8-Attachment H - Property Condition Reports.pdf

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PROPERTY CON DITION ASSESSMENTS

CONSTRUCTION MONITORING

PLAN AND COST REVI EWS

27-131E-1 87295P027131E

December 8, 2022

Ms. Cathy Wolfe-Pinskey E-mail: cworlfe4@gmu.edu George Mason University 4400 University Drive Fairfax, VA 22030

Re: Property Condition Assessment

George Mason University – Arlington 3300 N Fairfax Drive Arlington, VA

Dear Ms. Wolfe-Pinskey:

Enclosed is our Property Condition Assessment report of the conditions observed during our site visit to the referenced property on November 18, 2022. Joe Castillo, AIA, served as the Project Manager, coordinating the fieldwork, and editing the report.

Thank you for selecting Jones Lang LaSalle (JLL) as your consultant on this project. If you have any questions, please call.

Very truly yours, Jones Lang LaSalle Americas, Inc.

Edward J. Bellavigna, AIA Senior Vice President - Projects

EJB: jc Enclosure cc: Manny P. Kratsios

Joe Castillo David Brinkman

December 8, 2022 27-131E-1 87295P027131E

PROPERTY CONDITION ASSESSMENT

REPORT OF

3300 N FAIRFAX DRIVE – OFFICE BUILDING

Located At

ARLINGTON, VIRGINIA

Prepared For

GEORGE MASON UNIVERSITY - ARLINGTON

4400 UNIVERSITY DRIVE

FAIRFAX, VIRGINIA 22030

Prepared By

JONES LANG LaSALLE AMERICAS, INC

330 MADISON AVE-3RD FLOOR

NEW YORK, NEW YORK 10017-5001

December 8, 2022 27-131E-1

TABLE OF CONTENTS

PAGE

SECTION I - IDENTIFICATION 1

SECTION II - OBJECTIVE 2

SECTION III - PROCEDURES AND LIMITATIONS 3

SECTION IV - SUMMARY 6

SECTION V - PROJECT DESCRIPTION AND CONDITIONS 8

A. Overall Project 8

B. Site 9

C. Building Description 12

1. Structure 12

2. Exterior 13

3. Roof 14

4. Interior Construction and Finishes 14

5. Vertical Transportation 16

6. HVAC 17

7. Plumbing 18

9. Life Safety 20

10. Sustainability 21

11. ADA Compliance 21

12. Applicable Code and Violation Status 22

SECTION VI – DOCUMENTS AND CERTIFICATIONS 23

SECTION VII - RECOMMENDATIONS AND ESTIMATED COSTS 24

SECTION VIII - ATTACHMENTS 29

December 8, 2022 27-131E-1- Page 1

SECTION I - IDENTIFICATION

Project Name: 3300 - N Fairfax Drive Office Building

Location: 3300 N Fairfax Drive

Arlington, VA

Property Description: A 3-story office building with ground floor commercial and retail tenancy and 2-level under building parking garage having a rentable building area of 26,482 sq. ft. and constructed in 1986.

Report Prepared For: George Mason University

4400 University Drive Fairfax, VA Ms. Cathy Wolf-Pinskey Mobile: 215.868.1244 E-mail: cwolfe4@gmu.edu

Site Visit and Report By: Joe Castillo, AIA, Project Manager

Phone: 212.697.3188, Ext. 2957 E-mail: joe.castillo@am.jll.com

David Brinkman, P.E. Senior Project Manager Jones Lang LaSalle Americas, Inc.

Telephone: 212.915.2960 E-mail: david.brinkman@am.jll.com

Present During Visit: Chuck Adamavage, Asset Manager For Capital Realty Management Group

Mobile: 703.589-5337 E-mail: chuck@the charles michaelgroup.com

Steve Volmer, Director, Operations George Mason University Mobile: 703.453.7146 E-mail:

rvollmer@lpc@.gmu.edu

Date of Site Visit: November 18, 2022 mailto:CPereira@lpc@.com mailto:rvollmer@lpc@.gmu.edu

December 8, 2022 27-131E-1- Page 2

SECTION II - OBJECTIVE

The purpose of the on-site evaluation and document review is to assess the general physical condition of the property as it currently exists. The resulting report provides a narrative and photographic description of the building, as well as a listing of deficiencies and related cost estimates that were noted during our site visit.

December 8, 2022 27-131E-1- Page 3

SECTION III - PROCEDURES AND LIMITATIONS

Jones Lang LaSalle (JLL) performed on-site evaluations on November 18, 2022, to assess the present condition of the property. Chuck Adamavage, Asset Manager and Tre Kadisi met with our team for a discussion of building history. Mr.

Adamavage and Mr. Kadisi then escorted the team on an observation tour of the property to evaluate the systems in place.

Construction documents were not available for our review. This report is primarily based on observations made during our site visit, and from information and documentation obtained from persons familiar with the project. Section VI contains a listing of materials reviewed.

Our observations were limited to those portions of the project, which were visible during the walk-through. In most areas, building finishes concealed structural components from view.

JLL neither took material samples nor performed tests on the building materials or systems.

In addition to the on-site observation, the Town of Arlington, VA Code Enforcement, were contacted and requested to review their records and inform us of any outstanding violations against the property.

The square foot areas used in the following sections are as supplied by the management's representatives and public records. Field measurement is not included in the scope of our services.

The cost estimates presented in this report are engineering estimates and are not bid prices. The estimates represent our opinion of the amount of current U.S. dollars it should take to have the work accomplished by union labor.

December 8, 2022 27-131E-1- Page 4

JLL's assignment included a general review of the building's compliance with Title III of the Americans with Disabilities Act (ADA). Items of nonconformance are cited without regard for whether or not they are, by ADA definition, readily achievable.

Factors to be considered in determining whether or not an action is readily achievable include the nature and the cost of the action needed, the overall financial resources of the operation, and the number of persons employed at the site.

