J-9 (Facility Survey Vol. 1_Part 1).pdf

901 LOS ANGELES JOB CORPS CENTER

Volume I Facility Planning Report Final Planning Strategy

June 2020

Section 1.0 Introduction

1.1 Objectives and Scope

1.2 Report Contents

1.3 Existing Site Plan

1.4 Center Statistics

1.5 Executive Summary

1.6 Facility Survey Assessment Site Conditions, Available Deficiency Funding, and Office of Management and Budget (OMB) Score Card

Section 2.0 Existing Conditions

2.1 Background

2.2 Ownership

2.3 General Site Conditions

2.3.1 Water

2.3.2 Fire Protection

2.3.3 Sewer

2.3.4 Storm Water

2.3.5 Gas

2.3.6 Electrical

2.3.7 Communications

2.4 General Building Conditions

2.4.1 Roof Issues

2.5 Preventative Maintenance

2.6 Facility Assessment by Function

2.6.1 Student Housing

2.6.2 Education

2.6.3 Food Service

2.6.4 Recreation

2.6.5 Administration

2.6.6 Medical/Dental

2.6.7 Storage/Support

2.7 Environmental Management

2.8 Resource Use and Conservation (Energy and Water Conservation)

2.8.1 Background

2.8.2 Energy Data Issues

2.8.3 Benchmarking

2.8.4 Electricity

2.8.5 Natural Gas

2.8.6 Water

2.9 Sustainability

2.9.1 Climate Resiliency

2.10 Accessibility Standards

2.11 Historic Preservation Issues

2.12 Center Security Inventory

2.3.6.1 Electrical Power

2.3.6.2 Site Lighting

901 LOS ANGELES JOB CORPS CENTER

PY 2019 FACILITY SURVEY REPORT

TABLE OF CONTENTS

2.13 Warranties

2.14 Health and Life Safety Issues

2.15 Completed and Current Projects since the Last Survey

2.16 Funded Not Corrected Deficiencies

Section 3.0 Planning Analysis

3.1 Introduction

3.2 Significant Issues

3.2.1 Significant Issues Being Addressed

3.2.2 Significant Issues to be Addressed

Section 4.0 Recommendations

4.1 Introduction

4.2 Status of the Previous Plan (Program Year 2016)

4.2.1 National Projects

4.2.2 Regional Projects

4.3 Proposed Plan Program Year 209 Plan

4.4 Summary of Proposed Projects

4.4.1 National Projects

4.4.2 Regional Projects

4.5 Student Vocational Participation

4.6 Proposed National Project(s)

Proposed Site Plan - Short Term

Implementation Plan Summary List of National Projects Project Data Sheets

Appendices

Space Utilization Chart Federal Real Property Asset Management Performance Measures Funded but Not Corrected Deficiencies by Classification Unfunded Deficiencies by Classification Facility Condition Summary Report Building Condition by Function Acronyms and Abbreviations

Proposed Site Plan - Long Term

1.0 INTRODUCTION AND EXECUTIVE SUMMARY

A team of Engineering Support Contractor (ESC) architects and engineers completed a facility survey and assessment of Los Angeles Job Corps Center (Los Angeles JCC) in Los Angeles, California during the week of 09 December 2019. The results, conclusions, and recommendations of the Survey are documented in two volumes: Volume I Planning Strategy and Volume II Supporting Data.

The United States Department of Labor Engineering Support Contractor (ESC) team completed the Survey on behalf of the Job Corps Division of Facilities and Asset Management. The following team members conducted the completed facility survey and assessment for Los Angeles JCC:

Architect: K. Shahid Rab Mechanical Engineer: Mark Boatright Electrical Engineer: Margarita Levit

1.1 Objectives and Scope

The purpose of the Facility Survey is to accomplish the following objectives:

A. Document existing conditions of Los Angeles JCC B. Identify new deficiencies and status of previously documented deficiencies C. Develop a Long Range Plan

1.2 Report Contents

Volume I includes the information and basis for the recommendations for long range planning.

Volume I consists of the sections identified below.

Section 2.0 – Existing Conditions

In this section, the status of the site and buildings in Los Angeles JCC is presented in terms of conditions, functionality, energy and water usage, sustainability, and accessibility. The status of funded projects is noted and current and prior deficiencies are summarized.

Section 3.0 – Planning Analysis

The analysis leading to the proposed plan is presented in this section and is based on the existing site conditions and functions; and on near-term and long-term Center mission and objectives.

Section 4.0 – Recommendations

The recommendations for proposed projects and revised site plan are presented for Los Angeles JCC.

1.0 INTRODUCTION

Center Statistics Date: 06/02/2020

Combination of Owned & Leased 1965Activation Date:

Ownership Status:

Site & Utilities

Water Source:

Sanitary Sewer:

Electrical Service:

Gas Type:

Telephone Service:

Public Water Authority Publicly Owned Treatment Works City of LA Dept of Water and Power Natural

No. of Vacant Buildings:

Gross Sq. Footage:

Net Sq. Footage:

Net / Gross (%):

Building Age > 50 yrs:

Building Age 20-50yrs:

Building Age 10-20yrs:

Building Age < 10 yrs:

225,445

Bldgs with Asbestos:

Asbestos Survey Date:

Bldgs with Radon:

11/26/1990

Site Access: Yes

4Buildings with Access:

Regulated:

Non-Regulated:

Above Ground Tanks:

Sewage Treatment:

Publicly Owned Treatment Works

Air Pollution Sources: None

Thomas Fitzwater

(213)748-0135Phone No.:

Center Director:

Management and Training CorporatioOperating Contractor:

Contract Strength: Resident Men: Resident Women: Non-residents:

