physical needs - drexel master plan · pdf file7.6 6355 new kitchen hood and ansul ... general...

DU E D I L I G EN C E F O R T H E L I F E C Y C LE O F R E A L E S T A T E www.emgcorp.com

PHYSICAL NEEDS A S S E S S M E N T

PPEENNNNSSYYLLVVAANNIIAA DDEEPPAARRTTMMEENNTT OOFF MMIILLIITTAARRYY AANNDD VVEETTEERRAANNSS AAFFFFAAIIRRSS Building 0-47, Fort Indiantown Gap Annville, Pennsylvania 17003-5002

Mr. Ray Hulings Director, Bureau of Plans, Operations and Maintenance

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PPHHIILLAADDEELLPPHHIIAA LLAANNCCAASSTTEERR AAVVEENNUUEE RREEAADDIINNEESSSS CCEENNTTEERR 4422DD7755 3205 Lancaster Avenue

Philadelphia, Pennsylvania 19104-2839

PPRREEPPAARREEDD BBYY:: EMG 222 Schilling Circle, Suite 275 Hunt Valley, Maryland 21031 800.733.0660 410.785.6220 (fax) www.emgcorp.com

EEMMGG CCOONNTTAACCTT:: Edward Beeghly Program Manager 800.733.0660, x7067 [email protected]

EMG Project #: 88798.09R-030.017 Date of Report: August 20, 2009 On site Date: May 7 and 8, 2009

Philadelphia Lancaster Avenue Readiness Center 42D75 / Readiness Center 42D75-00001

Philadelphia Lancaster Avenue Readiness Center 42D75 / Readiness Center 42D75-00001 $1,237,273 $64,245 $545,251 $146,885 $9,299 $15,172 $49,230 $78,972 $270,486 $187,248 $58,830 $4,603 $269,258 $0 $70,147 $414,192 $44,384 $0 $622,870 $24,623 $543,197 $72,409 $551,778 $265,291 $11,750 $5,557,393

Philadelphia Lancaster Avenue Readiness Center 42D75 / Site 42D75-LAND1 $655 $0 $0 $0 $0 $0 $18,080 $0 $0 $0 $0 $0 $0 $22,237 $0 $0 $0 $0 $0 $0 $27,348 $0 $0 $0 $0 $68,320

GrandTotal $1,237,928 $64,245 $545,251 $146,885 $9,299 $15,172 $67,310 $78,972 $270,486 $187,248 $58,830 $4,603 $269,258 $22,237 $70,147 $414,192 $44,384 $0 $622,870 $24,623 $570,545 $72,409 $551,778 $265,291 $11,750 $5,625,713

Location 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Total Escalated Estimate

6.3 6592 Structural Follow-up Study 0 0 1 EA $5,000.00 $5,000 $5,000 $5,000

6.3 6571 Replace wood board roof sheathing 25 25 0 2850 SF $7.24 $20,634 $20,634 $20,634

6.3 6568 Asphalt shingles, removal and replacement of shingles 40 40 0 528 SQ $680.00 $359,040 $359,040 $359,040

6.3 6567 TPO, Roof replacement 45 mills, full adhered 20 20 0 186 SQ $1,400.00 $260,400 $260,400 $260,400 $520,800

6.3 6570 Blown in Cellulose Attic Insulation R-30 40 40 0 18525 SF $1.33 $24,638 $24,638 $24,638

6.3 6569 Replace copper flashing/counter flashing, 24 oz. 50 50 0 1720 SF $20.76 $35,707 $35,707 $35,707

6.3 6589 Replace interior roof dain leader 50 50 0 200 LF $80.00 $16,000 $16,000 $16,000

6.3 6572 Replace skylight & structure single unit 40 40 0 4 CSF $4,255.00 $17,020 $17,020 $17,020

6.4 6591 Caulking, expansion joints,1"x1/2", remove and replace 15 8 7 8000 LF $6.31 $50,480 $50,480 $50,480 $100,960

6.4 6573 Steam Clean existing masonry 0 0 30720 SF $1.87 $57,446 $57,446 $57,446

6.4 6590 Stone masonry wall to 8' - joint repair/pointing 20 17 3 12950 SF $10.38 $134,421 $134,421 $134,421 $268,842

6.5 6574 Scrape and paint interior metal 10 5 5 2340 SF $2.56 $5,990 $5,990 $5,990 $11,981

6.6 6576 Replace 6' x 3' aluminum window upper floor 25 23 2 58 EA $1,772.00 $102,776 $102,776 $102,776

6.6 6577 Replace 4'-0" x 7'-0" Steel Window, Double-hung, multi-lite 45 43 2 54 EA $4,070.64 $219,815 $219,815 $219,815

6.6 6578 Replace pressure treated ramp 20 19 1 200 SF $89.60 $17,920 $17,920 $17,920 $35,840

7.1 6347 Replace 3/4" RPZ Backflow Preventer, Bronze 25 25 0 1 EA $460.13 $460 $460 $460

7.1 6338 Replace hydronic circulating pump, 2 HP 20 4 16 2 EA $5,195.00 $10,390 $10,390 $10,390

7.1 6345 Replace split System Ductless ceiling mount 2-ton 15 14 1 4 EA $3,759.00 $15,036 $15,036 $15,036 $30,072

7.1 6343 Replace fan coil unit 5 ton 15 8 7 1 EA $1,989.00 $1,989 $1,989 $1,989 $3,978

7.1 6339 air handler 3600-3800 CFM 15 15 0 8 EA $6,233.00 $49,864 $49,864 $49,864 $99,728

7.1 6344 Exhaust Fan 2000 CFM 10 8 2 3 EA $1,364.00 $4,092 $4,092 $4,092 $4,092 $12,276

7.1 6333 Replace steam pipe 2-inch 75 75 0 20 LF $138.10 $2,762 $2,762 $2,762

7.1 6336 Steam-To-Water Heat Exchanger, 30 to 40 GPM 30 29 1 1 EA $6,814.81 $6,815 $6,815 $6,815

7.1 6334 Replace Calcium Silicate Pipe Insulation, 3" pipe, 1-1/2" wall, with Aluminum Jacket 15 14 1 20 LF $50.32 $1,006 $1,006 $1,006 $2,013

7.1 6337 Replace Circulation pump 1/2 to 3/4 hp 15 3 12 2 EA $2,845.00 $5,690 $5,690 $5,690

7.1 6332 Install Calcium Silicate Pipe Insulation, 10" to 12" pipe, 3" wall 20 19 1 250 LF $53.89 $13,473 $13,473 $13,473 $26,945

7.1 6365 Window air-conditioner 10,000 Btuh 12 4 8 8 EA $588.72 $4,710 $4,710 $4,710 $9,420

7.1 6341 PTAC through the wall unit 2-ton 10 6 4 4 EA $1,445.00 $5,780 $5,780 $5,780 $5,780 $17,340

7.1 6340 PTAC through the wall unit 2-ton 10 1 9 8 EA $1,445.00 $11,560 $11,560 $11,560 $23,120

7.1 6342 Pad-Mounted Condenser 5-ton 15 8 7 1 EA $4,691.00 $4,691 $4,691 $4,691 $9,382

7.1 6346 Retrofit of HVAC and Controls 0 -15 15 1 EA $8,000.00 $8,000 $8,000 $8,000

7.2 6367 Replace urinal 35 30 5 7 EA $1,013.90 $7,097 $7,097 $7,097

7.2 6368 Replace shower mixing valve 10 9 1 4 EA $831.35 $3,325 $3,325 $3,325 $3,325 $9,976

7.2 6348 Replace gas water heater, residential 50 gal 10 2 8 1 EA $1,225.74 $1,226 $1,226 $1,226 $2,451

7.2 6349 Water Heater 80-Gallon Commercial 15 5 10 1 EA $8,130.00 $8,130 $8,130 $8,130

7.4 6350 Breaker panel 225 amps, 32 circuits 40 38 2 3 EA $2,732.80 $8,198 $8,198 $8,198

7.4 6351 Fluorescent fixture 80 W 20 19 1 20 EA $210.28 $4,206 $4,206 $4,206 $8,411

7.4 6352 Replace Emergency Generator, 265 to 300 kW, Diesel 25 25 0 1 EA $117,114.05 $117,114 $117,114 $117,114

7.6 6355 New Kitchen Hood and Ansul System, 7' long 25 25 0 1 EA $23,909.00 $23,909 $23,909 $23,909

7.6 6335 Sidewalk siamese unit, brass two way 30 30 0 1 EA $1,102.50 $1,103 $1,103 $1,103

7.6 6353 Fire alarm panel 12 zone 15 15 0 1 EA $210,000.00 $210,000 $210,000 $210,000 $420,000

7.7 6357 Install PBX telecommunication system 20 2 18 39 - $1,500.00 $58,500 $58,500 $58,500

8.1 6586 General painting cost per SF, minor prep work, single story bldg. (up to 15 feet) 10 2 8 143000 SF $1.24 $177,320 $177,320 $177,320 $354,640

8.1 6587 General painting cost per SF, minor prep work, up to 4-story bldg. 10 8 2 63500 SF $2.82 $179,070 $179,070 $179,070 $179,070 $537,210

8.1 6580 Replace Vinyl tile 18 9 9 2030 SY $65.00 $131,950 $131,950 $131,950

8.1 6583 Sand and refinish hardwood floor 10 10 0 4500 SF $5.50 $24,750 $24,750 $24,750

8.1 6584 Sand and refinish hardwood floor 10 0 10 6390 SF $5.50 $35,145 $35,145 $35,145 $70,290

8.1 6579 Replace carpet - standard commercial 8 2 6 809 SY $50.18 $40,596 $40,596 $40,596 $40,596 $121,787

Report Section ID Cost Description Lifespan

(EUL)Observed

Age (EAge)

Remaining Life (RUL) Quantity Unit Unit Cost Subtotal 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033

Deficiency Repair

Estimate

Replacement Reserves Report Readiness Center 42D75-00001, Site 42D75-LAND1 6/22/2009

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$105

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$105

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$105

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$46,

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2010

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2016

2017

2018

2019

2020

2021

2022

2023

2024

2025

2026

2027

2028

2029

2030

2031

2032

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1620

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2320

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2520

2620

2720

2820

2920

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8888779988 .. 0099RR-- 003300 .. 001177

DU E D I L I G EN C E F O R T H E L I F E C Y C LE O F R E A L E S T A T E. 800.733.0660 • www.emgcorp.com

A S S E S S M E N T P H Y S I C A L N E E D S

TT AA BB LL EE OO FF CC OO NN TT EE NN TT SS

Certification ........................................................................................................................ 1 1. Executive Summary ....................................................................................................... 2

1.1. Summary of Findings .............................................................................................. 2 1.1.1. Follow-up Recommendations .............................................................................. 4 1.1.2. Mold .................................................................................................................... 4 1.1.3. Additional Considerations .................................................................................... 5 1.2. Opinions of Probable Cost ...................................................................................... 5 1.2.1. Methodology ....................................................................................................... 5 1.2.2. Replacement Reserves ......................................................................................... 6

2. Purpose and Scope ........................................................................................................ 7 2.1. Purpose .................................................................................................................. 7 2.2. Scope ..................................................................................................................... 7 2.3. Personnel Interviewed ............................................................................................ 8 2.4. Documentation Reviewed ...................................................................................... 8 2.5. Pre-survey Questionnaire ........................................................................................ 9 2.6. Weather Conditions ................................................................................................ 9

3. Accessibility ................................................................................................................ 10 3.1. ADA Accessibility ................................................................................................. 10

4. Existing Building Assessment ....................................................................................... 12 4.1. Space Types .......................................................................................................... 12 4.2. Spaces Observed .................................................................................................. 12

5. Site Improvements ...................................................................................................... 13 5.1. Utilities ................................................................................................................. 13 5.2. Parking, Paving, and Sidewalks ............................................................................. 14 5.3. Drainage Systems and Erosion Control .................................................................. 14 5.4. Topography and Landscaping ............................................................................... 15 5.5. General Site Improvements ................................................................................... 15 5.6. Security Systems ................................................................................................... 15

6. Building Architectural and Structural Systems ............................................................ 18 6.1. Foundations .......................................................................................................... 18 6.2. Superstructure ....................................................................................................... 18 6.3. Roofing ................................................................................................................. 18 6.4. Exterior Walls ....................................................................................................... 21 6.5. Exterior and Interior Stairs ..................................................................................... 21 6.6. Windows and Doors ............................................................................................. 22 6.7. Patio, Terrace, and Balcony .................................................................................. 22

7. Building Mechanical and Electrical Systems ................................................................ 23 7.1. Building Heating, Ventilating, and Air-conditioning (HVAC) ................................. 23 7.2. Building Plumbing ................................................................................................ 25 7.3. Building Gas Distribution ..................................................................................... 26 7.4. Building Electrical ................................................................................................. 26 7.5. Elevators and Conveying Systems ......................................................................... 27 7.6. Fire Protection Systems ......................................................................................... 28 7.7. IT/Communication Systems ................................................................................... 29

8. Facility Interior Space ................................................................................................. 30 8.1. Interior Finishes and FF&E .................................................................................... 30

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8.2. Commercial Kitchen Equipment............................................................................ 31 9. Other Structures ......................................................................................................... 33 10. Appendices .................................................................................................................. 34

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1


CC EE RR TT II FF II CC AA TT II OO NN

Pennsylvania Department of Military and Veterans Affairs retained EMG to perform this Physical Needs Assessment of Philadelphia Lancaster Avenue Readiness Center 42D75, 3205 Lancaster Avenue, Philadelphia, Pennsylvania, the “Property”. It is our understanding that the primary interest of the Pennsylvania Department of Military and Veterans Affairs is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations.

