property condition report · property description property name cube ii address 3380 north post...

PROPERTY CONDITION REPORT

CUBE II 3380 North Post Road Indianapolis, Indiana 44626 Date: January 28, 2013 Partner Project No. 13-98243.5 Prepared for DEUTSCHE BANK 60 Wall Street New York, New York 10005

2154 Torrance Boulevard, Suite 200, Torrance, California 90501 ◊ Phone 800-419-4923 ◊ Fax 866-928-7418

January 28, 2013 Mr. Scott Reiner Deutsche Bank 60 Wall Street New York, New York 10005 Subject: Property Condition Report Cube II 3380 North Post Road Indianapolis, Indiana 44626 Partner Project No. 13-98243.5

Dear Mr. Reiner:

Partner Assessment Corporation, Inc. is pleased to provide the results of the property condition assessment performed on the above-referenced property. This assessment was performed in general conformance with the scope and limitations as set forth by ASTM E2018-08 “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process”. The findings are detailed in the attached report.

This assessment was performed utilizing methods and procedures consistent with good commercial or customary practices designed to conform to acceptable industry standards. The independent conclusions represent Partner’s best professional judgment based upon existing conditions and the information and data available to us during the course of this assignment.

We appreciate the opportunity to provide these assessment services. If you have any questions concerning this report, or if we can assist you in any other matter, please contact Melissa Dahl at (201) 984-3651.

Sincerely,

Tadd Clarkson, AIA Melissa Dahl Project Manager National Client Manager

Property Condition Report Project No. 13-98243.5 January 28, 2013 Page i

EXECUTIVE SUMMARY AND PROPERTY DESCRIPTION

Partner Assessment Corporation, Inc. (Partner) has performed a property condition assessment (PCA) of the parcel and improvements defined in the following table (the “subject property”). The assessment was performed in general accordance with ASTM E2018-08 “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process”. The purpose of this Property Condition Assessment was to observe and document readily-visible materials and building system defects that might significantly affect the value of the subject property, and determine if conditions exist which may have a significant impact on the continued operation of the facility during the evaluation period.

Property Description

Property Name Cube II Address 3380 North Post Road, Indianapolis, Indiana 44626 Property Use Self-storage Number of Buildings Four Number of Tenant Spaces 715 Stories or Floors One and Two Gross Building Area (SF) 103,896 Net Rentable Area (SF) 100,000 Parcel Size (Acres) 4.398 Year Built 1978 Foundation / Substructure Concrete slab-on-grade Superstructure CMU and steel Façade Painted CMU and unpainted brick masonry veneer Roof System Pitched standing seam metal Parking Area Asphalt pavement at grade Parking Space Count 8 ADA Parking Count 0 Heating System Natural gas-fired split-systems Cooling System Split-systems with rooftop condensers Water Supply Piping Copper Water Heating Individual electric water heaters Electrical Supply Wiring Copper Number of Elevators 0 Fire Suppression None

Overall Site Condition

Partner evaluates the subject property to be in fair condition for its age and usage.

No recent or planned capital improvements were reported by property management.

Property Condition Report Project No. 13-98243.5 January 28, 2013 Page ii

The detailed observations of reviewed systems are presented in the following Sections of this report, with tabulated opinions of cost presented in the Appendices.

Immediate Repair Items

In accordance with ASTM E2018-08 “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process”, Partner has prepared opinions of probable costs for items or conditions that require immediate action as a result of the following: Material existing or potential unsafe conditions, material building code or fire code violations, or conditions, that if left uncorrected, have the potential to result in, or contribute to, critical element or system failure within one year or may result in a significant increase in remedial cost.

The following deferred maintenance items and/or physical deficiencies that are considered significant and require immediate repair at this time were identified:

o The asphalt-paved areas appear to be faded and are in fair to poor structural condition. Significant alligator cracking and major surface deterioration was observed throughout the site. Multiple concrete filled steel bollards appeared to misaligned due to vehicular impact, with major pavement damage at the base of each bollard. Based on EUL and apparent condition, the asphalt surfaces should be milled and overlaid immediately.

o The chain link fencing and manual gates along the eastern, southern, and western boundaries exhibited numerous sections of misalignment. Partner recommends repairing the damaged sections to extend the useful life of the fencing and improve overall security and curb appeal.

o The concrete dumpster pad exhibited widespread cracking and surface deterioration. Partner recommends repairing the concrete dumpster pad to extend the overall useful life.

o The exterior walls were observed to be in generally good to fair condition. Areas along the building exteriors exhibited deteriorated mortar in between the interlocking CMU blocks.

o The interior concrete stairs appear to be in poor overall condition with numerous treads exhibiting cracked and loose concrete. The stairs should be recast with concrete to avoid continued deterioration and trip hazards.

o No ADA accessible parking stalls are present at the main office. One ADA stall should be created to achieve compliance.

o Common area restroom should be retrofitted with ADA compliant features to achieve accessibility standards.

An opinion of cost to address these items in included in Table 1 - Immediate Repair and Deferred Maintenance Cost Opinion.

Property Condition Report Project No. 13-98243.5 January 28, 2013 Page iii

Replacement Reserve Items

Partner has provided opinions of cost for the following capital replacement reserve items that are anticipated to occur during the term of this report.

o Parking area seal coating and re-striping.

o Exterior painting, sealing, masonry pointing.

o HVAC component replacements.

An opinion of cost to address these items in included in Table 2 - Capital Replacement Reserve Cost Opinion.

All other building systems and appurtenances are expected to exceed the evaluation period.

Additional remedial work is limited in extent and may be characterized as that typically associated with general maintenance and repair when undertaken on a routine periodic basis, including pest control, landscaping maintenance, and removing trash from the walks, drives and parking areas.

Cube IIPROPERTY ADDRESS:

SECT. # ITEM QTY UNITUNITCOST

TOTALCOST CONDITION

SITE IMPROVEMENTS3.4 Mill and Overlay Asphalt 100000 SF 0.50$ 50,000$ The asphalt-paved areas appear to be faded and are in fair to poor structural condition. Significant alligator cracking and major surface deterioration was observed throughout the site. Multiple

concrete filled steel bollards appeared to misaligned due to vehicular impact, with major pavement damage at the base of each bollard. Based on EUL and apparent condition, the asphalt surfaces should be milled and overlaid immediately.

3.6 Chain Link Fence Sectional Replacement 500 LF $10 5,000$ The chain link fencing and manual gates along the eastern, southern, and western boundaries exhibited numerous sections of misalignment. Partner recommends repairing the damaged sections to extend the useful life of the fencing and improve overall security and curb appeal.

3.9 Dumpster Pad Repair 1 LS $1,500 1,500$ The concrete dumpster pad exhibited widespread cracking and surface deterioration. Partner recommends repairing the concrete dumpster pad to extend the overall useful life.

BUILDING ENVELOPE4.4 Repair Damaged Mortar Joints on Building 3 1 LS $2,500 2,500$ The exterior walls were observed to be in generally good to fair condition. Areas along the building exteriors exhibited deteriorated mortar in between the interlocking CMU blocks.

4.5 Repair Interior Concrete Stairs 1 LS $2,500 2,500$ The interior concrete stairs appear to be in poor overall condition with numerous treads exhibiting cracked and loose concrete. The stairs should be recast with concrete to avoid continued deterioration and trip hazards.

MECHANICAL AND ELECTRICAL SYSTEMS5.0 None noted

INTERIOR ELEMENTS AND FINISHES6.0 None noted

ADA COMPLIANCE7.0 Create ADA Parking Stall 1 EA $250 250$ No ADA accessible parking stalls are present at the main office. One ADA stall should be created to achieve compliance. 7.0 Install ADA Compliant Restroom Features 1 EA $500 500$ Common area restroom should be retrofitted with ADA compliant features to achieve accessibility standards.