Office Administration 180 TCU Transportation 120 Cert. Nursing Asst. 90 LPN 60 Health Care (Off-Ctr) 44 Technical Trades (Off-Ctr) 43 Medical Assistant 30 Auto Repair (Off-Ctr) 28 Non-Technical Trades (Off-Ctr) 25 ACT (Off-Ctr) 9

No. Of Buildings:

614 148 232 234

Real Estate Management

Buildings

Program

JCC# 901 LOS ANGELES 1031 Hill St., Los Angeles, CA 90015

Accessibility

Environmental

Site Area (Acres):

Bldg to Site Coverage: 75%

0Building Age Unknown :

(213)741-5309Fax No.:

Under Ground Tanks: 0

Vacant (NSF):

Energy Actual - BTU/GSF/YR: 36,397

Energy Audit Done: Underway 2,415

63%

141,317

Buildings with Access to Services: 3

4Buildings with Accessible Restrooms:

Buildings with Other Accessible Features: 1

2Buildings in Total Compliance:

83,973

GSF

141,472 63

Average Building Age: 39

Vocations (629):

Radon Surveys Reqd: 2

Age Distribution

Mitigated: 0

Historic Status Buildings on National List:

Eligible Buildings:

Candidate Buildings:

LOS ANGELES JCC

AT&T, TelePacific Communications

1.46

04/01/2019Start / End Dates: 03/31/2024/

Historic District:

Contributing:

In/Pending:

LAJCC Downtown campus and surroundings

Building 4

Urban Campus Building 17

Center's Government vehicle parking on a nearby lot

1.5 Executive Summary

Issues

Recommendations

NATIONAL PROJECTS

Proposed National Project 4139 would address Building 16 issues and mitigate some of the overall program issues regarding Recreation and Warehouse. Actions would include:

• Leased Building 16 continues to be problematic. The roof leaks, six of 10 heat pumps are not working and the basement is mostly vacated due to former sewage pipe leaks.

Maintenance is becoming more expensive and no longer covered by Lessor. Education and Recreation functions in this building are isolated from related functions in Buildings 4 and 17 respectively.

• The gradual elimination of leased buildings helped campus consolidation but maintenance/warehouse spaces are now minimal and are encroaching on already sparse recreation space.

• Building 3: Two of three packaged rooftop HVAC units are deteriorated and at the end of their service life. Part of the roof is ponding. Windows are inefficient and are missing hardware.

• Building 2 exterior wall is cracked at a corner.

• At Building 17, exterior light fixtures are not operational. 50% of exterior light fixtures and courtyard theatrical lighting are non-operational.

• Program Issue

− Culinary Arts training is provided off-campus. The Region is considering reviving the Culinary Arts program on campus.

• Lessor Issues at Building 17

a. A large number of sleeping room heat pumps failed.

b. The water softening system and make up air unit in the main kitchen are non-operational.

c. Dormitory bath tub drain assembly and strainer are disintegrating in all dormitory bathrooms.

• Long Term Issues

d. Urban Campus Building 17 lease expires 2032.

e. Although DOL-owned Buildings 2, 3, and 4 are currently in good condition, the long term viability of these 90 to 100-year-old buildings requires re-evaluation, especially considering the changing urban scale of the surrounding area that is becoming more high rise. Second floor ceiling height of the 3-story Building 3 is only 6 feet 9 inches. At Buildings 2 and 3, electrical distribution systems are approximately 45 years old and becoming candidates for replacement.

• Renovate Building 4 mezzanine and part first floor to relocate Education functions from Building 16 and Maintenance from Building 17 respectively.

• Renovate vacated Maintenance space to relocate Arts and Crafts from Building 16.

• Lease a storage space in the vicinity to serve as a small warehouse and terminate Building

16 lease.

A Future National Project is proposed to consolidate the campus on DOL-owned property related to Buildings 2 and 3.

REGIONAL PROJECTS

• Repair Building 16 roof to keep the building usable until relocation of functions.

• Repair Building 3 roof, repair or replace windows, replace rooftop HVAC units

• Repair Building 2 exterior wall

• Improve Building 17 exterior lighting

• The possibility of using part of the Cafeteria Kitchen in Building 17 for Culinary Arts training would be studied.

LESSOR DEFICIENCIES

• Replace/repair heat pumps in Building 17 Dormitories

• Replace or repair water softener and make-up air unit in Kitchen

Building Condition The Survey results indicate that the 1.46-acre site is in good condition and buildings are in good condition with the exception of following buildings.

Building Condition Justification Building 16 Fair The roof leaks, six of 10 heat pumps are not working.

Category FY2019 Intensity

Baseline Year

Baseline Intensity

FY2019

Target

Difference from Target

Energy 27,380

BTU/GSF FY2018 34,708

BTU/GSF

34,083

BTU/GSF -20.0%

Water 6,012.63 kgal FY2018 6,743.45 kgal 6,676.02 kgal -10.0%

Accessibility Two of the five buildings, Buildings 16 and 17, are in compliance with Architectural Barriers Act (ABA) Standards. Two additional buildings have some degree of access including accessible restrooms. A chairlift was added to Building 2 in 2019 to improve accessibility to the second floor.

Maintenance Operations and maintenance (O&M) of the Center and preventive maintenance practices are good.

The maintenance supervisor is knowledgeable of maintenance practices and proactively keeps track of maintenance issues in close coordination with the safety manager.

Energy and Water Goals

KEY

BTU: British Thermal Unit (energy unit) CRA: Construction Rehabilitation and Acquisition EO: Executive Order FCI: Facility Condition Index ((1-repair cost)/value)

Gal.: Gallon GSF: Gross Square Feet O&M: Operations and Maintenance OBS: On Board Strength (current number of students) OMB: Office of Management and Budget

1.6 Site and Building Conditions, Deficiency Cost, Available Beds, and OMB Score Card

Site Condition Roads and Pavement Good However, there is an issue with the city sidewalk sloping towards Building 16 entrance.

