Roybal_Fed_Bldg_BER_Final_Submittal.pdf

Contract No. GS09P05KSC0024

FINAL SUBMITTAL

June 30, 2005

R.E.M. Job No. 8864

Prepared By:

U.S. General Services Administration Pacific Rim Region

450 Golden Gate Avenue San Francisco, CA 94102

Building Engineering Report (BER) For

Roybal Federal Building Los Angeles, California

ENGINEERING & CONSTRUCTION

1575 No. Lake Avenue, Suite 100

Pasadena, CA 91104

(626) 296-7200 Fax (626) 296-7201

PROPERTY OF THE UNITED STATES GOVERNMENT

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Building Engineering Report

Roybal Federal Building – CA0283CC 255 E. Temple Street

Los Angeles, California

Final Submittal

Prepared For: Prepared By:

GSA, PBS, Property Development Division, 9PCS R.E.M. Engineering Company, Inc.

450 Golden Gate Avenue, 3rd Floor West 1575 N. Lake Avenue, Suite 100 San Francisco, CA 94102-3434 Pasadena, CA 91104

Original Richard Vallejo, GSA

Roybal Federal Building

PROPERTY OF THE UNITED STATES GOVERNMENT – FOR OFFICIAL USE ONLY

Do not remove this notice page i

EXECUTIVE SUMMARY

The General Services Administration, Region 9, Property Management Branch (GSA) contracted with R.E.M. Engineering Company, Inc. to prepare a Building Engineering Report (BER) for the Roybal Federal Building. The scope of work for the BER was to provide an evaluation of the current physical condition of building components, not covered by the Programming/Housing Plan Study, concurrently being prepared by Jacobs Engineering, and to develop new work items to maintain building systems and support the realignment of federal courts housing.

The BER included an onsite survey of existing conditions, review of record drawings and operating manuals provided by GSA, interviews with building management and contractor maintenance personnel, and evaluation of conformance to relevant codes and design criteria. Deficiencies were noted in the report and recommendations for repair and /or replacement were developed.

The BER was focused on developing a prospectus to support the 2011 federal courts realignment plan.

Building systems were evaluated to ensure adequacy in regard to the proposed realignment plan.

Components that would require upgrading to meet the needs of the 2011 plan or the 2031 planned build-out were identified and cost estimates prepared. In addition, the BER identified significant building components that would require major maintenance or replacement in the 2011 planning horizon and cost estimates were prepared for that work. Finally, the remaining useful life and replacement costs were prepared for building components projected to exceed their useful life prior to 2031.

The BER found that the building is in overall good condition, showing the wear expected for its age.

Maintenance work items were identified, but were generally minor in nature. Several instances of ADA non-compliance were identified related to restrooms, access, and signage. The elevators are in need of a modernization program consistent with the 2011 prospectus. Minor modifications to the ventilation system will be required to accommodate the conversion of offices to courtrooms during the 2011 and 2031 build-outs. Security upgrades are recommended, primarily in the area of integration of various detection, alarm, and monitoring systems.

Major costs projected by the BER include re-roofing, fire alarm panel replacement, and elevator modernization – all projected for the 2011 prospectus. In addition, the numerous cosmetic and ADA related work items may result in significant costs depending on how they are phased.

The BER was coordinated with the Realignment Study to ensure all relevant costs were captured between the two projects and no significant cost items were overlooked.

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TABLE OF CONTENTS

EXECUTIVE SUMMARY ........................................................................................................................... i

1 INTRODUCTION

1.1 Scope of Work

2 EXISTING CONDITIONS

2.1 Architectural

2.2 Electrical

2.3 Elevators

2.4 Fire Protection

2.5 Mechanical - HVAC

2.6 Plumbing

2.7 Roofing and Waterproofing

2.8 Security Systems

3 RECOMMENDATIONS AND IMPLEMENTATION PLAN

4 IMPACT OF PROGRAMMING/HOUSING PLAN STUDY

4.1 Elevators

4.2 HVAC – Air Handlers

4.3 HVAC- Central Chillers

4.4 HVAC- Heat Exchangers

4.5 Helipad

5 SUMMARY OF RECOMMENDATIONS

Appendices

Appendix A – Proposal and Contract Appendix B – Field Survey Forms Appendix C – Narrative Reports Appendix D – Responses to GSA Comments Appendix E – Release of Claims

1 INTRODUCTION

The General Services Administration, Region 9, Portfolio Management Branch (GSA) contracted with R.E.M. Engineering Company, Inc. (R.E.M.) to prepare a Building Engineering Report for the Roybal Federal Building in Los Angeles.

The Property is located at 255 East Temple Street, Los Angeles, California. The site vicinity includes the 300 North Los Angeles Street Federal Building, Veterans Administration Hospital, and the Metropolitan Detention Center.

