2015-03-11 VHC Agenda PacketsCalifornia Public Records Act ("PRA"): In compliance with the PRA, the documents pertaining to agenda
items, including attachments, which are presented to the Vernon Housing Commission in open session are
available for public inspection. They may be inspected during regular business hours in the City Clerk's Office
at Vernon City Hall, 4305 Santa Fe Avenue, Vernon, California 90058, no prior appointment necessary, and on
the City’s website at www.cityofvernon.org.
Americans with Disabilities Act (“ADA”): In compliance with the ADA, if you need special assistance to
participate in the meeting, please contact the City Clerk’s office at (323) 583-8811. Notification of at least 24
hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable
arrangements can be made to provide accessibility to the meeting or service.
Agenda
Regular Meeting of the Vernon Housing Commission
Wednesday, March 11, 2015, 6:00 p.m.
Council Chamber
4305 Santa Fe Avenue
Vernon, CA 90058
Michael Hughes, Chairperson
Melissa Ybarra, Vice Chairperson
Eric Gustafson, Commissioner
Henry Haskell, Commissioner
Hector Garcia, Commissioner
John Kriste, Commissioner
Vacant, Commissioner
CALL TO ORDER & FLAG SALUTE
CHANGES TO THE AGENDA
PUBLIC COMMENT - At this time the public is encouraged to address the Vernon Housing Commission on
any matter that is within the subject matter jurisdiction of the Commission. The public will also be given a
chance to comment on matters which are on the posted agenda during Commission deliberation on those
specific matters.
MINUTES
1. Minutes of the Regular Vernon Housing Commission Meeting held December 10, 2014, to be
received and filed.
2. Minutes of the Special Vernon Housing Commission Meeting held December 10, 2014, to be
received and filed.
Vernon Housing Commission Meeting Agenda
March 11, 2015
Page 2 of 3
OLD BUSINESS
3. Potential Commission Recommendation to City Council Regarding the Divestment of City of
Vernon-Owned Housing Units Located in Huntington Park.
Recommendations:
(1) Find that the discussion and potential action(s) contemplated in this staff report are exempt under the
California Environmental Quality Act (CEQA) in accordance with Section 15061(b)(3), the general rule
that CEQA only applies to projects that may have an effect on the environment; and
(2) Hold a discussion regarding the extent to which City ownership of housing units located in Huntington
Park continues to provide public benefits that are sufficiently adequate to merit ownership or whether
the public interest would be served by the City divesting its ownership in said units; and
(3) Provide direction to staff regarding any recommendations to be submitted to the City Council regarding
the potential divestment of City-owned housing units in Huntington Park. If divestment is
recommended, the Commission should also develop and recommend a specific sales program or plan.
NEW BUSINESS
4. Summary of Annual Maintenance Inspection Results and Update on Development of a Proposed
Capital Improvement Plan for City of Vernon-Owned Housing Units.
Recommendations:
1) Find that the actions proposed in this staff report are exempt under the California Environmental
Quality Act (CEQA) in accordance with Section 15061(b)(3), the general rule that CEQA only
applies to projects that may have an effect on the environment; and
2) Receive and file a summary report of annual maintenance inspection results for City of Vernon-
owned housing units (Exhibit A); and
3) Authorize the development of a two-part Capital Improvement Plan for City-owned housing units
and provide direction to City staff regarding particular provisions of said plan.
ORAL REPORTS & COMMENTS FROM STAFF AND COMMISSION MEMBERS
5. Announcement of resignation of Commission member Michael McCormick and status of vacant
Resident (Non-City Council Member Seat).
6. Status report on letter from “concerned resident” dated February 14, 2015, issued to members of the
Vernon Housing Commission and certain City Staff assisting the Commission.
Vernon Housing Commission Meeting Agenda
March 11, 2015
Page 3 of 3
7. Quarterly housing report to be presented by City Finance Director.
8. Vernon Village Park progress report to be presented by the Director of Public Works, Water &
Development Services.
9. Update on proposed zoning amendments related to housing matters to be presented by the Director of
Public Works, Water & Development Services.
10. Update on potential upcoming agenda items, including results of annual Tenant Satisfaction Survey,
potential staffing modifications, rental rate review information, and anything that may impact staff
recommendations to City Council regarding the fiscal year 2015-2016 budget.
11. Brief reports, announcements, or directives to staff from the Commissioners and Commission Officers.
SECOND PUBLIC COMMENT - The public is encouraged to address the Vernon Housing Commission on
any matter that is within the subject matter jurisdiction of the Commission.
ADJOURNMENT
I hereby certify under penalty of perjury under the laws of the State of California, that the foregoing agenda was
posted on the bulletin board at the main entrance of the City of Vernon City Hall, located at 4305 Santa Fe
Avenue, Vernon, California, and on the City’s website, not less than 72 hours prior to the meeting set forth on
this agenda. Dated this 5th day of March, 2015.
By: ________________________________
Maria E. Ayala
City Clerk
MINUTES OF THE REGULAR VERNON HOUSING COMMISSION
MEETING HELD WEDNESDAY DECEMBER 10, 2014, IN THE
COUNCIL CHAMBER OF THE CITY HALL LOCATED AT
4305 SANTA FE AVENUE, VERNON, CALIFORNIA
MEMBERS PRESENT: Michael Hughes, Henry Haskell, Hector Garcia, John Kriste, and
Melissa Ybarra
MEMBERS ABSENT: Michael McCormick and Eric Gustafson
The meeting was called to order at 6:00 p.m. by Chairperson Hughes; who also led the flag
salute.
Chairperson Hughes confirmed that there are no changes to the agenda.
PUBLIC COMMENT
Chairperson Hughes announced that this was the time allotted for public comment and inquired
whether anyone in the audience wished to address the Commission. The public will also be
given a chance to comment on matters which are on the posted agenda during Commission
deliberation on those specific matters. No one responded.
MINUTES
1. Minutes of the Regular Vernon Housing Commission Meeting held September 10,
2014, to be received and filed.
It was moved by Ybarra and seconded by Haskell to approve the September 10, 2014, Minutes.
Motion carried, 5-0.
NEW BUSINESS
2. Election of Chairperson and Vice Chairperson to serve until the next annual
election in December 2015. Pursuant to Vernon Municipal Code Section 2.124 et
seq. the Chairperson and Vice Chairperson shall be from different appointing
categories. Additionally, no Commission member may serve as Chairperson for
more than two consecutive terms.
It was moved by Commissioner Haskell to nominate Hughes to serve as the Chairperson for a
second year. It was seconded by Ybarra. With no other nominations, motion carried, 5-0.
It was moved Commissioner Haskell to nominate Ybarra to serve as the Vice Chairperson and
was seconded by Garcia. With no other nominations, motion carried, 5-0.
Regular Vernon Housing Commission Meeting Minutes
December 10, 2014
Page 2 of 4
3. Purchasing and Relocation Procedures Related to Major Repair Work for City-
Owned Housing Units.