The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties.

No testing, exploratory probing, dismantling or operating of equipment or in depth studies were performed unless specifically required under Section 2. of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes Physical Needs at the time that the observations and research were conducted.

This report has been prepared on behalf of and exclusively for the use of the Pennsylvania Department of Military and Veterans Affairs for the purpose stated within Section 2. of this report. The report, or any excerpt thereof, shall not be used by any party other than the Pennsylvania Department of Military and Veterans Affairs or for any other purpose than that specifically stated in our agreement or within Section 2. of this report without the express written consent of EMG.

Any reuse or distribution of this report without such consent shall be at the Pennsylvania Department of Military and Veterans Affairs and the recipient’s sole risk, without liability to EMG.

Prepared by: Brett Byers, Project Manager

Kelly Leigh Willard, AIA, LEED AP, Project Manager

Reviewed by:

Edward Beeghly, Program Manager

[email protected] 800.733.0660 x7067

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2


11 .. EE XX EE CC UU TT II VV EE SS UU MM MM AA RR YY

11..11.. SSUUMMMMAARRYY OOFF FF IINNDD IINNGGSS

The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices.

Property Information

Address: 3205 Lancaster Avenue, Philadelphia, prop co, Pennsylvania 19104-2839

Installation Number: 42D75 Year Constructed: 1916 Is (Are) the building listed with a Historical Preservation Society?

Yes

Should the building be listed with a Historical Preservation Society?

Yes

Management Point of Contact:

Pennsylvania Department of Military and Veterans Affairs, Robert Allenbaugh, South East Operations Manager 717.821.3333 phone

Property Type: National Guard Readiness Center Site Area: 1.5 Acres Gross Floor Area: 84,798 Square Feet Number of Buildings: One Number of Stories: Two with a basement

Parking Type and Number of Spaces:

22 spaces on Cuthbert Street and 13 spaces at Lancaster Avenue and North 34th Street in open lots, no designated ADA parking spaces

Building Construction: Drill Hall is steel truss frames with wood plank decks, Administration portion is steel columns with cast-in place concrete floors & roof deck encased in terracotta

Bay Column Spacing: 30 feet Interior Vertical Clearance: 28 feet

Roof Construction: Drill Hall is gabled with asphalt shingles, Administration is flat with single-ply membrane

Exterior Finishes: Brick veneer with stone trim

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3


Property Information

Heating and/or Air-conditioning:

Steam (supplied by others) and hot water supplied to unit heaters, radiators, convectors, and fin tube Split system condensing unit and fan coil Electric PTAC units

Fire and Life/Safety: Fire sprinklers, hydrants, fire alarm system, extinguishers Intrusion Detection & Security Motion and infrared sensors in arms vaults

Dates of Visit: May 7 and 8, 2009 Point of Contact (POC): Jim Kolick

Assessment and Report Prepared by:

Brett Byers

Kelly Leigh Willard, AIA, LEED AP

Reviewed by:

Edward Beeghly Program Manager [email protected] 800.733.0660 x7067

Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained in recent years and is in fair overall condition. The roofing membrane and some portions of the deck over the drill floor have failed and in general, the membrane is in very poor condition.

According to property management personnel, the property has had a limited capital improvement expenditure program over the past three years, primarily consisting of floor refinishing, replacement of a large overhead door at the drill floor, interior lighting fixture replacement, minor interior renovations, steam control valve installation, vacuum condensate return system installation, and new PTAC units. Supporting documentation was not provided in support of these claims but some of the work is evident.

According to Regional Management, no changes in force population are anticipated during the assessment period that would affect the adequacy of the facility size and configuration. The current installation size and configuration appears to be adequate to support the force assigned to the installation. Recommendations for maintenance and upgrades of existing systems are detailed in each of the respective sections of the report.

There are a number of reserve items anticipated. These needs are identified in the various sections of this report and are summarized in the attached cost tables. The immediate repairs recommended are provided in the following table:

Report Section Immediate Repair Description

6.3 All active leaks in the roof drain system must be repaired.

6.3 Replace sheathing in the Drill Hall that has been damaged by water intrusion.

6.3 Replace roofing membrane and shingles.

6.3 Install insulation in the attic over the plaster ceiling of the Administration portion of the building.

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4


Report Section Immediate Repair Description

6.3 Seal butt-joint seams of Drill Hall coping.

7.1 Install a backflow preventer on the makeup water line to the hot water system.

7.1 Repair the steam condensate line from the northeast unit heater on the drill floor.

7.4 Install face cover on the main electrical switchgear panel in the basement.

7.4 Properly terminate abandoned wiring on the east wall of the basement boiler room.

7.4 Install circuit breaker blanks in knockouts at circuit breaker panel in the basement at the bottom of the stairs to the drill floor.

7.4 Replace the non-GFCI receptacles in the kitchen with GFCI devices.

7.4 Replace the box cover at the GFCI in the fitness room restroom.

7.4 Reinstall panel board covers in the electrical room at the drill floor.

7.6 Test and certify the fire sprinkler system.

7.6 Test and certify the fire alarm system.

7.6 Replace the Siamese Connection at east exterior elevation with missing caps.

Special Issues and Follow-Up Recommendations

11..11..11.. FFoollllooww--uupp RReeccoommmmeennddaattiioonnss

The following issue requires further study: There is no insulation in the Drill Hall. New insulation must be installed. The services of a design

professional familiar with local codes, climate, as well as historic structures should be retained to determine the best way to insulate the space. The estimated cost to retain a consultant is included in the Replacement Reserves Report.

11..11..22.. MMoolldd

As part of the PNA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of mold, conditions conducive to mold growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected mold, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment.

There is visible moisture at the northeast corner of the drill floor roof. The affected area is approximately 20 square feet of the underside of the roof.

The moisture appears to be the result of roof leaks. The presence of mold in exterior and interior environments is normal and unavoidable. Exposure to mold or mold producing materials can be hazardous and should be avoided. The presence of mold does not necessarily constitute an exposure. This assessment does not constitute a comprehensive mold survey of the Project, and any conclusions are based solely on conditions readily observable in accessed areas.

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Based on the apparent limited extent of mold (less than 30 square feet), the mold can be abated by the on site maintenance staff as part of the property’s routine maintenance program. Such persons should receive training in accordance with OSHA on proper clean up methods, personal protection, and potential health/safety hazards. The cost of this work is not included in the cost tables. The cost to address the apparent cause of the mold is included in Section 6.3.

11..11..33.. AAddddiittiioonnaall CCoonnssiiddeerraattiioonnss

The following action is recommended: Inspection of the grease traps and sewer lines to ensure that they have been properly maintained.

Ensure that the commercial kitchen exhaust vents are cleaned regularly to avoid grease fires.

The following issues should be considered.

Verify that any alterations, installations, or other improvements since the project was first constructed and occupied have been properly permitted and approved by municipal agencies.

Verify that no defective materials or equipment are used at the property.

Copies of the documents listed below should be obtained:

All roof, equipment and system warranties/guarantees and transfers.

All available site and building construction drawings and specifications.

11..22.. OOPP IINN IIOONNSS OOFF PPRROOBBAABBLLEE CCOOSSTT

Cost estimates are attached at the front of this report (following the cover page).

These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. If a structure is listed as a historic structure with a local registry, relevant costs include appropriate markups for maintaining the historic appearance.

11..22..11.. MMeetthhooddoollooggyy

Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in tenants and/or usage may affect the service life of some systems or components.

Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections.

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11..22..22.. RReeppllaacceemmeenntt RReesseerrvveess

The Replacement Reserves tables contain opinions of probable costs that include:

Immediate repairs requiring immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost.

Repairs to remedy physical deficiencies, such as deferred maintenance, that may not warrant immediate attention, but that require repairs or replacements, which should be undertaken on a priority basis in addition to routine preventive maintenance. Opinions of probable costs may include costs for testing, exploratory probing, and further analysis should this be deemed warranted by the consultant. The performance of such additional services is beyond the PNA scope of work. Generally, the time frame for such repairs is within one to two years.

Recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period.

Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded.

Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered.

EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Report presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Replacement Reserves Report.

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22 .. PP UU RR PP OO SS EE AA NN DD SS CC OO PP EE

22..11.. PPUURRPPOOSSEE

The purpose of this report is to assist the Client in evaluating the physical aspects of this property and how its condition may affect the Client’s financial decisions over time. For this PNA, representative samples of the major independent building components were observed and their physical conditions were evaluated in accordance with ASTM E2018-01. These components include the site and building exteriors, representative interior areas, and the interior of the building. The estimated cost for repairs and/or capital reserve items are included in the cost estimates presented in the previous section. All findings relating to these opinions of probable costs are included in the relevant narrative sections of this Report.

The property management staff and code enforcement agencies were interviewed for specific information relating to the physical property, code compliance, available maintenance procedures, available drawings, and other documentation.

The physical condition of building systems and related components is typically defined as being in one of three conditions: Good, Fair, or Poor. For the purposes of this Report, the following definitions are used:

Good = Satisfactory as-is. Requires only routine maintenance. Repair or replacement may be required due to a system’s estimated useful life.

Fair = Satisfactory as-is. Repair or replacement is required due to current physical condition and/or estimated remaining useful life.

Poor = Immediate repair, replacement, or significant maintenance is required.

Each building system or component is further identified with the following references if costs or other actions are applicable:

RM = Routine maintenance

RR = Replacement Reserve cost recommended during the evaluation term

22..22.. SSCCOOPPEE

The standard scope of the Physical Needs Assessment includes the following:

Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.

Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate, Short Term, and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.

Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.

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Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.

Perform a limited assessment of accessible areas of the building(s) for the presence of mold, conditions conducive to mold growth, and/or evidence of moisture. EMG will also interview project personnel regarding the presence of any known or suspected mold, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.

List the current utility service providers.

Review maintenance records and procedures with the in-place maintenance personnel.

Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and mechanical, electrical and elevator equipment rooms.

Provide recommendations for additional studies, if required, with related budgetary information.

22..33.. PPEERRSSOONNNNEELL IINNTTEERRVV II EEWWEEDD

The following personnel from the facility and government agencies were interviewed in the process of conducting the PNA:

Name and Title Organization Phone Number

Jim Kolick State Maintenance Repairman II

Philadelphia Lancaster Avenue Readiness Center 42D75 215.823.4870

Robert Allenbaugh Facilities Construction Maintenance Manager

PA DMVA 717.821.3333

The PNA was performed with the assistance of Jim Kolick, State Maintenance Repairman II, PA DMVA, the on site Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The on site contact is knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s management involvement at the property has been for the past 4.5 years.

22..44.. DDOOCCUUMMEENNTTAATT IIOONN RREEVV II EEWWEEDD

Prior to the PNA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E.

The following list provides more specific details about some of the documents that were reviewed or obtained during the site visit.

Floor Plans

Facility inspection report from DMVA, dated 09/04/2008

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No other documents were available for review.

22..55.. PPRREE --SSUURRVVEEYY QQUUEESSTT IIOONNNNAAIIRREE

A Pre-survey Questionnaire was completed with the POC during the site visit. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this report.

22..66.. WWEEAATTHHEERR CCOONNDD II TT IIOONNSS

Weather conditions at the time of the site visit were clear, with temperatures in the 60s (°F) and light winds.

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33 .. AA CC CC EE SS SS II BB II LL II TT YY

33..11.. AADDAA AACCCCEESSSS II BB II LL II TTYY

Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG).

Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made.

During the PNA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. ADA compliance issues inside tenant spaces are not within the scope of the survey.

At a National Guard Readiness Center property, the areas considered as public accommodations are the site itself, parking, the exterior accessible route, the interior accessible route up, and the interior common areas, including the common area restrooms.

