University of Toronto Facilities and Services

Building Automation and Energy Systems Design Standard

Revision: 6 [May 2019]

University of Toronto – Building

Automation Systems

Design Standards and Guidelines

Revision 6

Date: May 6th, 2019

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Building Automation and Energy Systems Design Standard
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Document Change Log:

Date Type of Changed Change Description

Change Section
17AUG2017 NEW 1.11 Added BAS Sequence of Operations – Context and Format
17AUG2017 NEW 1.11 Added the requirements for the shop drawings submitted
by the BAS provider
17AUG2017 MODIFIED 1.1 Modified the intent of the document

17AUG2017 NEW 3.18 Added EMRS Integration with nonBACNET compliant

components
17AUG2017 MODIFIED 3.17 Modified the paragraph 3 to mandate the utilization of
UofT’s Service Tool exclusively
17AUG2017 MODIFIED 2.3.2 Modified the requirements for the BACNET Notification
Classes for B-BC
17AUG2017 MODIFIED 2.3.3 Modified the requirements for the BACNET Notification
Classes for B-AAC/B-ASC
14SEP2017 NEW 2.3.2 Modified the requirements for the BIBB and mandatory
Object Types for B-BC
14SEP2017 NEW 2.3.3 Modified the requirements for the BIBB and mandatory
Object Types for B-AAC/B-ASC
14SEP2017 NEW All Added the Consultant Compliance pages to the appropriate
pages.

01FEB2019 NEW Multiple 1. Added EMRS Commissioning process, Section

3.20
2. Added Label Requirement to the Section 3.21,
Installation Checklist
3. Added As-Built documentation components
4. Replaced “UofT Design Team” for “UofT Project
Team”
5. Added section 2.3.3.14 for the AAC/ASC
controllers as-built submittal requirements.
6. Added section 3.23 for the report layout definitions
for the AAC/ASC TEC MSTP controllers as-built
submittal requirements.
7. Total Required Checklist sheets signed by
Consulting Agency = 14
01MAY2019 NEW All Added the EMRS Bacnet Compliance Test requirements
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Table of Contents
PART 1. INTRODUCTION ............................................................................................................................. 5
1.1 INTENT ............................................................................................................................................. 5
1.2 DESIGN STANDARD OVERVIEW ................................................................................................ 9
1.3 INTEGRATION REQUIREMENTS ............................................................................................... 12
1.4 OPTIMUM ENERGY EFFICIENT DESIGN ................................................................................. 16
1.5 THE CAMPUS AS A “SINGLE BUILDING” ............................................................................... 16
1.6 DESCRIPTION OF WORK ............................................................................................................ 17
1.7 QUALITY ASSURANCE ............................................................................................................... 21
1.8 SYSTEM ARCHITECTURE .......................................................................................................... 25
1.9 CODES AND STANDARDS .......................................................................................................... 28
1.10 DEFINITIONS ................................................................................................................................. 29
1.11 SUBMITTALS – DOCUMENTS, SHOP DRAWINGS, SEQUENCE OF OPERATIONS .......... 32
1.12 PROJECT RECORD DOCUMENTS:............................................................................................. 44
1.13 WARRANTY MAINTENANCE .................................................................................................... 47
1.14 DELIVERY, STORAGE, AND HANDLING ................................................................................ 51
PART 2 – PRODUCTS ................................................................................................................................... 52
2.1 MATERIALS AND EQUIPMENT ................................................................................................. 52
2.2 UNIFORMITY ................................................................................................................................ 52
2.3 BAS FIELD DEVICES AND INSTRUMENTATION ................................................................... 52
2.4 INSTRUMENTATION ................................................................................................................... 65
PART 3 - EXECUTION .................................................................................................................................. 87
3.1 INSPECTION .................................................................................................................................. 87
3.2 INSTALLATION OF CONTROL SYSTEM .................................................................................. 88
3.3 CONTROL PANELS, CONTROLLER QUANTITY AND LOCATION...................................... 88
3.4 CONTROLLERS FOR TERMINAL EQUIPMENT....................................................................... 88
3.5 UNINTERRUPTIBLE POWER SUPPLY & SURGE PROTECTION .......................................... 89
3.6 INSTALLATION OF METERS AND RELATED DEVICES ....................................................... 89
3.7 DEMOLITION AND REUSE OF EXISTING MATERIALS AND EQUIPMENT ...................... 91
3.8 SEQUENCE OF WORK FOR PNEUMATIC SYSTEMS CONVERSION................................... 93
3.9 CONTROL POWER SOURCE AND SUPPLY ............................................................................. 94
3.10 COORDINATION ........................................................................................................................... 94
3.11 PASSWORD PROTECTION .......................................................................................................... 95
3.12 PASSWORD SETUP....................................................................................................................... 95
3.13 POINT NOMENCLATURE ............................................................................................................ 96
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3.14 POINT OVERRIDE ......................................................................................................................... 96

3.15 GRAPHIC SCREENS ..................................................................................................................... 97
3.16 DYNAMIC SYMBOLS:.................................................................................................................. 98
3.17 ACCEPTANCE TEST ..................................................................................................................... 99
3.18 INSTRUCTION AND TRAINING ............................................................................................... 100
3.19 EMRS INTEGRATION WITH NON-BACNET COMPLIANT COMPONENTS ...................... 101
3.20 EMRS INTEGRATION COMMISSIONING PROCESS ............................................................. 105
3.21 EMRS BACNET COMPLIANCE TEST AND WIRING REQUIREMENTS ............................. 122
3.22 DIAGRAMS AND SCHEDULES................................................................................................. 130
3.23 TERMINAL EQUIPMENT CONTROLLER (TEC) SUBMITTAL PACKAGE ......................... 147
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BUILDING AUTOMATION SYSTEM (BAS) and EMRS

INTEGRATION

PART 1. INTRODUCTION
1.1 INTENT
1.1.1 The purpose of this standard and design guidelines is to convey the UofT
requirements that apply to the Building Automation Systems (BAS) and/or any other
mechanical control systems, Direct Digital Controls components, process
instrumentation components and the integration with the Energy Management and
Reporting System (EMRS).
It outlines the expectations and the bases of design (BOD) for all products, the
installations and the quality of the workmanship.
It also outlines the expectations by the Project Consultant and the Commissioning
Agent involved in the design phase as the below BAS Standard defines all the
information that shall be included in the Design Specification documents.
The report from the sections 3.18 Figures 6 and 7 and 3.19 shall be fully included as
the attachment to the Design Specification and it shall be directly referenced to the
form part of the Design Specification.

1.1.2 This Standard specifies that all BAS on St. George Campus shall be fully
interoperable following communication standards based on ANSI/ASHRAE Standard
135-2012 (or current version). Non-BTL listed or legacy BAS are not to be extended
or installed. The strategy behind specifying interoperable systems based on BACNET is
to:

1.1.2.1 Specify the desired building automation and control system

functionality.
1.1.2.2 Specify the desired workstation functionality and relationship
to the EMRS.
1.1.2.3 Specify the network technologies, relationships and
responsibilities.
1.1.2.4 Specify that all networks shall make use of the BACNET 135
protocol and that all devices supplied shall implement the
BACNET functionality as described in the approved device
profiles.
1.1.2.5 Specify any additional BACNET functionality as
recommended for specific requirements in these Standards.
1.1.2.6 Insure consistent and current BAS designs and installations
across the St. George campus portfolio.
1.1.2.7 Engage and expand a centralized enterprise management
system for a pan-Campus building performance optimization,
verification and reporting system.
1.1.2.8 Provide the management, operations and maintenance teams
with the necessary tools to fully manage, operate, expand and
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maintain the Campus BAS without using off-campus or

software as a service (SaaS) platforms.

1.1.3 It is imperative that the University of Toronto procedures defined in this Standard be
followed. All requested submissions by the University of Toronto Project Team
shall be presented prior to construction for review and sign off. University of
Toronto Project Team expects sufficient time to prepare reviews and requires written
responses to each point raised by the University of Toronto Project Team.

1.1.4 Any references to the obligations of the Contractor in this document shall be
incorporated in the Design Specification documentation set provided by the Project
Consultant.

1.1.5 Throughout this Standard, requirements are specified, some of which indicate a
means, method or configuration acceptable to meet that requirement. Project
Consultant may submit products that utilize alternate means, methods, and
configurations that meet the functional intent. However, these will only be allowed
with prior approval by the University of Toronto Project Team.

1.1.6 In these Standards “shall” is used to express a required specification, supplier or

criteria that the Project Consultant is obliged to satisfy in order to comply with the
Standard. Where no other acceptable manufacturers are indicated, provide as listed in
these Standards. Requests for acceptance of alternates must be submitted to and
approved by the U of T Project Team before use in the design.

1.1.7 Subject to the detailed requirements provided throughout the project specifications,
the BAS and digital control and communications components installed shall be an
integrated distributed processing system utilizing BACNET communication
protocols. System components shall communicate using native BACNET protocols
in accordance with ASHRAE Standard 135 and current addenda and annexes.
1.1.8 The U of T is interested in state of the art solutions for BAS on Campus. It will not
however, allow products or solutions to be tested or beta level equipment to be
installed without specific authorization from U of T.
1.1.9 A centralized Enterprise Management and Reporting System (EMRS) exist on
Campus from which all buildings’ BAS can be controlled/monitored. All BAS will
require integration to this F&S EMRS.

1.1.10 Contractor shall provide all labour, materials, products, equipment and services to
supply and install the materials and services indicated on the Drawings and specified
in the projects specifications.
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The project consultant confirming that all the requirements in the Section 1.1 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 1
Date: Consulting Engineer: Signature:
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1.2 DESIGN STANDARD OVERVIEW

1.2.1 This BAS Design Standard is to be used to define a n d g i v e g u i d a n c e t o t h e
B A S Project Teams for specifying all BAS a n d a s s o c i a t e d c o m p on e n t s for
a l l B A S - new, retrofit, renovation and upgrades at University of Toronto - St.
George Campus (UofT, U O T , Campus, University).

1.2.2 UofT is intent on competitively procuring BAS solutions that cost-effectively

provide BAS projects with a complete direct digital control (DDC) building
automation system to automatically control the operation of the heating, ventilating,
air conditioning and lighting (HVAC&L) systems and monitor and/or control
auxiliary systems as applicable to the project scope of work.

1.2.3 The Campus architecture is distinguished by building level controls referred to as

BAS (and includes controllers, field level devices, actuators, sensors, etc.) and a
campus wide enterprise management and reporting system referred to as the EMRS.
Any new or migrated BAS shall fully integrate into the EMRS. The required
integration shall include the creation and installation of custom interactive color
graphics and the compilation and display of all devices and objects from any
integrated BAS on Campus. All graphic displays will reside on the existing EMRS
and be modified to suit on a project basis accordingly. The EMRS shall perform the
said integration of all BAS on the campus through the use of BACNET/IP
communications protocols.

1.2.4 A campus wide Ethernet physical layer is supplied and maintained by F&S - IT to
which all approved IP based devices and systems will connect via a UofT specified
and provided color coded patch panels and switches. The BAS Project Consultant
shall coordinate with UofT representative for integration and installation of supplied
IT components.

1.2.5 The Project Architect shall coordinate with the BAS Project Consultant for the
location and installation of all IP switches for any given project through the Project
Manager.
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The project consultant confirming that all the requirements in the Section 1.2 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 2
Date: Consulting Engineer: Signature:
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This page left intentionally BLANK for the additional comments.

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1.3 INTEGRATION REQUIREMENTS

It is the responsibility of the Project Consultant to ensure that the project design
specifications include the following requirements:
1.3.1 Enterprise Management Level: The main F & S server hosts and maintains the
EMRS. The EMRS is at the application layer and provides data sharing, alarm and
event management, scheduling, trending and device and network management to
approved B-OWS locations. F&S - IT manages and defines the architecture and
location of the point/object and enterprise databases in the EMRS. The EMRS
software resides on the only allowed BAS server for current, proposed and future
BAS implementation on Campus.

1.3.2 F&S Project Team: Consists of UofT staff and non-staff assigned by UofT to
manage the design and implementation of the BAS on any project on Campus. The
project manager shall be the main point of contact and coordinate UofT staff for the
approvals of the BAS design and implementation.

1.3.3 F&S VLAN: A dedicated and secure CAT 6 fiber Ethernet intranet throughout the
Campus connecting buildings at a Main Distribution Switch located inside the
buildings with a common IP network. The UofT is responsible for the specification,
implementation and maintenance of this Campus LAN. All BAS shall connect to this
LAN data link layer forming a single campus backbone. Any expansion of this LAN
is coordinated with the UofT Central IT department in coordination with F&S IT.

1.3.4 Access to the LAN: All access to the Campus LAN (also referred to F&S
VLAN) is coordinated and approved with F&S IT who will also control and
distribute any required IP addresses and their access timelines. The F&S I T will
specify and supply any switches, patch panels a n d r a c k s or connection devices to
the F&S LAN. The Project Consultant shall not design around or install any
gateways, Java Application Control Engine (JACE) type of the devices or equivalent,
routers, bridges or repeaters without prior approval by U of T Project Team.

1.3.5 Building level controls: All BAS control devices will connect to the F&S LAN
with approved sub-networks. The Standard stipulates that any new or replacement
BAS devices will be BACNET Testing Laboratories (BTL) listed with current
Protocol Implementation and Conformance Statements (PICS). These include
BACNET device profiles B-OWS, B-BC, B-AAC, B-ASC, B-SS and B-SA. The
BAS control strategies will reside at the controllers and will communicate with the
F&S LAN using MS/TP or IP data link protocols. Other field level network types
must be approved by UofT Project Team. BAS technologies that require dedicated
servers or gateways in the project will not be allowed without written approval from
the UofT Project Team.

1.3.6 Field level devices: These include actuators, sensors, valves, etc., that interact with
and control the space conditions through the BAS controllers. The specifications for
these devices are found in this Standard. Field level devices typically use the serial
field bus RS485 protocol to communicate to the IP based building controller (BC).
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1.3.7 BACNET object list: BACNET objects associated with a project building controls
implementation, with a description of its physical representation, and system
association. This document is a critical component of the handover material between
a building controls implementation and integration to the EMRS. During BAS
design process, a list of BACNET objects, all binary, analog, calculated and virtual
points associated with the design and sequences and accessed over the F&S VLAN
(not specifically addressed) are required for review by UofT Project Team prior to
final project approval. This list will include objects required from embedded controls
such as within variable speed drives, chillers, heat pumps and other application
specific controllers.

1.3.8 Unless otherwise stipulated, the line of demarcation for the BAS contractor is at the
patch panel(s) within the building. All control sub network cabling, controllers, end
devices and components specified as a part of the BAS are supplied and installed by
the BAS contractor. F&S- IT shall coordinate the supply and installation of all F&S
Ethernet LAN cabling, switches, racks, patch panels, UPS(s), operator work stations
and portable service terminals as required with the BAS contractor.
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The project consultant confirming that all the requirements in the Section 1.3 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 3
Date: Consulting Engineer: Signature:
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1.4 OPTIMUM ENERGY EFFICIENT DESIGN

1.4.1 The UofT is committed to efficient, cost effective and sustainable designs for all of
its facilities. The BAS design shall present the best use of technologies and
sequences of operation for consideration by the UofT Project Team before the final
version is submitted for tender or implementation.
1.4.2 The BAS shall be capable of implementing the latest in energy conserving sequences
of operation such as those described in ASHRAE 90.1 or other industry recognized
sequences.
1.4.3 The BAS design shall be capable of preparing and presenting performance metrics
that illustrate energy use at the BAS and EMRS and/or sharing the data with energy
reporting tools as used by UofT.
1.4.4 The Consultant will coordinate with the UofT Project Team for the assessment of life
cycle costs as associated with energy use and the operation of the BAS.
1.4.5 Demand level control shall be the basis of design for HVAC+L control and
integrated into the BAS. In particular, the BAS will use actual occupancy loads
(people counts) for the control of HVAC+L equipment to minimize over-
ventilation/lighting while still meeting the minimums of ASHRAE 62.1 and 90.1.

1.5 THE CAMPUS AS A “SINGLE BUILDING”

1.5.1 For further clarification of the Campus BAS architecture, the BAS designs,
including new, renovations, additions and upgrades, will treat the whole of the
Campus as a “single building with multiple mechanical rooms” connected by an
existing, F & S LAN through a secure enterprise server where all enterprise
management interoperability processes reside, communicating with all the
“mechanical rooms’” (i.e., buildings, HVAC systems, etc.) BAS connected to the
F&S LAN, across the Campus. This “single building” BAS architecture can be
imagined as a horizontal version of a 120 storey vertical commercial property with
a building wide LAN, central host and floor by floor controller BAS network. The
EMRS is the equivalent of a typical tower application layer front end with
oversight and access to the complete “building” BAS; the “floors” are similar to
the campus buildings with distributed intelligence DDC devices and access for
operators and service. The consultants and designers are not to think of any BAS as
a “stand-alone” property or project.
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1.6 DESCRIPTION OF WORK

1.6.1 This standard applies to all BAS projects - new buildings, renovations, retrofits, BAS
upgrades, new BAS which shall all conform entirely to these BAS Design Standards.
Any deviation from these Standards, or the intent, can only be implemented with
written approvals from UofT Project Team.
It is the responsibility of the Project Consultant to ensure that the project design
specifications include the following requirements:

1.6.2 The BAS design will be the result of coordination with and approvals from the U of
T Project Team.

1.6.3 <left blank.>

1.6.4 <left blank.>

1.6.5 <left blank.>

1.6.6 <left blank.>

1.6.7 Contractor shall furnish and install electronic actuation of dampers and valves to
perform control sequences and functions specified. Pneumatic actuation may remain
if already in place and U of T decides to keep that system operational.
DDC/pneumatic interface will be the responsibility of the BAS contractor.
1.6.8 The distributed DDC and BAS defined in this Standard shall interface with the
University F&S Ethernet VLAN.

1.6.9 All BAS control work, labor, software, and services including sub-networks and
F&S LAN within the building beyond the Main Distribution Switch, shall be
installed by the BAS contractor, unless specified otherwise.

1.6.10 Systems i.e., chillers, boilers, cooling towers, VFD’s and energy recovery units that
are equipped with manufacturer furnished controls shall use controllers that follow
these Standards.

1.6.11 IP enabled control devices are to be provided with static IP addresses supplied by
F&S IT.

1.6.12 Location of switch(s) and patch panel(s) will be determined during project design
with the UofT Project Team. BAS network architecture shall be reviewed by the
UofT Project Team prior to acceptance of the design and submission of shop
drawings and include all required switch locations, cable needs and connection to
the F&S VLAN.

1.6.13 All BAS related cabling including sub-networks within the building and VLAN
between Main Distribution Switch/Router and switches is the responsibility of the
BAS contractor.
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1.6.14 No control devices are to be tied into the F&S VLAN without UofT Project Team
approved request protocol. No Ethernet extenders are allowed.
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The project consultant confirming that all the requirements in the Section 1.6 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 4
Date: Consulting Engineer: Signature:
University of Toronto Facilities and Services
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This page left intentionally BLANK for the additional comments.

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1.7 QUALITY ASSURANCE

It is the responsibility of the Project Consultant to ensure that the project design
specifications include the following requirements:

1.7.1 The product line being proposed for the project must have an installed history of
demonstrated satisfactory operation for a length of (3) years since date of final
completion in at least [8] installations of comparative size and complexity.

1.7.2 No beta level or pilot products with less than 3 years field operation are to be used or
tested on Campus without approvals.

1.7.3 Applies to Operator Software, Service Tool Software, Controller resident software, B-
BCs, B-AACs, B-ASCs, SAs.

1.7.4 Documentation of this requirement with references shall be available upon request.

1.7.5 All new, retrofit or renovated BAS devices shall meet the most recent BACNET-135
standards and be verifiably BTL listed.

1.7.6 Approved manufacturers: Honeywell, Johnson Controls, Siemens. The approved

product lines for the BAS implementations are listed below:

Johnson Controls Metasys MS Series

Honeywell Comfort Point Open CP-O, CP-IPC
Siemens Apogee PCX Series

1.7.7 All field level mounted or embedded controllers must be by an approved

manufacturer. Any factory level mounted controllers for products such as rooftop
units, boilers, chillers, etc., must follow and meet these Standards fully including
open point accessibility, device discoverability, readability, write-ability and shall be
able to be modified by UofT independently. Proprietary and non-open or otherwise
locked systems will not be allowed.
1.7.8 Installer's Qualifications: Firms specializing and experienced in control system
installations for not less than 5 years and with experience with proposed DDC
technology installation projects with point counts equal to this project and systems of
the same complexity and scale as those of the specified project. Experience starts
with awarded Final Completion of previous projects. Documentation of this
requirement with references shall be available upon request.

1.7.9 Installer's Experience with Proposed Product Line: Firms shall be specialized in
and experienced with the installation of the acceptable manufacturers’ product line
for not less than three years from date of final completion on at least 5 projects of
similar size and complexity. Submittals shall document this experience with
references.
1.7.10 Installer’s Field Coordinator and Sequence Programmer Qualifications:
Individual(s) shall specialize in and be experienced with control system installation
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for not less than 5 years. Proposed field coordinator shall have experience with the
installation of the proposed product line for not less than two (2) projects of similar
size and complexity. Installer shall submit the names of the proposed individual and
at least one alternate for each duty. Submittals shall document this experience with
references. The proposed individuals must show proof of the following training:
1.7.10.1 Product Line Training: Individuals overseeing the installation and
configuration of the proposed product line must provide evidence of the most
advanced training offered by the Manufacturer on that product line for
installation and configuration.
1.7.10.2 Programming Training: Individuals involved with programming the site-
specific sequences shall provide evidence of the most advanced programming
training offered by the vendor of the programming application offered by the
Manufacturer.
1.7.11 Installer’s Service Qualifications: The installer must be experienced in control
system operation, maintenance and service of the acceptable manufacturers’ products.
Installer must document a minimum five (5) year history of servicing installations of
similar size and complexity. Installer must also document at least a one year history
of servicing the proposed product line.
1.7.12 Installer’s Response Time and Proximity
1.7.12.1 Installer must maintain a fully capable service capacity within a 70 km radius
of the project site. Service facility shall manage the emergency service
dispatches and maintain the inventory of spare parts.
1.7.12.2 Emergency response times are listed below in this section. Installer must
demonstrate the ability to meet the response times.
1.7.13 Installer’s Quality Assurance Plan
1.7.13.1 Installer must provide a description of their quality assurance operations from
contract award through final delivery. The description shall include
organizational responsibilities for each department represented within the
execution of this document from installer’s to engineers, service technicians
and management.
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The project consultant confirming that all the requirements in the Section 1.7 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 5
Date: Consulting Engineer: Signature:
University of Toronto Facilities and Services
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This page left intentionally BLANK for the additional comments.

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1.8 SYSTEM ARCHITECTURE

1.8.1 The system provided shall incorporate hardware and network resources sufficient to
meet the functional requirements of the specified design based on these Standards.
The Project Consultant shall be responsible for all items not specifically itemized in
these Standards that are necessary to implement, maintain, and operate the system in
compliance with the functional intent of the design and these Standards
notwithstanding devices that require explicit approvals from UofT Project Team.

1.8.2 A system architecture document shall be developed in cooperation with the UofT
Project Team that describes graphically the extent of controls installed and their
communication hierarchy, from the physical to application (EMRS) layer. All
control devices shall be indicated on the floor plans or identified by a room number.
F&S network components, including UofT IP switches, shall be shown on the
diagram to indicate which equipment is communicating over the F&S network, and
indicating its designated static IP address. This document shall be updated
throughout the project to track modifications made during design, build out,
commissioning and closeout.

1.8.3 The system shall be configured as a distributed processing network(s) capable of

expansion using the same network technology and BACNET -135 protocols.

1.8.4 The system architecture consists of a secure F&S maintained CAT 6 Ethernet-based,
Campus local area network (F&S VLAN) connected to all buildings, a single
building level or multi-leveled sub-networks (serial field bus, MS/TP, MODBUS)
that support BCs, AACs, ASCs, Operator Workstations (OWS), Smart Devices (SD),
and portable operator’s stations (POTs) as applicable.

1.8.5 <left blank.>

1.8.6 All connections by IP enabled devices shall be to the F&S network through F&S
approved switches. The Project Consultant shall confirm the location and capacity of
all switches and shall become aware of where the switches will be located if they are
not existing in order to design the sub-networks required.

1.8.7 All requests for connections shall be made to Project Consultant at least 3 business
days before the connection is required. Any BACNET/IP device shall be specifically
configured to use only designated static IP addresses. IP addresses will be issued to
contractors for the purposes of BAS installation and commissioning with end dates
that will be extended, if requested, through a formal request to F&S - IT.

1.8.8 The BAS contractor is responsible for supply and installation of all networks from
field devices through controllers to the patch panel(s).

1.8.9 Remote Data Access: Design to include remote access connectivity and coordinated
with F&S - IT. The system shall support the following methods of remote access to
the building data through smart phones & portable devices via one or more of the
current common standards: Apple iOS (IPhone, IPad), Android Open Source Project
(Android devices), Windows Mobile Devices. Request for Access Form shall be
submitted to UofT F&S IT. The form is available here:
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http://www.fs.utoronto.ca/wp-content/uploads/forms/12_BAS_and_EMRS_Access_Process.pdf

1.8.10 Browser-based access: A remote user using a standard browser shall be able access
all control system facilities and graphics with proper password. F&S - IT shall
provide the required internet connection. The following paradigms are acceptable
for browser-based access:
1.8.10.1 Native Internet-based user interfaces (HTML, Java, XML, etc.) that do not
require a plug-in. The user interface must be compatible with the most
current stable version of the supporting software (Java, etc.) without requiring
the user to downgrade to a lesser version.