Recommendation:
(1) Find that adoption of the proposed Procedures Regarding Temporary Relocation
of Leasees and Authorized Occupants is exempt under the California
Environmental Quality Act (CEQA) in accordance with Section 15061(b)(3), the
general rule that CEQA only applies to projects that may have an effect on the
environment.
(2) Authorize City staff to continue to follow the City’s Competitive Bidding and
Purchasing Ordinance and Housing Commission contracting/purchasing
provisions established in the Vernon Municipal Code for repair and maintenance
of City-owned housing units.
(3) Discuss and adopt the proposed Procedures Regarding Temporary Relocation of
Leasees and Authorized Occupants, or provide direction to staff regarding
potential revisions or alternatives.
Deputy City Administrator Kristen Enomoto reported on the proposed. Commission Treasurer/
City Finance Director William Fox further presented on the City’s purchasing procedures.
Legal Counsel Stuart Leviton further reported on the proposed procedures. In response to
Chairperson Hughes, Leviton advised that temporary relocation through the proposed procedures
does not impact tenants’ residency in Vernon as there is an intent to return.
In response to Commissioner Haskell’s concerns on the “Approval Required by City Attorney or
Outside Counsel,” Leviton explained the value of having this precaution.
It was moved by Garcia and seconded by Ybarra to prove the purchasing and relocation
procedures related to major repair work for city-owned housing. Motion carried, 5-0.
ORAL REPORTS & COMMENTS FROM STAFF AND COMMISSION MEMBERS
4. Quarterly housing report to be presented by City Finance Director.
Commission Treasurer/ City Finance Director William Fox presented on the quarterly housing
report and activity.
Deputy City Administrator Kristen Enomoto reported on the termination of the 5-year lease
agreements and the implementation of the new lease agreements as approved by the
Commission. She noted that the market rent increases took effect as planned.
In response to Commissioner Haskell, Fox explained the reserve funds and advised that the funds
will be used to address housing repairs. The funds are maintained separately from other general
funds.
Regular Vernon Housing Commission Meeting Minutes
December 10, 2014
Page 3 of 4
In further response to Commissioner Haskell, Enomoto explained that, in accordance with
responsible accounting practices, the reserve funds are accounted for separately and intended to
be used toward the cost of maintaining or improving the asset which generates such funds;
however, there is no statutory restriction on the funds. Fox further explained.
Commissioner Haskell voiced his disagreement with any consideration to restrict housing
reserve funds.
Commissioner Haskell requested that the Commission revisit the recommendation to sell the
Huntington Park units.
Chairperson Hughes directed staff to agendize the item.
In response to Vice Chairperson Ybarra, Fox advised that staff will be conducting unit
inspections and developing a work list.
In response to Commissioner Haskell, Director of Public Works, Water and Development
Services Kevin Wilson advised that staff anticipates that a report will be completed by the next
Housing Commission meeting.
Chairperson Hughes directed staff to agendize the report on housing unit repairs.
5. Vernon Village Park progress report to be presented by the Director of Public Works,
Water & Development Services.
Director of Public Works, Water and Development Services Kevin Wilson presented on the
construction progress at Vernon Village Park. He advised that occupancy is expected by April or
May 2015.
In response to Commissioner Haskell and Vice Chairperson Ybarra, Wilson confirmed that
Solari Enterprises Inc. is still the property management firm for this project and that applications
for occupancy are not yet being accepted.
6. Brief reports, announcements, or directives to staff from the Commissioners and
Commission Officers.
Deputy City Administrator Kristen Enomoto provided a status update on the housing inventory
as it relates to the implementation/transition to the Commission approved lease agreements. She
noted that it may be appropriate to review the market rates and implement an annual escalator in
the near future.
Enomoto announced that Vice Chairperson Ybarra is a candidate in the upcoming Special
Municipal Election. There may be a change on the Housing Commission as only one Council
Member is allowed to sit on the Commission.
Regular Vernon Housing Commission Meeting Minutes
December 10, 2014
Page 4 of 4
In response to Vice Chairperson Ybarra, Enomoto reported on the process for soliciting
candidates to fill a vacancy on the Commission.
SECOND PUBLIC COMMENT
Chairperson Hughes announced that this was the time allotted for public comment and inquired
whether anyone in the audience wished to address the Commission. No one responded.
With no further business, at 7:12 p.m., it was moved by Haskell and seconded by Garcia to
adjourn the meeting. Motion carried, 5-0.
________________________
Michael Hughes
Chairperson
ATTEST:
_________________________
Maria E. Ayala
Secretary
MINUTES OF THE SPECIAL VERNON HOUSING COMMISSION
MEETING HELD WEDNESDAY DECEMBER 10, 2014, IN THE
COUNCIL CHAMBER OF THE CITY HALL LOCATED AT
4305 SANTA FE AVENUE, VERNON, CALIFORNIA
MEMBERS PRESENT: Michael Hughes, Henry Haskell, Hector Garcia, John Kriste, and
Melissa Ybarra
MEMBERS ABSENT: Michael McCormick and Eric Gustafson
The meeting was called to order at 7:12 p.m. by Chairperson Hughes.
Chairperson Hughes confirmed that there are no changes to the agenda.
PUBLIC COMMENT
Chairperson Hughes announced that this was the time allotted for public comment and inquired
whether anyone in the audience wished to address the Commission. No one responded.
DECEMBER LOTTERY AND WAIT LIST
1. In accordance with Section 3, Random Selection of Potential New Leasees, of the
Vernon Housing Commission Lease-Up Procedures for New Tenants, a lottery
drawing of all Expression of Interest Forms received during the 2014 calendar
year up to 5:00 p.m. on December 9, 2014, will be conducted to create a wait list
for all units that become available December 10, 2014 or later.
The Commission conducted the lottery. Any vacancy that opens from this day forth will utilize
the list created this day.
In response to Juan Torres, audience member, Director of Public Works Water and Development
Services Kevin Wilson advised that the application for the Vernon Village Park units is a
separate process. Information will be made available upon receipt.
With no further business, at 7:19 p.m., it was moved by Ybarra and seconded by Garcia to
adjourn the meeting. Motion carried, 5-0.
________________________
Michael Hughes, Chairperson
ATTEST:
_________________________
Maria E. Ayala, Secretary
REGFn\,f F:E STAFF REPORT
MAR 0 5 2015
NITV NI FRK'S (]FFI(IE
CITY ADMINISTRATION
DATE:
TO:
FROM:
RE:
March 11,2015
Honorable Yernon Housing Commission
Mark C. Whitworth, Commission Dire
Potential Commission Recommenda cil Regarding the
Divestment of City of Vernon-Owned Housing Units Located in Huntington
Park
Recommendations
It is recommended that the Housing Commission:
1. Find that the discussion and potential action(s) contemplated in this staff report are
exempt under the California Environmental Quality Act (CEQA) in accordance with
Section 15061(bX3), the general rule that CEQA only applies to projects that may have
an effect on the environment.
