Critique my warehouse building design…….

[C-Ya]

Hi all,

I found a property that I am getting ready to make an offer on…….

I sent the sketch below to my architect, who is very knowledgeable about my city codes. The lot was previously approved for 6375sf building. 85x75 with a 30 x75 outdoor space. I modified those plans into what you see in my sketch. Mainly moving building over to accommodate parking on both sides of building.

I am hoping to get a variance, so I can remove parking stops, and make building 80’ wide, instead of 75’. This would makes the units 40’ deep.

If I can’t make building wider, I am wondering if I should split down middle with 6 - 37’ deep units or offset the center so half the suites are 40’ and the other half are 35’? What is your opinion?

I plan on selling units B, F, and E. I will use unit A as my personal unit.

Units C and D are my full commercial office/whse rentals. 370sf of air conditioned office. 925sf whse, 1110sf of covered private gated outdoor space. Which makes for enough parking for 5 (up to) 37’ toys. However, I expect these tenants to have service vehicles that they need to keep secure. The space will park 10 regular cars overall. The office warehouse space will have additional roll up door and man door to outside space. Making for a nice 2000sf private working area.

Here is the part I am contemplating…….. Should I ad a mezzanine? This would ad an additional 700sf to each office/whse suite. Making it 3105sf under roof. 1995sf of enclosed off/whse vs 1295sf, without mezzanine.

I am leaning towards adding the mezzanines since I also plan on owning the units until both my wife and I pass away, willing them to my daughter. So I would like to make unit as desirable as possible to future tenants.

Another option would be to make all 6 units the same size and turn the outdoor space into covered RV parking for 6 Vehicles. But I think I am better off with making the 2 big suites as desirable as possible. They will be my money makers.

Here is the sketch I sent my architect. If he says it can be approved…….. I will buy the lot. Please feel free to comment. I am hoping you guys will find something I did not think about. Thank you.

 

[hallett21]

Yes on mezzanine. Legal square footage will only make you money down the road.

 

[JJ McClure]

A friend of mine built one of these. Much bigger. I95 and SR84. I’m sure you’ve been there. It didn’t really work out well. But you do have to have mezzanines
Best of luck. Have you thought about condo program over renting?

 

[C-Ya]

A friend of mine built one of these. Much bigger. I95 and SR84. I’m sure you’ve been there. It didn’t really work out well. But you do have to have mezzanines
Best of luck. Have you thought about condo program over renting?

I am selling 3 and keeping 3. I guess you can say I’m hedging my bet. Rental rates are insane. But so are interest rates. That is the main reason for selling the 3 units. The current market value is $411 per square foot, for this type of unit. That makes B, E, and F, worth $380,175 each. Which will give me back some of my investment funds, while making my other 3 units overly affordable. It is just time consuming, because it allows me to not have to pay $411 per square foot to buy an individual unit, but I end up having to become the property developer in order to basically get a humongous discount on 3 units. I basically end up with my own personal unit, and rental income of around 100k per year. So it’s worth the time and investment in the long run. I’ll be happy when it’s done.

To go further on math…… In my current market, the 6375 square foot building has a market value of $2,620,125. My land and building costs are currently (tentatively) projected at just under 1.5 mill. So it’s certainly worth my time.

I could knock a bunch off the build cost, if I built a steel building. My building will be masonry and rated at 200mph winds. This ads to price, but that’s the price you pay……… when you are married to a attorney! Lol

I really wanted to do a much larger project, but I think I will be satisfied with this. It solves my hurricane storage problem. I am looking forward to not having to worry about that in the future.

The complex is approx 4 miles from my home. It will be the last piece I need to live comfortably. Lol

 

[Taboma]

Are these for boat storage, in addition to other warehousing and storage uses etc. ?

As a comparison, the storage condo I've owned for about 27 years at Havasu, was built as back to back 35' and 45' individual units.
I rented one half for awhile, but as my toy collection grew, I removed the separating wall and now enjoy my 80' long, unit with a roll up on each end. The driveway distance between our unit's roll up to the one directly across from it is 58'. For a large boat storage, 22' isn't much negotiating room to back one in if this is the plan.

 

[C-Ya]

Are these for boat storage, in addition to other warehousing and storage uses etc. ?

