O DONNELL & NACCARATO Nick Cinalli, PE, SECB / President & CEO

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1 ATTACHMENT I

2 PHILADELPHIA PRINCETON LEHIGH VALLEY WASHINGTON DC ORLANDO WEST PALM BEACH 111 South Independence Mall East / Suite 950 / Philadelphia, PA Tel / / Fax / info@o-n.com O DONNELL & NACCARATO Nick Cinalli, PE, SECB / President & CEO Samuel Robinson, AIA, LEED AP Director, Design and Construction 1234 Market Street, 16th Floor Philadelphia, PA RE: 5820 Germantown Avenue Structural Assessment Philadelphia, PA File No P0 We visited the above referenced site on March 10, 2011 and March 29, 2011 to visually review the building structure. The purpose of our visit was to visually access the overall building structure and provide structural recommendations for the required structural repairs as well as critical repairs resulting from the fire damage. Included in this report are our engineering observations and recommendations with photo documentation of the existing observed conditions. We have teamed with MidAtlantic Construction s cost estimating department to provide a cost estimate for our recommendations which is included as an attachment to this report. As requested by the Redevelopment Authority, we have incorporated boarding all existing windows as well as addressing the roof sub-structure and roofing system. The existing windows and deterioration of the roof is the combined result of the long term deterioration, direct result of the recent fire, and long term deterioration due to the fire. This will be discussed further in our observations and recommendations. At the time of our visit, the building was unoccupied and unheated. Drawings were not available at the time of our site visit. During the course of our site visit, we were accompanied by personnel from your office that provided us access to various parts of the building structure. EXISTING STRUCTURE DESCRIPTION The existing school building structure is a four story steel and timber framed structure supported by brick masonry bearing walls, with a basement. The building s façade is comprised of brick masonry, with a terra-cotta cornice and terra cotta capped parapets. The building s roof structure is comprised of steel angle gabled trusses that clear span the 50-0 width of the building at approximately 20-0 on center. Floor/ceiling framing consists of 13 ½ deep x 3 at 16 on center wide timber joists supporting wood decking with additional 13 ½ deep x 3 joists framing at 24 on center approximately 3-0 below the floor framing as ceiling framing.

3 Page 2 The rear portion of the building within the basement contained a below grade pool approximately 8-0 deep. The building s overall footprint is approximately 10,000 SF with the following estimated square footage per level: Basement Ground floor Second Floor Third Floor Fourth Floor Total Above Grade 10,000 SF 10,000 SF 5,000 SF 10,000 SF 8,500 SF 33,500 SF (not including basement) METHODOLOGY We conducted our investigation from walkable surfaces on the ground both within the building s interior and around the perimeter of the building s exterior. We documented our observations with digital photographs contained in the attached Appendix that are referenced throughout the report. We identified several deteriorated conditions as well as conditions that may contribute to future deterioration. We have summarized our findings into the following categories based on potential safety hazards and the overall performance of the structure(s) and repairs will be identified using these categories: Critical: Items in this category require immediate action. Critical items are observed potential safety hazards and immediate action should be taken to remove the hazard or prevent public access to the area until a permanent solution can be implemented. Structural components or systems described in this section have failed or can no longer be relied upon to perform their intended function. Priority One: We recommend that Items in this category be repaired within one year of the date of this report. Left unattended, these items will contribute to further deterioration and may become critical. The structural components or systems described as priority one are at or near the end of their useful life. Priority Two: We recommend that items in this category be repaired within one to three years. The structural components or systems described as priority two are performing adequately at this time, but are approaching the end of their expected useful life. If left unaddressed, priority two repairs may deteriorate further or contribute to the deterioration of the structure and become priority one or critical items. Maintenance: Items in this category should be addressed as part of a regular maintenance program and are necessary to reduce deterioration of the existing structural components and the proposed repairs.

