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BUILDING MANAGEMENT & CONTROL SYSTEM
1.
1.1
Products Specification
General Description
A.
The Building Automation System (BAS) shall use an open architecture and were
applicable support a multi-vendor environment. To accomplish this effectively, the BAS
shall not be limited to a single open communication protocol standard, but to also
integrate third-party devices and applications via additional protocol and through the latest
software standards. The system configuration shall be available for use on the Internet, or
intranets using off the shelf, industry standard technology compatible with other owner
provided networks.
B.
The Building Automation System shall consist of the following:
1. DDC Controllers (HVAC etc.)
2. Local Display Devices
3. Network processing, data storage and communications equipment
C.
The system shall be modular in nature, and shall permit expansion of both capacity and
functionality through the addition of sensors, actuators, controllers and operator devices,
while re-using existing controls equipment.
D.
System architectural design shall eliminate dependence upon any single device for alarm
generation and control execution. The failure of any single component or network
connection shall not interrupt the execution of control strategies at other operational
devices.
E.
Acceptable Systems
1) Facility Explorer (JCI) provided by USACD ABCS only
1.2
BAS Architecture
A.
Automation Network
1. The automation network shall be configured as a Client/Server network with a web
server operating on the Clients LAN/WAN. The web browser interface is extended
over the LAN/WAN. Monitoring and control of the BAS is available using the web
browser interface.
2. The automation network shall include the option of a PC industry standard of Ethernet
TCP/IP. Where used, LAN controller cards shall be standard “off the shelf” products
available through normal PC vendor channels.
3. The BAS shall network multiple user interface clients, system controllers and systems
supervisors(s) as required for systems operation.
4. The automation network option shall be capable of operating at a communication
speed of 100 Mbps.
5. The automation network option will be compatible with other enterprise-wide
networks. Where indicated, the automation network shall be connected to the
enterprise network and share resources with it by way of standard networking devices
and practices.
B.
Control Network
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1. Control networks shall provide either “Peer-to-Peer,” Master-Slave, or Supervised
Token Passing communications, and shall operate at a minimum communication
speed of 9600 baud.
2. Digital Controllers shall reside on the control network.
C.
Integration
1. Hardwired
a. Analog and digital signal values shall be passed from one system to another via
hardwired connections.
b. There will be one separate physical point on each system for each point to be
integrated between the systems.
2. Direct Protocol (Integrator Panel)
a. The BAS system shall include appropriate hardware equipment and software to
allow bi-directional data communications between the BAS system and 3rd
party manufacturers’ control panels. The BAS shall receive, react to, and
return information from multiple building systems, including but not limited to
the chillers, boilers, variable frequency drives, power monitoring system, and
medical gas.
b. All data required by the application shall be mapped into the BAS system, and
shall be transparent to the operator. The existing BAS control representative
shall perform the integration from the new system into the existing control
system as required.
c. Point inputs and outputs from the third-party controllers shall have real-time
interoperability with BAS software features such as: Control Software, Energy
Management, Custom Process Programming, Alarm Management, Historical
Data and Trend Analysis, Totalization, and Local Area Network
Communications
1.3
User Interface
1. Browser Based Operator Interface (FX20/40/60)
a. The system shall be capable of supporting an unlimited number of clients using
standard Web browser such as Internet ExplorerTM or Netscape NavigatorTM.
Systems requiring additional software (to enable a standard Web browser) to be
resident on the client machine, or manufacture-specific browsers shall not be
acceptable.
b. The Web browser software shall run on any operating system and system
configuration that is supported by the Web browser. Systems that require
specific machine requirements in terms of processor speed, memory, etc., in
order to allow the Web browser to function with the Building Automation
System (BAS), shall not be acceptable.
c. The Web browser client shall support at a minimum, the following functions:
 User log-on identification and password shall be required. If an
unauthorized user attempts access, notice of access failure shall be
displayed. Security using authentication and encryption techniques to
prevent unauthorized access shall be implemented.
 HTML programming shall not be required to display system graphics or
data on a Web page. HTML editing of the Web page shall be allowed if
the user desires a specific look or format.
 Storage of the graphical screens shall be in the Network Area Controller
(NAC), without requiring any graphics to be stored on the client
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machine. Systems that require graphics storage on each client are not
acceptable.
 Real-time values displayed on a Web page shall update automatically
without requiring a manual “refresh” of the Web page.
 Users shall have administrator-defined access privileges. Depending on
the access privileges assigned, the user shall be able to perform the
following:
a) Modify common application objects, such as schedules and
setpoints in a graphical manner.
b) Commands binary objects to start and stop.
c) View logs and charts.
d) View alarms.