Power Good Natural Gas Good Central Plant N/A Water Supply Good Sewage Good

Building Conditions Student Housing Good Education Fair Building 16 is in Fair condition due to roof leaks and other issues.

Food Service Good Recreation Fair Cramped and disjointed; part Rec. in

Building 16 which is in Fair condition.

Medical/ Dental Good Administration Good Storage Support Fair Cramped conditions in minimal space

Deficiency Cost Life Safety Deficiencies Non-Life Safety Deficiencies

Number Cost, $ Number Cost, $ Recently Funded 22 $76,626 0 $0.00 Prior Funded 0 $0 2 $21,195 O&M 35 Non-CRA Funded 28 Non CRA Funded Unfunded 0 $0 43 $2,624,192

Available Beds Contract Strength OBS during Survey

Maximum Bed Capacity

Bed Capacity above Contract

Strength Resident Students Non-Resident

Students Resident Students

Non-Resident Students

380 234 344 96 400 20

OMB Score Card Metrics Current Goal Los Angeles JCC Comments

EO 13834

ENERGY GOAL

BTU/GSF

34,083 27,380

WATER GOAL

Gal./GSF

29.46 26.67

O&M Costs $/

GSF/YR

5.10 2.69

%Utilization Office 97 100

Housing 98 100 Warehouse

96 0 Warehouse lease discontinued;

current space minimal

FCI 0.919 .98

%FCI < 0.90 15.2 0

2.0 EXISTING CONDITIONS

2.1 Background

Los Angeles Job Corps Center is located on a single city block on five properties, totaling 1.46 acres of land in downtown Los Angeles, California. There is a building on each property, only two are contiguous. Three buildings are owned by DOL and two are leased. The Center is operated by Management and Training Corporation. Four buildings were originally built during 1920-1933 as warehouse/commercial buildings. The fifth one, leased from YWCA, was built by YWCA in 2012 for Job Corps use. The Center was activated for Job Corps utilization in 1965. The Center has 225,445 gross square feet (GSF) in five buildings.

Los Angeles Job Corps Center provides residential living, academic education, recreation, and vocational training for a population of 614 students as in the following table.

Table 1: Number of Students Resident Men

Resident Women

Non- Residents

On-Board Strength (at the date of the survey) 197 147 96 Contract Strength 148 232 234

The total bed capacity of the Center is 400. The total building area at the Center is 144,803 net square feet (NSF) that is within the suggested range of 132,000 to 170,000 NSF for a Center with a comparable student population.

2.2 Ownership

Los Angeles Job Corps Center is operated on Government owned properties and on properties leased from multiple entities.

Government-owned Properties: Los Angeles Job Corps Center is operated on three (3) separate parcels that are owned by the U.S. Department of Labor. On July 17, 1970, the Government purchased property known as Building 2, located at 215 West 11th Street, for $95,000 from Mr.

Ben Lasser. On July 20, 1970, the Government purchased the property known as Building 3, located at 1049 South Hill Street, for $142,500 from Grace C. Hoshizaki, HY R. Levin, Marion Levin and Morris Liss Sewing Machines, Inc., a California corporation. On May 1, 1978, the Government purchased the property known as Building 4, located at 1031 South Hill Street, for $375,000 from Barbara E. Greenberg, Nancy Irene Greenberg, Jeffrey M. Greenberg, Lori L.

Greenberg and Webster Jones. The Department of Labor is responsible for the repair and maintenance of all buildings at its federally owned campuses.

Leased Properties: The U.S. Department of Labor’s lease with the YWCA GLA Urban Campus Development Corporation originally commenced on February 1, 2012 and if all options are exercised, the lease will terminate on January 31, 2032. The center is located on real property known as the Basement Floors 1-6 of 1020 S. Olive Street, Los Angeles, California, and consists of

2.0 EXISTING CONDITIONS

a rentable area of approximately 110,031 square feet. The Government currently pays an annual rent of $3,041,419.16. If the Government makes any alterations, additions, installations, changes or improvements, they shall be and remain the property of the Government and they or any part of them shall, at the Government's option, be subject to removal by the Government prior to the end or other termination of the lease. The Government shall not make any improvement costing more than $25,000.00, or any change which would materially alter the use of the leased premises without obtaining the approval of the Lessor. The Lessor is responsible for the proper maintenance and repair of the premises, as expressly provided in the lease, except in case of damage arising from the act or the negligence of the Government, its invitees or guests, agents or employees. All repairs, replacements and maintenance that is not the Lessor’s express obligation shall be made by the Government.

The U.S. Department of Labor’s lease with Olive Center, a California Partnership originally commenced on June 1, 1999 and if all options are exercised, the lease will expire on May 31, 2024. The center is located on property known as 1056-1060 South Olive Street, Los Angeles, California and consists of approximately 19,623 gross square feet. The Government currently pays an annual rent of $303,178.44 for this lease. The Government is also obligated to pay to the Lessor, as additional rent, the costs of general liability and hazard insurance for the leased premises. Any alterations, additions, installations, changes or improvements made by the Government during the term of the lease are owned by the Government and are subject to removal by the Government prior to the end or other termination of the lease. The Government is solely responsible for the proper maintenance and repair of the premises.

2.3 General Site Conditions

The Center is located at 34° 2' 30.8112'' N latitude and 118° 15' 35.2584'' W longitude at about 265 feet above sea level. The climate is Hot Marine (ASHRAE 3C). According to data compiled by U.S. Climate from National Climatic Data Center, National Oceanic and Atmospheric Administration (NOAA), the average temperature for January ranges from a low of 45°F to a high of 73°F and the average temperature for July ranges from a low of 64°F to a high of 84°F; the annual high often reaches 90°F, usually in August. The average annual precipitation is 15.14 inches.

