Thomasville Auditorium Facility Conditions As.pdf

FACILITY

CONDITION

ASSESSMENT

144 E Jackson St., Thomasville, GA

Prepared For:

CBRE Project No.

Site Visit Date:

Report Date:

Turner & Townsend | Heery

3550 Lenox Road, Suite 2300

Atlanta, GA 30326

SF-0002114191

June 24, 2025

July 21, 2025

THIS REPORT IS THE PROPERTY OF CBRE

AND TURNER & TOWNSEND | HEERY. AND

WAS PREPARED FOR A SPECIFIC USE,

PURPOSE, AND RELIANCE AS DEFINED

WITHIN THE AGREEMENT BETWEEN CBRE

AND TURNER & TOWNSEND | HEERY AND

WITHIN THIS REPORT. THERE SHALL BE NO

THIRD-PARTY BENEFICIARIES, INTENDED OR

IMPLIED, UNLESS SPECIFICALLY IDENTIFIED

HEREIN.

FACILITY CONDITION ASSESSMENT Summary

1 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

Summary 2

GENERAL DESCRIPTION 2

SITE AERIAL PHOTO 3

PHYSICAL CONDITION 3

MUNICIPAL AGENCY AND REQUESTED DOCUMENTATION REVIEW FOLLOW-UP 3

MOISTURE and MOLD ISSEUES 3

ACM SURVEY and ABATEMENT 3

LEAD PAINT TESTING 4

RESEARCH and INTERVIEWS 4

Salient Information 5

TERMINOLOGY 6

SITE SYSTEMS 17

TOPOGRAPHY, DRAINAGE AND FLOOD HAZARD 17

PAVEMENT, CURBING, LIGHTING, SIDEWALKS, FLATWORK, LANDSCAPING & PARKING 17

BUILDING SYSTEMS 19

SUBSTRUCTURE AND SUPERSTRUCTURE 19

EXTERIOR WALLS, DOORS, LOADING DOCKS, WINDOWS, AND ROOFING 20

INTERIORS, LOBBY, COMMON CORRIDORS, TOILET ROOMS 23

DOMESTIC WATER, SANITARY SEWER, AND DOMESTIC HOT WATER 25

HEATING, COOLING AND VENTILATION 26

ELECTRICAL SERVICE, METERING, DISTRIBUTION AND EMERGENCY POWER 27

FIRE SPRINKLER, EMERGENCY EGRESS LIGHTING, AND FIRE ALARMS 27

ELEVATORS 27

AMERICANS WITH DISABILITIES ACT 29

Purpose and Scope 34

PURPOSE 34

SCOPE 34

Procedures and Protocol 36

DOCUMENTATION REVIEW 36

SITE VISIT 36

ACRONYMS AND DEFINITIONS 38

EXHIBITS and PHOTO LOG 40

2 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

Summary

GENERAL DESCRIPTION

The Subject is an approximately 39,000-SFG, 2-story municipal building with auditorium that occupies apportion of .74-Acre parcel in the densely developed downtown urban area of Thomasville, Georgia. The Subject is located on the north corner of the urban block bound by Jackson St, Crawford St., Remington Avenue, and Broad Street.

Curb cuts from Crawford Street and Remington Avenue provide vehicular access to an asphalt paved municipal parking lot located in the center of the block. This public amenity has parking for 126 standard stalls, of which one is designated as accessible. A stamped concrete courtyard allows pedestrian traffic between Jackson Street and the parking lot.

The Subject building has three stores plus a basement boiler area, coal room, and perimeter crawlspace, originally built in 1938. Improvements to the building between 1960 and 1990 include an exterior steel stair, for auditorium egress, and elevators, and the addition of the passenger elevator on the southeast façade of the building (1974).

The Subject does not include the fire station addition which was built in 2001.

The building rests on concrete footings and foundations supporting masonry bearing walls and concrete slabs and columns. The building’s exterior walls are masonry with both stone, cast stone, and wood architectural features. Windows and door construction vary from painted wood monumental doors and windows on the street-facing / public facades and bar-stock steel sash service windows and hollow metal service doors. The building is covered mostly by single-ply membrane roofing.

The domestic water and sanitary sewer systems serving the facility are provided by The City of Thomasville

Utilities Department. The domestic water and sewer enter the facility through the lower-level mechanical room.

The dedicated city water service line is equipped with a backflow preventer and operates from city water pressure with no booster pump. The sanitary sewer line is arranged to exit the building by the flow of gravity to the city’s sanitary mains. Domestic hot water for restrooms and dressing rooms within the building are provided by one electric commercial water heater and two small residential style water heaters.

Primary heating and cooling are provided to the general o!ice areas by numerous residential style split system heat pump air handling units and to the auditorium and lobby by three central station air handling units. A common exhaust fan serves the o!ice restrooms. There is no building management system (BMS) currently installed at this facility.

Electrical power is provided to the facility by Thomasville Utilities by a single underground feeder to the main electrical room. Power enters the main service switch manufactured by Trumbull through an electric meter.

From the switch, power routes to the panelboards and facility equipment. The branch circuit panels (panelboards) provide power to facility lighting and branch circuit receptacles as well as various other systems and equipment.

The facility is served by an Edwards System Technology (EST) fire alarm system. Emergency exit lighting consists of hard-wired illuminated exit signs with battery back-up. The building is not equipped with a sprinkler system.

3 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

SITE AERIAL PHOTO

PHYSICAL CONDITION

The overall Subject is considered to be in POOR condition with respect to the major structural and mechanical systems, and for the most part exhibits normal and expected wear and tear equal to a building of this age.