The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III are as follows:

Parking

The only accessible entrance to the building is through the drill floor, which is now leased to Drexel University. Access may not be permitted through this area depending on the activities taking place at the drill floor. No other provisions have been recommended as the cost is beyond “reasonable accommodation.”

Adequate number of designated parking stalls and signage for vans is not provided. Designate one visitor parking space on Cuthbert Street as van-accessible.

Estimated Cost: 1 @ $220 each = ....................................................................................................... $220

Access aisles adjacent to parking spaces, crossing hazardous vehicle areas, from main roadways or public transportation stops to the building sidewalks and entrances are not provided.

Estimated Cost: 30 ft @ $6.50 LF = ..................................................................................................... $195

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Signage directing to accessible parking or accessible building entrances to the facility is not provided.


Entrances/Exits

Install buzzer or intercom for assistance and service at exterior entrance doors or parking space.


A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance.

Corrections of these conditions should be addressed from a liability standpoint, but are not necessarily code violations. The Americans with Disabilities Act concerns civil rights issues as they pertain to the disabled and its Accessibility Guidelines are not a construction code, although many local jurisdictions have adopted them as such. The estimated total cost to address the achievable items noted above is $1,155 and is included in the Replacement Reserves Report.

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44 .. EE XX II SS TT II NN GG BB UU II LL DD II NN GG AA SS SS EE SS SS MM EE NN TT

44..11.. SSPPAACCEE TTYYPPEESS

The following table identifies the reported space types and mix at the subject property.

Space Types and Mix

Quantity Type Vacant Spaces Down Spaces

3 Training Room 0 0

35 Office 0 0

3 Mechanical 0 0

12 Storage 0 0

2 Assembly Hall 0 0

4 Unit Equipment 0 0

2 Kitchen 0 0

1 Physical Fitness 0 0

4 Lobby 0 0

7 Restrooms 1 0

7 Arms Vault 0 0

2 Club Room 0 0

3 Locker Rooms 2 0

3 Museum 0 0

88 TOTAL 3 0

44..22.. SSPPAACCEESS OOBBSSEERRVVEEDD

EMG observed all of the building in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the exterior of the property, the roofs, and the interior areas.

All areas of the property were available for observation during the site visit.

A “down space” or area is a term used to describe a non-usable space or area due to poor conditions such as fire damage, water damage, missing equipment, damaged floor, wall or ceiling surfaces, or other significant deficiencies. According to the POC, there are no down spaces or areas. No down spaces or areas were observed during the site visit.

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55 .. SS II TT EE II MM PP RR OO VV EE MM EE NN TT SS

55..11.. UUTT II LL II TT II EESS

Above Ground and Underground Storage

Tanks & Delivery Systems

Tank & Fuel Delivery System Information Condition & Adequacy

LP Gas None NA Motor Fuel None NA Fuel Oil None NA Fuel Delivery Systems None NA Oil/Water Separator None NA

Observations/Comments:

No repair costs are recommended. Routine maintenance is recommended.

The utilities appear to be adequate for the property.

There are no unique, on site utility systems such as septic systems, water or waste water treatment plants, or propane gas tanks.

A tank was discovered in 2005 with an estimated capacity of 4,000 gallons. The tank was discovered to be filled with sand and thought to be under the foundation of the Readiness Center. No further action is required.

See Section 7.4 regarding the emergency electrical generator.

Utility Supplier Condition & Adequacy

Sanitary sewer Pennsylvania Suburban Water Company Good Storm sewer Pennsylvania Suburban Water Company Good Domestic water Pennsylvania Suburban Water Company Good Electric service PECo Good Natural gas service PECo Good Steam Trigen Good

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55..22.. PPAARRKK IINNGG,, PPAAVVIINNGG,, AANNDD SS IIDDEEWWAALLKKSS

Item Description Action Condition

Parking and Paving

22 total non-organizational (POV) parking stalls on Cuthbert Street, and 13 additional spaces at Lancaster Avenue and North 34th Street, neither of which have ADA accessible parking spaces There is no Organizational Parking (MVSC) on the site. Asphalt

RM Good to Fair

Sidewalks, Curbs and Gutters Cast-in-place Concrete RM Good

Site Access Cuthbert Street has access to public streets at either end of the street. RM Good

Observations and Comments:

The asphalt pavement is in good to fair condition. There are no significant signs of cracks or surface deterioration. In order to maximize the pavement life, pothole patching, crack sealing, seal coating, and restriping of the asphalt paving is recommended. Drexel University maintains the asphalt paving on Cuthbert Street. No maintenance costs are included in the Replacement Reserves Report.

The concrete sidewalks, curbs, and gutters are in good condition. Lancaster Avenue along the front elevation of the building is now a cast-in-place concrete sidewalk that is maintained by Drexel University. Routine maintenance is recommended.

55..33.. DDRRAAIINNAAGGEE SSYYSSTTEEMMSS AANNDD EERROOSS IIOONN CCOONNTTRROOLL


Drainage Systems and Erosion Control

Surface flow to inlets connected to underground piping to municipal system RM Good


There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion.

Some repairs have been required to the building storm water runoff pipes. Drexel University excavated along the front (south) elevation and made repairs to the system to restore the building’s water tightness. Since the repairs, the storm water system is reportedly in good condition with no unresolved issues.


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55..44.. TTOOPPOOGGRRAAPPHHYY AANNDD LLAANNDDSSCCAAPP IINNGG


Topography Gentle slopes from the west to the east property line RM Good

Landscaping None NA NA

Irrigation None NA NA

Adjacent Properties Educational, recreational, dormitories NA NA

Retaining Walls None NA NA



55..55.. GGEENNEERRAALL SS II TTEE IIMMPPRROOVVEEMMEENNTTSS


Signage Building–mounted signs RR, RM Good

Site Lighting Pole-mounted fixtures along Lancaster Avenue promenade RM Good

Building Lighting Wall-mounted fixtures RM Good

Fencing None NA NA

Dumpsters Set on concrete sidewalk RM Good

Flagpole Mounted on the roof to the parapet over the main entrance RM Good


The property identification signs are in good condition. Based on their estimated Remaining Useful Life (RUL), the signs will require upgrade or replacement. The estimated cost of this work is included in the Replacement Reserves Report.

The dumpsters are owned and maintained by the refuse company and appear to be in good condition. Refer to Section 5.6 for discussion on dumpster placement.

The flagpole appears to be in good condition and is not compromising the integrity of the roofing system or causing any unusual visible structural stresses. Routine maintenance, including scraping and painting, will be required.

55..66.. SSEECCUURR II TTYY SSYYSSTTEEMMSS


Site Fencing & Gates None NA NA

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Number of Site Entrances

One at the east end of Cuthbert Street (a one way street with the traffic pattern moving from east to west)

Number of Building Entrances Eleven (includes three overhead doors)

Number of Building Entrances - Locked

Five – the total number of entrances directly into the RC (not including entrances to the drill floor)

Number of Building Entrances – Open

0 – does not include the drill floor which has been leased to Drexel University

Number of Building Entrances – Open and unsecured

0 – for the RC, this does not include the drill floor which has been leased to Drexel University

Intrusion Detection & Security

Motion and Infrared detector and control for each of the arms vaults RR, RM Good

Electronic door locks At the main entrance RM Good

Standoff from parking to the building (FT) 0


The observed security systems do not comply fully with the Unified Facilities Criteria, UFC 4-010-01. At the direction of facilities management, no costs have been included in the report for upgrades such as replacing standard windows with blast resistant frames and glazing.

Discussion of security issues and some recommended improvements:

− Parking is a major problem at this facility. There is an agreement with Drexel University for 22 designated permit-only parking spaces along Cuthbert Street on the north side of the drill floor. Although parking is regulated, the minimum standoff requirements cannot be met. There is no other on site parking. The two streets on the east and west sides of the RC (N 32nd and N 33rd Streets) are already posted as no parking and concrete k-rail barriers have been placed along the street. Lancaster Avenue in front of the building is now a sidewalk for students walking between various University buildings. The sidewalk is wide enough to accommodate a vehicle, but access is restricted to official University vehicles.

− Exposure along the N 32nd Street and Lancaster Avenue elevations from adjacent high rise buildings could be a threat. Keeping window coverings in good condition would prevent viewing activities and personnel positions inside the RC from vantage points in adjacent structures.

− Trash dumpsters are placed against the northwest corner of the drill floor at the intersection of N 33rd and Cuthbert Streets. They should be moved to the north side of Cuthbert Street to maximize standoff (approximately 8 meters). Boundary lines should be painted on the pavement to indicate where the dumpsters are to be placed. The refuse contractor would have to change their pick-up approach to N 33rd Street, which is a one-way street with traffic flowing north.

The lobby entrance doors are equipped with a call system and electronic keypad to control access through the main entrance. The secondary entrance for the ROTC offices has a call button to which staff must respond individually.

The building does not have any outdoor makeup air units. No single ventilation system shut down is required with the existing configuration.

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The security lighting around the perimeter of the building appears to be adequate and in good condition. It is augmented by City street lights and sidewalk pole lights along the front (south) elevation. Routine maintenance is anticipated.

The intrusion detection and security alarms and equipment at the arms vaults appeared to be in good condition. A system control keypad is located inside the Supply Rooms adjacent to the arms vault doors. Based on their expected Remaining Useful Life (RUL), the alarm systems will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.

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66 .. BB UU II LL DD II NN GG AA RR CC HH II TT EE CC TT UU RR AA LL AA NN DD SS TT RR UU CC TT UU RR AA LL SS YY SS TT EE MM SS

66..11.. FFOOUUNNDDAATT IIOONNSS


Floor Concrete slab-on-grade RM Good

Footings Concrete perimeter & pad footings RM Good

Basements and Crawl Spaces Perimeter stone retaining walls RM Good


The foundations and footings cannot be directly observed. There is no evidence of movement that would indicate excessive settlement.


66..22.. SSUUPPEERRSSTTRRUUCCTTUURREE


Walls Steel columns RM Good

Floors Cast floor slabs RM Good

Roofs Hardwood plank at Drill Hall & cast concrete deck at Administration RR Good to

Poor


The superstructure is exposed in some locations, which allows for limited observation. The walls and floors appear to be plumb, level, stable and in good condition.

The superstructure is exposed in some locations, allowing for limited observation. There is significant evidence of framing deterioration due to water at the Drill Hall roof sheathing. The affected areas of sheathing should be replaced when the roof membrane is replaced. Further discussion of the repair and costs is in Section 6.3.

No major code violations were observed during the site visit.

66..33.. RROOOOFF IINNGG

Drill Hall: Item Description Action Condition

Type Gabled

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Finish Asphalt shingles RR Poor

Maintenance Maintained by in-house staff

Age The roof finishes are approximately 32 years old.

Warranties Information regarding roof warranties or bonds was not available.

Drainage Internal drains RR Poor

Flashing Sheet metal RM Good

Insulation None RR

Parapet and Copings Parapets with sheet metal copings & stone copings RR/RM Poor/Good

Soffits, Eaves, and Fascias Sheet Metal & Stone fascia RM Fair

Skylights None RM

Attics None NA

Ventilation Mechanical NA

Administration: Item Description Action Condition

Type Flat

Finish EPDM membrane RR Fair to Poor


Age The roof finishes are approximately 22 years old.

Warranties Information regarding roof warranties or bonds was not available.

Drainage Internal drains RM Fair

Flashing Sheet metal RR Poor

Insulation Tapered RM Good

Parapet and Copings Parapets with sheet metal copings & stone copings covered with membrane with termination bar RR/RM Poor/Good

Soffits, Eaves, and Fascias Stone fascia RM Fair

Skylights Custom, dome skylights RM Fair

Attics Steel beams encased in terracotta RR Good

Ventilation None NA


The property does not have a dedicated roof repair and maintenance contractor. On site personnel maintain the roofs or a contractor is retained when required.

The Drill Hall roof finishes are approximately 32 years old. The Administration roof finishes are approximately 22 years old. Information regarding roof warranties or bonds was requested but are not available.

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The field of the Drill Hall roof is in poor condition. There are damaged and missing shingles. Based on the estimated Remaining Useful Life (RUL) and current condition, the roof shingles will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.

The field of the Administration portion of the roof is in fair to poor condition. There are isolated areas of seam failure throughout the roof. Based on the estimated Remaining Useful Life (RUL) and current condition, the roof membrane will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.

There is evidence of active leaks in the roof drainage system. There are significant amounts of water-damaged interior finishes in the Drill Hall. The leaks occur at the roof drains and leaders within the Drill Hall. All active leaks in the roof drain system must be repaired and roof drain leaders must be replaced. The estimated cost of this work is included in the Replacement Reserves Report.

