FACILITY CONDITION ASSESSMENT FCA... · EMG Corporate Headquarters 10461 Mill Run Circle, Suite...

EMG Corporate Headquarters 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 www.EMGcorp.com p 800.733.0660

Prepared for:

New Hope Solebury School District 180 West Bridge Street New Hope, Pennsylvania 18938 David Teasdale

FACILITY CONDITION ASSESSMENT

New Hope-Solebury High School 182 West Bridge Street New Hope, Pennsylvania 18938

PREPARED BY: EMG CONTACT: EMG Bill Champion 10461 Mill Run Circle, Suite 1100 Senior Program Manager Owings Mills, Maryland 21117 800.733.0660 x6234 800.733.0660 [email protected] www.EMGcorp.com

EMG Project Number: Date of Report: On Site Date: 131080.18R000-004.322 December 18, 2018 November 28-29, 2018

FACILITY CONDITION ASSESSMENT

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NEW HOPE-SOLEBURY HIGH SCHOOL EMG PROJECT NO.: 131080.18R000-004.322

www.EMGcorp.com p 800.733.0660

TABLE OF CONTENTS 1. Executive Summary ............................................................................................................................. 1

1.1. Property Information and General Physical Condition ................................................................ 1 1.2. Facility Condition Index (FCI) ...................................................................................................... 3 1.3. Special Issues and Follow-Up Recommendations ...................................................................... 4 1.4. Opinions of Probable Cost .......................................................................................................... 4 1.4.1. Methodology ................................................................................................................................ 4 1.4.2. Immediate Repairs ...................................................................................................................... 4 1.4.3. Replacement Reserves ............................................................................................................... 5

2. Purpose and Scope .............................................................................................................................. 6 2.1. Purpose ....................................................................................................................................... 6 2.2. Scope .......................................................................................................................................... 7 2.3. Personnel Interviewed ................................................................................................................. 7 2.4. Documentation Reviewed ........................................................................................................... 8 2.5. Pre-Survey Questionnaire ........................................................................................................... 8 2.6. Weather Conditions ..................................................................................................................... 8

3. Accessibility and Property Research ................................................................................................. 9 3.1. ADA Accessibility ........................................................................................................................ 9 3.2. Municipal Information, Flood Zone and Seismic Zone ................................................................ 9

4. Existing Building Assessment .......................................................................................................... 10 4.1. Unit or Space Types .................................................................................................................. 10 4.2. Inaccessible Areas or Key Spaces Not Observed .................................................................... 10

5. Site Improvements ............................................................................................................................. 11 5.1. Utilities ....................................................................................................................................... 11 5.2. Parking, Paving, and Sidewalks ................................................................................................ 11 5.3. Drainage Systems and Erosion Control .................................................................................... 13 5.4. Topography and Landscaping ................................................................................................... 14 5.5. General Site Improvements ....................................................................................................... 14

6. Building Architectural and Structural Systems ............................................................................... 17 6.1. Foundations ............................................................................................................................... 17 6.2. Superstructure ........................................................................................................................... 17 6.3. Roofing ...................................................................................................................................... 18 6.4. Exterior Walls ............................................................................................................................ 22 6.5. Exterior and Interior Stairs ......................................................................................................... 23 6.6. Exterior Windows and Doors ..................................................................................................... 23 6.7. Patio, Terrace, and Balcony ...................................................................................................... 24

7. Building Mechanical and Plumbing Systems .................................................................................. 25 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) ..................................................... 25 7.2. Building Plumbing and Domestic Hot Water ............................................................................. 27 7.3. Building Gas Distribution ........................................................................................................... 28 7.4. Building Electrical ...................................................................................................................... 28 7.5. Building Elevators and Conveying Systems .............................................................................. 29 7.6. Fire Protection and Security Systems ....................................................................................... 30

8. Interior Spaces .................................................................................................................................... 32 8.1. Interior Finishes ......................................................................................................................... 32 8.2. Commercial Kitchen & Laundry Equipment .............................................................................. 33

9. Other Structures ................................................................................................................................. 35 10. Certification ......................................................................................................................................... 36 11. Appendices ......................................................................................................................................... 37


1 www.EMGcorp.com p 800.733.0660

1 . E x e c u t i v e S u m m a r y

1.1. Property Information and General Physical Condit ion

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

Property Information

Address: 182 West Bridge Street, New Hope, Pennsylvania 18938

Year Constructed/Renovated:

High School (includes District Offices): 1938, with additions in 1950, 1958, 1967, 1997-1998, 2007 and 2017. Operations Offices: 1997 Maintenance Shed: 1997 Community/Transportation Office: 2005

Current Occupants: New Hope Solebury School District

Percent Utilization: 100%

Management Point of Contact:

New Hope-Solebury School District, David Teasdale, Director of Operations

215. 862.5372 Ext 3119 phone

267.718.7736 cell

Property Type: School

Site Area: Approximately 75 acres

Building Area:

High School: 163,458 SF and District Offices 6,610 SF. Operations Offices: 1,365 SF. Maintenance Shed: 4,250 SF.

Community/Transportation Office: 1,806 SF.

Total Square Feet (SF)= 177,489

Number of Buildings: One main building, high school.

Three other structures are included in Section 9.0.

Number of Stories: 2

Parking Type and Number of Spaces:

West parking lot (includes parking at service area): 145 spaces

East parking lot: 145 spaces

Visitor and District Office parking lot: 20 spaces

Field 12 parking lot: 32 spaces

Student Transportation parking lot: 29 spaces

Bus parking lot: 29 spaces

Total 400 spaces in open lots

Total 371 spaces in open lots (not including bus parking spaces)

Building Construction: Masonry bearing walls and steel frame with concrete-topped metal decks and metal-framed roofs.

1938 original building- wood-framed floors and roofs.

Roof Construction: Gabled roofs with metal and asphalt shingles.

Flat roofs with a combination of modified bitumen membrane and built-up membrane topped with stone.

Exterior Finishes: Brick, portions EIFS

Heating, Ventilation and Air Conditioning:

Central system with boilers, chillers, and air handlers, feeding VAV’s.

Supplemental components: ductless split-systems and unit heaters.

Fire and Life/Safety: Limited fire sprinklers, hydrants, smoke detectors, alarms, strobes, extinguishers, pull stations, alarm panel, and exit signs.

Dates of Visit: November 28-29, 2018



Property Information On-Site Points of Contact (POC):

David Teasdale, Mike Kephart, Dan Anello, Vince Katon and Brain McCabe

Assessment and Report Prepared by:

Mark F. Chamberlain and David Harrell

Reviewed by:

Bill Champion

Senior Program Manager

[email protected]

800.733.0660 x 6234

Systemic Condition Summary

Site Poor HVAC Fair

Structure Fair Plumbing Fair

Roof Poor Electrical Fair

Vertical Envelope Fair Elevators Fair

Interiors Good Fire Fair

The following bullet points highlight the most significant short term and modernization recommendations:

Full replacement of asphalt parking areas Replacement of flat portions of roof Replacement of pitched portions of roof Significate ADA accessibility upgrades (adding van spaces and provide access to play fields) Replacement of HVAC equipment Installation of a complete fire suppression system Installation of property signage Replacement of older windows Replacement of sidewalks Mill and overlay/seal and stripe basketball courts Replacement of vinyl tile Replacement of acoustical tile Replacement of carpet Replacement of site fencing Replacement of artificial turf

Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been well maintained in recent years and is in good to fair overall condition.

According to property management personnel, the property has had an active capital improvement expenditure program over the past three years, primarily consisting of replacement interior finishes. Supporting documentation was not provided in support of these claims but some of the work is evident.

In addition, a portion of the high school building has had no major capital improvements. The new addition (2017) was recently added and is approximately one year old and has not required any major capital improvements.



1.2. Facil i ty Condit ion Index (FCI)

One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value.

FCI Condition Rating

Definition Percentage

Value

Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0% to 5%

Fair Subjected to wear and soiling but is still in a serviceable and functioning condition.

> than 5% to 10%

Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life.

> than 10% to 60%

Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary.

> than 60%

The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include:

Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) 2.07% Good

10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 34% Poor

Current Replacement Value (CRV) 177,489 SF * $146.70 / SF = $26,037,636

Year 0 (Current Year) - Immediate Repairs (IR) $538,265

Years 1-10 – Replacement Reserves (RR) $7,725,362

Total Capital Needs $8,263,626

The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below:

Installation of new gutters and downspouts at covered entrances (south and east elevations) Site drainage study and major landscaping re-grading Structural study and crack repairs (interior CMU and exterior brick)

Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report.



1.3. Special Issues and Follow-Up Recommendations

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

There are no visual indications of the presence of fungal growth, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property.

The following studies are recommended.

