General Statement Regarding Assessment Analysis Recommendations

Transcription

1 Summary For Pretlow Gardens Apartments VA General Statement Regarding Assessment Analysis Recommendations Pursuant to the, VA agreement with The Nelrod Company dated August 23, 2012 a was conducted for Pretlow Gardens Apartments. Preliminary data including site and unit data, and completed property questionnaires were received from the Housing Authority during the onsite visit, and the walkthrough portion of the needs assessment was completed on September 12, The walkthrough included at a minimum, 100% of the site and non dwelling buildings, a sampling of 20% of the dwelling buildings (all buildings observed), and 10% of the dwelling units. As part of the overall needs assessment, review and recommendation for this site, site amenities, unit size, layout, and functional obsolescence were given full consideration. Development Summary Pretlow Gardens Apartments are located at 925 Pretlow Street in the southern portion of the City of Franklin, VA. Pretlow Gardens Apartments consist of forty (40) dwelling units, located in twelve (7) buildings. The units consist of ten (10) one bedroom units, ten (10) two bedroom units, and twenty (20) three bedroom units. Pretlow Gardens Apartments has three (3) section 504 units, which does meet the minimum requirements for section 504 units. Pretlow Gardens Apartments has one (1) non dwelling building which houses the main offices The Nelrod Company, Fort Worth, TX

2 Site Data Pretlow Gardens Apartments Site Number Site Location VA Pretlow Street Franklin, VA Year Constructed 1983 DOFA: June 1983 Year/s of Last Comprehensive Modernization Site Designation Family Total Number of Dwelling Buildings 7 Number of Non-Dwelling Buildings 1 Dwelling Building Unit Type Row / Townhouse and Semi-detached Vacant Units Designated Units 3 Bedroom Size Total Number of Units Square Footage , The Nelrod Company, Fort Worth, TX

3 Site Pretlow Gardens Apartments were constructed by the Franklin Redevelopment and Housing Authority in The site appears to be well maintained, and generally in good condition. Pretlow Gardens Apartments has the following amenities one (1) playground facilities. Parking is provided for the residents of the Pretlow Gardens Apartments. There is 23,100 square feet of asphalt. The parking areas are in good condition. The Pretlow Gardens Apartments has 5,976 square feet of concrete pedestrian walk ways, which are in good condition. Lawn areas appear to be in good condition and well maintained, and the trees appeared to be trimmed away from buildings so as not to damage windows and the building roofs and facade. Special recommendations for the Pretlow Gardens Apartments: None Special attention should be given to the following immediate needs: Recommend replacing two (2) dumpster enclosures The Nelrod Company, Fort Worth, TX

4 Building Building exteriors and systems for the buildings contained in Pretlow Gardens Apartments appear to be well maintained and in good condition. The buildings are slab on grade foundations with brick veneer and metal siding building exteriors. The buildings are a combination of two story Row/Townhouse type and semi detached type. The dwelling buildings are in good condition. The windows installed at the Pretlow Gardens Apartments are new and in excellent condition and are therefore not considered for replacement. The roofs at Pretlow Gardens Apartments are asphalt type roofing. The roofs were last replaced in 1999 and are in good condition. The exterior siding is in fair condition and therefore several areas are considered for replacement. The heating is provided at the unit level by individual Puron furnaces. The furnace units are in good condition therefore not recommended for replacement at this time. Heating controls are provided at the unit level with a combination of non programmable and programmable setback type thermostats. Domestic hot water is provided by an electric water heater. Special recommendations for the Pretlow Gardens Apartments: None Special attention should be given to the following immediate needs: During the walkthrough portion of the physical needs assessment it was observed that several areas of the siding were either damaged or missing. It is recommended that the Agency replace the damaged or missing siding The Nelrod Company, Fort Worth, TX

