasis added):
That night, I walked up the steps to the temple and shook hands with the members of the search committee; then we sat down to talk.… We met for over two hours; then I asked to see the sanctuary.… The moment I set foot inside, I knew in the depths of my being that I had come home.
—To Begin Again: The Journey Toward Comfort, Strength, and Faith in Difficult Times (NY: Knopf, 1998), p. 11.
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