Facility_Planning_Report_(Vol._1).PDF

LOS ANGELES

Job Corps Center Los Angeles, CA

Facility Planning Report Volume I

Planning Strategy

Final May 2014

Department of Labor/ Office of Job Corps

Los Angeles Job Corps Center 2

LOS ANGELES

Job Corps Center Los Angeles, CA

Facility Planning Report Volume I

Planning Strategy

Final May 2014

Urban Campus boundary wall mural

Los Angeles Job Corps Center 3

VOLUME I - Planning Strategy

• Acronyms and Abbreviations

• Defi nition of Terms

• Executive Summary

• Existing Site Plan

• Center Statistics

• Facility Survey Assessment Results and Recommendations

1.0 Introduction

• Objective and Scope

• Report Contents

2.0 Existing Conditions

• Background

• Ownership

• General Site Conditions

• General Building Conditions

• Preventive Maintenance

• Facility Assessment by Function

• Evironmental Management

• Resource Use/Conservation

• Sustainability

• Accessibility Standards

• Completed and Current Projects

• Defi ciency Summary

3.0 Planning Analysis

• Space Utilization Analysis

• Federal Real Property Asset Management

• Mission Dependency Site Plan

• Defi ciency Analysis

• Facility Condition Summary

• Building Condition by Function

• Building Condition Site Plan

• Planning Analysis Results and Conclusions

4.0 Recommendations

• Status of Previous Plan

• Signifi cant Issues

• Proposed Plan

• Funding Not Corrected (FNC) Defi ciencies

• Summary of Proposed Projects

• Proposed Site Plan

• Proposed Long Term Site Plan Scheme 1

• Proposed Long Term Site Plan Scheme 2

• Implementation Plan

• Summary List of National Projects

• Project Data Sheets

VOLUME II - Supporting Data

Acronyms and Abbreviations Defi nition of Terms

Executive Summary

1.0 Site Layout and Plans

• Vicinity Map

• Location Map

• Existing Site Plan

2.0 Descriptions

• Buildings and Structures

• Space Utilization By Function

• NSF by Building

• Environmental Management

• Environmental Management Report

• Asbestos Report

• Radon Report

• Site Descriptions

• Building Descriptions

3.0 Defi ciencies

Appendices: Correspondence and Reports Appendix A. Center Review Meeting Minutes, Survey Brief and Student Questionnaire Appendix B. Life Safety Defi ciencies and List Appendix C. O&M Defi ciencies List Appendix D. Active Warranty Report Appendix E. FRPC Performance Measures Matrix

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Acronyms and Abbreviations

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ACRONYMS AND ABBREVIATIONS

A Amperage ABA Architectural Barriers Act ABAAS Architectural Barriers Act Accessibility Standard ACM asbestos-containing materials ADT Alphanumeric Display Terminal AFUE Annual Fuel Utilization Efficiency AHU Air Handling Unit AMA American Medical Association ANSI American National Standards Institute ARRA American Recovery and Reinvestment Act of 2009 ASD Active Subslab Depressurization BTU/hr British Thermal Units/hour BTU/GSF/ British Thermal Units/Gross Square Foot/Year CAA Clean Air Act CCF Hundred Cubic Feet CCTV Closed Circuit Television CDC Child Development Center CDC Centers for Disease Control and Prevention CDP Career Development Period CDSS Career Development Service System CFL Compact Fluorescent Light Bulbs CFM Cubic Feet per Minute CMMS Computerized Maintenance Management System CMU Concrete Masonry Unit CIS Center Information System CO Carbon Monoxide CO Contracting Officer COTR Contracting Officer’s Technical Representative CPP Career Preparation Period CRA Construction, Rehabilitation, and Acquisition CTP Career Transition Period CTS Career Transition Services

CTST Career Technical Skills Training (formerly Vocational Skills Training [VST])

CWA Clean Water Act DDC Direct Digital Controls DFAM Division of Facilities and Asset Management DOL Department of Labor

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EISA Energy Independence and Security Act of 2007 EMT Emergency Medical Technician EMT Electrical Metal Tubing (Conduit) EO Executive Order EPA U.S. Environmental Protection Agency EPCRA Emergency Planning and Community Right-to-Know Act (1986) ESC Engineering Support Contractor ESCIS Engineering Support Contractor Information System ESL English as a Second Language ESP Evaluation of Student Progress oF Degrees Fahrenheit FACP Fire Alarm Control/Annunciator Panel fc Foot Candle FNC Funded Not Corrected FOP Financial Operating Plan FRPC Federal Real Property Council FY Fiscal Year GAL/GSF Gallon/Gross Square Foot GAO General Accounting Office GED General Educational Development GFCI Ground Fault Circuit Interrupter gph Gallons per Hour GPRA Government Performance Results Act GSA General Services Administration GSF Gross Square Feet HID High Intensity Discharge HP Horsepower HSD High School Diploma HVAC Heating, Ventilation, and Air Conditioning IAC Industry Advisory Council IBC International Building Code IMC International Mechanical Code ION Inventory of Needs IPC International Plumbing code KBTU/GSF/YR Thousand British Thermal Unit/Gross Square Foot/Year kV Kilovolt kVA Kilovolt-Amps JCC Job Corps Center