1.1 Scope of Work

R.E.M.’s scope of work for this Building Evaluation Report (BER) is defined in the contract documents (Appendix A). The GSA Scope of Work requested the following specific tasks:

Existing Building Conditions Report: Provide an evaluation of the current physical condition of building components, not covered by the “Programming/Housing Plan Study,” including but not limited to the following:

• HVAC/Mechanical Systems

• BAS or EMCS Systems

• VAV Controllers and HVAC control system

• VFD for the supply and return fan system

• Pump Room (heating and chilling sides)

• Chilled Water and Heating Plant

• Chilled Water heat exchangers and accessories

• Elevators

• Plumbing Systems

• Domestic hot and cold water system

• Drinking water system

• Sanitary sewer and storm drain system

• Fire Protection and Safety Systems

• Electrical Systems

• Emergency Power, lighting, and exit signage systems

• Fire Alarm, Fire Sprinkler, Safety, and Environmental Systems

• ADA Compliance

• First Impressions Requirements

• Architectural Systems

• Exterior doors, walls, and windows

• Roof & waterproofing

• Exterior security lighting

• Interior floors, walls, and ceiling

• Signage

Provide new work items, scope of work, justification, cost estimates, and priorities. The Building Engineering Report will evaluate the adequacy of existing building systems relative to any proposed realignment of space.

Implementation Plan. An implementation plan will be developed with regard to the priority/timeline of the work items.

• Priority 1 - Immediate

• Priority 2 - Within 1 – 2 years

• Priority A -Must be done during building realignment of Magistrate Court space

• Priority 3 - Within 3 – 5 years

• Priority 4 - Within 6 years or more

The following items were specifically excluded from R.E.M.’s scope of work during negotiations at the direction of GSA.

1. Site Safety, CCTV surveillance

2. Heating Plant for hot water system

3. Civil Site including sidewalks, ramps, and other paved areas

4. Landscaping and irrigation

5. Structural engineering

R.E.M. was directed to coordinate its report with the “Programming/Housing Plan Study” concurrently being prepared by Jacobs Engineering and to address any building system deficiencies that would impact that study.

The following report sections present R.E.M.’s findings and recommendations.

2 EXISTING CONDITIONS

R.E.M. staff and consultants conducted site inspections from January 5, 2005 through March 10, 2005.

Inspections were coordinated with the GSA field office contact; Mr. Robert Miller. Field notes from these inspections are documented in Field Survey Forms (Appendix B). Findings are summarized below.

2.1 Architectural

The building architectural systems are in overall good condition. Observed deficiencies are limited to cosmetic damage to finishes, ADA discrepancies, exit signage, and minor water damage. Details of architectural findings are provided in the Engineering Summary Reports included in Section 3.

2.1.1 Structural

An independent structural, seismic, and blast/progressive collapse evaluation is being performed by GSA concurrently with this BER.

2.1.2 LEED Analysis

A LEED analysis was not performed as part of the BER. However, opportunities for energy savings were considered in identifying new work items and recommendations.

2.1.3 ADA Compliance Accessibility

Numerous deficiencies exist with regard to ADA guidelines in restrooms, countertops, cells, locker rooms, and courtrooms. Predominant discrepancies include the location of restroom fixtures and equipment, lack of insulation on P-traps and water supply lines below lavatories, countertop height, accessibility of showers, wheelchair access for juror boxes and witness stands, and other accessibility issues. Details are included in the Field Survey Forms and Engineering Summary Reports. Note that corrections to the above deficiencies are required by code when renovations or alterations are constructed, but only on the floors where the construction occurs. See architect’s memorandum in Appendix C.

The site is accessible by pedestrians at five places: 1) Through the 300 Los Angeles Street building and up a curved ramp to the Roybal building. 2) From Temple Street by a series of ramps intended for use by wheel chairs. 3) From Temple Street by an entry off the street. 4) From Alameda by a stairway that ends near the North entrance. 5) From Aliso by a stairway that ends near the North entrance.

At the Northeast corner of the 300 North Los Angeles Street building is a 99’-4” ramp with a total rise of 30". It averages 2.3% and has no handrails. From it one can pass through automatic doors, cross through the building, and proceed to a curved ramp in the courtyard between that building and Roybal.

That ramp averages 4% and has no handrails. From it one can go directly to the North entrance of Roybal without obstruction.

At the South end of the deck around 300 North Los Angeles Street building is a series of ramps. The total width is 88". There are three ramps. The first section up is a rise 30 foot long and averages 9.5 % and ends at a 3’ long landing. The second section is 47 foot long and the slope varies from 7.6 to 5.8% and ends at a 3' long ramp. The third section is 19'-8" long and ends on the deck around 300 Los Angeles Street building and has a sign directing the wheelchair user to the Roybal building.

Wheelchair users would use the same curved ramp described above. The ramp has handrails at compliant height. The landings are not 60". The slope in the line of travel after the ramp is 0-1%.

The slope across the line of travel is 1-2%.

Parking Level 3: The north elevator has two stalls adjacent to the elevator both are 9' wide but only a 3' wide walk area between. The south stall has a 3' walk between the stall and the wall of the elevator lobby. The occupant from the northern most stall would have to pass in back of the southern stall to reach the elevator lobby door.

The south elevator had two compliant stalls facing each other immediately outside the elevator Lobby.

One stall has been converted to a regular stall without changing its size. The second is in a converted regular stall, only 8' wide and on a 6% slope across the stall.

Parking level 2 is similar to parking level 3.

Parking level 1: The Judges’ entry has two stalls on either side of the elevator shafts. One is 9'3" wide with a 3' wide circulation area next to both. The north elevator has two stalls facing each other immediately outside the elevator lobby. One has a 4'6" wide circulation space and the other has a 5'0" wide circulation space adjacent to 9' wide stalls. The south elevator has two spaces at 90% angle to each other and with 5' wide circulation spaces next to the stalls and provide access to the lobby door.