1.8.11 The communication speed between the controllers, LAN interface devices, and
operator interface devices shall be sufficient to ensure fast system response time
under any loading condition. In no case shall delay times between an event, request,
or command initiation and its completion be greater than those listed herein. The
serial field bus, ASC/AAC layout and BC to switch layout is to be planned as
necessary to accomplish these performance requirements (maximum values):
1.8.11.1 3 seconds between a Level 1 (critical) alarm occurrence and enunciation at
operator workstation.
1.8.11.2 8 seconds between a Level 2 alarm occurrence and enunciation at operator
workstation.
1.8.11.3 10 seconds between and a Level 3-5 alarm occurrence and enunciation at
operator workstation.
1.8.11.4 8 seconds between an operator command via the operator interface to change
a setpoint and the subsequent change in the controller.
1.8.11.5 3 seconds between an operator command via the operator interface to
start/stop a device and the subsequent command to be received at the
controller.
1.8.11.6 8 seconds between a change of value or state of an input and it being updated
on the operator interface.
1.8.11.7 8 seconds between an operator selection of a graphic and it completely
painting the screen and updating at least 10 points.

1.8.12 EMRS Control Systems Server: An existing F&S computer (or computers) that
maintain the enterprise systems configuration and programming database. The
EMRS is at the application layer and provides data sharing, alarm and event
management, scheduling, trending and device and network management to approved
B-OWS locations.
This server operates virtually under the supervision of F&S - IT. It shall hold the
backup and point data files of the information downloaded into the individual
controllers and as such support uploading and downloading that information directly
to/from the controllers. It shall also act as a control information server to non-control
system based programs. It shall allow secure multiple-access to the BAS control
information.
1.8.13 The EMRS Operator Interface, typically an OWS, shall provide the overall
system supervision, graphical user interface, management report generation, alarm
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annunciation, and remote monitoring. The operator interface is the access point to a
collection of dynamic displays at the EMRS.

1.8.14 EMRS interface type and location to be defined with UofT Project Team. Unless
specifically defined otherwise, F&S - IT will supply the operator interface(s).

1.8.15 The Temporary Operator Interface Workstation (Temporary GUI): All

graphical representations of systems are provided on the temporary vendor specific
standalone BAS Workstation with the contractor’s temporary installed Graphical
User Interface in the building. Provisions of all required alarms, trends, monitoring
and control points (physical & virtual ) must be provided and verified by the CxA
on the Graphical user interface (GUI) provided by the BAS contractor. Screenshots
of the GUI pages should be included as a part of the Field Cx Documentation to aid
in the development of EMRS

1.8.16 Temporary Operator Interface Workstation (Temporary GUI) shall display at a

minimum, the information that is embedded within the controls schematics
approved by the UofT Project Team. Any modifications during the execution of
the project shall be included and part of the interface.

1.8.17 The BCs, AACs, ASCs, and SDs shall monitor, control, and provide the field
interface for all points specified. Each BC, AAC, or ASC shall be capable of
performing all specified energy management functions, and all DDC functions,
independent of other BCs, AACs, or ASCs and operator interface devices.
1.8.18 Interruptions or fault at any point on the F&S LAN shall not interrupt
communications between other nodes on the network. If a LAN is severed, two
separate networks shall be formed and communications within each network shall
continue uninterrupted.

1.8.19 No connections shall be made between fire, life safety, access control systems and
the BAS/EMRS unless specifically approved by the UofT Project Team.

1.8.20 All line drivers, signal boosters, and signal conditioners etc. if required, shall be
approved by UofT Project Team and then provided as necessary for proper data
communication. The basis of design does is to not use drivers or boosters but rather
through proper network architecture and layout.

1.8.21 The BAS vendor must supply its own dedicated temporary communication gateway
and/or a modem device for the internet connectivity along with the SMTP service
that is properly and securely configured and functional by the BAS vendor. This is to
ensure that all the alarms notifications for the predefined and approved critical
control objects/points are being sent to the predefined list of the alarm recipients
from the Temporary Operator Interface Workstation (Temporary GUI).
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1.9 CODES AND STANDARDS

1.9.1 The following codes and standards intended to apply as applicable as not all will
apply to all installations. Current and applicable Codes are inserted as required.
1.9.2 Comply with rules and regulations of codes and ordinances of local, provincial, and
federal authorities; such codes and ordinances, when more restrictive, take
precedence over the Contract Documents.
1.9.3 It is the intention that all BAS designs and installations provide for optimum
operations, monitoring, verification and energy performance. Codes and Standards
with a basis of design that encourage optimum long term low energy performance
are preferred.
1.9.4 American Society of Heating, Refrigeration and Air Conditioning Engineers
(ASHRAE) - 90.1 Energy Standards and 62.1 Ventilation Standards.

1.9.5 National Electrical and Local Codes

1.9.6 ASHRAE 135-2016: BACNET - A Data Communication Protocol for Building

Automation and Control Networks. American Society of Heating, Refrigerating and
Air-Conditioning Engineers, Inc. 2004 including Addendums A through E
1.9.7 Federal Communications Commission (FCC) Regulation, Part 15, Subpart J for
Class A Computing devices

1.9.8 Underwriters Laboratories

1.9.8.1 UL 916: Energy Management Systems.

1.9.9 NEMA Compliance

1.9.9.1 NEMA 250: Enclosure for Electrical Equipment
1.9.9.2 NEMA ICS 1: General Standards for Industrial Controls.

1.9.10 Institute of Electrical and Electronics Engineers (IEEE)

1.9.10.1 IEEE 802.3: CSMA/CD (Ethernet – Based) LAN
1.9.11 Refer to University of Toronto Mechanical Design Standards for coordination at:
http://www.fs.utoronto.ca/wp-content/uploads/2015/05/Mechanical.pdf

1.9.12 Refer to University of Toronto Electrical Design Standards for coordination:

http://www.fs.utoronto.ca/wp-content/uploads/2015/05/Electrical.pdf
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1.10 DEFINITIONS
1.10.1 Accuracy: Accuracy shall include combined effects of nonlinearity, non-
repeatability and hysteresis.
1.10.2 Advanced Application Controller (AAC): A device with limited resources relative
to the Building Controller (BC). It may support a level of programming and may
also be intended for application specific applications. Typically serviced on the serial
field bus network.
1.10.3 Application Specific Controller (ASC): A device with limited resources relative to
the Advanced Application Controller (AAC). It may support a level of programming
and may also be intended for application-specific applications. Typically serviced on
the serial field bus network.
1.10.4 Approvals: Where ever the term “approvals” or similar is used it shall mean the
reference issue must be approved by the UofT Project Team in writing before the
issue can be incorporated.
1.10.5 BACNET/BACNET Standard: BACNET communication requirements as defined
by ASHRAE/ANSI 135-2016.
1.10.6 BACNET Interoperability Building Blocks (BIBB): A BIBB defines a small
portion of BACNET functionality that is needed to perform a particular task. BIBBS
are combined to build the BACNET functional requirements for a device in a
specification.
1.10.7 Building Automation System (BAS): The entire integrated management and
control system as applied to a specific project or building.
1.10.8 BACNET Building Controller (B-BC): A fully IP programmable device capable of
carrying out a number of tasks including control and monitoring via direct digital
control (DDC) of specific systems, acting as a communications router between the
F&S LAN and serial field buses, and data storage for trend information, time
schedules, and alarm data. A general-purpose device capable of carrying out a
variety of building automation and control tasks including control and monitoring via
direct digital control (DDC) of specific systems and data storage for trend
information, time schedules, and alarm data. Like the other BTL Listed controller
types (B-AAC, B-ASC etc.) a B-BC device is required to support the server ("B")
side of the ReadProperty and WriteProperty services, but unlike the other controller
types it is also required to support the client ("A") side of these services.
Communication between controllers requires that one of them support the client side
and the other support the server side, so a B-BC is often used when communication
between controllers is needed.
1.10.9 BACNET Advanced Application Controller (B-AAC): A control device which
contains BIBBs in support of scheduling and alarming but otherwise has limited
resources relative to a B-BC. It may be intended for specific applications and
supports some degree of programmability.
1.10.10 BACNET Application Specific Controller (B-ASC): A controller with limited
resources relative to a B-AAC. It is intended for use in a specific application and
supports limited programmability.
1.10.11 Consultant: Person(s) responsible for the design of the BAS and retained by and
reporting to the UofT Project Team. May consist of the BAS Contractor, M/E
consultant, Integrator, UofT Project Team any combination or their assigned
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representatives. The full scope of the BAS project may be developed by the UofT
Project Team or in cooperation with the Consultant.
1.10.12 Device Object Identifier: BACNET can accommodate up to 4,194,305 devices.
UofT Project Team will assign Device Object Identifier properties.
1.10.13 Direct Digital Control (DDC): Microprocessor-based control including
Analog/Digital conversion and program logic.
1.10.14 Embedded Controllers: Certain equipment contains packaged OEM controllers.
These must follow these Standards. Examples can be found in variable speed drives,
chillers, boilers, pump sets, etc. In all cases the controllers must be accessible and
readable/writable to the BAS and EMRS. Proprietary communication protocols will
not be allowed. The integration of the embedded controllers must comply with the
Section 3.19 (3EMRS INTEGRATION WITH NON-BACNET COMPLIANT
COMPONENTS) of this document.
1.10.15 EMRS: Enterprise Management and Reporting System is a campus wide
administration application level system, provided by and maintained by F&S.
BACNET interoperability areas data sharing, alarm and event management,
scheduling, trending and network management can all be performed at this level. All
BAS shall be able to be integrated with the EMRS.
1.10.16 EMRS Integration Agent: Is responsible for performing integration of building
controls into the EMRS. This agent may be a third party contractor or U of T’s own
forces and is responsible for coordinating the BAS/EMRS functionality integration.
1.10.17 Functional Profile: A collection of variables required to define the key parameters
for a standard application. As this applies to the HVAC industry, this would include
applications like VAV terminal, fan coil units, and the like. ASC’s contain
functional profiles.
1.10.18 Facility Information Technology (Fac IT): Reference to the local Information
Technology department, responsible for providing and maintaining all Operator
Interface hardware and network connections within the facility. Will coordinate with
F&S - IT for all local IT related efforts.
1.10.19 Facilities & Services Project Team (F&S or UofT Project Team): The project
Project Team is made up of all or part of the following groups; assigned consultant,
F&S - IT, Sustainability, Project Manager, Controls Technicians, Area Managers,
integrators and any others as assigned by UofT.
1.10.20 Facility & Services IT (F&S IT, UofT - IT): Reference to the U of T Facilities &
Services Information Technology department responsible for providing and
maintaining all F&S LANs, switches, EMRS, integration, IP addresses and access.
1.10.21 Gateway: A device, which contains two or more dissimilar networks/protocols,
permitting information exchange between them (ASHRAE/ANSI 135-2004).
Gateways are not to be included in the basis for design and must be justified and
approved by UofT Project Team before consideration in a final design.
1.10.22 LAN Interface Device: Device or function used to facilitate communication and
sharing of data throughout the BAS. Includes UofT switches, routers, gateways (if
allowed). Typically located in IT rooms, electrical closets, and mechanical rooms.
Consultant shall verify locations and include in tender documents. Shall be
described, justified and approved by U of T before included in any BAS design.
1.10.23 Legacy Systems: Existing BAS controls systems that are not BTL listed BACNET
devices, are no longer supported by the manufacturer, or no longer fit the
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requirements of U of T’s purchasing policy or current design standards, or any

combination thereof. Use, expansion of or reuse of any legacy controls systems is not
allowed.
1.10.24 Local Area Network (LAN): General term for a network segment within the
architecture. In these Standards refers to the F&S Ethernet LAN (UTORNET)
connected or to be connected to all buildings on Campus.
1.10.25 BACNET MSTP: Data link protocol as defined by the BACNET standard.
Operates over the serial field bus network (RS485).
1.10.26 Network Numbering: BACNET allows for up to 65,535 interconnected networks.
UofT Project Team will assign all network numbers.
1.10.27 Operator Interface (OI): A device used by the operator to manage the BAS
including OWSs, POTs, Service Tools
1.10.28 Operator Workstation (OWS): The user’s interface with the BAS system. As the
BAS network devices are stand-alone, the OWS is not required for communications
or control to occur. Functionality as defined as a B-OWS in ASHRAE-135. UofT –
IT specifies and supplies the OWS.
1.10.29 Portable Operators Terminal (POT): PC tablet or equal used both for connection
to the EMRS. To be supplied by UofT - IT. Typically for UofT building operators
and controls service technicians. Service level software to be supplied by the BAS
contractor. Also referred to as a Service Tool.
1.10.30 Protocol Implementation Conformance Statement (PICS): A written document,
created by the manufacturer of a device, which identifies the particular options
specified by BACNET that are implemented in the device (ASHRAE/ANSI 135-
2004).
1.10.31 Router: A device that connects two or more networks at the network layer.
1.10.32 Secondary Controlling LAN (Serial field bus): RS-485 LAN connecting AACs
and ASCs.
1.10.33 Service Tool: Laptop PC used by the U of T Control Technicians for servicing all
the BAS DDC devices. Specified and supplied by U of T - IT.
1.10.34 Smart Device/Smart Actuator (SD/SA): A control I/O device such as a sensor or
actuator that can directly communicate with the controller network to which it is
connected. This differs from an ASC in that it typically deals only with one variable.
1.10.35 Switch: A device that filters and forwards packets between LAN segments, in this
case, between the field level network and the F&S LAN. UofT - IT specifies and
supplies the switches and associated patch panels in coordination with the UofT
Project Team and the BAS contractor.
1.10.36 University of Toronto (UofT): Owner of the facility. In terms of these Standards,
represented by the UofT Project Team.
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1.11 SUBMITTALS – DOCUMENTS, SHOP DRAWINGS, SEQUENCE OF

OPERATIONS
It is the responsibility of the Project Consultant to ensure that the project design
specifications include the following requirements:

1.11.1 During the design phase and prior, the project tender, the Project Consultant shall
provide the complete project documentation, including the sequence of operations
(see section (1.11.13) along with the high level controls architecture diagram for the
UofT Project Team to review.
Within 30 days of award of contract, before start of construction, BAS Project
Consultant submits completely engineered and coordinated shop drawing package.
1.11.2 Electronic Submittals: Four (4) copies of the Control submittals and O&M
information shall be provided in unlocked, editable Adobe PDF or Microsoft Word
format. Documents will be converted from their native electronic format directly to
a preferred format. Any documents scanned as images must be converted to a
searchable text format using OCR (Optical Character Recognition) and reduced in
size prior to submission.

1.11.3 Qualifications: Manufacturer, Installer, and Key personnel qualifications as

indicated for the appropriate item above. Include QA/QC plan for all phases (design,
install, Cx, warranty, training) along with documentation of industry standard QA/QC
practices followed.

1.11.4 Product Data: Submit four (4) copies of the manufacturer's technical product data
for each control device, panel, and accessory furnished, indicating dimensions,
capacities, performance and electrical characteristics, and material finishes. Also
include installation and start-up instructions.

1.11.5 Shop Drawings: Submit four (4) copies of the shop drawings for each control
system, including a complete drawing for each air handling unit, system, pump,
device, etc. with all point descriptors, addresses and point names indicated. Each
shop drawing shall contain the following information:

1.11.5.1 One-line diagram indicating schematic locations of all control units,

workstations, LAN interface devices, etc. Indicate network number, device
ID, drawing reference number, and controller type for each control unit. All
optical isolators, repeaters, end-of-line resistors, junctions, ground locations
etc. shall be located on the diagram.
1.11.5.2 Indicate device instance and MAC address for each CU. Indicate media,
protocol, baud rate, and type of each LAN.
1.11.5.3 Provide floor plans on Adobe PDF software locating all control units, LAN
interface devices, etc. Include all LAN communication wiring routing, power
wiring, power originating sources, and low voltage power wiring. Wiring
routing as-built conditions shall be maintained accurately throughout the
construction period and the drawing shall be updated to accurately reflect
accurate, actual installed conditions.
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1.11.5.4 Indicate network number, device ID, address, device instance, MAC address,
drawing reference number, and controller type for each control unit. Indicate
media, protocol, baud rate, and type of each network. All optical isolators,
repeaters, end-of-line resistors, junctions, ground locations etc. shall be
located on the floor plans.
1.11.5.5 Schematic flow diagram of each air and water system showing fans, coils,
dampers, valves, pumps, heat exchange equipment and control devices.
Include verbal description of sequence of operation.
1.11.5.6 Sequence of Operation: Provide description of operation for interlocks that
directly connect to the Work. Indicate references to the system flow diagram
by control device designation or point object name.
1.11.5.7 All physical points on the schematic flow diagram shall be indicated with
names, descriptors, and point addresses identified as listed in the point
summary table.
1.11.5.8 With each schematic, provide a point summary table listing building number
and abbreviation, system type, equipment type, full point name, point
description, Ethernet backbone network number, network number, device ID,
object ID (object type, instance number).
1.11.5.9 Submitted drawings to include labels for each control device with setting and
adjustable range of control and units.
1.11.5.10 Submitted drawings to include labels for each input and output with the
appropriate range and units.
1.11.5.11 The BAS vendor shall be instructed within the Design Specification to
include any relevant information from the others that the BAS system will be
integrated directly to EMRS.

1.11.6 Provide a Bill of Materials with each schematic. Indicate device identification to
match schematic and actual field labeling, quantity, actual product ordering number,
manufacturer, description, size, voltage range, pressure range, temperature range,
etc. as applicable.

1.11.7 Provide a Control Valve Schedule listing valve and actuator information including:
size, Cv, design flow, design pressure drop, manufacturer, model number, close off
rating, control signal, etc. Indicate normal positions of spring return valves.

1.11.8 Provide a Control Damper Schedule listing damper and actuator information
including: size, material, blade arrangement, manufacturer, model number, control
signal, etc. Indicate normal positions of spring return dampers.

1.11.9 Indicate all required electrical wiring. Electrical wiring diagrams shall include both
ladder logic type diagram for motor starter, control, and safety circuits and detailed
digital interface panel point termination diagrams with all wire numbers and
terminal block numbers identified, connections between control devices, controllers
and equipment; connections to sources of power and grounds; control device
designations, control device terminal designations, control device location;
equipment terminal designations; cabinet terminal strip designations; wire
designations. Provide panel termination drawings on separate drawings. Ladder
diagrams shall appear on system schematic. Clearly differentiate between portions
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of wiring which are existing, factory-installed and portions to be field-installed. For

control devices shown on multiple drawings, indicate the control device with the
same designation on all drawings. Differentiate between manufacturer installed wire
and field installed wire.

1.11.10 Provide details of control panels, including controls, instruments, and labeling
shown in plan or elevation indicating the installed locations. Provide panel layout
drawing including power supply, control unit(s) and wiring terminals.
1.11.10.1 Sheets shall be consecutively numbered.
1.11.10.2 Each sheet shall have a title indicating the type of information included and
the HVAC+L system controlled.
1.11.10.3 Table of Contents listing sheet titles and sheet numbers.
1.11.10.4 Provide a symbol legend and list of abbreviations.
1.11.10.5 All field labeling of devices must match the device identifications listed in
the Control schematic. Submit a sample of labeling to be used.

1.11.11 Control Logic Documentation and Software

1.11.11.1 Submit control logic program listings to document the control software of all
control units to the UofT Project Team.
1.11.11.2 Include written description of each control sequence.
1.11.11.3 Include test plan for each unique control program.
1.11.11.4 Include control response, settings, setpoints, throttling ranges, gains, reset
schedules, adjustable parameters and limits.

1.11.12 Operation and Maintenance Materials:

1.11.12.1 Documents shall be provided electronically as described above (Section
1.11.2). Submit four (4) copies.
1.11.12.2 Submit maintenance instructions and spare parts lists for each type of control
device, control unit, and accessories.
1.11.12.3 Include all submittals (product data, shop drawings, control logic
documentation, hardware manuals, software manuals, installation guides or
manuals, maintenance instructions and spare parts lists) in maintenance
manual; in accordance with requirements of Division 1. Only include
sections for equipment and software used on this project. Do not provide
entire catalog of product data with extraneous information.
1.11.12.4 Submit BAS User’s Guides (Operating and Service Manuals) for each
controller type to the UofT Project Team.
1.11.12.5 Submit BAS Advanced Programming Manuals for each controller type to the
UofT Project Team.
1.11.12.6 Controls contractor shall provide UofT Project Team with all product line
technical manuals and technical bulletins, to include new and upgraded
products, by the same distribution channel as to dealers or branches
throughout the warranty period of the project.
1.11.12.7 Manufacturers Certificates: For all listed and/or labeled products, provide
certificate of conformance to the UofT Project Team
1.11.12.8 Product Warranty Certificates: UofT Project Team shall approve all
warranty start dates.
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1.11.12.9 Coordinate and submit manufacturers product warranty certificates covering

the hardware provided once approved by the UofT Project Team.
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1.11.13 BAS Sequence of Operations – Context and Format

It is the responsibility of the Project Consultant to ensure that the project design
specifications include the requirements below:

1.11.13.1 PURPOSE
Purpose of this standard is to convey minimum University of Toronto,
Facilities and Services expectations in terms of the context and format of the
Sequence of Operation for Building Automation System (BAS) for the
Project Consultantconsultant to include in the Design Specification It is the
responsibility of the Project Consultant to ensure that the project design
specifications include the following requirements:

1.11.13.2 INTENT
Clear, detailed control sequence of operation is necessary to provide proper
operation of the building. It shall sufficiently describe in simple and
understandable language how the control system and associated building
systems and equipment shall operate. Energy consumption, savings and
demand as well as system performance troubleshooting are also part of the
building operation and BAS.
The sequence of operation shall provide a story of the design intent for the
building operation with set values to what the building shall be operated to
(set points). It shall clearly state what parameters shall be adjusted /
determined during initial start-up, balancing, commissioning and what are
user adjustable. It shall provide information on safety features (hardwired /
soft points), integration with life safety systems (fire alarm, smoke exhaust,
stair pressurization, and similar). It shall describe system operation during
power failure, scheduled start / stop and integration with any other building
systems / equipment.
BAS vendor is a controls integrator so the BAS shop drawings and sequence
of operation have to have all required details to allow the UofT Facilities and
Services to operate and maintain the buildings, which means that all relevant
info associated with packaged units and lab controls has to be included in
and/or clearly referenced & affixed as appendices with this document. These
mandatory requirements are applicable to all the projects listed in the section
1.2 of this document.

1.11.13.3 APPLICATION
This Standard is applicable for BAS controls and any other control systems
that may be provided by the separate control vendors / equipment packages
for integration with / through BAS system. Examples are Lab control, Fume
Hood control, VRF systems, packaged AHUs, chillers, boilers, VRF systems,
etc.
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1.11.13.4 BAS SEQUENCE OF OPERATIONS - CONTENT

The sequence of operation shall consist as a minimum of following sections.
The consultant shall provide as many sections as required and details as
required to meet the intent of this Standard.
a) system general description of the system (what is it serving,
components, locations, integration with any other systems / equipment),
b) schedule,
c) start/stop,
d) safeties (hardwired connections, integration with life safety systems –
fire alarm and similar) – if applicable
e) modes of operation (occupied / uncopied) and control (temperature
control, etc.),
f) list of all points that shall be alarmed,
g) list of all points that shall be monitored,
h) list of all points that shall be historically gathered for trend creation,
and any pre-set trends that can be created to help in troubleshooting /
monitoring system operation.
i) list of all setpoints that shall be adjusted – the Design Specification
shall indicate on the controls as-builts drawings the list of adjustable setpoints
that have been set/adjusted/modified during the commissioning and
verification.
j) any special requirements for graphical user interface.
Set up of the points that shall be historically gathered and trended, as well as
graphical user interface will be done during EMRS integration phase by UofT
resources. They shall be included in the Shop Drawings Sequence of
Operation document for information purposes. Consultant shall propose pre-
set trends that will help with troubleshooting purposes that can be determined
during commissioning process and added to as –built Controls Shop
drawings.
k) Details for Sequence of operation as listed in the points a) to e), points
& graphical representation as listed in f) to i), & instruments (details
associated with maintenance & operations) for packaged units / controls (as
listed in the section 1.11.13.3 of this document) have to be also included in
BAS control package.
The integration between BAS and packaged unit, the scope of the integration
and the scope of the autonomous control shall be clearly indicated and
defined.

1.11.13.4.1 General Description

The overview of the system or purpose of the equipment; what equipment is
controlled and where the equipment located; any interactions with other
systems; overview is how each component will work together as a system;
etc.
1.11.13.4.2 Schedule
Scheduled run conditions during occupied and unoccupied modes.
1.11.13.4.3 System Start/Stop
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Description of the how each component on the system will operate, including
start-up and shutdown; enable/disabled.
Sequence of events in case the equipment fails to start and/or in emergency
situation.
1.11.13.4.4 System Start/Stop
Description of the how each component on the system will operate, including
start-up and shutdown; enable/disabled.
Sequence of events in case the equipment fails to start and/or in emergency
situation.
1.11.13.4.5 Safeties
List of failure modes and safety devices or subsystems, safety hardwires / soft
points and interconnection with fire / life safety system.

1.11.13.4.6 Mode of operation and control strategies/sequences

System / equipment specific sequence description detailing process, sequence
of events and parameters with all set point based on the time of day schedule
and/or season (heating, cooling, economizer mode).
Detail description of the process and sequence of events with breakdown per
component / equipment when multiple components / equipment is required to
operate to control / maintain one parameter. For example: temperature control
in VAV system where terminal units have reheat coils, or in central VAV
system where one VAV air handling unit is serving one space.
Control strategies for control of various parameters (temperature, air flow,
pressurization, etc.)
Parameters used for:
a) Setback control (such as temperature set point unoccupied / occupied
mode),
b) Reset control (such as hot water heating temperature reset based on
the outside temperature),
c) Low limit / high limit control (such as low limit for mix –air damper
control or high limit for a maximum temperature or relative humidity),
d) Lead(duty) / Stand-by control (such as run time to alternate two
pumps in a system where one pump is duty and the one is stand-by),
e) Lead / lag control (such as staging up / down pumps to meet load and
alternating them based on the runtime),
f) High/Low signal select control (for example when a space has a
multiple sensors and one control)
g) Return fan control (for example modulating the speed of the return
fan to maintain pressurization needs to be based on the volumetric offset shall
be detailed in either written or tabulated form, with exact values.

