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SECTION 15180

BUILDING MANAGEMENT SYSTEM AND AUTOMATIC CONTROLS

PART 1 GENERAL

1.01 SECTION INCLUDES

A. Building management system and automatic controls.

1.02 RELATED SECTIONS

A. Section 15010 Basic Mechanical Requirements.

B. Section 15171 Electrical Requirements for Mechanical Equipment.

C. Section 15500 Heating, Ventilation and Air Conditioning.

D. Section 15996 HVAC Testing, Adjusting and Balancing.

E. Division 16 Electrical Services

1.03 REFERENCES

A. AMCA 500 Test Methods for Louvers, Dampers, and Shutters.

B. ANSI 125 Flanged Connections

C. ASHRAE 114 Energy Management Control Systems Instrumentation.

D. ASME MC 85.1 Terminology for Automatic Controls

E. IEC 529 Classification of Degrees of Protection Afforded by Enclosures.

F. ISO 7498 Open System Interconnect Protocol

G. NEMA EMC 1 Energy Management Systems Definitions

H. NEMA DC 3 Low Voltage Room Thermostats

I. NEMA ICSI Industrial Control Systems General Requirements

J. NFPA 90A Installation of Air Conditioning and Ventilation Systems.

K. UL 508 Industrial Control Equipment

L. UL 873 Temperature – Indicating and Regulating Equipment.

1.04 SYSTEM DESCRIPTION

A. Employ an established Controls Specialist as specified in Clause 1.04 to undertake all aspects
associated with the BMS and Automatic Controls.

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B. The BMS shall be of the distributed intelligence type employing intelligent outstations on a Local
Area Network (LAN). Each controller or outstation shall be capable of standalone operation and
communication with other controllers on the network. Systems requiring a central computer for any
of the system's control operation or for the management of communication are not acceptable. Each
controller or outstation shall be capable of having a laptop computer plugged into it via a USB, RS
232, or other industry standard data connection - e.g. Infra-Red, Bluetooth, Wi-Fi - for full system
(local network) interrogation.

C. The BMS shall promote system interoperability by supporting Open System protocols such as
LonMark, LonWorks, and TCP/IP. Namely, the system shall utilize the LON system, where all
controllers and other digital devices communicate over a flat LON network. The system shall also
have the facility to communicate with other open systems such as BACnet and MODBUS.

D. The system shall utilize block programming technology in all of its programmable controllers,
allowing the use of pre-programmed and pre-tested software modules in the building of controller
applications.

E. The BMS shall include all provisions contained in the Contract Documentation including the
following:

1. Complete Automatic Control and monitoring of HVAC and chilled water systems, including
air handling units and fan coil units supplied by the Owner, and Atrium fans when used in
pressure relief mode.

2. Provision of Load Shedding in accordance with the requirements for ensuring Life Safety
Systems are maintained with no disruption. This work includes developing a full schedule of
timings to activate switchgear on/off to suit operational requirements.

3. Lighting control system {Monitor and Control (ON/OFF)} for parking areas, all public areas
lighting and external lighting.

4. Electrical maximum demand control and load cycling.

5. Links with other building systems as defined in the Contract Documents.

6. Analog level indication of liquid in all sumps (converted to alarm through BMS software).

7. Monitoring only operation of :-

a. Standby Generators (actuated by Generator Control).

b. Atrium fans when used in smoke extract mode and associated supply fans in the AHUs
or individually located. (actuated by Fire Alarm System).
c. Elevators - General Fault for each elevator

8. Monitoring of liquid levels in all water and fuel (LPG and fuel oil) tanks, drainage and sewage
lifting stations and dewatering pits (converted to alarm through BMS software).

9. Monitoring of all fire pumps, cold water pumps, sump pumps, transfer pumps through pipeline
flow sensors.

10. Ventilation of car parks and loading bays or other enclosed spaces accessed by vehicles on time
schedule basis.

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11. Monitoring hourly of weather conditions: wet bulb and coincident dry bulb temperature
(derived from relative humidity sensor), wind speed.

12. Interfacing with fire alarm detection system (the interface shall be software base).
Automatic controls shall be hard-wired to the fire alarm system to ensure correct plant
switching depending on the Fire and Life Safety requirements.

13. For Division 16, allow for monitoring and/or control of the individual systems and equipment
as described below

a. Section 16270 Electric Meters (Reading)

b. Section 16310 MV Switchgear (Reading)
c. Section 16330 Power Transformers (Reading)
d. Section 16420 LV Protective Devices (Monitor & Control as shown in
electrical drawings)
e. Section 16560 Lighting Control System (Interface)
f. Section 16570 Central Battery System (Interface)
g. Section 16610 LV Emergency Power Generation System (Monitor)
h. Section 16620 Enclosed Transfer Switches (Monitor)

14. For Division 2 and Division 15 Public Health Systems, allow for monitoring and / or control of
the individual systems and equipment as described below.

a. Section 02810 Irrigation

b. Section 15320 Fire Pumps
c. Section 15325 Fire Protection System and Equipment
d. Section 15365 FM 200 Automatic Fire Suppression Systems
e Section 15366 Pre Engineered Wet Chemical Extinguishing System
f. Section 15367 Carbon Dioxide Automatic Fire Suppression System
g. Section 15453 Plumbing Pumps
h. Section 15475 Fountain/Water Feature Equipment
i. Section 15484 Fuel Oil Storage and Piping Systems
j. Section 15485 LPG Storage and Piping Systems

F. Trend logging of all main measurable parameters for the individual HVAC systems. These
parameters shall include the following, but to the requirements of the Engineer.

1. Supply air temperatures

2. Return air temperatures

3. Mixed air temperatures

4. Off-coil temperatures

5. Space air temperatures

6. Chilled water flow and return temperatures for primary and secondary circuits.

7. Hours operation of all items of rotating plant.

G. The entire system and all associated equipment shall be installed by the Controls Specialist or his
appointed and approved representative.

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H. The Controls Specialist shall design, select, engineer, manufacture, supply, commission and
demonstrate the Building Management System. This in no way shall relieve the Contractor of his
responsibilities under the contract.

I. The installation shall include all data links between the BMS master station (Operator Work Station -
OWS) and the intelligent outstations.

J. Allow for the Controls Specialist to prepare all necessary wiring schematics, points schedules general
arrangements, control panel labeling details and equipment schedules. Provide the Controls
Specialist with all necessary electrical information regarding plant capacities, interlocks, etc. All
drawings prepared by the Controls Specialist shall be approved by the Engineer prior to any works
being placed in hand.

