What’s the grand plan for our facilities?

YES, WE HAVE a grand, multi-year plan for the rehabilitation of Mishkon’s facilities. It is based on the 2003 Historic Structure Report, which offered us a list of priorities largely from a restoration perspective, and the 2019 Property Condition Assessment, which suggested measures based on a standard facilities management perspective.

Below the jump, this post gives an overview of our facilities plans. It lays out recent accomplishments and what is cued up for the future.

Background

This most recent incarnation of Mishkon’s comprehensive planning for facilities restoration and upgrades began in early 2021:

• April — board approved implementation of urgent repair/upgrade tasks recommended in the 2019 Property Condition Assessment.
• May — board approved a $250K initial restoration plan. 

Additional enabling resolutions have been approved since then. By now, more than 50 projects have been completed, and (including grants) some $400,000 has been spent during the past 3 years.

Primary among the restoration and upgrade tasks accomplished since 2021 are the following:

• Treat the known termite infestations and take preventative measures.
• Repair structural wood that is damaged due to termites or dry rot.
• Restore/seal the stone veneer finish for the front patio, portico, and front steps.
• Conduct professional assessments and tests, to determine where and how structural materials have been compromised.
• Waterproof and repaint the exterior south wall of the sanctuary, while repairing/replacing structural wood as needed.
• Rearrange storm-water drainage in order to direct rainwater away from the building walls and foundation.
• Replace water heater in kitchen (with safety upgrades); install seismic gas shut-off valves for both buildings.
• Replace a corroded pipe that supplies water to school building.
• Restore and repaint the sanctuary’s interior wall and ceiling finishes.
• Replace windows in the school building.
• Replace doors in the school building.
• Replace locking mechanisms for some outer doors.
• Replace video cameras and recording system.
• Install a security fence with gates, along the Main Street frontage.

What remains to be done 

For more than 1½ years, I have been maintaining a running list of projects that need to be tackled. They are listed in order of rough priority (as viewed according to standard facilities-management principles), including the reason for each, as well as their functional status, cost, authorization status, and most likely funding source. (This was created as a management tool at the behest of Carole Stein, upon her becoming president.) 

This list (I call it “the grid”) is updated for the board every month—but not posted online, because it contains budgeting/pricing that is germane to our negotiations with contractors. Any member who would like to see it should let me know, and I will provide the URL.

Although its current iteration focuses almost entirely on the next 2 years, it has entries for expected major work in 2035 and 2038, as well—so that we can get properly prepared well in advance. Furthermore, we probably will not get everything done that is listed as needed within the next 2 years.

Primary among the urgent restoration and upgrade tasks that we face are the following:

• Replace termite-damaged floor joists that support the Torah safe in the sanctuary exit corridor, and treat for termites.
• Improve ventilation in the school building.
• Improve air filtration in the school building.
• Waterproof the front façade, seal the flagstone paving, and repair water-damaged concrete and plaster.
• Patch and repaint the exterior northern and eastern sanctuary walls.
• Install a massive sunshade over the play yard.

In addition, the following major facilities components are at the end of their expected lifetimes and thus likely to need replacement within the next year:

• Roof membrane atop the sanctuary
• Air conditioning unit in the school building
• Water heater in the school building
• Rubber flooring in the play yard

Further restoration and upgrade tasks that are needed soon, but not quite as urgent as the above, include the following:

• Rebuild 5 sagging stained-glass window panels, repaint the south-facing frames, and ensure that those windows can be closed tightly.
• Lay down weed-block cloth in the beds along the school building.
• Replace rusted fencing along the alley.
• Tent and fumigate for termites.
• Open up and inspect one of the roof tie-rod connections, at site of prior water leak.
• Install a unisex ADA-compliant restroom in basement.
• Revive the Social Hall’s air handling (ventilation) system.
• Install a vertical platform lift (VPL) between the sanctuary level and the Social Hall. 

Constraints

We are still dealing with significant rainwater intrusion, although what remains is hidden from most people’s view. (Any intrusion anywhere is bad.) Fortunately, we know how to fix the worst of it—but not all of it (yet).

Of course the existing plan can be developed and refined, both by further research and by board/member and expert input. Now, five years after the 2019 Property Condition Assessment, it is time for that report to be updated, perhaps via a formal reserve study.

That being said, the main constraint that we face is not ignorance about what needs to be done. Rather, it is the present lack of champions to see the projects through. And secondarily, funding.