OUR SECURITY CAMERA SYSTEM was put to the test this past week. It provided the ability to identify an inadvertent thief who works at a neighboring business. Below the jump, this post describes how Mishkon enabled the stolen items to be returned to their owner. The case also illustrates our new system’s capabilities.
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| View of neighboring parking lot, at start of incident (As usual, click/tap on an image to enlarge it.) |
THE BASIC PLAN for restoring the sanctuary building’s façade and eliminating water intrusion is outlined in this post. (The condition of the walls is documented in photographs HERE.)
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| (As usual, click/tap on an image to enlarge it.) |
THIS POST UPDATES one that I wrote in September. I'm still trying to arrange for improvements to be done in late December, during the preschool break. The present focus is on improving the HVAC system’s air flow throughout the building.…
AFTER I ASKED our waterproofing contractor for guidance regarding proper maintenance for the newly waterproofed south wall (completion expected tomorrow), I received the following response on October 24.
THE SANCTUARY BUILDING façade on Main Street is due for restoration, given the longstanding water intrusion in the hallway. The same kind of problems that we found at the south wall are increasingly evident. They seem to be the result of two of the 1948 construction methods — namely, the lack of a weep screed and of a waterproof coating for the above-ground portion of the concrete foundation.
We know basically what needs to be done. Now it’s a matter of gathering the necessary funds, completing a contract, and arranging the logistics of the restoration work.
Below the jump, this post documents the present condition of the walls, via photographs. (As usual, click/tap on an image to enlarge it.)
THERE ARE TWO fire extinguishers in our historic sanctuary. Here are their locations.
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| View from the bimah, looking past the curtain into the passageway on the north side (As usual, click/tap on an image to enlarge it.) |
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| View in the foyer, facing the right-hand exit door to the portico |
Knowing their location is important, for obvious reasons. Below the jump, there is a map of these two places.
THERE’S A LOT of room for improvement in the HVAC system of our school/office building. Thermal-comfort levels are good but not great. Our hospital-grade filter is reducing the risk of airborne disease, but it is taxing the air-supply blower. Running more than 45 hours per week, this HVAC system is much more heavily used than the one in the sanctuary. That’s why in July, when a preschool parent expressed interest in funding a system upgrade, it became my personal highest-priority new project for Mishkon. (This one is moving slowly, however, because I’m still heavily involved in old projects.)
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| A return-air register for mounting in a door (As usual, click/tap on an image to enlarge it.) |
Below the jump, I discuss the prospects for improvement. This work would be done in late December, during the preschool break.…
OUR HISTORIC SANCTUARY building was dedicated on Sept. 26, 1948, which that year corresponded with the 22nd of Elul. (This year, the 22nd of Elul falls on Sept. 7–8.) In honor of the occasion, some of us have been delving into its history and features.
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| (As usual, click/tap on an image to enlarge it.) |
Below the jump, you will find a list of interesting facts about the building.…
WE HAVE THREE thermostats, all of which are the same model: a Honeywell Wifi 9000 Color Touchscreen. For the manual and online support, go HERE.
…challenges of all — out of the 10 essential roof-supporting posts that sit inside our sanctuary’s walls — appears to be the easternmost one on the south side. That’s not surprising, given that for nearly 75 years it has been sitting inside the pilaster that is the most weather-exposed, and at the edge of a sun-baked, asphalt-covered parking lot.
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| July 13 (As usual, click/tap on an image to enlarge it.) |
Below the jump, this blog post recounts our cautious, step-by-step process to understanding what needs to be done — and eventually what it will cost.
THIS POST recounts my due diligence regarding certain cracks observed in a foundation wall.
THE SANCTUARY WALL that faces southeast (which we call “the south wall” for convenience) is pretty massive: 139 ft long, and 25 ft high on average.
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| With the early morning shadows from our neighbor’s suspended cables (As usual, click/tap on an image in order to enlarge it.) |
Below the jump, this post will document and illustrate this wall’s recent rehabilitation, which the contractor says is now about 90% complete.
