2004-01 Fannie Mae PNA text1 Bldg 100873.12R-010.017Text2... · Based upon site observations,...

YOUR PARTNER IN REAL ESTATE LIFECY CLE PLA NNING & MANAGEMEN T www.emgcorp.com

FACILITY CONDITION A S S E S S M E N T

WWEESSTTEERRNN NNEEBBRRAASSKKAA CCOOMMMMUUNNIITTYY CCOOLLLLEEGGEE 1601 East 27th Street

Scottsbluff, Nebraska 69361

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MMAAIINN CCAAMMPPUUSS GGRROOUUNNDDSS AANNDD SSIITTEE 1601 East 27th Street

Scottsbluff, Nebraska 69361

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EMG

222 Schilling Circle; Suite 275

Hunt Valley, Maryland 21031

800.733.0660

410.785.6220 (fax)

www.emgcorp.com

EEMMGG CCOONNTTAACCTT::

Matthew Anderson

Program Manager

800.733.0660, x 7613

[email protected]

EMG Project #: 100873.12R-010.017

Date of Report: June 5, 2012

On site Date: May 2 and 3, 2012

http://www.emgcorp.com/

mailto:[email protected]

* Location Factor (1.0) included in totals.

5.3 165570 Regrade at swales 1 EA $1,250.00 $1,250 $1,250



5.4 165574 Irrigation system adjustments and repairs 5000 SF $1.75 $8,750 $8,750

5.4 165573 Irrigation system adjustments and repairs 10000 SF $0.75 $7,500 $7,500

5.5 165578 New Aluminum pole-mounted double light 400 W HPS fixture and pole 1 EA $6,866.00 $6,866 $6,866

Immediate Repairs Total $26,866

Report Section ID Cost Description Quantity Unit Unit Cost Subtotal Deficiency Repair Estimate *

Immediate Repairs ReportMain Campus Site6/5/2012

Page 1 of 1AssetCALC.Net by EMG

6/5/2012http://www.assetcalc.net/Reports/ImmediateRepair.aspx

3.2 165534 G2025 Crosswalk at Williams Building 5 0 5 1 EA $3,600.00 $3,600 $3,600 $3,600 $3,600 $10,800

5.3 165571 G2052 Remove construction spoils from field 5 4 1 3363 CY $6.50 $21,860 $21,860 $21,860

5.3 165570 G2052 Regrade at swales 0 0 0 1 EA $1,250.00 $1,250 $1,250 $1,250



5.4 165574 G2057 Irrigation system adjustments and repairs 0 0 0 5000 SF $1.75 $8,750 $8,750 $8,750

5.4 165572 G2057 Sprinkler valve conversion to automatic timer system 5 4 1 68 Each $2,200.00 $149,600 $149,600 $149,600 $149,600 $149,600 $598,400

5.4 165573 G2057 Irrigation system adjustments and repairs 0 0 0 10000 SF $0.75 $7,500 $7,500 $7,500

5.5 165580 G2041 Vinyl composite fence replacement, 6' high 20 12 8 290 LF $156.00 $45,240 $45,240 $45,240

5.5 165579 G2041 Vinyl composite fence replacement, 6' high 20 8 12 90 LF $156.00 $14,040 $14,040 $14,040

5.5 165581 G2047 Resurface asphalt track 20 19 1 19800 SF $3.19 $63,162 $63,162 $63,162

5.5 165578 G4022 New Aluminum pole-mounted double light 400 W HPS fixture and pole 0 0 0 1 EA $6,866.00 $6,866 $6,866 $6,866

5.5 165575 G4022 Aluminum light pole, over 15 ft. and double fixture, replace 20 17 3 6 EA $2,900.00 $17,400 $17,400 $17,400

5.5 165577 G4022 Aluminum light pole, over 15 ft. and single fixture, replace 20 16 4 9 EA $2,300.00 $20,700 $20,700 $20,700

5.5 165576 G4022 Aluminum light pole, over 15 ft. and single fixture, replace 20 17 3 4 EA $2,300.00 $9,200 $9,200 $9,200

Totals, Unescalated $26,866 $234,622 $0 $26,600 $20,700 $3,600 $149,600 $0 $45,240 $0 $3,600 $149,600 $14,040 $0 $0 $3,600 $149,600 $0 $0 $0 $827,668

Location Factor (1.00) $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0

Totals, Escalated (3.0%, compounded annually) $26,866 $241,660 $0 $29,067 $23,298 $4,173 $178,630 $0 $57,309 $0 $4,838 $207,081 $20,018 $0 $0 $5,609 $240,064 $0 $0 $0 $1,038,613

ReportSection

ID Cost DescriptionLifespan

(EUL)

ObservedAge

(EAge)

RemainingLife (RUL)

Quantity Unit Unit Cost Subtotal 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031Deficiency