Ponding and soil erosion occurs at various locations throughout the site. These areas occur adjacent to the loading dock, on the north side of west parking lot, on the west side of field 12 parking lot, and adjacent to some of the play fields, including field 2, 3, 8, 9 and 12. A civil engineer must be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost of this study is included in this Section. Although the estimated cost of repair cannot be accurately determined without the recommended study, a cost allowance is included in Section 5.3. In addition, the site drainage study should also include proper storm water drainage play fields in Section 5.5.

The superstructure is exposed in some locations, which allows for limited observation. There is isolated evidence of deflection and movement, as cracking CMU walls noted at the Graphics Lab classroom and the exterior brick walls noted with cracked bricks at the rear corner of the high school cafeteria. A Professional Engineer with specific expertise in structural design and construction in this geographical area must be retained to evaluate the structure and to provide remedial recommendations consistent with local regulatory and code requirements. The cost of this study is included in this Section. Although the estimated cost of repair cannot be accurately determined without the recommended study, a budgetary cost allowance to repair the affected elements is also included in Sections 6.2 and 6.4.

1.4. Opinions of Probable Cost

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

These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions.

Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA.

1.4.1. Methodology

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

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

1.4.2. Immediate Repairs

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



1.4.3. Replacement Reserves

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

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

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

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



2 . P u r p o s e a n d S c o p e

2.1. Purpose

EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit.

Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives.

CONDITIONS:

The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used:

Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life.

Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life.

Failed

= Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required.

Not Applicable

= Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present.

FORMAT OF THE BODY OF THE REPORT:

Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence:

A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points. A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair

condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years.

A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years.



PLAN TYPES:

Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance:

Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk.

Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability.

Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements.

Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site.

Modernization/Adaptation

= Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs.

Lifecycle/Renewal

= Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence.

2.2. Scope

The standard scope of the Facility Condition Assessment includes the following:

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

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

Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions. Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not

constitute a full ADA survey, but will help identify exposure to issues and the need for further review. Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal

growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments.

List the current utility service providers. Review maintenance records and procedures with the in-place maintenance personnel. Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of

the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.

Provide recommendations for additional studies, if required, with related budgetary information. Provide an Executive Summary at the beginning of this report. Prepare a mechanical equipment inventory list.

2.3. Personnel Interviewed

The management and maintenance staff were interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility were interviewed in the process of conducting the FCA:

Name and Title Organization Phone Number

David Teasdale

Director of Operations New Hope-Solebury High School

215. 862.5372 Ext 3119

267.718.7736 cell



Name and Title Organization Phone Number

Mike Kephart

HVAC Tech New Hope-Solebury High School 267.688.3493

Dan Anello

Maintenance Mechanic New Hope-Solebury High School 267.893.0442

Vince Katon

Grounds and Custodian New Hope-Solebury High School 215. 862.5372

Brain McCabe

Custodian New Hope-Solebury High School 215. 862.5372

The FCA was performed with the assistance of David Teasdale, Mike Kephart, Dan Anello, Vince Katon and Brain McCabe, New Hope-Solebury High School, the onsite Points of Contact (POC), who were cooperative and provided information that appeared to be accurate based upon subsequent site observations. The onsite contacts are completely knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s management involvement at the property has been for the past 10 months to 16 years respectively.

2.4. Documentation Reviewed

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

Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit.

Floor plans Campus Plan Proposal track resurfacing, dated 11/15/2018 Athletics Facilities study, dated 2010 Roof warranty (1938 original building)

2.5. Pre-Survey Questionnaire

A Pre-Survey Questionnaire was sent to the POC prior to the site visit. The questionnaire is included in Appendix E. Information obtained from the questionnaire has been used in preparation of this report.

2.6. Weather Condit ions

November 28, 2018: Cloudy, with temperatures in the 40s (°F) and moderate winds.

November 29, 2018: Partly cloudy, with temperatures in the 40s (°F) and moderate winds.



3 . A c c e s s i b i l i t y a n d P r o p e r t y R e s e a r c h

3.1. ADA Accessibil i ty

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

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

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

At a school property, the areas considered as a public accommodation besides the site itself and parking, are the exterior accessible route, the interior accessible route up to the tenant lease lines and the interior common areas, including the common area restrooms.

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

Parking

Adequate number of designated parking stalls and signage for cars are provided; however, one vertical sign is mounted low and is not visible at the visitor and district office parking lot and one vertical sign is missing at the west parking lot.

Adequate number of designated parking stalls and signage for vans are not provided. Provide a van designated parking stall and signage at each location; west parking lot, east parking lot, and at field 12 parking lot.

Paths of Travel- Play fields

Adequate number of accessible routes to play fields are not provided. An asphalt paved sidewalk provides access to the football and track field 2. Provide accessible sidewalks to all play fields.

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

Corrections of these conditions should be addressed from a liability stand-point but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The cost to address the achievable items noted above is included in the cost tables.

3.2. Municipal Information, Flood Zone and Seismic Zone

Not applicable.



4 . E x i s t i n g B u i l d i n g A s s e s s m e n t

4.1. Unit or Space Types

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

Unit Types and Mix

Quantity Type Floor Area (Sf)

1 High School 163,458 SF

1 Operations Offices 1,365 SF

1 Maintenance Shed 4,250 SF

1 Community/Transportation Office 1,806 SF

1 District Offices 6,610 SF

4 TOTAL 177,489 SF

4.2. Inaccessible Areas or Key Spaces Not Observed

Most of the interior spaces were observed in order to gain a clear understanding of the property’s overall condition. Other areas accessed included the site within the property boundaries, exterior of the property and the roofs. All areas of the property were available for observation during the site visit.

A “down unit” or area is a term used to describe a unit or space that cannot be occupied due to poor conditions such as fire damage, water damage, missing equipment, damaged floor, wall or ceiling surfaces, or other significant deficiencies. There are no down units or areas.



5 . S i t e I m p r o v e m e n t s

5.1. Uti l i t ies

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

Site Utilities

Utility Supplier Condition and Adequacy

Sanitary sewer Bucks County Sewer and Water Good

Sanitary sewer Private septic system- Community/Transportation

Office Good

Storm sewer Bucks County Sewer and Water Good

Domestic water Bucks County Sewer and Water Good

Domestic water Private well- Community/Transportation Office Good

Electric service PECO Gas and Power Good

Natural gas service PECO Gas and Power Good

Actions/Comments:

According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as water or waste water treatment plants, or propane gas tanks.

The private well and septic system at the community/transportation building is reportedly in good condition. On-going periodic maintenance is highly recommended.

5.2. Parking, Paving, and Sidewalks

Item Description

Main Ingress and Egress West Bridge Street

Access from South

Additional Entrances Lower York Road

Additional Access from North

Paving and Flatwork

Item Material Last Work Done Condition

Entrance Driveway Apron Asphalt >5 years Poor

Parking Lot Asphalt >5 years Poor

Drive Aisles Asphalt >5 years Poor

Service Aisles Asphalt >5 years Fair

Front circle drive at main school entrance

Asphalt 2017 Good

Sidewalks Concrete 2017 Poor

Curbs Concrete >15 years Fair

Pedestrian Ramps Cast-in-place concrete 2017 Good



Parking Count

Open Lot Carport Private Garage Subterranean

Garage Freestanding Parking

Structure

West parking lot (includes parking at service area): 145 spaces

East parking lot: 145 spaces

Visitor and District Office parking lot: 20 spaces

Field 12 parking lot: 32 spaces.

Student Transportation parking lot: 29 spaces.

Bus parking lot: 29 spaces.

- - - -

Total Number of ADA Compliant Spaces 8

Number of ADA Compliant Spaces for Vans 1

Total Parking Spaces 371 (not including bus parking)

Parking Ratio (Spaces/Apartments) N/A

Method of Obtaining Parking Count Physical count

Exterior Site Stairs

Location Material Handrails Condition

South side of high school Concrete stairs Metal Fair

North side of community/transportation office

Concrete stairs Vinyl Fair

Courtyard Concrete stairs Metal Fair

Anticipated Lifecycle Replacements:

Asphalt seal coating Asphalt pavement Sidewalks Curbs

Actions/Comments:

On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. The asphalt pavement exhibits significant areas of failure and deterioration, such as alligator cracking, transverse cracking, extensive

raveling, and localized depressions, including various areas at the west parking lot, east parking lot, visitor and district parking lot and student transportation parking lot. The most severely damaged areas of paving must be cut and patched in order to maintain the integrity of the overall pavement system.

In addition to the asphalt pavement repairs above, pothole patching, crack sealing, seal coating, and restriping of the asphalt paving will be required within the year and over the reserve term.

In addition, all of the paving must be overlaid with new asphalt paving in order to maintain the integrity of the overall pavement system during the reserve term. Milling is recommended as part of the overall repair work.

The main road providing access to the elementary school, middle school and high school is reportedly owned and maintained by the property. Costs are also included for seal coating and mill and overlay of the asphalt road over the reserve term.