There is no snowfall. At the downtown campus all of the buildings are located on one city block divided into two by an alley.

Building 3 has an adjacent open space with a tent on a converted Court at Urban Campus: Los Angeles skyline in the background parking lot that is used as a gathering area for students and for picnics. Building 17 has a court that serves as the outdoor recreation and gathering space for students. Two separate parcels of DOL-owned land occupied by Buildings 2, 3 and 4 total approximately one-half acre. Leased Buildings 12, 16, and 17 occupy a total land area of approximately one acre.

The parcels are in an urban area that has an array of commercial building types that vary according to their age. This area is within southwest part of downtown Los Angeles that is undergoing transformation that has accelerated recently. City planners view it as a mixed development, having both residential and commercial functions. At its southwest corner is the vast Los Angeles Convention Center and Staples Center complex, near the freeway intersection of state highways 10 and 110. The city envisions future development as a sports and entertainment district.

2.3.1 Water

The Los Angeles Department of Water and Power provides the domestic water supply.

Supply is adequate and reliable.

2.3.2 Fire Protection

Fire protection is provided by street hydrants and the Center has sprinkler systems and /or standpipe systems in each building. The Center is supported by the Los Angeles Fire Department Station #9 which is approximately 1.0 mile from the Center and has a response time of approximately 10 minutes. Fires in surrounding areas due to drought may affect service.

2.3.3 Sewer

Wastewater collection and treatment is provided by the City of Los Angeles, Bureau of Sanitation These infrastructure systems are adequate.

2.3.4 Stormwater

Most stormwater runoff enters the underground storm drain system which then discharges to nearby waterways. Stormwater from the newly upgraded city sidewalk reaches and occasionally penetrates Building 16 entrance. Otherwise, the system performs adequately.

2.3.5 Gas

The Center is supplied with natural gas from the Southern California Gas Company and service is adequate.

2.3.6 Electrical

2.3.6.1 Electrical Power

Electric service is provided by Los Angeles Department of Water and Power.

Buildings 17 and 4 are served by the 34 kV primary lines. The primary lines enter the utility-owned transformer stations located in these buildings. These buildings have load requirements more than 300 kVA. The primary lines enter the Buildings 2, 3, and 16 are served by 4.8 kV primary lines. These buildings have load requirements less than 300 kVA. The primary distribution systems are underground in all buildings on the Center.

The secondary distribution systems for Buildings 2, 3, 4, and 17 are underground.

The secondary distribution system for Building 16 is overhead. Secondary distribution system voltages differ from building to building.

Buildings 2 and 3, each are provided with two services, one 120/240V, 3-phase 3 wire service and one 120/240V, single-phase, 3 wire secondary service. Building 4 is provided with a 120/208V, 3-phase, 4 wire secondary service. Buildings 17 is provided with 277/480V secondary service. Building 16 is provided with three laterals: two 120/240V, 3-phase, 3 wire service laterals and one 120/240V, 1-phase, 3 wire service lateral.

The secondary distribution systems in Buildings 2, 3, and 4 are owned and maintained by the Center. Distribution system is adequate in Building 4, and aging in Buildings 2 and 3. The secondary distribution system in Building 16 is owned by the Lessor, and maintained by the Center. The secondary distribution system in Building 17 is owned and maintained by the Lessor, and is adequate. Individual utility meters are provided at the service equipment location. Web based owner meters are provided in Building 4 and in Building 17.

2.3.6.2 Site Lighting

Building-mounted High Intensity Discharge (HID), Light Emitting Diode (LED) , and halogen light fixtures, utilized at Buildings 2, 3, 4, and 16 are controlled by time clocks. The fixtures in Buildings 2, 3, and 4 belong to and maintained by the Center. The fixtures in Building 16 belong to the Lessor and maintained by the Center. HID, LED, and compact fluorescent (CFL) light fixtures in Building 17 are controlled by photocell through the lighting control panel with override switch.

Theatrical lighting at the courtyard of Building 17 is controlled by the web-based program with the override switch in the first-floor electrical room. Sign in Building 17 is controlled by the time clock. Light fixtures in Building 17 belong to, and are maintained by the Lessor. The Center is an open campus environment; the street lighting contributes to exterior illumination and maintained by the City of Los Angeles.

2.3.7 Communications

Local telephone service is provided by AT&T. Voice over IP (VoIP) is utilized for long distance and toll calls, data and voice communication. The Center has two demarcation points (DEMARK) located in Buildings 2 and 16, one belongs to the Center (in Building

2) and one to the Sai-Tech program (in Building 16). Buildings 3, 4, 16 and 17 are connected to the LAN system in Building 2 by fiber optic cabling. Fiber optic cabling and Cat 5/6E Ethernet cabling are utilized for switch to switch connection. Wi-Fi is provided in all buildings. VoIP is utilized for long distance and toll calls (through the JCDC), data and voice communication.

One T1 line by AT&T and 150 Mbps line by TelePacific Communications are provided to DEMARK point in Building 2. One T1 line is provided to DEMARK point in Buildings

16. The Center data equipment is by Cisco systems, backed up by APC UPS units. The telecommunications systems are owned and maintained by the Center, and are adequate.

Exterior door access control and access control to the floor entrances are provided in Buildings 3, 4, 16, and 17. Digital card access system in sleeping rooms, in-call intercom system throughout the building, and combination type intercom/security camera system at the entrances are provided in Building 17.

Access control and Closed Circuit Television (CCTV) system (with Cisco cameras), provided by JCDC in Buildings 2, 3, 4, 16, and 17, are recorded in Building 2, and monitored through three color monitors at the security station & and through the web application at the security office in Building 17. Second CCTV system (Prodigy) with 125 security cameras, including exterior bullet cameras, in Building 17, is original to the building. This system is operational, controlled and monitored at the security desk and recorded by DVR (Pelco 8100 series) at the basement data room in Building 17. Magnetic door alarms are utilized at the dormitory floors wing exit doors, and at the back exit doors.