4 Page 3 OBSERVATIONS While onsite we noted several deteriorated conditions where differing elements have caused distress on the building structure and envelope. We have categorized our observed deterioration in the following manner, and we will identify each observation with a corresponding letter: (A) Long Term Deterioration: This is deterioration is the result of the building being abandoned, unheated, and neglected for a significant period of time. (B) Direct Result of Fire (Fall 2010): These observed conditions are the direct result of the single event fire reported to have occurred in the fall of 2010, prior to Winter 2010/2011. (C) Long Term Deterioration due to Fire: This is deterioration that has further developed due to portions of the building envelope and structure having been compromised during the fire. This results in additional water infiltration and stressing structural elements because the building has not been stabilized. We observed the overall condition of the exterior masonry around the entire building. The west façade appears to have been coated with stucco and painted relatively recently. The north façade that faces Germantown Avenue shows signs of significant deterioration. The mortar in the mortar joints has deteriorated to the point where it can be removed without the use of any tools. In addition, the face brick on the masonry façade has become loose in some locations. This condition was observed as a typical condition to all the exposed brick façade around the entire building (A) and (C). Most of the windows on the 3 rd and 4 th floors have been broken or opened during the fire, and have not been boarded up (B). There is a significant amount of water infiltration entering the building at these locations saturating the plaster walls adjacent to and below the windows as well as the finished floor below (C). We observed the condition on the underside of the main entrance ramp to the building above the lower areaway on the north elevation. The structure was comprised of cast in place concrete. Concrete has spalled away and exposed reinforcing steel shows significant signs of deterioration (A). Upon entering the building on the ground floor, we observed a significant amount of debris piled on the ground floor framing. Some areas of this debris were saturated at the time of our site visit. We were unable to review the condition of the framing below this area due to the significant amount of debris (C).

5 Page 4 Within the ground floor auditorium at the south end of the building, we reviewed a condition of the dropped/coffered beams of the ceiling structure (between ground and 2 nd floors). These assumed steel beams were still encased in plaster and could not be verified at the time of our site visit. We noted an area where the beam support on a western masonry pier showed signs of deterioration, and there may be potential deterioration of steel girders encased within the plaster coffered ceiling. In addition, there was significant spalling of the plaster and flaking paint to indicate signs of water infiltration damage. Some of the beams appeared to have excessive deflection, although it could not be measured at the time of our visit (A), (B) and (C). This area should be further investigated during the stabilization of the building. We observed the condition of the ceiling and floor framing joists between the 2 nd and 3 rd floor. A small area of the ceiling had been cut out to expose fire damaged joists. We visually reviewed approximately 40 SF of fire damage in a western side corridor south of the main stairway (B). We observed other areas on the 2 nd floor where there was no apparent char damage from the fire, the wood floor/ceiling joists exhibited signs of smoke damage (B). Observation of the 3 rd floor ceiling/4 th floor structure revealed fire damage within the entire central corridor of the building. The wood joists have either been completely compromised or exhibit significant signs of char (B). The plaster ceiling was removed in its entirety and left as rubble/debris on the 3 rd floor which was partially wet from water infiltration (C). The northern most section of the building still contained plaster ceilings. In areas where plaster ceilings had been removed to expose the wood structure, the wood was smoke damaged (B). On the 4 th floor, the main lobby at the top of the staircase has been structurally compromised due to the fire damage. The floor has deflected several feet, and is not currently shored. This area is unsafe, and should be restricted from access until it can be properly shored (B). This area continues to deteriorate due to water infiltration from above. In addition, there is debris from the ceiling above that has added weight to the area, and is currently saturated from exposure (C). We observed the condition of the basement and pool area. There were visible signs of water infiltration along the walls including efflorescence and flaking paint. Water is likely infiltrating the building s masonry exterior and traveling down into the lower elevations of the wall (A) and (C). The rear stair tower of the building shows significant signs of masonry deterioration due to prolonged water infiltration and possible movement. There is a large crack and gap in the masonry wall between the side walls of the stair tower and the back of the main structure.

6 Page 5 Also the eastern wall of the stair tower shows significant horizontal deflection at the top and parapet. The mortar joints have deteriorated to a point where bricks and mortar can be removed without the use of tools. In addition, the original wall construction did not appear to have a positive tie between the two intersecting walls, resulting in movement of the east stair wall (A). There is significant deterioration of the wood roof decking and some wood roof joists due to water infiltration. The water infiltration is the result of new roof openings created while fighting the fire, and well as long term deterioration of the roofing system at valley locations (A), (B) and (C). RECOMMENDATIONS Our structural recommendations are limited to stabilization of the building structure and prevention of further deterioration. It is not intended to address current structural code issues, architectural concerns or any issues related to mechanical, electrical or plumbing systems. The building will likely require further repairs or remediation based on altered future use of the building. The exterior masonry of the building requires full repointing of the mortar joints. Testing and analysis of the existing mortar should be done, and the new mortar should match the composition of the existing mortar. Previously repointed mortar joints utilized mortar that was harder than the surrounding bricks. As a result there has been accelerated deterioration of the mortar and bricks surrounding these repointed areas (Critical). In addition to repointing of mortar joints, cracked, spalled or deteriorated brick should be replaced during repointing. In areas where the masonry walls appear to have moved or become unstable, the masonry wall should be rebuilt (Critical). Broken windows should be replaced or boarded to prevent further water infiltration damage (Priority One). Although not an immediate life safety concern, the framed concrete slab at the building s main entry should be removed and replaced in kind (Priority One). Stabilization of the building should include removal of all debris within the building. The original floor construction was likely not designed to accommodate the load of saturated debris (Critical). Currently, floor framing that was compromised during the fire has not been shored. This area is unsafe above and below. If left unshored, the framing may collapse and bring adjacent framing or the exterior walls down with it (Critical). Proper stabilization of the building would involve removal of all charred framing, and replacement of framing in-kind. During this work, adjacent framing and exterior walls will likely require temporary shoring (Critical).