 Graphic screens on the Web Browser client shall support hypertext links
to other locations on the Internet or on Intranet sites, by specifying the
Uniform Resource Locator (URL) for the desired link.
7. The FX20/40/60 interface shall integrate to multiple,
simultaneously to multiple protocols, ie BACnet, LON network, N2,
or Modbus.
2. Alarms
a. Alarm feature shall allow user configuration of criteria to create, route, and
manage alarms and events. It shall be possible for specific alarms from specific
points to be routed to specific alarm recipients. The alarm management portion
of the user interface shall, at the minimum, provide the following functions:
 Allow configuration to generate alarms on any numeric, binary, or data
point in the system.
 Generate alarm records that contain a minimum of a timestamp, original
state, acknowledged state, alarm class and priority.
 Allow the establishment of alarm classes that provide the routing of
alarms with similar characteristics to common recipients.
 Allow a user, with the appropriate security level, to manage alarms including sorting, acknowledging, and tagging alarms.
3. Reports and Summaries
a. Reports and Summaries shall be generated and directed to the user interface
displays, with subsequent assignment to printers, or disk. As a minimum, the
system shall provide the following reports:
 All points in the BAS
 All points in each BAS application
 All points in a specific controller
 All points in a user-defined group of points
 All points currently in alarm
 All BAS schedules
 All user defined and adjustable variables, schedules, interlocks and the
like.
b. Reports shall be exportable to .pdf, .txt, or .csv formats.
c. The system shall allow for the creation of custom reports and queries.
4. Schedules
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a. A graphical display for time-of-day scheduling and override scheduling of
building operations shall be provided. At a minimum, the following functions
shall be provided:
 Regular schedules
 Repeating schedules
 Exception Schedules
b. Weekly schedules shall be provided for each group of equipment with a
specific time use schedule.
c. It shall be possible to define one or more exception schedules for each schedule
including references to calendars
d. Monthly calendars shall be provided that allow for simplified scheduling of
holidays and special days. Holidays and special days shall be user-selected with
the pointing device or keyboard.
5. Password
a. Multiple-level password access protection shall be provided to allow the
user/manager to user interface control, display, and database manipulation
capabilities deemed appropriate for each user, Based on an assigned password.
b. Each user shall have the following: a user name, a password, and access levels.
c. The system shall provide the capability to require a password of minimum
length and require a combination of characters and numerical or special
characters.
d. When entering or editing passwords, the system shall not echo the actual
characters for display on the monitor.
e. The system shall provide unlimited flexibility with access rights. A minimum
of four levels of access shall be provided along with the ability to customize the
system to provide additional levels.
f. A minimum of 100 unique passwords shall be supported.
g. Operators shall be able to perform only those commands available for their
respective passwords. Display of menu selections shall be limited to only those
items defined for the access level of the password used to log-on.
h. The system shall automatically generate a report of log-on/log-off and system
activity for each user.
i. All log data shall be available in .pdf, .txt, and .csv formats.
6. Dynamic Color Graphics
a. The graphics application program shall be supplied as an integral part of the
User Interface.
b. The graphics applications shall include a create/edit function and a runtime
function. The system architecture shall support an unlimited number of
graphics documents (graphic definition files) to be generated and executed.
The graphics shall be able to display real-time data that is acquired, derived,
or entered.
c. Graphics runtime functions –Each graphic application shall be capable of the
following functions:
 All graphics shall be fully scalable
 The graphics shall support a maintained aspect ratio.
 Multiple fonts shall be supported.
 Unique background shall be assignable on a per graphic basis.
d. Operation from graphics – It shall be possible to change values (setpoints) and
states in systems controlled equipment within the Web browser interface.
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e. Graphic editing tool – A graphic editing tool shall be provided that allows for
the creation and editing of graphic files. The graphic editor shall be capable of
performing/defining all runtime binding.
7. Historical Data Collection
a. All numeric, binary or data points in the system database shall allow their
values to be logged over time (trend log). Each historical record shall include
the point’s name, a time stamp including time zone, and the point’s value.
b. The Network Area Controller (NAC) shall have the ability to store its historical
data records locally and periodically to a remote server on the network
(archiving).
c. The configuration of the historical data collection shall allow for recording data
based on change of value or on a user-defined time interval.
d. The configuration of the historical data collection shall allow for the collection
process to stop or rollover when capacity has been reached.
e. A historical data viewing utility shall be provided with access to all history
records. This utility shall allow historical data to be viewed in a table or chart
format.
f. The history data table view shall allow the user to hide/show columns and to
filter data based on time and date. The history data table shall allow exporting
to .txt, .csv, or .pdf file formats.
g. The historical data chart view shall allow different point histories to be
displayed simultaneously, and also provide panning and zooming capabilities.