K. Refer to the Electrical Drawings for details of electrical power supplies to local mechanical control
panels.

L. Power supplies to mechanical motor control panels (MCCs and EMCCs) shall be provided under
Division 16 works. The supply and installation of all MCC’s/EMCC’s and all control wiring and
field devices shall be included under Division 15 works. The supply and installation of power
cabling, from MCC’s and EMCC’s to the nearby isolator/disconnect switches of all mechanical
equipment such as motors, heater batteries, humidifiers and other items of mechanical plant shall
be included under Division 16 works. The supply and installation of power cabling from the
isolator/disconnect switches to all mechanical equipment shall be under Division 15 works. The
specifications of cables, all its related accessories and its installation details shall be as referred to
and detailed in Division 16.

M. The field wiring associated with smoke/heat detectors within air handling systems shall be carried out
as part of the Fire Alarm System described in Division 16.

N. All control wiring shall be carried out as part of the work described in Division 15.

O. Ductwork and pipeline mounted sensors shall be installed strictly in accordance with the
recommendations of the Controls Specialist.

1.05 SUBMITTALS

A. Comply with Section 01300.

B. Full manufacturers details and shop drawings for all BMS and Automatic Control Systems and
components.

C. Full BMS Points Schedules.

D. Schedule of control valves justifying selection / size against specified flow parameters.

E. Full control schematics and system wiring diagrams.

F. Control panel layout – internal and external, including labeling.

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1.06 QUALITY ASSURANCE

A. Manufacturers: Firms regularly engaged in the manufacture of BMS and Automatic Control Systems
whose products have been in satisfactory use in similar applications for not less than 10 years.

B. Installer: Firms regularly engaged and qualified in the installation of BMS and Automatic Control
Systems with at least 10 years successful installation experience on projects of a similar nature.

C. All control panels shall be factory assembled and fully tested prior to delivery to site. Contractor shall
obtain applicable test certificates for equipment in this section to demonstrate adequate works testing
for quality, performance and compliance with relevant codes.

D. Works and site testing of control panels shall be witnessed by the Engineer.

1.07 OPERATION AND MAINTENANCE DATA

A. Comply with Section 01730.

B. Comply with Section 15010.

1.08 EXTRA MATERIALS

A. 5% spare control valve motors/actuators of each size (minimum 1 unit)

B. 5% spare damper motors of each size (minimum 1 unit).

C. 5% spare sensors, detectors of each type (minimum 1 unit).

D. 1 complete set of original CD ROM disks (with documentation) containing all software packages for
use in the BMS Operator Work Station PC. The software shall be licensed for use on the number of
Operator Work Stations actually provided or on which it is to be installed.

E. 1 year of printer consumables.

1.09 WARRANTY

A. Comply with Section 01740.

PART 2 PRODUCTS

2.01 SYSTEMS

A. The Automatic Controls shall be a fully integrated system based on direct digital control (DDC)
forming part of the overall Building Management System (BMS).

B. BMS intelligent outstations shall be fully programmable and shall be connected by data links to each
other, the BMS master station (Operator Work Station – OWS) and other plant and equipment
supporting DDC control/monitoring.

1. Each Network Interface Module (NIM) used as a gateway between LonWorks and TCP/IP
networks, for interfacing to other data communications systems and/or direct control and
monitoring of equipment shall be a standalone unit of the BMS manufacturer's standard
pattern.

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2. Each Mechanical Control Panel (MCP) shall incorporate (where possible) a general-purpose
BMS outstation (Data Gathering Panel - DGP). Suitable EMI/RFI screening shall be provided
by use of separate back panels and internal partitioning. Standalone DGPs may also be
required.

3. Each HVAC Air Handling Unit (AHU) shall be provided with a LonWorks-compatible
dedicated application-specific controller (Unit Control Panel - UCP), which may also control
ancillary equipment such as dampers, exhaust fans etc. directly associated with but not part of
the AHU.

4. Each Owner-supplied Fan-Coil Unit (FCU) shall be provided with a LonWorks-compatible

controller (Fan-Coil Unit Controller - FCUC).

C. The specialist BMS Contractor shall:

1. Provide all schematic wiring diagrams associated with the system, a schedule of all points on
the system, a schedule of all hardware and software and a copy of all operators manuals.

2. Commission the system and hand it over to the Client or Client's representative on a point by
point basis.

3. Demonstrate all of the software features contained in this specification.

D. The BMS shall be fully operational and in use at the start of the final demonstrations of the HVAC
systems to the Engineer. This shall include all interfaces and interlocks to Fire and Life Safety
Systems.

E. The BMS and automatic control system shall be capable of allowing the HVAC, mechanical and
other systems to be fully operated under manual control. Specifically, this requirement is for
allowing the systems to be set to work, initially regulated and for trouble-shooting during
commissioning.

2.02 BMS MASTER STATION (Operator Work Station - OWS) - P.C. BASED

A. A PC based terminal shall be provided which shall be capable of providing the operator with the
facility for remote system interrogation, the storage of logged data, the annunciation of alarms and
status reports, the analysis of recorded data and the generation and formatting of management reports.

The terminal shall also provide a back-up record of outstation configuration and data-base.

2.03 COMPOSITION

A. The PC provided for the master station shall be new and from a global vendor with established local
dealership and support, such as HP or Dell. A “built” computer shall not be acceptable. The minimum
hardware requirements shall be as follows:-

1. System Unit: The unit supplied shall have a minimum of 1 Gigabyte of random access
memory and a set of two 60 Gigabyte Serial ATA Hard Disks, controlled by an internal
RAID controller card, utilizing hard disk mirroring technology. Complete with back-up tape
drive and DVD/CD-ROM read/write unit for back-up, system reboot and archive.

2. Main Color Monitor: The monitor provided shall be a 21 inch model and be provided with

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tilt and swivel facilities.

3. Second Monitor: As the main monitor - for the OWS used for programming only.

4. Keyboard: The keyboard shall be an Enhanced Keyboard from the PC manufacturer's range.

5. Mouse: A cordless optical mouse shall be provided.

6. Printer: A standard parallel (Centronics) interface printer capable of handling perforated z-

fold continuous forms shall be provided local to the operator's terminal. This shall be used
for the printing of all assigned alarms and outputs. A laser printer shall also be provided for
printing reports.

B. Allow for the latest PC specification available at the time of installation, along with the latest versions
of the operating system and BMS/automatic controls software applications.

C. The BMS PC terminal shall be complete with a dedicated UPS adequately sized to run all peripheral
devices of the Master Station i.e. monitors, printers etc. until either the systems have been shut down
in a controlled manner or the standby generators (if installed) have been brought into operation.

2.04 TERMINAL SOFTWARE

A. The operating system shall employ Microsoft "Windows" software and enable multiple programs to
run concurrently. As a minimum these programs shall include system logging, communication with
the network, alarm report function, graphics and operator's panel.

B. Except for data and text entry the software shall be capable of being driven by either the keyboard or
a mouse (equally).