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JCDC Job Corps Data Center JCH Job Corps Handbook JTM Job Training Match kWh Kilowatt Hours LAN Local Area Network LED Light Emitting Diode LF Linear Feet MBH Thousand BTUs per Hour MBTU Thousand British Thermal Unit MWH Megawatt Hour MC Mission Critical MCF Million Cubic Feet MDNC Mission Dependent, Not Critical MDP Main Distribution Panel MLO Main Lug Only m/s Meters/Second MTS Manual Transfer Switch NEC National Electric Code NEMA National Electrical Manufacturers Association NEP National Employer Partnership NFPA National Fire Protection Association NJCAA National Job Corps Alumni Association NMD Not Mission Dependent NOA Notice of Acceptance NSF Net Square Feet OBS On Board Strength OA Outreach and Admissions OIG Office of Inspector General O&M Operations and Maintenance OMS Outcome Measurement System OSHA Occupational Safety and Health Administration PA Public Address PAG Program Assessment Guide PCDP Personal Career Development Plan pCi Picocurie PLF Pounds Per Linear Foot PM Preventative Maintenance PV Photovoltaic

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PVC Polyvinyl Chloride QMS Quality Measurement System RCRA Resource Conservation and Recovery Act RTU rooftop-Packaged Unit SGA Student Government Association SHPO State Historic Preservation Office SF Square Feet SPCC Spill Prevention, Control and Countermeasure SST Social Skills Training T5 Fluorescent Lighting Designation (High Efficiency) T8 Fluorescent Lighting Designation T12 Fluorescent Lighting Designation (Low Efficiency TSCA Toxic Substances Control Act of 1976 TV Television TVSS Transient Voltage Surge Suppression UEV Unevaluated UFAS Uniform Federal Accessibility Standards UL Underwriters Laboratories USDA U. S. Department of Agriculture v Volt VCR Video Cassette Recorder VST Vocational Skills Training w Watt WAN Wide Area Network WBL Work-Based Learning WIA Workforce Investment Act WIB Workforce Investment Board

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Defi nition of Terms

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DEFINITION OF TERMS

Accessibility: The degree to which a product, device, service, or environment is available to as many people as possible. Accessibility can be viewed as the "ability to access" and benefit from some system or entity. The Federal Government is required to comply with published law (Architectural Barriers Act (ABA) of 1968 , American Disabilities Act of 1990), regulations and related standards. Accessibility laws and standards have evolved over the past 12 years. DOL now follows ABA Accessibility Standards for Federal Facilities (ABAAS) adopted by the General Services Administration.

Annual Operating Cost: This FRPC performance measure reflects the cost to operate each used asset and consists of lease costs as well as costs related to recurring maintenance, utilities, janitorial, and roads and grounds expenses (Source: FRPC 2012).

Building: In accordance with the FRPC 2012 Guidance for Real Property Inventory Reporting, a building includes an enclosure for human occupancy that serves a variety of functions (food service, education, recreation, medical/dental, storage, administration) and is likely to have full utility services (heating, cooling, etc.). A building typically is over 400 square feet.

Building Condition Rating by Function: Each building is assigned a building condition based on the physical condition of the building and the impact on the functional use of the facility. Three ratings are possible:

Good: The facility condition is not impacting the facility function. A facility can have deficiencies and still be considered good.

Fair: The facility condition is impacting the facility function and deficiencies are limited to less than 30% of the replacement value. Correction of the deficiencies would allow the facility to return to a good status.

Poor: The facility condition is significantly impacting the facility function and/or deficiencies are more than 30% of the replacement value. Generally a poor rating indicates a “gut renovation or total replacement/demolition would be required.

Building/Structure Ratings: Each building is rated according to three ratings (good, fair, and poor) based on evaluations of the structure, exterior, interior, mechanical, and electrical elements. Three ratings are possible:

Good: The facility condition is not impacting the facility function. A facility can have deficiencies and still be considered good.

Fair: The facility condition is impacting the facility function and deficiencies are limited to less than 30% of the replacement value. Correction of the deficiencies would allow the facility to return to a good status.

Poor: The facility condition is significantly impacting the facility function and/or deficiencies are more than 30% of the replacement value. Generally a poor rating indicates a “gut renovation or total replacement/demolition would be required

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Construction Type: The International Building Code (IBC) construction classifications include the following:

Type I and II. Those types of construction in which building elements are of noncombustible materials, except as permitted in Section 603 and elsewhere in the code.

Type II and III. Any type of construction where the exterior walls are of noncombustible material and the interior building elements are of any material permitted by the code.

Type IV. This type (heavy timber, HT) is where the exterior walls are of noncombustible material and the interior building elements are of solid or laminated wood without concealed spaces.

Type V. That type of construction where structural elements, exterior walls, and interior walls are of any materials permitted by the code.

