Due Dilligence Report by Julio_Urbano

RV I - IV (RIATA CROSSING) 12545 Riata Vista Circle

BUILDINGS I, II, III & IV

TABLE OF CONTENTS

I. EXECUTIVE SUMMARY

II. INTRODUCTION Purpose and Scope Limitations

6 6 6

III. SITE ASSESSMENT Site Description General Grading and Drainage Landscaping Paving Parking and Loading Signage Site Amenities Soils and Geotechnical Limited Disabled - Accessibility Review Site Access Storm Drain System Public Records Legal Description Zoning Development Standards Covenants Easements / Encroachments Flood Zone

7 7 7 7 8 8 8 8 8 9 9 9 9 9 9 9 10 10 10 11

IV. BUILDING ASSESSMENT Envelope Descriptions Structural Description Interior Design Common Areas Tenant Areas Program Statistics Code Summary Permits / Public Records

12 12 13 13 13 14 15 24 24

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MEP REVIEW Purpose and Scope Limitations Executive Summary (MEP Systems) Site utilities Electric Natural Gas Sanitary Water Mechanical Systems General Design Cooling Loads Roof Top Units Air Distribution and Zoning Outside Air System Ductwork HVAC Control System Heat Recovery Units Server Room Air Conditioning Room Units Plumbing Systems Sanitary Sewer System Storm Sewer Domestic Hot and Cold Water Natural Gas Grease Trap Fire Sprinkler and Fire Pump System Electrical Systems General Electrical Primary Service Electrical Distribution Building 1 Emergency Power Electrical Distribution Building 2 Emergency Power Electrical Distribution Building 3 Emergency Power Electrical Distribution Building 4 Emergency Power

24 24 24 25 25 25 25 25 25 25 25 25 25 25 25 25 26 26 26 26 26 26 26 26 26 26 26 26 26 26 27 27 27 27 28 28 28

Lightning Protection Building Lighting Fire Alarm and Detection

28 28 29

MEP System Estimated Costs Electrical Systems Mechanical Systems Notes

29 29 29 29

V. ATTACHMENTS AND EXHIBITS

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STG Design, MEJ & Associates and Kimley Horn have developed this report as an assessment of current conditions for the 4 buildings located at: 12545 Riata Vista Circle. Austin TX. 78727. These buildings, currently occupied by Apple, Inc. were designed and built in 1998-1999. The design team was composed of STG Design (Architecture), Talex Engineers (MEP Engineering), Bihner Engineering (Structural Engineering), TBG (Landscape Architecture), and Bury & Pittman (Civil Engineering). The four buildings are currently labeled Riata Vista I, Riata Vista II, Riata Vista III, and Riata Vista IV; and they were originally built by White Construction Company. This report outlines findings and recommendations from the Site and Building Assessments. Taking in consideration current operations and corporate office activities, these findings and recommendations are geared towards a continuation of current business practices.

It is the intent of this report, to describe the current property and its potential improvements in either a short-term or long-term period.

Property Description:

EXECUTIVE SUMMARY

The subject property is a commercial subdivision known as Riata Crossing North. This subdivision contains two parcels identified as Lot 1 and Lot 2. Lot 1 features three (3) connected two-story office buildings. Lot 2 features one (1) two-story office building. The property is served by surface parking. The Riata Crossing North Subdivision was completed in two phases, Phase 1 (Lot 1) and Phase 2 (Lot 2). Both phases where constructed in 1998. Several site changes where implemented and constructed in 2006 and 2007 for Phase 2. The above data was compiled using the provided ALTA survey signed in January 2015 and the City of Austin approved site plans and corrections provided by the City of Austinâ&#x20AC;&#x2122;s Development Assistance Center.

Riata Crossing North Lot #

Building #

Address

Building Area (SF)*

Site Area (Ac)

12535 Riata Vista Circle

81,475 | 79,367*

II III

12545 Riata Vista Circle 12555 Riata Vista Circle

111,804 | 109,623* 81,475 | 79,475*

22.584

12565 Riata Vista Circle

79,800 | 79,477*

6.270

* Numbers to the right were provided by Apple, Inc. Numbers to the left were provided by the City of Austin Planning and Development Review Department (Site Plan # SP-98-0113C).

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EXECUTIVE SUMMARY | 4 |

Site According to the ALTA / ACSM Land Title Survey provided, the site consists of two parcels labeled Lot 1 and Lot 2. Lot 1 is 22.584 acres, and Lot 2 is 6.270 acres. Lot 1 includes three connected 2-story buildings. Lot 2 includes one 2-story building. Both lots are served by surface parking. Landscaping is provided throughout the property and consists of mature trees, shrubs and multiple planters throughout the subject property. Both lots are irrigated separately by a 2” irrigation system. The landscaping throughout the site appears to be in good condition. Several areas lack planting material. It is recommended to landscape these areas to minimize erosion. The property has 1,730 regular spaces, 34 accessible parking spaces and 28 motorcycle spaces for a total of 1,792 parking spaces. Paving includes asphaltic pavement throughout the drives / parking areas and concrete walkways throughout the site. The asphalt paving is in good condition.

spaces. The provided parking counts meet the current City of Austin and 2012 Texas Accessibility Standards. All exterior ramps contain handrails and are in good condition.

Public Records Building permits where reviewed online from the City of Austin Development Review Department online services. See additional information below. Zoning verification letters where obtained from the City of Austin and are included as an attachment.

City of Austin Chapter 25-2-Subchapter E

Assessment

On January 13, 2007, Subchapter E was added to the Land Development Code within the City of Austin Ordinances. Subchapter E implements citywide design standards for commercial and retail development to help reflect Austin’s unique historic landscape and architectural character. The City of Austin will likely require future redevelopment of the site to comply with Subchapter E. Though if the improvements are minor the City may not require compliance. In addition, it’s possible the property could be grandfathered out of the current ordinances and be subject to the ordinances current at the time of past plat and site plan approval. The client is advised to consult with legal counsel to determine if grandfathering through the City’s House Bill 1704 process is a viable option.

The civil systems are generally considered to be in fair to good condition for an office development located in Austin, Texas. With a property that dates more than 10 years from development, most findings are related to the aging of the structures and related systems, which are common for this type of analysis.

Edwards Aquifer Recharge Zone The subject property is located within the Edwards Aquifer Recharge Zone. Additional improvements must comply with Edwards Aquifer standards and regulations. Before building in the recharge zone, plans must be reviewed and approved by the TCEQ Edwards Aquifer Protection Program. Additional information regarding improvements within the recharge zone can be found on the Texas Commission on Environmental Quality Website (https://www.tceq.texas.gov/field/eapp/apps.html). ADA The office buildings were constructed in 1998 prior to the implementation of current Texas Accessibility Standards (March 15, 2012). Both lots feature accessible routes from the accessible parking areas to the building entrances. The accessible routes and ramps appear to be in compliance with code. Per the latest Texas Accessibility Standards, additions and alterations to existing buildings or facilities shall comply with the requirements for new construction. 34 handicap spaces are provided while only 28 are required per the 2012 Texas Accessibility Standards. Per these standards, 20 accessible spaces plus 1 for every 100, or fraction thereof, over 1000 regular spaces shall be provided. 1,730 regular spaces are provided. This equates to the required 28 accessible

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EXECUTIVE SUMMARY | 5 |

Purpose & Scope: This report is a general overlook of the current property (12545 Riata Vista Circle. Austin, TX. 78727). It describes its current state and outlines findings and recommendations. This report has been developed to find and recommend strategies that will allow the current tenant to continue current operations and improve their activities. As findings are described, some recommendations are made to address the issues found. It is our understanding that improvements are needed in relation to the current interior distribution of areas, in order to optimize efficiency and corporate business activities. While this report focuses in technical findings by the team in charge of the assessment, these findings are focused on their potential impact of current and future operations of the facilities.

A Building Assessment was developed by STG Design and MEJ & Associates. This portion describes the envelope of the buildings and general terms of its structure integrity. It describes current assets and Interior Design that involved Common Areas and Tenant Areas. It also describes current occupancy of the current corporate office activities; and makes a few recommendations addressing the issues found. This portion of the assessment also describes findings and recommendations of the current Mechanical, Electrical and Plumbing Systems.

INTRODUCTION

Kimley-Horn conducted a Property Condition Assessment (PCA) for an office development located in the Riata Crossing North subdivision between Riata Vista Circle and Tercello Lane. Kimley-Horn performed the visual observation of the civil features of the subject property on February 13, 2015. A review of public records was performed in person, via mail, internet and email. The following professionals performed this assessment: Kimley-Horn Services Team: Robert J. Smith, PE – Project Manager; Justin Kramer, EIT – Analyst Property management and maintenance personnel provided access to the team during the evaluation. No destructive investigation was undertaken during the site assessment. At the time of the site visit, the weather was sunny with the temperatures in the low 70°s.

Limitations: With a building documented and built more than 10 years ago, including upgrades and changes, tracking of this documentation has been a challenging task. It was also challenging to develop a complete technical report without a minimum number of visits to the facilities during its operation. Most of the findings in this report are assumptions from the design documents and building specifications, which may have been altered after design documents were issued.

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INTRODUCTION | 6 |

SITE DESCRIPTION General: The subject property is located on Lots 1 and 2 from Block “B” of the Riata Crossing North development. This subdivision is located entirely within the City of Austin and the desired development zone. Both Lots are zoned Limited Industrial Services (LI) which permits the site’s office use. All development is governed by the City ordinances, the Design Manuals and the International Building Codes. According to the ALTA/ACSM Land Title Survey prepared for this property on January 28, 2015, the site consists of two Lots known as Lot 1 and Lot 2. Lot 1 is 22.584 acres located on the east side of the site. This lot features three two-story interconnected buildings. Lot 2 is 6.270 acres located on the west side and features one two-story building. Both lots are served by surface parking.

