BRAC 133—Washington Headquarters Services

New construction: BRAC 133—Washington Headquarters Services; Southland Industries


The BRAC 133 project including the towers and parking structures is shown.Project name: BRAC 133—Washington Headquarters Services

Location: Alexandria, Va.

Firm name: Southland Industries

Project type, building type: New construction, office

Project duration: 3 years

Project completion date: Aug. 9, 2011

Project budget for mechanical, electrical, plumbing, fire protection engineering only: $125 million

Engineering challenges

Southland Industries was the engineer of record and installing contractor for five trades: sheet metal, piping, plumbing, fire protection, and controls. As part of the BRAC program, the project was required to adhere to a strict, accelerated schedule set forth by BRAC guidelines. In addition, the project started approximately a year later than originally planed. Ultimately, the project was delivered 5 weeks ahead of schedule. Another challenge for the BRAC 133 design team was that the building request for proposal (RFP) indicated that ASHRAE 90.1, U.S. Green Building Council LEED Silver, and the Energy Policy Act of 2005 were part of the contract requirements. During design, the project team was able to exceed the minimum energy goals, which enabled the building to be awarded with LEED Gold certification. The magnitude, schedule, complexity, and scope of the project combined to create a challenging engineering project.


This indoor DOAS unit serves the BRAC 133 East Tower.The BRAC 133 project in Alexandria, Va., is a 1.7 million-sq-ft office tower owned by the Department of Defense. Southland utilized its engineering ability to develop a system that consumed approximately 27.5% less energy than a similar building utilizing an ASHRAE 90.1 baseline model. The building utilizes an innovative fan-powered induction terminal unit (FPIU) system with outside air (OSA) provided by a dedicated outdoor air system (DOAS). The fan-powered induction unit is a modified series fan-powered variable air volume terminal unit equipped with a filter, primary (outside) air valve, supply air fan and electrically commutated motor (ECM), heating coil, and sensible only cooling coil. Dehumidified OSA is supplied to the zone for humidity and CO2 concentration control. Induced air is filtered and then cooled or heated through the use of a sensible only cooling coil, or heating hot water heating coil. Induced air is supplied to the space along with outdoor air to maintain the zone temperature, humidity, and CO2 level setpoints. The building is supplied with two chilled water-cooling loops. A 42 F (5.6 C) latent chilled water loop is utilized for dehumidification of outdoor air and cooling in zones where a high latent load is present. A 55 F (12.8 C) sensible chilled water loop is utilized to provide sensible only cooling to the fan-powered induction units and information technology (IT) loads. The use of the warmer, sensible chilled water loop yields significant increase in waterside economizer usage along with increased chiller efficiency. The net result is a high-efficiency cooling system that provides optimal occupant thermal comfort. Without Southland’s engineering and energy modeling capabilities, the BRAC 133 project would not have met its project goals.

Additional Information

View a presentation from Southland Industries on the project

No comments
The Top Plant program honors outstanding manufacturing facilities in North America. View the 2015 Top Plant.
The Product of the Year program recognizes products newly released in the manufacturing industries.
The Engineering Leaders Under 40 program identifies and gives recognition to young engineers who...
Safety for 18 years, warehouse maintenance tips, Ethernet and the IIoT, GAMS 2016 recap
2016 Engineering Leaders Under 40; Future vision: Where is manufacturing headed?; Electrical distribution, redefined
Strategic outsourcing delivers efficiency; Sleeve bearing clearance; Causes of water hammer; Improve air quality; Maintenance safety; GAMS preview
SCADA at the junction, Managing risk through maintenance, Moving at the speed of data
Safety at every angle, Big Data's impact on operations, bridging the skills gap
The digital oilfield: Utilizing Big Data can yield big savings; Virtualization a real solution; Tracking SIS performance
Applying network redundancy; Overcoming loop tuning challenges; PID control and networks
Driving motor efficiency; Preventing arc flash in mission critical facilities; Integrating alternative power and existing electrical systems
Package boilers; Natural gas infrared heating; Thermal treasure; Standby generation; Natural gas supports green efforts

Annual Salary Survey

Before the calendar turned, 2016 already had the makings of a pivotal year for manufacturing, and for the world.

There were the big events for the year, including the United States as Partner Country at Hannover Messe in April and the 2016 International Manufacturing Technology Show in Chicago in September. There's also the matter of the U.S. presidential elections in November, which promise to shape policy in manufacturing for years to come.

But the year started with global economic turmoil, as a slowdown in Chinese manufacturing triggered a worldwide stock hiccup that sent values plummeting. The continued plunge in world oil prices has resulted in a slowdown in exploration and, by extension, the manufacture of exploration equipment.

Read more: 2015 Salary Survey

Maintenance and reliability tips and best practices from the maintenance and reliability coaches at Allied Reliability Group.
The One Voice for Manufacturing blog reports on federal public policy issues impacting the manufacturing sector. One Voice is a joint effort by the National Tooling and Machining...
The Society for Maintenance and Reliability Professionals an organization devoted...
Join this ongoing discussion of machine guarding topics, including solutions assessments, regulatory compliance, gap analysis...
IMS Research, recently acquired by IHS Inc., is a leading independent supplier of market research and consultancy to the global electronics industry.
Maintenance is not optional in manufacturing. It’s a profit center, driving productivity and uptime while reducing overall repair costs.
The Lachance on CMMS blog is about current maintenance topics. Blogger Paul Lachance is president and chief technology officer for Smartware Group.
This article collection contains several articles on the vital role of plant safety and offers advice on best practices.
This article collection contains several articles on the Industrial Internet of Things (IIoT) and how it is transforming manufacturing.
This article collection contains several articles on strategic maintenance and understanding all the parts of your plant.
click me