UNLIKE MOST BUILDING WALLS, our sanctuary’s long walls are made of two different materials: concrete (along the bottom), and a wood frame that is covered with gypsum lath and plaster. This has been a problem for the portion of the south wall that is exposed to the (sometimes blazing) sun, as compounded by re-radiation from the adjacent asphalt parking lot. In reaction to the daily heating-and-cooling cycles, the two parts of our wall respond differently: they expand and contract at different rates. Little wonder, then, that over the past 25 years, a horizontal crack developed along the seam between the two parts of the wall, running about 70' long.
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| 1/10/23: Horizontal crack at the seam of the concrete wall and the frame wall also showing moisture damage from water intrusion (As usual, click/tap on an image to enlarge it.) |
As you probably know, the wall is in the process of reconstruction, as part of the interior painting project. Below the jump, this post explains the steps that we have taken to prevent that crack from reappearing.
YESTERDAY, our arborist, Al Gwilliam of Al’s Landscaping, pruned the street tree on Main Street that shades our front steps.
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| Almost done! (As usual, click/tap on an image to enlarge it.) |
Below the jump, this post displays the two “before” and “after” photos that Al was kind enough to take.
Yesterday I spent the morning with Nathan Delgado, a service technician from Acme Heating & Air conditioning, with whom Mishkon has a service contract.
WHENEVER I COULD, I have accompanied a service technician or inspector when they are on the premises. Yes, I could leave it to Ruben, and he will generally report afterward about learning something or other, but I have found that when I am present, not only do I learn more about our facilities and what matters, but also the technician/inspector will do a better job than they would do alone.
Below the jump, I expand a bit on this idea.…
OUR GOAL IS to get one or two people at a time from the sanctuary (Hampton Drive gate) level down to the Social Hall and back up again — a vertical distance of about 13 feet. It turns out that the right device for that purpose is not an elevator but rather a lift. Specifically, a vertical platform lift (VPL).
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| (As usual, click/tap on an image to enlarge it.) |
Below the jump, this post discusses my first foray into the world of VPLs.…
OUR ALARM SYSTEM operates with the help of various batteries. Below the jump, this post discusses them and how to replace them (upon seeing a “low battery” warning). It focuses mostly on the main system battery, shown here.
SOME YEARS AGO, rainwater apparently made its way through a cracked seam in the roof. It left a noticeable T-shaped crack in the sanctuary ceiling, above the westernmost window on the south side.
Good news to report! CertaPro has now repaired that crack, as part of their prep for the repainting effort that is scheduled to begin in earnest next Monday. Below the jump are two photos that document the repair.
From the Technical Data Sheet and the Application and Maintenance Guide for Dow Corning AllGuard Silicone Elastomeric Coating…
PARKING OPTIONS around Mishkon are not easy to explain to our contractors and vendors.
Below the jump, this post gives a run-down of the options.…
STRUCTURAL ENGINEERS prepared one of the modules in the 2003 Historic Structure Report (HSR). Among other things, it assessed the sanctuary’s seismic integrity and offered a plan for improvement.
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| (As usual, click/tap on an image to enlarge it.) |
Below the jump, this post summarizes the seismic portion of the structural module, in light of more recent developments, while ending with a recommended plan for the future. That is, it compiles and updates my various prior posts about seismic issues.
ON JUNE 12, we learned that the wooden post inside our most weather-exposed pilaster is thoroughly infested with termites, resulting in significant damage. This is the same post that we have already treated twice in its bottom 2 feet for termites, both from the inside and the outside. But now we know that they have been active almost all the way to the top, at least on the outside.
Jim Farasatpour, an experienced structural engineer, has examined the outside, and he believes that this post can be repaired for about $5000. (There is a small chance that it might need to be replaced, but we won’t know for sure until we actually set about to make the repair.) We believe that this repair effort can be made concurrently with the waterproofing project. It is essential, due to the post’s structural importance.
As a safety issue, our synagogue leadership considers this repair effort to be a high priority.
Below the jump, this post outlines what that repair effort will involve.…
WHILE REMOVING LOOSE STUCCO from the foundation wall (a/k/a stem wall), the waterproofing crew exposed at least 4 new instances of spalling concrete along the wall. This was not unexpected.