III

According to information provided by the City of Austin, the buildings were constructed in 1998.

SITE ASSESSMENT

This property is located south of West Parmer Lane along Riata Vista Circle and Tercello Lane. West Parmer Lane is labeled as an activity corridor per the Imagine Austin Comprehensive Plan dated June 15, 2012. Per this plan, activity corridors are connections that link activity centers and other key destinations to one another and allow people to travel throughout the city and region by bicycle, transit, or automobile. The Imagine Austin Comprehensive Plan map is included as an attached exhibit. The Yett Creek Neighborhood Park is located across Riata Vista Circle southeast of the site. The site is circled by Riata Vista Circle to the south and Tercello lane to the north. The majority of the site is occupied by office buildings, paved parking and landscaped areas. The site contains six (6) access points to Riata Vista Circle and four (4) access points to Tercello Lane.

Grading and Drainage The site slopes to the south at approximately 2.5% slope from north to south. On-site stormwater sheet flows over paved and landscaped areas to concrete curbs and gutters that direct runoff to multiple catchment basins feeding an underground storm system. This storm system is encompassed by an easement throughout the property. The storm system discharges to a wet retention pond south of the site across Riata Vista Circle. An amount of

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SITE ASSESSMENT | 7 |

sediment was found in several catchments during the site inspection. No other problems with drainage were observed or reported. Recommendations: •

Remove sediment from the storm system to help ensure sufficient drainage.

Landscaping Landscaping consists of in-ground trees, shrubs, bushes, flowering plants, and grass provided throughout the site and parking areas. Both Lots feature a 2” irrigation system. The appearance of the site landscaping is considered mature and in good condition. Some areas are bare and should be planted to help minimize future erosion.

Per the City of Austin Parking Standards, business and professional offices are required to have 1 parking space for every 275 sq ft of building area. The total building area on Lot 1 and Lot 2 is 354,554 sf. This equates to 1,290 required spaces. 1,792 total spaces are provided. The number of off-street loading docks required are based on building square footages from the Schedule C table provided in the Off-Street Parking Requirements provided in the Austin Code of Ordinances. This table is attached below. Two loading docks are provided on the east side of the Lot 1 building structure. This loading area is in good condition. Schedule C Off-Street Loading Requirement Square Feet of Floor Area 0-10,000 10,001 – 75,000 75,001 – 150,000 150,001 – 300,000 Over 300,000

Recommendations: •

Approach a Licensed Irrigator to test irrigation system, since this could be very costly.

Paving

Minimum Number of Off-Street Loading Spaces 0 1 2 3 for each 100,000

Signage

The drive aisles and parking areas throughout the site are paved with asphaltic concrete. The dumpster areas for Lots 1 and 2 and the Lot 1 loading dock feature paved concrete slabs. The paved areas are in good condition. Several cracks noticed where documented and photographed. To prevent further stormwater infiltration into the sub-base, these cracks should be filled in. Several curbs also have minor cracks, but nothing significant caused by settling and normal wear and tear. Recommendations: •

Fill-in cracks. A slurry seal is recommended every 3 to 5 years.

Parking and Loading Surface parking is provided throughout the site. The majority of parking is located on the south side of Lot 1 adjacent to Riata Vista Circle. Per the ALTA/ACSM Land Title Survey, 1,730 regular, 34 handicap and 28 spaces are provided for a total of 1,792 spaces.

Multiple “Apple” concrete retail signs are located at several site entrances around the property. 5 of the 6 entrances from Riata Vista Circle and 1 of the 4 entrances from Tercello Lane contain these signs. Regulatory signs (Handicap, restricted, etc) are provided within the surface parking area. Signage is considered to be appropriate and in good condition. Site Amenities Several site amenities are located throughout the site. All site amenities are considered to be in good condition. These amenities include: • • • •

Wood gazebo in a landscaped area west of the Lot 1 building Gravel walking path west of Lot 1 Courtyard located in front of the Lot 1 building Two landscaped courtyard areas within the Lot 1 parking area

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SITE ASSESSMENT | 8 |

Multiple retaining walls are located throughout the site. Most of these retaining walls are in good condition. The sites retaining walls feature concrete, stacked block or mortared block material. A visual inspection was completed for each wall. Several walls contain minor cracks and one of the stacked block walls has suffered minor settling in one corner. An allowance should be given for future repairs if the cracking or settling continues.

Recommendations:

Recommendations: •

Accessible crosswalks are striped with a cross pattern across drives. This striping has begun to fade and we recommend to budget for restriping in the future.

Currently, the retaining walls are in good to fair condition. However, if the cracking or settling continues, a budget should be set to repair the damages or cracks.

Soils and Geotechnical Geotechnical reports were not available for review. Based on observations of the exposed superstructure, the supporting strata appear to be functioning properly and providing sufficient support for the imposed service loads. Future occurrences of extreme weather conditions, poor maintenance of site drainage, and/or change in loading conditions may adversely affect these elements. Presently, there is no evidence of these issues and the supporting strata should continue to remain stable and perform well beyond the evaluation period.

•

Budget to restripe accessible crosswalks in the future.

Storm Drain System On-site stormwater sheet flows over paved and landscaped areas to concrete curbs and gutters that direct runoff to multiple catchment basins feeding an underground storm system. This storm system is encompassed by an easement throughout the property. The storm system discharges to a wet retention pond south of the site across Riata Vista Circle. An amount of sediment was found in several catchments during the site inspection. No other problems with drainage were observed or reported. Recommendations: •

Remove sediment from the storm system to help ensure sufficient drainage.

Public Records

Limited Access – Accessibility Review

Legal Description

Site Access Accessible parking spaces are provided around the perimeter of both buildings on Lot 1 and Lot 2. The subject property contains 34 accessible spaces. The Texas Accessibility Standards requires 20 accessible spaces plus 1 for every 100, or fraction thereof, over 1000 regular spaces shall be provided. 1,730 regular spaces are provided. This equates to the required 28 accessible spaces. No additional accessible spaces are required. There are 4 accessible ramps that provide access to the Lot 1 building. These ramps are in good condition and appear to meet current Texas Accessibility Standards. No accessible ramps where needed for the Lot 2 building. Multiple curb ramps are located through the site providing accessible access to each building. These curb ramps appear to be in good condition.

According to the Deed Recordation Affidavit, Dated July 24, 2007 Doc. Number 2007139997, the legal description for the subject property is as follows: Lots 1 and 2, Block B, Riata Crossing North, a subdivision of record in Book 101, Page 361, of the Plat Records of Travis County, Texas, and Lots 1, 2, and 3, Block E, Riata Crossing South, a subdivision of record in Book 101, Page 363, of the Plat Records of Travis County, Texas. Zoning According to the City of Austin Development Resources, both Lots are zoned Limited Industrial Services (LI) which permits the site’s office use.

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SITE ASSESSMENT | 9 |

Limited Industrial Service district is the designation for a commercial service use or limited manufacturing use generally located on a moderately sized site. The uses permitted in the LI zone are provided as an attachment. Development Standards Minimum Lot Size: Minimum area: 5,750 sq ft Minimum Lot Width: 50ft Maximum Building Coverage: 75% Maximum Impervious Coverage: 80% Maximum Floor Area Ratio: 1:1

10C) Any and all easements, building lines, and conditions, covenants and restrictions as set forth on the plat of record in Volume 101, Pages 361-362, of the plat records of Travis, County, Texas.

Massing: Maximum Height: 60 ft Setbacks: N/A

Parking Requirements Off street parking spaces shall be provided as required by the City of Austin Parking Standards as follows: Use Classification Professional Offices

10B) 10â&#x20AC;&#x2122; Public utility easement along street frontage, as shown on the plat of record in Volume 101, Pages 361-362, of the real property records of Travis County, Texas, as affected by easement and right of way encroachment license agreement #LA 550-1207 recorded under document number 2013016073, of the official public records of Travis County, Texas, as affected by the first amendment to easement and right of way encroachment license agreement No. #LA 550-1207 recorded under document number 2014165285, of the official public records of Travis County, Texas, and that affidavit declaring license agreement F# LA 550-1207 recorded under document number 2013016074, of the official public records of Travis County, Texas.

Minimum Parking 1 Space for each 275 sq. ft.

The total building area on Lot 1 and Lot 2 is 354,554 sf. There should be 1,290 parking stalls on site and 1,792 total spaces are provided. There are more parking stalls provided than required. Covenants Document number 2008098532, in the Official Public Records of Travis County, Texas; and Volume 101, Pages 361-362 of the Plat Records of Travis County, Texas. â&#x20AC;&#x201C; Subject to. Easements / Encroachments The 2015 ALTA/ACSM Land Title Survey prepared by Bury indicates the following easements:

10E) Easement provisions of the declaration recorded under document number 2008098532, of the official public records of Travis County, Texas, as affected by easement and right of way encroachment license agreement #LA 550-1207 recorded under document number 2013016073, of the official public records of Travis County, Texas, as affected by first amendment to easement and right of way encroachment license agreement No. #LA 550-1207 recorded under document number 2014165285, of the official public records of Travis County, Texas, and that affidavit declaring license agreement F# LA 550-1207 recorded under document number 2013016074, of the official public records of Travis County, Texas. 10F) A 0.464 of an acre water line easement granted to the City of Austin, as described in Volume 13241, Page 137, of the real property records of Travis County, Texas. 10G) A 0.674 of an acre water line easement granted to the City of Austin, as described in Volume 13241, Page 123, of the real property records of Travis County, Texas. (Lot 1) 10H) A 0.109 of an acre electricity utility easement located across the subject property, granted to the City of Austin, as described in Volume 13390, Page 135, of the real property records of Travis County, Texas. 10I) A 0.080 of an acre electricity utility easement located across the subject property, granted to the City of Austin, as described in Volume 13390, Page 141, of the real property records of Travis County, Texas. (Lot 1)

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10K) An electric utility easement granted to the City of Austin by instrument recorded under document number 2007231610, of the official public records of Travis County, Texas. – Subject to (easement extends 5 feet on each side of final installed location of facilities) 10N) An underground telecommunications system easement granted to Apple, Inc., by instrument recorded under document number 2013090271, of the official public records of Travis County, Texas. 10O) All terms, conditions, and provision of that certain deed recordation affidavit, dated October 20, 2004, of record under Document Number 200400255, of the Official Public Records of Travis County, Texas. – Subject to 10P) All terms, condition, and provision of that certain Deed Recordation Affidavit, Dated July 24, 2007, of Record Number 2007139997, of the Official Public Records of Travis County, Texas. – Subject to

Flood Zone According to FEMA (www.fema.gov) Flood Insurance Rate Map # 48453C0265J, dated August 18, 2014, the property is located in flood zone X per FEMA definition. Zone “X” represents area determined to be outside the 0.2% annual chance floodplain. The site is not affected by the FEMA 100-yr floodplain. The Flood Insurance Rate Map is included as an attached exhibit.