The roof sheathing is in good to poor condition. There is evidence of framing deterioration due to water intrusion at the Drill Hall roof sheathing. The affected areas of sheathing should be replaced when the roof membrane is replaced. The damaged areas must be repaired. The estimated cost of this work is included with the roof drain system replacement costs.

There is no roof insulation in the Drill Hall. New insulation must be installed. The services of a local design professional familiar with local codes and historic structures should be retained to determine the best way to insulate the space. The estimated cost to retain a consultant is included in the Replacement Reserves Report.

There is no insulation in the attic space of the Administration portion of the building. Cellulose insulation could be blown in over the dropped plaster ceiling of the spaces below. New insulation would lower the energy costs associated with operating the building as well as improve the comfort of the building occupants. The estimated cost of this work is included in the Replacement Reserves Report.

The parapet wall between the Administration and gabled roofs is in fair to poor condition. There are significant areas of damaged flashing elements. Application of waterproofing compound indicates a response to water intrusion problems in the past in this area by maintenance staff. The compound could be replaced with sheet metal to provide a more durable performing solution. The estimated cost of this work is included in the Replacement Reserves Report. This work can be performed in conjunction with the roof finish replacement repairs noted above.

The copings are in fair to poor condition. Seams in metal copings at the drill hall have been installed with butt joints. There panels are separated at the joints. The seams in the copings should be sealed to prevent water intrusion. The estimated cost of this work is included in the Replacement Reserves Report. This work can be performed in conjunction with the roof finish replacement repairs noted above.

The skylights are in fair condition. Based on the age and condition, the gabled skylight should be replaced. The estimated cost of this work is included in the Replacement Reserves Report.

The roof substrate and insulation should be inspected during any future roof repair or replacement work.

There is no evidence of fire retardant treated plywood (FRT).

The roof flashings are in good to fair condition. Based on the estimated Remaining Useful Life (RUL), the roof flashings will require replacement during the evaluation period. The work can be performed in conjunction with the membrane replacements noted above.

Clearing and minor repair of drain system components should be performed regularly as part of the property management’s routine maintenance program.


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66..44.. EEXXTTEERR IIOORR WWAALLLLSS


Typical Finishes and Cladding Brick veneer RM Good to Fair

Other finishes Granite and Limestone trim RM Good to Fair

Sealants Caulking and sealants at joints, finish transitions, and at wall openings. RR Fair to Poor


The masonry is in good to fair condition. There are isolated areas of efflorescence at the brick veneer on the east wall. There are also significant areas of staining to the brick veneer throughout the building’s exterior walls. The affected areas of masonry must be cleaned. The estimated cost of this work is included in the Replacement Reserves Report. Based on the Remaining Useful Life (RUL), continued monitoring and periodic cleaning of the masonry walls will be required during the assessment period.

The exterior wall stone masonry trim is in good to fair condition. Based on the estimated Remaining Useful Life (RUL), re-pointing is anticipated. The estimated cost of this work is included in the Replacement Reserves Report.

The sealant is in fair to poor condition. Based on the estimated Remaining Useful Life (RUL), the sealant will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.


66..55.. EEXXTTEERR IIOORR AANNDD IINNTTEERR IIOORR SSTTAAIIRRSS


Exterior Stairs Granite steps RM Fair

Interior Stairs Wood-framed stairs with carpeted treads and risers Steel with integral rails

RM RR

Good to fair Good to fair


The granite stairs are in fair condition. There is isolated evidence of settling at the first step on the west side. The stone should be reset so that it is level. The extent of this work and the cost of this work are relatively insignificant. The work can be performed as part of property management’s routine maintenance program. It is not included in the Replacement Reserves Report.

The steel interior stairs are in good to fair condition. Based on the estimated Remaining Useful Life (RUL) and current condition, the stairs will require refinishing. Scraping, priming, and painting of the stairs is recommended. The estimated cost of this work is included in the Replacement Reserves Report.


8888779988 .. 0099RR-- 003300 .. 001177


22


66..66.. WWIINNDDOOWWSS AANNDD DDOOOORRSS


Windows Aluminum-framed units with fixed & awning operable panes of glazing and wood-framed arched units with brick infill in the Drill Hall

RR Fair to poor

Doors Aluminum storefront entrance doors and hollow metal rear service doors in metal frames RM Good

Door Hardware Lever handles & knob handles RM Good

Overhead Doors Roll-up doors at Drill hall with mechanical openers and roll-up door at Unit Equipment with manual opener

RM/RR Good / Poor


The exterior doors and door hardware are in good condition and will require routine maintenance. Sweeps should be placed on a number of exterior doors to prevent water infiltration and improve energy efficiency of the building.

The wood windows are in poor condition. There is significant evidence of leaks and water-damaged finishes at window frames. Glass panes have been damaged at a number of locations in the Drill Hall. The damaged windows must be replaced. The estimated cost of this work is included in the Replacement Reserves Report.

The aluminum windows are in fair to poor condition. There is isolated evidence of rusted, damaged, and deteriorated, and inoperable window frames. Based on the estimated Remaining Useful Life (RUL), the windows will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.

The loading ramp to the overhead door access to the Basement is in poor condition. The loading ramp requires replacement. A temporary bard ramp to the supply area in the Basement has been installed to accommodate loading and unloading of unit equipment. This configuration is not appropriate to the occupant’s use of the building. The board should be replaced with a permanent ramp. The estimated cost of this work is included in the Replacement Reserves Report.

66..77.. PPAATT IIOO,, TTEERRRRAACCEE ,, AANNDD BBAALLCCOONNYY

Not applicable. There are no patios, terraces, or balconies.

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23


77 .. BB UU II LL DD II NN GG MM EE CC HH AA NN II CC AA LL AA NN DD EE LL EE CC TT RR II CC AA LL SS YY SS TT EE MM SS

77..11.. BBUU II LLDD IINNGG HHEEAATT IINNGG,, VVEENNTT II LLAATT IINNGG,, AANNDD AAIIRR --CCOONNDDIITT IIOONN IINNGG ((HHVVAACC))



Age and Type

The HVAC equipment appears to vary in age with some equipment more than 30 years old. HVAC equipment is reportedly replaced on an "as needed" basis. Steam is supplied for heating by Trigen Unit heaters and radiators appear to date to the 1940’s Hot water system components are somewhat newer but are still at least 30 years old. Bryant split DX system for “Officer’s Club” was manufactured in 2001

Heating & Air-conditioning

Central steam and hot water system to unit heaters, radiators, convectors, and fin tube hydronic baseboard Electric split DX system with pad-mounted condensing unit and fan coil unit

RR, RM Fair to Poor

Refrigerant R-22

Quantity/Capacity

Eight drill floor steam heating diffusing units with unknown capacities One Bryant electric split DX system with pad-mounted condensing unit and fan coil unit with a nominal cooling capacity of five-tons

Distribution

Air handler to ceiling-mounted diffusers Two-pipe distribution systems to coils in unit heaters, radiators, convectors, and fin tube (steam with condensate return and hot water supply and return) Re-circulating pumps

RR, RM Fair to Poor

Controls Local thermostats and Automated EMS system RR, RM Good to Fair

Ducts Concealed ducts above ceilings at “Officer’s Club” RM Good

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24



Supplemental systems

Twelve PTACs with estimated nominal cooling capacities of 2-tons each Sixteen window air conditioners with cooling capacities ranging from 10,000 to 22,000 BTUH

RR, RM Good to Fair

Ventilation Central fans with concealed ducts to spaces RR, RM Fair


The HVAC systems are maintained by the in-house maintenance staff unless a problem occurs for which the maintenance staff is not equipped or trained to handle. DMVA has an SPC with D&W Construction for such situations.

The HVAC equipment varies in age. HVAC equipment is reportedly replaced on an "as needed" basis.

The heating steam and water distribution systems appear to be in good to fair condition. An abandoned section of steam piping above the gym was cut with a torch allowing a view of the internal condition of the piping, which was very good. ACM insulation was removed from all of the major heating components in the basement mechanical room and basement spaces. Major steam lines and hot water components are now uninsulated which permits significant heat losses, unnecessary expenses, and potentially dangerous contact with hot piping. Steam manifolds, steam lines, the steam-to-hot water heat exchanger, and heated water piping all need to be reinsulated. A cost allowance to replace insulation is included in the Replacement Reserves Report.

The hot water supply and return lines to fin tube heaters in the restrooms at Rooms 45A and 45B on the second floor have damaged insulation. The lines are not protected from foot contact. Replacement of the insulation and protection of the lines will be required. The estimated cost of this work is included in the Replacement Reserves Report.

The condensate return piping from the unit heater in the northeast corner of the drill floor has a leak that is causing efflorescence through the north wall of the building as well as damaging the plywood enclosure around the line. The leaking section of the line will require replacement. There appears to be possible ACM insulation on the piping. Samples should be obtained and analyzed prior to initiating any work. Should ACM be discovered, appropriate controls shall be instituted for removal and disposal. The estimated cost of this work is included in the Replacement Reserves Report.

The steam-to-hot water heat exchanger/converter appears to be in fair condition but based on its estimated Remaining Useful Life (RUL), heat exchanger replacement will be required. The copper circulating line near the heat exchanger looks as if it is leaking and will require replacement in conjunction with heat exchanger replacement. The estimated cost of this work is included in the Replacement Reserves Report.

The heated water distribution pumps are fairly new and appear to be in good condition. Based on their estimated Remaining Useful Life (RUL), pump replacement will be required. The estimated cost of this work is included in the Replacement Reserves Report.

The vacuum condensate return system was installed in approximately 2005 and appears to be in good condition. Some repairs such as pump replacements and minor control repairs will be required. A cost allowance for these repairs is included in the Replacement Reserves Report.

The vertical discharging free-blow steam unit heaters at the drill floor appear to be in fair to poor condition with several of the units inoperative. Based on their estimated Remaining Useful Life (RUL), the heating units will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.

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25


The five-ton Bryant condensing unit and fan coil for the “Officer’s Club” appear to be in good to fair condition. The condensing coil on the condensing unit at the drill floor is very dirty and will require cleaning. The cost of this work is relatively insignificant and is considered a routine maintenance activity. Based on their estimated Remaining Useful Life (RUL), the condensing unit and fan coil will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.

The PTAC units appear to be in good to fair condition. According to the POC eight of the twelve units are new. Based on their estimated Remaining Useful Life (RUL), the PTAC units will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.

The window air-conditioning units are in good to fair condition. Based on their estimated Remaining Useful Life (RUL), some of the units will require replacement. The cost of this work is included in the Replacement Reserves Report.

The rooftop-mounted mechanical ventilation equipment appears to be in fair condition. Based on their estimated Remaining Useful Life (RUL), exhaust fan replacement is anticipated. The estimated cost of this work is included in the Replacement Reserves Report.

Each of the four arms vaults is equipped with a dehumidifier. The dehumidifier collection is captured in buckets and then must be dumped elsewhere by hand. There is no temperature control in the vaults. The installation of four split ductless air-conditioning systems is recommended to reduce humidity and control the temperature. The condensing units could easily be installed in the former boiler room and excess heat exhausted by the existing propeller fan. Small condensate pumps will be needed inside the arms vaults to collect and remove evaporator coil condensation. The estimated cost of this work is included in the Replacement Reserves Report.

The automated HVAC control system sensors and modules are in good condition. Based on estimated Remaining Useful Life (RUL), replacement will be necessary. A budgetary cost allowance is included in the Replacement Reserves Report.

The following code violation was observed during the site visit. The estimated correction cost is included in the Replacement Reserves Report.

− No backflow preventer was observed on the makeup water line to the hot water system.

77..22.. BBUU II LLDD IINNGG PPLLUUMMBB IINNGG


Water Meter Meters in the basement mechanical room RM Good

Domestic Water Supply Copper Pipe RM Good

Domestic Waste and Ventilation Cast iron pipe and galvanized steel RM Good

Domestic Hot Water

Two central gas-fired water heaters; one commercial-grade 91-gallon, 199,000 BTUH input in the basement mechanical room (2004) and one residential grade, 50-gallon, 40,000 BTUH input, in the kitchen on the second floor (2007)

RR, RM Good

Common Area Restroom Fixtures Commercial-grade bath fixtures and accessories RM Good

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26



The plumbing systems appear to be well maintained and in good condition. The water pressure appears to be adequate. The plumbing systems will require routine maintenance.

There is no evidence that the property uses polybutylene piping for the domestic water distribution system.

The pressure and quantity of hot water appear to be adequate.

The water heaters appear to be in good condition. Based on their estimated Remaining Useful Life (RUL), the water heaters will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.