RepairEstimate

Replacement Reserves ReportMain Campus Site6/5/2012

Page 1 of 1AssetCALC.Net by EMG

6/5/2012http://www.assetcalc.net/Reports/ReplacementReserve.aspx

11000088 7733 .. 1122 RR-- 001100 ..0011 77

YOUR PARTNER IN REAL ESTATE LIFECYCLE PLA NNING & MANAGEMENT 800.733.0660 • www.emgcorp.com

A S S E S S M E N T F A C I L I T Y C O N D I T I O N

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 1.2. Follow Up Recommendations ................................................................................ 2 1.3. Opinions of Probable Cost ..................................................................................... 2 1.3.1. Methodology ...................................................................................................... 3 1.3.2. Immediate Repairs .............................................................................................. 3 1.3.3. Facility Condition Over the Term ........................................................................ 3

2. Purpose and Scope ........................................................................................................ 4 2.1. Purpose ................................................................................................................. 4 2.2. Scope .................................................................................................................... 4 2.3. Personnel Interviewed ........................................................................................... 5 2.4. Documentation Reviewed ..................................................................................... 5 2.5. Weather Conditions ............................................................................................... 6

3. Code Information, Accessibility, and Mold ................................................................... 7 3.1. Code Information, Flood Zone and Seismic Zone .................................................. 7 3.2. ADA Accessibility .................................................................................................. 7

4. Site Evaluation ............................................................................................................... 9 4.1. Parking Lot Designations ....................................................................................... 9

5. Site Improvements ...................................................................................................... 10 5.1. Utilities ................................................................................................................ 10 5.2. Parking, Paving, and Sidewalks ............................................................................ 10 5.3. Drainage Systems and Erosion Control ................................................................. 11 5.4. Topography and Landscaping .............................................................................. 12 5.5. General Site Improvements .................................................................................. 13

6. Appendices .................................................................................................................. 15

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11000088 7733 .. 1122 RR-- 001100 ..0011 77

YOUR PARTNER IN REAL ESTATE LIFECY CLE PLA NNING & MANAGEMEN T 800.733.0660 • www.emgcorp.com

1


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EMG has completed a Facility Condition Assessment (FCA) of the Main Campus Grounds and Site building,

located at 1601 East 27th Street in Scottsbluff, Nebraska. The FCA was performed in May of 2012. It is our

understanding that the primary interest of Western Nebraska Community College is to locate and evaluate

materials and identify 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 Managers during the site visit, interviews of available property

management personnel 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 may have been observed (See Section 4 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 property conditions at the time that the observations and research were conducted.

This report has been prepared on behalf of and exclusively for the use of Central Nebraska Community

College 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 Central Nebraska Community College 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 Central Nebraska Community College

and the recipient’s sole risk, without liability to EMG.

Any questions regarding this report should be directed to Matthew Anderson at [email protected]

or at 800.733.0660, x7613.

Prepared by: Matthew Anderson, Field Observer

Reviewed by:

Daniel White

Technical Report Reviewer

mailto:[email protected]

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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: 1601 East 27th Street, Scottsbluff, Nebraska

Year constructed: 1969 with significant additions up to the present

Dates of visit: May 2 to 4 and May 17 and 18, 2012

Point of Contact (POC): Robert Betzold, Senior Maintenance Technician

Daniel Emerick, Maintenance Technician

Assessment and Report

Prepared by: Matthew Anderson

Reviewed by: Daniel White

for Matt Anderson

The site appears to have been well maintained in recent years and is in good to fair overall condition.

According to campus management personnel, the property has had an active capital improvement

expenditure program over the past three years, primarily consisting of new parking lots and seating

constructed around the Main Building, replacement of sidewalks and new site lighting fixtures. Drainage

improvements were also completed at the Main Building. Supporting documentation was provided

describing the scope and cost of the work.

A portion of the property is under construction. The parking on the East side of the Main Building is currently

under construction. For the purposes of this report EMG has assumed that the contractor will complete the

work and return the adjacent site area to good condition at the completion of their work. This FCA is not

intended to be used for construction inspection or observation purposes, and no opinion as to the quality of

workmanship or the state of completion should be implied.

11 .. 22 .. FFOOLLLLOOWW UUPP RREECCOOMM MM EENNDD AA TT II OONN SS

No additional study is recommended.

11 .. 33 .. OOPPII NN II OONN SS OOFF PPRROOBBAA BBLLEE CCOOSSTT

This section provides estimates for the repair and capital reserves items noted within this Facility Condition

Assessment (FCA).

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These estimates are based on invoice or bid documents provided either by the Owner/facility and

construction costs developed from 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.

11..33 ..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, and the quality and

amount of preventive maintenance exercised 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.

Where quantities could not be derived from actual takeoff, lump sum or allowances are used. Estimated costs

to correct 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.

11..33 ..22 .. IImmmmeeddiiaattee RReeppaaiirrss

Immediate Repairs are opinions of probable costs that require 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

left unremedied, have the potential to result in or contribute to critical element or system failure within 120

days or will most probably result in a significant escalation of its remedial cost.