TOTAL 62,250$

TABLE 1 - IMMEDIATE REPAIRS & DEFERRED MAINTENANCE COST OPINION

Partner Project No. 13-98423.5January 28, 2013

3380 North Post Road,Indianapolis, Indiana 44626

Cube IIPROPERTY ADDRESS: RENTABLE AREA: 103,8963380 North Post Road, SITE EFFECTIVE AGE (YR): 38Indianapolis, Indiana 44626 INFLATION RATE: 2.5%

EVALUATION PERIOD (YR): 12

SECT. # Description

AVG EUL (YR)

EFF AGE (YR)

RUL (YR) QTY UNIT

UNIT COST YR 1 YR 2 YR 3 YR 4 YR 5 YR 6 YR 7 YR 8 YR 9 YR 10 YR 11 YR 12

Total Cost

SITE IMPROVEMENTS3.4 Asphalt seal coating 5 1 4 100,000 SF $0.10 10,000$ 10,000$ 20,000$

BUILDING ENVELOPE4.4 Exterior cleaning, painting, sealing 7 3 4 18,974 SF $1.00 18,974$ 18,974$ 37,947$

MECHANICAL AND ELECTRICAL SYSTEMS5.1 Split-system condenser replacement 15 10 5 8 TON $1,200 9,600$ 9,600$

INTERIOR ELEMENTS AND FINISHESNo anticipated costs -$

Uninflated Totals: -$ -$ -$ 28,974$ 9,600$ -$ -$ -$ 10,000$ -$ 18,974$ -$ 67,547$ Inflated Totals: -$ -$ -$ 31,201$ 10,597$ -$ -$ -$ 12,184$ -$ 24,288$ -$ 78,270$

Uninflated Cost Per Square Foot Per Year: $0.05

Inflated Cost Per Square Foot Per Year: $0.06

TABLE 2 - REPLACEMENT RESERVE COST OPINION

January 28, 2013Partner Project No. 13-98423.5

Property Condition Report Project No. 13-98243.5 January 28, 2013

TableofContents

EXECUTIVE SUMMARY AND PROPERTY DESCRIPTION

COST OPINION TABLES

1.0 INTRODUCTION OF SCOPE ..................................................................................................... 1

1.1 PURPOSE AND SCOPE ....................................................................................................................... 1 1.2 CLIENT RELIANCE ............................................................................................................................ 1 1.3 QUALIFIERS ...................................................................................................................................... 2 1.4 COST EVALUATION METHODOLOGY ............................................................................................... 2 1.5 DEVIATION FROM ASTM E2018-08 ................................................................................................ 3 1.6 STATEMENT OF LIMITATIONS .......................................................................................................... 3

1.6.1 ADA Exclusion ....................................................................................................................... 4 1.6.2 Limiting Conditions ................................................................................................................ 5

2.0 DOCUMENT REVIEW AND DATA COLLECTION .............................................................. 6

2.1 SITE RECONNAISSANCE ................................................................................................................... 6 2.2 PERSONNEL INTERVIEWED/CONTACTED ......................................................................................... 6 2.3 REGULATORY COMPLIANCE INQUIRY.............................................................................................. 6 2.4 DOCUMENT REVIEW ........................................................................................................................ 6

3.0 SITE/TRACT IMPROVEMENTS ............................................................................................... 7

3.1 TOPOGRAPHY AND STORM DRAINAGE ............................................................................................ 7 3.2 RETAINING WALLS .......................................................................................................................... 7 3.3 LANDSCAPING AND IRRIGATION ..................................................................................................... 7 3.4 PARKING, PAVING AND CURBING .................................................................................................... 8 3.5 WALKWAYS, GRADE-LEVEL STEPS AND RAMPS ............................................................................. 8 3.6 PERIMETER WALLS, GATES, AND FENCES ....................................................................................... 9 3.7 EXTERIOR LIGHTS ............................................................................................................................ 9 3.8 SITE AND BUILDING SIGNAGE ......................................................................................................... 9 3.9 REFUSE TRANSFER AREA(S) .......................................................................................................... 10 3.10 OTHER SITE IMPROVEMENTS .......................................................................................................... 10 3.11 UTILITY SERVICE PROVIDERS ........................................................................................................ 10

4.0 BUILDING ENVELOPE ............................................................................................................ 11

4.1 FOUNDATION/SUBSTRUCTURE ....................................................................................................... 11 4.2 SUPERSTRUCTURE .......................................................................................................................... 11 4.3 ROOFING ........................................................................................................................................ 11

4.3.1 Surfacing and Flashing .......................................................................................................... 11 4.3.2 Drainage ................................................................................................................................ 12 4.3.3 Roof-Mounted Items ............................................................................................................. 12

4.4 EXTERIOR WALLS, WINDOWS, AND DOORS .................................................................................. 12 4.4.1 Exterior Walls ....................................................................................................................... 12 4.4.2 Windows ............................................................................................................................... 13 4.4.3 Doors ..................................................................................................................................... 13

4.5 STAIRS, BALCONIES AND ELEVATED WALKWAYS ........................................................................ 13 4.5.1 Interior Stairs ......................................................................................................................... 13 4.5.2 Exterior Stairs ........................................................................................................................ 14

Property Condition Report Project No. 13-98243.5 January 28, 2013

4.5.3 Balconies ............................................................................................................................... 14 4.5.4 Elevated Walkways ............................................................................................................... 14

5.0 MECHANICAL AND ELECTRICAL SYSTEMS ................................................................... 15

5.1 HEATING, VENTILATION, AND AIR-CONDITIONING ....................................................................... 15 5.2 PLUMBING, DOMESTIC HOT WATER AND SEWER SYSTEMS ......................................................... 15 5.3 GAS DISTRIBUTION ........................................................................................................................ 16 5.4 POWER AND SIGNAL ....................................................................................................................... 16 5.5 VERTICAL CONVEYANCES ............................................................................................................. 16 5.6 LIFE SAFETY SYSTEMS ................................................................................................................... 17

5.6.1 Fire Suppression Systems...................................................................................................... 17 5.6.2 Alarm Systems ...................................................................................................................... 17

6.0 INTERIOR ELEMENTS ............................................................................................................ 18

6.1 COMMON AREAS ............................................................................................................................ 18 6.1.1 Amenities .............................................................................................................................. 18 6.1.2 Common Area Finishes and Furnishings .............................................................................. 18

6.2 TENANT AREAS .............................................................................................................................. 18 6.2.1 Tenant Spaces ........................................................................................................................ 18 6.2.2 Tenant Area Finishes ............................................................................................................. 19

7.0 AMERICANS WITH DISABILITIES ACT COMPLIANCE ................................................ 20

8.0 NATURAL HAZARD INFORMATION ................................................................................... 21

8.1 FLOOD ............................................................................................................................................ 21 8.2 WIND .............................................................................................................................................. 21 8.3 SEISMIC .......................................................................................................................................... 21

APPENDICES

FIGURES

APPENDIX A: PHOTOGRAPHS

APPENDIX B: REFERENCES

APPENDIX C: QUALIFICATIONS

Property Condition Report Project No. 13-98243.5 January 28, 2013 Page 1

1.0 INTRODUCTION OF SCOPE

1.1 PURPOSE AND SCOPE

The purpose of this report is to assist Deutsche Bank, (the “Client”), in evaluation of the physical aspects of the subject property and how its condition may affect the soundness of their financial decisions over time. The scope of the assessment and report is based on the guidelines set forth by ASTM E2018-08 "Standard Guide for Property Condition Assessments”.

This report is intended to be utilized by the Client for the purpose of evaluating the general overall physical condition of the subject property and identifying physical deficiencies. The purpose of this property condition assessment was to observe and document readily-visible materials and building system defects that might significantly affect the value of the subject property, and determine if conditions exist which may have a significant impact on the continued operation of the facility during the evaluation period.