The decision as to which actions are to be undertaken rests, therefore, with the building ownership in consultation with its accountants, lawyers, and architects. Our general observation of the property's ADA status and related comments is not intended, and should not be construed, to replace a full ADA audit and report.

The opinions and recommendations described in this report are based upon the observations made at the time of our visit.

Since there are inherently concealed and/or unknown conditions that exist within buildings, we have had to rely upon discussions with persons familiar with the daily operation and maintenance of facilities. Nothing in this report is meant to warrant or guarantee the performance or condition of any property component. JLL assumes no liability for items not disclosed to us at the time of our on-site visit and, in any event, liability is expressly limited to the fee paid for our services.

Some equipment observed was not operating during our visit due to seasonal requirements or building demand. No attempt was made to operate the equipment as the facility was occupied and appropriate climate control was required. In the case of idle machinery or equipment, our opinions were formed by interviewing available personnel and reviewing any maintenance records and service contracts presented to us.

Possession of this report does not imply the right to publication, nor may it be used for any purpose by anyone but George Mason University, without the prior written consent and approval of JLL, NYC and in any event, only in its entirety.

Should the report be used in connection with a sales transaction, parties to such a transaction, other than George Mason University, are not entitled to rely upon the information contained within the report, except as a preliminary source of data. Such parties are responsible for their own independent professional due diligence

December 8, 2022 27-131E-1- Page 5

It is not the intent of JLL, NYC to assume any part of the design responsibility but, rather, to report our findings to George Mason University to whom this report is addressed.

JLL, NYC assumes no liability regarding insect infestations, asbestos audits, microbial contaminants, hazardous or toxic material monitoring, surveying, or reporting and cannot be responsible for the work or opinions of other independent consultants engaged to do so.

December 8, 2022 27-131E-1- Page 6

SECTION IV - SUMMARY

Project Scope The subject project is a 3-story, noncombustible, suburban office and with street level retail tenancy, located in Arlington, VA. The building was built in 1986. The complex has a reported rentable floor area of 26,482 sq. ft. of office space over 2 levels of under building and below grade parking garage.

Project Condition The office building appears to be well constructed of quality durable materials and well maintained. Some systems and equipment, although operating satisfactorily at this time due to good maintenance, will require replacements during the next 10 years. The site service areas and building envelope, roofs and some brick exterior wall joint caulking will need maintenance, repairs and replacements at this time.

A slight sign of structural overstress was observed under the concrete ramp to the basement parking garage. Spalled concrete slab was noted in the parking garage driveway under slab. A structural inspections of the deteriorated slabs by a structural engineer are recommended, and proper structural repairs are required at this time.

The mechanical, electrical, and plumbing (MEP) systems have generally been satisfactorily maintained. Most of the equipment is approaching its normal useful life during the 10-year forecast. Allowances for the repair or replacement of the base building systems have been included.

Outside maintenance contractors are used for some of HVAC, electrical, plumbing systems, elevators, fire alarm, and the standpipe/sprinkler system.

The Management reported and we observed that the property did not have any major capital expenditures within the last 5 years.

Property Maintenance The owner/management company’s maintenance team includes at least 1 chief operating engineer andrerkinney@gmail.com

December 8, 2022 27-131E-1- Page 7

Accessibility The building’s construction predates the Enactment of ADAAG and generally exempted from full compliance. The main building entrance is accessible to persons with disabilities.

Paths of travel through the building is generally accessible.

Typical restrooms are partially ADA accessible. The ADA toilet stall is “Alternate A” Type with 36” wide stall. An ADA survey was not available for our review.

Violation Status The Town of Arlington, VA Code Enforcement which has jurisdiction over this property, was contacted to inquire about open code violations. We will send an update upon receipt.

Project Costs Equipment deficiencies and estimated costs for work required immediately and within the next year, along with ADA compliance work, are itemized in Section VII - "Recommendations and Estimated Costs."

The following table summarizes those estimated costs:

Cost Estimate Category

Total Major Component of Cost

Immediate $64,300 Site, Structural, Exterior Wall, & Roof

ADA $0 No Items required at this time

Capital Expenditure Forecast over a 10-year term is calculated at $87,930/yr. ($3.32/sq. ft./yr.) inflated.

December 8, 2022 27-131E-1- Page 8

SECTION V - PROJECT DESCRIPTION AND CONDITIONS

A. Overall Project

Building Type The project is a 3-story reinforced concrete and steel framed, noncombustible, fire-protected, office building with an underbuilding 2-level parking garage.

Built-Circa 1986

Legal Description 3300 N Fairfax Drive Lots 117, 118 & 119

0.219 acre (9,000 sq. ft.)

Last Renovation Ongoing tenant build-out; Interior renovation.

Total Sq. Ft. It is reported that the approximate building rentable floor area is 26,482 sq. ft.

The gross building area, calculated from limited available information and on site and visual observation is approximately 46,000 sq. ft. including the basement parking garage.

General Breakdown of Floor Uses The following table summarizes floor uses:

Floors Predominate Uses

Roof HVAC, roof top units 3 Offices, restrooms, 2 Office, restrooms, fire stairs 1 Retail, parking garage, main lobby, elevator machine room, Basement Parking garage, main electric room, mechanical, fire pump

Building Height The overall height of office building from the elevation of the 1st floor to 3rd Floor is approximately 24’. Roof is 36’. The siting of the structure provides grade level access into the building at the 1st floor.

Special Features The building has under building parking accessed from the south elevation access driveway and basement parking accessed from north along Fairfax Drive. The first floor has commercial tenancy.

December 8, 2022 27-131E-1- Page 9

Design Team No information was provided.

B. Site

Size/Layout The site is generally rectangular in shape and approximately

0.219 acre(9,553 sq. ft.). The site is urban sited and generally flat. The building occupies the whole site with a loading area and service court driveway at the north. There is a 1-level underground parking garage accessed from N Jackson Street.

The site is bounded by N Fairfax Drive on the north, N Jackson Street on the east, 933 N Kenmore Office Building on the west and a Jiffy Lube auto service on the south.