11..33 ..33 .. FFaacciilliittyy CCoonnddiittiioonn OOvveerr tthhee TTeerrmm

Replacement Reserves are for recurring probable expenditures that are not classified as operation or

maintenance expenses and should be annually budgeted for in advance. These needs 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 an estimated time

period.

Replacement Reserves excludes 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 affect on the use 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 were solicited from ownership/property management, EMG’s discussions with service

companies, manufacturers' representatives, and/or previous experience in preparing such schedules for other

similar facilities. Costs for work performed by ownership’s or property management’s maintenance staff were

also considered. All costs are scrutinized and verified through research, as discussed above.

EMG’s reserve methodology involves identification and quanti fication of those systems or components

requiring capital reserve funds within the evaluation period, which is defined as the loan term plus two years.

Additional information concerning systems or components 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 presupposes that all required remedial work has been performed or

that monies for remediation have been budgeted for items defined in the Immediate Repairs Cost Estimate.

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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 FCA, 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, interior areas, and the interior of the buildings.

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, available maintenance procedures, available drawings, and other

documentation. The property’s systems and components were observed and evaluated for their present

condition. The estimated costs for repairs and/or capital reserves are included in the enclosed cost tables. All

findings relating to these opinions of probable costs are included in the narrative sections of this report.

The physical condition of building systems and related components are typical ly defined as being in one of

three conditions: Good, Fair, or Poor, or a combination thereof. For the purposes of this report, the

following definitions are used:

Good = Satisfactory as-is. Requires only routine maintenance over the evaluation period. 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.

22 .. 22 .. SSCCOOPPEE

The Main Campus site areas shall be evaluated to identify any deficiencies that would be considered deferred

maintenance to include but not limited to: proposed replacements for equipment that is at the end of life

cycle, life safety, upgrades and repairs to buildings systems, infrastructure, utilities and grounds. The

evaluation period identified in this report is defined as 20 years. The standard scope of the Facility Condition

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

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.

List the current utility service providers.

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

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

The physical condition of building components to be repaired is typically defined as being in one of five

categories: Priority One through Five. For the purposes of this report, the following definitions are used:

22 .. 33 .. PPEERRSSOONNNN EELL IINNTT EERRVV II EEWW EEDD

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

conducting the FCA:

Name and Title Organization Phone Number

William Knapper

Dean of Administrative Services Western Nebraska Community College 308.635.3606

Robert Betzold

Senior Maintenance Tech Western Nebraska Community College 308.631.3989

Daniel Emerick

Maintenance Technician Western Nebraska Community College 308.631.5754

Barry Swanson

Architect Baker and Associates, Inc. 308.632.3123

The FCA was performed with the assistance of Robert Betzold, Senior Maintenance Tech and Daniel Emerick,

Maintenance Technician, Western Nebraska Community College, the on site Points of Contact (POC’s), who

were cooperative and provided information that appeared to be accurate based upon subsequent site

observations. The on site contacts are completely knowledgeable about the subject property and answered

all questions posed during the interview process. The POC’s maintenance involvement at the property has

been for the past 15 and five years respectively.

22 .. 44 .. DDOOCCUUMM EENNTT AA TT II OONN RREEVV II EEWW EEDD

Prior to the FCA, 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

following documents were provided for review while performing the FCA:

Site plan

Aerial photo

Proposed parking plan at Main Building

Summary of recent site work

Most recent site work capital improvement costs

No other documents were available for review. The Documentation Request Form is provided in

Appendix E.

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Weather conditions at the time of the site visit varied form light rain to clear, with temperatures in the 60s

and 70s (° F) with light winds.

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33 .. 11 .. CCOODDEE IINNFFOORRMM AA TT II OONN ,, FFLLOOOODD ZZOONNEE AA NNDD SSEEII SSMM II CC ZZOONN EE

Currently the 2012 edition of the International Building Code is in effect in at the College for new

construction and renovations. In addition, the following codes have also been adopted:

If significant renovations are performed on a portion of the site, the City of Scottsbluff building official will

likely enforce the current building code on all portions of the site under renovation.

According to the Flood Insurance Rate Map, published by the Federal Emergency Management Agency

(FEMA) Map Panel No. 3101060010C and dated June 15, 1979, the property is located in Zone C, defined as

an area outside the 500-year flood plain with less than 0.2% annual probability of flooding. Annual

Probability of Flooding of Less than one percent.

According to the 1997 Uniform Building Code Seismic Zone Map of the United States, the property is located

in Seismic Zone 0, defined as area of low probability of damaging ground motion.

According to the Wind Zone Map, published by the Federal Emergency Management Agency (FEMA), the

property is located in Zone III (200 mph) and is not located in a Hurricane-Susceptible Region or Special

Wind Region.

33 .. 22 .. AADDAA AA CCCCEESSSSII BBII LLII TT YY

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.

Existing 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.

