Building Management System PDF

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TECHNICAL SPECIFICATIONS
SECTION 16975
BUILDING MANAGEMENT SYSTEM (BMS)
PART 1 - GENERAL
1.01
SUMMARY
A.
Section Includes: Work of this section consist of installing of all materials furnished
under this section including all equipment, labor, services and incidental item required
to complete work as shown on drawings and specified in this section.
1.
1.02
a)
Computer based processing units.
b)
Personal computer operator workstations.
c)
Data storage units.
d)
Stand alone Data terminal units.
e)
Data communication units.
f)
Stand alone Remote control units.
g)
Portable operators terminals.
h)
Data interface units.
i)
Communication cable.
j)
System software.
RELATED WORK
A.
1.03
A fully integrated building, automation and control system (BACS), UL listed,

incorporating direct digital control technology where applicable, equipment
monitoring and control including color graphic workstations. System major
elements include, without being limited to, the following:
The following divisions contain requirements that relate to this section:

1.
Division 14 Conveying System.
2.
Division 15 Mechanical.
3.
Division 16 Electrical.
SCOPE OF WORK
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Building Management System
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A.
B.
General: all materials and/or equipment, necessary for proper operation of the
systems, not specified or described herein are to be deemed part of the Specification.
Perform the work under this section and provide all labor, materials, services,
equipment and accessories necessary to furnish and install all instrumentation and
equipment as indicated by the Electrical & Mechanical Drawings and/or as required by
the Specification, which without limiting the generality thereof, consists of the
following:
1.
Master Control Communication Station: to be located in the central control

room where shown on the Drawings and to be the primary operators position
for the systems being monitored and controlled. From this position the
operator is to monitor and control all systems of the Building (pumps,
ventilation control, fans, smoke detection, switch-gear, unit sub-stations,
lighting control, etc..) via a communication network at a minimum of 16
Kbaud communication speed.
2.
Secondary Station: to be located as required by the Engineer.
3.
Field Processing Unit (FPU): to monitor and control all functions specified on
the function list. Field Procession Units or controllers (FPU) are to be of the
preprogrammed and/or programmable type of appropriate number of
input/output points for the specified application.
4.
Interfacing Panels to enable connection to physical control points via

transducers, signal conditions, interposing relays and the like.
5.
Instrumentation, including sensors/transducers, transformers, sensing piping,

tubing as required.
6.
Field wiring conducting communication trunks from DDC/FPU back to central

processors in addition to interconnections between processors peripherals,
etc. to yield a complete system. This to include power supply connection from
nearest emergency panels/substations.
7.
Shop drawings, as-built drawings, instruction manuals,

programme listing and all other documentation as required.
8.
Testing and commissioning of installations to take over.
source
code
BMS supplier shall furnish the following programs as part of the system :
1.
Supervisory workstation software as specified for monitoring and control.

License for ten users or more and installed on five separate workstations.
2.
One complete set of software programs that has the full feature to program
all quoted controllers and the graphic workstation, including program
download and upload from controllers. License for two users or more and
installed on two different workstations.
3.
Software program to check the operation of all quoted controllers both via
physical connection to a controller and by using simulation software to mimic
controller operation. License for two users or more and installed on two
different workstations.
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1.04
4.
Portable operator terminal software application that allows the use of a laptop
as an interface to all types of quoted controllers. License for two users or
more and installed on two different workstations.
5.
All other software designed and provided by the BMS manufacturer and
required for modification or implementation of control logics, graphics, and
addition/deletion of points for future usage of available spares and system
expansion.
6.
All required software programs shall be the manufacturer's latest released

versions at the time of system handing over and shall be licensed uniquely
this project. For each required software, two copies of the installation CD's or
diskettes shall be provided.
SYSTEM DESCRIPTION
A.
Building Automation and Control System: Distributed process control system

consisting of central control, central communications, and remote control systems to
monitor and control but not limited to the following building systems:
1.
Plumbing systems controls.
2.
HVAC.
3.
Systems control.
4.
Smoke control.
5.
Fire alarm and detection.
6.
Security and access control systems.
7.
Fire protection system.
8.
Power supply.
9.
Fuel oil systems.
10.
Irrigation system.
B.
The communication method between the different components of the BACS system
shall be LONMARK Compatible system should also support the "BACNET" Building
Automation and Control Networking Protocol as per ASHRAE Standard 135-95. All
systems shall be compatible with the above standard protocol as applicable.
C.
General Product Description:

1.
The Building Automation and Control System (BACS) shall integrate multiple
building functions including equipment supervision and control, alarm
management, energy management and historical data collection.
2.
The system shall be modular in nature and shall permit expansion of both
capacity and functionality through the addition of sensors, actuators, field
processing units (FPUs), Application Specific Controllers and operator devices.
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1.05
3.
System architectural design shall eliminate dependence upon any single

device for alarm reporting and control execution. Each FPU shall operate
independently by performing its own specified control, alarm management,
operator I/O and data collection. The failure of any single component or
network connection shall not interrupt the execution of control strategies at
other operational devices.
4.
FPUs shall be able to access any data from, or send control commands and
alarm reports directly to, any other FPU or combination of FPUs on the
network without dependence upon a central processing device. FPUs shall
also be able to send alarm reports to multiple operator workstations without
dependence upon a central processing device.
SCHEDULE OF CONTROL FUNCTIONS

A.
1.06
Schedule of control functions included in the Drawings or in this Specification is for

the control and monitoring functions related to HVAC, Plumbing and Electrical Works.
Contractor should refer to the control sequence shown on drawings and all equipment
specified for this project and should generate his own point schedule during tender
phase and should not in any means claim for additional price during the execution of
the project.
DESIGN REQUIREMENTS
A.
Design central processing unit with modular system architecture to allow expansion of
processor memory and addition of application software programs, terminal units, and
central memory units.
B.
Minimum System Configuration:

1.
C.
Accommodate input and output points, building systems data base, and
functions specified and allow for 20% additional input/output points and
related expanded data base, without modifying system hardware or software.
Future System Expansion:

1.
1.07
Design system to be expanded to accommodate 50% additional input/output

points and related expanded data base, without modifying system hardware
or software. Design application software programs and system data base to
be transportable to expanded central processing unit if required to
accommodate specified future expansion.
QUALIFICATIONS
A.
Manufacturer and installer to have an office staffed with factory trained engineers and
technicians fully capable of providing instructions, routine maintenance and
emergency maintenance service on all system components.
B.
Manufacturer and installer to have at least 10 years experience in design and

installation of computerized building systems similar to performance to that specified
herein and to provide evidence of experience as condition of acceptance and
approval.
C.
Supplier to have an in-place support facility within 100 km of the site with spare parts
inventory and all necessary test and diagnostic equipment.
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1.08
1.09
QUALITY ASSURANCE
A.
All electronic equipment shall conform to the requirements of FCC Regulation, Part 15,
Section 15, Governing Radio Frequency Electromagnetic Interference and be so
labeled.
B.
BACS shall comply with UL 916 PAZX and 864 UDTZ and be so listed at the time of
bid. All equipment used in system is to bear appropriate UL listing label/mark to
ensure compliance.
C.
Systems conforming to other equivalent international regulatory requirements will be

accepted. The burden of proof for equivalent is on the Contractor.
SUBMITTALS
A.
Submit in accordance with the Contract Documents.
B.
Shop Drawings: Indicate system configuration; interconnection wiring diagrams;

location, data characteristics, range and units for each input and output point; logic
diagram for each type of control routine; programming and operating reference for
processing unit operating system; programming and operating reference for each
application and programming language provided.
C.
Product Data: Provide for each component, including sensors, control drives and
elements, plug-in circuit boards, and enclosed equipment units. Include cabinet
dimensions, weights, and support point locations for each item of enclosed
equipment.
D.
Design Data: Indicate basis of optimization algorithms.
E.
Manufacturers Installation Instructions: Indicate installation instructions.
F.
Manufacturers Certificate: Certify system meets or exceeds listing requirements of

Underwriters Laboratories, Inc. for fire alarm and security equipment.
G.
Submit software providers license agreement stating limits on use, copying, and
transferring software.
H.
Manufacturers Field Reports: Indicate acceptance of component and equipment

installation, interconnecting wiring, and weekly progress on installation and start-up
of system software.
I.
Where installation procedures, or any part thereof, are required to be in accordance

with the recommendations of the manufacturer of the material being installed, printed
copies of these recommendations shall be furnished to the Engineer prior to
installation. Installation of the item will not be allowed to proceed until the
recommendations are received.
J.
P & I or process flow diagrams: to be completed for each system and submitted for
approval.
K.
Technical Data Sheets: control and instrumentation technical data sheets (TDS) to be
prepared for each advice.
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L.
Loop Diagrams: control and instrument loop diagrams prepared and furnished for all
instrument systems. Typical diagrams are not permitted. Loop diagrams are to be
unique for each loop.
M.
Equipment Installation Plans: to indicate location of instrument junction boxes,

individual field instruments, transmitter racks, and routing of cable duct from junction
boxes to respective remote processing units and back to Central Control Room. This is
to be accompanied by a list of control points connected by each FPU, with indication
of related control functions. Interfacing provided is to be listed; these are to be
grouped as per standard sub-module size of digital and analog input/output boards,
comprising similar requirements; such as interposing relays amplifiers, level
translators, etc..
N.
Operating Consoles: drawings detailing operating consoles, instrument panel layouts

and dimensions and control room plans.
O.
Instrument Installation: detail drawings for each field installation are to be furnished.
Details are to include but are not limited to instrument piping details, transmitter rack
details and pipe mounted equipment installation details.
P.
Logic Diagrams detailing the operational logic are to be completed for the digital
binary operations. In addition to these drawings, operational logic descriptions are to
be prepared detailing the sequence of operation and operational constraints and
limitations.
Q.
Instrument schedule listing all devices to be keyed to instrument loop number and
device numbers.
R.
Instrument Schedule to provide a comprehensive data source indicating where all

specific information may be found for each service. Schedule to include not only
balance of plant equipment but also that equipment furnished as part of packaged
systems and is to be noted as such.
S.
Prior to procurement of equipment submit for approval the following drawings and
documents:
T.
1.
Process and instrumentation flow diagrams.
2.
Equipment Specifications and completed technical data sheets.
3.
Control logic diagrams and logic descriptions.
4.
Input/output points charts for every processing unit.
Prior to start of system installation and construction submit for approval the following
drawings and documents:
1.
Shop drawings for valves, dampers, transducers, transmitters, signal

conditioners, indicators, recorders, miscellaneous instruments, central
operator processing unit, consoles and ancillary.
2.
Control loop diagrams.
3.
Electrical elementary diagrams.
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U.
V.
1.10
4.
Instrument installation plans.
5.
Detailed panel diagrams.
6.
Point to point wiring diagrams.
7.
Instrument schedule, including processing unit panel termination/interface.
Prior to commencing start-up activities the following documents to be submitted for

approval:
1.
System construction inspection procedures.
2.
Points calibration procedures.
3.
Calibrated control checkout procedures.
4.
Plant operational system test procedures.
5.
Operator and maintenance personnel training curriculum.
Prior to system acceptance and turnover and as a condition of system acceptance, the
following documents are to be submitted in four copies in accordance with contract
requirements.
1.
System user manual.
2.
Systems maintenance manual including Specifications of each piece of

equipment, trouble-shooting charts, and preventing maintenance instructions,
technical data sheet for each instrument referenced for each application.
3.
As-built drawings including equipment outlined

equipment wiring and or piping connection drawing.
4.
Complete supplementary information about software and hardware of system

supplied. This to include:
dimension
drawings,
a)
system block diagram (hardware)
b)
software functional flow diagram
c)
memory map of all units
d)
specific tasks performed by each processor, especially where a

distributed processing architecture is provided. These are to be
clearly indicated in functional form.
e)
source and object lists of software program
DELIVERY, STORAGE AND HANDLING