Easements/ Encroachments The site is assumed to have conventional utility company easements along Fairfax Drive along the north and N Kenmore Street along the west.

Flood Zone The subject property is in Flood Zone "X", an area of minimal flood hazard, according to FEMA Map 51013C0038C, dated August 19, 2013.

Geological Hazards UBC Seismic Zone 1, Ground Acceleration of 0.75g

Service Utilities Site utilities are provided to the building from underground by the following providers:

- Electricity: Dominion Power

- Water & Sewers: Arlington Water

- Telecommunications: Verizon

- Gas: Washington Gas

General Utilities connect from main lines located underneath Kenmore Street.

Storm and Sanitary The building is provided with roof drains, internal leaders, external leaders, and scuppers that convey stormwater by gravity to a utility stormwater main underneath North Fairfax Drive.

Sanitary waste flows by gravity from fixtures and floor drains to piping and the subsequent utility sanitary main underneath North Fairfax Drive.

December 8, 2022 27-131E-1- Page 10

Water Services (1) Metered domestic-water service is brought into the building from underneath Kenmore Street.

(1) Fire-protection water service is brought into the building from underneath Kenmore Street.

Gas Service There is metered natural gas service entering the building from underneath Fairfax Street.

Electric A utility service switch is located along Fairfax Drive which serves the building.

Telecommunication Telecommunications systems are provided.

Irrigation Irrigations systems are not provided.

Site Lighting City-standard pole-mounted fixtures are located along the sidewalks. Exterior lighting also includes surface-mounted lighting and decorative lanterns. Site lighting is controlled via time-clock.

Access Vehicular access to the basement parking garage is provided from N Fairfax Drive and access to the street level under building parking garage is accessed from a service driveway from N Kenmore Street. The service and unloading area are accessed from N Fairfax Drive. The site is convenient to pedestrian traffic from perimeter city sidewalks.

Paving Concrete access driveway is provided at the parking garage entrance and concrete slab is provided at the service and loading area. Asphalt pavement is provided along the south driveway and the street level parking garage under the building

Sidewalks Brick covered sidewalks are provided at the perimeter streets along the north (N Fairfax Drive and) and along the west (N.

Kenmore Street.).

Curbing The curbing is typically concrete.

Landscaping There are limited landscaping along perimeter sidewalks consisting of trees and planter boxes.

December 8, 2022 27-131E-1- Page 11

Stairs/Entrances The main entrance to the building and entrances to the commercial establishment are level with the public sidewalks.

The building entrance is generally ADA accessible and there are no stairways required for access to the main entrance. Building main entrance is set back protected by the 2nd floor and glass-enclosed vestibule. Retail tenants are directly accessed from perimeter streets.

Retaining Walls There is retaining wall along the ramp to the basement parking garage. There are reinforces concrete basement walls.

No. of Parking Spaces There are 24 parking spaces at the street level under building parking and underground parking garage contains approximately 36 parking spaces. We did observe 2 ADA parking spaces. Valet parking is not available. The parking garage is open to the public and there is no roll up door.

Loading Docks The building has a loading and unloading service area at the northwest corner of the building. The service and loading area are accessed by a driveway from N Fairfax Drive.

Compactors There are dumpsters at the south parking area, no compactors were observed.

Site Amenities Under building parking garages for tenants.

Signage The building address is affixed on the facia of the canopy to the main entrance. The retail tenants have their own signage above the storefronts or inside the storefront.

Condition The site and landscaping are in fair to poor condition. The walkways are in fair condition. There are some missing brick pavers. The parking garage entrance driveway is in fair condition. The tree wells and planter boxes are in good condition. The service area and loading area are in fair condition. The concrete slab which is above the parking garage appeared to be original and has some cracks. Repair of the slab underside is recommended at this time. The garages are open to the public and no security systems. It was reported that homeless intrusions and public urinations have been reported and observed. We recommend the installation of parking garage security gates are installed.

December 8, 2022 27-131E-1- Page 12

C. Building Description

1. Structure

Foundation Structural drawings were not available for review; however, concrete masonry foundation walls were observed from within the basement of the building. The cellar floor slabs appeared to be cast-in-place concrete slab-on-grade.

Slab-on-Grade The ground level in the parking garage is slab-on-grade.

Superstructure The 3-story structure consists of reinforced concrete basement frame with elevated reinforced concrete 1st floor slab and reinforced concrete columns. The upper floors have concrete filled metal decking supported by steel beams.

Column Spacing Column spacing varies and from approximately 18’-0” X 16’-0”

Roofs The roof deck is typically metal decking on steel beams.

Floor-to-Floor Height Story heights are as follows:

Floor Height

2nd Flr. to 3rd Flr. 12’-0" 1st Flr. to 2nd Flr. 12’-0”

Basement to 1st floor 10' 0"

Condition A slight sign of structural overstress was observed under the concrete ramp to the basement parking garage. Spalled concrete slab was noted in the parking garage driveway under slab. A structural inspections of the deteriorated slabs by a structural engineer are recommended, and proper structural repairs are required at this time. Other than these cracks, no major deficiencies were observed.

December 8, 2022 27-131E-1- Page 13

2. Exterior

Overview The office building is 3-stories. The building is rectangular in shape with a curved corner at the northwest. The street level façade is flushed, and the main entrance is set back and protected by upper floor.

Façade/Wall Section The exterior facade of the building primarily consists of a buffed brick veneer, with red painted round concrete column accents on the north and west facades.

Windows Windows are fixed, double-glazed insulated glazing in dark bronze anodized aluminum frames.

Window Cleaning Equipment None observed. Service contractors provide their own window cleaning equipment and rigging which is outside the scope of this assessment.

Doors The main entrance is set back from the exterior wall and protected from the weather by the upper floor. The entrance doors have double leaf tempered glass swing doors with dark bronze anodized-frame. The doors open to an entry vestibule and the inners doors have similar finishes. Service doors are painted, hollow metal units in metal frames. The ground floor commercial space is provided with its own entrance door.