2. Hold a discussion regarding the extent to which City ownership of housing units located
in Huntington Park continues to provide public benefits that are sufficiently adequate to
merit retaining ownership or whether the public interest would be better served by the
City divesting its ownership in said units.
3. Provide direction to staff regarding any recommendations to be submitted to the City
Council regarding the potential divestment of City-owned housing units in Huntington
Park. If divestment is recommended, the Commission should also develop and
recofllmend a specific sales program or plan, and a proposed use of sales proceeds.
Backsround
As the Commission is well aware, extensive and numerous discussions have been held by both
the Commission and the City Council regarding the potential divestment of City-owned housing
units located in Huntington Park, and the Commission has repeatedly urged the City Council to
sell said units.
At the December 10,2014 Commission meeting, the Chair requested that this matter be placed
on the March ll,2015 Commission agenda. Although not specifically directed to do so, staff
took the initiative of compiling some relevant data in order to help facilitate a productive
discussion.
Attached hereto as Exhibit A is a table outlining pertinent sale related data for each of the five
City-owned units located in Huntington Park.
Attached hereto as Exhibit B is the December ll,2013 staff report to the Commission providing
the City Council's last determination (July 2,2013) to not divest the vacant City-owned housing
units located in Huntinglon Park. Importantly, the staff report indicates the City Council's
openness to revisiting the possibility of divesting the Huntington Park units in a few years or
once market conditions significantly improve.
Potential Sales Program Considerations/Issues
1. Does the original reason for or benefit of acquiring the HP units in the first instance still
exist?
What is the relationship of the HP units to the proposed capital improvement plan(s)?
a. Is there a need/benefit of retaining one or more HP units during the period in
which improvements are being made to other Vernon housing units?
b. Does the City need/want the proceeds from the sale of one or more HP units to
fund the capital improvement plan?
If a decision is made to sell the units, should units be sold as they become vacant, upon
expiration of the respective lease, or on some otherwise determined schedule?
4. Section 50 of the current form Residential Lease provides as follows:
Priority Right to Purchase Housing Units for Tenants Who First Leased a Housing
Unit on or before July 7, 20ll: If Tenant first leased and occupied the Premises on or
before }uly 7,2}ll, regardless of the effective date of this Lease, and if the Premises is
offered for sale, Tenant shall have a priority right to purchase the Premises, subject,
however, to the California Attorney General approving of this grant of a priority right. If
the Califomia Attorney General does not approve of the granting of this priority right, no
such priority right shall exist.
Currently, the aforementioned provision would apply to only one of the five tenants.
Another of the five tenants is under the former five-year form Residential Lease through
September 2015; said lease does not contain the aforementioned provision, but the tenant
first leased the unit in October 2010.
If this right were exercisable, an exercise price will have to be determined, either based
on a fair market value appraisal, or a right of first refusal to match any bona fide offer to
buy.
2.
Fiscal Impact
As indicated in Exhibit A, it is estimated that the sale of each unit could potentially generate
between $275,000 and $455,000, depending on the particular unit. If all five units were sold at
or very close to the Zillow fair market value estimate, the proceeds would total approximately
$1.9 million. The City currently receives approximately $67,000 in rent from these units
annually and expends approximately $23,418 in fixed costs (possessory interest tax and home
owner's association dues), plus costs related to routine repair and maintenance. One unit is at
step three of the four-step market rent implementation schedule, another is a five-year lease set to
go to full market rent in October 2015, and the other three are at full market rent. Full market
rent refers to the rates established by the Commission through the market rent implementation
schedule.
Attachments:
Exhibit A - Summary Information on Huntinglon Park Units as of March 2015
Exhibit B - December ll,2013 Housing Commission Staff Report
Exhibit A
Summary Information on
Huntington Park Units as of March 2015
Summary lnformation on Huntington Park Housint Units
As of March 2015
6010 Oak St. Unit B 6036 Stafford 5042 Stafford 6044 StaffordDescription
U nit Type
f of Bedrooms
# of Bathrooms
Square Footage
Date Acquired
Purchase Price
2012 Appraisal Price
Zilllow Current FMV Price
Lease Term
City Current Market Rent
Zillow Current Market Rent
Annual Property Taxes (PlT)
Annual H.O.A. Assessments
2915 E. 60th Place, #S
condo
3
2.5
7,407
Jan.2006
5367,s33
s13s,000 - s170,000
s278,000 - s323,000
Month to Month
$1,100
s1,s00 - s2,300
s4,ss2
s3,ooo
Condo
2
2.5
7,449
Feb.2006
S383,37s
N/A
s2s9,0oo - s301,000
7Yr, ends 4/2015
s1,200
s1,600 - s2,300
54,s49
s3,000
Single Family
3
2.5
1,958
June 1989
S150,667
s26s,000 - s27s,000
5427,ooo - 5486,000
Month to Month
S1,soo
S1900 - 52,800
52,794
Not Applicable
Single Family
3
2.5
1,958
June 1989
s150,667
N/A
s42s,000 - s484,000
5 Yrs, ends 9/2015
S1,7oo
51900 - 52,800
52,767
Not Applicable
Single Family
3
2.5
1,958
June 1989
S160,667
s25s,ooo - s27s,ooo
s424,000 - s488,000
Month to Month
S1,7oo
s1900 - s2,800
52,7sG
Not Applicable
Exhibit B
December I 1 ,2013
Housing Commission Staff Report
STAFF REPORT
VERNON HOUSING COMMISSION
DATE:
TO:
FROM:
RE:
December 11,2013
Honorable Vernon Housing Commission
Mark C. Whitworth, Commission Director
City Council Determination on Commission Recommendation to Reconsider
Divestment of Huntington Park Units
It is recommended that the Housing Commission receive and file this staff report transmitting the
City Council's determination to not divest the City-owned units in Huntington Park.
At the Jnne 12,2013 Housing Commission meeting, the Commission voted unanimously (6-0) to
recorlmend that the City Council again reconsider the divestment of the City-owned housing
units in Huntington Park.
At the July 2,2013 City Council meeting, the Council voted 4-1 to not divest the vacant City-
owned units in Huntington Park. Most of the Courcil members opined that the original rental
rates for said units were set too high and thought that the reduced rental rates more recently
approved by the Commission would facilitate the leasing of the units. One of the Council
members recommended that the potential divestment of the Huntington Park units be revisited in
a few years.
As part of the Commission's June 12,2013 vote, the City's third party property manager, Solari
Enterprises, Inc., was directed to continue efforts to lease the vacant Huntington Park units at the
reduced rental rates, if the City Council decided to continue ownership of the units.
Prior Discussions and Votes
On January 12,2012, the Housing Commission held a discussion regarding the advantages and
disadvantages of divesting the City-owned housing units in Huntington Park, and directed staff
to obtain three independent sale appraisals of the vacant and month-to-month units.