C. All the basic features shall be made available to the operator (subject to security password level) via
pull-down menus, toolbars, dialog boxes or other on-screen devices.

2.05 DYNAMIC GRAPHICS

A. A graphics package shall be supplied to provide the operator with clear schematic representations of
the buildings and installed plant. The graphics package shall be able to run on any of the main
operator terminals. It shall not be necessary to have a second computer dedicated to the provision of
this facility.

B. The display shall utilize a minimum of 32-bit colors and have a minimum resolution of 1024 x 768
pixels.

C. It shall be possible to indicate current status or value of individual points in the system together with
their location on the schematic diagram. Individual schematics shall be refreshed with the latest status
on event reporting from outstations, on operator demand or according to a programmed time
schedule. Moving/rotating equipment (fans/pumps etc.) shall be identified on screen by the graphics.
For example, operating fans shall be seen as turning on the graphics screen and not turning when
stopped. Where speed is variable, the graphic shall indicate the current operating speed.

D. There shall be no limit to the number of diagrams on the available storage area on the hard disk. The
Contractor is to ensure that adequate storage is made available for this Contract and to indicate the
number of schematics proposed in his tender. Any limits in the quantity of schematics available shall
clearly stated in the tender. The hard disk shall also accommodate logged and historical data in

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separate partitions, appropriately sized as recommended by the BMS manufacturer.

E. It shall be possible for the Operator to create new schematics or modify existing ones while the
terminal is on line, and without reference to the supplier or manufacturer.

F. A library of standard symbols representing fans, pumps, valves, etc shall be provided for use when
creating new schematics.

G. It shall be possible to allocate and display a schematic dynamic diagram at any and every level of the
system structure, e.g. building, plant, zone and point.

H. It shall be possible to employ active areas of the schematic (hot spots) to permit a hierarchical or
lateral linkage between diagrams without recourse to a menu system.

2.06 ACTIVE GRAPHICS

A. An active graphics software package shall be available, which integrates all the features and functions
specified above but in addition has features which enhance the operation and display functions of the
system by the use of "active" areas.

B. It shall be possible to override the existing state or value of a point or return it to automatic control
directly from the schematic diagram. This shall be accomplished by the use of a mouse by pointing
at a plant symbol and clicking - only a single click shall be required for any active graphics action.
This shall produce a context-specific shortcut menu at the cursor position from which the desired
function may be selected. Spinners and sliders for changing values with the mouse shall be included
in the active graphics.

C. It shall be possible to automatically indicate the status of plant by a configured color change of the
symbol. In the case of analogue points it shall be possible to configure a color change of the
schematic as the measured value changes e.g. chilled water pipework to be shown changing from
dark blue to light blue as the temperature increases (lighter = hotter).

D. It shall be possible to represent measured values as symbols which change according to the measured
value rather than text - e.g. to show a temperature as a thermometer with a graduated scale. The
graphics shall clearly indicate upper and lower limits and be arranged so that “normal” is in the same
position on all scales.

E. It shall be possible to allocate areas of the graphic which flash in the event of an alarm occurring. In
the event of a critical alarm then the symbol itself shall flash and in the event of a non-critical alarm
then a border surrounding the symbol shall flash.

F. A "zoom" facility shall be provided whereby a selected area of the schematic diagram may be
enlarged to show greater detail.

G. It shall be possible for a sub-display window of selected areas of the schematic diagram to be created.
Each window shall remain active.

H. Initiation of the active graphics facility shall be directly following the selection of an area of plant or
a specific point from the plant index. Thereafter it shall be possible to move to subsequent or
previous schematic diagrams directly from the display or by selection from a menu.

I. Where the existing display is representative of only a part of the installed plant it shall be possible to

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enable a full composite display as a sub-display at the base of the screen for reference purposes. It
shall be possible to select other areas of the diagram for display from the composite sub-display.

J. For the user unfamiliar with the schematic functions and the active areas of the diagram a feature
shall be provided which will cause all active areas to flash sequentially for identification purposes.

K. A "screen print" function shall be provided which will enable a hard copy of the screen display to be
made without recourse to other software. It shall be possible to select the main display and/or a sub-
display for printing. It shall also be possible to save screen images as graphic files in at least .bmp,
.gif, .png and .jpg formats for use in the preparation of reports and presentations for training or other
purposes.

L. Creation or modification of schematic diagrams by the BMS Operator as required according to

changes of equipment and/or function during building operation shall be possible using the
appropriate software supplied as part of the BMS package, subject to password authority. It shall not
be necessary to take the operator terminal off-line during this process.

M. Following the initial display of a particular schematic diagram, the status of plant and measured
values will be obtained from the outstation and displayed as appropriate. Subsequent refreshing of
this data shall only occur when the status of an item of plant changes (eg: ON to OFF), when a
measured value changes by a pre-defined amount (eg: 10%), or on an operator command for a
complete refresh.

2.07 INTELLIGENT OUTSTATIONS

A. Outstations shall be fully intelligent, capable of performing all Monitoring, Control and Energy
Management functions assigned to them, independent of any operator’s terminal.

B. Outstations controlling AHUs and directly associated equipment (UCPs) shall be application-specific
units which are the standard product of the BMS manufacturer.

C. Other general-purpose outstations (Data Gathering Panels - DGPs) shall be of modular construction,
shall normally be housed in local MCPs and shall incorporate RS232 and/or USB or other industry-
standard ports for access by means of a laptop or handheld computer running BMS software.

D. Controllers shall be suitable for the anticipated ambient conditions:

1. Controllers used outdoors and/or in wet ambient conditions shall be mounted within
waterproof enclosures, and shall be rated for operation at -40°C to 60°C and 5 to 95% RH,
condensing for BMS equipment outdoors and/or in wet ambient conditions.

2. Controllers used in conditioned ambient space shall be mounted in dustproof enclosures, and
shall be rated for operation at 0°C to 50°C and 5 to 95% RH, non-condensing.

E. Serviceability: Provide diagnostic LEDs for power, communication, and processor. All wiring
connections shall be made to field-removable, modular terminal strips or to a termination card
connected by a ribbon cable.

F. Diagnostics: The controller shall continually check the status of its processor and memory circuits.
If an abnormal operation is detected, the controller shall assume a predetermined failure mode and
generate an alarm notification.

G. Immunity to power and noise: Controller shall be able to operate at 90% to 110% of nominal
voltage rating and shall perform an orderly shutdown below 80% nominal voltage. Operation shall

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be protected against electrical noise of 5 to 120 Hz and from keyed radios up to 5 W at 1 meter.

H. Automatic staggered restart of field equipment after restoration of power and short cycle
protection shall be provided.

2.08 MODULAR CONTROLLERS

A. The basic outstation shall contain its own power supply unit, communications processor, and
dedicated controller processor.

