UFAS Accessibility Assessment

Transcription

1 Prepared for: Orlando, Florida August 3, 2012 Prepared By: Architects Unlimited 375 Twelfth Avenue South Naples, Florida 34102

2 Table of Contents Introduction Background Applicable Code: Means to Compliance with UFAS OHA Unit Mix and 5% Accessibility Requirements The Assessment Approach and Methodology Executive Summary Minor Modifications Major Modifications Reconftguration Gut Rehabilitation Minor Modifications The Landings at Carver Park Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Lorna Doone Apartments Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment The Villas at Carver Park Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment The Villas at Hampton Park Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Major Modifications Citrus Square Apartments Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment johnson Manor Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Marden Meadows Apartments Unit Mix Architects Unlimited

3 Table of Contents Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Reconfigura tion lvey Lane Homes Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Meadow Lake Apartments Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Murchison Terrace Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Gut Rehabilitation Griffin Park Apartments Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Omega Apartments Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Reeves Terrace Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Demolition Pending Lake Mann Homes Summary Judgment 49 so Architects Unlimited

4 Introduction and Background Introduction The purpose of this report is to assess the public housing properties of the Orlando Housing Authority (OHA) to determine the current level of physical accessibility and compliance with UFAS (Uniform Federal Accessibility Standard). UFAS is the applicable code for the design, construction, and alteration of public housing developments so that mobility handicapped persons will have ready access to and use of them in accordance with the Architectural Barriers Act, 42 U.S.C This report identifies the obstacles that limit the physical accessibility of individuals with disabilities to OHA's public housing programs or activities. Individual property reports include narrative and figurative descriptions of barriers observed, citations of areas of non-compliance with the code and recommendations to remove the barriers. The outcome of this report is to provide t he OHA a comprehensive assessment of its public housing properties with regard to code compliance and provide courses of action that most efficiently and effectively achieve full compliance with UFAS. Architects Unlimited conducted assessments of OHA residential properties during the weeks of March 12 and March 19, Areas surveyed included OHA residential sites, management offices, community rooms, laundry facilities, playground equipment, parking areas, sidewalks, building common areas, and all dwelling units identified by OHA as having been modified or constructed for handicap accessibility. Assessments were conducted on the entire OHA public housing portfolio- both conventional family, and elderly/mixed population properties. Below is a listing of the developments assessed as categorized by the occupancy type. - Conv'entianal Family -'.. Efcf~pKJXed Population - ~. ~ - Citr~~s~~-u~ :e _APa ~_rii ents w... -~: _~-~~~~~:\_1r:!oh ns0n~~ a~o-'"f ~_~'" ~ J- Griffin Park Apartments Lorna Doone Apartments, -- -~~~[i~~:~~~~~~~ : _-.. : --:. - ~-~ _ ~~~-~~=~~--~ -~'f&i~~j~~~ilib~~jjt~~1ik~ lake Mann Homes The Villas at Carver Park ; -- j~[~i]!f!i~~.-~~~~i~,q. iii;;;;:f~,~iifi}f.~t~~ti~i: ~lxllt~ i~'t!~1~1t@l~ L~~lJ&7if~:; Marden Meadows Apartments i. M~f~ht~~-~-:r~-;~t'~~"~ -. " ~;' ":~!''~ 0 ;.o~,.-:. -. -~.:~~;_-*_:;_'.'~1~~-;;.;,~-~:;,;_t_~,i~_ -~. ' ' '" -' 7 '. : - - -" ' '_; _._,.;. -h~~'l,,..~-". Omega Apartments..~:.- ~... -~. ":j ~ ; ;. ~ ~ Detailed evaluations and recommendations are made in this report for each OHA property with the exception of Lake Mann Homes. The OHA has filed an Inventory Removal Application with the SAC and approval of the application is pending. In the interim period prior to HUD's approval, the OHA will continue to provide reasonable accommodations for residents, but will not invest capital expenditures at this property due to it's pending demolition. Arch it ects Unlimited 1

5 Introduction and Background Background Applicable Code: The code used to determine if there are obstacles that limit physical accessibility to public housing programs and facilities is the Uniform Federal Accessibility Standards (UFAS) as established under Section 504 of the Rehabilitation Act of 1973 and adopted by the Department of Housing and Urban Development. It applies to the design, construction and alteration of buildings that are federally funded. Section 504 provides that a recipient of Federal Funds shall operate each facility, program or activity so that the program or activity, when viewed in its entirety, is readily accessible to and usable by individuals with disabilities. UFAS establishes a set of minimum requirements for accessible site, building elements and spaces, and an accessible route within the boundary of the site that connects accessible buildings to public transportation, parking, and building entrances. It also specifies a minimum number of parking spaces that must be accessible. It requires that there be an accessible route through the accessible building that connects the entrance to accessible building elements and spaces including elevators, toilet facilities, drinking fountains, telephones, emergency warning systems, storage, seating, work surfaces, assembly areas, and mail kiosks. UFAS requires that in residential developments 5% of the dwelling units must be physically accessible, while 2% must be equipped with hearing/visual devices. Within an accessible dwelling unit, an accessible route must connect all elements and spaces of the dwelling unit including kitchens, work surfaces, appliances, bathrooms, storage, controls, and doors. Accessible dwelling units may be designed for either permanent accessibility or adaptability. If designed to be adaptable, documentation of adaptable elements must be maintained, including scale drawings showing locations of adjustable elements or equipment, installation/modification instructions and notification that the dwelling unit has been designed in accordance with UFAS. Means to Compliance with UFAS The OHA intends to utilize the resources detailed in this report to create a strategic plan to implement modifications throughout the portfolio so that dwelling units, sites, and amenities are fully compliant with UFAS. OHA understands that various methods can be utilized to achieve compliance. The methods the OHA will consider include the following: Alternative Provisions- provide housing or services at an alternate accessible location or assign aides to beneficiaries; Modifications- Physical modifications or reconfiguration of existing facilities or construction new facilities; Any other methods that result in making its programs or activities readily accessible to and usable by individuals with physical disabilities. OHA Unit Mix and 5% Accessibility Requirements The OHA has made efforts toward achieving accessibility in each of its public housing properties to accommodate the needs of mobility impaired residents. The table below lists the OHA public housing portfolio and reflects the number of dwelling units identified by OHA as having been constructed or modified to provide accessible housing. Architects Unlimited 2

6 Executive Summary Current Unit Mix Griffin Park Apartments Omega Apartments Reeves Terrace Apartments % Units Required - UFAS Griffin Park Apartments Omega Apartments Reeves Terrace Apartments Prop_osed Mo~ificat!ons to meetiexceed 5% Accessible Units Griffin Park Apartments Omega Apartments Reeves Terrace Apartments Loss of Bed roo~~ due to Unit Reconfiguration Griffin Park Apartments (6) (12) (18) Omega Apartments (6) (6) Reeves Terrace Apartments (4) (4) (3) (11) (6) (12) (10) (4) (3) 0 (35) Revised Unit Count Griffin Park Apartments so Omega Apartments Reeves Terrace Apartments Accessible Unit Overage/(Shortfall) I I' Architects Unlimited 11

7 Executive Summary As a result of the modifications, reconfigurations and reconstruction of units described above the OHA will have the required number and mix of accessible apartments in its portfolio and will be in compliance with Section 504. The following chart summarizes the number of units in each of the four fix-level categories at each of OHA's developments. :. ~ : ~ aur ~ ~ MDIIfialiarf ~ lldlalllro1a11on Mbt ~... I ~ifrus.squ.!r~f~~ ~:,,..; > ;::!( <,~5,., 'tl] ~~-J"- Griffin Park Apts ~~eylin~h;,~ -~ rn,-:_";~:::-".,_ 18f:!: 9 ''--f! :; 1;:~~:~... : La;;-di~gs ai e:~;;;.~~ Pa;.k 3o i i,~a-~1~~-~~-f~}'~-b!~ _.;.)~ ; ~. ~~ - ~ _ _l..-: ~~ -... ~ 2 -~: - t Murchison Terrace ~m-~ga:a~~~men~_: :- _ _~~--=;_~ -~~~fi~;; 4 ~ ~ ~~.:; ~:.6;.-.:; Reeves Terrace Apts ~ Johnson Manor 40 4 Lorna.lioo~e A.pts. 1o3 6 to ;;,~~a;;;-~~;\~(;,- - : ~'-.. ' &y '"... t.... -'"lt' - T\i~~~~-?,~~1~ :~-~~~~:~.~~ ~~-~~~-~-;-~?0~~-??-~ The Villas at Hampton Park d h ,... Total , 78 4 ;.,~..;,.s 9 9 :.,':t;~~... ~~.,]~"!'!':,.fj.:_.,._t:. fr- ';:~~..,.. g.o:}!;-~... -!':: - :~~ -~.. :r ~. \.~~ C~J ~ U. -~ l;.~~i.t:~;~~-; 11 :~;:_ ~~~ITtl-~-~t~r; ;.. ~, o 0...,_ ~.. _:_-; Architects Unlimited 12

8 Minor Modifications Minor Modifications The following OHA developments fall under the category "Minor Modifications". Landings at Carver Park- Conventional Family Lorna Doone Apartments- Mixed Population/Senior The Villas at Carver Park- Senior The Villas at Hampton- Senior The dwelling units in this category require a minimal level of modification in order to be made accessible. Many of these "Minor Modifications" can be implemented by OHA Maintenance staff with relatively low cost and reasonable ease. By completing these modifications expeditiously, the OHA can quickly achieve 18 fully accessible dwelling units at both family and elderly/mixed population sites. Furthermore, once this work is completed the number of units will exceed the 5% UFAS requirement for the four properties in this group. The table below summarizes the current unit mix and accessible units that will be achieved. Minor Mocflfications 0-BR 1-BR 2-BR. UR "R 5-BR Total Current Unit Mix - The landings at Carver Park Lorna Doone Apartments The Villas at Carver Park The Villas at Hampton Park % Units Required- UFAS The landings at Carver Park Lorna Doone Apartments The Villas at Carver Park 4 4 The Villas at Hampton Park Proposed Modifications to meet/exceed 5% Accessible Units The Landings at Carver Park Lorna Doone Apartments The Villas at Carver Park 4 4 The Villas at Hampton Park Accessible Units: Overage/(Shortfall)

9 Prepared for: Orlando, Florida August 3, 2012 Prepared By: Architects Unlimited 375 Twelfth Avenue South Naples, Florida 34102

10 Table of Contents Introduction Background Applicable Code: Means to Compliance with UFAS OHA Unit Mix and 5% Accessibility Requirements The Assessment Approach and Methodology Executive Summary Minor Modifications Major Modifications Reconfiguration Gut Rehabilitation Minor Modifications The Landings at Carver Park Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Lorna Doone Apartments Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment The Villas at Carver Park Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment The Villas at Hampton Park Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Major Modifications Citrus Square Apartments Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment johnson Manor Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Marden Meadows Apartments Unit Mix Architects Unlimited

11 Table of Contents Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Reconfiguration lvey Lane Homes Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Meadow Lake Apartments Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Murchison Terrace Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Gut Rehabilitation Griffin Park Apartments Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Omega Apartments Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Reeves Terrace Unit Mix Summary of Accessibility /Fix Level Identified Accessibility Barriers to Mobility and UFAS Code References Summary Judgment Demolition Pending Lake Mann Homes Summary Judgment 49 so Architects Unlimited

12 Introduction and Background Introduction The purpose of this report is to assess the public housing properties of the Orlando Housing Authority (OHA) to determine the current level of physical accessibility and compliance with UFAS (Uniform Federal Accessibility Standard). UFAS is the applicable code for the design, construction, and alteration of public housing developments so that mobility handicapped persons will have ready access to and use of them in accordance with the Architectural Barriers Act, 42 U.S.C This report identifies the obstacles that limit the physical accessibility of individuals with disabilities to OHA's public housing programs or activities. Individual property reports include narrative and figurative descriptions of barriers observed, citations of areas of non-compliance with the code and recommendations to remove the barriers. The outcome of this report is to provide the OHA a comprehensive assessment of its public housing properties with regard to code compliance and provide courses of action that most efficiently and effectively achieve full compliance with UFAS. Architects Unlimited conducted assessments of OHA residential properties during the weeks of March 12 and March 19, Areas surveyed included OHA residential sites, management offices, community rooms, laundry facilities, playground equipment, parking areas, sidewalks, building common areas, and all dwelling units identified by OHA as having been modified or constructed for handicap accessibility. Assessments were conducted on the en~ire OHA public housing portfolio- both conventional family, and elderly/mixed population properties. Below is a listing of the developments assessed as categorized by the occupancy type. Citrus Square Apartments Griffin Park Apartments lvey Lane Homes lake Mann Homes landings at Carver Park Johnson Manor lorna Doone Apartments Meadow Lake Apartments The Villas at Carver Park The Villas at Hampton Park Marden Meadows Apartments Murchison Terrace Omega Apartments Reeves Terrace Apartments Detailed evaluations and recommendations are made in this report for each OHA property with the exception of Lake Mann Homes. The OHA has filed an Inventory Removal Application with the SAC and approval of the application is pending. In the interim period prior to HUD's approval, the OHA will continue to provide reasonable accommodations for residents, but will not invest capital expenditures at this property due to it's pending demolition. Architects Unlimited 1

13 Introduction and Background Background App1Jcab1e Code: The code used to determine if there are obstacles that limit physical accessibility to public housing programs and facilities is the Uniform Federal Accessibility Standards (UFAS) as established under Section 504 of the Rehabilitation Act of 1973 and adopted by the Department of Housing and Urban Development. It applies to the design, construction and alteration of buildings that are federally funded. Section 504 provides that a recipient of Federal Funds shall operate each facility, program or activity so that the program or activity, when viewed in its entirety, is readily accessible to and usable by individuals with disabilities. UFAS establishes a set of minimum requirements for accessible site, building elements and spaces, and an accessible route within the boundary of the site that connects accessible buildings to public transportation, parking, and building entrances. It also specifies a minimum number of parking spaces that must be accessible. It requires that there be an accessible route through the accessible building that connects the entrance to accessible building elements and spaces including elevators, toilet facilities, drinking fountains, telephones, emergency warning systems, storage, seat(ng, work surfaces, assembly areas, and mail kiosks. UFAS requires that in residential developments 5% ofthe dwelling units must be physically accessible, while 2% must be equipped with hearing/visual devices. Within an accessible dwelling unit, an accessible route must connect all elements and spaces of the dwelling unit including kitchens, work surfaces, appliances, bathrooms, storage! controls, and doors. Accessible dwelling units may be designed for either permanent accessibility or adaptability. If designed to be adaptable, documentation of adaptable elements must be maintained, including scale drawings showing locations of adjustable elements or equipment, installation/modification instructions and notification that the dwelling unit has been designed in accordance with UFAS. M <!ans to Compliance with UFAS The OHA intends to utilize the resources detailed in this report to create a strategic plan to implement modifications throughout the portfolio so that dwelling units, sites, and amenities are fully compliant with UFAS. OHA understands that various methods can be utilized to achieve compliance. The methods the OHA will consider include the following: Alternative Provisions- provide housing or services at an alternate accessible location or assign aides to beneficiaries; Modifications- Physical modifications or reconfiguration of existing facilities or construction new facilities; Any other methods that result in making its programs or activities readily accessible to and usable by individuals with physical disabilities. OHA Unit Mix and 5% Accessibility Requirements The OHA has made efforts toward achieving accessibility in each of its public housing properties to accommodate the needs of mobility impaired residents. The table below lists the OHA public housing portfolio and reflects the number of dwelling units identified by OHA as having been constructed or modified to provide accessible housing. Architects Unlimited 2

14 Introduction and Background ~ Citrus Square Apartments L!_j ~ Griffin Park Apa rtments ~ lvey Lane Homes I -.; ~ Landings at Carver Park M.cdoo M"dow Ap c<moot Murchison Terrace Ja,_ '"i:'g Omega Apartments Reeves Terrace Apartments Johnson Manor Lorna Doone Apartments Meadow Lake Apartments ~a 41 0 the Villas at Carver Park ~.a.. w The Villas at Hampton Park Total While the OHA has completed many individual modifications to dwelling units and common areas with the goal of achieving handicap accessibility, the modifications do not result in dwelling units that fully comply with UFAS. Nevertheless, the agency is committed to providing reasonable accommodations, and accessible housing and amenities to individuals with disabilities, and to provide programs or activities, when viewed in their entirety, are readily accessible to and usable by individuals with physical disabilities. Furthermore, The is committed to using this report to further it's understanding of the barriers to accessibility that exist in its portfolio, and to determine the best and most expedient methods to remove or abate those barriers and provide facilities that comply with the requirements of UFAS. The Assessment Approach and Methodology In preparing to conduct the assessment, Architects Unlimited gathered data on each site including the existing unit mix, the number of units altered to accommodate residents with physical, hearing and visual disabilities, locations of accessible dwelling units, and the most recent architectural plans that reflect the current accessibility modifications. A desk audit of the architectural plans was conducted for each site. Dwelling unit, common area, and site plans were evaluated to identify areas with potential conflicts with UFAS. The on-site survey consisted of an assessment of common areas and amenities, each dwelling unit identified as handicap accessible, and an evaluation of accessible routes leading from dwelling units to building or site elements such as public transportation, parking, mail kiosks, playgrounds, Architects Unlimited 3

15 Introduction and Background management offices, and other development amenities. Photographs and detailed field notes were recorded to document findings. The following report identifies physical obstacles observed at each property, describes each condition that is not compliant with UFAS/Section 504, and cites relevant code and regulatory sections that apply to each condition. Photographs and architectural plans further illustrate barriers to accessibility. A summary of the Fix Level for each non-compliant element is provided as well as a Summary Judgment that recommends actions that would bring the property into compliance. The findings for each property are broken into 3 major categories of property elements. The three property element categories are defined as follows: Site Accessible Routes: Accessible routes throughout the site leading to/from dwelling units, site amenities, and public transportation. Includes sidewalks, curb cuts, ramps, stairs, parking lots, mail kiosks and recreational amenities. Common/Public Areas: Common areas and amenities including building entrances, management offices, meeting rooms, computer labs, laundry facilities, community rooms, community kitchens, public restrooms, drinking fountains, alarms for hearing and visual impaired, public stairs, hallways, corridors, and elevators. Dwelling Units: Areas within the dwelling unit including ramps leading to unit entrance, unit entrances, accessible routes through the unit, kitchens including kitchen counters, storage, appliances, sink and associated clear floor space, bathrooms including lavatory, toilet, tub/shower, storage, accessories, and associated clear floor space, and doors including front and back entry, bedroom and bathroom doors, closet doors, and associated clear floor space. Controls including electrical outlets, switches, and thermostats. Alarms for hearing and visual impaired, are included. The properties have been categorized into four groups based on the severity and complexity of the non-compliance and the recommended actions necessary to achieve compliance. This report is organized by those four groups, which are defined as follows: Minor Modifications: This group of properties is nearly compliant with the exception of minor violations of the code. Those violations can easily be remedied with minimal changes or additions. Major Modifications: These properties require selective reconfiguration and reconstruction of portions of dwelling unit or common area. This could include relocation of walls, widening of doors, modifying bathroom and/or kitchen layouts and fixtures. Reconfiguration: Dwelling units in this group of properties cannot be modified to achieve compliance due to space restrictions. Additional floor area is required usually for kitchens, baths and corridors. These conditions could be remedied by eliminating one of the bedrooms and/or by constructing an addition to the building to provide the extra space needed. Gut Rehabilitation: The dwelling units in this category of property also have insufficient area to provide compliant dwelling units but compliance cannot be achieved by Reconfiguration. To provide compliant dwelling units at these properties, buildings or portions thereof, must be gutted, apartments merged and new layouts introduced. Architects Unlimited 4