1.2 CLIENT RELIANCE

This report has been prepared for the use of Deutsche Bank and any of its affiliates or subsidiaries, including but not necessarily limited to Deutsche Bank Trust Company Americas; Deutsche Bank Securities, Inc; Deutsche Bank AG; German American Capital Corp, collectively and hereafter referred to as Deutsche Bank.

This report is for use and benefit of, and may be relied upon by Deutsche Bank, or any of its co-lenders, syndicates, participants, affiliates, agents, advisors, successors and assigns, initial and subsequent holders from time to time of any debt, any indenture trustee, servicer or other agent acting on behalf of such holders of such debt and/or debt securities; any rating agencies; and the institutional provider(s) from time to time of any liquidity facility or credit support for such financings; and their respective successors and assigns. As such, each of the parties described above, rating agencies and certain investors involved in the type of securitizations described below may use and rely on this report in its entirety, including reference to our name and the inclusion (whether in paper, digital, electronic, or any other form) or description of such reports in disclosure documents, and if such reports are included in the disclosure documents, the reference to our name under caption “ Experts” in such disclosure documents, and this shall serve as a written consent to the foregoing, which consent may be filed with the Securities and Exchange Commission. Said securitizations may be either of the following two types:

a) A private placement Rule 144A offering to “qualified institutional buyers”, as

defined by Rule 144A (“Private Offering”), or b) A publicly registered offering of securities (“Public Offering”).


In the case of Public or Private Offering, Client may accurately disclose the results of this report and the identity of our firm in the Offering Document or private placement memorandum.

1.3 QUALIFIERS

The following definitions and terminology are used in this report regarding the physical condition of the project, and the estimated life expectancies/age of the components and systems.

Excellent New or like new condition.

Good Well maintained, may exceed expected useful life. No immediate or potential concerns.

Average Satisfactory, some signs of wear and possible minor immediate repairs. Component/s condition consistent with their expected useful life.

Fair Marginally satisfactory. Some immediate repairs required. Components/Systems at or near the end of their useful life.

Poor Immediate concerns, major replacements, and/or significant attention required.

Unless stated otherwise in this report, the systems reviewed are considered to be in good condition and their performance appears to be satisfactory.

1.4 COST EVALUATION METHODOLOGY

Estimates are based on construction costs developed by construction resources such as Marshall & Swift, RS Means, Partner’s experience with past costs for similar projects, city cost indexes, consulting with local specialty contractors, client provided information, and assumptions regarding future economic conditions. Actual costs may differ from Partner’s opinions. Actual cost estimates are determined by many factors including but not limited to: choice and availability of materials, choice and availability of a qualified contractor, regional climate zone, quality of existing materials, site compatibility, and access to the subject property and buildings. Opinion of costs are based solely on material replacement and do not account for soft costs.

Items included in the replacement reserve table are determined based upon the estimated useful life (EUL) of a system or component, the effective age (EA) of the system, and the remaining useful life (RUL) of that system. Factors that may affect the age and condition of a system include, but are not limited to, the frequency of use, exposure to environmental elements, quality of construction and installation, and amount of maintenance provided. Based on these factors, a system may have an effective age that is greater or less than its actual chronological age. Routine maintenance costs are not included as part of this assessment.


1.5 DEVIATION FROM ASTM E2018-08

ASTM E2018-08 requires disclosure of any deviation from the Standard. The deviations listed below were specified in the Partner scope of work. These deviations are intended to make the PCA more comprehensive. The following is a list of the deviations from, and additions to ASTM E2018-08.

o According to ASTM E2018-08, opinions of cost below a threshold amount of $3,000 may be omitted from the PCR. Partner uses a threshold of $1,000 unless directed otherwise by the Client. The lower threshold value provided in this report allows for a more comprehensive analysis of the subject property. Costs that are lower than Partner’s threshold value are not included in the report and are typically associated with items of routine maintenance. Items that are considered a threat or danger to health and safety are included in the immediate repair cost estimate table regardless of the cost threshold.

o This PCA includes flood zone, wind, and seismic zone information.

o Short term costs are incorporated in Table 1 - Immediate Repair and Deferred Maintenance Cost Opinion.

o This PCA includes an opinion of costs for anticipated capital expenditures for an evaluation term defined by the Client. The costs are presented in Table 2 - Capital Replacement Reserve Cost Opinion.

1.6 STATEMENT OF LIMITATIONS

This assessment is based upon the guidelines set forth by ASTM E2018-08 “Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process” and subject to the limitations stated therein. Our review of the subject property consisted of a visual assessment of the site, the structure(s) and the accessible interior spaces. Any technical analyses made are based on the appearance of the improvements at the time of this assessment and the evaluator’s judgment of the physical condition of the subject property components, their ages and their expected useful life (EUL).

Information regarding the subject property is obtained from a site walk-through survey, local government agency records review, interviews and client-, tenant- or property owner-provided documents. No material sampling, invasive or destructive investigations, equipment or system testing sampling was performed. The observations and related comments within this report are limited in nature and should not be inferred as a full and comprehensive survey of the building components and systems.

Information regarding operations, conditions, and test data provided by the Client, property owner, or their respective representatives has been assumed to be correct and complete. No warranty is expressed or implied, except that the services rendered have


been performed in accordance with generally-accepted practices applicable at the time and location of the study

The actual performance of systems and components may vary from a reasonably expected standard and will be affected by circumstances that occur after the date of the evaluation. Partner’s assessments, analyses and opinions expressed within this report are not representations regarding either the design integrity or the structural soundness of the project.

The report does not identify minor, inexpensive repairs or maintenance items, which are clearly part of the subject property owner’s current operating budget so long as these items appear to be addressed on a regular basis. The report does identify infrequently occurring maintenance items of significant cost, such as exterior painting, roofing, deferred maintenance and repairs and replacements that normally involve major expense or outside contracting.

The assessment of the roof, façade and substructure contained herein cannot specifically state that these items are free of leaks and/or water intrusion and should not be interpreted as such. Comments made with respect to the condition of the systems are limited to visual observation and information provided by the designated site contacts and/or on-site representatives and their contractors/vendors. The evaluation of these systems did not include any sampling and/or testing. A more extensive evaluation is required if a comprehensive report on the condition of these systems is required.

1.6.1 ADA Exclusion

The PCA performed for this report is not a comprehensive Americans with Disabilities Act review. During the assessment, only visual observations were performed without taking any measurements. The assessment is generally limited to common areas of the subject property unless previously requested otherwise. Items noted typically include accessible parking spaces, accessible routes to building entrances, and observations of interior publicly-accessible areas. Even within this limited scope, all components of federally-required accessibility are not audited. Instead, this review noted general design components such as routes of travel, door hardware, plumbing amenities, elevator controls and signals, basic emergency alarm components and signage which can be visually verified. This report also does not address any locally-administered accessibility requirements.

In order to determine if a property meets all of the requirements of the ADA, a comprehensive survey would be necessary.


1.6.2 Limiting Conditions

In addition, the performance of this assessment was limited by the following conditions:

o Tenant units accessed by Partner were selected by the property escort. The observed conditions are presumed to be indicative of areas throughout the subject property.

o Property roofs are pitched, not safely accessible, and were observed from limited viewpoints.

o Access to upper portions of the building façade was not provided. Observations of the façade were conducted from ground level and the roof.

o Our pre-survey questionnaire was not completed at the time of the assessment.


2.0 DOCUMENT REVIEW AND DATA COLLECTION

2.1 SITE RECONNAISSANCE

This report is based on the site visit conducted by Sunil Patel on January 17, 2013 at approximately 1:00 PM. Weather at the time of walk-through survey was clear with temperatures of approximately 15ºF. Partner was escorted by Mr. Edwin Lyons during the survey.

2.2 PERSONNEL INTERVIEWED/CONTACTED

The following personnel from the subject facility were interviewed as part of the preparation of this report. Information obtained from the interviews is incorporated into the appropriate Sections of this report.