Maintenance practices appear reactive.

It is our opinion that the Subject can be used for its intended purposes, provided that; the recommended repairs identified within this report are completed; physical improvements receive continuing maintenance; and the various components and/or systems are replaced or repaired in a timely basis as needed. Costs to perform the repairs and replacements described within this Report are for budgetary purposes and may change as after the scope of the work is further defined, detailed drawings and contract documents are prepared, and bids from qualified contractors are solicited.

MUNICIPAL AGENCY AND REQUESTED DOCUMENTATION REVIEW FOLLOW-UP

We spoke with the Chief Tim Connell, Fire Rescue Chief for Thomasville to determine if there are any open code violations on file for the Subject. No specific concerns were expressed.

MOISTURE AND MOLD ISSEUES

Based upon our representative observations from readily accessible areas on the date of observation, CBRE did not observe visual or olfactory evidence of the presence of mold; however, conditions conducive to mold, were observed. This evidence included interior walls damaged by water intrusion and discoloration of ceilings. CBRE was provided with a copy of a mold assessment report, dated March 6, 2025, prepared by Todd Shirey, CIEC, LMA in which the following was noted:

“In summary, the air samples taken did not show an elevation of fungal spores above the acceptable threshold.

No water leak or highly toxic mold spore types were found in the samples.”

ACM SURVEY AND ABATEMENT

Based on the age of the building and the materials installed, it is likely that asbestos containing materials (ACM) may be located throughout the facility. In no way have the CBRE field observers conducted an asbestos survey or

4 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

visibly identified there are ACMs within the building. It is our understanding that the nature of the current and future occupancies will require repairs and replacement of the building structures, systems, and finishes.

Therefore, testing will be required as part of any alteration work, and proper filing with all municipalities having jurisdiction will be necessary as part of the work. No costs have been provided to complete this work as the work required may vary depending on the findings at the site.

LEAD PAINT TESTING

Based on the age of the building, it is likely that lead based paint may be located throughout the facility. In no way have the CBRE field observers conducted a lead survey or visibly identified that there is lead based paint within the building. It is our understanding that the nature of the current and future occupancies will require repairs and replacement of the building structures, systems, and finishes, therefore, testing will be required as part of any alteration work and proper documentation and contractor worker protection is required by OSHA. All lead containing materials must be properly removed and disposed of as per the Resource Conservation and

Recovery Act (RCRA). RCRA regulates the management of solid waste (e.g., garbage), hazardous waste, and underground storage tanks holding petroleum products or certain chemicals. No costs have been provided to complete this work as the work required may vary depending on the findings at the site.

RESEARCH AND INTERVIEWS

The Facility Manager was interviewed by CBRE to inquire about historical repairs/improvements, pending repairs/improvements, and latent and or chronic physical deficiencies. Individuals contacted are listed in the table below.

Research & Interview Schedule

Name Title Affiliation Phone No.

Mary Patchunk-Smith Facilities Manager City of Thomasville (229) 227-7020

Tim Connell Fire Rescue Chief City of Thomasville (229) 227-4099

To the extent that the Client, the Subject’s ownership, service company personnel or building management personnel have provided information regarding the Subject’s operation, conditions, quantities, and capacities, and that such information appears reasonable, CBRE has taken the position that such information is correct and complete. This information, taken in context with CBRE's observations, assisted CBRE in forming its opinions of the Subject's general physical condition and, in some cases, disclosed physical deficiencies that would not otherwise be readily observable.

FACILITY CONDITION ASSESSMENT Salient Information

5 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

Salient Information

SALIENT INFORMATION

Project No.: SF-0002114191

Project Name: Thomasville Municipal Auditorium - FCA

Street Address: 144 E Jackson St.

City, State, and Zip: Thomasville, GA, 31792

Primary Use: Civic / Assembly

Building Date of Construction / Age: 1938

Property Management: City of Thomasville

Duration of Current Management: 87 years

Reported Site Area: .75 Acres

Reported Occupancy: 100%

Number of Tenants One

Reported Building Size 39,000 SFG (estimated from drawings)

Number of Buildings: One

Number of Stories: Two

Basement/Basement/Crawl Space: Basement boiler room, coal room, and crawlspace.

Number of Elevators Two

Fire Suppression System Provided / Type No fire suppression system

On-Site Parking Spaces: Surface Spaces;

garage Spaces 126 off-street parking spaced in open air municipal parking

Accessible Parking One (1) Designated Accessible Spaces

Number of Loading Docks Loading apron at exterior door of freight elevator

Date of Site Visit: June 24, 2025

Field Observers:

Chad Wooters – FCA Generalist; Alex Dallas – MEP and FLS;

Paul Novak – Building Envelope

Weather: 90 degrees F; Sunny

FACILITY CONDITION ASSESSMENT Salient Information

6 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

TERMINOLOGY

Many of the terms used in this report to describe the condition of the Subject’s readily observable components and systems are listed and defined below. It should be noted that a term applied overall to a system does not preclude that a part, section, or component of the system may differ significantly in condition.

Good - Component or system is sound and performing its function. Although it may show signs of normal wear and tear commensurate with its age, some minor remedial work may be required.

Fair - Component or system is performing adequately at this time but exhibits deferred maintenance, evidence of previous repairs, and workmanship not in compliance with commonly accepted standards, is obsolete, or is approaching the end of its typical EUL. Repair or replacement is required to prevent its further deterioration, restore it to good condition, prevent its premature failure, or to prolong its EUL. Component or system exhibits an inherent deficiency. The cost of which to remedy is not commensurate with the deficiency but that is best addressed by a program of increased preventive maintenance or periodic repairs.

