Вы находитесь на странице: 1из 20

Appendix B: Building Systems Sequence of Operations - Sample

The Building Systems Sequence of Operations outlines the as-operating sequence of operations for all HVAC and lighting control systems, as well as integration of the fire/life safety and HVAC systems. This document was developed in order to satisfy LEED-EB Energy & Atmosphere prerequisite and credit requirements.

BEST BUILDING SEQUENCE OF OPERATION INDEX


Air Handling System Description and Control................................................................................1 Cold-deck Air Handlers: AHU1 through AHU4.........................................................................1 Fan OFF condition...................................................................................................................1 Fan Start-up or Shut-down.......................................................................................................1 Return Fan Volume Control.....................................................................................................1 Discharge Air Temperature Controls.......................................................................................2 Static Pressure Controls...........................................................................................................3 Warm-up Control.....................................................................................................................3 Night Low Limit......................................................................................................................3 Night purge..............................................................................................................................3 Alarms and Safeties.................................................................................................................4 Manual smoke pressurization system .....................................................................................4 Dedicated Ventilation Air Fans: AHU7 through AHU10............................................................4 Hot deck air handlers: AHU 5 and AHU 6..................................................................................4 Fan OFF condition: .................................................................................................................5 Fan Start-up or Shut-down:......................................................................................................5 Discharge Air Temperature Controls.......................................................................................5 Static Pressure Controls...........................................................................................................5 Warm-up Control.....................................................................................................................6 Night Low Limit......................................................................................................................6 Alarms and Safeties.................................................................................................................6 VAV Box Description and Control..................................................................................................6 Conference Room VAV Boxes....................................................................................................7 Conference Room is Occupied (during normal building operating hours)..............................7 Conference Room is Unoccupied (during normal building operating hours)..........................7 Building is Unoccupied............................................................................................................7 Dual Duct VAV Boxes................................................................................................................7 Occupied Condition.................................................................................................................7

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

Unoccupied Conditions............................................................................................................8 Cooling-only VAV Boxes............................................................................................................8 Occupied Condition.................................................................................................................8 Unoccupied Conditions............................................................................................................8 Chilled Water System Description and Control...............................................................................8 Chillers and Primary / Secondary Pump Control.........................................................................8 EMCS control points for Chillers 1, 2, and 3..........................................................................8 Chilled water supply (CHWS) temperature reset....................................................................9 Chilled Water System Enable .................................................................................................9 Chiller Staging ........................................................................................................................9 Primary Chilled Water Pumps...............................................................................................10 Secondary Chilled Water Pumps...........................................................................................11 Condensing Water and Cooling Tower Control........................................................................12 Cooling Tower Operation......................................................................................................12 Condenser Water Pumps for Chillers....................................................................................13 Condenser Water Pumps for the Heat Exchanger (cooling tower side)................................13 Distribution Water Pumps for the Heat Exchanger (Liebert side).........................................13 Heating Water System Description and Control............................................................................14 General System Control.............................................................................................................14 System start-up.......................................................................................................................14 System Shutdown...................................................................................................................14 Condensing Boiler Control........................................................................................................14 Non-condensing Boiler Control.................................................................................................15 Distribution Water Loop Control...............................................................................................16 General Control Features...........................................................................................................16 Garage Exhaust Fan (EF-1) Control..............................................................................................17 General Exhaust Fan Control.........................................................................................................17 Lighting Control.............................................................................................................................17 Parking Area..........................................................................................................................17 General Public and Jury Assembly Areas..............................................................................17 Office Spaces.........................................................................................................................17 Mechanical Rooms.................................................................................................................18 Conference Rooms.................................................................................................................18 Fire/Life Safety System Control....................................................................................................18

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

ii

AIR HANDLING SYSTEM DESCRIPTION AND CONTROL


Heating and cooling for the building is provided by dual duct variable air volume (VAV) air handling systems, consisting of the following equipment: AHU1 and AHU2: Cold-deck air handling units serving the B2 through 8th floors AHU3 and AHU4: Cold-deck air handling units serving the 9th through 16th floors AHU5 and AHU6: Hot-deck air handling units serving the B2 through 16th floors AHU7 and AHU8: Ventilation air handling units serving AHU1 and AHU2, respectively AHU9 and AHU10: Ventilation air handling units serving AHU3 and AHU4, respectively Central exhaust for the building includes EF5 through EF9 and EF12, and operation of these exhaust fans is interlocked with central air handling unit operation. Detailed sequence of operations for each air handling system, and the central exhaust fans, is provided below.

COLD-DECK AIR HANDLERS: AHU1 THROUGH AHU4


Each cold-deck air handling unit consists of two supply and return fans, each with separate VFDs and motors, economizer dampers, and chilled water cooling coils. Operation of each air handling unit is based on the general schedule of 5:30 AM to 5:30 PM, Tuesday through Friday, with Monday (or the first day after a holiday shutdown) start-up at 3:30 AM. Fan OFF condition Normally open return air damper is open Normally closed economizer and relief dampers are closed Normally closed cooling coil valves are closed Isolation dampers on each supply fan are closed Fan Start-up or Shut-down Fans start or shutdown upon signal from the EMCS. Basic system operating schedule is from 5:30 AM to 5:30 PM, Tuesday through Friday, with Monday (or the first day after a holiday shutdown) start-up at 3:30 AM. The system is shut down on weekends and holidays. Upon an enable command from the EMCS, the supply fan isolation dampers are commanded open. The supply fan VFD starts, along with the central exhaust fans (EF-5, EF-6, EF-7, EF8, EF-9, EF-12). Both supply fans ramp up and down at the same speed based on maintaining duct static pressure setpoint. The operator can shut down any one of the fan motors from the EMCS. When a fan shuts down, the respective isolation damper is closed as well to prevent recirculation of air through the fan that is not operating. Return Fan Volume Control Due to envelope leakage, stack effect created a negative pressure in the lobby and lower floors, allowing unconditioned air to infiltrate into the building. To alleviate building pressurization issues, all return fans associated with AHU1, AHU2, AHU3, and AHU4 and have been commanded OFF at the operator work station via a software override. If the lobby experiences excessive positive pressure during warmer outdoor air conditions (i.e. negative stack effect),
Ongoing Commissioning Plan Appendix B Sequence of Operation Sample 1