16 Executive Summary Executive Summary The OHA has 13 conventional public housing developments, which house a total of 1,288 households. Eight of those communities accommodate 946 families while the remaining five accommodate 342 elderly and/or disabled residents. OHA reported that of the 1,288 units in its portfolio, 78 were modified or originally constructed to accommodate persons with physical disabilities and 29 units to accommodate those with hearing or visual disabilities. Section 504 requires that 5% of OHA's portfolio be constructed in accordance with UFAS4.1.4 Occupancy Classifications to accommodate mobility disabled persons and 2% of the portfolio to accommodate visually and hearing impaired persons. Therefore, OHA is required to have 71 apartments to accommodate mobility-disabled persons and 30 apartments to accommodate hearing and visually impaired persons. OHA reported 7 more than the required number of apartments for the mobility impaired and is one shy of the requirement to accommodate the hearing and visually impaired. The following chart indicates the distribution of those units over the 13 public housing communities in OHA's portfolio. Citrus Square Apartments :: Griffin Park Apartments e lvey Lane. Homes "" c;; Landings at Carver Park c: 0 Marden Meadows Apartments p ~ Murchison Terrace Omega Apartments ]&.:!:~ ~'3.. a. Cl 0 :EO. Reeves Terrace Apartments Johnson Manor L-orna Doone Apartments Meadow Lake Apartments The Villas at Carver Park The Villas at Hampton Park Total Architects Unlimited conducted an assessment of each apartment reported by OHA to be accessible as well as all of the common areas and amenities at each development and the routes to access them. AU found conditions in each of the 78 units designated for mobility disabled that did not comply with UFAS. Numerous non-compliant conditions were also found in common areas and on the sites of each development. Those conditions varied from very minor issues that could be easily rectified, to conditions that will require restructuring entire buildings to accommodate accessible apartments. Apartments designated for visual and hearing impaired individuals were found to be compliant. Architects Unlimited 5

17 Executive Summary Based on the AU assessment the OHA portfolio has been classified into four groups with regard to the severity and complexity of work necessary to achieve full compliance with UFAS. They are Minor Modifications, Major Modifications, Reconfiguration and Gut Rehabilitation. The following is a general summary of the work involved in each category, the resulting number of units and the unit mix as well as an accounting of the changes to bedroom and unit counts that will result from accomplishing the work. Mtnor l',1odlfications The following OHA developments fall under the category "Minor Modifications". Landings at Carver Park- Conventional Family Lorna Doone Apartments- Mixed Population/Senior The Villas at Carver Park - Senior The Villas at Hampton- Senior The dwelling units in this category require a minimal level of modification in order to be made fully compliant with UFAS. Many of these "Minor Modifications" can be implemented by OHA Maintenance staff with relatively low cost and reasonable ease. By completing these modifications expeditiously, the OHA can quickly achieve 18 fully accessible dwelling units at one family and three elderly/mixed population sites. Furthermore, once this work is completed the number of units will exceed the 5% UFAS requirement for the four properties in this group. The following table summarizes the current unit mix and accessible units that will be achieved. Current Unit Mix The Landings at Carver Park Lorna Doone Apartments The Villas at Carver Park The Villas at Hampton Park % Units Required- UFAS The Landings at Carver Park Lorna Doone Apartments The Villas at Carver Park 4 4 The Villas at Hampton Park Proposed Modifications to meet/exceed 5% Accessible Units The Landings at Carver Park Lorna Doone Apartments The Villas at Carver Park 4 4 The Villas at Hampton Park Accessible Units: Overage/(Shortfall) Architects Unlimited 6

18 Executive Summary ~ 1aJur Modif... ation.) The following OHA properties fall under the category of "Major Modifications". Citrus Square Apartments- Conventional Family Johnson Manor- Elderly Marden Meadows Apartments- Conventional Family The dwelling units in this category require major modifications within the footprint of each dwelling unit in order to be fully accessible. Modifications to the layouts, fixtures and accessories in kitchens and bathrooms and widths and clearances of hallways and doors are the primary changes that are necessary. Minor improvements to accessible routes and site amenities will be necessary as well. These modifications will require design services by an Architectural/Engineering firm, and must be constructed by a licensed general contractor. By completing these modifications, the OHA can achieve 9 fully accessible dwelling units in two family and one elderly site. While the modifications will result in a shortfall of a one-bedroom unit in this group of properties, this unit will be provided in another OHA location. The table below summarizes the current unit mix and accessible units that will be achieved. Current Unit Mix Citrus Square Apartments Johnson Manor Marden Meadows Apartments % Units Required- UFAS Citrus Square Apartments Johnson Manor 2 2 Marden Meadows Apartments Proposed Modifications to meet/exceed 5% Accessible Units Citrus Square Apartments Johnson Manor 2 2 Marden Meadows Apartments Accessible Unit Overage/(Shortfall) 0 (1) (1) Architects Unlimited 7

19 Executive Summary Dt:::configlu-,nn The following OHA properties fall under the strategic fix category of "Reconfiguration". lvey lane Homes- Conventional Family Meadow lake Apartments- Elderly/Disabled Murchison Terrace- Conventional Family The dwelling units in this category lack the overall square footage to accommodate the spaces required for full accessibility. Achieving fully accessible kitchens, bathrooms, and providing proper door maneuvering spaces in corridors and at doors to bathrooms, bedrooms and storage closetswhile maintaining bedroom counts in the existing footprint- is not possible. To achieve accessible units, layouts must be modified to create the additional space needed by eliminating a bedroom or by capturing and reconfiguring exterior storage space or porch areas. Minor improvements to accessible routes and site amenities will be necessary as well. In general this work will be done in units that are not presently designated as accessible. This will allow for units to be located in closer proximity to amenities and services. The existing units have features that can benefit those with minor mobility limitations and should remain in their existing configuration to serve that purpose, but should not be designated as accessible units. At lvey lane Homes and Murchison Terrace, two-bedroom units will be downsized to become onebedroom units. Three-bedroom units will be downsized to become two-bedroom units. Fourbedroom units will be downsized to three-bedroom units. At lvey lane, five-bedroom units will be downsized to become four-bedroom units. At Meadow lake Apartments additional space will be captured from outdoor storage closets to create additional square footage. In general the major modifications to these units will involve new reconfigured bathrooms and kitchens with various adjustments to hallway and door widths. Electrical, plumbing and HVAC systems will require modification in those areas but will not be replaced. These modifications will require design services by an Architectural/Engineering firm, and must be constructed by a licensed general contractor. By completing these modifications, the OHA can achieve 25 fully accessible dwelling units at two family sites and one mixed-population site. The table below summarizes the current unit mix and accessible units that will be achieved. Architects Unlimited 8

20 Executive Summary Current Unit Mix lvey lane Homes Meadow lake Apartments 87 Murchison Terrace Total Unit Mix Minor Modifications so % Units Required UFAS lvey Lane Homes 1 2 Meadow Lake Apartments 5 Murchison Terrace Losss of Bedrooms Due to Unit Reconfiguration lvey Lane Homes (1) Meadow lake Apartments (5) Murchison Terrace (2) 0 (5) (3) (2) (3) (5) (4) (7) (7) (3) (9) (5) (11) (3) {25) Proposed Modifications to meet/exceed 5% Accessible Units lvey lane Homes 1 2 Meadow lake Apartments 5 Murchison Terrace g Revised Unit Count lvey Lane Homes Meadow lake Apartments 87 Murchison Terrace U Accessible Unit Overage/(Shortfall) (1) 0 1 Architects Unlimited 9

21 Executive Summary Gut Rehabirtat1on The following OHA properties fall under the strategic fix category of "Gut Rehabilitation". Griffin Park Apartments- Conventional Family Omega Apartments- Conventional Family Reeves Terrace Apartments- Conventional Family The dwelling units in this category lack the overall square footage necessary to accommodate the space for full accessibility. Achieving fully accessible kitchens, bathrooms, and providing maneuvering spaces in corridors and at bathrooms, bedrooms and storage closets doors is not possible because the area of these units is inadequate. Furthermore, because of the configuration and location of kitchen and bathroom plumbing, it is infeasible to downsize bedroom counts. Minor improvements to accessible routes and site amenities will be necessary as well. In general this work will be done in units that are not presently designated as accessible. This will allow for units to be located in closer proximity to amenities and services. The existing units have features that can benefit those with minor mobility limitations and should remain in their present configuration to serve that purpose, but should not be designated as accessible units. Therefore, to achieve accessible dwelling units at all three of the developments in this category, selected buildings must be completely gutted and the space redesigned to create new accessible dwelling units with compliant kitchens, bathrooms, bedrooms, storage, and corridors. This work will require new electrical, plumbing and HVAC systems as well as new finishes, fixtures and equipment. At Griffin Park Apartments three one-story buildings will be gutted and restructured to accommodate the 9 units required. One and a one-half buildings will be gutted and rebuilt to create the 5 compliant apartments at Omega Apartments. Two complete buildings and two half buildings will be restructured at Reeves Terrace Apartments for the 10 compliant apartments required at that development. This work will require design services by an Architectural/Engineering firm, and must be constructed by a licensed general contractor. By completing these modifications, the OHA can achieve 24 fully accessible dwelling units at three family sites. The following table summarizes the current unit mix and accessible units that will be achieved. Architects Unlimited 10

22 Executive Summary Current Unit Mix Griffin Park Apartments Omega Apartments 34 Reeves Terrace Apartments % Units Required- UFAS Griffin Park Apartments 3 3 Omega Apartments 2 Reeves Terrace Ap artments Proposed Modifications to meet/exceed 5% Accessible Units Griffin Park Apartments 2 4 Omega Apartments 1 1 Reeves Terrace Apartments Loss of Bedrooms due to Unit Reconfiguration Griffin Park Apartments (6) (12) Omega Apartments (6) Reeves Terrace Apartments (4) {6) (12) {10) (4) {4) (18) (6) (3) (11) (3) 0 {35) Revised Unit Count Griffin Park Apartments Omega Apartments Reeves Terrace Apartments Accessible Unit Overage/(Shortfall) Architects Unlimited 11

23 Executive Summary As a result of the modifications, reconfigurations and reconstruction of units described above the OHA will have the required number and mix of accessible apartments in its portfolio and will be in compliance with Section 504. The following chart summarizes the number of units in each of the four fix-level categories at each of OHA's developments. r-=-- Citrus Square Apts j I Gnff1n Par~ Apts l!j"~ Landong; t C rver Par< 30 l 2 0 Marden Me~dows Apts 45 I Murch son Te(race l1 ll Omega Apartments Reeves Tfl'rr.-.ce Apti to 40 l 4 0 Lorna Doone Apts he V1ll.as at Carver Park TJ'le Villds Jt HJmpton PJrk s 0 TOUI S Z4 76 Architects Unlimited 12

24 Minor Modifications J\11inor Modifications The following OHA developments fall under the category "Minor Modifications". landings at Carver Park- Conventional Family lorna Doone Apartments- Mixed Population/Senior The Villas at Carver Park- Senior The Villas at Hampton- Senior The dwelling units in this category require a minimal level of modification in order to be made accessible. Many of these "Minor Modifications" can be implemented by OHA Maintenance staff with relatively low cost and reasonable ease. By completing these modifications expeditiously, the OHA can quickly achieve 18 fully accessible dwelling units at both family and elderly/mixed population sites. Furthermore, once this work is completed the number of units will exceed the 5% UFAS requirement for the four properties in this group. The table below summarizes the current unit mix and accessible units that will be achieved. Current Unit Mix The Landings at Carver Park Lorna Doone Apartments The Villas at Carver Park The Villas at Hampton Park % Units Required UFAS The Landings at Carver Park Lorna Doone Apartments The Villas at Carver Park 4 4 The Villas at Hampton Park Proposed Modifications to meet/exceed 5% Accessible Units The Landings at Carver Park Lorna Doone Apartments The Villas at Carver Park 4 4 The Villas at Hampton Park Accessible Units: Overage/(Shortfall)

25 Minor Modifications- The Landings at Carver Park The landings at Carver Park 854 Carver Park Street, Orlando, Florida The Landings at Carver Park serves a family population. It was constructed in Site amenities and features include an on-site community building with a computer lab, conference rooms, and manager's office, mail kiosks, alley and on-street parking, and dumpster enclosures. Access to public transportation is located on West Gore Street, South Westmorland Drive, and Conley Street which boarder the site. The unit mix and required accessible unit count is as follows: Unit Mix The landings at tanter Park. O.BR 1 BR 2-BR 3-BR 4-BR 5-BR Total Current Unit Mix 5% Units Required - UFAS 20 The Landings at Carver Park was surveyed on March 23, The OHA currently does not have a unit equipped for hearing and visual impaired at this property. The two dwelling units identified by OHA as accessible were surveyed in addition to all common areas. The accessible dwelling units surveyed are: Units Surveyed for Mobility Impaired: Conley St Conley St Architects Unlimited 14

26 Minor Modifications- The landings at Carver Park Below is a summary of the levels of Fix by property element. This table is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. S Mm3 v nf J\cr" :;, 1ty/F1:x le tel Accesslbnlty I Fix tevel Site Accessible Routes Parking Sidewalks tl' tl' Curb Cuts Public Transportation Access Trash Collection Common/Public Areas/Amenities Building Entries tl' tl' tl' Mail Kiosks Laundry Facility Public Area Kitchens Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs Corridors Elevators Public Restrooms Dwelling Units tl' tl' tl' tl' tl' Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage Outlets/Switches/ AC Controls Hearing/Visual Alarms tl' Architects Unlimited 15

27 Minor Modifications - The Landings at Carver Pa;k Site 2 Curb Cuts 2 Mail Kiosks 4.7 Curb Ramp See above The accessible route to the mail kiosk crosses a street. However there is not a curb cut at the cross walk. Dwelling Units 2 2 Kitchens Kitchen Storage Work Surfaces Sink Kitchen Storage There is not a 30" section of counter with removable base cabinets as designed. Kitchen sink does not have removable base cabinets. Kitchen cabinets are mounted at 55" above finished floor which exceeds the 48" maximum for at least one shelf of all cabinets and storage shelves mounted above work counters. Below are photographs and diagrams that illustrate the barriers to full accessibility. Item #1 - no curb cut at mail kiosk ltem#2-4 Kitchen Work Surface/Storage Summary Judgment Site Create an accessible route to the mail kiosk by constructing curb cuts and a cross walk. Dwelling Units Install adaptable features to accommodate a 30" wide accessible work surface and accessible kitchen sink. Lower upper cabinets so that at least one shelf of all cabinets is no higher than 48" above the floor. Equip one apartment for hearing and visually impaired. As a result of the above modifications, The Landings at Carver Park can achieve full accessibility. The resu lting accessibility unit mix will be as follows: Architects Unlimited 16

28 Minor Modifications- The Landings at Carver Park current Unit Mix % Units Required- UFAS Proposed Modifications Accessible Unit Overage/(Shortfall) The Landings at Carver Park has the correct number of accessible units that are equally distributed between the two unit sizes available at this property. Architects Unlimited 17

29 Minor Modifications - Lorna Doone Apartments lorna Doone Apartments 1617 West Central Boulevard Orlando, Florida Lorna Doone Apartments is a 6-story building with an elderly-only designation. It was constructed in 1965, and modified for handicap accessibility in There is an on-site manager's office, laundry facilities on floors 2 through 6, public restrooms, and a gated 55-car parking lot. Bus service is directly across the street on West Central Boulevard. The unit mix and number of accessible units required is as follows: Unit Mix Current Unit Mix % Units Required- UFAS Lorna Doone Apartments was surveyed on March 13, The one unit identified by OHA as equipped to accommodate hearing and visually impaired persons was found to be compliant with UFAS. One additional unit is required. Together they represent 2% of dwelling units. The nine dwelling units identified by OHA as accessible were surveyed in addition to all common areas. The accessible dwelling units surveyed are: Architects Unlimited 18

30 Minor Modifications- Lorna Doone Apartments Units Surveyed for Mobility Impaired: Efficiency Units 1617 W. Central # W. Central # W. Central # W. Central # W. Central # W. Central #116 1-BR Units 1617 W. Central # W. Central # W. Central #117 Hearing/Visual Impaired 1617 W. Central #513 The Summary below identifies of the Levels of Fix by property element. It is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description-of the b-arrier. Sun mary of Access b,li v/fi'( Level Accessibility I Fix level Site Accessible Routes Parking Sidewalks Curb Cuts Public Transportation Trash Collection Common/Public Areas/Amenities ttl ttl ttl Management Office Building Entry Community Room Building Entry Other Amenities Building Entry Mail Kiosks Laundry Facility Public Area Kitchens Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs Corridors Elevators Public Restrooms Dwelling Units ttl ttl ttl ttl ttl ttl r;' ttl ttl ttl Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage ttl ttl ttl ttl ttl ttl Outlets/Switches/ AC Controls Hearing/Visual Alarms r;' Architects Unlimited 19

31 Minor Modifications - Lorna Doone Apa rt ments Site 1 4 Sidewalk at & Figure 7(a)(b) Configuration of sidewalk turns are not compliant with Fig. 7B South Entry Turns Common/Public Areas Management Accessible Route Manager office is wheelchair accessible, but path is too narrow due to furniture Office placement. 2 2 Laundry Room Washing Laundry Rooms are on floors 2-6. Accessible units are located on floor!.laundry Machines and Clothes equipment does not have accessible controls or proper reach ranges. Dryers 3 2 Elevators Door Protective Elevator door protective and reopening device is not functioning properly. and Reopening Device Dwelling Units 2 Zero-Bedroom Units 103, 105, 107, 112, 114, Kitchens Sink Un insulated pipe; Faucet not lever-operated in portion of units Work Surfaces No accessible work surface Ranges Range does not have a self-cleaning oven. Cooktops 7 2 Bathrooms Showers Shower Controls are not off-set 8 2 Storage Storage hardware Hardware on closets should be u-shaped pulls or touch latches. 2 One-Bedroom Units: 102, 108, Doors Maneuvering Bedroom door in l BR unit does not have required 18" clear floor space at the Clearance at Doors latch side of the door Kitchens Sink Un-insulated pipe; Faucet not lever-operated in portion of units Work Surfaces No accessible work surface Ranges Range does not have a self-cleaning oven. Cooktops 13 2 Bathrooms Showers Shower Controls are not off-set 14 2 Storage Storage hardware Hardware on closets should be u-shaped pulls or touch latches. Below are photographs and diagrams that illustrate the barriers to full accessibility. #1-Sidewalk configuration not compliant #2-Laundry eq uipment not accessi ble #3-E ievator protective device not functioning Architects Unlimited 20

32 Minor Modifications- Lorna Doone Apartments #5-No accessible work surface. #6-Range is not self-cleaning '5_...._ ~- -:..~~~7~~ --- x -.-:, ~ ; i I I I! I j I If I #9-Bedroom door does not have 18" clear floor space on the latch side. #11-No accessible work surface. #12-Range is not self-cleaning. -- ::-;:.~.,. --- ~ ::-... Architects Unlimited 21