2.1.4 First Impressions Requirements

The GSA First Impressions program seeks to improve public building spaces to welcome the public to a safe and professional environment. The criteria evaluated are 1) Reducing Clutter, 2) Consolidating Functions, 3) Unifying Signage, 4) Streamline Security, and 5) Transforming Image – a welcoming and inviting entry lobby. The building meets the First Impressions guidelines and no major new work items are required. Signage is lacking directing visitors into the north entrance to the lobby. Signage is lacking at the elevators directing visitors to the correct floor for their business. The lobby area of Roybal is clean, but cold due to use of stone flooring and walls. It lacks warm furnishings, upholstery, or wall covering.

2.1.5 Architectural Systems, Interior floors, walls, and ceiling

In general architectural finishes are in good condition given their age and show signs of normal wear.

Numerous minor damage or wear was observed on floor, wall, and ceiling finishes throughout the building. Some damage to wainscoting, doors, cabinets, and counters was noted. Water damage to walls and ceiling tiles was noted in some locations.

2.1.6 Exterior doors, windows

Windows have been recaulked recently and are in very good condition. Minor deficiencies were noted at caulking in the lobby area and window framing in room 285.

2.1.7 Water Intrusion Room 0102

At GSA’s request room 0102 was inspected for water intrusion, thought to be emanating from a planter on the terrace level. It appears the leakage is not from the planter, but possibly from the plaza paving above. An intrusive inspection involving removal of pavement and possibly planters should be performed, but is beyond the scope of this BER. See Section 2.7 for results of waterproofing inspection.

2.1.8 Life Safety

In several instances fire sprinkler riser pipe/valves protrude into stairway landings, partially obstructing access. This condition should be evaluated by GSA’s Fire Marshall to determine degree of corrective action warranted.

Exit signs are missing in some corridors and courtrooms in the building and are noted on the architectural Field Survey Forms in Appendix B.

The door swing is against exist traffic on the Terrace Level at the south doors to the Marshall’s space.

Corridors 8127 and 8136 are dead ends and should have an exit door and lighted exit signs installed.

Bookshelves and cabinets are located in the corridors outside rooms 650, 770, and 860 and should be removed.

2.1.9 Signage, lighting, and exit signage systems

The building has required signage with limited deficiencies noted. Illuminated exit sign arrows are incorrect in some areas. Exit signs are missing in some areas. Emergency exit is blocked in lobby.

Exit area signs are required in some locations.

Exit signs are missing in some corridors and courtrooms in the building and are noted on the architectural Field Survey Forms in Appendix B.

2.2 Electrical

Building electrical systems are in good condition.

2.2.1 Main Electrical Room

The main electrical room is located on the Temple Street level and occupies approximately 1200 sq. ft.

The Los Angeles Department of Water and Power delivers primary voltage at 34kV to their utility vault from two separate feeds. Three services are fed from the vault: two (2) at 480V, supplying

1600A and 3000A busway systems for building power, and one (1) at 4160V, transformed to 480V within the electrical room, providing normal power to building emergency systems, and power to the parking lot lighting and ventilation systems. A 3000A 480V, 3ph busway rises through the north electrical rooms and a 1600A busway through the south electrical rooms. The 480V power is transformed to 208/120V, 3ph power at four floor intervals with subpanels on the in-between floors for receptacle loads. Based on field observation the building is currently experiencing 30% loading on the busways. This reading was obtained from the stored maximum demand value in the Department of Water and Power electrical meter for the building. The switchgear and main distribution panels are manufactured by Siemens-ITE.

The condition of the main switchgear and related equipment is good.

2.2.2 Satellite Electrical Rooms

Each floor has two electrical rooms supplying 480/277V, 3ph power for lighting and mechanical loads and 208/120V, 3ph power for receptacle and office power loads. The 3000A bus rises through the north electrical rooms and via bus-mounted disconnects supplies one 100A, 480/277V, 3ph, 4w panel per floor. The 1600A bus rises through the south electrical rooms and via bus-mounted disconnects supplies one 100A, 480/277V, 3ph, 4w panel per floor. Transformers rated at 225KVA, 480- 208/120V, 3ph, 4w are located on levels 2, 5, 8A, 11, 14, 17 and 21 supplying 225A panels on the respective floor and to the floors directly above and below. The north electrical rooms contain a UPS system riser, now decommissioned and connected to normal power at the distribution board on level 2.

The condition of the distribution equipment is good.

2.2.3 Building Lighting

The lighting in most of the building consists of energy efficient T8 lamps, 2’X4’ fluorescent fixtures, 2’X2’ fluorescent fixtures, and fluorescent downlights. The exception is the older courtrooms on the 7th and 8th floors, which have High-Pressure Sodium downlights. These are being phased out as the courtrooms are remodeled. Each floor has two low-voltage lighting control panels, tied to the Building Automation System Controls for after-hours energy savings.

The lighting control system is functioning properly. It is set to turn lights off at 6pm throughout the building; however, several tenants have requested that their lights either be left on until later or even around-the-clock if the tenant's operation requires it. This situation could be improved through the use of motion sensors to control the lighting.

The condition of the lighting is good with the following exceptions.

Lighting in some of the courtrooms does not meet design guidelines and additional fixtures should be installed to achieve 50 foot candles in work areas.

2.2.4 Emergency Power

The building receives emergency power from two (2) 750KW emergency generators located on the 21st floor. One generator covers the lower half of the building from the parking levels to the 8th floor.