A.
Deliver, store, protect and handle products to site under provisions of the Contract
Documents.
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1.11
1.12
B.
Accept products on site and verify damage.
C.
Protect products from construction operations, dust and debris by storing in

conditioned space.
MAINTENANCE SERVICE
A.
Furnish service and maintenance of building management system for one year from
Date of Substantial Completion.
B.
Include installation of software revisions issued during maintenance service period.
SPARE PARTS
A.
1.13
As soon as practicable after approval of materials and equipment and, if possible, not
later than 4 months prior to the date of beneficial use, submit spare parts data for
each different item of equipment furnished. Data to include a complete source of
supply, a list of parts and supplies that are either normally furnished at no extra cost
with the purchase of the equipment, or specified hereinafter as EXTRA MATERIALS to
be furnished as part of the Contract; and a list of additional items recommended by
the manufacturer to assure efficient operation for a period of 360 days at the
particular installation. The foregoing is not to relieve the Contractor of any
responsibilities under the guarantee condition.
EXTRA MATERIALS
A.
Provide special tools required for maintenance.
B.
Provide two of each plug-in circuit board.
C.
Provide 1000 sheets of continuous form paper.
PART 2 - PRODUCTS
2.01
2.02
ACCEPTAB:E MANUFACTURERS
A.
Honeywell
B.
Or approved equal.
NETWORKING COMMUNICATIONS
A.
The design of the BACS shall network operator workstations and stand-alone FPUs.
B.
Access to system data shall not be restricted by the hardware configuration of the
Building Management System. The hardware configuration of the BACS network shall
be totally transparent to the user when accessing data or developing control
programs.
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C.
2.03
1.
Operator workstations and FPUs shall directly reside on a network such that
communications may be executed directly between FPUs, directly between
workstations and between FPUs and workstations.
2.
Network design shall include the following provisions:

a)
Provide high-speed data transfer rates for alarm reporting, quick

report generation from multiple controllers and upload/download
efficiency between network devices. System performance shall
insure that an alarm occurring at any FPU is displayed at
workstations and/or alarm printers within 5 seconds.
b)
Support of any combination of FPUs and operator workstations

directly connected to the network.
c)
Message and alarm buffering to prevent information from being lost.
d)
Error detection, correction and retransmission to guarantee data

integrity.
e)
Synchronization of real-time clocks.
Telecommunication Capability:
1.
Auto-dial/auto-answer communications shall be provided to allow FPUs to

communicate with remote operator stations and/or remote terminals on an
intermittent basis via telephone lines, as indicated in the sequence of
operations.
2.
Provide all necessary hardware and software for remote communications with
all remote processors, back-up processors and all operator input/output
peripheral devices.
CENTRAL PROCESSING
A.
BACS hardware to be totally solid-state using computer oriented digital technology.

System to have a fully modular architecture permitting expansion by adding computer
memory, additional processing units application software, operator peripherals and
field hardware.
B.
Main Station Processing Unit to be microprocessor based mini-computer, Pentium IV,

2.4 GHZ, 16 bit word, with minimum resident random access memory (RAM) capacity
of 250 mega-bytes. Processor to be provided with hard disk of mass memory
storage/access, based totally on Winchester Technology, with storage capacity of at
least 40 Giga bytes.
C.
Secondary Station Processing Unit to be microprocessor based mini-computer,

Pentium IV, 2.4GHZ, 16 bit word, with minimum resident random access memory
(RAM) capacity of 256 mega-bytes. Processor to be provided with hard disk of mass
memory storage/access, based totally on Winchester technology, with storage
capacity of at least 40 Giga bytes.
D.
Field Processing Unit or Controller to be distributed stand alone for control of various
unitary and terminal equipment or controls with built in network communication for
integration into the BACS system.
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E.
Loading/Backup Facilities: provide as an integral of an IBM PC or compatible, all

hardware required to load, reload, or backup the memory of the system and the
software to execute specified functions. Loading of system to be through use of highspeed, mass storage media, such as magnetic tape cartridge or floppy diskette. This
same media to be used for making on-line system backups and for remote historical
data storage.
F.
Data Dumpings: if FPU memory fails, the operator shall not have to manually re-enter
system data. Necessary hardware and software are to be supplied to:
1.
Allow periodic dumping of operator entered data onto another storage media
on line.
2.
Reload this data as the operator desires.
Data dumpings are not to interrupt any other system operation (such as operator
input/output, scanning of field hardware, application software execution, etc...).
2.04
FPU/DDC CONTROLLERS
A.
Stand-alone Controllers shall be microprocessor based with a minimum word size of

16 bits. They shall also be multi-tasking, multi-user, real-time, digital control
processors consisting of modular hardware with plug-in enclosed processors,
communication controllers, power supplies and input/output point modules. Controller
size shall be sufficient to fully meet the requirements of this Specification and the
attached function list.
B.
Each FPU shall have sufficient memory, to support its own operating system and
database.
C.
Each FPU shall have a minimum of 10% spare capacity for future point connection.
The type of spares shall be in the same proportion as the implemented I/O functions
of the panel, but in no case shall there be less than two spares of each implemented
I/O type. Provide all processors, power supplies and communication controllers
complete so that the implementation of a point only requires the addition of the
appropriate point input/output termination module and wiring.
1.
Provide sufficient internal memory for the specified control sequences and
have at least 25% of the memory available for future use.
D.
FPU shall provide at least One RS-232C serial data communication ports for operation
of operator I/O devices such as industry standard printers, operator terminals,
modems and potable operators terminals. FPUs shall allow temporary use of portable
devices without interrupting the normal operation of permanently connected modems,
printers and terminals. FPU shall also support one port from communication to
ECHELONS LONMARK approved devices.
E.
FPUs shall provide local LED status indication for each digital input and output for
constant, up-to-date verification of all point conditions without the need for an
operator I/O device. Graduated intensity LEDs or analog indication of value shall be
provided for each analog output. Status indication shall be visible without opening the
panel door.
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F.
Each FPU shall continuously perform self-diagnostics, communication diagnosis and