8. Audit Log
a. For each log entry, provide the following data;
 Time and date
 User ID
 Change or activity: i.e., Change setpoint, add or delete objects,
commands, etc.
9. Database Backup and Storage
a. The user shall have the ability to backup the System Controller databases.
B.
Master Display Controller (MD) - (MD20)
1. LCD (Liquid Crystal Display) graphic display shall be provided. The LCD shall have
a minimum of 240 by 148 pixel resolution The following features shall be
incorporated in the LCD graphic display:
a. The ability to display a selected point status or value without password access
required.
b. The ability to navigate the systems points using a customizable dropdown
menu.
c. The ability to display and monitor up to 350 points for the system being
controlled.
d. An audible alarm and a light emitting diode (LED) to notify the user of alarm
conditions.
e. The ability to view an alarm summary that includes all the points currently in
alarm, and to view an alarm log that shows the alarm history for the system
being controlled.
f. The ability to view trend graphs for the analog points being monitored by the
system controller.
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g. A password system that allows for three levels of access to the system
controller.
2. The MD controller shall operate as a standalone controller capable of performing its
specified control responsibilities independently of other controllers in the network.
Each MD shall be a microprocessor-Based, multi-tasking, real-time digital control
processor.
3. MD controllers shall support, but not be limited to, the following configurations of
systems to address current requirements described in the “Execution” portion of this
Specification, and to address future expansion.
a. Small Building System Controller.
b. Floor Controller.
c. Zone Manager.
4. Point types – Each MD shall support the following types of point inputs and outputs:
a. Two Digital inputs shall monitor dry contact closures. Input shall provide
filtering to eliminate false signals resulting from input “bouncing.”
b. Binary outputs shall provide SPDT output contacts rated for 2 amps at 24 VAC.
Surge and noise suppression shall be provided on all pilot relays. Inductive
loads (i.e. solenoids) shall be controlled by pilot relays. Model configurations
available shall include:
 Two relay outputs
 Eight relay outputs
5. Controller programs shall be able to be downloaded to the controller in the field using
a portable memory module without requiring a PC computer.
6. MD Controllers shall allow the local adjustment of all setpoints, temporary override of
any input or output points, and status of any points in alarm.
7. Power fail Protection – All system setpoints, proportional bands, control algorithms,
and any other programmable parameters shall be stored such that a power failure of
any duration does not necessitate reprogramming the device.
8. The capability to extend the input and output capacity of the DC via Point Expansion
Modules shall be provided.
a. The Point Expansion Modules shall communicate to the DC controller over a
local RS-485 expansion bus.
b. The Point Expansion Modules shall have available a range of configurations of
4, 8, 12, or 16 data points:
 Analog Inputs – 0-10V, 4-20mA, 1000 ohm RTD
 Analog Outputs – 0-10V, 4-20mA
 Digital Inputs w/ digital counter
 Digital Outputs – triacs or relay contacts
c. Expansion module data points shall be available for inclusion in all DX control
strategies.
1.4
DDC System Controllers
A.
Digital Controller (DC) – (FX SERIES- FX05,07,15,16)
1. Each DC shall operate as a standalone controller capable of performing its specified
control responsibilities independently of other controllers in the network. Each DC
shall be a microprocessor-Based, multi-tasking, real-time digital control processor.
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2. DC controllers shall support, but not be limited to, the following configurations of
systems to address current requirements described in the “Execution” portion of this
Specification, and to address future expansion.
a. Single/Double Compressor Chillers.
b. Variable Speed Compressor Chillers.
c. Air Handling Units.
d. Heat Pumps.
e. Fan Coil Units.
3. Point types – DC configurations shall support the following types of point inputs and
outputs:
a. Analog inputs shall monitor the following analog signals:
 4-20 mA Sensors
 0-10 VDC Sensors
 1000ohm RTDs
b. Binary inputs shall monitor dry contact closures. Input shall provide filtering to
eliminate false signals resulting from input “bouncing.”
c. Counter inputs shall monitor dry contact pulses with an input resolution of one
HZ minimum.
d. Analog outputs shall provide the following control outputs:
 4.20 mA – Sink or Source
 0-10 VDC
e. Binary outputs shall provide SPDT output contacts rated for 5 amps at 250
VAC. Surge and noise suppression shall be provided on all pilot relays.
