No. 1
Architectural Feature Roof
Approximate Date of Feature- 1880
Describe existing feature and its condition: Low-pitched hipped roof with standing seam metal roofing in poor condition. The roof sections over the wrap around porches level off to a shallow slope and are extremely rusted and have sizable holes throughout. Roof is pitted and rusting with many tar patches. Roof substructure requires repair due to water infiltration. Roof over the wrap around porch cannot be seen from street because of its low pitch, however the damage can easily be noted by looking up through the large holes while standing on the porch itself.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
Existing roofing will be removed. Most of the existing roof is so bad it cannot be repaired. The existing wood structure timbers will be copied and milled to spec for replacement of rotted timbers. New standing-seam terne-plate metal roofing to be installed to match original configuration. Impact will be the preservation of the original roof configuration and protection of the building's structural integrity. |
No. 2
Architectural Feature Gutters and Downspouts Approximate Date of Feature- 1880
No gutters on home.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
The main house as well as the other dependencies do not have gutters or downspouts. Do to severe water damage to the rear of the main house and a bizarre roof line conjunction created by two separate additions dating back to 1910-1920, we may need to install a period style gutter and down spout in this area only. The flaw in design has three roof slopes draining water onto a flat roofed bathroom addition creating a never-ending maintenance problem. This is evident by the rot and water-stained wall in the lower level. This would only apply to the rear. |
No. 3
Architectural Feature Foundation
Approximate Date of Feature 1880
Describe existing feature and its condition: Brick foundation in poor condition. Rising dampness and deteriorated mortar joints in large areas. The foundations on the porch and the kitchen addition have sunken considerably. The foundation on the center "main" structure is otherwise is in good condition, with no evidence of structural movement, settling, insect infiltration, or brick deterioration.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
Foundation will be maintained in its existing configuration. Brick will be cleaned with bleach. Re-pointing will be based on the guidelines of National Park Service Preservation Brief no. 2, "Re-pointing Mortar Joints in Historic Brick Buildings" (see enclosed specifications.) New mortar joints will match the historic joints in color, texture, strength, and joint tooling. Impact will be the preservation and protection of the historic foundation. The wrap around porch will be jacked up to achieve its original position and the brick pedestals broken down, bricks cleaned and reused to rebuild new pedestals to match original design. The kitchen addition will need the most work to level structure. Steel "I" beams will be slid under the entire out-cropping at the farthest distance from the main structure. Hydraulic jacks will be used to gently lift the kitchen to its original position and 4x6 wooden cribbing will be placed under the "I" beam while the foundation is reworked. As with the porch, the bricks will be pulled apart, cleaned and reused to build the new brick foundation. If any new bricks are to be added, they will be place below grade so as maximize original structure ascetics. The crawlspace under the main building will be expanded to reach all areas currently unreachable. It will also be dug down to a depth of 4 to 6 feet toward the center so as to provide access for new plumbing, electrical and central air. This will also provide a way to inspect for insect damage in annual inspections. |
No. 4
Architectural Feature Front Porch
Approximate Date of Feature-. 1880
Describe existing feature and its condition: Two-story wooden porch in poor condition. Very low pitched roof with standing-seam metal roofing, extremely rusted and pitted, not shedding water due to piled up debris. Square wooden corner posts. Most are in fair condition, with limited rotted areas of wood. Original balustrade is in place, however, they clearly cannot hold a persons weight if leaned on abruptly. Porch is supported by eight masonry pillars which are in fair condition.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
Porch floor is rotten and requires rework to achieve water proofing and run off to stop leakage to first floor porch ceiling. Structural brick pedestals beneath ground floor have sunk and shifted and need to be rebuilt to level the porches. Most of the existing roof is so bad it cannot be repaired. Approximately 10% of the porch roof structure and sheathing will need to be replaced. The existing wood structure timers will be copied and milled to spec for replacement of rotted timbers. New standing-seam terne-plate metal roofing to be installed to match original configuration. New roof will not be visible from the street. Impact will be the preservation of the original roof configuration and protection of the building's structural integrity. |
No. 5
Architectural Feature Rear Porch
Approximate Date of Feature-
There is no rear porch.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
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No. 6
Architectural Feature Cornice
Approximate Date of Feature-
There are no Cornices
Photo no. Drawing no. . |
Describe work and impact on existing feature: |
No. 7
Architectural Feature Brick Walls
Approximate Date of Feature
There are no brick walls.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
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No. 8
Architectural Feature Windows
Approximate Date of Feature 1880
Describe existing feanire and its condition: Double-hung wood sash windows in fair condition. Many have broken or missing sash cords. No storm windows are in place. Several of the sash are badly fitting, and do not open and close well, but the wooden elements themselves are sound. Most of the windows contain distorted lead glass.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
Several new windows may need to be created. All existing windows to be retained and repaired in their historic configurations. Warped and poorly-fitting sash to be removed, reworked, and re-installed. Broken glass to be replaced. Sash cords to be replaced. Sash weights and pulleys to be adjusted. Wooden elements to be scraped, sanded, and repainted. One piece exterior storm windows to be applied to preserve the appearance of the original look from the curb. Storm windows will fit the window reveals without blocking. Storm windows will have baked white enamel finish and clear glass.