diagnosis of all panel components.
G.
In the event of the loss of normal power non-volatile memory shall be incorporated
for all critical controller configuration data and battery backup shall be provided to
support the real-time clock and all volatile memory for a minimum of 72 hours.
1.
2.05
Upon restoration of normal power, the Controller shall automatically resume

full operation without manual intervention.
FPU/DDC RESISDENT SOFTWARE FEATURES

A.
General:
1.
All necessary software to form a complete operating system as described in

this specification shall be provided.
2.
The software programs specified in this Section shall be provided as an

integral part of FPU/DDC Controllers and shall not be dependent upon any
higher level computer for execution.
B.
The DDC programming software shall be user friendly objet oriented programming
language.
C.
DDCs :
1.
DDCs shall be of the programmable type only. Programmed, application

specific DDCs may be used for FCUs and VAVs only.
2.
DDCs shall communicate with each other on a peer to peer communication.

Workstations shall be switched on and off without any interruption to control
and monitoring sequences. DDCs shall be stand-alone in terms of operation,
control, and alarming, and shall have sufficient memory to support its own
operating system and data base.
3.
Each DDC shall be able to be connected to remote input/output I/O modules

through a communication bus.
4.
Output modules shall have override switches for each point (on/off/auto
switches for digital outputs, gradual switches for analog outputs). DDC
controllers shall monitor the status of all overrides and inform the operator
that automatic control has been inhibited. The supervisory software shall be
able to report override activity information.
5.
Each DDC shall perform self diagnostics and report to the supervisory
workstation any component failures, such as low battery condition.
6.
All Points for a given piece of equipment shall be monitored and controlled
from one DDC, division of points related to the same equipment, chilled water
plant, heating plant, between DDCs is not allowed.
7.
DDCs shall be able to perform the following algorithms:

a)
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Two position control
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8.
b)
Proportional control
c)
Proportional plus integral control
d)
Proportional, integral, plus differential control
DDCs shall use any of the following in a custom process :

a)
Any system measured point data or status
b)
Any calculated value
c)
Any results from other processes
d)
User-defined constants
e)
Arithmetic functions (+,-,*,/, square root, exp, etc.)
f)
Boolean logic operators (and, or, exclusive or, etc.)
9.
Custom processes can be triggered based on time interval, time of day,

events, or any combination of the above. Custom processes shall be able to
incorporate measured or calculated data from any DDC on the network.
10.
Trend logging.
11.
a)
Any point, physical or calculated may be designated for trending.

Two methods of collection shall be allowed either by a predefined
time interval or upon a predefined change of value, Sample intervals
of 1 minute to 7 days shall be selectable.
b)
Trend data shall be uploaded to the connected Supervisory

workstation for points for which trend logging is activated on the
Supervisory software. All trend data shall be available for use with
3rd party personal computer applications.
c)
Display of trend data shall be selectable for the same above

intervals. Where minimum, maximum, and average values of each
interval are displayed.
Alarms
a)
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All alarms shall include the point's English language name, time of
occurrence, and an assigned alarm message. Each DDC shall be able
to store a minimum of 50 different alarm messages, each 200
characters long to fully describe the alarm condition and the
required operator action. These messages shall be assigned to any
number of points.
i.
Each point shall have at least four levels of alarm.
ii.
The user shall be able to define specific system reaction for

each level of alarm for any point.
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12.
D.
2.06
iii.
Alarm levels shall be combined with user definable

destinations, such as Supervisory workstation, Printer, dialup connection, DDC only etc or any combination of the above
destination.
iv.
Controller shall automatically inhibit the reporting of selected

alarms during system shutdown and start-up.
v.
Users shall have the ability of manually inhibiting alarm

reporting for any point.
Totalizers
a)
DDCs shall automatically accumulate and store run-time hours for

digital input and output points, and shall automatically calculate and
store consumption totals, such as K Wh, gallons, tons, etc., on a
daily, weekly or monthly basis for analog and digital pulse input type
points.
b)
The totalization routine shall have a sampling time of one minute or

less.
c)
The user shall have the ability to define a warning limit for totalizers.
Unique, user defined messages and events shall be activated when
the limit is reached.
d)
DDC's shall have the ability to count events such as the number of
times a pump or a fan is cycled on and off.
Provide one operator interface to be plugged directly to DDCs. Operator shall have a
minimum LCD display of 30 characters per line and 6 lines and a fully featured
keyboard. Provide user friendly, English language prompted interface for quick access
to system information, codes requiring look-up charts are not acceptable. The
following functions shall be available from the operator interface:
1.
Display all points on a DDC
2.
Display trending and totalizing information
3.
Command, change set-point, enable/disable any system point
PORTABLE OPERATORS TERMINAL (POT)

A.
Provide one portable operator terminal with a minimum LCD display of 80 characters
by 25 lines and a full featured keyboard. The POT shall be handheld and plug directly
into individual distributed control panels. Provide a user friendly, English language
prompted interface for quick access to system information, not codes requiring lookup charts.
B.
If the same Portable Operators Terminal cannot be used for all control processors,
provide separate POTs to accomplish the above functional requirements.
C.
Portable operator terminal access to controller shall be password controlled.
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D.
2.07
The portable operator terminal, POT, software application shall be installed on a

laptop and plugged directly to DDCs. The Portable operator terminal software
application shall provide the following functions :
1.
Back-up and/or restore DDC data bases
2.
Display all points on a DDC
3.
Display trending and totalizing information
4.
Command, change set-point, enable/disable any system point
5.
Load and/upload DDC logic programs.
OPERATOR PERIPHERAL DEVICES