facility operators should release the software override on the return fans associated with AHU1 and AHU2 only, allowing these fans to operate. The return fans associated with AHU3 and AHU4, should remain OFF. Command AHU1 and AHU2 return fans back OFF at the end of the day or when the lobby doesnt experience excess positive pressure (typically when outdoor air temperature is below 75F). A future recommendation is to automatically control only the return fans associated with AHU1 and AHU2 based on outdoor air temperature. For example all return fans are OFF when outdoor air temperature is less than 75F and AHU1/AHU2 return fans are commanded ON when outdoor air temperature exceeds 75F (user adjustable value). This would eliminate the need for manual control. Discharge Air Temperature Controls For AHU1 through AHU4, the economizer, relief air, and return air dampers are modulated in sequence with the normally closed cooling coil valve to maintain discharge air temperature setpoint. When the outdoor air dry-bulb temperature is less than return air dry-bulb temperature, the economizer is enabled and the outdoor air dampers are modulated as necessary in conjunction with the cooling coil valve to meet discharge air temperature setpoint. The economizer is disabled and goes to 100% return air when the outdoor air dry-bulb temperature is greater than return air dry-bulb temperature. In this condition, the cooling coil valve is modulated as necessary to meet discharge air temperature setpoint. Discharge air temperature (DAT) setpoint is reset based on loads within the building as determined by the deviation of zone temperature from the active cooling setpoint for selected zones. If the zone temperature of four (4) or more selected zones is warmer than the active cooling setpoint by 2F, then discharge air temperature setpoint is lowered by 2F. If four (4) or more selected zones remain warmer than the active cooling setpoint by 2F the next time the control loop is executed (every 5 minutes), then the discharge air temperature setpoint is lowered again by 2F. This process continues until either there are less than four (4) zones warmer than the active cooling setpoint by 2F (at which point the discharge air temperature setpoint is held steady at the current value) OR until a minimum setpoint value of 55F is reached. The discharge air temperature setpoint is raised by 2F when two (2) or less selected zones are warmer than the active cooling setpoint by 2F. If two (2) or less selected zones remain warmer than the active cooling setpoint by 2F the next time the control loop is executed (every 5 minutes), then the discharge air temperature setpoint is raised again by 2F. This process continues until either there are greater than two (2) zones warmer than the active cooling setpoint by 2F (at which point the discharge air temperature setpoint is held steady at the current value) OR until a maximum setpoint value of 70F is reached. Note that the Excel spreadsheets AHU1&2.xls and AHU3&4.xls (located on the operator work station under file folder C:\Project\BestBuilding) can be used to help troubleshoot discharge air temperature reset controls. The spreadsheet documents all of the polled zones and their respective deviation from setpoint. This can assist facility staff in identifying which zones are

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

driving the control strategy (either legitimately due to zone loads or as a rogue box that may warrant further investigation or maintenance). Static Pressure Controls Variable frequency drives are used to control supply fan speed based on maintaining duct static pressure setpoint. Static pressure setpoint is reset based on loads within the building as determined by VAV box cold-deck damper position for selected zones. If the cold-deck damper for four (4) or more selected zones is 100% open, then static pressure setpoint is raised by 0.2 in.wc. If the cold-deck damper for four (4) or more selected zones remain 100% open the next time the control loop is executed (every 5 minutes), then duct static pressure setpoint is raised again by 0.2 in.wc. This process continues until either there are less than four (4) zones with cold-deck dampers 100% open (at which point duct static pressure setpoint is held steady at the current value) OR until a maximum setpoint value of 2.5 in.wc. is reached. An alarm is sent when duct static pressure is greater than 3.5 in.wc. and the system shuts down when the pressure exceeds 4.0 in.wc. through a hard-wired safety. The duct static pressure setpoint is lowered by 0.2 in.wc. when the cold-deck damper for two (2) or less selected zones are 100% open. If the cold-deck damper for two (2) or less selected zones remain 100% open the next time the control loop is executed (every 5 minutes), then duct static pressure setpoint is lowered again by 0.2 in.wc. This process continues until either there are greater than two (2) zones with cold-deck dampers 100% open (at which point duct static pressure setpoint is held steady at the current value) OR until a minimum setpoint value of 1.5 in.wc. is reached. Note that the Excel spreadsheets AHU1&2.xls and AHU3&4.xls (located on the operator work station under file folder C:\Project\BestBuilding) can be used to help troubleshoot static pressure reset controls. The spreadsheet documents all of the polled zones and their respective cold-deck damper position. This can assist facility staff in identifying which zones are driving the control strategy (either legitimately due to zone loads or as a rogue box that may warrant further investigation or maintenance). Warm-up Control The warm-up control sequence is enabled when the discharge air temperature setpoint is greater than or equal to 70F between 4 AM and 7 AM. During warm-up, the air handling units operate in 100% return air mode with cooling locked out. Central exhaust fans (EF-5, EF-6, EF-7, EF-8, EF-9, and EF-12) are commanded OFF during warm-up operating mode. Night Low Limit AHU1 through AHU4 stay OFF when night low limit control sequence is enabled. Night purge The building is flushed with outside air if the space temperature rises above 80F in any zone and the outside air is below 65F. All supply fans are commanded ON and economizer dampers 100% open. Night purge is disabled when return air temperature drops to 75F.