The setpoints shall be defined with the ranges that can be adjusted but will
not adversely affect the system operation. The setpoints tolerances shall also
be included.
If the values are to be adjusted by operator through the EMRS (BAS)
interface, it shall state “operator adjustable”.
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If the values are to be adjusted during commissioning, it shall state

“adjustable”.
If the values are to be adjusted by the building occupants via a user interface (
such as Adjustable Room Thermostats or similar), it shall state “user
adjustable”.
The expected priority and the setpoint adjustment arbitration “operator”
versus “occupant” shall be clearly defined and stated.

1.11.13.4.7 Data Collections and Historical Trends

List all the points that shall be collected and at what duration.
Indicate what trends shall be pre-set.
a. Troubleshooting
List out possible troubleshooting process and provide pre-set trends.
b. Energy monitoring
Outline energy savings & consumption monitoring features.

Provide calculations that shall be used by the BAS controls vendors for the
output values such as:
Flow
Consumption
Supply and Return Temperature
Differential, Supply and Return Pressure
Energy Flow Calculation

1.11.13.4.8 EMRS Graphical User Interface

Identify any special parameters that shall be included on the graphical
interface (such as energy savings on the equipment with heat recovery
components and/or free cooling, waste heat, pressurization diagrams).

1.11.13.4.9 Alarms
List all the mandatory process values that shall be included in the DDC
Alarm Notifications with the clear identification of the low and high alarm
limits.
Provide the list of all the necessary documents (ex. : floor plans, zoning
diagrams, etc.) to create the graphical interface with the visual indication of
the alarm state for each process value.
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1.11.13.5 Summary Checklist – to be populated by the consultant during the

design stage
Included in the
Consultant BAS
Specification (YES /
Sequence of Operation / Shop drawings NO / N/A)
a) system general description of the system ( what is it
serving, components, locations, integration with any
other systems / equipment)
b) schedule
c) start/stop
d) safeties ( hardwired connections, integration with
life safety systems – fire alarm and similar) – if
applicable
e) modes of operation ( occupied / uncopied) and
control (temperature control, etc..)
f) list of all points that shall be alarmed
g) list of all points that shall be monitored
h) list of all points that shall be historically gathered for
trend creation, and any pre-set trends that can be created
to help in troubleshooting / monitoring system operation.
i) list of all setpoints that shall be adjusted
j) any special requirements for graphical user interface
k) Details for Sequence of operation as listed in the
points a) to e), points & graphical representation as listed
in f) to j), & instruments (details associated with
maintenance & operations) for packaged units / controls (
such as Lab & Fume Hood controllers) also has to be
also included in BAS control package. The integration
between BAS and packaged unit, what can be done via
BAS ( control and/or monitor ) and what controls will be
done via packaged unit has to be clear indicated and
delineated
Included in the
Consultant BAS
Specification (YES /
Documents NO / N/A)
a) Zoning Diagrams
b) Control Schematics
c) Air Pressurization Diagrams
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Included in the
Consultant BAS Local controls with
List of Packaged units / control systems that are to be Specification (YES / display provided
integrated via BAS with EMRS (Consultants to populate) NO / N/A) (YES/NO/N/A)
1
2
3
4
5
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The project consultant confirming that all the requirements in the Section 1.11 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 6
Date: Consulting Engineer: Signature:
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This page left intentionally BLANK for the additional comments.

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1.12 PROJECT RECORD DOCUMENTS:

It is the responsibility of the Project Consultant to ensure that the project design specifications
include the following requirements:

1.12.1 Documentation shall be provided electronically as defined in (see Section 1.11.2).

1.12.2 Record copies of product data and control shop drawings updated to reflect the final
installed condition. Submit four (4) copies.

1.12.3 Record copies of approved control logic programming and database on CD/DVD or
USB key.

1.12.4 Accurately record actual setpoints and settings of controls, final sequence of
operation, including changes to programs made after submission and approval of
shop drawings and including changes to programs made during specified testing.

1.12.5 “As-built” record drawings that represent the final system architecture, configuration
input/output points and device locations in the AutoCAD Editable format.

1.12.6 I/O points list shall include the name/description, display units, alarm
limit(s)/definitions and BACNET object description, including Object ID and Device
ID, for each I/O point.

1.12.7 Record copies of approved project specific graphic software on CD/DVD or USB
key.

1.12.8 Record copies shall include individual floor plans with controller locations with all
interconnecting wiring routing including space sensors, LAN wiring, power wiring,
low voltage power wiring.

1.12.9 Documentation for any non-standard BACNET objects, properties, or enumerations

used detailing their structure, data types and any associated lists of enumerated
values.
1.12.10 Integration details with any BACNET based control systems (i.e., lighting, chemical
treatment, thermal occupancy counting sensors, wireless controls.).

1.12.11 Provide record riser diagram showing the location of all controllers, connection to F
& S switches, routers, wireless and repeaters.
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The project consultant confirming that all the requirements in the Section 1.12 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 7
Date: Consulting Engineer: Signature:
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This page left intentionally BLANK for the additional comments.

University of Toronto Facilities and Services
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1.13 WARRANTY MAINTENANCE

It is the responsibility of the Project Consultant to ensure that the project design specifications
include the following requirements:
1.13.1 BAS Contractor shall warrant all products, software and labor for specified control
system free from defects for a period of two (2) years after Final Acceptance by
UofT Project Team. Provide unit pricing for additional warranty years at discretion
of UofT Project Team.

1.13.2 Work shall have a single warranty date, even if U of T Project Team receives
beneficial use due to early system start-up. If specified work is split into multiple
contracts or a multi-phase contract, each contract or phase shall have a separate
warranty start date and period.
1.13.3 The University of Toronto reserves the right to make changes to the BAS during the
warranty period. Such changes do not constitute a waiver of warranty. The Project
Consultant shall warrant parts and installation work regardless of any such changes
made by the UofT, unless the Project Consultant provides clear and convincing
evidence that a specific problem is the result of such changes to the BAS. Any
disagreement between the University and the Project Consultant on such matters
shall be subject to resolution through the contract ‘Disputes’ clause.

1.13.4 At no cost to the UofT, during the warranty period, the Contractor shall provide
maintenance services for software and hardware components as specified below:
1.13.4.1 Maintenance Services: Shall be provided for all devices and hardware
specified for the project. Service all equipment per the manufacturer’s
recommendations. All devices shall be calibrated within the last month of the
warranty period.
1.13.4.2 Emergency Service: Any malfunction, failure, or defect in any hardware
component or failure of any control programming that would result in
property damage or loss of comfort control shall be corrected and repaired
following notification by the University to the Contractor.
1.13.4.2.1 Response by telephone to any request for service shall be provided
within one (1) hour of the University's initial telephone request for
service.
1.13.4.2.2 In the event that the malfunction, failure, or defect is not corrected
through the telephonic communication, at least one (1) hardware and
software technician, trained in the system to be serviced, shall be
dispatched to the University's site within two (2) hours of the
University's initial telephone request for such services, as specified.
1.13.4.3 Normal Service: Any malfunction, failure, or defect in any hardware
component or failure of any control programming that would not result in
property damage or loss of comfort control shall be corrected and repaired
following telephonic notification by the University to the Contractor.
1.13.4.3.1 Response by telephone to any request for service shall be provided
within two (2) working hours (contractor specified 40 hr. per week
normal working period) of the University's initial telephone request
for service.
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1.13.4.3.2 In the event that the malfunction, failure, or defect is not corrected
through the telephonic communication, at least one (1) hardware and
software technician, trained in the system to be serviced, shall be
dispatched to the University's site within three (3) working days of
the University's initial telephone request for such services, as
specified.
1.13.4.4 Request for Service: BAS Contractor shall specify a maximum of three (3)
telephone numbers for UofT Project Team to call in the event of a need for
service. At least one of the lines shall be attended at any given time at all
times. Once contacted a technician shall respond to every call within 15
minutes.
1.13.4.5 Technical Support: Contractor shall provide technical support to UofT
Project Team throughout the warranty period.
1.13.4.6 Preventive Maintenance: Shall be provided throughout the warranty period
in accordance with the hardware component manufacturer's requirements.
1.13.4.7 All warranty work to be performed by original manufacturer trained staff.
1.13.4.8 Provide updates to controller firmware that resolve Contractor identified
deficiencies at no charge during warranty period.
1.13.4.9 Contractor shall not be required to warrant reused devices except those that
have been rebuilt or repaired. Installation labor and materials shall be
warranted. Demonstrate operable condition of reused devices at time of
Project Team’s acceptance.
1.13.4.10 Factory mounted controllers shall be warranted by the manufacturer, not the
controls supplier.
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The project consultant confirming that all the requirements in the Section 1.13 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 8
Date: Consulting Engineer: Signature:
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This page left intentionally BLANK for the additional comments.

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1.14 DELIVERY, STORAGE, AND HANDLING

It is the responsibility of the Project Consultant to ensure that the project design specifications
include the following requirements:
1.14.1 Provide factory-shipping cartons for each piece of equipment and control device.
Maintain cartons during shipping, storage and handling as required to prevent
equipment damage, and to eliminate dirt and moisture from equipment. Store
equipment and materials inside and protect from construction work and weather.
1.14.2 Contractors and any trades associated with the project are responsible for
transportation required to get to and from the project site.
1.14.3 Parking arrangements, if available, must be cleared with UofT Project Team.
1.14.4 Contractors must coordinate with UofT Project Team for the use of any space on
Campus for material storage and will do so at their own risk.
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PART 2 – PRODUCTS

2.1 MATERIALS AND EQUIPMENT

2.1.1 Materials shall be new, the best of their respective kinds without imperfections or
blemishes and shall not be damaged in any way. Used equipment shall not be used
in any way for the permanent installation except where drawings or specs specifically
allow existing materials to remain in place.
2.1.2 Prototype or beta products are not to be used in designs or installations unless
approved by UofT.

2.2 UNIFORMITY
2.2.1 All equipment of the same type serving the same function shall be identical and from
the same manufacturer.
2.2.2 All naming conventions and graphics shall be consistent for all projects according to
these Standards.
2.2.3 UofT Project Team will review and confirm the systems, nomenclature and graphics
as uniform before accepting the final design. See Section 3.17 Fig. 1 - 5 for example
graphic and Fig 7 for sample point naming.

2.3 BAS FIELD DEVICES AND INSTRUMENTATION

2.3.1 STAND-ALONE FUNCTIONALITY
2.3.1.1 General: These requirements clarify the requirement for stand-alone
functionality relative to packaging I/O devices with a controller. Stand-alone
functionality is specified with the controller and for each Application
Category. This item refers to acceptable paradigms for associating the points
with the controller(s).
2.3.1.2 Functional Boundary: Provide controllers so that all points associated with
and common to one unit or other complete system/equipment shall reside
within a single control unit. When referring to the controller as pertains to the
standalone functionality, reference is specifically made to the processor. One
processor shall execute all the related I/O control logic via one operating
system that uses a common programming and configuration tool.
2.3.1.3 The following configurations are considered acceptable with reference to a
controller’s standalone functionality:
2.3.1.3.1 Points packaged as integral to the controller such that the point
configuration is listed as an essential piece of information for
ordering the controller (having a unique ordering number).
2.3.1.3.2 Controllers with processors and modular back planes that allow
plug in point modules as an integral part of the controller.
2.3.1.3.3 I/O point expander boards, plugged directly into the main
controller board to expand the point capacity of the controller.
2.3.1.3.4 I/O point expansion devices connected to the main controller
board via wiring and as such may be remote from the controller
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and that communicate via an approved subnet protocol. These

arrangements to be considered standalone shall have a subnet
LAN that is dedicated to that controller and include no other
controller devices (AACs or ASCs). All wiring to interconnect
the I/O expander board shall be:
a) Contained in the control panel enclosure;
b) Or run in conduit. Wiring shall only be accessible at
the terminations.

2.3.2 BACNET Building Controller (B-BC)

2.3.2.1 The BC(s) shall provide fully distributed control independent of the
operational status of the EMRS. All necessary calculations required to
achieve control shall be executed within the BC independent of any other
device. All control strategies performed by the BC(s) shall be both operator
definable and modifiable through the Operator Interfaces.
2.3.2.2 BCs shall perform overall system coordination, accept control programs,
perform automated HVAC functions, control peripheral devices and perform
all necessary mathematical and logical functions. BCs shall share
information with the entire network of BCs and AACs/ASCs for full global
control. Each controller shall permit multi-user operation from multiple
workstations and portable operator terminals connected either locally or over
the F&S LAN. Each unit shall have its own internal RAM, non-volatile
memory, microprocessor, battery backup, regulated power supply, power
conditioning equipment, ports for connection of operating interface devices,
and control enclosure. BC shall contain sufficient memory for all specified
global control strategies, user defined reports and trending, communication
programs, and central alarming.
2.3.2.3 BCs will be used in each equipment room where major or more than two
pieces of equipment are being controlled. The use of ASC or AAC devices
for critical or main system equipment will not be permitted.
2.3.2.4 All BCs that are configured as the BBMD shall be labeled as “BAS
Broadcast Device”. Any BC set up as a BBMD shall be installed in a separate
locked and labeled NEMA 4 enclosure and be powered through a lockable
circuit breaker.
2.3.2.5 For broadcast distribution, BBMD’s shall be provided or appropriate
arrangements made for the use of IP multicasting.
2.3.2.6 BCs shall be programmable from Service Tool.
2.3.2.7 BCs shall be connected to the F&S LAN through color coded patch panels
and switches specified and supplied by F&S - IT. All BCs shall be protected
from any memory loss due to a loss of power by one or a combination of the
following:
2.3.2.7.1 Volatile RAM shall have a battery backup using a lithium
battery with a rated service life of fifty (50) hours, and a rated
shelf life of at least five years. Self-diagnostic routine shall
report an alarm for a low battery condition.
2.3.2.7.2 EEPROM, EPROM, or NOVROM non-volatile memory.
2.3.2.7.3 Dedicated UPS.
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2.3.2.8 In addition BCs may provide intelligent, standalone control of HVAC

functions. Each BC may be capable of standalone direct digital operation
utilizing its own processor, non-volatile memory, input/output, wiring
terminal strips, A/D converters, real-time clock/calendar and voltage transient
and lightning protection devices.
2.3.2.9 The BC shall provide for point mix flexibility and expandability. This
requirement may be met via either a family of expander boards, modular
input/output configuration, or a combination thereof. Shall have a minimum
of 10% spare (panel real estate) capacity for future point connection and no
less than two (2) spares of each implemented I/O type.
2.3.2.10 All BC point data, algorithms and application software shall be modifiable
from the Service Tool.
2.3.2.11 Each BC shall execute application programs, calculations, and commands
via a microprocessor resident in the BC. The database and all application
programs for each BC shall be stored in non-volatile or battery backed
volatile memory within the BC and will be able to upload/download to/from
the Service Tool.
2.3.2.12 BC shall provide buffer for holding alarms, messages, trends etc.
2.3.2.13 Each BC shall include self-test diagnostics, which allow the BC to
automatically alarm any malfunctions, or alarm conditions that exceed
desired parameters as determined by programming input.
2.3.2.14 The following is the list of the mandatory Bacnet Interoperability Building
Blocks (BIBBs) for the B-BC:
2.3.2.14.1 Alarm and Event Services:
2.3.2.14.1.1 Alarm and Event Notification – Acknowledgement:
AE-ACK-A; AE-ACK-B
2.3.2.14.1.2 Alarm and Event – Alarm Summary: AE-ASUM-A;
AE-ASUM-B
2.3.2.14.1.3 Alarm and Event Notification: AE-N-A
2.3.2.14.1.4 Subscribe COV: DS-COV-A; DS-COV-B
2.3.2.14.2 Data Sharing:
2.3.2.14.2.1 Read Property: DS-RP-A; DS-RP-B
2.3.2.14.2.2 Read Property Multiple: DS-RPM-A; DS-RPM-B
2.3.2.14.2.3 Write Property: DS-WP-A; DS-WP-B
2.3.2.14.2.4 Write Property Multiple: DS-WPM-A; DS-WPM-B
2.3.2.14.3 Device and Network Management:
2.3.2.14.3.1 Dynamic Device Binding: DM-DDB-A; DM-DDB-B
2.3.2.14.3.2 Dynamic Object Binding: DM-DOB-A; DM-DOB-B
2.3.2.14.3.3 Time Synchronization: DM-TS-A; DM-TS-B
2.3.2.14.3.4 UTC Time Synchronization: DM-UTC-A; DM-UTC-B
2.3.2.15 The following is the list of the mandatory Bacnet Object Types for the
B-BC:
2.3.2.15.1 Analog Input
2.3.2.15.2 Analog Output
2.3.2.15.3 Analog Value
2.3.2.15.4 Binary Input
2.3.2.15.5 Binary Output
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2.3.2.15.6 Binary Value

2.3.2.15.7 Multistate Value
2.3.2.15.8 Notification Class
2.3.2.15.9 Calendar
2.3.2.15.10 Schedule
2.3.2.16 Three (3) mandatory BACNET Alarm Notification classes must be created
in every B-BC with the following definitions:
2.3.2.16.1 Notification Class – URGENT – Bacnet Priority 80
2.3.2.16.2 Notification Class – HIGH – Bacnet Priority 160
2.3.2.16.3 Notification Class – LOW – Bacnet Priority 240
All the Notification Classes shall allow to modify the Priorities through
EMRS.
The Notification Class object name must comply with the following
naming convention:
xxx_DDCyy_NCz_URGENT – for Urgent priority
xxx_DDCyy_NCz_HIGH – for High priority
xxx_DDCyy_NCz_LOW – for Low priority

where:
xxx – building number
yy – controller index
z – Notification Class index

All process values shall be assigned to the Notification Class LOW

priority by default.
UofT Project Team will reassign the priorities for the process values based
on the internal process.
2.3.2.17 B-BC functionality and compliance with BIBB and Object Types shall be
presented to the U of T Project Team before shop drawing submission.
Functionality must be approved by the U of T Project Team.
2.3.2.18 B-BC shall be BTL listed.
2.3.2.19 Each BC shall contain software to perform full DDC/PID control loops.

2.3.2.20 Input-Output Processing:

2.3.2.20.1 Digital Outputs (DO): Outputs shall be rated for a minimum 24
VAC or VDC, 1 amp maximum current. Each shall be
configurable as normally open or normally closed. Each output
shall have an LED to indicate the operating mode of the output
and a manual hand-off -auto switch to allow for override. If these
HOA switches are not provided on the main board they shall be
provided via isolation relays within the control enclosure. Each
DO shall be discrete outputs from the BC’s board (multiplexing
to a separate manufacturer’s board is unacceptable). Provide
suppression to limit transients to acceptable levels.
2.3.2.20.2 Analog Inputs (AI): AI shall be 0-5 VDC, 0-10 VDC, and 4-20
mA. Provide signal conditioning, and zero and span calibration
for each input. Each input shall be a discrete input to the BC’s
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board (multiplexing to a separate manufacturers board is

unacceptable unless specifically indicated otherwise). A/D
converters shall have a minimum resolution of 12 bits.
2.3.2.20.3 Digital Inputs (DI): Monitor dry contact closures. Accept
pulsed inputs of at minimum one per second. Source voltage for
sensing shall be supplied by the BC and shall be isolated from the
main board.
2.3.2.20.4 Universal Inputs (UI-AI or DI): To serve as either AI or DI as
specified above.
2.3.2.20.5 Electronic Analog Outputs (AO): Voltage mode: 0-5 VDC and
0-10 VDC; Current mode: 4-20 mA. Provide zero and span
calibration and circuit protection.
2.3.2.20.6 Pulsed Inputs: Capable of counting up to 10 pulses per second
with buffer to accumulate pulse count. Pulses shall be counted at
all times.
2.3.2.21 A communication port for Service Tool shall be provided in each BC. It shall
be possible to perform all program and database back-up, system monitoring,
control functions, and BC diagnostics through this port.
2.3.2.22 Each BC shall be equipped with loop tuning algorithm for precise
proportional, integral, derivative (PID) control. Loop tuning tools provided
with the Service Tool software is acceptable. Tools to support loop tuning
must be provided such that P, I, and D gains are automatically calculated.
2.3.2.23 All analog output points shall have a selectable failure setpoint. The BC shall
be capable of maintaining this failure setpoint in the event of a system
malfunction, which causes loss of BC control, or loss of output signal, as
long as power is available at the BC. The failure setpoint shall be selectable
on a per point basis.
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2.3.2.24 Every Analog Input and Analog Output point must have the Bacnet Change
of Value Increment (COV) parameters configured as per the table below:

Return Discharge Mixed Outside Chilled Hot Cond.

Space Air Air Air Air Water Water Water
Temperature
(°F or °C) 0.5 0.5 0.5 0.5 0.5 0.5 1 0.5

Pressure
INW 0.01 0.1 0.1
PSI 0.5 0.5

Humidity 2 2 2 5 2

Volumetric 5% of 2% of 2% of 2% of 2% of 2% of
Flow setpoint setpoint setpoint setpoint setpoint setpoint

All types
Outputs 5% of range

2.3.2.25 BC Power Loss:

2.3.2.25.1 Upon a loss of power to any BC, the other units on the F&S LAN
shall not in any way be affected.
2.3.2.25.2 Upon a loss of power to any BC, the battery backup shall ensure
that the energy management control software, the DDC software,
the database parameters, and all other programs and data stored
in the RAM are retained for a minimum of fifty (50) hours. An
alarm diagnostic message shall indicate that the BC is under
battery power.
2.3.2.25.3 Upon restoration of power within the specified battery backup
period, the BC shall resume full operation without operator
intervention. The BC shall automatically reset its clock such that
proper operation of any time dependent function is possible
without manual reset of the clock. All monitored functions shall
be updated.
2.3.2.25.4 Should the duration of a loss of power exceed the specified
battery back-up period or BC panel memory be lost for any
reason, the panel shall automatically report the condition (upon
resumption of power) and be capable of receiving a download via
Service Tool. In addition, the University shall be able to upload
the most current versions of all energy management control
programs, DDC programs, database parameters, and all other
data and programs in the memory of each BC via the Service
Tool.

2.3.2.26 BC Failure:
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2.3.2.26.1 F & S LAN Data Transmission Failure: BC shall continue to

operate in stand-alone mode. BC shall store loss of
communication alarm along with the time of the event. All
control functions shall continue with the global values
programmable to either last value or a specified value. Peer BCs
shall recognize the loss and report a critical level alarm.
2.3.2.26.2 BC Hardware Failure: BC shall cease operation and terminate
communication with other devices. All outputs shall go to their
specified fail position.

2.3.2.27 Each BC shall be equipped with firmware resident self-diagnostics for

sensors and be capable of assessing an open or shorted sensor circuit and
taking an appropriate control action (close valve, damper, etc.)
2.3.2.28 BCs may include LAN communications interface functions for controlling
serial field bus sub-networks.
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2.3.3 BACNET Advanced Application Controller (B-AAC) and Application Specific

Controller (B-ASC)

2.3.3.1 Where these devices are included with HVAC+L equipment such as boilers,
chillers, variable speed drives, lighting, pump sets, air handling units, etc.,
they shall meet these Standards. In particular they shall be able to be
connected to the EMRS using BACNET communication and interoperability
protocols with complete accessibility to objects/points in the controller.
2.3.3.2 AACs and ASCs shall provide intelligent, standalone control of HVAC+L
equipment. Each unit shall have its own internal RAM, non-volatile memory
and will continue to operate all local control functions in the event of a loss of
communications on the ASC sub-network. It shall be able to share
information with every other BC and AAC /ASC on the entire network.
2.3.3.3 Each AAC and ASC shall include self-test diagnostics that allow the AAC
/ASC to automatically relay to the related BC, any malfunctions or abnormal
conditions within the AAC /ASC or alarm conditions of inputs that exceed
desired parameters as determined by programming input.
2.3.3.4 AACs and ASCs shall include sufficient memory to perform the specific
control functions required for its application and to communicate with other
devices.
2.3.3.5 Each AAC and ASC must be capable of stand-alone direct digital operation
utilizing its own processor, non-volatile memory, input/output, minimum 8
bit A to D conversion, voltage transient and lightning protection devices. All
volatile memory shall have a battery backup of at least fifty (50) hrs with a
minimum battery life of five (5) years.
2.3.3.6 All point data, algorithms and application software within an AAC /ASC
shall be modifiable from the Service Tool.
2.3.3.7 The following is the list of the mandatory Bacnet Interoperability Building
Blocks (BIBBs) for the B-AAC and B-ASC:
2.3.3.7.1 Alarm and Event Services:
2.3.3.7.1.1 Alarm and Event Notification – Acknowledgement: AE-
ACK-A; AE-ACK-B
2.3.3.7.1.2 Alarm and Event – Alarm Summary: AE-ASUM-A; AE-
ASUM-B
2.3.3.7.1.3 Alarm and Event Notification: AE-N-A
2.3.3.7.2 Data Sharing:
2.3.3.7.2.1 Read Property: DS-RP-A; DS-RP-B
2.3.3.7.2.2 Read Property Multiple: DS-RPM-A; DS-RPM-B
2.3.3.7.2.3 Write Property: DS-WP-A; DS-WP-B
2.3.3.7.2.4 Write Property Multiple: DS-WPM-A; DS-WPM-B
2.3.3.7.3 Device and Network Management:
2.3.3.7.3.1 Dynamic Device Binding: DM-DDB-A; DM-DDB-B
2.3.3.7.3.2 Dynamic Object Binding: DM-DOB-A; DM-DOB-B
2.3.3.7.3.3 Time Synchronization: DM-TS-A; DM-TS-B
2.3.3.7.3.4 UTC Time Synchronization: DM-UTC-A; DM-UTC-B
2.3.3.8 The following is the list of the mandatory Bacnet Object Types for the B-
AAC and B-ASC:
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2.3.3.8.1 Analog Input

2.3.3.8.2 Analog Output
2.3.3.8.3 Analog Value
2.3.3.8.4 Binary Input
2.3.3.8.5 Binary Output
2.3.3.8.6 Binary Value
2.3.3.8.7 Multistate Value
2.3.3.8.8 Notification Class
2.3.3.9 Three (3) mandatory BACNET Alarm Notification classes must be created in
the B-AAC and B-ASC with the following definitions:
2.3.3.9.1 Notification Class – URGENT – Bacnet Priority 80
2.3.3.9.2 Notification Class – HIGH – Bacnet Priority 160
2.3.3.9.3 Notification Class – LOW – Bacnet Priority 240
All the Notification Classes shall allow to modify the Priorities through
EMRS.
The Notification Class object name must comply with the following
naming convention:
xxx_DDCyy_NCz_URGENT – for Urgent priority
xxx_DDCyy_NCz_HIGH – for High priority
xxx_DDCyy_NCz_LOW – for Low priority

where:
xxx – building number
yy – controller index
z – Notification Class index

All process values shall be assigned to the Notification Class LOW

priority by default.
UofT Project Team will reassign the priorities for the process values based
on the internal process.

