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Prepared for: City of Salem 93 Washington Street Salem, Massachusetts 01970 FACILITY CONDITION ASSESSMENT Camp Naumkeag 85 Memorial Drive Salem, Massachusetts 01970 PREPARED BY: EMG CONTACT: EMG Bill Champion 10461 Mill Run Circle, Suite 1100 Senior Program Manager Owings Mills, Maryland 21117 [PHONE REDACTED] x6234 [PHONE REDACTED] [EMAIL REDACTED] www.EMGcorp.com EMG Project Number: Date of Report: On Site Date: 130200.18R000-014.322 April 2, 2018 March 19, 2018 FACILITY CONDITION ASSESSMENT ---PAGE BREAK--- /01 222342 1D E5 F/DD0DD F/7DDD GHI /01 22422J 5657K&9,L=.7ML.=&.-7K8?-NO8+=C->7A=BC&?? 1 E5 FPDD0DD FPDD GQ /01 2R1224 5657S-BC988'7:&;&C89T%?-&9&=U-7O8>LVT W E5 F3DD0DD F2DD /01 [PHONE REDACTED]S-BC988'7X9&YZ&9B[Z?8U,L=.7A=BC&?? / E5 F174DD0DD FP71DD GQI P0P 22422R 5657OLBU-??&=-8+B769L=,L=.\8+=C&L=7E]C-9L897A=BC&?? 1 E5 FJ7WDD0DD FJ7WDD J01 224221 \8+=>&CL8=B7 3WDD M\ F1403DF4/7D2D G_HI 40W 224342 Z&U,V?8@K9-;-=C-97W`7S-(?&U- 1 E5 FW7JD/014 FW7JD/ GI^H 403 222RD4 6LBC9LY+CL8=K&=-?7WD2a71WDb71DD5'(7S-(?&U- 1 E5 FP7D4R0R/ FP7D2D GQI c Gd^IH^H e:8U&CL8=\&UC89L=U?+>->L=C8C&?B0 ---PAGE BREAK--- 2.3/45.6 789 B5C5A D.EFG5 D.AFH.A5? 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N!N"(O( N! N N)O#) N $ O ) N! N!N N! N"O N&O& (N N# ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 TABLE OF CONTENTS 1. Executive Summary 1 1.1. Property Information and General Physical Condition 1 1.2. Facility Condition Index (FCI) 2 1.3. Special Issues and Follow-Up Recommendations 3 1.4. Opinions of Probable Cost 3 1.4.1. Methodology 4 1.4.2. Immediate Repairs 4 1.4.3. Replacement Reserves 4 2. Purpose and Scope 5 2.1. Purpose 5 2.2. Scope 6 2.3. Personnel Interviewed 7 2.4. Documentation Reviewed 7 2.5. Pre-Survey Questionnaire 7 2.6. Weather Conditions 7 3. Accessibility and Property Research 8 3.1. ADA Accessibility 8 3.2. Municipal Information, Flood Zone and Seismic Zone 8 4. Existing Building Assessment 9 4.1. Unit or Space Types 9 4.2. Inaccessible Areas or Key Spaces Not Observed 9 5. Site Improvements 10 5.1. Utilities 10 5.2. Parking, Paving, and Sidewalks 10 5.3. Drainage Systems and Erosion Control 11 5.4. Topography and Landscaping 12 5.5. General Site Improvements 12 6. Building Architectural and Structural Systems 14 6.1. Foundations 14 6.2. Superstructure 14 6.3. Roofing 15 6.4. Exterior Walls 15 6.5. Exterior and Interior Stairs 16 6.6. Exterior Windows and Doors 16 6.7. Patio, Terrace, and Balcony 17 7. Building Mechanical and Plumbing Systems 18 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) 18 7.2. Building Plumbing and Domestic Hot Water 18 7.3. Building Gas Distribution 19 7.4. Building Electrical 20 7.5. Building Elevators and Conveying Systems 20 7.6. Fire Protection and Security Systems 20 8. Interior Spaces 22 8.1. Interior Finishes 22 8.2. Commercial Kitchen & Laundry Equipment 23 9. Other Structures 24 10. Certification 25 11. Appendices 26 ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 1 1. Executive Summary 1.1. Property Information and General Physical Condition The property information is summarized in the table below. More detailed descriptions may be found in the various sections of the report and in the Appendices. Property Information Address: 85 Memorial Drive, Salem, Essex County, MA 01970 Year Constructed/Renovated: 1935 Current Occupants: City of Salem Parks and Recreation Percent Utilization: 100 Management Point of Contact: City of Salem, Kristin Shaver [PHONE REDACTED] phone [EMAIL REDACTED] Property Type: Camp, park Site Area: 6 acres Building Area: 4208 SF Number of Buildings: 5 Number of Stories: 1 Parking Type and Number of Spaces: 12 spaces in gravel lot Building Construction: Four buildings are wood framed on CMU piers with wood framed roofs. Bath House is CMU bearing walls with wood trussed roof. Roof Construction: Sloped asphalt shingled roofs Exterior Finishes: Painted CMU and painted wood siding Heating, Ventilation & Air Conditioning: Electric heaters Fire and Life/Safety: Smoke detectors, emergency lights Dates of Visit: March 19, 2018 On-Site Point of Contact (POC): David Gilbert Assessment and Report Prepared by: John Landry Reviewed by: Daniel White Technical Report Reviewer for Bill Champion Senior Program Manager [EMAIL REDACTED] [PHONE REDACTED] x6234 Systemic Condition Summary Site Fair HVAC Fair Structure Poor Plumbing Fair ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 2 Systemic Condition Summary Roof Poor Electrical Fair Vertical Envelope Fair Elevators Interiors Fair Fire Fair The following bullet points highlight the most significant short term and modernization recommendations: Replacement of the Caretakers Residence roof Exterior door replacements Immediate needs listed below in Section 1.2 Generally, the property appears to have been constructed within industry standards in force at the time of construction. The property appears to have been poorly maintained in recent years and is in fair overall condition. According to property management personnel, the property has had a limited capital improvement expenditure program over the past three years, primarily consisting of maintaining the existing facility. Copies of documents that support these claims are included in Appendix C. 1.2. Facility Condition Index (FCI) One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Current Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value. FCI