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Marisa Janusz | Joe Meppelink 2003 Kane Street Houston, TX 77007 [m] 713-446-1518 januszdesign.com
21 November 2017;
Owner, Ryan Keys 532 Frasier Street Houston, TX 77007 Designer, Janusz Design, LLC 2003 Kane Street Houston, TX 77007 The following written description outlines a revision to a renovation and addition project at 532 Frasier Street previously approved for a Certificate of Appropriateness at the February 23, 2017 meeting.
After beginning work to stabilize the existing structure in preparation for an addition, our contractor (Ted Anderson) discovered extensive rot, termite damage, and structural problems. Rather than an elevated pier and beam foundation as anticipated, the existing wooden beams sit directly at grade with piers underneath. Bearing on this wood “grade” beam, stud framing supports the floor, ceiling, and roof structure above.
The wood at grade has not fared well, a problem compounded along the north elevation where water is trapped between an elevated concrete driveway, brick chimney, and wooden grade beam preventing proper drainage to the street. While this condition created extensive rot where stud framing meets wooden “grade” beam, the extent of damage was not known until the contractor began demolition, removing interior floor tiles to expose the crawl space and rotten beams from above.
During interior demolition, our contractor also discovered many non-continuous and randomly placed wall studs, as well as rotten and disintegrating window sashes. While testing several windows at the north elevation for rot, they disintegrated and fell apart. While chasing these problems, the contractor and his framers began removing the north wall exterior siding. Because of the severity of damage, the contractor proceeded to remove all of the siding, trim, and windows at the north elevation, as well as replace the "grade" beam and many of the wall studs. We are seeking approval to replace the trim and siding at the north elevation, with new trim and siding to match existing. While our previous CoA application called for the replacement of (3) plate glass windows at the north elevation, we are now also seeking approval to replace four additional double-hung windows with new painted double-hung wood windows. The attached photos illustrate the deteriorating condition of these materials and the current framed condition. The siding, trim, and windows from the west (front) and south walls will remain intact as noted on the previously approved plans.
KEYS RESIDENCE
FINISH SCHEDULE - WINDOWS AND DOORS
November 21, 2017
NOTE: ALL HARDWARE SPECIFICATIONS BY JANUSZ DESIGN, GENERAL DESCRIPTIONS FOR PRICING ONLY. FIELD VERIFY ALL DIMENSIONS
SYMBOL LOCATION TYPE WIDTH HEIGHT HARDWARE NOTES
A1 SITTING ROOMPAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2" EXISTING WINDOW TO REMAIN
A2 SITTING ROOMPAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2" EXISTING WINDOW TO REMAIN
A3 BEDROOM 01PAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2" EXISTING WINDOW TO REMAIN, EGRESS
A4 BEDROOM 01PAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2" EXISTING WINDOW TO REMAIN
A5 BEDROOM 01PAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2" EXISTING WINDOW TO REMAIN
A6 BEDROOM 01PAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2" EXISTING WINDOW TO REMAIN
A7 BATHROOMALUMINUM FRAME PICTURE
WINDOW
2'-4 1/2"
(V.I.F.)
3'-2"
(V.I.F.)
RAM INDUSTRIES HEAVY PICTURE, THERMAL
BREAK, CLEAR ANODIZED
A8 BEDROOM 02PAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE
2'-4 1/2"
(V.I.F.)
5'-1 1/2"
(V.I.F.)
JELD WEN CUSTOM WOOD DOUBLE HUNG
WINDOW W/ LOW-E GLASS, OR APPROVED
EQUAL, RECESSED MOUNTED TO MATCH
EXISTING
A9 BEDROOM 02PAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE
2'-4 1/2"
(V.I.F.)
5'-1 1/2"
(V.I.F.)
JELD WEN CUSTOM WOOD DOUBLE HUNG
WINDOW W/ LOW-E GLASS, OR APPROVED
EQUAL, RECESSED MOUNTED TO MATCH
EXISTING, EGRESS
A10 UTILITY / BARPAINTED WOOD DOUBLE HUNG
WINDOW, 2 OVER 2 LITE
2'-4 1/2"
(V.I.F.)