5 Unit The units of Pretlow Gardens Apartments have been assessed with an overall condition of poor. Unit kitchens are in fair condition and are showing minor wear and tear. The cabinets are in good condition while the countertops are in poor condition and should be replaced by the Agency. The appliances in the kitchens are in good condition and are not considered for replacement. Unit baths are in good condition. The toilets installed throughout Pretlow Gardens Apartments are 1.6 gallon per flush type toilets. The bathtubs are in good condition and are not considered for replacement. Unit flooring throughout is and vinyl composite tile. The tiles are in poor condition and should be considered for replacement. The lighting throughout the Pretlow Gardens Apartments is a combination of fluorescent and incandescent lighting fixtures. The fluorescent lighting fixtures are in excellent condition and a not considered for replacement. Special recommendations for the Pretlow Gardens Apartments: Recommend replacing plugs and grills. The incandescent light bulbs should be replaced with compact fluorescent light bulbs for energy savings. The vinyl flooring is recommended for replacement. Damaged vent hoods are being recommended for replacement. Special attention should be given to the following immediate needs: Install programmable setback thermostats in units without. The kitchen cabinets need to be refurbished The Nelrod Company, Fort Worth, TX

6 Accessibility (Section 504) Pretlow Gardens Apartments has three (3) section 504 units currently in its inventory. This does meet the five percent designation requirement for Pretlow Gardens Apartments. Cost estimates may vary depending upon architectural design features that may be required in order to accommodate floor space reconfiguration. Estimates for 504 modernization recommendations are compiled based on RSMeans ADA Compliance Pricing Guide and specification requirements for Section 504 designated units are extracted from the Uniform Federal Accessibility Standards, FED STD 795 dated April 1, PIH Notice (HA) dated January 22, 2002 provides further guidance as it pertains to implementation of the 504 standards. Section 504 recommendations for the Pretlow Gardens Apartments: Recommend lowering vent controls, lower upper wall cabinets to maximum height of 48 inches for at least one shelf (UFAS ), install lever locks, lower closet, lower countertops to maximum height of 34 inches (UFAS ), insulate drain pipes under sink (UFAS (8)) and install grab bars inside bathtub (UFAS ), Tub seat not installed on bathtub (UFAS ), install correct showerhead (UFAS ), and move toilet paper dispensers to the correct location (UFAS (fig. 29b)). Special attention should be given to the following immediate needs: Install rails on all accessible ramps. The landing at unit 349 does not meet UFAS maneuvering clearance requirements for accessibility and should be modified per UFAS (fig. 25a) The Nelrod Company, Fort Worth, TX

7 Summary For Old Town Terrace Apartments VA General Statement Regarding Assessment Analysis Recommendations Pursuant to the, VA agreement with The Nelrod Company dated August 23, 2012 a was conducted for Old Town Terrace Apartments. Preliminary data including site and unit data, and completed property questionnaires were received from the Housing Authority during the onsite visit, and the walkthrough portion of the needs assessment was completed on September 12, The walkthrough included at a minimum, 100% of the site and non dwelling buildings, a sampling of 20% of the dwelling buildings (all buildings observed), and 10% of the dwelling units. As part of the overall needs assessment, review and recommendation for this site, site amenities, unit size, layout, and functional obsolescence were given full consideration. Development Summary Old Town Terrace Apartments are located at 329 Bruce Street in the southwest portion of the City of Franklin, VA. Old Town Terrace Apartments consist of thirty-five (35) dwelling units, located in six (6) buildings. The units consist of ten (10) one bedroom units, ten (10) two bedroom units, and fifteen (15) three bedroom units. Old Town Terrace Apartments has three (3) section 504 units, which does meet the minimum requirements for section 504 units. Old Town Terrace Apartments has one (1) non dwelling building which houses the main offices The Nelrod Company, Fort Worth, TX

8 Site Data Old Town Terrace Apartments Site Number Site Location VA Bruce Street Franklin, VA Year Constructed 1983 DOFA: June 1983 Year/s of Last Comprehensive Modernization Site Designation Family Total Number of Dwelling Buildings 6 Number of Non-Dwelling Buildings 1 Dwelling Building Unit Type Row / Townhouse Vacant Units Designated Units 3 Bedroom Size Total Number of Units Square Footage , The Nelrod Company, Fort Worth, TX