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| (As usual, click/tap on an image to enlarge it.) |
This post describes the situation and the planned repair procedure, based on recent experience.
RUBEN TELLS ME that yesterday, he and a plumber were in the process of restoring gas service to the sanctuary building. (Why the gas had been off for a month is a story for another time.) They were in the downstairs kitchen’s closet, bleeding air from the gas line to the water heater. Suddenly, they heard a loud pop and a whoosh.
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| Sprinkler shutoff valve (As usual, click/tap on an image to enlarge it.) |
This post describes what happened next, and its import.…
VERTICAL CRACKING in the stucco of our pilasters might be merely a rupture in the stucco itself—without having compromised the tar paper (vapor barrier) behind the stucco. On the other hand, as a structural engineer told me today, it could be the opening for a serious structural issue to have developed: dry rot in the post, due to persistent moisture intrusion.
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| (As usual, click/tap on an image, to enlarge it.) |
It’s like when a car’s owner finds that one of its tires looks almost flat. Can that tire be patched—or does it need to be replaced? Well, it needs further inspection. Similarly in our case, the best way to find out what we are dealing with is: chip open a couple of the cracks, to see how deep they go.
Below the jump, this post looks more closely at the newly noticed cracks, and our options.…
THERE’S A SAGGING WIRE that emerges from a utility pole on Hampton Dr. and runs over to the sanctuary building. Unfortunately, it’s in the way of the pending rehabilitation of the wall.
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| East side of south wall, showing the sagging wire (As usual, click/tap on an image to enlarge it.) |
Below the jump, I explore what little is known about this mystery wire.…
FIVE GOVERNMENTAL BODIES get mentioned as possibly having some sway over a fence/gate in front of Mishkon’s historic sanctuary building.
Below the jump, this post discusses each one — and what I know about its relevance to our situation.
I DON’T USUALLY take selfies—but in this case it’s for a good cause. The question on my mind: how high is high enough?
Here are photos of me standing in front of a 6' gate, a 7' gate, and a 7' fence. (I took these during a recent walk along 11th Street in Santa Monica.)
JASON DICE, the Federation vice president in charge of the Community Security Initiative (CSI), has consistently taken a balanced approach, in his conversations with me about the height of potential security barriers at Mishkon.
Below the jump, I summarize and quote his advice.…
OF THE TWELVE OPENABLE PANELS in our south-facing stained-glass windows, 6 of them have protective glazing (an outer pane of clear or wired glass). Notably, the 6 that don’t are all bowed at the bottom.
It may appear that the outside layer of glass is helping to preserve the stained-glass windows. More likely, the bowing on those panels occurred first, causing the outer glass to fall out. After all, our consultant 20 years ago warned us that the protective glazing was improperly installed—and was therefore shortening the life of our windows.
Below the jump, I excerpt (without comment) from a longer article on the topic, written by an expert.…
ACCORDING TO THE LOS ANGELES Cultural Heritage Ordinance, the Cultural Heritage Commission is vested with the responsibility to preserve the city’s monuments. The full text of the ordinance is available here.
This post outlines the Commission’s duties and procedures with regard to its oversight of monuments, drawing upon the ordinance itself and brief comments by the city’s preservation architect.
From email on 5/2/23 by Lambert Giessinger, Senior Architect, Los Angeles City Planning, Office of Historic Resources:
[If] the proposed fence is allowed by-right…, the discussion then comes down to meeting the Secretary [of the Interior’s] Standards [for Rehabilitation]. The main concept here will be that the proposed fence is designed to be independent of the building and be “reversible” despite the fact that it would alter the open plaza in front of the property.
There is a balance to strike between maintaining the historic character of the property while allowing new challenges to be addressed (like security). Ideally, the fence will be as visually open and low as possible. Perhaps, it can have larger sections that open-up the plaza when there are services or events. Undoubtedly, these are the design issues you’re working through now.
I’m happy to continue the conversation and review the concepts when they are ready.
A DOORWAY WITH AN ACCESS CONTROL SYSTEM functions as a security checkpoint. It is the first line of defense against would-be intruders or vandals. One type of access control system is known as a “man trap.” It consists of a small space and two separately controlled entrance ways, in sequence.