Automatic Transfer Switches, 600A, are located on the 2nd and Temple Street Level floor. Emergency panels are located on the Temple Street, 2nd, and 5th floors. The other generator covers the upper half of the building, from level 8A to 22. Automatic Transfer Switches, 600A, are located on level 8A and

22. Emergency panels are located on 8A, 10th, 14th, 18th and 21st floors. Fuel is stored in a 20,000-gallon tank located in the basement.

The building had an Uninterruptible Power Supply (UPS) that has been decommissioned. No records of the system are available. Local UPSs have reportedly been installed as needed on floors with courtrooms.

The condition of the emergency power system is good.

2.3 Elevators

A full report of the elevator system condition is included in Appendix C.

The building elevator systems are functioning adequately. However, certain components are approaching obsolescence and are no longer supported by the manufacturer, Dover Elevator Company.

The existing equipment includes both gearless and geared units, powered by motor generator sets, and controlled by Dover T-II Traflomatic controllers or Dover Relay Logic controllers. The original equipment design was robust and the following components have substantial remaining useful life:

• Dover 66700 Govenors and related equipment

• Dover Pit Buffers and related equipment

• Car and Counterweight Rails and related equipment

• Cabs and related Equipment

• Counterweights and related equipment

The generators are nearing the end of their useful life. The lack of support for parts and service will increase the cost of maintenance. The controllers are obsolete by industry standards and parts will become difficult to obtain in the next few years.

Elevators serving the High Rise floors (numbers 3, 4, and 5), the Security and Freight elevators (6 and 7), the Mid Rise elevators (numbers 8 through 12), Judges elevators (22 and 23), and the Prisoner elevators (24 through 26) have a remaining useful life of 3 to 5 years. The Low Rise elevators (13 through 16), north and south Shuttle elevators (17 through 20), and Kitchen elevator (number 21) have each outlived its useful life.

Two future elevator shafts (numbers 1 and 2) are available in the high rise bank. Our inspection revealed the hoistway divider beams are already in place and the shafts are not obstructed.

In general, the elevator controls and generator sets are at the limit of their useful life. It can be expected that the frequency of failures and the cost of repairs will increase. However, the elevators will continue to function safely, albeit with higher costs. Reliability will continue to degrade if the key components are not modernized.

2.4 Fire Protection

A detailed report of the fire protection systems is included in Appendix C.

2.4.1 Fire Alarm System

The condition of the existing installation is good and construction appears to be in conformance with NFPA 72. The system consists of the following components:

Manual pull stations

Voice evacuation system

Strobe units

Voice powered fireman’s phone system

Ladder style graphic annunciator panel

Edwards ESA 2000 main control panel

The manufacturer no longer supports the existing Edwards ESA 2000 fire alarm control panel and parts are difficult to obtain. A failure of one or more of the main control panel components could result in a nonfunctional fire alarm system for an extended period of time. This “downtime” would affect the fire and life safety of the building.

2.4.2 Fire Sprinkler and Standpipe System

The building is constructed with an automatic wet-pipe fire sprinkler and wet standpipe hose system.

The sprinkler system is designed to provide 0.10 gpm over 1500 ft2 in accordance with NFPA 13 criteria. The standpipe hose system is a Class III system (1 ½” and 2 ½” connections).

The condition of the sprinkler system is good. Deficiencies noted: Some sprinkler escutcheons are missing and should be replaced (a cosmetic issue) and riser pipes on stair landings protrude into the space, partially obstructing exit width on several floors.

2.4.3 Firewater Supply and Pumping System

Firewater is supplied to the building by an underground connection to the city water supply and a supplemental firewater storage tank located on the P-1 (Parking) level. A fire pump room is located on the P-1 level, with main, backup, and jockey pumps to provide booster pressure to the city water supply.

The condition of the fire pumps, piping, and related equipment is good. Deficiencies noted: one flange leak was observed.

2.4.4 Dry Chemical Suppression Systems

The building is constructed with a manually operated dry chemical suppression system for each of the two kitchen fume hoods.

The condition of the system is good and construction appears to be in compliance with NFPA 17.

2.4.5 Fire Extinguishers

The Building is equipped with dry chemical fire extinguishers throughout the building, installed in flush wall cabinets.

The condition of the fire extinguishers is good and construction appears to be in compliance with

NFPA 10.

2.4.6 Smoke Control

The building is constructed with an automatic and manually operated smoke control system. Fire alarm signals initiate automatic shutdown of the HVAC system. Fire dampers and smoke detectors are installed in HVAC ducts. For additional description of the HVAC shutdown conditions and sequence see the HVAC Controls report in Appendix C.

2.4.7 Elevator Interface

Automatic recall is provided in response to fire detector operation. Manual elevator capture is provided. Telephones are provided in elevator cabs. Elevator lobbies are not enclosed.

2.5 Mechanical - HVAC

2.5.1 HVAC/Mechanical Systems

Air handling units are located in each floor’s mechanical rooms in north and south ends of the Roybal building. The central chiller and boiler plant located in the 300 North Los Angeles building serves the Roybal building through hot and chilled water supply and return pipes. Air handling units are of varying types as follows:

The heating/cooling air-handling unit (AH) consists of a constant speed supply fan and a constant speed return fan. This air handler has a mixed air section consisting of outdoor air, exhaust air and return air dampers, pre-filter, chilled water cooling coil, hot water heating coil, and an exhaust fan .