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

Alarms and Safeties The following alarms and safeties are programmed as part of the operating sequences. Dirty Filter. A differential switch across the filter banks generates alarm at the operator work station when the pressure drop exceeds the manual setpoint. This indicates the filters need to be replaced. Freeze Stat. A low limit thermostat is used to stop the fan, return all dampers to their normal positions, and alarm the EMCS upon detection of 40F at the mixed air low limit thermostat. Supply Fan Failure. A fan failure alarm is sent to the operator work station if a supply fan is commanded ON but a positive status signal is not received to verity fan operation. Fan failure is detected via a current switch mounted on the electrical power leads to the motor. Both supply fans within the respective air handling unit receive the same enable and speed signal from the EMCS based on the static pressure control discussed above. Smoke Alarm. On a fire signal, as determined by smoke detectors or through the building fire system alarm, all air handling units and exhaust fans are shut down and all dampers return to normal positions (normally open return damper, normally closed economizer and relief dampers, normally closed fan isolation dampers). Manual smoke pressurization system Each air handling unit can be controlled manually through the Firemans Command Center. Supply and return fans, as well as outdoor, return, and relief dampers, can be commanded independently in order to achieve the desired smoke control strategy.

DEDICATED VENTILATION AIR FANS: AHU7 THROUGH AHU10


Each cold-deck air handling unit has a dedicated ventilation fan unit which consists of a constant volume supply fan, fan isolation damper, pre-heat coil, and a face-and-bypass damper. The original intent of the system was to provide minimum ventilation to each central air handling unit whenever it is enabled. However, it was noted during the retrocommissioning process that the amount of ventilation air introduced by the dedicated fan systems far exceeded the ventilation need for the building based on actual occupancy. Tests verified that adequate ventilation was drawn in through the ventilation fan air handling units even if the ventilation fans were turned OFF. Hence, these fans are commanded OFF, but the isolation dampers are commanded open to allow ventilation air to be drawn into the central air handling unit by the supply fan. The pre-heat coil valve is modulated as necessary to meet discharge air temperature setpoint. The valve is commanded closed when there is a call for cooling (economizer and/or cooling coil valve is modulating) and allowed to pre-heat ventilation air when the economizer is commanded closed. The pre-heat coil tempers the ventilation air before it is mixed with return air to meet discharge air temperature setpoint. The pre-heat valve is also commanded open whenever the outdoor air temperature is below 35F.

HOT DECK AIR HANDLERS: AHU 5 AND AHU 6


Each hot-deck air handling unit consists of two supply fans, each with separate VFDs and motors, and hot water heating coils. Operation of each air handling unit is based on the general schedule of 5:30 AM to 5:30 PM, Tuesday through Friday, with Monday (or the first day after a holiday shutdown) start-up at 3:30 AM.
Ongoing Commissioning Plan Appendix B Sequence of Operation Sample 4

Fan OFF condition: Normally open heating coil valves are closed Isolation dampers on each supply fan are closed Fan Start-up or Shut-down: Fans start or shutdown upon signal from the EMCS. Basic system operating schedule is from 5:30 AM to 5:30 PM, Tuesday through Friday, with Monday (or the first day after a holiday shutdown) start-up at 3:30 AM. The system is shut down on weekends and holidays. Upon an enable command from the EMCS, the supply fan isolation dampers are commanded open and the supply fan starts. Both supply fan VFDs ramp up and down at the same speed based on maintaining duct static pressure setpoint. The operator can shut down any one of the fan motors from the EMCS. When a fan shuts down, the respective isolation damper is closed as well to prevent recirculation of air through the fan that is not operating. Discharge Air Temperature Controls Discharge air temperature setpoint is reset based on outdoor air temperature per the following schedule: 70F DAT setpoint when outdoor air temperature is greater than 60F (basically use return air to meet the load) 110F DAT setpoint when outdoor air temperature is less than 48F. Static Pressure Controls Variable frequency drives are used to control supply fan speed based on maintaining duct static pressure setpoint. Static pressure setpoint is reset based on loads within the building as determined by VAV box hot-deck damper position for selected zones. If the hot-deck damper for four (4) or more selected zones is 100% open, then static pressure setpoint is raised by 0.2 in.wc. If the hot-deck damper for four (4) or more selected zones remain 100% open the next time the control loop is executed (every 5 minutes), then duct static pressure setpoint is raised again by 0.2 in.wc. This process continues until either there are less than four (4) zones with hot-deck dampers 100% open (at which point duct static pressure setpoint is held steady at the current value) OR until a maximum setpoint value of 2.5 in.wc. is reached. An alarm is sent when duct static pressure is greater than 3.5 in.wc. and the system shuts down when the pressure exceeds 4.0 in.wc. through a hard-wired safety. The duct static pressure setpoint is lowered by 0.2 in.wc. when the hot-deck damper for two (2) or less selected zones are 100% open. If the hot-deck damper for two (2) or less selected zones remain 100% open the next time the control loop is executed (every 5 minutes), then duct static pressure setpoint is lowered again by 0.2 in.wc. This process continues until either there are greater than two (2) zones with hot-deck dampers 100% open (at which point duct static pressure setpoint is held steady at the current value) OR until a minimum setpoint value of 1.5 in.wc. is reached.