Inductive loads (i.e. solenoids) shall be controlled by pilot relays.
f. Tri-state outputs shall be paired binary outputs for use as Power Close/Power
Open control output contacts rated for .5 amps at 24 VAC. Surge and noise
suppression shall be provided on all pilot relays.
4. Field Controller capability shall be available to allow automatic download of the
program from a supervisory controller on the field network.
5. Controller programs shall be able to be downloaded to the controller in the field using
a portable memory module without requiring a PC computer.
6. Controllers shall have a built-in status, and adjust panel interface.
a. An LCD (Liquid Crystal Display) backlit display shall be provided. The LCD
shall have a minimum of 2 lines with 4 characters per line and units of measure
along with 10 status icons. The following features shall be incorporated in the
LCD display:
 The ability to display and monitor all the points being controlled.
 The ability to perform the local adjustment of all setpoints, temporary
override of any input or output points, and status of any points in alarm.
 The ability to program up to 2 light emitting diodes (LED)s to notify the
user of point status.
 The ability to program up to 4 pushbuttons to control system points.
 The ability to view an alarm summary that includes all the points
currently in alarm, and to view an alarm log that shows the alarm history
for the system being controlled.
 The ability to view trend graphs for the analog points being monitored by
the system controller.
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 A password system that allows for three levels of access to the system
controller.
7. Power fail Protection – All system setpoints, proportional bands, control algorithms,
and any other programmable parameters shall be stored such that a power failure of
any duration does not necessitate reprogramming the device.
8. Controllers shall support an adjustable room sensor with the following capabilities:
a. Room sensors shall be constructed for either surface or wall box mounting.
b. Room sensors shall have the following capabilities:
 Remote Setpoint Adjustment.
 Three Speed Fan Selection.
 Override request push button with LED status for activation of afterhours operation.
 Cover that slides open for Service connection.
1.5
Input Device Characteristics
A.
General Requirements
1. Installation, testing, and calibration of all sensors, transmitters, and other input devices
shall be provided to meet the system requirements.
B.
Temperature Sensors
1. General Requirements:
a. Sensors and transmitters shall be provided, as outlined in the input/output
summary and sequence of operations.
b. The temperature sensor shall be of the resistance type, and shall be either twowire 1000 ohm nickel RTD, or two-wire 1000 ohm platinum RTD.
c. The following point types (and the accuracy of each) are required, and their
associated accuracy values include errors associated with the sensor, lead wire,
and A to D conversion:
Point Type
Accuracy
Chilled Water
+ .5F.
Room Temp
+ .5F.
Duct Temperature
+ .5F.
All Others
+ .75F.
2. Room Temperature Sensors (NRM-Network Room Modules)
a. Room sensors shall be constructed for either surface or wall box mounting.
b. Room sensors shall have the following options when specified:
 Setpoint adjustment with local display reference. Range shall be
configurable thru the controller.
 Individual heating/cooling setpoint slide switches.
 A momentary override request push button for activation of after-hours
operation.
3. Outside Air Sensors
a. Outside air sensors shall be designed to withstand the environmental conditions
to which they will be exposed. They shall also be provided with a solar shield.
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b. Sensors exposed to wind velocity pressures shall be shielded by a perforated
plate that surrounds the sensor element.
c. Temperature transmitters shall be of NEMA 3R construction and rated for
ambient temperatures.
4. Duct Mount Sensors
a. Duct mount sensors shall mount in an electrical box through a hole in the duct,
and be positioned so as to be easily accessible for repair or replacement.
b. Duct sensors shall be insertion type and constructed as a complete assembly,
including lock nut and mounting plate.
c. For outdoor air duct applications, a weatherproof mounting box with
weatherproof cover and gasket shall be used.
5. Acceptable Manufacturers: Johnson Controls, Setra.
C.
Power Monitoring Devices
1. Current Measurement (Amps)
a. Current measurement shall be by a combination current transformer and a
current transducer. The current transformer shall be sized to reduce the full
amperage of the monitored circuit to a maximum 5 Amp signal, which will be
converted to a 4-20 mA DDC compatible signal for use by the Facility
Management System.
b. Current Transformer – A split core current transformer shall be provided to
monitor motor amps.
 Operating frequency – 50 - 400 Hz.
 Insulation – 0.6 Kv class 10Kv BIL.
 UL recognized.
 Five amp secondary.
 Select current ration as appropriate for application.
 Acceptable manufacturers: Veris Industries
c. Current Transducer – A current to voltage or current to mA transducer shall be
provided. The current transducer shall include:
 6X input over amp rating for AC inrushes of up to 120 amps.
