Needed renovations noted
Fannin County’s recently hired architectural company for the Whitepath FabTech building, Sutton Architectural Services, issued an Existing Facility Report on the building in May of last year that documents a series of observations and recommendations for improvement.
The report, which documents Peter C. Sutton’s observations in regard to the physical condition of the existing building and grounds, does not include any engineering, surveying, physical testing or other analysis. It discusses, among other things, site recommendations, exterior facade and roof recommendations, interior building recommendations and overall conclusions and recommendations.
The report states the building was designed and built for manufacturing and warehouse use and is not suitable for office and administrative functions in it’s current state. Sutton explained that while it is in acceptable condition and could be used for administrative purposes with proper repairs and alterations, it would require more than a renovation.
“It will require a ‘use conversion’ from a non insulated office/manufacturing building to a fully insulated administrative building,” he said.
A series of drainage issues are mentioned throughout the report, all of which would need to be addressed to prevent water damage to the property. Sutton suggested improving, replacing and adding drainage structures across the property.
He addresses a need for re-striping the parking lots and explains that expanding the parking lot would be possible.
A recommendation to immediately replace the Thermoplastic Polyolefin (TPO) elastic membrane roofing system to allow for insulation to be placed on top of roofing, with a thicker membrane and an additional layer under the solar panels to be installed, is suggested. Throughout the report, Sutton suggests a need for repairs or replacement of sections of the roof due to things such as a “serious roof leak.”
The report suggests repairing or replacing the exterior facade of the building in multiple places including the rotting wood siding and studs near the rear exit door. Sutton said the addition on the building was used for “mold” storage by the owner.
He also mentions that there was evidence of mold and mildew in the “plenum space on the exterior block walls and in the rear boiler room in the original section of the building.” He suggested having it assessed by an environmental consultant.
He says daylighting will be an issue for office use and suggests adding additional windows and skylights in the new design.
A new entrance lobby facing the main public parking lot and lowering the parking area to help with drainage should be considered, according to Sutton. He said the current entrance will require signifciant repairs and renovation.
Sutton expects more repairs will be expected once construction begins.
“You can expect there will be more repairs needed as they are discovered during construction and in future years as construction material deteriorate,” he said. “Repairs costs due to aging should be budgeted for in the future. Many of these costs can be anticipated but many will be unknown and difficult to predict and will have to be dealt with as they show up.”
Sutton listed the following “Overall Conclusions and Recommendations” in the report:
1. The building is in acceptable physical condition that can be utilized for a County Administration Building with the proper repairs and alterations. In general the building is in good structural condition with some exceptions as noted and as may be discovered during construction and renovation.
2. Thought, consideration and planning needs to go into how the county might utilize the loading dock areas and old boiler room since these are spaces not normally needed in county administrative functions. Demolition vs conversion of these areas is another option. It is unclear what the current owner’s intention is for the free standing private metal storage building at the right property line. The county may or may not have any use for it.
3. Using the building for an office building will require more than renovation. It will require a “use conversion” from a non insulated office/manufacturing building to a fully insulated administrative building. So not only will the repairs noted be required but additional changes will need to be made to the building envelop and to the existing mechanical, electrical and plumbing systems.
4. Since the building is not new and is made up of various sections with differing structural systems and construction dates going back to the 1930s you can expect there will be more repairs needed as they are discovered during construction and in future years as construction materials deteriorate. Repair costs due to aging should be budgeted for in the future. Many of these costs have to be dealt with as they show up. Proper renovation now will serve to better protect older structures and increase their longevity.
5. Before investing in a complete interior renovation to cover the building use to administrative office functions we recommend the county repair and upgrade the building envelope as noted in our report. This means the building needs to be fully insulated to the energy code. We would recommend during the design phase that a new exterior skin protecting the existing walls and increasing the R-value of the walls be installed. What system and materials this would be is a task for the design phase. The roof is the most important element of the building envelope that needs to be insulated and it should be done on top of the roof. This will mean removing all solar panels, replacing the existing roof with a new membrane and insulation board underneath it. This will also allow for proper inspection of the wood rood deck boards for repairs. In addition proper protection of the roof membrane from the solar panel frames can be installed and consideration given for whether to stay with an unfastened weighted down system as is currently in place or a mechanically fastened system of anchoring the panels to prevent “blow off” from a severe storm. The improved “R-Value” of the envelope will reduce HVAC energy consumption and make the solar panels even more effective.
6. Daylighting will be an issue for office use. Additional windows and possible skylights should be considered in the new design to make for a proper and positive work environment. This should be part of the design phase criteria. Skylights will be limited since the solar panels take up most of the roof area.
7. A new entrance lobby facing the main public parking lot and E. 1st Street along with lowering of the parking area should be seriously considered. It is needed and will greatly improve the overall building access and design.
8. The current entrance addition will requires significant repairs and renovation. Consideration should be given to its full or partial demolition which will also allow for more site area to properly fix the drainage issues between Industrial Blvd. and the building. This is a design phase consideration.
9. All drainage issues should be corrected as noted in this report, however, this should be done in concert with the site redesign to avoid reworking of repaired structures. Lowering of the front parking area will increase the number of parking spaces available and should be considered.
10. Other site issues noted need to be completed and can also be part of the new and renovated site design including a new detention pond.
He suggested repairing and upgrading the building envelope before investing in a complete interior renovation to convert the building.
The report also suggests five additonal reports and assessments including:
1. Phase One Environmental for the building including a mold and mildew assessment;
2. Assessment of solar panels condition by installer and re-install costs;
3. Structural, mechanical and electrical during the design phase;
4. Soil testing and geotechnical report for use in site and structural design; and,
5. Special testing and inspections during construction by an independent firm.