Walk through metal detectors are provided in Buildings 3, 4 and 17. Rescue assistance system, monitored by a graphic remote annunciator panel at the security desk, is provided in Building 17. Fire alarm systems on Center are as follow: addressable systems in Buildings 2 and 3 (Model MS-9200 by Fire Lite), Building 4 (Model FCI-E3 by Honeywell), and Building 17 (Model SK-5820XL by Silent Knight). Fire alarm system in Building 17 is provided with voice evacuation capabilities. Fire alarm systems in Buildings 4 and 17 are monitored by the remote central station. Building 16 is provided with new conventional system (Model SK-5208 by Silent Knight). Fire alarm inspection was done by Los Angeles City Fire Department.

Direct TV is provided in Buildings 4, 16, and 17. Public address is provided in Buildings 4 and 17. Public address system through the desk phones is provided in all buildings and via speakers in Buildings 4 and 17. EMS call director is provided in Building 17.

2.4 General Building Conditions 2019

BUILDINGS OWNED BY DOL

Buildings 2, 3, and 4 are owned by DOL. Seismic improvements to all three buildings were completed in 2016 through funded National Project 2981. Building 2 is a two-story masonry structure with stucco finish and a flat roof, originally constructed in 1920. The excessive interior height of the first floor suggests that the building was originally built as a commercial or light industrial structure. It has 7,500 GSF and is connected to Building 3 by a breezeway.

Building 3 is a three-story brick masonry structure with a flat roof, originally constructed in 1920.

It has 11,880 GSF. A close examination and comparison with Building 2 reveal that Building 3 first floor was also a high bay space and the second floor was created within this space. As a result, at the second floor, floor to underside of the third floor slab is only 7’-2”, and the floor to ceiling height is only 6’-9”.

Building 4, originally constructed in 1930, is a six-story reinforced concrete structure with a flat roof.

It has 44,970 GSF in five full floors and a second level mezzanine. It houses education, administration, soft vocations, security, warehouse functions, and some vacant space.

In conjunction with seismic improvements of Building 4, improvements were made to the HVAC system and an accessible restroom was constructed on the first floor.

Two rooftop HVAC units on Building 3, and a rooftop condensing unit at Building 4 are nearing the end of their service lives.

At Building 2 and 4 the local electrical utility is proposing a replacement of the existing fluorescent lights throughout the buildings with new LED lights at no cost to the Center.

LEASED BUILDINGS

Building 16 is a 19,623 GSF leased facility. It has two stories and a basement. It houses parts of academic education and recreation functions. Electrical capacity and distribution are inadequate for current and projected needs. Rains in January 2017 caused roof leaks and leaks through an exterior wall. The building is designated as S2 (Storage Occupancy) by Los Angeles Building Department. Renovations for any other use may require use group change, a lengthy process. Occasionally, when it rains heavily, water accumulates on City street and sidewalk next to this building. The building basement wall has become porous over time and leaks. The basement has been mostly vacated, so Center functions are not affected as much as before

The construction of the 8 story Urban Campus Building 17 was completed in 2012. The basement through the 6th floor is occupied by Los Angeles Job Corps Center and the 7th floor is occupied by the Lessor (YWCA, Greater Los

DOL-owned Building 2

Leased Urban Campus Building 17

Angeles Area). The multipurpose Building 17 accommodates all housing, food service, and medical/dental facilities for the Center as well as parts of education, recreation, administration, and support services. With 141,472 GSF, it accounts for 58% of the Center space. This new building is generally in very good condition.

2.4.1 Roofing Issues

At Building 16, a leased building, there is ponding along the south edge of the roof as well as leaks from several other areas of the roof. There is minor ponding on Building 3 roof.

2.5 Preventive Maintenance

Maintenance at the Center is good. The Center uses SchoolDude a computerized maintenance management system (CMMS) for infrastructure management to schedule preventive maintenance and work orders. The maintenance supervisor is knowledgeable of maintenance practices and proactively keeps track of maintenance issues in close coordination with the safety manager.

2.6 Facility Assessment by Function

2.6.1 Student Housing

The Center accommodates 232 resident women and 148 resident men, totaling 380 residents, on floors 3 – 6 of Building 17. The prototype dormitory design was modified to a U-shaped floor plan. Each floor has a capacity of 100 beds in 25 rooms including eight beds for persons with disabilities in two larger rooms resulting in a total capacity of 400 beds. Typical sleeping rooms have four beds with a bathroom dividing the room into two two-bed sections. Sleeping rooms are small, necessitating the use of bunk beds, a departure from the Job Corps Prototype. Each of the two junctions of the U contains a lounge, a study room, a laundry, and two RA offices. Plumbing fixtures lack access panels for convenient repair. Above-bed lights controlled by occupancy sensors were a nuisance especially to the student sleeping on the upper bunk and were disconnected. Otherwise, facilities are excellent in this new building and function well.

2.6.2 Education

Academic and non-academic functions and soft vocations are housed in Buildings 4 and

17. There are additional academic classrooms in Building 3. SiaTech, a subcontractor, offers academic classes in Building 16. Outreach and Admission functions moved from leased Building 12 to DOL-owned Building 2 are functioning well at the new location.

Dormitory floors in Building 17 identified with a brown accent

The Center currently sends Culinary Arts students to off campus community training facilities. The Region is considering reviving the Culinary Arts program on campus. To accommodate this, the Center proposes to share the large cafeteria kitchen and convert one of the two dry goods store rooms to a classroom. This would require mechanical and electrical alterations.

Building 3 has inadequate floor to floor height on floors 1 and 2 as these two floors were created out of the original high bay first floor. Rooftop cooling and heating units on Building 3 and a rooftop condensing unit on Building 4 are reaching the end of their useful lives. Otherwise, the above education facilities function well.

