PROPERTY CONDITION SURVEY - Ashbrook Online

PROPERTY CONDITION SURVEY AND CAPITAL BUDGET RESERVE STUDY

FOR ASHBROOK COMMUNITY ASSOCIATION

CHESTERFIELD, VIRGINIA 23832 LRG PROJECT NUMBER 10-030

For

Ashbrook Owners Association, Inc. c/o ACS West PO Box 11361

Richmond, Virginia 23230

By LRG, LLC.

7834 Forest Hill Avenue, Suite 7 Richmond, Virginia 23225

Telephone: (804) 381-6203

Issue Date: September 27, 2010

Prepared By:

Kenneth J. Cordo, P.E. Professional Engineer

Ashbrook Association September 27, 2010 Chesterfield, Virginia LRG Project Number 10-030 1

PROPERTY CONDITION SURVEY AND CAPITAL BUDGET RESERVE

FOR ASHBROOK COMMUNITY

CHESTERFIELD, VIRGINIA 23242

1.0 EXECUTIVE SUMMARY

This property condition report (PCR) presents the findings of a property condition survey (PCS)

of the common area property known as the Ashbrook Community. The Ashbrook Community is

located off Hull Street (360 W) in western Chesterfield County. This report includes a twenty-

year capital budget reserve based upon our report findings. The survey was conducted at the

request of Mr. Don MacQueen, Treasurer for the Ashbrook Homeowner’s Association. LRG

performed the Property Condition Survey in general accordance with the American Society for

Testing and Materials (ASTM) Standard E 2018-01 titled “Standard Guide for Property Condition

Assessments: Baseline Property Condition Assessment Process”. LRG has deviated from the

Standard, in that LRG did not obtain or review documents from government agencies as part of

this Property Condition Report. The Capital Reserve Study was prepared in general accordance

with the Best Practices Guide, Report Number 1, Reserve Studies/Management as published by

the Foundation for Community Association Research. LRG recommends that this reserve

estimate be updated every five years.

1.1 GENERAL DESCRIPTION

The project site consists of an irregular shaped parcel of land which surrounds a county

maintained lake encompassing 47 acres. Ashbrook has been developed with single family

homes and association amenities. Association amenities include a small club house, outdoor

recreational facilities and playgrounds. This survey excludes the privately owned homes and

county maintained roads.


1.2 GENERAL PHYSICAL CONDITION

In general, the property appeared to be in overall good condition for a site of this age and type

of construction. During the performance of this survey, LRG identified items associated with

the project site that merit prompt attention and/or repair, which are discussed below in

Paragraph 1.3. More detailed descriptions of these items are presented in Section 3.0.

1.3 RECOMMENDATIONS/OPINIONS OF PROBABLE COSTS

LRG identified the following material physical deficiencies that will require immediate repair

and/or replacement which will exceed $1,000 to repair or replace.

Tennis Court: Two linear cracks have developed in the northwest quadrant of the

tennis court. It appears that these cracks have developed from failure of the underlying

base. LRG recommends cutting out the asphalt at these locations and repairing the

base, patching the asphalt, and repainting the surface. We have provided an opinion of

probable cost of $8,500 to repair this section of the tennis court.

Open-Air Pavilion: The concrete slab was incorrectly poured with a lack of expansion

material around the wood columns. Severe cracking has developed around these

columns. As an immediate need, LRG recommends cutting out the deficient areas and

replacing the defective concrete slab. Based on the area, it may be more cost effective

to replace the entire defective concrete slab. We have provided an opinion of cost of

$13,600 to replace this defective concrete slab.

Exposed Aggregate Concrete Deck: There was a crack in the exposed concrete deck

located at the rear of the association building. It appears that a corner of the slab has

settled causing the crack to develop. This crack poses a potential trip hazard. We have

provided an opinion of probable cost of $1,500 to replace this section of concrete.

LRG did identify the following physical deficiencies that require immediate repair which in our

opinion will not exceed $1,000 to repair.


Footbridge over County Spillway: There were broken pickets and a horizontal member

on this footbridge. These should be repaired and/or replaced.

2.0 Purpose and Scope

The purpose of the survey was to complete a reconnaissance of the grounds to identify

conditions of “wear and tear”, damage, and deterioration that will most likely merit attention

by the management of the property over the reserve term. This report is also intended to

provide opinions of probable costs based upon the threshold limits described in Section 6.0.