The concrete sidewalks have significant areas of settlement, heavy surface wear, cracking and spalling concrete sidewalks. These areas occur, at various locations on the southwest, south and east sides of the high school, adjacent to the west parking lot, adjacent to the operation offices and adjacent to the community/transportation office. The damaged areas of concrete sidewalks require replacement.

The site concrete stairs have isolated areas of cracking and spalling concrete stairs. These areas occur on the south side of the high school and the north side of the community/transportation office. The damaged areas of concrete stairs require repair. Due to the low aggregate quantity, this work can be carried out as part of the property’s routine maintenance.

5.3. Drainage Systems and Erosion Control

Drainage System and Erosion Control

System Exists at Site Condition

Surface Flow ☒ Poor

Inlets ☒ Poor

Swales ☒ Poor

Detention pond ☐ --

Lagoons ☐ --

Ponds ☒ Good

Underground Piping ☒ Poor

Pits ☐ --

Municipal System ☒ Good

Dry Well ☐ --


No components of significance

Actions/Comments:

Ponding and soil erosion occurs at various locations throughout the site. These areas occur adjacent to the loading dock, on the north side of west parking lot, on the west side of field 12 parking lot, and adjacent to some of the play fields, including fields 2, 3, 4, 5, 8, 9 and 12. A civil engineer must be retained to analyze the existing condition, provide recommendations and, if necessary, estimate the scope and cost of any required repairs. The cost of this study is included in Section 1.3. Although the estimated cost of repair cannot be accurately determined without the recommended study, a cost allowance is included in this section, for re-grading affected areas to direct storm water toward paved areas, onsite inlets or onsite retention ponds. This should be accomplished to maintain healthy vegetation. In addition, the site drainage study should also include proper storm water drainage play fields in Section 5.5.

The concrete aprons at a majority of the site curb-cut drain inlets have significant areas of cracked and spalling aprons, with some heaving grates, including some drain inlets in the east parking lot and along the main road serving the schools. The damaged portions of the concrete aprons at the inlets require replacement to restore the proper drainage profile.

A concrete culvert pipe noted clogged with dirt adjacent to play field 9. The underground storm water piping must be cleared and re-grading of the grass swale to promote proper drainage.

The property had contractors onsite during our site visit, reportedly working on landscaping hills and installing chain link fencing around the new retention pond adjacent to the tennis court. This FCA assumes that all remaining work will be completed to the satisfaction of the Owner and municipal authorities and assumes that an occupancy permit will be issued. This FCA is not intended to be used for construction inspection or observation purposes, and no opinion as to the quality of workmanship or the state of completion should be implied.



5.4. Topography and Landscaping

Item Description

Site Topography Slopes gently to moderately down from the west side of the property to the east

property line.

Landscaping Trees Grass

Flower Beds

Planters Drought Tolerant Plants

Decorative Stone

None

☒ ☒ ☒ ☒ ☐ ☐ ☐

Landscaping Condition

Fair

Irrigation

Automatic Underground

Drip Hand Watering None

☒ ☐ ☐ ☐

Irrigation Condition Good

Irrigation pump and tank are provided at two play field locations; one at the snack shed and one at the portable shed adjacent to play field 3. The irrigation system provides water through underground piping to a connection point at various play fields.

Retaining Walls

Type Location Condition

Brick South and east side of high school Fair


Masonry re-pointing

Actions/Comments:

The topography and adjacent uses do not appear to present conditions detrimental to the property. There are significant areas of erosion- See Section 5.3.

The irrigation system for the play fields are reportedly in good condition. On-going periodic maintenance is highly recommended.

5.5. General Site Improvements

Property Signage

Property Signage Building mounted

Street Address Displayed? No

Site and Building Lighting

Site Lighting

None Pole Mounted Bollard Lights Ground

Mounted Parking Lot Pole Type

☐ ☒ ☐ ☐ ☒

Good

Building Lighting None Wall Mounted Recessed Soffit

☐ ☒ ☒



Site and Building Lighting

Good

Site Fencing


Chain link with metal posts Located at some of the play fields

and enclosure at the bus parking lot. Good

Chain link with metal posts Basketball Courts Poor

CMU fence Surround transformer Good

Refuse Disposal

Refuse Disposal Common area dumpsters

Dumpster Locations Mounting Enclosure Contracted? Condition

Service area Concrete

pad None Yes Fair

Adjacent loading dock Concrete

pad Wood board fence Yes Fair

Other Site Amenities

Description Location Condition

Playground Equipment Metal Adjacent to Basketball courts Fair

Tennis Courts #10 Included in Upper Elementary School Report

Basketball Court Asphalt Adjacent to play field 9 Poor

Swimming Pool None -- --

Play Field #1 Grass Track and Field Events Poor

Play Field #2 Grass Rubber track

Stadium Field (football and track)

Fair-Poor

Play Field #3 Grass Practice Field Fair

Play Field #4 Grass Middle School Softball Fair

Play Field #5 Grass Varsity Softball Fair

Play Field #6 Grass Soccer Fair

Play Field #7 Grass Junior Varsity Baseball Fair

Play Field #8 Grass Varsity Baseball Fair

Play Field #9 Grass Bridge Street Field In process of field

upgrades Play Field #11 Grass Girls’ Lacrosse/Field Hockey Fair

Play Field #12 Grass Lacrosse/Field Hockey PECO Field

Fair

The football field 2 and track has High-intensity light fixtures, mounted on metal poles, are provided for night-time play use.




Exterior lighting Wood dumpster enclosure Playground equipment Playground surfaces and wood tie surround Basketball court seal coating Basketball backstops Play field bleachers Play field scoreboards Site Fencing Landscaping Install signage

Actions/Comments:

On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required.

The property currently lacks adequate identification signage. There is existing building signage, but no post-mounted or monument type signage provided. The lack of adequate signage may impede the timely arrival of emergency services personnel and equipment. New identification signage must be installed.

Play field 1 has significant areas of barren and worn landscape play field. According to the POC, storm water drains down the center of the play field, increasing wearing of the field. Establish new play field landscaping.

The rubber track surrounding the football field 2 is worn. The property has a proposal for synthetic track re-surfacing and a copy is included in Appendix C. The cost of this work is included.

The existing football field has a grass play field. The property had an Athletic facilities study completed back in 2010 and according to this study, a synthetic turf play field is worn not by use, but by time, so this would allow more usage throughout the year. A cost allowance for installation of a synthetic turf play field is included.

The basketball court playing surface is worn, cracked and deteriorated. Mill and overlay of the playing court will be required. The chain link fence surrounding the basketball court areas has portions of the fence that are deteriorated, leaning, rusted and

weathered. The affected portions of the fence must be replaced. As stated in Section 5.3, a cost is included for site drainage study and repairs for the property, which shall also include site storm

water drainage of the play fields.



6 . B u i l d i n g A r c h i t e c t u r a l a n d S t r u c t u r a l S y s t e m s

6.1. Foundations

Building Foundation (1938 Orginal High School Building)

Item Description Condition

Foundation Masonry foundation walls Good

Basement and Crawl Space Concrete slab and concrete walls Good

Building Foundation (High School Additions)


Foundation Concrete foundation walls Good

Basement and Crawl Space Concrete slab and concrete walls Good



Actions/Comments:

Isolated areas of the foundation systems are exposed, which allows for limited observation. There are no significant signs of settlement, deflection, or movement. The basement and crawl space walls appear intact and structurally sound. There is no evidence of movement or water infiltration.

6.2. Superstructure

Building Superstructure (1938 Orginal High School Building)


Framing / Load-Bearing Walls Conventional wood/metal studs Good

Ground Floor Raised wood Good

Upper Floor Framing Wood joists Good

Upper Floor Decking Wood planks Good

Roof Framing Wood joists, purlins, rafters Good

Roof Decking Plywood or OSB Good



Building Superstructure (High School Additions)


Framing / Load-Bearing Walls Masonry bearing walls and steel

columns and beams Fair

Ground Floor Concrete slab Good

Upper Floor Framing Steel beams Good

Upper Floor Decking Metal decking with concrete topping Good

Roof Framing Open-web steel joists Good

Roof Decking Metal decking Good


Structural frame, masonry bearing walls

Actions/Comments:

The superstructure is exposed in some locations, which allows for limited observation. There is isolated evidence of deflection and movement, as cracking CMU walls noted at the Graphics Lab classroom and the exterior brick walls noted with cracked bricks at the rear corner of the high school cafeteria. A Professional Engineer with specific expertise in structural design and construction in this geographical area must be retained to evaluate the structure and to provide remedial recommendations consistent with local regulatory and code requirements. The cost of this study is included in Section 1.3. Although the estimated cost of repair cannot be accurately determined without the recommended study, a budgetary cost allowance to repair the affected elements is also included in this Section, as well as the exterior brick masonry walls in Section 6.4.

