Retail Condominium Specifications

Premier Location + Innovative Design

This exhibit identifies the key specifications and parameters for the retail condominiums in Building D2 and D3 if the purchaser submits a proposal on Bid Sheet Form A to construct and sell the retail component to the seller.

OVERVIEW

1. A separate condominium regime will be declared as to each of Building D2 and Building D3. Building D2 will consist of two condominium units. One unit will encompass all the residential uses and the other the retail uses. Building D3, if developed as a rental apartment, will also consist of two condominium units, one each assigned for the residential and retail units. On the other hand, if Building D3 is developed as for-sale residential condominiums, each dwelling unit will be a separate condominium unit and the retail premises will be a separate condominium unit. See paragraph # 3 below for an explanation of the basic parameters for each condominium unit.

CONSTRUCTION SPECIFICATIONS

2. Each retail condominium unit will be constructed and conveyed as a “cold dark shell” with the following specifications:

Architectural

Roof (transfer slab), exterior walls, columns, and fenestration not to exceed xx linear feet or more than xx square feet of exterior wall surface area.

Exposed gravel sub-base, ready for installation of a concrete floor, at an average depth 4 inches below finished grade.

Storm and surface water roof collection system with access points for clean-out located within the retail condominium units.

Exposed studs or masonry on the interior surface of the perimeter walls as allowed by code. Structural columns within the unit will be exposed.

No doors required.

No ceiling required.

Venting (black steel) exposed to the outside air on the building roof necessary to accommodate at least two (2) food service uses in Building D2 and three (3) food service uses in Building D3.

Grease pits located at such locations fixed by the construction drawings to accommodate at least two (2) food service uses in Building D2 and three (3) food service uses in Building D3.

Plumbing

  4” sanitary sewer line installed, stubbed, and capped at an elevation above the finished floor grade within the limits of the retail condominium unit at a location to be fixed by the construction drawings.

1 ½” domestic water service line, capped and valved within the limits of the retail condominium unit at a location to be fixed by the construction drawings, together with a remote reading meter and sub-meter assembly sufficient to accommodate up to four (4) retail customers in Building D2 and three (3) retail customers in Building D3.

  A natural gas line to the perimeter walls of each of the retail condominium units at a location to be fixed by the construction drawings, together with a meter of sufficient capacity to accommodate sub-metering of up to four (4) retail customers in Building D2 and three (3) retail customers in Building D3.

Plumbing vents running to the roof sufficient to accommodate up to four (4) retail customers in Building D2 and three (3) retail customers in Building D3.

Fire suppression facilities to serve each retail condominium unit consisting of a wet pipe fire protection system grid, upright heads without drops, covering all the open shell building space, without ceilings, barriers, or other partitions.

Noise mitigation at the transfer slab and roof line sufficient to insulate the residential area of the building from adverse noise impacts caused by retail uses including retail heating, cooling, and refrigeration equipment on the roof. Introduction of materials adequate to reduce the expected sound level emanating from either a dining establishment or a grocery penetrating the residential areas to 45 dBA Ldn or lower will be sufficient noise mitigation. A noise study may be required.

HVAC/Mechanical

Heating, cooling, ventilation, and refrigerant lines and shafts running from the interior of each retail condominium unit to the building roof plus pads on the building roof sufficient to accommodate all heating and air conditioning equipment required to heat, cool, and ventilate up to four (4) retail tenants in Building D2 and three (3) retail tenants in Building D3.

A grease rated duct bank running from the unit to the roof sufficient to house all electrical wiring and temperature controls required to operate the HVAC mechanical equipment sufficient to heat and cool four (4) retail tenants in Building D2 and three (3) retail tenants in Building D3.

A passive central outside air duct running from the unit to the roof sufficient to meet base building exhaust air requirements for mechanical equipment sufficient to heat and cool up to four (4) retail tenants in Building D2 and three (3) retail tenants in Building D3.

A passive central outside air duct running from the unit to the roof sufficient to meet base building outside air intake requirements for mechanical equipment sufficient to heat and cool up to four (4) retail tenants in Building D2 and three (3) retail tenants in Building D3.

A common raceway running from the interior of the unit at a location to be fixed by the construction drawings allowing access to the roof.

Other than as above, all mechanical equipment and components, any required screening of such items, together with all accessory HVAC ductwork and all supply and return louvers and grilles are excluded.

Electrical

Electrical power running to a common electrical meter room serving each of the retail condominium units, at a location fixed by the construction drawings, and suitable for housing separate electrical meters or sub-meters, each to provide a 120/208 volt, 3-phase, 4 wire, 200 ampere master electrical panel and breakers including disconnect switch, sufficient to accommodate up to four (4) retail tenants in Building D2 and three (3) retail tenants in Building D3.

A 4” electrical conduit with pull string running from the common electrical meter room to locations identified in the construction drawings to accommodate up to four (4) retail tenants in Building D2 and three (3) retail tenants in Building D3.

A conduit of sufficient capacity running from the common electrical meter room to the main fire alarm control (annunciation) panel (F.A.C.P.) serving the building in which each retail condominium unit is located sufficient to provide fire alarm annunciation, including flow and tamper notifications, serving up to four (4) retail tenants in Building D2 and three (3) retail tenants in Building D3. [Question: Should each retail condominium unit have its own dedicated independent fire panel?]

Activated fire alarm coverage suitable for construction finished to a cold dark shell condition.

Minimum electrical resistance heat system sufficient to prevent freezing of water pipes serving the retail condominium units.

Minimum lighting as required by code for the cold dark shell condition.