The common area restroom accessories and fixtures appear to be in good to fair condition. Based on their estimated Remaining Useful Life (RUL) and condition, some of the fixtures will require replacement. The estimated cost of this work is included in the Replacement Reserves Report. It should be noted that no costs are included to make improvements to deteriorated restrooms and fixtures at the drill floor locker rooms as it is now the responsibility of Drexel University for improvements and upkeep.


77..33.. BBUU II LLDD IINNGG GGAASS DDIISSTTRR II BBUUTT IIOONN


Gas Meter and Regulator Located in the basement RM Good

Gas Distribution Piping Malleable steel (black iron). RM Good

Observation/Comments:

The pressure and quantity of gas appear to be adequate.

The gas meter and regulator appear to be in good condition and will require routine maintenance.

Only limited observation of the gas distribution piping can be made due to hidden conditions. The gas piping is in good condition and, according to the POC there have been no gas leaks.



77..44.. BBUU II LLDD IINNGG EELLEECCTTRR IICCAALL


Service Type Underground lines from power lines to pad-mounted primary transformers in the basement electrical room

Service Size 800 amps, 120/240-volt three-phase four-wire alternating current (AC)

Electric Meters and Equipment

Meter in the basement electrical room Primary step-down transformers in electrical room Circuit breaker panels located inside

RM Good

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Wiring

Copper wire in metallic conduit Some copper wire in non-metallic sheathed cable Aluminum wiring in sub-feeders only, not in branch wiring

RM Good

Emergency generator Natural gas - fueled 7.5 kW emergency electrical generator RR Poor


The on site electrical systems up to the meter are owned and maintained by the respective utility company.

The electrical service and capacity appear to be adequate for the property’s demands.

The main switchgear, most circuit breaker panels, and the electrical meter appear to be in good condition and will require routine maintenance. Three electrical panels are obsolete, two in the basement and one in the first floor corridor, and should be replaced. The estimated cost of this work is included in the Replacement Reserves Report.

Interior lighting was upgraded in 2007 to T-8 fluorescent fixtures with electronic ballasts. Some areas were not accessible during the contract execution as some units were deployed. The areas affected were unit storages and arms vaults. A budgetary cost allowance to complete lighting upgrades is included in the Replacement Reserves Report.

The emergency generator is inoperative and will require replacement. According to DMVA, all RCs should have full emergency generator back up capability as many of the facilities are designated EOC locations. An emergency generator with a capacity of 265 kW to support the rated load for the main switchgear will be required. The generator exhaust must meet current state and city air quality requirements. The estimated cost of this work is included in the Replacement Reserves Report.

The following code violations were observed during the site visit. The estimated correction costs are relatively insignificant and are considered routine maintenance activities.

− Main busses on the top and bottom of the main electrical switchgear in the basement electrical room are exposed when the panel door is opened

− Abandoned boxes and wiring on the west wall of the old boiler room have not been properly terminated.

− The electrical panel at the bottom of the stairs from the basement to the drill floor has a missing blank where a circuit breaker was removed.

− The kitchen has non-GFCI receptacles at counter height where small appliances could be plugged into the circuit.

− The GFCI cover plate in the fitness room restroom does not cover the electrical box opening.

− Reinstall panel board covers in the electrical room at the drill floor.

77..55.. EELLEEVVAATTOORRSS AANNDD CCOONNVVEEYY IINNGG SSYYSSTTEEMMSS

Not applicable. There are no elevators or conveying systems present.

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77..66.. FF II RREE PPRROOTTEECCTT IIOONN SSYYSSTTEEMMSS


Sprinkler Systems Wet pipe automatic sprinkler system for basement only, pull stations, and alarm horns Backflow preventer

RM Fair

Other Equipment and Devices

Central alarm panel, illuminated exit signs, battery back-up light fixtures RR, RM Fair to Poor

Special Systems None Wet chemical fire suppression system needed in the range hood

RR Poor

Fire Extinguishers Located throughout interior spaces Last service date in April 2009

RM Good

Fire Hydrants Located along adjacent public streets RM Good

Stair Wells Drywall-finished stairwell walls RM Good


The fire extinguishers are generally inspected every month by an employee who is state certified. When the extinguishers reach the age at which pressure testing is required, they are donated to the local fire department and replaced with new units. All of the extinguishers appear to be in good condition. Routine maintenance is anticipated.

The fire sprinklers appear to be in good condition but have not been inspected by a qualified contractor on a routine basis since 1992. The fire sprinklers will require inspection and certification immediately.

Exit sign and emergency light replacement is considered to be routine maintenance.

The pull stations and alarm horns appear to be in fair condition and will require replacement in conjunction with the fire alarm system replacement as noted following.

The central alarm panel appears to be in fair condition, but there is no evidence to suggest routine testing. Equipment testing is not within the scope of a Physical Needs Assessment. In addition, the system only includes pull stations, there are no smoke, heat detectors, duct detectors, or alarm strobes. We feel this is a safety issue and the system should be replaced with an NFPA compliant panel and devices immediately, however, we understand that funding may not be available to accomplish the upgrade immediately. The existing system should be tested and repaired as necessary to provide some measure of fire safety until the entire system can be replaced. A budgetary allowance for testing and repair and the estimated cost of system replacement are included in the Replacement Reserves Report.

The kitchen range hood is not equipped with a chemical extinguishing system as required by NFPA 96. Estimated costs for installation of an approved hood and fire suppression system are included in the Replacement Reserves Report.

The exit stairwells appear to be constructed in accordance with applicable codes in force at the time of construction.

The following code violations were observed during the site visit. The estimated correction costs are included in the Replacement Reserves Report (except as noted).

− The fire sprinkler system has not been tested and certified within the last year. The estimated cost of this is relatively minor and should be included in the routine maintenance program.

− The fire alarm system has not been tested within the past year.

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− There is no fire suppression system in the exhaust hood at the kitchen.

− The Siamese Fire Department Connection is missing both caps.

77..77.. IITT//CCOOMMMMUUNN IICCAATT IIOONN SSYYSSTTEEMMSS


IT System RCAS (Reserve Component Automation System) server equipment, located in the first floor training room closet

RM Good

Data Drops 45 total, located in office spaces, supply rooms, and in training rooms RM Good

Telecom Telephone switchgear located in the basement corridor RR, RM Good

Telephone Jacks 39 total, located in office spaces, supply rooms, and in training rooms RM Good


The RCAS server equipment and system appeared to be in good condition and provides adequate network capacity for the current usage of the facility. System component replacement on an as-needed basis may be required as part of facility operations.

The telephone switchgear appeared to be in good condition. The equipment appears to have adequate capacity for current needs but will require upgrade with newer, more modern switchgear as the equipment becomes technologically obsolete. A new PBX or KSU system will be needed during the assessment period. The estimated cost of a new PBX system is included in the Replacement Reserves Report.

Through an agreement with Drexel University, data networking equipment has been installed that provides web access through the University’s main servers. The equipment appeared to be in good condition and will require routine maintenance.

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88 .. FF AA CC II LL II TT YY II NN TT EE RR II OO RR SS PP AA CC EE

88..11.. IINNTTEERR IIOORR FF IINN II SSHHEESS AANNDD FFFF&&EE

The following table generally describes the interior finishes:

Description

Renovations/FF&E

Several areas on the second floor and the basement were last renovated approximately 2 years ago. Some interior finishes appear to be original and most appear not to have been renovated within the last 20 years. The FF&E primarily consists of chairs, desks, tables, recreation area furniture, and office equipment

Area Description Action Condition

Floor Walls Ceilings

Offices Carpet, Vinyl tile, Painted slab

Painted plaster or brick

Suspended T-bar with tiles or Painted plaster

RM Good

Storage Unfinished Painted plaster Painted plaster RM Good

Kitchens Vinyl tile Painted plaster Painted plaster RM Fair

Restrooms Terrazzo, Vinyl tile, Ceramic tile

Marble, Painted brick, Ceramic tile Painted RM Good to Fair

Drill Hall Locker Room Epoxy Coating Painted Painted drywall RR Poor

Large Drill Hall Unfinished Painted block Painted wood RR Poor

Bleachers Painted Wood Painted block Painted wood RM Fair to Poor

Small Assembly Hall (Gym) Hardwood Painted plaster Painted plaster RM Good to Fair

Mechanical Rooms Unfinished Painted CMU & concrete Terracotta RM Fair to Poor

Supply Room Painted slab Painted plaster Painted plaster RM Good

Vaults Painted slab Painted brick Painted plaster RM Good

Corridors Terrazzo, Carpet, Hardwood

Painted plaster, Masonite paneling

Suspended T-bar with tiles RM Good to Fair

Unit Equipment Painted Slab Painted brick Painted concrete deck RM Good

Physical Fitness Resilient gym pads Painted plaster Painted plaster RM Good

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Description

Physical Fitness Shower Ceramic Tile Painted CMU Painted plaster RR Good to Poor

Club Rooms Terrazzo, Carpet Masonite Paneling Suspended T-bar

with tiles RM Good to Fair

IT Vinyl Tile Painted plaster Painted plaster RM Fair

Classroom Carpet Painted paneling Suspended T-bar with tiles RM Fair

Museum

Vinyl tile, Sheet linoleum, Hardwood

Masonite paneling, Painted plaster

Suspended T-bar with tiles RR Good to

Poor


The interior finishes are in good to poor condition. Based on the estimated Remaining Useful Life (RUL), the carpet and vinyl flooring will require replacement. Asbestos is suspected in either the tiles or mastic in the vinyl flooring. This requires abatement by a qualified contractor. Based on the estimated Remaining Useful Life (RUL), the hardwood flooring will require refinishing. The estimated cost of this work is included in the Replacement Reserves Report.

Interior painting and wall finish replacement will be required. The estimated cost of this work is included in the Replacement Reserves Report.

The ceiling tiles are in good condition. Based on the estimated Remaining Useful Life (RUL), the ceiling tiles will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.

Isolated areas in the Drill Hall have water damage. Further discussion and cost can be found in Section 6.3.

Office furniture, gym equipment, and training room furniture are in good condition. A budgetary cost to replace the office and training room furniture is included in the Replacement Reserves Report.

According to the military personnel at the property, presently there is enough number of lockers for their use. No cost is included in the Replacement Reserves Report.

88..22.. CCOOMMMMEERRCC IIAALL KKII TTCCHHEENN EEQQUU II PPMMEENNTT

The kitchen includes the following major appliances, fixtures, and equipment:

Appliance Comment

Refrigerators Upright, one double door True Freezers Upright, part of residential-grade refrigerator/freezer Ranges Gas, Garland six burner, two oven, griddle Ovens Gas, part of Range Griddles / Grills Gas, part of Range Fryers No

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Appliance Comment

Hood Exhaust ducted to exterior, no fire suppression system Dishwasher Owned, residential-grade undercounter model Microwave Yes, residential-grade countertop model Ice Machines Yes, Manitowoc (1998) Steam tables No Work tables Stainless steel Shelving None Grease Interceptor One, 7 GPM, 14 LB fat capacity


The kitchen appliances appear to be in fair to poor condition. Based on their estimated Remaining Useful Life (RUL), some of the kitchen appliances will require replacement. The estimated cost of this work is included in the Replacement Reserves Report.

Refer to Section 7.6 for discussion regarding the range hood.

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33


99 .. OO TT HH EE RR SS TT RR UU CC TT UU RR EE SS

Not applicable. There are no major accessory structures.

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11 00 .. AA PP PP EE NN DD II CC EE SS

APPENDIX A: Photographic Record

APPENDIX B: Site Plan

APPENDIX C: Supporting Documentation

APPENDIX D: EMG Abbreviated Accessibility Checklist

APPENDIX E: Pre-Survey Questionnaire

APPENDIX F: Terminology

APPENDIX G: Resumes for Report Reviewer and Field Observer

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AA PP PP EE NN DD II XX AA :: PP HH OO TT OO GG RR AA PP HH II CC RR EE CC OO RR DD

EMG PHOTOGRAPHIC RECORD

Project No.: 88798.09R-030.017 Project Name: Philadelphia Lancaster Avenue Readiness Center 42D75

CORPORATE HEADQUARTERS 222 SCHILLING CIRCLE, SUITE 275, HUNT VALLEY, MARYLAND 21031 800 733 0660 FAX 410 785 6220 www.emgcorp.com

Photo #1:

Property Identification Signage at Lancaster Avenue and 32nd Street

Photo #2:

Flagpole

Photo #3:

Front (south) elevation of the Readiness Center Building along Lancaster Avenue

Photo #4:

Left (west) elevation of the Readiness Center Building along 33rd Street

Photo #5:

Right (east) elevation of the Readiness Center Building along 32nd Street

Photo #6:

Rear (north) elevation of the Readiness Center Building along Cuthbert Street




Photo #7:

Overview of shingle roof of the Readiness Center building over drill hall

Photo #8:

Overview of lower roof of the Readiness Center over admin. portion of building

Photo #9:

Roofing patch Photo #10:

Gutter and internal drain at north side of drill hall roof

Photo #11:

Gutter and internal drain on south side of drill hall roof

Photo #12:

Problematic roof drain at drill hall roof




Photo #13:

Coping at drill hall parapet on north side. Note: separation at butt joints

Photo #14:

Finishes at gable end of drill hall roof

Photo #15:

Stone coping along gable end of drill hall roof

Photo #16:

Finishes at parapet wall/architectural feature over main entry

Photo #17:

Parapet wall between drill hall gabled roof and flat roof over admin. spaces

Photo #18:

Flashing at parapet wall between gabled roof and flat roof




Photo #19:

Patch at flat roof membrane. Note: seam lifting

Photo #20:

Parapet condition at flat roof

Photo #21:

Gabled skylight above gym Photo #22:

Finishes on gabled skylight include wired corrugated glass

Photo #23:

Skylight over kitchen Photo #24:

Roof access hatch




Photo #25:

Attic space above administration. Terracotta over steel and concrete structure

Photo #26:

Attic space showing plaster ceiling Note: opportunity for insulation

Photo #27:

Main entrance finishes, stairs, and doors Photo #28:

Granite base and cornerstone

Photo #29:

Limestone cornice work. Note: staining Photo #30:

Brick veneer. Note: efflorescence




Photo #31:

Brickwork. Note: staining Photo #32:

Caulking at limestone trim.