Individual Position or Title Contact Number/Email Mr. Edwin Lyons Property Manager

317.899.3311

2.3 REGULATORY COMPLIANCE INQUIRY

Indianapolis Department Code Enforcement

No Violations Violations Pending

Comments: The Indianapolis Department of Code Enforcement, has not yet responded to Partner’s request for open fire or building code violations at the Property.

Indianapolis Planning Department

Zone: I2S – Light Industrial Suburban

No Violations Violations Pending

Comments: The property is reported to be a legal, compliant use.

The information provided on this list does not constitute a detailed investigation. If possible, Partner confirmed the provided information with on-site observations. Information provided by others is assumed to be factual and complete. Information that is received within 30 days of the site visit will be forwarded upon receipt.

2.4 DOCUMENT REVIEW

Partner reviewed the following documents as part of this assessment. Information obtained from the documents is incorporated into the appropriate Sections of this report. If available, copies of the referenced documents are included in the appendices.

Marion County Tax Assessor property information card


3.0 SITE/TRACT IMPROVEMENTS

3.1 TOPOGRAPHY AND STORM DRAINAGE

The site is located on the west side of North Post Road, in a generally commercial and industrial area including warehouses and commercial buildings.

The property consists of one irregular-shaped parcel of land totaling approximately 4.40-acres and is generally improved with the site buildings, surface parking and drive aisles, and landscaping.

The property is relatively flat with some minor grade changes throughout the site.

Storm water from paved areas is directed by surface drainage to the adjacent municipal roads and to catch basins set in the paving and in perimeter curbs. The inlets are connected to the municipal storm water system. Storm water from the landscaped areas is typically discharged by natural percolation with overflow water directed away from the buildings toward the paved areas.

SurveyConditionandAnalysis

The topography was observed to be in good overall condition and did not appear to present detrimental conditions. No significant areas of erosion were observed. Routine maintenance is anticipated during the evaluation term.

Sloping and grade elevations of the subject property appear to be adequate for proper drainage and connections to the main sewer lines.

Drainage for the site appears to be adequate. Partner has no immediate recommendation presuming all storm outlets and channels are cleared of debris on a routine basis.

No other settling ponds, lagoons, surface impoundments, wetlands or natural catch basins were observed.

3.2 RETAINING WALLS

Not applicable. No retaining walls were observed.

3.3 LANDSCAPING AND IRRIGATION

Landscaped areas consisting of grass-covered lawns, floral plantings, trees, and shrubs are provided along the perimeters of the subject buildings and parcel.


The overall condition and maintenance practice by the landscape service appears adequate. Routine maintenance is anticipated during the term.


3.4 PARKING, PAVING AND CURBING

Vehicular paving on the subject site consists of asphalt-paved open parking lots and drive lanes. The parking lot accommodates a total of approximately 8 standard parking spaces.

Painted parking stall stripes, handicap stall designation striping and drive/curb markings were noted throughout parking areas.

Asphalt pavement is present on the perimeter drive aisles of each building.

Concrete curbs with integral gutters were observed in the parking areas, adjacent frontage walkways and around perimeter and island landscaping locations.


The asphalt-paved areas appear to be faded and are in fair to poor structural condition. Significant alligator cracking and major surface deterioration was observed throughout the site. Multiple concrete filled steel bollards appeared to misaligned due to vehicular impact, with major pavement damage at the base of each bollard.

Based on EUL and apparent condition, the asphalt surfaces should be milled and overlaid immediately and resealed periodically during the reserve term in order to extend the effective useful life of the asphalt pavements. Opinions of cost are included in Table 1 and Table 2.

The curbs and gutters appeared to be in good to fair condition with some cracking and deterioration noted in isolated areas. Other than routine maintenance, which includes minor concrete curb and wheel stop repair/replacement, no significant capital expenditures anticipated over the term

3.5 WALKWAYS, GRADE-LEVEL STEPS AND RAMPS

Building entrance flatwork and pedestrian walkways consist of poured-in-place concrete construction.


The pedestrian concrete walkways appear to be in good overall condition. Normal cracking and deterioration of the concrete walks was noted throughout. Minor sectional replacements may be required over time; however, this is considered to be routine maintenance.


3.6 PERIMETER WALLS, GATES, AND FENCES

Chain link fencing varying in height from 6’ to 10’ is present along the eastern, southern, and western perimeters of the site.

Painted decorative metal fencing with an automatic gate is present at the main entrance drive along the northeast elevation of the Property. A manually operated chain link gate is present along the south east elevation.


The decorative metal security fencing and gates, including its associated automatic gate mechanism, were observed to be in good and operational condition at the time of this observation.

The chain link fencing and manual gates along the eastern, southern, and western boundaries exhibited numerous sections of misalignment. Partner recommends repairing the damaged sections to extend the useful life of the fencing and improve overall security and curb appeal. An opinion of cost is included in Table 1.

3.7 EXTERIOR LIGHTS

Outdoor lighting is provided by building-mounted lighting fixtures located along the exterior walls of each building facing the drive aisles. The fixtures are equipped with high-intensity discharge lamps. Soffit areas over entryways have recessed halogen lighting. Additional ground-mount high-intensity light-packs were observed at the main entrance.


The walk-through survey was conducted during daylight hours and lighting operation could not be verified. Based on the number of lights provided and the spacing, the lighting appears to be adequate and was reported to be sufficient for the subject property.

The light fixtures were observed and reported to be in good overall condition. Partner anticipates that the light fixtures will require minimal repairs and replacements that can be addressed as part of routine maintenance.

3.8 SITE AND BUILDING SIGNAGE

Main property identification signage is provided by a pylon sign located at the east elevation off of North Post Road. A limited quantity of façade-mounted signage is also present on the main entrance doors. The storage buildings are identified via painted designations along the rear elevation of each building.



The signage was observed to be sufficient and in good condition. Other than routine maintenance, no significant capital expenditures are anticipated over the reserve term.

3.9 REFUSE TRANSFER AREA(S)

Solid waste generated at the subject property is collected in solid waste dumpsters located in the drive aisles. The trash enclosures are constructed of wood plank fencing positioned on a concrete-paved slab.


The dumpsters are the property of the solid-waste contractor. The trash enclosures appeared to be in good overall condition. Partner anticipates that the trash enclosures will require minimal repairs and replacements that can be addressed as part of routine maintenance.

The concrete dumpster pad exhibited widespread cracking and surface deterioration. Partner recommends repairing the concrete dumpster pad to extend the overall useful life. An opinion of cost is included in Table 1.

3.10 OTHER SITE IMPROVEMENTS

No other significant site improvements were observed.

3.11 UTILITY SERVICE PROVIDERS

Utility Provider

Water City of Indianapolis

Sanitary Sewer Septic system

Storm Water City of Indianapolis

Electric Indianapolis Power & Light

Gas Citizens Gas


4.0 BUILDING ENVELOPE

4.1 FOUNDATION/SUBSTRUCTURE

Foundations appear to be constructed with conventional, concrete spread footings with cast-in-place concrete retaining walls at perimeter areas of the below grade structures.


Information above was gleaned from the available construction documents and experience with buildings of similar type, size and location. Verification of below grade construction cannot be performed, but the observed floors generally appear to be level with no unusual or significant displacement. Normal monitoring of the foundation is anticipated during the term.

4.2 SUPERSTRUCTURE

Each building has a concrete-masonry-unit (CMU) and steel-framed superstructure. The perimeter walls and dividing interior walls consist of CMU, while the interior structure is supported with steel beams and joists. Elevated floors are constructed of concrete filled metal pan decking. Floor and roof framing consist of corrugated steel decks which are supported by steel columns and the perimeter CMU walls.

The panelized roof structures are conventionally framed with steel joists and trusses.


The superstructure and flooring were observed where possible. Based on the areas viewed, the superstructure and flooring of the subject buildings are in good overall condition. Observed floors appeared to be level. No significant signs of deflection or movement were observed. No signs of excessive water intrusion were observed. Based on the observed conditions, no significant repair or replacement expenditures are anticipated.