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

Note that the Excel spreadsheet AHU5&6.xls (located on the operator work station under file folder C:\Project\BestBuilding) can be used to help troubleshoot static pressure reset controls. The spreadsheet documents all of the polled zones and their respective hot-deck damper position. This can assist facility staff in identifying which zones are driving the control strategy (either legitimately due to zone loads or as a rogue box that may warrant further investigation or maintenance). Warm-up Control The warm-up control sequence is enabled when the return air temperature is less than 70F and AHU5/6 are in occupied mode. The air handling units will remain in warm-up mode until the return air temperature raises above 70F. Once warm-up mode is disabled, it will not be reenabled regardless of return air temperature until the air handling unit reaches the next occupied cycle. During warm-up, the air handling units are commanded to meet maximum discharge air temperature setpoint (110F) and normal duct static pressure setpoint as determined by the reset schedule. Night Low Limit The night low limit control sequence is intended to prevent the building from getting too cold during unoccupied hours. If the zone temperature for more than six (6) selected zones falls below the unoccupied setpoint of 55F, then the air handling units and boiler plant are commanded ON. During night low limit, the air handling units are commanded to meet maximum discharge air temperature setpoint (110F) and normal duct static pressure setpoint as determined by the reset schedule. The system is disabled when zone temperature exceeds setpoint by 3F. Alarms and Safeties The following alarms and safeties are programmed as part of the operating sequences. Dirty Filter. A differential switch across the filter banks generates alarm at the operator work station when the pressure drop exceeds the manual setpoint. This indicates the filters need to be replaced. Supply Fan Failure. A fan failure alarm is sent to the operator work station if a supply fan is commanded ON but a positive status signal is not received to verity fan operation. Fan failure is detected via a current switch mounted on the electrical power leads to the motor. Both supply fans within the respective air handling unit receive the same enable and speed signal from the EMCS based on the static pressure control discussed above. Smoke Alarm. On a fire signal, as determined by smoke detectors or through the building fire system alarm, all air handling units and exhaust fans are shut down and all dampers return to normal positions (normally closed fan isolation dampers).

VAV BOX DESCRIPTION AND CONTROL


Zone loads throughout the building are served by a variety of variable air volume (VAV) boxes, as described below: Series fan-powered dual duct (serving conference rooms) Cooling-only (serving interior zones)

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

Dual duct (serving perimeter zones)

Detailed sequence of operations for each VAV box is provided below.

CONFERENCE ROOM VAV BOXES


Each conference room is served by either two or three series fan-powered VAV boxes depending on the size of the conference room. The series fan is enabled based on the operating schedule for the central air handling units (approximately 5:30 AM to 5:30 PM, Tuesday through Friday, with Monday (or the first day after a holiday shutdown) start-up at 3:30 AM). The main lighting circuit for each conference room is monitored by a current relay that sends an occupied command to the EMCS when the lights are on and an unoccupied signal when the lights are off. The occupied/unoccupied signal is used to control the VAV box dampers and temperature setpoints as detailed below. Conference Room is Occupied (during normal building operating hours) Series fan operates continually during normal building operating hours to circulate air into the conference room regardless of conference room occupancy status Cold-deck damper modulates between minimum and maximum cooling flow rate (per design values) as necessary to maintain zone temperature setpoint. The boxes maintain a minimum cold-deck flow rate to provide ventilation to the conference room during heating. Hot-deck damper modulates between minimum and maximum heating flow rate (per design values) as necessary to maintain zone temperature setpoint. For most boxes, the minimum and maximum heating flow rates are the same value. Occupied zone temperature setpoint on average is 70F for all conference rooms. Conference Room is Unoccupied (during normal building operating hours) Series fan operates continually during normal building operating hours to circulate air into the conference room regardless of conference room occupancy status Unoccupied zone temperature cooling setpoint is 75F and heating setpoint is 65F. Both the cold-deck and hot-deck dampers are commanded closed unless zone temperature exceeds setpoint, at which time they are modulated as necessary to maintain unoccupied zone temperature setpoint. Building is Unoccupied Series fan is commanded OFF Both the cold-deck and hot-deck dampers are commanded closed

DUAL DUCT VAV BOXES


All perimeter zones are served by dual duct VAV boxes that provide both cooling and heating to the respective zone as necessary to maintain zone temperature setpoint as detailed below. Occupied Condition Cold-deck damper modulates between minimum and maximum cooling flow rate (per design values) as necessary to maintain zone temperature setpoint. The boxes maintain a minimum cold-deck flow rate to provide ventilation to the respective zone during heating.

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

Hot-deck damper modulates between minimum and maximum heating flow rate (per design values) as necessary to maintain zone temperature setpoint. For most boxes, the minimum and maximum heating flow rates are the same value. Occupied zone temperature setpoint can vary depending on occupant preference. But on average the zone temperature setpoint ranges between 70F and 74F.

Unoccupied Conditions Both the cold-deck and hot-deck dampers are commanded closed If the VAV box is selected for polling, zone temperature is monitored and used to trigger night low limit or morning warm-up control sequences if conditions are met (refer to Air Handler Unit for detailed control sequences).

COOLING-ONLY VAV BOXES


All interior zones are served by cooling-only VAV boxes that provide just cooling to the respective zone as necessary to maintain zone temperature setpoint as detailed below. Occupied Condition Cold-deck damper modulates between minimum and maximum cooling flow rate (per design values) as necessary to maintain zone temperature setpoint. The boxes maintain a minimum cold-deck flow rate to provide ventilation to the respective zone. Occupied zone temperature setpoint can vary depending on occupant preference. But on average the zone temperature setpoint ranges between 70F and 74F. Unoccupied Conditions The cold-deck is commanded closed If the VAV box is selected for polling, zone temperature is monitored and used to trigger night low limit or morning warm-up control sequences if conditions are met (refer to Air Handler Unit for detailed control sequences).

CHILLED WATER SYSTEM DESCRIPTION AND CONTROL


CHILLERS AND PRIMARY / SECONDARY PUMP CONTROL
EMCS control points for Chillers 1, 2, and 3 1. Chilled water setpoint control 2. Demand limiting control (time delays between stages are adjustable to limit demand) 3. Start/stop control 4. General alarm 5. Indication of kW or Amps (and % of full load amps) The chilled water system consists of one, 116 ton unit (CH3) and two, 450 ton units (CH1 and CH2). The EMCS system provides lead/lag selection that allows the small chiller to act as the lead machine, with either of the two larger units staged as necessary as the 1st lag and 2nd lag machines. Selection of CH1 and CH2 for 1st lag/2nd lag operation is rotated automatically by the EMCS.