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SITE ASSESSMENT | 11 |

This section describes the buildings envelopes, structural elements, Interior design, and MEP (Mechanical, Electrical and Plumbing Systems). Envelope Descriptions The building facades were designed to utilize a combination of tilt-up concrete panels and cast-in-place concrete, with approximately 50% of glazing surface in a combination of aluminum storefront window systems and glazed aluminum curtain walls. The roof is comprised of single-ply wood sheathing over insulated steel roof deck and covered with Modified Bituminen Roofing system.

BUILDING ASSESSMENT

Findings and Recommendations: -

Buildings were designed in 1998 with older construction code requirements. Current requirements are more stringent, including energy efficiency and envelope performance. Current buildings suffice the needs and accommodate current operations, and owner may consider evaluating current performance and define future improvements for optimization of operations and other performance metrics (energy, thermal comfort, envelope, etc.).

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BUILDING ASSESSMENT | 12 |

A great amount of facades are oriented facing south and southwest, which allows major sun exposure and heat gain. This could be generating higher HVAC demand, and may have influence current thermal comfort and energy performance. The owner may consider performing technical evaluations of current conditions. Tilt-up concrete construction is typically accompanied by interior batt insulation, so that the envelopes perform complying with minimum energy thresholds requirements. Since these requirements are 10-yr old, the owner may consider performing technical assessments to evaluate current energy performance of the envelope.

Structural Description These 2-story structures consist of tilt-up concrete panels over a combination of piers and grade beams at the buildings skins. The interior slab consists of a concrete metal decks supported by structural steel columns connected to beams and web joists. Three of the buildings (Buildings I, II, and III) are structurally connected by enclosed walkways or â&#x20AC;&#x153;linksâ&#x20AC;?, while Building 4 is an independent structure.

Interior Design Buildings I, II, and III were designed as 3 interconnected structures that can accommodate corporate office activities. These 3 buildings were designed for a single-tenant scenario. Building IV can also accommodate corporate office activities. Each building typical floors have the core elements (services, restrooms, electrical and mechanical rooms) located centrally at every level; with exception of the first level, where some of these service areas require exterior access. Building IV was designed to provide exit corridors at the first floor level which connect to the vertical circulation elements (exit stairways). Each building (I thru IV) posses 2 main accesses at every North and South facades. This totals 8 access points at the first floor levels. Buildings I thru III have 3 open stairs each. These stairs connect both levels of each building. The central stairs connect through an atrium space the main elevator lobbies at levels 1 and 2. Building I possesses the most service areas in the first floor. It includes a service dock, mail room, and other spaces listed next in both Common Areas and Tenant Areas section. Building II possesses a Fitness Center area with restrooms, showers and changing room provisions, wellness center, Auditorium, and a Caffe with exterior patio. Building III possesses the less service areas. Building IV has 2 enclosed stairs and 1 open stair. As designed in buildings I-III, the central stair connects through an atrium space the main elevator lobbies at levels 1 and 2. The area breakdown for each building is outlined in the following table:

Building Name Riata Vista I Riata Vista II Riata Vista III Riata Vista IV Subtotal

SqFt 79,367 109,623 79,475 79,477 347,942

A total area of approximately 347,942 sf is currently used for office activities and included amenities (see Common Areas and Tenant Areas next). These areas shall be verified to assure the accuracy of original calculations. Common Areas: These areas are listed below, but are not limited to the following amenities and/or services per Buildings I, II, III and IV:

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BUILDING ASSESSMENT | 13 |

Building I (RV I): -

2 access elevators and 1 service elevator. Elevator Equipment Room Fire Riser Room Electrical rooms Technical Office Loading Dock Mail Room Telephone Rooms. Restrooms and Janitor Room. Storage Rooms Break Rooms

Entry Vestibules Common corridors Common Elevator Lobbies Restrooms and Janitor Room Telephone Rooms 2 Access Elevators and equipment room Storage Rooms Electrical Rooms Fire Riser Room Break Rooms Training Rooms

Findings and Recommendations: -

Building II (RV II): -

Caffe with Exterior Patio Fitness Center Showers and Changing Rooms Auditorium Wellness Center Break Rooms Restrooms and Janitor Room Telephone Rooms Electrical Room 2 access Elevators and equipment room Storage Rooms Entry vestibules Training Rooms

Building III (RV III): -

Electrical Rooms Fire Riser Room Telephone Rooms Restrooms and Janitor Room 2 Access elevators and equipment room Entry vestibule Break Rooms

Restrooms currently meet and surpass the requirements of City’s adopted Code: Uniform Plumbing Code 2012 (UPC 2012). This code requires a total number of stalls based on number of occupants. Buildings I, III and IV currently provide 16 stalls per Women and 16 stalls per Men (each building); while Building II provides a total of 24 stalls per Women and 24 stalls per men.

Tenant Areas: Buildings I thru IV are designed with flexibility and compatibility to accommodate a corporate office activities. Approximately 357,136 rsf of office space (all 4 buildings) can be distributed and programmed to fit specific corporate needs including (but not limited to): -

Open Office Areas Single Offices Conference / Meeting Rooms Training Rooms Break Rooms Caffe Area Phone Rooms Fitness Center Wellness Center Secured Labs Mothers’ Rooms Unisex Restrooms Server Rooms

Building IV (RV IV):

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BUILDING ASSESSMENT | 14 |

Findings and Recommendations: -

These buildings provide flexibility and compatibility to perform improvements that may arise for future needs of the current corporate office activities; such as requirements of adjacencies of current and future user groups. A detailed planning session to define strategies and design solutions to meet future needs and improve current operations is recommended.

Program Statistics: This section outlines the assessment of current conditions. The provision of current facilities and proportional ratios are assessed in the following tables and test fits. Riata Vista (RV) Total seats

Cubes

Offices

Cubes/Offices

Conference Rooms 5 or fewer

RV I-1 RV I-2

248 446

240 443

8 3

30.0 147.7

11 9

RV II-1 RV II-2

126 433

120 393

6 40

20.0 9.8

10 8

RV III-1 RV III-2

210 352

187 319

23 33

8.1 9.7

7 7

RV IV-1 RV IV-2 RV Total

263 420 2498

251 413 2366

12 7 132

20.9 59.0 17.9

9 3 64

CR config 6 to 10 11 to 15 6 6

5 2

1 7

2 7 5 6

2 31

Seats / CR

Stalls

22.5 49.6

16 16

16 28

3 Phone Rooms, Privacy Room 2 Phone Rooms, Privacy Room

12.6 54.1

22 22

6 20

Phone Room, Wellness Room 2 Phone Rooms, Privacy Room

30.0 50.3

16 16

13 22

Privacy Room

29.2 140 39.0

16 16 140

16 26 18

3 4 1 16

Seats/Stalls Other

>15

Mother's room

Findings and Recommendations: â&#x20AC;˘

These buildings are capable to accommodate any program rearrangement with high flexibility. Any future needs will have to be clearly identified and planned per user group to evaluate impacts to current operations.

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BUILDING ASSESSMENT | 15 |

FIRE

OFFICE

ELEC. DOCK

OFFICE

MAIL OFFICE OFFICE

STOR.

VOICE

OFFICE

MAINTENANCE

OFFICE

ELEV. EQUIP.

OFFICE

STOR.

OFFICE

STOR.

CONF.

STOR.

ELEC.

VOICE

JAN.

CONF.

STAIR

LAB

ICE

STOR. ELEV. LOBBY

WOMEN'S

ICUP

SERVER CONF.

H.C.

BREAK

H.C.

MW MW

H.C.

STAIR

MEN

ELEC.

VOICE

LAB

STOR.

IS&T

STOR.

Wii

CONF.

COPY

PRIVACY

WORK CONF.

CONF.

CONF. COPY

CONF.

OFFICE

COFF.

CONF. REF.

STOR.

ICUP

CONF.

VEND VEND

OFFICE

REF.

STOR.

VEST.

LEGEND BREAK/COFFEE

COPY/WORK

OFFICE

COMMON

CORE

OPEN OFFICE

CONFERENCE

LAB

SERVICE/AMENITIY

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10'

BUILDING ASSESSMENT BUILDING I - LEVEL 1

20'

30'

| 16 |

Room

VEND VEND VEND VEND VEND

BREAK

ICE ICUP

JAN.

EQUIP. STOR.

VOICE

MEN

CONF.

ELEC.

COPY

OFFICE

ELEC.

OFFICE

CONF.

ELEV. LOBBY

MW MW

COPY

CONF.

STOR.

REF.

ICUP

REF.

CONF.

LAB

COFF.

COPY

REF.

LAB

TRAINING

REF.

MOTHERS

WOMEN

CONF. RD

VOICE

CONF.

OFFICE

EQUIP. STOR.