4.3 ROOFING

4.3.1 Surfacing and Flashing

Roof coverings consist of a pitched standing seam metal system over each building. The roofing materials are mechanically fastened.


The roofing systems appear to be in good overall condition and are reportedly the second generation systems. Based on their EUL, replacement of the roof coverings is not anticipated during the term, requiring only routine maintenance.


Although requested, warranty information was not provided.

4.3.2 Drainage

Storm water runoff for the roof is directed to perimeter gutters and downspouts that discharge at-grade to splash blocks and paved areas.


Gutters and downspouts were observed to be in good overall condition. Roof drainage components should be repaired or replaced as needed during roof replacement activities.

No roof leaks were reported at the time of the assessment. Partner did not observe any interior signs of water damage associated with roof leaks.

4.3.3 Roof-Mounted Items

Partner observed roof-mounted equipment consisting of HVAC equipment.


Roof-mounted equipment does not appear to have a detrimental effect on the roofing materials.

4.4 EXTERIOR WALLS, WINDOWS, AND DOORS

4.4.1 Exterior Walls

The building exterior façade consists primarily of painted CMU and unpainted brick masonry veneer.

Sealant is located at joints between contiguous systems and materials.


The exterior walls were observed in generally good to fair condition. Areas along the building exteriors exhibited deteriorated mortar in between the interlocking CMU blocks. Partner has included an opinion of cost for immediate repairs in Table 1.

Based on the observed condition of the paint finish on the exterior portions of the building and the average effective useful life of paint coatings, exterior painting is anticipated during the analysis period. Partner recommends additional maintenance consisting of periodically applying new sealants as needed. Partner has allocated funds for painting and sealing in Table 2. No other observed or reported deficiencies were noted


4.4.2 Windows

Windows are limited to the office areas and manager’s apartment. The exterior façade in the office areas consists of metal framing connected to the main building structure. Windows at the office areas are part of a storefront window system consisting of full height glazing in aluminum frames including entry doors.

Windows in the manager’s apartment are operable, metal framed units with single panes.


Exterior windows were observed to be in good overall condition. No signs of window leaks or condensation were evident during the assessment. Window sealants were observed to be intact, with no signs of deterioration. Routine maintenance is anticipated during the evaluation term.

4.4.3 Doors

The primary building entrance doors are part of the first-floor storefront window system described above and consist of anodized aluminum-framed doors with full glass panels. Service doors are typically painted, hollow-core metal doors mounted in metal frames.

The storage units are accessed via a combination of sectional overhead rolling doors and flush metal panel doors on the exteriors, and painted hollow-core wood doors for the interior and upper floor units.


All doors are reported and observed to be in good overall condition. Routine maintenance is anticipated over the term.

4.5 STAIRS, BALCONIES AND ELEVATED WALKWAYS

4.5.1 Interior Stairs

Stairs are steel-framed with concrete-filled steel pan treads and open risers. Steel pipe handrails are mounted on adjacent walls. All steel components are painted.


The stairs appear to be in poor overall condition with numerous treads exhibiting cracked and loose concrete. The stairs should be recast with concrete to avoid continued deterioration and trip hazards. An opinion of cost is included in Table 1.

Painting of the steel components and surrounding enclosure walls is accounted for in conjunction with common area finish replacement.


4.5.2 Exterior Stairs

No exterior stairs are present.

4.5.3 Balconies

No balconies are present.

4.5.4 Elevated Walkways

No elevated walkways are present.


5.0 MECHANICAL AND ELECTRICAL SYSTEMS

5.1 HEATING, VENTILATION, AND AIR-CONDITIONING

The self-storage buildings are not heated or cooled.

The office area and manager’s apartment are heated and cooled via natural gas-fired split-systems with roof-mounted condensers. Air distribution is achieved through rigid sheet metal ducting connected to diffusers in the ceilings and walls. Air-return grills are located throughout the space. Temperature is controlled via local thermostats in the office and manager’s apartment.

No other HVAC systems were observed or reported.

Ventilation from the toilet rooms is provided by fans which vent through the roofs.


The HVAC equipment varies in age and is in good overall condition.

The rooftop condensers were reported to be to be in good overall condition. Based on the current condition and the effective ages, Partner anticipates replacing the units throughout the evaluation period. Costs have been allocated in Table 2.

5.2 PLUMBING, DOMESTIC HOT WATER AND SEWER SYSTEMS

Domestic water is provided to the subject property from a municipal main. Domestic water piping was reported to be copper throughout the structure. Sanitary drainage and vent piping is reported to be cast iron.

Domestic hot water to the individual tenant spaces is provided by small individual electric units that supplies the common restroom and manager’s apartment.

Sewage is pumped to an onsite septic system with the underground septic tank located along the northeast boundary of the Property. The septic system is regularly cleaned by a waste contractor.


The building’s common plumbing systems were reported to be in good overall condition. Routine maintenance is anticipated during the evaluation term.

The water heaters appeared to be in good overall condition. The replacement of water heaters can be completed as part of routine maintenance.


The age of the septic system was unknown. According to management, the septic tank and system in general were in good working condition. No other problems with the sewerage system were observed or reported. Routine maintenance is anticipated during the evaluation term.

5.3 GAS DISTRIBUTION

Natural gas service is supplied by iron piping. The building is master metered along the rear elevation. The metering device and exposed piping are protected by concrete-filled steel bollards.


The gas pressure and quantity were reported to be adequate. Due to hidden conditions, only limited observation of the building gas distribution piping could be achieved. According to property representative, the gas piping is in good condition with no reported gas leaks. Routine maintenance is anticipated during the evaluation term.

5.4 POWER AND SIGNAL

Electrical service is delivered from several pole-mounted, utility-owned transformers located adjacent to the buildings. Main electrical service to each building is provided by 277/480 volt, three-phase, four-wire main distribution panels. Service size could not be determined from the panels’ faded tags, but appeared adequate to serve the needs of each building. Step-down transformers are used to lower voltage to 120/208 for normal outlet and lighting requirements. Breaker panels for lighting and power controls are located in various closet locations. The interior lighting is a combination of recessed and surface, suspended and recessed fluorescent or incandescent fixtures.

Electrical wiring is jacketed copper strands run through metallic conduit. Lighting in the offices is primarily by troffer-style fluorescent fixtures recessed in the ceiling grid while recessed fluorescent and HID lights are used at accent areas. The storage units consist of incandescent light fixtures with pull string switch hardware. The storage unit building corridor lighting consists of fluorescent tube fixtures suspended from the ceilings.

The manager’s apartment contains standard residential grade incandescent light fixtures throughout and 100 amp service delivered to the circuit breaker panel inside the unit.


The electrical power and telephone service was reported adequate for the building demands. The switchgear, circuit breaker panels and electrical meters appeared to be in good condition. Routine maintenance is anticipated during the evaluation term.

5.5 VERTICAL CONVEYANCES

No vertical conveyances are present.


5.6 LIFE SAFETY SYSTEMS

5.6.1 Fire Suppression Systems

No fire sprinkler systems were observed or reported.

Handheld fire extinguishers were observed at several locations throughout the Property.

Fire extinguishers are reportedly inspected on a yearly basis, with the last inspection having occurred on March 2011, by Koorsen Fire & Security.


The fire extinguishers were observed to be expired. Partner recommends scheduling a new fire extinguisher inspection as part of routine maintenance.

5.6.2 Alarm Systems

Life safety equipment includes hardwired smoke detectors in the office area and battery operated units in the manager’s apartment. Illuminated exit signs, alarm horn/strobes and portable fire extinguishers throughout the common areas. Emergency lighting is typically provided by battery-backup circuits in some of the light fixtures with some areas being illuminated by wall and ceiling-mounted battery-operated fixtures. Office areas are typically equipped with illuminated exit signs and emergency lighting circuits in the light fixtures.