5'-1 1/2"
(V.I.F.)
JELD WEN CUSTOM WOOD DOUBLE HUNG
WINDOW W/ LOW-E GLASS, OR APPROVED
EQUAL, RECESSED MOUNTED TO MATCH
EXISTING
A11 KTICHENPAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE2'-7 1/2" 3'-1 1/2"
JELD WEN CUSTOM WOOD DOUBLE HUNG
WINDOW W/ LOW-E GLASS, OR APPROVED
EQUAL, RECESSED MOUNTED TO MATCH
EXISTING
A12 KTICHENPAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE2'-7 1/2" 3'-1 1/2"
JELD WEN CUSTOM WOOD DOUBLE HUNG
WINDOW W/ LOW-E GLASS, OR APPROVED
EQUAL, RECESSED MOUNTED TO MATCH
EXISTING
A13 DININGPAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE
2'-4 1/2"
(V.I.F.)
5'-1 1/2"
(V.I.F.)
JELD WEN CUSTOM WOOD DOUBLE HUNG
WINDOW W/ LOW-E GLASS, OR APPROVED
EQUAL, RECESSED MOUNTED TO MATCH
EXISTING
A14 DININGPAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE
2'-4 1/2"
(V.I.F.)
5'-1 1/2"
(V.I.F.)
JELD WEN CUSTOM WOOD DOUBLE HUNG
WINDOW W/ LOW-E GLASS, OR APPROVED
EQUAL, RECESSED MOUNTED TO MATCH
EXISTING
A15 DININGPAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE
2'-4 1/2"
(V.I.F.)
5'-1 1/2"
(V.I.F.)
JELD WEN CUSTOM WOOD DOUBLE HUNG
WINDOW W/ LOW-E GLASS, OR APPROVED
EQUAL, RECESSED MOUNTED TO MATCH
EXISTING
A16 SITTING ROOMPAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2"
JELD WEN CUSTOM WOOD DOUBLE HUNG
WINDOW W/ LOW-E GLASS, OR APPROVED
EQUAL, RECESSED MOUNTED TO MATCH
EXISTING
A17 SITTING ROOMPAINTED WOOD DOUBLE HUNG
WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2"
JELD WEN CUSTOM WOOD DOUBLE HUNG
WINDOW W/ LOW-E GLASS, OR APPROVED
EQUAL, RECESSED MOUNTED TO MATCH
EXISTING
A18 LIVING ROOMALUMINUM FRAME PICTURE
WINDOW4'-8" 7'-6 1/2"
RAM INDUSTRIES HEAVY PICTURE, THERMAL
BREAK, CLEAR ANODIZED
WINDOW SCHEDULE
marisa janusz joe meppelink 2003 kane street houston tx 77007 p 713-446-1518 januszdesign.com
KEYS RESIDENCE
FINISH SCHEDULE - WINDOWS AND DOORS
November 21, 2017
NOTE: ALL HARDWARE SPECIFICATIONS BY JANUSZ DESIGN, GENERAL DESCRIPTIONS FOR PRICING ONLY. FIELD VERIFY ALL DIMENSIONS
WINDOW SCHEDULEA19 LIVING ROOM
ALUMINUM FRAME PICTURE
WINDOW4'-8" 7'-6 1/2"
RAM INDUSTRIES HEAVY PICTURE, THERMAL
BREAK, CLEAR ANODIZED
A20 LIVING ROOMALUMINUM FRAME PICTURE
WINDOW4'-8" 7'-6 1/2"
RAM INDUSTRIES HEAVY PICTURE, THERMAL
BREAK, CLEAR ANODIZED
B1 MASTER LAUNDRYALUMINUM FRAME CASEMENT
WINDOW2'-4" 5'-0"
RAM INDUSTRIES CASEMENT, THERMAL
BREAK, CLEAR ANODIZED
B2 MASTER CLOSETALUMINUM FRAME CASEMENT
WINDOW2'-4" 5'-0"
RAM INDUSTRIES CASEMENT, THERMAL
BREAK, CLEAR ANODIZED
B3 MASTER BEDROOMALUMINUM FRAME PICTURE
WINDOW5'-0" 5'-6"
RAM INDUSTRIES HEAVY PICTURE, THERMAL
BREAK, CLEAR ANODIZED
B4 MASTER BEDROOMALUMINUM FRAME CASEMENT
WINDOW2'-4" 5'-0"
RAM INDUSTRIES CASEMENT, THERMAL
BREAK, CLEAR ANODIZED, EGRESS
B5 MASTER BATHALUMINUM FRAME CASEMENT
WINDOW2'-4" 5'-0"
RAM INDUSTRIES CASEMENT, THERMAL