6.3. Roofing

Roof

Type / Geometry Gable Roof Finish Asphalt shingles

Maintenance Outside Contractor Roof Age 20+ Yrs

Flashing Sheet metal Warranties No

Parapet Copings None Roof Drains Gutters and downspouts

Fascia Metal Panel Insulation Rigid Board

Soffits Concealed Soffits Skylights No

Attics Steel beams Ponding No

Ventilation Source-1 Soffit Vents Leaks Observed No

Ventilation Source-2 Power Vents Roof Condition Poor

The above roof is located at the middle school and high school cafeteria areas and at the theater.

Roof

Type / Geometry Gable Roof Finish Asphalt shingles

Maintenance Outside Contractor Roof Age 1 Yrs



Roof


Parapet Copings None Roof Drains Gutters and downspouts


Soffits Concealed Soffits Skylights No

Attics Steel beams Ponding No

Ventilation Source-1 Soffit Vents Leaks Observed No

Ventilation Source-2 Power Vents Roof Condition Good

The above roof is located at the fitness and main office additions.

Roof

Type / Geometry Flat Finish Modified Bituminous with white

coating

Maintenance In-house Staff Roof Age 15 Yrs

Flashing Built-up base and Edge flashing Warranties Yes

Parapet Copings Exposed copings Roof Drains Gutters and downspouts


Soffits None Skylights No

Attics None Ponding No

Ventilation Source-1 Power Vents Leaks Observed No

Ventilation Source-2 -- Roof Condition Fair

The above roof is located at the 1938 original building section (south elevation).

Roof

Type / Geometry Flat Finish Built‐up membrane with stone

topping


Flashing Built-up base and Edge flashing Warranties No

Parapet Copings Exposed copings Roof Drains Internal drains





Ventilation Source-2 -- Roof Condition Good



The above roof is located at the connection corridor roof to the middle school, auxiliary gym and at the 2017 building additions.

Roof

Type / Geometry Flat Finish Modified Bituminous









The above roof is located at the 2007 building additions.

Roof


topping

Maintenance In-house Staff Roof Age 20+ Yrs


Parapet Copings None Roof Drains Internal drains


Soffits None Skylights Yes

Attics None Ponding Yes

Ventilation Source-1 Power Vents Leaks Observed Yes

Ventilation Source-2 -- Roof Condition Poor

The above roof is located on the central flat roof areas over the classroom areas and on the flat roof areas around the high school gym.

Roof


topping



Parapet Copings None Roof Drains Internal drains






Roof

Ventilation Source-1 Power Vents Leaks Observed Yes


The above roof is located on the 2nd Floor flat roof areas (southwest elevation).

Roof

Type / Geometry Flat Finish Modified Bituminous









The above roof is located at the flat roof areas adjacent to the middle school and high school cafeteria areas, at the graphic arts and wood shop classrooms, at the middle school and high school gyms, at the flat roof areas adjacent to middle school gym and flat roof portion between the 2nd Floor roof and 1938 building roof. There is a small section of sloped metal roofing located at the north side of the 2nd Floor flat roof. Additionally, covered entrances on the south and east sides of the building have metal gabled roofs, with one that has an asphalt shingled gable roof.


Asphalt shingles Flat roof membrane Metal roofs Skylights Roof flashings (included as part of overall membrane replacement) Parapet wall copings (included as part of overall membrane replacement)

Actions/Comments:

The roof finishes vary in age, as stated in the above charts. The 1938 original building roof, over the district office area, is covered by a 20-year warranty. A copy of the warranty is included in the appendix. The roofs are maintained by an outside contractor and by the in-house maintenance staff.

Roof leaks have occurred within the past year, and some of these leaks remain active. The leaks occur at the central flat roof areas over the classrooms. All active leaks must be repaired, and the cost of this work is included with roof membrane replacement noted elsewhere.

Roof drainage appears to be inadequate. Significant areas of ponding are evident at the central flat roof areas over the classroom areas and on the flat roof areas around the high school gym. The low spots in the roof must be reframed to promote adequate drainage to existing drainage devices or new roof drains must be installed at the low spots of the roof surface. This work can be performed in conjunction with the roof finish replacement work noted elsewhere.

The roof substrate and insulation should be inspected during any future roof repair or replacement work. There is no evidence of moisture, water intrusion, or excessive daylight in the attics. The insulation in the attics appears to be

adequate.



Install gutters and downspouts at the covered entrances on the south and east sides of the building. Installation of gutters and downspouts will prevent storm water spilling onto the adjacent sidewalks. A budgetary cost is included.

A damaged portion of metal roof noted on the covered entrance east side of the building. Repair will be required an can be completed as part of the property’s routine maintenance program. In addition, replacement of the metal roofs will be required over the reserve term.

The field of the asphalt shingled roofs have damaged, brittle and missing shingles, as follows; the roofs at the middle school and high school cafeteria areas and at the theater. The asphalt shingles must be replaced.

The field of the built-up membrane with stone topping roofs have significant areas of topping degradation, alligatoring, exposed felts, physical damage, cracking, and seam failure, as follows; central flat roof areas over the classroom areas and on the flat roof areas around the high school gym. The roof membranes require replacement.

During severe wind storms, roofing aggregate (ballast) may become wind-borne and may harm nearby persons or may damage surrounding properties or building or site elements of the subject property. National, regional, and local building codes vary widely in the treatment of this issue and should be consulted during any future roofing repairs or replacements.

The skylights appear problematic and shows signs of excessive degradation at the central flat roof area over the classrooms and on the flat roof areas around the high school gym. The affected skylights must be replaced and recommended in conjunction with the roof finish replacement noted elsewhere. Additional skylights will require replacement over the reserve term.

6.4. Exterior Walls

Building Exterior Walls


Primary Finish Brick veneer Poor

Secondary Finish EIFS Good

Accented with Curtain wall Good

Soffits Concealed Good

Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings.


Masonry re-pointing Painting

Actions/Comments:

On-going periodic maintenance, including patching repairs, graffiti removal, and re-caulking, is highly recommended. Future lifecycle replacements of the components listed above will be required.

As stated in Section 6.1, a structural study is recommended, as the exterior brick walls noted with cracked bricks at the rear corner of the high school cafeteria. The damaged brick veneer must be replaced.

Limited areas of painted concrete are located at the district office main entrance, with school identification sign above the door. The exterior finishes exhibit deterioration of painted finishes. Refinish and painting will be required. Due to the low aggregate quantity, this work can be carried out as part of the property’s routine maintenance.

The EIFS material appears intact. Typically, however, there is no provision for draining water from behind the EIFS base coat and/or polystyrene foam insulation. Also, there is typically no ventilation between these materials. Even slight water infiltration can eventually cause deterioration of the wood or gypsum substrate and can, over time, damage structural elements of the building. The critical areas of the exterior walls must be routinely monitored for signs of moisture infiltration. The EIFS material will require painting.



6.5. Exterior and Interior Stairs

Building Exterior and Interior Stairs

Type Description Riser Handrail Balusters Condition

Building Exterior Stairs Concrete stairs Closed Metal Metal Good

Building Interior Stairs Steel Framed With Vinyl

treads Closed Metal Metal Good



Actions/Comments:

No significant actions are identified at the present time. On-going periodic maintenance is highly recommended.

6.6. Exterior Windows and Doors

Building Windows

Window Framing Glazing Location Window Screen

Condition

Steel-framed, operable Double glaze 1983 windows ☒ Poor

Aluminum framed, fixed and operable

Double glaze 1998 windows ☒ Fair

Aluminum framed, fixed and operable

Double glaze 2007-2017 windows ☒ Good

Aluminum framed storefront Double glaze 2007-2017 windows ☐ Good

Building Doors

Main Entrance Doors Door Type Condition

Fully glazed, metal framed Good

Secondary Entrance Doors Fully glazed, metal framed Good

Service Doors Metal, insulated Good

Overhead Doors Steel Fair


Windows Overhead door

Actions/Comments:




The 1983 windows are antiquated units, with some windows difficult to open and close and balances are broken. Window replacement is recommended.

6.7. Patio, Terrace, and Balcony

Building Patio, Terrace and Balcony

Type Description Location Condition

Ground Floor Patio Concrete, portions with artificial turf

Courtyards Fair

Upper Balcony Structure None -- --

Balcony Decks None -- --

Balcony Deck Toppings None -- --

Balcony Guardrails None -- --


Concrete patios

Actions/Comments:

No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required.