The alarms at the Property are audible only and are not connected to any central panel and do not possess any communication ability with third parties or local authorities.


Life safety equipment observed be in good overall condition and is reportedly tested on a regular basis. No actions are recommended presuming routine testing is performed.


6.0 INTERIOR ELEMENTS

6.1 COMMON AREAS

6.1.1 Amenities

No site amenities were noted.

6.1.2 Common Area Finishes and Furnishings

The storage units are accessed via common area corridors in each building. The corridors consist of exposed concrete flooring, exposed steel ceiling decks, and painted drywalls.

The main office finishes consist of tile flooring, painted walls, and suspended ceiling panels. Lighting consists of fluorescent light fixtures with diffusers.


Common area finishes were observed to be in good overall condition. Routine maintenance will be required during the term.

6.2 TENANT AREAS

6.2.1 Tenant Spaces

The buildings occupancy includes 715 storage lockers, one management office and retail showroom, and manager’s apartment.

Partner observed the following tenant spaces during the walk-through survey:

Unit ID Tenant Comments

101 Self-storage locker Vacant. Good condition.









6.2.2 Tenant Area Finishes

The storage lockers are unfinished, with exposed concrete flooring, CMU exterior walls, and unpainted drywall partitions.

The manager’s apartment is finished with residential grade carpeting in the living areas and vinyl flooring in the kitchen and bathroom. Standard residential grade plumbing fixtures were observed.

The apartment is equipped with standard residential grade appliances including an electric range with integrated oven and ductless hood, dishwasher, refrigerator, and washer and dryer. The kitchen cabinetry consists of stained wood and countertops consist of plastic laminate wood surfaces.


The apartment unit and storage building finishes and appliances appear to be in good condition. Appliance and finish replacements, when needed, can be handled as part of routine maintenance during the evaluation term.


7.0 AMERICANS WITH DISABILITIES ACT COMPLIANCE

As part of assessment, Partner has conducted a limited, visual, accessibility survey, which excludes taking of measurement or counts. The scope of our survey was limited to the determination of the existence of architectural barriers or physical attributes of the subject property, which affect on-site parking, path of travel into and through public areas of the building, and elevators, as applicable. Furthermore, the scope of our survey scope includes only the federal requirements of the ADA. Our observations were limited to the places of public accommodation on the subject property.


The subject buildings, based on the operations observed, appears to fall into the category of a “public accommodation”.

Exterior routes from public transportation stops, accessible parking spaces, and public sidewalks at the subject property did not appear to be generally conforming to ADA requirements. No ADA accessible parking stalls were observed at the Property.

Exterior entrances provided at the subject property appeared to be generally conforming to ADA requirements.

One ADA compliant designated parking stall should be created at the main entrance.

According to the ADAAG, parking areas that provide self parking for employees and visitors must provide handicap-designated parking spaces.

Common toilet facilities in the main building appeared to be non-conforming to ADA requirements. No grab bars were noted in the bathroom.

Based on observed conditions, correction of the non-conforming items above appears to be readily achievable. Costs are included in Table 1.


8.0 NATURAL HAZARD INFORMATION

Partner reviewed readily-available materials to obtain the following information. Determination of site-specific conditions is not within the scope of this report and may require additional investigation.

8.1 FLOOD

Partner performed a review of the Flood Insurance Rate Map, published by the Federal Emergency Management Agency. According to Community Panel Number 18097C0159E, dated January 5, 2001, the subject property appears to be located in Zone X, an area located outside of the 100-year and 500-year flood plains.

8.2 WIND

Partner performed a review of the Wind Zone Map, published by the Federal Emergency Management Agency. According to the map, the subject property appears to be located in Wind Zone IV, an area with design winds speeds up to 250 miles per hour. The subject property does not appear to be located in a special wind region or hurricane-susceptible zone.

8.3 SEISMIC

Partner performed a review of the seismic zone map, published in the Uniform Building Code 1997, Volume 2, Table 16.2. According to the map, the subject property appears to be located in Seismic Zone 1.

FIGURES

1- SITE LOCATION MAP

2- SITE PLAN

FIGURE 1: SITE LOCATION MAP Project No. 13-98243.5

KEY:

Subject Site

FIGURE 2: SITE PLAN Project No. 13-98243.5

KEY:

Subject Site

Storage Building 3

Storage Building 1

Storage Building 2

Storage Building 4

North Post Road

Frontage Road

Industrial

APPENDIX A: SITE PHOTOGRAPHS


www.PARTNEResi.com (800) 419-4923

Project No. 13-98243.5

Site Address:

Cube II 3380 North Post Road Indianapolis, Indiana 44626

1. View of property identification signage.

2. View of main entrance gate.

3. View of exterior office area.

4. View of exterior wall finishes and windows.

5. View of general approach of storage area.

6. View of rear elevation of typical storage building.




Site Address:




9. View of center drive aisle and front elevations of storage buildings.

10. View of center drive aisle and front elevations of storage buildings.

11. View of damaged mortar on building 3.

12. View of storage locker overhead doors.




Site Address:


13. View of damaged pavement.


15. View of damaged pavement with evidence of previous repairs.







Site Address:







24. View of misaligned chain link gates.




Site Address:


25. View of septic tank lid.

26. View of standing seam metal roof.



29. View of exposed first floor ceiling deck.

30. View of exposed 2nd floor ceiling deck.




Site Address:


31. View of interior stairs.

32. View of damaged treads.

33. View of damaged treads.

34. View of exposed superstructure.

35. View of exposed CMU perimeter wall.

36. View of typical storage locker.




Site Address:


37. View of typical storage locker.

38. View of storage building corridor.

39. View of damaged bollard.

40. View of damaged bollard and base pavement.

41. View of chain link fencing.

42. View of common corridor concrete flooring.




Site Address:


43. View of exposed steel roof decking and common area lighting.

44. View of typical office area finishes.


46. View of common area restroom without ADA features.

47. View of fire extinguisher.

48. View of windows.




Site Address:



50. View of office area storefront entry system.

51. View of manager apartment appliances.

52. View of manager apartment appliances and cabinetry.

53. View of manager apartment appliances.

54. View of typical split-system furnace.




Site Address:


55. View of manager apartment water heater.

56. View of manager apartment bathroom fixtures and finishes.



59. View of manager’s apartment laundry equipment.

60. View of manager’s apartment wood privacy fencing.

APPENDIX B: SUPPORTING DOCUMENTATION

AMERICANS WITH DISABILITIES ACT (ADA) "QUICK LOOK" BARRIER CHECKLIST

Project: 3380 North Post Road City and State: Indianapolis, Indiana Proj. #: 13-98243.5 Date of Survey: January 2013

The physical characteristics of the subject property were evaluated during the walk-through survey. No measurements or counts were taken; this information is based on visual evaluation and/or interview of on-site personnel.