Contract Strength: The authorized number of students at a Center in accordance with the contract between the Region and Center Operator.

Deficiency: A deficiency at a Center represents the spectrum of conditions related to the Center’s mission and/or its physical, functional, or operational features do not meet related goals, standards, codes, or other measures of acceptability. Each deficiency at a JCC or CCC initially is categorized as one of the following three deficiencies: Program, Site, or Building:

Program: Program deficiencies address issues such as square footage shortages or the omission of amenities required or standard for the proper operation of a particular Job Corps function.

Site: Site deficiencies indicate adverse site and infrastructure conditions which negatively impact operations and environment (e.g., site lighting, sidewalks, roads, etc.)

Building: Building deficiencies indicate adverse conditions at the building level.

This element includes the substructure, shell, interior, services (plumbing, HVAC, fire protection, and electrical), and equipment and furnishings.

Deficiency Classifications (I to IV): Deficiency classifications are defined as follows:

Class IA - Deficiencies which address imminent life safety and health hazards.

Class II - Deficiencies which address code violations, however, do not represent imminent life safety and health hazards.

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A - Deficiencies which violate code (Federal, State or Local) and may result in an interruption of center operations if not corrected.

B - Deficiencies which violate code (Federal, State or Local) and have no immediate impact on center operations if not corrected.

C- Deficiencies which are not in compliance for accessibility in accordance with the Architectural Barriers Act (ABA), Americans with Disabilities Act (ADA), Uniform Federal Accessibility Standards (UFAS), or other applicable standards.

Class III - Deficiencies which address facility repair, replacement or maintenance.

A - Deficiencies which if not corrected may result in an interruption of center operations.

B - Deficiencies which if not corrected will have minimal impact on center operations or can be mitigated through temporary measures until the deficiency is corrected.

Class IV – Deficiencies which address programmatic needs.

A - Deficiencies which if corrected produce substantial improvements in the quality of the learning and living environment.

B - Deficiencies which if corrected are desirable enhancements.

Deficiency Funding Status: The status of the deficiency included the following categories:

Funded deficiencies report indicates the funding year for funded Regional projects, which have dollar amounts shown, or deficiencies assigned to funded National and Regional projects without dollar amounts. Major Regional projects are equivalent to National projects but assigned to the Federal agency (e.g., U.S.

Department of Agriculture) that acts as the Center operator. All operations and maintenance (O&M) deficiencies are treated as funded through the Center Operators O&M contract within the Region.

Proposed deficiencies have been assigned to a proposed future National project.

Unfunded deficiencies are Regional projects unless or until they are assigned to a National project.

Deficiency Status: The deficiency status is tracked and updated during the three-year facility survey cycle, or as such deficiencies are corrected and reported. The status includes:

Uncorrected: Once a deficiency is identified, documented, reported, and assigned for correction, the deficiency remains uncorrected until such time that the deficiency is corrected, reported, and verified.

Corrected: A corrected deficiency is one that has been assigned, funded, corrected, reported, and verified. Typically, the ESC verifies completion of the deficiency through the facility survey or site visit. The Center also may report completion and provide verifiable evidence of the correction, subject to review by the ESC.

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Funded Not Corrected: A deficiency that has been approved and authorized as a regional project through the CRA budget, emergency or supplemental funding, or the Life Safety Memo. Note: the funding may not have reached the Center yet as the first steps are a FOP allocation by the National Office and a contract modification by the Region.

No Longer Needed: A no longer needed deficiency is one that has been approved and funded as a Regional project, but due to subsequent circumstances, has been reported by the Center as no longer being required to be accomplished. This type of deficiency is verified and confirmed by the ESC and removed from the Funded Not Corrected deficiency category. The Center should take action with its Region to return the funds.

Facility Condition Index: This performance measure reflects the condition of each asset by comparing the current repair needs to the replacement value of the asset. The index is expressed as a percentage, with 100% being a facility with no repair needs.

Gross Square Foot: The sum of all areas on all floors of a building included within the outside faces of its exterior walls, including all vertical penetration areas, for circulation and shaft areas that connect one floor to another. Gross Area is computed by physically measuring or scaling measurements from the outside faces of exterior walls, disregarding cornices, pilasters, buttresses, etc., that extend beyond the wall faces. Exclude areas having less than a 3-foot clear ceiling height unless the criteria of a separate structure are met. Measured in terms of Gross Square Feet (GSF): GSF = Net Usable Area + Structural Space (Source: http://nces.ed.gov/pubs2006/ficm/).

Mission Dependency: The value an asset brings to the performance of the mission as determined by the governing agency. Specific elements of this category include (FRPC 2012):

Mission Critical - – Without constructed asset or parcel of land, mission is compromised.

Mission Dependent, Not critical (MDNC) - Does not fit into Mission Critical or Not Mission Dependent categories.

Not Mission Dependent (NMD) – Mission unaffected

Ownership (Owned vs Leased): If the property is owned, the Federal Government has fee simple interest for the real property asset. If the property is leased, the rights to use the asset are assigned to the Federal Government by a private entity or a non-Federal Government entity for a defined period of time in return for rental payments (FRPC 2012).