Mr. Kenneth J. Cordo, P.E. of LRG, LLC (LRG) conducted a reconnaissance of the subject

property on September 17, 2010. The walk-through of the site was performed to evaluate the

present condition of the site amenities. The grounds were evaluated as to surface drainage and

conditions of sidewalks and pavements, as applicable. Photographs of the project site are

presented in Appendix A.


3.0 SYSTEM DESCRIPTION AND OBSERVATIONS

3.1 OVERALL GENERAL DESCRIPTION

The project site is located on the south side of Hull Street (Route 360) in the western-most

section of Chesterfield County. Ashbrook has been developed with single family homes around

a 47-acre land. Properties in the vicinity of the site consist of single family homes with

significant commercial development along Hull Street. Brandermill and Woodlake, two single

family home developments are located across Hull Street.

3.2 SITE DESCRIPTION

3.2.1 Topography

Overall, the grade of the site slopes downward toward the lake located in the center of the

property and then northward towards Hull Street.

3.2.2 Storm Water Drainage

Weather conditions during the site reconnaissance were dry. Based on our observations, storm

water would appear to flow toward the lake. There was a spillway located on the north side of

the lake which is reportedly maintained by Chesterfield County.

Observations/Comments: Storm water drainage appeared adequate.

3.2.3 Access and Egress

Vehicular access onto the development is from Hull Street. There is a sign demarcating the

development located on Hull Street. (See Photograph Number 1)

Observations/Comments: Vehicular access and signage into the development appeared

adequate.

3.2.4 Asphalt Paving and Parking

There were two association asphalt-paved parking areas. One was located on the east side of

the property near Offshore Drive. This parking area encompassed approximately 9,600 square


feet and 20 parking spaces none of which were designated ADA. A second parking area was

located off Ashbrook Parkway near the playground area and soccer field. (See Photograph

Number 40) This parking area encompassed approximately 5,400 square feet and 16 parking

spaces, none of which were designated ADA. There was an asphalt-paved drive extending from

the east parking lot to the association building. An additional asphalt-paved walking trail

proceeded westward toward the playground area and across Shady Banks Drive. This walking

trail continued approximately 500 feet across Shady Banks Drive at which point it divided into

two paths. (See Photograph Number 39) One path turned south and terminated at the next

street. The second path was an older asphalt path and continued west-southwest. This second

path extended another 160 feet at which point it became over grown with weeds/vegetation.

According to local maps, this second path runs into a dry creek. Based on field measurements,

we have estimated that there is approximately 11,000 square feet of asphalt-paved paths.

Observations/Comments: Overall, the asphalt-paved parking areas and paths appeared in

good condition. We observed previous repairs and limited alligator cracking. (See

Photograph Number 40) We recommend, at a minimum, re-sealing and re-striping the

asphalt paved surfaces every five years. We have provided a budget reserve in Year 20 to re-

surface the asphalt-paved surfaces. For purposes of our reserve estimate, we have assumed

three ADA-compliant spaces will be necessary, however, this quantity should be verified with

the most recent edition of the building code.

3.2.5 Flatwork

There was an exposed aggregate concrete deck at the rear of the association building. (See

Photograph Number 37) This concrete deck was semi-circular and based on our field

measurements there was approximately 1,344 square feet. There was also concrete flatwork

located at the west side of the property for a boat (canoe) ramp. This concrete measured

approximately 9,400 square feet based on our field measurements. Concrete bollards were

located north of the boat ramp.


Observations/Comments: The flatwork appeared in overall good condition. We observed one

location that warrants immediate repair. A crack has developed in the exposed aggregate

concrete deck at the northwest corner. (See Photograph Number 38) It appears that this

section of concrete flatwork has settled. We believe this section of concrete deck will

continue to settle and a potential trip hazard will develop. We recommend saw-cutting east

of the crack, remove the existing flatwork, place new base and compact, and install new

flatwork with an expansion joint.

3.2.6 Landscaping and Appurtenances

Landscaping was located at the front entrance (See Photograph Number 1) and around the

Community Building (See Photograph Numbers 11 and 12). The only irrigation system observed

was at the front entrance sign. (See Photograph Number 2)

Observations/Comments: Overall, the landscaping was of above-average quality. We have

provided an opinion of a cost for replacing the irrigation system in Year 15 of the reserve

term.