Condition Rating Definition Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies. 0 to .05 ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 3 FCI Condition Rating Definition Value Fair Subjected to wear and soiling but is still in a serviceable and functioning condition. > than .05 to .10 Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. > than .10 to .60 Very Poor Has reached the end of its useful or serviceable life. Renewal is now necessary. > than .60 The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Current Year Facility Condition Index (FCI) FCI = (IR)/(CRV) .17 Poor 10-Year Facility Condition Index (FCI) FCI = (RR)/(CRV) 1.13 Very Poor Current Replacement Value (CRV) 4208 SF * 131.05 / SF = $551,458 Year 1 (Current Year) - Immediate Repairs (IR) $96,363 Years 1-10 – Replacement Reserves (RR) $624,571 The major issues contributing to the Immediate Repair Costs and the Current Year FCI ratio are summarized below: ADA accessibility upgrades Drinking fountain replacement Foundation improvements stabilization of buildings Install backflow preventer Replace fuse type electrical distribution panel at Main Building Further detail on the specific costs that make up the Immediate Repair Costs can be found in the cost tables at the beginning of this report. 1.3. Special Issues and Follow-Up Recommendations As part of the FCA, a limited assessment of accessible areas of the building(s) was performed to determine the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. Property personnel were interviewed concerning any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Sampling is not a part of this assessment. There are no visual indications of the presence of fungal growth in occupied buildings, conditions conducive to fungal growth, or evidence of moisture in representative readily accessible areas of the property. 1.4. Opinions of Probable Cost Cost estimates are attached at the front of this report (following the cover page). These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 4 Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, quality of project management exercised, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA. 1.4.1. Methodology Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacement records, if provided, are typically the best source of information. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. Projections of Remaining Useful Life (RUL) are based on continued use of the Property similar to the reported past use. Significant changes in occupants and/or usage may affect the service life of some systems or components. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are used. Estimated costs are based on professional judgment and the probable or actual extent of the observed defect, inclusive of the cost to design, procure, construct and manage the corrections. 1.4.2. Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: material existing or potential unsafe conditions, material building or fire code violations, or conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost. 1.4.3. Replacement Reserves Replacement Reserves are for recurring probable expenditures, which are not classified as operation or maintenance expenses. The replacement reserves should be budgeted for in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period. Replacement Reserves exclude systems or components that are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Furthermore, systems and components that are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, accidents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded. Replacement costs are solicited from ownership/property management, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such schedules for other similar facilities. Costs for work performed by the ownership’s or property management’s maintenance staff are also considered. EMG’s reserve methodology involves identification and quantification of those systems or components requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items defined in the Immediate Repair Cost Estimate. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 5 2. Purpose and Scope 2.1. Purpose EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit. Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record at municipal offices, which affect the Property’s use. Opinions are rendered as to its structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives. CONDITIONS: The physical condition of building systems and related components are typically defined as being in one of five conditions: Excellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used: Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service. Fair = Showing signs of wear and use but still satisfactory as-is, typically near the median of its estimated useful life. Component or system is performing adequately at this time but may exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replacement will be required due to the component or system’s condition and/or its estimated remaining useful life. Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inherent deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed, or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life. Failed = Component or system has ceased functioning or performing as intended. Replacement, repair, or other significant corrective action is recommended or required. Not Applicable = Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present. Throughout sections 5 through 9 of this report, each report section will typically contain three subsections organized in the following sequence: A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points. A simple bulleted list of Anticipated Lifecycle Replacements, which lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement, or some other attention once aged past their estimated useful life. These listed components are typically included in the associated inventory database with costs identified and budgeted beyond the first several years. A bulleted cluster of Actions/Comments, which include more detailed narratives describing deficiencies, recommended repairs, and short-term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor or Failed condition at the time of the assessment, with corresponding costs included within the first few years. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 6 PLAN TYPES: Each line item in the cost database is assigned a Plan Type, which is the primary reason or rationale for the recommended replacement, repair, or other corrective action. This is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance. The following Plan Types are listed in general weighted order of importance: Safety = An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk. Performance/Integrity = Component or system has failed, is almost failing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability. Accessibility = Does not meet ADA, UFAS, and/or other handicap accessibility requirements. Environmental = Improvements to air or water quality, including removal of hazardous materials from the building or site. Modernization/Adaptation = Conditions, systems, or spaces that need to be upgraded in appearance or function to meet current standards, facility usage, or client/occupant needs. Lifecycle/Renewal = Any component or system in which future repair or replacement is anticipated beyond the next several years and/or is of minimal substantial early-term consequence. 2.2. Scope The standard scope of the Facility Condition Assessment includes the following: Visit the Property to evaluate the general condition of the building and site improvements, review available construction documents in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment. Identify those components that are exhibiting deferred maintenance issues and provide cost estimates for Immediate Costs and Replacement Reserves based on observed conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable. Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions. Provide a general statement of the subject Property’s compliance to Title III of the Americans with Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review. Perform a limited assessment of accessible areas of the building(s) for the presence of fungal growth, conditions conducive to fungal growth, and/or evidence of moisture. EMG will also interview Project personnel regarding the presence of any known or suspected fungal growth, elevated relative humidity, water intrusion, or mildew-like odors. Potentially affected areas will be photographed. Sampling will not be considered in routine assessments. List the current utility service providers. Review maintenance records and procedures with the in-place maintenance personnel. Observe a representative sample of the interior spaces/units, including vacant spaces/units, in order to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms. Provide recommendations for additional studies, if required, with related budgetary information. Provide an Executive Summary at the beginning of this report. Prepare a mechanical equipment inventory list. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 7 2.3. Personnel Interviewed The Property Manager was interviewed for specific information relating to the physical property, available maintenance procedures, historical performance of key building systems and components, available drawings and other documentation. The following personnel from the facility and government agencies were interviewed in the process of conducting the FCA: Name and Title Organization Phone Number David Gilbert, Manager City of Salem [PHONE REDACTED] The FCA was performed with the assistance of David Gilbert, City of Salem the onsite Point of Contact (POC), who was cooperative and provided information that appeared to be accurate based upon subsequent site observations. The onsite contact is knowledgeable about the subject property and answered most questions posed during the interview process. The POC’s involvement at the property has been for the past 10 years. 2.4. Documentation Reviewed Prior to the FCA, relevant documentation was requested that could aid in the knowledge of the subject property’s physical improvements, extent and type of use, and/or assist in identifying material discrepancies between reported information and observed conditions. The review of submitted documents does not include comment on the accuracy of such documents or their preparation, methodology, or protocol. The Documentation Request Form is provided in Appendix E. Although Appendix E provides a summary of the documents requested or obtained, the following list provides more specific details about some of the documents that were reviewed or obtained during the site visit. Camp Naumkeag Building Survey report, MDA Architecture, December 27, 2016. 