7 . B u i l d i n g M e c h a n i c a l a n d P l u m b i n g S y s t e m s

7.1. Building Heating, Venti lating, and Air Condit ioning (HVAC)

Building Central Heating System

Primary Heating System Type Hot water boilers

Quantity and Capacity of Major Components Two boilers at 5,032 MBH each; One boiler at 3,000 MBH

Total Heating Capacity 13,000 MBH

Heating Fuel Natural gas

Location of Major Equipment Mechanical rooms

Space Served by System Entire building

Age Ranges Vary from 1997 to 2017

Boiler Condition Good

Heat Exchanger Condition Good

Building Central Cooling System

Primary Cooling System Type Air-cooled chillers

Quantity and Capacity of Major Components Two chillers at 290 tons each

Total Cooling Capacity 580 tons

Refrigerant R-134A

Cooling Towers None

Location of Major Equipment Building exterior

Space Served by System Entire building

Age Ranges All units dated 2017

Chiller Condition Good

Cooling Tower Condition --

Distribution System

HVAC Water Distribution System Four-pipe

Heating Water Circulation Pump Size and Quantity Two pumps at 60 HP each

Chilled Water Circulation Pump Size and Quantity Two pumps at 60 HP each

Condenser Water Circulation Pump Size and Quantity

NA

Pump Condition Good

Air Distribution System Variable volume



Distribution System

Quantity and Capacity of Air Handlers 14 air handlers ranging from 900 to 17,500 CFM each

Location of Air Handlers Mechanical rooms

Large Spaces the Larger Dedicated AHU’s Serve Lobby, Gymnasium, Auditorium, Cafeteria, Offices

Age of Air Handlers Vary from 1998 to 2017

Air Handler Condition Fair

Terminal Units VAV boxes

Quantity and Capacity of Terminal Units approximately 150 VAV boxes ranging from 300 to 1,500 CFM each

Location of Terminal Units Within interior spaces

Spaces Served by Terminal Units Throughout facility

Terminal Unit Condition Fair

Supplemental Components

Supplemental Component #1 Ductless mini-split systems

Location / Space Served by DSS Computer rooms

DSS Condition Fair

Supplemental Component #2 Suspended unit heaters

Location / Space Served by unit heater Mechanical rooms

Unit heater Condition Fair

Controls and Ventilation

HVAC Control System BAS, direct digital controls (DDC)

HVAC Control System Condition Good

Building Ventilation Central AHU, with fresh air intake

Ventilation System Condition Good


Boilers Chillers Air handling units Distribution pumps and motors Condensing unit/heat pumps Building automation system VAV boxes Suspended unit heaters Rooftop exhaust fans



Packaged units Ductless split systems

Actions/Comments:

The HVAC systems are maintained by an outside contractor. Records of the installation, maintenance, upgrades, and replacement of the HVAC equipment at the property have been maintained since the property was first occupied.

The HVAC equipment varies in age. HVAC equipment is replaced on an "as needed" basis. The HVAC equipment appears to be functioning adequately overall. The maintenance staff were interviewed about the historical and

recent performance of the equipment and systems. No chronic problems were reported and an overall sense of satisfaction with the systems was conveyed. However, due to the inevitable failure of parts and components over time, some of the equipment will require replacement.

7.2. Building Plumbing and Domestic Hot Water

Building Plumbing System

Type Description Condition

Water Supply Piping Copper Fair

Waste/Sewer Piping Cast iron Fair

Vent Piping Cast iron Fair

Water Meter Location Unknown

Domestic Water Heaters or Boilers

Components Boiler and Water Heaters

Fuel Natural gas and electric

Quantity and Input Capacity 1 Indirect; 1 at 4.5 kW; 1 at 76 MBH

Storage Capacity 300 gallons

Boiler or Water Heater Condition Fair

Supplementary Storage Tanks? Yes

Storage Tank Quantity and Volume 1 unit at 300 gallons

Quantity of Storage Tanks 1

Storage Tank Condition Fair

Domestic Hot Water Circulation Pumps (3 HP and over) No

Adequacy of Hot Water Adequate

Adequacy of Water Pressure Adequate

Plumbing Fixtures

Water Closets Commercial grade

Toilet (Water Closet) Flush Rating 1.6 GPF

Common Area Faucet Nominal Flow Rate 1.0 GPM

Condition Fair




Water heaters Toilets Urinals Drinking fountains Lavatories Backflow preventer Sinks Sump pump

Actions/Comments:

The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short-term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required.

7.3. Building Gas Distribution

Gas service is supplied from the gas main. The gas meters and regulators are located along the exterior walls of the building. The gas distribution piping within the building is malleable steel (black iron).



Actions/Comments:

The pressure and quantity of gas appear to be adequate. The gas meters and regulators appear to be functioning adequately and will require routine maintenance. Only limited observation of the gas distribution piping can be made due to hidden conditions.

7.4. Building Electrical

Building Electrical Systems

Electrical Lines Underground Transformer Pad-mounted

Main Service Size 3000 Amps Volts 277/480 Volt, three-phase

Meter and Panel Location Electrical room Branch Wiring Copper

Conduit Metallic Step-Down Transformers?

Yes

Security / Surveillance System?

Yes Building Intercom System?

Yes

Lighting Fixtures T-8 and LED

Main Distribution Condition Fair

Secondary Panel and Transformer Condition

Fair

Lighting Condition Good



Building Emergency System

Size 200 kW Fuel Natural gas

Generator / UPS Serves Emergency lights,

elevators Tank Location N/A

Testing Frequency Weekly Tank Type None

Generator / UPS Condition Good


Switchboards Step-down transformers Interior light fixtures Emergency generator Variable frequency drives (VFD) Distribution panels Transfer switches

Actions/Comments:

The onsite electrical systems up to the meter are owned and maintained by the respective utility company. The electrical service and capacity appear to be adequate for the property’s demands.

7.5. Building Elevators and Conveying Systems

Building Elevators

Manufacturer Dover Machinery Location Ground floor or basement

adjacent to shaft

Safety Stops Electronic Emergency Equipment Yes

Cab Floor Finish Vinyl-tiled Cab Wall Finish Stainless steel

Hydraulic Elevators One car at 2100 LB

Overhead Traction Elevators None

Freight Elevators None

Machinery Condition Fair

Controls Condition Fair

Cab Finish Condition Fair

Other Conveyances Wheelchair Lift

Other Conveyance Condition Fair


Elevator controls Elevator renovation Wheelchair lift renovation



Actions/Comments:

The elevators appear to provide adequate service. The elevators are serviced by Allied Elevator on a routine basis. The elevator machinery and controls appear to be more than 10 years old. The elevators will require continued periodic maintenance.

The elevators are inspected on an annual basis by the municipality, and a certificate of inspection is displayed in the elevator cab. The inspection certificate has expired. It is common for inspections to occur behind schedule. A new inspection should be scheduled as soon as possible.

The emergency communication equipment in the elevator cabs appears to be functional. Equipment testing is not within the scope of the work.

The finishes in the elevator cabs will require replacement. The cost to replace the finishes is relatively insignificant and the work can be performed as part of the property management’s operations program.

7.6. Fire Protection and Security Systems

Item Description

Type Wet pipe

Fire Alarm System

Central Alarm Panel ☒ Battery-Operated Smoke Detectors

☐ Alarm Horns ☒

Annunciator Panels ☒ Hard-Wired Smoke Detectors

☒ Strobe Light Alarms ☒

Pull Stations ☒ Emergency Battery-Pack Lighting

☒ Illuminated EXIT Signs ☒

Alarm System Condition

Fair

Sprinkler System None ☐ Standpipes ☐ Backflow Preventer ☐

Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☒

Suppression Condition

Fair

Central Alarm Panel System

Location of Alarm Panel Installation Date of Alarm Panel

Mechanical room 2008

Fire Extinguishers Last Service Date Servicing Current?

Most are current some were not No

Hydrant Location Perimeter

Siamese Location Exterior wall

Special Systems Kitchen Suppression System ☒ Computer Room Suppression System ☐


Central alarm panel Alarm devices and system Kitchen fire suppression Fire extinguishers Defibrillators Security/surveillance system Installation of fire sprinkler system



Actions/Comments:


The vast majority of the building is not protected by fire suppression; sprinkler heads are currently limited to cafeteria, kitchen, boiler room, E wing, wood shop, nurse and Middle School Gym. Due to its construction date, the facility is most likely “grandfathered” by code and the installation of fire sprinklers not required until major renovations are performed. Regardless of when or if installation of facility-wide fire suppression is required by the governing municipality, EMG recommends a retrofit be performed. A budgetary cost is included.

Some of the fire extinguishers have not been inspected within the last year. A qualified fire equipment contractor must inspect and service the fire extinguishers.



8 . I n t e r i o r S p a c e s

8.1. Interior Finishes

The facility is used for a high school.

The most significant interior spaces include classrooms, cafeteria’s (middle school and high school), commercial kitchen, gymnasium (middle school and high school), auxiliary gym, fitness center, an auditorium (theater), library, offices and main entrance lobby. Supporting areas include hallways, corridors, connection corridor to middle school, music rooms, stairs, administrative offices, district offices, guidance offices, conference rooms, nurse station, restrooms, locker rooms (middle school and high school), faculty break rooms, mechanical rooms and custodian closets.