7 Page 6 During stabilization, all wet plaster and finished over structure should be removed to expose the concealed condition beyond. By inspection, if it is determined that there is significant deterioration, the structure should be analyzed based on its condition and either reinforced or replaced in kind. An allowance for remediation of structural steel should be included in the cost estimate (Priority One). Stabilization of the building should include replacement of the compromised roof structure in kind and some kind of temporary roof membrane over the whole roof to ensure a proper barrier against water infiltration (Priority One). The upper levels of the masonry walls at the rear stair tower of the building are currently unstable and should be reconstructed. During reconstruction of the masonry walls, a detail to provide positive connection between the stair tower walls and the existing main building wall should be implemented (Critical). SUMMARY AND CONCLUSIONS Based on our visual review of the exposed structural elements, there are several areas of life safety concern where critical repairs or shoring of the structure should be done immediately to stabilize the building. Furthermore, we observed several conditions as noted above that if left to deteriorate further, may add additional safety hazards if not addressed. We were commissioned by the Redevelopment Authority of Philadelphia to make a limited, visual, non-invasive observation of only the structural components herein referenced. This report is based upon clearly visible, open, and unobstructed structural components of the premises on the dates of observation. No opinion is rendered with regard to structural components or portions of the referenced elements that are concealed or structural elements not referenced in this report. This limited observation does not guarantee the structural integrity of the referenced components, nor the total premises under its current use nor any proposed alterations. If a thorough structural review of the total premises or any component is desired, we will provide a fee for your consideration and approval to provide such service upon your request. If you have any questions or require additional information, please contact our office. O DONNELL & NACCARATO, INC. Douglas F. Seaboldt, PE Project Executive S:\PROJECTS\1700's\1790\ \Report\5820 Germantown Avenue.doc

8 Page 7 Appendix Arial view of building (plan) Page 8 Photo Log Page 9 MidAtlantic s Cost Estimate with clarifications Page 19

9 Page 8 Arial View of Building from Google Earth

10 Page 9 Photo 1: Photo of North Elevation Photo 2: Close up of deterioration -underside of entrance steps

11 Page 10 Photo 3: Close up of deteriorated mortar joints Photo 4: Northwest corner elevation

12 Page 11 Photo 5: East Facade Photo 6: Deteriorated steel grating safety hazard

13 Page 12 Photo 7: Debris on ground floor Photo 8: Water infiltration damage Ground floor ceiling / 2 nd floor structure rear auditorium

14 Page 13 Photo 9: Ceiling and floor wood joist framing between ground floor and 2nd floor Photo 10: Cut away ceiling between 2 nd signs of fire damage and 3 rd floor

15 Page 14 between 2 nd Photo11: Ceiling and floor wood joist framing floor and 3 rd floor showing signs of char and smoke damage. Photo 12 3 rd floor ceiling / 4 th floor structure Main corridor char damage.

16 Page 15 Photo 13 Deteriorated attic level joists due to water infiltration from holes cut in the roof during the fire Photo 14 Compromised 4 th floor due to fire with saturated debris

17 Page 16 Photo 15 Attic view showing steel trusses and saw-cut roof opening from fire Photo 16 Overall Roof looking south. Note saw-cut holes in roof and broken glass in skylights

18 Page 17 Photo 17 Roof of south stair tower. Note horizontal deflection of top of wall and deteriorated joints of parapet cap Photo 18 Photo of rear of building Note significant spalling and deterioration of brick masonry

19 Page 18 Photo 19 Close up of masonry in rear stair tower. Note deteriorated mortar joints Photo 20 Masonry joint at northeast corner of rear stair tower against main building Note movement of wall east