9 Site Old Town Terrace Apartments were constructed by the Franklin Redevelopment and Housing Authority in The site appears to be maintained, and generally in good condition. Old Town Terrace Apartments has the following amenities one (1) playground facility. Parking is provided for the residents of the Old Town Terrace Apartments. There is 25,102 square feet of asphalt. The parking areas are in good condition. The Old Town Terrace Apartments has 7,100 square feet of concrete pedestrian walk ways, which are in good condition. Lawn areas appear to be in good condition and well maintained. The trees need to be trimmed away from buildings so as not to damage windows and the building roofs and facade. Special recommendations for the Old Town Terrace Apartments: refurbishing the site signage in the near future. Recommend Special attention should be given to the following immediate needs: Recommend trimming of the trees and replacement of one (1) dumpster enclosure The Nelrod Company, Fort Worth, TX

10 Building Building exteriors and systems for the buildings contained in Old Town Terrace Apartments appear to be well maintained and in good condition. The buildings are slab on grade foundations with brick veneer and metal siding building exteriors. The buildings are a combination of two story Row/Townhouse and semi detached type. The dwelling buildings are in good condition. The windows installed at the Old Town Terrace Apartments are in excellent condition and are therefore not considered for replacement. However when the Agency plans to replace the windows, replace the windows with ENERGY STAR double pane vinyl. The roofs at Old Town Terrace Apartments are a combination of both asphalt type roofing. The roofs were last replaced in 1999 and are in good condition. The exterior siding is in fair condition with several areas in need of replacement. The heating is provided by unit level individual Carrier units. The units are in good condition therefore not recommended for replacement at this time. Heating controls are provided at the unit level with a combination of some non programmable and programmable setback type thermostats. Domestic hot water is provided by individual unit water heaters. Special recommendations for the Old Town Terrace Apartments: Recommend continued replacement of exterior doors, storm doors, damaged or missing siding, reconnection of two (2) gutters, soffits need to be repaired. Special attention should be given to the following immediate needs: None The Nelrod Company, Fort Worth, TX

11 Unit The units of Old Town Terrace Apartments have been assessed with an overall condition of good. Unit kitchens are in good condition overall and only show minor wear and tear in some units. The cabinets are in good condition while the countertops are in poor condition. The appliances in the kitchens are overall in good condition although some appliances are considered for replacement. Unit baths are in good condition. The toilets installed throughout Old Town Terrace Apartments are 1.6 gallon per flush type toilets. The bathtubs are in good condition and are not considered for replacement. Unit flooring throughout is vinyl composite tile. The tiles are in poor condition and are considered for replacement in the near future. The lighting throughout the Old Town Terrace Apartments is a combination of fluorescent and incandescent type lighting fixtures. Lighting fixtures are in good condition and a not considered for replacement. Special recommendations for the Old Town Terrace Apartments: Recommend refurbishment of the cabinets, installation of compact fluorescent light bulbs for energy savings, replace non programmable thermostats with programmable thermostats, and replacement of bath accessories (showerheads, tissue dispensers, etc.). Special attention should be given to the following immediate needs: Recommend replacement of the countertops The Nelrod Company, Fort Worth, TX

12 Accessibility (Section 504) Old Town Terrace Apartments has three (3) section 504 units currently in its inventory. This does meet the five percent designation requirement for Old Town Terrace Apartments. Cost estimates may vary depending upon architectural design features that may be required in order to accommodate floor space reconfiguration. Estimates for 504 modernization recommendations are compiled based on RSMeans ADA Compliance Pricing Guide and specification requirements for Section 504 designated units are extracted from the Uniform Federal Accessibility Standards, FED STD 795 dated April 1, PIH Notice (HA) dated January 22, 2002 provides further guidance as it pertains to implementation of the 504 standards. Section 504 recommendations for the Old Town Terrace Apartments: It is recommended that the Agency, lower vent controls, lower upper wall cabinets to maximum height of 48 inches for at least one shelf (UFAS ), lower base wall cabinets to a minimum of 40 inches (UFAS ), insulate drain pipes under sink (UFAS (8)), and install grab bars inside bathtub (UFAS ), Tub seat not installed on bathtub (UFAS ), install correct showerhead (UFAS ), and move toilet paper dispensers to the correct location (UFAS (fig. 29b)). Special attention should be given to the following immediate needs: Install rails on all accessible ramps. The landing at unit 349 does not meet UFAS maneuvering clearance requirements for accessibility and should be modified per UFAS (fig. 25a) The Nelrod Company, Fort Worth, TX