Community Upgrades: A Fresh Start

By Don Westphal

For the next few months my columns will outline several options for community upgrades; let's get started.

Trailers, Mobile Homes, And Manufactured Homes

The history of manufactured homes and their location in trailer parks, mobile home parks and manufactured home communities plays an undeniable role in the public acceptance of the product today. The stereotypic image of the product and communities of the past is seen as a barrier to the acceptability of the product in today's marketplace and a hindrance to the proliferation of new projects in locations across America. Mention "trailer parks" and a multitude of colorful visual or spoken images are invoked. One of the most graphic, "Like tin cows in a field amidst their own leavings" appeared in a 1960's publication. "Trailer Trash" jokes and comic stories about the residents of these homes add to the negative imagery characterizing the industry.

Many efforts have been undertaken in the past and are currently underway to change the image of the manufactured home and to minimize the negative effect the poor image has on the growth and acceptance of the product.

There are many reasons for such an undertaking.

Economic: Most older communities, especially those constructed in the 1960's and earlier, have reached their peak in economic return. Most were designed with lot sizes appropriate for the homes of the day that were 10-14' wide and 55-76' long. Unfortunately, these lot sizes may not be appropriate for the homes produced today. In the years before the current industry decline, production and market had transitioned towards a larger, multi-section product, up to 36' wide (some three section homes approach 50' in width) and up to 76' in length. Lifestyle changes have also diminished the value of home sites in these communities. Greater reliance on the automobile and shifts in the occupant makeup of the communities have resulted in a greater need for parking, with off-street locations and garage parking gaining in popularity. Today, in addition to these larger homes, new, smaller homes appropriate for the smaller sites are once again being produced by the manufacturers. This change offers community owners additional options for upgrading the housing stock.

On the positive side, many of these older communities are in excellent locations. Built on the outskirts of cities and towns years ago, new development has grown up around them. As a result, they are close to convenience outlets, public transportation and services absent in most newer suburban locations. In addition, these older communities have been in existence long enough to retire much of the initial construction debt and have excellent debt-to-value ratios. Since most communities would welcome an improvement in the look and value of the manufactured portion of its housing stock, the entitlement process necessary to upgrade or reconfigure these existing communities can be less controversial and cumbersome.

Social: Less costly shelter in these choice locations is important to the livelihood of these cities. Pressure to discontinue the use and build higher intensity uses there is mounting. Unfortunately many of the ageing residents there fear relocation and need the convenience and familiarity of the location. Surrounding businesses rely on the customer base from these residents for survival. Displacement of these older citizens is undesirable, stressful, and socially unacceptable. The proliferation of single-parent families adds to the desirability of these in-close neighborhoods, and many of the neighborhood schools close by are looking for children to occupy underutilized classrooms.

Political: "No growth" sentiments are strong in most expanding communities. Even though many jurisdictions recognize the need for affordable housing, there is great resistance to provide for it in their new growth areas. Popular sentiment against new manufactured home communities is as high or higher now than it has ever been. Government officials are reluctant to grant permission for new manufactured home communities, even though many have mandates to provide reasonable levels of affordable housing in their portfolio of housing. The loss of any one of these older communities only increases the shortage of housing opportunities in this category and robs the industry of an opportunity to replace older homes there with new product.

Industry survival: The manufactured housing industry for many reasons is experiencing a loss in new home production with serious consequences across the board. Replacement of a significant portion of the ageing home stock in these older communities could open up a significant new market for its products. In addition, the improved image of the industry brought about by the renewal of older communities could have a positive effect on the acceptability of proposed new communities.

It is suggested that the process for community improvement (upgrade) could be divided into four categories relating to the severity of the problem and the amount of remediation necessary to bring about the desired change in appearance and the stabilization or increase in its asset value. The categories, LEVELS I-IV, build on each other, that is, each of the levels of improvement as we progress from the simplest to the most complex will often include elements suggested in the lower level remediation.

Let's discuss briefly the various levels of renewal.