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

Chilled water supply (CHWS) temperature reset Chilled water supply temperature setpoint ranges between 42F and 48F. The CHWS temperature is reset based on maintaining cooling coil valve position > 90% open at AHU1, AHU2, AHU3, and AHU4 per the following schedule: 3 or 4 valves greater than 90% open = 42F CHWS temperature setpoint 2 valves greater than 90% open = 44F CHWS temperature setpoint 1 valve greater than 90% open = 46F CHWS temperature setpoint 0 valves greater than 90% open = 48F CHWS temperature setpoint Chilled Water System Enable The chiller system is enabled upon these conditions: 1. Chiller system is scheduled ON 2. Outside air temperature greater than 56F 3. Any cooling valve open 15% 4. Chiller sump temperature greater than 40F 5. Emergency stop switch is Normal (OFF) Chiller Staging Chiller operation is separated into 5 stages, as outlined below, to maximize system performance and match building loads more closely. Note that individual chillers are not allowed to start until a positive status signal is received to verify operation of the respective primary chilled water and condenser water pumps. Stage 1 CH3 is enabled. Stage 2 CH3 is disabled. CH1 or CH2 is enabled depending on which unit is selected by the EMCS as the 1st lag unit. Stage 3 CH3 and CH1 or CH2 are enabled. Stage 4 CH3 is disabled. CH1 and CH2 are enabled Stage 5 CH3, CH1, and CH2 are enabled. The chillers are staged up when the following operating parameters are met: Stage 1 is enabled when the chilled water system is enabled, as outlined above. Stage 2 is enabled when measured CH3 %FLA exceeds setpoint (100%) OR secondary loop supply water temperature is greater than CH3 chilled water temperature setpoint AND the stage-up timer has expired (20 minutes). Stage 3 is enabled when measured %FLA for CH1 or CH2 exceeds setpoint (90%) OR secondary loop supply water flow is greater than primary water flow AND the stage-up timer has expired (20 minutes). Stage 4 is enabled when measured %FLA for CH3 and CH1 or CH2 exceeds respective setpoint OR secondary loop supply water flow is greater than primary water flow AND the stage-up timer has expired (20 minutes). Stage 5 is enabled when measured %FLA for CH1 and CH2 exceeds setpoint (90%) OR secondary loop supply water flow is greater than primary water flow AND the stage-up timer has expired (20 minutes).

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

The chillers are staged down when the following operating parameters are met: Stage 5 is disabled when the secondary water flow is less than 1215 gpm (approximately 90% of water flow from CH1 and CH2) AND the stage down timer has expired (20 minutes). Stage 4 is disabled when the secondary water flow is less than 770 gpm (approximately 90% of water flow from CH1 or CH2 and CH3) AND the stage down timer has expired (20 minutes). Stage 3 is disabled when the secondary water flow is less than 608 gpm (approximately 90% of water flow from CH1 or CH2) AND the stage down timer has expired (20 minutes). Stage 2 is disabled when the secondary water flow is less than CH3 chilled water flow AND the stage down timer has expired (20 minutes). Stage 1 is disabled when the Chilled Water System is disabled based on: 1. Outdoor air temperature is less than 56F 2. Any cooling coil valve is less than 15% open 3. System is scheduled OFF Primary Chilled Water Pumps The primary chilled water pumps are constant volume. Operation and staging of the primary chilled water pumps is executed as described below. 1. On a Chilled Water System Enable command calling for mechanical cooling and a positive status signal to verify operation of the secondary pump(s), primary chilled water pump CHWP4 or CHWP5 is commanded ON. CHWP4 and CHWP5 are dedicated to CH3 (stage 1 chiller) and are configured in lead/stand-by operation. Selection of CHWP4 and CHWP5 for lead/stand-by operation is rotated automatically by the EMCS. The stand-by pump is automatically commanded ON if a positive status signal is not received to verify operation of the lead pump. A positive pump status signal is necessary before the chiller will be allowed to start. 2. Upon calls for stage 2, 3, 4, and 5 mechanical cooling, the primary chilled water pump associated with the respective chiller is commanded ON as required per the chiller staging sequences described above. CHWP1 and CHWP3 are dedicated to CH1 and CH2, respectively, and both pumps are configured in lead/stand-by operation with CHWP2. If the lead pump fails to start, an alarm is generated at the operator work station. In this case, the isolation valve(s) in the distribution piping associated with CHWP2 must be opened manually and the stand-by pump must be commanded ON by the facility operator. A positive pump status signal is necessary before the chiller will be allowed to start. 3. A pump failure alarm is sent to the operator work station if a pump is commanded ON but a positive status signal is not received to verity pump operation. Pump failure is detected via a current switch mounted on the electrical power leads to the motor.