BREAK, CLEAR ANODIZED
B6 MASTER BATHALUMINUM FRAME CASEMENT
WINDOW2'-4" 5'-0"
RAM INDUSTRIES CASEMENT, THERMAL
BREAK, CLEAR ANODIZED
SYMBOL LOCATION TYPE WIDTH HEIGHT HARDWARE NOTES
1-1 SITTING ROOM SOLID CORE 2 PANEL DOOR 3'-0" 6'-8"DEADBOLT,
ALLOW $200NEW DOOR AT EXISTING OPENING
1-2 ENTRYGLASS / ALUMINUM FRAME
WITH SIDELIGHT5'-0" 7'-6 3/4" INCLUDED
WESTERN WINDOWS, CLEAR ANODIZED, LOW-
E TEMPERED GLASS
1-3 ENTRYGLASS / ALUMINUM FRAME
WITH SIDELIGHT5'-0" 7'-6 3/4" INCLUDED
WESTERN WINDOWS, CLEAR ANODIZED, LOW-
E TEMPERED GLASS
1-4 STORAGESOLID CORE, TRIM TO MATCH
BOARD AND BATTEN SIDING5'-1" 6'-8"
DEADBOLT,
ALLOW $200
1-5 BEDROOM 1 SOLID CORE 2 PANEL DOOR 2'-8" 6'-8"PRIVACY, ALLOW
$80
1-6 BATHROOM SOLID CORE 2 PANEL DOOR 2'-8" 6'-8"PRIVACY, ALLOW
$80
1-7 BEDROOM 2 SOLID CORE 2 PANEL DOOR 2'-8" 6'-8"PRIVACY, ALLOW
$80
2-1 MASTER BEDROOMBARN DOOR ON ROLLING
TRACK
5'-6"
(V.I.F.)
8'-4"
(V.I.F.)
PASSAGE, ALLOW
$80
2-2 MASTER BATH SOLID MDF SLAB SWING DOOR 2'-6" 6'-8"PRIVACY, ALLOW
$80
2-3 MASTER BATHSOLID MDF SLAB POCKET
DOOR2'-6" 6'-8"
PRIVACY, ALLOW
$80
2-4 MASTER WCSOLID MDF SLAB POCKET
DOOR2'-4" 6'-8"
PRIVACY, ALLOW
$80
DOOR SCHEDULE
marisa janusz joe meppelink 2003 kane street houston tx 77007 p 713-446-1518 januszdesign.com
View of North Elevation, looking East towards backyardView of North Elevation, looking West towards Frasier StreetThe concrete driveway (which we are removing and replacing at a lower elevation) is above the height of the grade beam/ bottom of sid-ing. This relationship has trapped water in between the house and the concrete (the chimney also dams water from flowing out to the street), and has caused most of the damage that we’ve seen.
Detail view illustrating large gaps and shifting in the siding. While the chimney is stable, during interior demolition the contractor discovered unsupported wall framing around the chimney hanging in space.
View illustrating window head trim rot (left of chimney). We are re-questing to replace both windows adjacent to the chimney.
View illustrating condition of kitchen windows, requesting both to be re-placed. Note the cracks and right sash separation. When the contrac-tor attempted to open these windows, two broke apart and the glass fell out of the sash.
View illustrating wall framing after the siding was removed. Note the “grade” beam sitting directly on the ground, piers underneath not vis-ible. The wall studs seem randomly placed, and so many are not con-tinuous. They also show rot where they meet the grade beam.
Images showing the repair work completed to shore up the wall, and the beam replacement.
North Elevation current condition. The structural engineer has inspect-ed the sheathing nail pattern.
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