2.3.3.10 B-ASC and B-AAC functionality and compliance with BIBB and Object
Types shall be presented to the U of T Project Team before shop drawing
submission. Functionality must be approved by the U of T Project Team.
2.3.3.11 All AACs and ASCs shall be BTL listed.
2.3.3.12 AAC(s) and ASC(s) shall communicate to the BACNET Building
Controller (B-BC) on the RS485 MSTP field bus.

2.3.3.13 AAC and ASC Input-Output Processing

2.3.3.13.1 Digital Outputs (DO): Outputs shall be rated for a minimum 24
VAC or 24 VDC, 1 amp maximum current. Each shall be
configurable as normally open or normally closed. Each output
shall have an LED to indicate the operating mode of the output
and a manual hand off or auto switch to allow for override. If
these HOA switches are not provided on the main board they
shall be provided via isolation relays within the control enclosure.
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Each DO shall be discrete outputs from the AAC/ASC’s board

(multiplexing to a separate manufacturer’s board is
unacceptable). Provide suppression to limit transients to
acceptable levels.
2.3.3.13.2 Analog Inputs (AI): AI shall be O-5 Vdc, 0-10Vdc, and 4-20
mA Provide signal conditioning, and zero and span calibration
for each input. Each input shall be a discrete input to the
ASC/AAC’s board (multiplexing to a separate manufacturers
board is unacceptable). A/D converters shall have a minimum
resolution of 12 bits.
2.3.3.13.3 Digital Inputs (DI): Monitor dry contact closures. Accept
pulsed inputs of at least one per second. Source voltage for
sensing shall be supplied by the ASC/AAC and shall be isolated
from the main board.
2.3.3.13.4 Universal Inputs (UI-AI or DI): To serve as either AI or DI as
specified.
2.3.3.13.5 Electronic Analog Outputs (AO): Voltage mode, 0-5VDC and
0-10VDC; current mode (4-20 mA). Provide zero and span
calibration and circuit protection. D/A converters shall have a
minimum resolution of 12 bits.
2.3.3.13.6 Analog Output Pneumatic (AOP), 0-20 psi: Pneumatic outputs
via an I/P transducer or 0-10vdc to pneumatic transducer are
acceptable. Multiplexed pneumatic outputs of a separate
manufacturer are unacceptable.

2.3.3.14 Mandatory ASC/AAC As-Built submittals must be provided for

all the MSTP controllers, in order to determine the point mapping and the
point description that is associated with every ASC/AAC application. In
cases where the vendor is using any variations of the ASC/AAC
application (sometimes referred to as TEC Application Number ), the
detailed specification document must be provided as part of the as-built
package.
2.3.3.14.1 Please refer to the Section 3.23 (Application Specific
Controllers Submittal Package) for the details of the reports
requirements
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2.3.4 Service Tool

2.3.4.1 Service Tool is supplied by F&S - IT when required. The BAS contractor is
responsible for software that allows complete configuration of the BAS.
2.3.4.2 Control Manufacturers Software
2.3.4.2.1 Provide all licensed software associated with the project to the U
of T Project Team.
2.3.4.2.2 The software must include the following:
a) All licenses and operating keys.
b) Most recent Service/Technicians Tools Software as used
by the manufacturers Service Technicians.
c) Capable of programming and servicing all the DDC
devices.
d) Backup and restore controller databases.
e) Add, modify and delete any existing or new system points.
f) The software must include a help files and a fully open
library of the manufacturers installed control devices.
g) include the latest controller global library
h) if controller databases exist for any given project, the latest
version must be provided.
2.3.4.2.3 Warranty and Licenses:
a. Include all software updates during the warranty
b. Unlimited license without annual fees.
2.3.4.2.4 Provide all necessary interface cables for servicing the project
controllers.
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The project consultant confirming that all the requirements in the Section 2.3 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 9
Date: Consulting Engineer: Signature:
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This page left intentionally BLANK for the additional comments.

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2.4 INSTRUMENTATION
2.4.1 General Notes
2.4.1.1 It is the responsibility of the Project Consultant to ensure that the project
design specifications include all requirements below.
2.4.1.2 All remote access instrumentation is to be compatible with the BAS and
EMRS for data access, control and monitoring. Systems with BACNET
protocol compatibility shall be the basis for all BAS instrumentation where
applicable.
2.4.1.3 All sensor, devices and instrumentation locations shall be shown on the
mechanical drawings and approved by the UofT Project Team.
2.4.1.4 BAS Contractor shall provide and install all instrumentation required to
satisfy the Sequences of Operation.
2.4.1.5 The following list of Instrumentation describes minimum specifications. The
Contractor is encouraged to suggest alternates that are more current in design
for review and approvals by the U of T Project Team.
2.4.1.6 The U of T Project Team is permitted to alter these specifications on a project
by project basis if required.
2.4.1.7 BAS Project Consultant is required to coordinate with the Mechanical and
Electrical contractors for supply of BAS components that may over-lap such
as metering, valves, line voltage devices. When in doubt, BAS Project
Consultant shall contact the U of T Project Team for clarity.

2.4.2 Temperature Sensors

2.4.2.1 Platinum or Nickel RTD type sensors, either 100 ohm 3-wire Platinum at
0⁰C. Class B, or, 1000 ohm Platinum at 0⁰C. (both with coefficient of
resistivity of 0.00385 ohms/ohm/⁰C.).
2.4.2.2 If the RTD is 1,000 ohm Platinum or Nickel, provide a transmitter at the
RTD when the I/O subsystem at the controller cannot interface directly to an
RTD or if the distance between the RTD and the associated controller
exceeds 50m.
2.4.2.3 The end-to-end accuracy for all BAS monitored temperature sensors shall be
± 0.2 ⁰C. (See 2.5.13 for temperature sensors used in metering)
2.4.2.4 Positive temperature coefficient thermistor type temperature sensors are
acceptable for space temperature sensing associated with terminal units.

2.4.3 Outside Air Temperature Sensor

2.4.3.1 Ventilated white PVC sun shield.
2.4.3.2 Wall mounted weather proof enclosure with conduit fitting, accessible for
maintenance.
2.4.3.3 If not installed at a northern exposure, determine location with U of T
Project Team.
2.4.3.4 Operating temperature range of -50 ⁰C to +50 ⁰C.
2.4.3.5 Not installed near any exhaust vents or other sources of heat or cold.

2.4.4 Duct Temperature Sensors

2.4.4.1 Single point type sensor probe. Sensor probe length shall be no less than 1/3
of duct width or diameter.
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2.4.4.2 Complete with duct mounting facilities and conduit fittings.

2.4.4.3 Operating temperature range of 0 ⁰C to 65 ⁰C.

2.4.5 Duct Averaging Temperature sensors

2.4.5.1 Duct averaging probe materials may be stainless steel, copper or aluminum.
The probe length must be 3.7m minimum or 3.25m per sq.m. of duct cross-
sectional area, whichever is greater.
2.4.5.2 Duct mounted moisture/waterproof housing with conduit fitting.
2.4.5.3 Suitable supports at all bends and at intermediate points to prevent
movement in the air stream using capillary clips and protection where
capillary goes through fan casing.
2.4.5.4 Operating temperature range of -5 ⁰C to 50 ⁰C.

2.4.6 Space Thermostats

2.4.6.1 All thermostats must be capable of temperature monitoring, temperature
indication, set point adjustment, set point limiting, occupied/unoccupied
mode selection, over ride and reporting to the BAS/EMRS.
2.4.6.2 The actual space thermostat configuration shall be confirmed in written by
UofT Project Team otherwise the options listed in the section 2.4.6.1 shall
be provided.
2.4.6.3 The accuracy of the temperature sensor must be +/- 0.2° C.
2.4.6.4 All non-common area space thermostats shall have exposed temperature set
point adjustment. Set points are limited to between 18º C and 23°C and
shall be capable of remote reset by the BAS/EMRS.
2.4.6.5 Space thermostats must have a programmable timed override request push
button with LED status.
2.4.6.6 All space thermostats in public/common areas, such as, corridors, lobbies,
cafeterias, gyms, auditoriums, classrooms, etc. will have no setpoint
adjustment with blank covers or lockable protective enclosures. Blank
covers or enclosures to be ventilated.
2.4.6.7 Insulated mounting bases must be installed when thermostat are located on
exterior walls.

2.4.7 Electric Line Thermostat

2.4.7.1 Provide heating/cooling type thermostat with dead-band where sequencing
of heating and cooling/ventilation is required.
2.4.7.2 Line-voltage thermostats shall be UL-listed, SPDT, SPST, or DPST with
contact rating suitable for application, maximum 1.5 ⁰C differential.
2.4.7.3 Provide heavy duty type. Include back plate and bracket for mounting on
standard size outlet box where required.
2.4.7.4 Standalone line thermostats are not considered a component of the
BAS/EMRS.
2.4.7.5 Provide isolation switch or list thermostats power source and label it at
thermostat
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2.4.8 Electric Low Voltage Thermostat

2.4.8.1 Provide complete with heat anticipator, and back plate and bracket for
mounting on standard size outlet box where required. Include sub-base with
fan On-Off-Auto switch with each thermostat where summer ventilation is
required. Include modulating heating or cooling stage where used in
conjunction with control valves; step controllers; SCR's; or similar
equipment requiring modulation, and switches where On-Off control is
required.
2.4.8.2 Standalone thermostats are not considered a component of the BAS/EMRS.

2.4.9 Standalone Space Thermostats

2.4.9.1 Low-voltage thermostats shall be single or multi-stage heating and/or type
as required by application.
2.4.9.2 Combination heating/cooling thermostats shall have independent adjust-
ments for heating and cooling set points and shall not allow set point
crossover.
2.4.9.3 Provide individual heat or cooling anticipator for each control stage.
Anticipator shall be matched to connected load, or shall be adjustable.
2.4.9.4 Suitable switch sub-bases shall be provided when required by application,
with switch functions clearly identified by permanent labels. Field-
applied "stick-on" labels are not acceptable.
2.4.9.5 Microprocessor-based programmable type thermostats, when used, shall
not lose time or program upon power failures of 12 hours or less and must
have password protection capability.
2.4.9.6 All space thermostats in non-common areas shall have exposed
temperature setpoint adjustment. The temperature setpoint is limited to 18º
C and 23°C.
2.4.9.7 All space thermostats in public areas, such as, corridors, lobbies,
cafeterias, gyms, auditoriums, classrooms or as specified will have no
setpoint adjustment. Blank covers and enclosures shall be ventilated.
2.4.9.8 Insulated mounting bases shall be installed when thermostats are located
on exterior walls and at locations approved by UofT Project Team.

2.4.10 Space Temperature Sensors

2.4.10.1 The accuracy of the temperature sensor must be +/- 0.2° C.
2.4.10.2 Space temperature sensors do not have set point adjustment.
2.4.10.3 Blank covers or enclosures shall be ventilated.

2.4.11 High Precision Temperature Sensors: Used in energy metering applications

2.4.11.1 Tip-Sensitive RTD sensors complete with 316 drilled stainless steel
thermo-wells.
2.4.11.2 100 ohm Platinum Class A (100 ohm +/- 0.06 ohm @ 0 ⁰C.) stainless
steel sheathed element.
2.4.11.3 Three-wire RTD's compensate for resistance.
2.4.11.4 The sensors must be a matched pair.
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2.4.12 Thermowells
2.4.12.1 Stainless steel (316 SST ¾ inch) probe. Probe length shall be at minimum
30% of the pipe width.
2.4.12.2 Moisture/waterproof housing with conduit fitting.
2.4.12.3 Provide complete with drilled Stainless Steel thermowells.
2.4.12.4 Provide complete with thermal transfer compound inside thermal well.

2.4.13 Low Temperature Detection Device

2.4.13.1 Duct mounted Freeze protection is a dedicated equipment protection
system and is not required to be incorporated into the BAS/EMRS unless
specifically requested by UofT Project Team.
2.4.13.2 Minimum 6.1 m vapour tension element, which shall serpentine on the
inlet face on all coils. Provide additional sensors, wired in series, to ensure
3.25 m per sq.m. of coil surface area.
2.4.13.3 Provide freeze stat for each 3.25m² of duct area where necessary, wired in
series with safety circuit.
2.4.13.4 Hardwire interlock device to shut down fans and position mixing dampers
to the full recirculation position. Refer to sequences of operation.
2.4.13.5 Provide device hardwire interlocked such that AHU fan will shut down
when HOA switch is in Hand or Auto position.
2.4.13.6 Manual reset
2.4.13.7 Set-point shall be adjustable in the range of, minimum, 0⁰C to 7⁰C.
Provide a scale with temperature setting clearly displayed.
2.4.13.8 SPDT switch contacts. Switch contacts shall be rated for duty.
2.4.13.9 Provide suitable supports.
2.4.13.10 Provide complete with auxiliary contacts for monitoring by the BAS.
2.4.13.11 Must be mounted horizontally across the coil using capillary clips.
2.4.13.12 Where capillary enters through fan cabinet to have protective sleeve
around capillary.

2.4.14 Relative Humidity Sensors

2.4.14.1 Overall accuracy of +/- 3 % reading from 0 to 95 % RH unless the UofT
Project Team specifies higher accuracy for the application.
2.4.14.2 Operating temperature range of - 20⁰C to 80⁰C.
2.4.14.3 Long term stability with less than 1 % drift per year.
2.4.14.4 Sensitivity of 0.5 % RH.
2.4.14.5 Complete with built in transmitter for 2- 10 VDC 0r 4-20 mA output
proportional to RH. Humidity sensor shall be replaceable.

2.4.15 Outdoor Air Relative Humidity Sensors

2.4.15.1 Non-corroding outdoor shield to minimize wind effects and solar heating.
2.4.15.2 Wall mount weather proof enclosure with conduit fitting. Must be
mounted in location that is accessible for repair or replacement.

2.4.16 Duct mount Relative Humidity sensors

2.4.16.1 Duct mount moisture resistant enclosure with conduit fitting.
2.4.16.2 20 cm probe length.
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2.4.16.3 Operating temperature range of 0⁰C. to 50⁰C.

2.4.16.4 Sensor shall be suitable for operation in moving air streams.

2.4.17 Space Relative Humidity sensors

2.4.17.1 Suitably finished wall mounted enclosure with discrete manufacturer logos
markings only. Enclosure shall not have temperature or RH indication
devices.
2.4.17.2 Provide protective ventilated enclosures for all sensors mounted in
mechanical and electrical rooms, janitor closets, any public spaces.

2.4.18 Combination Relative Humidity and Temperature Sensors

2.4.18.1 Where there is a requirement for the monitoring of both relative humidity
and temperature at the same location, the BAS contractor may provide a
combination relative humidity sensor and temperature sensor. The
individual sensors must each meet the specifications detailed above.

2.4.19 Combination Dewpoint and Dry Bulb Temperature Transmitter

2.4.19.1 Complete with mounting accessories and enclosures for interior or exterior
wall or duct mounting.
2.4.19.2 Stainless steel probe with NEMA 4 transmitter housing. Outside air sensor
shall have a solar shield.
2.4.19.3 Two wire, 4-20 mA output proportional to minimum dewpoint
temperature range of -40 ⁰C to +63 ⁰C.
2.4.19.4 Two wire, 4-20 mA output proportional to minimum dry bulb temperature
range of -23⁰C to +79⁰C.
2.4.19.5 Probe shall be a minimum of 200mm for duct application.
2.4.19.6 BAS/EMRS shall report the monitored dry bulb temperature with an
accuracy of ± 0.2⁰C.
2.4.19.7 BAS shall report the monitored dewpoint temperature with an accuracy of
± 1.0 ⁰C at 50% RH and dry bulb temperature of –25⁰C to +65⁰C.

2.4.20 Latching Type Control Relays

2.4.20.1 Pickup rating, time and hold rating as required for individual applications
2.4.20.2 Rated for a minimum of ten (10) million mechanical operations and a
minimum of 500,000 electrical operations.
2.4.20.3 Provide complete isolation between the control circuit and the BAS digital
output.
2.4.20.4 Located in the BC, ASC, AAC or other local enclosures.
2.4.20.5 Malfunction of a BAS component shall cause the controlled output to fail
to the positions identified in the failure procedure.
2.4.20.6 10 amp contact rating.
2.4.20.7 Pin type terminals complete with mounting bases

2.4.21 Momentary Type Control Relay

2.4.21.1 Coil ratings of 120 VAC, 50 mA or 10-30 VAC/VDC, 40 mA as suitable
for the application.
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2.4.21.2 Provide complete isolation between the control circuit and the BAS digital
output.
2.4.21.3 Located in the BC, ASC, AAC or other local enclosures.
2.4.21.4 10 amp contact rating.
2.4.21.5 LED status indication

2.4.22 Duct Static Pressure Transmitter

2.4.22.1 Input pressure range to suit each individual application.
2.4.22.2 4-20 mA output signal proportional to pressure input range.
2.4.22.3 ± 2.5% accuracy.
2.4.22.4 Operating temperature range of -7⁰C to 50⁰C.
2.4.22.5 Easily accessible, integral non-interacting zero and span adjustment.
2.4.22.6 Minimum over pressure input protection of five times rated input.
2.4.22.7 Basis of design, Setra or Greystone

2.4.23 Space Static Pressure Transmitter

2.4.23.1 Input range to suit application. Typically input range of -0.25 to +0.25
inches w.c.
2.4.23.2 4-20 mA output proportional to pressure input range.
± 2.5% accuracy of range.
2.4.23.3 Temperature range of 0⁰C to 38⁰ C.
2.4.23.4 Easily accessible, integral non-interacting zero and span adjustment.
2.4.23.5 Over pressure input protection of five times rated input.
2.4.23.6 Exterior static pressure references shall be monitored via a static pressure
sensor dampening pot. Coordinate exact mounting locations of exterior
static pressure reference points with UofT Project Team.
2.4.23.7 Basis of design, Setra or Greystone.

2.4.24 Air Flow Rate Sensor

2.4.24.1 Duct mounted Multipoint flow cross or grid measuring device. Complete
with transducer and range appropriate for application.
2.4.24.2 Bulkhead fittings to allow sensor tubing to be connected or removed
without removing ductwork.
2.4.24.3 Internal materials of the transducer suitable for continuous contact with
air.
2.4.24.4 Sensing grid shall be constructed of stainless steel.
2.4.24.5 Integral signal integrator to minimize primary signal noise from the output
signal.
2.4.24.6 Output signal of 4-20 mA proportional to input pressure.
2.4.24.7 Temperature range of -18⁰C to 60⁰C. ± 2.5% accuracy of measured
value.
2.4.24.8 Transducer to be provided complete with easily accessible, integral non-
interacting zero and span adjustment.
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2.4.25 Air Flow Rate Sensor - Fan Inlet

2.4.25.1 Multipoint flow cross or grid measuring device mounted at the inlet of the
fan.
2.4.25.2 Complete with transducer. Input range appropriate to application.
2.4.25.3 Bulkhead fittings to allow sensor tubing to be connected or removed
without removing the device from the fan.
2.4.25.4 Internal materials of the transducer suitable for continuous contact with
air.
2.4.25.5 Sensing grid shall be constructed of stainless steel.
2.4.25.6 Integral signal integrator to minimize primary signal noise from the output
signal.
2.4.25.7 Output signal of 4-20 mA proportional to input pressure.
2.4.25.8 Temperature range of -18 ⁰C to 60 ⁰C.
2.4.25.9 Combined sensor and transducer accuracy of ± 2.5% of measured value.
2.4.25.10 Transducer to be provided complete with easily accessible, integral non-
interacting zero and span adjustment.

2.4.26 Current Sensing Transformer and Relay Combination

2.4.26.1 Rated for the applicable load.
2.4.26.2 SPDT Status Indication relay contacts. Status indication relay shall have
an accessible trip adjustment over its complete operating range. Provide
LED indication of relay status.
2.4.26.3 Long term drift shall not exceed 2.5% of full range per 6 months.
2.4.26.4 Current transformer and relay shall have over current and over voltage
protection.
2.4.26.5 Transformer and relay may be combined into a single unit or can be
separate units.
2.4.26.6 Transformer core shall be sized for the application.
2.4.26.7 Accuracy-± 2% of reading from 10% to 100% of full scale range, ± 2%
full scale from 0 to 10% of full scale range.
2.4.26.8 Temperature range of -15 ⁰C to 60 ⁰C.
2.4.26.9 For new installations, solid core shall be used.
2.4.26.10 Split core, when used, shall be complete with LED indication and have a
zero and span adjustments.
2.4.26.11 Relay portion shall not be installed in within the MCC tubs. Relay
portion shall be installed in local field panel enclosure, in the BC, ASC,
AAC enclosure, or in the wiring channel between MCC tubs. Provide
device securely mounted with screw type wire terminations.
2.4.26.12 Device shall be mounted for easy access.

2.4.27 Water Differential Pressure Sensor: (not used in flow metering)

2.4.27.1 Cast aluminum NEMA 1 enclosure.
2.4.27.2 Complete with transducer with output of 4-20 mA proportional to the
pressure sensed.
2.4.27.3 Over pressure protection of five times the rated input.
2.4.27.4 Easily accessible, integral non-interacting zero and span adjustment.
2.4.27.5 Operating range to suit application.
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2.4.27.6 Accuracy of ± 2% of full scale reading.

2.4.27.7 Valve taps shall be installed by the Mechanical subcontractor.
2.4.27.8 Basis of design, Setra, or Greystone.

2.4.28 Differential Pressure Switch - Duct Static Pressure Limit

2.4.28.1 UL, CSA listed and approved.
2.4.28.2 SPDT or two SPST switches rated for 10 amps minimum at 120 Vac.
2.4.28.3 Adjustable set-point with a setpoint range to suit the application.
2.4.28.4 1/4 inch compression fittings suitable for copper sensing tubing.
2.4.28.5 Temperature range of -18 ⁰C to 71 ⁰C.
2.4.28.6 Manual reset.
2.4.28.7 Provide sensing inputs complete with signal dampening facilities to
prevent nuisance tripping where required.

2.4.29 Differential Pressure Switch - Filter Status Indication

2.4.29.1 UL, CSA listed and approved.
2.4.29.2 SPDT or two SPST switches rated for 10 amps minimum at 120 Vac.
2.4.29.3 Adjustable set-point with a setpoint range to suit the application.
2.4.29.4 1/4 inch compression fittings suitable for copper sensing tubing.
2.4.29.5 Operating range to suit application.
2.4.29.6 Automatic reset
2.4.29.7 Basis of design as manufactured by Dwyer, or approved equal.

2.4.30 Differential Pressure Switch - Water Service (not used in flow metering)
2.4.30.1 UL, CSA listed and approved.
2.4.30.2 SPDT or two SPST switches rated for 10 amps minimum at 120 Vac.
2.4.30.3 Adjustable set-point with a setpoint range to suit the application.
2.4.30.4 1/4 inch compression fittings suitable for copper sensing tubing.
2.4.30.5 Operating temperature and pressure range to suit application.
2.4.30.6 Durable NEMA-4 rated enclosure.
2.4.30.7 Provide sensing inputs complete with signal dampening facilities to
prevent nuisance tripping where required.
2.4.30.8 Suitable for continuous contact with the sensed fluid and rated for
operating temperature.
2.4.30.9 Repeatability of +/- 1 % of span.
2.4.30.10 Over pressure input protection to a minimum of five (5) times rated input.
2.4.30.11 Basis of design, Dwyer or Penn.
2.4.31 Water Pressure Sensor
2.4.31.1 Input range of 0 to 200 psi or as per UofT Project Team.
2.4.31.2 Complete with transducer with 4-20 mA output signal proportional to
water pressure.
2.4.31.3 0.5% accuracy over entire sensing range.
2.4.31.4 Temperature range of 0 ⁰C to 38 ⁰C.
2.4.31.5 Transducer with easily accessible, integral non-interacting zero and span
adjustment.
2.4.31.6 Over pressure input protection of two times rated input.
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2.4.31.7 NEMA-4 rated fittings.

2.4.31.8 Stainless steel wetted parts.
2.4.31.9 Burst pressure of 5 times rated input
2.4.31.10 Long-term stability of .25 percent of full scale.
2.4.31.11 Shall be ANSI 300 rated or as per UofT Project Team.
2.4.31.12 Stainless Steel wetted parts suitable for continuous contact with the
sensed medium.
2.4.31.13 Basis of design, Dwyer

2.4.32 Air Quality Sensor

2.4.32.1 Measurement of volatile organic compounds (VOC) containing, at
minimum, the following gases: Methane, Ethylene, Hydrogen, Carbon
Monoxide, Carbon Dioxide, Ammonia.
2.4.32.2 Ventilated cover, Circuit board covered by polycarbonate housing.
2.4.32.3 135 mA max current, 4 K OHMS min. load resistance, 24 VAC + 10%,-
50% or 24DC. (Min. 12V, Max 24V) power supply.
2.4.32.4 Rate of rise circuit to filter out short term disturbances and provide a
stable output.
2.4.32.5 Temperature range of 0 ⁰C to 60 ⁰C.
2.4.32.6 Mounting and enclosure suitable for duct air or space air monitoring as
specified.
2.4.32.7 Monitoring system shall be manufactured by Arjay Engineering Ltd.