National Project: Generally large and complex projects that require professionally prepared drawings and specifications that are time phased (design and construction) and contracted by the DOL National Office.

Net Square Foot: The sum of all areas on all floors of a building assigned to, or available for assignment to, an occupant or specific use. This value is computed by physically measuring or scaling measurements from the inside faces of surfaces that form the

Los Angeles Job Corps Center 14 boundaries of the designated areas. Exclude areas having less than a 3-foot clear ceiling height unless the criteria of a separate structure are met. Included should be major space use categories for assignable space (e.g., dormitories, education, recreation, etc.) that are used to accomplish the institution’s mission. Net Square foot: NASF = Sum of Areas Designated by the Major Space Use Categories (Source: http://nces.ed.gov/pubs2006/ficm/).

On Board Strength (OBS): An efficiency rating that depicts the extent to which the Centers operate at full capacity. The measure is calculated by the percent of planned capacity (number of students that center is authorized to serve on any given day) that is utilized on a cumulative basis. The national goal for OBS is 100%.

Preventive Maintenance: The care and servicing by personnel for the purpose of maintaining equipment and facilities in satisfactory operating condition by providing for systematic inspection, detection, and correction of incipient failures either before they occur or before they develop into major defects (Source: Dictionary of Military and Associated Terms, US DOD 2005).

Property Type: Indicates the asset as one of the following categories of real property:

land, building, structure.

Property Use: Since the elements defined by the FRPC do not match the space use codes employed in ESCIS, a mapping procedure will be created to align the definitions.

In the report, the Federal Real Property Council (FRPC) classifications will be printed for display. The information is available through the property registration field of Engineering Support Contractor Information System (ESCIS), and the current ESCIS designations will be correlated to the FRPC designations as follows:

ESCIS FRPC

Dormitory Dormitories/Barracks Food Service Other Institutional Uses Education School Recreation Other Institutional Uses Medical/Dental Other Institutional Uses Storage Warehouse Administration Office Structure * Storage, Service, Utility

Systems, or Other Land Institutional

* Each structure will be entered manually from the ESCIS database into one of four FRPC categories listed opposite the term “structure”.

Replacement Value: The cost of replacing the existing constructed asset at today’s building standards. It is the amount required to construct an asset of similar size and in

Los Angeles Job Corps Center 15 the same location at today’s construction standards. The replacement value reported must be greater than zero (FRPC 2012).

Regional Office Project: Generally smaller projects where the funds will be transferred to the region for center execution.

Structure: In accordance with the FRPC 2012 Guidance for Real Property Inventory Reporting, a structure serves to provide storage, service, utility systems and is not likely to have full utilities (heating, cooling, etc.). A structure typically is less than 400 square feet.

Sustainability: Formally known as the World Commission on Environment and Development, the Brundtland Commission's mission in the 1980s was to unite countries to pursue sustainable development. The Commission defined sustainability as the “development which meets the needs of current generations without compromising the ability of future generations to meet their own needs".

Sustainability also is defined as the creation or enhancement of environmental, economic, and social-cultural balance, as realized through business activities, individual actions, and community engagement. Sustainability addresses approaches, methods and practices that optimize the use of energy, water, and materials while reducing greenhouse gas emissions.”

Utilization: This performance measure assesses the degree to which each asset is utilized and is expressed as a percentage. It is calculated on a square footage basis, comparing the square footage used to the “design square footage” based on contract strength (Source: FRPC 2012).

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Executive Summary

Los Angeles Job Corps Center 17

EXECUTIVE SUMMARY

This report documents the results, conclusions and recommendations for the facility survey completed at Los Angeles JCC, California, 12-17 August 2013. The U.S. Department of Labor Engineering Support Contractor (ESC) team completed the survey on behalf of the Job Corps facilities program.

The facility assessment is a comprehensive process that provides objective and subjective analysis of existing and projected future condition of facilities. The facility assessment is a key component in understanding the life cycle, condition, and costs of buildings, structures, building systems, and assets within the Center. Specific objectives of this assessment include:

Provide an assessment of all facilities and identify related deficiencies Assess maintenance requirements Define renewal and replacement projects Identify potentially damaging or unsafe conditions Identify sustainability opportunities (e.g., waste recycling and energy and water conservation measures) Inventory accessibility in accordance with Architectural Barriers Act Accessibility Standard Develop cost estimates and schedules for new or replacement projects and correction of deficiencies

The site layout and characteristics of the 2-acre Center are noted in Figure ES-1 and Table ES-1, respectively. The survey results indicate the site and buildings generally are in good condition.

Operation and maintenance of the Center and preventive maintenance practices are good. For the PY 13 reporting year, three Regional life safety deficiencies valued at $5,804 were identified. An additional 10 life safety O&M deficiencies were identified. The Center had corrected all life safety deficiencies previously funded. The long range plan includes one National and two Regional projects, respectively, involving $726,161. In addition, schemes for a future major National project are developed with no costs attached at this time as the cost would vary depending on the development format (DOL funded or public/private partnership). Table ES-2 summarizes the facility assessment and recommendations for projects. Section 4.0 of this report includes the proposed site plan based on these recommendations.