Photo #33:

Typical drill hall window Photo #34:

Interior of drill hall window

Photo #35:

Interior of gable end drill hall window Photo #36:

Windows at administration portion of the Readiness Center building




Photo #37:

Administration window. Note: Plywood repair

Photo #38:

Interior of administration window

Photo #39:

Basement window Photo #40:

Exit door

Photo #41:

Overhead door onto Cuthbert Street Photo #42:

Overhead door onto 32nd Street




Photo #43:

Overhead door into basement Photo #44:

Ramp to overhead door into basement

Photo #45:

Lobby Photo #46:

Corridor

Photo #47:

Stairwell lobby Photo #48:

Lobby to drill hall




Photo #49:

Drill hall Photo #50:

Drill hall exposed concrete slab

Photo #51:

Drill hall walls. Note: No insulation Photo #52:

Drill hall ceiling. Note: No insulation

Photo #53:

Drill all bleacher stair Photo #54:

Drill hall bleachers




Photo #55:

Drill hall restroom ramp Photo #56:

Drill hall ADA restroom

Photo #57:

Drill hall corridor under bleachers Photo #58:

Drill hall locker room under bleachers

Photo #59:

Drill Hall offices Photo #60:

Interior deck over drill hall offices




Photo #61:

Drill hall office space Photo #62:

2nd Floor corridor

Photo #63:

ROTC corridor Photo #64:

Gym

Photo #65:

Classroom and FF&E Photo #66:

Museum




Photo #67:

Commander’s club room Photo #68:

American Legion

Photo #69:

Kitchen Photo #70:

Physical Training Room

Photo #71:

Office and FF&E Photo #72:

Basement corridor




Photo #73:

Unit equipment and basement finishes; note sprinkler lines

Photo #74:

Boiler room

Photo #75:

Drill hall restroom finishes Photo #76:

Drill hall restroom finishes

Photo #77:

Shower under drill hall bleachers Photo #78:

Bathroom under drill hall bleachers. Note: poor condition




Photo #79:

Physical Training Locker Room and restroom

Photo #80:

Administration restroom

Photo #81:

Administration shower; note damaged eschutcheon

Photo #82:

Classroom shower

Photo #83:

Main staircase Photo #84:

Southeast staircase




Photo #85:

Interior double doors with transom Photo #86:

Transom hardware

Photo #87:

Restored doorway Photo #88:

Lobby doors

Photo #89:

Interior door Photo #90:

Original plaster finishes




Photo #91:

Interior windows at Gym clerestory Photo #92:

Vinyl tile at drill hall offices

Photo #93:

Vinyl tile in Museum. Note: Suspect asbestos

Photo #94:

Hardwood flooring

Photo #95:

Terrazzo flooring Photo #96:

Typical painted finishes




Photo #97:

Acoustic ceiling tile Photo #98:

Damage to exterior wall from damaged condensate return piping in drill hall

Photo #99:

Damage to finishes at deteriorated roof drains in drill hall

Photo #100:

Damage to finishes at roof deck in drill hall

Photo #101:

Damage in Locker room under drill hall balcony

Photo #102:





Photo #103:

Rusted interior door frame Photo #104:


Photo #105:

Rust damage to exterior door Photo #106:

Ramp at entrance to Drill Hall

Photo #107:

Pole-mounted electrical service switch Photo #108:

Electrical meter at building interior




Photo #109:

Gas meter at building interior Photo #110:

Water meters at building interior

Photo #111:

Cuthbert Street parking overview Photo #112:

Walkway overview (on what used to be Lancaster Avenue)

Photo #113:

Overview along North 33rd Street looking south; note fire hydrant in foreground

Photo #114:

Dumpsters on sidewalk at the northwest corner of the drill floor




Photo #115:

Building-mounted signage at drill floor overhead door on North 33rd Street

Photo #116:

Incoming steam line from Trigen

Photo #117:

Steam header Photo #118:

Steam to hot water heat exchanger

Photo #119:

Heated water circulating pump (typical) Photo #120:

Vacuum return line heating pump




Photo #121:

Hydronic baseboard cabinet Photo #122:

Steam unit heater at drill floor

Photo #123:

Heating piping and fin tube cabinet in restroom on second floor; note insulation condition

Photo #124:

Convector cabinet in stairwell

Photo #125:

Steam unit heater in basement storage Photo #126:

Condensing unit at mezzanine in drill floor (services “Officer’s Club”




Photo #127:

Fan coil unit for “Officer’s Club” Photo #128:

PTAC unit at drill floor

Photo #129:

Window air conditioner (typical) Photo #130:

Basement corridor; note propeller sidewall exhaust fan and cast iron soil piping

Photo #131:

Portable dehumidifier in arms vault (typical)

Photo #132:

Automated control system for steam control valve tied into FTIG




Photo #133:

Commercial-grade gas-fired water heater in basement mechanical room

Photo #134:

Copper domestic water piping

Photo #135:

Cast iron sanitary vent piping Photo #136:

Galvanized steel sanitary vent piping

Photo #137:

Residential-grade gas-fired water heater at kitchen

Photo #138:

Water cooler




Photo #139:

Main electrical switchgear; note primary transformer cage in background

Photo #140:

Primary transformer data plate

Photo #141:

Primary disconnect switch Photo #142:

Emergency generator

Photo #143:

Main distribution panel with cover door open

Photo #144:

Bottom of main distribution panel with door open




Photo #145:

Old panel board in basement corridor Photo #146:

Electrical room at drill floor, in space now leased by Drexel University and rented to movie production company

Photo #147:

Electrical room at drill floor panel with cover removed by movie production company

Photo #148:

Disconnected wiring not terminated properly in basement mechanical room

Photo #149:

Sprinkler system riser in basement mechanical room

Photo #150:

Kitchen grease interceptor




Photo #151:

Fire alarm control panel Photo #152:

Exterior fire alarm bell

Photo #153:

Fire department Siamese connection at building exterior; note missing caps

Photo #154:

Illuminated exit signs and fire extinguisher in basement

Photo #155:

RCAS networking equipment in closet of training room on first floor

Photo #156:

Networking equipment hosted by Drexel




Photo #157:

Telephone switchgear in basement Photo #158:

Telephone networking equipment in basement

Photo #159:

Arms vault intrusion detection system control

Photo #160:

Museum security alarm panel

Photo #161:

Range in kitchen Photo #162:

Range hood




Photo #163:

True reach-in refrigerator; note residential refrigerator/freezer in background

Photo #164:

Ice machine

Photo #165:

Kitchen stainless steel sink with residential style dishwasher

Photo #166:

Non-GFCI receptacle at kitchen counter

Photo #167:

Result of leaking condensate return piping from unit heater at drill floor

Photo #168:

Coil condition on “Officer’s Club” condensing unit




Photo #169:

Open LB on conduit at drill floor Photo #170:

Opening in load center where circuit breaker removed at basement corridor

Photo #171:

GFCI cover plate does not cover box opening at fitness room restroom

Photo #172:

Obsolete Federal Pacific load center in corridor

Photo #173:

No insulation on heat exchanger Photo #174:

No insulation on steam header




Photo #175:

Deteriorated piping at heat exchanger Photo #176:

T-12 fluorescent lighting in arms vaults needs to be upgraded and improved

8888779988 .. 0099RR-- 003300 .. 001177



AA PP PP EE NN DD II XX BB :: SS II TT EE PP LL AA NN

Site Plan

Project Number:

88798.09R-030.017

Project Name:

Philadelphia Lancaster Avenue Readiness Center 42D75

Not drawn to scale. The north arrow indicator is an approximation of 0° North.

On Site Date:

May 7 and 8, 2009

8888779988 .. 0099RR-- 003300 .. 001177



AA PP PP EE NN DD II XX CC :: SS UU PP PP OO RR TT II NN GG DD OO CC UU MM EE NN TT AA TT II OO NN

Project Name: Philadelphia Lancaster Avenue Readiness Center EMG Proj #: 88798.09R-030.017

General Requirements from 40CFR280: Tank(s) Meet Requirements?

N/A

· U/G piping must have cathodic protection installed

5. Tanks and underground piping need protective anti-corrosion coatings. Piping should have a dielectric union at the building to limit corrosion potential to buried piping only. Both the tank and piping should have either passive or impressed current cathodic protection.

Find out who is the gas company and check with them about specific installation requirements. It is illegal to service any installation that does not comply with codes.

U/G LP Gas tanks are not considered to contain regulated petroleum material and so are not governed by 40CFR280, however, there are still NFPA 58 requirements as well as local codes.

1. Not under vehicular traffic ways2. Determine Capacity (US Gallons Water Capacity)3. Determine location - clearances for all underground tanks up to 1,000 gal wc are 10' from property lines and structures. ASTs have different clearance limits for 1,000 gal tanks - usually 25' from pl and structures.

4. The top of the tank (fill access dome) is placed such that water is forced away from the dome. No standing water should be visible inside the dome.

NO LP gas tanks

· Spill and overfill prevention equipment must be installed(3) Be closed IAW closure requirements under 40CFR280 subpart G (including corrective actions under subpart F as required). Unless work is underway during assessment, EMG will not be able to confirm.

Tanks installed after December 22, 1988 must comply with 40CFR280.20, Performance standards for new UST systems.

If an UST installed (or was in the process of installation, or had a contract issued for construction) before December 22, 1988 contains “regulated” materials (includes petroleum heating oil - all grades, petroleum motor fuels, jet fuel, used oil, petroleum solvents), it must:

(1) Meet new UST performance standards under 40CFR280.20;(2) Be upgraded according to requirements of 40CFR280.21 paragraphs (b) through (d) listed in bullets following; or· Steel tanks must have internal inspection, then be lined (there are additional periodic inspection requirements for lined USTs) and/or have cathodic protection installed (a follow-up assessment of tank tightness must be performed after installation of cathodic protection within 3 to 6 months following first operation)

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Property Name: Philadelphia Lancaster Avenue Readiness Center 42D75 Date: May 7 and 8, 2009

Project Number: 88798.09R-030.017

EMG Abbreviated Accessibility Checklist

Building History Yes No N/A Comments

1. Has the management previously completed an ADA review?

2. Have any ADA improvements been made to the property?

3. Does a Barrier Removal Plan exist for the property?

4.

Has the Barrier Removal Plan been reviewed/approved by an arms-length third party such as an engineering firm, architectural firm, building department, other agencies, etc.?

5. Has building ownership or management received any ADA related complaints that have not been resolved?

6. Is any litigation pending related to ADA issues?

Parking Yes No N/A Comments

1. Are there sufficient parking spaces with respect to the total number of reported spaces?

No parking provided, urban street parking

2. Are there sufficient van-accessible parking spaces available (96” wide/ 96” aisle for van)?

3.

Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces?

4.

Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks?

5. Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs?

6. Does signage exist directing you to accessible parking and an accessible building entrance?

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Ramps Yes No N/A Comments

1. If there is a ramp from parking to an accessible building entrance, does it meet slope requirements? (1:12)

No ramps

2. Are ramps longer than 6 ft complete with railings on both sides?

3. Is the width between railings at least 36 inches?

4. Is there a level landing for every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks?

Entrances/Exits Yes No N/A Comments

1. Is the main accessible entrance doorway at least 32 inches wide?

2. If the main entrance is inaccessible, are there alternate accessible entrances?

3. Can the alternate accessible entrance be used independently?

4.