The Center has a large component of Off-Center Training offered by

2.6.3 Food Service

The dining hall and servery are located on the first floor of the new Urban Campus Building 17. The kitchen and storage are located in the basement. Although food service facilities are in good condition and mostly function well, the dish return system was creating an unsightly condition with loose trash bins at the exit hallway.

2.6.4 Recreation

Indoor recreation functions are located in Buildings 16 and 17. Building 16 houses Arts and Crafts and a pool hall. Building 16 is in Fair condition and Arts and Crafts is isolated businesses and other Building 4 houses several education programs educational institutions in the region. This reduces campus space need and builds industry and business relationships for future employment of Job Corps graduates.

Dining Hall on the first floor of Building 17 in the semi-vacant basement. Building 17 accommodates a library, music room, and a fitness center. While the campus lacks a gymnasium, the Center made arrangements to use University of Southern California facilities.

Outdoor recreation facilities consist of a court at the new Urban Campus Building 17.

The court is equipped with a giant screen used for recreational and educational purposes. The mild dry weather in evening is conducive to showing outdoor movies on this screen. There is an open space next to Building 3. Now that Building 17 court is in use this former popular outdoor space with a tent is now mostly used for picnics.

2.6.5 Administration

The Center Director’s office and most administration functions are located in Building 4.

Security offices are located in Building 17. Facilities are in good condition and function well.

2.6.6 Medical/Dental

Medical/Dental functions are located on the second floor of Building 17. These new facilities are in good condition and function well.

2.6.7 Storage/Support

Center Maintenance functions are located in Building 17. The lease on former Warehouse Building 18 was discontinued. Daily items are stored in a minimal space in Building 4 and storage for other items is encroaching into the already sparse Recreation space in Building 17 basement.

Music Room in Building 17 basement

Medical/Dental area

2.7 Environmental Management

Los Angeles JCC has no identified environmental issues.

2.8 Resource Use and Conservation: Energy and Water Conservation

Energy and water use and associated trends are summarized below for the Los Angeles Job Corps Center.

2.8.1. Background

Table 1, Electricity and Water Statistics – FY 2019, has current electricity and water usage and cost. (Energy Watchdog 2019) Electricity, natural gas and water costs are higher than the Job Corps average. Water source is a public water authority

Table 1: Energy and Water Statistics – FY 2019 Energy Usage Cost Unit Cost Average Cost in Job Corps Electricity 1,808,839 kWh $317,985.52 $0.175/kWh $0.102/kWh Natural Gas 19,771.76 CCF $20,771.43 $1.050/CCF $0.364/CCF Water 6,012.63 kgal $58,743.04 $9.00/kgal $1.00/kgal Total $397,499.99

Notes: 1. This analysis is based on the latest energy information available.

2. Financial Year 2019 (FY 2019) energy data are the latest entire year available for analysis.

3. kgal = thousand gallons; kWh = kilowatt-hours

2.8.2 Energy Data Issues

Los Angeles Job Corps Center has consistently posted energy data since FY1985 and water data since the 4th quarter of FY2001.

2.8.3 Benchmarking

The Department of Labor has set the following goals in the Sustainability Report and Implementation Plan for energy intensity and water intensity reduction. These goals will be used to benchmark each Job Corps Center. (Table 2)

Table 2: DOL Energy and Water Intensity Reduction Goals Energy Intensity Reduction Water Reduction

From FY2018 to FY2019 1.8% 1.0% From FY2019 to FY2020 1.5% 1.5%

Table 3: Energy and Water Benchmarking

Category FY2019 Intensity

Baseline Year

Baseline Intensity

FY2019

Target

Difference from Target

Energy 27,380

BTU/GSF FY2018 34,708

BTU/GSF

34,083

BTU/GSF -20.0%

Water 6,012.63 kgal FY2018 6,743.45 kgal 6,676.02 kgal -10.0%

Green – meeting target, Yellow- within 10% of target. Red – not meeting target.

The Center is meeting its energy and water goals.

Figure 1 shows the Energy Intensity in BTU/GSF FY2010-FY2019. Energy usage intensity began a downward trend in FY2011 and continued to its lowest point in FY2019. Figure 2 shows the Energy Usage Comparison in MMBTU for FY2010 to FY2019. The Energy Usage showed a valley in FY2013 and a spike in FY2014 where it began a downward trend to its lowest point in FY2019

Figure 1: Energy Intensity for Los Angeles JCC FY2010-FY2019

Figure 2: Energy Usage comparison for Los Angeles JCC FY2010-FY2019

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2.8.4 Electricity

Figure 3, Electricity Usage comparison, tracks the yearly electricity usage from FY2010-FY2019. The center reached its lowest point in FY2019. Figure 4, Monthly Electricity Usage comparison, tracks the monthly electricity usage from FY2017-FY2019. In FY2017, in April and June large spikes appeared but then leveled out and mirrored the other two fiscal years in usage.

Figure 3: Electricity Usage comparison for Los Angeles JCC FY2010-FY2019

Figure 4: Monthly Electricity Usage comparison for Los Angeles

JCC FY2017-FY2019

2.8.5 Natural Gas

Figure 5, Natural Gas Usage comparison, tracks the yearly natural gas usage from FY2010-FY2019. As noted, natural gas usage has trended downward to FY2013 where it has remained fairly flat to its lowest point in FY2018. Monthly natural gas consumption is shown in Figure 6, Monthly Natural Gas Usage comparison.

Whereas FY2018 was steady across the year, FY2017 and FY2019 were somewhat erratic but reaching the lowest point in FY2019.