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Table ES - 1 Center Statistics Date: 05/13/2014

Combination of Owned & Leased 2012Activation 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 & 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:

247,645

Bldgs with Asbestos:

Asbestos Survey Date:

Bldgs with Radon:

11/26/1990

Site Access: Yes

6Buildings with Access:

Regulated:

Non-Regulated:

Above Ground Tanks:

Sewage Treatment:

Publicly Owned Treatment Works

Air Pollution Sources: None

Jackie Honore

(213)748-0135Phone No.:

Center Director:

YWCA Of Greater Los AngelesOperating Contractor:

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

Business Office Technologies 180 Non-Technical Trades (Off-Ctr) 94 Health Occupations 60 TCU Transportation 50 Building & Apt. Maint. 48 Technical Trades (Off-Ctr) 44

No. Of Buildings:

735 148 232 355

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: 62%

0Building Age Unknown :

(213)741-5309Fax No.:

Under Ground Tanks: 0

Vacant (NSF):

Energy Actual - BTU/GSF/YR: 44,435

Energy Audit Done: Deferred (planned relocation)

65%

161,543

Buildings with Access to Services: 4

6Buildings with Accessible Restrooms:

Buildings with Other Accessible Features: 1

4Buildings in Total Compliance:

83,973

GSF

22,200 9

141,472 57

Average Building Age: 34

Vocations (476):

Radon Surveys Reqd: 3

Age Distribution

Mitigated: 0

Historic Status Buildings on National List:

Eligible Buildings:

Candidate Buildings:

LOS ANGELES JCC

AT&T

0.00

11/01/2011Start / End Dates: 10/31/2016/

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Table ES – 2 901 Los Angeles Job Corps Center

ES – 2 PY 13 Facility Survey Assessment Results and Recommendations

Background Site Condition

Located on two sites totaling two acres of land in Los Angeles, CA. The main campus is located Downtown LA, and a hard vocation and a warehouse are located six miles to the east.

Center is a combination of federally owned and leased properties; Operated by YWCA of Greater Los Angeles.

Activated as a Job Corps center in 1965 247,600 GSF within 7 buildings 161,000 NSF close to DOL space guideline range

142,000 – 160,000 NSF.

232 resident female students, 148 resident male students and 355 non-resident students; total 735;

temporarily reduced to 579

Roads and Pavement

GOOD

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

Student Housing GOOD Education GOOD FM. vocation in poor location;

National Project to rectify

Food Service GOOD Recreation GOOD Medical/ Dental GOOD Administration GOOD Storage Support GOOD

Available Deficiency Funding and Execution Long Range Plan Life Safety

Deficiencies Non-Life Safety

Deficiencies Objective: To complete the process of campus consolidation began with the construction of Urban Campus Building 17. The first phase of a visionary plan would bring hard vocation facilities from a remote location to the downtown campus.

The long plan would upgrade the downtown campus by using and/or leveraging DOL-owned properties.

National Project Recommendations Project 3477: Renovate Building 2 to relocate HBI/Facility maintenance vocation from remote Building 11; accomplish minor renovations in Building 4 classrooms to relocate Building 12 functions: $639,842.

Future Project Scheme 1: Acquire properties adjacent to Building 4 and opposite Urban Campus Building 17 to consolidate campus.

Or, Scheme 2: Utilize DOL-owned properties to consolidate campus.

Cost will vary depending on development format (DOL funded or public/private partnership).

Regional Project Recommendations:

Renovate multipurpose room in Building 17 basement to accommodate X-Ray vocation Replace dormitory lavatories in Building 2:

$82,792 Improve cafeteria dish return: $3,527 Center accomplished this by May 2014.

Recently Funded 3 $5,803 2 $5,140 Prior Funded 0 $0 3 $17,383 O&M 10 Non CRA

Funded 33 Non CRA

Funded Unfunded 0 $0 16 $1,332,024

OMB Score Card Metrics Current

Goal Los

Angeles Recommendations

EO13423 FY

2012 GOAL

KBTU/GSF/YR

65.2 44.4 Bldg 17 attained LEED Silver

O&M Costs $/

GSF

5.10 6.07 Consolidate 2 campuses

% MC 58 100

% MDNC 37 0

% NMD 5 0

%Utilization

Office 97 100

Housing 98 100 Warehouse 96 100

FCI .919 0.94

%FCI < 0.90 15.2 24.8 Funded seismic project Green= Meets or Exceeds Goals, Yellow = Within 10% of Goal, Red

= Beyond 10% of Goal

Compliance Comments Category Status Energy and Water 32% better than PY 2013 energy target; 22% better than 2013 water use target Environment Active recycling program and environmental education for students and staff Sustainability Active in sustainability efforts Accessibility 4 of 7 buildings compliant

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1.0 Introduction

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INTRODUCTION

A team of Engineering Support Contractor (ESC) architects and engineers completed a facility survey for Los Angeles Job Corps Center 12–17 August 2013. The results, conclusions and recommendations of this survey are documented in two volumes: Volume I Planning Strategy and Volume II Supporting Data.

