BKM PRIME AE JV partner, BKM performed full design-bid-build design services for the renovation of Building 3623 at Joint Base Anacostia-Bolling (JBAB). As the design prime, BKM managed a team of architects, civil engineers, structural engineers, industrial hygienists, geotechnical engineers, fire protection engineers and cost estimators, in addition to performing the mechanical, electrical, plumbing and special systems design. BKM PRIME AE JV Partner provided architectural QA/QC on this project.
The 46,145 SF building is a 101-bed dormitory built in 1975. The renovation scope included mold remediation, repair/reinforcement of balconies, repair of interior and exterior finishes, and updating of electrical and mechanical systems.
Mechanical design included providing heating water and chilled water, new outdoor air units for ventilation with fan coil units and temperature control. Two existing 1000 MBH gas-fired boilers located within the building were tested during design and found to be adequate for reuse. Chilled water is provided to the building via the campus chilled water system. Two new dedicated outdoor air systems (DOAS) provide ventilation air to all bedrooms and support spaces throughout the building per the International Mechanical Code. Each DOAS unit is provided with hydronic heating coils and cooling coils as well as an energy recovery wheel. Each bedroom and support spaces are provided with four-pipe fan coil units and individual space temperature control. A building automation system is provided for the building with the capability to tie into the campus-wide control system in the future.
Electrical design included replacement of the existing medium voltage transformer, all new electrical distribution system, lightning protection system, branch circuits, lighting, and lighting controls. The existing transformer serving the building was removed and replaced with a new transformer sized to accommodate additional electrical loads such as individual cooking units in each dorm room, and for future electrification of the building’s mechanical and plumbing systems. The transformer is served from the existing base medium voltage distribution system. New power distribution equipment is provided throughout the building in accordance with the renovated interior layout. Power for new receptacles, lighting, mechanical and miscellaneous equipment are extended from the new distribution systems. New LED interior and exterior light fixtures are provided throughout the building. Lighting controls included switches, occupancy sensors, and time clocks to meet UFC and energy code requirements.
Specials systems design included a new security video surveillance system comprised of network switches, cameras, and video storage/DVR systems, all in accordance with the requirements of UFC 4-021-02.
The JBAB installation has existing cybersecurity infrastructure, and the BKM team tied the HVAC controls and fire protection networks to that infrastructure. The cybersecurity systems were designed in accordance with UFC 4-010-06 cybersecurity requirements regarding the Confidentiality, Integrity, and Availability ratings for each system.
Stormwater design was in accordance with DOEE Stormwater Management Guidebook dated January 2020, specifically for Major Substantial Improvement. The SWM design meets the minimum stormwater management performance requirements by a maximum extent practicable approach and the subsequent sizing of stormwater best management practices (BMPs) in the District of Columbia to retain runoff, meet pollutant removal goals, reduce peak discharges, and control discharges from extreme floods.
Building 3623 did not have any ABA/ADA compliant bedrooms, so this project design also incorporated ABA/ADA compliance by modifying ramp/handrail design for 6 bedrooms.
Every submission used the MCACES MII system to provide cost estimates, and VE suggestions were provided to keep the project within budget.
BKM adhered to all the latest versions of UFC 1-200-02 for High Performance Sustainable Building Requirements. This is reflected in the materials used and the types of systems specified. BKM developed a detailed internal schedule that included weekly check-ins with all team members, quality control/coordination submissions, cost estimating submissions, quality and cost comment deadlines, review timelines, and final submission deadlines. At each submission stage, a comprehensive trade review was performed. BKM managed the specifications for the team using SpecsIntact. BKM managed the design team’s use of BIM / ACAD on this project. Our CAD team developed templates to adhere to the National CAD Standards Format. BKM’s Construction Administration group provided Constructability review for the project. Design Workshops were held for each submission review with the USACE.
Particular challenges and solutions on this project stemmed from the building’s age. Fitting mechanical units in the attic of the existing building was extremely difficult and required extensive coordination between design trades as the equipment increased in size to meet modern energy code requirements.
As part of our standard approach to quality control, BKM developed the DQC plan to establish a standard strategy for the entire project design team. The plan included submittal procedures, a list of design deliverables, documentation procedures, status reports, and a list of QC reviewers. The submittal procedures consist of recurring coordination meetings, submittal review checklists, and established methods of document control.