3.2.7 Recreational Facilities

LRG observed the following recreational facilities on the subject property.

3.2.7.1 Tennis Courts

There were two tennis courts within a fenced enclosure located at the northeast side of

the property. (See Photograph Number 26) Reportedly, the tennis courts have been

resurfaced within the past two years.

Observations/Comments: The north tennis court has developed two linear cracks on

the west side of the net. Each of these cracks was approximately 36 feet in length with

the widest opening measuring approximately ¼-inch. (See Photograph Numbers 27

and 28) The cracks appear to have developed due to failure of the underlying base.

We anticipate that these cracks will continue to propagate due to settlement and


freeze-thaw until fixed. We recommend repairing these cracks as an immediate need.

We have provided for re-painting the tennis court surfaces every five years and re-

surfacing the tennis courts in Year 15 over the reserve term.

3.2.7.2 Basketball Courts

There were two basketball courts located on the north side of the property. The

basketball courts consisted of asphalt pavement surface with a single basketball hoop.

(See Photograph Number 25) Based on field measurements, the courts encompassed

approximately 1,600 square feet each.

Observations/Comments: Overall, the basketball courts appeared in good condition.

We have provided for re-sealing and re-surfacing of the basketball courts at the same

the asphalt paths are re-sealed and re-surfaced.

3.2.7.3 Playground Equipment

There were four sets of playground equipment located on the subject property. Three

sets of the playground equipment were located on the north side of the property and

there was a fourth playground area located at the intersection of Offshore Drive and

Broadreech Drive. The three playground areas located on the north side of the property

consisted of children’s area (See Photograph Number 31), a toddler area (See

Photograph Numbers 32 and 33), and an activity area (See Photograph Number 34).

The playground equipment at the fourth location appeared geared towards toddlers.

Reportedly, the playground equipment has been installed within the past two years.

Observations/Comments: Overall, the playground equipment appeared of above-

average quality. Typically, playground equipment becomes obsolete before it loses

functional usefulness. We have provided for replacement of the toddler and children’s

playground equipment in Year 15 of the reserve term. We have not provided for

replacement of the activity area playground equipment as this does not appear to

have as great as an obsolescence factor. The playground equipment at the


intersection of Offshore Drive and Broadreech Road did not appear as new or as high

of quality as the other playground equipment. We have provided for replacement of

this equipment in Year 5 of the Reserve Term.

3.2.7.4 Sand Volleyball Court, Grilles and Horseshoe Pit

Additional recreational facilities on site included a sand volley ball court, charcoal grilles

and a horseshoe pit.

Observations/Comments: These items appeared in good condition. We do not

anticipate capital expenditures associated with these items over the reserve term.

3.2.8 Wood Structures (Gazebos, Pavilions, Decks, and Footbridges)

LRG observed eight different wood structures on the grounds. The wood structures

were of varying types, age and conditions. Following is our inventory of these wood

structures and associated observations and comments. For ease of reference, we have

numbered each of the wood structures. In Appendix B, we have provided an opinion of

probable cost for replacement of each of these items over the reserve term. The

Association should plan on pressure washing and sealing these wood structures, at a

minimum, every three years.

3.2.8.1 Structure 1 – Footbridge near Offshore Drive – This footbridge was located over a swale near Offshore Drive. (See Photograph Numbers 3 and 4) This footbridge was sloped and lacked handrails. This footbridge was approximately 5 feet wide by 50 feet in length. Observations/Comments: This structure appeared in fair condition. Based on our observations of its current condition, we have provided for its replacement in Year 10 of the Reserve Term. 3.2.8.2 Structure 2 – Deck near Offshore Drive – This deck measured approximately ten feet by eighteen feet and included two benches and railing for overlooking the lake. (See Photograph Numbers 5 and 6) Observations/Comments: This structure appeared in good condition. We noted one deficiency; the deck lacked any ramp for ADA access. The association may want to address this deficiency. We have provided for replacement of this deck in Year 15 of the Reserve Term.