The following table generally describes the locations and typical conditions of the interior finishes within the facility:

Typical Floor Finishes

Floor Finish Locations General Condition

Vinyl tile Classrooms, corridors, nurse station, cafeteria’s,

faculty break rooms, music rooms Good

Vinyl tile 2nd Floor corridors and classrooms (excluding classrooms # 201, 202 and 203 and adjacent

corridors), district offices basement rooms Poor

Carpet Main offices, district offices, hallways, classrooms,

library, theater aisles, conference rooms Good

Carpet Guidance offices, district offices basement rooms Poor

Rubber flooring Fitness center, auxiliary gym Good

Epoxy Restrooms, locker rooms Good

Painted/sealed concrete Theater seating areas Good

Hardwood Gymnasiums, stage Good

Sheet vinyl Connection corridor to middle school, interior

ramps Good

Quarry tile Commercial kitchen Good

Typical Wall Finishes

Wall Finish Locations General Condition

Painted CMU Majority of interior walls Good

Painted drywall Offices, library Good

Decorative wood panels Lobby, theater Good

Typical Ceiling Finishes

Ceiling Finish Locations General Condition

Suspended T-bar (Acoustic) Majority of interior ceilings Good

Suspended T-bar (Acoustic) District offices basement rooms Poor



Typical Ceiling Finishes

Ceiling Finish Locations General Condition

Exposed structure Fitness center, auxiliary gym, gymnasiums Good

Interior Doors

Item Type Condition

Interior Doors Solid core wood, some with vision panels Good

Door Framing Metal Good

Fire Doors Yes Good


Carpet Vinyl tile Sheet vinyl Rubber flooring Epoxy flooring Paint/seal concrete Hardwood floors Interior paint Suspended acoustic ceiling tile Auditorium seating Maple sports floor

Actions/Comments:

The interior areas were last renovated in 2017. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be

required. There are damaged and missing ceiling tiles in the district offices basement rooms. The damaged and missing ceiling tiles must be

replaced. The vinyl tile flooring is old, worn, damaged and outdated at the 2nd Floor corridors and classrooms (excluding classrooms # 201, 202

and 203 and adjacent corridors) and district offices basement rooms. The damaged and worn vinyl tile flooring must be replaced. The carpet flooring is old, worn, and stained the guidance offices and district offices basement rooms. The damaged and worn

carpet flooring must be replaced.

8.2. Commercial Kitchen & Laundry Equipment

The cafeteria area has a variety of commercial kitchen appliances, fixtures, and equipment. The equipment is owned and maintained in-house.

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

Commercial Kitchen

Appliance Comment Condition

Refrigerators Walk-in and Up-right Fair



Commercial Kitchen

Appliance Comment Condition

Freezers Walk-in Fair

Ranges Gas Fair

Ovens Gas Fair

Griddles / Grills Gas Fair

Fryers Electric Fair

Hood Exhaust ducted to exterior Fair

Dishwasher Owned Fair

Microwave ☒ Fair

Ice Machines ☒ Fair

Steam Tables ☒ Fair

Work Tables ☒ Fair

Shelving ☒ Fair


Cooking Range Convection oven Dishwasher Walk-in freezer Walk-in cooler Ice maker Tilting skillet Warmer 2-door refrigerators Food warmers Deep fryer Exhaust hood Freezer chest Mixer Garbage disposal

Actions/Comments:




9 . O t h e r S t r u c t u r e s

An Operation Offices building is located on the west side of the high school. The building is constructed of concrete masonry unit (CMU) bearing walls, set on a concrete slab. The exterior walls are finished with metal panels and has a wood-framed gabled roof finished with standing seam metal panels. The building is equipped with a spilt-system 5-ton heat pump.

A Maintenance Shed building is located adjacent to the Operations Offices building. The building exterior walls and roof are clad with factory-finished, metal panels anchored to the pre-engineered metal-frame and set on a concrete slab. The building has three overhead doors. The building is equipped with a 227 MBH oil-fired furnace.

A Community/Transportation Offices building is located on the north side of the parish office. The building is a wood-framed structure set on a concrete slab. The exterior walls are finished with vinyl siding and has a gabled roof finished with asphalt shingles. The building is equipped with a spilt-system 2.5-ton heat pump.

A Snack Shed is located between play fields 1 and 2. The shed is a wood-framed structure and has vinyl siding exterior walls and a gabled asphalt shingled roof.

A Portable Shed is located on the west side of play field 3. The shed is a wood-framed structure and has painted wood siding exterior walls and a barn asphalt shingled roof.


Asphalt shingles Exterior overhead doors Heat pumps Air handlers Furnace Oil tank Exterior lights Urinal Lavatories Water heaters Toilets Metal roof

Actions/Comments:


A section of missing roof fascia flashing noted on the north side of the community/transportation office. Installing new flashing elements can be completed as part of the property routine maintenance program.

The field of the community/transportation office roof have damaged and missing shingles on the west side of the roof. The damaged and missing shingles must be replaced. The cost of replacement is relatively in-significant and the work can be performed as part of the property management’s routine maintenance program. Full replacement will also be required over the reserve term.



1 0 . C e r t i f i c a t i o n

New Hope Solebury School District retained EMG to perform this Facility Condition Assessment in connection with its continued operation of New Hope-Solebury High School, 182 West Bridge Street, New Hope, Pennsylvania, the “Property”. It is our understanding that the primary interest of New Hope Solebury School District is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations.

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

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

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

Any reuse or distribution of this report without such consent shall be at New Hope Solebury School District and the recipient’s sole risk, without liability to EMG.

Prepared by: Mark F. Chamberlain and David Harrell,

Project Managers

Reviewed by:

Tammy Prusa Technical Report Reviewer for Bill Champion, PhD P.E., CEM, Senior Program Manager [email protected] 800.733.0660 x6234



1 1 . A p p e n d i c e s

Appendix A: Photographic Record

Appendix B: Site and Floor Plans

Appendix C: Supporting Documentation

Appendix D: EMG Accessibility Checklist

Appendix E: Pre-Survey Questionnaire



Appendix A:

Photographic Record



#1 SOLEBURY HIGH SCHOOL

#2 BUILDING-MOUNTED HIGH SCHOOL SIGN SOUTH SIDE OF BUILDING

#3

HIGH SCHOOL 2017 ADDITION SHOWING FITNESS CENTER AND MAIN SCHOOL ENTRANCE (WEST ELEVATION)

#4 HIGH SCHOOL MAIN ENTRANCE ON WEST ELEVATION

#5 HIGH SCHOOL WEST ELEVATION AT 2-STORY SECTION

#6 HIGH SCHOOL EAST ELEVATION



#7 HIGH SCHOOL SOUTH ELEVATION

#8 HIGH SCHOOL NORTHEAST ELEVATION WITH CONNECTION CORRIDOR TO MIDDLE SCHOOL

#9 HIGH SCHOOL NORTHWEST ELEVATION WITH CONNECTION CORRIDOR TO MIDDLE SCHOOL

#10 ROADWAY PROVIDING ACCESS TO PROPERTY BUILDINGS

#11 MISSING VAN ACCESSIBLE PARKING STALL AT EAST PARKING LOT

#12 LOW-MOUNTED ADA POLE SIGN (VISITOR AND DISTRICT OFFICE PARKING LOT)



#13 MISSING ADA POLE SIGN (WEST PARKING LOT)

#14 VISITOR AND DISTRICT OFFICE PARKING LOT

#15 WEST PARKING LOT

#16 EAST PARKING LOT

#17 FIELD 12 PARKING LOT

#18 COMMUNITY TRANSPORTATION PARKING LOT



#19 BUS PARKING LOT

#20 NEW ASPHALT PAVEMENT AT FRONT CIRCLE DRIVE

#21 NEW CONCRETE SIDEWALKS

#22 SITE CONCRETE SIDEWALK AND CURBING

#23 BASKETBALL COURT

#24 PLAY EQUIPMENT



#25 FOOTBALL FIELD 2

#26 RUBBER TRACK SURROUNDING FOOTBALL FIELD 2

#27 BLEACHERS AT FOOTBALL FIELD 2

#28 PLAY FIELD BLEACHER

#29 PLAY FIELD 4

#30 PLAY FIELD 6



#31 PLAY FIELD 12

#32 SCOREBOARD AT FOOTBALL FIELD 2

#33 SCOREBOARD AT PLAY FIELD 5



#36 PLAY FIELD 9 IN PROCESS OF LANDSCAPE UPGRADES



#37 SITE POLE LIGHTS

#38 BUILDING EXTERIOR WALL LED LIGHT

#39 OVERVIEW OF PITCHED AND FLAT ROOMS OF HIGH SCHOOL

#40 ROOF AT CONNECTION CORRIDOR TO MIDDLE SCHOOL

#41 ASPHALT SHINGLED ROOF AT MAIN OFFICE AND FITNESS CENTER

#42 ASPHALT SHINGLED ROOF AT THEATER



#43 ASPHALT SHINGLED ROOF AT MIDDLE AND HIGH SCHOOL CAFETERIA'S

#44 CONDITION OF CENTRAL FLAT ROOF AREA OVER CLASSROOMS

#45 PONDING ON CENTRAL FLAT ROOF AREA OVER CLASSROOMS

#46 EXTERIOR BRICK MASONRY

#47 EXTERIOR EIFS FINISHES

#48 MAIN HIGH SCHOOL ENTRANCE DOORS



#49 OLDER WINDOWS (SOUTH ELEVATION)