33 Minor Modifications- Lorna Doone Apartments #4 & 10-A portion of kitchen sink pipes #7 & 13-Shower controls are #8 & 14-Cioset hardware are are not wrapped or insulated. Faucets not off-set not u-shaped hardware or do not have lever hardware. touch latch. Summary Judgment Site Reconfigure the sidewalk at the south entry to eliminate non-compliant turns. Common Areas Provide a first-floor laundry facility in the space originally designated as a laundry room and later converted into maintenance storage room. Provide front-load laundry equipment and accessible folding tables. Adjust elevator sensors. Modify furniture layout in the manager's office or create a policy that states that manager meetings may be held with residents in the main lobby. Dwelling Units Equip one apartment for hearing and visually impaired. Complete modifications of 0-BR and 1-BR units as follows: o 0-BR Units: 0 1BR Install self-cleaning ranges Install lever hardware on all kitchen sinks and insulate pipes. Remove and replace cabinets adjacent to range with adaptable cabinets to accommodate a 30" work surface. Relocate shower controls. Install u-shaped hardware on closet doors. At the bedroom door, install a pocket door or reconfigure the closet to create an 18" minimum clear floor space adjacent to the door on latch side Install self-cleaning ranges Install lever hardware on all kitchen sinks and insulate pipes. Remove and replace cabinets adjacent to range with adaptable cabinets to accommodate a 30" work surface. Relocate shower controls. Install u-shaped hardware on closet doors. Architects Unlimited 22

34 Minor Modifications- Lorna Doone Apartments As a result of the above modifications, full accessibility can be achieved at Lorna Doone Apartments. The resulting accessibility unit mix will be as follows: Current Unit Mix % Units Required- UFAS Proposed Modifications Accessible Unit Overage/{Shortfall) Additionally, the number of required accessible dwelling units will be exceeded by 3 units. The distribution of the units will be roughly in the same proportion as the unit mix of the development. Architects Unlimited 23

35 Minor Modifications - The Villas at Carver Park The Villas at Carver Park 854 Carver Park Street Orlando, Florida The Villas at Carver Park is a 4-story building with an elderly designation that was constructed in Amenities and features include laundry rooms on each floor, an activity room, computer lab, game room, exercise room, reading room, chapel area, an outdoor picnic pavilion, a van access aisle and a parking lot. Bus service is provided across the street on West Gore Street. The unit mix and accessible unit count required is as follows: Unit Mix ' The Villas at Carver Park -~~ #. : ' r- 0-BR 1-BR.' 2-BR :... - ~,._..._ -- :~-::.'...,~.~ ~~ ~ ~~-- J -... ~.\ ~- _, BR BR 5-BR. Tota( ~ Current Unit Mix 5% Units Required - UFAS The Villas at Carver Park was surveyed on March 23, OHA currently does not have a unit equipped for hearing and visual impaired at this property. The three dwelling units identified by OHA as accessible were surveyed in addition to all common areas. The accessible dwelling units surveyed are: Units Surveyed for Mobility Impaired: Apartments #103, # , and #114 Architects Unlimited 24

36 Minor Modifications- The Villas at Carver Park Below is a summary of the Levels of Fix by property element. This table is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. 5 'rlm'l ( o 1 Ace, ib" ty;-r:< Le,:el Accessibility I Fbc Level Site Accessible Routes Parking Sidewalks Curb Cuis... Public Transportation Access Common/Public Areas/ Amenities Management Office Building Entry Community Room Building Entry Other Amenities Building Entry Mail Kiosks Trash Collection Laundry Facility Public Area Kitchens Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs Corridors Elevators Public Restrooms Dwelling Units Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage Outlets/Switches/ AC Controls Hearing/Visual Alarms Architects Unlimited 25

37 Minor Modifications - The Villas at Carver Park Dwelling Units 2 Accessible Route Changes in Level The sliding door threshold is l"high with no beveled transition. 2 2 Door Maneuvering The apartment entry door does not have the clear floor space required at the Maneuvering Clearance at Doors latch side. Spaces 3 2 Kitchens Sink The kitchen sinks have panels that impede upon the required kitchen sink clearances in (7) and figure Work Surfaces There is not an accessible work surface 30" wide in the kitchen (1) (2) Kitchen Kitchen cabinets are mounted at SO" above finished floor which exceeds the 48" Storage maximum height allowance for at least one shelf of all cabinets and storage shelves mounted above work counters. 6 2 Bathrooms Height & Lavatories have panels that impede upon the lavatory clearances in Figure 31. Clearance 7 2 Bathrooms (4) Shower Shower controls are not off-set. Controls Below are photographs and diagrams that illustrate the barriers to full accessibility... ~ ;, ;, " "!,.,,. ~ '..... ~ ~ ' '!" o+ I D ::',. :: 0 CD Q., #1-Siiding door threshold is 1" high with no beveled transition #2-Apartment entry door does not have 18" clear floor space required at the latch side...,. ;r.. --~~~-----:I.- ' 1 "" I -"~~::;- ;.... '..:.:t~f..! Architects Unlimited 26

38 Minor Modifications - The Villas at Carver Park t> :..... ~ r '!!i.i'gi' Ji---lL.-~ UFAS Accessibility Assessment #5-Kitchen cabinets are mounted at SO" above finished floor which exceeds the 48" maximum height allowance for at least one shelf of all cabinets and storage shelves mounted above work counters. Item #3 Kitchen Sink knee space blocked Item #4-No accessible work space Item #6-Lavatory knee space blocked Item #7-Shower controls not off-set Summary Judgment Dwelling Units Equip two apartments for hearing and visually impaired. Install a transition ramp at the sliding door threshold. Modify kitchen layout. Create a 30" accessible workspace, and the required clear floor space for the apartment entry door on the latch side. Modify kitchen sinks, drains and panels to provide adequate knee space and clearances. Mount upper cabinets so that at least one shelf of all cabinets is no higher than 48" above the floor. Modify lavatory sink, drain and panel to provide adequate knee space and clearances. Architects Unlimited 27

39 Minor Modifications- The Villas at Carver Park As a result of the above modifications, The Villas at Carver Park can achieve full accessibility. The resulting accessibility unit mix will be as follows: Current Unit Mix 5% Units Required - UFAS Proposed Modifications Accessible Unit Overage/(Shortfall) The Villas at Carver Park have the required number of accessible dwelling units. They are all onebed room units since only one-bedroom units are available at this location. Architects Unlimited 28

40 Minor Modifications- The Villas at Hampton Park The Villas at Hampton Park 301 Hillside Avenue Orlando, Florida The Villas at Hampton Landings is a 3-story elevator building with an elderly designation. It was constructed in Amenities and features include a day room, reading room, library, exercise room, chapel, laundry facilities on each floor, a club house/community building, and a parking lot. Bus service is directly across the street on East Robinson Street. The unit mix and required accessible unit count is as follows: Unit Mix ~Vilas at Hampton Parte. 0-BR 1-BR 2-BR ~BR 4-BR S.BR Total Current Unit Mix 5% Units Required- UFAS The Villas at Hampton Park was surveyed on March 14, The OHA currently does not have a unit equipped for hearing and visual impaired at this property. The three dwelling units identified by OHA as accessible were surveyed in addition to all common areas. Architects Unlimited 29

41 Minor Modifications- The Villas at Hampton Park The accessible dwelling units surveyed are: Units Surveyed for Mobility Impaired: 301 N. Hillside Ave. Apt. # N. Hillside Ave. Apt. # N. Hillside Ave. Apt. #305 The summary of the Levels of Fix by property element is below. This table is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. SJmrnary of Acccssibility/~tx Level Accessrbnrtv I Fix level Site Accessible Routes Parking Sidewalks Curb Cuts Public Transportation Access Common/Public Areas/Amenities Management Office Building Entry Community Room Building Entry ttl ttl ttl ttl ttl ttl Other Amenities Building Entry Trash Collection Mail Kiosks laundry Facility ttl ttl ttl Public Area Kitchens Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs Corridors Elevators Public Restrooms Dwellin& Units Accessible Route Door Maneuvering Spaces ttl ttl ttl ttl ttl ttl ttl ttl ttl Kitchens Kitchen Storage ttl Bathrooms Storage Outlets/Switches/ AC Controls ttl ttl Hearing/Visual Alarms Architects Unlimited 30

42 Minor Modifications - The Villas at Hampton Park Common/Public Areas 1 2 Public Area Work Surfaces; An accessible sink and work surface are not provided in the community room Kitchens Sink kitchen. Dwelling Units 2 2 Kitchens Sink Kitchen sinks were designed to be adaptable with a removable base cabinet. However, it does not appear that they were installed Ovens Existing ovens are not self-clea ning. 3 2 Bathroom Controls/Fig. 34 Bathtub and shower controls are not off-set as designed. Below are photographs and diagrams that illustrate the barriers to full accessibility. #!-Accessible Work Surface not available; Sink not accessible. Item #2- Removable Cabinet Detail- Dwg. #A /13/02 by Fugleberg Koch Architects. Architects Unlimited 31

43 U FAS Accessibility Assessment Minor Modifications- The Villas at Hampton Park ' 4 ;.{~ t -~ - -- ~... - lo.',.....c.. " t:r~;w... ~~..., -&;)... CC.'I:M!fll:a Item #3-Bathtub faucet and controls are not off-set. Summary J Jdgment Common Areas Provide an accessible sink and work surface in the public area kitchen. Dwelling Units Equip one apartment for hearing and visually impaired. Provide an accessible sink in dwelling unit kitchens as designed. Relocate bathtub faucet and controls. As a result of the above modifications, The Villas at Hampton Park can achieve full accessibility. The resulting accessibility unit mix will be as follows: TheW~ at Hampton Par~. G-BR 1-8R l-br 3-BR 4-BA ~BR Total Current Unit Mix 5% Units Required- UFAS Proposed Modifications Accessible Unit Overage/(Shortfall) Villas at Hampton Park has the required number of accessible dwelling units. They are all onebedroom units since only one-bedroom units are available at this location. Architects Unlimited 32

44 Major Modifications Major Modifications The following OHA properties fall under the category of "Major Modifications". Citrus Square Apartments Johnson Manor Marden Meadows Apartments The dwelling units in this category require major modifications within the footprint of the dwelling unit in order to be made accessible. Modifications to layouts of kitchens, bathrooms, corridors, hallways, and door widths are the primary changes at these properties. These modifications will require design services of an Architectural/Engineering firm, and must be constructed by a licensed general contractor. By completing these modifications, the OHA can achieve 9 fully accessible dwelling units in a both family and elderly/mixed population sites. While the modifications will result in a shortfall of a onebedroom unit in this group of properties, this unit will be provided in another OHA location. The table below summarizes the current unit mix and accessible units that will be achieved. Current Unit Mix Citrus Square Apartments Johnson Manor Marden Meadows Apartments % Units Required - UFAS Citrus Square Apartments Johnson Manor 2 2 Marden Meadows Apartments Proposed Modifications to meet/exceed 5% Accessible Units Citrus Square Apartments Johnson Manor 2 2 Marden Meadows Apartments Accessible Unit Overage/(Shortfall) 0 (1) {1) Architects Unlimited 33

45 Major Modifications- Citrus Square Apartments Citrus Square Apartments 5625 Hickey Drive Orlando Florida Citrus Square is an 87-unit family development of one and two-story duplex buildings constructed in Amenities and features include individual parking, an on-site manager's office, a playground, mail kiosks, and dumpsters for trash collection. Bus service is directly across the street from the development on South Semoran Boulevard. The unit mix and required accessible unit count is as follows: Unit M ix Current Unit Mix % Units Required- UFAS Citrus Square was surveyed on March 21, The six units identified by OHA as equipped to accommodate hearing and visually impaired persons were found to be compliant with UFAS. They represent 6.9% of dwelling units at this site. There are ten units at Citrus Square that the OHA has identified as accessible, while the UFAS 5% requirement is five units. The ten dwelling units identified by OHA as accessible were surveyed in addition to all common areas. The individual units surveyed include: Units Surveyed for Mobility Impaired: 5635 Merritt Court Johns Court Merritt Court Johns Court Merritt Court Johns Court Johns Court Hickey Drive Johns Court Hickey Drive 2 Hearing/Visually Impaired 4163 Lillian Court 4188 Lillian Court 4184 Lillian Court 4150 Walter Court 4151 Lillian Court 4175 Walter Court Architects Unlimited 34

46 Major Modifications- Citrus Square Apartments The existing site plan below illustrates the current location of dwelling units identified by OHA as accessible to the mobility impaired, as well as the intended accessible route, site amenities and features. -fxlstiiig ACM iilsraativf lllllll~ tofftce. GOIIIAUIIITY OR 'IECIIf.AllOH IIOOVSJ EXtSTII!GIWilliW.ICCESSIII.E.JilTS!'YU~~ INOI::A-f5 WIAI!f!l lf :lfca:lgiist!2] localloii QfiiAiliOX $ LCCA~IOI ~ Of 'fandicai' PAAIIIIG S!'O< llidicalts AGCJ"SSIIl ROUtt TO J.CII i!ics 0 L:JC.\llOIIlf II.! S""OI' tlffice OUIPST R IIIAilliUS tf'll'5l 1"\0POSEO UA~CI CAi',ICC S!i!I;.E:Min tliuu!rinoica.!s ~Of :lf:aoousi u :.OCATIOII :If "RA-<H ::llimps1'e.~ Architects Unlimited 35

47 Major Modifications- Citrus Square Apartments A summary of the Levels of Fix by property element is below and is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. 5 "mtld., o Accessibility/Fix Lev: I Accesslbltlty I Fix tevel z Site Accessible Routes Parking Sidewalks Curb Cuts Public Transportation Access Trash Collection Common/Public Areas/Amenities Management Office Building Entry Community Room Building Entry Other Amenities Suilding Entry Mail Kiosks Laundry Facility Public Area Kitchens Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs Corridors Elevators Public Restrooms v v v v v v v v v v v v v Dwelling Units Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage Outlets/Switches/AC Controls Hearing/Visual Alarms Architects Unlimited 36

48 Major Modifications- Citrus Square Apartments Site 2 Parking 4.6 Parking Accessible parking spaces and access aisles have slopes and cross slopes that exceed 1:50. Sidewalks 4.5 Ground and Floor Sidewalks have isolated areas of changes in level on accessible routes to trash Surfaces collection, management office, and public transportation 3 2 Curb Cuts 4. 7 Curb Ramps Sides of curb ramps impede sidewalk widths creating an excessive cross-slope. Common/Pllblic Areas 4 Community Maneuvering Maneuvering space at the Community Room entry door is not adequately sized Room Entry Clearances at Doors and the slope/cross slope is excessive. Play grounds 4. S. Ground and Floor The sand and grass sulface of the playgrcund is not stable or fk m. Surfaces 6 Public Area Kitchen sink The kitchen sink does not have an accessible space to accommodate knee or toe Kitchens space. 7 Accessible work space An accessible or adaptable work space is not provided. 8 Sign age Signage Mounting Signage provided is not mounted alongside the door on the latch side. Dwelling Units location and Height 9 Doors Thresholds at Thresholds at doorways exceed 1/2" and are not beveled. Doorways Door Hardware Door hardware on interior and entry doors are not lever operated mechanisms Door Maneuvering Maneuvering spaces at front and rear entry doors are not adequately sized and the Maneuvering Clearances at Doors slope is excessive. Spaces Maneuvering Maneuvering space at bathroom, bedroom, and hall closet doors are not Clearances at Doors adequate. Hallways are narrower than the minimum required Kitchens Accessible Work A 30" accessible or adaptable work space is not provided. Surface Kitchen sink The kitchen sink pipes are not insulated or covered Ovens The range does not have a self-cleaning oven Kitchen Storage Kitchen Storage Kitchen cabinets are mounted at 55" above finished floor which exceeds the 48" height maximum requirement Hardware Kitchen cabinets are not equipped with door pulls or handles Appliances Washer/Dryers Kitchen layout does not allow adequate space for accessible washer/dryer units that have accessible controls and reach ranges for retrieving clothes Bathrooms Water Closets Grab bars at toilets are not in the required configuration indicated in Fig , 4.19 lavatories & lavatory height and clearances are not compliant with Fig. 31. Lavatory pipes are Mirrors not insulated or covered. ls Bathtubs Bathtub grab bars are not in the required configuration indicated in Fig Bathtubs A portion of bathtubs are not equipped with a shower spray unit with a hose at least 60" long Showers Roll-in shower grab bars are not in the required configuration indicated in Fig Storage Storage Height Clothes rod heights exceed the 54" maximum Outlets/Switches Controls & Operating In a portion of units, AC controls are mounted at heights that exceed the maximum I AC Controls Mechanisms, Heights 54" height. Architects Unlimited 37

49 Major Modifications- Citrus Square Apartments Below are photographs and diagrams that illustrate the barriers to full accessibility. It 1 Accessible parking spaces and access aisles have slopes and cross slopes that exceed 1:50. It 2 Sidewalks have isolated areas of changes in level on accessible routes to trash collection, management office, and public transportation It 3 Sides of curb ramps impede sidewalk widths. It 5 The sand and grass surface of the playgroun not It 6 Thecommunity room kitchen sink is not accessible. It 7 An accessible or adaptable work space is not provided. It 8 Signage provided is not mounted alongside the community room bathroom door on the latch side.... $. - " ". ' -...it ~-"""=-::.4..~.-~-==~..,.,..., ~ ~ ~:-- t =-~ ::-! ~~-.r.& ~ It 12 Maneuvering space at bathroom, bedroom, and hall closet doors are not adequate. Hallways are narrower than the minimum required. ;. G Architects Unlimited 38

50 Major Modifications- Citrus Square Apartments # 13 A 30" accessible or adaptable work space is not provided. The kitchen sink pipes are not insulated or covered. The range does not have a self-cleaning oven. # 14 Kitchen cabinets are mounted at 55" above finished floor which exceeds the 48" height maximum requirement. Kitchen cabinets are not equ ipped with door pulls or handles. # 15 Kitchen layout does not allow adequate space for accessible washer/dryer units that have accessible controls and reach ranges for retrieving clothes. # 16 Grab bars at toilets are not in the required configuration indicated in Fig. 29. # 17 Lavatory pipes are not insulated or covered. # 18 Bathtub grab bars are not in the required configuration indicated in Fig. 34. A portion of bathtubs are not equipped with a shower spray unit with a hose at least 60" long. # 19 Roll-in shower grab bars are not in the required configuration indicated in Fig. 37 Summary Judgment Site Insure that the accessible routes are compliant. Parking: Re-grade accessible parking spaces to be 1:50 in all directions and include access aisles. Sidewalks: Reconfigure curb cuts so the sloped portion of the curb cut does not impede upon the width of the sidewalks. Repair or replace sidewalks that have a cross slope of more than 1:50 and level changes and gaps that exceed Yz". Dumpsters & Mail Kiosks: Re-configure paved approach to dumpsters and mail kiosks for proper slope and approach; repair sidewalks to eliminate changes in level and gaps that exceed 1/2'" Playground: Provide an accessible resilient surface material throughout the playground. Architects Unlimited 39