Satisfactory - Component or system is performing adequately at this time but exhibits normal wear and tear expected for: the specific type of material, component, or equipment; the Subject’s use; and exposure to the elements for the given locale, if applicable. Other than routine preventive maintenance, no repairs or improvements are required at this time.

Poor - Component or system has either failed or cannot be relied upon to continue performing its original function as a result of: having realized or exceeded its typical EUL, excessive deferred maintenance, a state of disrepair, an inherent design deficiency or workmanship. Present condition could contribute to or cause the deterioration of contiguous elements or systems. Repair or replacement is required. The Buildings observed in poor condition should be monitored by, annual or bi-annual inspection, should not all of the deficiencies identified be addressed in that same time interval.

Acceptable - Component or system is basically performing its original function in consideration of its age, overall quality of the asset, and any inherent design and/or construction defects. Such inherent defects coupled with normal wear and tear do not warrant the component to be classified as either in good or fair condition.

Serviceable - Component or system can accommodate either repairs or an increased level of proactive preventive maintenance so as to either realize or extend its RUL.

Physical Deficiencies - Defined by the ASTM as “. . . conspicuous defects or significant deferred maintenance of a subject property’s material systems, components, or equipment as observed during the field observer’s walk-through survey. Included within this definition are material life-safety/building code violations and, material systems, components, or equipment that are approaching, have reached, or have exceeded their typical EUL or whose RUL should not be relied upon in view of actual or EFF AGE, abuse, excessive wear and tear, exposure to the elements, lack of proper or routine maintenance, etc. This definition specifically excludes deficiencies that:

may be remedied with routine maintenance, miscellaneous minor repairs, normal operating maintenance, etc., and excludes de minimis conditions that generally do not constitute a material physical deficiency of the subject property.”

No Further Action Required - Component or system exhibits normal wear and tear considering its age, purpose and extent of use, and exposure to the elements. Prudent ownership would not immediately expend additional, significant monies in relation to the Subject’s appraised value to remedy the observed physical deficiencies.

Summary Table of Costs

Project Number:

Project Name:

Location:

Description:

Date:

SHORT TERM

UNINFLATED

RESERVES

$21,800 $0

$18,500 $0

$1,957,300 $118,400

$3,800 $130,000

$438,200 $455,121

$23,500 $0

$337,500 $0

$15,000 $0

$273,000 $0

$0 $0

$0 $0

$3,088,600 $703,521

OPINIONS OF ADA

COST

$6,000

$6,000

TOTALS

$831,521

$920,364

$2.13

$2.36

Structural System

Exteriors

TOTAL

CAPITAL RESERVE SCHEDULE

Aggregate Reserves (Uninflated)

Roofing

Interiors

SF-0002114191 - 1

Thomasville Municipal Auditorium

144 East Jackson Street, Thomasville Municipal Auditorium, GA

Community Theater

July 21, 2025

Inflated Reserve/SFG/Year

TOTAL

OPINIONS

OF COST

DESCRIPTION

ADA Modifications

Plumbing Systems

Heating, Ventilation & Air Conditioning

Electrical System

Fire Protection and Life Safety

Garages and Carports

Elevators

DESCRIPTION

Site

Aggregate Reserves (Inflated)

Uninflated Reserve/SFG/Year

This Document Needs to be Used in Conjunction With the PCR For This Project.

CBRE

Opinions of Costs Deferred Maintenance Existing Deficiencies

Project Number: SF-0002114191 - 1

Project Name: Thomasville Municipal Auditorium

Location: 144 East Jackson Street, Thomasville Municipal Auditorium, GA

Description: Community Theater

Date: July 21, 2025

OPINIONS

OFCOST

NO. DESCRIPTION QUANTITY UNIT UNIT COST IMMEDIATE

SHORT TERM

0 - 1 YEARS

Deficiency Photo

SITE

Repair cracks in stamped concrete.

The stamped patio courtyard along the southwest façade suffers from cracks and isolated areas of surface delamination.

5 MD $1,360.00 $6,800 $6,800

Trim mature trees and shrubs at base of building.

Foliage from mature trees and shrubs holds moisture against the masonry and building elements. Larger branches may also contribute to impact damage.

1 ALLOW $15,000.00 $15,000 $15,000

Subtotal Site $21,800 $21,800

3.2 STRUCTURAL SYSTEM

Repair metal pan stair and seal treads surfaces.

The exterior steel stair leading from the second floor to grade has blistered and peeling paint, surface rust, and perforating rust in the risers. The concrete inside the metal pan is cracked and heavily worn.

Take corrective action to seal surface of treads to prevent moisture collection in the bottom of the pan.

1 ALLOW $9,000.00 $9,000 $9,000

Repair concrete cracks in exterior stairs.

Hairline cracks in the exterior stair concrete of the Jackson street and Courtyard side entrances need to be routed and sealed to prevent further deterioration.

3 MD $1,360.00 $4,100 $4,100

Repair crack in elevated concrete slab and monitor.

A long crack in the concrete of the service stair extends across the landing to the exterior wall. The crack also extends up the plaster surface within the stairwell. While it appears stable, the cracks should be repaired and monitored by a licensed structural engineer.

4 MD $1,360.00 $5,400 $5,400

Subtotal Structural System $18,500 $18,500

3.3 EXTERIORS

Restore building exterior

Building envelope repairs as listed in Section 5.3 of the CBRE Limited Visual Roof and Façade Report

1 ALLOW $1,250,000.00 $1,250,000.00 $1,250,000

Restore wood sash windows, direct costs.