20 Mid-Atlantic Construction 5820 Germantown Ave. 925 Harvest Drive, Suite 220 Philadelphia, Pa. Blue Bell, PA Structual Assessment Preliminary Budget for Structural Stabilization Proposal dated April 6, 2011 CSI CODE DESCRIPTION QUANTITY UNIT UNIT COST TOTAL DIVISION TOTAL DIVISION 1 - GENERAL CONDITIONS Supervision Superintendent (40 hrs / week ) including travel expense 7.0 MO $ 12,000 $ 84,000 Project Manager MH $ 125 $ 51,250 General Expenses Travel Expense 7.0 MO $ 200 $ 1,400 Superintendent Cell Phone and Wireless Air Card Onsite 7.0 MO $ 200 $ 1,400 First Aid Equipment and Supplies 7.0 MO $ 20 $ 140 Computer / Camera / Copy Machine Onsite 7.0 MO $ 50 $ 350 Drawing Reproduction 1.0 L.S. $ 300 $ 300 Express mail / Courier services 0.0 MO $ 50 $ - Small Tools 1.0 L.S. $ 2,500 $ 2,500 Jobsite Office Supplies 1.0 L.S. $ 500 $ 500 Total General Conditions $ 141,840 DIVISION 1 - General Construction Temp Utilities and Services Temp Toilets (Use and Maintain building restrooms) 7 MO $ 300 $ 2,100 Electrical Consumption BY OWNER Temporary Water BY OWNER Temporary Protection Weather Protection 1 LS $ 30,000 $ 30,000 Secure Building 1 LS $ 5,000 $ 5,000 Cleaning Dumpsters 22 EA $ 900 $ 19,800 Cleanup- Labor to supplement Trades 1,220 MH $ 55 $ 67,100 Final Cleanup 1 L.S. $ 10,000 $ 2,500 Window Cleaning 0 L.S. $ - Total General Construction $ 126,500 Page 1 of 4

21 Mid-Atlantic Construction 5820 Germantown Ave. 925 Harvest Drive, Suite 220 Philadelphia, Pa. Blue Bell, PA Structual Assessment Preliminary Budget for Structural Stabilization Proposal dated April 6, 2011 CSI CODE DESCRIPTION QUANTITY UNIT UNIT COST TOTAL DIVISION TOTAL DIVISION 2 - DEMOLITION Demolition 1 L.S. 60, $60,000 Removal of debris,equipment,and furniture from basement-pool area incl. Removal of debris, equipment, and furniture from 1st floor areas incl. Removal of debris, equipment, and furniture from 2nd floor areas incl. Removal of debris, equipment, and furniture from 3rd floor areas incl. Removal of debris, equipment, and furniture from 4th floor areas incl. Equipment removal from Boiler / Mechanical Room at basement level NOT INCLUDED Removal of finish wood flooring at water damaged areas 1 L.S. 40, $40,000 Removal of existing plaster ceilings and wall areas at 2nd floor (approximately 20%) 1 L.S. 45, $45,000 Removal of existing plaster ceilings and wall areas at 3rd floor incl. Removal of existing plaster ceilings and wall areas at 4th floor incl. Removal of plaster from (2) columns at he 1st floor auditorium 1 L.S. 5, $5,000 Demolition of fire damaged flooring and joist between 2nd and 3rd floors (approximately 30%) 1 L.S. 35, $35,000 Demolition of fire damaged flooring and joist between 3rd and 4th floors incl. Demolition of attic level joists and deck 1 L.S. 55, $45,000 Demolition of roof structure, skylites and existing roofing 1 L.S. 52, $52,000 Removal of the rear exterior steel stairs between the 3rd and 4th floor 1 L.S. 20, $20,000 Weather protection for roof demolition work 1 L.S. 12, $12,000 Total Demolition $ 314,000 DIVISION 4 - MASONRY Repoint existing brick structure (based on approximately 33,000 S.F. of masonry wall) 33,000 S.F $660,000 Remove and replace lose brick and cast stone incl. Replace missing exterior masonry incl. Rebuild upper levels of rear masonry stair tower ( ALLOWANCE) 1 L.S. 40, $40,000 DIVISION 5 - STEEL Total Masonry $ 700,000 Shoring for structural repairs (ALLOWANCE) 1 L.S. 200, $200,000 Repair and/or replace structural steel (ALLOWANCE) 1 L.S. 125, $125,000 Secure (2) steel sidewalk grates at front entrance 2 EA 2, $5,000 Page 2 of 4