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

10

Secondary Chilled Water Pumps The secondary chilled water loop pumps are variable volume and controlled via variable frequency drives to match system load requirements. Operation and staging of the secondary chilled water pumps is executed as described below. 1. On a Chilled Water System Enable command calling for mechanical cooling, secondary chilled water pump CHWP6, CHWP7, or CHWP8 is commanded ON depending on which pump is selected as the lead pump. All three pumps are configured in lead, 1st lag and 2nd lag operation, with pump selection rotated automatically. The 1st lag pump is commanded ON if a positive status signal is not received to verify operation of the lead pump. A positive pump status signal is necessary before the primary chilled water pump(s) are commanded ON. 2. Flow control of all secondary pumps is based on maintaining differential pressure setpoint across supply/return header serving all of the pumps. As load within the building increases and cooling coil valves begin to open, the differential pressure in the secondary distribution loop decreases. In response, the VFD increases the speed of the lead pump to maintain DP setpoint. If the secondary flow exceeds near-design flow rate for the lead pump (700 gpm), the first lag pump is started and the speed of both pumps are modulated in unison to maintain DP setpoint. If the loop differential pressure continues to drop and secondary flow continues to increase until chilled water flow exceeds near-design flow of both the lead and 1st lag pumps (1400 gpm), the 2nd lag pump starts and the speed of all pumps are modulated in unison to maintain DP setpoint. 3. As load within the building decreases and cooling coil valves begin to close, chilled water demand decreases and the differential pressure in the secondary distribution loop increases. In response, the VFD slows down the speed of the three pumps that are operating to maintain DP setpoint until the secondary flow equals near-design flow of just two pumps (1400 gpm). At this point the 2nd lag pump will be commanded OFF. The speed of the remaining two pumps are modulated in unison to maintain DP setpoint. If the DP continues to increase as the chilled water demand decreases, the VFD slows down the speed of the two pumps that are operating until the secondary flow equals near-design flow of just one pump (700 gpm). At this point the 1st lag pump will be commanded OFF. Then the VFD modulates the speed of the lead pump as necessary to maintain DP setpoint. The lead pump is shut off when the Chilled Water Enable command is OFF. 4. The EMCS automatically rotates each pump as lead, 1st lag, and 2nd lag operation. The operator can also manually select the lead/1st lag/2nd lag pump sequence. The adjustable time delays between pump start/stop is approximately 20 minutes. 5. The secondary loop differential pressure setpoint is reset based on remote DP sensors. 6. A pump failure alarm is sent to the operator work station if a pump is commanded ON but a positive status signal is not received to verity pump operation. Pump failure is detected via a current switch mounted on the electrical power leads to the motor. 7. Variable speed drives: An alarm is sent to the operator work station upon drive failure. Drives report speed (RPM) to the EMCS. 8. During a fire/smoke event, all cooling coil valves will be commanded 100% open if the outdoor air temperature is below 40F. The secondary pumps will run under normal control to circulate water through the coils to prevent them from freezing.

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

11

CONDENSING WATER AND COOLING TOWER CONTROL


Cooling Tower Operation Three cooling towers operate in lead/1st lag/2nd lag configuration, in conjunction with seven condenser water pumps (CDP1 through CDP7). Each tower is equipped with a two-speed fan motor, which cycles between OFF/LOW/HIGH speed as necessary in order to maintain condenser water temperature setpoint. The selection of lead, 1st lag, and 2nd lag tower is rotated automatically by the EMCS, but the operator can also manually select both lead and lag towers. Each tower has an automatic isolation valve that will open when the respective tower is commanded to be operational. Tower and fan staging is outlined below. 1. The lead cooling tower is enabled 24 hours per day to serve the water-cooled Liebert units that provide cooling to dedicated computer rooms. 2. The 1st lag cooling tower is enabled when either CDP1 or CDP3 is commanded ON. The respective automatic isolation valve is commanded open and condenser water is allowed to flow through the tower. 3. The 2nd lag cooling tower is enabled when both CDP1 and CDP3 is commanded ON. Both automatic isolation valves are commanded open and condenser water is allowed to flow through both towers. 4. Each cooling tower fan is staged from OFF to low speed to high speed to maintain a minimum of 70F and maximum of 80F condenser water supply temperature by sequencing fans on a rise of temperature. There is an 8 minute minimum time delay for the fans once staged either up, down, or off. a. Below 70F, all fans are off b. Low-speed is enabled when condenser water temperature rises above 75F and is disabled when condenser water temperature falls below 70F. c. High-speed is enabled when condenser water temperature rises above 80F and is disabled when condenser water temperature falls below 75F. 5. The normally open by-pass valve and the normally closed lead tower isolation valve are modulated in sequence to maintain 70F minimum condenser water supply temperature. 6. A current switch for each tower fan motor is used to alarm on motor failure. 7. Vibration sensor will alarm on excessive vibration. 8. There is a level sensor in the common water basin in the cooling towers that monitors the water level and performs the following: a. High water alarm b. Low water alarm c. Open Make-up water valve d. Close Make-up water valve e. System shutdown. On a drop in the water level, the make-up valve is opened to allow water into the basin. 9. Two stage electric sump heaters are staged to maintain a minimum sump temperature of 45F. A current switch is used to monitor the heaters, and an alarm is sent upon failure.

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

12

Condenser Water Pumps for Chillers The condenser water pumps are constant volume. Operation and staging of the condenser water pumps is executed as described below. 1. On a Chilled Water System Enable command calling for stage 1 mechanical cooling and a positive status signal to verify operation of the primary chilled water pump, condenser water pump CDP4 or CDP5 is commanded ON. CDP4 and CDP5 are dedicated to CH3 (stage 1 chiller) and are configured in lead/stand-by operation. Selection of CDP4 and CDP5 for lead/stand-by operation is rotated automatically by the EMCS. The stand-by pump is automatically commanded ON if a positive status signal is not received to verify operation of the lead pump. A positive pump status signal is necessary before the chiller will be allowed to start. 2. Upon calls for stage 2, 3, 4, and 5 mechanical cooling, the condenser water pump associated with the respective chiller is commanded ON as required per the chiller staging sequences described above. CDP1 and CDP3 are dedicated to CH1 and CH2, respectively, and both pumps are configured in lead/stand-by operation with CDP2. If the lead pump fails to start, an alarm is generated at the operator work station. In this case, the isolation valve(s) in the distribution piping associated with CDP2 must be opened manually and the stand-by pump must be commanded ON by the facility operator. A positive pump status signal is needed before the chiller will be allowed to start. 3. A pump failure alarm is sent to the operator work station if a pump is commanded ON but a positive status signal is not received to verity pump operation. Pump failure is detected via a current switch mounted on the electrical power leads to the motor. Condenser Water Pumps for the Heat Exchanger (cooling tower side) A plate-and-frame heat exchanger is used to transfer heat from the water-cooled Liebert units to the cooling towers. Condenser water pumps CDP6 and CDP7 are constant volume and circulate water from the cooling tower through the heat exchanger and back to the cooling tower 24 hours per day. CDP6 and CDP7 are configured in lead/stand-by operation, and selection for lead/stand-by operation is rotated automatically by the EMCS. The stand-by pump is automatically commanded ON if a positive status signal is not received to verify operation of the lead pump. A pump failure alarm is sent to the operator work station if a pump is commanded ON but a positive status signal is not received to verity pump operation. Pump failure is detected via a current switch mounted on the electrical power leads to the motor. Distribution Water Pumps for the Heat Exchanger (Liebert side) A plate-and-frame heat exchanger is used to transfer heat from the water-cooled Liebert units to the cooling towers. Distribution water pumps CDP8 and CDP9 are constant volume and circulate water from the heat exchanger through the Liebert units and back to the heat exchanger 24 hours per day. CDP8 and CDP9 are configured in lead/stand-by operation, and selection for lead/stand-by operation is rotated automatically by the EMCS. The stand-by pump is automatically commanded ON if a positive status signal is not received to verify operation of the lead pump. A pump failure alarm is sent to the operator work station if a pump is commanded ON but a positive status signal is not received to verity pump operation. Pump failure is detected via a current switch mounted on the electrical power leads to the motor.