Wood windows from 1938 original construction have broken sashes, broken mullions, deteriorated putty, peeling paint and raw wood. They are reportedly inoperable.

932 SF $252.25 $235,100 $235,100

Project Number: SF-0002114191 - 1

Project Name: Thomasville Municipal Auditorium

Location: 144 East Jackson Street, Thomasville Municipal Auditorium, GA

Description: Community Theater

Date: July 21, 2025

OPINIONS

OFCOST

NO. DESCRIPTION QUANTITY UNIT UNIT COST IMMEDIATE

SHORT TERM

0 - 1 YEARS

Deficiency Photo

Restore wood sash windows, project conditions per opening.

Wood windows from 1938 original construction have broken sashes, broken mullions, deteriorated putty, peeling paint and raw wood. They are reportedly are inoperable.

22 EA $3,600.00 $79,200 $79,200

Restore metal windows, direct costs.

Sash windows made from bar-stock steel have rusted frames, deteriorated putty, blistering paint, and rust development.

463 SF $275.00 $127,300 $127,300

Restore metal windows, project conditions per opening.

Sash windows made from bar-stock steel have rusted frames, deteriorated putty, blistering paint, and rust development.

19 EA $3,600.00 $68,400 $68,400

Replace hollow metal door and frame.

The egress door onto the exterior steel stair is missing light panels and has obsolete egress hardware

1 EA $3,600.00 $3,600 $3,600

Restore displaced masonry at Jackson Street entry.

Stone masonry element adjacent to entry stair has become displaced and needs to be reset.

1 ALLOW $8,000.00 $8,000 $8,000

Retain licensed structural engineer to inspect cast stone ornamentation and façade elements.

1 EA $30,000.00 $30,000 $30,000

Restore cast stone ornamental and decorative features.

Ornamental wood entablature elements, decorative elements, and cast stone features suffer from deterioration, excessive weathering, requiring multiple unique repairs by skilled craftsman familiar with historic preservation methods. Seal as required to prepare for future painting/sealing of decorative elements.

1 ALLOW $100,000.00 $100,000 $100,000

Repair south entrance canopy.

The underside of the southwest entry canopy suffers from wood deterioration and delaminating fascia boards.

1 ALLOW $3,600.00 $3,600 $3,600

Project Number: SF-0002114191 - 1

Project Name: Thomasville Municipal Auditorium

Location: 144 East Jackson Street, Thomasville Municipal Auditorium, GA

Description: Community Theater

Date: July 21, 2025

OPINIONS

OFCOST

NO. DESCRIPTION QUANTITY UNIT UNIT COST IMMEDIATE

SHORT TERM

0 - 1 YEARS

Deficiency Photo

Refurbish wood entry doors.

Wood entry doors have outdated egress hardware and suffer from overall deferred maintenance. Finishes are compromised.

14 EA $3,720.00 $52,100 $52,100

Subtotal Exteriors $1,957,300 $1,957,300

3.4 ROOFING

Perform sewer camera inspection

Observed water damage suggests clogged sewer lines from the building downspouts.

1 ALLOW $3,840.00 $3,800 $3,800

Immediate repairs to roofing

Perform roofing repairs as listing in the CBRE Limited Visual Roof and Façade Inspection for the Subject.

1 ALLOW $65,000.00 $65,000 $65,000

Subtotal Roofing $3,800 $3,800

3.5 INTERIORS

Repair surface of plaster walls.

Surfaces are uneven and damaged from water, impact, and wear. 2,250 SF $50.00 $112,500 $112,500

Repair overhead plaster damage.

Water infiltration from the exterior has damaged wall and ceiling surfaces, most visibly in the lobby stairwells and auditorium. Damaged plaster is also located on the perimeter walls in back-of-house areas.

695 SF $120.00 $83,400 $83,400

Restore auditorium and first floor lobby ceilings.

The spray applied fiberglass acoustical finish is delaminating where water damage was present and has become filthy from accumulated dust and debris. Remove applied fiber and restore plaster surface to receive acoustical treatment as specified and performed by others.

8,525 SF $15.00 $127,900 $127,900

Replace surface applied 12x12 fiberboard tile.

Fiberboard tiles have become dislodged, stained, and beyond their EUL. Immediate replacement is warranted.

3,363 SF $7.50 $25,200 $25,200

Project Number: SF-0002114191 - 1

Project Name: Thomasville Municipal Auditorium

Location: 144 East Jackson Street, Thomasville Municipal Auditorium, GA

Description: Community Theater

Date: July 21, 2025

OPINIONS

OFCOST

NO. DESCRIPTION QUANTITY UNIT UNIT COST IMMEDIATE

SHORT TERM

0 - 1 YEARS

Deficiency Photo

Replace 2x2 and/or 2x4 acoustical ceiling tiles.

Acoustical ceiling tiles are sagging, many are discolored or displaced from prior work.

8,125 SF $6.00 $48,800 $48,800

Relocate row of auditorium seating.

One row of balcony seating is located too far forward creating a hazardous gap.

1 ALLOW $3,200.00 $3,200 $3,200

Replace toilet partitions.

Toilet partions in restrooms serving the auditorium have delaminated edges.

12 EA $2,000.00 $24,000 $24,000

Replace auditorium window treatments.

Wood shutters are inoperable, preventing access to and maintenance of the wood windows. Gaps between the vanes undermine ability to control lighting inside the auditorium.

6 EA $2,200.00 $13,200 $13,200

Subtotal Interiors $438,200 $438,200

3.6 PLUMBING SYSTEMS

Replace toilet with housekeeping sink.

A toilet was installed inside the housekeeping closet. No sink or other fixtures installed.