#50 OVERVIEW OF COURTYARD

#51 ROOFTOP AIR HANDLER

#52 DISTRIBUTION PUMPS

#53 ROOFTOP PACKAGED UNIT

#54 ROOF EXHAUST FAN



#55 UNIT HEATER

#56 DUCTLESS SPLIT SYSTEM

#57 AIR HANDLER

#58 BOILERS

#59 CHILLER

#60 GENERATOR



#61 WATER HEATER

#62 MAIN ELECTRIC

#63 VARIABLE FREQUENCY DRIVE (VFD)

#64 SECONDARY TRANSFORMER

#65 HYDRAULIC ELEVATOR MACHINERY

#66 FIRE ALARM CONTROL PANEL



#67 CORRIDOR WITH CARPET FLOORING

#68 CORRIDOR WITH VINYL TILE FLOORING

#69 CONNECTION CORRIDOR TO MIDDLE SCHOOL

#70 MAIN OFFICE

#71 OFFICE

#72 LOCKER ROOM



#73 RESTROOM

#74 GYM

#75 AUXILIARY GYM

#76 THEATER

#77 CLASSROOM DOORS

#78 CLASSROOM WITH CARPET FLOORING



#79 CLASSROOM WITH VINYL TILE FLOORING

#80 MUSIC ROOM

#81 LIBRARY

#82 LOBBY

#83 NURSE STATION

#84 GUIDANCE OFFICE



#85 STAIRS

#86 CAFETERIA

#87 FITNESS CENTER

#88 COMMERCIAL KITCHEN

#89 COMMERCIAL KITCHEN WALK-INS

#90 COMMERCIAL KITCHEN DISHWASHER



#91 OPERATIONS OFFICE

#92 MAINTENANCE SHED

#93 COMMUNITY/TRANSPORTATION OFFICE

#94 SNACK SHED

#95 PORTABLE SHED

#96

MISSING ROOF FASCIA FLASHING AT COMMUNITY/TRANSPORTATION OFFICE



#97 DAMAGED VINYL TILE FLOOR AT 2ND FLOOR CORRIDOR

#98 DETERIORATED PAINTED FINISHES AT DISTRICT OFFICE ENTRANCE AND BUILDING SIGN

#99

CRACKED CONCRETE STAIR ADJACENT TO COMMUNITY/TRANSPORTATION OFFICE

#100 CONCRETE SIDEWALK DETERIORATION AT WEST PARKING LOT

#101 SETTLEMENT OF CONCRETE SIDEWALK SOUTH SIDE OF BUILDING

#102 SPALLING AND CRACKING CONCRETE SIDEWALK EAST SIDE OF BUILDING



#103

SPALLING AND CRACKING CONCRETE SIDEWALK ADJACENT TO COMMUNITY/TRANSPORTATION OFFICE

#104 SPALLING CONCRETE SIDEWALK SOUTHWEST SIDE OF BUILDING

#105 ASPHALT PAVEMENT DETERIORATION AT WEST PARKING LOT

#106

CRACKED ASPHALT PAVEMENT AT COMMUNITY/TRANSPORTATION OFFICE

#107 ASPHALT PAVEMENT DETERIORATION AT EAST PARKING LOT

#108 CLOGGED STORM DRAIN PIPING ADJACENT TO PLAY FIELD 9



#109 DETERIORATION OF CONCRETE APRON AROUND STORM WATER DRAIN INLET

#110 SOIL EROSION ADJACENT LOADING DOCK

#111 WORN PLAY FIELD 1

#112 PONDING AT LANDSCAPING ADJACENT TO WEST PARKING LOT

#113 PONDING AT LANDSCAPING WEST SIDE OF FIELD 12 PARKING LOT

#114 PONDING AT LANDSCAPING ADJACENT TO PLAY FIELD



#115 WORN AND CRACKING BASKETBALL COURT

#116 WEATHERED AND DAMAGED CHAIN LINK FENCE AT BASKETBALL COURT

#117 WORN AND SURFACE CRACKING AT RUBBER TRACK AT FOOTBALL FIELD 2

#118 DETERIORATED ASPHALT SHINGLES AT ROOF OVER MIDDLE SCHOOL CAFETERIA

#119

DETERIORATED ASPHALT SHINGLES AT ROOF OVER COMMUNITY/TRANSPORTATION OFFICE

#120 CRACKED MASONRY (CMU) WALL AT GRAPHICS LAB CLASSROOM



#121 CRACKED BRICK EXTERIOR WALL AT REAR CORNER OF HIGH SCHOOL CAFETERIA

#122 MISSING CEILING TILES AT BASEMENT OF DISTRICT OFFICE



Appendix B:

S i te and Floor Plans

Site Plan

Project Name:

New Hope-Solebury High School

Project Number:

131080.18R000-004.322

Source:

Google

On-Site Date:

November 28-29, 2018

OO

MSHS- High School OO- Operations Offices MS- Maintenance Shed CTO- Community/Transportation Office

CTO

HS



Appendix C:

Support ing Documentat ion

Proposal # P-002773-3

Proposal # P-002773-3Proposal Submitted To:David Teasdale

At:New Hope Solebury SD

Street:180 W Bridge St

City, State and Zip Code:New Hope, PA 18938

Phone and Fax Number:(215) 862-5372

Date of Proposal:11/15/2018

Name of Job:New Hope-Solebury SD - Track Re-surfacing

Location of Job:

Furnish all materials, labor and insurance to install the following:Synthetic Track Re-Surfacing

Option 1

Thoroughly clean surface with pressure washing to remove any dirt, mildew or any other potential bond breakers of new surfacing. (Nagle Athletic Surfaces uses the Cyclone 5000Y vehicle mounted and the Cyclone CY210 walk-behind units for pressure washing. These units produce hot water and are equipped with a rotating high-pressure washing head capable of producing 4,000 PSI while controlling water run-off.) Facility owner is responsible for providing a water source for washing surfaces.Remove and replace delaminated or damaged areas of running track surface including along all edges of track with polyurethane/rubber mixture. Install the BSS-100 Waterborne RETOP to track and events as per attached specifications.Layout, paint and certify lane lines and track markings.Provide as-built survey of existing running track.Provide 2 year warranty.Typical life of surface is before next re-surfacing is approximately 7-9 years.Using a manufacturer's approved red marking paint, "Red Out" all lane lines and markings prior to resurfacing to prevent future bleed through of existing lane lines and markings.

Track Re-Surfacing Option #1 - BSS-100 Retop - 4,976 square yards @ $26.00 per square yard = $129,376.00

Note: If this option (BSS-100 Retop) is chosen the stress cracks that are present in the existing track surface are likely to reappear after resurfacing.

Option 2

Thoroughly clean surface with pressure washing to remove any dirt, mildew or any other potential bond breakers of new surfacing. (Nagle Athletic Surfaces uses the Cyclone 5000Y vehicle mounted and the Cyclone CY210 walk-behind units for pressure washing. These units produce hot water and are equipped with a rotating high-pressure washing head capable of producing 4,000 PSI while controlling water run-off.) Facility owner is responsible for providing a water source for washing surfaces.Remove and replace delaminated or damaged areas of running track surface including along all edges of track with polyurethane/rubber mixture. Apply polyurethane pore sealer to entire track surface to render it impermeable and lock together all cracking areas of the


existing track surface.Install the BSS-200 Waterborne RETOP to track and events as per attached specifications.Layout, paint and certify lane lines and track markings.Provide as-built survey of existing running track.Provide 5 year warranty.Typical life of surface is before next re-surfacing is approximately 12 years.

Track Re-Surfacing Option #1 - BSS-200 Retop with Seal Coat - 4,976 square yards @ $38.26 per square yard = $190,381.00

Pricing is based on COSTARS Supplier #343306 Contract #014-179 Recreational & Fitness Equipment

USE TAX ON MATERIALS INCLUDED IN PRICEWe Propose hereby to furnish materials and labor-complete in accordance with the above specifications, for the sum of :

Payment to be made as follows:Payment terms as per approved contractProposal submitted by Serge Silva and is valid for 60 days.


Conditions:

Acceptance of our bid and price by Contractor/Owner shall be acceptance of all terms and conditions recited herein which shall supersede any conflicting term in any other contract document. Contractor’s/Owner’s agreement herewith shall be evidenced by Nagle Athletic Surfaces commencement of work for project.

