ryan keys 532 frasier street janusz design, llc 2003 kane … · 2017. 11. 28. · |1 marisa janusz...

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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



A3 BEDROOM 01PAINTED WOOD DOUBLE HUNG

WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2" EXISTING WINDOW TO REMAIN, EGRESS







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


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



2'-4 1/2"

(V.I.F.)

5'-1 1/2"

(V.I.F.)




EXISTING, EGRESS

A10 UTILITY / BARPAINTED WOOD DOUBLE HUNG


2'-4 1/2"

(V.I.F.)

5'-1 1/2"

(V.I.F.)




EXISTING

A11 KTICHENPAINTED WOOD DOUBLE HUNG

WINDOW, 1 OVER 1 LITE2'-7 1/2" 3'-1 1/2"




EXISTING

A12 KTICHENPAINTED WOOD DOUBLE HUNG

WINDOW, 1 OVER 1 LITE2'-7 1/2" 3'-1 1/2"




EXISTING

A13 DININGPAINTED WOOD DOUBLE HUNG


2'-4 1/2"

(V.I.F.)

5'-1 1/2"

(V.I.F.)




EXISTING



2'-4 1/2"

(V.I.F.)

5'-1 1/2"

(V.I.F.)




EXISTING



2'-4 1/2"

(V.I.F.)

5'-1 1/2"

(V.I.F.)




EXISTING


WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2"




EXISTING


WINDOW, 1 OVER 1 LITE2'-4 1/2" 5'-1 1/2"




EXISTING

A18 LIVING ROOMALUMINUM FRAME PICTURE

WINDOW4'-8" 7'-6 1/2"



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"



A20 LIVING ROOMALUMINUM FRAME PICTURE

WINDOW4'-8" 7'-6 1/2"



B1 MASTER LAUNDRYALUMINUM FRAME CASEMENT

WINDOW2'-4" 5'-0"

RAM INDUSTRIES CASEMENT, THERMAL


B2 MASTER CLOSETALUMINUM FRAME CASEMENT

WINDOW2'-4" 5'-0"



B3 MASTER BEDROOMALUMINUM FRAME PICTURE

WINDOW5'-0" 5'-6"



B4 MASTER BEDROOMALUMINUM FRAME CASEMENT

WINDOW2'-4" 5'-0"


BREAK, CLEAR ANODIZED, EGRESS

B5 MASTER BATHALUMINUM FRAME CASEMENT

WINDOW2'-4" 5'-0"



B6 MASTER BATHALUMINUM FRAME CASEMENT

WINDOW2'-4" 5'-0"



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.

ryan keys 532 frasier street janusz design, llc 2003 kane … · 2017. 11. 28. · |1 marisa janusz...

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