B. The microprocessors shall be of the latest and fastest type available from the manufacturer.

C. The memory available to the controller board shall consist of adequately sized RAM, EPROM and
EEPROM (flash memory) for the intended application.

D. As standard each outstation shall have a nickel-cadmium rechargeable (continuously trickle charged)
battery to support the full operation of the control logging, monitoring, and communication functions
for up to 1.5 hours in the event of a localized mains failure. The battery is not required to supply
power to actuators for valves, dampers etc.

E. In lieu of the backup battery in D above, on where required – for equipment which must operate
during power outage – a dedicated internal or external UPS unit shall be provided. In the latter case
(operation during power outage) this unit shall have the capacity to power controlled field devices
such as actuators for values or dampers.

F. In addition to the basic outstation, it shall be possible to add I/O modules to the local outstation.
These modules may take the form of plug-in cards, DIN rail modules, or stand-alone modules. The
quantity, configuration and combination of these modules shall be determined by the requirements of
the plant in that location. For large installations multiple outstations shall be used in a single area if
required.

G. I/O modules shall be provided for the following functions but shall be supplier dependent:-

1. COMMAND POINTS. A minimum of 4 digital output points shall be available on a single

module. The DO points shall be capable of switching Class-2 circuits directly, and shall have a
Hand-Off-Auto local override facility in the Mechanical Control Panel - MCP.

2. STATUS POINTS. A minimum of 4 digital input points shall be available on a single module.
The points shall be capable of monitoring volt-free contacts from field instrumentation.

3. ANALOG MONITORING POINTS. A minimum of 2 analog input points shall be available

on a single module. The points shall be capable of monitoring signals of 0-20 mA, 0-10 V DC,
or 100Ω to 15kΩ resistive inputs. The Analog to Digital conversion resolution shall be a
minimum of 12 bits, thus guaranteeing a resolution of ±0.02% of the full measurement range.

4. ANALOG OUTPUT POINTS. A minimum of 2 analog output points shall be available on a

single module. The points shall be capable of sending positioning signals of 0-20 mA DC (into
loads of up to 550Ω), or 0-10 V DC. The Analog to Digital conversion resolution shall be a
minimum of 10 bits, thus guaranteeing a resolution of ±0.1% of the full positioning range.

5. PULSE COUNTING POINTS. A minimum of 2 pulse counting inputs shall be available on a

single module. The points shall be capable of successfully reading and registering pulses with
frequency equal to or less than 25 Hz, with a 50% duty cycle, (i.e. with an “on” time of 20 ms
or more per pulse.)

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2.09 FIXED HARDWARE CONTROLLERS

A. Outstations which are of fixed hardware combination (Unit Control Panels - UCPs) shall be provided
for all AHUs, and may also be used where their installation may provide a more economic solution or
where their capacity may provide further flexibility in installation.

B. Dedicated FCU controllers (FCUC) shall be provided for all Owner-operated FCUs.

2.10 GENERAL PURPOSE LONWORKS CONTROLLERS (DGP)

A. The DDC shall contain its dedicated power supply unit, communications processor, and dedicated
microprocessor or microcontroller. The microprocessor or microcontroller shall be of a 16-bit or 32-
bit design, and of the latest and fastest type available from the manufacturer, but not slower than 10
MHz. 8-bit based microprocessors/microcontrollers shall not be accepted.

B. The EPROM holding the operating system, the EEPROM holding the programmable applications,
and the battery–backed RAM or Flash RAM holding the operational data and trends shall be
sufficiently sized to allow for a versatile spectrum of implementations. The complexity of potential
DDC applications shall not be limited by the unit’s hardware resources for all practical uses
envisaged for this type of controller.

C. The DDC shall have a real-time clock, backed by an on-board battery for a minimum of 72 hours.

D. A General Purpose DDC shall have a minimum of the following I/Os built-in:

1. Eight (8) isolated SPDT Digital Output points, rated at 30 VA at 24 V AC, pilot duty, or 120
VA at 120 V AC, pilot duty, with status indicating LEDs.

2. Four (4) Analog Output points, 0-20 mA, range-programmable source, capable of driving a
load of 80 to 550 Ohms, with momentary short-circuit protection, and an 8-bit Digital-to-
Analog conversion resolution.

3. Eight (8) Universal Inputs capable of recognizing the following inputs:

- 1kΩ Balco, Platinum, or Copper passive resistance type sensors

- 10kΩ Thermistor type sensors
- 0 to 10kΩ passive resistance inputs
- 0 to 10 Volts DC or 0 to 20 mA DC, with an external 250Ω shunt resistance
- Dry contacts, software configurable to recognize normally closed or normally open
contacts.

All Universal Inputs shall have an Analog to Digital conversion resolution of 12 bits.

E. The DDC shall also have – in addition to the above-mentioned classical I/Os – the facility to connect
to a wall-mount FCU Controller via a digital link. The Controller shall have a communications jack
for connection to the LON communications line to which the DDC is connected. The sensor shall
provide the following inputs to the DDC, without compromising any of the classical I/Os mentioned
above:

1. Space Temperature
2. Adjustable Set point (entered by user)
3. Operational Mode (Heat/Cool/Auto/Off)

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4. Override Pushbutton (for stand-alone occupancy control)

5. Fan Control (High/Med/Low)
6. Diagnostics data (subnet and node address, errors, alarms, temperature offsets)

Controllers of this type shall also have a fully programmable digital display showing the readings and
status of all the above parameters in numerical and icon format.

F. The DDC shall have a manufacturer-supplied library of pre-programmed and pre-tested software
modules or blocks, that are used in building the DDC’s own, project-specific application. Software
blocks must include, but not be limited to the following:

1. I/O and Alarm Control: all I/O handlers, Pulse Width Modulation, Momentary Start-Stop, Fan
Speed Control, Floating Actuator Control, etc.

2. Logic: AND, OR, XOR, Set-Reset, Clocked Set-Reset, Flip-Flop, etc.

3. Math: Add, Subtract, Multiply, Divide, Square Root, Absolute Val, Average, Compare, Count
Up, Count Down, Curve Fit, Enthalpy Computation, etc.

4. Loop and Process Control: PID Loop, Sequenced PID Loop, Ramp, Select, Limit, Interlock,
Change-of-Variable, Change-of-State, Control Override, Limit, High Select, Low Select, etc.

5. Schedule Control: Calendar, Optimum Start/Stop, Seven-Day Schedule

6. Timer and Sequence: On Delay, Off Delay, Minimum On Delay, Minimum Off Delay, Step-
Driver, Sequence (up to 10 stages), Inter-stage Delay, etc. Application development for a
particular DDC shall be made by linking the appropriate blocks to DDC inputs and outputs and
to one another, in a manner that achieves the control logic required using a Graphical User
Interface (GUI) software application on the OWS designated for programming.