On February 6,2012, upon review of the results of the independent sale appraisals listed below,
the Commission voted to recommend to the City Council that the Huntington Park units be sold.
Unit Appraiser I Appraiser 2 Appraiser 3
29158.60* Place #S $135,000 $170,000 $ 155,000
6036 Stafford Avenue $265,000 $275,000 $265,000
6044 Stafford Avenue $265,000 $275,000 $265,000
On February 21,2012, the Commission's recommendation was presented to the City Council at
its regular meeting. The City Council discussed the recommendation, but took no action at that
time.
At its May 10, 2012 meeting, the Housing Commission directed staff to take the original
Huntington Park divestment recommendation back to the City Council and seek action and/or an
offrcial response.
At the May 15, 2012 City Council meeting, the Commission's divestment recommendation was
presented to the City Council. Further discussion was held and the City Council voted to not sell
the Huntington Park units at this time due to market conditions, and recommended the Housing
Commission lease any vacant units at market rates.
Upon learning of the City Council's decision at the June 14, 2012 Housing Commission meeting,
the Commission requested that the matter be slated on the July 18, 2012 Housing Commission
agenda for further discussion.
As a result of the July 18, 2012 discussion, the Commission voted to re-submit its
recommendation to the City Council to divest the City's ownership of the Huntington Park
homes in light of the City's current fiscal situation.
On August 7,2012, the City Council discussed the recommendation that was re-submitted in
light of the City's current fiscal situation and determined that it was still not in the City's best
interest to sell the Huntington Park units at this time for the following reasons:
r Due to current market conditions, the City would be selling the turits at far less than it
paid for them.. The units carry little to no debL there is no properfy tax, minimal maintenance and repair
costs, and very low HOA fees on the condos.. Once all five units are leasing at market rents ($1,700 for the three single family homes
and $1,51I and $1,450 for the two condos), the rental income for the units will total over
$8,000 monthly and close to $100,000 annually. Currently, the total rental income would
be just over $4,700 monthly and over $56,000 annually.. The sale would yield only a one-time payout that would not contribute to any long-term
solutions to the City's fiscal situation.
The City Council remains open to revisiting the possibility of divesting the Huntington Park
units in a few years or once market conditions significantly improve.
REf' ':n\nED
REGEgVED
},lAR 0 s 20t5
CITY ADMINISTRATI
CIIY Cttiriiu,JlFlCE STAFF REPORT
PUBLIC WORKS, WATER & DEVELOPMENT SER
DATE:
TO:
BY:
RE:
March 11,2015
Honorable Vernon Housing Commission
Samuel Kevin Wil"&otor of Public Works Water and Development Services
Summary of Annual Maintenance Inspection Results and Update on Development of
a Proposed Capital Improvement Plan for City of Vernon-Orvned Housing Units
Recommendations:
It is recommendedthatthe Housing Commission:
1) Find that the actions proposed in this staff report are exempt under the Califomia
Environmental Quality Act (CEQA) in accordance with Section 15061(b)(3), the
general rule that CEQA only applies to projects that may have an effect on the
environment.
2) Receive and file a summary report of annual maintenance inspection results for City
of Vernon-owned housing units (Exhibit A).
3) Authorize the development of a two-part Capital Improvement Plan for City-owned
housing units and provide direction to City staff regarding particular provisions of
said plan.
Annual Maintenance Inspection Results (Exhibit A)
In February of this year, City staffconducted the annual inspection of each housing unit and
prepared u .o-pr.i"nsive list of items that needed repair or replacement. Most of the units were
io.-a to be in good condition needing only minor repairs. Additionally, the seven non-remodeled
homes (more o., thi. in the next section) do not have an automatic landscape irrigation system and,
therefore, require hand watering of the landscape. Because of this, many of these homes' landscaping
is in an unacceptable condition.
Attached as Exhibit "A" is a sunmary list of necessary repairs identified during the individual
unit inspections, including those that are tenant responsibilities under the Residential Lease. Letters
will be issued to each tenant identiffing the repair work that heishe is required to perform, and
providing an appropriate timeline for completion and re-inspection. All repair work that the Landlord
is required to perform can be handled by Crty maintenance crews over the next several months at
minimal costsfor supplies. It should be noted that the interior of ten of the Vemon residences have
not yet been inspected due to scheduling issues with the respective tenants, nor have the five
Huntington Park rurits. Staffis working to complete all of these inspections by March 11,2015.
Proposed Two-Part Capital Improvement Plan
Backgroturd
The City owns twenty six housing units withinthe City of Vernon and five housing turits
within the City of Huntington Park. The Vernon units consist of an 8-unit apartrnent complex on 50fi
Steet and l8 single family homes: six on Fruitland Avenue, ten on Furlong Place and two on Vemon
Avenue. The Vemon units were constructed between 1940 and 1960. The Hurtington Park units
consist of two condominiums and three single family homes, dl built in 1980's. In2007 and 2008,
the City retained multiple contactors to completely remodel 11 of the Vemon single family units and
all 8 of the Vernon apartrnent udts. Attached herewith is Exhibit "B", which is the renovation
schedule, and Exhibit "C", which is a typical scope of work that the remodels included. Seven
Vemon units remain in their original condition, other than repair work that has taken place over the
years in order to prepare the units for new occupancy. The seven remaining turits are identified in
Exhibit "D". All seven units are curently occupied.
City staffis in the process of developing a capital improvement plan. It is proposed that the
plan consist of two distinct implementation plans. First would be the renovation of the seven
remaining Vernon housing units that were not remodeled as part of the 2007108 renovations. Second
would be the continued upkeep and major maintenance of all City owned units.
Renovation of Seven Remaining Units
The Vemon units that were not renovated remain in relatively good repair. However, it is
recommended that all units within the City be of a consistent standard. Proposed modifications are
outlined inthe scope of work contained in Exhibit "C". Some of the work ouflined has already been
performed, including the installation of IfVAC systems and the reroofing of certain units.. It is staffs
proposal to renovate one home each fiscal year. This could potentially be accelerated if the
Hurtington Park units were to be sold and some ofthe proceeds from those sales were used for the
renovation of the Vemon units. It is anticipated that the remodel work would cost approximately
$100,000 for each unit. Competitive bidding would be required for the work in accordance with the
Crty's purchasing ordinance. Staffis seeking the Commission's direction regarding the order of trnit
renovations and potential temporary relocation dtring renovations. Staffoffers the following
altemative approaches for the Commission to consider:
1. Renovate each unit as it becomes vacant. One pro to this option would be the lack of
need for temporary relocation dwing the renovation. One con would be the inability
to specifically plan and budget for such renovations. Another con is that the entire
renovation project could take longer than the maximum seven-year timeline
proposed.
2. Renovate each unit as it becomes vacant, but no later than [date to be specified by
Commission]. This is a modified version of option 1 to provide an opporrunity to
take advantage of the identified pro, but mitigate against the potential cons.