Only two of this type of air handling unit are in the building, serving the entire second floor and a portion of the first floor (lobby).

The cooling only air-handling unit (AHC) consists of variable speed supply and return fans. This air handler has a mixed air section consisting of outdoor air, exhaust air and return air dampers, pre-filter, and chilled water cooling coil.

The heating only air-handling unit (AHH) consists of variable speed supply and return fans. The supply fan has a pre-filter, variable frequency drive, and hot water heating coil. Variable speed drives control the required supply and return air volume to match the building cooling and heating loads.

Both heating only and cooling only air handling units VAV boxes serve each exterior and interior zone.

VAV boxes are controlled by direct digital controls (DDC) and connected to the building energy management system to monitor system components and system malfunctioning. Controllers are Johnson Metasys interfaced with Siemens Apogee system. The Siemens Apogee system can be made Web-enabled, but does not appear to be so now.

Each air-handling unit is ducted to an outside air intake in accordance with ASHRAE requirements for ventilation of occupied space. Most of the outside air intakes in Roybal building are located at north and south end mechanical rooms.

Stairwell pressurization using supply fans consists of six supply fans with isolation dampers. Four supply fans, capacity of 25,000 cfm each are located at the 22nd and 8th floors serving two north and two south end stairwells. Each of the north and south stairwells has two zones. The first zone supplies air to the stairwell from the 2nd through the 8th floors. The second zone supplies air to the stairwell from the 9th through the 20th floors. Two supply fans located on the 8th floor supply air to one west side and one east side stairwell. Each of the east and west stairwells has one zone supplying air for the 1st through the 8th floors. The units are DDC controlled via the Siemens EMS system. The stairwell pressurization system operates in smoke evacuation mode.

The stairwell exhaust gravity relief hood consists of four gravity relief hoods with capacity of 50,000 cfm and four barometric dampers, which will be opened in case of fire or smoke. Supply fans will be activated to maintain positive pressure in stairwell during evacuation.

The electrical and telephone room exhaust fan system consists of two exhaust fans with isolation dampers. One exhaust fan, with a capacity of 9,500 cfm, is located on the 22nd floor and serves the electrical and telephone rooms on the north end of the building. One exhaust fan, with a capacity of 7,000 cfm, is located on the 21st floor and serves electrical and telephone rooms on the south end of the building. Line volt thermostats control the exhaust fans.

The restrooms central exhaust fan system consists of one central exhaust fan with an isolation damper.

The exhaust fan, with a capacity of 15,000 cfm, is located on the 8th floor and serves all restrooms. All branch ducts have fire smoke dampers.

There are three parking levels in the building. Each parking level has four fan rooms and each fan room has one exhaust fan, with a capacity of approx. 35,000 cfm, connected to exhaust ducts of various sizes with volume dampers. The exhaust fans are controlled by CO (carbon monoxide) sensors and the DDC controller. There are three supply fans with a capacity of 85,000 cfm each to supply air for each parking level. Supply fans are electrically interlocked with exhaust fans.

2.5.2 EMCS Systems

The building EMCS supervises and controls primary heating and cooling water supply, exhaust and ventilation, and lighting throughout the building and parking garage. The EMS controller is a Siemens Apogee System.

VAV boxes are controlled locally by Johnson Controls VAV controllers. A Siemens-proprietary Johnson Controls Interface Module is installed on each floor in the electrical room to communicate between the Apogee EMS and the VAV controllers.

The Siemens Apogee system has the capability to communicate remotely, however, this function is not currently used. Substantial programming would be required to implement remote monitoring/control through the Apogee system.

The Siemens equipment is retrofit and in good condition. The Johnson Controls controllers are original equipment and are in good condition. However, availability of support and parts for the Johnson Controls units is limited.

A detailed description of the EMS is included in Appendix C.

2.5.3 VAV Controllers and HVAC control system

The VAV dual duct system consists of a hot deck and a cold deck serving each VAV box, which serves exterior or interior zones for heating and cooling. Interior zones, which have no exterior window or exterior wall, are served only by the cold deck. In exterior zones the hot deck is used to preheat the air which is mixed with cold deck air in each VAV box to maintain room temperature at the set point. VAV boxes are controlled through the Johnson Metasys controllers by the Siemens Apogee DDC controller.

2.5.4 Pump Room (heating and chilling sides)

The secondary chilled water system consists of four chilled water pumps (two occupied mode pumps and two after-hour pumps). The occupied mode pumps have one variable speed 3090 gpm, 200 hp lead pump and one single speed 3090 gpm, 200 hp back-up pump. The after-hour pumps consist of one 390 gpm, 20 hp lead pump and one 390 gpm, 20 hp back-up pump. The secondary chilled water pumps serve the Roybal building air handling units through two 10” chilled water supply and return pipes in the north riser and two 10” chilled water supply and return pipes in the south riser.

One secondary chilled water pump motor is equipped with a variable speed drive to control the chilled water flow rate to match the building cooling load. Three secondary chilled water pumps are equipped with single speed motors.

2.5.5 Chilled Water and Heating Plant

The boiler plant is located in the 300 North Los Angeles building. The boiler plant consists of four boiler units manufactured by Kewanee; three 7550 MBH for space heating and one 1680 MBH for kitchen steam. These will be replaced with new hot water boilers per IRIS work item 1063, scheduled for 2005.