51 Major Modifications- Citrus Square Apartments The site plan below illustrates the result of the above outlined reconfiguration. It reflects the location of accessible dwelling units, accessible routes and site features. -OOSTJNG.IOI!IIISTI\oiTM' IIIIUIMGS!OffiCE. Cl!NMIJIIITY -H 011 ::1 <.oc.\tioii OF MAiliOXf! ~ LOCATIQij Cf 'IANCICAP' PWIIIG SI'OT ~ECREATI~ ~OOMS) OOSTIIIG IWIDICW AC45StltE.Ill-;$ :liuii!&liiiotca:es Of IE:JR)OMSl (:lff!ce OIMP!T 11 IIAIL I U ~ ~~ ><AlOW ACCESS Ill UNITS tli\juiie'iiwcica fs loijwbf.q Of!E:ROOIISi 0 lxatioil Jf IUS s:op IIWICATtS o1c0.$siili R;lllll TO FACJl.ITIIS " LOCATI~ Of~ ::I.'Mf'STIR Common Areas Signage: Install signage to indicate accessible route to administration office entry and community room entry; Locate signage on accessible restrooms along side the door on the latch side between 54-60" above the floor. Kitchen: Reconfigure kitchen to accommodate an accessible sink, 30" work surface, and cabinets at accessible heights. Dwelling Units Reconfigure dwelling units within their existing footprint: Ten units have been modified for accessibility, while five units are required to meet the 5% requ irement. Therefor, convert five ofthe ten units. The remaining units have modifications that may be useful to some residents with limited mobility. Therefore, those improvements may remain future use. Architects Unlimited 40

52 Major Modifications- Citrus Square Apartments o o o o o o Unit Entry: reconfigure concrete pads at front and rear entries to have slopes in all directions of not more than 1:50 and provide a 60" turning radius. Provide sloped threshold to eliminate 1" level change at front and rear doors. Kitchens: provide accessible/adaptable work space, self-cleaning ovens, accessible washer/dryers; Install accessible/adaptable sinks with proper clear floor space/knee space, wrapped pipes and lever faucets; Install pull type hardware on kitchen cabinets. Doors/hallways: reconfigure hallways, hallway storage and/or linen closets to create either a 60" turning radius or required clear floor space to all or at least two bedrooms and all bathrooms. Bathrooms: Install hand-held shower fixtures in bathtubs. off-set bathtub controls. provide bathtub seats and install reinforce d bathtub grab bars. Install lavatories with proper knee/toe space, wrap pipes and install lever faucets. Install side and back grab bars at all toilets. Controls: Install thermostat controls at 48" from finished floor. Storage: Install closet rods at accessible/adaptable heights. Upon correction of the modifications identified, the revised unit mix at Citrus Square Apartments will result in a total of five accessible units. While it is not feasible to accommodate the necessary modifications to the one-bedroom unit due to the unit's size and configuration constraints, a fourbedroom unit can be modified which will meet the need for accessible larger-bedroom units. Current Unit Mix % Units Required- UFAS Proposed Modifications Accessible Unit Overage/(Shortfall) (1) Citrus Square Apartments will have the required number of accessible dwelling units, however, the distribution of those units will not match the current unit mix. There will be no one-bedroom accessible unit. That unit will be provided elsewhere in the OHA portfolio Architects Unlimited 41

53 Major Modifications- Johnson Manor Johnson Manor Curry Ford Road Orlando, Florida Johnson Manor is a three-story elevator building with an elderly designation. It was constructed in There is a first-floor manager's office, a laundry room on each floor, an outdoor courtyard with seating, a community room equipped with a small kitchen and parking lot with 29 parking spaces. Public transportation is located on Curry Ford Road across the street from the building. The unit mix and number of accessible units is as follows: Unit Mix JohnsonManor '. O.BJI 1-IR 2-81 ~~ 4-BR 5-BR Total Current Unit Mix 5% Units Required- UFAS 40 2 Johnson Manor was surveyed on March 21, The OHA currently does not have a unit equipped for hearing and visual impaired at this property. The three dwelling units identified by OHA as accessible were surveyed in addition to all common areas. Units Surveyed for Mobility Impaired: 4775 Curry Ford #101, #102, # Architects Unlimited 42

54 Major Modifications- Johnson Manor Below is the Summary of Accessibility and Levels of Fix by property element. It is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. Sur1MJ'Y of Accessibdity/Ftx Level A~~ess!bllltv { FIM tevel Site Accessible Routes Parking Sidewalks Curb Cuts Public Transportation Access Trash Collection Common/Public Areas/Amenities Management Office Building Entry Community Room Building Entry Other Amenities Building Entry Mail Kiosks Laundry Facility Public Area Kitchens Drinking Fountains Hearing/Visual Alarms lobbies Public Stairs Corridors Elevators Public Restrooms Dwelling Units Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage Outlets/Switches/ AC Controls Hearing/Visual Alarms Architects Unlimited 43

55 Major Modifications- Johnson Manor Parking Sidewalks Parking Spaces; Signage Slope Parking space access aisles are not level. Surface slopes exceed 1:50. Signage is not provided. Cross slope of entry sidewalk at southwest corner of the building exceeds 1:50 3 Curb Cuts Curb Ramp Slopes Curb ramp slopes exceeds maximum permitted slope of 1:20. Common/Public Areas Laundry Room Maneuvering Clearance at Doors The clear floor space at the laundry room door is impleaded by the leg of the folding table. Public Area Kitchens Kitchen is not equipped with an accessible sink, an accessible work space; accessible Kitchens Elevators storage or accessible appliances. Elevator door protective and reopening device is not functioning properly. 7 8 Public Restrooms Sign age Dwelling Units Exposed Pipes and Hot water and drain pipes are not insulated or covered. Surfaces 4.30 Signage Signage is not located alongside the door on the latch side Door Maneuvering Spaces Maneuvering Clearance at Doors Apartment Entry Bedroom/Bathroom, Coat and Storage Closets The 18" clear floor space required at the latch side of the apartment door is impleaded by the placement of the refrigerator. Hallway width of 41' is too narrow to provide the required clear floor space to maneuver the bedroom, bathroom, coat and storage closet doors. 11 Kitchens Kitdtens Kitchen sink pipes are not wrapped Kitchen Storage Bathrooms Ranges Cook tops Kitchen Storage Bathtubs Water closets Range does not have a self-cleaning oven. Cabinet heights exceed maximum height allowance of 48" above finished floor. Cabinets do not have u-shaped handles or pulls. Bathtub controls are located on the back wall and not off-set at the foot of the tub. Tubs are not equipped with hand-held showers. Toilet center lines are 14" from the adjacent wall, while the center line must be 18" Exposed pipes and Hot water and drain pipes under lavatories are not insulated or covered. surfaces Below are photographs and diagrams that illustrate the barriers to full accessibility. # 1 Parking space access aisles are not level. Surface slopes exceed 1:50. Signage is not provided. # 2 Cross slope of entry sidewalk at southwest corner of the building exceeds 1:50 # 3 Curb ramp slopes exceeds maximum permitted slope of 1:20. Architects Unlimited 44

56 Major Modifications- Johnson Manor # 4 The clear floor space at the laundry room door is impleaded by the leg of the folding table. # 5 Community room kitchen is not equipped with an accessible sink, an accessible work space; accessible storage or accessible appliances. # 6 Elevator door protective and reopening device is not functioning properly. # 7 Hot water and drain pipes are not insulated or covered in common area restrooms. # 8 Sign age is not located adjacent the door on the latch side. # 9 The 18" clear floor space required at the latch side of the apartment door is impleaded by the placement of the refrigerator. # 10 Hallway width of 41" is too narrow to provide the required clear floor space to maneuver the bedroom, bathroom, coat and storage closet doors. # 11 Kitchen sink pipes are not wrapped. # 12 Range does not have a self-cleaning oven. # 13 Cabinet heights exceed maximum height allowance of 48" above finished floor. Cabinets do not have u shaped handles or pulls. Architects Unlimited 45

57 Major Modifications-Johnson Manor # 14 Bathtub controls are located on the back wall and not off-set at the foot of the tub. Tubs are not equipped with hand-held showers. # 15 Toilet center lines are 14" from the adjacent wall, while the center line must be 18". # 16 Hot water and drain pipes under lavatories are not insulated or covered. Sl.mm:try Judgment Site Reconfigure handicapped parking spaces so slopes and cross slopes of aisles are no greater than 1:50. Provide compliant signage. Modify curb ramps and sidewalks to eliminate excessive slopes and cross slopes. Common Areas Modify the placement of the laundry room folding table to eliminate the obstruction to the door maneuvering space. Modify kitchen layout to provide an accessible or adaptable work space and sink. Provide range with accessible controls. Modify the elevator door closer sensor. Install pipe protection or insulation on public restroom lavatories. Dwelling Units: Reconfigure dwelling units within their existing footprint: Equip one apartment for hearing and visually impaired. Modify kitchen layout to eliminate obstruction to clear floor space at apartment entry; provide an accessible work space, provide an accessible sink with compliant faucets and pipe insulation, provide self-cleaning range with front controls; Mount cabinets at compliant heights and provide pull type hardware. Reconfigure hallway/closet/bathroom/bedroom to provide the required clear floor space at doors to these rooms. Install off-set tub/shower controls and provide a handheld shower and compliant grab bars. Modify placement of toilets so that center line of fixture is not less than 18" from the wall. Insulate lavatory pipes. As a result of the above modifications, Johnson Manor can achieve full accessibility. The resulting accessibility unit mix will be as follows: JohmoqManor. ".. ' ~BR. l BR - 2 BR.- :J.BA 4-BR 5-BR rmt - Current Unit Mix 5% Units Required- UFAS Proposed Modifications Accessible Unit Overage/(Shortfall) Architects Unlimited 46

58 Major Modifications -Johnson Manor Johnson Manor has the required number of accessible dwelling units. They are all one-bedroom units since only one-bedroom units are available at this location. Architects Unlimited 47

59 Major Modifications- Marden Meadows Apartments Marden Meadows Apartments 1541 Marden Meadows Court Apopka, Florida Marden Meadows Apartments is a family public housing property constructed in It is onestory wood stud construction with brick veneer. The property is located roughly 20 miles from in the town of Apopka. Amenities and features include an on-site management office and community room, a playground, mail kiosks, and on-site parking. The site is not served by public transportation. The unit mix is as follows: Unit Mix Marden Meadows Apartment$ 0-BR 1-BR 2-BR ~BR ~BR 5-BR Toal Current Unit Mix 5% Units Required - UFAS Marden Meadows Apartments was surveyed on March 15, The one unit identified by OHA as equipped to accommodate hearing and visually impaired persons was found to be compliant with UFAS. It represents 2% of dwelling units at this site. The two dwelling units identified by OHA as accessible were surveyed in addition to all common areas. Units Surveyed for Mobility Impaired: 565 Marden Meadows Dr. 561 Marden Meadows Dr Architects Unlimited 48

60 Major Modifications- Marden Meadows Apartments Hearing/Visually Impaired: 565 Marden Meadows Dr. 561 Marden Meadows Dr. Below is a summary of the levels of Fix by property element. This table is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. SlJmmary of Accessibility/Frx Level Accessibility {Fix Level l 2 4 s Site Acc=ible Routes Parking Sidewalks Curb Cuts Public Transportation Access "" Trash Collection Play Ground CGmmon/Public Areas/Amenities "" "" Building Entries Mail Kiosks Play Ground Public Area Kitchens Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs Corridors Elevators Public Restrooms "" Dwellln1 Unlts Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage Outlets/Switches/ AC Controls Hearing/Visual Alarms Architects Unlimited 49

61 Major Modifications - Marden Meadows Apartments Identified Accessibility Barriers to Mobility and UFAS Code References Site Parking 4.6 Parking There is only one accessible parking space on site while 4 are required. 2 Sidewalks Accessible Route- There are no sidewalks connecting accessible dwelling units to the management Location office. 3 2/3 Playground 4.3 Accessible Route; 4.5 There is no sidewalk connecting the existing sidewalk to the playground; The Ground and Floor playground surface is not stable, firm or slip-resistant Surfaces 4 Mail Kiosks 4.3 Accessible Route There is not a compliant sidewalk leading to the mail kiosk or a pad at the front of the mail kiosk. Common/ Public Areas 2 Public Area Work Surface Kitchen is not equipped with an accessible sink, an accessible 30" work space; Kitchens Heights; Work accessible storage or accessible appliances. Surfaces Storage Height Cabinets are mounted at 62"above the finished floor far higher than the 48" maximum allowable height Grab Bars Grab bars in toilet rooms are not mounted at the proper location. 8 2 Signage 4.30 Signage Sign age is not located alongside the door on the latch side. Dwelling Units 9 3 Door Maneuvering The hallway width at the bathroom door is 48" which is less than the 60" minimum M aneuvering Clearances at Doors, Fig. required for an outswing door. Spaces 25 (a) 10 Kitchens Work Surfaces There is not a 30" accessible work surface or section of counter with removable base cabinets for an accessible work surface Sink Sink drain is improperly located and the drain pipe is not insulated or covered Ranges Range does not have a self-cleaning oven. Cook tops Kitchen Storage Cabinet heights exceed 48" maximum allowable heights above floor. No pulls or handles on wall cabinets. 14 Bathrooms Exposed pipes and Hot water and drain pipes under lavatories are not insulated or covered. surfaces Showers Handheld shower units are not provided Storage 4.2 Space Allowance and Closet door in bedroom #2 has two 16" sliding door panels which are too narrow to Reach Ranges/4.25 Storage be accessible. Below are photographs and diagrams that illustrate the barriers to full accessibility. There is only one accessible parking space on site at the community room/management office. # 2 There are no sidewalks connecting accessible dwelling units to the management office. It 3 There is not a sidewalk connecting the existing sidewalk to the playground; The playground surface is not stable, firm or slip-resistant # 4 There is not a compliant sidewalk leading to the mail kiosk or a pad at the front of the mail kiosk. Architects Unlimited so

62 Major Modifications - Marden Meadows Apartments Orlando Housing Authorit y # 5 Community Room kitchen is not equipped with an accessible sink, an accessible 30" work space; accessible storage or accessible appliances. # 6 Community Room cabinets are mounted at 62"above the finished floor- far higher than the 48" maximum allowable height. # 7 Grab bars in the Commttnity- Room toilet rooms are not mounted at the proper location. # 8 Signage is not located adjacent the door on the latch side ~.. # 9 The hallway width at the bathroom door is 48" than the 60" minimum required for an outswing door. It 10 There is not a 30" accessible work surface or section of counter with removable base cabinets for an accessible work surface. It 10 Sink drain is improperly located and the drain pipe is not insulated or covered. It 11 Range does not have a self-cleaning oven. # 12 Cabinet heights exceed 48" maximum allowable heights above floor. No pulls or handles on wall cabinets. # 13 Hot water and drain pipes under lavatories are not insulated or covered. It 14 Handheld shower units are not provided. It 15 Closet door in bedroom lt2 has two 16" sliding door panels which are too narrow to be accessible. Summary Judgment Site At the dwelling unit parking area for the two accessible units, create 2 accessible parki ng spaces with access aisles and signage. These spaces will be in addition to the two existing handicap parking spaces that serve the management office entry. Construct a sidewalk route linking the dwelling unit entries t o the management office. Arch itects Unlimited 51

63 Major Modifications- Marden Meadows Apartments Construct a sidewalk linking existing sidewalks to the play area. Provide an accessible play area surface. Construct a sidewalk linking accessible dwelling units to the mail kiosks and pave the ground surface directly under the mail kiosk. Common Areas Construct an accessible work surface and sink in the public area kitchen and re-mount upper cabinets so the bottom shelf is no higher than 48". Dwelling Units Kitchens: reconfigure to provide accessible/adaptable work space, self-cleaning ovens, accessible washer/dryers; Install accessible/adaptable sinks with proper clear floor space/knee room configuration, wrapped pipes and provide lever faucets; Install hardware on kitchen cabinets. Doors/hallways: reconfigure hallways, hallway storage and/or linen closets to create either a 60" turning radius or required clear floor space to all or at least two bedrooms and all bathrooms. Bathrooms: Install hand-held shower fixtures in bathtubs. At lavatories wrap pipes and install lever faucets. Controls: Install thermostat controls at 48" from finished floor. Storage: Replace the closet door in Bedroom #2 with a hinged door. Completion of the above recommendations at Marden Meadows will result in two compliant dwelling units, and a shortfall of one family unit at this site. This shortfall, however, will be made up at another OHA property. Because of the remote location of Marden Meadows Apartments in relation to the City of Orlando, the OHA, and the lack of public transportation, there is more benefit in providing accessible units closer in proximity to the OHA offices and public transportation. The site plan below illustrates the result of the above outlined reconfiguration. It reflects the location of accessible dwelling units, accessible routes and site features. Architects Unlimited 52

64 Major Modifications- Marden Meadows Apartments -HJ!ll!lll.:lN!NimAfiV! lull DIH!l! tofflct. ~JIII'I" JIIRE:IIEA not< l!!l JU.':\ Ullill!lll H/ol'~ """!SIIU 1a1r.t!~UWlR llfdic.t.lt~ WUIU Of!k:~O(l!oOS ) -: -WACCU5llk.E JMITS.~1,-RIIIti::A~S WUII~ OfeEC!IO!lUS) ~ ~ 0,. local!"" Of >IAILIO>U LXAn:INOf t.ji g~ I :x.ujoiiiip~~ R'lii"!L~ 1Ntlt.t.1U totassiiiiz -!t "lraq..itiu CfJICL Jl.;~ltlt liajl l IUS mll'!l) The resulting unit mix is as follows: MUden Meadows Apartments ' ' G-BR l-br 2-BR 3-BR 4-BR 5-BR Total " _.,... Current Unit Mix 5% Units Required- UFAS Proposed Modifications Accessible Unit Overage/(Shortfall) (1) (1) There will be two accessible three-bedroom units at Marden Meadows leaving a shortfall of one unit, which will be provided at other OHA properties. Architects Unlimited 53

65 Reconfiguration R e configuration The following OHA properties fall under the strategic fix category of "Reconfiguration". lvey Lane Homes- Conventional Family Meadow Lake Apartments- Elderly/Disabled Murchison Terrace- Conventional Family The dwelling units in this category lack the overall square footage to accommodate the space required for full accessibility. Achieving fully accessible kitchens, bathrooms, and door maneuvering spaces in corridors at bathrooms, bedrooms and storage closets- while maintaining bedroom counts or the existing footprint- is not possible because the square footage is inadequate. To achieve accessible units, dwelling unit layouts must be modified to create additional space needed by eliminating a bedroom or by capturing and reconfiguring exterior storage space or porch areas. At lvey Lane Homes and Murchison Terrace, two-bedroom units will be downsized to become onebedroom units. Three-bedroom units will be downsized to become two-bedroom units. Fourbedroom units will be downsized to three-bedroom units. At lvey Lane, five-bedroom units will be downsized to become four-bedroom units at. Meadow Lake Apartments additional space will be captured from outdoor storage closets. These modifications will require design services by an Architectural/Engineering firm, and must be constructed by a licensed general contractor. By completing these modifications, the OHA can achieve 25 fully accessible dwelling units at two family sites and one mixed-population site. The table below summarizes the current unit mix and accessible units that will be achieved. Architects Unlimited 54

66 Reconfiguration Current Unit Mix lvey Lane Homes Meadow Lake Apartments Murchison Terrace Total Unit Mix- Minor Modifications so % Units Required - UFAS lvey Lane Homes Meadow Lake Apartments 5 5 M urchison Terrace Losss of Bedrooms Due to Unit Reconfiguration lvey Lane Homes (1) (2) {3) (3) {9) Meadow Lake Apartments (5) (5) Murchison Terrace (2) (5) (4) (11) 0 (5) {3) (7) (7) (3) (25) Proposed Modifications to meet/exceed 5% Accessible Units lvey Lane Homes Meadow Lake Apartments 5 5 Murchison Terrace Revised Unit Count lvey Lane Homes Meadow Lake Apartments Murchison Terrace Accessible Unit Overage/(Shortfall) (1) 0 1 Architects Unlimited 55