(That name was coined in an earlier era — when the word “man” was used to refer to any person who was in a certain situation, without regard to their gender. As in the boater’s classic distress cry, “Man overboard!”)
Below the jump, this post describes how that security concept would be applied to our Social Hall entrance on Main Street.…
BOTH FOR OUTDOOR PROJECTS and to keep tabs on water intrusion, it can be helpful to know when and how much rain has fallen. Fortunately, the County has a rain gauge close by. It’s at the Electric Avenue Pumping Plant, located at the corner of Brooks Ave.
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| (As usual, click/tap on an image to enlarge it.) |
This post pinpoints that gauge’s location relative to Mishkon. It also explains how to read the continuous online report.
ANOTHER APPROACH to enhancing security along Main St. is a 6'-high clear glass fence with 3 gates. The main advantage of this design is that it would minimally obscure the view of our historic building.
Here is a rough sketch. (It doesn’t show details involving the gates and planters.)
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| (As usual, click/tap on an image to enlarge it.) |
Below the jump, I describe the features of this design.…
JASON DICE is the Vice President of CSI (Community Security Initiative) of the Jewish Federation of Greater Los Angeles. (Raised on a ranch near Fresno, he served in the Marines for 21 years, then worked for 7 years as an agent for NCIS = Naval Criminal Investigative Service. He also served on the federal Joint Terrorism Task Force, housed at the Pentagon. He has worked at the Federation for the past 8 years.)
During our community forum on enhancing security along our Main Street frontage, Jason spoke about what CSI does. He also addressed three questions of particular interest to us. Below the jump, I will share his answers.…
WE ARE GETTING CLOSE to applying new surface finishes to our sanctuary’s outer south wall, and to our main sanctuary hall. Which leads to a question: What should their surface colors be?
If you would like to make an estate gift to Mishkon to support capital improvements, it’s easy to do.…
“I hereby give [____ percent (__%) of my estate /or/ ______ dollars ($____) /or/ the residue of my estate] to the Capital Improvements Fund at Temple Mishkon Tephilo (Tax ID: 95-1544590).”
According to Mishkon’s Board Policies, all monies donated to the Capital Improvements fund are segregated in a separate bank account, distinct from the accounts in which operating funds and Maintenance Fund monies are kept. And all expenditures from this fund must meet the I.R.S. definition of a capital improvement, which includes restoration.
In short, you can, with little effort, ensure that the facilities that you value are preserved or enhanced in the future.
IN ORDER TO REDUCE how often local unhoused residents pee and poop specifically behind our marquee sign, let me recommend that we mount this image on the back of the sign (where it would be hidden from the street).
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There’s good reason to think this measure would make a difference. And if, as a result, Ruben won’t need to hose off the flagstone steps so often, it will not only be easier on him, and it will not only save water, but also the steps themselves will last much longer — reducing our long-term maintenance costs.
Below the jump, I cite the scientific basis for my suggested approach.…
NOW THAT SEVERAL ROWS of theater seats have been removed all the way across the back of our historic sanctuary, what is the size of that open area?
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| Venice BID meeting in the back of our sanctuary, 3/9/23. |
Answer: The area is approximately 26’ x 48’ = 1250 sq ft.
The last row of seats is slightly curved, which means that the open area is not perfectly rectangular.
NOW THAT SEVERAL ROWS of theater seats have been removed at the back of our historic sanctuary, how many seats remain?
The gross count is: 25 rows of seats, with 22 seats in each row (6 + 10 + 6), which is a potential total of 550 seats.
This needs to be adjusted downward, pending our repair of the south wall, because some seats have been temporarily removed along that wall, and 4 of them have been stashed in an existing row.
Current net seat count = 530.
OVER THE PAST MONTH, in seeking to enhance our synagogue’s security along our Main Street frontage, I have engaged with several fence/gate companies and metal fabricators. Last week, I met on site with a rep from each of two companies that do fabrication and custom work. We looked at what’s possible to achieve within the budget.