2.4.33 Carbon Dioxide Sensor

2.4.33.1 Negligible temperature and humidity effect on accuracy.
2.4.33.2 Complete with transducer with selectable 4-20 mA or 0-10VDC output
signal proportional to carbon dioxide concentration.
2.4.33.3 0 - 2000 ppm CO2 sensing range.
2.4.33.4 Manufacturer 5 year or longer calibration interval guarantee.
2.4.33.5 Accuracy- ± 3% of reading or ± 50 ppm, whichever is the more stringent
requirement over 15 ⁰C to 32 ⁰C temperature range. Accuracy of +/- 5 %
or 100ppm of reading whichever is the more stringent requirement over 0
⁰C to 50 ⁰C temperature range.
2.4.33.6 Annual Drift not to exceed +/- 10 ppm.
2.4.33.7 Operating temperature of 0 ⁰C to 50 ⁰C.
2.4.33.8 Complete with auxiliary relay contacts for alarm indication.
2.4.33.9 For space monitoring applications provide with a blank, white enclosure
with no manufacturer Logo or LED indication.
2.4.33.10 For duct sensing applications provide sensor complete with aspiration
box and air stream sensor.
2.4.33.11 Non-dispersive Infrared technology based sensor.
2.4.33.12 Basis of design, Vaisala.
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2.4.34 Occupancy Sensor

2.4.34.1 The Occupancy Sensor system shall sense the presence of human activity
within the desired space and fully control the on/off function of the loads
automatically. Sensors shall turn on the load within 0.6m of entrance.
2.4.34.2 Sensing technologies shall be completely passive in nature, in that the
occupancy sensor system shall not emit or interfere with any other
electronic device, or human characteristic. Acceptable known technologies
are Passive Infrared (PIR) or Thermal Imaging.
2.4.34.3 Upon detection of human activity by the detector, a Time Delay shall be
initiated to maintain the “ON” state as specified and be field adjustable
from 30 seconds to 20 minutes.
2.4.34.4 All sensors shall have non-adjustable factory calibrated sensitivity for
maximum performance. Time Delay and field adjustments shall be
provided as needed.
2.4.34.5 The installing contractor shall be responsible for a complete and functional
system. Proper coverage of the area for all types of human activity, and
any necessary relays or miscellaneous devices is the responsibility of
the contractor.
2.4.34.6 Occupancy sensors may be connected to the BAS or stand alone and direct
to load (i.e., lighting). Application and control functionality to be defined
in the sequences of operation.

2.4.35 Occupancy Demand Control Sensor

2.4.35.1 A thermal array based sensor that counts occupants entering and leaving
the monitored space shall be the basis of design for demand control of
HVAC equipment where possible.
2.4.35.2 Project Consultant is responsible for coordinating the locations of the
sensors and any related equipment such as repeaters, nodes, masters/slaves
and power as required to furnish an operating system.
2.4.35.3 All data shall be communicated to the EMRS. Project Consultant will
coordinate with U of T Project Team for required integration with EMRS.
2.4.35.4 Counter has self-contained imaging optics, IR sensor, signal processing
and interfacing electronics in a ABS package capable of ceiling mounting
with twist off front piece for service.
2.4.35.5 Unit uses the infra-red signature of people only – no other identifying
features are to be captured.
2.4.35.6 Up to 8 units can be connected in series to allow for large zone entrance
areas.
2.4.35.7 People are counted as “net” remaining in the controlled zone with multiple
and user programmable count increment modes (crossing the line, leaving
the field of view, U-turns, direction).
2.4.35.8 Data output and configuration can be via IP connection or direct serial
connection to the master unit.
2.4.35.9 U of T shall be able to completely configure the system and access all the
data without requiring third party service teams. All firmware upgrades
shall be possible remotely via IP.
2.4.35.10 Can be powered over CAT5.
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2.4.35.11 Sensors can operate indoors between 0⁰C and 40⁰C.

2.4.35.12 Basis of design is using InfraRed Integrated Systems, IRC 3000 series.

2.4.36 Refrigeration Alarm/Monitoring System

2.4.36.1 Refrigeration Alarm/Monitoring system must be installed according to
B52 standards and follow all TSSA requirements.
2.4.36.2 Must have a local LCD display complete with membrane keypad for user
interface.
2.4.36.3 Alarm/Monitoring system must have Password protection.
2.4.36.4 The ventilation starter system should have HAND and AUTO switch
only. (no OFF position)
2.4.36.5 Alarm/Monitoring system must have local audible, visual alarm and
remote alarm capabilities.
2.4.36.6 Communication capabilities to the EMRS via Modbus RTU, Modbus
TCP/IP, BACNET/IP and relay contacts for alarming.
2.4.36.7 Refrigeration Alarm/Monitoring system shall be manufactured by either
Honeywell Vulcain or Arjay Engineering Ltd Refrigerant Gas Monitor.

2.4.37 Chiller Vent Pipe Refrigerant Leak Monitoring

2.4.37.1 Refrigerant monitoring sensor must be installed in vent pipe on each
chiller.
2.4.37.2 The sensor will be added to the Chiller Mechanical Room leak monitoring
system panel.
2.4.37.3 Refrigerant Alarm/Monitoring system shall be manufactured by either
Honeywell Vulcain or Arjay Engineering Ltd.

2.4.38 Parking Garage Carbon Monoxide (CO) Alarm/Monitoring System

2.4.38.1 Carbon Monoxide (CO) Alarm/Monitoring system must comply with the
Ontario Building Code 2012- Garage Ventilation.
2.4.38.2 Shall have a local LCD display complete with membrane keypad for user
interface unless otherwise specified by U of T Project Team.
2.4.38.3 Alarm/Monitoring system shall have Password protection.
2.4.38.4 Alarm/Monitoring system shall have local audible, visual alarm and
remote alarm capabilities.
2.4.38.5 Communication capabilities to the EMRS via Modbus RTU, Modbus
TCP/IP, BACNET/IP and relay contacts for Alarming.
2.4.38.6 Carbon Monoxide (CO) Alarm/Monitoring system shall comply with the
Ontario Building Code 2012 - Garage Ventilation.
2.4.38.7 Shall have a local LCD display complete with membrane keypad user
interface.
2.4.38.8 Alarm/Monitoring system shall have Password protection.
2.4.38.9 Alarm/Monitoring system shall have local audible, visual alarm and
remote alarm capabilities.
2.4.38.10 Communication capabilities to the EMRS via Modbus RTU, Modbus
TCP/IP, BACNET/IP and relay contacts for Alarming.
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2.4.38.11 Carbon Monoxide (CO) Alarm/Monitoring system shall be manufactured

Arjay Engineering Ltd model # 4300-PG.

2.4.39 Damper Position Switch

2.4.39.1 Mechanically actuated electrical switch.
2.4.39.2 Provide damper end switch which indicates actual damper blade position.
2.4.39.3 Damper position switches which are actuated by damper crankshaft or
actuator position will not be accepted.
2.4.39.4 Contacts shall be rated for the electrical load to be switched.
2.4.39.5 Provide Auxiliary contacts as required.

2.4.40 Electronic to Pneumatic Transducers

2.4.40.1 Provide current-to-pneumatic (I/P) transducers for BAS DDC control of
pneumatically actuated devices.
2.4.40.2 Output range shall be as required for the control device.
2.4.40.3 Provide device mounted within the associated BC/ASC/AAC controller
panel or remote field panel enclosure mounted adjacent to the associated
BC/ASC/AAC.
2.4.40.4 Operable temperature range of, at minimum, -10⁰C. to 50⁰C. with 5% to
90% RH (non-condensing).
2.4.40.5 Internal materials suitable for continuous contact with commercial
standard controls air supply.
2.4.40.6 Combined non-linearity, hysteresis and repeatability effects not to exceed
+/- 2% of span over the entire range.
2.4.40.7 Integral and accessible zero and span adjustments.
2.4.40.8 Complete with pressure gauge on the pneumatic control output.

2.4.41 Fluid Flow Measurement – BTU Energy

2.4.41.1 Flow metering installations shall be provided for the measurement of
Steam, High Temperature Hot Water (supply and return), Hot Water
Heating (supply and return), Chilled Water (supply and return),
condenser water (supply and return), Domestic City Water and
Condensate.

2.4.42 Metering Devices: Steam, Heating/Cooling water and Condensate.

2.4.42.1 Flow metering used for measuring energy consumption.
2.4.42.2 Flow metering installations shall in compliance with governing body
regulations such as ISO, API, AGA and ANSI 2530/ASME Fluid
Meters standards.
2.4.43 Mass Flow Density Compensation and BTU Devices
Requirements for Temperature Compensation:
2.4.43.1 High Precision Temperature Sensors used in metering (eg. BTU)
applications must be in compliance with the following requirements:
2.4.43.2 Tip-Sensitive RTD sensors complete with 316 drilled stainless steel
thermo-wells.
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2.4.43.3 The RTD is 100 ohm Platinum Class A (100 ohm +/- 0.06 ohm @ 0⁰C.)
stainless steel sheathed element.
2.4.43.4 Four-wire RTD's compensate for resistance resulting from length.
2.4.43.5 The sensors must be a matched pair.
2.4.43.6 Provide thermowells for temperature sensors in compliance with the
following requirements:
a) Stainless steel probe length shall be at minimum 30% of the pipe
width.
b) Moisture/waterproof housing with conduit fitting.
c) Provide complete with thermal transfer compound inside thermal
well.

Requirements for Pressure compensation:

2.4.43.7 Gauge Pressure Transmitter used in metering (eg. BTU) applications shall
be in compliance with the following requirements:
a) 0.035 percent span accuracy, 150:1 range turndown, 15-yr stability
b) Output 4-20 mA and HART protocol.
c) Provide a two valve manifold (316SST) for instrument isolation and a
drain/vent valve rain/vent valve allows venting, draining, or calibration.
2.4.43.8 Provide devices as manufactured by Rosemount MVP Series.

2.4.44 Steam Flow & BTU Measurement

2.4.44.1 For Steam Flow measurement provide Inline Linear Variable Area
(ILVA) meter device complete with a Smart Differential Pressure
Transmitter. The Smart Transmitter must have the following:
a) Shall have Density Compensation via Pressure and /or Temperature.
b) Password protected security access.
c) A lithium battery for backup.
d) USB communication adaptors complete with blanking plug & an
universal serial bus A/B cable for a PC.
e) An external 24VDC power supply
f) Capable of 4 - 20 ma analog, pulse and RS 485 outputs.
g) Accuracy ±0.05% for Spans >10% of the URL.
h) Accuracy ±0.005 (URL/SPAN) for Spans <10% of the Sensor.
2.4.44.2 Must have a local LCD display & flow computer which can be configured
for various displays e.g. Flow/Totalizing/BTU etc. unless otherwise
approved by the U of T Project Team.
2.4.44.3 Communication shall be to the EMRS via approved communication
protocols.
2.4.44.4 The Gilflo flow meter shall be a spring loaded variable area orifice with
high turndown capability (100:1). Unit to be sized by Mechanical
Consultant.
2.4.45 BTU Metering used for U of T Client Billing Purposes
2.4.45.1 Meters used in Billing shall in compliance with governing body
regulations such as ISO, API, AGA and ANSI 2530/ASME Fluid.
2.4.45.2 All BTU Metering shall be remotely monitored by EMRS via Modbus
RTU, Modbus TCP/IP, BACNET/IP.
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2.4.45.3 Shall have Density Compensation via Pressure and /or Temperature.
2.4.45.4 High Precision Temperature Sensors as specified in Section 2.4.13.
2.4.45.5 Must have Local digital display or external Flow Computer Unit.
2.4.45.6 The Local display or Flow Computer unit shall be programmable for
various flow meter types including linear, square root, multi-point
linearization or BTU data interpretation.
2.4.45.7 4-20ma flow input from Flow/Pressure transmitters.
2.4.45.8 This Display or Flow computer unit shall operate in an environment of
0⁰C to 50⁰C shall include a keypad for data input and retrieval, and an
LCD display.
2.4.45.9 Shall include an EEPROM/nonvolatile RAM.
2.4.45.10 Power supply shall be 24VDC or 24VAC.
2.4.45.11 The flow and BTU data accumulated shall be stored in a battery backed
data logger in continuous and periodic modes. Unit shall have a real time
clock and shall date stamp logged data. Unit shall have an RS-232 port
and shall be capable of setup from the keypad or laptop computer.
2.4.45.12 Provide all configuration software and licenses and all required interface
cables by the UofT Project Team.
2.4.45.13 The BTU Display/Flow computer supplier shall set up, commission and
verify BTU measurement and shall train UofT Project Team in all aspects
of BTU computer setup and operation.
2.4.45.14 BTU meter installation shall be complete including sensor wiring, power
wiring, coordination of flow meter installation in a pipeline, setup for
operation, labeling, commissioning with commissioning reports.

2.4.46 Water Flow & BTU Measurement (Heating & Chilled)

2.4.46.1 Project Consultant shall verify and confirm all meter locations with the U
of T Project Team.
2.4.46.2 The minimum turndown capability of 40:1.
2.4.46.3 Communication shall be to the EMRS via Modbus RTU, Modbus TCP/IP,
BACNET MSTP, BACNET/IP.
2.4.46.4 Capable of 4 - 20 ma analog, pulse and RS 485 outputs.
2.4.46.5 Must have a local LCD display & flow computer which can be configured
for various energy and configuration displays.
2.4.46.6 Accuracy; ± 0.5% - 1.0% of flow for velocities greater than
0.3 m/s - ± 0.0015 - 0.003 m/s for velocities less than 0.3 m/s
2.4.46.7 Flow/BTU meters to be sized by mechanical consultant.
2.4.46.8 Final commissioned report to be included in OEM manual.
2.4.46.9 Basis of design is Siemens Ultrasonic Flow meter Flexim Fluxus or UofT
Project Team approved equal.

2.4.47 Condensate Metering

2.4.47.1 A condensate flow meter shall be installed on the line leaving the
Condensate tank returning back to the Central Steam Plant. The flow
meter must have a working pressure of 230 psi (16 bar) and 130 ⁰C
operating temperature. Equipment with a register reading smallest quantity
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of 1 m3 and a capacity register/pulse counter of 100 m3. Complete with

remote reading capability.
2.4.47.2 Communication shall be to the EMRS via Modbus RTU, Modbus TCP/IP,
BACNET/IP.
2.4.47.3 Provide a Kent/AMCO Hot Water Meter Model M190 or an approved
equal. (to be sized by mechanical consultant)

2.4.48 Electrical Metering

2.4.48.1 It is the intention to sub meter electrical loads that are under the
jurisdiction of the F&S Utilities. Electrical metering is to follow the
Electrical Standards for application and installation. See Section
Electrical Standards: 16426.6 – Metering.
2.4.48.2 Submetering refers to meters that are installed after the main utility meter
and within the building.
2.4.48.3 All sub meters shall communicate with the EMRS using approved
protocols with BACNET IP the basis for design. Minimum data set to be
available is; watts, amps, volts, (all phases), kWh, time of day.
2.4.48.4 Single or multiple point metering applications shall be determined with the
UofT Project Team.
2.4.48.5 The UofT Project Team shall approve all metering applications.
2.4.48.6 Approved electrical sub meter: Schneider PowerLogic or Triacta

2.4.49 Automatic Control Valves:

2.4.49.1 Valve schedules shall be submitted for review and approval by the U of T
Project Team and shall clearly show the following for each valve:
a) Associated system.
b) Manufacturer and model number with the indication of the medium
c) Valve size and line size.
d) Flow-rate, flow coefficient (CV) and pressure drop at design conditions
or valve authority, flow-rate and pressure drop across the valve at
design conditions and pressure drop across the associated mechanical
equipment, e.g., coil, heat exchanger, etc., at design conditions.
e) Valve configuration (e.g. two-way, three-way, butterfly).
f) Leakage rate.
g) Maximum pressure shut-off capability.
h) Actuator manufacturer and model number.
i) Valve body pressure and temperature rating.
j) Normally open/closed and failure positions
2.4.49.2 Valves shall "fail safe" in a normally open or closed position or as dictated
by UofT Project Team and shall be easily accessible for servicing.
Consultant and BAS Contractor shall verify “fail safe” operation
requirements before submitting shop drawings. Default operation is “fail
safe”.
2.4.49.3 All screwed control valves from 13 mm up shall have replaceable stem
plug and seat ring.
2.4.49.4 Control valve shall be provided with an actuator, sized to allow the control
valve to shut off against normal inlet operating pressures
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2.4.49.5 Pneumatic valve actuators used to sequence multiple valves shall be

provided with pilot positioners to ensure proper sequence of each valve
and to allow for an adjustable dead band between heating and cooling
valves.
2.4.49.6 Valves shall have the manufacturer's name and the pressure rating clearly
marked on the outside of the body. Where this is not possible
manufacturer's name and valve pressure rating shall be engraved on a
minimum 50mm diameter stainless steel tag that shall be attached to the
valve by a chain in such a manner that it cannot be unintentionally
removed.
2.4.49.7 Valves 13mm to 50mm shall have screwed ends with union fittings to
allow easy removal for servicing. Valves 63mm and larger shall have
flanged ends. All valves shall meet the appropriate ANSI requirements.
2.4.49.8 The BAS Project Consultant shall certify that the materials of construction
are appropriate for the application. In particular, valves used for the
control of glycol solutions shall have a trim that is suitable for a glycol
solution.

2.4.50 Two-Way Automatic Control Valves

2.4.50.1 Shall have equal percentage characteristics.
2.4.50.2 Valve shall be capable of tight shut-off when operating at system pressure
with the system pump operating at shut-off head. Leakage rate shall not
exceed 0.01% of the rated valve capacity.
2.4.51 Three-Way Automatic Control Valves:
2.4.51.1 Shall have linear characteristics, sized for maximum 3 psi drop.
2.4.51.2 Three way control valves shall be of the mixing or diverting pattern type
as indicated in the mechanical documents. The inner valve shall have a
linear plug and stainless steel trim. Valves shall have metal-to-metal
stainless steel seats to assure tight seating.
2.4.51.3 Mixing valves shall be capable of tight shut-off between each inlet port
and the outlet port and diverting valves shall be capable of tight shut-off
between each outlet port and the inlet port when operating at system
pressure.

2.4.52 Water Service Automatic Control Valves:

2.4.52.1 Valves for water service shall be provided with Stainless steel stems.
2.4.52.2 Valves supplied for water service at 150 psig or less shall be provided
with brass plugs and elastomer U- cup or Teflon packing; valves shall be
provided with removable brass seat rings.
2.4.52.3 Valves supplied for water service over 150 psig shall be provided with
stainless steel plugs and Teflon packing; all valve sizes shall be provided
with removable stainless steel seat rings.

2.4.53 Steam Service Automatic Control Valves:

2.4.53.1 Valves for steam service shall be provided with Stainless steel stems.
2.4.53.2 Valves supplied for steam service at 35 psig or less shall be provided with
brass plugs and removable brass seat ring and Teflon packing.
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2.4.53.3 Valves supplied for steam service over 35 psig shall be provided with
stainless steel plugs and Teflon packing.
2.4.53.4 For steam capacities with modulating steam valves greater than 2000
lbs/hr, two valves shall be supplied and sequenced, one sized for 2/3 and
the other for 1/3 capacity.

2.4.54 High Temperature Hot Water Service Automatic Control Valves:

2.4.54.1 Flanged - bolts to ANSI Class 300 rated flanges (DN 25-300)
2.4.54.2 Carbon steel body materials
2.4.54.3 Trim, Self-aligning eccentrically rotating plug.
2.4.54.4 (DN 80-300) 316L stainless steel with hard faced seating surface
2.4.54.5 Seat Ring, solid clamped.
2.4.54.6 Upper & Lower Bearings seals must be for slurry/viscous service.
2.4.54.7 Operating fluid temperature range, 250⁰C
2.4.54.8 Flow characteristic, standard trim – linear.
2.4.54.9 Actuator, spring-opposed rolling diaphragm.
2.4.54.10 Actuator bench test spring range, 7 – 24 psi on supply.
2.4.54.11 Failsafe normally closed on supply valve and normally open on the by-
pass valve.
2.4.54.12 Shall be Masoneilan valve 35002 Series Camflex® II Complete with SVl-
II smart positioner sized by Mechanical Consultant.

2.4.55 Valve Actuators – Electric/Electronic

2.4.55.1 The BAS subcontractor shall provide electric/electronic actuators for all
valves except as noted in design documents.
2.4.55.2 Pneumatic type actuators may be acceptable for steam control valves
where required to meet the shut-off and torque requirements. BAS Project
Consultant shall request permission from the U of T Project Team for the
proposed application of pneumatically actuated valves.
2.4.55.3 Pneumatic type actuators are required for High Temperature Hot Water
service.
2.4.55.4 BAS contractor is responsible for connecting to existing pneumatic system
or supplying and installing pneumatic system where required to operate
valves.
2.4.55.5 Actuator shall be motor driven type. Valve stem position shall be
adjustable in increments of one (1%) percent or less of full stem travel.
2.4.55.6 Actuator shall have an integral self-locking gear train, mechanical travel
stops and adjustable travel limit switches with electrically isolated
contacts.
2.4.55.7 Actuator gear assembly shall be made of hard-anodized aluminum or steel
or material of equivalent durability. No plastic components shall be
acceptable.
2.4.55.8 Actuator shall be rated for continuous duty and have an operating voltage
of 24 VAC, an input of 0 -10 VDC or 4- 20 mA control signal and provide
a 0-10 VDC feedback.
2.4.55.9 NOTE: No floating point actuators will be accepted.
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2.4.55.10 Actuators on valves located in the outdoors shall have NEMA 4

enclosures.
2.4.55.11 Actuator motor shall be fully accessible for ease of maintenance.
2.4.55.12 Actuator shall be sized to meet the shut-off requirements when operating
at the maximum system differential pressure and with the installed system
pump operating at shut-off head.
2.4.55.13 Actuator shall control against system maximum working pressures.
2.4.55.14 Actuator shall fail safe as indicated on the control drawings that form part
of these contract documents. Provide spring return to de-energized
position on loss of power and loss of control signal if so required by the
sequences of operation. NOTE: No fail last position actuators will be
accepted.
2.4.55.15 Actuator shall accept control signals compatible with the BAS analog or
digital output subsystem as appropriate. The valve stem position shall be
linearly related to the control signal.
2.4.55.16 Actuator shall have visual mechanical position indication, showing valve
position.
2.4.55.17 Actuator shall operate the valve from the fully closed to the fully open
position and vice versa in less than two minutes.
2.4.55.18 Actuator shall be constructed to withstand high shock and vibration
without operations failure. Materials of construction shall be non-
corroding.
2.4.55.19 All valve actuators for service of control valves larger than ¾” or as
approved by the UofT Project Team, shall be equipped with an integral
position potentiometer or 0 – 10VDC feedback to indicate the stem
position of the valve. All valve actuators shall have integral end position
indicators.
2.4.55.20 Actuators shall have manual over-ride capability. The operator will be
able to manually modulate valves located in mechanical rooms in the
event of loss of power.
2.4.55.21 Actuator motor shall be fully accessible for ease of maintenance.
2.4.55.22 Approved Manufacturers: Belimo, Siemens Building Technologies,
Johnson Controls Inc., Honeywell

2.4.56 Damper Actuators: Electric/Electronic

2.4.56.1 Unless otherwise specified the BAS Project Consultant shall provide
electric/electronic actuators for all dampers and shall meet, at minimum,
the following requirements:
2.4.56.2 Damper actuators shall be selected as per manufacturer’s
recommendations with sufficient close-off to effectively seal the damper.
2.4.56.3 Modulating actuators shall provide smooth modulating control under
design flow and pressure conditions.
2.4.56.4 Provide one actuator for each damper section. Damper actuators shall not
be stacked.
2.4.56.5 Damper actuators shall fail as indicated on the control drawings that form
part of these contract documents. Provide spring return to de-energized
position on loss of power and loss of control signal if so required by the
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sequences of operation. NOTE: No fail-to-last position actuators will be

accepted.
2.4.56.6 Actuator for modulating automatic dampers shall be rated for continuous
duty and have an operating voltage of 24 VAC, an input of 0 -10 VDC or
4- 20 mA control signal and provide a 0-10 VDC feedback.
2.4.56.7 NOTE: No floating point actuators will be accepted.
2.4.56.8 Actuators for two position dampers shall be controlled by 24VAC,
24VDC power.
2.4.56.9 Actuators shall be designed for mounting directly to the damper shaft
without the need for connecting linkages
2.4.56.10 All actuators shall accept 25 mm diameter shaft directly, without the need
for auxiliary adapters.
2.4.56.11 All actuators shall have self-centering damper shaft clamp that guarantees
concentric alignment of the actuator’s output coupling with the damper
shaft. The self-centering clamp shall have a pair of opposed “V” shaped
toothed cradles; each having two rows of teeth to maximize holding
strength. A single clamping bolt shall simultaneously drive both cradles
into contact with the damper shaft.
2.4.56.12 All actuators shall have an all metal housing made from die-cast
aluminum.
2.4.56.13 All actuators must provide overload protection throughout the full range of
rotation, enabling the actuator to detect a blockage in the damper and
withstand a continuous stall condition without premature failure in
performance.
2.4.56.14 All spring return actuators shall be capable of either clockwise or counter
clockwise spring return fail-safe operation.
2.4.56.15 Stroke dampers from fully closed to fully open in accordance with the
following:

Service Timing Requirement

Two position normal 75 seconds
service
Modulating normal 120 seconds
service
Emergency service (stair 15 seconds
pressurization,
smoke containment,
Fail-safe etc.)
2.4.56.16 A
ll actuators shall be equipped with a manual drive release mechanism and
manual positioning mechanism in the absence of power.
2.4.56.17 Rated for operation at ambient temperatures of minus 40⁰C to 50⁰C.
2.4.56.18 All actuators shall provide an easily readable damper/actuator position
indicator.
2.4.56.19 Actuators shall be quiet in operation such that noise from actuator
operation is not detectable in any occupied spaces.
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2.4.56.20 Approved Manufacturers: Belimo, Siemens Building Technologies,

Johnson Controls, Honeywell.
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The project consultant confirming that all the requirements in the Section 2.4 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 10
Date: Consulting Engineer: Signature:
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This page left intentionally BLANK for the additional comments.

