General Project Information
Two new buildings will be built in the exact location of the prior buildings and will be almost identical in size.
The new buildings will contain:
- 27 apartments (details below)
- Leasing and management office
- Service workroom
Our general contractor is Minkoff Company, Inc.
- Minkoff’s employees will be in uniform with a company logo on their shirts
- Minkoff’s employees and subcontractors will not enter our existing apartment buildings
The construction zone will be surrounded with a fence and privacy screen until work is nearly complete.
- Access to all other buildings is not affected
- All work will take place within the fenced area except for occasional activities for utility connections
Q & A about Construction
When does the project start and when will it be finished?
Our general contractor has been approved to mobilize starting Monday, March 19th. Residents can expect to see the delivery of the contractor’s office trailer and some construction materials. Construction may begin as soon as Monday, March 26th. We anticipate completion of the project by late Spring, 2019, barring any substantial weather delays.
What are the hours of work?
7:00 AM – 5:00 PM, Monday – Friday with occasional Saturday work from 9:00 AM – 5:00 PM.
Will there be noise?
We are required to adhere to Montgomery County’s noise ordinance. There will be some noise on some days but only during work hours. During the first few months there will be sounds similar to what you would hear during the construction of two large houses as the concrete foundation is poured, materials are delivered, and wood framing and roof structures are built. Once the brick exterior and roofing are complete, noise should be minimal. Residents who work during the day will be mostly unaffected. Residents who are home during the day and live closest to the work zone will notice noise more than residents further away.
What about dust and debris?
Our contractor is responsible for maintaining a neat and clean work site and we’ve emphasized to them how important this is. In addition to regular cleanup activities, there will be a truck wash down area inside the fence to minimize any dirt being carried outside the work zone.
Will parking be affected?
Yes, but only in a limited area on one side of the construction site. During and after the cleanup of the prior buildings, we restricted 3-4 parking spaces inside the lot off Arliss Street and inside the privacy fence. Our contractor needs an additional 4-5 spaces to accommodate their mobile office, construction equipment and delivery vehicles. These 8-9 spaces will not be available to residents until the completion of the project in mid-Spring 2019. Periodically during construction, the contractor will need to temporarily restrict a small number of additional spaces to complete utility connections. Residents will be notified well in advance.
Will there be security?
We already provide daily and overnight courtesy patrol at Flower Branch. We will monitor the site carefully to determine if additional measures are needed.
Q & A about the new apartments
What types of floor plans will be in the new buildings?
Most of the new floor plans will be similar in size as our existing apartments. All will have an ‘open concept’ layout with a combination living/dining/kitchen area to allow residents the maximum flexibility in using the space for their lifestyles. The 27 apartments will be:
- 6 – One Bedroom + 1 Bath
- 8 – Two Bedrooms + 1 Bath
- 6 – Two Bedrooms + 2 Baths
- 2 – Two Bedrooms + Flex Area (den) + 2 Baths
- 5 – Three Bedrooms + 2 Baths
What features will be included?
Our apartments will be brand new and built to current code requirements and will have durable, modern and attractive features and finishes that are easy to live with and maintain:
- all apartments have:
- covered balcony or patio
- full-size, side-by-side washer and electric dryer
- fully-equipped kitchen including electric range/oven, refrigerator with ice maker, dishwasher, disposal, and microwave with exhaust fan vented to the outside
- durable, easy-to-clean wood-look laminate floors throughout except the bathroom(s), which have tile floors
- ceiling fan w/light in each bedroom
- recessed LED ceiling lights in all rooms except the bedrooms
- energy efficient electric heat, air conditioning and water heater
- individual electric meter and water meter
- construction specifications to meet current energy efficiency standards
- top floor apartments have a vaulted ceiling and ceiling fan in the living/dining/kitchen area
- terrace level and first floor apartments are designed to meet Fair Housing accessibility guidelines
When will the new apartments be available to move in?
The current schedule projects move-ins available in mid- to late-Spring, 2019.
How much is the rent?
We have not determined rental rates yet, however they will be announced when we begin pre-leasing the apartments, anticipated in February 2019. The apartments are not luxury style and will not be priced like luxury apartments.
Will the displaced leaseholders who lived in the prior buildings have first choice of the new apartments? Will their rent be the same as their old apartment?
Many of the formerly displaced leaseholders currently live at Flower Branch and we will contact them first.
Will other existing Flower Branch residents have first choice to rent?
Yes, after we contact the previously displaced leaseholders, we will make the apartments available to all leaseholders at Flower Branch and then to other nearby Kay managed apartment communities.
When will floor plans or renderings of the apartments be available to view?
We will release final floor plans and renderings of the apartments before we begin pre-leasing, anticipated in February 2019.
Other Q & A
Are there plans to renovate the apartments in the existing buildings?
We are currently focused on construction of the new buildings and managing the effects of the Purple Line construction. We will continually work to keep our existing buildings well-maintained and in good working order for our residents.
Will the rent at the existing apartments increase because of the new buildings?
No, any rent increase of an existing occupied apartment (lease renewal), is not related to the new buildings.
What is the status of the investigation by the NTSB to determine the cause of the explosion of the prior buildings?
We have no new information at this time. The NTSB investigation is still underway and we are awaiting their final report.
Why are new buildings being started before the NTSB investigation is complete?
The NTSB investigation has no effect on replacing the previous buildings.
Why are the apartments in the new buildings all-electric?
The decision to use electric (vs. gas) for heating, cooking, water heaters and clothes dryers was made because of efficiency, space constraints and ease of construction.
Will the new buildings have fire protection systems?
Per current building codes, both buildings will have sprinkler systems installed in all apartments, offices and common areas. Per current building codes, both buildings will be built of materials that meet fire protection ratings.
What is the status of the lawsuits?
We are unable to comment on the lawsuits while they are pending.
Will there be a memorial near the new buildings?
Yes, however the design and exact location have not been finalized. The memorial will be built after the new buildings are complete and will be located in the landscaped courtyard near the Leasing and Management Office. Well before construction of the memorial, we will review the plan with the families of the victims and other interested parties.