Two primary hot water pumps are manufactured by General Electric, 300 gpm, 75’ TDH, (one lead pump and one back-up pump) with three-way mixing valves and one 700 gpm air separator. Two steam-to-hot water heat exchangers with steam valves and heat exchanger isolation valves and one expansion tank for domestic hot water serve both the Roybal and 300 North Los Angeles buildings through 8” hot water supply and return pipes.

The existing secondary hot water pump system for space heating is located in the Roybal building parking level 1 and consists of two pumps manufactured by General Electric, 25 hp, 600 gpm.

Secondary hot water pumps serve the building air handling units through two 4” hot water supply and return pipes in the north riser and two 4” hot water supply and return pipes in south riser, located in north and south ends of Roybal building.

The central chiller plant is located in the 300 North Los Angeles building. The chiller plant consists of five centrifugal chiller units serving both buildings. Chiller unit CH-1 is manufactured by Trane model# CDF2000, with a nominal capacity of 1420 tons, and chiller unit CH-2 is manufactured by Trane model# CVHF910, with a nominal capacity of 910 tons. Chiller unit CH-3 is manufactured by Trane model# CVHF485, and has a nominal capacity of 450 tons. Chiller units CH-4 and CH-5 are manufactured by York model# YTK7L6F2-CXE, and have a nominal capacity of 900 tons each.

Five primary chilled water pumps serve the five chillers. Chilled water pump P-3R is manufactured by Century, 3 ph, 50 hp. Chilled water pump P-4R is manufactured by General Electric, 3 ph, 50 hp.

Chilled water pump P-1N is manufactured by General Electric, 3 ph, 30 hp. Chilled water pumps P- 2N and P-3N are manufactured by General Electric, 3 ph, 60 hp. The primary chilled water pumps supply heat exchangers through two 14” chilled water supply pipes and one 24” chilled water return pipe.

The chilled water pump motors are equipped with variable speed drives to control the chilled water flow rate (gpm) to match the building cooling load. The chillers’ mechanical variables are controlled through direct digital control and connected to the building energy management system for monitoring.

Some modifications have been made or will be made shortly to the 300 North Los Angeles building central chiller and boiler plants:

Retrofitted 2-900 & 1-450 tons chillers manufactured by Trane to replace R-11 refrigerant with R-123 refrigerant in 1990.

Installed required emergency exhaust system using R-123 refrigerant sensor alarm and other requirements per ASHRAE standard 15-1992.

Replaced motors with high efficiency motors.

Removed three obsolete 12” and two obsolete 6” gate valves. Installed three 12” chilled water valves, two 6” hot water valves, and three spring return actuators.

Plan to remove three steam boilers and replace with new hot water boilers. This project is designed and ready for construction as of this writing. Per IRIS work schedule boiler replacement will be constructed during 2005.

2.5.6 Chilled Water heat exchangers and accessories

The plate heat exchanger consists of three heat exchangers with three dedicated pumps made by General Electric, each 1440 gpm, 50 hp, with modulating three-way bypass valves. The system supplies the secondary chilled water pumps and ultimately serves Roybal building. The heat exchanger system enable point is controlled either manually by the operator or by the scheduler. The chilled water heat exchanger is adequate for the planned 2011 and 2031 realignment build-out. See calculations in Appendix C Mechanical.

The existing condenser water system consists of four Marley 220 Series, 2700 gpm cooling towers located on the 300 North Los Angeles building roof. A 30” main condenser water pipe serves four 20” pipes connected to the cooling towers. Four inch pipes drain each cooling tower overflow to a floor sink.

The condenser water pump system consists of five pumps. Condenser water pumps P-1E and P-2E are manufactured by Lincoln, 3ph, 125 hp. Condenser water pump P-4N is manufactured by General Electric, 3 ph, 60 hp. Condenser water pumps P-5N and P-6N are manufactured by General Electric, 3 ph, 125 hp. The condenser water pumps convey 95° F water to the cooling tower and 85° F water back through the 30” pipes. Constant speed condenser water pumps serve the cooling towers on the roof.

2.6 Plumbing

2.6.1 Plumbing Systems

Public restrooms are located on each floor. Private restrooms are located in judges’ chambers throughout the building. The condition of plumbing fixtures is described in the Architects ESRs.

Natural gas serves only the cafeteria at Terrace Level in the Roybal building. A 2” medium pressure gas main pipe through a one-hour enclosure from the gas meter serves all cooking appliances in the cafeteria.

2.6.2 Domestic Cold Water System

City water is supplied through a 6” water main, which enters the mechanical room P-123 located on parking level P-1 of the Roybal Building.

The cold water distribution system consists of four pressure zones. Three PRV stations, manufactured by Watts model #115, regulate pressure on the lower floors. One 2” PRV station serves the cafeteria located on the first floor. One 3” PRV station serves the 1st through 7th floors. One 2” PRV station serves the 8th through 13th floors. Cold water is distributed directly from the cold water booster pumps to the 14th through 20th floors; no PRV station is required for this zone. All PRVs are equipped with two gate valves the same size as the PRVs and one bypass valve.

The cold water piping for each water zone (cafeteria, 1st through 7th floors, 8th through 13th floors, and 14th through 20th floors) serves public restrooms typically in the north and south ends of the building on each floor through 3” risers in rated shafts which are located adjacent the rest rooms.