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| With pinions you will be covered; you will find refuge under God’s wings. (Psalm 91; RJPS transl.) |
Below the jump, I describe the resulting plans, which exist only in rough form so far. Before proceeding further, I am seeking feedback from members of the congregation. Feel free to call me, to discuss. For me, design is an iterative process, so I expect that there will be considerable improvement before the final product.
BECAUSE I DON'T have ready access to our utility bills and usage records, I’m attentive when they do come my way. Recently, for a training project, I was given spreadsheets of what Mishkon spent on electricity and water (combined) during the past year.
Below the jump, I briefly discuss the spreadsheets that I received from our bookkeeper.
WE MISHKON MEMBERS can easily convince ourselves that (nearly) everything at the synagogue is being taken care of. After all, we have paid staff. We have devoted officers and directors and committees. We even have eager ad-hoc volunteers for cleaning up after Kiddush lunches.
Nonetheless, there are significant gaps in what is being attended to. Wouldn’t you like to know what those gaps are?
This post lays out some of Mishkon’s needs for your energy and acumen, as they relate to B&G concerns. Perhaps you or someone you know would thrive from being engaged in these matters! 🤔
UNTIL THE WALL is waterproofed, water damage will continue whenever it rains. And it will get worse over time, as the wall continues to degrade.
This post documents a couple of temporary measures that I have been taking to protect the interior of our sanctuary building.
I’m proceeding according to the “ounce of prevention is worth a pound of cure” principle. (The down side is that these measures reduced my availability for other B&G responsibilities.)
WE NOW HAVE a plan for how to repair the three deteriorated pilaster bases on the exterior of our historic sanctuary’s south wall. (These bases’ condition is described and shown HERE and HERE.)
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| Detail from structural engineer’s drawing: view from above. E = existing element. (As usual, click/tap on an image to enlarge it.) |
In January, the board approved a budget for this repair. Last week, our structural engineering consultant provided a plan, in the form of a drawing. I’m now asking vendors to bid on doing it according to that plan.
This post briefly describes our plan — as well as what went wrong that led to the need for this repair.
IN THE PROCESS of research what is the highest and best use for kosher Torah scrolls that Mishkon is not immediately using (a subject for another day), I came across a way to finance the replacement of our synagogue’s outdated maḥzorim with the Conservative movement’s newer (2010) edition — namely Maḥzor Lev Shalem, edited by Rabbi Ed Feld.
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| In order for this Torah scroll to be usable again, this passage had to be patched in 4 places. (As usual, click/tap on an image to enlarge it.) |
Given that acquiring such prayer books has been high on our synagogue’s wish list for some years now, let me share what I just learned. It involves certain of the Torah scrolls in our possession, and ironically it relies upon their status as imperfect and otherwise unusable.…
WHAT’S THE CONFIGURATION of the heating/cooling system in our sanctuary?
This post gives you a basic picture, through verbal description and photos.…
THIS POST documents the condition of the newly exposed pilaster bases, on the south wall of the sanctuary. I provisionally interpret the findings as evidence of damage due to longstanding water intrusion — but not threatening the stability of the building itself. The structural engineer seems to agree with this assessment, but I believe he is withholding final judgment until he makes an on-site visit.
Here is a map of the south wall, showing which 3 of the 7 pilasters are involved. The labels “1st,” “2nd,” and “3rd” refer to the order in which the structural engineer and I have attended to them, rather than their position on the wall.
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| (As usual, click/tap on an image to enlarge it.) |
Below the jump, I recap the uncovering process, and then show a set of photos for each base.…
After exactly 2 months, the hospital-grade furnace filter in our school building was caked with dust. (Happily, it was changed this week, on 2/9/23.)
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| Old filter on the bottom; new one on top, for comparison. (As usual, click/tap on an image to enlarge it.) |
So this is a brief note just to say: Hooray for routine maintenance! 👏
TODAY I MET outside the south wall with Brian James, who works for a stucco repair contractor. He has 17 years of experience in dealing with aging and decrepit stucco surfaces in the L.A. area. While awaiting his bid for restoration, I will write up what I learned from our conversation.…
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| (As usual, click/tap on an image to enlarge it.) |