67 Reconfiguration - lvey Lane Homes lvey Lane Homes 24 Fanfair Avenue Orlando, Florida lvey Lane Homes is a 181-unit family public housing development consisting of mostly duplex and quadraplex one-story buildings. It was constructed in 1971 and modernized in Amenities and features include an on-site administration office, mail kiosks, playgrounds, basketball courts and parking. Bus service is located on lvey Lane, the main street which runs through the property. The unit mix is as follows: Unit Mil< Current Unit Mix % Units Required - UFAS lvey Lane was surveyed on March 22, The OHA currently does not have a unit equipped for hearing and visual impaired at this property. Four are required. The nine dwelling units identified by OHA as accessible were surveyed in addition to all common areas. Units Surveyed for Mobility Impaired: 4529 Edgemoor St Edgemoor St Edgemoor St Edgemoor St Edgemoor St Edgemoor St Edgemoor St Edgemoor St Edgemoor St. Architects Unlimited 56

68 Reconfiguration- lvey Lane Homes The existing site plan below illustrates the current location of dwelling units identified by OHA as accessible to the mobility impaired, as well as the intended accessible route, site amenities and features. EX!ST!IIG ~ S'1!.\TIV Jt.llilllliS,OffiCE. CIIIMJIIII'r ;a ~11011 _, EXI!Tlll-l ~NilliW ACaS!II!.E Jlr.l IIIU&tS - 111)1~-!S-~:Jfl(:lAJOUSl 11WII;A10 ~ IQU1t FOtiCIUflS t:lff!ct.lluif'mlllj.q & u ~ "CC~ <ND.CN ACG!S!IL ;Jill~!II'M!f~!M:'tCl ~S' \1.JNI[.q :Jf!E:-Rt)()MS: The table below is a summary of the Levels of Fix by property element. This table is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description ofthe barrier. Architects Unlimited 57

69 Reconfiguration- lvey Lane Homes 5 ~m v,... =ce";;- lty/fi < Le te. Accessibility I Fix l evel Site Accessible Routes Parking Sidewalks Curb Cuts Public Transportation Access Trash Collection Common/Public Areas/ Amenities Managemerot OffiCe Building Entry Community Room Building Entry Other Amenities Building Entry Mail Kiosks Laundry Facility Public Area Kitchens Drinking Fountains Hearing/Visual Alarms lobbies Public Stairs Corridors Elevators Public Restrooms Dwelling Units Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage Outlets/Switches/ AC Controls Hearing/Visual Alarms v v Architects Unlimited 58

70 Reconfiguration - lvey Lane Homes Identified Accessibility Barriers to Mooihty and UFA5 Cod~ R~ferenc;:s Site 2 Parking Curb Cuts Parking 4. 7 Curb Ramps Parking spaces do not have access aisles, signage, and are not flush with adjacent sidewalks. Sides of curb ramps impede sidewalk widths creating an excessive cross-slope. 3 4 Playground Sidewalks 4.3 Accessible Route; 4.5 Ground and Floor Surfaces 4.5 Ground and Floor Surfaces There is not a sidewalk connecting the existing sidewalk to the playground; The playground surface is not stable, firm or slip-resistant In isolated areas, sidewalks have cross-slopes that exceed 1:50, and changes in level and gaps that exceed 1/2". Common/P~b lic Areas 5 6 Public Restrooms Public Area Kitchens Exposed Pipes and Surfaces Kitchens Hot water and drain pipes are not insulated or covered. Kitchen is not equipped with an accessible sink. an accessible work space; accessible storage or accessible appliances. Resource Center Entry Public Restrooms Public Area Kitchens 4.8 Ramps / Maneuvering Clearance at Doors 4.22 Toilet Rooms Kitchens The ramp at the resource center entry does not have a landing at the top that provides the proper maneuvering clearance for the door. In the Resource Center, the toilet location does not allow for side grab bars and impedes clear floor space at bathtub. Kitchen is not equipped with an accessible sink, an accessible work space; accessible storage or a self<leaning range. Dwelling Units 10 4 Door Maneuvering Spaces Maneuvering Clearances at Doors, Fig. 25 (a) Entry Doors Entry doors near kitchens do not have the 18" clear floor space at the latch side Kitchens Corridors Work Surfaces Sink The hallway widths at bathroom and bedroom doors are not wide enough to accommodate maneuvering clearances at doors. There is not a 30" accessible work surface or section of counter with removable base cabinets for an accessible work surface. Sink drain is improperly located and the drain pipe is not insulated or covered Ranges Cooktops Range does not have a self<leaning oven Bathrooms Kitchen Storage Cabinet heights exceed 48" maximum allowable heights above floor. No pulls or handles on wall cabinets Laundry Controls There is not space to accommodate a side-by side washer and dryer in kitchens. Stadable units do not comply with reach ranges Water Closets Toilet placement does not allow for proper placement of side grab bars , 4.19 Lavatories & Lavatory pipes are not insulated or covered. Mirrors Bathroom Bathtub clear floor space is impleaded by the placement of the toilet; Tub seats are not provided. Architects Unlimited 59

71 Reconfiguration -lvey Lane Homes Below are photographs and diagrams that illustrate the barriers to full accessibility. # 1 Parking spaces do not have access aisles, signage, and are not flush with adjacent sidewalks. # 2 Sides of curb ramps impede sidewalk widths creating an excessive cross-slope. # 3 There is not a sidewalk connecting the existing sidewalk to the playground; The playground surface is not stable, firm or slip-resistant It 4 In isolated areas, sidewalks have cross-slopes that exceed 1:50, and changes in level and gaps that exceed 1/2". # 5 Common Area restrooms- Hot water and drain pipes are not insulated or covered. # 6 Kitchen is not equipped with an accessible sink, an accessible work space; accessible storage or accessible appliances. # 7 The ramp at the resource center entry does not have a landing at the top that provides the proper maneuvering clearance for the door. # 8 In the Resource Center, the toilet location does not allow for side grab bars and impedes clear floor space at bathtub. It 9 Kitchen is not equipped with an accessible sink, an accessible work space; accessible storage or a selfcleaning range. Architects Unlimited 60

72 Reconfiguration - lvey Lane Homes I I. -, = ~"""=-----;- " ', a~~.. _.,.. -=:; --,~--? ' ;"g)...:.::_...._. # 10 Entry doors near kitchens do not have the 18" clear floor space at the latch side. # 11 The hallway widths at bathroom and bedroom doors are not wide enough to accommodate maneuvering clearances at doors. Architects Unlimited 61

73 Reconfiguration - lvey Lane Homes # 12 There is not a 30" accessible work surface or section of counter with removable base cabinets for an accessible work surface. # 13 Sink drain is improperly located and the drain pipe is not insulated or covered. # 14 Range does not have a self-cleaning oven. # 15 Cabinet heights exceed 48" maximum allowable heights above floor. No pulls or handles on wall cabinets. # 16 There is not space to accommodate a side-by side washer and dryer in kitchens. Stackable units do not comply with reach ranges. # 17 Toilet placement does not allow for proper placement of side grab bars. # 18 Lavatory pipes are not insulated or covered. # 19 Bathtub clear floor space is impleaded by the placement of the toilet; Tub seats are not provided. Summary Jud 0 ment Site: Sidewalks: Reconfigure curb cuts so the sloped curb cut does not interfere with the crossslope of sidewalks, which should be no more than 1:50; Repair/smooth sidewalks to eliminate changes in level and gaps that exceed Yz". Playground: Configure a paved approach to the playground; install an accessible playground surface and accessible play equipment. Parking: Re-stripe parking lots to provide accessible parking space with access aisle and signage for each accessible parking spot. Common Areas: Public Restrooms: At public restroom lavatories, wrap water and drain pipes with insulation. Public Area Kitchen: Install an accessible sink and a 30" work surface. Resource Center: Install a compliant ramp and entry door. Modify kitchen layout and install an accessible sink and 30" work surface. Modify bathroom by removing the bathtub, relocating the toilet in the corner with an 18" center line from the adjacent wall, and install grab bars, and compliant accessories. Architects Unlimited 62

74 Reconfiguration -lvey Lane Homes Dwelling Units: The dwelling units in this category lack the overall square footage to accommodate the space required for full accessibility. Achieving fully accessible kitchens, bathrooms, and door maneuvering spaces in corridors at bathrooms, bedrooms and storage closets- while maintaining bedroom counts within the existing footprint- is not possible because the square footage is inadequate. To achieve accessible units, dwelling unit layouts must be modified to create additional space needed by eliminating a bedroom. Reconfigure the units by downsizing two-bedroom units to become one-bedroom units; downsize three-bedroom units to become two-bedroom units; downsize four-bedroom units to three-bedroom units, and downsize five-bedroom units to become four-bedroom units. Because of square footage constraints, it is not possible to reconfigure units to create a compliant five-bedroom unit. The following guidelines should be followed in reconfiguration. Kitchens: Reconfigure kitchens to provide a five-foot turning radius and 30"x48" clear floor space centered on all appliances; Install self-cleaning ranges, side-by-side self defrosting refrigerator/freezers, accessible washer/dryers; Install accessible/adaptable work space; Install accessible/adaptable sinks with proper clear floor space/knee room configuration, wrapped pipes and lever faucets; Install kitchen cabinets at accessible heights and provide hardware on kitchen cabinets. Front/Rear Entry Doors: Eliminate thresholds that exceed 1" in height. Install peepholes in front and rear doors at accessible heights. Install lever door hardware. Doors/hallways: reconfigure hallways, hallway storage and/or linen closets to create the required clear floor space to one bedroom in a 1-br unit, or at least two bedrooms in larger units, and all bathrooms. Provide lever door hardware. Bathrooms: Reconfigure bathrooms so that clear floor space, clearances and grab bar placement can be properly achieved. Install hand-held shower fixtures in bathtubs, off-set bathtub controls, provide bathtub seats and install reinforced bathtub grab bars. Install lavatories with proper knee/toe room configuration, wrap pipes and install lever faucets. Install reinforced side and back grab bars at toilets. Hearing/Visual: Equip four apartments to be accessible to hearing and visually impaired. The site plan below illustrates the result of the above outlined reconfiguration. It reflects the proposed location of accessible dwelling units, accessible routes and site features. It should be noted that the units proposed for accessibility modifications are not those OHA identified as accessible units. Those units have modifications that may be useful to some residents with limited mobility. Those units will remain, however they will not be designated as accessible dwelling units. Architects Unlimited 63

75 Reconfiguration- lvey Lane Homes UISTIIIG.IOM!Iitsr.IAfiVf 'l(j!li:iiigs!officf. e-iiiii'y lr ~!t~ AIION'IIIOVS! EKI!TIHG!WIIItC~ AGCESS!Il Jllr.S f-ll.~iiiiji~"!! ~~Of ~:R)'JMSI IIIOIC.ITUACCrSSIILEA::Arn I;)F"KIIlS t:jff!cf D<,WST[II IIAil & U Sl!lr) ~ -WACG!S$11( JIIIT! tlllluiem ICICA"tS-~ OftE~IIOOMSI Architects Unlimited 64

76 Reconfiguration- lvey Lane Homes Below is the revised unit mix that will result from the proposed reconfiguration: Current Unit Mix % Units Required- UFAS Proposed Modifications Accessible Unit Overage/(Shortfall) Loss of Bedrooms dut to Unit Reconfiguration (1) (2) (3) (3) (9) Proposed Modifications Revised Unit Count This unit mix provides the required number of units and proper mix of unit sizes for lvey Lane Homes. Architects Unlimited 65

77 Reconfiguration- Meadow Lake Apartments Meadow Lake Apartments 3546 Meadow Lake Lane Orlando Florida The Meadow Lake Apartments development was constructed in It consists of 87 one-bedroom apartments situated in attached buildings of five, six, or eight units, and serves a population of elderly or disabled residents. There is an on-site management/maintenance office, which was modified for handicap accessibility in Amenities and features include individual parking spaces for each unit, dumpster trash collection stations, and bus service located on Ferguson Drive at the entrance to Meadow Lake. The unit mix and number of required accessible units is as follows: Unit Mix MeadcJw lam~. 0-BR 1-BR HR 3-BR.._BR 5-Bit TataJ Current Unit Mix 5% Units Required - UFAS Architects Unlimited 66

78 Reconfiguration- Meadow Lake Apartments Meadow Lakes Apartments was surveyed on March 15, The two units identified by OHA as equipped to accommodate hearing and visually im paired persons were found to be compliant w ith UFAS. They represent 2% of dwelling units. The eight dwelling un its identified by OHA as accessible were scheduled for survey in addition to all common areas. Residents in #3529 and #3531 were ill and those units were not surveyed. Below are the units surveyed and not surveyed. Units Surveyed: 3517 Meadow Lake Lane 3519 Meadow Lake Lane 3521 Meadow Lake Lane 3523 Meadow Lake Lane 3525 Meadow Lake Lane 3527 Meadow Lake Lane Units Not Surveyed 3529 Meadow Lake Lane 3531 Meadow lake lane Hearing/Visually Impaired Units 3529 Meadow Lake Lane 3523 Meadow Lake Lane The existing site plan below illustrates the current location of dwelling units identified by OHA as accessible to the mobility impaired, as well as the intended accessible route, site amenities and features. u.. -EXISTIIIG AOMIIilsrAATM l!:ft.oiiigs Z!1_ 1 localloii Of IIAILIOX!'5 6. t.acatiiji Cf owiocai' PMKIIIIG VOT!OffiCE. COM-II"f OR 'ltgiiulloii llois} EX!SlliiG ~NilltA?.ICCESSJIIt.E.Jr.S IIIOICATfS Atl%SSlll R:>'Jlt ro F~ITifS D lxalloii :lf lila S""OI'!"UV5L~ IIIOfCA"!9 'WilMER Of ilejlii:x.usi (:lff!ce ~ MAIL & IUS ~I ~ ~AIIIli:R ACC!:SSIIt! :IIIIT5!I<UIISE~IIIOfCA.fS -ROf*~: u LOCAll,:)ll Of "IIA!H ::1.~!1 Architects Unlimited 67

79 Reconfiguration- Meadow Lake Apartments The table below is a summary of the Levels of Fix by property element. This table is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. SumMJf'/ of Acc~ssib1 'ty/ftx Leve Accessibility! Fix Level 1 z Site Accessible Routes Parking Sidewalks Curb{;-uts- Public Transportation Access Trash Collection Common/Public Areas/ Amenities Management Office Building Entry Community Room Entry Other Amenities Building Entry Mail Kiosks Laundry Facility Public Area Kitchens Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs., Corridors., Elevators Public Restrooms DweUins Units Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage Outlets/Switches/ AC Controls Hearing/Visual Alarms Architects Unlimited 68

80 Reconfiguration- Meadow Lake Apartments Site Parking Parking Parking spaces do not have access aisles, signage, and are not flush with adjacent sidewalks. 2 Sidewalks Slope; Sidewalks leading to unit entries, mail kiosks, trash dumpsters and bus service have Changes in Level slopes and cross slopes that exceed the maximum slopes allowable. 3 Public Slope; see above Transportation Changes in Level Access 4 Trash 4.3J Slop.e; see above. Collection Changes in Level Common/Public Areas 5 Public Area 4.32 Seating, Tables and Kitchen does not have an accessible or adaptable sink or 30" work space. Kitchens Work Surfaces 6 Public Toilet Center line of toilets in both toilet rooms are 21" while an 18" center line is Restrooms Room/Water Closet required. Dwelling Units 7 Accessible Maneuvering Front entry door pad is not level. The slope and cross slope exceed 1:50. Route Clearance at Doors 8 Door Maneuvering The front entry door pad does not provide the clear floor space required. Maneuvering Oearance at Doors Spaces 9 3 Back entry The clear floor space at the back door exiting the kitchen is impleaded by the location of the washer/dryer. 10 Bedroom door The bedroom door does not have an 18" clear floor space required at the latch side. 11 Kitchens Sink The kitchen sink pipe impedes the knee space, the pipes are not insulated or covered Work Surfaces An accessible or adaptable work space is not provided Washer/Dryers Kitchen layout does not allow adequate space for accessible washer/dryers that have accessible controls and reach ranges for retrieving clothes. Stackable W/D is not accessible Ovens The range does not have a self-cleaning oven. 1S 3 Kitchen Kitchen Kitchen cabinets are mounted at 49-1/2"above the floor which exceeds the Storage Storage maximum allowable height "U"-shaped door pulls or handles are not provided Bathrooms Bathroom Shower clear floor space is impleaded by the placement of the toilet; Shower seat is not compliant Water Closets Toilet placement does not allow for proper placement of grab bars. Floor mounted grab bars are not compliant , 4.19 Lavatories Lavatory height and clearances are not compliant with Fig. 31. Lavatory pipes are & Mirrors not insulated or covered. 19 Storage Storage Height Clothes rod heights exceed the 54" maximum. Architects Unlimited 69

81 Reconfiguration- Meadow lake Apartments Below are photographs and diagrams that illustrate the barriers to full accessibility. ~ : " -. '\..- -! # 1 Parking spaces do not have access aisles, signage, and are not flush with adjacent sidewalks. # 2 Sidewalks leading to unit entries, mail kiosks, trash dumpsters and bus service have slopes and cross slopes that exceed the maximum slopes allowable. # 3 Community Room Kitchen does not have an accessible or adaptable sink or 30" work space. # 4 Community Room toilets- Center line of toilets in both toilet rooms are 21" while an 18" center line is required. L ~.. # 5 # 6 # 7 # 8 Qfa.. Q ASit a ~..L: ~ H ~~ - 't= -~ ~ ~.,......, r- ~... ~ _ r Front entry door pad is not level. The slope and cross slope exceed 1:50. The front entry door pad does not provide the clear floor space required. The clear floor space at the back door exiting the kitchen is impleaded by the location of the washer/dryer. The bedroom door does not have an 18" clear floor space required at the latch side. Architects Unlimited 70

82 Reconfiguration- Meadow Lake Apartments # 9 The kitchen sink pipe impedes the knee space, the pipes are not insulated or covered. # 10 An accessible or adaptable work space is not provided. # 11 Kitchen layout does not allow adequate space for accessible washer[dryers that have accessible controls and reach ranges for retrieving clothes. Stackable washer/dryer is not compliant. # 12 The range does not have a self-cleaning oven. # 13 Kitchen cabinets are mounted at 49-1/2"above the floor which exceeds the maximum allowable height "U"-shaped door pulls or handles are not provided. # 14 Shower clear floor space is impleaded by the placement of the toilet; Shower seat is not compliant. # 15 Toilet placement does not allow for proper placement of grab bars. Floor mounted grab bars are not compliant. # 16 Lavatory pipes are not insulated or covered. # 17 Clothes rod heights exceed the 54" maximum. Summary Judgment Site Remove section of sidewalk with excessive slopes and cross slopes at accessible unit entries, the route to mailboxes, trash collection, parking, and public transportation. Re-grade to achieve compliant slopes and replace sections of sidewalk. Re-stripe parking lots and provide access aisles of proper size, slope and cross-slope. Provide signage to indicate location of accessible parking. Common Areas Modify placement of toilet in one toilet room. Insulate lavatory pipes. Provide signage indicating this is the handicap accessible "uni-sex" restroom. Replace the broken drinking fountain. Make alterations to one public area kitchen to provide accessible kitchen counters, storage, sink, and appliances. Architects Unlimited 71