1 ALLOW $4,500.00 $4,500 $4,500

28 Replace 119-gallon electric water heater 1 EA $4,000.00 $4,000 $4,000

29 Replace degraded sanitary sewer piping 1 ALLOW $15,000.00 $15,000 $15,000

Subtotal Plumbing Systems $23,500 $23,500

Project Number: SF-0002114191 - 1

Project Name: Thomasville Municipal Auditorium

Location: 144 East Jackson Street, Thomasville Municipal Auditorium, GA

Description: Community Theater

Date: July 21, 2025

OPINIONS

OFCOST

NO. DESCRIPTION QUANTITY UNIT UNIT COST IMMEDIATE

SHORT TERM

0 - 1 YEARS

Deficiency Photo

3.7 HEATING, VENTILATION & AIR CONDITIONING

30 Replace AHU-1 and CU-1 serving the auditorium 50 TON $2,500.00 $125,000 $125,000

31 Replace AHU-2 and CU-2 serving the auditorium 50 TON $2,500.00 $125,000 $125,000

32 Replace AHU-3 and CU-3 serving the lobby 15 TON $2,500.00 $37,500 $37,500

33 Replace eight residential style air handling units 8 EA $5,000.00 $40,000 $40,000

Replace the sidewall exhauster and add centralized exhaust to the dressing rooms and auditorium restrooms

1 ALLOW $10,000.00 $10,000 $10,000

Subtotal Heating, Ventilation & Air Conditioning $337,500 $337,500

3.8 ELECTRICAL SYSTEM

35 Replace VFD's for AHU-1, 2, & 3 6 EA $7,000.00 $42,000 $42,000

36 Modernize Elevator 1 1 EA $350,000.00 $350,000 $350,000

37 Modernize Elevator 2 1 EA $350,000.00 $350,000 $350,000

Project Number: SF-0002114191 - 1

Project Name: Thomasville Municipal Auditorium

Location: 144 East Jackson Street, Thomasville Municipal Auditorium, GA

Description: Community Theater

Date: July 21, 2025

OPINIONS

OFCOST

NO. DESCRIPTION QUANTITY UNIT UNIT COST IMMEDIATE

SHORT TERM

0 - 1 YEARS

Deficiency Photo

38 Replace glass fuse boxes, panelboards, and disconnect switches 20 EA $7,500.00 $150,000 $150,000

39 Replace primary switch 1 ALLOW $10,000.00 $10,000 $10,000

40 Replace exit signs and emergency lighting 1 ALLOW $10,000.00 $10,000 $10,000

41 Upgrade all fluorescent lighting to LED 39,000 SF $3.00 $117,000 $117,000

42 Provide additional house lighting to auditorium 1 ALLOW $25,000.00 $25,000 $25,000

43 Provide LED aisle lights throughout auditorium 1 ALLOW $15,000.00 $15,000 $15,000

Subtotal Electrical System $15,000 $15,000

Project Number: SF-0002114191 - 1

Project Name: Thomasville Municipal Auditorium

Location: 144 East Jackson Street, Thomasville Municipal Auditorium, GA

Description: Community Theater

Date: July 21, 2025

OPINIONS

OFCOST

NO. DESCRIPTION QUANTITY UNIT UNIT COST IMMEDIATE

SHORT TERM

0 - 1 YEARS

Deficiency Photo

3.9 FIRE PROTECTION AND LIFE SAFETY

44 Upgrade fire alarm control panel, horns, and strobe lights 39,000 SF $7.00 $273,000 $273,000

Subtotal Fire Protection and Life Safety $273,000 $273,000

3.10 GARAGES AND CARPORTS

No Items Required

Subtotal Garages and Carports $0 $0

3.11 ELEVATORS

No Items Required $0 $0

Subtotal Elevators $0 $0

Total $3,088,600 $3,088,600

* - COST OMITTED: Work can be completed in-house or by an outside contractor at minimal cost.

** - COST OMITTED: Recommendation only.

*** - COST OMITTED: Tenant responsibility.

^ - COST OMITTED: Work already budgeted as part of Capital Program https://cbre-my.sharepoint.com/personal/morris_neal_cbre_com/Documents/Desktop/PROJECTS FOLDER/1 - REPORT REVIEWS/SF-0002114191 - Thomasville Auditorium - CWooters - LDavis/[SF-0002114191-Thomasville, GA - Cost Tables, final draft.xlsm]Cost

© 2022 CBRE All Rights Reserved. Version No. 2022.1

Opinions of ADA Modifications

Project Number: SF-0002114191 - 1

Project Name: Thomasville Municipal Auditorium

Location: 144 East Jackson Street, Thomasville Municipal Auditorium, GA

Description: Community Theater

Date: July 21, 2025

HIDE COLUMN BEFORE PRINTING

NO. DESCRIPTION QUANTITY UNIT UNIT COST COST ESTIMATE

OPINIONS OF ADA

COST

Deficiency Photo

ADA MODIFICATIONS

Add Handicap Van Parking Spaces

Additional van accessible parking is required. There are an insufficient amount of these designated spaces.

4 Each $1,500.00 $6,000 $6,000

Subtotal ADA Modifications $6,000

Total $6,000 $6,000

* - COST OMITTED: Work can be completed in-house or by an outside contractor at minimal cost.

