22067_RJR Tobacco Area 2A_O_20110611

Whitaker Park
Site Survey Report
June 8, 2011
Property Number and Name: Buildings 2-1 & 2-2: Product Recovery Operation (PRO)
Building Details
• Location: East Whitaker Park
• Address: 951 Reynolds Blvd.
• Zoning: GI -General Industrial
• Date of Survey: May 11, 2011
• Year Building Completed: 2-1 1944, 2-2 1953
• SF 2-1 128,604 SF, 2-2 86,721 SF
• Floors — Basement and 3 Stories —Both buildings
PROPERTY AND SITE DESCRIPTION
1. Property Description:
Buildings 2-1 and 2-2 are connecting buildings that currently house a tobacco recovery operation and some
office space. The buildings are the oldest in Whitaker Park and are constructed of concrete, steel, heavy T&G
lumber floors, and brick masonry. Combined the buildings total 215,325 SF and are approximately 65 feet tall.
2. Building Exterior:
Exterior walls are brick masonry, which are non -insulated and unreinforced. When originally constructed,
there were large 11-foot windows at the center on all levels. Most of the windows have since been bricked in
or filled in with glass blocks. There are loading docks at the East and West ends of the buildings. At one time,
a railroad spur ran along the north side of Building 2-1.
3. Site:
Building 2-1 sits on the property line along Reynolds Boulevard and has no landscaping. A secured gated
entrance at the West end of building 2-1 is no longer in service. Some parking Is available at different
locations around the buildings, and can be expanded. The site is drained by surface drainage to various area
drains connected to a private storm drain system. No evidence of ponding or poor drainage was noted at the
time of the site survey.
4. Parking and Paving:
There are approximately 70 spaces located to the north, east, and west of the buildings. The parking areas are
striped and lit, but are not landscaped. There does not appear to be ADA access to the building.
5. Structure and Interior:
The superstructure is primarily steel columns, concrete clad steel columns, and wood and steel beams.
Floors are concrete at the basement and first level, with 4" T&G subfloors with an added layer of 1- Y" maple
flooring. There are some areas with concrete topping slabs and steel plates. The spacing of the columns is
typically 11'X24'. Typical floor -to -floor heights are 16 FT. The floors are penetrated in a number of areas to
allow for processing equipment. The small interior office /administration areas have carpet, painted plywood
partitions and acoustical ceilings. There are small break rooms and restrooms at each level. The buildings'
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restrooms do not appear to meet ADA requirements. For the age of the buildings, they are In good condition
with some water damage at the north perimeter. A structural assessment has not been performed.
6. Roof System:
The built-up roofing was installed in 1993 and is in fair condition. We estimate it will need to be re -coated
within 5 years.
7. Vertical Transportation:
There are three industrial elevators in the 2-1 building and one in 2-2. The elevators transport materials and
equipment including forklifts. One elevator in building 2-1 has been taken out of service. All the other
elevators appear to be in working order. There are no passenger elevators.
8. HVAC:
The cooling systems for both builds are central cooling systems with chillers. Building 2-2 has two water-
cooled chillers in the basement and one air-cooled chiller on the roof. There Is a cooling tower at the roof of
2-2. Dust collector units are on the roofs of both buildings. Steam supplied by the utility plant is used for
heat and hot water at each building.
9. Water and Waste:
Domestic water is provided by the City of Winston Salem via pump house 2-4 located east of building 2-1.
Sanitary Sewer is connected to the City of Winston Salem sewer line. During our walk-through, we noticed
several storm, domestic water supply and sewer lines that service the buildings.
10. Special Systems:
It is assumed that all process equipment will be removed when RJRT turns over the property. We have not
confirmed if the dust collection equipment will be left behind. A 3" process air line was supplied to building
2-1 on the overhead utility rack.
Fire Sprinklers:
Both buildings are fully sprinkled with a monitored wet type sprinkler system.
11. Electric Power:
Building 2-1 has one substation (outside) and its rating is 3000/4200 KVA, 13200-600Y/346V. Building 2-2 has
one substation (inside) and its rating is 2000/2576 KVA, 13200-600Y/346V. Both substations are feed from the
Shed Line Selector Switch.
12. Data and Communications:
No special data or communication systems were noted.
13. GENERAL OBSERVATIONS
• The buildings are in fair to good condition. The interior partitions are constructed of plywood.
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• The bathrooms throughout do not meet current ADA Standards due to 60" HC stalls and other items.
These areas will likely have to be brought into compliance in the event a new user initiates any significant
construction as a part of an adaptive reuse plan.
• Building 2-1 once had a rail spur at the north elevation; the rail has since been removed. Having a rail
spur at this building would warrant a closer look at potential environmental contaminations.
• The configuration, bay spacing and the fact that the buildings are multi -story limits their adaptability to
new manufacturing and other industrial uses. However, these characteristics might be appealing to
commercial office, incubator businesses or a mixed -use development.
• The buildings are not registered as historic structures.
• It should be assumed that the core would need to be redone to be code compliant. The exterior walls
appear to have limited reinforcement and may require retrofitting when current codes are applied.
• Utility delivery from RJRT (steam, power, water, processed air) controlled buildings have the same
consideration as previously discussed in 601-1 and 601-11.
• Steam and compressed air utilities from the central plant enter the buildings at the north elevations.
• Depending on new user requirements, parking currently provided may be under supplied.
14. LIMITATIONS AND QUALIFICATIONS
The observations above are based upon visual site survey, conversations with RJRT staff and limited utility
plans at Womble Carlyle offices. We are unable to determine the level of hazardous material abatement
activities that have been performed or will be required to perform upon RJRT has exit of the facility. Building
square footages were provided by RJRT and are used throughout these reports. These square footages have
not been confirmed and are used at face value.
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