The one exception to this is in the kitchen addition. The windows above the sink seem to have been modified in the recent past. To open the window, the entire sash must be lifted out. These two side-by-side windows have different widths. Photos of the addition from the 1940’s exist and are being sought so the original configuration may be reconstructed. |
No. 9
Architectural Feature Front Door
Architectural Feature Side Door
Approximate Date of Feature 1880
Describe existing feature and its condition: Original front door and side door in good condition, except for peeling paint and weather seal. Original hinges and lockset in place. The lockset does not function and the door cannot lock. Original glass in doors and stained glass above front door.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
Doors to be repaired and retained in place. Hinges to be cleaned, oiled, and retained in place. Lockset to be repaired or replaced with a historically accurate reproduction. Wooden surfaces to be scraped and sanded of loose and peeling paint, then primed and re-painted. New weather stripping to be added all around door. The door jamb may need to reinforced. Stained glass will be inspected and cleaned by local experts. |
No. 10
Architectural Feature Rear Door
Approximate Date of Feature-circa 1950
Describe existing feature and its condition: Original front door in good condition. Original hinges and lockset in place. The lockset does not function and the door cannot lock.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
Door to be repaired and retained in place. Hinges to be cleaned, oiled, and retained in place. Lockset to be repaired or replaced with a historically accurate reproduction. Wooden surfaces to be scraped and sanded of loose and peeling paint, then primed and re-painted. New weather stripping to be added all around door. The door jamb may need to reinforced or rebuilt. |
No. 11
Architectural Feature Shutters
Approximate Date of Feature- 1880
Describe existing feature and its condition: Louvered wooden shutters were originally in place only all windows. Many iron pintles and shutter dogs are still in place. The missing pintles and shutter dogs will be replace by period accurate reproductions. Several severely deteriorated shutters were removed and placed in the garage. These shutters look in very bad shape and may not be salvageable.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
All existing shutters that can be repaired will be. New operable wooden shutters to be fabricated and installed on windows that are currently missing them. The existing deteriorated shutters will be used as patterns for the new shutters. Existing hardware will be cleaned and re-used, and new hardware replicated the historic hardware will be installed where the original pieces are missing. Impact will be the restoration of this important aspect of the facade's original appearance. As with all other repairs on the structure, original parts will be scavenged from he rear of the building and moved forward. Any reproduction elements will be used in the rear. The object here is to keep the original primary structure that was built sometime before or after the Civil War, as original as possible. |
No. 12
Architectural Feature Plan
Approximate Date of Feature- 1880
Describe existing feature and its condition: The plan is to keep the house in its original construction and to be used as a single family dwelling. All existing architecture will be retained. The kitchen and two bathrooms will be modernized.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
The proposed reuse of the building for continued single-family residential use will not require significant alterations to the plan. The original stair hall dining room bedrooms and parlors will remain in their historic configuration. The bathrooms and kitchen will be modernized. The downstairs bath will use circa 1900s reproduction vanity, toilet and tub. The interior moldings will be reused. As much as possible, the plaster wall will remain. If opening of a wall is necessary, plaster will be used to patch it back to the original look. The main upgrades to the property and dependencies will be electrical, plumbing, and HVAC.
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No. 13
Architectural Feature Interior Woodwork
Approximate Date of Feature- 1880
Describe existing feature and its condition: Most original woodwork, including the stair, the floors, mantelpieces, doors, baseboards, and door and window casings, is intact. Most woodwork has several coats of paint, which is peeling and flaking. The floors are heavily worn and cracked. The newel posts and the baluster rails are varnished, and the varnish cracked and yellowed. While many elements have minor damage, including nail holes, gouges, and other cosmetic damage, the wood is in good condition and will be stripped and refinished.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
All existing historic woodwork will be retained in its original location. All painted surfaces will be sanded down to viable surfaces, primed and repainted or stained. Proper measures will be taken to control all lead paint residues during this procedure. The garage will become a woodworking and milling shop during the entire renovation. Floors will be scrubbed clean, and waxed. Newel posts and balusters will be stripped and refinished. Impact will be the preservation and the end of rapid deterioration of all surviving historic materials.
