Implications of the foundation plan for renovations (Background Report)

LAST MONTH, we received a revised plan from our structural engineering consultant. One crucial aspect was their assessment of the concrete foundation that is needed underneath the basement floor, to support the loads from the structure above. 

The renovation plan, as submitted to the City for review, calls for demolishing the existing walls of the basement men’s room and its adjacent small corridor, in order to install three new strong structural walls atop new concrete footings.

Foundation plan around the basement men’s room

To produce this illustration, I have adapted the engineer’s drawing, by cropping a section and then simplifying the structural elements and adding the blue labels and lines for orientation. 

Below the jump, I interpret the illustration and discuss its implications for synagogue programs.… 

Water alarms installed in basement rooms (Activity Report)

BECAUSE OUR SANCTUARY BUILDING is empty most of the time, a sudden plumbling leak or backup might easily cause a lot of damage before anyone knows about it.

Happily, our synagogue’s insurance company (Church Mutual) has provided us—at no cost—with a small, continuous monitoring and alarm system. 

When one of its sensors detects wetness, the system not only beeps every second (much like a rather quiet smoke alarm), but also sends out an ALERT text message—to me, Fleming, and Ruben. That way, we have the opportunity to act quickly to prevent a small issue from becoming a big problem.

Below the jump, this post shows the location of the sensor units and the base station.…

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.…

Ventilating the restrooms: A possible approach for air intake (Speculation)

OUR PROSPECTIVE CONSULTANT, a mechanical engineer, has observed that our restrooms have exhaust fans yet no clear way to replace the exhausted air. He believes that in order to approve our permit for expansion restrooms, the City might well require a dedicated source for intake air. (HVAC people call it make-up air, presumably because it “makes up” for the lost air that the exhaust fan is removing from the room.)

A typical restroom exhaust fan

This raises the question: What is the best way to supply make-up air to our restrooms?

This question will eventually apply also to the basement restrooms, since they are likewise slated for eventual expansion. So let’s think about a comprehensive solution that will work for them, as well.

Below the jump, I offer a couple of cautions about one option that the architect has mentioned as being fairly normal. Then I outline a custom alternative that takes advantage of our building’s unique configuration [revised 9/10].…

Historically significant features of our main-floor restrooms/lobby (Condition Report)

CHARACTER-DEFINING FEATURES of our historic sanctuary building were identified in the Historic Structure Report (2003; “HSR”). These are the aspects that warrant historic preservation, in the eyes of architectural historians.

Below the jump, this post excerpts from here and there the HSR to describe and list the historically significant features in the four spaces that have been assigned the highest priority for rehabilitation/renovation. As named in the HSR, those spaces are known as the ladies’ lounge, ladies’ restroom, men’s restroom, and the narthex (lobby). 

Report of the Ad Hoc Committee on Capital Priorities, as submitted 2/3/25 (Activity Report)

THE COMMITTEE WAS ASKED to provide the Board a list of priorities for the use of funds currently held in the Mishkon Tephilo Capital Improvements Fund (at Morgan Stanley). The committee was informed that approximately $400,000 was deposited into this fund from proceeds of the sale of the Powerhouse property and the bequest of Larry Kasdon.

(So begins the report. Below the jump, the remainder is given verbatim.…)

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.…