Built in the 1970's, (See Park Ave. History) many Park Avenue condominiums are "vintage" units that are largely unchanged except for certain mechanical items, appliances and furnishings. Originally, the complex was all electric with base heaters in every room and an electric water heater in a kitchen closet. Since gas became much more affordable than electric heat, however, it was necessary to install gas furnaces that required a "mechanical closet" to be built in the back of the carport, usually measuring about 3 x 12 feet. These closets are now in all units and often also include a gas hot water heater as well as additional storage.

Besides the normal replacements noted above over the last 30-years, about one-third of the 132 units in the Park Avenue complex have had major interior changes. These changes normally fall into one or more of the following five categories.

1.|Loft Bedroom Additions|  2.|Atrium Enclosures|  3.|Improved Baths|
4.|Remodeled Kitchens|  5.|Remodeled Lockouts|

1) The addition of a loft bedroom in the high ceiling area of the living room for the typical two bedroom townhome design has occurred to at least 30 to 40 units in the complex. The height of the ceilings in most townhouse living rooms (about 20 feet) creates such a large empty space that it allows for this addition. The loft structure is usually built above the kitchen counter, with railings that overlook the living room. However, sometimes this loft area is enclosed for more privacy.

The entrance to the loft room is often through a bedroom and bath that requires the partial removal of a vanity counter and the removal of a large window that overlooks the living room. Sometimes the entrance to the adjoining bedroom is modified to have two doors; one to the existing bedroom and another to the loft area. In this situation, a small third bedroom (9' x 8') is created. The bathroom between the new and older bedrooms is then shared.

There are a few problems with the addition of loft bedrooms. First, it lowers this area's ceiling height, making it less spacious. The new loft floor blocks light that formerly filtered below which decreases the daylight into the living and kitchen areas. Second, if the loft only has a railing it has limited privacy, and even if it is enclosed, there is a loss of privacy if it shares an entrance with the nearby bedroom. To have privacy, the loft and existing bedroom must have separate entrances, as previously mentioned. Third, if separate entrances are created, there is usually an emergency egress problem. Because the windows in the loft area are usually several feet above the floor, it is not possible to see out of the windows or have legal egress out of a window. Although most windows in the loft do not open, those windows that do open are often too small to satisfy current building codes, and the use of a ladder to access the windows is also inadequate with current codes, even though it was once acceptable.

However, it is possible to create a bedroom in the upper portion of the loft and a bath adjacent to the one existing so each bedroom can have a private bath.

2) The enclosure of open atriums which consists of an 12' x 15' area between the carport and dining areas. It has occurred in nearly 30 of the 84 townhouse units with ground entrances, fairly evenly divided among end and interior units. The enclosed atrium frequently has a hot tub, usually sunken, but sometimes the enclosure just includes an extended dining / lounging area. Also, the second floor hall between the lockout bedroom above the carport and the other bedroom is sometimes opened to have a railing that overlooks the atrium. Occasionally, the 3 foot width of this hall is also increased to twice the size that allows for another sleeping area.

The atrium enclosure helps create about 200 square feet of additional living area. However, a couple problems are created for interior units. First, the egress window from the bedroom above the kitchen no longer has access to the outside. Not only is this bedroom unable to have fresh air and ventilation, but it also does not have emergency egress to the outside. Second, diversion of roof drainage for interior units is problematic. End units simply divert water from the roof to the ground, but interior units either take care of drainage by entending it through the carport (which may leak or cause ice on the carport), or by letting it drain under the atrium (which can cause moisture buildup).

Finally, the most recent problem with developing the atrium arose in 1999. The planning and zoning departments found the Park Avenue Condo atrium areas to be common space, which are therefore not technically allowed to be enclosed. However, Park Avenue's Condo Association resolved this matter about a year later.

3) Bathroom improvements have occurred to about two or three dozen units in the complex. Some occurred because of functional problems. Sometimes the tubs are often not secured well and, when loose ceiling insulation fell behind the tubs and became wet, mildew and unpleasant odors were caused. Original shower faucets are not water efficient and, with the strong local water pressure, the hot water disappears quickly, making it a major complaint among guests.

However, most bath remodels are due to outdated appearances. Original baths consist of gold harvest colored toilets and fiberglass shower-tubs. The color of the original vanity countertops is a yellow formica. Original lighting in the baths, with only 60 watts, is dim, and no GFI outlets were installed. Electric baseboard heaters, many of which no longer function, are still in most baths.

Typical improvements to the bathrooms consist of painting or replacing the fiberglass tubs and toilets. Sometimes the carpeting next to the tub is replaced with linoleum or tile, and lighting fixtures are upgraded. Replacing vanity cabinets, counters, sinks and faucets and the removal of non-operable electric baseboard heaters are more infrequent.

Although unusual, in at least one or two units an additional bath or half bath has also been added creating a total of 3.0 or 3.5 baths.

4) Kitchen remodeling has been accomplished in at least three dozen units. The kitchens in all complex units are located near the entrance and after the dining room. They were orginially constructed with walls that surrounded the kitchen from the dining and living areas. This creates a rather small dining / foyer combination and a narrow hallway that leads past the powder room to the living area. The typical solution to this cut-up design is to remove the walls, relocate the icebox to the original hot water heater closet, and create an island around the range. This opens the entire first level and creates a more appealing atmosphere. The kitchen counters and floors are improved and the appliances are also updated.

5) Modifying the Lockout Bedroom has occurred to at least a couple dozen units in the complex. These modifications vary from relocating closets to creating counters and adding kitchenettes, some with electric burners. Some, such as those with the time-share company that owns 10 complex units, rent these bedrooms separately.

Besides those modification described, some units have had other changes. Sometimes storage areas are added above the middle bath or to the carport, wahers/dryers are added in closets, decks or hot tubs are added to open atriums, the old style ceilings are redone, gas is added to fireplaces, brick walls are insulated or panelled and the old baseboard heaters are removed. The greatest departures from the items noted occurred with a few units that have added stairs inside the unit, or totally changed the floorplan.

Many remodels were completed one or two decades ago and have become dated in their appearance. Despite modifications in about a third or more of all units in the Park Avenue complex, nearly half of these remodels may be restricted to owner or timeshare use and not available for rent. Even though a few major remodels have occurred in each of the last few years, most modifications only consist of a couple of those items mentioned, creating a great variety in the condition and attributes among the units in the complex. Most improvements, however, have been done before 1990 and fewer than a dozen units have been fully remodeled within the last several years. Unit 1785 is believed to set a new standard for remodeled units in the Park Avenue complex.

All of the five items discussed have been accomplished in Unit 1785. This unit, also referred to as the "Park City Townhome", was the first 3 bedroom, 3.5 bath townhouse in the Park Avenue complex. It also sets a new standard for remodeled units. For anyone that seeks advice on renovating a Park Avenue Townhome, the owner of Unit 1785 is available for consultation and can be contacted by e-mail.