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Figure 5: Natural Gas Usage comparison for Los Angeles JCC FY2010-FY2019

Figure 6: Monthly Natural Gas Usage Los Angeles JCC FY2017-FY2019

2.8.6 Water

Water usage comparison is shown in Figure 7, Water Usage comparison for the Los Angeles JCC for FY2010-FY2019. The usage has displayed a steady drop since FY2014 and reached its lowest point in FY2019. Monthly water usage comparison is shown in Figure 8, Monthly Water Usage comparison FY2017-FY2019. The largest delta between the years/months seems to be in the summer months.

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Figure 7: Water Usage Los Angeles JCC FY2010-FY2019

Figure 8: Monthly Water Usage Los Angeles JCC FY2017-FY2019

2.9 Sustainability

The United States Department of Labor is committed to implementing initiatives in accordance with Executive Order 13834 Regarding Efficient Federal Operations. As a result, Job Corps Centers have been adopting practices aimed at reducing energy, water, and waste. Centers have also been implementing other measures such as enhancement of indoor environmental quality, storm water management, and reduction of environmental impact of materials, green cleaning practices, environmentally preferred purchasing, integrated pest management and recycling.

Furthermore, new construction shall comply with the latest version of the Job Corps Handbook 814 (JCH 814) which specifies sustainable design criteria.

In response to these goals, Los Angeles JCC has implemented several initiatives. The Center has active energy and water reduction programs and a chartered Green Team. Currently, the Center is recycling 38% of its waste falling below the overall 50% target for Job Corps. The Center practices green purchasing policy and green cleaning. Additionally, the new Urban Campus Building 17, which accounts for 63% of the Center GSF, is LEED Silver Certified.

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A list of nine specific sustainability indicators for the Center is located in the Site Descriptions section of Volume II.

2.9.1 Climate Resilience

According to publications from the Mayor’s Office, multiple hazards and threats could affect Los Angeles with little to no notice:

• Earthquake

• Fire

• Landslides

• Cybercrime and

Terrorism

• Riot/Civil Unrest

• Public Health

Emergencies

• Chemical Emergencies

Los Angeles was selected as an inaugural member of the 100 Resilient Cities Network in 2013. Since then, the city has created Resilient Los Angeles, a strategy that leverages the city’s strengths and advances new partnerships to prepare Los Angeles to address current and future challenges. Chief Resilience Officer Marissa Aho spearheaded a collaborative effort to engage stakeholders across City departments, community organizations, and partners in the nonprofit, academic, and philanthropic sectors. In addition to taking current actions such as, creating an equitable city-wide tree canopy, a stated goal is to develop the next generation of stewards of Los Angeles to be leaders in climate and disaster resilience.

Identification of Public Health Emergencies was prophetic. As of April 2020, the city was addressing the Coronavirus Emergency by instituting social distancing and other measures in addition to confronting this calamity in hospitals and in other institutions.

In response to earthquake issues, LAJCC moved out of seismically deficient Building 1 to new Building 17 which was designed to meet current seismic requirements. DOL-owned Buildings 2, 3, and 4 were seismically reinforced. Continuous vigilance against fire hazard is needed.

2.10 Accessibility Standards

Program Year 2019 Center Facility Survey included an accessibility assessment. The site is flat and accessible. Two of the five buildings are in compliance with Architectural Barriers Act (ABA) Standards. Two additional buildings have some degree of access including accessible restrooms.

The buildings with total compliance are

• Urban Campus Building 17

• Building 16

Mayor’s Office of Resilience

Further compliance will be incorporated as major renovation projects are developed and new buildings constructed. All future projects at the Center will be in conformance with the Architectural Barriers Act (ABA) Standards as adopted in 2005 by the United States General Services Administration (GSA) for Federal Facilities and will include provisions for full accessibility. All areas of newly constructed buildings, facilities, and altered or leased buildings and facilities as well as the existing buildings and structures, shall comply with ABA requirements to provide reasonable accommodation as required by federal disability and non-discrimination laws. All future projects at the Center will include provisions for full accessibility. These corrective actions could be accomplished by the Center forces and Center funding (Operations and Maintenance) or by qualified contractor and Regional, National, or Lessor funding.

2.11 Historic Preservation Issues

Historically significant Lodi Place and potentially eligible Building 1 had been returned to the owner and are no longer part of the Center. DOL-owned Buildings 2 and 3 were constructed in 1920 and Building 4 was constructed in 1930. Seismic improvements were made to these buildings in 2016 no preservation arose at that time.

Although the historic status of the three buildings is not known, due to the buildings’ age being over 50, and in accordance with Section 106 of the National Historic Preservation Act and 36 CFR Part 800, the department of Labor (DOL) shall initiate consultation with the State Historic Preservation Officer (SHPO) prior to committing to any undertaking affecting these buildings. No work shall be performed on these buildings without obtaining concurrence with a “no adverse effect” from SHPO.

Building Historical Preservation Issues

Building 2 Constructed 1920

Building 3 Constructed 1920

Building 4 Constructed 1930

2.12 Center Security Inventory

Urban Campus Building 17 with its court has a secure perimeter with electronic card access and has closed circuit television system with 125 exterior and interior cameras. Bedrooms in buildings within the Center are controlled by electronic card-operated locks. Buildings 3 and 4 have card controls. Replacing the former Building 1 with the new Building 17 has brought most campus functions within one city block. However, Center buildings are not contiguous. Students are directed to use lighted public sidewalks rather than the rear alley that has less public visibility.

The National Office of Job Corps is aware and sensitive to the security concerns at all Job Corps Centers. Center security concerns are being considered as part of a National Office security plan, now under development, to evaluate and address the physical security needs of all Centers.

2.13 Warranties

There is a total of 11 current warranties related to Buildings 2, 3, 4, and 16.

• Building 2: Roof by Sika Corporation, Effective date: 06/24/2015 (20 years warranty), Expiration date: 06/24/2035; two packaged HVAC units by Ontario Refrigeration, Effective date: 2018), Expiration date: not known.