As a comparison, the storage condo I've owned for about 27 years at Havasu, was built as back to back 35' and 45' individual units.
I rented one half for awhile, but as my toy collection grew, I removed the separating wall and now enjoy my 80' long, unit with a roll up on each end. The driveway distance between our unit's roll up to the one directly across from it is 58'. For a large boat storage, 22' isn't much negotiating room to back one in if this is the plan.

These will be full industrial warehouse spaces that just happen to be long enough to store toys. They are zoned to run a business out of. It is conceivable that I will be the only unit user to only use it for storage.

The runway space is a concern. On the A,B,C, side of the building you have all the space you could want. On the alley side, you have approx 30’ feet (plus 22’) for sure. The alley is actually so wide, that many businesses on the alley use the alley as their front door. But is is definitely the less desirable side. But it works,

The lot is only 116ft x 140ft. The mandatory parking stops are screwing me over. I loose 6’ of building width.

 

[clarence]

I really wanted to do a much larger project, but I think I will be satisfied with this.

Why aren't you? Couldn't find the land? Or not within a short distance?

I assume a much larger project isn't much (if any) more work?

With a proportionately better return?

 

[Nordie]

Where is this property located, could you sell it off as a commercial residential?

There's been a few developments that have been built here for business owners called Loft Works. It's a 2 bedroom apartment above a warehouse space with an office area. I don't understand why more of these aren't being built, besides it being a code issue. I really think Florida, and actually Havasu this concept could do extremely well.

Loft Works | Location

Loft Works at Tenaya is located in the Las Vegas area. With living space above an office and warehouse unit, Loft Works at Tenaya has a great loft space and location.

www.loftworkslv.com

 

[fat rat]

Are these units for hobbyist or businesses? I recently sold a single unit 2000 square foot, all I had was two parking spots. Running a business out of it required a lot of scheduling for parking.

Where in Fla, might no someone interested. He’s in Ft Myers.

 

[C-Ya]

Why aren't you? Couldn't find the land? Or not within a short distance?

All the above……..

Industrial zoned land is hard to come by here at a reasonable price. Location is a major factor too.

I tried to buy an entire city block in Deerfield Beach, but the city turned down my project. The city of Pompano turned down another location I wanted. I finally just made sure that anything I looked at was already zoned industrial. Therefore I am actually building warehouses instead of storages.

I also wanted something close to home, for many reasons. But Hurricane boat storage was at the top of the list.

Once I am done, I can buy a couple of toys I have been eying. There are a ton of car shows where I live, I want to buy a collector car, so I can play too. I also want a 6 seat golf cart to go with my 2 seater. The collector car, golf cart, boat, and tow vehicle can fit in my storage, though I might need to get a car lift. But maybe not if I purchased a small collector car,

 

[Mandelon]

Remove the parking stops after it gets all signed off?

 

[C-Ya]

Are these units for hobbyist or businesses? I recently sold a single unit 2000 square foot, all I had was two parking spots. Running a business out of it required a lot of scheduling for parking.

Where in Fla, might no someone interested. He’s in Ft Myers.

It can be used either way. I am hoping the 3 units I sell use them for storage and the 2 big suites I rent, are used by service businesses. They are zoned as industrial warehouses, which can also be storage. However, a zoned storage cannot be used as a business, so that makes my units more valuable.

 

[fat rat]

It can be used either way. I am hoping the 3 units I sell use them for storage and the 2 big suites I rent, are used by service businesses. There are zoned as industrial warehouses, which can also be storage. However, a zoned storage cannot be used as a business, so that makes my units more valuable.

Nothing against auto repair shops, but they tend to clog up the spaces. Just my 30 years of operating out of one.

 

[Bobby V]

Remove the parking stops after it gets all signed off?

That would be a little to late to widen the building to 80’.

 

[beerrun]

Where do I apply for this 100k a year job

 

[Mcob25rg]

Door height on large units needs to be 14’

 

[C-Ya]

Door height on large units needs to be 14’

My doors will be 14’ high by at least 16’ wide. Ideally I would rather have 18’ wide. On all the units.

Anything bigger than that takes a lot more engineering to install. The big suites will also take some thought, since the mezzanine needs to be at least 14’ high so that it matches door height. But the covered storage door, need to be before mezzanine, so that the two don’t intrude on each other, while not sacrificing any height. It would be a bummer when you can‘t fit a RV because the roof is hitting the door opener. I realize that a roll up door eliminates the opener problem, but still needs to be out of way of mezzanine.