LAB

CONF.

Xr e f DE M O

LEGEND BREAK/COFFEE

LAB

STORAGE

CONFERENCE

OFFICE

TRAINING

COPY/WORK

OPEN OFFICE

CORE

SERVICE/AMENITIY

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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20'

BUILDING ASSESSMENT BUILDING I - LEVEL 2

30'

| 17 |

Server Rack

TRAINING RD

SECURITY TRAINING

TRAINING

TRAINING Instructor

TRAINING ERGO

WELLNESS

Instructor

Power Screen

FACILITIES STOR.

STOR.

ICUP ICUP

LAB

UPS

COFFEE

REF.

CONF.

LAB

OFFICE

UPS

MECH. STOR.

BREAK

ELEC.

FITNESS RD

JANITOR

TRAINING

REAR PROJECTION

VEND VEND VEND VEND

REF.

DATA

STOR.

OPEN OFFICE

LAB

ICE

MEN

STOR.

H.C.

CONF.

H.C.

MEN

VOICE

LAB

OFFICE

WOMEN

STOR. COPY

RD D D

H.C.

TR4500 Treadmil l

D D

WOMEN

TR4500 Treadmil l

See VU155 installation detail for important installation details.

EQUIP.

TR4500 Treadmil l

H.C.

TRAINING

TR4500 Treadmil l

STOR.

FACILITES

TR4500 Treadmil l

EXAM

TR4500 Treadmil l

FITNESS

TR4500 Treadmil l

TRAINING

CAFE BADGE

TR4500 Treadmil l

REAR PROJECTION

TR4500 Treadmil l

SECURITY

RECPT. D

EXAM WELLNESS

ATM ATM

ESPRESSO

STOR.

LEGEND BREAK/COFFEE

CORE

OPEN OFFICE

CONFERENCE

LAB

SERVICE/AMENITIY

COPY/WORK

OFFICE

STORAGE

TRAINING

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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22'

42'

BUILDING ASSESSMENT BUILDING II - LEVEL 1

| 18 |

OFFICE OFFICE

Accounts Payable

OFFICE

OFFICE OFFICE

CONF.

OPEN OFFICE

OPEN OFFICE RD RD

FAX

COPY FILE

18 23

17 24

STOR.

OFFICE

Copier

OFFICE

14 27

13 28

12 29

11 30

REF

COFFEE

STOR

OFFICE

Shelf

37 38

36 39

Shelf

STOR.

OFFICE

LAB

FILES

OFFICE

LAB

CONF.

OFFICE

LAB

OFFICE

OFFICE CONF.

VEND VEND VEND

COPY

VEND

OFFICE

MOTHERS

OPEN OFFICE OFFICE

OFFICE

VOICE

FILE

OFFICE

LAB

OFFICE

ICUP

JAN

OFFICE

ICUP

REF. REF. REF.

REF.

OPEN OFFICE

ICUP

P-1 PanAm

MEN

ELEV. LOBBY

CONF.

TRAVEL SERVERS

REF. REF.

Room

CONF.

OFFICE

OFFICE ELEC.

CONF.

BREAK

P-3 SAP PC

CONF.

OFFICE

CONF.

OFFICE

LAB

OFFICE OFFICE LAB

OFFICE OFFICE

OFFICE

VOICE

CONF. OFFICE

WOMEN

STOR.

OFFICE OFFICE

UPS

STOR.

OFFICE

STAIR

ELEC.

COPY

OFFICE

OPEN OFFICE

OFFICE

UP UP

LEGEND BREAK/COFFEE

CORE

OPEN OFFICE

CONFERENCE

LAB

SERVICES/AMENITIES

COPY/WORK

OFFICE

STORAGE

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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BUILDING ASSESSMENT BUILDING II - LEVEL 2

| 19 |

CONF.

OFFICE

CONF.

OFFICE

CONF.

OFFICE

VEST.

FIRE RISER

CONF.

STOR.

OFFICE

CONF.

OFFICE

ELEC.

CONF. OFFICE

OPEN OFFICE

OFFICE

OPEN OFFICE OPEN OFFICE

8X8

STOR.

OFFICE

STAIR

LAB

STOR.

ELEC.

OPEN OFFICE

MEN

LAB

DATA SERVERS

STAIR

TRAINING

H.C. H.C.

TRAINING H.C.

H.C.

ELEV. LOBBY WOMEN OPEN OFFICE JAN. PRIVACY

LAB

REF.

ELEV. EQUIP.

COPY

STOR.

STAIR

ELEC.

COPY

STOR.

OFFICE

OPEN OFFICE MW

ICUP

CONF. ICE

BREAK

OFFICE

VEND VEND VEND VEND REF.

REF.

OFFICE

STOR.

OPEN OFFICE RD

VEST. OFFICE

OFFICE

LEGEND BREAK

CORE

OPEN OFFICE

CONFERENCE

LAB

SERVICE/AMENITIY

COPY/WORK

OFFICE

STORAGE

TRAINING

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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BUILDING ASSESSMENT BUILDING III - LEVEL 1

30'

| 20 |

UP UP

OFFICE

LASER PRINTER

OFFICE

PRINTER FAX

OFFICE

PRINTER FAX

OPEN OFFICE

FAX 674-2922 PRINTER FAX

FAX 674-2064

OPEN OFFICE ELEC.

MEN

STAIR

DATA

STOR. OFFICE

OFFICE

LAB

OFFICE

JAN.

ICUP

VEND

BREAK

UPS VOICE

CONF.

STOR. MW MW MW MW

LAB

ELEV. LOBBY

WOMEN

OPEN OFFICE

VEND VEND VEND

TRAINING

ICUP

LAB

CONF.

COPY

ELEC.

OFFICE STAIR

ICE

PRINTER/FAX

OPEN OFFICE

OFFICE

REF. REF. REF.

OFFICE

CONF.

OFFICE PRINTER FAX

OFFICE

OFFICE CONF.

OFFICE

OPEN OFFICE CONF.

OFFICE

LEGEND BREAK

CORE

OPEN OFFICE

CONFERENCE

LAB

STORAGE

COPY/WORK

OFFICE

TRAINING

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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BUILDING ASSESSMENT BUILDING III - LEVEL 2

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30'

| 21 |

VEST

FIRE RISER REF REF

OPEN OFFICE

BREAK

REF REF iCup COFFEE MAKER

ICE

CONF. ALIGN

OPEN OFFICE

ALIGN

COPY

OFFICE

STOR.

OFFICE STOR.

TELE.

SERVER

OFFICE

ELEC.

MEN

OFFICE

COPY

STOR.

CONF.

STAIR

STAIR TRAINING

CONF.

HC HC

ELEV. LOBBY

OFFICE

WOMEN

OPEN OFFICE

SERVER OFFICE

JAN.

STAIR

ELEC.

COPY/WORK

ELEV. EQUIP.

D.01 iCup COFFEE MAKER

COPY OPEN OFFICE CONF.

CONF.

OPEN OFFICE

U.C. ICE REF.

RECEPTION CONF.

CONF.

VEST R T G ro P o t y e p O N O E D A R T E H T S S I B O L C K ! ( T w i ln is h t rin o t.)p

X re fX e f-B r a -1 se

R T G P ro to p e y O N O T D A S R E H S T E I B L O C K ! ( T w i ln is h t p o t.) rin

LEGEND BREAK

CORE

SERVICE/AMENITIY

CONFERENCE

OFFICE

STORAGE

COPY/WORK

OPEN OFFICE

TRAINING

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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| 22 |

BREAK MW

iCup COFFEE MAKER

ICE

CONF. OPEN OFFICE COPY OPEN OFFICE OFFICE

STOR. TELE.

MECH.

ELEC.

MEN

STAIR OFFICE

OFFICE TRAINING

STOR. OFFICE

OFFICE

ELEV. LOBBY

WOMEN

SERVER

OPEN OFFICE

OFFICE

MOTHER'S ROOM

JAN. STAIR

ELEC.

OFFICE

DATA COPY/WORK

COPY

OPEN OFFICE OPEN OFFICE

R T G ro P to y e p O N O E D A R T E H T S S I B O L C K ! ( T w i ln is h t rin o t.)p

R T G P ro to p e y O N O T D A S R E H IS T E B L O C K ! ( h w is T i ln t p o t.) rin

LEGEND BREAK

COPY/WORK

OFFICE

STORAGE

CONFERENCE

CORE

OPEN OFFICE

TRAINING

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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MEP Review

Code Summary: The buildings were designed to comply with applicable city codes in 1998. Applicable city codes list a certain amount of requirements for life safety. These requirements were mostly related, but not limited to the following codes: • •

Uniform Building Code 1994 Edition Texas Accessibility Standards

The following items are a list of findings complying with UBC 1994: Occupancy Classification: Group B2-Office with less than 10% A3-Assembly

Permits / Public Records: The property in study -and associated projects- has a history of permitting with the City of Austin. A quick glance through the online permit search (city of Austin website) showcases the following:

Purpose and Scope Michael E. James & Associates, Inc. was retained by STG Design, to survey building mechanical, electrical, and plumbing systems in Riata Vista Buildings I, II, III, and IV in Austin, Texas. The buildings are currently occupied by Apple Inc. All four buildings are each two levels. Buildings I, II and III which were completed in about 1999 and are connected via a common vestibule system. Building IV which was completed in about 2008 is a separate, free standing building adjacent to Buildings I, II and III. The scope of work proposed was as follows: a. Conduct a review/inspection of the existing MEP site conditions. b. Conduct a review of existing record drawings. c. Evaluate the existing systems based on limited field observations and drawing documentation provided. d. Provide a written report indicating findings and capacities. Limitations: The time allocated for this survey was limited. A site visit was made on February 16th and 17th, 2015 and included time spent in interviews with the Apple facilities managers and a limited observation of installed systems. The rentable square footages (RSF) referenced in this report are based on information provided by STG Design. Equipment was not inspected internally by MEJ & Associates, and the equipment was observed externally was only viewed briefly during a walk through of the buildings. TD Mechanical was contracted to do a limited inspection of the existing roof top air conditioning units (RTU). MEJ was not retained nor do we have the expertise to perform surveys for the presence of hazardous materials or ADA/TAS access compliance. Building square feet:

Findings and Recommendations: -

We recommend engaging a permit expert/professional to ensure all existing permits on the property are closed out. Case number SP-2013-0275C being shown as “not started” may need a verification by this type of professional to assure all documentation is properly closed-out.