3. Establish a set of objective criteria to determine the level of disrepair of each unit and
prioritize the renovation schedule accordingly.
4. Conduct a random lottery selection of the seven non-renovated units to establish the
order of unit renovations.
5. Retain one vacant renovated or Huntington Park unit to temporarily relocate tenants
in non-renovated units to during renovations until all seven units have been
renovated. One advantage to this approach is that once such a unit becomes or is
made vacant, the Commission could rely on this unit during the entire renovation
process. One disadvantage is that only one unit could be renovated at a time, even if
additional funding became available through the sale of Huntington Park units to
accelerate the renovation schedule.
6. Follow the recently adopted Procedures Regarding Temporary Relocation of Leasees
and Authorized Occupants for authorized, long-term relocation, which, in this case,
would probably involve leasing a comparable unit from the open market.
Long Term Maintenance ofAll Units
A capital plan for long term maintenance of the City-owned housing stock should also be
developed. This plan would establish a uniform schedule for carpet, roofing, appliance and fryAC
system replacement, interior and exterior painting, etc. The prior contact with third party propefty
manager Solari Enterprises, Inc. included the development and delivery of such a plan. In spite of the
respective contact provisions and repeated requests and follow-up by City staff for said plan, no such
plan was ever provided to ttre Commission and the City, and staffwithheld Solari's final payment as a
result. In light of this, City staffrecommends that a consulting firm with expertise and experience in
establishing these types of capital expenditure schedules be retained to assist with the development of
a capital spending plan for long term maintenance.
City Council Approval of Fiscal Impact
Pursuant to the Commission's expenditure limits established in Section 2.126 ofthe Vemon
Municipal Code, it would be prudent for the City Council to approve any proposed Capital
Improvement Plan recommended by the Commission, as the Corurcil would need to approve and
allocate the related expenditures as part of each annual citywide budget adoption process. In line with
staffs recommendations herein, staffintends to recommend ttrat the City Council consider allocating
up to $100,000 in the20l5-2016 fiscal year budget toward the cost of the renovation of one of the
seven units not renovated l.r;,200712008.
Further, staffintends to recommend that the City Council allocate up to $150,000 in the 2015-
2016 fiscal year budget for routine repair and maintenance, including various upgrades that may
become necessary over the course of the year. These fi.rnds could be used to replace the
landscaping and install landscape irrigation systems in the seven homes that were not remodeled
and perform tree trimming and removal throughout the Vemon and Stafford single family
residences.
As previously mentioned, the capital costs could be entirely offset by the sale of one or more
of the Hturtington Park units, should the Commission decide to once again submit that
recommendation to the City Council, and should the Council ultimately approve such a
recommendation. More information related to current appraisal values will also be presented at the
March ll,20l5 Commission meeting in a separate staffreport.
Additionally, if cu:rent rental rates remain the same through fiscal year 2015-2016,
approximately $330,000 in revenue is anticipated, which would cover the $150,000 recommended for
routine repair and maintenance, as well as fixed maintenance and city staffing costs. Additional
budget-related information will be presented at the March 11, 2015 Commission meeting as part of
the Finance Director's Quarterly Horsing Report.
Enclosures:
Exhibit A - Inspection Summary of City Housing Units as of March 4, 2015
Exhibit B -2007120f8 Housing Renovation Schedule
Exhibit C-200712008 Remodel Scope of Work Sample
Exhibit D - Vemon Homes That Were Not Remodeled :r;,200712008
EXITIRIT .6A''
INSPECTION SUMMARY OF' CITY HOUSING T]NITS AS OF MARCH 4.2015
General Recommendations
o Houses that have dryer vents should be cleaned out.
o Houses should have air conditioning filters replaced.
o Gutters on the houses need to be cleaned out.
o Furlong houses have a gap in the cement pad and the shed foundation. This is an attraction
to rodents to get into the sheds. The gaps should be filled to make the foundation level.
o House roofs should be inspected for potential leaks and proper sealing of vent pipes.
o Tan screening material on the gates and fencing is at end of its useful life.
o Enclosure gate for the trash dumpster is loose and needs to be re-anchored.
o Wrought iron metal fence needs to be painted.
o Metal stair step frames need to be re painted.
o Front doors need to be repainted using a gloss paint to hide scuff marks.
o Meter closet door rubs on the cement when opened. This door requires trimming.
Unit #1
o Bedroom doors rub on the carpet when opened and closed. This is shortening the carpet life.
o Kitchen window leaks when it rains.
o Grout on kitchen counter top has wom away and is gone in many places.
o Side door going into the backyards has indoor hinges where the pins can be popped from the
outside. The door doesn't shut properly either.
o Avocado tree branches are now growing to the point that they are rubbing against the storage
shed.
o Water heater is leaking and requires repair or replacement.
o Washing machine discharge hose is not properly affixed to the drain. This can cause flooding
to occur.
o Gutters are missing pieces and not properly affixed to the building.
o Stucco needs repair in various places on the house.
o Old vent pipes were previously moved. They do not appear to have sufficient sealing.
o Roof condition is fair. There are two existing layers and it is in older condition.
o Eave encapsulation has been taken off. Area is exposed.
o The dryer vent cover is broken.
o Front lawn is mostly weeds. There are no sprinklers for watering.
o Back yard is mostly weeds. There are no sprinklers installed for a lawn.
Unit#2
o There are 5 missing handles on the Kitchen cabinets.
o The kitchen sink requires re-calking.
o Interior walls need to be repainted.
o Wood floor has lots of scuff marks.
o Bathroom needs toilet paper holder needs to be installed.
o A ceiling light in one of the bedrooms is not working correctly. It could be a bulb or not
enough electricity to it.
o Back yard has trash, old furniture, and recycling materials stacking up. This is a potential
ftehazard.
o The interior side wall between the City property and the house needs painting.
o Front lawn is good and has sprinklers.
Unit #3
o Hallway smoke detector needs a new battery.
o Kitchen & bathroom outlets do not have GFI outlets.
o Bathroom faucet is dripping.
o Light plate in bathroom does not cover a drywall gap. A larger plate is needed.
o Outside side door has interior hinges on it. The pins can be removed from the outside.
o 2 vents need to be replaced in the crawl space area.
o Potential rodent entry where air conditioning line enters into the house.
o Washing machine discharge hose not securely fastened.
o Eave encapsulation is falling down.
o Birds are nesting in the eaves.
. There is a moderate amount of trash behind the shed. This is a potential firehazard.
o Crawl space door is bent and needs to be replaced.
o Kitchen window screen needs to be rescreened.
o Old chest freezer is being stored in the back yard. There is no lock on it. This is a potential
safety hazard.
. The roof has two layers and is older.
o The water lines in house are galvanized.
o The front lawn is full of weeds and does not have sprinklers.
o Back yard grass is long and is full of weeds. There ale no sprinklers.