83 Reconfiguration- Meadow Lake Apartments Dwelling Units Reconfiguration. The dwelling units at this property lack the overall square footage to accommodate the space required for full accessibility. Achieving fully accessible kitchens, bathrooms, and door maneuvering spaces in corridors at bathrooms, bedrooms and storage closets- while maintaining bedroom counts within the existing footprint- is not possible because the square footage is inadequate. To achieve accessible units, dwelling unit layouts must be modified to create additional space needed by capturing and reconfiguring exterior storage space or porch areas. Reconfigure five of the dwelling units to create five fully accessible units. The following guidelines should be followed and modifications should fully comply with UFAS 4.34 Dwelling Units. o Construct additions to kitchens adjacent to exterior storage rooms. Reconfigure kitchens, part of exterior storage rooms and pantries to provide compliant kitchen layouts. o Reconfigure bathrooms, including placement of toilets, lavatories, showers, and doors to provide compliant bathroom layout. o Modify concrete pads at front and rear entry doors to provide adequate the clear floor space. The site plan below illustrates the result of the above outlined reconfiguration. It reflects the location of accessible dwelling units, accessible routes and site features. Architects Unlimited 72

84 Reconfiguration- Meadow lake Apartments -rxrn'iio ACMlii!Nfllll' a;~ ~tnr.s 1ilr'lct. C316V'.iiFY :lll Mew nat~ ~'OU~l U~,II4Hiii'ICIC,I,I' oc.:es~it f i4s 1-lll:~!llliltc.\1 ' ~~Ot~~c.R I'I'IOO'Oll 10 'llo!allc.>l" t.::assiii.! ~NI11 t!ll.~~~et lll:tcar.-s "--l.tti!. OF'~ ~aous, ' l 0 " LOC:All~ Of IIAIUOJfS LXAdllll, u srcr locaillliiof~oi..'iip!'tii INDICA"tt ACCU!liL! IICUTI:.,ACILI\'1!.! ioiil;t:. OUW~Tl'll ~~All I IllS S'TO'S) Of the eight existing units identified as accessible by OHA, three units will not be reconfigured, but have modifications that may be useful to some residents with limited mobility. Those improvements should remain, however they will not be designated as accessible units. As a result of the above detailed reconfigurations, Meadow lake Apar~ments can achieve full accessibility. The resulting accessibility unit mix will be as follows: Current Unit Mix % Units Required - UFAS 5 5 Proposed Modifications 5 5 Accessible Unit Overage/(Shortfall) 0 0 Meadow Lake Apartments has the required number of accessible dwelling units. They are all onebedroom units since only one-bedroom units are available at this location. Architects Unlimited 73

85 Reconfiguration- Murchison Terrace Murchison Terrace Murchison Terrace is a conventional family public housing property constructed in Amenities and features include on-site parking, mail kiosks, and trash dumpsters. Several bus stops are located on Mable Butler Avenue, which boarders the site, and a regional transfer station is within one block of the site. The unit mix and required mix of accessible units is as follows: Unit Mix Murchison Terrace NR 1-BR 1-BR 3-BR 4-BR 5-BR Total Current Unit Mix 5% Units Required - UFAS Architects Unlimited 74

86 Reconfiguration- Murchison Terrace Murchison Terrace was surveyed on March 22, The six units identified by OHA as equipped to accommodate hearing and visually impaired persons were found to be compliant with UFAS. They represent 3.2% of dwelling units. The six dwelling units identified by OHA as accessible were surveyed in addition to all common areas. Units Surveyed for Mobility Impaired: 1335 Mabie Butler 3328 South Wilts 1375 Mable Butler 1518 E. Wilts Cr 1379 Mable Butler 3436 N. Wilts Cr Hearing/Visually Impaired Units 1205 Mable Butler 3445 S. Wilts Cr Mable Butler 3319 N. Wilts Cr 1215 Mable Butler 1203 Mable Butler The existing site plan below illustrates the current location of dwelling units identified by OHA as accessible to the mobility impaired, as well as the intended accessible route, site amenities and features. -VO!TIIIG AOMIIil!mTN!UilOINilS (OfflCf. Cilloi-IT't!lll 'tfcautioii $1 Dm1116IWIDIW ACCLSSfU JNI ~S (11\JIOS.~ IIOICAl!S!oiJNilEJt 'Jf!IE:lAJIJMSi IIPOSEDHAIOIW.~IItf.JIIIl'J iliuio!er IIICICAIES WWII R Of!IE!ROOI.IS! :::!] locatioif :If IIAiliOX!'S a locafioii Cf "iahd~ I'WIMl SI'OT 0 LXATIOII :lfius!ooi'!f<oic.ilu AUI"UIIU A;xrtt F0 FoiCiliTU llfaa: lluir$tui_ lt.l.ll l ivs SI"OI u UlCATIOif Of '"WH ::t.mpsid> Architects Unlimited 75

87 Reconfiguration- Murchison Terrace The table below is a summary of the levels of Fix by property element. This table is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. s Accessibility I Fix Level tdfn luel Site Accessible Routes Parking Sidewalks Curb Cots Public Transportation Access Trash Collection Common/Public Areas/Amenities Management Office Building Entry Resource Center Building Entry Resource Center Kitchen/Bath Mail Kiosks Laundry Facility Public Area Kitchens Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs Corridors Elevators Public Restrooms Dwelling Units Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage Outlets/Switches/ AC Controls Hearing/Visual Alarms Architects Unlimited 76

88 Reconfiguration- Murchison Terrace Site 3 Parking 4.6 Parking Parking spaces are not sized properly, are not striped and do not include access aisles. 3 Sidewalks 4.5 Ground and Floor Sidewalks that cross parking lot driveway entrances resulting in cross-slopes that Surfaces exceed 1:50. 3 Dumpsters 4.5 Ground and Floor Dumpsters are located on grass lawns. There is no accessible route to dumpsters Surfaces 4 3 Mail Kiosks 4.5 Ground and Floor Mail kiosks lack an accessible route as they are located in grass lawns, and are not SUrfaces placed on concrete pads. Common/Public Areas Mgt. Office 4.13 Doors Furniture placement of file cabinets at the manager's office door impedes clear floor Accessible Route space at the door. Mgmt. Office 4.19 Lavatory & Mirrors; Lavatory pipes are exposed and not covered or insulated. Restrooms 4.22 Toilet Rooms Door Hardware Door hardware on restrooms should be lever operated hardware. Community Work Surfaces; An accessible sink and work surface are not present in the Community Room kitchen. Room Kitchen Sink 8 3 Resource Center 4.5 Ground and Floor The entrance to the Resource Center is not accessible due to a step/change in level. Entry Surfaces Resource Center Work Surfaces; An accessible sink and work surface are not present in the Resource Center kitchen. Kitchen Sink 10 3 Resource Center 4.19 Lavatory & Mirrors; The bathroom in the Resource Center is not designed or equipped to be accessible. Restroom 4.22 Toilet Rooms The lavatory, toilet, grab bars, clear floor space, and door maneuvering space are non compliant. 11 Dwelling Units 4 Ramps Ramp Landings Ramp landings at entry porches are not level and do not meet the size requirements to accommodate maneuvering space at entry doors Doors Door Hardware Door hardware on interior and entry doors are not lever operated Door Maneuvering Maneuvering spaces at front and rear entry doors are not adequately sized and the Maneuvering Clearances at Doors slope/cross slope is excessive. Spaces Maneuvering Maneuvering space at bathroom, bedroom, and hall closet doors are not adequate. Clearances at Doors Hallways are 40"-41" wide which is narrower than required Kitchens Accessible Work A 30" accessible or adaptable work space is not provided. Surface S Kitchen sink The kitchen sink pipes are not insulated or covered Ovens The range does not have a self-cleaning oven Kitchen Storage Kitchen Storage Kitchen cabinets are mounted at 55" from finished floor which exceeds the 48" maximum height requirement Hardware Kitchen cabinets are not equipped with door pulls or handles Appliances Washer/Dryers Kitchen layout does not allow adequate space for accessible washer/dryer units that have accessible controls and reach ranges for retrieving clothes Bathrooms Water Closets Grab bars at toilets are not in the required configuration indicated in Fig , 4.19 Lavatories & Lavatory height and clearances are not compliant with Fig. 31. Lavatory pipes are not Mirrors insulated or covered Bathtubs The clear floor space at bathtubs is impleaded by the location of the water closet which is directly adjacent to the bathtub Bathtubs Bathtub grab bars are not in the required configuration indicated in Fig Bathtubs Bathtub controls are not off-set. A portion of bathtub controls are not equipped with a hand-held shower spray unit with a hose at least 60" long Storage Storage Height Clothes rod heights exceed the 54" maximum in a portion of bedrooms. Architects Unlimited 77

89 Reconfiguration- Murchison Terrace Below are photographs and diagrams that illustrate the barriers to full accessibility. # 1 Parking spaces are not sized properly, are not striped and do not include access aisles. # 2 Sidewalks that cross parking lot driveway entrances resulting in cross-slopes that exceed 1:50. # 3 Dumpsters are located on grass lawns. There is no accessible route to dumpsters # 4 Mail kiosks lack an accessible route as they are located in grass lawns, and are not placed on concrete pads. # 5 lavatory pipes are exposed and not covered or insulated. # 6 Door hardware on restrooms should be lever operated hardware. # 7 An accessible sink and work surface are not present in the Community Room kitchen. # 8 The entrance to the Resource Center is not accessible due to a step/change in level. # 9 An accessible sink and work surface are not present in the Resource Center kitchen. # 10 The bathroom in the Resource Center is not designed or equipped to be accessible. The lavatory, toilet, grab bars, clear floor space, and door maneuvering space are non compliant. Architects Unlimited 78

90 Reconfiguration- Murchison Terrace 'I ' 11 ' '.. ' I I I I '.1. I l I - I..! l I _, ]...., I I.., t I I ; I! '! I ; ',, I J I ~t I 1 u. I I H.. I I I l I. I. I I I I.~'-' I,... '. u.. fl ":: l...!l '! 'I :I I ~-~ ~ I I l.! It 11 Ramp landings at entry porches are not level and do not meet the size requirements to accommodate maneuvering space at entry doors. It 12 Door hardware on interior and entry doors are not lever operated. # 13 Maneuvering spaces at front and rear entry doors are not adequately sized and the slope/cross slope is excessive. # 14 Maneuvering space at bathroom, bedroom, and hall closet doors are not adequate. Hallways are 40"- 41" wide which is narrower than requ ired. I I I I i I I ' Architects Unlimited 79

91 Reconfiguration- Murchison Terrace # 15 A 30" accessible or adaptable work space is not provided. # 16 The kitchen sink pipes are not insulated or covered. # 17 The range does not have a self-cleaning oven. # 18 Kitchen cabinets are mounted at 55" from finished floor which exceeds the 48" maximum height re quirement. # 19 Kitchen cabinets are not equipped with door pulls or handles. # 20 Kitchen layout does not allow adequate space for accessible washer/dryer units that have accessible controls and reach ranges for retrieving clothes. # 21 Grab bars at toilets are not in the required configuration indicated in Fig. 29. # 22 Lavatory height and clearances are not compliant with Fig. 31. Lavatory pipes are not insulated or covered. # 23 The clear floor space at bathtubs is impleaded by the location of the water closet which is directly adjacent to the bathtub. # 24 Bathtub grab bars are not in the required configuration indicated in Fig. 34. # 25 Bathtub controls are not off-set. A portion of bathtub controls are not equipped with a hand-held shower spray unit with a hose at least 60" long. Su-., Site: Jr t Ju 5ment Insure that the accessible routes identified in the figure above are modified to be compliant. Implement modifications to parking spaces, mail kiosks and dumpsters. Common Areas: Modify the community room restroom and kitchen to create accessible amenities. At the Resource Center, create an accessible entry, kitchen and toilet room facilities. Dwelling Units: Reconfiguration. The dwelling units at this property lack the overall square footage to accommodate the space required for full accessibility. Achieving fully accessible kitchens, bathrooms, and door maneuvering spaces in corridors at bathrooms, bedrooms and storage closets- while maintaining bedroom counts or the existing footprint- is not possible because the square footage is inadequate. Reconfigure 2 two-bedroom units to become 2 one-bedroom units. Reconfigure three- Architects Unlimited 80

92 Reconfiguration- Murchison Terrace bedroom units into two-bedroom units. Reconfigure four-bedroom units into three-bedroom units. Reconfigure units in four buildings to to create eleven fully accessible Dwelling Units. Kitchens: Reconfigure kitchens to provide a five-foot turning radius and 30"x48" clear floor space centered on all appliances; Install self-cleaning ranges, side-by-side self defrosting refrigerator/freezers, accessible washer/dryers; Install accessible/adaptable work space; Install accessible/adaptable sinks with proper clear floor space/knee room configuration, wrapped pipes and provide lever faucets; Install kitchen cabinets at accessible heights and provide hardware on kitchen cabinets. Front/Rear Entry Doors: Eliminate thresholds that exceed 1" in height. Install peepholes in front and rear doors at accessible heights. Install lever door hardware. Doors/hallways: reconfigure hallways, hallway storage and/or linen closets to create a 60" turning radius or required clear floor space to all or at least two bedrooms and all bathrooms. Provide lever door hardware. Bathrooms: Reconfigure bathrooms so that clear floor space, clearances and grab bar placement can be properly achieved. Install hand-held shower fixtures in bathtubs, off-set bathtub controls, provide bathtub seats and install reinforced bathtub grab bars. Install lavatories with proper knee/toe room configuration, wrap pipes and install lever faucet hardware. Install reinforced side and back grab bars at toilets. The site plan below illustrates the result of the above outlined reconfiguration. It indicates the proposed location of accessible dwelling units, accessible routes and site features. It should be noted that the proposed units are not the units which OHA originally reported as accessible units. Those units have modifications that may be useful to some residents with limited mobility. Those apartments should remain. However they will not be designated as accessible units. Architects Unlimited 81

93 Reconfiguration- Murchison Terrace - XISTIMG ADMI WIST11.UIV JI.IUliNUS!OFFICE. CoawiJIIITY ilr ~ECRU II~ ~OOIISi [XISTIIIG ~MDI CAl' /O.Cf. WU: Jlt1'S 1-U ~SE i! INOieA.ES 'tuii!jf~ Of!IEJA~ Q.JCA11011lF ILS S""OP IHOICAtts AtaSSIIl A )lilt TO r~ums (OffiCE. O<..,...'l:R IIAIL & SUS STOI'51?~OI'OS C ~AJD.W ACCESSIII.E.JIIITS! MUliSE ~ lllt't!a""is loijw!l~ Of JE:I!CilMS As a result of the modifications outlined above, the overall required number of accessible units will be achieved with one additional three-bedroom unit. The creation of a four-bedroom unit is infeasible due to size constraints of existing dwelling units. Current Unit Mix % Units Required - UFAS Proposed Modifications Accessible Unit Overage/(Shortfall) (1) 0 1 Unit loss of Bedrooms due to Reconfigurtation (2) (5) (4) (11) Proposed Modifications Revised Unit Count The required unit count is exceeded with one additional unit. Architects Unlimited 82

94 Gut Rehabilitation Gut Reha bilitrltion The following OHA properties fall under the strategic fix category of "Gut Rehabilitation". Griffin Park Apartments- Conventional Family Omega Apartments- Conventional Family Reeves Terrace Apartments- Conventional Family The dwelling units in this category lack the overall square footage to accommodate the space required for full accessibility. Achieving fully accessible kitchens, bathrooms, and door maneuvering spaces in corridors at bathrooms, bedrooms and storage closets - while maintaining bedroom counts- is not possible because the square footage is inadequate. Further, because of the configuration of kitchen and bathroom plumbing, it is infeasible to downsize bedroom counts to achieve adequate space to accommodate necessary modifications. Therefore, selected buildings must be completely gutted and the space redesigned to create new accessible dwelling units with adequate space for clear floor space in kitchens, bathrooms, bedrooms, storage, and corridors. These modifications will require design services by an Architectural/Engineering firm, and must be constructed by a licensed general contractor. By completing these modifications, the OHA can achieve 24 fully accessible dwelling units at three family sites. The following table summarizes the current unit mix and accessible units that will be achieved. Architects Unlimited 83

95 Gut Rehabilitation Current Unit Mix Griffin Park Apartments Omega Apartments Reeves Terrace Apartments % Units Required- UFAS Griffin Park Apartments Omega Apartments Reeves Terrace Apartments Proposed Modifications to meet/exceed 5% Accessible Units Griffin Park Apartments Omega Apartments Reeves Terrace Apartments Loss of Bedrooms due to Unit Reconfiguration Griffin Park Apartments (6) (12) (18) Omega Apartments (6) (6) Reeves Terrace Apartments (4) (4) (3) (11) (6) (12) (10) (4) (3) 0 (35) Revised Unit Count Griffin Park Apartments so Omega Apartments Reeves Terrace Apartments Accessible Unit Overage/(Shortfall) Architects Unlimited 84

96 Gut Rehabilitation- Griffin Park Apartments Griffin Park Apartments Griffin Park Apartments is a 171-unit family public housing development of one-and two-story attached buildings constructed in The development has been designated Historic. Amenities and features include individual parking, an on-site manager's office, a playground, mail kiosks, and dumpsters for trash collection. Bus service is located on both Division Street and Avondale Street. The unit mix is as follows: Unit Mix Current Unit Mix % Units Required - UFAS Architects Unlimited 85

97 Gut Rehabilitation- Griffin Park Apartments Griffin Park was surveyed on March 14, The 10 units identified by OHA as equipped to accommodate hearing and visually impaired persons were found to be compliant with UFAS. They represent 5.8% of dwelling units at this property. The four dwelling units identified by OHA as accessible were surveyed in addition to all common areas. Mobility Impaired Units Surveyed Dunbar Ct Dunbar Ct Dunbar Ct. 729-l Dunbar Ct. Hearing/Visually Impaired Units Dunbar Ct Dunbar Ct Dunbar Ct Dunbar Ct Dunbar Ct Avondale Dunbar Ct Dunbar Ct Dunbar Ct Dunbar Ct. The existing site plan below illustrates the current location of dwelling units identified by OHA as mobility accessible, as well as the intended accessible route, site amenities and features. -rll! 1 'li.lllfoi!iiisn Tl'lf lui! 01-,!Cf'lc.t. e:lmiuin I!W!OnOII ~Si UIS1..SIWIOIW.OCtloUittE Lilli"$ 1~011~~ UIOIC~It$ --~Of ft~a~; 'I!OI'I)Sf' '<o\iociw\1' ACaSSiaf '.llfln.~lim~~ llll:ic.i.!!s IIJt.ll'~ Of JI~~Q0\!5, 0 LXATI~ :Jf IUHIOI' IMliC.l'U tcgu~il! ~:Ulf TOfAa ftiu \:)rllct: )-JY'S'TU. *il 'M I;"~) Architects Unlimited 86