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PART 3 - EXECUTION
3.1 INSPECTION
3.1.1 Examine areas and conditions under which control systems are to be installed. Do
not proceed with work until unsatisfactory conditions have been corrected in
manner acceptable to BAS Project Consultant.
3.1.2 It is the responsibility of the BAS Project Consultant to ensure the site and system
design criteria can be met and to bring to the attention of UofT Project Team any
conflicts or discrepancies before proceeding.
3.1.3 It is the responsibility of the BAS Project Consultant to inspect the project
documents and ensure all BAS equipment required to bring about the full intent of
these Standards is included in their design. This includes all cabling, connections to
the UofT LAN, LAN interface devices, network cabling between UofT LAN,
switches and all BAS devices as required. The BAS Project Consultant shall
coordinate with the UofT Project Team to ensure the design meets these Standards.
3.1.4 Arrange for Electrical Authority inspection of all electrical work. Arrange for a
separate inspection of any field assembled electrical panels or systems that have
not been preapproved by CSA/ULC. Submit the Certificate of Inspection and
Product Approval Certificate with the as-built documentation.
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3.2 INSTALLATION OF CONTROL SYSTEM

3.2.1 Install systems and materials in accordance with manufacturer's instructions,
roughing-in drawings and details shown on drawings.
3.2.2 Install all controllers, cabinets, control devices and power supplies in readily
accessible locations providing adequate ambient conditions for its specified
application and to the Canadian Electrical Code.
3.2.3 Refer to additional requirements in other sections of this specification.
3.2.4 All electrical power supplies to the control devices & auxiliary components must
have current protection. (Circuit breaker or fuse are acceptable).
3.2.5 An external fast-blow fuse must be installed to all powered input/output devices
with a rating of slightly less than the maximum recommended manufacturer’s
current rating for the device.

3.3 CONTROL PANELS, CONTROLLER QUANTITY AND LOCATION

3.3.1 Control panels shall consist of one or multiple controllers as required to meet
requirements of the project and follow these Standards. Control panels shall be
wall mounted within mechanical equipment rooms. In no case shall panels, other
than terminal unit controllers, be located above ceilings. Control panels for
lighting control may be located in the electrical equipment room served by the
control panel on prior approval of UofT Project Team.

3.3.2 BAS Contractor shall extend power to the control panel from an acceptable power
panel. If the control contractor wishes to further distribute panels to other locations,
control contractor is responsible for extending power to that location by providing
the required circuit breaker. Furthermore, the Project Consultant is responsible for
ensuring adequate locations for the panels that do not interfere with other
requirements of the project and maintain adequate clearance for maintenance
access.

3.3.3 It is the Project Consultant's responsibility to provide enough controllers to ensure

a completely functioning system, according to the point list and sequence of
operations.
3.3.4 For rooftop AHUs, ERUs, etc., controllers rated for use outside the building
envelope shall be mounted inside the unit casings. If adequate space is not
available for installation of the controllers per the manufacturer’s
recommendations, they shall be installed in NEMA-4X enclosures adjacent to the
unit served. For all other controllers serving rooftop equipment coordinate with
UofT Project Team for control panel location, typically within the building
envelope directly below equipment served in an accessible location.

3.4 CONTROLLERS FOR TERMINAL EQUIPMENT

3.4.1 For equipment located in the conditioned space, controllers shall be mounted inside
the unit enclosure. Where sufficient mounting space is not available inside the unit
enclosure, a control panel shall be installed above the drop ceiling, inside the room,
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as close to the room space sensor as possible. Coordinate with UofT Project Team
to clarify acceptable mounting locations.

3.4.2 For equipment located above the drop ceiling, controllers shall be unit mounted.
(Notify UofT Project Team if 1 m clearance in front of control panel has not
or cannot be provided.) Provide adhesive backed ceiling labels, affixed to ceiling
grid below all ceiling concealed controllers, affix to ceiling panel access door for
solid ceilings.

3.4.3 Laminated control drawings, including system control schematics, sequences of

operation and panel termination drawings, shall be provided in panels for major
pieces of equipment. Terminal unit drawings shall be located in the central plant
equipment panel or mechanical room panel.

3.5 UNINTERRUPTIBLE POWER SUPPLY & SURGE PROTECTION

3.5.1 The Project Consultant shall design any power supply surge protection, filters, etc.
as necessary for proper operation and protection of all BCs, AAC/ASCs operator
interfaces, printers, routers and other hardware and interface devices. All
equipment shall be capable of handling voltage variations 10% above or below
measured nominal value, with no effect on hardware, software, communications,
and data storage.
3.5.2 If failure occurs from surges and transients during the warranty period, then
Contractor shall repair surge protection equipment and other equipment damaged
by the failure at no cost to the UofT.
3.5.3 Isolation shall be provided at all peer-to-peer network terminations, as well as all
field point terminations to suppress induced voltage transients.
3.5.4 Uninterruptible power supplies (UPS) shall supply power for the BC(s), repeater(s)
and/or ASC(s)/AAD(s) that monitor or serve emergency and/or critical equipment,
locations or points.
3.5.5 The dry contacts for monitoring the UPS(s) status shall be monitored by the BAS.
3.5.6 The UPS shall be equipped with a cord and plug and shall be plugged into a secure
outlet. The outlet shall be connected via a dedicated BAS circuit to the building
Normal/Emergency, Standby-Optional electrical panel, which may be the same
outlet specified above, if applicable. The UPS is not to be hard wired.
3.5.7 Signage at the UPS plug-in location shall include the Electrical Panel Name and
Breaker # with “This outlet for UPS Only”.
3.5.8 The UPS and the related plug shall be enclosed if necessary where public access is
possible.

3.6 INSTALLATION OF METERS AND RELATED DEVICES

3.6.1 Install sensor(s) in accordance with the manufacturers’ recommendations to
accurately sense the variables specified.
3.6.2 Flow metering installations shall in compliance with governing body regulations
such as ISO, API, AGA and ANSI 2530/ASME Fluid Meters standards.
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3.6.3 Project Consultant is responsible for the supply and installation of all devices,
software, communication devices, power supplies to bring metered data to the
EMRS.
3.6.4 Project Consultant shall verify the communication of all metered data from the
field level meter point to the EMRS is consistent, reliable and matches actual field
measured data.
3.6.5 Mount sensors securely. Mountings shall be suitable for the environment within
which the sensor operates.
3.6.6 Install sensors to properly sense the controlled medium.
3.6.7 Sensor locations shall be such that the instruments can be accessed for service and
removal.
3.6.8 Sensors mounted on water lines shall have isolation valves that shall enable the
sensor to be easily removed without the need to drain any lines or portions of lines.

3.6.9 Flow meters shall have 30 pipe diameters of straight pipe length upstream and 5
pipe diameters downstream of the flow sensing device or as per Manufacturers
OEM instruction or as accepted and approved by UofT Project Team
3.6.10 A flow straighter shall be installed where sufficient upstream pipe length is not
available.
3.6.11 When installed on Steam service the DP transmitter must be installed below the
flow sensing device.
3.6.12 The DP transmitter must be equipped with a five-way manifold.
3.6.13 Where supplied, meter local display to be installed at a height that allows it to be
read while standing on floor.
3.6.14 The display must have back light display capabilities.
3.6.15 On steam flow measurement a remote display may be permitted with approvals by
U of T Project Team.
3.6.16 Project Consultant to verify that the remote output reading matches the local
display.
3.6.17 Differential pressure transmitter lead sensing lines shall be ½ inch OD x 0.035 316
Stainless steel and Swagelok fittings. The lead sensing lines must be sloped
downward toward the transmitter at a minimum slope of 1 inch per foot. Minimize
the length of the lead sensing lines. The lead sensing lines must have isolation
valves at the flow sensing device.
3.6.18 The Lead sensing lines must have filling Tee’s installed at the isolation valves.
These Tee’s should be installed in a Bull-nose fashion.
3.6.19 When installed on Steam service a blow-down must be added to the Lead sensing
lines.
3.6.20 Display or Flow computer units shall operate in an environment of 0 ⁰C to 50 ⁰C
3.6.21 The meter must be installed in a clean pipeline, free from any foreign materials.
3.6.22 Condensate flow meters must have 10 pipe diameters upstream of the unit and 5
downstream to ensure proper flow through the meter. (Installation details to be
shown in approved Mechanical Drawings.
3.6.23 A condensate flow meter shall be installed on the line leaving the Condensate tank
returning back to the Central Steam Plant.
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3.7 DEMOLITION AND REUSE OF EXISTING MATERIALS AND

EQUIPMENT

It is the responsibility of the Project Consultant to ensure that the project design specifications
include the requirements below.

3.7.1 Project Consultant shall assume that existing equipment that specifically is
indicated to be reused is in good condition and is operable. Coordinate with UofT
Project Team for clarification of reusable equipment. Project Consultant, during
the course of work, shall inspect these devices and determine if any devices are in
need of replacement or repair. Project Consultant shall prepare an itemized list of
suggested repairs/replacement. This repair/replacement will be at the discretion of
the UofT.
3.7.2 Existing wire, conduit, and control panel cabinets may be reused at the UofT
Project Team discretion, but only if such materials or equipment comply with the
applicable specification for new materials and equipment. Such materials shall not
be reused if visibly damaged or otherwise unsuitable for the intended service.
3.7.3 Where such materials are reused, the contractor’s shop drawings shall reflect the
existing wiring designation. If existing labeling is illegible or otherwise does not
comply with the applicable specification for labeling, wiring runs shall be relabeled
in accordance with the requirements specified elsewhere.
3.7.4 Existing pneumatic tubing and tubing conduit located between the existing BAS
panels and the pneumatic operators may be reused as long as such materials
comply with the applicable specification for new materials. Materials shall not be
reused if visibly damaged or otherwise unsuitable for the intended service.
3.7.5 All pneumatic tubing to be reused shall be pressure tested and all leaks shall be
repaired. All reused pneumatic tubing shall be purged with dry air or nitrogen.
3.7.6 The existing pneumatic main air supply system shall be modified as required and
reused to serve existing pneumatic controls that are to remain, and shall be
extended as necessary to serve new pneumatic controls. Where existing pneumatic
controls are removed, main air piping shall be removed back to the point of
connection to the main air supply which remains in use, and shall be capped or
plugged.
3.7.7 Existing valves and dampers and their operators may be reused only when
preapproved by UofT Project Team. Contractor shall lubricate all damper linkages
of dampers being controlled under this project.
3.7.8 Other materials and equipment not specifically mentioned herein may be reused
only if specifically allowed by indications on the drawings and approved by UofT
Project Team.
3.7.9 For HVAC systems which are indicated to receive a new BAS, all existing
materials and equipment associated with the existing pneumatic controls and BAS
shall be removed unless otherwise specified or indicated to remain, or unless
reused in accordance with the above requirements, except for the following:
3.7.9.1 Conduit and electrical boxes (but not wiring within conduit) may remain in
place if not reused (leave a pull line);
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3.7.9.2 Inaccessible pneumatic tubing may remain in place if not reused. Tubing
must be sealed and permanently labeled as “Abandoned in Place”.
3.7.9.3 Existing materials and equipment to be removed shall be removed subject to
the requirements in paragraph “Sequence of Work”. For HVAC systems,
which are not to receive a new DDC BAS, the existing pneumatic control
system shall remain fully functional.
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3.8 SEQUENCE OF WORK FOR PNEUMATIC SYSTEMS CONVERSION

3.8.1 All work involving changeover of control functions from existing pneumatic
control system to the new DDC BAS shall be performed in accordance with the
following sequence in order to minimize the duration of equipment outages. The
following descriptions are intended to indicate the sequence in which the work
shall be performed, not to define fully the scope of the work.
3.8.2 All conversions from pneumatic controls to DDC must be completed with products
and procedures that follow these Standards.
3.8.3 Install operator’s terminal, peripherals, graphic software, and LAN prior to placing
any equipment under the control of the new BAS.
3.8.4 Work which requires shutting down a pump motor, fan motor, or chiller shall be
considered a utility shutdown and shall be subject to the restrictions specified in U
of T’s power outage protocol “UofT Outage Notification Protocol”.
3.8.5 The following sequence applies to an individually controlled HVAC subsystem,
such as an air handling unit. Only one such system shall be placed under manual
control at any given time.
3.8.5.1 Install controllers adjacent to (or within) existing control panel.
Programming shall be complete (except for loading and debugging) prior
to installation. Install all field devices, which do not require interruption
of the existing control system.
3.8.5.2 Install all conduit, wiring, and pneumatic tubing which does not require
interruption of the existing control system.
3.8.5.3 Remove existing controls including wiring, conduit, and tubing (except
materials to be reused in accordance with provisions specified elsewhere)
which must be removed to facilitate installation of new BAS materials and
equipment.
3.8.5.4 Remove existing digital control system points (if applicable). Install and
calibrate remainder of new BAS materials and equipment for this
subsystem. Load controller software. Connect controller(s) to LAN.

3.8.6 Perform all field testing and calibration that does not require connection of
permanent pneumatic outputs.
3.8.7 Remove remaining existing pneumatic and digital control system materials and
equipment (except materials to be reused in accordance with provisions specified
elsewhere). All existing digital controls equipment for those subsystems that have
not yet been converted shall remain intact, on-line, and fully functional.
3.8.8 Schedule work in University occupied spaces 10 working days in advance with the
University’s representative. Scheduling shall not be required for work in
equipment rooms, electrical closets, and similar service areas.
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3.9 CONTROL POWER SOURCE AND SUPPLY

It is the responsibility of the Project Consultant to ensure that the project design specifications
include the requirements below:
3.9.1 Project Consultant shall extend all power source wiring required for operation of all
equipment and devices provided in the BAS project.
3.9.2 All control panels shall be served by dedicated power circuits. BC control panels
shall additionally be provided with external UPS power supplies to meet the
requirements for BC power failure operation. Control panel shall be labeled with
electrical panel & circuit source.
3.9.3 Where a controller controls multiple systems on varying levels of power reliability
(normal, emergency, and/or interruptible), the controller shall be powered by the
highest level of reliability served.
3.9.4 Obtain power from a source that feeds the equipment being controlled such that
both the control component and the equipment are powered from the same panel.
Where equipment is powered from a 600V source, obtain power from the
electrically most proximate 120v source fed from a common origin.
3.9.5 Where control equipment is located inside a new equipment enclosure, coordinate
with the equipment manufacturer and feed the control with the same source as the
equipment. If the equipment’s control transformer is large enough and of the
correct voltage to supply the controls it may be used. If the equipment’s control
transformer is not large enough or of the correct voltage to supply the controls
provide separate transformer.
3.9.6 All device power sources and supplies must be labeled.

3.10 COORDINATION
It is the responsibility of the Project Consultant to ensure that the project design specifications
include the requirements below.
3.10.1 Integrate and coordinate work under this section to controls and control devices
provided or installed by others.
3.10.2 Coordinate access to and integration of the BAS onto the EMRS with UofT Project
Team. Access to the F&S LAN is strictly controlled by UofT - IT. UofT - IT
requires a minimum of three (3) days’ notice for any LAN IP addresses or access.
Note: No contractor switches or LAN extenders will be permitted without express
and written approval by UofT - IT.
3.10.3 Each supplier of control product to configure, program, start-up and commission
that product to satisfy requirements of Sequence of Operation regardless of where
within contract documents product is described or specified.
3.10.4 Resolve compatibility issues between control product provided under this section
and those provided under other sections or divisions of this specification.
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3.11 PASSWORD PROTECTION

3.11.1 Password protection is critical for authorized and traceable access. Multiple-level
password access protection shall be provided to allow the U of T IT and EMRS
Administrator to limit workstation control, display and database manipulation
capabilities as they deem appropriate for each user, based upon an assigned user
name with a unique password.
3.11.2 All passwords for the system shall be provided to the UofT - IT and EMRS
administrator, control contractor & manufacturer level passwords for the systems
provided under this project.
3.11.3 Passwords shall restrict access to all Control Units.
3.11.4 Each user name shall be assigned to a discrete access level. A minimum of five
levels of access shall be supported. Alternately, a comprehensive list of
accessibility/functionality items shall be provided, to be enabled or disabled for
each user.
3.11.5 A maximum of 30 user names per Area shall be supported and programmed per
the University’s direction.
3.11.6 Operators and Control Technicians shall be able to perform only those commands
available for the access level assigned to their user name.
3.11.7 User-definable, automatic log-off timers of from 1 to 60 minutes shall be provided
to prevent operators and Control Technicians from inadvertently leaving interface
device software on-line.

3.12 PASSWORD SETUP

3.12.1 Set up the following password levels to include the specified capabilities:
1. Level 1: (UofT - IT, EMRS Administrator)
a) Modify graphic software
b) View, add, change and delete user names, passwords, password levels
b) All unrestricted system capabilities including all supervisory devices.
c) Configure system software
d) Modify control unit programs
e) Any modifications to control units
c) All Administrator rights.
2. Level 2 (UofT Control Technicians, Area Managers)
a) Access to all Campus Areas
b) All unrestricted system capabilities including all supervisory devices.
c) Configure system software
d) Modify control unit programs
e) Any modifications to control units programing must be requested in writing
through the UofT Change request process.
3. Level 3: (Building Operator Leadhand)
a) Access only to their assigned Area
b) Override output points
c) Change setpoints
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d) Change equipment schedules

e) Acknowledge alarms
f) Unrestricted access for viewing or modifying Building Operators user names
& passwords.
g) Exit BAS software to use third party programs
4. Level 4: (Building Operator)
a) Access only to their assigned Area
b) Override output points
c) Change setpoints
d) Change equipment schedules
e) Acknowledge alarms
5. Level 5: (Read Only, Guest)
a) Display all graphic data
b) Trend point data

3.13 POINT NOMENCLATURE

3.13.1 Point nomenclature shall be consistent and approved by U of T Project Team. The
point name shall uniquely identify the point within the EMRS and describe the
point function. The name will include point location, category, equipment type,
space type and point type. Sample naming as follows:
BUILDINGNUMBER_SYSTEMNAME_ DEVICENAME_ENGUNITS
For example:
042_AHU1_SASPT1_TTT degC
3.13.2 U of T Building & Point Naming Convention List
3.13.2.1 See Section 3.22, Figure 7 for Building numbers, System and Device
name list.

3.14 POINT OVERRIDE

3.14.1 Each displayed point shall be individually enabled/disabled to allow mouse driven
override of digital points or changing of analog points.
3.14.2 NOTE: These override points will have a timed out function (programmable).
Such overrides or changes shall occur in the control unit, not just in the EMRS
system. The graphic point override feature shall be subject to password level
protection. Points that are overridden shall be reported as an alarm, and shall be
displayed in a coded PINK color. See Section 3.21, FIGURE 2.
3.14.3 The alarm message shall include the operator’s user ID. A list of points that are
currently in an override state shall be available through menu selection.
3.14.4 All override points must be limited to a selectable allowable time up to a maximum
of 24 hrs. When the overridden point has timed out, the point will reset back to a
default setting and will generate an alarm.
3.14.5 Only BACNET Manual Operator Override function is allowed with the Bacnet
Priority 8. Any vendor specific override functionalities that use non Bacnet
compliant functions are not acceptable.
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3.15 GRAPHIC SCREENS

3.15.1 Refer to Section 3.18 – Diagrams and Figures for samples of interactive graphic
designs. All graphics will be configured for the EMRS and approved by the U of T
Project Team.
3.15.2 Floor Plan Screens: The contract document drawings will be made available to the
Project Consultant in AutoCAD format upon request. These drawings may be used
only for developing backgrounds for specified graphic screens; however the University
does not guarantee access or the suitability of these drawings for the Project
Consultant’s purpose.
3.15.3 Provide main page graphic that can be used to identify and link to all graphics
supplied.
3.15.4 Provide graphic floor plan screens for each floor of the building. Indicate the location
of all equipment that is not located on the equipment room screens. Use a distinct line
symbol to demarcate each terminal unit zone boundary. Use distinct colours to
demarcate each air handling unit zone. Mechanical floor plan drawings will be made
available to the contractor upon request for the purpose of determining zone
boundaries. Provide a drawing link from each space temperature sensor symbol and
equipment symbol shown on the graphic floor plan screens to each corresponding
equipment schematic graphic screen.
3.15.5 Provide graphic floor plan screens for each mechanical equipment room and a plan
screen of the roof. Indicate the location of each item of mechanical equipment. Provide
a drawing link from each equipment symbol shown on the graphic plan view screen to
each corresponding mechanical system schematic graphic screen.
3.15.6 If multiple floor plans are necessary to show all areas, provide a graphic building key
plan. Use elevation views and/or plan views as necessary to graphically indicate the
location of all of the larger scale floor plans. Link graphic building key plan to larger
scale partial floor plans. Provide links from each larger scale graphic floor plan screen
to the building key plan and to each of the other graphic floor plan screens.
3.15.7 Provide a graphic site plan with links to and from each building plan.
3.15.8 System Schematic Screens: Provide graphic system schematic screen for each HVAC
subsystem controlled with each I/O point in the project appearing on at least one
graphic screen. System graphics shall include flow diagrams with status, setpoints,
current analog input and output values, operator commands, etc. as applicable. General
layout of the system shall be schematically correct. Input/output devices shall be
shown in their schematically correct locations. Include appropriate engineering units
for each displayed point value. English language descriptors shall be included for each
point on all graphics; this may be accomplished by the use of a pop- up window
accessed by selecting the displayed point with the mouse. Indicate all adjustable
setpoints on the applicable system schematic graphic screen or, if space does not allow,
on a supplemental linked-setpoint screen.
3.15.9 Link screens for air handlers to the heating system and cooling system graphics. Link
screens for supply and exhaust systems if they are not combined onto one screen.
3.15.10Provide a graphic screen for each zone. Provide links to graphic system schematic
screens of air handling units that serve the corresponding zone.
3.15.11Provide a cooling system graphic screen showing all points associated with the chillers,
cooling towers and pumps. Indicate outside air dry-bulb temperature and calculated
wet-bulb temperature. Link screens for chilled water and condenser water systems if
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they cannot fit onto one cooling plant graphic screen.

3.15.12Link screens for heating and cooling system graphics to utility history reports showing
current and monthly electric uses, demands, peak values, and other pertinent values.
3.15.13Alarms: Each programmed alarm shall appear on at least one graphic screen. In
general, alarms shall be displayed on the graphic system schematic screen for the
system that the alarm is associated with (for example, chiller alarm shall be shown on
graphic cooling system schematic screen). For all graphic screens, display analog and
digital values that are in an ‘alarm’ condition in a red colour. See section 3.18, Figure 1
for Alarm symbols.

3.16 DYNAMIC SYMBOLS:

3.16.1 Provide a selection of standard symbols that change in appearance
based on the value of an associated point. See Section 3.18, Figures 1,2,3,4 & 5.
3.16.1.1 Point Status Colour:
Graphic presentations shall indicate different colours for different point
statuses (e.g. for ALARM and OVERRIDE STATUS - green = normal,
red = Critical Alarm, yellow = non-Critical Alarm) and orange = operator
override)
3.16.1.2 Analog Symbol:
Provide a symbol that represents the value of an analog point as an
engineering units and/or linear bar graph.
3.16.1.3 Digital Symbol:
Provide symbols such as switches, pilot lights, rotating fan
wheels, etc., to represent the value of digital input and output points.
3.16.1.4 The Controls Project Consultant shall provide libraries of pre-engineered
screens and symbols depicting standard air handling unit components,
mechanical system components, complete mechanical systems and
electrical symbols. At a minimum provide all symbols used by the graphics
required by this solicitation. Submitted to the U of T Project Team for
approvals.
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3.17 ACCEPTANCE TEST

It is the responsibility of the Project Consultant to ensure that the project design
specifications include the requirements below.