Unit #4
o Living room vertical blind is falling apart.
o The front door has a crack in it. The door is scheduled for replacement.
o Kitchen &bathrooms do not have GFI outlets.
o Stucco under eaves is falling down.
o New facial board installed when the roofing was done needs to be painted.
o Eave encapsulation is falling down.
o Front lawn is mostly weeds and has no sprinklers.
o Back lawn is mostly weeds and has no sprinklers.
Unit #5
o Interior not inspected since residents were not home. An appointment will be set.
o Stucco needs to be repaired in various places. The worst spot is by the Avocado tree.
o Bathroom needs a fan installed. There has been mold/mildew problems due to existing
ventilation flow.
o Stucco is falling down on the bottom side of the eaves.
o Tree is close to the foundation of the house. This could crack the foundation piers.
o Eave encapsulation is falling down.
o Front lawn has many weeds and no sprinklers.
o Roof has 2 layers and is older.
o Water lines are galvanized.
o Back lawn is full of weeds and has no sprinklers.
Unit #6
o Interior not inspection since residents were not home. An appointment will be set.
o There is a moderate amount of trash behind the shed. This is a potential ftehazard.
o Patio light electrical box is missing the cover.
o Dryer vent cover is broken.
Unit #7
o Dishwasher needs to be tested. Tenant reports that it is not cleaning properly.
o A smoke detector is missing in one of the bedrooms.
o Side walls and ceiling in the bathroom are bubbling.
o Laundry Room side walls are bubbling.
o Palm tree is too close to the foundation. This could cause future damage.
o Sprinkler timer is malfi.rnctioning as reported by the Tenant.
o Washing machine discharge hose needs to be strapped.
o One sprinkler on the side yard needs additional dirt added around the sprinkler to cover a
hole.
Unit #8
o The carpet in the family room, hallway, and two bedrooms needs to be replaced.
o There is no smoke detector in the hallway.
o There re no smoke detectors in the two bedrooms.
o The attic has no insulation.
o The refrigerator in the kitchen is plugged in with an extension cord since there is no nearby
outlet. This is a potential fire hazard.
o The vent pipe that vents the water heater is falling down.
o Side door going to the back yard is falling apart and needs to be replaced.
o Eave encapsulation is falling down.
o Air conditioner copper line needs to be reconnected to wall.
o The dirt on the side yard has lots of holes from dogs digging that need to be filled in.
o There is an area of fencing that is missing between this house and the neighboring home of
4330 Furlong.
o Crawl space door is bent and needs to be replaced.
o 3 vents need to be replaced in the crawl space area.
o Gutters are missing pieces and not properly affixed to the building.
o Stucco needs repair in various places on the house.
o The cabinet in the hallway needs one of the hinges replaced.
o Front lawn is mostly weeds and there are no sprinklers.
o Back lawn is mostly weeds and has no sprinklers.
Unit #9
o The gate to the side yard is hard to latch making entry difficult.
o Palm tree is too close to the foundation. This could cause future damage.
Unit #10
o Interior not inspected since residents were not home. An appointment will be set.
Unit #11
o Hallway smoke detector needs a new battery.
o The hallway bathroom has a slow draining sink.
o The hallway bathroom fan is not working.
o Front porch post has termite damage.
o There are several birds nesting under patio on side yard.
o The carpet on the front porch is tom on one of the steps. This is a potential trip hazard.
o Electrical panel needs to be painted.
. There is a cabinet in front of electrical panel. This is a potential safety hazard.
o Electrical panel door needs the hinges to be reinstalled.
o The door to the garage needs weather stripping.
o The main electric lines are hanging low. This is a potential shock hazard.
o The tree in back yard is rubbing against neighbor's garage.
. The garage door opener is hooked up using an extension cord since there is no nearby outlet.
This is a potential fire hazard.
o Electric plug in the garage needs an electrical plug cover plate.
o The front door needs to be refinished.
Unit#12
o Interior not inspected since residents were not home. An appointment will be set.
o P1ants in backyard are rubbing against the neighbor's garage.
o The bushes off the front porch have aphids on them.
o Side door threshold needs to be repainted.
o Crawl space door is bent and needs to be replaced.
. The panel access door to the cable lines needs to be reinstalled.
o The railing on the front porch needs to be painted.
Unit #13
o Hallway smoke detector is malfi.rnctioned according to the tenant.
o The dryer vent cover is broken.
o Gutter downspouts need to be repaired.
o One sprinkler on the side yard needs additional dirt added around the sprinkler to cover a
hole.
o There is a gopher problem in the back yard.
Unit #14
o Drywall in bathroom where the shower and wall meet has water damage.
o Gopher problem in the backyard.
o Main water shut off valve handle for the sprinklers is broken.
Unit #15
o Carpet in family room dining room and hallway is badly wom and needs to be replaced.
o Kitchen linoleum floors are really old and print is wearing off.
o Kitchen has no GFI outlet.
o Kitchen has no hood vent.
o Cabinets over stove are too close to stove.
o Celling above shower needs repair due to water damage.
o Rotten wood under the eaves.
o Garage side entry door needs to be painted.
o Front door needs to be refinished.
o Paint under eaves is peeling.
o Backyard and side yard gopher problem.
o Garage door trim needs paint.
o Eaves need to be painted.
o Stucco needs repair in many locations.
o Roof has 2 layers and is older.
o Water pipes are galvanized.
o Electrical panel is not labeled.
o Front lawn is ok. However, it has no sprinklers.
o Back yard is ok. However, it has no sprinklers.
Unit #16
o Electrical outlet on the front porch by the door has wrong outlet cover
o Tenant requested a railing for the side door step down.
o Washing machine discharge hose should be strapped in.
o Bathroom fan is needed to address moisture to mitigate mold and mildew.
o Hose bibs need vacuum brakes.
. Sprinklers valves do not have anti-siphon feature.
o Certain sprinkler heads are not working.
o Front gate is hard to open. This will require WD 40 to lubricate it.
o Four screens need to be rescreened.
o Birds nest on front porch needs to be removed.
o Metal pipe is sticking up out of the ground and needs to be investigated.
o Water lines are galvanized.
Unit #17
o Interior not inspected since residents were not home. An appointment will be set.
Unit #18
o Interior not inspected since residents were not home. An appointment will be set.
Unit #19
o The hallway smoke detector/carbon monoxide detector was unplugged. A workaround is
needed.
o Exhaust fan is too loud. A quite fan has been requested.
Unit #20
o Interior not inspected since residents were not home. An appointment will be set.
Unit#21
o There are no outstanding repairs on this unit.
Unit#22
o Interior not inspected since residents were not home. An appointment will be set.
Unit #23
o Bathroom celling has moisture mildew and possible mold.
. Tile surrounding the window in shower are falling down.
o Tile to wood floors need transition strips.
o Bathroom door is hard to close due to moisture.