G. Being a LonWorks compatible controller, the DDC shall be capable of communicating peer-to-peer
with other controllers and/or a central workstation through Standard Network Variable Types
(SNVTs), and shall adhere to the following:

1. The DDC shall be programmable with all of the SNVT types as documented by the latest
release of the LonMark Interoperability Association to assure present and future compatibility
with third party LonMark and LonWorks devices.

2. The DDC shall have enough capacity to configure and utilize, within a single application, a
minimum of 200 SNVTs in any combination of SNVT types. External Interface Definition
files (XIFs) shall be made available to the Engineer prior to implementation to verify the
correct usage, naming and documentation of the LonWorks profiles used in the project.

3. Basic network tuning parameters, such as SndHeartBeat, RcvHeartBeat, and MinOutTime shall
have at least four levels to allow for a sophisticated tuning strategy of the network variables
within a given DDC.

4. SNVTs shall be freely programmable into NVs (Network Variable inputs or outputs
programmed into volatile RAM) or NCIs (Network Configuration variables, programmed into
non-volatile EEPROM). NCIs are essential for guaranteeing application integrity in the case of
communication loss because they maintain a default set of operation parameters that are used to
run the application in the case of communication loss.

5. The DDC shall have the facility to recognize the loss of communications. All applications shall

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be designed with a safe fall-back operation in such a case.

6. The application programmers shall ensure a level of internal protection against the provision of
improper or unrealistic inputs from 3rd party LonMark tools through the SNVT channels. For
example an NCI variable communicating the required setpoint must be further protected within
the application not to exceed certain minimum and maximum levels.

H. The DDC shall communicate with other Controllers at a baud rate of not less than 78.8K baud using
LonTalk communications protocol (EIA 709.1).

2.11 APPLICATION-SPECIFIC, FIXED-HARDWARE LONMARK CONTROLLERS (UCP)

A. ASCs shall be made of single board construction comprising processor board with programmable,
nonvolatile, RAM/EEPROM memory for custom control and unitary applications. ASCs (UCPs)
shall be provided for Air Handling Units (AHU) and other applications as shown on the drawings.
To assure complete interoperability, Bidder shall provide proof that all ASCs firmware support and
comply with all mandatory and all optional LonMark Standard Network Variables (SNVTs) for
their LonMark profile as documented by the LonMark Interoperability Association. ASCs shall be
based on the Echelon Neuron 3150 microprocessor working with the ASCs stand alone control
program.

B. The DDC shall contain its dedicated power supply unit, communications processor, and dedicated
microprocessor or microcontroller. The microprocessor or microcontroller shall be of a 16-bit or 32-
bit design, and of the latest and fastest type available from the manufacturer, but not slower than 10
MHz. 8-bit based microprocessors/microcontrollers shall not be accepted.

C. The EPROM holding the operating system, the EEPROM holding the programmable applications,
and the battery-backed or Flash RAM holding the operational data and trends shall be sufficiently
sized to allow for a versatile spectrum of implementations. The DDC unit’s hardware resources shall
be adequate for all practical uses envisaged for the respective type of controller.

D. A Fixed Hardware ASC controller shall have a combination of I/Os suitable for its nominated
function:

1. Digital Output points shall be isolated SPDT type, rated at 30 VA at 24 V AC, pilot duty, or
120 VA at 120 V AC, pilot duty.

2. Analogue Output points shall be 0-20 mA, range-programmable source, capable of driving a
load of 80 to 550 Ohms, with momentary short-circuit protection, and an 8-bit Digital-to-
Analog conversion resolution.

3. Universal Input points shall be capable of recognizing the following inputs:

- 1kΩ Balco, Platinum, or Copper passive resistance type sensors

- 10kΩ Thermistor type sensors
- 0 to 10kΩ passive resistance inputs
- 0 to 10 Volts AC
- 0 to 20 mA DC, with an external 250Ω shunt resistance
- Dry contacts, software configurable to recognize normally closed or normally open
contacts.
All Universal Inputs shall have an Analog to Digital conversion resolution of 12 bits.

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4. Digital Input points shall be able to accept volt-free contacts, and shall be software
configurable to recognize normally closed or normally open inputs.

E. The AHU controller shall also have the facility to connect to a wall-mount digital thermostat ,
showing the space temperature and having a set point change facility, as described above for general
– purpose controllers.

The AHU controller shall also have the facility to connect to a wall-mount FCU controller as
described above for general – purpose controllers.

F. The DDC shall have a manufacturer-supplied library of pre-programmed and pre-tested software
modules or blocks, that are used in building the DDC’s own, project-specific application. Software
blocks must include, but not be limited to the following:

1. I/O and Alarm Control: all I/O handlers, Pulse Width Modulation, Momentary Start-Stop, Fan
Speed Control, Floating Actuator Control, etc.

2. Logic: AND, OR, XOR, Set-Reset, Clocked Set-Reset, Flip-Flop, etc.

3. Math: Add, Subtract, Multiply, Divide, Square Root, Absolute Val, Average, Compare, Count
Up, Count Down, Curve Fit, Enthalpy Computation, etc.

4. Loop and Process Control: PID Loop, Sequenced PID Loop, Ramp, Select, Limit, Interlock,
Change-of-Variable, Change-of-State, Control Override, Limit, High Select, Low Select, etc.

5. Schedule Control: Calendar, Optimum Start/Stop, Seven-Day Schedule

6. Timer and Sequence: On Delay, Off Delay, Minimum On Delay, Minimum Off Delay, Step-
Driver, Sequence (up to 10 stages), Inter-stage Delay, etc.

Application development for a particular DDC shall be made by linking the appropriate blocks
to DDC inputs and outputs and to one another, in a manner that achieves the control logic
required using a graphical user interface (GI) software application on the OWS designated for
programming.

G. Being a LonMark compatible controller, the DDC shall be capable of communicating peer-to-peer
with other controllers and/or a central workstation through Standard Network Variable Types
(SNVTs), and shall adhere to the following:

1. The DDC shall support all mandatory and optional LonMark Standard Network Variable
Types (SNVTs) for its LonMark profile as documented by the LonMark Interoperability
Association. A LonMark profiles defines a certain minimum allocation of SNVTs that the
device must make available, in a particular order and naming scheme. Profiles are published by
the LonMark Interoperability Association. Examples of LonMark profiles within the HVAC
industry are the following:

- Fan Coil
- Heat Pump
- Roof Top
- Variable Air Volume

For a complete list of LonMark profiles, see www.lonmark.org/products/fprofile.htm

2. Basic network tuning parameters, such as SndHeartBeat, RcvHeartBeat, and MinOutTime shall

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have at least two levels to allow for a sophisticated tuning strategy of the network variables
within a given DDC.