98 Gut Rehabilitation- Griffin Park Apartments The table below is a summary of the Levels of Fix by property element. It is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. j 1 r tt 'rix ~~~~ _, Accessibility I Fix level Site Accessible Routes Parking... Sidewalks... Curb Cuts... Public Transportation Access... Trash Collection Common/Public Areas/Amenities tl Management Office Building Entry Community Room Building Entry Other Amenities Building Entry Mail Kiosks Playgrounds Laundry Facility Public Area Kitchens Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs Corridors Elevators tl tl tl tl tl tl tl tl tl tl tl tl Signage Public Restrooms... Dwelling Units Accessible Route tl Door Maneuvering Spaces tl Kitchens... Kitchen Storage tl Bathrooms... Storage tl Outlets/Switches/AC Controls... Hearing/Visual Alarms Architects Unlimited 87

99 Gut Rehabilitation -Griffin Park Apartments Site Ramps 4.8.4landings The ramp at the entrance to the Management Office does not have a level landing with a minimum length of 60". Sidewalks 4.5 Ground & Floor Surfaces Segments of sidewalk pavement are cracked, damaged, and have large gaps between pavement and sidewalk surfaces - particularly at dumpster locations. Curb Cuts 4. 7 Curb Ramps Sides of curb ramps impede sidewalk widths creating an excessive cross-slope. 4 Parking 4.6 Parking Parking is all on-street. Handicap spaces are identified with sign age but do not include an access aisje or striping. Mail Kiosks 4 5 Ground and Floor Surfaces Mail kiosks lack an accessib le route as they are located in gra» lawns, and are not placed on concrete pads. 6 Common/Public Areas Signage 4.30 Signage Signage is not located alongside the door on the latch side l Playground and 4.5 Ground & Floor Surfaces There are is no accessible route to the playground or splash pool. Playground Splash Pool surface is grass - not stable, firm or slip resistant. Resource Center 4.19 lavatory & Mirrors; The bathroom in the Resource Center is not designed or equipped to be accessible. Restroom 4.22 Toilet Rooms The lavatory, toilet, grab bars, clear floor space, and door maneuvering space are non compliant. Dwelling Units 4 Door Maneuvering Maneuvering Clearances at Doors Corridor space at bathroom, bedroom, and hall closet doors is not adequate to meet maneuvering requirements of Fig. 25. Spaces 4 Doors Door Hardware Door hardware on a portion of interior and entry doors are not lever operated Kitchens Accessible Work Surface Kitchen sink A 30" accessible or adaptable work space is not provided. The kitchen sink pipes are not insulated or covered Appliances Ovens The range does not have a self-cleaning oven Washer/Dryers Kitchen layout does not allow adequate space for accessible washer/dryer units that have accessible controls and reach ranges for retrieving clothes. Kitchen Storage Kitchen Storage, Kitchen cabinets are not equipped with door pulls or handles Hardware Bathrooms Water Closets Grab bars at toilets are not in the required configuration indicated in Fig lavatory pipes are not insulated or covered Bathtubs Bathtubs The clear floor space at bathtubs is impleaded by the location of the water closet which is directly adjacent to the bathtub. Bathtub grab bars are not in the required configuration indicated in Fig S.4 Bathtubs Bathtub controls are not off-set. A portion of bathtubs are not equipped with a hand-held shower spray unit with a hose at least 60" long. Architects Unlimited 88

100 Gut Rehabilitation- Griffin Park Apartments Below are photographs that illustrate the barriers to full accessibility. It 1 It 2 It 3 It 4 It 5 The ramp at the entrance to the Management Office does not have a level landing with a minimum length of 60". Segments of sidewalk pavement are cracked, damaged, and have large gaps between pavement and sidewalk surfaces- particularly at dumpster locations. Sides of curb ramps impede sidewalk widths creating an excessive cross-slope. Parking is all on-street. Handicap spaces are identified with signage but do not include an access aisle or striping. Mail kiosks lack an accessible route as they are located in grass lawns, and are not placed on concrete pads. II 6 It 7 II 8 Community Room bathroom signage is not located alongside the door on the latch side. There are is no accessible route to the playground or splash pool. Playground surface is grass- not stable, firm or slip resistant. The bathroom in the Resource Center is not designed or equipped to be accessible. The lavatory, toilet, grab bars, clear floor space, and door maneuvering space are non compliant. Architects Unlimited 89

101 Gut Rehabilitation - Griffin Park Apartments # 9 Corridor space at bathroom, bedroom, and hall closet doors is not adequate to meet maneuvering requirements of Fig. 25. # 10 Door hardware on a J'Oition of interior and entry doors are not ~ver operated. # 11 A 30" accessible or adaptable work space is not provided. # 12 The kitchen sink pipes are not insulated or covered. # 13 The range does not have a self-cleaning oven. # 14 Kitchen layout does not allow adequate space for accessible washer/dryer units that have accessible controls and reach ranges for retrieving clothes. # 15 Kitchen cabinets are not equipped with door pulls or handles. # 15 Bathroom layout does not allow for location of grab bars at toilets to be in the required configuration indicated in Fig. 29. # 17 lavatory pipes are not insulated or covered. # 18 The clear floor space at bathtubs is impleaded by the location of the water closet which is directly adjacent to the bathtub. # 19 Bathtub grab bars are not in the required configuration indicated in Fig. 34. # 20 Bathtub controls are not off-set. A portion of bathtubs are not equipped with a hand-held shower spray unit with a hose at least 60" long. Summary Judgment Site: Reconfigure the ramp landing at the base of the ramp at the management office. Repair segments of sidewalk pavement that are cracked, da maged, and have large gaps between pavement and sidewalk surfaces - particularly at dumpster locations. Reconfigure curb ramps that impede sidewalk widths creating an excessive cross-slope. Create on-street ha ndicap parking spaces identified with signage, an access aisle and striping. Pave areas under mail kiosks. Common Areas: Relocate signage alongside the door on the latch side at public restrooms. Architects Unlimited 90

102 Gut Rehabilitation- Griffin Park Apartments Install a sidewalk to the playground and splash pool; Install a stable, firm or slip resistant playground surface. Modify the bathroom in the Resource Center to be accessible including the lavatory, toilet, grab bars, clear floor space, and door maneuvering space as per 4.22 Toilet Rooms. Dwelling Units: Gut rehabilitation of three buildings. Create nine accessible units in three existing one-story buildings which currently house 18 zero and one-bedroom units. The following guidelines should be followed and modifications should fully comply with UFAS 4.34 Dwelling Units. Kitchens: Construct kitchens to provide a five-foot turning radius and 30"x48" clear floor space centered on all appliances; Install self-cleaning ranges, side-by-side self defrosting refrigerator/freezers, accessible washer/dryers; Install accessible/adaptable work space; Install accessible/adaptable sinks with proper clear floor space/knee room configuration, wrapped pipes and lever faucets; Install kitchen cabinets at accessible heights and provide u-shaped hardware on kitchen cabinets. Front/Rear Entry Doors: Construct entry doors to have a smooth threshold. Install peepholes in front and rear doors at accessible heights. Install lever door hardware. Doors/hallways: Construct hallways to provide the required clear floor space to bedrooms, bathrooms, and storage closets. Provide lever door hardware. Bathrooms: Construct bathrooms so that clear floor space, clearances and grab bar placement can be properly achieved. Install hand-held shower fixtures in bathtubs, off-set bathtub controls, provide bathtub seats and install reinforced bathtub grab bars. Install lavatories with proper knee/toe room configuration, wrap pipes and install lever faucet hardware. Install reinforced side and back grab bars at toilets. A total of 9 accessible/adaptable units are required at Griffin. The dwelling units at this property lack the overall square footage to accommodate the space required for full accessibility. Achieving fully accessible kitchens, bathrooms, and door maneuvering spaces in corridors at bathrooms, bedrooms and storage closets- while maintaining bedroom counts- is not possible because the square footage is inadequate. Further, because of the location of kitchen and bathroom plumbing, it is infeasible to downsize bedroom counts to achieve the space necessary to accommodate the required modifications. Therefore, three selected buildings must be completely gutted and their interior space redesigned to create new accessible dwelling units. These units must provide adequate space for clear floor space in kitchens, bathrooms, bedrooms, storage, and corridors and must fully comply with UFAS 4.34 Dwelling Units. An accessible route should be created to link the units to all site features and amenities and parking. The new accessible units should be located near parking, the Administration Office, public transportation, mail kiosks, and dumpsters. The most appropriate location for these new units is the one-story buildings that are located directly across from the management office. Each six-unit building is comprised of zero- and one-bedroom flats. In gutting and reconfiguring the interior of one building, 3 fully accessible units can be created. The reconfiguration of three buildings will result in 9 fully accessible units as follows: Architects Unlimited 91

103 Gut Rehabilitation- Griffin Park Apartments 1-BR 2-BR 3-BR 4-BR Total Building Building Building Total The site plan below illustrates the result of the above outlined reconfiguration. It reflects the location of accessible dwelling units, accessible routes and site features. The units currently identified as accessible cannot be modified to be accessible within their footprints, but the existing modifications may be useful to some residents with limited mobility. These units should be retained. However, they will not be designated as accessible dwelling units. -ElCISTING ADMIIIISTR.\TI\11: lljiulings toffice, CCUIIIJIIITY OR RECllfATlON ~OOMS) EXISTING ~.ANDICAP ACC SSI8lE UIIITS (IIUMBE't 1NOICATES NUMBER OF BECROCMS) :: LOCA TIOII Of MAILBOXES 6 LOCATION Of "MiliCAP AR(I!IG SPOT I~OICA': 5 ACCESS;tt ROUT!: TO FACIUTIES D UJCAT1011 OF BUS STOP (OfFICE DUMPSTER ~~All & BUS STOPS)?!IQPGSED ~-ANOiCA1 oiccessi!iu UNITS (!lumber :lioicates IIC.. SER OF BE'AOCMSl II LOCAT1011 Of TRASK ~~Ui'STER Architects Unlimited 92

104 Gut Rehabilitation- Griffin Park Apartments As a result of the modifications outlined above, the overall required number of accessible units will be achieved. While there are shortfalls of one one-bedroom and one three-bedroom unit, these are replaced with the additional two-bedroom and four-bedroom units. Overall, the desired unit count is achieved. Current Unit Mix % Units Required - UFAS Proposed Modifications Accessible Unit Overage/(Shortfall) 0 (1) 1 (1) 1 0 Loss of Bedrooms due to ljnit Reconfiguration to Reduce BR Count (6) (12) (18) Proposed Modifications Revised Unit Count so Change in Units Due to Reconfiguration (6) (10) Architects Unlimited 93

105 Gut Rehabilitation- Omega Apartments Omega Apartments Omega Apartments is a 73-unit conventional family public housing property that was constructed in Amenities and features include on-site parking, on-site management office, dumpster trash collection, mail kiosks, and a playground. Access to public transportation is available on adjacent Forest City Road. The unit mix is as follows: Unit Mix Current Unit Mix % Units Required- UFAS Omega Apartments was surveyed on March 15, The one unit identified by OHA as equipped to accommodate hearing and visually impaired persons was found to be compliant with UFAS. It represents 1.4% of dwelling units. The six dwelling units identified by OHA as accessible were surveyed in addition to all common areas. Units Surveyed for Mobility Impaired: 2823 Gamma Drive 2859 Gamma Drive 2835 Gamma Drive 2871 Gamma Drive 2847 Gamma Drive 2828 Theta Court Architects Unlimited 94

106 Gut Rehabilitation- Omega Apartments Hearing Visually Impaired: 7428 Kappa Court The existing site plan below illustrates the current location of dwelling units identified by OHA as accessible to the mobility impaired, as well as the intended accessible route, site amenities and features. E ISTIIIQ AO!IIIWISTI!ATM!UII.OINGS!OffiCE. COMI.ttJIIIT"t OR ~~CREATION ~Sl EXISTliiG ~.AAOI(;.IJ' ACCESSlt..E.J!lnS illufiise~ IN01CA.ES \IJWIIEA ~!IDIIX'AoiS, K09CIS 0 ~W ACCESS II!. ijii!n :IIUUIE~ IIIOICA"ES \lllolllf~ Of JE:AOOWS, LDC~TIOII 3f MAil lox $ 0 l%atioii :lf llt.s SOP \t loc.\tioii :lf \'M!H JU41'Sl R ii<dicatts ACaSS*U R:lUI'f ro FICillflfS!JfFICf Dtl!PSTtfl IIAil I IUS srlll'51 Architects Unlimited 95

107 Gut Rehabilitation- Omega Apartments The table below is a summary of the levels of Fix by property element. It is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. s Accessibility f FiK level Site Accessible Routes Parking Sidewalks Curb Cuts Public Transportation Access Trash Collection Common/Public Areas/Amenities Management Office Building Entry Community Room Building Entry Other Amenities Building Entry Mail Kiosks Laundry Facility Public Area Kitchens Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs Corridors Elevators Public Restrooms Dwelling Units Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage Outlets/Switches/AC Controls Hearing/Visual Alarms V V v Architects Unlimited 96

108 Gut Rehabilitation -Omega Apartments Site 2 Parking 4.6 Parking Accessible parking spaces and access aisle surfaces and transitions from pavement to sidewalks are irregular and not smooth. 4.6 Parking Parking spaces are not part of an accessible route. Parked vehicles overhang the assumed accessible circulation route. See Fig. 9 for image. 2 Dumpsters 4.5 Ground and Floor The route to dumpsters is uneven in segments of pavement with large gaps between Surfaces pavement and sidewalk surfaces. 4 Playground Accessible Route There is not an accessible route connecting the playground to accessible buildings. Location Placement of trash cans impede accessible route. 4.j.Ground and Floor Tl1e.sand.an<igrasssurfa.ce of the playgrnund is not stable or firm_ Surfaces Common/Public Areas 6 3 Mgt. Office Maneuvering Space Clear Floor Space of Lavatory is impleaded by the swing of the door; Center line is Toilet Room at Doors 11", which is less than the 18" minimum distance from the wall; Faucets are not lever-operated. 7 2 Signage Signage Mounting Signage is not mounted alongside the door on the latch side as required. Location and Height Dwelling Units Doors Apartment Entry Maneuvering Porches at apartment entry doors are not sized adequately to provide the 60"x54" Clearance at Doors min. /60"x60" preferred clear floor space Thresholds at Thresholds at doorways exceed 1/2"maximum height and are not beveled. Doorways Door Hardware Door hardware on interior and entry doors are not lever operated. Bedroom/Bathroom/Hall Closet Doors Maneuvering Hallways are 40" 41" wide which is not adequate to provide maneuvering space at Cleara nee at Doors bathroom, bedroom, and hall clos.et doors Kitchens Accessible Work A 30" accessible or adaptable work space is not provided. Surface Kitchen sink Pipes at kitchen sink are not insulated; Faucets are not lever-operated in portion of units Ovens The range does not have a self-cleaning oven. 15 Kitchen Storage Kitchen Storage Kitchen cabinets are mounted at 55" above finished floor which exceeds the 48" maximum height Hardware Kitchen cabinets are not equipped with door pulls or handles Appliances Washer/Dryers Kitchen layout does not allow adequate space for accessible washer/dryer units that have accessible controls and reach ranges for retrieving clothes. Stackable washer/dryers are not compliant Bathrooms Water Closets Toilet center lines are at 15" from the adjacent wall, which is less than an 18" center line which is required. 19 Toilet grab bars are not in the configuration indicated in Fig , 4.19 Lavatories & Lavatory pipes are not insulated or covered. Mirrors Showers Shower grab bars are not configured as required in Figs. 37 and Shower controls are not offset; Handheld shower units are not provided. Architects Unlimited 97

109 Gut Rehabilitation -Omega Apartments Below are photographs and diagrams that illustrate the barriers to full accessibility. # 1 Accessible parking spaces and access aisle surfaces and transitions from pavement to sidewalks are irregular and not smooth. # 2 Parking spaces are not part of an accessible route. Parked vehicles overhang the assumed accessible circulation route. See Fig. 9 for image. # 3 The route to dumpsters is uneven in segments of pavement with large gaps between pavement and sidewalk surfaces. # 4 There is not an accessible route connecting the playground to accessible buildings. Placement of trash cans impede accessible route. # 5 The surface of the playground is not stable or firm. # 6 Clear Floor Space of common area Lavatory is impleaded by the swing of the door; Center line is 11", which is Jess than the 18" minimum distance from the wall; Faucets are not lever-operated. # 7 Signage is not mounted alongside the door on the latch side as required. Architects Unlimited 98

110 Gut Rehabilitation- Omega Apartments IIEIMIOOM 1, t-t<.:t~..,...;. - '!> ". #8 # 9 # 10 #11 Porches at apartment entry doors are not sized adequately to provide the 60"x54" min. I 60"x60" preferred clear floor space. Thresholds at doorways exceed 1/2"maximum height and are not beveled. Door hardware on interior and entry doors are not lever operated. Hallways are 40"-41" wide which is inadequate to provide maneuvering space at bathroom, bedroom, and hall closet doors are not adequate. # 12 A 30" accessible or adaptable work space is not provided. # 13 Improper location of sink drain impedes knee space; pipes are not insulated; Faucets are not leveroperated in portion of units. # 14 The range does not have a self-cleaning oven. # 15 Kitchen cabinets are mounted at 55" above finished floor which exceeds the 48" maximum height. # 15 Kitchen cabinets are not equipped with door pulls or handles. # 17 Kitchen layout does not allow adequate space for accessible washer/dryer units that have accessible controls and reach ranges for retrieving clothes. Stackable washer/dryers are not compliant. It 18 Toilet center lines are at 15" from the adjacent wall, which is less than an 18" center line which is required. # 19 Toilet grab bars are not in the configuration indicated in Fig. 29. It 20 lavatory pipes are not insulated or covered. # 21 Shower grab bars are not configured as required in Figs. 37 and 49. # 22 Shower controls are not offset; Handheld shower units are not provided. Architects Unlimited 99

111 Gut Rehabilitation- Omega Apartments f Site: Repair accessible parking spaces and access aisle surfaces so that transitions from pavement to sidewalks are smooth. Create an accessible sidewalk route from parking to dwelling units. Parked vehicles must not overhang the assumed accessible circulation route. See Fig. 9 for image. Repair segments of pavement with large gaps between pavement and sidewalk surfaces on the route to dumpsters. Remove trash cans and benches from the sidewalk connecting the playground to accessible buildings. Relocate those amenities onto adjacent lawns and pave under benches. Install a stable, firm and slip-resistant surface in the playground. Common Areas: Relocate the door of the management office restroom to provide adequate maneuvering space. Place signage adjacent to the door on the latch side mounted between 54" and 66" above the finished floor. Locate signage alongside the door on the latch side as required at public restrooms. Dwelling Units: Gut rehabilitation of 1-1/2 buildings. Create five accessible units in 1-1/2 existing one-story buildings which currently house four two-bedroom units. The following guidelines should be followed and modifications should fully comply with UFAS 4.34 Dwelling Units. Kitchens: Construct kitchens to provide a five-foot turning radius and 30"x48" clear floor space centered on all appliances; Install self-cleaning ranges, side-by-side self defrosting refrigerator/freezers, accessible washer/dryers; Install accessible/adaptable work space; Install accessible/adaptable sinks with proper clear floor space/knee room configuration, wrapped pipes and lever faucets; Install kitchen cabinets at accessible heights and provide u-shaped hardware on kitchen cabinets. Front/Rear Entry Doors: Construct entry doors to have a smooth threshold. Install peepholes in front and rear doors at accessible heights. Install lever door hardware. Doors/hallways: Construct hallways to provide the required clear floor space to bedrooms, bathrooms, and storage closets. Provide lever door hardware. Bathrooms: Construct bathrooms so that clear floor space, clearances and grab bar placement can be properly achieved. Install hand-held shower fixtures in bathtubs, off-set bathtub controls, provide bathtub seats and install reinforced bathtub grab bars. Install lavatories with proper knee/toe room configuration, wrap pipes and install lever faucets. Install reinforced side and back grab bars at toilets. Hearing/Visual: Equip one apartment to be accessible to hearing and visually impaired. The dwelling units at Omega Apartments lack the overall square footage to accommodate the space required for full accessibility. Achieving fully accessible kitchens, bathrooms, and door maneuvering spaces in corridors at bathrooms, bedrooms and storage closets- while maintaining bedroom counts- is not possible because the square footage is inadequate. Further, because of the configuration of kitchen and bathroom plumbing, it is infeasible to downsize bedroom counts to achieve the space necessary to accommodate the required modifications. Architects Unlimited 100