Telephone and broadband data communications service running to telephone closet at a location fixed by the construction drawings in addition to a 3” conduit with pull string running from the telephone closet to various locations identified in the construction drawings to accommodate up to four (4) retail tenants in Building D2 and three (3) retail tenants in Building D3.

Electrical wiring sufficient to provide electrical illumination of outside wall signage to accommodate up to four (4) retail tenants in Building D2 and three (3) retail tenants in Building D3.

Parking

140 parking spaces located on Level PA in Building D2 as depicted on the D2-D3 Marketing Package available at the FTP site plus all necessary structural supports, elevators, stairways, vehicular entrance and exit ramps, signage, lighting, and ventilation systems.

49 parking spaces located on Levels P1 and P2 in Building D3 as depicted on the D2-D3 Marketing Package available at the FTP site plus all necessary structural supports, elevators, stairways, vehicular entrance and exit ramps, signage, lighting, and ventilation systems.

CONDOMINIUM REGIME PARAMETERS

3. Each of Building D2 and D3 will have its own condominium regime declared pursuant to the Virginia Condominium Act. The condominium documents will include the following provisions.

Building D2 Condominium

Two condominium units, one retail and one residential.
The common elements are the building roof, retail/residential transfer slab, exterior walls, exterior fenestration, building foundations, and all lines, pipes and vents not serving a particular condominium unit.

The limited common elements are the interior architectural elements of each condominium unit, the parking area reserved for the use of such condominium unit, and all electrical, plumbing, HVAC mechanical or other utility systems, including equipment, components, lines, vents, and pipes, serving a particular condominium unit. Any wall signs permitted under a comprehensive sign plan permit shall also be deemed a limited common element.

Repair, maintenance, and replacement of the limited common elements are the sole responsibility of the unit owner. Repair, maintenance, and replacement of the common elements is the responsibility of the unit owners’ association. Each unit owner will be required to procure and maintain a preventive maintenance agreement with respect to any limited common element HVAC components or any other limited common elements which have a defined useful life and benefit from regular maintenance but only to the extent such preventive maintenance services are reasonably available in the marketplace.

Interests in the condominium regime, for purposes of assessments, voting, and distribution of condominium assets in the event of a termination of the condominium, will be allocated between the unit owners on the basis of the Gross Floor Area (GFA) contained in each condominium unit.

The condominium documents will specify an initial condominium annual assessment, and allocate it between the units in accord with the GFA formula stated above. Thereafter, the executive organ of the condominium association, i.e. its board of directors, may not increase the annual condominium assessment in any given assessment year by more than two percent (2%) plus the increase in the Consumer Price Index (All Cities) during the most recently completed calendar year for which such price data is available unless both unit owners agree otherwise.

Either the condominium documents, or a comparable agreement such as a reciprocal easement agreement between the unit owners, shall grant both the unit owners’ association and each condominium owner a reasonable right of entry and access to any portion of the building in which the condominium unit is located, upon reasonable notice or without notice in the case of an emergency, for the purpose of maintaining, repairing, replacing, constructing, or modifying any limited common element including any wall signage.

The Condominium shall terminate 75 years after it is declared unless each unit owner agrees to continue its existence for such additional term as they may agree.

Building D3 Condominium

If developed as rental apartments, two condominium units, one retail and one residential.

If developed as a for-sale residential condominium, one unit for each dwelling unit and a final unit for the retail premises.

The common elements are the building roof, retail/residential transfer slab, exterior walls, exterior fenestration, building foundations, and all lines, pipes and vents not serving a particular condominium unit.

The limited common elements are the interior architectural elements of each condominium unit, the parking area reserved for the use of such condominium unit, and all electrical, plumbing, HVAC mechanical or other utility systems, including equipment, components, lines, vents, and pipes, serving a particular condominium unit.

Repair, maintenance, and replacement of the limited common elements are the sole responsibility of the unit owner. Repair, maintenance, and replacement of the common elements is the responsibility of the unit owners’ association. Each unit owner will be required to procure and maintain a preventive maintenance agreement with respect to any limited common element HVAC components or any other limited common elements which have a defined useful life and benefit from regular maintenance but only to the extent such preventive maintenance services are reasonably available in the marketplace.

If developed as for-sale residential condominium units, interests in the condominium regime, for purposes of assessments, voting, and distribution of condominium assets in the event of a termination of the condominium, will be allocated among the unit owners as follows: 85% shall be allocated among the residential unit owners as determined by the developer, and 15% shall be allocated to the retail condominium unit owner.

The condominium documents will specify an initial condominium annual assessment, and allocate it between the units in accord with the GFA formula stated above. Thereafter, the executive organ of the condominium association, i.e. its board of directors, may not increase the annual condominium assessment in any given assessment year by more than two percent (2%) plus the increase in the Consumer Price Index (All Cities) during the most recently completed calendar year for which such price data is available unless at least seventy-five

percent (75%) of the voting interests in the condominium vote otherwise.

Either the condominium documents, or a comparable agreement such as a reciprocal easement agreement between the unit owners, shall grant both the unit owners’ association and each condominium owner a reasonable right of entry and access to any portion of the building in which the condominium unit is located, upon reasonable notice or without notice in the case of an emergency, for the purpose of maintaining, repairing, replacing, or modifying any limited common element.

The Condominium shall terminate 99 years after it is declared unless at least sixty-seven per cent (67%) of the voting interests of the unit owners in the condominium vote to continue its existence for such additional term as they may agree.

OTHER

Trash and refuse collection and disposal services for each of residents and tenants of Buildings D2 and D3 will be provided by Arrowbrook Management Corporation (“AMC”), the property owners’ association for Arrowbrook Centre. All costs will be recovered through the AMC assessment process. See the Arrowbrook Centre Declaration available at the FTP site.

Retail Condominium Specifications