Pennoni Associates performed a site visit to observe and evaluate the condition of an existing single story, 107,500 SF warehouse that previously served as a manufacturing and storage facility. The purpose of the site visit was to identify any readily observable structural deficiencies or conditions that required repair work and to assess the adaptive reuse potential of the structure. Observations of the existing conditions were then used to prepare a pre-purchase due diligence report documenting deficient conditions, an engineering opinion of the costs associated with their repair, and an opinion of the adaptive reuse potential of the existing structure. In addition, a new mezzanine for the purpose of new high density file storage and new rooftop mechanical units were also considered as upgrades to the existing structure. The feasibility of these additions was also taken into consideration as part of the structural investigation.
The existing structure was comprised of two structural systems. Approximately 51,000 S.F of the existing facility was constructed with structural steel roof beams supported by wide-flange columns and CMU load-bearing walls. The remainder of the facility, which consisted of approximately 56,500 SF, was constructed with built-up wood roof beams which were supported by structural steel pipe columns and CMU load-bearing walls. Lateral support for the structure was provided by angle kickers framing from the roof beams to the columns or bearing walls. The roofing system was composed of either tectum or gypsum bulb tee roof panels. Additional roof diaphragm capacity was provided by tie-rod cross-bracing located at alternate column bays which extend the full width of the structure. The floor was comprised of a concrete slab-on-grade.
Structural deficiencies and general items observed during the site visit that influenced the adaptive reuse potential included severe cracking in the slab-on-grade, differential settlement between adjacent areas of the slab-on-grade separated by construction joints, pitting in the slab-on-grade, severe column flange deformation which was most-likely the result of impact damage, water damage to the interior CMU bearing walls and roof components, severe cracking in the CMU bearing walls at building corners, windows, and doors, deterioration to components of the loading dock as a result of impact damage, and deterioration to protective paint finishes of exterior steel components such as lintels. These items were included in the pre-purchase due diligence report presented to the Client.