3.17.1 When EMRS Integration and Commissioning Process has been completed
satisfactorily, the UofT Project Team will give approval for commencement of the
Acceptance Test.
3.17.2 Notify UofT Project Team in writing 2 weeks prior to the testing date.
3.17.3 Furnish a new operator’s log book to building operators.
3.17.4 The Acceptance Test period shall be 21 days. Visit the site each morning, Monday
to Friday, to review the BAS operation and the building operators log book which
contains records of all problems experienced by the building operators, the point
object name and value and time and date of failure, and time of return to service.
During the first 14 days of the acceptance test, any operational failures due to
malfunction of wiring, controllers or Operator Interfaces, shall designate a restart
to testing for 21 days. Any failure of control devices shall be corrected and the
acceptance test shall continue from the date the failure has been corrected. During
the last 7 days of testing, no failures of any kind will be accepted, or the last 7 days
shall be repeated.
3.17.5 The BAS shall not be accepted or handed over until the Acceptance Test is
successfully completed.
3.17.6 Verify the overall networked system performs as specified.
3.17.7 Commissioning is to be in coordination with U of T Project Team Commissioning
Standards.
3.17.8 Carry out end-to-end checks for all control points, verifying their proper operation.
End-to-end checks are defined as VISUAL confirmation that an input or output
signal from the DDC system results in correct operation of physical system
components, not assumed operation as implied by output status indicated on
system interface screens or graphics. Produce documentation indicating the date
and results of all end-to-end checks, including calibration factors entered.
3.17.9 Subsystems not controlled electronically shall also be tested and commissioned.
3.17.10 At the successful completion of the Acceptance Test, provide a certificate of
completion.
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3.18 INSTRUCTION AND TRAINING

It is the responsibility of the Project Consultant to ensure that the project design specifications
include the requirements below.
3.18.1 The training objectives and deliveries must comply with the Section 3.20.5 of this
document
3.18.2 The level of training required will depend on the scale of the BAS Project.
Training level and number of days for the following sections to be fully defined by
UofT Project Team.
3.18.3 Provide a qualified instructor (or instructors) with five years minimum field
experience with the installation and programming of the project’s BAS DDC
systems.
3.18.4 Provide instruction during the BAS installation. This instruction shall include:
identification of devices, power sources, conduit and wire installation, the
operation of controlled devices and how they interface with the mechanical
systems.
3.18.5 Provide additional days of instruction that shall cover the operation and
maintenance of the BAS systems. The instruction shall be conducted in the
building and video taped on DVD by the Project Consultant. Submit training
course outline for review by the UofT Project Team before completion of the BAS
and before instruction period commences.
3.18.6 The components of the training must comply with the Section 3.20.5.2 (Training
Plan) of this document.
3.18.7 Any maintenance performed by the U of T personnel shall not cause the
warranty on the components to be voided or amended in any way.
3.18.8 Provide an additional three (3) days of training that may be scheduled up to six
months after BAS Acceptance. UofT Team will advise the BAS Project
Consultant of the training content required.
3.18.9 A training day shall occur during normal working hours, last no longer than 7.5
hours and include a one-hour break for lunch and two additional 15-minute breaks.
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3.19 EMRS INTEGRATION WITH NON-BACNET COMPLIANT

COMPONENTS
It is the responsibility of the Project Consultant to ensure that the project design
specifications include the requirements below.

3.19.1 PURPOSE AND DEFINITIONS

The purpose is to describe the functional requirements for the BACNET protocol data
acquisition (DAQ) and data share between the EMRS, BAS Direct Digital Controllers
(B-BC, B-AAC) and the embedded non-compliant BACNET controls components.
These may include the Variable Refrigerant Flow (VRF) devices, chillers, boilers,
humidifiers, Variable Speed Drives, meters interfaces, lighting controls, weather
stations, flow stations, gas monitors, fume hoods and lab controls, etc. Provide main
page graphic that can be used to identify and link to all graphics supplied.

3.19.1.1 The BACNET compliance level is determined by the capabilities of the

BACNET device to support the following minimum requirements:
• Ability to modify BACNET Object names to comply with the UofT
BAS Standard and its naming conventions.
• Support of the BACNET Intrinsic Alarming.
• Support of the BACNET Notification Classes with the Read/Write
ability to modify the ranges for Urgent, High and Low priorities.
• Support of the BACNET Share functions with Read/Write capabilities
as minimum.
3.19.1.2 The standard implementation requires the approved BAS Controls vendor
(Siemens, Honeywell or Johnson Controls) to implement the solution
where the integration with the embedded non-compliant BACNET
components is done directly through B-BC/B-AAC.
3.19.1.3 All the BACNET object mapping, BACNET alarm management and
BACNET DAQ algorithms are solely created within the vendor’s approved
B-BC or B-AAC controllers.

3.19.2 IMPLEMENTATION
3.19.2.1 Direct integration between EMRS and embedded non-compliant BACNET
controls components is not allowed.
3.19.2.2 It is full responsibility of the BAS vendor to identify the compliance level
of the embedded non-compliant BACNET controls components.
3.19.2.3 The compliance level must be approved by the UofT BAS Project Team
3.19.2.4 The non-compliant BACNET controls component that is serving a critical
mechanical system(s) must have implemented the fully functional and
alarmed Device Status heartbeat and watchdog algorithm. This will allow
to monitor that status of the non-compliant BACNET controls component.
This must be implemented for the critical BAS applications like chillers,
fume hoods, labs identified in written by UofT Project Team.
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3.19.3 INTEGRATION DIAGRAM

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The project consultant confirming that all the requirements in the Section 3.19 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 11
Date: Consulting Engineer: Signature:
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This page left intentionally BLANK for the additional comments.

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3.20 EMRS INTEGRATION COMMISSIONING PROCESS

It is the responsibility of the Project Consultant to ensure that the project design specifications
include the requirements below.

3.20.1 PURPOSE AND DEFINITIONS

The Commissioning Process for EMRS Integration is intended to direct the
commissioning activity of integrating a building level BAS to the EMRS for all new,
expanded or renovated systems.
This document is intended to provide the guideline to establish each stage of the EMRS
integration process, its prerequisites, deliverables and the responsibility matrix to ensure
the following:
• During the project handover phase, UofT F&S has the ability to
operate and to monitor the interfaced equipment through the
temporary vendor specific standalone BAS Workstation with the
capabilities to provide the remote alarm notifications.
• Upon the project completion, UofT F&S has the operational and
monitoring ability of the interfaced BAS equipment.
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3.20.2 DEFINITIONS
Term Definition
BAS Building Automation System
BACnet The BACnet Instance number is a unique number associated with each BACnet object
Instance
Numbers
BACnet The precise definition of the constructs and rules needed for creating BACnet objects.
Metamodel
Definitions
Building The entire Distributed Digital control system as applied to a specific project or building, each
Automation BAS is integrated into the EMRS.
System (BAS)
Basis of Design Documentation of the primary thought processes and assumptions behind design decisions that
(BOD) were made to meet the owner's project requirements (OPR). The basis of design describes the
systems, components, and methods chosen to meet the OPR.
BAS Controller A fully programmable device capable of carrying out a number of tasks including controlling and
monitoring via direct digital control (DOC) of specific systems, acting as a communications router
between the F&S LAN and serial fields busses, and data storage for trend information, time
schedules, and alarm data.
Calibration The acceptable variation in instrument indication for a given input, for which no adjustment is
Tolerance required. The CTL is derived from the Instrument Manufacturers Limits. The CTL is within the
(CTL) Process Calibration Tolerance Limit of an instrument.

Change Any addition to, deletion from, or modification to an aspect material, facility, utility, equipment,
logic or practice within the scope of the Building Automation System (BAS). This differs from a
deviation due to unplanned events requiring temporary actions to be remediated to the initial
conditions prior to the unplanned event.

Commissioning An individual or company identified by an owner to lead the commissioning activity in the
Authority implementation of the Commissioning process.
(CxA)
End Device A device in the field that measures, monitors or controls connected to the BAS
Energy A Campus-wide administrative application level system provided by and maintained by F&S,
Management Each BAS is integrated to the EMRS.
and Reporting
System
(EMRS)
Functional A range of tests under actual load, conducted to verify the specific systems, subsystems,
Performance components and interfaces between the systems conform to given criteria.
Testing (FPT)
Human A device designed to enable humans to access the BAS and /or the EMRS by using a set of
Machine custom-built graphics.
Interface
(HMI)
Internet A numeric label assigned to each internet protocol capable device.
protocol (IP)
Address
Network A network device that connects devices together to a computer network
Switch
Operational Training of the individuals who use (owner), operate (facility personnel), or maintain (skilled
training trades, technicians, and engineers) using current versions of the commissioning documents
including operations and maintenance manuals. The training shall be designed specifically for
each group delivered both in the classroom and on-site.
Operation and A document that describes in lay terms, the operation of all systems and equipment in a facility.
Maintenance An operations manual details modes of operation with associated diagrams to illustrate the
Manual sequence of operation for each system and interaction between systems. The maintenance manual
describes maintenance requirements and sequences, with the required bill of material.
Owner's A document that provides the explanation of the ideas, concepts, and criteria that are considered
Project very important to the owner. The OPR cites specific measurable goals for the owner's objective.
Requirement
(OPR)
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Patch Panel A device with a number of ports between field environments and network (EMRS) switches
Process The maximum allowable deviation of a quality subject to the measurement of the true value
Calibration before there is an impact on the control of the process.
Tolerance
Limits(PCTL)
Service Tool A device capable of connecting to, or accessing a BAS or EMRS for service, upgrade, monitoring
or repair of the BAS.
Static The verification and documentation that all system elements are in accordance with the design
Verification requirements, correctly installed, connected and labeled with consideration for accessibility.
Start-up The verification that documentation is complete, sensors are calibrated, control wiring integrity
Verification checked, correct response of all points in the system verified with the correct response from all
end devices.
System EMRS Built-in Graphic User Interface that provides the basic information on the BAS and/or
Graphic Screen EMRS related to any particular BAS data object for the commissioning task only
F&S Project F&S Project team, consists UOFT F&S Operations, UOFT F&S IT, UofT F&S Commissioning
team Coordinator
UOT Project University of Toronto Project Stakeholders, which includes members of the F&S Project Team.
Team
Cx Team The Cx Team will include the F&S project team along with the Cx Authority, Design Engineer,
Project Manager and related contractors carrying out Commissioning of the system
Automation The Group consists of the Control technicians and the BMS Technicians.
and Control
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3.20.3 STANDARDS
3.20.3.1 The following standards shall be referenced in conjunction with this
document.
3.20.3.1.1 University of Toronto -Building Automation Design Standard:
http://www.fs.utoronto.ca/wp-content/uploads/standards/bas/UofT_FS_BAS_Standard.pdf

3.20.3.1.2University of Toronto –Commissioning Process, Overall Building

Commissioning:
http://www.fs.utoronto.ca/wp-
content/uploads/standards/commissioning/BuildingCommissioningProcess.pdf

3.20.3.2 Comply with rules and regulations of codes and ordinances of local,
provincial, and federal authorities, such codes and ordinances, when more
restrictive, take precedence over the Contract Documents.

3.20.4 PROCEDURE
3.20.4.1 General
3.20.4.1.1 The process has been described in stages in which required
deliverables and responsibilities throughout the project
development and implementation are defined. To ensure a smooth
transition through the sequential stages through the project it is
necessary that each stage’s deliverables be submitted and
accepted prior to entering the next stage.
3.20.4.1.2 The Cx Authority will be responsible to coordinate with all
stakeholders to develop the Cx schedule that will incorporate
these milestones and establish timelines as agreed by all
stakeholders.

3.20.4.2 Design /Pre Tender Stage

3.20.4.2.1 The Basis of Design will be a document provided by the Design
Engineer to the UOT Project Team for review. Refer to the
Overall Building Commissioning Process Standard.
3.20.4.2.2 F&S Project Team will provide the Cx Team with estimates of
time and cost to execute the integration of the BAS systems to the
EMRS. The estimate is intended to provide the Cx team with
approximate timelines required for F&S IT to complete various
tasks.

3.20.4.3 Construction Stage

3.20.4.3.1 This stage in the process shall be completed prior to the
occupancy or the mechanical building systems handover,
whichever comes first.
3.20.4.3.2 The BAS contractor will provide the Shop drawing documentation
to the Design Engineer for review. The Shop drawings must
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comply with section 1.11 of the UOT Building Automation

Design standards.
3.20.4.3.3 Shop drawings reviewed by both Design engineer and Cx
authority shall be submitted to F&S Project team for review and
commencement of EMRS graphics. Only shop drawings marked
as “Reviewed as noted” or “Approved” shall be submitted to the
F&S project team. F&S Project team will return their comments
for Design Engineer review/comments and incorporation in the
final review of the Shop Drawings returned to the Project
Consultant. The project shall allow in the schedule enough time
for this review cycle to occur.

3.20.4.3.3.1 The CxA shall review the documents from the commission
ability standpoint. In their review, they should clearly state
that the shop drawings have all required information for
commissioning of the BAS system including testing all
sequences of operation.
3.20.4.3.3.2 The CxA shall submit their comments in editable document.
3.20.4.3.3.3 The Design Engineer shall provide responses to each of the
CxA comments in the editable document. This document
shall be provided to F&S Project team with reviewed shop
drawings for their record.

3.20.4.3.4 Submit the Approved/Reviewed as noted status BAS shop

drawing to F&S Project team for review and commencing
generation of EMRS graphics.
3.20.4.3.5 The Cx Authority will provide Functional Performance test scripts
/BAS system Acceptance procedures to the Cx Team for review
through an updated Cx Plan.
3.20.4.3.6 Acceptance procedure

3.20.4.3.6.1 The Cx Authority shall complete:

3.20.4.3.6.1.1 All functional performance tests as per Cx Plan and
submits any discrepancies or issues noted through an
issues log supported with concern, corrective
measures, and responsibilities. Submit the issues log
to the F&S Project team.
3.20.4.3.6.1.2 Ensure that all field devices, including sensors, final
control elements installed as per approved control
schematics. Any discrepancies should be marked up
and submitted as part of the Field Cx documentation.
3.20.4.3.6.1.3 Ensure all Controllers, B-BC, B-ASC, B-AAC
installed, powered up and commissioned as per the
approved BAS shop drawing. Any discrepancies
should be marked up and submitted as part of the
Field Cx documentation.
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3.20.4.3.6.1.4 Ensure all required physical networking are in

compliance to Section 3.21 of the UOT Building
Automation Design standards. Review and verify all
Networking cable checklists and Fluke test reports
submitted by the contractor. Any discrepancies
should be marked up and submitted as part of the
Field Cx documentation.
3.20.4.3.6.1.5 Ensure all graphical representations of systems are
provided on the temporary vendor specific
standalone BAS Workstation with the contractor’s
temporary installed Graphical User Interface in the
building. Provisions of all required alarms, trends,
monitoring and control points (physical & virtual )
must be provided and verified by the CxA on the
Graphical user interface (GUI) provided by the BAS
contractor. Screenshots of the GUI pages should be
included as a part of the Field Cx Documentation to
aid in the development of EMRS graphics
3.20.4.3.6.1.6 Ensure that the alarms notifications for the
predefined and approved critical control
objects/points are being sent to the predefined list of
the alarm recipients from the BAS workstation. The
BAS vendor must supply its own dedicated
temporary communication gateway and/or a modem
device for the internet connectivity along with the
SMTP service that is properly and securely
configured and functional.
3.20.4.3.6.1.7 Ensure that all the Bacnet Analog Inputs and Outputs
have properly configured Change of Value properties
as defined in the Section 2.3.2.24 of this document.
3.20.4.3.6.1.8 Ensure all systems functional test forms after
completion must be submitted as part of the Field Cx
documentation.
3.20.4.3.6.1.9 Ensure that the EMRS Bacnet Compliance Test
Readiness form is submitted based on the following
template:
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EMRS Bacnet Compliance Test Readiness Form

BAS Controls Contractor:

Johnson Controls (JCI)
Siemens (SBT)
Honeywell (HBS)

BAS Controls Contractor Team,

We are in the preparation phase for the EMRS Bacnet Compliance Testing.

Below is the list of project(s) and the most current submittal of the mandatory documentation.

List of project(s):
<insert UofT Project Identification> ex. P001-19-123 Main Building BAS Retrofit)

As-Built Drawings – Network Architecture:

To be provided for all projects by BAS Controls Contractor. All drawings should have some
references to the project numbers for the effective identification. The final markup drawings that
reflects the completed state of the project are also acceptable.
The network architecture drawing is sufficient to show the B-BC and ASC/AAC riser for each B-
BC. For the ASC/AAC architecture, the device count and traditional ASC/AAC schedule is
sufficient, if exists.

EMRS Bacnet Implementation Metafile:

<insert the reference to the EMRS Bacnet Implemenation Metafile> , ex. P001-19-123 Main
Building BAS Retrofit EMRS_BACNET_Implementation_Requirements_v3.0_05SEP2018.xlsx
(attached)

Wiring Installation Qualification Document:

<insert the reference to the Wiring Installation Qualification document , (Section 3.21 of the UofT
BAS Standard) > , ex. CEIE NETWORK REPORT.PDF (attached)

IMPORTANT NOTE:
The attached documents must be reviewed by BAS Controls Contractor team as the documents will
be used for the EMRS Bacnet Compliance Testing. Since all the information was shared, it is
expected that the accuracy of the documentation will match the current on site installation.
It is the responsibility of the BAS Controls Contractor to provide the proper information.

Any discrepancy between the documentation and the actual status during the compliance test will
be flagged as FAILED.
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ACTIONS REQUIRED:
1. BAS Controls Contractor to provide the as-built drawings or the final markup drawings that
reflects the completed state of the projects. The network architecture drawings is sufficient
to show the B-BC and AAC/ASC device count and the .
2. BAS Controls Contractor to provide the final confirmation that the projects are Network
Ready and EMRS Ready.
a. Network Ready – YES --- NO
i. IP device can be pinged from the properly labeled patch panel based on the
document: < Wiring Installation Qualification Document >
b. EMRS Ready – YES --- NO
i. B-BC and ASC/AAC are configured with the Bacnet Instance numbers and
Bacnet Object names based on the document: < EMRS Bacnet
Implementation Metafile >
ii. B-BC has properly defined Alarm Notification Classes based on the UofT
BAS Standard
iii. B-BC and ASC/AAC have properly configured Bacnet Change of Value
properties for all Analog Inputs and Analog Outputs
3. BAS Controls Contractor to provide specific report “EMRS Bacnet Compliance Test
Readiness Form.docx” based on the template listed in the UofT BAS Standard on Page 127,
Section 3.21.3 must be provided.
4. BAS Controls Contractor to provide specific report “Project Points List EMRS Submittal
Form.xlsx” based on the template listed in the UofT BAS Standard on Page 130, Section
3.21.4 must be provided.
5. UofT F&S IT : On site EMRS Compliance Testing (Total of # B-BC controller) – expected
completion: up to 5 business days following EMRS Ready report
6. UofT F&S IT : Final Report (pending on the test results) – expected completion: up to 5
business days following EMRS Ready report
7. UofT F&S IT : EMRS Integration (alarms, history trends) - expected completion: up to 5
business days following the Final Report
8. UofT F&S IT : EMRS Integration GUI (pending the final commissioning report) - expected
completion: up to 6 weeks following the EMRS Integration
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3.20.4.3.6.2 All Field Cx documentation and related test sheets shall be

provided to F&S Project team, (preferably system wise) to
commence verification and integration of the installed BAS
system to the EMRS within 1 week after Cx Authority has
completed their onsite static and functional verifications.
3.20.4.3.6.3 Upon receipt of the Installation Checklist document based on
Section 3.21 of the Wiring Requirements and the written
notice that includes EMRS BACNET Compliance Test
Readiness form (3.20.4.6.3.1.8), F&S IT will conduct an on-
site visit to carry out the following tasks:

3.20.4.3.6.3.1 Verification of the Installation Checklist prior the

site visit.
3.20.4.3.6.3.2 Site visit with the visual verification of the
Installation Checklist.
3.20.4.3.6.3.3 Installation qualification of the BACnet compliance
of the BAS DDC components. Read/write access,
naming convention, alarm notifications.

3.20.4.3.6.4 Upon completion, a set of verification documents for the

UOT Building Automation Design standards compliance,
BACnet integration compliance, and network wiring
compliance shall be provided.
3.20.4.3.6.5 The CxA shall coordinate with the contractor the Training of
Building Engineers, and the Control and Automation staff.
The training shall be structured to align with the requirements
as provided in section 3.20.5 of this document. Delivering
training modules A, B and C on a functional system are
mandatory prior to the project reaching the mechanical
building systems handover. Refer to section 3.20.5.2 of this
document.
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3.20.4.4 EMRS Compliance Testing Stage

3.20.4.4.1 This phase can be initiated only after deliverables related to
3.20.4.3.6 have been submitted in the single submission package
and reviewed by F&S. Partial submissions and/or incomplete
documentation sets are not acceptable.
3.20.4.4.2 The intent is to reduce the modification of tag references of points
that are populated on the EMRS in the following phase.
3.20.4.4.3 This phase includes multiple testing procedures performed by
F&S to ensure that the physical installation and the DDC software
configuration complies with the UofT BAS Standard.
3.20.4.4.4 This phase includes the EMRS database design in order to create
the real-time data acquisition. This includes the following:
3.20.4.4.4.1 Auto-discovery of all the BACnet objects between the DDC
field controllers and EMRS. This will create the actual
licensing cost model that is mentioned in the Design/Pre-
Tender Stage section 3.20.4.2.2 of this document.
3.20.4.4.4.2 Verification of the naming convention and BACnet
compliance.
3.20.4.4.4.3 Download of all compliant BACnet Objects to the online
database and the initial start of the historical data collection
and the ability of EMRS to send out the alarm notifications to
the existing list of recipients.
3.20.4.4.5 Upon completion of this phase a fully programmed EMRS for the
real-time data acquisition with the ability of the EMRS operators
to collect the historical data for trending and the EMRS operators’
ability to receive the alarm notifications.

3.20.4.5 EMRS Graphical User Interface Programming Stage

3.20.4.5.1 This phase includes the programming of the EMRS Graphical
User Interface (GUI) with dynamic data.
3.20.4.5.2 Upon completion of this stage, Training Module D shall be
conducted to all UOT Operational staff.
3.20.4.5.3 The operators and the Cx Authority can then use the developed
programmed set of the EMRS Graphical User Interface.
3.20.4.5.4 Upon completion of EMRS GUI, Cx Authority will complete
necessary GUI Functional verifications on the EMRS and provide
review report to F&S Project team.
3.20.4.5.5 Cx Authority will also collect the required information to develop
a Systems Manual to the F&S Project team for review and onward
submission to Building Operations.
3.20.4.5.6 The BAS contractor’s temporary GUI database backup will be
provided to F&S Project Team and related hardware will be
decommissioned from the network.
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3.20.4.6 Final Tune Up Stage

3.20.4.6.1 Upon completion and availability of the final set of the as-built
drawings, final tuning of the EMRS GUI can commence by F&S
IT.
3.20.4.6.2 Updated As built as a result of final tune-up will be submitted by
the BAS contractor to Cx Authority and Design Engineer for
review.
3.20.4.6.3 The final Operation and Maintenance Manual will be developed
following section 1.11.12 of the UOT Building Automation
Design standards.
3.20.4.6.4 Cx Authority will provide an assimilated Cx report, which will
include all field Cx documentation and certificate of completion
and handover as per Overall Building Commissioning standard.
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3.20.5 TRAINING
3.20.5.1 General
3.20.5.1.1 This section describes the Structure of the training requirements
for the UofT Operations Staff. It consists of four modules that are
to be conducted at two stages of the EMRS Integration Process.
The CxA will develop a course outline along with the contractor
using the training plan structure described below and include
training dates in Cx Schedule.
3.20.5.1.2 Stage 1 which includes Modules A, B and C is a prerequisite for
occupancy and/or the mechanical building systems handover.
3.20.5.1.3 Stage 2 which include Modules D can be subsequent to the EMRS
GUI programming stage, described in section 3.20.4.5.

3.20.5.2 Training Plan

Module A: Operation Training Part I

1. Review the as building control drawing.

2. Review list of control system components.
3. Review list of points and objects.
4. Review device and Network Communication Architecture
5. A walk-through of the mechanical system and installed DDC components
(controllers, valves, dampers, sensors, etc.).
6. A discussion of the components and functions at each DDC panel
7. Operational use of Portable operator’s terminal.

Attendees: Building Engineers, Automation and Control

Trainer: BAS Vendor’s Specialist
Witness: Commissioning Agent

Module B: Operations Training Part II (via temporary workstation)

1. Review sequence of operations, control functions and alarm functions.

2. Cover logging –in and navigating the system graphics.
3. Modifying set points.
4. Event management and scheduling.
5. Override control devices capabilities
6. Alarm capabilities and acknowledge protocols.
7. Troubleshooting strategies.
8. Trends set up.

Attendees: Building Engineers, Automation and Control

Trainer: BAS Vendor’s Specialist
Witness: Commissioning Agent
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Module C: Servicing & Programming DDC Training

1. BACnet fundamentals (objects, services, addressing) and how/where they are

used in this project.
2. Modifying and downloading control program changes.
3. Creating, editing and viewing alarms.
4. Backing-up and restoring programming and database modification.
5. Adding and removing network devices.
6. System malfunction diagnostics and maintenance.
7. Troubleshooting hardware errors.
8. Custom application programming software.
9. Point objects addressing and commanding.
10. Custom Reporting.
11. Review of customized project specific control logic used in the DDC
programs

Attendees: Control Techs

Trainer: BAS Vendor’s Specialist
Witness: Commissioning Agent

Module D: Operations Training Part II (through EMRS)

1. Review sequence of operations, control functions and alarm functions specific

to the project
2. EMRS refresher and building specific ;
a. Cover logging –in and navigating the system graphics.
b. Modifying set points.
c. Event management and scheduling.
d. Override control devices capabilities.
e. Alarm capabilities and acknowledge protocols.
f. Troubleshooting strategies.
g. Trends set up.

Attendees: Building Engineers, Automation and Control

Trainer: UofT F&S – EMRS Specialist, BAS Vendor’s Specialist
Witness: Commissioning Agent
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3.20.6 DELIVERABLE CHECKLIST

This Document should be used to provide status to the Project Team in reference to
the EMRS Integration Cx Process.

