Diligence. Due. Right. Done. Indiana Commercial Board of REALTORS 2015 Indiana Commercial Real Estate Conference. June 5, 2015

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1 Due Diligence Done Right Indiana Commercial Board of REALTORS 2015 Indiana Commercial Real Estate Conference June 5, 2015 Tim Jensen David Rainey Bryan Moll, LS Matt Manka, LPG

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3 SURVEYOR'S REPORT In accordance with 865 IAC et seq., the following observations and opinions are submitted regarding the causes and the amounts of uncertainty in the locations of the lines and corners found or established during this survey as a result of: A.) availability and condition of reference monuments, B.) occupation or possession lines, C.) clarity or ambiguity of the record descriptions for the site and its adjoiners, and D.) the relative positional accuracy of the measurement. A. This survey is an original boundary survey and topographic survey of an 11 acre tract of land. The land tract lies within the northwest quarter of Section 34, T19N, R3E in Hamilton County, Indiana. The section was subdivided into quarter sections with the resources of section corner reference ties from the Hamilton County Surveyor's office and previous boundary surveys by Miller Surveying Inc dated , Weihe Engineers dated June 4, 2012, Hahn Surveying Group dated August 7, 2012 and Stoeppelwerth dated November 19, A detail of the section subdivision, showing the geometry and section monuments, as determined from this survey is shown on this plat. It is my opinion that there is approximately 0.5 feet of uncertainty associated with the location of the monuments marking the corners and with the calculated locations where there are no monuments. B. North Line - This boundary is the north line of the Northwest Quarter. The boundary runs along the approximate center of 186th Street. East Line - There are no possession lines along this boundary. South Line - There are no possession lines along this boundary. West line - This boundary is the West line of the East Half of the Northwest Quarter and runs along the approximate center of Casey Road. C. The record descriptions for the site and its adjoiners were obtained from the office of the Recorder of Hamilton County (the latest research date was October 3, 2013). The property lies entirely within the property of the owner and there are no adjoiners, hence there are no gaps or overlaps in deeds between the site and adjoiners. D. The relative positional accuracy (uncertainty due to random errors in measurement) of any point on the survey relative to any other point on the survey at the ninety-five percent (95%) confidence level is within the specifications for an Urban Survey (0.07 feet + 50 ppm) as defined in 865 IAC As a result of the above observations, it is my opinion that the uncertainties in the locations of the lines and corners established during this survey are as follows: Due to variances in reference monuments: 1.0 feet; Due to inconsistencies in lines of occupation: 0.0 feet; Due to discrepancies in the record descriptions: 0.0 feet; Due to random errors in measurement within the specifications for an Urban Survey (0.07 feet + 50 ppm) as defined in 865 IAC TITLE COMMITMENT NOTES This plat of survey is based upon the Fidelity Title Insurance Company commitment # / Revision B with an effective date of October 31, Some of the items disclosed in Schedule B of said Commitment have been shown on the survey, if possible, and are identified by their record information. If there is an updated commitment or a need for additional items to be shown on the survey, please advise and provide the appropriate information. Item #13: Easement for electric and/or telecommunication lines granted to Duke Energy Indiana, Inc., an Indiana corporation by Instrument dated July 26, 2013, and recorded August 6, 2013, as Instrument No (Shown on the survey drawing.) Item #14: Rights of the public for highway purposes in and to that portion of insured real estate lying within the bounds of W. 86th Street and Casey road. (Shown on the survey drawing). Land Description (based on survey) Part of the East Half of the Northwest Quarter of Section 34, Township 19 North, Range 3 East of the Second Principal Meridian, in Washington Township, Hamilton County, Indiana being described as follows: Beginning at a Harrison Marker at the northwest corner of the East Half of the Northwest Quarter of Section 34, Township 19 North, Range 3 East; thence along the North line of said East Half, North 89 degrees 28 minutes 35 seconds East (assumed bearing) feet to the Northwest corner of a land tract conveyed to Universal Properties, LLC, recorded as Instrument number in the office of the Hamilton County Recorder's office; thence along the West line of said land tract and parallel with the West line of said East Half, South 00 degrees 11 minutes 11 seconds West feet; thence parallel with the North line of said East Half, South 89 degrees 28 minutes 35 seconds West feet to the West Line of said East Half; thence along said West line North 00 degrees 11 minutes 11 seconds East feet to the Point of Beginning, containing acres more or less. SURVEYOR'S NOTES Flood Zone: The Flood Insurance Rate Map having Community-Panel Number 18057C0120 F (effective date 19 FEB 2003) of the National Flood Insurance Program indicates this site to be within unshaded Zone "X" (areas outside of 500-year floodplain). Basis of Bearing System: The North Line of the Northwest Quarter of Section 34, Township 19 North, Range 2 East has a site assigned bearing of North 89 degrees 28 minutes 35 seconds East. Note: The locations of any underground utilities shown on this plat are based upon above ground evidence (including, but not limited to, manholes, inlets, and marks made on the ground by others) and are speculative in nature. There may be underground utilities for which there is no above evidence or for which the above ground evidence was not observed (i.e. buried or paved over). Utilities observed on site servicing the building are electric, gas, sanitary, water, and telephone/cable. Note: As used in this survey, the word certify (certified, certification, and/or certificate) shall be interpreted as meaning a professional opinion regarding the conditions of those facts and/or findings which are the subject of the certification and does not constitute a warranty or guarantee, either express or implied. SURVEY CERTIFICATION This survey is made for the benefit of Northview Christian Life Church, Inc.; The Veridus Group; and Lawyers Title DBA Fidelity National Title Insurance Company Inc.: This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys jointly established and adopted by ALTA and NSPS and includes Items 1, 2, 3, 4, 5, 8, 9, 11(b), 13, 14 and 16 of Table A thereof. The field work was completed on October 3, Date of Plat or Map: December 9, 2013 Evan J. Evans Professional Land Surveyor Indiana Registration No SHADELAND STATION INDIANAPOLIS, IN TEL FAX