2.5. Pre-Survey Questionnaire A Pre-Survey Questionnaire was sent to the POC prior to the site visit but has not been returned as of this report. 2.6. Weather Conditions March 19, 2018: Clear, with temperatures in the 20s and light winds. There were approximately 6 inches of snow on the ground at the time of the site visit. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 8 3. Accessibility and Property Research 3.1. ADA Accessibility Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination by entities to access and use of “areas of public accommodations” and “commercial facilities” on the basis of disability. Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG). Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Existing facilities constructed prior to this date are held to the lesser standard of compliance to the extent allowed by structural feasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to the deficiency must be made. During the FCA, a limited visual observation for ADA accessibility compliance was conducted. The scope of the visual observation was limited to those areas set forth in EMG’s Abbreviated Accessibility Checklist provided in Appendix D of this report. It is understood by the Client that the limited observations described herein does not comprise a full ADA Compliance Survey, and that such a survey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and, other than as shown on the Abbreviated Accessibility Checklist, actual measurements were not taken to verify compliance. The facility does not appear to be accessible with Title III of the Americans with Disabilities Act. Elements as defined by the ADAAG that are not accessible as stated within the priorities of Title III, are as follows: Parking Install Van accessible sign. Ramps Appear adequate Entrances/Exits Lever action hardware is not provided at all accessible locations. Paths of Travel Accessible walkways to the building entrances are not provided. Restrooms Install grab bars at three toilets, one each building. Add paddle faucets at two restroom locations. A full ADA Compliance Survey may reveal additional aspects of the property that are not in compliance. Corrections of these conditions should be addressed from a liability standpoint but are not necessarily code violations. The Americans with Disabilities Act Accessibility Guidelines concern civil rights issues as they pertain to the disabled and are not a construction code, although many local jurisdictions have adopted the Guidelines as such. The costs to address the achievable items noted above are included in the cost tables. 3.2. Municipal Information, Flood Zone and Seismic Zone Not applicable. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 9 4. Existing Building Assessment 4.1. Unit or Space Types All 4,208 square feet of the building are occupied by the City of Salem Parks and Recreation. The buildings are used as gathering and storage spaces, with supporting restrooms and kitchenettes. 4.2. Inaccessible Areas or Key Spaces Not Observed All of the interior spaces were observed in order to gain a clear understanding of the property’s overall condition except for the lower Restroom building which was locked. Other areas accessed included the site within the property boundaries, exterior of the property and the roof. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 10 5. Site Improvements 5.1. Utilities The following table identifies the utility suppliers and the condition and adequacy of the services. Site Utilities Utility Supplier Condition and Adequacy Sanitary sewer City of Beverly/ Salem Fair Storm sewer None Domestic water City of Beverly/ Salem Fair Electric service National Grid Fair Natural gas service None Actions/Comments: According to the POC, the utilities provided are adequate for the property. There are no unique, onsite utility systems such as emergency electrical generators, water, or waste water treatment plants. 5.2. Parking, Paving, and Sidewalks Item Description Main Ingress and Egress Memorial drive Access from South Additional Entrances N/A Additional Access from Paving and Flatwork Item Material Last Work Done Condition Entrance Driveway Apron Asphalt 1993 Fair Parking Lot Gravel 1993 Fair Drive Aisles None Service Aisles None Sidewalks None Curbs None Site Stairs None Pedestrian Ramps None ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 11 Parking Count Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure 12 0 0 0 0 Total Number of ADA Compliant Spaces 0 Number of ADA Compliant Spaces for Vans 0 Total Parking Spaces 12 Parking Ratio (Spaces/1000 SF) NA Method of Obtaining Parking Count Google Earth Exterior Stairs Location Material Handrails Condition None None None Anticipated Lifecycle Replacements: Asphalt pavement Gravel added to parking lot Actions/Comments: No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. 5.3. Drainage Systems and Erosion Control Drainage System and Erosion Control System Exists at Site Condition Surface Flow ☒ Fair Inlets ☐ Swales ☐ Detention pond ☐ Lagoons ☐ Ponds ☐ Underground Piping ☐ Pits ☐ Municipal System ☐ Dry Well ☐ ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 12 Anticipated Lifecycle Replacements: No components of significance Actions/Comments: There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runoff capacity. There is no evidence of major ponding or erosion. 