Stage Deliverable Responsible Reviewer Status

Completed
Not Done

Ongoing
Design/ Pre- Basis Of Design Design UOT Project
tender Engineer
Team
Estimates of EMRS F&S Project
Design
Execution Team Engineer ,
UOT Design
All Deliverables should be complete before commencing next stage of this process*
Construction Shop drawings Project Design
Stage Consultant Engineer,
CxA
Reviewed as Design F&S Project
Noted/Approved Shop Engineer Team
drawings with CxA
Comments
Cx Functional Performance CxA Cx Team
Test Plan
Field Cx Documentation CxA F&S Project
a. Completed FPT Sheets team
b. Issues Log
c. Shop drawing Variances
d. Network Fluke test
Report(Installation
Checklist)
e. GUI Screen used for Cx
f. Updated BACnet point
summary complete with
details
g. TEC Submittal Package
(refer to Section 3.23)
h. EMRS Bacnet
Compliance Test
Readiness Form (refer to
Section 3.20.4.3.6.1.8)
Verification Documentation F&S Project Cx Team
team
As Built Documentation BAS Cx Team
Contractor
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Training Modules A,B,C CxA, F&S Building

Contractor Services and
Automation
and Control
All Deliverables should be complete before commencing next stage of this process*
EMRS EMRS Database Verification F&S Project N/A
Compliance team
Testing Stage
All Deliverables should be complete before commencing next stage of this process*
EMRS EMRS Graphical User F&S Project N/A
Graphical interface Stage team
User EMRS GUI Functional CxA F&S Project
Interface Verifications Team
Programming EMRS Database F&S Project F&S Building
Stage Programming team Services and
Automation
and Control
Cx Functional Performance CxA Cx Team
Test Plan
Systems Manual CxA Cx Team
Temporary GUI Database BAS F&S Project
back up Contractor Team
All Deliverables should be complete before commencing next stage of this process*
Final Tune As built after Final tune up BAS CxA, Design
Up Stage Contractor Engineer
Operations and Maintenance CxA, Design F&S Project
manual Engineer Team
Cx Report CxA F&S Project
Team
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The project consultant confirming that all the requirements in the Section 3.20 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 12
Date: Consulting Engineer: Signature:
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This page left intentionally BLANK for the additional comments.

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3.21 EMRS BACNET COMPLIANCE TEST AND WIRING

REQUIREMENTS
It is the responsibility of the Project Consultant to ensure that the project design
specifications include the requirements below.

The following are the mandatory wiring requirements for the physical layer networking:

1. The CAT6 cable must be labeled on both ends with the following label syntax: TO [name of
the location].

Building Automation End Devices

Building Security End Devices

Building Auxiliary End Devices

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2. The CAT6 cable must be terminated on both ends with the RJ45 Female Modular connector
as per the pictures below.

3. The RJ45 connector must be fully compliant with the patch panel and it is the installer’s
responsibility to use the RJ45 connector that properly fits the patch panel.
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3.21.1 Wiring Installation Requirements

Device Fluke Digital Picture(s) of the device with the Digital Picture(s) of the device cable label Digital Picture(s) of the patch panel Digital Picture(s) of the patch panel Date / Initials
Name Report wall module module cable label
Cable ID Label: Label: Label: Label:

EXAMPLE: 070_DDC03 01-MAR-2017, JS

070_DDC03

Label: TO: Basement IT Room 44 Label: SIEMENS BAS Label: TO: Mech Rm20, Basement, HTG/CLG
111DDC02

Label: TO: Basement IT Room 44

Use the attached embedded template file for the submittal:

Wiring Installation Qualification Form.docx

The above document is attached in the UofT FS_BAS_Standard.pdf file as the PDF attachment
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3.21.2 FLUKE Reports Requirements

The LINKWARE Fluke Report must be provided as per the following template. Cable ID must
correspond with the Cable ID record from the Installation Checklist.
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3.21.3 EMRS BACnet Compliance Test Readiness Form – Vendor Specific Template for B-BC controllers (ETHERNET Interface only)

IMPORTANT NOTE: The content of all the screenshots must be easily read. Failure to provide properly captured and easy to read screenshot will result in a delay of the approval process.

HONEYWELL (HBS)
Device Fluke Digital Picture(s) of the device TELNET session indicating Digital Picture(s) of the device TELNET session indicating Digital Picture(s) of the device TELNET session indicating Date / Initials
Name Report the current system time and TCP IP settings: the PORT CONFIGURATION INFORMATION the CONTROLLER DEVICE INFORMATION
Cable ID
EXAMPLE: 005_DDC01 01-MAR-
005_DDC01 2019, AB
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SIEMENS (SBT)
Device Fluke Digital Picture(s) of the device TELNET session indicating the TCP IP settings: Date /
Name Report Initials
Cable ID
EXAMPLE: 08s 01-MAR-
080_DDC03 0_DDC03 2019, AB
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Johnson Controls (JCI)

Device Fluke Digital Picture(s) of the device Launcher session indicating the Local Server time and the Digital Picture(s) of the device TELNET session indicating the PORT Date / Initials
Name Report TCP IP settings: CONFIGURATION INFORMATION
Cable ID
EXAMPLE: 070_DDC01 01-MAR-2019, AB
070_DDC01

Use the attached embedded template file for the submittal:

EMRS BACnet Compliance Test Readiness Form.docx

The above document is attached in the UofT FS_BAS_Standard.pdf file as the PDF attachment
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3.21.4 Project Points List EMRS Submittal Form – Specific Template for B-BC controllers (ETHERNET Interface only)

Use the attached embedded template file for the submittal:

Project Points List EMRS Submittal Form.xlsx

The above document is attached in the UofT FS_BAS_Standard.pdf file as the PDF attachment
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3.22 DIAGRAMS AND SCHEDULES

Figure 1 Typical Dynamic Symbols for Alarming & Operator Override
Figure 2 Sample of AHU system graphic
Figure 3 Sample of Chilled Water system graphic
Figure 4 Sample of Glycol Loop system graphic
Figure 5 Sample of Heating Water loop system graphic
Figure 6 U of T Cabling Specifications
Figure 7 Point Naming Structure for Buildings and Systems

Figure 1 Typical Dynamic Symbols for Alarming & Operator Override

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Figure 2 Sample of AHU system graphic

Figure 3 Sample of Chilled water loop system graphic

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Figure 4 Sample of Glycol Heating loop system graphic

Figure 5 Sample of Heating Loop system graphic

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Figure 6 U of T Cable Specifications

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Figure 7 U of T POINT NAMING CONVENTION

CAMPUS NAME: ST. GEORGE CAMPUS

BUILDING CODE & NAME LIST

BUILDING CODE BUILDING NAME

001 - University College
002 - Hart House
003 - Sig. Sam. Library
004 - McMurrich
005 - Medical Science
006 - Robarts Library
006A - Clude T. Bissel Lib
006B - Fisher Rare Book Lib
007 - Mining Inst.
008 - Wallberg
008A - D.L. Pratt
009 - Sanford Fleming
010 - Simcoe Hall
010A - Convocation Hall
011 - Tanz Institute.
012 - Munk Centre
013 - Whitney Hall
014 - Faculty of Education - 371 Bloor St. west
016 - Banting Institute.
018 - Central Steam Plant
019 - Development & University Relations
020 - Rosebrugh Building
021 - Engineering Annex
022 - Mechanical Engineering
023 - University College Union
024 - Haultain
025 - Fitzgerald
026 - Cumberland House
027 - Physical Geography
028 - Architecture
029 - Sir D. Wilson Residence
030 - Varsity Stadium
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030A - Varsity Arena

032 - Wetmore Hall (New College I)
032A - Wilson Hall (New College II)
033 - Sidney Smith Hall
034 - Massey College
036 - Astronomy
037 - David Dunlop Observatory
038 - Woodsworth College
039 - Transitional Year Program
040 - Flavelle House
041 - Varsity Pavilion
042 - Goldring
043 - School of Grad. Studies
046 - 44 St. George
047 - Canadiana Gallery
049 - Aerospace Building
050 - Falconer Hall
051 - Edward Johnson
052 - Best Institute
053 - Institute Of Child Study
054 - Daniels Faculty of Arch. and Landscape
055 - President's House
056 - Graduate Student Res. (GSU)
057 - Bancroft Building
061 - South Borden Building
061A - North Borden Building
062 - Earth Science Center
064 - Graduate House
065 - Dentistry Building
067 - 215 Huron Street
068 - Clara Benson Institute
068A - Warren Stevens Building
070 - Galbraith
071 - Obstetrics & Gynaecology
072 - Ramsay Wright Laboratories
073 - Lash Miller Chemical Laboratories
075 - Faculty Club
077 - Sussex Court
078 - McLennan Laboratories
078A - Linac Laboratories
079 - Faculty of Pharmacy
080 - Bahen Centre for Information Tech
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082 - Gage Institute

083 - 256 McCaul Street
084 - 91 St. George (CIUT Radio)
085 - 245 College Street
088 - Dept. and Centre of Religion
089 - Admission Office
090 - Centre for bioethics
091 - Studio Theatre
093 - Electrometallurgy Lab
097 - Centre for Medieval Study
097A - Culture and Technology
98 - 90 Wellesley Street
100 - Animal Laboratories
101 - Morrison Hall (UC Residence)
102 - Soldiers' Tower
103 - School of Continuous Study
104 - Economics Department
105 - Field's Institute
110 - Centre for Industrial Relations
111 - Social Work
115 - Classic Department
117 - W. B. Mac Field
120 - Steward Observatory (SAC)
122 - North West Chiller Plant
123 - OISE
125 - Internal Audit
127 - 172 St George
128 - Jackman Humanities Building
129 - Early Learning Centre
130 - Woodsworth Residence
131 - New College Res.(New Coll. III)
132 - Innis College
133 - Innis Residence
134 - Rotman School of Management
135 - St George Parking Garage
136 - 705 Spadina Avenue
138 - Caretaking
139 - Co-op Daycare
141 - Margaret Flet. Daycare
142 - 713 Spadina Avenue
143 - Koffler Student Centre
145 - Koffler Pharmacy Management
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146 - 40 Sussex Avenue

148 - 368 Huron Street
149 - UTL Archives
150 - 58 Spadina Road
151 - 655 Spadina Avenue
152 - 500 University Avenue
153 - 56 Spadina Road
154 - Health Sciences Building
155 - Exam Centre
156 - BOE 263 McCaul
158 - Chestnut Residence
160 - CCBR
161 - L.D. Pharmacy
171 - 455 Spadina Rd
172 - MacDonald-Mowat House
174 - 203 College Street
179 - 229 College Street
186 - 620 University Avenue
189 - 720 Spadina Avenue
192 - Stuart Building
790 - 30 Charles Street
791 - 35 Charles Street

VICTORIA UNIVERSITY
501 - Victoria College
502 - Emmanuel College
503 - Birge-Carnegie Library
504 - Burwash Hall
505 - Victoria Men's Resdence
506 - Annesley Hall
507 - Wymilwood
508 - Margaret Addison Hall
509 - Isabel Bader Theatre
513 - Stephenson House
514 - E.J. Pratt Library
515 - Northrop Frye Hall
518 - Rowell Jackman Hall
524 - 110 Charles St. West
528 - Lillian Massey
575 - Knox College
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TRINITY COLLEGE
600 - Trinity College
601 - Chapel
602 - Gerald Larkin Building
603 - George Ignatieff Theatre
608 - St. Hilda's College
675 - Wycliffe College
970 - Clarke Institute

SYSTEM NAME LIST

ABBREVIATION DESCRIPTION
AHU#; - AIR HANDLING UNIT
ALN#; - AUTOMATION LEVEL NETWORK
AMMICEPLT#; - AMMONIA ICE PLANT SYSTEM
ATS#; - AUTO TRANSFER SWITCH SYSTEM
BIOHLAB#; - BIOHAZARD LABS SYSTEM
BLR#; - BOILER SYSTEM
BLN#; - BUILDING LEVEL NETWORK
CTRAIR#; - CONTROL AIR SYSTEMS
CAV#; - CONTSTANT AIR VOLUME TERMINAL BOX CONTROL SYSTEMS
CHLR#; - CHILLER SYSTEM
CHLW#; - CHILLED WATER SYSTEM
CLDRM#; - COLD ROOM OR LAB COOLING SYSTEM
CLGPLT#; - COOLING PLANT SYSTEM
CLGTWR#; - COOLING TOWER SYSTEM
CGW#; - CAGE WASHING SYSTEMS
COMPARE - COMPRESSED AIR SYSTEM
CDNW#; - CONDENSER WATER SYSTEM
CNDP#; - CONDENSATE PUMP SYSTEMS
COR#; - CORRIDOR/HALLWAY CONTROL POINTS
DCW#; - DOMESTIC COLD WATER SYSTEM
DHW#; - DOMESTIC HOT WATER SYSTEM
DX#; - DIRECT EXPANSION SYSTEMS (The # is stage #)
EMGEN#; - EMERGENCY GENERATOR SYSTEM
FA#; - FIRE ALARM SYSTEM
FAN#; - MISCELLANEOUS & GENERAL PURPOSE FANS
FCU#; - FAN COIL UNITS
FREECLG#; - FREE COOLING SYSTEM
FLN#; - FLOOR LEVEL NETWORK
FUELOIL#; - FUEL OIL SYSTEM
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FUMH#; - FUME HOOD SYSTEM

HPMP#; - HEAT PUMP SYSTEM
HRU#; - HEAT RECOVERY UNIT/ENERGY HEAT WHEEL
HX#; - HEAT EXCHANGER SYSTEM
HW#; - HOT WATER SYSTEM
HWHX#; - HOT WATER HEAT EXCHANGER SYSTEM
HTHWHX#; - HIGH TEMP. HOT WATER HEAT EXCHANGER SYSTEM
HTR#; - HEATER (E.G. UNIT, CABIENT, DUCT, GAS FIRED HEATERS)
IUCB - INDUCTION UNIT CHILLED BEAM SYSTEM
KW#; - ELECTRIC & ELECTRIC METERING SYSTEMS
LAB#; - LABORATORY AREA/ZONE/LEVEL
LABAIR#; - LABORATORY COMPRESSED AIR SYSTEMS
LABGAS#; - LABORATORY GAS SYSTEMS(Use gas type in device name)
LABRC#; - LABORATORY ROOM CONTROLLER
LABVAC#; - LABORATORY VACUUM COMPRESSED AIR SYSTEM
OR#; - SURGICAL OPERATING ROOMS
RO#; - REVERSE OSMOSIS SYSTEMS
SAS#; - SUPPLY AIR SYSTEMS
SUMP#; - SUMP PUMP
TNK#; - TANK SYSTEMS
VACAIR#; - VACUUM COMPRESSED AIR SYSTEM
VAV#; - VARIABLE AIR VOLUME TERMINAL BOX SYSTEM
WSHR#; - STERILIZED (WASHER)
WUM#; - WARM-UP MODE
ZN#; - ZONE SYSTEMS

DEVICE NAME LIST:

ABBREVIATION DESCRIPTION
AFM#; - AIR FLOW METERING DEVICES
AFS#; - AIR FLOW SWITCH DEVICES
AIRCOMP#; - AIR COMPRESSOR
AIRX#; - AIR CHANGES
ALM#; - ALARM
AMP#; - AMPERAGE
ANALZ#; - ANALYSOR
AUTO#; - AUTOMATIC
AVG#; - AVERAGE
BAT#; - BATTERY
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BELL#; - HORNS AND BELLS

BLDG#; - BUILDING
BRG#; - BEARINGS
BYP#; - BYPASS DEVICES
CFM#; - CUBIC FEET PER MINUTE
CD#; - COLDDECK
CL#; - CHLORINE
CLG#; - COOLING
CLGDNM#; COOL-DOWN MODE
CLN#; - CLEANING DEVICES (i.e., cage washer)
CLNRM#; - CLEAN ROOM
CO#; - CARBON MONOXIDE
COMP#; - COMPRESSOR
COND#; - CONDUCTIVITY
CO2#; - CARBON DIOXIDE
CDNW#; - CONDENSER WATER DEVICES
CTRL#; - CONTROL
CYP#; - CYPRUS T,STAT DEVICE
DAMP#; - DAMPER
DAY#; - DAY
DEC#; - DECREMENT
DEWPT#; - DEWPOINT
DEHUM#; - DEHUMIDIFIER DEVICES
DISA#; - DISABLE
DLY#; - DELAY
DP#; - DIFFERENTIAL PRESSURE DEVICES
DWDUCT#; - DOWN DUCT DEVICES
EAF#; - EXHAUST AIR FAN
EAST; - EAST
ECON#; - ECONOMIZER DEVICES
ENT#; - ENTERING
ENTH#; - ENTHALPY
EP#; - ELECTRIC/PNEUMATIC COIL
EN#; - ENABLE/DISABLE Points (NOT Based on a Schedule)
EMER#; - EMERGENCY DEVICES
ESW#; - END SWITCH
EH#; - ELECTRIC HEAT DEVICES
EXHCFM#; - EXHAUST CFM
EXH#; - EXHAUST
EXHLAB#; - LAB EXHAUST
EXHWASHRM#; - WASH ROOM EXHAUST
EXHGENRL#; - GENERAL EXHAUST
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EXP#; - EXPANSION (OBJECTS)

FBDAMP#; FACE & BYPASS DAMPER
FAN#; - FANS
FAULT#; - FAULT
FAST#; - FAST SPEED
FDBK#; - FEEDBACK
FB#; - FACE BYPASS
FLO#; - FLOW
FLR#; - FLOOR SPECIFICATION (Where # is B3, B2, B1, 1…10, 11…, PH)
FLTR#; - FILTER
FT#; - FLOW TRANSMITTER
FZ#; - FREEZE STAT PROTECTION
G#; - GLOBAL OR VIRTUAL POINT
GEN#; - GENERATOR
GPM#; - GALLONS PER MINUTE
GILFLOM#; - GILFLO METER
H2#; - HYDROGEN
HD#; - HOTDECK
HE#; - HELIUM
HEPFLTR - HEPA FILTER
HI#; - HIGH
HR#; - HOURLY
HS#; - HIGH SPEED
HTHW#; - HIGH TEMPERATURE HOT WATER
HTG#; - HEATING
HTRC#; - HEAT TRACE
HT#; - HIGH TEMPERATURE
HL#; - HIGH LIMIT
HLS#; - HIGH LIMIT SUPPLY
HLR#; - HIGH LIMIT RETURN
HOA#; - HAND-OFF-AUTO
HOTRM#; - HOT ROOM SYSTEM POINTS
HOUR#; - TIME HOURS
HP#; - HIGH PRESSURE DEVICES
HUM#; - HUMIDITY DEVICES
HUMSPT#; - HUMIDITY SETPOINT
INC#; - INCREMENT
ISO#; - ISOLATION DEVICES
LCN#; - LOCATION (EG CONTROL PANEL RESIDENCE)
LEADLAG#; - LEAD/LAG TOGGLE
LIT#; - LIGHTS
LAB#; - LABORATORY (WHERE # IS THE ROOM NUMBER)
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LITON#; - LIGHT ON TIME

LITOFF#; - LIGHT OFF TIME
LITPRF#; - LIGHT PROOF (Photo Cell)
LL#; - LOW LIMIT
LOAD#; - LOAD (Used for Chillers, Electrical)
LOC#; - LOCAL CONTROL POINT
LOW#; - LOW
LS#; - LOW SPEED
LPO#; - LOOP OUTPUT
LT#; - LOW TEMPERATURE
LVG#; - LEAVING
LVL#; - LEVEL INDICATION
MAN#; - MANUAL
MAKUP#; - MAKE-UP
MD#; - MODE
MECHRM#; - MECHANICAL EQUIPMENT ROOM LOCATION
MEDGAS#; - MEDICAL GAS SYSTEMS (Use gas type in device name)
METER#; - METERS
MIN#; - MINIMUM
MED#; - MEDIUM OR MEDIAN
M#; - MODE
NORTH; - NORTH
MON#; - MONTHLY
MTHWHX#; - MEDIUM TEMP. HOT WATER HEAT EXCHANGER SYSTEM
MXT#; - MIXED AIR DEVICES
N2#; - NITROGEN
O2#; - OXYGEN
OA#; - OUTSIDE AIR DEVICES
OCC#; - OCCUPANCY (Based on a Schedule)
OCC-OVRD#; - OCCUPANCY OVERRIDE
OFF#; - OFF
OFFST#; - OFFSET
ON#; - ON
OPER#; - OPERATOR
OVLD#; - OVERLOAD DEVICES
OVRD#; - OVERIDE DEVICES
PARKGR#; - PARKING GARAGE SYSTEM
PB#; - PROPORTIONAL BAND
PCT#; - PERCENT
PF#; - PREFILTER DEVICES
PH#; - ACID/BASE LEVEL
PHT#; - PREHEAT DEVICES
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PLTPRTY#; - PLANT PRIORITY

PMP#; - PUMP DEVICES OR NUMBER
POS#; - POSITION
PPM#; - PARTS PER MILLION
PRC#; - PRESSURIZD ROOM CONTROLLER
PRF#; - PROOF
PRI#; - PRIMARY
PRS#; - PRESSURE SWITCH
PRV#; - PRESSURE REDUCING VALVE
PSI#; - PRESSURE GAUGE
PSPT#; - PRESSURE SET POINT
PT#; - PRESSURE TRANSMITTER
PMP#; - PUMP
PWR#; - POWER
PWRFAIL#; - ON POWER RETURN POWER FAIL POINT FOR PANELS
R#; - RETURN DEVICES
RA#; - RETURN AIR DEVICES
RAREBKS#; - RARE BOOKS
RAF#; - RETURN AIR FAN
REFIGA#; - REFRIGERANT ALARM DEVICES
RST#; - RESET (COMMAND ONLY)
RHT#; - REHEAT DEVICES
RM#; - ROOM NUMBER
RMTEMP #; - ROOM TEMPERATURE
RMSPT#; - ROOM TEMPERATURE SETPOINT
RMHUM#; - ROOM HUMIDITY
RPC#; - ROOM PRESSURIZATION CONTROLLER
RPM#; - REVOLUTIONS PER MINUTE
RSR#; - DUCT/PIPE RISER OBJECTS
SA#; - SUPPLY AIR DEVICE
SAF#; - SUPPLY AIR FAN
SCHED#; - SCHEDULE
SEC#; - SECONDS
SECD#; - SECONDARY
SPT#; - SET POINT (Used as a suffix to any other device name)
SP#; - STATIC PRESSURE
SIG#; - SIGNAL
STS#; - STATUS
S#; - SUPPLY DEVICES
SW#; - SUMMER/WINTER
SMK#; - SMOKE CONTROL DEVICES
SOUTH; - SOUTH
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SS#; - START/STOP
START#; - START (COMMAND ONLY)
STOP#; - STOP (COMMAND ONLY)
STS#; - STATUS
STBY#; - STANDBY DEVICES
STM#; - STEAM DEVICES
STMFL#; - STEAM FLOW
STMGEN#; - CLEAN STEAM SYSTEMS
STMHX#; - STEAM HEAT EXCHANGER SYSTEM
SURGYVACS#; - SURGERY VACUUM AIR SYSTEM
SWIMPL#; - SWIMMIMING POOL
TEC#; - TERMINAL EQUIPMENT CONTROLLER
TIMEDLY#; - TIME DELAY
TEMP#; - TEMPERATURE
TIME#; - TIME CONTROL UNITS
TOT#; - TOTALIZED VALUE OR TOTAL
TT#; - TEMPERATURE TRANSMITTTER
ULTRSFLOM#; - ULTRA SONIC FLOW METER
UVLIT#; - ULTRAVIOLET LIGHT
VANDAMP - VANE DAMPER
VEN#; - VENTURI
VP#; - VELOCITY PRESSURE
VFD#; - VARIBLE FREQUENCY DRIVE OUTPUT SIGNAL
VTXFLOM#; - VORTEX FLOW METER
VLV#; - VALVE
WEST; - WEST
WD#; - WATER DETECTOR
#; - IDENTIFICATION NUMBERS
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The project consultant confirming that all the requirements in the Section ‘PART 3 EXECUTION’
of this document have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 13
Date: Consulting Engineer: Signature:
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This page left intentionally BLANK for the additional comments.

University of Toronto Facilities and Services
Building Automation and Energy Systems Design Standard
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3.23 TERMINAL EQUIPMENT CONTROLLER (TEC) SUBMITTAL

PACKAGE
It is the responsibility of the Project Consultant to ensure that the project design
specifications include the requirements below.

3.23.1 TEC Bacnet Point Matrix

In order to complete the EMRS Bacnet Compliance Test, the BAS vendor shall submit the digital
version of the Bacnet Point Matrix for every Bacnet MSTP Terminal Equipment Controller (TEC)
that is connected and integrated to the EMRS Bacnet communication layer (IP, MSTP). TEC
includes any ASC or AAC controller used in the project.

The mandatory fields are:

1 Name of the ASC/AAC controller (Terminal Equipment Controller, TEC)

2 List of all the Bacnet objects related to the application
3 Bacnet Object Description
4 Bacnet Units
5 Bacnet Object Type
6 Bacnet Object Instance Number
7 ASC/AAC Application Notes

Below is the screenshot of the digital file (Excel XLSX) that is expected to be submitted:
University of Toronto Facilities and Services
Building Automation and Energy Systems Design Standard
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Figure 8 : BACnet Object Point Matrix

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Building Automation and Energy Systems Design Standard
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3.23.2 TEC Field Layer Network Schedule (MSTP ASC/AAC TEC

Controllers)

In order to complete the EMRS Bacnet Compliance test, the BAS vendor shall submit the digital
version of the Bacnet Field Layer Network Schedule with the list of all the MSTP controllers and
their association with the routed networks and B-BC controllers.

The mandatory fields are:

1 Name of the ASC/AAC controller (Terminal Equipment Controller, TEC)

2 Bacnet Controller Instance number
3 Description of the system/location served
4 MSTP Routed network ID
5 ASC/AAC Application ID or Type

Below is the screenshot of the digital file (Excel XLSX) that is expected to be submitted:
University of Toronto Facilities and Services
Building Automation and Energy Systems Design Standard
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Figure 9 : AAC/ASC Field Layer Network Schedule

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Building Automation and Energy Systems Design Standard
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The project consultant confirming that all the requirements in the Section 3.23 of this document
have been incorporated in the project’s Design Specification documentation.

☐ YES, all the requirements in this section have been incorporated in the Design Specification.
☐ NO, the requirements in this section haven’t been incorporated in the Design Specification.
☐ N/A, the requirements in this section are not applicable for the project the DS.

Provide the explanation, if NO or N/A options are selected:

The project consultant to provide the cross-reference between the sections in the Building
Automation and Energy Systems Design Standard and the Project Design Specification:
Building Automation and Energy Systems Project Design Specification
Design Standard
Ex. 2.3 22.13

CHECKLIST 14
Date: Consulting Engineer: Signature:
University of Toronto Facilities and Services
Building Automation and Energy Systems Design Standard
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This page left intentionally BLANK for the additional comments.