A.
General: operator peripheral device communications, here designated as ManMachine Interface (MMI) to be handled simultaneously through various devices
generally categorized as software and hardware. Each device may be connected in a
direct proprietary, leased phone line, or dial-up phone line application.
B.
Standards: all peripheral devices to utilize ASCII (American Standard Code for
Information Interchange) code and to be interfaced to the processing units with
standard RS 232 port. Communication versatility is to comply with all methods
previously specified herein.
C.
Operator Station to comprise multiple operator peripheral input/output devices which

can all be used simultaneously.
D.
Operator Access to system to be restricted by a software coding process. Systems

which provide only manual key lock accessibility are not acceptable.
E.
Printers: system printers to provide hard copy data retention of change of state,
operator initiated actions, management reports, graphics and trended information.
Printers which can be interfaced include the following:
1.
color printer
2.
receive only (RO) printer
Main control station to be provided with one color and two receive only printers.
Secondary stations to be provided with one color and one receive printer.
Provide a printer (RO) for recording alarms, operator transactions and systems
reports, meeting the following minimum requirements:
1.
Wide carriage 160 character per second print speed.
2.
9 x 9 DOT matrix character structure switchable to 9 x 18 DOT matrix for

letter quality output.
3.
Compressed mode option for 220 characters per line.
4.
Software selectable under line, emphasized, double strike and expanded

(double width) characters capability.
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5.
Adjustable line spacing.
6.
Adjustable tractor for 5 inch to 15 inch paper widths.
Provide an A3 inkjet type color printer for printing of graphics and any other screen
displays. Printer shall include as a minimum:
2.08
80 Column tractor feed for normal use with ability to switch to friction feed of
single sheets of paper without any mechanical adjustments.
2.
360 x 360 Dot/inch image resolution.
3.
Draft and letter quality print selection for alpha-numeric operations.
4.
32 K Buffer to store complete graphics for printing.
CATHODE RAY TUBE (CRT)

A.
2.09
1.
General: provide color Cathode Ray Tubes (CRT) with direct video capability and
keyboards to display real-time data, allow operator commands, perform data base
generation and report system activity.
FIELD DEVICES AND CONTROLS

A.
Provide all necessary transducers, flow and level switches, pressure and temperature
sensors, transmitters, etc.. where applicable to satisfy all functions required.
B.
Proof of fan operation shall be by means of air flow switches. Proof of pump operation
shall be by means of water flow switches.
C.
Water temperature sensors shall be Resistance Temperature Detector (RTD) type of

1000 ohm platinum, or 20,000 ohm. Sensors shall have + or - 1.0 degrees F
accuracy between 32 degrees and 212 degrees.
D.
Duct temperature sensors shall be rigid stem or averaging type as specified in the
sequence of operation. Water sensors shall be provided with a separable copper,
monel or stainless-steel well.
E.
Water flow analog sensors shall be provided complete with flow element and shall be
an all solid state precision industrial type with stainless-steel meter body, maximum
error of no more than .5% of span, and 4 to 20 ma output. Sensor shall be rated for
250 psi minimum and installed in strict accordance to the manufacturer's instructions
complete with three-valve manifold for calibration and maintenance.
F.
Kilowatt transducers shall be the integrated electronic type with accuracy of .2% of
scale. For balanced (such as motors) three phase loads, two current transformers
(CTs) shall be provided and for unbalanced loads, three CTs shall be provided. Two
or three potential transformers (PTs) shall be provided as recommended by the
manufacturer for the application.
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G.
Analog output transducers shall be designed for precision closed loop control with
pneumatic repeatability error no greater than 1 %.
H.
Unless specified otherwise elsewhere, relative humidity sensors shall be capacitance

type with 10% to 90% range. Duct mounted humidity sensors shall be provided with
a sampling chamber.
I.
Current sensing relays used for proof-of-loading for fans and pumps shall be suitable
for 2 to 200 amperes and shall have adjustable trip thresholds of plus or minus two
percent of range. Each relay shall be provided with an LED to allow ready
observation of the relay status.
J.
Fan proof-of-flow switches shall be adjustable set point and differential pressure type.
Switches shall be piped to fan discharge except where fans operate at less than one
inch WC, they shall be piped across the fan. For fractional horsepower and nonducted fans, relays or auxiliary contacts may be used. Maximum pressure rating shall
be at least 10 inches WC.
K.
Pump proof-of-flow switches shall be adjustable differential pressure or flow type as

specified in the sequence of operation or data point summary. Devices shall be 150
psi with IP65 protection class. Switch to be SPDT with 250 VAC, 8 Amp rating.
L.
On-off motorized butterfly valves shall be have a housing of ductile iron GGG40 with
stainless steel shaft. They shall have PN16 rating and be suitable for temperatures of
-10 to 130 Deg C. Actuator shall be provided with a manual operator and should be
suitable to provide the necessary torque for tight close-off.
M.
Differential water pressure transducer shall have 0-10 volt output and a protection
class of IP65. Housing to be aluminum die cast with stainless steel sensing element.
Transducers should be suitable for temperatures up to 70 Deg C
N.
Current transducers should have a rated input of 1 amp. or 5 amp. Accuracy to be