Objective and Scope

The objective and scope of the survey were to:

Document existing conditions

– Building and structures

– Barrier-free accessibility

– Operations and maintenance

– Programmatic characteristics (e.g., size of functional areas, operational layout, and functional amenities)

– Energy, water, and waste management plans and actions

– Environmental management plans and practices and associated regulatory compliance

Identify new deficiencies and status previously documented deficiencies

– Documentation and categorization of new deficiencies identified during the survey

– Status of previously identified and funded deficiencies to determine if corrective actions were taken

– Submission of funding requests to DOL for life safety deficiencies that may pose a risk to the Center’s staff and students if not corrected immediately Develop a Long Range Plan

– Plan and implementation strategy based on National, Center, and Regional participation

– Strategy would positively impact Center operations and the overall living and learning environment

– Prioritized facility-specific actions consistent with Center’s mission, educational goals, and National goals and funding

Report Contents

Volume I includes the information and basis for the recommendations for long range planning. The following sections:

Section 2.0 Existing Site Conditions. In this section, the status of the site and building is presented in terms of general conditions, functionality, resource use and intensities (i.e., energy, water, and waste), sustainability, and accessibility. The status of funded projects is noted and current and prior deficiencies are summarized.

Section 3.0 Planning Analysis. The proposed plan is presented in this section and is based on the existing site conditions and functions, Center mission, both near and long term.

National, Regional, and Center engagement is pivotal to the presentation of a plan that can be implemented.

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Section 4.0 Recommendations. The recommendations for proposed projects and revised site plan are presented and are prefaced by summarizing the previous plans for the Center and findings documented during this program year survey.

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2.0 Existing Conditions

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2.0 EXISTING CONDITIONS

The existing conditions of the Center are presented in this section with specific focus on the following:

Background – An overview of the Center is presented on the campus layout and buildings, student population, and vocations.

Ownership – The ownership of the property (leased versus owned) and any related conditions affecting operations and maintenance of the property are highlighted.

General Site Conditions – The site conditions (roadways, stormwater system, and utilities) are summarized based on the findings of this survey.

General Building Conditions – The status of buildings physical conditions is noted with special emphasis on those buildings with repair needs.

Preventive Maintenance – The Center’s practices for systematic inspection, detection, and correction of potential failures either before they occur or develop into major defects are documented.

Facility Assessment by Function – The evaluation of the Center’s functions (e.g., education, housing, recreation, medical/dental, storage/support) is presented and cross referenced to building/structures on the campus.

Resource Use – Energy and water use and intensities are indicated and trends noted as well as waste management practices. The Center’s contributions toward the Executive Order goals for 2015 also are summarized.

Sustainability – This section documents if the Center is proactive and has in place active energy and water use reduction programs; a waste prevention/recycling program; School Dude or CMMS for Preventative Maintenance practices; and green purchasing policies and practices.

Accessibility Standards – The accessibility to buildings and to services and functions within buildings in accordance with the Architectural Barriers Act (ABA) Standard for Federal Facilities is documented.

Completed and Current Projects – The status of National, Regional, Center, and Career Technical Skill Training (CTST) projects by deficiency number is shown in tabular format.

Deficiency Summary – A summary of the number and dollar value (if applicable) of all deficiencies (recently funded, prior funded, operations and maintenance, and unfunded deficiencies) is provided. The deficiency analysis presented in Section 3.0 of this volume, includes additional details on these deficiencies.

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Background

Los Angeles Job Corps Center consists of seven buildings on approximately two acres at two separate sites. The main site is located in downtown Los Angeles and contains six buildings (2, 3, 4, 12, 16 and 17). The second site is located on East Olympic Street, five miles southeast of the downtown Los Angeles site, and contains one building and two structures (Building 11, Structures 13, and 14). A third site, Lodi Place in West Hollywood, was decommissioned after the new Urban Campus Building 17 was constructed. Similarly, former Main Building 1 was returned to the Lessor after Building 17 was constructed. Three of the seven buildings are DOL-owned, the other four are leased. The Center is operated by the YWCA of Greater Los Angeles.

Urban Campus Building 17

Los Angeles Job Corps Center was activated in 1965 and currently has an authorized student population of 380 resident students and 355 nonresident students. The population was temporarily reduced to 579. The entire Center currently consists of 247,645 gross square feet collectively at both sites. The aggregate NSF is 161,543 compared to a suggested range of 140,000 to 160,000 NSF for a Center with the authorized student population.

Ownership

DOL ownership is limited to the land and buildings designated Buildings 2, 3, and 4.

The remaining four buildings are leased. DOL leases the new Urban Campus Building 17, constructed in 2012, form the YWCA. Building 11 is leased by the YWCA directly and provided for Job Corps use. The Lessor of Building 12 is Mr.

