Inspired Partnerships
Amazing Space Fall 1998, Vol 4
TOWERING CHALLENGES CAN BE OVERCOME WITH PLANNING
Congregations both large and small are challenged with tower maintenance and repairs. Locating contractors prepared to deal with the maintenance and repair of these soaring monoliths of stone, wood, and other materials has been beyond the reach of many. Issues of access make dealing with even minor drainage, repair, and cleaning issues an adventure.
Am Shalom’s congregation in north suburban Glencoe has struggled with these problems, even with the advice of experienced architects and contractors. The congregation only recently celebrated their twenty-fifth anniversary, but they own a much older building. Originally built by noted architect Alfred S. Alschuler for North Shore Congregation Israel, the tower dates from 1927 (5687 on the ewish calendar). Am Shalom was originally well built with both custom-sized bricks laid in random courses and standard bricks. A Byzantine/ Art Deco tower rises above the temple’s main entrance. Moisture infiltration has been a problem in the tower for at least fifteen years. Though the congregation has sought to solve this problem quickly, it is complex.
The tower was tuckpointed and rebuilt in 1992-93. Yet the tower and the area surrounding the main entry continue to suffer from substantial deterioration. The budget and specifications for the previous restoration were inadequate. Additional funds were unavailable to deal with hidden conditions revealed when the tower’s masonry was exposed. Neither the contractor nor the congregation had adequately allowed for hidden conditions when the job was bid. When the tower was rebuilt, rusted steel beams and deteriorated brick and terra cotta tile backing were encountered and apparently left in place, preventing sound back-up. A comprehensive restoration at this stage would have saved the congregation years of problems.
After hidden conditions were located, the contractors rushed to complete the job in advance of the Holy Days. This had an impact on the work done. Many of the mortar joints for the stone are oversized (2” and more). Mortar joints were filled with a combination of mortar and sealant. Sufficient drainage measures, such as weep holes, were not provided. Multiple masonry contractors have worked on the tower since, in an effort to stop the leaks quickly and cheaply.
Carved stone reliefs and larger stone blocks continue to crumble. Several major stones were reinstalled out of alignment. The stones are vulnerable to moisture since they extend out from the wall. The stone on the upper portions of the tower is spalling (breaking apart) severely, a result of moisture trapped within the stone. Several of the original stone elements in the complex are failing. Plaster damage, spalling bricks, and heavy efflorescence (salts which have leaked from the brick due to moisture infiltration) are now present on the interior of the tower. Cracks are visible on the upper and lower levels of the tower.
The stairs at the temple’s main entry sidewalk sank due to improper bedding or drainage. Am Shalom’s drainage problems have resulted in some movement of the building and adjoining structures as exhibited through masonry cracks and leaks, sink holes, and shifting walks. Given substantial new construction in the area, the water table around the building may have been raised.
The tower is an unusual construction failure. The combination of uncommonly porous limestone, and inadequate ventilation and weep holes—along with deferred maintenance and poor repairs— has created a chronic building deficiency. A variety of masonry consolidants, water repellents and sealants were used on the stone, but they are likely con Congregations both large and small are challenged with tower maintenance and repairs. Locating contractors prepared to deal with the maintenance and repair of these soaring monoliths of stone, wood, and other materials has been beyond the reach of many. Issues of access make dealing with even minor drainage, repair, and cleaning issues an adventure.
Am Shalom’s congregation in north suburban Glencoe has struggled with these problems, even with the advice of experienced architects and contractors. The congregation only recently celebrated their twenty-fifth anniversary, but they own a much older building. Originally built by noted architect Alfred S. Alschuler for North Shore Congregation Israel, the tower dates from 1927 (5687 on the Jewish calendar). Am Shalom was originally well built with both custom-sized bricks laid in random courses and standard bricks. A Byzantine/ Art Deco tower rises above the temple’s main entrance. Moisture infiltration has been a problem in the tower for at least fifteen years. Though the congregation has sought to solve this problem quickly, it is complex.
The tower was tuckpointed and rebuilt in 1992-93. Yet the tower and the area surrounding the main entry continue to suffer from substantial deterioration. The budget and specifications for the previous restoration were inadequate. Additional funds were unavailable to deal with hidden conditions revealed when the tower’s masonry was exposed. Neither the contractor nor the congregation had adequately allowed for hidden conditions when the job was bid. When the tower was rebuilt, rusted steel beams and deteriorated brick and terra cotta tile backing were encountered and apparently left in place, preventing sound back-up. A comprehensive restoration at this stage would have saved the congregation years of problems.
After hidden conditions were located, the contractors rushed to complete the job in advance of the Holy Days. This had an impact on the work done. Many of the mortar joints for the stone are oversized (2” and more). Mortar joints were filled with a combination of mortar and sealant. Sufficient drainage measures, such as weep holes, were not provided. Multiple masonry contractors have worked on the tower since, in an effort to stop the leaks quickly and cheaply.
Carved stone reliefs and larger stone blocks continue to crumble. Several major stones were reinstalled out of alignment. The stones are vulnerable to moisture since they extend out from the wall. The stone on the upper portions of the tower is spalling (breaking apart) severely, a result of moisture trapped within the stone. Several of the original stone elements in the complex are failing. Plaster damage, spalling bricks, and heavy efflorescence (salts which have leaked from the brick due to moisture infiltration) are now present on the interior of the tower. Cracks are visible on the upper and lower levels of the tower.
The stairs at the temple’s main entry sidewalk sank due to improper bedding or drainage. Am Shalom’s drainage problems have resulted in some movement of the building and adjoining structures as exhibited through masonry cracks and leaks, sink holes, and shifting walks. Given substantial new construction in the area, the water table around the building may have been raised.
The tower is an unusual construction failure. The combination of uncommonly porous limestone, and inadequate ventilation and weep holes—along with deferred maintenance and poor repairs— has created a chronic building deficiency. A variety of masonry consolidants, water repellents and sealants were used on the stone, but they are likely contributing to the problems, trapping moisture within. This situation requires considerable investigation and testing.
Inspired Partnerships recommended the use of humidity/moisture sensors, masonry and mortar testing and analysis, destructive probes through the plaster ceiling, and other related engineering analysis to avoid repeated problems. These measures are warranted given the cost of the custom replacement materials and labor. The tower was one of several issues addressed as part of Inspired Partnerships’ comprehensive building inspection.
A noted engineering firm has spent approximately two years with the congregation, analyzing the problem, planning the restoration, and looking for replacement materials to match the originals. Locating custom elements, such as the specially sized bricks and carved reliefs which distinguish the tower prolong the project timetable.
Am Shalom has initiated a capital campaign focussed on the tower’s serious masonry problems.
The tower requires rebuilding again according to tight restoration specifications and drawings. Interior steel beams, along with brick and terra cotta backup, face brick, carved stones, and several larger deteriorated stones require replacement. Replacement Indiana limestone or other material will be specially selected for low porosity. Joints should be filled with a customized mortar, matching the other mortars in the building. Proper ventilation and drainage of the tower is essential. Ventilation of the air space above may be required as well.
The complexity of masonry jobs such as Am Shalom’s can often be misleading. Ensuring there is adequate study of a problem in advance of construction is important, as is a Contingency Fund to ensure that unexpected problems can be dealt with and projects completed. When planning major restoration efforts or capital improvements, a contractor is rarely the best starting point, but can provide excellent feedback to professionals when solving problems. Upon completion, Am Shalom’s tower will be a strong symbol of the congregation’s resilience in the face of building obstacles.