3. SNVTs shall be programmable into NVs (Network Variable inputs or outputs programmed into
volatile RAM) or NCIs (Network Configuration variables, programmed into non-volatile
EEPROM). NCIs are essential for guaranteeing application integrity in the case of
communication loss because they maintain a default set of operation parameters that are used to
run the application in the case of communication loss. DDCs that do not have programmable
NCI capability shall not be accepted.

4. The DDC shall have the facility to recognize the loss of communications. All applications shall
be designed with a safe fall-back operation in such a case.

5. The application programmers shall ensure a level of internal protection against the provision of
improper or unrealistic inputs from 3rd party LonMark tools through the SNVT channels. For
example an NCI variable communicating the required set point must be further protected
within the application not exceed certain minimum and maximum levels.

H. The DDC shall communicate with other Controllers at a baud rate of not less than 78.8K baud using
LonTalk communications protocol (EIA 709.1).

2.12 LOCAL AREA NETWORK

A. The BMS LAN shall have the capacity to support a minimum of 64 client workstations connected
to multi-user, multitasking environment with concurrent capability to access DDC network or
control units.

B. Enterprise Network LAN (upper tier) shall be Ethernet (IEEE 802.3), peer-to-peer CSMA/CD,
operating at 10 or 100 Mbps. Media may be 10 Base-T, UTP-8 wire, Category 5 or 6, or Optic
Fiber.

C. Controller Network LAN (lower tier) shall be LonTalk (EIA 709.1), peer to peer, FTT-10
operating at 78.8K.

D. Remote Connections shall support ISDN, ADSL, T1 or dial-up connection

2.13 SOFTWARE

A. All system software shall be field proven and not unique to this contract. Software shall be of the
latest version available at the time of completion of the project.

B. Network management tools for LonTalk™ protocol and the ANSI/ASHRAE™ Standard135-1995,
BACnet protocol shall be provided including a network learn function, LonMark bindings, service
pins, winks, and diagnostics.

2.14 GRAPHICAL USER INTERFACE

A. All communications between the operator and the system shall be in clear language, without
reference to special code or codes. Generation and editing of software shall be via clear language
menus.

B. The GUI shall employ browser-like functionality for ease of navigation. It shall include a tree view

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(similar to Windows Explorer) for quick viewing of, and access to, the hierarchical structure of the
BMS Network database. In addition, menu-pull downs, and toolbars shall employ buttons,
commands and navigation to permit the operator to perform tasks with basic computing skills and
a minimum knowledge of the HVAC Control System. These shall include, but are not limited to,
forward/backward buttons, home button, and a context sensitive locator line (similar to a URL
line), that displays the location and the selected object identification. A text based user interface
shall also be provided, giving access to all system information in list/spreadsheet format.

C. Real-Time Displays. The GUI, shall at a minimum, support the following graphical features and
functions:

1. Graphic screens shall be developed using any drawing package capable of generating a GIF,
BMP, or JPG file format. Use of proprietary graphic file formats shall not be acceptable. In
addition to, or in lieu of a graphic background, the GUI shall support the use of scanned
pictures.

2. Graphic screens shall have the capability to contain objects for text, real-time values,
animation, color spectrum objects, logs, graphs, HTML or XML document links, schedule
objects, hyperlinks to other URLs, and links to other graphic screens.

3. Graphics shall support layering and each graphic object shall be configurable for assignment
to one layer. A minimum of six layers shall be supported.

4. Modifying common application objects, such as schedules, calendars, and set points shall be
accomplished in a graphical manner.

D. Commands to start and stop binary objects shall be executed by clicking the selected object and
selecting the appropriate command from the pop-up menu. No entry of text shall be required.

E. Adjustments to analog objects, such as set points, shall be done by clicking the selected object and
using a graphical slider to adjust the value. Text entry of numerical values into the display text box
shall also be possible.

2.15 PASSWORD ACCESS

A. None of the features of the BMS or automatic controls system shall be accessible without the user
first being required to log on by entering a password.

B. Case-sensitive alphanumeric passwords of up to 8 characters shall be available and definable by

individual operators.

C. It shall be possible to grant or deny access to each of the various functions for individual users. The
ability to use this feature itself shall also be definable.

D. It shall also be possible to grant or deny access to individual points or groups of points by function,
type or building.

E. It shall also be possible to define a timeout value for individual users. Automatic log-off of the
operator shall occur if no keyboard or mouse activity is detected during this timeout period. It shall
also be possible to allocate an infinite timeout.

F. A log of the previous 500 users shall be available. A record of the user's name, the time and date of
log on and log off shall be available from this file.

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2.16 MASTER STATION AND FUNCTIONS

A. The master station terminal (OWS) shall provide the primary interface for operator access to the
BMS while also providing a vehicle for the annunciation of alarms and the reporting function. In
particular it shall provide the standard functions stated below.

B. It shall be possible to carry out the following commands by use of dedicated function keys on the
keyboard and by single click on the mouse :

1. ON - Digital Points

2. OFF - Digital Points

3. AUTO - Analog and Digital Points

4. SET TO VALUE - Analog Points

5. ALARM REVIEW

6. POINT TYPE REVIEW

7. POINT GROUP REVIEW

8. HOURS RUN REVIEW

9. REVIEW CANCEL

10. GRAPHICS / TEXT INTERFACE SWITCHING

11. LOG ON

12. LOG OFF

13. HELP

14. CRITICAL ALARM ACKNOWLEDGE

15. ALARM ACKNOWLEDGE

C. It shall be possible to add new points, and reconfigure or modify existing points without recourse to
the manufacturer and without taking any part of the system off-line.

D. It shall be possible to address buildings, plant, zones, points etc., using clear language descriptions.
Each individual point shall also be identified by a unique alphanumeric mnemonic. However,
systems relying solely on mnemonic address entry shall not be accepted.

E. There shall be a minimum of four hierarchical levels of address available.

1. Level one shall identify the Building

2. Level two shall identify the Plant

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3. Level three shall identify the Zone

4. Level four shall identify the Control Element (e.g. sensor).

F. The information displayed for individual points during a review shall be:

1. its unique mnemonic address

2. its type of point (analogue/digital, input/output)

3. its current state or value (in engineering units)

4. Any secondary or tertiary value

5. Reason for state, if applicable

G. In addition to the information above it shall be possible to provide clear language descriptions of each
point extracted from the Plant Index. To avoid cluttering the screen only the last four most
significant index sections shall be displayed.

H. It shall be possible to open and work within subsidiary applications such as the Editor or Data
Manipulation from the main operator panel without closing down the terminal or the programs
currently running.

I. Help Facility

1. A 'help' facility based on the Windows help system shall be made available to the operator by
use of the [F1] key, selecting Help from a pull-down menu, or by right-clicking the mouse and
selecting Help from the pop-up shortcut menu.