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No. 14
Architectural Feature Wall and Ceiling finishes Approximate Date of Feature- 1880
Describe existing feature and its condition: The interior walls and ceilings were originally plastered. Original plaster wall and ceiling finishes survive in approximately half the structure. Some old settlement cracks have never been properly repaired. The plasterwork in the halls, and rear wing was Sheetrock over in earlier renovations. Sheetrock was installed in these areas circa 1970. Sheetrock is in fair condition. In most areas it is not properly installed. The sheetrock was nailed over the plaster raising the wall surface to that of the molding. Workmanship in the sheetrock is poor.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
Original plasterwork will be stabilized, patched, and painted. All of the sheetrock that was placed on top of plaster will be removed and the plaster walls will be repaired. Many parts of the walls will be opened to install new electrical. Phones, and data cables. As few as possible sheetrock surfaces will be replaced with new sheetrock to maintain the original wall and ceiling planes. The goal is to put back as much (if not all) the original style plaster work. Impact will be the preservation of historic materials and preservation of historic room proportions. |
No. 15
Architectural Feature Electrical System
Approximate Date of Feature 1880 to 1970 (continual patches and upgrades)
Describe existing feature and its condition: Electrical system includes elements many different periods. The original structure was retrofitted with power so many of the current fittings are poorly done. Existing system is clumsy and unsafe and poses a fire hazard. It does not satisfy the requirements of current building codes. An entirely new system will be installed
Photo no. Drawing no. . |
Describe work and impact on existing feature:
All aspects of existing system will be removed. New 200 amp electrical system will be installed to comply with code requirements. All wiring will be suitably located within walls, to avoid visual impact. All new wiring will be primarily run through the crawl space and attic to avoid impact on structure. New service breaker box will be located in rear utility room, out of site. No removal or alteration of significant historic features will be required. Impact will be upgrading of the electrical system, allowing satisfactory contemporary use of the building and ending any fire hazard, without imposing on its historic character. |
No. 16
Architectural Feature Plumbing
Approximate Date of Feature- 1880 to 1970 (continual patches and upgrades)
Describe existing feature and its condition: Existing plumbing system includes elements from many different periods. Original clawfoot tub and pedestal sinks are gone. Toilet and kitchen sink from circa 1970. No fixtures have any historical significance. All plumbing lines are poorly installed. Both bathrooms as well as the bathroom in the guest house are sub-standard to even 3rd world nations and need to be completely overhauled.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
Rear bathroom, second floor, will have all new fixtures and lines. The tile floor "possibly circa 1940 will be retained. Rear bathroom on first floor is a total loss. Poorly repaired floors from prior leaks have left strange patchwork and uneven walking. The original pedestal sink and clawfoot tub have been removed in prior renovations. All new kitchen fixtures and configuration will be used. All plumbing lines will be replaced. Structural reinforcements will be made to floor joists as necessary. The downstairs bath ceiling is approximately 7’ tall and is the flat roof water problem referenced in item number 1. There will need to be rework done on this portion of the roof to gain watershed. This may reclaim the original 9’ ceiling. Impact will be upgrading of the plumbing system, allowing satisfactory contemporary use of the building, without imposing on its historic character; and the preservation and reuse of two surviving historic fixtures. |
No. 17
Architectural Feature HVAC System
Approximate Date of Feature 1880, 1978
Describe existing feature and its condition: All fireplaces have been blocked up. Heat pumps installed circa 1978 with most ductwork beneath floor and in attic. One boxed-in ducts runs through 1st floor dining room.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
All fireplaces will be reopened and converted to natural gas. This fireplace hardware is designed to look like coal burning cast iron grated fireplaces circa 1900. New forced-air central heating and cooling system to be installed in utility room behind kitchen with ductwork running beneath floor and in attic. No lowered ceilings will be required. Exterior condenser unit to be located behind rear porch and kitchen, well out of site. Impact will be upgrading of HVAC system with minimal visual or physical impact on significant historic features.
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No. 18
Architectural Feature Hardware
Approximate Date of Feature- 1880
Describe existing feature and its condition: Surviving original hardware includes door hinges and locksets; window sash pulls; etc. Hardware is steel, brass and plated brass that is tarnished or has been painted several times.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
All hinges to be cleaned, oiled, and re-installed. Doors to be reworked as necessary to allow proper fit and function.