Code Table

Year Title

2000 NFPA 101, Life Safety Code (Fire Department) and all NFPA codes that

the State of Nebraska Fire Marshal’s office enforces

2012 International Building Code

2009 Uniform Solar Energy Code

2012 Uniform Mechanical Code

2012 Uniform Plumbing Code

2011 Nebraska Electrical Specialty Code

2009 International Energy Conservation Code

2012 Fuel Gas Code

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During the FCA, a 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 E of this report. It is understood by the Client that the 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.

At an educational property, the areas of the site considered as public accommodations are the parking lots

and a means of entrance and egress from each building to a public way.

The parking and sidewalks do not appear to fully comply with Title III of the Americans with Disabilities Act.

Elements as defined by the ADAAG that are not accessible in the parking lots and sidewalks are included

with the various building reports. The following site barriers to accessibility were noted during our review of

the site.

Site Access

Access to the Williams Building from a public way is circuitous and requires walking past the Main

Building and then across a striped access aisle through the main parking lot. A more direct approach is past

the Pioneer Building and then across the access drive to the student housing parking lot. This will require

crosswalk striping, curb ramps and truncated dome warning markers.

Estimated Cost: 1 @ Lump Sum = .................................................................................................... $3,600

There is no access to the Childcare Building from a public way. To fully comply with the ADADA an

accessible route from the sidewalk along 17th Street must be constructed. The accessible route would be a

sidewalk leading to the front of the building that follows the south entrance drive to the building sidewalk.

Estimated Cost: 504 SF @ $8.96 = ................................................................................................... $4,516

There is no access to the North Shop Building. This is considered an area that is dangerous to the blind or

physically disabled and access is not typically required. If a disabled employee or student requests an

accessible route to the building it is likely that a sidewalk from the street would need to be constructed.

There is currently no disabled access to the Automotive Technology Garage or car storage lot. These are

typically considered an area that is dangerous to the blind or physically disabled and access is not usually

required. If a disabled employee or student requests an accessible route to the building it is likely that an

accessible door would need to be constructed to the garage and the gate lock/latch lowered at the storage

fencing.

The majority of the older accessible parking spaces at the main lot have been set up with a separate access

aisle for each parking space. Additional parking spaces can be created by setting up the striping so that two

parking spaces share an access aisle.

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 Accessibility Guidelines concern civil rights issues as they

pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the

Guidelines as such. The cost to address the achievable items noted above is included in the Immediate

Repairs Cost Estimate.

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The following table identifies the parking areas at the property.

Parking Space Types and Mix

Nearest Building

Approximate

Parking Count Comments

Main Building 218 Asphalt paved lot

Main Building 142 Lot under construction

Main Building 35 Concrete lots

Automotive Technology 133 Concrete paved area

Childcare Center 41 There are additional gravel spaces to the

north of the building

North Shop Building 22 Parking spaces in front of garage doors

Williams Building 17 In front of building

Conestoga Building 124 Main student resident parking

Pioneer Building 17 Plus loading dock parking for campus and

delivery vehicles

Harms Advanced Technology Center 322 Mixture of Asphalt and concrete

TOTAL 1,068

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The following table identifies the utility suppliers and the condition and adequacy of the services.

Site Utilities

Utility Supplier Condition & Adequacy

Sanitary sewer City of Scottsbluff Good and Adequate

Storm sewer City of Scottsbluff Good and Adequate

Irrigation water Private wells Good and Adequate

Electric Service Nebraska Public Power District Good and Adequate

Natural Gas Service Source Gas Good and Adequate

Observations/Comments:

According to the POC, the utilities provided are adequate for the property. There are no unique, on site

septic systems, waste water treatment plants, or propane gas tanks.

The utilities were not observed to be causing any site surface disturbances.

The water for site irrigation is provided by two wells on the Main Campus. It was reported that the Harms

Advanced Technology center has two irrigation wells that are sized to avoid a flow of more than 50 GPM

and thereby avoid the need for certification that would be required if the wells had a larger flow.

Replacement of well pump motors is anticipated during the evaluation period. This work is relatively

insignificant and can be performed as a part of routine maintenance.

55 .. 22 .. PPAA RRKKII NNGG ,, PPAA VV II NN GG ,, AA NNDD SS II DD EEWW AA LLKKSS

As noted in Section 4.1, parking lots are located throughout the campus. The older parking lots are generally

paved with asphalt and the newer lots are constructed of concrete paving. The parking lots are connected by

asphalt paved roads.

The sidewalks and curbs are constructed of cast-in-place concrete.

There is a gravel access drive to the North Shop Building from 17th Street and a gravel service drive from the

North Shop Building leading south to the main parking lot. Another gravel service drive leads from the main

parking lot along the back of the Conestoga Residence Hall and connects to 27th Avenue.

There are stairs constructed of concrete-on-grade located at the east side of the main building and at the

Williams Building.

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Parking lot and sidewalk repair and replacement costs are included within the various building reports

under separate cover.