112 Gut Rehabilitation - Omega Apartments Therefore, a portion of the bu ildings containing units currently identified as accessible must be completely gutted and reconfigured. The current units are located in five one-story buildings- the only one-story buildings on site. Currently, all five buildings contain one accessible unit each. Only four units are required to meet the minimum 5% requirement. Through gut rehabilitation, 1-1/2 buildings can be modified to create five accessible units. The remaining three units that have been partially modified may be useful to some residents with limited mobility. Therefore, those dwelling units will remain. However they will not be designated as accessible. The 1-1/2 buildings planned for gut rehabilitation can be modified to create the following accessible unit types: 1-BR 2-BR 3-BR Total Building Building Total The site plan below illustrates the result of the above outlined reconfiguration. It reflects the location of accessible dwelling units, accessible routes and site features. -fyistiiig All\Uioi!TliAli'IE 51.;1U)IIIGS...- loc.itioii OFVAA.IIOXi:S ~ loca~ ICII (OfflCE, CllWUOHfTV Jll Cf iaidiui' P-steT ~CAEAUOif lltlciist UIS1'U IWiDIC» -".t!silf M'"S IIWtCAltS.r,;;c(SS181. ~TE ro facii fllfs 0 l:icatioii JFIGS 'r"op ()f(l!1t~ llioica:f~ IIUY!E.\ OF ltl:w.is ~!~fficf. Ol.W'jTtll. W.ll '11.;1 ~I PII'OSE) 1WIDlW.::CISSIILE Jill!'! I.AI.Jioi'E.~ 11 1CA." S ~'If ai!'aoons, il LOCAn 011!If IA..<il :MIP51fll Architects Unlimited 101

113 Gut Rehabilitation- Omega Apartments As a result of the proposed modifications, the following unit mix will be achieved...., Current Unit Mix % Units Required- UFA Proposed Modifications Accessible Unit Overage/(Shortfall) 1 (1) Loss of Units due to Reconfiguration (6} (6) Proposed Modifications Revised Unit Count Change in Units Due to Reconfiguration 1 (4) (1) The number of units exceeds the required number for this development. This will compensate for shortfalls in accessible units at other OHA properties. The accessible unit mix parallels that of the entire development with the exception that a one-bedroom unit is added, and one less twobedroom unit is provided. Architects Unlimited 102

114 Gut Rehabilitation- Reeves Terrace Section 8 Training Building Public Housing Admissions Building Reeves Terrace 200 Victor Avenue Orlando, Florida Reeves Terrace is a 171-unit family development of one and two-story duplex, triplex and quad buildings constructed in Site amenities and features include an on-site management office, public housing application office, and Section 8 management offices, dumpsters, parking, and mail kiosks. Bus service is located on E. South Street. The unit mix is as follows: Unit Mix ~s Terrace G-BR 1-BR 2-BR 3-BR 4-BR 5-BR Total Current Unit Mix 5% Units Required- UFAS Reeves Terrace was surveyed on two days- the site on March 14, 2012, and dwelling units on March 22, The two units identified by OHA as equipped to accommodate hearing and visually impaired persons were found to be compliant with UFAS. They represent 1.2% of dwelling units. The ten dwelling units identified by OHA as accessible were surveyed in addition to all common areas. Architects Unlimited 103

115 Gut Rehabilitation- Reeves Terrace Units Surveyed for Mobility Impaired: 322 Reeves Court 1854 E. Jackson. 352 Victor Ave. 316 McJordan Ave. 312 Victor Ave. 325 Victor Ave. 333 Victor Ave. 354 Victor Ave E. Jackson. 314 McJordan Ave. Hearing/Visual Impaired: 1877 E. South Street 335 Reeves Ct. The existing site plan below illustrates the current location of dwelling units identified by OHA as accessible to the mobility impaired, as well as the intended accessible route, site amenities and features. EXIS'TIItli.IOMilllnii4'11<1E!lliL"Itllill 1\JfflC. ~ OIIIIWIEAnON IIG:IIIll\ Dl!TIJIG twoo<cn ACC 5Siai.E..., M!Wf~tM!ll~'t$~ ~FI!f-.'lfiOOUS I (;J l JCATI:III Of IUS STOP INIIICAIU oicussiiu IIOUTt f) f.cillflfs iomcf 01.11PSTii'I.IIAI. IIUSST:lf'Sl ~ IWIIIW ACCU!IIl UNITS!111JIIIE!IItll~"U ~ ~atta!xiiois l Architects Unlimited 104

116 U FAS Accessibility Assessment Gut Rehabilitation- Reeves Terrace The table below is a summary of the Levels of Fix by property element. It is followed by a more detailed table, which identifies the specific barrier at each property element, the applicable UFAS Code, and a description of the barrier. s 1 v 'r!.. s.j t ;/Fn lev::!l Accessibnity f Fix Lever Site Accessible Routes Parking Sidewalks Curb Cuts Public Transportation Access Trash Collection Common/Public Areas/Amenities Management Office Building Entry Other Admin Office Other Amenities Building Entry Mail Kiosks V V V V Laundry Facility "" Public Area Kitchens,., Drinking Fountains Hearing/Visual Alarms Lobbies Public Stairs V Corridors Elevators o/ V V V V Public Restrooms Dwelling U111ts Accessible Route Door Maneuvering Spaces Kitchens Kitchen Storage Bathrooms Storage Outlets/Switches/ AC Controls Hearing/Visual Alarms Architects Unlimited 105

117 Gut Rehabilitation- Reeves Terrace Site 2 Sidewalks 4.S Ground & Floor Surfaces Throughout the site, segments of sidewalk pavement are cracked, damaged, and have large gaps between pavement and sidewalk surfaces. 2 Parking Parking Parking spaces do not have signage, and are not flush with adjacent sidewalks. 3 2 Playground 4.5 Ground and Floor The sand and grass surface of the playground is not stable or firm. Surfaces Common/Public Areas Section 8 Building 4 2 Section Door Clear Width Doors to section 8 office area and conference room are 30" wrde- 2" shy of the 32" 8 side minimum width 5 2 Public Area 4.22 Toilet Rooms In the waiting room of the Main Office. center line of the toilet is 16" and does not Restroom comply with the 18"requirement; Grab bars are not installed at the toilet; lavatory pipe is not insulated. Public Housing Admissions Office 6 Accessible Route Width The layout of offices, corridors, and cubicles, and the furnishings and file cabinets make it difficult to maintain a 36" clear width of an accessible route. 7 2 Public Area 4.22 Toilet Rooms In the designated accessible toilet room, center line of the toilet is 33" but should Restroom be 18";. Center line of the lavatory is 10-1/2" but should be at least 1S". 8 2 Reception Desk Height of Work The reception desk is 45" which exceeds the 34" maximum height for a work Surfaces surface. Reeves Management Office Building 9 Ramps landings The ramp at the entrance to the Reeves Management Office does not have a level landing with a minimum length of 60". 10 Doors Maneuvering The laundry room entry door does not have 18" clear floor space at he latch side. aearances at Doors 11 laundry laundry Facilities The laundry room washer is not front loading. Facilities Dwelfln& Units 9 4 Ramps Ramp Edge Protection landings at ramps to dwelling unit entries do not have curbs, walls, railings or projecitng surfaces that prevent ~ople from slip!ling off the landing Door Maneuvering Corridor space at bathroom, bedroom, and hall closet doors Is not adequate to Maneuvering Clearances at Doors meet maneuvering requirements of Fig. 25. Spaces 11 4 Doors Door Hardware Door hardware on a portion of interior and entry doors are not lever operated Kitchens Accessible Work A 30" accessible or adaptable work space is not provided. Surface Kitchen sink The kitchen sink pipes are not insulated or covered. Pipes impede knee space at kitchen sink Appliances Ovens The range does not have a self-cleaning oven Washer/Dryers Kitchen layouts do not allow adequate space for accessible washer/dryer units that have accessible controls and reach ranges for retrieving clothes. Stackable wa~her/dryers are not compliant 16 4 Kitchen Storage Kitchen Storage, Kitchen cabinets are not equipped with door pulls or handles Hardware 17 4 Bathrooms Water Closets Toilets do not have the clear floor space required as shown in Fig Water Closets Grab bars at toilets are not in the required configuration indicated in Fig lavatory pipes are not insulated or covered Bathtubs In several units, clear floor space at bathtubs is impleaded by the location of the water closet which is directly adjacent to the bathtub Bathtubs Bathtub grab bars are not in the required configuration indicated in Fig Bathtubs Bathtub controls are not off-set. A portion of bathtubs are not equipped with a hand-held shower spray unit with a hose at least 60" long. Architects Unlimited 106

118 Gut Rehabilitation- Reeves Terrace Below are photographs and diagrams that illustrate the barriers to full accessibility. # 1 Throughout the site, segments of sidewalk pavement are cracked, damaged, and have large gaps between pavement and sidewalk surfaces. # 2 Parking spaces do not have signage, and are not flush with adjacent sidewalks. # 3 The sand and grass surface of the playground is not stable or firm. Section 8 Building # 4 Doors to Section 8 office area and conference room are 30" wide- 2" shy of the 32" minimum width # 5 In the waiting room of the Main Office, center line of the toilet is 16" and does not comply with the 18"requirement; Grab bars are not installed at the toilet; lavatory pipe is not insulated. Public Housing Admissions Building # 6 The layout of offices, corridors, and cubicles, and the furnishings and file cabinets make it difficult to maintain a 36" clear width of an accessible route. # 7 In the designated accessible toilet room, center line of the toilet is 33" but should be 18"; Center line of the lavatory is 10-1/2" but should be at least 15". # 8 The reception desk is 45" which exceeds the 34" maximum height for a work surface. Architects Unlimited 107

119 Gut Rehabilitation- Reeves Terrace Reeves Management Office # 9 The ramp at the entrance to the Reeves Management Office does not have a level landing with a minimum length of 60". # 10 The laundry room entry door does not have 18" clear floor space at he latch side. # 11 The laundry room washer is not front loading. # 12 Landings at ramps to dwelling unit entries do not have curbs, walls, railings or projecitng surfaces that prevent people from slipping off the landing r... -rg _=-c,_ :. ~. Q _ so;.;. wu... ~ A- ~-~,. ~ i ~ d #13 # 14 t.:=...:: J ~ ---~ I : ~ b- -~ q 0; ~ ~~ - ;:... f-~ ~.Q,. ~ t ~.. ~J ~! i -o i~~~ -- i'- As -~ "r.--.. Corridor space at bathroom, bedroom, and hall closet doors is not adequate to meet maneuvering requirements of Fig. 25. Door hardware on a portion of interior and entry doors are not lever operated. Architects Unlimited 108

120 Gut Rehabilitation- Reeves Terrace # 15 A 30" accessible or adaptable work space is not provided. # 16 The kitchen sink pipes are not insulated or covered. Pipes impede knee space at kitchen sink. # 17 The range does not have a self-cleaning oven. # 18 Kitchen layouts do not allow adequate space for accessible washer/dryer units that have accessible controls and reach ranges for retrieving clothes. Stackable washer/dryers are not compliant. # 19 Kitchen cabinets are not equipped with door pulls or handles. # 20 Toilets do not have the clear floor space required as shown in Fig. 47. # 21 Grab bars at toilets are not in the required configuration indicated in Fig. 29. # 22 Lavatory pipes are not insulated or covered. # 23 In several units, clear floor space at bathtubs is impleaded by the location of the water closet which is directly adjacent to the bathtub. # 24 Bathtub grab bars are not in the required configuration indicated in Fig. 34. # 25 Bathtub controls are not off-set. A portion of bathtubs are not equipped with a hand-held shower spray unit with a hose at least 60" long. Architects Unlimited 109

121 Gut Rehabilitation- Reeves Terrace 5, J ' ~ Site Repair accessible parking spaces and access aisle surfaces so that transitions from pavement to sidewalks are smooth. Repair segments of pavement with large gaps between pavement and sidewalk surfaces on the route to dumpsters. Install a stable, firm and slip-resistant surface in the playground. Common Areas: Section 8 side Replace doors to Section 8 office area and conference rooms are 30" wide- 2" shy of the 32 " minimum width Public Area Restroom 4.22 Toilet Rooms In the waiting room ofthe Main Office, center line of the toilet is 16" and does not comply with the 18"requirement; Grab bars are not installed at the toilet; Lavatory pipe is not insulated. Public Housing Admissions Office Relocate furnishings and file cabinets so that the layout so that a 36" accessible route extends through offices, corridors, and cubicles. Public Area Restroom: In the designated accessible toilet room, construct a wall adjacent to the toilet so the center-line of the toilet is 18"; Re-mount the lavatory so the center line of the lavatory is at least 15". Reception Desk: Modify the reception desk to create 34" maximum height work surface. Reeves Management Office Building Install a 60" square landing at the base of the ramp at the entrance to the Reeves Management Office. Relocate the laundry room entry door to the interior laundry room space and orient the door swing to swing into the laundry room. Provide front-loading washer and dryer equipment. Dwelling Units: Gut rehabilitation of five buildings. Create ten accessible units in five existing one-story buildings, which presently house eleven existing units. The following guidelines should be followed and modifications should fully comply with UFAS 4.34 Dwelling Units. Kitchens: Construct kitchens to provide a five-foot turning radius and 30"x48" clear floor space centered on all appliances; Install self-cleaning ranges, side-by-side self defrosting refrigerator/freezers, accessible washer/dryers; Install accessible/adaptable work space; Install accessible/adaptable sinks with proper clear floor space/knee room configuration, wrapped pipes and lever faucet hardware; Install kitchen cabinets at accessible heights and provide hardware on kitchen cabinets. Front/Rear Entry Doors: Eliminate thresholds that exceed 1" in height. Install peepholes in front and rear doors at accessible heights. Install lever door hardware. Doors/hallways: Construct hallways, hallway storage and/or linen closets to create a 60" turning radius or required clear floor space to all or at least two bedrooms and all bathrooms. Provide lever door hardware. Bathrooms: Construct bathrooms so that clear floor space, clearances and grab bar placement can be properly achieved. Install hand-held shower fixtures in bathtubs, off-set Architects Unlimited 110

122 Gut Rehabilitation- Reeves Terrace bathtub controls, provide bathtub seats and install reinforced bathtub grab bars. Install lavatories with proper knee/toe room configuration, wrap pipes and install lever faucet hardware. Install reinforced side and back grab bars at toilets. Hearing/Visual: Equip two apartments to be accessible to hearing and visually impaired. The 9 units currently identified as accessible cannot be modified to be accessible within dwelling unit footprints, but the existing modifications may be useful to some residents with limited mobility. Therefore, those dwelling units will remain, however they will not be designated as accessible A total of 9 accessible/adaptable units are required at Reeves. The dwelling units at this property lack the overall square footage to accommodate the space required for full accessibility. Achieving fully accessible kitchens, bathrooms, and door maneuvering spaces in corridors at bathrooms, bedrooms and storage closets- while maintaining bedroom counts- is not possible because the square footage is inadequate. Further, because of the location of kitchen and bathroom plumbing, it is infeasible to downsize bedroom counts to achieve the space necessary to accommodate the required modifications. Selected buildings must be completely gutted and the space redesigned to create new accessible dwelling units with adequate space for clear floor space in kitchens, bathrooms, bedrooms, storage, and corridors. Modifications should fully comply with UFAS 4.34 Dwelling Units. Through gutting and reconfiguring 4-1/2 buildings and eliminating eleven existing units, ten fully accessible units will be created, which is one more than that required at this development. New accessible units should be located near parking, the administration office, public transportation, mail kiosks, and dumpsters. An accessible route should be created to link the units to all site features and amenities and parking. The most appropriate locations for the new units are as illustrated on the site plan below. Architects Unlimited 111

123 Gut Rehabilitation- Reeves Terrace -NS'!I"l oltlmimir.!!afivf IUILOIII&$,Oil!Cf.~"Y :lii EC!'tATIOII-S< f l!ill~ HA/10~.IW!UIIl i :.tii'"s,!wwtr IIIIOICot!!! 'IIJIIIt!t (II' lt.!o(i(iu$1 D loc~noii Df IIAUOIU LXAliJIIOfM!for lhcita 'U.OCUUIJt! IIOIJ!'l :3 raq,ifli.~ l)o.. ~ll \IAfl &It;!.fl'llf!l}!IOOti:..-ICR Aoi:Cf~la ~NITS ;lll:uiffllfiicy..it!s I!Uiillt- (II' lfi:rooys As a result of the modifications outlined above, the overall unit mix will be achieved: Current Unit Mix % Units Required- UFAS Proposed Modifications Accessible Unit Overage/(Shortfall) Loss of Units due to Unit Reconfiguration (4) (4) (3) (11) Proposed Modifications Revised Unit Count Change in Units Due to Reconfiguration {3) 0 (1) The number of accessible units exceeds that required for this development by one unit. The unit mix for accessible units parallels that of the entire development with the exception of an additional onebedroom unit that will compensate for shortfalls at other OHA properties. Architects Unlimited 112

124 Demolition Pending- Lake Mann Homes Demolition Pending Lake Mann- Conventional Family Lake Mann Homes Lake Mann Homes is a conventional family public housing development constructed in The development consists of 209 family units, with 20 1br, 89 2br, 80 3br, 18 4br and 2 5br units. There are 81 residential buildings consisting of 2, 3 and 4 units, and two non-residential buildings. One is the location of the management office/maintenance facility/day care center. The other is the location of the police sub-station. Two dwelling units are off-line; a one-bedroom unit that functions as a computer lab, and a five-bedroom unit that functions as a Kid's Cafe where a local church sponsors a food program. Lake Mann was surveyed on March 22, 2012 at which time all dwelling units identified by OHA as accessible were surveyed in addition to all common areas. 621 Bethune Dr. 625 Bethune Dr Eccleston St N. Lake Mann 3311 Eccleston St N. Lake Mann The units do not meet UFAS accessibility requirements and would fall under the category of Reconfiguration in this study. The OHA has submitted an Inventory Removal Application to request HUD's permission to demolish Lake Mann Homes based upon the justification of obsolescence under-24 CFR (a)(1 ): "The Development is obsolete as to physical condition, location or other factors (as defined by 24 CFR ), making it unsuitable for housing purposes and no reasonable program of modification or rehabilitation of the Development is cost-effective to return the Development to its useful life." Architects Unlimited 113