Is the door hardware easy to operate (lever/push type hardware, no twisting required, and not higher than 48 inches above the floor)?

5. Are main entry doors other than revolving door available?

6.

If there are two main doors in series, is the minimum space between the doors 48 inches plus the width of any door swinging into the space?

Paths of Travel Yes No N/A Comments

1. Is the main path of travel free of obstruction and wide enough for a wheelchair (at least 36 inches wide)?

2.

Does a visual scan of the main path reveal any obstacles (phones, fountains, etc.) that protrude more than 4 inches into walkways or corridors?

3. Are floor surfaces firm, stable, and slip resistant (carpets wheelchair friendly)?

4. Is at least one wheelchair-accessible public telephone available?

5. Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage?

6. Is there a path of travel that does not require the use of stairs?

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7. If audible fire alarms are present, are visual alarms (strobe light alarms) also installed in all common areas?

Elevators Yes No N/A Comments

1. Do the call buttons have visual signals to indicate when a call is registered and answered?

No conveying systems

2. Is the “UP” button above the “DOWN” button?

3. Are there visual and audible signals inside cars indicating floor change?

4. Are there standard raised and Braille marking on both jambs of each host way entrance?

5. Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door?

6. Do elevator lobbies have visual and audible indicators of car arrival?

7 Does the elevator interior provide sufficient wheelchair turning area (51” x 68”)?

8. Are elevator controls low enough to be reached from a wheelchair (48 inches front approach/54 inches side approach)?

9.

Are elevator control buttons designated by Braille and by raised standard alphabet characters (mounted to the left of the button)?

10. If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication?

Restrooms Yes No N/A Comments

1. Are common area public restrooms located on an accessible route?

Minor issues on ramps with handrails and length without landing

2. Are pull handles push/pull or lever type?

3. Are there audible and visual fire alarm devices in the toilet rooms?

4. Are corridor access doors wheelchair-accessible (at least 32 inches wide)?

5. Are public restrooms large enough to accommodate a wheelchair turnaround (60” turning diameter)?

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6. In unisex toilet rooms, are there safety alarms with pull cords?

7. Are stall doors wheelchair accessible (at least 32” wide)?

8. Are grab bars provided in toilet stalls?

9. Are sinks provided with clearance for a wheelchair to roll under (29” clearance)?

10. Are sink handles operable with one hand without grasping, pinching or twisting?

11. Are exposed pipes under sink sufficiently insulated against contact?

12. Are soap dispensers, towel, etc. reachable (48” from floor for frontal approach, 54” for side approach)?

13. Is the base of the mirror no more than 40” from the floor?

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This questionnaire must be completed by the property owner, the owner's designated representative, or someone knowledgeable about the subject property. The completed form must be presented to EMG's Field Observer on the day of the site visit. If the form is not completed, EMG’s Project Manager will require additional time during the on site visit with such a knowledgeable person in order to complete the questionnaire. During the site visit, EMG's Field Observer may ask for details associated with selected questions. This questionnaire will be utilized as an exhibit in EMG's final Property Condition Report.

Project Name: Philadelphia Lancaster Avenue Readiness Center 42D75 Project Number: 89798.09R-030.017

Person completing form: Jim Kolick Date: May 7, 2009 Association with Project: Maintenance Repairman Phone Number: 215.823.4870 Years associated w/Project: 4.5 Fax Number:

Unk = Unknown, NA = Not Applicable Yes No Unk NA Comments 1. Does the property have full-time maintenance

personnel on site? If yes, please provide name.

2. Have there been any capital improvements in the last five years?

If so, are details available? 3. Are there any “down”, or unusable spaces?

4. Are there any problems or hazards at the property?

Drill floor – leaking condensate return line that is insulated with ACM

5. Has the property ever had an ADA accessibility review?

Note: Drexel made the drill floor accessible

If so, is a copy available? 6. Does a Barrier removal plan exist for the property? 7. Are there any unresolved accessibility issues at the

property?

8. Is there any pending litigation concerning the property?

9. Is site drainage adequate?

Drexel repaired exterior leaks on Lancaster Ave. side of the RC

10. Has a termite inspection occurred within the last year? But, there is a contract with Orkin for general extermination

Is a copy of an inspection report available? 11. Are there any problems with foundations or

structures?

If so, are there plans to address? 12. Is there any water infiltration in basements or crawl

spaces?

Drexel repaired problem

13. Are there any wall or window leaks?

14. Are there any Security issues at the property? In-house, Drexel leaves doors unlocked

15. Are there any poorly insulated areas? Windows

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Yes No Unk NA Comments

16. Are there any current roof leaks at the property? Drill floor (both the single-ply membrane and asphalt shingles)

17. Are any roof finishes more than ten years old? All 18. Is the roofing covered by a warranty or bond? 19. Is Fire Retardant Treated (FRT) plywood used at the

property?

20. Does the property have an exterior insulation and finish system (EIFS) with a synthetic stucco finish

21. Do the utilities (electric, gas, sewer, water) provide adequate service?

22. Is the property served by an on site water system?

23. Is the property served by an on site septic system? 24. If present, do irrigation systems function properly? No irrigation system 25. Are HVAC systems at the property inspected and

maintained, at a minimum, annually?

No inspection – drill floor only

26. Is the HVAC equipment more than ten years old? 27. Do any of the HVAC systems use R-11, 12, or 22

refrigerants?

Window air conditioners only

28. Do tenants contract for their own HVAC work? 29. Has any HVAC system, or any other part of the

property, ever contained visible suspect mold growth?

If so, where and when? 30. Has the property ever been tested for indoor air

quality or suspect mold?

2006, asbestos abatement

If so, where and when? Results? 31. Is there a response action in place to prevent mold

growth or respond to its presence?

If so, describe. Is a copy available? 32. Are the water heaters/boilers more than ten yrs old? Water heater only. 33. Is polybutylene piping used at the property? 34. Are there any plumbing leaks or water pressure

problems?

35. Are the any leaks or pressure problems with natural gas service?

36. Does any part of the electrical system use aluminum wiring?

Note: old ungrounded system replaced

37. Has elevator equipment been replaced in the last ten years?

No conveying systems

38. Are the elevators maintained by a contractor on a regular basis?

39. Is the elevator emergency communication equipment functional?

40. Is the elevator emergency communication equipment ADA compliant?

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Yes No Unk NA Comments 41. Have the fire/life safety systems been inspected within

the last year?

42. Are there any smoke evacuation or pressurization systems?

43. Are there any emergency electrical generators? Inoperative 44. Is the emergency generator capable of 100% back-up? 45. Are the generators maintained on a regular basis? Inoperative 46. Do tenants contract for their own improvement work? 47. Are tenants responsible for any roof, HVAC, or

exterior wall maintenance, repair, or replacement?

If so, what, where and how? 48. Have there been previous due diligence, engineering,

environmental, or geological studies done?

If so, are copies available? 49. How many units are being added to the installation

roster?

Number 50. How many people drill in a month? Number 265 51. How many people drill on given weekend (at one

time)?

Number 265 52. Do the HVAC controls tie-in to FITG? 53. Confirm Age of the Facility 1916 54. Is the facility listed on or eligible for the National

Register of Historic Places (> 50 years)?

55. Have there been any archeological surveys on the property?

56. Are there oil water separators located on the facility? 57. Are there storage tanks located at the facility? Not active 58. Is there anything else that EMG should know about

when assessing this property? If so, what?

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The following are definitions of terms utilized in this report.

TERMINOLOGY

Actual Knowledge Information or observations known first hand by EMG.

ADA The Americans with Disabilities Act

Ancillary Structures Structures that are not the primary improvements of the Property but which may have been constructed to provide support uses.

Appropriate Inquiry

A request for information from appropriate entity conducted by a Freedom of Information Letter (FOIL), verbal request, or by written request made either by fax, electronic mail, or mail. A good-faith one time effort conducted to obtain the information in light of the time constraints to deliver the PNA.

ASTM American Society for Testing and Materials

Base Building That portion of the building (common area) and its systems that are not typically subject to improvements to suit tenant requirements.

Baseline A minimum scope level of observation, inquiry, research, documentation review, and cost estimating for conducting a Physical Needs Assessment as normally conducted by EMG.

BOMA Building Owners & Managers Association

Building Referring to the primary building or buildings on the Property, which are within the scope of the PNA as defined under Section 2.

Building Codes A compilation of rules adopted by the municipal, county and/or state governments having jurisdiction over the Property that govern the property’s design &/or construction of buildings.

Building Department Records

Information concerning the Property’s compliance with applicable Building, Fire and Zoning Codes that is readily available for use by EMG within the time frame required for production of the Physical Needs Assessment.

Building Systems Interacting or interdependent components that comprise a building such as structural, roofing, side wall, plumbing, HVAC, water, sanitary sewer and electrical systems.

BUR Built Up Roof

Client The entity identified on the cover of this document as the Client.

Commercial Real Estate Real property used for industrial, retail, office, agricultural, other commercial, medical, or educational purposes, and property used for residential purposes that has more than four (4) residential dwelling units.

Commercial Real Estate Transaction

The transfer of either a mortgage, lease, or deed; the re-financing of a commercial property by an existing mortgagee; or the transferring of an equity interest in commercial property.

Component A piece of equipment or element in its entirety that is part of a system.

Consultant The entity or individual that prepares the Physical Needs Assessment and that is responsible for the observance of, and reporting on the physical condition of Commercial Property.

Dangerous or Adverse Conditions

Situations which may pose a threat or possible injury to the Project Manager, or those situations which may require the use of special protective clothing, safety equipment, access equipment, or any precautionary measures.

Deferred Maintenance Deficiencies that result from postponed maintenance, or repairs that have been put off until a later time and that require repair or replacement to an acceptable condition relative to the age of the system or property.

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TERMINOLOGY

Dismantle To take apart; disassemble; tear down any component, device or piece of equipment that is bolted, screwed, secured, or fastened by other means.

DWV Drainage Waste Ventilation

EIFS Exterior Insulation and Finish System

EMS Energy Management System

Engineering

Analysis or design work requiring extensive formal education, preparation and experience in the use of mathematics, chemistry, physics, and the engineering sciences as provided by a Professional Engineer licensed to practice engineering by any state of the 50 states.

Expected Useful Life (EUL) The average amount of time in years that a system or component is estimated to function when installed new.

FEMA Federal Emergency Management Agency

FFHA Federal Fair Housing Act

Fire Department Records Information generated or acquired by the Fire Department having jurisdiction over the Property, and that is readily available to EMG within the time frame required for production of the PNA.

FIRM Flood Insurance Rate Maps

FM Factory Mutual

FOIA U.S. Freedom of Information Act (5 USC 552 et seq.)

FOIL Freedom of Information Letter

FRT Fire Retardant Treated

Guide A series of options or instructions that do not recommend a specific course of action.

His Referring to either a male or female Project Manager, or individuals interviewed by the Project Manager.

HVAC Heating, Ventilating & Air-conditioning

IAQ Indoor Air Quality

Immediate Repairs

Physical deficiencies that require immediate action as a result of: (i) existing or potentially material unsafe conditions, (ii) significant negative conditions impacting tenancy/marketability, (iii) material building code violations, or (iv) poor or deteriorated condition of critical element or system, or (v) a condition that if left “as is”, with an extensive delay in addressing same, has the potential to result in or contribute to critical element or system failure within one (1) year.

Interviews Interrogatory with those knowledgeable about the Property.

Material Having significant importance or great consequence to the asset’s intended use or physical condition.

MEP Mechanical, Electrical, and Plumbing

NFPA National Fire Protection Association

Observations The results of the Project Manager’s Walk-through Survey.

Observe The act of conducting a visual, unaided survey of items, systems or conditions that are readily accessible and easily visible on a given day as a result of the Project Manager’s walk-through.

Obvious That which is plain or evident; a condition that is readily accessible and can be easily seen by the Project Manager as a result of his Walk-through without the removal of materials, moving of chattel, or the aid of any instrument, device, or equipment.

Owner The entity holding the deed to the Property that is the subject of the PNA.

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TERMINOLOGY

PNA Physical Needs Assessment, the Purpose and Scope of which is defined in Section 2. of this report.

Physical Deficiency

Patent, conspicuous defects, or significant deferred maintenance of the Property’s material systems, components, or equipment as observed during the Project Manager’s Walk-through Survey.

Material systems, components, or equipment that are approaching, have realized, or have exceeded their typical Expected Useful Life (EUL); or, that have exceeded their useful life result of abuse, excessive wear and tear, exposure to the elements, or lack of proper or adequate maintenance.

This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous repairs, normal operating maintenance, and conditions that do not present a material deficiency to the Property.