 

[C-Ya]

Where do I apply for this 100k a year job

I’ve checked your resume and frankly……… You just are not lazy enough for the position. It takes a real couch potato, with no work ethic, to be successful in this position. You just don’t qualify. I am sorry.

 

[AEA]

I’ve checked your resume and frankly……… You just are not lazy enough for the position. It takes a real couch potato, with no work ethic, to be successful in this position. You just don’t qualify. I am sorry.

I think the outside covered parking cover should more that 13 feet, maybe 14 to 16 feet? Isn't maximum allowable vehicle height 13 feet 6 inches?

 

[Bobby V]

My doors will be 14’ high by at least 16’ wide. Ideally I would rather have 18’ wide. On all the units.

Anything bigger than that takes a lot more engineering to install. The big suites will also take some thought, since the mezzanine needs to be at least 14’ high so that it matches door height. But the covered storage door, need to be before mezzanine, so that the two don’t intrude on each other, while not sacrificing any height. It would be a bummer when you can‘t fit a RV because the roof is hitting the door opener. I realize that a roll up door eliminates the opener problem, but still needs to be out of way of mezzanine.

Will a side mount door opener work on a door that big.

 

[C-Ya]

Will a side mount door opener work on a door that big.

This thread has made me think about the doors……..

I am thinking that commercial roll up doors, manually opened with chained is probably going to be best. Therefore a power outage is on no concern. Also, it can be much more secure than a rf transmitted door opener. The doors will need to be locked from inside, with a high quality man door, that cannot be pried open. Of course there will be internet with cameras everywhere. Microphones too. Lighting is a concern too.

It would be nice to have windows, but they are expensive, and actually make the building more expensive to insure. Also, windows will keep it from a 200mph wind rating. Just stuff I learned through my journey, so far.

 

[C-Ya]

Are these units for hobbyist or businesses? I recently sold a single unit 2000 square foot, all I had was two parking spots. Running a business out of it required a lot of scheduling for parking.

Where in Fla, might no someone interested. He’s in Ft Myers.

If I get approval, I will be building this in Pompano Beach, Fl. 2 traffic lights from I95 and Atlantic Blvd

It’s golf cart close! 4 miles from my home.

 

[Angler]

What type of roof can handle a 200mph wind?

 

[C-Ya]

What type of roof can handle a 200mph wind?

It’s called a built up roof. It’s foam built up upon concrete. That is why it’s called a built up roof.

Hurricane Dorian had 200mph winds, 100 miles from my home.

 

[Shlbyntro]

only problem i have is you have a 35/40 ft deep garage with 20ft deep drive in front. the best part of a deep garage is being able to fit long stuff inside. IMO Youre really eliminating a lot of the benefits of having these larger spaces. unless it happens to be a huge alley of course

if you have full road frontage on the one side on a street that will allow for vehicle manuevering i would do your split 45/30 otherwise those spaces on the back are really only going to be good for warehouse type storage and most toys wont be easy to get in and out.

my $0.02

 

[Kevin Schulte]

C-ya,

Call me about your building. I am in Stuart and just finished my 15,000 building. I have a few suggestions. Kevin 805-732-5341

 

[wzuber]

This thread has made me think about the doors……..

I am thinking that commercial roll up doors, manually opened with chained is probably going to be best. Therefore a power outage is on no concern. Also, it can be much more secure than a rf transmitted door opener. The doors will need to be locked from inside, with a high quality man door, that cannot be pried open. Of course there will be internet with cameras everywhere. Microphones too. Lighting is a concern too.

It would be nice to have windows, but they are expensive, and actually make the building more expensive to insure. Also, windows will keep it from a 200mph wind rating. Just stuff I learned through my journey, so far.

I would recommend at least providing a power supply to each side of the door for jackshaft openers during the build process. It's much cheaper to install during then after the fact and it becomes a selling feature or an upgrade option to the sales price for a predetermined system package. There's plenty of system options that could include battery back up for power outages, magnetic and solenoid locks as well as the operator system being integrated into the alarm systems with time zones established so in the event a door would be hacked and opened by stealing the transmitter code it would set off the alarm system and possibly prevent the theft or snare them. Just something to consider. Good luck with your project.