Nagle Athletic Surfaces, Inc. is not responsible for the layout and establishment of grades as done by others. Nagle Athletic Surfaces, Inc. accepts no responsibility for improper design or engineering.

This proposal is based on the payment of prevailing wage rates if applicable, to Nagle Athletic Surfaces, Inc. personnel. Any union labor required due to the general contractors contractual union agreements, project labor agreements and or specific apprenticeship requirements will be provided at no cost to Nagle Athletic Surfaces, Inc.

The Contractor/Owner will cooperate with Nagle Athletic Surfaces to avoid scheduling conflicts or interference with Nagle Athletic Surfaces’ work. The project schedule, and any modification of that schedule, shall allow the Nagle Athletic Surfaces reasonable time, as outlined in the proposal, to complete Nagle Athletic Surfaces’ work in an efficient manner. Contractor/Owner will provide Nagle Athletic Surfaces a complete initial project schedule, as well as any subsequent revisions, outlining all phases of work for project.

If there is a change in the project schedule, or if there is any delay not caused by Nagle Athletic Surfaces, Nagle Athletic Surfaces will be entitled to reimbursement for any increased costs of materials and for any increased cost of labor, including overtime. Nagle Athletic Surfaces’ entitlement to increased costs is not limited to the amounts that the Contractor may receive from the Owner under the prime contract.

Nagle Athletic Surfaces will not be required to commence or continue work until the project site is in an adequate condition, as outlined in the proposal and/or as outlined in the architectural specifications, for this work to begin. If the project site is not in an adequate condition for Nagle Athletic Surfaces to start work, that is a delay under the terms of this contract. Any and all resulting liquidated damages and claims against Nagle Athletic Surfaces shall be waived for said delays.

Nagle Athletic Surfaces’ completion of its scope of work is dependent of weather conditions. Nagle Athletic Surfaces will suspend work on the project if any of the following weather conditions exist: 1) rain, 2) Temperatures below manufacturer’s specifications or 3) high winds. The schedule shall be extended by the exact duration of any and all weather related suspensions of work. Any and all liquidated damages or claims shall be waived due to any delays caused by weather related suspensions of work.

The Contractor/Owner may make no claim for liquidated or actual damages caused by Nagle Athletic Surfaces’ delay beyond the money which the Contractor /Owner has to pay for that delay under the terms of the contract.

Any indemnification or hold harmless obligation of Nagle Athletic Surfaces to the Contractor/Owner will extend only to claims relating to property damage or bodily injury, and only to the extent that the property damage or bodily injury was caused by the negligence or intentional act of Nagle Athletic Surfaces, its employees, or its subcontractors.

No back charge by the Contractor/Owner will be valid unless Nagle Athletic Surfaces has been given written notice of the Contractor’s/Owner’s claim, has been allowed reasonable time to correct any deficiency, and has failed to do so. Further, any back charge will not exceed an amount reasonably calculated to cover the cost of the anticipated liability or claim. All remaining amounts due Nagle Athletic Surfaces will be promptly paid.

The Contractor/Owner is liable to Nagle Athletic Surfaces for any expenses incurred by Nagle Athletic Surfaces in enforcing the terms of this addendum, including, but not limited to, reasonable interest and attorney fees.

Nagle Athletic Surfaces, Inc. agrees to procure and maintain the following insurance coverage:

(a) Commercial general Liability insurance, blanket endorsed to additional insureds as required per contract, with limits not less than $1,000,000 per occurrence, $1,000,000 Products/Completed Operations, $1,000,000 Personal/Advertising, (b) Commercial auto insuring all vehicles used by Nagle Athletic Surfaces, Inc. (including all owned, hired and non-owned vehicles), and (c) Worker's compensation with statutory limits and a waiver of subrogation in favor of owner/contractor, and Employer's Liability with limits not less than $500,000 each accident and $5,000,000 Disease - Each Employee. (d) Umbrella coverage, blanket endorsed to additional insureds as required per contract, with limits not less than $5,000,000 per occurrence, $5,000,000 Products/Completed Operations, having $10,000 self-insured retention

Evidence of such coverage, in the form of a Certificate of Insurance and providing for thirty (30) days notice prior to cancellation. Pricing includes blanket endorsement for additional insureds. Additional fees will apply if endorsement specifically listing additional insureds by name is required.

ACCEPTANCE OF PROPOSAL- The above prices, specifications and conditions enclosed herein are satisfactory and are hereby accepted. You are authorized to do the work as specified. Payment will be made as enclosed herein.

Signature ____________________________ Date of Acceptance_____________________

This proposal may be withdrawn by us if not accepted within 60 days



Appendix D:

EMG Accessibi l i ty Checkl ist

of 4

Date Completed: November 28-29, 2018

Property Name: New Hope-Solebury High School

EMG Project Number: 131080.18R000-004.322

Building History Yes No Unk Comments

1 Has an ADA survey previously been completed for this property?

2 Have any ADA improvements been made to the property?

3 Does a Transition Plan / Barrier Removal Plan exist for the property?

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

5 Is any litigation pending related to ADA issues?

Parking Yes No NA Comments

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

2 Are there sufficient van-accessible parking spaces available?

3

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

4

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

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

6 If required does signage exist directing you to accessible parking and an accessible building entrance?

Ramps Yes No NA Comments

1*

Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less)

2

Are ramps that appear longer than 6 ft complete with railings on both sides?

3

Does the width between railings appear at least 36 inches?

of 4

Ramps (cont.) Yes No NA Comments

4

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

Entrances/Exits Yes No NA Comments

1

Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door?

2

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

3

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

Paths of Travel Yes No NA Comments

1

Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)?

2

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

3

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

Elevators Yes No NA Comments

1

Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives?

2

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

3

Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons?

4

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

5

Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)?

6

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

of 4

Toilet Rooms Yes No NA Comments

1

Are common area public restrooms located on an accessible route?

2

Are pull handles push/pull or lever type?

3

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

4

Are toilet room access doors wheelchair-accessible (appear to be at least 32 inches wide)?

5

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

6

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

7

Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)?

8

Are grab bars provided in toilet stalls?

9

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

10

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

11

Are exposed pipes under sink sufficiently insulated against contact?

Guest Rooms Yes No NA Comments

1

How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field.

Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet.

of 4

Guest Rooms (cont.) Yes No NA Comments

2

How many of the accessible sleeping rooms per property management have roll-in showers? Provide specific number in comment field.

Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet.

3

How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field.

Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet.

Pools Yes No NA Comments

1 Are public access pools provided? If the answer is no, please disregard this section.

2

How many accessible access points are provided to each pool/spa? Provide number in comment field.

Is at least one fixed lift or sloped entry to the pool provided?

Play Area Yes No NA Comments

1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards.

Exercise Equipment Yes No NA Comments

1

Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)?

*Based on visual observation only. The slope was not confirmed through measurements.



Appendix E:

Pre-Survey Quest ionnaire



On the day of the site visit, provide EMG's Field Observer access to all of the available documents listed below. Provide copies if possible.

INFORMATION REQUIRED 1. All available construction documents (blueprints) for the original construction of the building or for any tenant improvement work or other recent construction work. 2. A site plan, preferably 8 1/2" X 11", which depicts the arrangement of buildings, roads, parking stalls, and other site features. 3. For commercial properties, provide a tenant list which identifies the names of each tenant, vacant tenant units, the floor area of each tenant space, and the gross and net leasable area of the building(s). 4. For apartment properties, provide a summary of the apartment unit types and apartment unit type quantities, including the floor area of each apartment unit as measured in square feet. 5. For hotel or nursing home properties, provide a summary of the room types and room type quantities. 6. Copies of Certificates of Occupancy, building permits, fire or health department inspection reports, elevator inspection certificates, roof or HVAC warranties, or any other similar, relevant documents. 7. The names of the local utility companies which serve the property, including the water, sewer, electric, gas, and phone companies.

8. The company name, phone number, and contact person of all outside vendors who serve the property, such as mechanical contractors, roof contractors, fire sprinkler or fire extinguisher testing contractors, and elevator contractors. 9. A summary of recent (over the last 5 years) capital improvement work which describes the scope of the work and the estimated cost of the improvements. Executed contracts or proposals for improvements. Historical costs for repairs, improvements, and replacements. 10. Records of system and material ages (roof, MEP, paving, finishes, furnishings). 11. Any brochures or marketing information. 12. Appraisal, either current or previously prepared. 13. Current occupancy percentage and typical turnover rate records (for commercial and apartment properties). 14. Previous reports pertaining to the physical condition of property. 15. ADA survey and status of improvements implemented. 16. Current / pending litigation related to property condition.

Your timely compliance with this request is greatly appreciated.

FACILITY CONDITION ASSESSMENT FCA... · EMG Corporate Headquarters 10461 Mill Run Circle, Suite...

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