2. The facility shall be contextual to provide information about the selected function directly.

3. The information provided shall be in simple clear language and shall be capable of being added
to or modified by an authorized operator.

2.17 ALARMS

A. At least 20 priority levels of alarm shall be made available. Priority levels 1-10 shall be deemed
Critical Alarms, and levels 11-20 Non-critical (general) Alarms. Normally, critical alarms shall take
precedence over non-critical alarms, and high priority over low priority.

B. Annunciation: Alarms shall be annunciated at a terminal by an audible tone and flashing symbol.
Critical alarms shall be accompanied by a red flashing symbol and non-critical alarms by an amber
flashing symbol.

C. Printing: Alarms shall automatically be printed on a designated printer local to the main BMS
Operator Work Station. The printout shall contain the mnemonic address, plant index name, state or
nature of the alarm, alarm priority, and time and date of occurrence. It shall be possible to also route
alarms to any other printer on the system. It shall be possible to produce an extended text message to
accompany the annunciation of any alarm. This shall provide further information about the alarm
and any action required to be taken by the operator or indicate that an action automatically
programmed in the system has been taken. These messages shall be automatically printed on the
designated printer. There shall be no practical limit to the length of messages created.

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D. Acknowledgement: It shall be necessary for all alarms to be acknowledged by an authorized operator.

The facility shall exist for an additional message to be appended at the time of acknowledgement to
provide further information as to any action taken.
Acknowledgement of alarms shall be automatically printed and will indicate the time, date, and any
message generated by the operator.

E. Alarm Clear: When alarms are cleared a message shall be produced to indicate the mnemonic of the
alarm point, its current state, and the time and date.

F. Disk records: With the exception of extended text messages, all the information produced above,
alarm annunciation, acknowledgement, and clearing, shall be automatically recorded on the fixed
disk for historical purposes.

G. Alarm inhibits: It shall be possible to inhibit the transmission of alarms in the following ways:

1. Operational Inhibit - to allow time for start up of plant for example.

2. Transient Inhibit - to make allowance for fluttering contacts or slow internal responses using
de-bouncing techniques at the signal input.

It shall be also possible to select time periods for inhibits 1 and 2 which may be applied when
entering into alarm, out of alarm, or both.

H. Alarm Review: Points in alarm shall be displayed on the operator's panel using the alarm review
function.

2.18 STATUS MONITORING

A. The system shall monitor the status of plant via volt-free contacts - for example from the motor starter
panel or from differential pressure switches across fans, pumps etc.

B. The operator shall have the option of receiving alarms on change of state or not.

C. The system shall automatically totalize the hours run of the individual plant items and shall be
capable of modifying start sequences, PPM schedules etc., accordingly.

D. The system shall have alarm limits on hours run totals of each point and output different maintenance
messages on the pre-set totals being reached.

E. A work order generation system shall be provided as part of the BMS PPM package.

2.19 ANALOG MONITORING

A. The system shall continually monitor all analog points such as temperature, pressure, relative
humidity, on/off or open/closed status of equipment i.e. actuators, etc and display the current data on
operator request.
B. The data displayed shall be in the engineering units of the measured variable, °C, %RH, bar etc.

C. It shall be possible to set an alarm window of high and/or low limit alarms. When the measured
value exceeds the limits an alarm shall be displayed. A double window alarm shall also be provided,
thus the inner window may represent a less critical alarm, and the outer a high priority alarm.

D. It shall be possible to reference analog alarms to command points to override the time or duty cycling
programs to preserve high or low limit temperature or provide for frost/low temperature operation of

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plant.

2.20 ENERGY MANAGEMENT

A. The energy management software shall provide the following functions :

1. AUTOMATIC CONTROL MODES

a. There shall be no limit to the number of time schedules, each of which can have any
point or number of points assigned.
b. Each time program shall operate over a seven day week and allow for up to 35
on/off periods.
c. There shall be no limit to the number of holiday schedules to which any time
schedule or number of time schedules may be assigned.
d. It shall be possible to program holidays 365 days in advance.

2. OPTIMUM START/STOP CONTROL

a. There shall be no limit to the number of optimum start schedules to which points can
be assigned. The system shall, by monitoring outdoor air and space temperatures
start the plant at the latest possible time to achieve the desired internal temperature
by target time. Similarly the system shall stop the plant at the earliest possible time
before the end of the occupancy without ambient conditions deteriorating below pre-
set acceptable limits. This shall operate in a Heating or Cooling Mode or a
combination of both.
b. The Optimizer Program shall be self-adjusting, the amount of adjustment being
operator defined between 0% and 100%.
c. The operator shall have the option of defining the termination of plant run-up or
boost on target temperature being achieved, target time being reached, or whichever
first.
d. Each of the Optimum Start schedules shall have the ability to assign Optimum Stop
parameters.
e. As with the optimum start, the system shall be self adjusting on optimum stop.
f. The following reports shall be available for selection by the system operator as
required for each schedule:-

i) Report at commencement of run up.

ii) Report at termination of run up.
iii) Report at commencement of run down.
iv) Report at leaving time
v) Report on premature run down
vi) Report on Low Temperature Stop/Start
vii) Report at start of occupancy.

B. This feature shall be subservient to the main power and generator systems that are not controlled by
the BMS.

2.21 ELECTRICAL DEMAND CONTROL

A. The system shall be capable of monitoring the rate of power consumption and shall take corrective
action to avoid high peak demand by shedding HVAC electrical loads when the pre-set demand level
projected would be exceeded.

1. There shall be a minimum of 8 levels of priority for loads available to be shed.

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2. The order of priority in each level shall be rotated to prevent any single load in a priority level
from always being shed first.

3. A log shall be available to monitor the consumption profile over each demand period.

4. The system shall employ a floating demand set point which will adjust by a set percentage until
the optimum set point is determined.

B. This feature shall be subservient to the main power and generator systems that are not controlled by
the BMS.

2.22 LOAD CYCLING

A. The system shall be capable of cycling loads to reduce electrical consumption.

B. The program shall have an operator defined minimum on time, minimum off time and maximum off
time.

C. A temperature detector shall be assigned to each plant on the load cycling program. Should the space
temperature exceed pre-set limits the load cycling shall be overridden and the plant returned to the
time control program until the space temperature has returned to an acceptable level.

2.23 USER PROGRAMMABLE SOFTWARE

A. The BMS system shall have a flexible software package to allow an operator with minimal
knowledge of software programming to construct unique programs for plant control and management
information.

B. The package shall provide, but not be limited to, the following functions:

1. Auto-changeover of pumps, fans etc on time program, hours run or event (pump and trip etc).

2. Damper dry-bulb temperature override

3. Degree day calculations

4. Chiller efficiency calculations

5. Time delays and sequenced interlocks

6. Cost savings calculations

7. Trend monitoring

C. All programming shall be done in clear language.

D. The system shall hold a complete set of instructions in the software which can be viewed by the
operator whilst in this operating mode.