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

SqFt 39,914 39,453 54,508 55,115 39,855 39,620 39,757 39,720 347,942

BUILDING ASSESSMENT | 24 |

Site Utilities

Executive Summary (MEP Systems) The design criteria for internal cooling loads is a total of 2.8 watts per square foot for lights and tenant equipment. This is acceptable for typical Apple office space. If additional lab space, server rooms or similarly heavily loaded spaces are being considered they would have to be served from separate, new air conditioning equipment (i.e., air-cooled DX). Equipment would have to be located at grade level or on the roof. The amount of remaining allowable impervious cover to locate additional equipment at grade is unknown. The roof top air conditioning units (RTU) for the four buildings are not in good condition. Even with repairs to correct what appear to be deferred maintenance issues and based on past failures, equipment failures can be expected continue. RTU age and nominal tonnage by building is as follows: Building I - 4 RTU (2@90 tons, 2@75 Tons), 15+ years of operation Building II - 4 RTU (4@105 tons), 15+ years of operation Building III - 4 RTU (2@90 tons, 2@75 Tons), 15+ years of operation Building IV - 4 RTU (2@90 tons, 2@75 Tons), 7+ years of operation

About 43% of the compressors in Buildings I, II and III RTU’s have been replaced. About 8% of the compressors in Building IV RTU’s have been replaced. Please note that the RTU’s operate 24/7. Refer to attached field condition summary and photo’s provided by TD Industries concerning condition and failures of RTU components. Overall the electrical systems are in good condition for their age. Infrared scanning was conducted recently and no major issues were reported. A program to continue regular infrared scanning should be implemented and continued. The capacities and ratings of the electrical distribution evaluated in all buildings are adequate for an office building and the client’s current use. Refer to the Electrical Distribution section in this report for additional information regarding building electrical capacities.

Electric: Each building is served by a single dedicated Austin Energy pad mount transformer. Each building has an dedicated Austin Energy electrical secondary service meter. Natural Gas: There is one natural gas service to Building II. Sanitary: The sanitary sewer connects to the City of Austin sanitary sewer system. Water: Water is supplied to all buildings from the City of Austin water utility.

Mechanical Systems

General: The HVAC system is aging and has experienced an increasing number of equipment failures. The failure rate can be attributed to the age of the equipment and what appears to be deferred maintenance on equipment. A complete in-depth survey of all equipment to be retained should be performed and a plan for repairs/replacements created. Design Cooling Loads: Based on past operation, the cooling capacity of the existing RTU’s is satisfactory. If RTU’s are replaced, some additional capacity can be expected due to increased efficiency of new equipment.. Roof Top Units: Each building is conditioned by four (4) Trane Intellipak RTU’s. These are cooling only, VAV, single zone, air-cooled DX units that each serves about one half of a floor. Filters are MERV 8. Special areas (e.g., Server/IT rooms) are served by dedicated units which are maintained by Apple Inc. Recommendation: Replace RTU’s with new units. Air Distribution and Zoning: Air is supplied to the occupied spaces by Titus parallel fan-powered terminal units (FPTU) with electric heat and by Titus single duct VAV terminal units. The two issues reported with these units were occasional fan motor replacements and replacement of damper gaskets. The dampers just downstream of the heating coils are reported to become noisy due to hardening of the damper gaskets caused by age and temperature. Gaskets are replaced on a case-by-case basis. Recommendation: Create a plan for replacement of the FPTU’s and VAV’s. Replacement FPTU’s should be with series units using EC motors.

Outside Air System: Outside air is supplied to each air handling unit from integral intakes located on each unit and from heat recovery units. Ductwork: Ductwork is galvanized steel with external insulation.

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

BUILDING ASSESSMENT | 25 |

HVAC Control System: The building energy management and temperature control system (BMS) is by TAC (now Schneider Electric). The original BMS was an iNet 1999 and was installed in about 1999 to serve Buildings I, II and III. The system was upgraded in about 2010 to an iNet 7 system. The front end for the system is located in the engineer’s office in Building II. The system is reported to operating well with no reported issues. Heat Recovery Units: Greenheck energy recovery units were installed to pre-treat outside air supplied to the RTU’s. According to HPI, these units are cleaned periodically as part of their maintenance program. There were no reported issues with these units. Server Room Air Conditioning Room Units: Liebert units have been installed by Apple for several Server/IT Rooms and other similar rooms with higher cooling loads in each of the buildings which require redundant air conditioning. Apple Inc. maintains these units and all are in proper working order. No problems were reported.

Grease Trap: There is a grease trap serving the Café Kitchen in Building II. It is served periodically by Apple. No issues were reported. Fire Sprinkler and Fire Pump System: The buildings appear to be completely sprinklered throughout with a wet pipe sprinkler system and have standpipes in the stairwells. The fire sprinkler system is served by city water pressure. Pre-action Fire Sprinkler Systems - There are two pre-action fire sprinkler systems for Server Rooms, one in Building I and one in Building III. No issues with this system were reported FM-200 Fire Protection System - There is an FM-200 gaseous fire suppression system in Building IV. No issues with this system were reported

Electrical Systems

Plumbing Systems Sanitary Sewer System: The sanitary system for the building is of conventional design. No issues with the sanitary system were reported except for a floor drain serving an ice maker on Level 2 of Building III that backs up occasionally. Efforts are underway to correct this issue. Storm Sewer: The storm drain system for the building consists of primary drains at roof with overflow scuppers in parapet walls. New roofs were installed on all four buildings about three years ago. Minimal ponding was observed during the rain which occurred at the time of our site visit. No issues were reported with the storm drainage system. There was a black stain noted on the north side of Building III near the middle of the building. The location of the stain suggested that water had been overflowing through the roof scupper. Recommendation: The cause of the stain under the scupper should be investigated and corrective action taken as needed. Domestic Hot and Cold Water: No issues were reported with the domestic hot and cold water systems. However, there is concern about the age of the point-of-use electric water heaters. Because of the possible consequences of a failure of a water heater tank (i.e., water damage and resulting downtime), we suggest, as a minimum, the older heaters be replaced.

Recommendation: A thorough survey of all electric water heaters should be made. All heaters over 10 years old (this includes all original water heaters in Buildings I, II and III) should be replaced. Note that the original heaters in Building IV should be replaced in two years. Natural Gas: There is a one natural gas service to the Café kitchen on Level 1 of Building II.

General: When calculating available power, we have conformed to the usual convention of defining a “volt-amp” to be the same as a “watt” (i.e., unity power factor). Although not technically accurate, except for the special case where power factor is equal to 1.0, this convention will be used throughout this report. Electrical Primary Service: The site is served by an Austin Energy primary loop which serves pad mounted transformers. Transformers primary voltage is stepped down to 480/277V, 3ph, 4W. Primary services and pad mount transformers are owned and maintained by Austin Energy. Each pad mount transformer is provided with an Austin Energy meter. Costs related to maintenance are the responsibility of Austin Energy at this time. Electrical Distribution Building I: The building distribution system is served by a single 480/277Volt, 3 phase Austin Energy pad mount transformer. The secondary service feeders terminate in a 3000A LSIG MCB switchboard. The main switchboard is located in a dedicated main electrical room near the Northwest end of the building. The switchboard serves various 277/480v panels and 120/208v transformers distributed in 4 electrical rooms throughout the building with two electrical rooms per floor. The Main switch in the MSB has a reported history of the failure of the safety reset mechanism. The electrical distribution system appears to be in good condition but was not internally inspected.

The switchgear and distribution system SCCR ratings appear to be adequate however a fault current and coordination study was not undertaken for this report. The total electrical capacity based on switchboard rating to this building is 2,494 kw. This equates to 30.78 W/rsf. This capacity is significantly greater than a typical office building and should continue to meet the client’s needs.

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

BUILDING ASSESSMENT | 26 |

There are four 150 kva standard efficiency dry type transformers feeding 120/208v panelboards located at each level of the building for office area loads and equipment. The installed transformer capacity is approximately 7.4 w/rsf. The overall available capacities and electrical service switchgear are sufficient to support the client’s needs provided that a similar use of the facility is continued. The Server Room is connected to the 600 kva Standby Generator and an APC Symmetra PX500 base system configured to 300 kva output. The UPS output feeds two 150 kva Power Smiths energy efficient PDU’s. The systems are maintained by Apple Inc. No issues were reported. All electrical distribution system equipment is manufactured by Square D Co. Infra red scanning was reported to have been recently completed and no major problems were revealed. A re-torque of any of the feeder terminations was not completed. Emergency Power: Emergency power is provided for life safety equipment, data center loads and office space loads via a 600 kw diesel driven generator located adjacent to the building. The unit is rated at 480V, 3 phase 4 wire and feeds two Automatic Transfer Switches which provide electrical power to egress lighting, emergency egress systems, elevators, data center loads and office space loads. An additional 236 kw 120/208v 3phase generator has been added to serve two of the 150 kva transformers via automatic transfer switches located on the second floor. The transformers feed all 120/208v loads on the second floor. This portion of the back-up system should be further evaluated to confirm NEC installation compliance.

