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coming because we have sidewalks that are pitched into the foundation. The foundation walls do not
<br />need to be excavated as the new sidewalks and re -grading around the perimeter of the foundation will
<br />take care of any drainage problem. The basement is relatively dry anyway. The chimney is clay tile
<br />lined and with my magnifying glass and flashlight, I was able to see that it is in good shape and the
<br />mortar joints even look good inside the chimney. Repointing is minor. Spot -pointing and repairing, I
<br />figure $8,000. Parging, the cementitious coating on the addition's brick foundation, around $2,000.
<br />Very minor. Stucco repairs around $8,000. Sidewalk replacement — three foot wide by two inches
<br />deep, 200 feet at $40 per square foot. That's really, really expensive. I figured it at $8,000.
<br />Exterior wood and painting. While there is some rot on the front porch beadboard ceiling and
<br />ancillary trim, the overall condition of the exterior wood trim elements are in very good condition.
<br />Limited replacement of the wood and architectural epoxies are needed. There are some places where
<br />wood should be replaced, but in most of the places where we have wood damage, architectural
<br />epoxies in historic preservation are the preferred way according to the Secretary of the Interior's
<br />standards for rehabilitation. The entire building needs to be re -painted. Painting will include removal
<br />of all paint from all wood surfaces and thorough scraping and paint removal of the stucco elements.
<br />These numbers also include an ADA ramp. Now the building needs a way for handicapped folks to
<br />get into the building and a ramp is included. Wood repairs -$10,000; exterior painting - $15,000 —
<br />down to the bare wood with any number of painters that I've worked with and trained all day long;
<br />ADA Ramp - $10,000. That's a number that I've used many, many times and even in Chicago to get
<br />an ADA ramp.
<br />Windows and storms. All of the original windows are in fully restorable condition. These windows
<br />can be made more energy efficient than replacements for comparable or less money. Complete
<br />restoration includes paint and putty removal, weather-stripping, and new combination wood storms.
<br />Total costs $13,000. HVAC, electrical and plumbing: complete re -wiring; all new plumbing and
<br />fixtures; all new heating and air conditioning system including an ADA accessible bathroom come in:
<br />wiring at $7,000, plumbing at $18,000, HVAC at $15,000 with all new ductwork, a high -efficiency
<br />furnace that will handle all that building and central air will come in at $15,000 probably less that.
<br />I'm being a little bit on the high side. Total of HVAC, electrical and plumbing at $40,000.
<br />Interior Finishes. The original plaster for the most part is in very good condition, and because this is
<br />a historic landmark we want to try to retain as many of the original finishes as possible. Now plaster
<br />repair includes some past water damage, some cracking, reattaching plaster using plaster washers to
<br />the original lathe underneath, channels being cut out to run new wiring, plumbing, those kinds of
<br />things that normally have to be done. A channel will be cut out between two studs and to go in there
<br />to replaster that up and do all of the crack repairs and cover all of the original plaster when it is done
<br />with a product called Nu -wall, which is a product that encapsulates all of the plaster surface. It
<br />permanently bridges over all of the hairline cracks and creates a new plaster -like surface. So that's
<br />the methodology. Flooring - $8,000; that I figured at 3,200 square feet, which is high, very high at
<br />$2.50 a square foot, $8,000; woodwork repair - $6,000; plaster repairs - $8,000. Total of all repairs to
<br />put this building into use, ADA compliable, completely rehabed and ready for an end use: $154,000.
<br />1 always put in a 20% contingency. That's another $30,800 for a total rehab cost of $184,800. Now,
<br />if you take into consideration that there's not a kitchen in here. It has the original kitchen, which is
<br />just fabulous. I mean it is beautiful and in excellent condition. New countertops, but let's just say for
<br />the sake of discussion that you are going to put in deluxe, brand new kitchen, master bathroom suite
<br />with a master bathroom decked out to the nines and a huge lighting package for historic lighting on
<br />the property. That would add another $70,000 to the price. You would be at $224,000 plus a 20
<br />percent contingency. A total worst-case scenario, absolute drop -dead worst-case scenario for this
<br />property: $268,000.
<br />23 January 2006 HPC Meeting Minutes [Corrected Version]
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