Unit#24
o Interior not inspected since residents were not home. An appointment will be set.
o Bathroom ceiling has moisture problem with mildew and possible mold.
o Bathroom needs fan to address moisture.
Unit #25
o Plants are growing on the porch posts. These need to be trimmed.
o Gopher problem in the backyard.
o Existing crawl space vent is in twisted and needs repair.
o Broken front door bell button.
o Weeds from LADWP area growing through the backyard fence.
. Sprinklers require adjusting and checking the heads.
o Bath faucet is dripping.
Unit#26
o Interior not inspected since residents were not home. An appointment will be set.
o Crawl space vent needs replacement.
o Palm tree is too close to house.
o There is trash in the backyard, including furniture and other personal property.
o There is a hole where the A/C line goes into the house. This is a possible rodent entry point.
o Broken electrical cover on backyard electric outlet.
o Siding is broken on the front of the house by the driveway.
EXHTBru (B'
2OO7 I2OO8 HOUSING RENOVATION SCIIEDULE
Hansolo Buildins Services
Renovation, Reconstruction and Remodeling of City-Owned Housing located at3378,3380 and 3388
50ft Street and Replacement of Aparftnent Electrical Service
Project Commenced: September 2007
Project Completed: January 2008
ResolutionNo.9409
Pwchase Order No. 0l 1.0001 099
Trico Construction
Renovate, Reconstruct and Remodel All the City-Owned Housing
Project Commenced: May 2007
Project Completed: March 2008
Resolution No.9296
Purchase Order No. 01 1.00001 08
RE. Fiese Companv.Inc.
Renovation, Reconstruction and Remodeling of City-Owned Housing located at 4326, 4327 and 4330
Furlong Avenue
Project Commenced: September 2007
Project Completed: March 2008
Resolution No.9429
Purchase Order No. 0 1 1.000 1088
Kevstone ArchwaY Construction
Renovation, Reconstruction and Remodeling of City-owned Housing located at 3550 and 3560
Vernon Avenue and 3349 Fruitland Avenue
Project Commenced: September 2007
Project Completed: March 2008
Resolution No. 9408
Purchase Order No. 01 1.0001 0l 5
Kevstone Archwav Construction
R"no.ration, Reconst ,r.tion and Remodeling of City-Owned Housing located at 50ft Steet
Apartrnents and Garage s,4322 and 4329 Fr:rlong Place, 3376,3382,3384,3386 and 3309 50n' Street
Project Commenced: May 2008
Project Completed: November 2008
ResolutionNo. 9603
Purchase Order No. 0 1 1.00021 38
tr'.)KIilBIT,.g,
2OO7 DM9 REMODEL SCOPE OF WORK SAMPLE
FT]RLONG PLACE
GENIERAL. All work to be performed in aprofessional manner and conform to American tnstitute of
Architect standard specifi cations.. Contactor shall obtain all required construction permits. The City will not charge any fees
for such permits, however any cost to prepare plans and specifications for Building
Deparlrnent approval shall be bome by the contractor.
. Repairs may be required for termite damage, the contactor shall include in the bid a
$1000.00 allowance towards materials and labor to perform the repair work
. All demolition debris shall be hauled away by the contactor.
. Contactor shall be solely responsible for all required field measurements.
. Remove and replace all or any remaining galvanized water piping with type L copper water
piping to property line.. lnstall R-30 Kraft Batt. ceiling insulation through attic area.
. Remove existing heating system and patch walls and flooring.
. Remove and replace all interior carpet and padding?
. Replace drainage system to property line with ABS piping except vent lines.
. Computer, telephone and television cabling shall be run from designated rooms to exterior
24" x 24" x 6" weatherproof boxes with a minimum 1 l/2"conduit up to roof with a weather
head. Furnish and install all necessary cable,jack, device and plates for computer, telephone
and television cabling. Telephone and computer cabling to be CAT 5 and television cabling
to be RG6U. Provide a dedicated 120 volt circuit into one of the weather-proof boxes.
. lnstaIl a complete 5-to,n ( 15 Seer rated) HVAC system, make all necessary provisions to
wire new air conditioning unit to new electrical panel.
. Upgrade electical house panel to 200 amp. Square D brand.
. Replace all electrical wiring, including a ground wire throughout interior and exterior of
house to meet electical code requirements. Provide necessary receptacles, switches and plate
covers for complete electrical installation.. At all areas where finishes are to be removed and replaced with new finishes materials
which include but are not limited to paint, and flooring, heavy preparation work is assumed
to be required to prepare sub surfaces fornew finishes as specified.. Crty will furnish all appliances; lnclude in your bid the cost for the installation of gas stove,
refrigerator, over the range microwave, dishwasher, washing machine and gas dryer.
. Wall, ceiling and trim paint to be different colors as selected by the City.. All painted stufaces to receive 1 coat ofprimer and 2 coats of finish.. Replace exterior crawl spzrce screens and side vents.. All rurit locks to be keyed alike.. All interior doors to be replaced with six (6) panel type door, prepped and painted and all
associated attachments and materials necessary to provide a complete installation.. All existing door moldings to removed and replaced.. Fumish and install all necessary conduits, boxes, wiring, devices and homeruns for
additional receptacles asrequired by current orlocal electrical codes.. Non-conforming work shall be modified, replaced, or redone by the Contactor at no change
in Contactor Price or Contactor Time
EXTERIOR
. Lead abatement may be required. The contactor shall place in his bid a $2000.00 allowance
for such work and preparation of a work plan. Actual cost will be paid on a time and material
basis.. Install insulated reinforced premium vinyl siding over the exterior ofthe house and 'rear
building including fascia.. Enclose eaves and porch overhang with insulated reinforced premium vinyl siding.. Tear-off existing roof and install new roofing system. Include new Certain Teed Landmark
Series Premium shingles (color to be selected by the City), roof sheathing and associated
metal flashings for complete installation.. lnstall new doorbell and associated accessories for complete installation.. Any remaining wood trim or exposed metals shall be scraped of loose paint, patched and
sealed with 1 coat ofprimer and 2 coats of finish.. Design and install automatic irrigation system for proper lawn and planter watering.
. Remove and replace lawn areas with marathon sod or equivalent.. lnsta]l mow strip along perimeter of exterior house where none currently exist.. Replace all windows with retofit vinyl dual pane low E windows, bathroom window to have
obscure glaztng.. Replace electic weather head to code.. Remove and dispose of existing rain gutters and down spouts and replace with searnless
aluminum rain gutters and down spouts.. Protect inplace side entance gate.
. Replace crawl space screens and side vents.. Replace front door with pre-hung architectural oval pane fiberglass door include new
hardware and lockset.. Provide and install all necessary conduits, boxes, wiring, switches and lighting fixture at
south and west exterior elevation for new light fixture.. lnstall (1) GFCI receptacle atreat of house. Provide all necessary conduits, boxes and wiring.