4 C-201 General Site Notes 1. Any discrepancy in the plans shall be immediately reported to the Engineer for review. 2. All work to conform to State and local regulations as appropriate. 3. All dimensions are to edge of pavement (EOP) or face of curb, unless noted otherwise. 4. All dimensions are to face of brick or facing material, where applicable. 5. All dimensions are parallel with or perpendicular to base lines, property lines or building lines unless noted otherwise. 6. Contractor shall verify all dimensions in the field prior to start construction the contractor shall be responsible for all field dimensions. If any discrepancies are found in these plans from actual field conditions, the contractor shall notify the engineer immediately. 7. Contractor responsible for verification of all utilities and elevations prior to construction. Contractor to notify engineer immediately if any discrepancy is discovered. Any damage to existing facilities will be correct and paid by the contractor. 8. Contractor shall provide smooth transitions from new areas to existing features as necessary. C All excavated areas shall be seeded after finish grading or if left undisturbed for more than 7 days unless otherwise noted. All new 10. All utility trenches under and within 5 feet of pavement shall be completely backfilled with granular material. 11. All sidewalks shall comply with ADA standards, with a maximum cross 12. The contractor shall protect and not destroy the property corner monuments during construction. If a corner monument is moved or damaged, Contractor shall immediately notify the Engineer or Surveyor of record. 14. Concrete joints to be provided in accordance with ACI guidelines. 15. Horizontal layout plan for construction staking to be provided by the Contractor prior to construction. LEGAL DESCRIPTION: Northview Parcel MATCH LINE Part of the Southwest Quarter of Section 19, Township 18 North, Range 6 East, Hamilton County, Indiana, more particularly described as follows: Commencing at the southwest corner of said Southwest Quarter; thence North 89 degrees 40 minutes 11 seconds East (basis of bearings is the Indiana State Plane Coordinate System, East Zone, NAD83) feet along the south line of said Southwest Quarter to a line that is feet east of and parallel with the west line of said Southwest Quarter, being the the POINT OF BEGINNING; thence North 00 degrees 40 minutes 06 seconds West SITE PLAN 40 minutes 11 seconds East 1, feet parallel with said south line to a set rebar on the east line of Parcel III as described in Instrument Number ; thence South 00 degrees 18 minutes 33 seconds East feet along said east line to the south line of said Southwest Quarter; thence South 89 degrees 40 minutes 11 seconds West 1, feet along said south line to the POINT OF BEGINNING. Containing acres, more or less. R Know what's

5 OWNER INSIGHTS January 23, 2015 Project Delivery Methods Which is right for you? By Tim Jensen, PE, LEED AP As an Owner, you have several options for how your construction project can be delivered. Each method carries a certain amount of risk, which is based on multiple factors including, but not limited to: schedule, budget and design. Ultimately, the option you choose should be in line with the amount of risk you are willing to assume. The most important question is how you, the owner, define risk. Is risk only about cost or schedule, or is it also about knowledge, quality, litigation or what? Understanding how you define risk will help determine the right delivery method for your project. The use of an owner s representative is compatible with any method and further serves to minimize risk by providing a professional, technically proficient team member on your side of the table. A good owner s rep will advise you on which option may be the best fit for your project. The five most popular project delivery methods are as follows: Design-Bid-Build (DBB) Owner Risk = MODERATE to HIGH DBB is the most common project delivery system in the United States. Typically separated into three distinct phases: design, procurement, and construction, each team is contracted directly with the Owner. Most often, this leads to a fixed-price through a sealed bid. A Multiple Prime contract is a common variation of the DBB where the owner contracts directly with multiple trade contractors instead of one general contractor. Construction Management at Risk (CMaR) Owner Risk = MODERATE This method requires the up-front involvement of the Construction Manager and requires a commitment to deliver the project within an approved schedule and budget, either fixed or Guaranteed Maximum Price (GMP). The CMaR will assist the design team with budgeting during the design phase, but then becomes more of a general contractor throughout construction. Construction Management Agency (CMA) Owner Risk = HIGH In this method, the Construction Manager is involved up front, but will be relegated to an agency role for the Owner. The CMA is involved in every step of the process and is often responsible for writing the bid scopes and contracts. During construction they monitor the schedule and budget and manage the project documentation. The Owner holds each individual contract, while the CMA manages those contracts. Design-Build (DB) Owner Risk = MODERATE DB contracts combine the design contract with the construction contract into one performance guarantee. The contract is typically held by the construction firm. A common variation of this method is the use of Bridging Documents where the Owner has a design completed to a certain percentage and then the contractor would complete the design and build the project; Integrated Project Delivery (IPD) Owner Risk = TBD The IPD method attempts to equally distribute the risk and responsibility for the project to the primary stakeholders, namely the Owner, the designer and the contractor. This is accomplished through multi-party contracts or partnerships. The project is typically led by a team of executives from each of the stakeholders who guide and direct the project from conception to completion. The Veridus Owner Insights are for the benefit of all readers, but have specifically been written for project owners. We believe leaders are life-long learners and aim to provide relevant, thought-provoking information for project owners who desire to know more. Do you want to know more? Contact us today Veridus Group, Inc