1.0 History Yes No N/A Comments Costs

1.1.1 An ADA compliance survey has previously been completed for this property X

1.2.1 An approved Barrier Removal Plan exists for this property X

1.3.1 ADA compliance improvements have been made to this property X

1.4.1 Property Management reports unresolved ADA complaints or pending litigation X

2.0 Exterior Accessible Route Yes No N/A Comments Costs

2.1.1 A continuous exterior accessible route connects to all the accessible site elements X

2.1.2 The path of travel is at least 36 in wide and slopes at 5% max (excluding ramps) X

2.1.3 Walking surfaces are smooth, firm, stable, and slip-resistant X

2.2.1 Sufficient accessible parking spaces (96 in wide with 60 in aisle) are provided X

2.2.2 Sufficient van accessible parking spaces (96 in wide with 96 in aisle) are provided X

2.3.1 Loading zones are 96 inches wide by 20 feet long and adjacent to the accessible route X

2.4.1 Curb ramps are provided at transitions from paved areas to sidewalks X

2.5.1 Ramps slope at 1:12 maximum (8%) and do not exceed 30 feet in length X

2.5.2 Ramps longer than six feet have handrails and edge protection on both sides X

2.6.1 Where objects protrude into the path of travel, detectable warnings are provided X

3.0 Entrances Yes No N/A Comments Costs

3.1.1 The main entrance is accessible, without steps, obstacles, or revolving doors X

3.1.2 If the main entrance is inaccessible, signage directs individuals to an accessible entrance X

3.2.1 Doorways provide a clear width of at least 32 inches in the full open (90 degrees) position X

3.2.2 Door thresholds, carpets, and walk-off mats are 1/2 in high max and securely attached X

3.3.1 Door controls are 48 in high max and operate without grasping, pinching, or twisting X

4.0 Interior Accessible Route Yes No N/A Comments Costs

4.1.1 A continuous interior accessible route connects the accessible building elements X

4.1.2 Walking surfaces are smooth, firm, stable, and slip-resistant X

4.2.1 Where turning is required, a 60 in diameter circle or T-shaped turning area is provided X

4.0 Interior Accessible Route (cont’d) Yes No N/A Comments Costs

4.3.1 Ramps slope at 1:12 maximum (8%) and do not exceed 30 feet in length X

4.3.2 Ramps longer than six feet have handrails and edge protection on both sides X

4.4.1 Where objects protrude into the path of travel, detectable warnings are provided X

5.0 Vertical Circulation Elements Yes No N/A Comments Costs

5.1.1 Elevator hoistway doors are at least 36 in wide and open onto the accessible route X

5.1.2 Elevator call buttons and in-car controls are installed at 48 inches high maximum X

5.1.3 Visible/audible signals at landings and in cars indicate location, direction, and arrival X

5.1.4 Elevator signage and controls include tactile characters and Braille messages X

5.2.1 Stairs have uniform riser heights (4 in to 7 in) and uniform tread depths (11 in max) X

5.2.2 Handrails are mounted on both sides of stairs and extend 12 in past the top and bottom X

5.3.1 Platform Lifts have 32 in wide doors and 30 in by 48 in min clear space on the platform X

6.0 Plumbing Elements Yes No N/A Comments Costs

6.1.1 Drinking fountains with spouts (a) 36 in high max and (b) 38 in to 43 in high are provided X

6.1.2 Drinking fountains are provided with adequate clear floor space and knee clearance X

6.2.1 Public toilets provide at least one accessible toilet stall with 60 in by 60 in clear floor area X

6.2.2 Accessible water closets are provided with grab bars on the side and rear walls X

6.2.3 Sinks and countertops are 34 in high max with adequate knee space and pipe protection X

6.2.4 Controls for accessories are mounted 48 in high max (44 in over sinks or countertops) X

7.0 Communication Elements Yes No N/A Comments Costs

7.1.1 Informational signage has contrasting colors, tactile characters, and Braille messages X

7.2.1 Fire alarm systems have audible and visual alarms (visual only in toilet rooms) X

7.3.1 All public telephones have volume controls, and TTY capability is available X

8.0 Access to Goods and Services Yes No N/A Comments Costs

8.1.1 Service counters include an area of counter surface 36 in long (min) at 36 in high (max) X

8.1.2 Dining and work tables include surfaces between 28 in and 34 in high X

8.1.3 Adequate floor area and knee space are provided at service counters and tables X

8.2.1 Tenant doors provide a clear width of at least 32 in at the full open (90 degrees) position X

8.2.2 Door controls are 48 in high max and operate without grasping, pinching, or twisting X

DETAILED PARCEL INFORMATION

Below you will find detailed information on the selected parcel. For payment, special assessment, exemption, or prior yearinformation, press one of the buttons found below. There are no additional fees for accessing this data.

Parcel #

7034448

Tax District

700

Tax Computation*

Year: 2012 Payable: 2013

Land Assessment: 370,100.00

Improvements: 612,800.00

Gross Assessment: 982,900.00

Deductions/Exemptions: 0.00

Net Assessment: 982,900.00

Tax Rate (%): 1.000000%

Gross Tax: 0.00

Replacement Credit: 0.00

Homestead Credit (state): 0.00

Homestead Credit (local): 0.00

Net Annual Tax: 0.00

Half Year Tax: 0.00

Current Tax Due:

Use

COMMERCIAL MINI-WAREHOUSE-481

Location

3380 N POST RD 46226-

Owner and Address

YASKY LLC

PO BOX 320099

ALEXANDRIA VA 223204099

Legal Description

PT NE 1/4 SE 1/4 S19 T16 R5 BEG 336FT S

50FT W OF NE COR W 575FT N 336FT E

493FT S 1.27FT SE 61.47FT E 20FT SE

105.12FT S 206.56FT TO BEG 4.398AC

Acreage

4.39800000

Section

19

Township

16

Range

05

Year Built

1975

Parcel Status

Active

Deed Type

SPECIAL WARRANTY

Deed Date

07/27/2005

Last Assessment Change

04/26/2012

File Date

08/16/2005

* The Tax Computation information reflects only the taxes on the original certified assessment andexemption. Payments, Auditor’s Corrections, and additional assessments are not included.

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Property Information

Online Property Information and Tax Payments https://www.biz.indygov.org/treasurer/property/parcelDetails.aspx?sn=c...

1 of 1 1/24/2013 12:27 PM

PRIOR YEAR PARCEL INFORMATION FOR PARCEL# 7034448


Legal Description Tax Computation*

PT NE 1/4 SE 1/4 S19 T16 R5 BEG 336FT S 50FT W OFNE COR W 575FT N

336FT E 493FT S 1.27FT SE 61.47FTE 20FT SE 105.12FT S 206.56FT TO BEG

4.398AC



Gross Assessment: 1,141,500.00


Net Assessment: 1,141,500.00

Tax Rate (%): 2.8298

Gross Tax: 32,302.18


Homestead Credit: 0.00

Net Annual Tax: 31,874.82

Half Year Tax: 15,937.41





4.398AC






Tax Rate (%): 2.6914










4.398AC






Tax Rate (%): 2.3635










4.398AC






Tax Rate (%): 2.5668






Property Information

Online Property Information and Tax Payments https://www.biz.indygov.org/treasurer/property/priorYear.aspx?sn=c3043...

1 of 3 1/24/2013 12:26 PM



No Data Found





4.398AC






Tax Rate (%): 3.2983


Replacement Credit: 6,883.68






PT NE 1/4 SE 1/4 S19 T16 R5 BEG 336FT S 50FT W OF NE COR W 575FT N

336FT E 493FT S 1.27FT SE 61.47FT E 20FT SE 105.12FT S 206.56FT TO BEG

4.398AC


Improvements: 1,299,400.00




Tax Rate (%): 3.5355










4.398AC






Tax Rate (%): 3.3040










4.398AC






Tax Rate (%): 3.2426










4.398AC






2 of 3 1/24/2013 12:26 PM


Tax Rate (%): 3.2610










4.398AC






Tax Rate (%): 3.0935










4.398AC


Improvements: 1,235,700.00




Tax Rate (%): 3.5181










4.398AC






Tax Rate (%): 10.0282






* The Tax Computation information reflects only the taxes on the original certified assessment andexemption. Payments, Auditor’s Corrections, and additional assessments are not included.

If this parcel is located in the Ben Davis Conservancy (Tax Districts 930 and 979), this tax computation is forthe basic tax only and does not include the conservancy amount. Only the current year's conservancyamount can be accessed via this service on the Payment screen. Prior year's conservancy amounts areunavailable online.

