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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
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
The 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
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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),
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.
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.
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).
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
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.
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
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).
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
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).
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.
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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.
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.
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.
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
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.
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