Homero Mereulo. Building 12 lease was recently extended for only a five year period instead of 10 or 20 years. A California General Partnership is the Lessor of the Olive Center, Building 16.

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General Site Conditions

The Center is located at approximately 34°N latitude and 118°W longitude at about 265 feet above sea level. The climate is Subtropical Mediterranean. 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 high often reaches 90°F. The average annual precipitation is 15.14 inches.

At the downtown campus all of the buildings are located on city blocks. Building 3 has an adjacent open space with a tent on a converted parking lot. 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 a commercial urban area that has an array of commercial building types that vary according to their age. This southern-most sub region in downtown Los Angeles 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.

Building 11 and two smaller structures 13 and 14 are located at the East Olympic Street site. This facility has off-street parking and mock up area behind the building. The neighborhood is not considered a safe area. The Center reported that about five years ago a Job Corps student was killed at a bus stop near this building. Other students had been robbed and still feel threatened.

The Los Angeles Department of Water and Power provides the domestic water supply through the Los Angeles Aqueduct, local groundwater and supplemental water purchased from the Metropolitan Water District of Southern California (MWD). Water from the MWD is delivered through the Colorado River Aqueduct and the State Water Project’s California Aqueduct. These three sources have historically delivered an adequate and reliable supply to serve the City’s needs. Wastewater collection and treatment is provided the City of Los Angeles, Bureau of Sanitation and the vast system of sewer pipelines and treatment plants. 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 0.25 miles from the center and has a response time of approximately 5 minutes. The center is supplied with natural gas from the Southern California Gas Company at rates and service pressure that are consistent with commercial users in downtown Los Angeles.

Electric services are provided by Los Angeles Department of Water and Power. The primary distribution systems are overhead to Building 11 and underground to the other buildings. The secondary distribution systems are overhead to Buildings 11, 12, and 16.

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

Los Angeles Job Corps Center 28 secondary distribution systems in Buildings 2, 3, and 4 are owned and maintained by the Center, and are adequate. The secondary distribution systems in Buildings 11, 12, and 16 are owned by the Lessor and maintained by the Center, and are adequate. The secondary distribution system in Buildings 17 is owned and maintained by the Lessor, and is adequate. Site lighting includes building-mounted fixtures which are controlled by switches, photocells, and time clocks. Site lighting is adequate, though some of it is not operational, for the campus. Much of the Center buildings’ fronts are illuminated by City of Los Angeles pole-mounted street lights. Local telephone service is provided by AT&T.

VoIP is utilized for long distance and toll calls (through the JCDC), data and voice communication. The telecommunications systems are owned and maintained by the center, and are adequate.

General Building Conditions

BUILDINGS OWNED BY DOL

Buildings 2, 3, and 4 are owned by DOL. All three buildings are undergoing seismic and other improvements through a funded National project. 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. All three buildings do not meet seismic standards. This and issues described below contribute to rating Buildings 3 and 4 as fair.

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’-8”.

Building 4 was originally constructed in 193. It 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 administration, education, soft vocations, security, and warehouse functions, and some vacant space. Building 4 has been renovated on three floors which resulted in reconfigured spaces and larger classrooms.

However HVAC system and DOL-owned Building 4

Los Angeles Job Corps Center 29 controls are severely deteriorated. These will be corrected in conjunction with the seismic upgrade project for Buildings 2, 3, and 4.

LEASED BUILDINGS

Building 11 is a 16,300 GSF leased facility. Building and Apartment Maintenance vocation and a warehouse are located in this building.

Building 12 is a 5,900 GSF leased facility. It houses parts of non-academic education and administration. The building is generally in good condition

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. The SiaTech program is increasing its activities due to State of California education requirements. As a result, it is running out of classrooms. The building is generally in good condition. However, it is designated as S2 (Storage Occupancy) by Los Angeles Building Department.

Renovations for any other use may require use group change, a lengthy process.

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 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 in excellent condition.

Preventive Maintenance

Maintenance at the Center is good. The new Urban Campus Building 17 is maintained by YWCA. Other buildings are maintained by the Center. The Center uses Microsoft Outlook to schedule preventive maintenance and work orders. The maintenance supervisor is knowledgeable of maintenance practices and keeps track of maintenance issues.

Leased Building 16

Los Angeles Job Corps Center 30

Facility Assessment by Function

Student Housing

The Center accommodates 232 resident women and 148 resident men, totaling 380 residents, on floors 3 – 6 of Building 17. Due to the limitations of the land area, the prototype dormitory design was modified to a U shaped floor plan.

Each floor has a capacity of 98 beds in 25 rooms including eight beds for the handicapped in two larger rooms. Typical sleeping rooms have four beds with a bathroom dividing the room into two two-bed sections. Each of the two junctions of the U contains a lounge, a study room, a laundry, and two RA offices. Facilities are excellent in this new building and function well.

Education

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

17. There are additional academic classrooms in Building 3 and a subcontractor named SiaTech offers academic classes in Building 16. Building 2 is assigned to education but is now mostly vacant after completion of Building 17. Building 12 houses some non-academic functions and outreach and admission.