LEVEL I RENEWALS:

Level I upgrades are primarily cosmetic in nature. Usually, the community is just beginning to experience some vacancies and a diminution of its overall appearance. The Level I process will examine the community, analyze its needs and initiate an action plan for visual improvement.

LEVEL II RENEWALS:

Level II upgrades are appropriate in well-maintained older communities with an ageing home stock, or in similar aged communities in need of a Level I type image improvement and the upgrading of an ageing home stock.

LEVEL III RENEWALS:

Communities in need of Level III upgrades possess the visual characteristics of the homes and community described in Level II above. In addition, many of these properties are experiencing significant failures in infrastructure. A type III upgrade would involve many of the remedies above and a thorough analysis of the roads and infrastructure with the goal of improving utility services, sewer, water, phone, electric, and cable.

LEVEL IV RENEWALS:

Communities with lot sizes unable to accommodate modern homes, with frequent infrastructure failures and outdated homes, are candidates for the  complete makeover of a Level IV upgrade. Homes are removed on a phased basis or all at once and lots and infrastructure are reconfigured. Very little of the initial community survives a Type IV renewal.

It is important to understand that most communities will not fit 100% into one of the above categories. Proper research and planning will, in the final analysis, determine the exact path to be traveled in the renewal process.

Regardless of the level of need for upgrade, the success of the process is greatly influenced by the quality of the research. Before making specific plans, a thorough assessment of the community has been made. The first step in the process is the accumulation of the most complete maps and information on the community possible. In many cases, this involves digging deep into office closets, calls to the design engineer or planner, or trips to the municipal or state agency to acquire archived copies of the approved construction plans. Conversations with managers and maintenance personnel add first-hand knowledge and further complete the base plans. Often, when drawings aren't available, enlarged aerial photographs acquired from governmental sources and off the internet are utilized to create base maps. Thorough site inspection and verification of the elements on site completes the process.

A picture is worth a thousand words. Next, walk the site with camera and notepad in hand. Pictures have a way of focusing our vision on negative images we have grown to accept and can save additional trips to the site to refresh our memory of forgotten details. These maps, pictures, and notes not only provide a valuable resource in times of community crisis and a foundation for the work to follow, but they also become a base against which to measure our future progress.

In this article, we will discuss the Level I Upgrade in more detail.

Level I Upgrade:

Community/homeowners controlled

The elements that determine a community's image are:

1. Buildings and structures
2. Signage
3. Landscaping
4. Maintenance

Before addressing these specific elements, it is appropriate to consider the overall community decorating theme. Architectural style used in the buildings and other structures, lettering font used in the name signage and written materials, colors, and landscape plantings are all part of the community décor. One of the easiest ways to create a quality image is to establish a community décor and faithfully adhere to it, much like an artist's composition where all elements come from the same palate and are carefully combined to form a harmonious picture.

Examine these elements in your community. Do they create a harmonious picture? If not, then perhaps the first step in a cosmetic upgrade ought to be the establishment of this uniform décor. Start with the community name. Does it convey a contemporary image? Many communities were built in the "trailer park" and "mobile home park" heyday when words like "park" and "estates" were thought appropriate. Unfortunately few of these developments resembled "parks" and the tiny homesites hardly resembled "estates."

Such consistency is particularly important for owners of several properties where repetition of name and identity creates a marketing advantage and simplifies creating a common theme for properties company-wide.

Next, is the lettering font used in the name distinctive, readable and appropriate? One wouldn't use an "old English" lettering style to identify a recognizably rustic, western-themed community.

Color is equally important in the establishment of a community décor. Many thirty-year-old communities still use color combinations that were trendy at the time, but no longer convey a marketable image. Marketing experts are aware of the "psychology of color" and utilize it to their advantage in their advertising programs. Professional assistance in selecting an appropriate color scheme ought to be considered.

Now that the décor has been selected, let's apply it as we examine the various elements that make up the community image. Start with the architectural and structural elements. Revisit the photo file of these features and examine them again inside and out. The buildings and elements under community control must create the most attractive images in the community if the residents are expected to maintain their houses and homesites.