Weatherproofing/ Sealants Window glass is set in elastomeric glazing gasket and sealant with vertical and horizontal aluminum framing. Window frames are sealed with elastomeric caulking at masonry joints.

Condition The exterior wall systems appeared to be in fair condition. The painted round columns appeared to be in good condition.

Previous repointing and caulking work have been observed.

Caulking of vertical control joints are starting to crack and replacement will be needed at this time. The brick wall is starting to show some isolated mortar joint cracks, dark stains, and grimes. These will need to be pressure washed, repaired, and repointed at this time.

December 8, 2022 27-131E-1- Page 14

3. Roof

Overview The main roof is above the 3rd floor.

Description The main roof is a protected ballasted roof with Built-Up

Roofing system (BUR).

Parapets /Copings There is no parapet on the main roof. There is a circular parapet at the northwest corner. The roof edge is covered with painted metal coping.

Flashing Roof penetrations and equipment mountings are appropriately flashed with rubberized coat on aluminum flashings. The circular parapet wall is clad in white roofing membrane.

Drainage Storm water typically drains to interior drains and is conveyed to interior leaders. The roof is pitched to the interior drains along the building core area.

Access The main roof is accessed from the 3rd floor via fixed metal vertical ladder.

Bonds/Warranties No roof warranty was provided.

Condition The roof membrane appeared to be in fair to poor condition. It was reported that there are flashing issues that cause some leaks on the 3rd floor. The roofing system id approaching the end of its service life. Several sections of the insulation are exposed due to moved stone ballast from leak repairs. Roof replacement is recommended at this time.

4. Interior Construction and Finishes

Overview The building is basically rectangular in shape with a rounded corner at the northwest corner. A service core houses the elevators, restrooms, scissors stairways, and mechanical/electrical rooms. Office spaces occupy the perimeter areas buildings, and the common hallways run around the service core. The layout of the space is efficient for use by single- or multiple-tenant occupancy.

December 8, 2022 27-131E-1- Page 15

Main Building Lobby The main building lobby is located at the northwest corner of the building. The lobby is finished with ceramic tile flooring and painted gypsum walls and paint finished ceiling. The main entrance vestibule is finished with ceramic floor tiles, brick walls and polished stainless-steel ceiling with down lights.

Common Areas The first-floor passenger elevator lobby has similar ceramic flooring and walls with the main lobby. Elevator doors are polished stainless steel. The upper floors, the elevator lobbies have carpet floors and viny wall covering. The common corridors are finished with carpeting, painted gypsum walls and acoustic tile ceiling with recessed lighting. The service corridors have sealed cement flooring, painted walls, and exposed ceilings.

Tenant office entrances vary, and have full-height, glass, or solid-core wood doors. Service doors are painted metal in metal frames.

Office Areas Second and third floors are fully occupied by multi-tenants.

Office spaces typically have carpeted or resilient tile floors, vinyl base, painted gypsum board walls, and acoustic lay-in tile ceilings with recessed light fixtures.

Corridor Corridors are provided at the typical floors which have carpeted floors, VWC at walls, and 2’ x 4’ suspended acoustical tile ceilings. Interior doors are wood, painted metal or glass swing type.

Restrooms One set of men’s and women’s restrooms are provided per floor. The restrooms are provided with “Alternate A” ADA toilet stall (36” wide) with grab bars.

Fire Stairs There are 2 fire stairs designed as scissors stair configuration.

Painted cement floors and concrete filled metal pan treads, painted CMU, exposed structure ceilings, and metal pipe rails are used.

Service Areas Service and mechanical spaces have concrete structure finishes consisting of sealed concrete floors and exposed structure ceilings. Walls have painted CMU or gypsum board.

Special Features Underbuilding street level and basement parking garages.

Ground floor commercial and retail tenancy with direct street access.

December 8, 2022 27-131E-1- Page 16

Sound Insulation Carpeted floors and acoustical tile ceilings reduce interior sound transmission and insulated windows reduce exterior sound transmission.

Condition The building interiors have quality durable finishes and have been generally well maintained. The entrance lobby, elevator lobbies, common corridor areas, and restrooms are in good to fair condition. Office floor spaces have good quality commercial finishes and are well maintained. The fire stair finishes are in good condition. The masonry finishes of the MEP rooms and basement parking garage was observed to be in poor condition. It appeared to have been stained by moisture.

Monitor all moisture source and repaint.

5. Vertical Transportation

Overview The office building’s passenger elevator system consists of 2 hydraulic passenger elevators.

The passenger elevator equipment consists of 2 hydraulic equipment. All have 4 stops. The building’s original elevators were manufactured by Otis Elevator Co.

Layout The office elevator layout is summarized as follows:

Cars

Floors Served Capacity

(lb.)

Speed (fpm)

Function

1 B, 1-3 2,000 150 Passenger 2 B, 1-3 2,000 150 Passenger

The 2-elevators serve all levels in the building including the parking garage down to basement level.

Cabs Passenger elevator cabs floors are carpet; side walls have stained wood paneling and stainless-steel front panels and ceiling with full light diffuser.

Inspections Elevator inspections are current and tagged.

Other All elevators have Fire Return emergency power with automatic transfer. All machine rooms have smoke detectors. Car doors have infrared safety edges.

December 8, 2022 27-131E-1- Page 17

Condition The hydraulic passenger elevator systems are original and manufactured in 1985. Overall maintenance appears good. All maintenance repairs are the responsibility of Otis Elevator Corporation, under its service contract.

Modernization is recommended.

6. HVAC

Overall Systems A gas-fired packaged rooftop air-conditioning unit is provided for the building.

Split systems are provided for tenant areas and the elevator-machine room.

A supply fan is provided for the electrical, mechanical, and storage rooms.

Exhaust fans are provided for the garage, electrical, mechanical room, storage rooms, and bathrooms.