3.2.8.3 Structure 3 – Open Air Pavilion – This pavilion was located adjacent the asphalt path near the tennis courts and provided space for eight picnic tables. (See Photograph Numbers 7 and 8) Reportedly, the asphalt shingle roof had been replaced within the past year. Observations/Comments: The pavilion structure appeared in good condition, however, the associated concrete pad is in poor condition. When the concrete pad was poured, there was no allowance made for expansion and contraction around the supporting wood columns. Severe cracks have developed around the columns. (See Photograph Numbers 9 and 10) These cracks will only worsen with thermal expansion and contraction and freeze-thaw action. We have provided for saw-cutting a line down the row of columns and re-pouring this concrete with the proper expansion detail. It may be more cost effective to replace the entire slab with the correct expansion detail. Additionally, we have provided for replacement of the asphalt shingle roof in Year 20 of the reserve term. 3.2.8.4 Structure 4 – Ramp at the Front of the Association Building – This ramp provided ADA access into the Association Building. (See Photograph Numbers 11 and 12) Observations/Comments: The ramp appeared in good condition. Assuming proper preventative maintenance, we do not anticipate capital expenditures associated with

this ramp until Year 15 of the Reserve Term. 3.2.8.5 Structure 5 – Deck at the Rear of the Association Building – This deck was located at the rear of the association building. (See Photograph Numbers 14 and 15) Reportedly, this deck was recently replaced. Observations/Comments: This deck appears new and well-built. Assuming proper preventative maintenance, we do not anticipate capital expenditures associated with this deck over the reserve term. 3.2.8.6 Structure 6 – Deck at the Rear of the Association/Overlooking Lake – This deck had a semi-circular shape with a view of the lake and provided an area for picnic tables. (See Photograph Number 16) Observations/Comments: Overall this deck was in fair condition. The rails and underlying supports appeared in good condition, however, the deck boards and steps appeared weathered. (See Photograph Number 17 and 20) LRG observed warping and splits in the deck boards. (See Photograph Number 18) Finally, the handrail down the steps to the boat docks does not meet current code requirements for graspability. We have provided for replacing the weathered deck boards and steps in Year 2 of the Reserve Term. The handrail should be installed to meet current building requirements. 3.2.8.7 Structure 7 – Footbridge over Storm Drainage Spillway – This footbridge crossed the storm drainage spillway. (See Photograph Number 21) The footbridge measured 4 feet wide by 40 feet long. Observations/Comments: Overall, this footbridge appeared in fair condition. We observed damage to the pickets on the south side of the bridge from possible vandalism. (See Photograph Numbers 21 and 22) These pickets should be repaired as


an immediate need. We have provided for replacement of this footbridge in Year 10 of the Reserve Term. 3.2.8.8 Structure 8 – Wood Split Rail Fence – There was approximately 350 linear feet of split rail fence located along Ashbrook Parkway. (See Photograph Number 24) Observations/Comments: This fence appeared in good condition. We do not anticipate any capital expenditures associated with this fence over the reserve term.

3.2.9 Lake/BMP

The property has been developed around a reportedly 47 acre lake. The lake is responsibility of

Chesterfield County and the shore lines are the responsibility of the respective home owners.

There was one pump located in the Lake. (See Photograph Number 45) An aluminum boat

dock was located at the base of the steps from the association building/observation deck. (See

Photograph Number 44)

Observations/Comments: We have provided for replacement of the pump in Year 15 of the

Reserve Term. The size of the pump is unknown, consequently, LRG has provided an opinion

of probable cost based on an assumed value. Prior to replacing the pump, the size of the

pump should be verified.

3.2.10 Site Lighting

There were two types of lighting on the subject property; a wood-pole mounted HID light (See

Photograph Number 41) and a higher concrete pole-mounted HID light (See Photograph

Number 42) The lighting associated with the wood poles appears added after the development

was completed.

Observations/Comments: Site lighting appeared adequate for the property’s current usage,

however, we did not observe the site after sunset. We do not anticipate capital expenditures

associated with the site lighting over the Reserve Term.


3.2.11 Utilities

Dominion Power provides the site’s electricity. Water and sewer are provided by Chesterfield

County.

Observations/Comments: Utility service provided to the site appeared adequate.

3.3 ASSOCIATION BUILDING

The Association Building is an approximately 952 square foot modular building. It appears to be

a converted construction trailer remaining from when the site was initially developed. (See

Photograph Number 12) Reportedly, the building was re-roofed and the interior was

refurbished within the past year. Presumably, the building is supported by shallow spread

footings. The building is equipped with domestic plumbing as well as a functional HVAC system.