PML Probable Maximum Loss

Practically Reviewable Information that is practically reviewable means that the information is provided by the source in a manner and form that, upon examination, yields information relevant to the property without the need for extraordinary analysis of irrelevant data.

Practice A definitive procedure for performing one or more specific operations or functions that does not produce a test result.

Primary Improvements The site and building improvements that are of fundamental importance with respect to the Property.

Project Manager The individual Professional Engineer or Registered Architect having a general, well rounded knowledge of all pertinent site and building systems and components that conducts the on site visit and walk-through observation.

Property The site and building improvements, which are specifically within the scope of the PNA to be prepared in accordance with the agreement between the Client and EMG.

Readily Accessible Those areas of the Property that are promptly made available for observation by the Project Manager without the removal of materials or chattel, or the aid of any instrument, device, or equipment at the time of the Walk-through Survey.

Reasonably Ascertainable Information that is publicly available, provided to EMG’s offices from either its source or an information research/retrieval concern, practically reviewable, and available at a nominal cost for either retrieval, reproduction or forwarding.

Recreational Facilities Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities.

Remaining Useful Life (RUL)

The consultant’s professional opinion of the number of years before a system or component will require replacement or reconditioning. The estimate is based upon observation, available maintenance records, and accepted EUL’s for similar items or systems.

Inclement weather, exposure to the elements, demand on the system, quality of installation, extent of use, and the degree and quality of preventive maintenance exercised are all factors that could impact the RUL of a system or component. As a result, a system or component may have an effective age greater or less than its actual age. The RUL may be greater or less than its Expected Useful Life (EUL) less actual age.

Replacement Costs

Costs to replace the system or component “in kind” based on Invoices or Bid Documents provided by the current owner or the client, construction costs developed by construction resources such as Means and Dodge, EMG’s experience with past costs for similar properties, or the current owner’s historical incurred costs.

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TERMINOLOGY

Replacement Reserves

Major recurring probable expenditures, which are neither commonly classified as an operation or maintenance expense. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, they may also include components or systems that have an indeterminable life but nonetheless have a potential liability for failure within the reserve term.

RTU Rooftop Unit

RUL Remaining Useful Life (See definition)

Short Term Repair Costs

Opinions of Costs to remedy Physical Deficiencies, such as deferred maintenance, that may not warrant immediate attention, but requiring repairs or replacements that should be undertaken on a priority basis, taking precedence over routine preventive maintenance work within a zero to one year time frame. Included are such Physical Deficiencies resulting from improper design, faulty installation and/or substandard quality of original system or materials. Components or systems that have realized or exceeded their Expected Useful Life (EUL) that may require replacement to be implemented within zero to one-year time frame are also included.

Shut-Down Equipment or systems that are not operating at the time of the Project Manager’s Walk-through Survey. Equipment or systems may be considered shutdown if it is not in operation as a result of seasonal temperatures.

Significant Important, material, and/or serious.

Site Visit

The visit to the property by EMG’s Project Manager including walk-through visual observations of the Property, interviews of available project personnel and tenants (if appropriate), review of available documents and interviews of available municipal personnel at municipal offices, all in accordance with the agreement for the Physical Needs Assessment.

Specialty Consultants

Practitioners in the fields of engineering, architecture; or, building system mechanics, specialized service personnel or other specialized individuals that have experience in the maintenance and repair of a particular building component, equipment, or system that have acquired detailed, specialized knowledge in the design, assessment, operation, repair, or installation of the particular component, equipment, or system.

Structural Component A component of the building, which supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).

Suggested Remedy

A preliminary opinion as to a course of action to remedy or repair a physical deficiency. There may be alternate methods that may be more commensurate with the Client’s requirements. Further investigation might make other schemes more appropriate or the suggested remedy unworkable. The suggested remedy may be to conduct further research or testing, or to employee Specialty Consultants to gain a better understanding of the cause, extent of a deficiency (whether observed or highly probable), and the appropriate remedy.

Survey Observations as the result of a walk-through scan or reconnaissance to obtain information by EMG of the Property’s readily accessible and easily visible components or systems.

System A combination of interacting or interdependent components assembled to carry out one or more functions.

Technically Exhaustive

The use of measurements, instruments, testing, calculations, exploratory probing or discover, and/or other means to discover and/or troubleshoot Physical Deficiencies, develop scientific or Engineering findings, conclusions, and recommendations. Such efforts are not part of this report unless specifically called for under Section 2.2.

Term Reserve Term: The number of years that Replacement Reserves are projected for as specified in the Replacement Reserves Report.

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TERMINOLOGY

Timely Access Entry provided to the Project Manager at the time of his site visit.

UST Underground Storage Tank

Walk-through Survey

The Project Manager’s site visit of the Property consisting of his visual reconnaissance and scan of readily accessible and easily visible components and systems. This definition connotes that such a survey should not be considered in depth, and is to be conducted without the aid of special protective clothing, exploratory probing, removal of materials, testing, or the use of special equipment such as ladders, scaffolding, binoculars, moisture meters, air flow meters, or metering/testing equipment or devices of any kind. It is literally the Project Manager’s walk of the Property and observations.

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EEMMGG RREESSUUMMEE EEDDWWAARRDD BBEEEEGGHHLLYY Quality Assurance Manager

Education

Pursuing Masters of Engineering in Project Management – UMD College Park

Ohio Northern University; Bachelor of Science, Civil Engineering, May 1995

Valley Forge Military College; Associate Degree in Business, May 1991

Project Experience

Charlottesville Department of Public Works, Charlottesville, NC – Mr. Beeghly, as the Program Manager on this project, which includes the assessment of eight sites encompassing over 161,000 SF. Projects under this contract include office buildings, a county health center, a fire station, an historic center and an opera house. EMG was responsible for assisting the DPW in developing their capital facilities plan for major rehabilitation projects at these buildings. EMG performed ADA assessments, facility assessments, and completed cost estimates per the RS Means model, adjusted to the location of the projects. Mr. Beeghly was responsible for management of the assessment teams and technical review of deliverables.

Atlanta Housing Authority, Atlanta, GA – Mr. Beeghly is serving as the Program Manager for this ADA and Section 504 Assessment. He is responsible for managing the EMG team, as well as technical oversight and facilitating communication between EMG and AHA. Mr. Beeghly’s knowledge of multifamily housing will lead the team to provide ADA assessments. EMG will provide AHA with design solutions to bring each facility in compliance with UFAS, and HUD Section 504 standards.

MDSHA District 3, Greenbelt, MD (Chief of Engineering Systems) – Mr. Beeghly served as the Chief of Engineering. During this time he managed a staff of seven, including four project managers, two engineering technicians, and one administrative assistant. Their projects included 10 consulting contracts valued at $12 million dollars. Additionally, he served as Program Manager for District 3’s (Suburban Washington D.C.) system preservation programs. He was fiscally responsible for multiple programs valued upwards to $90 million dollars. He tracked asset management performance goals, program budget, network condition, and public commitments in determining individual project scope and program priority.

Industry Tenure A/E: 1995 EMG: October, 2006

Related Experience

Industry Experience Government Office Industrial Affordable/Multi-family Housing

Healthcare Retail Hospitality

Active Licenses/Registration Engineer in Training – Maryland

Special Skills & Training Dean L. H Archer Senior Design Award (Ohio Northern University)

Geometric Design Highway Materials Pavement Design Project Management

Memberships Association of State Highway Engineers


EEMMGG RREESSUUMMEE

BBRREETTTT BBYYEERRSS Project Manager

Education Associate of Science, Electrical Engineering, Tidewater Community College, 2003

Project Experience National Park Service, Washington, D.C – Mr. Byers served as a project engineer and Field Leader for four teams of project engineers during a comprehensive condition assessment of the monuments, memorials, maintenance support facilities, park police substations, and historical structures in the National Capital Region Parks. The assessment included national icons such as the Washington Monument, Jefferson Memorial, Lincoln Memorial, FDR Memorial, and Ford’s Theatre. He conducted interviews with the facility managers and maintenance personnel. He reviewed the condition of the building structures, electrical and mechanical systems and developed a thorough condition report along with cost estimates for deficiency mitigation. His work helped to complete this project on schedule and within the project budget.

National Park Service, Death Valley, Ca – Mr. Byers served as the Field Leader for six teams of project engineers on the comprehensive condition survey of single and multi family housing, park visitor centers, park maintenance and support facilities, utility infrastructure systems, and historical museum facilities such as Scotty’s Castle. He conducted interviews with the facility manager, maintenance personnel, historical preservation specialists, and other client liaisons. Mr. Byers performed assessments of building electrical, mechanical, and structural systems after which he prepared condition reports. The work performed by the teams was accepted by the client and the data submitted was incorporated into the National Park Service’s annual congressional budget requests.

Industry Tenure A/E: 1992 EMG: 2006

Related Experience Educational Facility Condition Assessment reports

Utility System Infrastructure Condition Assessment Reports

Historical Structure Condition Assessments

Retail and Restaurant Condition Assessments

Office Portfolios

Industry Experience Government Facilities Office Housing/Multi-family K-12 Hospitality Infrastructure Retail/Wholesale Commercial Garage Universities

Active Licenses/Registration EPA Transitional Refrigerant Recovery Certification, 1994

Special Skills & Training Held Colorado ‘D’ Water Treatment Plant Operator’s License

Held Colorado ‘C’ Wastewater Treatment Plant Operator’s License

ANSI 3.1 Senior Health Physics Technician

Regional Location Knoxville, TN

Project Experience Continued Page 2 of 2


National Park Service, Yellowstone National Park, Wyoming – As Project Engineer, Mr. Byers applied his expertise to the assessment of this property. He assessed the water treatment and distribution systems and wastewater collection and treatment systems in this 2,200,000 acre National Park. He developed a hierarchy to describe the functional relationship of equipment components in the treatment systems. Mr. Byers’ findings equipped the client with the information to make effective business decisions and operational budget forecasts.

Carroll County Public Schools, Carroll County, Maryland – As a Project Manager in A&E Consulting, Mr. Byers completed comprehensive condition assessments in five of Carroll County’s 40 public school facilities. His particular area of concentrated effort was an Architectural and Structural evaluation of each of the facilities and site infrastructure. At the conclusion of the field inspection and draft reporting phases, Mr. Byers provided program technical review support prior to final client submittals.

Stafford County Public Schools, Stafford, Virginia – Mr. Byers provided Architectural and site infrastructure subject matter expertise during the facility condition assessments of Stafford County’s public school facilities. During the facility evaluations, he conducted interviews with school principals, facility management, and maintenance personnel. His report information documented existing facility conditions and forecasted capital expenditures for improvements and code compliance. Mr. Byers coordinated report preparation and performed technical reviews leading up to report submittal to the Stafford County school system administration.

County of San Diego, San Diego, California – Mr. Byers served as a Project Manager and Technical Report Reviewer for A&E Consulting during an eleven-month long Facility Condition Assessment Program of buildings owned by The County of San Diego. Structure types ranging from single-family housing to large commercial buildings and offices were included in the assessment. He worked closely with the lead Project Management for The County of San Diego, the EMG Project Management Team, and Capital Planning Solutions Inc. Management to implement reporting requirements and client delivery. Mr. Byers reviewed reports submitted by the EMG team and coordinated report production. His efforts contributed to a timely and satisfactory completion of the contract.

City of Dallas, Dallas, Texas – As an A&E Technical Report Reviewer, Mr. Byers applied his expertise to reviewing Facility Condition Assessment reports written by EMG Project Managers and EMG subcontractors on more than 750 buildings belonging to the City of Dallas. The buildings range in complexity from simple storage warehouses to large office structures with some industrial type facilities included. He was responsible to implement changes in report format and coordinated the efforts of other reviewers to meet scheduled client draft report delivery deadlines.

University of the District of Columbia, Washington, D.C. – Mr. Byers served as the Senior Engineering Consultant overseeing the activities of a team of Project Managers conducting a Physical Needs Assessment of campus buildings and infrastructure, an in-depth roof survey, and a Phase I Environmental Site Assessment. He was responsible for client interface activities, report reviews, submittal of reports, and management review and presentation of findings. Mr. Byers also assisted in the development of proposals for follow up engineering studies to investigate deficiencies identified during the on site assessment work.

Alexandria City Public Schools, Alexandria, VA – As the Senior Engineering Consultant for a Physical Needs Assessment of the schools and support facilities for Alexandria City Public Schools, Mr. Byers is responsible for scheduling and overseeing the activities of several teams of Project Managers. In addition he is responsible for reviewing written reports and ensuring the accuracy of data in a fully populated database that is being provided to the client at the completion of the contract. Mr. Byers has also participated in the on site assessments and report writing. The school system is using data acquired to make budget requests for maintenance and capital improvements to their facilities.