The total electrical capacity based on switchboard rating to this building is 2,078 kw. This equates to 18.34 W/rsf. The capacity meets minimum NEC requirements. This capacity is slightly less than a typical office building but should continue to meet the client’s needs. There are two 150 kva, and two 112.5 kva dry type standard efficiency transformers feeding 120/208v panelboards located in electrical rooms throughout the building for office area loads and equipment. An additional 112.5 kva standard efficiency transformer feeds kitchen equipment. The installed transformer capacity over the total building square footage is approximately 8.2 w/rsf. The overall available capacities and electrical service switchgear are sufficient to support the client’s needs provided that a similar use of the facility is continued. The Server Room is connected to the Building II, 750 kva Standby Generator and an Eaton 80 kva UPS. The systems are maintained by Apple Inc. No issues were reported. All electrical equipment is manufactured by Square D Co. Infra red scanning was reported to have been recently completed and no major problems were revealed. A re-torque of any of the feeder terminations was not completed. Emergency Power: Emergency power is provided for life safety equipment, server room loads and office space loads via a 750 kw diesel driven generator located adjacent to the building. The unit is rated at 480V, 3 phase 4 wire and feeds six Automatic Transfer Switches which provide electrical power to egress lighting, emergency egress systems, elevators, data center loads and office space loads.

Recommendations:

1. Repair the Main Switch re-set safety interlock mechanism. 2. Perform fault current and device coordination study. 3. Perform preventive maintenance on all electrical switchgear and distribution equipment to include re-torque of all feeder terminations. 4. Injection test all breakers over 800 amps. 5. Perform full evaluation of generator systems by original manufacturer service division.

1. Perform fault current and coordination study. 2. Perform preventive maintenance on all electrical switchgear and distribution equipment to include re-torque of all feeder terminations. 3. Injection test all breakers over 800 amps. 4. Perform full evaluation of generator systems by original manufacturer service division.

Electrical Distribution Building II: The building distribution system is served by a single 480/277Volt, 3 phase Austin Energy pad mount transformer. The secondary service feeders terminate in a 2500A LSIG MCB switchboard. The main switchboard is located at the exterior of the building near the Southeast end of the building near the kitchen loading dock. The switchboard serves various 277/480v panels and 120/208v transformers distributed in 4 electrical rooms throughout the building with two electrical rooms per floor. The electrical distribution system appears to be in good condition but was not internally inspected. The switchgear and distribution system SCCR ratings appear to be adequate however a fault current and coordination study was not undertaken for this report.

Electrical Distribution Building III: The building distribution system is served by a single 480/277Volt, 3 phase Austin Energy pad mount transformer. The secondary service feeders terminate in a 2500A LSIG MCB switchboard. The main switchboard is located in a dedicated main electrical room near the Northeast end of the building. The switchboard serves various 277/480v panels and 120/208v transformers distributed in 4 electrical rooms throughout the building with two electrical rooms per floor. The electrical distribution system appears to be in good condition but was not internally inspected. The switchgear and distribution system SCCR ratings appear to be adequate however a fault current and coordination study was not undertaken for this report.

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

BUILDING ASSESSMENT | 27 |

The total electrical capacity based on switchboard rating to this building is 2,078 kw. This equates to 25.67 W/rsf. This capacity is slightly above a typical office building capacity and should continue to meet the client’s needs. There are two 112.5 kva, two 45 kva, and two 75 kva dry type standard efficiency transformers feeding 120/208v panelboards located at each level of the building for office area loads and equipment. The installed transformer capacity is approximately 5.74 w/rsf. The overall available capacities and electrical service switchgear are sufficient to support the client’s needs provided that a similar use of the facility is continued. The Server Room is connected to the Building III, 750 kva Standby Generator and two Eaton 80 kva UPS’. The systems are maintained by Apple Inc. No issues were reported.

The total electrical capacity based on switchboard rating to this building is 2,078 kw. This equates to 25.38 W/rsf. This capacity is slightly greater than a typical office building capacity and should continue to meet the client’s needs. There are four 112.5 kva and two 75 dry type transformers feeding 120/208v panelboards located at each level of the building for office area loads and equipment. The installed transformer capacity is approximately 7.3 w/rsf. The overall available capacities and electrical service switchgear are sufficient to support the client’s needs provided that a similar use of the facility is continued. The Server Rooms are connected to the 850 kva Standby Generator and a Liebert 225 kva UPS. The systems are maintained by Apple Inc. No issues were reported All electrical equipment is manufactured by General Electric.

All electrical distribution equipment is manufactured by Square D Co. Infra red scanning was reported to have been recently completed and no major problems were revealed. A re-torque of any of the feeder terminations was not completed. Emergency Power: Emergency power is provided for life safety equipment, data center loads and office space loads via a 750 kw diesel driven generator located adjacent to the building. The unit is rated at 480V, 3 phase 4 wire and feeds three Automatic Transfer Switches which provide electrical power to egress lighting, emergency egress systems, server room loads and office space loads.

Infra red scanning was reported to have been recently completed and no major problems were revealed. A re-torque of any of the feeder terminations was not completed. Emergency Power: Emergency power is provided for life safety equipment, data center loads and office space loads via a 850 kw diesel driven generator located adjacent to the building. The unit is rated at 480V, 3 phase 4 wire and feeds one Automatic Transfer Switch which provides electrical power to egress lighting, fire alarm system, server room loads and office space loads. Recommendations:

Recommendations: 1. Perform fault current and coordination study. 2. Perform preventive maintenance on all electrical switchgear and distribution equipment to include re-torque of all feeder terminations. 3. Injection test all breakers over 800 amps. 4. Perform full evaluation of generator systems by original manufacturer service division. Electrical Distribution Building IV: The building distribution system is served by a single 480/277Volt, 3 phase Austin Energy pad mount transformer. The secondary service feeders terminate in an exterior mounted 2500A LSIG MCB enclosure mounted adjacent to the utility transformer . The main switchboard is fed by the MCB enclosure and is located in a dedicated main electrical room near the Northwest central interior of the building. The switchboard serves various 277/480v panels and 120/208v energy efficient Power Smiths transformers distributed in 4 electrical rooms throughout the building with two electrical rooms per floor. The electrical distribution system appears to be in good condition but was not internally inspected. The switchgear and distribution system SCCR ratings appear to be adequate however a fault current and coordination study was not undertaken for this report.

1. Perform fault current and coordination study. 2. Perform preventive maintenance on all electrical switchgear and distribution equipment to include re-torque of all feeder terminations. 3. Perform full evaluation of generator systems by original manufacturer service division. Lightning Protection: A lightning protection system is installed in all four buildings and is in good condition although some loose connections were noted. Recommendation: A licensed Lightning Protection contractor should review the existing system and make necessary repairs.

Building Lighting: Interior: Buildings I, II and III primarily utilize parabolic light fixtures with T8 lamps with electronic ballasts. Open office areas are illuminated with two lamp fixtures and hard wall offices and conference rooms use three lamp fixtures. In many of the remodeled areas in the buildings parabolic fixtures have been upgraded with T5 lamp technology such as the Lithonia RT5 2 x 4 two lamp fixtures.

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

BUILDING ASSESSMENT | 28 |

Building III primarily utilizes T5 technology fixtures such as the Lithonia RT5 2 x 4 two lamp light fixture. Recommendation: Conduct a study to evaluate replacement of the remaining T8 lighting in buildings I, II and III with current standard efficient light fixtures such as LED or T5 technology. Exterior: Buildings I, II, III and IV primarily utilize pole mounted Metal Halide shoe box style lighting. Pole lighting appears to be the original equipment installed when the buildings were constructed in 1999. Recommendation: Conduct a photometric study to determine if foot candle levels are adequate for the client’s current lighting level requirements. Future consideration may be given to the replacement of the HID fixtures with energy efficient LED pole lighting.

MEP System Estimated Costs Electrical Systems

Recommendation Repair Building I MCB Interlock Fault Current & Coord. Study Fire Alarm Review Switchgear PM and Re-Torque Injection Test. P/S ^ 800A Bkrs Lightning Protection Repair Parking Area Lighting Review

Probable Cost $10,000 $80,000 $40,000 $34,000 $40,000 $9,000 $10,000

Need Timing Immediately 0 to 12 Months 0 to 12 Months 0 to 12 Months 0 to 12 Months Immediately 0 to 12 Months

Mechanical Systems

Fire Alarm and Detection: The building appears to be equipped with an NFPA compliant fire alarm system. The fire control panels in building I, II and III are Simplex 4010 systems. Facilities personnel reported that numerous trouble alarms have occurred in these buildings. The fire control panels are the original equipment panels installed in approximately year 2000 and are nearing end of the manufacturers service parts support time frame. Many of the notification/horn/strobe devices throughout the buildings have been replaced with newer devices as remodel work has taken place. Building IV fire alarm system is a Silent Knight system and is the original system installed in approximately 2008. Recommendation: Perform a full evaluation by independent Fire Alarm Contractor of the existing systems including investigation to determine cause of the reported system faults. Consider full or partial replacement of the fire system pending findings of investigation.

Recommendation Replace RTU’s Building I Repair RTU’s Building I Replace RTU’s Building II Repair RTU’s Building II Replace RTU’s Building III Repair RTU’s Building III Replace RTU’s Building IV Repair RTU’s Building IV Repair RTU’s Building IV

Probable Cost $640,000 $795,000 $690,000 $785,000 $640,000 $680,000 $640,000 $785,000 $45,000

Need Timing As soon as possible As soon as possible As soon as possible As soon as possible As soon as possible As soon as possible 3 to 5 years 3 to 5 years As soon as possible

Notes: 1. All costs assume all work performed on overtime or weekends. 2. Repair costs assume all original compressors replaced. 3. Repair costs assume all drain pans replaced with stainless steel IAQ drain pans. 4. Repair costs assume units will be restored to a near “like new” condition. 5. The smaller repair cost for RV4 only includes items that need immediate attention: RTU-1W - New HMI module, one condenser fan motor, pulleys, sheaves blower mounts, unit mounted anemometer. RTU-2W - Replace all pulleys and sheaves, one condenser fan motor. RTU-1E - Two condenser fan motors, unit mounted anemometer RTU-2E - One condenser fan motor, one condenser fan motor mounting bracket 6. None of the costs include sales tax.