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3 of 3 1/24/2013 12:26 PM

tclarkson

Rectangle

APPENDIX C: QUALIFICATIONS

Sunil Patel Partner Associate Education Illinois Institute of Technology, B.S. Chemical Engineering, 2001 Registrations Member American Institute of Chemical Engineers

Mr. Patel has 7 years experience in the environmental service industry. He is familiar with all aspects of Due Diligence Property Assessments and the needs and requirements of varied number of reporting standards, including the standard ASTM, EPA’s All Appropriate Inquiry (AAI), and customized client formats. Mr. Patel has also performed condominium Reserve Studies and ownership Transition Studies, Regulatory Compliance Assessments, and Property Condition Assessments. Project experience for Mr. Patel includes:

Assesses machinery and capital equipment related to building mechanical, electrical, plumbing, and fire/life safety systems for functionality and condition, estimating costs of replacement and upgrade, and reporting on estimated long term Capital Reserve requirements during course of a commercial mortgage or construction loan.

Performs architectural and engineering evaluations of existing building systems and site improvements to assess their physical condition, general code compliance, capacities and adequacies, repair & maintenance issues, recommended replacements, capital expenditures, and opinions of probable costs for corrective action.

Evaluates as-built conditions to identify potential architectural barriers as stipulated by Title III design criteria of the Americans with Disabilities Act (ADA), Federal Fair Housing Act (FHAA) design guidelines, and other state disabled-access regulations.

Reviews available, accessible public records at State regulatory agencies and local Building, Planning, and Fire jurisdictions, and reporting on outstanding or unresolved compliance issues relative to the subject property.

Observes and reports on construction-related activities during design and construction phases. Activities typically include third-party peer review of design/construction documentation, monthly review of construction progress and financial draw requests, and final punch list walk-through and wrap-up reports.

Performing baseline environmental site assessments to ascertain if a subject property has been impacted by hazardous materials from current and/or historical activities conducted on or near the site. Assessments adhere to industry standards and the American Society of Testing and Materials (ASTM) Standard Practice.

Makes recommendations regarding storage and handling practices of hazardous substances to ensure proper regulatory compliance procedures are being followed.

T. A. “Tadd” Clarkson Senior Project Manager Education B.S. Architecture, University of Virginia, 1986 Registrations Registered Architect, North Carolina and Tennessee Certified, National Council of Architectural Registration Boards LEED Accredited Professional, U.S. Green Building Council Summary of Professional Experience Mr. Clarkson has 25 years of experience in the field of architecture. He has significant experience in due diligence assessments for a variety of property types and the needs and requirements of varied number of reporting standards, including ASTM standards, and customized client formats. Specifically, Mr. Clarkson has performed Construction Progress Monitoring, ADA (Americans with Disabilities Act) Facility Surveys, Building Code Compliance Surveys, and other Regulatory Compliance Assessments.

Mr. Clarkson has served as a designer and draftsman, a full-time on-site Architect’s Field Representative, a Project Manager, and ultimately the Designer of Record for many large scale and high profile projects. These projects have ranged from congregate-care retirement communities to comprehensive high schools to synthetic turf field replacements to weatherization assessments for multi-family public housing. In addition to the general responsibilities of the trade, specific duties included researching and designing for compliance with applicable codes, assisting clients in the development of physical and program standards for new facilities, site evaluation and recommendation for selection, and research and evaluation of new materials and technologies.

Mr. Clarkson has been involved with conceptual design, feasibility studies, surveys of Code and regulatory requirements, construction design, and implementation of construction activities associated with numerous projects, including building renovations, additions, and new construction, for public and private clients. He is especially experienced in the application of building codes, life safety codes, and accessibility guidelines, and the impact of the regulations on the fitness of any facility for a particular use.

Mr. Clarkson has developed a reputation for on-time project delivery, innovative responses to perplexing difficulties, and dedication to client satisfaction.

Michael J. Dinger Principal Education B.S., Natural Resource Management and Engineering, University of Connecticut Registrations EPA/AHERA Asbestos Building Inspector (No. 33554) 40-Hour OSHA Hazardous Waste Site Health and Safety Summary of Professional Experience Mr. Dinger has over 12 years of experience in the real estate due diligence field. He has a strong background in providing environmental due diligence for debt and equity transactions, as well as the performance of Phase I Environmental Site Assessments (ESAs), regulatory compliance audits, asbestos surveys, lead-based paint surveys and mold assessments. He also has extensive portfolio management experience throughout the United States. Mr. Dinger currently serves as a Senior Project Manager for Partner Engineering and Science, Inc. (Partner), providing solutions to clients’ due diligence needs. He is responsible for ensuring consistency, quality and on-time delivery of due diligence services provided by Partner. Current day-to-day responsibilities include project oversight, staff supervision, report review and client management. Mr. Dinger has been personally involved in the details of thousands of real estate transactions for various client types and therefore understands the specific needs and scopes of work required for the different parties involved in the transaction. Mr. Dinger has served as an Environmental Scientist, Project Manager or senior author for projects associated with over 7,000 real estate transactions. Mr. Dinger is familiar with the due diligence requirements of a varied number of reporting standards, including ASTM E1527-05, EPA’s All Appropriate Inquiry (AAI) and Fannie Mae DUS and customized client formats. He also has experience with fulfilling numerous customized client scopes of work. Previously, Mr. Dinger was a Project Manager for a Fortune 500 company and was responsible for managing due diligence projects throughout the United States. Mr. Dinger was responsible for developing client-specific report templates for Phase I ESAs and Small Loan ESA reports. Mr. Dinger’s primary clientele focus included real estate investors, DUS lenders, CMBS lenders, insurance lenders and real estate equity funds. For over five years, Mr. Dinger served as a staff Environmental Scientist for national consulting firms. In addition to performing Phase I ESAs, he conducted soil and groundwater assessments at various sites throughout New York, New Jersey, Pennsylvania and Connecticut.

Melissa Dahl National Client Manager Education A.S. in Mathematics B.S. in Environmental Science, Rutgers University Registrations NJDEP Subsurface Evaluation, Tank Testing, Certification and Closure Certification Summary of Professional Experience Ms. Dahl has over ten years’ experience in the commercial real estate due diligence industry. She is familiar with all aspects of Due Diligence Property Assessments and the needs and requirements of varied number of reporting standards, including ASTM E 1527-05, EPA’s All Appropriate Inquiry (AAI), Standard and Poor’s Property Condition Assessment Criteria, and customized client formats. Ms. Dahl has also performed and reviewed ownership equity level Phase I Environmental Site Assessments, Property Condition Assessments, various HUD assessments, as well as Fannie Mae 3 MAX, DUS and Freddie Mac Environmental and Physical Needs Assessments.

Ms. Dahl’s core focus is in providing commercial real estate due diligence services and environmental risk management for developers and financial institutions. She has managed over 1,000 studies to support pooled collateral property undergoing securitization. She has worked closely with property managers, legal counsel, regulatory agencies, and special asset groups at banks providing insight into the risks and liabilities associated with properties and assistance in structuring various transactions. Ms. Dahl also developed QA/QC procedures to streamline reporting processes for Phase I Environmental Site Assessments, and Property Condition Assessments.

Ms. Dahl formerly performed as a Project Manager for a Fortune 500 real estate firm, where her primary responsibilities were to manage field operations, remain apprised of latest state and federal regulatory mandates, and review Phase I Assessment reports to insure client scope of work was properly executed and project deadlines remained on target. Ms. Dahl’s field experience includes the successful completion of over 1,000 Phase I Environmental Site Assessments on various retail, office, industrial, hospitality, and government facilities.

Earlier in her career, Ms. Dahl assisted with the design of a contaminated groundwater treatment plant for a highly publicized Superfund site located in New Jersey, which is continually scrutinized and monitored by the media. Ms. Dahl assisted with the writing of a feasibility study submitted to the EPA for the Superfund site. She also coordinated and ran daily public meetings with the citizens of the township providing constant interaction with public relations media.

Ms. Dahl is a committed team member to the guiding principles and success of an organization providing consistent product quality, customer focus, adherence to company standards and flawless execution resulting in complete client satisfaction.

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