** - COST OMITTED: Recommendation only.

*** - COST OMITTED: Tenant responsibility.

^ - COST OMITTED: Work already budgeted as part of Capital Program https://cbre-my.sharepoint.com/personal/morris_neal_cbre_com/Documents/Desktop/PROJECTS FOLDER/1 - REPORT REVIEWS/SF-0002114191 - Thomasville Auditorium - CWooters - LDavis/[SF-0002114191-Thomasville, GA - Cost Tables, final draft.xlsm]ADA

© 2022 CBRE All Rights Reserved. Version No. 2022.1

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FACILITY CONDITION ASSESSMENT SITE SYSTEMS

17 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

SITE SYSTEMS

TOPOGRAPHY, DRAINAGE AND FLOOD HAZARD

The topography of the site is relatively flat. Public sidewalks along the

Subject building have positive slopes away from the building lines to provide positive drainage. Within the paved parking areas of the parcel’s interior, the overall difference in elevation is minimal and graded to maintain positive slopes towards catch basins for stormwater collection. Building downspouts are connected to downspout boots that discharge into the municipal underground storm sewer piping.

The potential flood risk is relatively low. The site is located in Flood Hazard

Zone X per FEMA Flood Insurance Rate Map Panel No. 13275C0228D dated September 25, 2009, Zone X is the flood insurance rate zone that corresponds to: (i) areas outside the one-percent annual chance floodplain, (ii) areas of one-percent annual chance sheet flow flooding where average depths are less than one foot, (iii) areas of one-percent annual chance stream flooding where the contributing drainage area is less than one square mile, or

(iv) areas protected from the one-percent annual chance flood by levees. No Base Flood Elevations or depths are shown within this zone. Insurance purchase is not required in this zone according to FEMA.

Observations & Comments

Overall, the topography does not pose any issues. Storm water is promoted to run away from the building and does not pose an issue to adjacent properties and the adjacent properties do not appear to pose a risk to the

Subject. Site drainage appears adequate. However, the exterior stair leading to the basement boiler room was observed to be filled with debris and organic growth suggesting that the floor drain is clogged and should be addressed as a maintenance item.

No immediate or replacement reserves are recommended for site systems.

PAVEMENT, CURBING, LIGHTING, SIDEWALKS, FLATWORK, LANDSCAPING & PARKING

The Subject is served by an asphalt paved municipal parking lot located in the center of the block. This public amenity has parking for 126 standard stalls, of which one is designated as accessible. Free street parking is generally available, and one accessible street space is located within 50 feet of the building entrance.

A stamped concrete courtyard allows pedestrian traffic between Jackson Street and the parking lot. The courtyard features wrought iron fences & furniture, a stone fountain, and tree planter. The site is landscaped with mature trees and shrubs, placed in pine needle mulched beds between the base of the building and the sidewalk.

Site lighting is provided by pole-mounted parking lot/streetlamp fixtures supplemented by colonial-styled dark-colored exterior sconces. These sconces have decorative top caps and are attached to the building with curved mounting arms. They have clear outer glass panels and inner white glass shades shaped like kerosene lamp chimneys.

FACILITY CONDITION ASSESSMENT SITE SYSTEMS

18 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

Observations & Comments

Asphalt paving is in good condition. The surfaces are free of cracks and painted stall markings are clear and distinct. The Facilities Manager was not certain of when paving work in the area was most recently completed.

Curbing and sidewalks are in fair condition.

The stamped patio courtyard along the southwest façade suffers from cracks and isolated areas of surface delamination. Our cost tables include funds for immediate repair of the cracks in the stamped concrete patio.

According to the Americans with Disabilities Act of 1991, a parking area of this size, 101-150 vehicles, must provide a minimum of 5 accessible spaces of which 1 must be designated as van accessible. Currently, the off-street parking has only one such designated spot. Our cost tables include accessibility funds to restripe stalls and install additional pole mounted signage in the municipal parking area.

Site lighting is poor. Although not directly observed at night, previous reports noted that the building mounted lighting does not provide adequate illumination.

Landscaping appeared healthy and mature; however, they are generally overgrown and touching the buildings.

Foliage from mature trees and shrubs holds moisture against the masonry and building elements. Larger branches may also contribute to impact damage. Our cost tables include immediate funds to trim mature trees and shrubs located at the base of the building.

Reserves are included for restriping concrete paving, refreshing chip-and-seal binder and replenishment of stone surfaces. Reserves are also recommended as an allowance for selective replacement of aging concrete.to improve site illumination, trim landscaping, and installation of additional ADA parking spaces in the off-street parking lot.

FACILITY CONDITION ASSESSMENT BUILDING SYSTEMS

19 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

BUILDING SYSTEMS

SUBSTRUCTURE AND SUPERSTRUCTURE

Within the authorized scope of this survey, absolute determination of the foundation and structural framing systems was not possible. CBRE had access to the original 1938 building plans. CBRE did not perform destructive testing or invasive observations. Our non-invasive observations follow.

The building rests on concrete footings and foundations supporting solid brick masonry bearing walls and concrete slabs and columns. The clear span over the auditorium is bridged by steel angle trusses. The roof deck is concrete.

Concrete stairs lead to entry doors on the northwest, northeast, and southwest facades. An exterior painted metal-pan stair provides emergency egress from the second floor to the sidewalk, grade level.

Observations & Comments

The building’s foundation appears stable with no visible indications of adverse subsoil conditions such as subsidence. Our general observations of the rooflines and sidewalls revealed them to be level and plumb, respectively, to the unaided eye. Generally, the structural framing for the floors and roof, based on the areas surveyed, appeared to be in good-to-fair condition.

Cracks have formed in the exterior concrete stairs. CBRE recommends taking corrective action to prevent further deterioration. Our cost tables include immediate funds to route and seal the concrete stairs.