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

13

HEATING WATER SYSTEM DESCRIPTION AND CONTROL


Heating for the building is provided by a central hot water plant, consisting of the following equipment: Two (2) condensing hot water boilers with fully modulating burners Three (3) non-condensing hot water boilers with two-stage modulating burners (low/high fire) Five (5) constant volume primary pumps dedicated to individual boilers Three (3) variable volume secondary pumps connected to a common distribution header, each controlled by an individual VFD Combustion air fan system (SF-3) Detailed sequence of operations for the heating water plant is provided below.

GENERAL SYSTEM CONTROL


System start-up The system is enabled to operate based on the following: 1. The system is in the Occupied mode and the outside air temperature is less than 65F. 2. The system is in the Unoccupied mode and either the Night Low Limit or Warm-up control cycles are enabled for AHU5, AHU6, AHU11, or AHU12. 3. Upon an enable signal, the secondary pump(s) and SF-3 are commanded ON 4. Upon a positive run status via a current switch from the pumps and SF-3, the boiler plant will be enabled. Note: The system cannot start if the generator is running. System Shutdown The system is disabled when any of the following occur: 1. When the outside air temperature is greater that 5.0F above start-up setpoint. 2. When the boiler system is in an unoccupied mode with no heating fans operating (AHU5, 6, 11 or 12) 3. Generator run status (Note: Fans shutdown when generator run) 4. On loss of SF-3 fan status, the boilers are disabled but the secondary loop still runs. 5. Power loss to the EMCS system panel in the boiler room. With the system disabled, the boilers and SF-3 are disabled but the pumps will continue to run for 20 minutes before stopping to dissipate the heat from the boilers.

CONDENSING BOILER CONTROL

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

14

The first boilers in the loop are the Aerco condensing boilers and they are intended to raise return water temperature to a minimum of 140F before the water enters the non-condensing boilers. The reason being that if the water temperature entering the non-condensing boilers is less than 140F, the flue gases can condense on the heat transfer surfaces causing severe corrosion. The Aerco boilers are controlled by both the EMCS and a manufacturer-specific controller as described below. 1. Upon completion of the start-up procedure described above, HWP-1 and HWP-2 are commanded ON by the EMCS. 2. Upon a positive run status via a current switch from the pumps, an enable signal is sent from the EMCS to the Aerco boiler control panel. 3. The Aerco boiler control panel then will select a boiler to start (B-1 or B-2) based on lead/lag cycle. The Aerco boiler control panel will modulate the lead and/or the lag boiler as necessary to maintain the return water temperature at 140F. This water temperature is measured in the return loop downstream of the Aerco boilers. 4. When the Aerco panel cannot achieve setpoint or a boiler failure occurs, a contact closure from the panel from the panel is used to notify the EMCS and an alarm is generated.

NON-CONDENSING BOILER CONTROL


The distribution supply water temperature is reset linearly between 120F and 180F based on outdoor air temperature, per the following schedule: 120F water temperature @ 62F outdoor air temperature 180F water temperature @ 35F outdoor air temperature Distribution supply water temperature setpoint is held constant: at 120F when OAT is greater than 62F at 180F when OAT is less than 35F at 180F when the night low limit or warm-up cycles associated with AHU5 and AHU6 are enabled The three (3) large non-condensing boilers are staged as necessary to maintain distribution supply water temperature setpoint. 1. Boilers 3, 4 or 5 will be selected to run as lead, 1st lag and 2nd lag in any order. 2. Before the lead boiler is commanded ON, its respective primary hot water pump is started. 3. Upon proof of run status via a current switch, the lead boiler is commanded ON at low fire. The lead boiler will run at high fire if distribution supply water temperature setpoint is not met and the 20 minute stage-up timer has expired. 4. The 1st lag boiler is enabled if the distribution supply water temperature setpoint is still not met. The respective primary hot water pump is commanded ON. 5. Upon proof of run status via a current switch, the 1st lag boiler is commanded ON at low fire. The boiler will run at high fire if distribution supply water temperature setpoint is not met and the 20 minute stage-up timer has expired.

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

15

6. The 2nd lag boiler is enabled if the distribution supply water temperature setpoint is still not met. The respective primary hot water pump is commanded ON. 7. Upon proof of run status via a current switch, the 2nd lag boiler is commanded ON at low fire. The boiler will run at high fire if distribution supply water temperature setpoint is not met and the 20 minute stage-up timer has expired. 8. The system will incrementally stage-down once the distribution supply water temperature setpoint is met. The primary pumps will continue to run for approximately 20 minutes to remove any residual heat from the respective boiler once it is commanded OFF.

