BUILDING ASSESSMENT REPORT for NMSU GREENHOUSES at NEW MEXICO STATE UNIVERSITY LAS CRUCES, NEW MEXICO

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1 BUILDING ASSESSMENT REPORT for NMSU GREENHOUSES at NEW MEXICO STATE UNIVERSITY LAS CRUCES, NEW MEXICO July 14, 2014 Prepared By: 6501 Americas Parkway NE, Suite 550 Albuquerque, New Mexico (505) ph ~ (505) fax

2 TABLE OF CONTENTS SECTION ONE SECTION TWO SECTION THREE SECTION FOUR APPENDIX REPORT SUMMARY EXISTING CONDITIONS RECOMMENDATIONS COST ANALYSIS SITE SURVEY PHOTOGRAPHS TOC - 1

3 SECTION ONE REPORT SUMMARY Huitt-Zollars prepared this facility conditions assessment report for the two hundred and ten (210) existing greenhouses located south of the NMSU campus. The 30 acre parcel of land the greenhouses are sited on is owned by NMSU and leased to Aldershot (grower). The assessment report includes the evaluation of the exterior and interior building finishes, structural system and mechanical and electrical systems. The overall condition of the buildings was assessed to determine: 1.) The cost of upgrades and repairs. 2.) The cost to demolish the greenhouses and return the site to predevelopment conditions. 3.) The cost to dismantle, recycle steel structure and return the site to predevelopment conditions. The report will also investigate the site to determine if there are likely environmental contamination issues that may require remediation. An environmental assessment is not included in this report. Code deficiencies were also identified. Project Team: NMSU ~ Office of Facilities and Services Glen Haubold Leo Lucero Associate Vice President Project Manager Huitt-Zollars John Jarrard Joe Gallegos Project Manager Architect Page 1 of 11

4 SECTION TWO EXISTING CONDITIONS The existing greenhouse complex (GH) is located on an approximately 30.5 acre site south of the NMSU Main Campus, on land leased to the plant grower by NMSU. The complex consists of 210 units. Units are grouped in rows of 21 greenhouses per group for a total of 10 groups. The size of each unit is 24 wide x 200 long, for a total overall size of 500 x 200 per group. The units are prefabricated lightweight galvanized steel structures with sheet vinyl roofs and semi rigid plastic walls. The galvanized structure appears to be in overall good condition, with only minor rust near the footings. The footing appears to be about 12 diameter concrete piers. The floors of the GH are mostly dirt with a gravel surface. Concrete walks are located on the south side of each group for access through the units. Some of the units have concrete walkways between the plant racks, others are gravel over earth. Each group of 21 units is connected to a common central corridor. Contained in the common corridor are planting materials, potting materials, herbicide and pesticide containers, irrigation and HVAC equipment and irrigation controls. Each group is cooled by an evaporative unit on the south wall. Exhaust fans on the north side of the building draw cool air across the units. Heating is provided by several propane fired blast heaters with in each group of greenhouses. Supplemental heat is provided to the plants by a radiant heating system located above and below the plants. This report does not include a detailed assessment of the heating system, however it is likely the hot water is provided from one boiler with in the common corridor and piped to each unit in one or two zones with thermostatic controls. A motorized shading device is located above each plant rack. This device can be adjusted to provide various amounts of shade depending on the type of plant being grown. Lighting in the GH units is overhead light strings with exposed bulbs and make shift reflectors. Plants are set up on racks that run the full length of the building. The eastern half of the greenhouses has movable racks that can accommodate a greater number of pots. The western half has fixed racks. The plants are watered by a drip irrigation system that is feed from galvanized piping running below each rack. In addition to the greenhouses, the complex also houses a large warehouse and shipping building, a small hazardous material storage building and a caretaker s mobile home. Eight loading docks are located on the south side of the warehouse. Employee and visitor parking is provided on the south and east side of the complex, in unpaved areas. Page 2 of 11

5 There are some condition issues with the greenhouses. Numerous wall panels have deteriorated due to sun exposure or have been damaged by other means. The roofing membrane is sheet vinyl and has ripped or separated from the steel structure in numerous areas. Much of the plumbing in the GH buildings is rusted and / or scaled and is leaking. Some of the evaporative coolers are leaking and scaled and need servicing. The doors are sliding barn type doors and are in fair condition, but some do not latch easily or close completely. Page 3 of 11