Building 3 suffers from inadequate floor to floor height on floors 1 and 2 as these two floors were created out of the original high bay first floor. At Building 4 second floor the supervisor’s office lacks a view of the corridor. Otherwise, the above education facilities function well and will be in good condition after the completion of the seismic upgrade project.

The only hard vocation, Building and Apartment Maintenance operated by HBI, occupies a part of Building 11. Although the location is problematic, the building is in good condition.

The Center is approved for X-Ray vocation. A suitable space needs to be provided for this vocation. The Center has a large component of Off Center Training which reduces campus space need and builds industry and business relationships for future employment of Job Corps graduates. However, there is a desire to bring culinary arts vocation to campus to benefit from exposure to the new cafeteria.

Typical bedroom in Building 17

Los Angeles Job Corps Center 31

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 creates an unsightly condition with loose trash bins at the exit hallway.

Recreation

Indoor recreation functions are located in Buildings 16 and 17. Building 16 houses a weight room, arts and crafts, and the non-resident lounge while Building 17 accommodates a library, music room, and a fitness center. There is no gymnasium.

Students have access to city 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. After the construction of Building 17 court this former popular outdoor space with a tent is now mostly used for picnics.

Administration

The Center Director’s office and security offices are located in Building 17. Other administration functions are mostly located in Building 4. Facilities are in good condition and function well.

Medical/Dental

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

Storage/Support

Center maintenance functions are located in Buildings 4 and 17. Excess property and a part of Center storage are located in Building 11.

Court at Urban Campus

Los Angeles Job Corps Center 32

Environmental Issues

Building 3 has asbestos ceiling tiles in the First Floor Classrooms. This material must be kept in good condition in an Operations and Maintenance program that includes observation every six months, recordkeeping, and staff and student notification.

Resource Use/Conservation

Energy and Water Conservation

Energy and water use and associated trends are summarized below for the Los Angeles JCC. This report shows the energy and water savings that can be generated by a new facility combined with efficient operations by the Center.

Background: Table 1 has current energy and water usage and cost. The Los Angeles JCC’s electricity unit cost is much higher than average for Job Corps. Natural gas and water costs are close to average.

Table 1: Energy and Water Statistics – FY2013 Energy Usage Cost Unit Cost Average Cost in Job Corps Electricity 2,552,488 kWh $407,642 $0.16/kWh $0.099/kWh Natural Gas 22,259 CCF $19,345 $0.86/CCF $0.74/CCF Water 7,391,639 gal $40,630 $5.50/kgal $5.59/kgal Total $467,617

This analysis is based on the latest energy information available. FY2013 data are the latest entire year available for analysis.

Energy Data Issues: The Los Angeles JCC has posted consistent energy and water data since 2003. Because of these issues, the data is considered to be of high quality.

Benchmarking: Table 2 is based on the EO13423 goals of 3% annual energy reduction since the FY2003 baseline and 2% annual water reduction since the FY2007 baseline.

Table 2: Energy and Water Benchmarking Category Year Current Usage

(BTU/GSF)

Baseline Usage FY 2013

Target

(BTU/GSF)

Difference from

Target Energy 2013 44,435 BTU/GSF 85,767

BTU/GSF

65,183

BTU/GSF

-32%

Water 2013 29.9 gal/GSF 43.4 gal/GSF 38.2 gal/GSF -22% Green – meeting target. Red – not meeting target.

The energy and water usage reported by the Center has met their target in 2013. Figure 1 documents the annual energy intensity in BTU/GSF compared to the baseline from 2003

Los Angeles Job Corps Center 33 to 2013. Figure 2 indicates the water intensity compared to the annual targets for the years 2007 to 2013.

Figure 1: Energy Intensity Compared to FY 2003 Baseline and Annual Targets.

Figure 2: Annual Water Intensity Compared to FY2007 Baseline and Annual Targets.

Electricity: Electricity Usage at the Center rises during the summer months due to cooling loads. The FY2013 usage is the first full year with the new Building 17. Los Angeles has a mild climate most of the year and heating and cooling loads are a smaller percentage of energy usage than for most other Job Corps Centers. Figure 3 tracks the monthly electricity usage since 2010.

Los Angeles Job Corps Center 34

Figure 3: Monthly Electricity Usage

The Center should use 2013 as targets for future electricity usage.

Figure 4: Electricity Usage from 2013 by Month.

Natural Gas: Natural gas has dropped significantly since occupying Building 17.

Monthly usage since 2010 is shown in Figure 5.

Los Angeles Job Corps Center 35

Figure 5: Monthly Natural Gas Usage

Figure 6 shows the natural gas usage per month from 2013. The 2013 usage can be used as goals for energy reduction.

Figure 6: Natural Gas Usage Reduction Goals

Water: The monthly water consumption since FY2010 for the Center is shown in Figure

7. The Center has greatly decreased their water usage since Building 17 opened in 2012.

Los Angeles Job Corps Center 36

Figure 7: Monthly Water Usage, FY2010 to FY2013

Sustainability

In…