The gravel drives and roads are in good to fair condition. Additional gravel and minor grading will be

required on an intermittent basis and can be accomplished as a part of routine maintenance.

The site stairs and sidewalks repair and replacement costs are included within the various building reports

under separate cover.

55 .. 33 .. DDRRAA II NNAA GGEE SSYY SSTT EEMM SS AA NNDD EERROOSSII OONN CCOONNTT RROOLL

The storm water drainage at the campus is a mixture of surface flow and on site inlets and catch basins with

underground piping connected to the municipal storm water management system. The surface flow is from

north to south through the middle of the main campus to a detention pond between Pioneer Hall and 27th

Avenue. The following describes the surface flow in more detail:

The surface flow from the track area is collected in a swale on the west side of Williams Hall.

There is a similar swale on the north side of Conestoga Hall that connects to a drainage ditch on the south

side of the Conestoga Hall parking lot. The ditch leads to the detention pond.

Surface flow from the soccer field meets the surface flow at the Automotive Technology building parking

lot (concrete paving) and runs along the edge of the parking lot to reach the main parking lot.

Surface flow from the main parking lot runs toward Pioneer Hall and splits with portions running down the

parking lot on the east side of Pioneer Hall and the remainder running to the west of Pioneer Hall in a

landscaped swale.

Surface flow at the west side of the Harms Advanced Technology building runs northward in a landscaped

swale.

The storm water drainage at the east side of the campus along 17th street flows to on site inlets and catch

basins with underground piping connected to the municipal storm water management system.

The storm water at the Harms Advanced Technology Building site street flows to on site inlets and catch

basins with underground piping connected to the municipal storm water management system.


Storm water from the alfalfa field to the north of Conestoga Hall runs into the drainage swale on the north

side of Conestoga Hall and into the detention pond. Evidence of minor ponding was observed in the swale

at the south side of the Conestoga Hall parking lot. This swale should be cleaned out on a periodic basis.

Funds for this work are included in the Immediate Repairs.

Evidence of ponding the day after a rainfall was observed at the north side of the concrete paving at the

Automotive Technology Building. The paving appears to be higher than the soccer field grade. Re-grading

of this area is recommended. Ponding was also observed at the west side of the Harms Advanced

Technology Building where the grade does not slope toward the existing catch basins. Re-grading of these

areas is recommended. Funds for this work are included in the Immediate Repairs.

Erosion has occurred below the transformer pad on the north side of Pioneer Hall from storm water runoff.

Costs for a concrete swale in this area are included in the Pioneer Hall Building Report.

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12


There are four areas of ponding at the paving where the grade needs to be corrected to slope the paving

toward the existing drainage swales. The most significant ponding is located at the main walkway near the

entry between the accessible parking stalls. There is ponding at the main entry drive on both sides of the

roadway access to the feeder road. The last area is located at the loading dock near the storm drain inlet.

The areas of paving that have settled must be cut and replaced in order to maintain the integrity of the

overall pavement system and to avoid ice in winter. Funds for repairs to this area are included in the report

for the Harms Advanced Technology Center.

Property management personnel reported that excess soil from the Conestoga Hall construction was spread

on the alfalfa field to the north of the building during construction. This field no longer drains as it did

before the construction, reportedly reducing plant growth on the property. The issue may not be as much

the change in topography / slope but the change in chemical make-up of the soil that was spread on the

field. Soil tests for, acidity, Ph, bacteria, nitrogen of the original soil compared to the imported soils is

recommended. The local USDA Soil Conservation Office may also be able to assist the College through

their extension services. If it is a chemical issues additives can be specified to correct the soil condition.

Re-grading will be required to remove the soil so the property drains to the swale at the south side of the

property. A cost allowance for removal of soil has been included in the Replacement Reserves Report.

55 .. 44 .. TT OOPPOOGGRRAA PPHH YY AA NN DD LLAA NNDD SSCCAA PPII NNGG

The grade at the main campus is generally flat with a slight slope from north to south.

The landscaping consists of trees, shrubs and lawns around the buildings. There are flower beds at the

entrance to the Main Building.

The majority of the lawn areas at the east side of the campus have an irrigation system that is controlled by

manual valves. The valves are spread out around the campus and are generally at their original location from

when the campus was constructed. The lawn areas around the Conestoga Residence Hall, Harms Advanced

Technology Center and the soccer field have an automatic irrigation system controlled by timers.

There is a wood retaining wall at the east side of the Main Building.


The topography and adjacent uses do not appear to present conditions detrimental to the property.

The landscape materials are generally in good condition. Some replacements of plants and trees will likely

be required and this work can be accomplished as part of routine maintenance over the evaluation period.

Areas of dead and eroded grass were observed around the campus adjacent to sidewalks and in areas

where the irrigation coverage is not appropriate.

The irrigation systems were reported to be working adequately but with a number of systematic problems

as noted below:

There are approximately 70 manual valves that are operated by hand during the summer

months.

