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.… 

Repair of concrete retaining wall in stairwell, below school building (Activity Report)

WHILE A CONCRETE-REPAIR CRAFTSMAN was doing repair work elsewhere on the premises in mid-September, he redid this old patch, as well. 

November 2023 
(As usual, click/tap on an image to enlarge it.)

For a description of the problem, see HERE.

Below the jump, this post documents what was done, as well as how one resulting concern was handled.…

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.…

Degradation of plaster wall at our southwest edge

TWO WEEKS AGO, I hosted the representatives of two waterproofing companies. It prompted me to take a more careful look at the plaster-covered concrete wall at the southwest corner of our property. Its degradation is now obvious, as the result of water damage. It took a big hit this past winter.

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

Below the jump, this post discusses the condition of what I am calling the “southwest edge” of our sanctuary property.…

Scope of work for concrete repair (Summer 2024)

BELOW THE JUMP, this post describes certain concrete-repair and waterproofing work that is needed due to water damage. 

Anti-corrosion primer applied during a repair to south wall in 2023.
(As usual, click/tap on an image to enlarge it.)

The following description is intended for the contractors whom I am asking to bid on the job.…

Repairing the concrete retaining wall of the stairwell below the school building (rev. 5-16-24)

TO THE WEST of the school building is a below-grade, concrete retaining wall, which forms one side of the emergency-exit stairwell that leads from the Social Hall up to our “Ruben Alley” and then to the public alley. There is a large (6-foot-wide) cement patch on this wall—evincing a previous problem in that spot. That patch has some rough edges that I find troubling, for the concrete there is actively degrading. And the longer that we wait to repair it, the more costly it will be.

November 2023
(As usual, click/tap on an image to enlarge it.)

I mention this now because we are contemplating concrete repair work elsewhere on the premises. Handling all of it at the same time would be prudent. So below the jump, this post discusses the stairwell situation. It closes with a suggested remedy.…

Why is this section of the south wall different from the others?

THE TITLE of this post is a sincere question that is being posed to our waterproofing contractor, Cameron Figgins of Absolute Maintenance & Consulting. My focus here is on the concrete stem wall (also known as the foundation wall), which juts out along the bottom of the overall exterior wall.

Why does the section on the right of the pilaster
look so different from the one on the left?
(As usual, click/tap on an image to enlarge it.)

My concern is not aesthetics but rather that the rightmost section seems less well protected from future water intrusion.

I’ve been wanting to pose that title question in person since mid-August, but I haven’t succeeded in meeting up with Cameron on site. So last week, I asked him via email. He promptly replied:

Please send me something from a few different angles.… I'm really interested to see what you're talking about here, see what you might mean.  

In response, I am uploading photos to this post. Below the jump break, I document how the easternmost section of our wall looks markedly different from the other sections. 

Cracks on the inside of the south foundation wall — no big deal!

THIS POST recounts my due diligence regarding certain cracks observed in a foundation wall.

Milestones reached in south wall waterproofing project

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. 

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. 

Repairing water damage in the foundation wall

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.

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

This post describes the situation and the planned repair procedure, based on recent experience.

Repair plan for pilaster bases on south wall

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.)

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.

Exposure of 3 pilaster bases shows corroded rebar due to moisture intrusion

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.

(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.…

South wall: Opinion of a stucco repair contractor

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.…

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

Board authorizes south wall projects

LAST NIGHT, the board of directors approved an enabling resolution stating that two related B&G projects should be undertaken as reserve funds become available. 

• Repair and waterproof the exterior south wall of the sanctuary
• Repair the damaged pilaster base on that wall

Expenditures of up to a certain stated amount* were authorized, provided that the usual procurement procedures are followed. Due to the uncertain nature of working on poorly maintained older buildings, an allowance for contingency was included.

Already the funds equal to the authorized amount are either in the Capital Improvements Fund, or verbally committed by donors specifically for these projects.

So the ball is now back in the court of the B&G Committee, for the execution of these projects.

*I prefer not to post the total authorized amount online until our vendor negotiations are completed.