The exterior steel stair leading from the second floor to grade has blistered and peeling paint, surface rust, and perforating rust in the risers. The concrete inside the metal pan is cracked and heavily worn. Our cost tables include immediate funds to repair perforations in the steel and restore the stair paint coating. Reserve funds are recommended for lifecycle painting of exterior steel elements, including the metal stair.

A long crack in the concrete of the service stair extends across the landing to the exterior wall. The crack also extends up the plaster surface within the stairwell. According to the drawings this is a non-bearing clay-tile wall with plaster lath finish coat. There was no evidence of active movement, such as debris or deterioration along the edge of the crack. While it appears stable, CBRE recommends full-depth crack-repair of the landing concrete and immediate funds are included in the cost table to take corrective action. After the recommended interior repairs are completed, this area should be monitored by a licensed structural engineer.

Repair of vertical cracks on the interior recommended is discussed below, in section “INTERIORS, LOBBY, COMMON CORRIDORS, TOILET ROOMS.”

20 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

EXTERIOR WALLS, DOORS, LOADING DOCKS, WINDOWS, AND ROOFING

CBRE’s Building Envelope group conducted roof and façade condition review and issued a Limited Visual

Roof and Façade Assessment Report that is included in the Exhibits. Please refer to the Limited Visual

Roof and Façade Assessment Report for additional information. Summary observations are below.

The building façades are brick masonry with and cast stone. The facades feature Beaus Artes decorative cast stone and painted wood ornamentation.

The building has wood sash windows and lighted wood doors in the street-facing facades and facing the courtyard. Otherwise, the windows serving the originally utilitarian spaces have steel bar-stock sash windows and service/egress doors are hollow metal. The windows and doors of the elevator stack addition (circa 1978) have extruded aluminum frames with insulated glazing units and aluminum framed glass doors. In lieu of a loading dock, the freight elevator door opens onto a curb-level concrete pad protected by an overhead metal canopy. The roof system was observed to be a white EPDM roof reportedly installed in 2019.

The building is covered by both a single-ply membrane (TPO/PVC) and standing seam metal roofing. The table below summarizes the roofs sections identified in the report:

Section Roof Area (SF) Roof Covering Reported Install

Date General Condition RUL (Yrs)

1 15,028 TPO/PVC 2019 Fair 11

2 153 TPO/PVC, access not provided 2019 Fair 11

3 716 TPO/PVC 2019 Fair 11

4 377 Access not provided

Not provided Not observed Not observed

5 160 Access not provided

Not provided Not observed Not observed

6 28 Standing seam metal roof (SSMR) Not provided Fair 15

21 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

Masonry Exterior Wall

Overall, the exterior of the building is in poor condition. Exterior surfaces are heavily soiled and stained with by copper patina. Sealants in expansion joints, at intersections of differing materials, and perimeter window sealant are missing or have lost adhesion to adjacent surfaces. The CBRE Limited Visual Roof and Façade Report recommends immediate funds for the following brick, stone, and concrete work:

• Clean all soiled surfaces.

• Take corrective action to all cracks.

• Take corrective action to all failed mortar joints.

• Take corrective action to all voids around wall penetrations.

• Take corrective action to all loose sections of stone.

• Take corrective action to all failed sealants.

• Take corrective action to all surface damage to stone elements.

• Take corrective action to all spalling.

• Take corrective action to all improperly sealed and leaking penetrations.

• Take corrective action to all leaking downspouts and those that do not tie into inground drainage.

• At through wall scuppers restore façade and seal, including piping and accessories.

Windows & Doors

Wood windows from 1938 original construction are a character-defining features of the building but suffer from broken sashes, broken mullions, deteriorated putty, peeling paint, and raw wood. They are reportedly inoperable and visually appear sealed by successive coats of paint. CBRE recommends a restoration process aimed at returning the wood windows to their original condition and full operational capability, including complete sash repair, full reglazing, careful removal of paint (see Section for Physical Condition, LEAD PAINT TESTING) and new weatherstripping. As the time of observation, some glazing was damaged also. Our cost tables includes line items of both square foot and “per opening” costs to restore the wood windows.

Similarly, the original sash windows, despite their performance issues, are defining features of the building’s history. Nevertheless, they suffer from deferred maintenance in the form of rusted frames, deteriorated putty, blistering paint. CBRE recommends a restoration process aimed at returning the metal window to their original condition and full operational capability, including complete sash repair, full reglazing, careful removal of paint

(again, see Section for Physical Condition, LEAD PAINT TESTING), and new weatherstripping. Our cost tables includes line items of both square foot and “per opening” costs to restore the steel sash windows.

Like the windows, the wood entry doors are character defining features; however, these are in fair to poor condition. They have outdated egress hardware and suffer from overall deferred maintenance. Finishes are compromised. CBRE anticipates that these will serve higher traffic based on client projections and must have restoration to remain serviceable over the term. Our cost table includes immediate funds to refurbish the existing doors with new historically appropriate egress hardware & accessories; remove loose paint, fill trim cracks with wood-filler, & repaint.

The egress door onto the exterior stair is in poor condition. The door panel is missing light kits and instead has been filled with a make-shift repair. The hardware is obsolete. Push-bar hardware should be ungraded to the current standards. Our cost tables include immediate funds to replace the hollow metal egress door.

Façade Ornamentation, Canopy, and Decorative Façade Elements

The ornamental wood entablature elements, cornice, decorative elements, and cast stone features suffer from deterioration, excessive weathering, water damage from downspout overflow, and copper patina staining. At the time of our site visits, only those portions visually observable from the grade were evaluated from a distance. It is likely that close-up inspection by a structural engineer may reveal more extensive damage. What was readily

22 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

apparent, however, was that the decorative elements are in fair to poor condition. Delamination of surfaces and deteriorated corners and edges were visible from the ground.