Power is supplied via underground wiring. The building security system appears to consist of

lights with motion sensors and a motion-activated camera system. (See Photograph Number

43)

Observations/Comments: LRG did not observe signs of settlement or structural distress

associated with this building. Reportedly, building systems are functioning properly. We

have provided for replacement of the roof in Year 20 of the reserve term as well as

replacement of the HVAC equipment over the term.

4.0 ADDITIONAL CONSIDERATIONS

A twenty year capital budget reserve was prepared based upon the finding of the property

condition survey, and is included in Appendix B of this report. LRG recommends that this

capital budget reserve be up-dated every five years.

5.0 DOCUMENT REVIEW AND INTERVIEWS

LRG was not provided drawings or other information when completing our report.


6.0 OPINIONS OF PROBABLE COSTS TO REMEDY PHYSICAL DEFICIENCIES

The opinions of probable costs presented in this PCR are provided for material physical

deficiencies and not for repairs or improvements that could be classified as: (1) cosmetic or

decorative; (2) part or parcel of a building renovation program or tenant

improvements/finishes; (3) enhancements to reposition the subject property in the

marketplace; (4) for warranty transfer purposes; or (5) routine or normal preventive

maintenance, or a combination thereof.

It is the intent of this report that the material physical deficiencies observed and the

corresponding opinions of probable costs (1) be commensurate with the complexity of the

project site; (2) not be minor or insignificant; and (3) serve the purpose of the user in

accordance with the user’s risk tolerance level. Opinions of probable costs that are either

individually or in the aggregate less than a threshold amount of $1,000 for like items are

omitted from the PCR. If there are more than four separate items that are below this threshold

requirement, but collectively total over $10,000, such items have been included.

A list of material deficiencies and their associated costs identified by LRG for this property were

identified in Paragraph 1.3

7.0 OUT OF SCOPE CONSIDERATIONS

As part of this PCR, LRG did not evaluate additional non-scope considerations, including but not

limited to, seismic considerations, design considerations for natural disasters (hurricanes,

tornadoes, high winds, floods, snows, etc.), insect/rodent infestations, environmental

considerations, asbestos, lead-based paint, ADA requirements, FFHA requirements, indoor air

quality, and property security systems.

8.0 LIMITATIONS

This report has been prepared for the exclusive use of ACS West and Ashbrook Home Owner’s

Association, Inc. in general accordance with LRG Proposal Number 10-030. Our observations


made are based on the property conditions that were readily visible on the dates of our site

visits. No other warranty, expressed or implied is made.

The purpose of this study was to develop a general description of property improvements and

capital needs to be anticipated by the property's management. The present conditions

reported are based on visual observations and the opinion of the writer. Readily accessible

areas of the buildings were observed. The quantity of items needing improvement and the unit

rates applied to the quantities are estimates used to develop probable costs. The actual

conditions of the subject property and the quantity of items needing improvement may differ

dependent upon unforeseen conditions that may shorten or lengthen the effective useful life of

the items.

The opinions of probable costs should only be construed as preliminary budgets; actual costs

most probably will vary. This report should not be used for bidding purposes. Contract

documents, consisting of detailed plans and specifications, should be prepared by specialist in

the appropriate disciplines (i.e. Civil, Mechanical, Electrical, Consulting Engineers), for use in the

solicitation of competitive bids and the formation of contract agreements to accomplish the

improvements desired.

APPENDIX A – PHOTOGRAPHS

APPENDIX B – CAPTIAL BUDGET RESERVES

CAPITAL BUDGET RESERVES

Following is the Capital Budget Reserve for the Ashbrook Home Owner’s Association. This budget reserve presents an inventory of building components, quantities, and estimated useful life. Where applicable, an opinion of probable cost is provided. In the upper right hand corner is the date the information was compiled. For opinions of probable cost for future replacement, we have used today’s cost with an annual adjusted inflation factor of 3.0%. The opinions of probable costs presented in this capital budget reserve are provided for anticipated building components which will exceed their useful life and not for repairs or improvements that could be classified as: (1) cosmetic or decorative; (2) part or parcel of a building renovation program or tenant improvements/finishes; (3) enhancements to reposition the subject property in the marketplace; (4) for warranty transfer purposes; or (5) routine or normal preventive maintenance, or a combination thereof.

The Capital Budget Reserve should be updated every five years.

PROPERTY CONDITION SURVEY - Ashbrook Online

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