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

BUILDING ASSESSMENT | 29 |

ATTACHMENTS & EXHIBITS

SITE ASSESSMENT ATTACHMENTS / EXHIBITS Imagine Austin Map Riata Crossing Zoning Verification Letter City of Austin Zoning Guide - LI FEMA Floodplain MEP REVIEW ATTACHMENTS / EXHIBITS Site Review Photos RTU Condition Summary (TD Mechanical) RTU Replacement proposal

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Page 1 of 2

ftp://ftp.ci.austin.tx.us/GIS-Data/planning/maps/Fig%204.4%20RoadwayNetworks24x36-final_Map.jpg

2/17/2015

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ATTACHMENTS & EXHIBITS IMAGINE AUSTIN MAP

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RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

ATTACHMENTS & EXHIBITS ZONING VERIFICATION

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June 2014

Zoning Guide

Industrial Districts

Limited Industrial Service

Minimum Lot Size Minimum Lot Width Maximum Building Coverage Maximum Impervious Covera Maximum Floor Area Ratio

sq ft 50 ft 75% 80% 1:1

Massing

Maximum Height Minimum Setbacks Front yard Street side yard Interior side yard Rear yard

60 ft

and Conditional Uses Civic

Club or Lodge (c) College and Facilities * Communication Service Facilities * Community Events * Community Recreation—Private * Community Recreation—Public * Counseling Services Cultural Services Day Care Services—Commercial Day Care Services—General Day Care Services—Limited

Commercial

Administrative and Business Sales and Services Art Art orkshop Automotive Rentals Automotive Repair Services Automotive Sales Automotive Washing—of Any ype Bail Bond Services Basic

June 2014

(continued)

Electronic Prototype Assem Electronic Testing * Equipment Repair Services Equipment Sales Exterminating Services Financial Services Food Preparation Food Sales Funeral Services General Retail Sales—Convenience General Retail Sales—General Hotel-Motel Indoor Entertainment Indoor Sports and Recreation Kennels Laundry Services Liquor Sales (c) Medical O ces—exceeding 5,000 sq/ft of gross oor area

Standards

Lot

Industrial Districts

Commercial (continued)

Limited Industrial Service district is the designation for a commercial service use or limited manufacturing use generally located on a moderately sized site.

Site

Zoning Guide

Employee Recreation * Group Home Class I—Limited * Group Home Class I—General * Group Home Class II * Local Maintenance and Service Facilities

Industrial

Religious Assem Residential Treatment Safety Services Telecommunications Tower * Housing (c) Transportation Terminal (c)

Agricultural

Basic Custom Manufacturing General Warehousing and Light Manufacturing

ution

exceeding Medical 5,000 sq/ft of gross oor area Monument Retail Sales O -Site Accessory Outdoor Entertainment (c) Outdoor Sports and Recreation Pedicab Storage and Dispatch Personal Improvement Services Personal Services Plant * Printing and lishing Professional Research Services Restaurant—Limited Restaurant—General * Scrap and Salvage Services (c) Service Station * Software Development Theater ehicle Storage Veterinary Services

Limited Warehousing and Recycling Center * Resource Extraction

ution

Community Garden Urban Farm

Building Maintenance Services Business or Trade School Business Support Services Campground Commercial O -Street Communications Services Construction Sales and Services Consumer Services Storage Drop-O Recycling Collection Facilities *

City of Austin

You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com)

City of Austin

You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com)

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

ATTACHMENTS & EXHIBITS ZONING GUIDE

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RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

ATTACHMENTS & EXHIBITS FEMA FLOOD PLAIN

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Building 1 - Riata Vista

SITE REVIEW PHOTO’S

RIATA VISTA BUILDINGS 1, 2, 3, AND 4 February 24, 2015

DRAIN PAN CORROSION

PHOTO’S PROVIDED BY TD MECHANICAL PHOTO’S COMPILED BY MEJ & ASSOCIATES

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COIL CORROSION

FILTERS IN FAIR CONDITION /COILS CLEAN

OPEN WIRING TERMINATIONS

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POSSIBLE REFIRGERANT LEAK

WIRING DISCONNECTED/EXPOSED CONDUCTOR

INTERIOR OF RTU DRAIN PAN

DRAIN PAN CORROSION

POSSIBLE COIL LEAK

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CORROSION IN DRAIN PAN

WIRING TERMINATIONS APPEAR LOOSE

CORROSION DAMAGE

FAN CORROSION

SUPPLY FAN MOTOR LUBRICATION RESIDUE

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DIRTY SUPPLY FAN COIL CONDITION GOOD

COIL CONDITION GOOD

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Building 2 - Riata Vista

RESIDUE IN DRAIN PAN

DIRT AND CORROSION IN FAN WHEEL

CORROSION IN DRAIN PAN

STORED SPARE FUSES AND MATERIALS

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EXCESS LUBRICATION

DRAIN PAN IN FAIR CONDITION

FAN IN FAIR CONDITION DRAIN PAN CORROSION REPAIR

DRAIN PAN CORROSION REPAIR

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CLEAN FILTERS AND COIL CORROSION AND DIRT IN FAN WHEEL

CONDUCTOR TERMINATION EXPOSED CORROSION IN FAN

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CORROSION IN DRAIN PAN

FAN CORROSION

CORROSION REPAIR IN DRAIN PAN FAN DRIVE BEARING LUBE POINT

POSSIBLE REFRIGERANT LEAK

INTERNAL CORROSION

CORROSION IN DRAIN PAN

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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CLEAN COIL AND FILTERS INTERNAL CORROSION

CLEAN FILTER BANK

JUMPERED WIRNG

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JUMPERED WIRNG

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MILD CORROSION IN DRAIN PAN

INTERNAL CORROSION

SUPPLY FAN IN FAIR CONDITION

CORROSION REPAIR IN DRAIN PAN JUMPERED WIRES

INTERNAL CORROSION REPAIR

Building 3 - Riata Vista

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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CORROSION IN DRAIN PAN

COILS IN GOOD CONDITION

CORROSION IN PAN

COILS IN GOOD CONDITION

CORROSION REPAIR IN FAN

CLEAN FILTERS

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INTERNAL CORROSION

CORROSION IN DRAIN PAN

DRAIN PAN IN FAIR CONDITION

SUPPLY FAN IN GOOD CONDITION

EXPOSED CONDUCTOR AT TERMINATION

CORROSION IN DRAIN PAN

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EXCESSIVE CORROSION IN DRAIN PAN

FILTER BANK

COILS IN GOOD CONDITION

POSSIBLE COIL LEAK

CORROSION IN DRAIN PAN

POSSIBLE COIL LEAK

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FAN DIRT AND CORROSION FAN CORROSION/DIRT

EQUIPMENT STORED IN RTU

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POSSIBLE COIL LEAK

INTERNAL CORROSION

FAN CORROSION

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DIRTY SUPPLY FAN

DRAIN PAN IN GOOD CONDITION

DRAIN PAN IN FAIR CONDITION

DRAIN PAN IN GOOD CONDITION/COIL DAMAGE

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DRAIN PAN IN GOOD CONDITION

Building 4 - Riata Vista

DRAIN PAN IN GOOD CONDITION

CLEAN FILTERS AND COIL

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MINOR CORROSION POSSIBLY DUE TO ALGICIDE

DRAIN PAN IN GOOD CONDITION

CLEAN COIL/MINOR FIN DAMAGE DRAIN PAN IN GOOD CONDITION

COIL IN GOOD CONDITION/PAN CORROSION

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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CONDENSER FAN BLADE MISSING

SUPPLY FAN BLADE FAIR CONDITION

CONDENSER FAN BLADE BROKEN/MISSING

COIL IN GOOD CONDITION CONDENSER FAN BLADE MISSING

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

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Riata Vista Itellipak Report

Riata Vista Itellipak Report  

Building 1 



RTU A1W o Model – SXHGC9040M00FD#001ABGRTY6# o Serial – J98K73547  Compressors are original  Condensate drain pans rusted with small rust flaking  Control interface buttons are not responding to all commands  1 VFD keypad display not working / 1 VFD has been replaced  Contactors are ok  1 bad condenser fan motor  Evaporator coil has a refrigerant leak (Oil present)  Blower bearings starting to fail (loud) RTU A2W o Model - SXHFC7540R00F89B#011ABRTY68# o Serial – J98K73554  Compressors are original  Condensate drain pan ok  VFD has been replaced  Contactors are ok  2 Condenser fan motors are over amping  Evaporator coil is clean  Loud compressor RTU A1E o Model – SXHFC7540R00F89B#011ABRTY68# o Serial – J98K73545  3 original compressors / 3 Compressors have been replaced  Contactor 1B needs to be replaced (weak coil)  Condensate pan is ok  Blower motor ok  VFD is ok  Condenser fan motors are ok  Condenser coil is ok  Evaporator coil is clean  Disconnect needs to be replaced RTU A2E o Model – SXHGC9040M00FD7D#001ABGRTY6# o Serial - J98K73548  Original compressors 1B bad and 2A shorted to ground  Multiple diagnostics alarms  Drain pan rusted with large rust flakes  Blower motor is ok  Evaporator coil is clean  Contactors are ok  Condenser coil is ok

Evaporator coil suspected of leaking refrigerant (oil present on multiple spots) VFD is ok