The domestic cold water system includes three booster pumps manufactured by Baldor model # SPA- 84-2000-33 at 25 hp, located in mechanical room P-123. The existing booster pumps have been modified from constant speed to variable speed controls. The domestic cold water system includes one Culligan water softener, which provides treatment of domestic cold water for the cafeteria kitchen located on the first floor.

The condition of the domestic cold water system is good.

2.6.3 Drinking water system

Drinking water is supplied through the same cold water piping, copper type ”L”, that supplies other fixtures on each floor. It may be advisable to replace the existing water system with a dedicated drinking water system by the end of the water coolers life cycle, within 5-10 years. A dedicated drinking water system independent of the domestic water system is suggested, using the water softner, dedicated water pumps, and a dedicated piping system to the separate the drinking water system. A dedicated system would serve drinking fountains (4) four on each floor and judge chamber sinks.

2.6.4 Domestic Hot Water System

The 300 North Los Angeles Federal Building boiler plant provides 180° F hot water supply for space heating and domestic hot water heating through two 8” supply and return pipes routed to the Roybal mechanical room P-123. The supply pumps are manufactured by General Electric, rated 300 gpm at 75’ (feet) TDH (one lead pump and one back-up pump).

Two primary hot water pumps located in mechanical room (P-123) are manufactured by General Electric, 25 hp, 600 gpm, and serve Roybal air handling units for space heating and the eight domestic hot water heat exchangers. One pump manufactured by Lincoln, 5 hp, serves the primary side of the domestic hot water heat exchangers. Eight secondary inline pumps (four occupied mode pumps and four standby mode pumps), rated 1 hp each, circulate domestic hot water throughout the building and back to heat exchangers. Eight cold water circulating pumps manufactured by Danfuss, 1/3 hp, supply the eight heat exchangers (one pump for each heat exchanger).

Heat exchangers convert 180° F water provided by primary domestic hot water pumps to 140° F for domestic use. Heat exchanger units 1 & 2, manufactured by Package III, model # AC8-93WW and associated control valves and piping serve the 1st through 7th floors. Heat exchanger units 3 & 4, manufactured by Package III, model # AC8-93WW and associated valves and piping serve the 8th through 14th floors. Heat exchanger units 5 & 6, manufactured by Package III, model # AC10- 118WW and associated valves and piping serve the 15th through 21st floors. Heat exchanger units 7 & 8 model # AC10-118WW serve the cafeteria on the 1st floor.

The condition of the domestic hot water system is good.

2.6.5 Sanitary sewer and storm drain system

Sanitary waste is collected from each floor in 6” waste pipe risers in shafts and conveyed to parking level P-3, into two 6” lateral pipes connected to the public sewer. Vent pipe risers are connected in the same shaft as the waste pipe risers to vent the plumbing fixtures at each floor.

Rainwater is conveyed from roof, terrace level, and any exterior areas to 4” and 6” storm water drain pipe risers. The condition of the drain pipes is good, however several drain ring seals need repair (see roofing report in Appendix C).

2.7 Roofing and Waterproofing

2.7.1 Roofing

The Roybal building roofing consists of a Hypalon single-ply membrane constructed over insulation on several discrete sections and levels.

Holes were found in the Hypalon single ply roof membrane at all roof sections. These holes appear to be the result of abuse and misuse over the past 13 years to the membrane. These holes have allowed moisture to enter beneath the membrane into the underlying roof insulation and onto the concrete deck. Once entering the concrete deck, the water has moved laterally until it found a crack or opening in the deck and into interior spaces beneath. We identified approximately 85 to 90 holes in the membrane during our visual survey and would estimate an additional 20% were not identified. All holes identified were marked in red or black keel.

At most roof sections, loose bolts, missing bolts, missing compression rings and broken compression rings were found at roof drain locations. The compression ring is designed to seal the membrane to the underlying bowl. If bolts are loose or missing and/or compression rings are broken, leaks will occur at these locations during heavy rain.

On the 3rd floor roofs, the Hypalon membrane visually appeared to have accelerated weathering, exposing the reinforcement within the sheet. If the reinforcement is allowed to become exposed, it may "wick in" water through the sheet from the top side to the underside of the sheet, causing interior leakage.

At the 3rd floor and 1st floor roofs, areas of ponding water were noted on the roof membrane.

At areas where moisture has intruded into the underlying roof insulation, the insulation and membrane system fasteners will be exposed to potential corrosion. Additionally, this moisture, left beneath the membrane, will cause the insulation to compress, thus leaving the head of the fasteners high, pressing up against the membrane, causing rupturing over time. This condition was visually observed, i.e.

where the head of the fastener had punctured through the membrane from beneath. A typical life expectancy for a roof of this type is 15 years.

On the top floor the heli-pad deck coating has deteriorated and should be replaced during re-roofing.

The roof system will require repair immediately and re-roofing within the next five years. See roofing report in Appendix C.

2.7.2 Sealant

The building exterior has been recently re-caulked. The project was completed by Western Waterproofing and the sealant installation has a 20 year Dow Corning Warranty. Our survey of the accessible areas of the building exterior revealed no signs of improper installation or bond line failure of the sealant joints inspected. Based on Dow Corning’s reputation and quality control procedures we see no reason the sealant installation will not meet its expected life of 20 years.

2.7.3 Plaza deck

The plaza deck between 300 North LA and Roybal was evaluated to identify sources of water infiltration into the P-1 level. The existing waterproofing at the plaza deck is covered with tile and concrete.