Electric heaters are provided in stairwells and back-of-house mechanical areas.

Overall Capacity The air-conditioned areas will have an overall cooling capacity of approximately 332 sq. ft./ton.

Gas-Fired, Packaged Rooftop Air-Conditioning Units (1) 70-Ton and 312 MBH Gas-fired, packaged rooftop air-conditioning unit is installed. 1 of 6 compressors needs to be replaced. Approximately 20 years old – end of life.

VAV boxes with electric heat on the perimeter.

Air-Conditioning Units (1) Approximately 5-ton split-system air-conditioning unit is provided for the yoga studio.

(1) Approximately 5-ton split-system air-conditioning unit is provided for the lobby.

(1) Split-system has been previously abandoned-in-place.

Split Systems (1) Approximately 1-Ton Mini-split unit is provided for the elevator-machine room.

andrerkinney@gmail.com

December 8, 2022 27-131E-1- Page 18

Fans A supply fan is provided for the electrical, mechanical, and storage rooms.

Exhaust fans are provided for the garage, electrical, mechanical room, storage rooms, and bathrooms.

Electric Heaters Electric heaters are present in the stairwells and mechanical areas and in the ceiling above the garage.

Energy Sources Electricity, natural gas, and diesel.

Controls Programmable thermostats are typically provided. The exhaust fans typically operate via timer.

Conditions The mechanical systems are in good condition.

An allowance has been included for the replacement of the gas-fired packaged rooftop air-conditioning unit.

Allowances have been included for the future anticipated replacement of the split-system air-conditioning units.

Allowances have been included for the maintenance and repair of the exhaust fans, including the garage exhaust fan.

7. Plumbing

Storm and Sanitary Sewer Systems The building is provided with roof drains, internal leaders, external leaders, and scuppers that convey stormwater by gravity to the public stormwater system.

Sanitary waste flows by gravity from fixtures and floor drains to piping and the subsequent sanitary sewer main.

Domestic Water Service A metered domestic-water service is provided.

Domestic-Water Heaters (1) 4.5-kW Electric domestic-water heater is provided along with a 19-gallon storage tank.

Pipe Material Drainage piping material was observed as PVC and cast iron.

Pumps (2) Sump pumps are provided for the building to address stormwater below-grade.

December 8, 2022 27-131E-1- Page 19

(1) Elevator sump pump is provided for the elevator pit to address storm water below-grade.

Plumbing Fixtures Drinking fountains are typically provided.

A janitor’s closet with a sink is located on each tenant floor.

Hose-bibbs are located on the exterior and mechanical areas.

A washdown assembly is provided for one of the trash chutes.

Conditions The plumbing systems are in good condition.

An allowance has been included for the replacement of the domestic-water heater.

Allowances have been included for the maintenance and repairs of the sump pumps.

8. Electrical

Main Service (1) 1600-ampere, 120/208-volt, 3-phase, 4-wire main disconnect is provided and metered for house power.

(1) 400-ampere, 120/208-volt, 3-phase, 4-wire metered disconnect is provided for the retail area.

(2) 200-ampere, 120/208-volt, 3-phase, 4-wire metered disconnects are provided for the yoga and film stores.

Overall Capacity An overall capacity of 12.52 watts/sq. ft is provided for the building.

Wiring Material Copper conducting material was observed.

Emergency Power (1) 20-kW Diesel generator is providing emergency power to the building.

Lighting LED and fluorescent light fixtures are provided for the building and are controlled via switches and occupancy sensors.

Telecommunications Tele/data services are provided throughout the building.

Wireless-internet access points services are available throughout the building.

December 8, 2022 27-131E-1- Page 20

Security Closed-circuit cameras are provided on the interior and exterior with a remote-monitoring station.

Conditions The electrical systems are in good condition.

9. Life Safety

General A sprinkler system is provided along with fire-alarm system monitoring.

Sprinkler/Standpipe The building is provided with (1) fire-protection water service.

This service provides partial wet sprinklers for the building. A dry-type sprinkler system is provided for the garage and perimeter fire-curtain. A fire-department connection is provided on the exterior of the building.

Fire Alarm The building has a fire-alarm control panel provided which controls the subsequent initiation devices including manual-pull stations, hard-wired smoke detectors, hard-wired carbon-monoxide detectors, supervisory switches, water-flow switches, valve-tamper switches, as well as notification devices which include fire-alarm strobes and speakers. A fire-alarm annunciator is provided at the building entry.

Fire Pump (1) Fire pump, 30HP

(1) Jockey pump, 3/4 HP

Egress Lighting Illuminated exit signs and emergency lighting are provided with emergency power.

Fault Protection Ground Fault Circuit Interrupting (GFCI) electrical outlets are installed within wet areas such as bathrooms and kitchens.

Fire Extinguishers Fire extinguishers are provided in hallways and other public areas of the building.

Conditions The life safety systems are in good condition.

An allowance has been included for the anticipated maintenance and repair of the emergency generator.

Fire-alarm devices have not been provided in the common bathroom. An allowance has been included for remediation of this condition.

andrerkinney@gmail.com

December 8, 2022 27-131E-1- Page 21

10. Sustainability

General LED light fixtures are installed in the building.

Conditions The sustainability features are in good condition.

A comprehensive LED lighting and controls upgrade is recommended at an overall energy savings to the building.

11. ADA Compliance

General Overview & Priorities For the purpose of this report, a general review of the property has been conducted to determine basic compliance with Title III of the federally enacted ADA, which became effective on January 26, 1992. Under the ADA, buildings completed after January 26, 1993, are required to comply with the Act. Projects constructed prior to this date are required to comply with the extent it is "readily achievable." Provisions in the Act require Owners of existing properties with public accommodations to identify barriers to physically disabled persons that exist on-site and/or in buildings. The barriers should be systematically removed, according to a given set of priorities, to the degree allowed by structural feasibility and the financial resources available. The obligation to remove barriers is a continuing one.