5.4. Topography and Landscaping Item Description Site Topography Slopes gently down from the west side of the property to the east property line. Landscaping Trees Grass Flower Beds Planters Drought Tolerant Plants Decorative Stone None ☒ ☒ ☐ ☐ ☐ ☐ ☐ Landscaping Condition Fair Irrigation Automatic Underground Drip Hand Watering None ☐ ☐ ☐ ☒ Irrigation Condition Retaining Walls Type Location Condition Timber Lower Restroom Fair None Anticipated Lifecycle Replacements: No components of significance Actions/Comments: The topography and adjacent uses do not appear to present conditions detrimental to the property. There are no significant areas of erosion. 5.5. General Site Improvements Property Signage Property Signage Post mounted wood Street Address Displayed? No ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 13 Site and Building Lighting Site Lighting None Pole Mounted Bollard Lights Ground Mounted Parking Lot Pole Type ☐ ☒ ☐ ☐ ☐ Fair Building Lighting None Wall Mounted Recessed Soffit ☐ ☒ ☐ Fair Site Fencing Type Location Condition Chain link with metal posts Around Playground Good Stained wood board and posts At Entrance Fair Refuse Disposal Refuse Disposal Means of disposal not apparent Dumpster Locations Mounting Enclosure Contracted? Condition None None None Unknown Other Site Amenities Description Location Condition Playground Equipment Metal Site Fair Tennis Courts None Basketball Court None Swimming Pool None Anticipated Lifecycle Replacements: Signage Exterior lighting Site fencing Picnic tables Park benches Playground equipment Actions/Comments: Drinking fountain at playground is not working and is recommend for replacement. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 14 6. Building Architectural and Structural Systems 6.1. Foundations Building Foundation Item Description Condition Foundation Piers Poor Foundation (lower restroom) Slab on grade Good Basement and Crawl Space None Anticipated Lifecycle Replacements: No components of significance Actions/Comments: Four of the five Camp buildings are built on loose block piers. The buildings have settled, and the structures have been affected. It is recommended to jack the structures, straighten floors and install code compliant footings. 6.2. Superstructure Building Superstructure Item Description Condition Framing / Load-Bearing Walls Conventional wood/metal studs Fair Ground Floor Raised wood Fair Upper Floor Framing Upper Floor Decking Roof Framing Wood rafters Fair Roof Decking Wood sheathing Fair Anticipated Lifecycle Replacements: No components of significance Actions/Comments: The superstructure is exposed in some locations, which allows for limited observation. Some of the Walls and floors appear to be out of plumb and level. Four of the five Camp buildings are built on loose block piers. The buildings have settled, and the structures have been affected. It is recommended to jack the structures and straighten floors, walls and roof ridges. Refer to section 6.1. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 15 6.3. Roofing Caretakers Roof Type / Geometry Gable Roof Finish Asphalt shingles Maintenance In-house Staff Roof Age 22 Yrs. Flashing Sheet metal Warranties None Parapet Copings None Roof Drains Edge drainage to ground Fascia None Insulation None Soffits None Skylights Yes Attics Wood joists with plywood sheathing Ponding No Ventilation Source-1 Gable vents Leaks Observed Yes Ventilation Source-2 Soffit vents Roof Condition Poor Anticipated Lifecycle Replacements: Asphalt shingles Skylight at Caretaker Actions/Comments: The Caretakers Residence roof is leaking and there are decayed wood boards at the eaves. Recommend replacing affected sheathing in conjunction with roof shingles replacement. 6.4. Exterior Walls Building Exterior Walls Type Location Condition Primary Finish Wood siding Fair Secondary Finish Painted CMU Fair Accented with Wood trim Fair Soffits Exposed Fair Building sealants (caulking) are located between dissimilar materials, at joints, and around window and door openings. Anticipated Lifecycle Replacements: Exterior paint ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 16 Actions/Comments: Some damaged wood trim finishes must be repaired or replaced. This work is considered maintenance and can be performed in conjunction with the exterior painting costs. 6.5. Exterior and Interior Stairs Building Exterior and Interior Stairs Type Description Riser Handrail Balusters Condition Building Exterior Stairs Wood-framed Open Wood None Fair Building Exterior Stairs Wood-framed Open Wood None Poor Building Interior Stairs None None None None Anticipated Lifecycle Replacements: Replace wood stairs including railing Actions/Comments: The Caretaker Residence wood stairs at the rear deck do not have balusters. It is recommended to install handrail/guardrail at deck and stairs that meet code. The Lady’s Building stairs has settled and has created an uneven surface at the entrance and requires replacement. 6.6. Exterior Windows and Doors Building Windows Window Framing Glazing Location Window Screen Condition Wood framed, operable Single glaze Exterior wall ☐ Fair Building Doors Main Entrance Doors Door Type Condition Solid core wood Fair Secondary Entrance Doors Metal, hollow Fair Anticipated Lifecycle Replacements: Windows Exterior doors Actions/Comments: The Caretakers windows are missing glazing, have rotten wood sills and are single pane units, recommend refurbishing or replacing units. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 17 The Men's Building exterior wood doors are deteriorated and do not operate properly, recommend replacing. 6.7. Patio, Terrace, and Balcony Building Patio, Terrace and Balcony Type Description Location Condition Ground Floor Patio Wood porch or deck Caretakers Residence Fair Upper Balcony Structure None Balcony Decks None Balcony Deck Toppings None Balcony Guardrails None Anticipated Lifecycle Replacements: Deck boards replacement Deck railing replacement Actions/Comments: No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 18 7. Building Mechanical and Plumbing Systems 7.1. Building Heating, Ventilating, and Air Conditioning (HVAC) Individual Units Primary Components Electric baseboards Cooling (if separate from above) None; no cooling Quantity and Capacity Ranges 2 Total Heating or Cooling Capacity Unknown Heating Fuel Electric Location of Equipment Throughout interior spaces Space Served by System Entire building Age Ranges 1990 Primary Component Condition Fair Controls and Ventilation HVAC Control System HVAC Control System Condition Building Ventilation Natural ventilation only Ventilation System Condition Fair Anticipated Lifecycle Replacements: Electric baseboard heaters Actions/Comments: No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. 7.2. Building Plumbing and Domestic Hot Water Building Plumbing System Type Description Condition Water Supply Piping Copper Fair Waste/Sewer Piping Cast iron Fair Vent Piping Cast iron Fair Water Meter Location unknown ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 19 Domestic Water Heaters or Boilers Components Water Heater Fuel Electric Quantity and Input Capacity 2 unit at 4500 watts Storage Capacity 30 gallons Boiler or Water Heater Condition Fair Supplementary Storage Tanks? No Storage Tank Quantity & Volume Quantity of Storage Tanks Storage Tank Condition Domestic Hot Water Circulation Pumps (3 HP and over) No Adequacy of Hot Water Adequate Adequacy of Water Pressure Adequate Plumbing Fixtures Water Closets Commercial Toilet (Water Closet) Flush Rating 1.6 GPF Common Area Faucet Nominal Flow Rate 1.6 GPM Condition Fair Anticipated Lifecycle Replacements: Water heater Toilets Sinks Vanity Bathtub Toilet partitions Actions/Comments: The plumbing systems appear to be well maintained and functioning adequately. The water pressure appears to be sufficient. No significant repair actions or short-term replacement costs are required. Routine and periodic maintenance is recommended. Future lifecycle replacements of the components or systems listed above will be required. The Caretakers Residence bathroom vanity is in poor condition and should be replaced. The Camp does not have a backflow preventer for domestic water supply, recommend installing one. 7.3. Building Gas Distribution No gas on site. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 20 7.4. Building Electrical Building Electrical Systems Electrical Lines Overhead Transformer Pole-mounted Main Service Size 100 Amps Volts 120/240 Volt, single-phase Meter & Panel Location Building interiors Branch Wiring Copper Conduit Metallic Step-Down Transformers? No Security / Surveillance System? No Building Intercom System? No Lighting Fixtures T-12 Main Distribution Condition Fair Secondary Panel and Transformer Condition Lighting Condition Fair Anticipated Lifecycle Replacements: Circuit breaker panels Interior light fixtures Distribution wiring Actions/Comments: The onsite electrical systems up to the meter are owned and maintained by the respective utility company. The electrical service and capacity appear to be adequate for the property’s demands. The electrical components within the multiple buildings, including the circuit breaker panels, and wiring, vary in age. The electrical components are upgraded as needed throughout the site. The light fixtures throughout most of the facility utilize older, inefficient T-12 lamps. Replacement with newer fixtures with electronic ballasts and T-8 lamps is highly recommended to save substantial amounts of energy. The Main Buildings electrical panel have older screw type fuses, recommend upgrading panel. 7.5. Building Elevators and Conveying Systems Not applicable. There are no elevators or conveying systems. 7.6. Fire Protection and Security Systems Item Description Type None Fire Alarm System Central Alarm Panel ☐ Battery-Operated Smoke Detectors ☐ Alarm Horns ☐ ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 21 Item Description Type None Annunciator Panels ☐ Hard-Wired Smoke Detectors ☒ Strobe Light Alarms ☐ Pull Stations ☐ Emergency Battery-Pack Lighting ☒ Illuminated EXIT Signs ☐ Alarm System Condition Fair Sprinkler System None ☒ Standpipes ☐ Backflow Preventer ☐ Hose Cabinets ☐ Fire Pumps ☐ Siamese Connections ☐ Suppression Condition Central Alarm Panel System Location of Alarm Panel Installation Date of Alarm Panel None Fire Extinguishers Last Service Date Servicing Current? None Hydrant Location On Memorial drive adjacent to the Main Building Siamese Location None Special Systems Kitchen Suppression System ☐ Computer Room Suppression System ☐ Anticipated Lifecycle Replacements: Smoke detectors