10065 Red Run Blvd Booklet - Proposal Format

10065 RED RUN BOULEVARD Chemistry / R&D Analytical Laboratory Owings Mills, MD

Our PHILOSOPHY . We believe if you do the right thing, your business will prosper. Leroy Merritt, who founded our company more than four decades ago, often completed deals on a handshake and that level of trust and respect continues at our company today.

TABLE OF CONTENTS

Section 1

Building Information

Floor Plan

Project Location

Site Plan

Aerial

Section 2

Laboratory Summary

Planning Flexibility

Building Systems

Floor Plan

10065 Red Run Boulevard • 31,300 SF of first floor laboratory space • Laboratory developed initially into four (4) quadrants of use: - General Office Zone (Gray) - Two (2) Laboratory Zones (Yellow) - Two (2) Chemical Storage Zones (Outlined in Red) - Vivarium Zone (Pink)

Merritt Properti s LLC: 10065 Red Run Boulevard

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FIRST FLOOR PLAN

GAUDREAU, INC. ARCHITECTS│ PLANNERS

JANUARY 20, 2016

Project Location Map - Owings Mills, MD

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Site Plan

Red Run Boulevard

10045

10055

10065

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Building Aerial

Red Run Boulevard

10065

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LABORATORY SUMMARY

CHEMISTRY ORIENTED ANALYTICAL LABORATORY: • 31,300 SF of first floor laboratory space • R&D labs with gas, exhaust, water and sewer connection and chemical fire hood connections • Laboratory developed initially into four (4) quadrants of use: - General Office Zone - Two (2) Laboratory Zones - Two (2) Chemical Storage Zones - Vivarium Zone

Loading Dock

Former Chemistry Labs

Former Vivarium

Main Entry

Former Chemical Storage

Former Office Space

Merritt Properties LLC: 10065 Red Run Boulevard

FIRST FLOOR PLAN

GAUDREAU, INC. ARCHITECTS│ PLANNERS

FEBRUARY 10, 2016

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LABORATORY SUMMARY (CONTINUED...)

PLANNING FLEXIBILITY The fundamental modularity and the building air systems support consideration and practical potential for using any of the current laboratory space for ongoing laboratory operations or the potential for GMP production operations. The laboratories could be set up for:

• Planned Building Concept:

- Use the laboratory and vivarium zones for continued R&D operations or conversion to GMP.

Potential Lab or GMP Use

Potential Lab or GMP Use

Potential Lab or GMP Use

Office or Warehouse Use

Potential Lab or GMP Use

Merritt Properties LLC: 10065 Red Run Boulevard

FIRST FLOOR PLAN

GAUDREAU, INC. ARCHITECTS│ PLANNERS

FEBRUARY 10, 2016

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LABORATORY SUMMARY (CONTINUED...)

PLANNING FLEXIBILITY (CONTINUED...)

• Single Tenant Use

- Use the laboratory and vivarium zones for continued R&D operations, with each tenant having designated private space. The current office area could be assigned to either or both tenants.

• Shared Incubator Concept

- Use the laboratory and vivarium zones as an incubator. Similar to a university setting, tenants would lease one or multiple rooms and share common amenities such as equipment labs, washing, autoclaving, conferencing, lunch or break rooms, copy centers, etc.

Single Tenant Zones

Shared Incubator Concept

Single Tenant Office / Lab

Shared Common Labs

Shared Office and Conferencing or leased to either tenant

Single Tenant Office / Lab

(1) Office / (1) Lab per Tenant

Strategy for Loading Dock Access?

Merritt Properties LLC: 10065 Red Run Boulevard

FIRST FLOOR PLAN

GAUDREAU, INC. ARCHITECTS│ PLANNERS

FEBRUARY 10, 2016

410 298 2600 | www.MerrittProperties.com

LABORATORY SUMMARY (CONTINUED...)

PLANNING FLEXIBILITY (CONTINUED...)

• GM Concept 1

- Use the laboratory and vivarium zones for pharmaceutical grade GMP operations (clean rooms). The concept below would be for a single user, wherein laboratories are converted to GMP clean rooms, and other program spaces are driven by the tenant, such as quality laboratories, warehousing, etc.

• GM Concept 2

- Use the laboratory and vivarium zones for pharmaceutical grade GMP operations (clean rooms). The concept below would be for a single user, wherein laboratories and former chemical storage and/or vivarium are converted to GMP clean rooms. Other program spaces are driven by the tenant, such as quality laboratories, warehousing, etc.

GMP Concept No 1

GMP Concept No 2

Warehouse

Production

Production

Move Loading Dock

Warehouse

QC Labs

QC Labs

Warehouse

Office and Conferencing

Office and Conferencing

Convert to Offices

Merritt Properties LLC: 10065 Red Run Boulevard

FIRST FLOOR PLAN

GAUDREAU, INC. ARCHITECTS│ PLANNERS

FEBRUARY 10, 2016

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LABORATORY SUMMARY (CONTINUED...)

BUILDING SYSTEMS: HVAC SYSTEMS EVALUATION

The mechanical equipment serving the first floor includes water cooled chillers, gas fired furnaces in the air handlers for preheat, gas fired boilers for steam humidification, air handlers and terminal control boxes with electric reheat. The system meets current codes. The equipment has sufficient capacity to accommodate typical R&D lab tenants, GMP lab tenants and light manufacturing lab tenants. Heating System Heating is furnished via a combination of rooftop pre-heat and terminal reheat. The air handlers include natural gas fired furnaces for air preheat. The furnaces are 1500 MBH input capacity each (one per air handler). Terminal reheat includes electric reheat coils integral with CAV and VAV boxes for zones. The equipment is in good condition. Cooling System The facility is cooled by two water cooled centrifugal chillers with 200 ton capacity each. The air handling units include chilled water cooling coils. The chillers are served by one 400 ton outdoor cooling tower. The cooling plant has partial redundancy as the connected cooling load is 288 tons. There are multiple base mounted pumps serving both the chilled and condenser water loops. Ventilation The air handling equipment supplies the building areas with ±68% outdoor air for unit 1N – lab air is all single pass as transferred from the office areas. The east air handling unit is a 100% outside air unit as it serves only lab and lab support areas.

