What’s with the tarps on the front steps? (Activity Report)

JUST BEFORE each of the two big rainstorms this fall, Andrew Roth and I have covered the front steps (with Ruben’s help). We did so in order to protect them from the rain. 

Water will degrade sandstone that is unprotected. Rainwater also percolates through the steps into the concrete substrate—damaging it—and onto the ceiling of the basement spaces below. 

Unfortunately, even after years of trying, we have not managed to find an affordable and practical way to seal the flagstone and grout, and also reduce the water intrusion. (Out of curiosity, I did get a quote to fully waterproof the steps that would involve replacing all of the sandstone, at a cost of $164,000!)

We are still working on a solution—but in the meantime, a physical cover seemed like the least we could do, to minimize the damage. I don’t know whether we will keep this up, though.  

Below the jump, this post points you to 6 other posts on this topic.…

Experiment in water intrusion (Activity Report)

THE CORNER COLUMN keeps getting soaked from the inside, upon rainfall, as does the portico slab beneath it. Somehow. And even after we have eliminated several suspected pathways for water intrusion. 

Rainwater is causing discoloration, bubbling, and cracking of the paint—
only on this column, and only on one side.
Where is it coming from?

Last week, the general contractor Yosi Arbib speculated about a possibility that I had not previously considered: whenever rain soaks the planter that is next to the base of the column, moisture is being drawn, via wicking, both up into the column, and down below the column. 

Yosi’s hypothesis

It seemed to me that Yosi’s hypothesis would be fairly easy to test. Basically the test would consist of pouring water into the planter, and then seeing whether the column gets damp.

Below the jump, this post documents the experiment that I carried out.…

Step-by-step approach to waterproofing the steps: Part 2 of 3

THIS IS THE SECOND in a series on how to address the following urgent problem:

During heavy rains, our historic sanctuary’s front steps leak water, which soaks the concrete substrate below the steps, which in turn drips water onto the ceiling of the rooms beneath it in the basement.

Missing grout of front patio along sidewalk, 8/30/24
(As usual, click/tap on an image to enlarge it.)

Given the sandstone’s age, modest state of deterioration, and inherent instability, as well as the absence of waterproofing during initial construction, the fix is not simple or straightforward. Below the jump, I discuss the second of the three steps involved.…

Step-by-step approach to waterproofing the steps: Part 3 of 3

THIS IS THE CONCLUSION of a series on how to address the following urgent problem:

During heavy rains, our historic sanctuary’s front steps leak water, which soaks the concrete substrate below the steps, which in turn drips water onto the ceiling of the rooms beneath it in the basement.

Front steps of our sanctuary, Feb. 2023, prior to installation of fence/gates
(As usual, click/tap on an image to enlarge it.)

In May, the board agreed to authorize this project “as funds become available.” Since then, I have been finalizing plans. Below the jump, I discuss the last of the three steps involved.…

Step-by-step approach to waterproofing the steps: Part 1 of 3

THIS IS AN UDPATE of a post from 2½ years ago, “Water Intrusion Under Front Steps — Not Yet Stopped,” in which I described a longstanding issue that has been progressively moving up our list of priorities, until it has become currently our most urgent one. The problem can be summed up like this:

During heavy rains, our historic sanctuary’s front steps leak water, which soaks the concrete substrate below the steps, which in turn drips water onto the ceiling of the rooms beneath it in the basement.

Front steps at the 1948 dedication of our sanctuary.
(As usual, click/tap on an image to enlarge it.)

Back in 2022, I was stymied regarding a long-term solution. Contractors had made various suggestions, none of which were practical (such as “rip out the sandstone, waterproof the substrate surface, and then reinstall the sandstone”).

Then in May of this year, I wrote about the problem again because I thought we were close to engaging a certain vendor who had touted a particular sealant called Creto DPS. On that basis, the board agreed to authorize this project “as funds become available.” Now, Creto DPS does seem to be a much better and more permanent sealant than what masonry contractors typically apply to flagstone. However, that vendor flaked out—which in hindsight is fortunate. Why? Because I have learned a lot since then. Now I am preparing to do things rather differently.

Perhaps I still have a lot to learn, yet it finally seems as though a resolution is at hand. The right combination of expertise, materials, and funding may be coming together. Below the jump, I discuss the first of the three steps involved.…

Water Intrusion Under Front Steps — A Possible Approach

IT MAY BE POSSIBLE to stop water intrusion through the sanctuary’s front steps, after all. (This is a follow-up to my post of 2-7-22, which I updated on 7-18-22. Later that year, I met with a vendor who described to me a proprietary process, and he sent me ballpark pricing. 

Front steps in 1948 (building dedication)

On the strength of that proposal, our board of directors recently authorized a certain expenditure for this work, as funds become available. Below the jump, this post briefly describes the proposed approach.…

Revealing “new” photos from the 1948 sanctuary dedication

UNTIL TODAY, I had never known what the façade of Mishkon’s sanctuary looked like when the building was dedicated on 9/26/1948. But now I have come across the thumbnail images of two photographic negatives in the online archive of the Santa Monica History Museum. They held several surprises!

(As usual, click/tap on an image to enlarge it—
although in this case it’s a low-resolution image.)

This archive actually holds 15 film negatives of that auspicious day at Mishkon some 75 years ago — including of the Torah procession and the ceremonial ribbon-cutting. Given their glorious detail, they seem to have been made with a large-format camera. All of the images appear to differ from what is now in the possession of our synagogue.

Below the jump, I will focus on the building-related facts that I gleaned from examining the online thumbnail images.…

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.

Mishkon serves its community in many ways

THIS POST is the 3rd in a series of 4 excerpts from our application last week for consideration for a grant award from the National Fund for Sacred Places, a non-profit organization. 

Below the jump, this post lists some of the ways that Mishkon Tephilo contributes to our local community — and in return deserves support from that community. 

Significance of our sanctuary building: Historic, cultural, and architectural

THIS POST is the 2nd in a series of 4 excerpts from our application last week for consideration for a grant award from the National Fund for Sacred Places, a non-profit organization. 

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

Below the jump, this post sums up what makes our sanctuary building so special.

Tree pruning completed on schedule (restorative maintenance)

YESTERDAY, our arborist, Al Gwilliam of Al’s Landscaping, pruned the street tree on Main Street that shades our front steps. 

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.

What the Federation security expert says about best practices for height

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.…

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.

A frontage security option that showcases the façade

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.)

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

Below the jump, I describe the features of this design.…

Highlights from security expert at Community Forum, 2/1/23

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.…

How to reduce bad behavior behind our marquee sign

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).

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

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.…

Two options for enhanced security: Sketches

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.

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.

Applicable Sign Regulations in L.A.

IT’S NOT EASY to decipher the City’s sign ordinances and how they apply to Mishkon. This post makes an attempt.…

The Restoration Plan, as It Stands

AS MY LOYAL READERS KNOW WELL, last June, the board approved a facilities restoration plan. Its execution is of course subject to the availability of funding, which I have little control over. Yet at least we have a plan, regarding our priorities and how to go about meeting our goals. Here is a status update.…

Flagstone Restoration Project: The Untold Story

PHASE I OF THE FLAGSTONE RESTORATION PROJECT is a great reminder of what such efforts can accomplish. Last spring, the flagstone pavement in front of our sanctuary’s steps was looking pretty darn decrepit. Happily, by November, it had been restored to the point where routine maintenance should be able to keep it in decent condition for a couple of decades. Here is an overview of how the project proceeded.…