Emergency Lights Actions/Comments: No significant actions are identified at the present time. On-going periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 22 8. Interior Spaces 8.1. Interior Finishes The facility is used as a camp ground, beach, and playground for the City of Salem Parks Department. The most significant interior spaces include outdoor and indoor gathering spaces. Supporting areas include restrooms, playground and picnic areas. Typical Floor Finishes Floor Finish Locations General Condition Hardwood Caretakers Residence, Men’s and Lady’s Buildings, Main Building Fair Painted/sealed concrete Lower Restroom Building Fair Sheet vinyl Restrooms Fair Typical Wall Finishes Wall Finish Locations General Condition Painted drywall Caretakers Residence, Men’s and Lady’s Buildings, Main Building Fair Painted CMU Lower Restroom Building Fair Typical Ceiling Finishes Ceiling Finish Locations General Condition Exposed structure Men’s, Lady’s, Main and Lower Restroom Buildings Fair Painted drywall Caretakers Residence Fair Interior Doors Item Type Condition Interior Doors Wood and metal Fair Door Framing Wood and metal Fair Fire Doors No Anticipated Lifecycle Replacements: Interior doors Interior paint Wood floor refinish Interior wall paneling ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 23 Carpet replacement Actions/Comments: The Caretakers Residence has a carpet overlaid on top of poor vinyl tile flooring. Recommend removing layers of flooring and installing a sanitary washable floor finish. 8.2. Commercial Kitchen & Laundry Equipment Not applicable. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 24 9. Other Structures Not applicable. ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 25 10. Certification Dude Solutions Inc. retained EMG to perform this Facility Condition Assessment in connection with its continued operation of Camp Naumkeag at 85 Memorial Drive, Salem, MA, the “Property”. It is our understanding that the primary interest of the City of Salem is to locate and evaluate materials and building system defects that might significantly affect the value of the property and to determine if the present Property has conditions that will have a significant impact on its continued operations. The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of available property management personnel and maintenance contractors familiar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties. No testing, exploratory probing, dismantling or operating of equipment or in-depth studies were performed unless specifically required under Section 2 of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas were observed (See Section 4.2 for areas observed). There may be defects in the Property, which were in areas not observed or readily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted. This report has been prepared on behalf of and exclusively for the use of the City of Salem for the purpose stated within Section 2 of this report. The report, or any excerpt thereof, shall not be used by any party other than the City of Salem or for any other purpose than that specifically stated in our agreement or within Section 2 of this report without the express written consent of EMG. Any reuse or distribution of this report without such consent shall be at the City of Salem and the recipient’s sole risk, without liability to EMG. Prepared by: John Landry Project Manager Reviewed by: Daniel White Technical Report Reviewer for Bill Champion, Senior Program Manager [EMAIL REDACTED] [PHONE REDACTED] x6234 ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 26 11. Appendices Appendix A: Photographic Record Appendix B: Site Plan Appendix C: EMG Accessibility Checklist ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 Appendix A: Photographic Record ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO: 130200.18R000-014.322 PHOTO CARETAKERS RESIDENCE PHOTO MENS BUILDING PHOTO MAIN BUILDING FRONT PHOTO MAIN BUILDING REAR PHOTO LADYS BUILDING PHOTO LOWER RESTROOM BUILDING ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO: 130200.18R000-014.322 PHOTO PICNIC AREA PHOTO PARKING PHOTO PLAYGROUND PHOTO #10: DRIVEWAY PHOTO #11: INTERIOR STORAGE PHOTO #12: MAIN BUILDING INTERIOR ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO: 130200.18R000-014.322 PHOTO #13: MENS BUILDING RESTROOM PHOTO #14: OUTDOOR DECK AT CARETAKERS PHOTO #15: ELECTRICAL PHOTO #16: SITE LIGHTING PHOTO #17: WATER HEATER PHOTO #18: CARETAKERS KITCHEN ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO: 130200.18R000-014.322 PHOTO #19: CARETAKERS BATHROOM PHOTO #20: CARETAKERS INTERIOR PHOTO #21: FOUNDATION PIERS PHOTO #22: MAIN BUILDING ELECTRICAL PHOTO #23: MAIN BUILDING WATER HEATER PHOTO #24: LADYS BUILDING RESTROOM ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 Appendix B: Site Plan ---PAGE BREAK--- Site Plan Project Name: Camp Naumkeag Project Number: 130200.18R000-014.322 Source: Google Earth On-Site Date: March 19, 2018 ---PAGE BREAK--- CAMP NAUMKEAG EMG PROJECT NO.: 130200.18R000-014.322 Appendix C: EMG Accessibility Checklist ---PAGE BREAK--- Page 1 of 4 Date Completed: March 19, 2018 Property Name: Camp Naumkeag EMG Project Number: 130200.18R000-014.322 Building History Yes No Unk Comments 1 Has an ADA survey previously been completed for this property? x 2 Have any ADA improvements been made to the property? x 3 Does a