At the landscaping around the Harms Building the mounds interrupt the sprinkler water or

direct it away from plans.

At the Harms Building planter islands some of the drip irrigation piping no longer works.

Small areas of the soccer field do not receive the appropriate amount of water.

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13


New sprinkler valves are currently being installed at the new parking lot on the east side of the main

building. These valves will reportedly be the automatic type but will need to be manually controlled unti l

the entire system is switched over to automatic operation. A prior evaluation of the irrigation system in

2004 identified that there would be an approximately 7-year payback for switching to the automatic

valves. The evaluation did not include any documentation on the savings calculation. EMG has included

funds for installation of automatic valves in the Replacement Reserves Report.

The soccer field sprinkler heads should be adjusted for full coverage of the lawn areas. EMG has included

funds for this work in the Replacement Reserves Report.

At the landscaping around the Harms Building the sprinkler heads should be adjusted and the drip

irrigation system at the planter islands reconditioned. EMG has included funds for this work in the

Replacement Reserves Report.

The retaining wall is in good to fair condition. Routine maintenance will be required over the evaluation

period.

55 .. 55 .. GGEENNEERRAA LL SS II TT EE IIMM PPRROOVV EEMM EENNTT SS

There is signage at the main vehicle entrance to the college along 27th Avenue.

Exterior building illumination is provided by light fixtures surface-mounted on the exterior walls. Site lighting

is provided by a combination of older round metal pole lights and newer square pole lights.

Site fencing is located at the Williams Building and the Automotive Technology Building. The fencing at the

Williams Building is wood board fencing on steel posts. The fencing at the Automotive Technology storage

yard is constructed of wood boards on steel posts with chain link behind the wood boards

Concrete patios with picnic tables are located at the Williams Building and Pioneer Residence Hall . There

are benches and a trellis structure at the entrance to the Main Building.

There is an asphalt paved running track to the west of the soccer field. At the Conestoga Residence Hall there

is a concrete paved basketball court and a sand volleyball pit at the north side of the building.

Dumpsters are located in the loading dock areas at some of the buildings and are placed on concrete pads.


The identification signs are in good condition. Routine maintenance will be required over the evaluation

period.

The site light fixtures vary from good to fair condition. One pole light bulb at the east side of the

Conestoga parking lot and one at the south side of the Harms Building parking lot were not working at the

time of our review. Light bulb replacement is considered to be part of routine maintenance.

The light fixtures at the Main Building and Conestoga Residence Hall were replaced during the last few

years. The College plans to replace the remaining older light fixtures with new poles and metal halide light

bulbs. This work is anticipated to take place as the parking lot paving is replaced. Light fixture

replacement costs are included in the Replacement Reserve Report.

The timers and photocells that control the parking lot lighting are not coordinated. Observations at dusk

and nightfall showed that lighting in various areas of the campus turn on at different times. A single wall-

mounted light fixture on the west side of the three-story section of Pioneer Hall comes on first.

Adjustments to the timers and cleaning of the photocells should be made as part of routine maintenance.

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14


There is a dark area at the main parking lot at the western side where the soccer field service road meets

the paving. A site light fixture should be added to this area when the asphalt paving is replaced. EMG has

included funds for this work in the Replacement Reserves Report.

The picnic tables and benches are in good condition. Replacements are anticipated and can be

accomplished as a part of routine maintenance.

The fencing is in good to fair condition. Replacement is anticipated during the evaluation period. The cost

of this work is included in the Replacement Reserves Report.

The asphalt track is in poor condition with numerous cracks and a worn surface. Resurfacing is

recommended, or abandonment of the track if it is no longer needed. For the purposes of this report we

have included resurfacing in the Replacement Reserves Report.

The basketball court and sand volleyball pit are in good condition requiring routine maintenance.

The Dumpsters are owned and maintained by the refuse contractor. The Dumpster slabs are in good to fair

condition. Some of the Dumpsters have masonry enclosures and some are open on all sides. We did not

observe any gates at the enclosures. The enclosures and slabs will require routine maintenance over the

evaluation period.

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15


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APPENDIX A: Photographic Record

APPENDIX B: Site Plans

APPENDIX C: Supporting Documentation

APPENDIX D: Acronyms and Out of Scope Items

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EMG PHOTOGRAPHIC RECORD

Project No.: 100873.12R-010.017 Project Name: Main Campus Grounds and Site

CORPORATE HEADQUARTERS 222 Schilling Cir., Suite 275 HUNT VALLEY, MARYLAND 21031 800 733 0660 FAX 410 785 6220 www.emgcorp.com

Photo

#1: Signage at main campus Photo

#2: Signage at Harms Advanced Technology Center

Photo

#3: Soccer field Photo

#4: Paving drainage at rear of Auto Technology Building.

