Entry accessibility plan for the sanctuary building (Activity Report)

AN ENTRY ACCESSIBILITY PLAN was required by the City as a prerequisite for doing renovations. Happily, ours has now taken shape. On October 23, our architect presented the draft plan to a civil engineer on the disability access team at the Department of Building & Safety (LADBS). She said that the concept seemed workable, given our needs and constraints. That not only clears the way for the planned restroom renovations, but also sets the course for significant accessibility improvements.

Below the jump, this post lays out our plan.… 

First 6 months of Phase 1 renovations: Preparatory steps (Activity Report)

IN LATE OCTOBER, our architect (along with a pair of synagogue representatives) had two productive meetings with City officials. They conducted an initial review of the planned Phase 1 of renovations. Both of those meetings settled a number of uncertainties. That result now enables us to move forward with our Phase 1 renovations. It also provides a good opportunity to take stock of what has been accomplished during the 6 months (this week) that the project has now been formally underway.

Below the jump, this post provides a progress report, along with a brief look at what comes next.…

Mishkon engages architect for Phase 1 of multi-year renovations (Activity Report)

MISHKON SIGNED A CONTRACT in May with KCK Architects, an accomplished historic preservation firm, to oversee Phase 1 of renovations in our historic sanctuary building. After meeting with representatives of seven firms, I recommended this one as the best suited for our needs among those available to undertake our project.

The planned work is to be carried out in several phases over a period of 3–4 years. The only phase we have contracted for at present is the first one, which includes restroom remodeling (lobby level), lobby reno­vation, and the siting/integration of a possible elevator, within the context of an overall entry accessibility plan. Fu­ture phases are subject to approval by the board and/or B&G Committee.

Below the jump, this post discusses the background, the need, and the architect’s services to be performed—with brief status notes as we near the 6-month mark.…

Limits on construction noise in L.A. (Background Report)

CONSTRUCTION-RELATED NOISE is forbidden by law within the City of Los Angeles (i.e., at Mishkon) before 7:00am or after 9:00pm. That is, any such noise that is loud enough to disturb nearby residents. It includes the delivery of construction materials. (LAMC 41.40a)

Such noise is likewise forbidden within 500 feet of residential buildings on Sundays, as well as on Saturdays or holidays before 8:00am or after 6:00pm. (LAMC 41.40c)

Mishkon does have neighbors who reside nearby: next door, across the street, and down the street within 500 feet.

For details (and the penalty for violation), see the municipal code:

https://codelibrary.amlegal.com/codes/los_angeles/latest/lamc/0-0-0-128777#JD_41.40.

Would the planned alterations meet Code for accessibility? (Speculation)

THE STATE HISTORICAL BUILDING CODE provides alternative minimum standards for alterations of qualified historical buildings or facilities. The section for accessibility can be found HERE. 

Our historic sanctuary building does qualify for the allowances under this code, according to our 2003 Historic Structure Report. And now that we are contemplating genuine alterations—not merely repairs or rehabilitation—it seems timely to explore what the applicable accessibility standards are. 

Below the jump, this post explores three aspects of the accessibility standards and how they would apply in our situation.…

Improving entry accessibility to sanctuary: Hampton Drive side (Draft Proposal)

THE NORTHEAST CORRIDOR is the only entrance to (and exit from) our historic sanctuary that works for someone in a wheelchair. Yet that success is mixed: It relies upon employing portable aluminum ramps that are placed at a steep (and thus rather unsafe) angle. And making it work requires careful attention from at least a couple of people at a time.

Surely we can do better than this! Therefore I am planning to propose to the board that we engage an architect to design a solution for us.

Below the jump, this post lists the criteria for a proposed project to improve the level of accessibility through this corridor. It also touches on the role of an architect in this project’s success.

Strategy for reviving the Social Hall (Speculation)

RECENTLY WE RECEIVED an insurance settlement to cover repairs to the basement spaces that were damaged by water from a defective fire sprinkler. Given that we not only want to fix the torn-up walls but also create a space that we can readily use (and even rent out), what steps should we now take toward reviving the Social Hall, and in what order? 

Below the jump, I sketch out an integrated approach—which represents my opinion alone. I am not speaking for Mishkon as a synagogue.…

Three near-term restoration and improvement projects that await funding

Recently I was asked which of our planned projects might be suitable for a donor who wished to honor the memory of a loved one. Given the impression that the contemplated size of the gift was between $1K and $10K, I came up with three options. 

Below the jump, I describe these options. Each one appeals to a certain sensibility. All of them would help to meet a pressing need—and boost the spirits of our members and staff.

Before altering our school facility, we must notify state gov’t

BECAUSE WE HOST a preschool, one stakeholder that we need to keep in mind is the state Department of Social Services. 

Last week, our preschool director pointed me to California’s Child Care Center General Licensing Requirements. 

In particular, Title 22, Division 12, Article 7 is about the Physical Environment. This is the section that pertains to our building-and-grounds concerns. It begins (emphasis added):

1. Prior to construction or alterations, the licensee shall notify the Department of the proposed change(s). 
2. The Department has the authority to require the licensee to obtain a building inspection by a local building inspector if the Department suspects that a hazard to children's health and safety exists. 
3. Prior to construction or alterations, state or local law requires that all facilities secure a building permit. 

The above are among the conditions for retaining a preschool license.

Governmental bodies and a front fence/gate (rev. 6/8/23)

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.

City oversight of cultural-historic monuments

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 the City’s preservation architect, on permitting requirements for our fence

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.

Showing our true colors: Painting choices

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?

Below the jump, this post discusses both surfaces—exterior and interior.

Mishkon as a landmark: Report summary

THIS POST gives you access to my 4-page summary of the Historic Structure Report (2003), a still-valuable yet little-known work that was prepared for Mishkon by a cadre of experts. Click HERE for the PDF file.

(As usual, click/tap on an image to enlarge it.)

Below the jump, I briefly describe the significance of the original report and of the new summary.…

Update: Theater seats in the sanctuary (Documentation of adapted use)

ACCORDING TO the Secretary of the Interior’s Standards for the Treatment of Historic Properties — the main standard for the preservation and protection of historic objects — “all replacement or alterations should be documented with description, pictorial and physical evidence.” 

As noted elsewhere on this blog, the sanctuary’s theater seats are among Mishkon’s “historic objects.” Below the jump, this post documents a recent change in our treatment of the theater seats.