Main Community Building: In a large community. this could be a complex of buildings comprising the community center. In many smaller communities, this is the manager's home or a small laundry building. Whatever the case, this structure should be outstanding in its appearance. First examine its structural integrity and determine if it meets appropriate building code requirements. Can changes be made to create a more functional facility? For example, many older facilities had laundry rooms and drying yards. Perhaps these areas are no longer needed and could be converted to craft, computer or exercise rooms. A thorough reevaluation and reconfiguration of an existing building could eliminate the need for a more costly building expansion.

Maintenance Areas: These necessary functions create some of the most negative images in older communities. Unfortunately, many storage and maintenance areas are located in very visible locations. Proper screening and maintenance of these areas can reduce the negative image. A poorly maintained fence can draw one's attention to a storage or maintenance area, so be certain to keep them in good repair. Examine the items stored there and discard those items no longer of use. This applies to resident storage areas as well. Many resident storage facilities in older communities contain resident items that will never be used and occupy valuable space. If use of these areas were on a "for fee" basis, many of these items would be disposed of.

Other Fencing: Examine other fencing and fenced areas of the community and make necessary repairs and paint as required.

Recreation Facilities: Many owners and managers overlook the liability created by poorly maintained or outdated recreation facilities. Playground equipment built and installed many years ago is particularly hazardous and the subject of numerous law suits over injuries suffered on them. When properly maintained, and of a safe design, they are a positive visual and marketing force. When poorly maintained and obsolete, they are often a visible sign of a troubled community.

Swimming pools are equally visible indicators of the viability of a community. A thorough inspection of the pool and deck area will highlight needed repairs and cosmetic changes to keep this facility both attractive and reduce the potential of damage suits. Remember to include deck furniture and water play devices.

Entrance Image Area: Let's examine the elements that make up the image area: the landscape elements, the signage, fencing, and lighting. Many older community developers installed plantings in the entrance and frontage area at the time it was originally constructed. If these were properly selected and well maintained by pruning, watering and fertilizing, they may be handsome assets worth saving. If they have been neglected and become overgrown, they may be in need of either total or partial removal or replacement. Seek the advice of a Landscape Architect, Horticulturist or reputable nurseryman to analyze the existing materials and recommend treatments and/or replacement.

Be certain that the existing or proposed new plantings do an adequate job of screening out unsightly views of homes, utility corridors and storage areas. A proper mix of plantings, deciduous and evergreen, will not only create an attractive and visual barrier here, but will also guarantee year-round interest and beauty. If lack of water has been responsible for the poor performance of the plantings and lawn areas, consider installing a sprinkler system or the use of plantings and ground cover that will perform well in dry conditions. Xeriscape treatments with minimal plantings are often a preferred method of landscaping in the arid West. If sprinklers are installed, plant bold beds of annual and perennial flowers in the lawn areas and around trees and shrubs to create a colorful accent. Be sure that the beds are shaped for easy mowing of the adjacent lawn areas with riding equipment. If new plantings are installed, select varieties that will not require a high degree of maintenance and pruning to sustain a positive appearance well into the future.

Some well-designed entrance signs may require only repainting or refurbishing to perpetuate a good appearance. If that is the case, utilize the colors decided upon in the décor selection process. If new signage is required, be certain to utilize the colors and style selected in the décor discussions earlier.

Decorative fencing is another element that can add to the positive image of your project site. If it is decided that fencing is to be added for aesthetic or control purposes, select a style and materials that will coordinate with the community theme and be as maintenance-free as possible. Some of the new vinyl products are attractive, cost-effective and maintenance-free. Interspersing fence sections amongst plantings or earth berms may be as effective as even cheaper than installing a continuous fence. Finally, lighting of the entrance sign and accent lighting of the landscaping may be the icing on the cake and extend the image window into the evening hours.

Next month we will expand our discussion to Level II Renewals. ##