Building Conditions The office building was built prior to the enactment of ADA but is in general compliance with previously existing accessibility rules. As a result, most of the major features for accessibility are provided but some upgrades are required for full access.

Interior accessible route restroom doors were compliant regarding clearances, opening force. Restrooms have some compliant conditions, including grab bars, as well as accessory mounting heights. The ADA toilet stalls are “Alternate A” with 36” wide stalls.

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12. Applicable Code and Violation Status

Applicable Codes 2018 Virginia Uniform Statewide Building Code (VUBC)

Virginia Construction Code Accessibility: Virginia Building Code/2018 ICC/ANSI A117.1/2009

NFPA-72.16

Construction Type Noncombustible, Partially sprinklered

Zoning C-3: General Commercial District

C-0-1.5: Commercial Office Building

Certificate of Occupancy Not Provided.

Violations Status The Town of Arlington, VA Code Enforcement which has jurisdiction over this property, was contacted to inquire about open code violations. We will send an update upon receipt (Attachment).

December 8, 2022 27-131E-1- Page 23

SECTION VI – DOCUMENTS AND CERTIFICATIONS

The following documents were reviewed for general information:

1. Boundary and topographic site surveys

The following is a list of documents requested but not provided:

1. Certificate of Occupancy

2. Elevator Inspection Certifications

3. Capital Expenditures and proposed Budgets

4. Utility Bills

December 8, 2022 27-131E-1- Page 24

SECTION VII - RECOMMENDATIONS AND ESTIMATED COSTS

The costs listed in the Immediate column are items we feel require repair or correction as soon as reasonably possible. They indicate deficiencies that are in violation of codes, which pose a danger to public safety, or which if not corrected, will lead to further deterioration of the property.

Recommended costs estimate for work not required by agencies or codes, but which in our opinion, represent expenditures necessary in the context of prudent property management or suggestions for property enhancement, will be incorporated into the 10-Year Capital Expenditure Forecast.

All estimated costs are engineering estimates and not bid prices. Costs are in current U.S. dollars. We have not estimated for build-out of any commercial tenant space(s) or apartment modernizations.

Maintenance-type deficiencies that in-house personnel and/or current Service Contractors should address appear without estimates.

IMMEDIATE

Site

1. Mill and overlay asphalt paved driveway.

Estimated Cost $4,200

2. Replace walkway joint sealants.

Estimated Cost $2,000

3. Replace cracked and missing pavers and bricks

Estimated Cost $6,000

Structural

4. Structural Assessment Fee

Estimated Cost $2,500

5. Repair Parking Garage Driveway - Repair cracked under slab plaster

Estimated Cost $1,000

December 8, 2022 27-131E-1- Page 25

Exterior

6. Façade Brick Repairs, Repoint

Estimated Cost $12,000

7. Façade Brick Clear stains, Power wash

Estimated Cost $2,600

8. Expansion joint and caulk repairs/replacements.

Repaint corroded steel lintels, replace window elastomeric sealant.

Estimated Cost $22,500

9. *Install Parking Garage Overhead Roll-Up Door

Estimated Cost $6,000

Roof

10. Annual Roof Maintenance and Repairs.

Capital Forecast Item -

11. Miscellaneous Roof Repairs

Estimated Cost $1,500

12. Replace Ballasted Protected Modified Bitumen Roofing.

13. Scrape and recoat the rooftop HVAC metal frame screenwall with rust inhibitive paint.

Estimated Cost $4,000

December 8, 2022 27-131E-1- Page 26

Interior

14. Replace Common Area Carpet

Vertical Transportation

15. Modernize Passenger Elevators

HVAC

16. An allowance has been included for the replacement of the gas-fired packaged rooftop air-conditioning unit.

17. Allowances have been included for the future anticipated replacement of the split-system air-conditioning units.

18. Allowances have been included for the maintenance and repair of the exhaust fans, including the garage exhaust fan.

Plumbing

19. An allowance has been included for the replacement of the domestic-water heater.

December 8, 2022 27-131E-1- Page 27

20. Allowances have been included for the maintenance and repairs of the sump pumps.

Life Safety

21. An allowance has been included for the anticipated maintenance and repair of the emergency generator.

22. Fire-alarm devices have not been provided in the common bathroom. An allowance has been included for remediation of this condition.

Sustainability

23. A comprehensive LED lighting and controls upgrade is recommended at an overall energy savings to the building. Allowances have not been included for this work.

Advisory Note -

TOTAL $64,300

ADA

No Items Required $0

ADA TOTAL $0

December 8, 2022 27-131E- Page 28

CAPITAL EXPENDITURE FORECAST

3300 N Fairfax Drive Arlington, VA

AVG EFF Quantity Unit Unit Immediate YEAR YEAR YEAR YEAR YEAR YEAR YEAR YEAR YEAR YEAR TOTAL ($) Notes

Building Component underslab concrete AGE RUL Cost Cost 1 2 3 4 5 6 7 8 9 10

(Yr.) (Yr.) Life ($) ($) 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032

Site Mill and overlay asphalt paved driveway at south parking area NA NA NA 1,400 SF 3 4,200 0 Replace

Replace walkway joint sealants 10 1 9 1 LS 2,000 2,000 0 Replace Replace cracked and missing pavers and bricks along perimter walkway NA NA NA 600 SF 10 6,000 0 Replace

Structural

Structural enegineer fee for inspection NA NA NA 1 LS 2,500 2,500 0 Repair

Parking Garage Driveway - Repair cracked underslab plaster NA NA NA 1 LS 1,000 1,000 0 Repair

Exterior

Façade Brick Repairs, Repoint NA NA NA 400 SF 30 12,000 0 Repair

Façade Brick Clear stains, Powerwash NA NA NA 2,600 SF 1 2,600 0 Repair

Expansion joint and caulk repairs/replacements.