LTVING ROOM
. Texture walls and ceiling.. Patch and paint walls and ceiling.. Remove andreplace window casing.. Replace window teatnents with 2" vinyl faux wood blinds.. Remove andreplace carpet andpadding.. Install into walls necessary conduits and boxes for the complete installation of cabling for
television, telephone and computer outlets.. Install (9) recessed lighting with dimmer switchthrough ceiling area. Fumish and install all
necessary conduits, boxes, devices, wiring and homeruns.
. lnstall all necessary conduits, boxes and receptacles for additional receptacles in order to
meet electical code spacing requirements.. Replace baseboards with 5 W'lltdtLpainted MDF baseboards.. kstall new entry light fixture.
BATHROOM
. Remove and dispose of all existing interior finishes.. lnstall new medicine cabinet to match base cabinets if surface mounted.. lnstall new toilet.. Remove and replace window casing.. Replace window blinds with 2" vinyl faux wood blinds.. lnstall hardwood (birch) or equivalent cabinets with granite coturtertop.. lnstall turder counter mounted porcelain sink. lnstall new ceramic tile floor over new hardi-backer board sub-floor.. lnstall GFCI electrical outlets and add necessary conduits, boxes and receptacles to meet
electrical code spacing requirements.. lnstall new light and fan fixnre combo.. lnstall new light fixture above sink area.. Texture walls and ceiling.. Patch and paint walls I ceilings.. Install new six (6) panel door with hardware and lockset.. Remove and install new maple linen cabinet above toilet area.. Replace shower enclosure with fiberglass tubi shower enclosure, with glass shower door
enclosure, new pltrnbing fixn:re and install tile above shower enclosure to ceiling.. Replace towel rack, soap dish and toilet paper holder.
HALLWAY
. Texture walls and ceiling.. Patch andpaint walls and ceiling.. Remove and replace carpet and padding.. Replace baseboards with 5 W'htdnpainted MDF baseboard.. Remove and replace entire section of hallway cabinets with new maple cabinets. Provide all
necessary hardware and attachments.. Irstall necessary conduits, boxes and wiring for the installation of a hardwired smoke alarm.. lnstall attic access panel for tryAC system.. Install necessary conduits, boxes, wiring and receptacle outlet as required by code.. Remove and replace lighting fixture with recessed can lighting.
DINING ROOM. Texture walls and ceiling.. Paint walls and ceiling.. Patch and refinish hardwood flooring.
. Replace window blinds with 2" horizontal fatrx wood blinds.. Remove and replace carpet and padding?. Remove existing heating system andpatch floor andwall.. Replace baseboards with 5 l4/'htdnpainted MDF baseboard.. Replace lighting fixture.. Install additional receptacles asrequired by code.
KITCHEN
. Remove all interior finishes including cabinets, counters, and flooring.. Install new crstom maple cabinets withmelamine interiors.. lnstall new granite countertop.. Install new turder counter motrnt stainless steel double bowl sink with faucet
dspray, soap dispenser andhp garbage disposal.. Texture walls.. Patch andpaint walls and ceiling.. Remove and replace window casings.. Replace window teatnents with 2" vinyl faux wood blinds.. Replace lighting fixture above sink area with recessed can lighting fixture.. Replace lighting fixture.. lnsta]l new 5 W'htdn MDF baseboards.. Remove and replace door leading into laundry room area with six (6) panel door.. lnstall GFCI circuits and install necessary conduits, boxes and receptacles for
additional receptacles to meet electrical code spacing requirements.. Purchase and install (1) Whirlpool or equivalent stainless steel microwave above stove.
Microwave to be vented outside, provide all necessaryducting. Install (1) 120volt
receptacle for microwave power connection.. Purchase and install (1) Whirlpool or equivalent stainless steel stove. Purchase and install (l) Whirlpool or equivalent stainless steel dishwasher andprovide
necessary electrical and ph:rnbing connections for proper operation.. lnstall new ceramic tile floor over new hardi-backer board sub-floor with proper
threshold tansition stip.. Fumish and install new flush mounted icemaker water box and associated water supply
lines for refrigerator water line connection.
LAUNDRY ROOM
. Remove and install new exterior door with window and associated hardware and lockset.. lnstall 2" vinyl farx wood blind.. Remove all existing cabinets and replace with custom new maple cabinets.. Patch andpaint walls and ceiling.. Texture walls and ceiling.. Replace light fixture.. lnstall new ceramic tile floor over new hardi-backer board sub-floor.. Replace baseboard with 5 W'htghpainted MDF baseboard.
. Replace receptacles, switches and plate covers.. Remove and relocate existing water heater, gas line and water supply lines to exterior of
house. Construct new concrete pad and install water heater in an enclosed metal shed with
approved seismic restaint and vent ducting. Location to be determined.
. lnstall new metal dryer vent with wall cap.
. Remove and replace door and hardware leading into hallway.
BEDROOMS (3). Patch andpaint walls and ceiling.. Texture walls and ceilings and closets.. Remove and replace window casings.. Replace window teatnents with 2" vinyl faux wood blind.. Patch and refinish floors.. Remove and replace carpet and padding.
. lnstall into walls necessary conduits and boxes for the installation cabling of television,
telephone and computer outlets.. Replace baseboards with 5 Y."highpainted MDFbaseboard.. Replace lighting fixture, including closet. Fumish and install all necessary conduits, boxes,
wiring and devices for new light switch installation in closet area.. Remove existing closet/drawer assembly, patch, paint walls and ceiling and replace with
conventional mirrored closet doors.. Replace closet door with six (6) panel door.. Install necessary conduits, boxes and wiring forthe installation of ahardwired smoke alarm.. Replace receptacles, switches and plate covers. lnstall additional receptacles so that marimum spacing complies with cturent electrical code
requirements.
SUBMITTALS FOR CITY APPROVAL
. Appliances (Whirlpool or equivalent). Plumbing fixtues (Kohler or equivalent). Paint colors @unn Edwards or equivalent). Carpet (based on a cost of $25.00 a square foot including carpet padding). Ceramic tile (based on a tile cost of $3.50 per square foot). Lighting fixtures (based on a light fixture cost of $75.00 each). Kitchen and bathroom fixtures shall be aminimum value of $175.00. Windows (Milgard or equivalent). Window teaftnents.. Cabinet layout.. Granite or equivalent.. Vinyl siding (Alcoa or equivalent).. FfVAC system (Carrier or equivalent).
EXI{TRIT *D''
VERNON HOMES TIIAT WERE NOT REMODELED IN 2OO7l2008
Address Bedrooms
o 4321Furlong Place Three
o 4323 Furlong Place Two
o 4324 Furlong Place Two
o 4325 Furlong Place Two
o 4328 Furlong Place Two
o 3361 Fruitland Avenue Three
o 3365 Fruitland Avenue Two
One
One
One
One
One
One
One
Sq. Ft.
1,258
1,067
1,067
1,067
1,079
1,305
93r