Photo

#5: Detention pond at Pioneer Residence Hall Photo

#6: Typical storm drain inlet




Photo

#7: Drainage at south side of Conestoga Residence Hall

Photo #8:

Lawn area north of Main Building

Photo

#9: Erosion below transformer pad at Pioneer Residence Hall

Photo #10:

Evidence of ponding behind Harms Building

Photo #11:

Landscape ponding at east side of Harms Building

Photo #12:

Storm drain inlet and graded swale behind Harms Building




Photo #13:

Slope toward building and evidence of ponding behind North Shop Building

Photo #14:

Catch basin and typical sidewalk at east side of Main Building

Photo #15:

Bare grass at North sidewalk at Harms Building

Photo #16:

Minimal landscape area at north side of Harms Building

Photo #17:

Manual irrigation valve with broken cover Photo #18:

Sprinkler head at soccer field




Photo #19:

Irrigation valve control with sidewalk red paint marker for location

Photo #20:

Drip irrigation not working at Harms Building

Photo #21:

Play area at Conestoga Residence Hall Photo #22:

Track surface

Photo #23:

Picnic tables at Williams Building Photo #24:

Entry patio at Main Building




Photo #25:

Wood retaining wall at Main Building Photo #26:

Main Building accessible ramp with minimal handrail extensions

Photo #27:

Wall mounted lighting on different timer systems

Photo #28:

Older site lights

Photo #29:

New site lights at main building Photo #30:

Walkway from Main Building to Williams Building




Photo #31:

Dumpsters at side of Williams Building Photo #32:

Concrete sidewalk along the front (east) side of Pioneer

Photo #33:

Concrete walks and steps left (south) side of Williams

Photo #34:

Patio area at Pioneer

Photo #35:

Lawn and fence north of Auto Technology Building

Photo #36:

Damaged splash block at rear of Automotive garage

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Key:Site Plan

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

Project Number:

100873.12R-010.017

Project Name:

Main Campus Grounds and Site


On-Site Dates:

May 2 and 3, 2012


Key:Site Plan


Project Number:

100873.12R-010.017

Project Name:



On-Site Dates:

May 2 and 3, 2012


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Dirt = 181,647 sqft

Main Roof – 122,052 sqft

Landscape Main – 187,630 sqft

Landscape Applied Tech – 55,200 sqft

Asphalt Main – 96,830 sqft

Asphalt Upper Part Main – 56,380 sqft

Landscape Williams – 56,400 sqft

Landscape Pioneer – 84,240 sqft

N

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AA CC RR OO NN YY MM SS AA NN DD OO UU TT OO FF SS CC OO PP EE II TT EE MM SS

11000088 7733 .. 1122 RR-- 001100 ..0011 77



AA SS TT MM EE22 00 11 88 -- 00 11 AA CC RR OO NN YY MM SS

ADA - The Americans with Disabilities Act

ASTM - American Society for Testing and Materials

BOMA - Building Owners & Managers Association

BUR - Built-up Roofing

DWV – Drainage, Waste, Ventilation

EIFS - Exterior Insulation and Finish System

EMF – Electro Magnetic Fields

EMS - Energy Management System

EUL - Expected Useful Life

FEMA - Federal Emergency Management Agency

FFHA - Federal Fair Housing Act

FIRMS - Flood Insurance Rate Maps

FRT- Fire Retardant Treated

FOIA - U.S. Freedom of Information Act (5 USC 552 et seq.) and similar state statutes.

FOIL - Freedom of Information Letter

FM - Factory Mutual

HVAC - Heating, Ventilating and Air-conditioning

IAQ - Indoor Air Quality

MEP – Mechanical, Electrical & Plumbing

NFPA - National Fire Protection Association

FCA – Facility Condition Assessment

PCR - Property Condition Report

PML - Probable Maximum Loss

RTU - Rooftop Unit

RUL - Remaining Useful Life

STC – Sound Transmission Class

UBC – Uniform Building Code

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Ref # Section 8: ASTM E 2018-01 Out of Scope Items

8.4.1.8 Utilities: Operating conditions of any systems or accessing manholes or utility pits.

8.4.2.2 Structural Frame and Building Envelope: Entering of crawl or confined space areas (however, field

observer should observe conditions to the extent easily visible from the point of access to the crawl

or confined space areas), determination of previous substructure flooding or water penetration

unless easily visible or if such information is provided.

8.4.3.2 Roofs: Walking on pitched roofs, or any roof areas that appear to be unsafe, or roofs with no built-

in access, or determining any roofing design criteria.

8.4.4.2 Plumbing: Determining adequate pressure and flow rate, fixture-unit values and counts, or

verifying pipe sizes and verifying the point of discharge for underground systems.

8.4.5.2 Heating: Observation of flue connections, interiors of chimneys, flues or boiler stacks, or tenant-

owned or maintained equipment.

8.4.6.2 Air-conditioning and Ventilation: Evaluation of process related equipment or condition of tenant

owned/maintained equipment.