22 Mid-Atlantic Construction 5820 Germantown Ave. 925 Harvest Drive, Suite 220 Philadelphia, Pa. Blue Bell, PA Structual Assessment Preliminary Budget for Structural Stabilization Proposal dated April 6, 2011 CSI CODE DESCRIPTION QUANTITY UNIT UNIT COST TOTAL DIVISION TOTAL Total Steel $ 330,000 DIVISION 6 - WOOD AND PLASTICS Carpentry Replace 2nd floor ceiling joist and 3rd floor, floor joist and deck (approximately 20%) 1 L.S. 1,072, $1,072,800 Replace 3rd floor, ceiling joist and 4th floor, floor joist and deck incl. Replace 4th floor ceiling joist and attic floor joist and deck 1 L.S. 92, $92,000 Replace roof framing purlins, and deck. Steel roof trusses to remain 1 L.S. 470, $470,000 Total Wood & Plastics $ 1,634,800 DIVISION 7 - THERMAL AND MOISTURE Roofing Install new.060 EPDM roof with 1/2" Dens Deck fastened to wood deck 1 L.S. 128, $128,700 Install gutters and downspouts as required BY OTHERS Total Thermal and Moisture Protection $128,700 DIVISION 8 - DOORS AND WINDOWS Secure Exterior Miscellaneous Exterior Openings (Openings to be secured from inside the building) 1 L.S. 32, $32,500 Total Doors & Windows $32,500 DIVISION 15 - MECHANICAL MECHANICAL NOT INCLUDED $0 Page 3 of 4

23 Mid-Atlantic Construction 5820 Germantown Ave. 925 Harvest Drive, Suite 220 Philadelphia, Pa. Blue Bell, PA Structual Assessment Preliminary Budget for Structural Stabilization Proposal dated April 6, 2011 CSI CODE DESCRIPTION QUANTITY UNIT UNIT COST TOTAL DIVISION TOTAL PLUMBING Temporary water connection for required construction work 1 L.S. 3, $3,000 FIRE PROTECTION: NOT INCLUDED $0 Total Mechanical, Plumbing and Fire Protection $ 3,000 DIVISION 16 - ELECTRICAL ELECTRICAL Install new 200AMP electrical panel 1 L.S. 12, $12,300 Install power to basement, 1st floor, 2nd floor, 3rd floor, 4th floor and attic for required construction work Install lighting for 1st floor, 2nd floor, 3rd floor, 4th floor, and attic for required construction work. All lighting wiring to be in conduit FIRE ALARM SYSTEM IS NOT INCLUDED Total Electrical $ 12,300 TOTALS DIRECT WORK SUBTOTAL $ 3,423,640 Taxes & Insurance 1.00% $ 34,236 Building Permit, Cert. of Occupancy and Cert. of Use Permits NOT INCLUDED 0 Construction Contingency NOT INCLUDED 0 Overhead & Fee 4.00% $ 138,315 TOTAL $ 3,596,191 $ - $ 3,596,191 Page 4 of 4

24 School Building Structural Stabilization 5820 Germantown Ave. Philadelphia, PA. Preliminary Budget Site Qualifications and Clarifications April 7, The budget is based on Preliminary Structural Assessment Report by O Donnell and Naccarato, and our site visit. - Permits, tap fees, water meter, connection fees, impact fees, sewer fees, etc. are by others. - Any utility shut off fees required for building demolition are by others. - Removal of hazardous materials ( ie. Asbestos, lead paint, etc.) are not included. It is assumed that the debris, fire damaged materials, and plaster are not to be treated as hazardous. - It is assumed that there will be access at either side of the building for staging and locate dumpsters. - Securing of existing exterior openings is included in the budget. Work to be performed from inside the building. - Weather protection and security for work by others, is not included. - No work is figured for the existing boiler/ mechanical room. - Removal and replacement of roof structure is included in the budget. The existing steel roof trusses are to remain and be reused. - Plaster removal from (2) structural columns at the 1 st floor auditorium for visual inspection, is included. - The masonry budget is based on visual inspection at street level. A more thorough inspection including scaffolding or lifts should be done if it is decided to proceed further with the project. - An allowance for structural shoring is included in the budget - An allowance for structural steel repair is included. There appears to be fire damage to the structural steel in the corridor walls between the 3 rd floor ceiling and 4 th floor, floor structure. This allowance should be considered for the observable steel damage, and not for any hidden structural damage or deterioration. - Inspection and testing costs are by others. - Price is based on open shop labor. Union Meeting Corporate Center 925 Harvest Drive, Suite 220 Blue Bell, PA P: F:

25 School Building 5820 Germantown Ave., Philadelphia, PA Assumptions & Qualifications April 7, 2011 Page 2 of 2 Allowances (included in Preliminary Budget) Rebuild Rear Stair Tower at Upper Levels $ 40, Structural Shoring $ 200, Structural Steel Replace and Repair $ 125,000.00

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