Building 2 



RTU B1E o Model – SXHGD1140M00FE7D#001ABGRTY6Y# o Serial – J98K73552  3 original compressors / 3 compressors have been replaced  Circuit 1 condenser fan motors have blown fuses  Condenser coil is ok  Evaporator coil is clean  Filters ok  Condensate drain pan has been sealed  VFDs 1 original / 1 has been replaced  Multiple diagnostic alarms not cleared RTU B2E o Model – SXHGD1140M00FE7D#001ABGRTY6# o Serial – J98K3551  1 original compressor / 5 have been replaced  1 original blower / 1 has been replaced but has bad bearings  Drain pan has been sealed  Evaporator coil is clean  Filters are ok  VFDs have been replaced  Condenser coil has been repaired  Condenser fan motors 6 replaced / 4 original 3 motors are over amping  Condenser coil is ok RTU B1W o Model – SXHGD1140M00FE7D#001ABGRTY6# o Serial – J98K73549  Outside air humidity sensor is bad  Condensate drain pan has been sealed  Blower motor bearings are bad on both indoor fans  Blower motor pulley and sheave are worn  TXV leaking refrigerant (oil present)  VFDs 1 original / 1 replaced  Evaporator coil is clean  Filters ok  Compressors 5 replaced / 1 original  Main control board has multiple “jumpers” RTU B2W o Model – SXHGD1140M00FE7D#001ABGRTY6# o Serial – J98K73551  Compressors 3 original / 3 replaced (Compressor 2C bad disconnected)

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

ATTACHMENTS & EXHIBITS RTU CONDITION SUMMARY

| 56 |

Riata Vista Itellipak Report         

Riata Vista Itellipak Report

Condenser fan motors 1 has bad bearings Condensate drain pan has been sealed Original Indoor Motors 1 has bad bearings VFDs both have been replaced Evaporator coil is clean Filters ok Condenser Coil is ok Anemometer on unit is broken Trane Tracer module control board is bypassed

   

Building 3 



RTU C1W o Model – SXHGC9040M00FD7D#001ABGRTY6# o Serial – J98K73556  5 Original compressors / 1 Replacement compressor  One disconnected crankcase heater  Display buttons on Interface control not working  Condenser fan motors ok  Contractor compressor 1A has weak coil  VFDs both have been replaced  Evaporator coil clean  Filters ok  Condensate drain pan with small rust flakes  Blower motors ok RTU C2W o Model – SXHFC7540R00F89B#011ABRTY68# o Serial – J98K73546  Multiple alarm diagnostics not cleared  3 original compressors / 3 compressors have been replaced  Contactors ok  Condenser coil ok  Blower pulleys and sheaves are worn  Evaporator coil leaking refrigerant  Filters ok  Unit mounted anemometer broken  Both VFDs have been replaced  Condenser fan motors ok RTU C1E o Model – SXHGC9040M00FD7D#001AGRTY6# o Serial – J98K73553  3 original compressors / 3 replaced compressors  Condenser coil ok  VFDs both replaced  Blower motors ok

Contactors ok Drain pan rusting small flakes Condenser fan motors 2 over amping

RTU C2E o Model – SXHGC9040M00FD7D#001AGRTY6# o Serial – J98K73555  3 original compressors / 3 replaced compressors  Replaced VFDs  Evaporator drain pan rusted small flakes  Condenser coil ok  Blower motor ok  Contactors ok  5 condenser fan motors / 3 ok

Building 4 



RTU 1W o Model – SXHGC90403#0FDDD7001ABWE0G0000RT07000# o Serial – C07M12888  5 original compressors / 1 replaced compressor  Condenser coil ok  Condenser fan motor 1 bad  Evaporator coil ok  Filters ok  Evaporator drain pan is ok  Blower motors are ok  VFDs are original  Unit mounted anemometer is broken  Blower pulleys and sheaves are worn RTU 2W o Model – SXHGC90403#OFDDD7001ABWEG0000RT0700# o Serial – C07M12887  Compressor ok all original  Blower motors ok  Blower pulleys and sheaves worn  VFDs both original  Evaporator drain pan is ok  Filters ok  Condenser fan motors 1 motor is bad RTU 1E o Model – SXHFF7540A00F9AD7001ABWE0G00000FT078000 o Serial – C07M12893  Compressors original  Multiple alarm diagnostics not cleared  Evaporator coil is ok

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

ATTACHMENTS & EXHIBITS RTU CONDITION SUMMARY

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Riata Vista Itellipak Report      

Blower motors are ok Filters ok Evaporator drain pan ok Condenser fan motors 3 ok / 3 bad need blades as well Unit mounted anemometer broken

RTU 2E o Model – SXHFF7540A00F9AD7001ABWE0G00000RT0780000# o Serial – C07M12894  5 original compressors / 1 replaced compressor  Diagnostic Alarms not cleared  VFDs original  Blower motor ok  Evaporator drain pan ok  Filters ok  Evaporator coil ok  Condenser fan motors 5 bad motors / 1 broken motor mount/ 4 motors ok  Contactors are ok  Compressors are ok  Unit mount Anemometer broken

RV I - IV (RIATA CROSSING) DUE DILIGENCE REPORT | APPLE INC. MARCH 2, 2015

ATTACHMENTS & EXHIBITS RTU CONDITION SUMMARY

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Enclosure #1 – Scope of Work Riata Vista Equipment Replacement 2/26/2015

2/27/15 Mr. Walt Richardson MEJ & Associates Inc. Re:

Budget Proposal for Equipment Replacement Riata Vista Austin Texas

Dear Mr. Richardson: We are pleased to submit our budget proposal for the Equipment Replacement for this project based on the information provided. This proposal is based on replacing equipment like for like. Building 1 Budget Building 2 Budget Building 3 Budget Building 4 Budget

...................................................................................... $ 820,357.00 ...................................................................................... $ 857,702.00 ...................................................................................... $ 820,357.00 ...................................................................................... $ 820,357.00

Tax is included The following enclosures are included for clarification of our price: Enclosure #1: Scope of Work Enclosure #2: Clarifications/Exclusions We hope this budget is helpful to you in the planning of this project. This budget is based on current material cost and does not include any escalation. If we are selected to be your partner on this project, we commit our resources to make the project successful for you and the owner. Please call if we can be of further assistance. Sincerely,

  Ronnie Swingler Senior Project Manager Office Tel 512-310-5058 Mobile Tel 512-848-5641

Building # 1, # 3, # 4 The units listed below are of single wall construction with economizers only (no exhaust) Replace four (4) roof top AHU’s Provide barricades Disconnect and reconnect electrical Disconnect and reconnect condensate piping Remove existing lighting protection from existing units and re-install on new units Refrigerant reclaim Factory start up DDC controls to be modified and mapped to new equipment Rigging and crane for removing existing units and installing new units TDI will receive the equipment, unload and stage in parking lot for the removal and setting of new Equipment Reclaim refrigerant from existing units Factory start up Roofer to relocate the condenser pedestals Remove existing equipment from site. Work is to be performed on weekends ( TDI assumes shutting down the units during normal business is not acceptable.) TDI assumes one (1) unit per weekend to be fully operational. Permits Building # 2 The units listed below are of single wall construction with economizers only (no exhaust) Replace four (4) roof top AHU’s Provide barricades Disconnect and reconnect electrical Disconnect and reconnect condensate piping Remove existing lighting protection from existing units and re-install on new units Refrigerant reclaim Factory start up DDC controls to be modified and mapped to new equipment Rigging and crane for removing existing units and installing new units TDI will receive the equipment, unload and stage in parking lot for the removal and setting of new Equipment Reclaim refrigerant from existing units Factory start up Remove existing equipment from site. Work is to be performed on weekends (TDI assumes shutting down the units during normal business is not acceptable.) TDI assumes one (1) unit per weekend to be fully operational. Permits Note: The units in this proposal does not include double wall construction for RTU’s, exhaust w/ VFD and building pressurization controls or stainless steel drain pans. TDI has based this proposal on the information given from the vendor that all weights are Are within the tolerance and a structural engineer and structural supports will not be needed.

TDIndustries-CTBUN

Updated: 1/2014

TDIndustries - CTBUN

Page 2 of 3

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Updated: 1/2014

ATTACHMENTS & EXHIBITS RTU REPLACEMENT PROP.

| 59 |

Enclosure #2 – Clarifications/Exclusions Riata Vista Equipment Replacement 2/26/2015 1. Budget Pricing is based on: a) If this job is remodel, sales tax is not included in price. b) Permit costs included for mechanical and plumbing are based on this (“ABC”) building type and area/dollar value based at standard City of Austin rates. 2. TDIndustries is licensed and regulated by: Texas Department of Licensing and Regulation, PO Box 12157, Austin, Texas 78711, 1.800.803.9202 or 1.512.463.6599, and Texas State Board of Plumbing Examiners, 929 East 41st Street, PO Box 4200, Austin, Texas 78765, 1.800.845.6584; www.license.state.tx.us. 3. This proposal is based on performing work during normal working hours and at normal wage rates paid by TDIndustries. No Federal, State, or Municipal wage scales are included. This budget proposal only includes the items listed in the Scope of Work. In addition, the following items are specifically excluded: 1. Utility consumption charges during construction and startup, including permanent and temporary. 2. Temporary HVAC during construction. Per typical IAQ recommendations, the permanently installed air handlers will not be operated until the building is clean and all “tape and float,” cutting, grinding, sanding, etc, activities are complete and the Owner or Commissioning Agent has released the units for operation. In addition, our proposal does not include any special equipment or modifications to the installed equipment for any building flush requirements. 3. Cleaning of duct systems. All ductwork will be properly protected with end seals during transportation and construction. 4. Roof cutting, reinforcement, or patching. 5. Structural reinforcement required for equipment, ductwork, or piping. Our proposal assumes the structure is of sufficient strength to support all new MEP equipment. 6. Architectural screens for equipment. 7. Test and balance. 8. Spare parts and equipment.

TDIndustries - CTBUN

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Updated: 1/2014

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