0.2% minimum and linearity to be less than 0.1%. Response time to be less than 250
ms. Output signal to be 4-20 ma or 0-20 ma. Transducer should be able to withstand
a continuous overload of 4 times the rated input current and a maximum overload of
fifty times the rated current for 1 second.
O.
Voltage transducers should have a rated input of 600 Volts. Accuracy to be 0.2%
minimum and linearity to be less than 0.1%. Response time to be less than 250 ms.
Output signal to be 4-20 ma or 0-20 ma. Transducer should be able to withstand a
continuous overload of 1.5 times the rated input current and a maximum overload of
two times the rated voltage for 1 second.
P.
Current transformers should be instrument grade split core type with outputs of 1
Amp. or 5 Amp. Accuracy to be 0.5% from 10% to 100% of rated current. Insulation
class to be 600 VAC
Q.
Water pressure switches should be suitable for media temperature of -25 to 70 Deg
C. Switch should have IP54 protection and should be supplied with SPDT micro switch
rated at 5 Amps inductive or 8 Amps resistive current. Switch to have an adjustable
setting for the set point and the hysterisis
R.
Air pressure transmitter should be suitable for media temperature of -25 to 70 Deg C.
It should have IP54 protection and should have an output of 0-10 Volts DC output.
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Transmitter should also be supplied with necessary accessories for installation on

ducts.
2.10
S.
Air flow switches shall be paddle type suitable for a maximum pressure of 0.25 bars.
Devices shall be IP65 protection class. Switch to be SPDT with 250 VAC, 8 Amp
rating.
T.
Occupancy sensor shall use Dual Sensing Verification Principle for coordination
between ultrasonic and passive infrared technologies. Detection verification of both
technologies must occur in order to activate lighting systems. Upon verification,
detection by either shall hold lighting on.
U.
CO sensor should be suitable for ranges of 0-100 ppm to 0-500 ppm. Sensor to have
IP65 protection and to provide 4-20 ma output.
V.
Wind speed sensor should be suitable for speeds up to 90 m/s. It should be provided
with a contact output suitable for 0-100 VDC, 0.5 Amps. Switch to have IP65
protection.
W.
Rain sensor should have IP65 protection and should be supplied with a switching unit
to provide a SDPT contact suitable for 230 VAC, 5 Amps.
X.
Level switches to be magnetic float types with a guide tube and should allow single or
multilevel switching types. Switch to be top mounted. Switch should be suitable for
water and oil applications. For gas applications and explosive atmospheres a switch
with intrinsic safety approval should be used.
Y.
Level transmitters for oil and water should be of the ultrasonic type, top mounted
with 4-20 ma output. Sensor to have IP 68 protection while the housing should have
IP67 protection.
Z.
Level transmitters for gas tanks should work on the float principle with magnetic
transmission (permanent magnet, reed switches and resistance chain). Level to be
read by continuously measuring the total resistance as the float moves along the
guide. Transmitter should be supplied with an intrinsically safe control unit to convert
the resistance into a 4-20 ma current.
AA.
Conductivity sensor should provide accurate temperature compensated measurement

over the ranges of 0.055 to 1,000,000 micromhos/cm and 0-18.2 Megohms-cm.
Sensor should provide an output of 0-10 volts or 4-20 ma DC corresponding to linear
concentration output signals Accuracy to be less than 0.5% of span. It should be
supplied
SCHEDULE OF SYSTEM GRAPHICS

A.
HVAC monitoring and control

1.
Equipment: Show layout of all equipment including chillers, boilers, AHUs,

FCUS,VAV boxes, pumps, dampers, etc...., as per mechanical drawings.
B.
Monitoring and control Points: Show all monitoring and control points related to all
equipment indicated above as per schedule of functional point list.
C.
Ventilating monitoring and control:
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D.
E.
F.
1.
Equipment: Show layout of all fans and motorized dampers, as per

mechanical drawings.
2.
Monitoring and control Points: Show all monitoring points related to all
equipment indicated above as per schedule of functional point list.
Plumbing monitoring and control

1.
Domestic Cold and Hot Water System: Show all monitoring and control
functions as per design drawings.
2.
Drinking and Irrigation Water System: Show all monitoring and control
functions as per design drawings.
3.
Lift station: Show all control and monitoring functions as per design drawings.
4.
Water treatment plant: show layout with monitoring and control functions for
all water treatment equipment.
5.
Fuel oil systems : show all monitoring and control functions as per design
drawings.
6.
Fire Pump: Show layout plan, with location, by color change status.
7.
Fire Fighting System: Show all monitoring and control functions as per design
drawings.
8.
Location plan for each floor, indicating flow alarm devices and zone limits with
color change status.
9.
Irrigation system show all monitoring and control points.
Fire Detection and Alarm

1.
Fire Detection System: Overview schematic of detection / protection scheme.
2.
Zone Alarm/Fault: Layout plans of each basement floor with colour change to
indicate condition.
3.
Zone Alarm/Fault: Allow for backup advisory messages in case of alarms

generation. Relay for action to be taken; mechanical equipment shutdown,
etc.
Electrical Control:
1.
Power Distribution System: System overview with indication of list feeders,

main feeders, tie breaker status, by color change. Show all control functions
as per control sequence shown on design drawings.
2.
General Switchgear: Show all monitoring functions as per design drawings.
3.
Diesel Engine System: Show all monitoring functions as per design drawings.
4.
Unit Substation: Show all monitoring functions as per design drawings.
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5.
G.
Lighting Panel Boards: System overview with status indication of all

contactors.
Required Graphics shall include but not limited to the below list :
1.
Main graphic shall be a digital photograph of the buildings faade from which
an Auto-cad elevation drawing of the Library, Business School, or Parking
buildings can be selected.
2.
From the Auto-cad elevation drawings an Auto-cad floor layout can be

selected where room temperatures are displayed.
3.
Selecting a technical room will open the equipment layout graphic of the
room with basic readings. The drawn equipment shall resemble the actual
equipment. Selecting equipment will open the graphic containing the
schematic of the equipment with all related readings.
4.
Selecting other rooms will open the graphic of HVAC equipment serving that
room, e.g. FCU, VAV box or AHU, with available readings and with a link to
the graphic of the main equipment, e.g. AHU serving that VAV box, Chiller
Plant or Heating Plant Serving that FCU.
5.
For smoke exhaust under fire conditions an Auto-cad elevation drawing shall
show the position of all smoke fire dampers, the status of AHU's, smoke
exhaust fans, and pressurization fans.
PART 3 EXECUTIONS
3.01
3.02
3.03
EXAMINATION
A.
Verify that conditioned monitoring rooms are ready to receive work.
B.
Verify field measurements are as shown on shop drawings and as instructed by

manufacturer.
C.
Verify that required utilities are available, in proper locations, and ready for use.
D.
Correct unsatisfactory conditions.
INTERFACES WITH OTHER PRODUCTS