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LABORATORY SUMMARY (CONTINUED...)

BUILDING SYSTEMS (CONTINUED...) Air Distribution Systems Air is distributed from the two variable air volume air handling units to various spaces via VAV boxes with electric reheat coils. Exhaust systems include general exhaust fans serving the toilet room cores, chiller room, boiler room, glass-wash/ autoclave and equipment rooms. These fans are roof mounted. Utility set exhaust fans serve laboratory areas – one fan each for the east and north areas. The process labs are served by a separate exhaust fan. Exhaust fans are in good condition. Exhaust systems are also distributed to the various labs via constant and variable air volume boxes. Supply ductwork includes galvanized steel ducts. Lab exhaust ducts are stainless steel. Supply ductwork is covered with fiberglass duct insulation. Visible ductwork appears to be in good condition; insulation damage is evident in many locations. Office return air is returned to an open ended central return duct. Return plenums are generally employed. Lab spaces are complete ducted exhaust systems. Building Controls The building control system includes a direct digital control (DDC) building management system (BMS) manufactured by Siemens which is equipped with the Apogee Insight® system. The DDC system controls and monitors the central plant, air handling equipment, chilled water plant, steam plant and associated pumps. The system also integrates critical alarms for building systems such as fire alarm, power, and generator system. Exhaust fans include status and start / stop connections as well as alarm points and VFD controls.

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LABORATORY SUMMARY (CONTINUED...)

BUILDING SYSTEMS (CONTINUED...) A control service technician would need to confirm which software system is currently installed and whether the system requires any updates or other maintenance in order to continue in operation. FIRE PROTECTION OVERVIEW The building is designed as a Type 2B unprotected noncombustible building under the new International Building Code (IBC). This type of construction permits the use of this building as“business occupancy,” that research and development laboratories fall under. Under business, use and storage of chemical is regulated under the provisions of the control zone articles. Since the building does not have fire rated construction, the use of chemicals is restricted to that which is allowed in one control zone. STEAM SYSTEM Building is equipped with a 2,070 lbs/hr natural gas fired low pressure steam boiler. The boiler is a packaged vertical tube system which serves four (4) duct mounted humidifiers. The boiler is in very good condition and has been continuously serviced by qualified boiler service contractors for the previous tenant’s monthly preventative maintenance program. ELECTRICAL SYSTEMS EVALUATION Systems Descriptions: The building includes two BGE metered services: a 1600 AMP, 480/277 Volt, 3-phase original service and the added 2000 AMP, 480/277 Volt, 3-phase. The services terminate in a dedicated electrical room located on the rear of the building into two main interior switchboards. On a square foot basis, the capacity for the entire building is 51 W/ft2. This amount of power exceeds the typical 40 W/ft2 for a R&D laboratory building that also has natural gas.

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LABORATORY SUMMARY (CONTINUED...)

BUILDING SYSTEMS (CONTINUED...) Power Distribution

There are two services entering interior switchboard cabinets located in each electric room at the rear of the building. One 1600A 480/277 volt -3 phase service with switch gear serving various panel boards. This was the original full building service when the entire building was an office facility. Panels are segregated by lighting and general house power. The second service is a 2000A 277/480 – 3 phase service with distribution panels for lighting and equipment dedicated to the first floor laboratory areas.

There is a central UPS and associated dedicated panel boards serving the main data room.

Emergency Generator A rough in exists for a 200Ampere 480/277 Volt Stand By Generator on the electrical power system.

Lightning Protection Buildings does not include a rooftop lightning protection system.

MECHANICAL AND ELECTRICAL SYSTEMS CAPACITIES

10065 Red Run Boulevard Owings Mills, Maryland Mechanical And Electrical Systems Report

Electric Power KW W/fl2

Air Handler

Area Served

Square Footage Tons

SqFt per Ton

CFM per SqFt

CFM per Ton

Outdoor Air CFM

Outdoor Air

CFM

% VAV or CV

1N North Labs - First Floor

18,330 138 133 24,025 11,250 150 75 22,175

1.3 175 2.0 148

16,355 22,175

68.1 VAV 100.0 VAV

1E

East Labs - First Floor

Totals:

29,580 288 103 46,200

1.56 161

38,530

0.83

2993 51

Typical R & D Lab Facility:

-

-

230

-

1.75 -

-

-

Notes:

1. Typical R & D laboratory facility figures are based on recirculating air with minimal fume hoods. 2. Outdoor air quantity listed can accommodate (36) standard 6 feet fume hoods total.

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FOR ADDITIONAL INFORMATION CALL 410.298.2600 OR EMAIL:

Patrick Franklin | pfranklin@merrittproperties.com Whitaker Levering | wlevering@merrittproperties.com

CORPORATE OFFICE 2066 Lord Baltimore Drive Baltimore, MD 21244 410 298 2600 phone 410 298 9644 fax

VIRGINIA OFFICE 20116 Ashbrook Place, Suite 160

Ashburn, VA 20147 703 858 2725 phone 703 858 7239 fax

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