• Building 3: Compressor for HVAC unit at the third floor by Daikin Company, expiration date: 04/12/2037; all parts of HVAC unit at the third floor by Daikin Company, expiration date: 04/12/2022; store front by Arcadia, expiration date: 06/15/2020.

• Building 4: Carpet by Patcraft, Effective date: 02/25/2016 (99 years warranty), expiration date: 02/25/2115; rubber flooring by Burke Flooring, warranty), expiration date 02/25/2026; insulated glass by Trulite, expiration date: 02/25/2026; interior doors by Brentwood manufacturing, (99 years warranty), expiration date: 02/25/2115.

• Building 16: Sump pumps by RooterMan Plumbers, Effective date: 09/19/2019 (one year manufacturer warranty and three years warranty on installation), Expiration date:

09/19/2020/ 09/19/2022; sleeve work in 4” old cast iron pipe by RooterMan Plumbers, Effective date: 09/19/2019 (25 years warranty on parts and labor), Expiration date:

09/19/2044.

There are 10 current warranties related to the 8-story Urban Campus Building 17 completed in 2012. Most warranties begin at the time of project substantial completion (12/23/2011).

• Bristol Omega Corian Countertops and Plastic Laminate – 10 years

• Sika Sarnafil Roofing – 20 years

• Epro System III Plus Below-grade System – 10 years

• Epro System III Plus Methane Barrier – 10 years

• Dryvit Outsulation Plus MD Exterior Insulation and Finish System – 10 years

• Oldcastle Dual Seal Insulating Glass Units – 10 years

• Kohler Cast Iron Components and Sinks – Lifetime

• Raypak Heat Exchangers – 10 to 20 years

• Culligan Water Softener Tanks – Lifetime

• Siemens TPS3 Surge Protection Device – 10 years

2.14 Health and Life Safety Issues

The number of deficiencies identified or validated during the Program Year 2019 (PY 19) Survey can be found in Section 1.3, Executive Summary of this Report. Twenty-two Regional Health and Life Safety Deficiencies were identified. In addition, 36 Operations and Maintenance (not funded) Life Safety deficiencies were identified during the PY 19 Facility Survey. The life safety deficiencies can be found in Volume II of this report under Life Safety Deficiencies for Correction by Center. Life Safety issues identified include:

• Buildings 2 and 4: Hazardous service access to rooftop equipment.

• Buildings 3 and 16: Lack of fire alarm initiation devices in several locations

• Building 4: Low pressure gas pipe for the Center’s Director’s fire place leaks at the roof level.

• Building 4: some emergency lights and exit signs are not operational.

• Buildings 4 and 17: Installation of card readers compromise code required floor re-entry from the stairs.

• Buildings 2, 3, 4 and 16: receptacle serving water coolers are not GFCI type.

Lessor deficiencies:

• Building 17: Emergency light fixtures are not operational. Ballasts in the fluorescent lights are close to the end of their useful life.

• Building 17: Elevators have only 60 days temporary permit (expired January 2020)

• Building 17: Sleeping room hard-wired stand-alone smoke alarms will expire at

November 2020. Tritium gas exit signs will expire in 2022.

2.15 Completed and Current Projects Since the Last Survey

The following is a list of completed and current (funded not corrected) projects since the previous Survey that exceed $5,000 in cost.

Completed Projects Deficiency/Project ID Number(s)

Description Responsibility

Project 4015 Provide furniture in Building 2 for new functions

National

112211, 126185, 98331 Renovate Building 2 for OA and CTS Region 125560 Install chairlift in Building 2 for accessibility Region

117402 Replace in Building 2 two 25-ton rooftop HVAC units

Region

116546 Replace in Building 3 one 20-ton rooftop HVAC unit

Region

120580, 113612 Replace Building 4 rooftop air handler motor. Replace condenser at the rooftop unit.

Region

132032, 132033 Replace two sewage pumps in Building 16 sewage line

Region

129727 Repair part of the roof of Building 16 Region

Current Projects Deficiency/Project Number Description Responsibility N/A Move TABE from Building 17 basement to Building 4 Center

2.16 Funded Not Corrected (FNC) Deficiencies

In support of long range planning for Los Angeles JCC, the Engineering Support Contractor reviewed the prior Funded Not Corrected (FNC) deficiencies. The Center is responsible for completion of these deficiencies. If necessary, the Center should coordinate with their ESC PM and request technical assistance from the ESC through the DOL Region.

There is only one prior funded deficiency that remains to be corrected.

PY FNC Class Item Number Cost

PY 2018 IIB

Replace traveling cable for cameras and card readers in Building 4 elevators

131418 $16,195

To its credit the Center had corrected all prior funded life safety deficiencies. The Engineering Support Contractor Project Manager will monitor progress of all funded projects.

3.0 PLANNING ANALYSIS

3.1 Introduction

The purpose of this section is to present objectives, assumptions, space needs, and cost data considered during the planning process. The Long Range Plan for the Center is based on this information. The goal is to provide the Job Corps Program with the best living and learning environment at the best value.

Data collected during the PY 19 Facility Survey is provided in the attached Appendix and in Volume II of this report

The Long Range Plan is presented in Section 4.0 Recommendations.

3.2 Significant Issues

Significant issues impacting operations, learning, and living environment at Los Angeles JCC identified during the December 2019 Facility Survey are listed below.

3.2.1 Significant Issues Being Addressed

Relocating functions from leased Building 16 is under discussion at Regional and National Offices. No project has been started yet.

3.2.2 Significant Issues to be Addressed

i. Leased Building 16 has longstanding problems.

The roof leaks, six of 10 heat pumps are not working and the basement is mostly vacated due to former sewage pipe leaks.

M…