Repaint corroded steel lintels, replace window elastomeric sealant 10 9 1 1,500 LF 15 22,500 0 Repair

*Install Parking Garage Overhead Roll-Up Door NA NA NA 1 Ea 6,000 6,000 0 Repair

Roof 0

Roof Repairs and Maintenance 1 0 1 1,000 LS 1 1,000 1,000 1,000 3,000 Replace Miscellaneous Roof Repairs NA NA NA 1 LS 1,500 1,500 0 Replace

Replace Ballsted Protected Modified Bitumen Roofing 20 16 4 12,000 SF 20 240,000 240,000 Replace

Scrape and rceoat the rooftop HVAC metal frame screenwall with rust inhibitive paint NA NA NA 1 LS 4,000 4,000 0 Replace

Interior 0

Common Area Carpet 7 5 2 3,000 SF 3 9,000 9,000 18,000 Replace

Vertical Transportation

Modernize Passenger Elevators 25 24 1 2 Ea. 150,000 300,000 300,000 Replace

HVAC

Packaged, rooftop air-conditioning unit 20 17 3 1 Ea. 215,000 215,000 215,000 Replace

Split systems 20 15 5 2 Ea. 12,500 12,500 12,500 25,000 Replace

Exhaust fans 20 19 1 6 Ea. 4,000 4,000 4,000 4,000 4,000 4,000 4,000 24,000 Repair

Plumbing

Domestic-water heater 10 6 4 1 Ea. 1,000 1,000 1,000 Replace

Sump pumps 10 8 2 2 Ea. 6,500 13,000 13,000 Repair

Electrical

None

Life Safety Emergency Generator 30 23 7 1 LS 8,500 8,500 8,500 Repair Fire-alarm devices NA NA NA 1 LS 3,500 3,500 3,500 Install

Sustainability *Comprehensive LED lighting and controls upgrade. 30 23 0 Repair

Subtotals 64,300 305,000 27,000 220,000 245,000 16,500 16,500 0 0 9,000 0 839,000

Inflation 1.00 1.03 1.06 1.09 1.09 1.06 1.06 1.09 1.09 1.13

Totals 64,300 305,000 27,810 233,398 267,718 18,030 17,505 0 0 9,835 0 879,296

Total Rentable Sq. Ft. 26,482 Notes: Uninflated

Year Built 1986 83,900 $/Yr.

Age 37 Preventive maintenance costs are not included $3.17 $/SF/Yr.

Reserve Term 10 *

Inflation 3 Inflated

$87,930 $/Yr.

$3.32 $/SF/Yr.

Date: 12/8/2022 27-131E-1

Advisory Note

December 8, 2022 27-131E-1 - Page 29

SECTION VIII - ATTACHMENTS

The following documents are attached to this report:

1. Location Map

2. Building Department Research

3. FEMA Flood Zone Firmette

4. Photographs taken November 18, 2022

DeLorme Street Atlas USA® 2015

27-131E-1 George Mason University - Arlington

3300 N Fairfax Drive Arlington, VA

Data use subject to license.

© DeLorme. DeLorme Street Atlas USA® 2015.

www.delorme.com

TN

MN (10.9°W)

0 200 400 600 800 1000

0 100 200 300 400 500 ft m

Scale 1 : 12,000

1" = 1,000.0 ft Data Zoom 14-1

National Flood Hazard Layer FIRMette

0 500 1,000 1,500 2,000250 Feet

Ü

SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT

SPECIAL FLOOD

HAZARD AREAS

Without Base Flood Elevation (BFE) Zone A, V, A99

With BFE or DepthZone AE, AO, AH, VE, AR

Regulatory Floodway

0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mileZone X

Future Conditions 1% Annual Chance Flood HazardZone X

Area with Reduced Flood Risk due to Levee. See Notes.Zone X

Area with Flood Risk due to LeveeZone D

NO SCREENArea of Minimal Flood HazardZone X

Area of Undetermined Flood HazardZone D

Channel, Culvert, or Storm Sewer

Levee, Dike, or Floodwall

Cross Sections with 1% Annual Chance

17.5 Water Surface Elevation

Coastal Transect

Coastal Transect Baseline Profile Baseline Hydrographic Feature

Base Flood Elevation Line (BFE)

Effective LOMRs

Limit of Study Jurisdiction Boundary

Digital Data Available

No Digital Data Available

Unmapped

This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below.

The basemap shown complies with FEMA's basemap accuracy standards

The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 11/16/2022 at 6:18 PM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time.

This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for regulatory purposes.

Legend

OTHER AREAS OF

FLOOD HAZARD

OTHER AREAS

GENERAL

STRUCTURES

OTHER

FEATURES

MAP PANELS

B 20.2

The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location.

1:6,000

77°6'19"W 38°53'17"N

77°5'42"W 38°52'49"N

Basemap: USGS National Map: Orthoimagery: Data refreshed October, 2020

Photographs taken November 18, 2022 27-131E-1

1. Sidewalk along N Jackson Street

2. Sidewalk and storefront along N Fairfax Drive

3. Asphalt paved access driveway along the south property line

4. Recycling bin at the south parking area

5. Cracked and alligatored asphalt pave driveway

6. Access to basement parking along N Jackson Street

7. Under building parking

8. Reinforced concrete columns and slab at basement

9. Metal decking on steel frame for roof structure

10. CMU fire stair construction

11. Spalled under slab concrete at basement parking garage ramp

12. Main entrance at northeast corner

13. Southeast facade

14. East facade

15. West facade

16. Southwest corner at adjacent building joint

17. East brick wall joint repointing

18. Brick mortar crack

19. Corroded steel window lintel and window joint caulking

20. Ballasted protected roofing system

21. Interior roof drain

22. Circular parapet wall at the Northeast corner

23. Moved stone ballast at the Northeast corner

24. HVAC roof screen wall with corroded steel frame

25. Exposed roof insulation

26. Parapet wall membrane sheet cover

27. Main entrance vestibule

28. Elevator lobby

29. Building directory

30. Tenant interior finishes

31. Common corridor

32. Restroom finishes

33. Toilet stall with grab bars “Alternate A” ADA toilet stall, 36” wide only

34. Basement parking garage

35. Under building street level parking

36. Elevator control panel

37. Elevator cab floor and wall finishes

38. Hydraulic elevator machine room

39. Gas-fired, packaged air-conditioning unit

40. Typical split-system air-conditioning units

41. Typical exhaust fan

42. Typical electric heater

43. Typical domestic-water heater

44. Sump pumps

45. Electrical utility switch

46. Main electrical switchboard

47. House and tenant electrical metering and disconnects.

48. Diesel emergency generator

49. Main fire-alarm control panel

50. Typical fire-alarm devices

51. Fire pump

New York City I Boston I Philadelphia I Raleigh I Fort Lauderdale I Miami I Dallas I Chicago San Diego I Los Angeles I San Francisco I Phoenix I Portland I Seattle I Las Vegas