 Manufactured to UL 1244.
 Accuracy: +.5%, Ripple +1%.
 Minimum load resistance 30kOhm.
 Input 0-20 Amps.
 Output 4-20 mA.
 Transducer shall be powered by a 24VDC regulated power supply (24
VDC +5%).
 Acceptable manufacturers: Veris Industries
D.
Smoke Detectors
1. Ionization type air duct detectors shall be furnished as specified elsewhere in Division
16 for installation under Division 15. All wiring for air duct detectors shall be
provided under Division 16, Fire Alarm System.
E.
Status and Safety Switches
1. General Requirements
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a. Switches shall be provided to monitor equipment status, safety conditions, and
generate alarms at the BAS when a failure or abnormal condition occurs. Safety
switches shall be provided with two sets of contacts and shall be interlock
wired to shut down respective equipment.
2. Current Sensing Switches
a. The current sensing switch shall be self-powered with solid-state circuitry and a
dry contact output. It shall consist of a current transformer, a solid state current
sensing circuit, adjustable trip point, solid state switch, SPDT relay, and an
LED indicating the on or off status. A conductor of the load shall be passed
through the window of the device. It shall accept over-current up to twice its
trip point range.
b. Current sensing switches shall be used for run status for fans, pumps, and other
miscellaneous motor loads.
c. Current sensing switches shall be calibrated to show a positive run status only
when the motor is operating under load. A motor running with a broken belt or
coupling shall indicate a negative run status.
d. Acceptable manufacturers: Veris Industries
3. Air Filter Status Switches
a. Differential pressure switches used to monitor air filter status shall be of the
automatic reset type with SPDT contacts rated for 2 amps at 120VAC.
b. A complete installation kit shall be provided, including: static pressure tops,
tubing, fittings, and air filters.
c. Provide appropriate scale range and differential adjustment for intended
service.
d. Acceptable manufacturers: Johnson Controls
1.6
Output Device Characteristics
A.
Actuators
1. General Requirements
a. Damper and valve actuators shall be electronic as specified in the System
Description section.
B.
Control Relays
1. Control Pilot Relays
a. Control pilot relays shall be of a modular plug-in design with retaining springs
or clips.
b. Mounting Bases shall be snap-mount.
c. DPDT, 3PDT, or 4PDT relays shall be provided, as appropriate for application.
d. Contacts shall be rated for 10 amps at 120VAC.
e. Relays shall have an integral indicator light and check button.
f. Acceptable manufacturers: Johnson Controls
C.
Control Valves
1. All automatic control valves shall be fully proportioning and provide near linear heat
transfer control. The valves shall be quiet in operation and fail-safe open, closed, or in
their last position. All valves shall operate in sequence with another valve when
required by the sequence of operations. All control valves shall be sized by the control
manufacturer, and shall be guaranteed to meet the heating and cooling loads, as
specified. All control valves shall be suitable for the system flow conditions and close
against the differential pressures involved. Body pressure rating and connection type
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(sweat, screwed, or flanged) shall conform to the pipe schedule elsewhere in this
Specification.
2. Chilled water control valves shall be modulating plug, ball, and/or butterfly, as
required by the specific application. Modulating water valves shall be sized per
manufacturer’s recommendations for the given application. In general, valves (2 or 3way) serving variable flow air handling unit coils shall be sized for a pressure drop
equal to the actual coil pressure drop, but no less than 5 PSI. Valves (3-way) serving
constant flow air handling unit coils with secondary circuit pumps shall be sized for a
pressure drop equal to 25% the actual coil pressure drop, but no less than 2 PSI.
Mixing valves (3-way) serving secondary water circuits shall be sized for a pressure
drop of no less than 5 PSI. Valves for terminal reheat coils shall be sized for a 2 PSIG
pressure drop, but no more than a 5 PSI drop.
2. Part 3 – Performance / Execution
2.1
BAS Specific Requirements
A.
Graphic Displays
1. Provide a color graphic system flow diagram display for each system with all points
as indicated on the point list. All terminal unit graphic displays shall be from a
standard design library.
2. User shall access the various system schematics via a graphical penetration scheme
and/or menu selection. .
B.
Refer to Mechanical control drawings for full sequence and specification
C.
Actuation / Control Type
1. Primary Equipment
a. Controls shall be provided by equipment manufacturer as specified herein.
b. All damper and valve actuation shall be electric.
2. Air Handling Equipment
a. All air handlers shall be controlled with a HVAC-DDC Controller
b. All damper and valve actuation shall be electric.
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