8.4.7.2 Electrical: Removing of electrical panel covers, except if removed by building staff, EMF issues,

electrical testing, or operating of any electrical devices. Process related equipment or tenant

owned equipment.

8.4.8.2 Vertical Transportation: Examining of cables, sheaves, controllers, motors, inspection tags, or

entering elevator/escalator pits or shafts

8.4.9.1 Life Safety / Fire Protection: Determining NFPA hazard classifications, classifying, or testing fire

rating of assemblies.

8.4.10.2 Interior Elements: Operating appliances or fixtures, determining or reporting STC (Sound

Transmission Class) ratings, and flammability issues/regulations.


11.1 Activity Exclusions - The activities listed below are generally excluded from or otherwise represent

limitations to the scope of a PCA prepared in accordance with this guide. These should not be

construed as all-inclusive or implying that any exclusion not specifically identified is a PCA

requirement under this guide.

11.1.1 Removing or relocating materials, furniture, storage containers, personal effects, debris material or

finishes; conducting exploratory probing or testing; dismantling or operating of equipment or

appliances; or disturbing personal items or property which obstructs access or visibility.

11.1.2 Preparing engineering calculations (civil, structural, mechanical, electrical, etc.) to determine any

system’s, component’s, or equipment’s adequacy or compliance with any specific or commonly

accepted design requirements or building codes, or preparing designs or specifications to remedy any

physical deficiency.

11.1.3 Taking measurements or quantities to establish or confirm any information or representations

provided by the owner or user such as: size and dimensions of the subject property or subject

building, any legal encumbrances such as easements, dwelling unit count and mix, building property

line setbacks or elevations, number and size of parking spaces, etc.

11.1.4 Reporting on the presence or absence of pests such as wood damaging organisms, rodents, or insects

unless evidence of such presence is readily apparent during the course of the field observer’s walk-

through survey or such information is provided to the consultant by the owner, user, property

manager, etc. The consultant is not required to provide a suggested remedy for treatment or

remediation, determine the extent of infestation, nor provide opinions of probable costs for treatment

or remediation of any deterioration that may have resulted.

11.1.5 Reporting on the condition of subterranean conditions such as underground utilities, separate sewage

disposal systems, wells; systems that are either considered process-related or peculiar to a specific

tenancy or use; waste water treatment plants; or items or systems that are not permanently installed.

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11.1.6 Entering or accessing any area of the premises deemed to pose a threat of dangerous or adverse

conditions with respect to the field observer or to perform any procedure, which may damage or

impair the physical integrity of the property, any system, or component.

11.1.7 Providing an opinion on the condition of any system or component, which is shutdown, or whose

operation by the field observer may significantly increase the registered electrical demand-load.

However, consultant is to provide an opinion of its physical condition to the extent reasonably

possible considering its age, obvious condition, manufacturer, etc.

11.1.8 Evaluating acoustical or insulating characteristics of systems or components.

11.1.9 Providing an opinion on matters regarding security of the subject property and protection of its

occupants or users from unauthorized access.

11.1.10 Operating or witnessing the operation of lighting or other systems typically controlled by time clocks

or that are normally operated by the building’s operation staff or service companies.

11.1.11 Providing an environmental assessment or opinion on the presence of any environmental issues such

as asbestos, hazardous wastes, toxic materials, the location and presence of designated wetlands,

IAQ, etc.

11.2 Warranty, Guarantee and Code Compliance Exclusions - By conducting a PCA and preparing a PCR, the

consultant is merely providing an opinion and does not warrant or guarantee the present or future

condition of the subject property, nor may the PCA be construed as either a warranty or guarantee of any of

the following:

11.2.1 any system’s or component’s physical condition or use, nor is a PCA to be construed as substituting

for any system’s or equipment’s warranty transfer inspection;

11.2.2 compliance with any federal, state, or local statute, ordinance, rule or regulation including, but not

limited to, building codes, safety codes, environmental regulations, health codes or zoning

ordinances or compliance with trade/design standards or the standards developed by the insurance

industry. However, should there be any conspicuous material present violations observed or

reported based upon actual knowledge of the field observer or the PCR reviewer, they should be

identified in the PCR;

11.2.3 compliance of any material, equipment, or system with any certification or actuation rate program,

vendor’s or manufacturer’s warranty provisions, or provisions established by any standards that are

related to insurance industry acceptance/approval such as FM, State Board of Fire Underwriters, etc.

11.3 Additional/General Considerations:

11.3.1 Further Inquiry - There may be physical condition issues or certain physical improvements at the

subject property that the parties may wish to assess in connection with a commercial real estate

transaction that are outside the scope of this guide. Such issues are referred to as non-scope

considerations and if included in the PCR, should be identified under Section 10.9.

11.3.2 Non-Scope Considerations - Whether or not a user elects to inquire into non-scope considerations in

connection with this guide is a decision to be made by the user. No assessment of such non-scope

considerations is required for a PCA to be conducted in compliance with this guide.

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