The only area where the existing waterproofing could be verified was at the existing planter walls located throughout the plaza deck. In the planters, we noted typical installation of asphalt rubber based membrane covered with a general 30 pound asphalt impregnated fiberglass sheet covered with a high density polyethylene drain board.

The building management personnel stated that numerous leaks have occurred in isolated locations throughout the building's interior below the plaza deck which includes the garage and miscellaneous rooms. The leaks range in severity between minor to major, with major leaks being located adjacent to and below the building expansion joint separating the Roybal and 300 North Los Angeles buildings referenced above. Leakage was apparent in the parking level below the expansion joint. It appears the expansion joint has failed and should be replaced.

The life of the deck waterproofing membrane should be 20 to 25 years. Replacement should be anticipated before 2015.

2.7.4 Deck Tiles

Evidence of efflorescence on the plaza deck tile was observed. This condition can be corrected by acid washing the tiles and applying a clear penetrating type sealer in accordance with manufacturer’s specifications.

A report of Sealant and Plaza Decking inspection is included in Appendix C

2.8 Security Systems

2.8.1 Physical Security Survey

There are two main entrances to the Roybal along with three underground garage entrances that are protected by security personnel. All persons and packages that enter the structure are screened by security personnel using magnetometers and X-ray equipment. There are, however, a number of vulnerabilities that should be addressed. The following are a representative sample of issues that were observed:

Surveillance and access control systems within this building are divided between the Marshal and the Federal Protective Service. Where this may be necessary from a functional standpoint, it complicates the system, duplicates many of the system functions and increases the opportunity for events to slip unnoticed through gaps in communication between these two groups.

The video system is a 15-year old black and white 24-hour VHS time-lapse recording system, which has outlived its effective life. Both cameras and monitors have lost image quality. This system is in the process of being replaced by a color video system with digital recorders and a new security console.

The Intrusion Detection System is also approximately 15 years old. There are a large number of sensors that feed into this system including door position switches, passive infrared sensors and glass break sensors. The lack of proper systems integration has resulted in a large volume of alarm events that overwhelm the security systems operator and could allow a significant event to pass through unnoticed.

The access control system used by the Federal Protective Services utilizes magnetic stripe technology, which is relatively easy to duplicate and wears out much faster than non-contact technologies.

While the main entrances to the Roybal are relatively secure, employees use some of the emergency exits as a means for exiting the building. This creates the opportunity for unauthorized persons to enter the building while the door is open from these departures.

The Federal Protection Service is in the process of installing new cameras throughout the Roybal Building. This is an opportune time to create an electronic master plan that will include a thorough evaluation of existing components and designs for a new Access Control System and Intrusion Detection System that will allow full seamless integration of these systems with the new CCTV system.

The full report on the physical security survey is included in Appendix C.

2.8.2 Security Lighting (Exterior)

An exterior light survey was conducted on January 31, 2005. The survey and analysis evaluated area lighting sources, hardscape and background color and lighting, lighting conflicts, and light source efficiency. The complete report is included in Appendix C.

Existing exterior lighting consists of the following elements:

Perimeter lighting along Alameda Street and Temple Street is pole-mounted, high-pressure sodium (yellow light) and metal halide (white light).

Recessed spotlights are located under the building eves, white light.

Walkway lighting along the main walkway from Temple Street to the central courtyard is 18” above ground level, blue-white metal halide light.

Halogen spotlights are mounted in recessed fixtures by the building entrances, pure white light. One row of lights along the south main entrance was not functioning. Only 2 of 20 fixtures were functioning along the north main entrance.

Soffit-mounted light fixtures are on the arbor-covered walkway using mini fluorescent bulbs.

None of these fixtures were functioning during the survey.

Commercial high-pressure sodium lighting fixtures are mounted on the roof at the entrance to the underground parking area on the east side, yellow light. Bollard lights are on the north side of the parking lot.

Walkway lighting along the north side is by fixtures 18” above ground level (white light) and two metal halide fixtures on top of the three-story portico, white light. One of the portico lights was not functioning during the survey.

Landscape lighting around the circular courtyard illuminates plants and portions of the hardscape.

Ambient lighting provided by office interior lighting from the two bordering high-rise buildings illuminates the main walkway and central courtyard. There are currently no pole-mounted lights in these areas.

The façade of the Roybal Center is finished in dark brown marble. Dark backgrounds tend to degrade visibility. Objects or persons within the environment do not stand out against a dark wall. Area lighting is negatively affected by a background that does a poor job of reflecting light. The main walkway is colored with a dark pigment. Its lack of contrast and reflectance tends to degrade the overall effect of area lighting. The dark walkway contrasts with the white stair steps and retaining walls, which make those features stand out. Illuminating objects within the environment contributes to a feeling of safety among legitimate users of the property. The use of a white reflective background on planters and retaining walls contributes to this effect

There were relatively few conflicts between area lighting and architectural features or area landscaping. The cobra-head lights on the north side of Temple Street conflict with street side trees that have grown to the same height and were in close proximity to these pole mounted lights. Trees in the main walkway leading to the central courtyard may produce shadows when leaves return. A large tree on the north side will create more shadows if lighting in the area is upgraded.

REM’s consultant applied the Illumination Engineers Society (IES) standards for lighting, supplemented by GSA-provided security lighting standards and the Interagency Security Committee Security Design Criteria (which also references the IES). The exterior security lighting is deficient and will require upgrading.