DISTRIBUTION WATER LOOP CONTROL


Heating water is distributed throughout the building via three (3) variable volume pumps. HWP6, HWP-7, and HWP-8 will be selected by the EMCS to run as lead, 1st lag and 2nd lag in any order. Each pump is controlled by an individual VFD to maintain differential pressure setpoint. If the differential pressure falls as heating valves open, the speed of the lead pump increases to maintain pressure. When the flow rate exceeds the pump design conditions, the 1st lag pump is started and the speed of both pumps is modulated in unison to maintain differential pressure setpoint. If differential pressure continues to fall, the 2nd lag pump is started and the speed of all three pumps is modulated in unison to maintain differential pressure setpoint. As load within the building decreases and heating coil valves begin to close, the differential pressure in the secondary distribution loop increases. In response, the VFD decreases the speed of the pumps to maintain DP setpoint until the secondary flow equals near-design flow of two pumps. At this point the 2nd lag pump will stop. The speed of the remaining two pumps are modulated in unison to maintain DP setpoint. If the DP continues to increase as heating valves close further, the VFD decreases the speed of the pumps until the secondary flow equals neardesign flow of one pump. Then the 1st lag pump stops. Then the VFD modulates the speed of the lead pump as necessary to maintain DP setpoint. The lead pump is shut off when the Boiler Enable command is OFF.

GENERAL CONTROL FEATURES


Pump Failure: A current switch is used to monitor the HWPS 1-5. If pump status does not match the command condition, an alarm is sent. Boiler Failure: An alarm is sent out on failure of any boilers. Variable Speed Drives: Alarm is sent on drive failure. Units report RPM to the EMCS. Calculated Load: The EMCS calculates load based on flow rate and temperature differential. Graphics: System graphic included. General Notes: After a power failure, the Aerco system will need to be manually reset. This requires that: 1. Both boilers are clear of alarms and are in the run position 2. You must then cycle the power to the Aerco control panel. If the system is enabled to run and the hot water temperature is below setpoint, the lead boiler should start-up.

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

16

If the Aerco panel locks up, the EMCS will continue to stage-up the larger boilers. The control will be choppy due to the capacity of the large boilers. On any boiler system failures (pumps or boiler) the system will stage-up to the next stage. On any secondary pump failure, the next pump will start.

GARAGE EXHAUST FAN (EF-1) CONTROL


The garage exhaust fans are to control carbon monoxide (CO) within the garage area. EF-1 is scheduled to operate for approximately 1.5 hours each morning and afternoon when peak vehicular traffic is expected. Outside of the scheduled operating period, EF-1 is enabled when any one of the CO sensors located throughout the garage exceed 40 ppm, and the fans are disabled when the CO level drops below 30 ppm. An alarm is generated in the EMCS when any two CO sensors exceed 50 ppm measurements.

GENERAL EXHAUST FAN CONTROL


All general exhaust fans serving the building are interlocked with the supply fans. The fans start or shutdown upon signal from the EMCS. Basic system operating schedule is from 5:30 AM to 5:30 PM, Tuesday through Friday, with Monday (or the first day after a holiday shutdown) startup at 3:30 AM. The system is shut down on weekends and holidays.

LIGHTING CONTROL
The building is configured as described below: B-1 and B-2 levels are primarily parking 1st and 2nd floors are primarily office space 3rd though 7th floors are primarily office space 8th and penthouse floors are primarily mechanical rooms (partial office on 8th floor) 9th through 16th floors are conference rooms and office space Lighting control for each zone-type is outlined below. Parking Area The lights in this area are controlled manually, but typically operate 24 hours per day. General Public and Jury Assembly Areas The lights in these areas are controlled manually. Typical operating schedule for these lights is approximately 6:00 AM to 6:00 PM Monday through Friday. Office Spaces The lights in these areas are controlled by a combination of manual wall switches connected to a lighting sweep control system. The sweep control system is intended to enable the lighting circuits between approximately 6:00 AM and 6:00 PM, during which time occupants use the manual wall switches to turn individual lights ON/OFF. Past 6:00 PM, the sweep is intended to disable the lighting circuits. Occupants could re-enable individual lighting circuits via the

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

17

manual wall switches until the next sweep command disables the lights again. Several individual offices were also equipped with occupancy sensors as an additional level of lighting control. Due to inadequate programming of the lighting sweep control system during initial start-up, as well as too few lighting control relays and the inaccessibility of several override switches, occupants were unable to control the lights satisfactorily during unoccupied hours. As a result, the lighting sweep control system was disabled and the lights effectively run 24 hours per day. In addition, many of the occupancy sensors have also been disabled because their current locations do not control the lights effectively when the zone is occupied. GSA and facility operating staff are currently in the process of re-enabling all lighting controls by: Mapping out each lighting circuit and labeling them with an appropriate point name in the lighting sweep control system. Determining the appropriate schedule for each lighting zone and program the control system accordingly. Adding new control relays in zones that need additional separation of the lights. Making all override switches accessible to the occupants. Relocating the occupancy sensors as necessary to achieve the desired control. Once automatic control is re-established, it is recommended that all occupants be fully trained on how the system in intended to work. At a minimum, this would include: Outlining the programmed operating schedule for each lighting zone. Demonstrating how to re-enable individual lighting zones for after-hours operation. Developing procedures for temporary schedule modification requests by the occupants. Mechanical Rooms The lights in these areas are controlled manually and only used when the space is occupied. Conference Rooms The conference room lights are controlled by a combination of manual switches and occupancy sensors. Basic lighting schedule is 7:00 AM to 5:00 PM Monday through Friday.

FIRE/LIFE SAFETY SYSTEM CONTROL


During a fire/life safety event, the following occurs: All air handling and exhaust fan systems are commanded OFF. Individual floor return plenum dampers are commanded closed. Individual supply and return fans, outdoor and exhaust dampers, and return plenum dampers can be controlled manually by fire/life safety personnel via the fire control panel to execute the desired smoke control strategy. All elevators are commanded to the bottom floors and can only be accessed via fire/life safety personnel

Ongoing Commissioning Plan Appendix B Sequence of Operation Sample

18

Вам также может понравиться