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.…

How to make the preschool facility more functional

OUR PRESCHOOL DIRECTOR has requested that we modify the school building by putting a door in one wall and removing some storage shelving. 

Below the jump, I describe April’s idea. (NOTE: This is a speculative post that is exploring a possible project; no funds have been allocated at this time.)…

Update on the storage room idea

IT TURNS OUT that there is competition for the otherwise unused space above the stairwell! In addition to the storage room idea that I described previously, it could be used to augment the play yard.

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

Below the jump, I discuss the second idea. (NOTE: This is a speculative post that is exploring a possible project; no funds have been allocated at this time.)…

Help Wanted: Organizer for storage spaces

AFTER MORE THAN A CENTURY, is it a surprise that we have accumulated a lot of stuff? Things that will be useful again for a similar event, or that might be handy someday, or that was once useful but has become obsolete.

If you have a good head for spatial relations, just think of the sense of accomplishment you could have after taking charge of our storage spaces! Our stuff needs a little lovin’.…

You can inventory what we have, decide what to keep, and assign all those things a place that is recorded somewhere.

In addition to the clutter, we do have some (partially) empty cabinets and closets. Well, what should go in those spots? Maybe you know the answer.…

If this challenge grabs you, please talk with Fleming, our director of operations.

Sittin’ on the portico by the bay (Speculation)

ON MAIN STREET in Venice, on a lovely Shabbat afternoon, with a gentle breeze, and a view of the Bay when you stand up! Yes, the portico of our historic sanctuary—protected by its colonnaded overhang—seems tailor-made for sitting down to enjoy a pleasant Kiddush lunch.

What would make that a realistic option? Currently I am working on treating the portico’s flagstone with a special sealant that is said to offer three benefits: permanent waterproofing; hardening the stone; and superior stain protection. That would be a game-changer, in my view.

Once that sealing task is done, we can look into acquiring an appropriate set of chairs and small tables that can be set out on the portico while food/drink is served.

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

As the above drawing shows, we could comfortably seat 8–12 people there. (The dark ovals represent people, and the lighter ovals represent tables.)

In addition to being enjoyable for us and our guests, it would be the best kind of advertising. Being visible out on the portico would show passersby that Mishkon is not only alive but also thriving.

Seated on the portico at the top of the steps, at a level 6′ above the sidewalk, would be a relatively secure place to eat. And if our security guard prefers it, the front gates could be (mostly) closed for added security, while people are seated at those tables.

(NOTE: This is a speculative post that is exploring a possible project; no funds have been allocated for tables and chairs at this time.)

Storage space out of thin air?

PRACTICALLY SPEAKING, one of the biggest barriers to the productive use of our facilities is the shortage of storage space. Things that we use only occasionally (such as holiday items) keep getting shoved into corridors and corners of rooms —and other places where they don’t belong — because they lack a true home where they can be stashed.

Below the jump, this post describes a potential storage spot on our premises that has been identified by Guillermo Groisman, a retired architect and general contractor — and a friend of Mishkon. (NOTE: This is a speculative post that is exploring a possible project; no funds have been allocated at this time.)…  

Awning replacement

AS WE PREPARE to refurbish the façade of our historic sanctuary building, it seems appropriate to also re-cover the awning with a fabric whose color will better match the forthcoming color of the wall. The current color is royal blue.

Below the jump, I discuss the various considerations.…

Summary status report on our facilities needs

STARTING A NEW fiscal year, with some new officers and directors, let us take stock of where we stand. From this vantage point, our recent accomplishments and imminent projects are taken as givens. What matters most are the challenges that we have yet to address.

The focus in this post is not on making improvements per se, but more simply on attending to what we currently have, beyond routine maintenance. I further restrict my focus here to items that are not obvious. (Which excludes repairing the flood damage in the basement.) This gives us our baseline for moving forward beyond this summer’s projects.

Below the jump, this post sums up the needs of our facilities major areas of concern. The list is not exhaustive. What is listed here alone will cost more than $180K. Most of the expenditures have been discussed by, and authorized by, the board of directors.

Status report on minor water intrusion

ASSUMING THAT this summer’s planned projects will be successfully completed, there are three minor remaining water-intrusion issues. At least, to my knowledge they are minor or probably under control. (Still, this topic matters attention because water is a threat to the building’s structural integrity — and can ruin interior finishes. If not addressed timely, repair costs balloon quickly.) 

Below the jump, this post lists and briefly describes the three remaining issues.

Our synagogue and the Americans for Disabilities Act (ADA)

IS OUR SYNAGOGUE EXEMPT from the A.D.A., as a religious entity? Yes and no. While our own programs are exempt, the activity of any non-religious body that rents space from us appears to be subject to the A.D.A.

Hence our ability to lease our (downstairs) facilities depends upon our accommodation to A.D.A. requirements.

Below the jump, this post excerpts the more formal language on the official website ada.gov.

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.…