A.
Connect HVAC monitoring devices under provisions of Division 15 related Sections.
B.
Connect motor controllers, lighting controls, fire alarm and smoke detection devices,
intrusion detection and security access devices, electrical sensing and measurement
devices, electrical controls and relays, programmable logic controller, under provisions
of Divisions 14 and 16 related Sections.
FIELD QUALITY CONTROL

A.
Test each sequence of building management system by simulation of normal, offnormal, and alarm conditions.
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3.04
ON-SITE TESTING
A.
Provide Engineer-approved operation and acceptance testing of the complete system.

The Engineer will witness all tests.
B.
Field Test:
1.
C.
When installation of the system is complete, calibrate equipment and verify

transmission media operation before the system is placed on line. All testing,
calibrating, adjusting and final field tests shall be completed. Provide a
detailed cross check of each sensor within the system by making a
comparison between the reading at the sensor and a standard traceable to
the National Bureau of Standards. Provide a cross check of each monitoring
point within the system by making a comparison between the monitoring
command and the field controlled device. Verify that all systems are operable
from local controls in the specified failure mode upon panel failure or loss of
power. Submit the results of functional and diagnostic tests and calibrations
to the Engineer for final system acceptance.
Compliance Inspection Checklist: Submit in the form requested, the following items of
information to the Engineer for verification of compliance to the project specifications.
Failure to comply with the specified information all constitute non-performance of the
contract. The Contractor shall submit written justification for each item in the checklist
that he is unable to comply with. The Engineer will initial and date the checklist to
signify Contractors compliance before acceptance of system.
1.
Verify to the Engineer in letter form that supplier has in-place support facility.
Letter shall show location of support facility, name and titles of technical staff,
engineers, supervisors, fitters, electricians, managers and all other personnel
responsible for the completion of the work on this project.
2.
Submit in data sheet form or official government approval form compliance to

F.C.C. Regulation, Part 15, Section 15.
3.
Manually generate an alarm at a remote Controller as selected by the

Engineer to demonstrate the capability of the workstation and alarm printer
to receive alarms within 5 seconds.
4.
Disconnect an operator workstation in the central monitoring room and

manually generate an alarm at a remote Controller to demonstrate the
capability of the system printer to receive alarms when the workstation is
disconnected from the system
5.
Disconnect one Controller from the network to demonstrate that a single

device failure shall not disrupt or halt peer-to-peer communication. Panel to
be disconnected shall be selected by the Engineer.
6.
At a Controller of the Engineers choice, display on the portable operators

terminal:
a)
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Set points and status conditions, i.e., on or off for a system or piece
of equipment attached to that panel as well as for points at another
Controller on the network, as selected by the Engineer.
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3.05
3.06
b)
The diagnostic results as specified for a system or piece of

equipment attached to that panel as well as for a system or piece of
equipment attached to another Controller.
c)
The ability to add a new point to the Controller with the POT and
have it automatically uploaded to the workstation to modify that
panels stored database.
FIELD SERVICES
A.
Adjust set points, alarm points, and display configurations so that system performs as
specified.
B.
Include installing and debugging hardware and software. Perform hardware

configuration revisions required to accommodate software patches.
C.
Enter building management data base and provide backup copy.
CLEANING
A.
3.07
Clean equipment finishes interiors of equipment cabinets.
SERVICE AND GUARANTEE

A.
General Requirements:
1.
Provide all services, materials and equipment necessary for the successful
operation of the entire BACS system for a period of one year after completion
of successful performance test. Provide necessary material required for the
work. Minimize impacts on facility operations when performing scheduled
adjustments and non-scheduled work.
B.
Description of Work: The adjustment and repair of the system includes all computer
equipment, software updates, transmission equipment and all sensors and monitoring
devices. Provide the manufacturers required adjustment and all other work
necessary.
C.
Personnel: Provide qualified personnel to accomplish all work promptly and

satisfactorily. Owner shall be advised in writing of the name of the designated service
representative, and of any changes in personnel.
D.
Schedule of Work: Provide two minor inspections at 6 month intervals and two major
inspections offset equally between the minor inspections to effect quarterly inspection
of alternating magnitude, and all work required as specified. Minor inspection shall
include visual checks and operational tests of all equipment delivered. Major
inspections shall include all work described for minor inspections and the following
work:
1.
Clean all equipment, including interior and exterior surfaces.
2.
Perform signal, voltage and system isolation checks of system workstations

and peripheral.
3.
Check and calibrate each field device. Check all analog points and digital
points.
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4.
Run all diagnostics and correct all previously diagnosed problems.
5.
Resolve and correct any previous outstanding problems.
6.
3.08
Provide detailed report after each inspection.
E.
Emergency Service: Owner will initiate service calls when the system is not
functioning properly. Qualified personnel shall be available to provide service to the
complete system. Furnish Owner with a telephone number where service
representative can be reached at all times. Service personnel shall be at the site
within 24 hours after receiving a request for service. Restore the monitoring system to
proper operating condition within 3 days.
F.
Operation: Performance of scheduled adjustments and repair shall verify operation of

the system as demonstrated by the initial performance test.
G.
Systems Modifications: Provide any recommendations for system modification in

writing to Owner. Do not make any system modifications, including operating
parameters and monitoring settings, without prior approval of Owner. Any
modifications made to the system shall be incorporated into the operations and
maintenance manuals, and other documentation affected.
H.
Software: Provide all software updates and verify operation in the system. These
updates shall be accomplished in a timely manner, fully coordinated with the system
operators, and shall be incorporated into the operations and maintenance manuals,
and software documentation.
DEMONSTRATION
A.
3.09
Provide systems demonstration under provisions of the Contract Documents.
TRAINING
A.
The Contractor shall provide competent instructors to give full instruction to

designated personnel in the adjustment, operation and maintenance of the system
installed rather than a general training course. Instructors shall be thoroughly familiar
with all aspects of the subject matter they are to teach. All training shall be held
during normal work hours as follows:
B.
Training shall include:

1.
Explanation of drawings, operations and maintenance manuals.
2.
Walk-thru of the job to locate monitoring components.
3.
Operator workstation and peripherals
4.
Controller operation/function
5.
Operator monitoring functions including graphic generation and field panel

programming.
6.
Operation of portable operators terminal.
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7.
C.
3.10
Explanation of adjustment, calibration and replacement procedures.
Provide additional training quarterly for a period of one year from final completion of
the project.
MANUALS
A.
3.11
Provide four sets of manuals in hard copy an one set in soft copy for the following :
1.
All System Graphics; indicate the tag number of the equipment and each
control point name and address
2.
All control logic; indicate the tag number of the equipment and each control
point name and address
3.
List of all control points parameters with the values used for commissioning
4.
Operator manuals for the supplied software
5.
Operation and maintenance manual
CONTROL WIRING
A.
All control wires are to be numbered with 5-digit scheme using legrand or 3M
numbers.
B.
All input and output cables should be routed separately from lines with voltages
greater than 48 volts and cables transmitting a switching action. All temperature and
humidity input cables should be routed alone. All wiring for inputs shall be shielded
cables. All low voltage cables should be routed separately from line voltage cables.
Low voltage cables from each field item to be routed back to the BMS panel, i.e.
connections to transformer output to be done at the panel. Communication cable
should be routed alone.
C.
Electric power connections to field equipment to be done via terminal blocks. Electric
power to each transformer to be separately protected via fused terminal blocks.
Electric power circuits from a transformer to be separately protected via fused
terminal blocks. Terminal blocks to be rail mounted terminal blocks with disconnect
feature. Provide 10% spare terminal blocks per panel. Terminal Blocks Approved
manufacturers:
1.
Wago
2.
Legrand
3.
Or approved equal.
D.
Provide an intermediate external 24v relay, outside the DDC, for all digital outputs.
E.
Cable selection shall be based on the load they supply, but in circumstance shall be
less than 1.0 mm2. Contractor shall make sure that the voltage drops on every line
(cable) is within the permissible range of the devices installed, and this shall be
calculated based on the worst case scenario (i.e. all devices on the same line and/or
power supply) are operational at the same time. This calculation sheet shall be
submitted prior to the installation of conduits.
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F.
Conduit size shall be selected based on the 40% fill criteria.
G.
To obtain a step down in voltage use transformers only. All transformers are to be
located in the control panel.
H.
Each DDC is to be housed in a separate lockable panel; transformers, relays and

terminal blocks to be housed in another panel. Panel to be IP55 with back mounting
plate and lockable door. Panel to be as specified for electric panels.
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Computer based processing units.

Personal computer operator workstations.

Data storage units.

Stand alone Data terminal units.

Data communication units.

Stand alone Remote control units.

Portable operators terminals.

Data interface units.

A fully integrated building, automation and control system (BACS), UL listed,

The following divisions contain requirements that relate to this section:

Division 14 Conveying System.

Building Management System

Master Control Communication Station: to be located in the central control

Secondary Station: to be located as required by the Engineer.

Interfacing Panels to enable connection to physical control points via

Instrumentation, including sensors/transducers, transformers, sensing piping,

Field wiring conducting communication trunks from DDC/FPU back to central

Shop drawings, as-built drawings, instruction manuals,

Testing and commissioning of installations to take over.

Supervisory workstation software as specified for monitoring and control.

Building Management System

All required software programs shall be the manufacturer's latest released

Building Automation and Control System: Distributed process control system

Plumbing systems controls.

Fire alarm and detection.

Security and access control systems.

Fire protection system.

Fuel oil systems.

General Product Description:

Building Management System

System architectural design shall eliminate dependence upon any single

SCHEDULE OF CONTROL FUNCTIONS

Schedule of control functions included in the Drawings or in this Specification is for

Minimum System Configuration:

Future System Expansion:

Design system to be expanded to accommodate 50% additional input/output

Manufacturer and installer to have at least 10 years experience in design and

Building Management System

Systems conforming to other equivalent international regulatory requirements will be

Submit in accordance with the Contract Documents.

Shop Drawings: Indicate system configuration; interconnection wiring diagrams;

Design Data: Indicate basis of optimization algorithms.

Manufacturers Installation Instructions: Indicate installation instructions.

Manufacturers Certificate: Certify system meets or exceeds listing requirements of

Manufacturers Field Reports: Indicate acceptance of component and equipment

Where installation procedures, or any part thereof, are required to be in accordance

Building Management System

Equipment Installation Plans: to indicate location of instrument junction boxes,

Operating Consoles: drawings detailing operating consoles, instrument panel layouts

Instrument Schedule to provide a comprehensive data source indicating where all

Process and instrumentation flow diagrams.

Equipment Specifications and completed technical data sheets.

Control logic diagrams and logic descriptions.

Input/output points charts for every processing unit.

Shop drawings for valves, dampers, transducers, transmitters, signal

Control loop diagrams.

Electrical elementary diagrams.

Building Management System

Instrument installation plans.

Detailed panel diagrams.

Point to point wiring diagrams.

Instrument schedule, including processing unit panel termination/interface.