 

[C-Ya]

Here is the lot……..

 

[Done-it-again]

I think your 1.5 mil all in is little low with using block construction. Unless the lot is super cheap.

 

[Terminal Velocity]

This was fast and nasty (literally 10 minutes) but here is your layout/building based on the Lot dimensions shown on the last image and your sketch of actual dimensions. With a lot of assumptions on my part as to the Bearings of the lot lines. Also, don't know what setbacks you would be held to per city code. But this should give you a little better idea on how it fits the lot.

You could possibly stripe your parking as parallel (10' wide by 24' long Typical), doesn't mean you have to park that way in the end after it's built.
I'm not sure where they came up with the (3) 50' dimensions when the one dimension is 139.99' on the alley side. And the top side has curb, gutter and sidewalk along the 111.12'
Anyway hope this helps.

edit: also note, the building dimensions are to outside, so interior you'll lose 12" inside so your 35 is really 34' and your bathrooms are going to take up a ton of room with new codes for handicap requiring a 6 foot diameter clear space. so your looking at almost a 9x9 bathroom.

edit 2: moved the 4-way bathrooms to be inline with mandoors.

 

[C-Ya]

This was fast and nasty (literally 10 minutes) but here is your layout/building based on the Lot dimensions shown on the last image and your sketch of actual dimensions. With a lot of assumptions on my part as to the Bearings of the lot lines. Also, don't know what setbacks you would be held to per city code. But this should give you a little better idea on how it fits the lot.

You could possibly stripe your parking as parallel (10' wide by 24' long Typical), doesn't mean you have to park that way in the end after it's built.
I'm not sure where they came up with the (3) 50' dimensions when the one dimension is 139.99' on the alley side. And the top side has curb, gutter and sidewalk along the 111.12'
Anyway hope this helps.

edit: also note, the building dimensions are to outside, so interior you'll lose 12" inside so your 35 is really 34' and your bathrooms are going to take up a ton of room with new codes for handicap requiring a 6 foot diameter clear space. so your looking at almost a 9x9 bathroom.

edit 2: moved the 4-way bathrooms to be inline with mandoors.
View attachment 1234151

Thank you very much.

However, I spoke to my architect earlier today. I pointed out to him, that what he sent me was too long for lot. Since it must have 25’ setback from main rd. Could you please do another line drawing with a 20’ covered yard, instead of a 30’? Hopefully the 10’ feet does not come off building.

Here is what architect sent me that had been tentatively approved, which has wrong dimensions. (The lot is 139.99 feet long, not 150’.

Below is what I based my sketch off of. It’s 10’ too long.

 

[Terminal Velocity]

Thank you very much.

However, I spoke to my architect earlier today. I pointed out to him, that what he sent me was too long for lot. Since it must have 25’ setback from main rd. Could you please do another line drawing with a 20’ covered yard, instead of a 30’? Hopefully the 10’ feet does not come off building.

Here is what architect sent me that had been tentatively approved, which has wrong dimensions. (The lot is 139.99 feet long, not 150’.

Below is what I based my sketch off of. It’s 10’ too long.

View attachment 1234160 View attachment 1234161

Absolutely, Here you go. I took liberty and set the building corner right at the 25' setback which puts the building 10.85' from rear PL

 

[v6toy4x]

Absolutely, Here you go. I took liberty and set the building corner right at the 25' setback which puts the building 10.85' from rear PL
View attachment 1234172

You always seem to help things along

 

[Terminal Velocity]

You always seem to help things along

What else am I going to do at Work, Work LOL. Thanks. It was a simple deal to get a better idea for C-ya on how it truly lays out within the property lines.

 

[v6toy4x]

What else am I going to do at Work, Work LOL. Thanks. It was a simple deal to get a better idea for C-ya on how it truly lays out within the property lines.

You're right "WORK" is definitely out of the question!!

 

[C-Ya]

What else am I going to do at Work, Work LOL. Thanks. It was a simple deal to get a better idea for C-ya on how it truly lays out within the property lines.

Thank you so much!! I can’t tell you how much I appreciate it!

 

[Terminal Velocity]

Thank you so much!! I can’t tell you how much I appreciate it!

My pleasure, I can email you PDF’s you can print or even the Autocad file if you want.