P L A N A N D C O S T R E V I E W S C O N S T R U C T I O N M O N I T O R I N G

P R O P E R T Y C O N D I T I O N A S S E S S M E N T S

27-207E

August 15, 2023

Ms. Cathy Wolfe-Pinskey, AIA, VCCO E-mail: cworlfe4@gmu.edu Capital Program Director George Mason University

Fairfax, VA 22030

Re: Property Condition Assessment

Two Buildings (Retail & House) 946-950 N. Jackson Street & 923 N. Kenmore Street Arlington, VA 22201

Dear Ms. Wolfe-Pinskey:

Enclosed is our Property Condition Assessment report of the conditions observed during our site visit to the referenced property on July 24, 2023. Joe Castillo, AIA, served as the Project Manager, coordinating the fieldwork, and editing the report.

Thank you for selecting Jones Lang LaSalle (JLL) as your consultant on this project. If you have any questions, please call.

Very truly yours, Edward J. Bellavigna, AIA Senior Vice President - Projects

EJB: jc Enclosure cc: Margaret Asimakis

Joe Castillo Joe Marciano

946-950 N. Jackson Street & 923 N. Kenmore Street – August 15, 2023

PROPERTY CONDITION ASSESSMENT

REPORT OF

TWO BUILDINGS (RETAIL & HOUSE)

Located At

946-950 N. JACKSON STREET & 923 N. KENMORE STREET

ARLINGTON, VIRGINIA

Prepared For

GEORGE MASON UNIVERSITY - ARLINGTON

4400 UNIVERSITY DRIVE

FAIRFAX, VIRGINIA 22030

Prepared By

JONES LANG LaSALLE AMERICAS, INC

330 MADISON AVE-3RD FLOOR

NEW YORK, NEW YORK 10017-5001

TABLE OF CONTENTS

PAGE

SECTION I - IDENTIFICATION 1

SECTION II - OBJECTIVE 2

SECTION III - PROCEDURES AND LIMITATIONS 3

SECTION IV - SUMMARY 5

SECTION V - PROJECT DESCRIPTION AND CONDITIONS 7

A. Overall Project 7

B. Site 8

C. Building Description 10

1. Structure 10

2. Exterior 11

3. Roof 12

4. Interior Construction and Finishes 13

5. Vertical Transportation 14

6. HVAC 14

7. Plumbing 16

8. Electrical 17

9. Life Safety 18

10. Sustainability 18

11. ADA Compliance 19

12. Applicable Code and Violation Status 20

SECTION VI - DOCUMENTS AND CERTIFICATIONS 21

SECTION VII - RECOMMENDATIONS AND ESTIMATED COSTS 22

SECTION VIII - ATTACHMENTS 27

27-207E – Page 1

SECTION I - IDENTIFICATION

Project Name: Two Buildings (Retail & House)

Location: 946-950 N. Jackson Steet & 923 N. Kenmore Street

Arlington, VA 2220`

Property Description:

• 946-950 N. Jackson Street is a 2-story retail building constructed in 1966, containing approximately 9,006 sq.

ft. of space on a 9,006 sq. ft. 0.28 acre site with surface parking.

• 923 N. Kenmore Street is a 2-story house used as business, constructed in 1922,containing approximately 2,180 sq. ft.

of space on a 9,000 sq. ft. site with surface parking.

Report Prepared For: George Mason University

Fairfax, VA Ms. Cathy Wolf-Pinskey, AIA, VCCO, Capital Program Director Office: 70.993.2610 Mobile: 215.868.1244 E-mail: cwolfe4@gmu.edu

Site Visit and Report By: Joe Castillo, AIA, Senior Project Manager

Phone: 212.697.3188, Ext. 2957 E-mail: joe.castillo@am.jll.com

Hayes Brown, Project Manager MEP Jones Lang LaSalle Americas, Inc.

Phone: 929.458.1205 E-mail: hayes.brown@jll.com

Present During Visit: Billy Buck, Consultant Buck Associates

Mobile: 703.855.8525 E-mail: billy@BuckRealtors.com

Date of Site Visit: July 24, 2023 mailto:billy@BuckRealtors.com

27-207E – Page 2

SECTION II - OBJECTIVE

The purpose of the on-site evaluation and document review is to assess the general physical condition of the property as it currently exists. The resulting report provides a narrative and photographic description of the building, as well as a listing of deficiencies and related cost estimates that were noted during our site visit.

Any deficiencies that were noted during the site visit are presented, along with an estimate of the costs required to correct these deficiencies. Immediate expenditures indicate deficiencies, which are in violation of codes, which pose a danger to public safety, or which, if not corrected, will lead to further deterioration of the property, or significantly impact marketability or habitability. These items should be undertaken on a priority basis taking precedence over routine preventive maintenance work.

A Capital Expenditure Forecast chart, based on industry-accepted life spans of building equipment, is included for all major components that will reach or exceed their functional life spans within the next 5 years.

ADA/FHAA Costs are related to accessibility to the building for persons with disabilities in accordance with Title III of the federally enacted ADA legislation, dated July 26, 1990.

27-207E…