The CBRE Limited Visual Roof and Façade Report states that portion of the concrete cornice have fallen overhead the basement utility deck. CBRE recommends immediate evaluation of the cast stone elements by a licensed structural engineer. Our cost tables include an allowance in immediate funds to restore cast stone elements and decorative wood features. Reserve funds are also included to paint the exterior wood ornamental features.

Based on field observations water damage to the interior and exterior elements occurs primarily in the vicinity of the roof drains and their connection to the exterior downspouts, suggesting that clogs in the main sewer are causing stormwater to back up in the downspouts and overflow out of the downspout intake. CBRE recommends immediate funds to have a sewer camera inspection performed and rod as required to restore drainage flow.

Closer to the ground, visual inspection of the canopy, on the southwest façade, over the courtyard entrance, showed that wood was rotting and delaminating. Our cost tables include immediate funds to repair the southwest canopy.

Roofing

As per the CBRE Limited Visual Roof and Façade Report, the roofing existing roofing is expected to last beyond the term of our cost tables; however, immediate repair recommendations to address deficiencies include the following:

• All roofs should be cleaned per manufacturer requirements.

• Take corrective action to the rusted roof hatch.

• Take corrective action to all failed pitch pocket sealants following manufacturer specifications.

• Take corrective action to all failed sealants following manufacturer specifications.

• Remove all trash and debris to prevent damage to the roof and drainage systems.

• Take corrective action to all rusted metals.

• Install protection sheets under all rooftop equipment and supports.

• Replace original cast iron drain hardware.

23 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

INTERIORS, LOBBY, COMMON CORRIDORS, TOILET ROOMS

For the sake of clarity, CBRE has preserved the nomenclature utilized in the 2022 “Thomasville Municipal

Auditorium Preservation Plan”, prepared by WLA Studio, which identified the following types of interior spaces or functional areas:

Zone Functional Area Floor Finish Wall Finish Trim Ceiling

1.A Meeting Rooms carpet paint wood Fiberboard/ACT

1.B Retail Gift Shop and

Offices carpet Paint wood ACT

1.C Common Corridor

VCT

Exposed brick, paint Wood with chair rail

Fiberboard /ACT

1.D Fire Station Offices VCT paint resilient ACT

A Auditorium Seating and Stage Carpet isles, painted concrete paint wood Spray-applied Fiberglass acoustical

B Basement unfinished unfinished unfinished unfinished

L Auditorium Lobby Porcelain tile

(first floor) and carpet paint wood Spray-applied Fiberglass acoustical

M Mezzanine, Back-of-

House Services VCT paint resilient 2 x 4, flush acoustical ceiling tiles in suspended metal grid.

Restrooms ceramic tile plaster Ceramic tile base and wainscot painted

The building is organized to provide municipal services on the first floor, a second-floor auditorium with balcony seating, and back-of-house stage services. Offices and support spaces for the Thomasville Fire Department remain housed on the first floor within the footprint of the original building, below the back-of-house mezzanine.

The remainder of the building interior is occupied by storerooms and service spaces.

There are men’s and women’s multiple-occupant restrooms on both the first and second floor, which serve the public. Restroom fixtures include porcelain wall-mounted lavatories, floor mounted toilets and wall-mounted urinals, both with flushometer valves. Restrooms are furnished with laminate toilet partitions and urinal screens.

Restroom accessories include framed mirrors, stainless steel paper towel dispensers, plastic proprietary soap dispensers, toilet-seat cover dispensers, and stainless-steel grab bars.

Sex segregated multiple-occupant restrooms are also provided in the back-of-house for players. Restroom fixtures include porcelain drop-in sink in a laminate counter, floor mounted toilets and wall-mounted urinals, both with flushometer valves. Restrooms are furnished with laminate toilet partitions and urinal screens. Restroom

24 | PROPRIETARY & CONFIDENTIAL INFORMATION ©2024 CBRE, INC.

accessories include unframed mirrors, stainless steel paper towel dispensers, plastic proprietary soap dispensers, toilet-seat cover dispensers, and stainless-steel grab bars.

Interior doors are painted wood in wood frames. Millwork includes kitchen cabinets and built-in dressing room features.

Observations & Comments

According to previous reports, the building has undergone significant renovations that altered the interiors from

1964 through 2001. In 1974 the passenger elevator stack was added to the southwest façade, which entailed creating access to the auditorium. In 2001, the building underwent a renovation which reportedly added the following:

• Freight elevator

• Installation of an above ceiling catwalk in the auditorium,

• Installation of spray-applied fiberglass acoustic coating on the auditorium ceiling.

• Bathroom renovations

Also, In 2001, the Fire Station engine bays were added to the building, though it remains distinct in function and funding, and is not the subject of this report.

According to the drawings the interior walls and hard ceilings are painted plaster over clay tile masonry. Plaster surfaces are in fair to poor condition. The wall surfaces in the lobby and stairwell are pocked with wear, damage

(perhaps from inept wallcovering removal), and impact. Some areas, located behind the exterior downspouts, suffer from significant water damage in the form of blistering paint, blistering, and apparent delamination of the plaster from the clay tile backing. Water damage to the plaster is common along the perimeter walls and around window opening. Our cost tables include immediate funds to repair plaster wall surfaces and overhead plaster wall/ceiling areas.

The auditorium and first floor lobby ceilings are covered with a spray-applied fiberglass. This covering, ostensibly installed for acoustic reasons, has since started to delaminate from water damage and has become discolored by air-borne dust and debris from the ceiling exhaust vents.