Lockset to be repaired or replaced with a historically accurate reproduction. All hardware to be stripped of old coatings and polished or repainted. Impact will be the preservation of these important features with no significant changes. |
No. 19
Architectural Feature Insulation
Approximate Date of Feature- 1950S
Describe existing feature and its condition: Blow insulation, circa 1960s, in walls and attic.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
None of this insulation is useable. The attic will be re-insulated with rolled batting to comply with current building codes. All wall insulation has settled and needs to be removed and replaced with modern moisture barrier to meet current building cods. This will be done during either the interior wall repairs of the repairs to the exterior siding. Which ever will have the leas impact to the project. |
No. 20
Architectural Feature Site
Approximate Date of Feature- 1880, 1920s
Describe existing feature and its condition: Typical rural two story Georgian farm home. Distinguished by the square column, two story, wrap around porch. The property is what remains of a very large working farm after all surrounding acreage had been sold off. There are multiple dependencies. The first dependency is a guest house. This house is a small three room ranch of same architecture. The second is a kitchen house. Very small with root cellar, also of same architecture. The third building is the garage. This is a two bay simple construction tin roofed building with both front doors missing.
The name of the property is "Circle Oaks" clearly named for the many 150+ year old antique oaks trees on the property. This ancient setting could not be duplicated.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
The trees are vital to the historical visual experience of the property. Tree specialist will be called to examine and make recommendations for the future health of all the trees. Much of the antique gardens have overgrown and will need thinning. Cuttings from all original shrubs will be cultivated and replanted. Any soil disturbed from foundation work will be replaced to original grade. Any decay in fencing that surrounds the property will be repaired. We will also pursue purchasing the surrounding acreage to try and rebuild some of the original land area. |
No. 21
Architectural Feature Garage
Approximate Date of Feature- 1920
Describe existing feature and its condition: One story detached clapboard garage is in a seriously deteriorated condition. Original composition tin roofing has been replace with inexpensive metal roofing not to original circa design. Original garage doors missing. All doors and windows need work. Electrical service will be upgraded when the main house is upgraded.
Photo no. Drawing no. .
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Describe work and impact on existing feature:
Garage to be rebuilt for apartment use. Old roofing to be removed and replaced with new composition shingle roofing. Brick walls to be repainted as per enclosed specifications. New garage doors to be fabricated. If old photos reveal original design, then the new doors will be built to match. New window sash and doors may need to be installed to match the deteriorated originals. Structural members to be repaired and roof trussed repaired and aligned to regain straight roof peek. Impact will be to preserve the service building, maintain its relationship to the major residence, while providing it with a new use that allows its continued life.
During the entire restoration, this large garage will be used a woodshop and millworks facility. |
No. 23
Architectural Feature External Kitchen
Approximate Date of Feature- 1880
Describe existing feature and its condition: One story detached kitchen with root cellar. Attached to the back is a lean-to type tool shed. This structure is in a seriously deteriorated condition. Original composition tin roofing has been replaced with a modern, cheaper substitute. The root cellar currently contains the well pump systems. The conditions of the system is non-working.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
This kitchen house is just one empty room with a root cellar of the same size. Even though the house is now on county water, this well pump system will be refurbished to run a lawn sprinkler system and to provide water to the garage. |
No. 24
Architectural Feature Siding of Structure
Approximate Date of Feature- 1880
Describe existing feature and its condition: The siding on all the structures is simple wood clapboard siding. The siding on the front under the porch overhang is in good condition with the exception of poorly plugged 2-inch holes left from the blown in insulation. These holes are between every wall stud at the top and about midway down. Because this siding were not exposed to the direct rain and sun, they are in good shape. The siding that has been exposed to the elements outside of the porch is in very bad shape. Rot, algae, and splitting and cracking is pervasive. In some areas there are wide gaps exposing the inside of the interior wall. Approximately 30% of all the exposed door and window sills have extensive rot.
Photo no. Drawing no. . |
Describe work and impact on existing feature:
The siding under each porch overhang will be sanded smooth and repainted to remove evidence of the round plugs. The exposed siding needs to be removed, sorted for quality, sanded and painted. Siding boards that are unsalvageable will be replace with boards removed from the rear of the house. All newly milled boards will be placed in the back of the house. This should keep the street view as authentic as possible. New milled moldings will be made to replace any rotted window and door brick moldings. There are five sliding glass doors that were used to create the first floor sun room that are rotted beyond repair. The doors were installed in the late 70s to early 80s and have no historical significance. |