6 SECTION THREE RECOMMENDATIONS GREENHOUSE BUILDINGS The building steel structure is sound and in overall good condition. The exterior wall panels should be replaced in most, if not all areas. The roof membrane requires replacing every year due to the UV degradation and wind damage to this very thin material. The roof membrane is held in place with galvanized steel battens that require manual removal and reinstallation. The roof membrane extends the full length on each unit from the ridge line to the gutters or one half of the roof area. The barn doors will need to be adjusted and others may need to be replaced in some areas of the GH complex. The plant racks are in overall good condition and do not require maintenance at present. The moveable racks should be lubricated and adjusted as needed. The evaporative cooling system should be thoroughly maintained, including replacement of the cooling medium, repairs of leaks and servicing of the exhaust fans. The heating system was not operational at the time of the site visit, but appears to be in good working order. The lighting does not meet code and should be replaced with appropriate industrial fixtures. Also, due to the use of chemical pesticides and other chemical products, a preliminary environmental assessment should be conducted to determine if hazardous materials are present and the extent of the contamination if found. The cost to repair or demolish the greenhouses is shown in Section Four of this report. If the University decides to relocate or reuse only a portion of the greenhouses a separate cost for this will need to be prepared depending on number of greenhouses and location(s) to be moved. It should be noted however, that if only a portion of these are reused or relocated, a new heating system may be required, pending the condition and size of the existing boiler system. WAREHOUSE / SHIPPING BUILDING The warehouse / shipping building is a pre-engineered structure that is in good condition. The building systems appear to functioning properly and appropriate for the type facility. HAZARDOUS MATERIAL STORAGE BUILDING This building houses pesticides, herbicides and other chemical products. The design team did not have access to this structure at the time of the site visit. The CMU structure appears to be in overall fair condition, however, it is recommended that an environmental assessment be conducted within and around the building to determine if hazardous materials or chemicals are present that may require remediation. SITE IMPROVEMENTS The parking areas and drives around the complex are unpaved. It is recommended that these areas be paved and drainage swales and / or ponds be constructed to retain / detain runoff. It was also noted that dead plants are dumped in a large depression on the southwest side to the warehouse building. If these plants contain harmful chemicals an environmental restoration will likely be required. As noted above, it is recommended that a preliminary environmental assessment be conducted to determine if this is required. Page 4 of 11

7 SECTION FOUR COST ANALYSIS COST TO UPGRADE / REPAIR EXISTING GREENHOUSES The following is a cost estimate to repair or replace damaged or deficient items within the complex 1. Replace Exterior Envelope at Greenhouses a. Wall Area 77,000 SF x $2.00 / SF = $154, b. Roof Area 100,000 SF x $1.50 / SF = $150, Repair / Replace Building Systems a. Maintain Evap. Coolers 210 Units x $ 800 / Unit = $168, b. Replace Lighting 210 Units x $1200 / Unit = $252, c. Replace / Repair Doors 20 Doors x $500 / Door = $ 10, Pave Parking Area / Access Roads a. 6 Acres x $25, / Acre = $150, TOTAL ESTIMATED COST OF UPGRADES $ 884, COST TO DEMOLISH GREENHOUSES & CHEMICAL STORAGE BUILDING (Warehouse to Remain) The following is a cost estimate to demolish the greenhouses and chemical storage building and to restore that portion of the site to desert conditions. Note: Costs do not include environmental remediation. 1. Demolish Greenhouse Buildings & Chemical Storage Building a. 210 Buildings x $ / Building = $252, b. Demo Chemical Building = $ 6, c. Haul and Dispose $ / Ton = $ 37, Regrade and Reseed Site a. 30 Acres x $ / Acre = $114, TOTAL ESTIMATED DEMOLITION COST $ 410, Page 5 of 11

8 COST TO DISMANTLE AND RECYCLE GREENHOUSE STRUCTURES The following is a cost estimate to dismantle and recycle steel from the greenhouses and demolish chemical storage building and to return that portion of the site to desert conditions. Dismantling costs include cutting and separating of steel from other materials as required for acceptance by recycler. Note: Costs do not include environmental remediation. 2. Dismantle Greenhouse Structures b. 210 Buildings x $ / Building = $ 462, c. Demo Chemical Building = $ 6, d. Haul $50.00 / Ton = $ 7, Recycled Value of Steel Structure a. 150 tons x $ 150 / ton = $ - 22, Regrade and Reseed Site a. 30 Acres x $ / Acre = $ 114, TOTAL ESTIMATED COST $ 567, Page 6 of 11

9 APPENDIX Page 7 of 11

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11 TYPICAL INTERIOR W/ NO PLANTS TYPICAL EXTERIOR TYPICAL EXTERIOR VIEW AT COMMON CORRIDOR TYPICAL EXHAUST FANS TYPICAL INTERIOR W/ PLANTS Page 8 of 11

12 TYPICAL IRRIGATION SYSTEM WAREHOUSE / LOADING DOCKS COMMON CORRIDOR STORAGE CHEMICAL STORAGE BUILDING COMMON CORRIDOR LOOKING NORTH PIPING IN COMMON CORRIDOR Page 9 of 11

13 WAREHOUSE AREA MECH AREA IN COMMON CORRIDOR MECHANICAL EQUIPMENT AREA TYPICAL EVAP. COOLERS WAREHOUSE / CARETAKER HOME TYPICAL FOOTING Page 10 of 11

14 WAREHOUSE INTERIOR TYPICAL BLAST HEATER TYPICAL EVAP. COOLING SECTIONS PLANT DUMPING AREA Page 11 of 11