Transition Plan / Barrier Removal Plan exist for the property? x 4 Has building ownership or management received any ADA related complaints that have not been resolved? x 5 Is any litigation pending related to ADA issues? x Parking Yes No NA Comments 1 Are there sufficient accessible parking spaces with respect to the total number of reported spaces? x 2 Are there sufficient van-accessible parking spaces available? x None marked 3 Are accessible spaces marked with the International Symbol of Accessibility? Are there signs reading “Van Accessible” at van spaces? x 4 Is there at least one accessible route provided within the boundary of the site from public transportation stops, accessible parking spaces, passenger loading zones, if provided, and public streets and sidewalks? x 5 Do curbs on the accessible route have depressed, ramped curb cuts at drives, paths, and drop-offs? x No curbs 6 If required does signage exist directing you to accessible parking and an accessible building entrance? x Ramps Yes No NA Comments 1* Do all ramps along accessible path of travel appear to meet slope requirements? ( 1:12 or less) x 2 Are ramps that appear longer than 6 ft complete with railings on both sides? x ---PAGE BREAK--- Page 2 of 4 Ramps (cont.) Yes No NA Comments 3 Does the width between railings appear at least 36 inches? x 4 Is there a level landing for approximately every 30 ft horizontal length of ramp, at the top and at the bottom of ramps and switchbacks? x Entrances/Exits Yes No NA Comments 1 Do all required accessible entrance doorways appear at least 32 inches wide and not a revolving door? x 2 If the main entrance is inaccessible, are there alternate accessible entrances? x Main entrance is accessible 3 Is the door hardware easy to operate (lever/push type hardware, no twisting required and not higher than approximately 48 inches above the floor)? x Paths of Travel Yes No NA Comments 1 Are all paths of travel free of obstruction and wide enough for a wheelchair (appear at least 36 inches wide)? x 2 Are wheelchair-accessible facilities (toilet rooms, exits, etc.) identified with signage? x 3 Is there a path of travel that does not require the use of stairs? x Elevators Yes No NA Comments 1 Do the call buttons have visual and audible signals to indicate when a call is registered and answered when car arrives? x 2 Are there visual and audible signals inside cars indicating floor change? x 3 Are there standard raised and Braille marking on both jambs of each hoist way entrance as well as all cab/call buttons? x 4 Do elevator doors have a reopening device that will stop and reopen a car door if an object or a person obstructs the door? x 5 Are elevator controls low enough to be reached from a wheelchair (appears to be between 15 and 48 inches)? x 6 If a two-way emergency communication system is provided within the elevator cab, is it usable without voice communication? x ---PAGE BREAK--- Page 3 of 4 Toilet Rooms Yes No NA Comments 1 Are common area public restrooms located on an accessible route? x 2 Are pull handles push/pull or lever type? x 3 Are there audible and visual fire alarm devices in the toilet rooms? x 4 Are toilet room access doors wheelchair- accessible (appear to be at least 32 inches wide)? x 5 Are public restrooms large enough to accommodate a wheelchair turnaround (appear to have 60” turning diameter)? x 6 In unisex toilet rooms, are there safety alarms with pull cords? x 7 Are toilet stall doors wheelchair accessible (appear to be at least 32” wide)? x 8 Are grab bars provided in toilet stalls? x 9 Are sinks provided with clearance for a wheelchair to roll under (appear to have 29” clearance)? x 10 Are sink handles operable with one hand without grasping, pinching or twisting? x 11 Are exposed pipes under sink sufficiently insulated against contact? x Guest Rooms Yes No NA Comments 1 How many total accessible sleeping rooms does the property management report to have? Provide specific number in comment field. Are there sufficient reported accessible sleeping rooms with respect to the total number of reported guestrooms? See attached hot sheet. x ---PAGE BREAK--- Page 4 of 4 Guest Rooms Yes No NA Comments 2 How many of the accessible sleeping rooms per property management have roll- in showers? Provide specific number in comment field. Are there sufficient reported accessible rooms with roll-in showers with respect to the total number of reported accessible guestrooms? See attached hot sheet. x 3 How many assistive listening kits and/or rooms with communication features are available per property management? Provide specific number in comment field. Are there sufficient reported assistive listening devices with respect to the total number of rooms? See attached hot sheet. x Pools Yes No NA Comments 1 Are public access pools provided? If the answer is no, please disregard this section. x 2 How many accessible access points are provided to each pool/spa? Provide number in comment field. Is at least one fixed lift or sloped entry to the pool provided? x Play Area Yes No NA Comments 1 Has the play area been reviewed for accessibility? All public playgrounds are subject to ADAAG standards. x Exercise Equipment Yes No NA Comments 1 Does there appear to be adequate clear floor space around the machines/equipment (30” by 48” minimum)? x *Based on visual observation only. The slope was not confirmed through measurements.