E. The system shall provide run simulation of the programs to allow operator verification before the
program is transmitted to the outstation.

F. It shall be possible to assign alarm functions to any programs created as required.

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G. Full arithmetic operators shall be available for use in the programs as required e.g.: +, -, /, *, ().

H. Programs shall permit the use of comparison statements such as: =, >, <, =< etc.

I. Programs shall permit logical operators to be used such as: NOT, AND, OR, XOR AND MASK.

J. Direct reference to any point shall be available to obtain its current value. Such references shall be
using standard language such as, ON, OFF, MANUAL, SETPOINT, EXPIRED TIME, PRIORITY,
ALARM - e.g.: IF POINT XX ON THEN..

K. It shall be possible to refer to secondary values of points such as in optimizers to determine which
mode they are currently operating, e.g.: run-up, occupancy, frost, run-down etc.

L. It shall be possible to refer to time and calendar functions directly such that DATE, TIME, HOUR,
MINUTE functions may be used.

M. It shall be possible to use such syntax as ABS (absolute value), SQRT (square root), INT (integer),
FRAC (fraction), NINT (non-integer), MAX (maximum), AVG (average), ENTHALPY
(temperature, humidity points), LOG (logarithm) etc.

N. It shall be possible to set timers for example so that a timed delay may be produced before an action
is carried out.

2.24 INTEGRATED CONTROL

A. The BMS system shall be capable of performing proportional control, integral control, derivative
control or any combination of the three utilizing direct digital control techniques.

B. The primary input to a control loop shall be with a measured value (°C, %RH, etc) or a calculated
value.

C. The secondary or reset input shall be either a measured value (°C, or %RH etc) or a calculated value.
The secondary reset input characteristic may be a 5 step segment function or user-defined function.

D. The set point of any control loop shall be capable of being adjusted by time, event or as a result of a
calculation.

E. It shall be possible to reference a number of control loops to the same primary input point to achieve
multi-stage control.

F. Output to valve or damper actuators shall be 0-10 V. Binary outputs are not acceptable.

2.25 AUTO POWER UP

A. The system shall sequence the reinstatement of plant after a power failure.

B. When a standby generator is in operation, the system shall limit the number of plants in operation
according to the emergency generator controls.

C. A minimum of 15 priority levels shall be available and it shall be possible to allocate any electrical
load to any of these levels. When reinstating loads then level one shall be the highest priority

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followed by level two and so on. Subsequent levels shall not be achieved until all loads of the
preceding level have been reinstated.

2.26 COMMUNICATIONS

A. The structure of the communications should follow the recommendations of ISO 7498 the Open
Systems Interconnect 7 layer model. In particular it should comply with the requirements specified in
2.12 LOCAL AREA NETWORK.

B. The BMS supplier shall provide details of standards to which their system conforms at the time of
tender.

C. The bus should be implemented using a serial link between devices to form a Local Area Network
(LAN).

D. Each device on the peer-to-peer LAN shall have equal status and shall communicate with other
devices according to the implementation of the LonWorks/LonTalk protocol.

E. Error checking shall be in accordance with the LonTalk protocol.

F. Devices permitted on the LAN shall be either general-purpose or application specific controllers, or
Gateways to other systems.

G. Outstations Controller Network LAN (lower tier) shall be LonTalk (EIA 709.1), peer to peer, FTT-
10 operating at 78.8K.

1. Communications between the outstation and the LAN shall be implemented by a separate
communications card inserted in the controller. The communications card shall have a
dedicated 16-bit microprocessor solely for the functioning of the 'Intelligent Communications'.

2. An RS 232 and/or USB port shall also be made available at the outstation into which may be
plugged either an operator terminal, or a printer, or a modem.

3. It shall also be possible for at least two further RS 232 ports to be made available at each
controller where it is required to connect RS 232 serial devices.

4. An option shall be available whereby RS 485 ports may be optically isolated.

5. Other industry-standard communications facilities, such as Infra-red, Bluetooth or Wi-Fi, may

also be provided.

H. Network Interface Modules (NIM)

1. In the absence of a local controller, it shall be possible to provide further interfaces with the
LAN by the use of network interface modules.

2. The NIM shall function in a similar fashion to the communication cards in the controllers and
shall have its own 16-bit microprocessor.

3. As a minimum each NIM shall provide one RS485 port, one Ethernet port for connection to the
LAN, two RS 232 ports and one USB port for the connection of printers, terminals, modems,
or keypads.

4. The RS 485 port shall be opto-isolated.

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5. Other industry-standard communications facilities, such as Infra-red, Bluetooth or Wi-Fi, may

also be provided.

I. In the event of a break occurring in the communications cabling then this shall not impair two-way
communications between nodes (outstation or NIMs) on each side of the break other than across the
break itself.

J. The system shall be capable of enabling up to 400 DDC Controller devices to be used on the
network.

K. There shall be no limit to the number of terminals used on any one system. Each terminal shall be
capable of running simultaneously with others in the network.

L. There shall be no limit to the number of printers which may be used on any one system.

M. Gateways to Other Systems

Refer to System Schematics Drawings and clause 1.04 System Description.

2.27 LOGGING (TRENDING)

A. It shall be possible to log the status or value of system points at regular intervals or on change of state
and store this on hard disk at any of the operator terminals.

B. It shall be possible to archive this information for future reference, limited only by the size of the hard
disk on the workstation. When nearing maximum storage capacity the system shall generate a
warning for the BMS Operator to download old data to CD- or DVD-ROM backup storage.

C. In the case of timed interval logs, then it shall be possible to specify a time interval (in minutes) and
the points which are required to be logged.

D. Storage of logged information shall be able to be carried out in any of three ways, single-shot, roll-
over, or split. These are defined as follows:-

1. Single-shot: In this type of file logging is carried out only during a pre-defined period for
which the start and finish time and date shall be configurable.

2. Roll-over: This file shall be wrap-around where oldest data is continuously overwritten by new
incoming data. It shall be possible to configure the number of records to be stored or the
duration in hours, days or months before wrap-around occurs.

3. Split: Here data shall be continuously stored in a series of files automatically created. The
change-over or creation of subsequent files shall be created by splits at user-defined
boundaries. The boundaries shall be able to be defined by duration (hours, days, months) and
by time and day of the first split.

E. Logging files shall be terminal based not system based, to provide true multi-terminal capability.

F. Data produced by the logging facility shall be able to be used by a proprietary spread-sheet package
for the analysis of information and the preparation of management report.

G. In addition to the above the data may be presented in a simplified purpose designed package. The
package should have the following features:

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1. Charting of logged data on disk in line graph format

2. Presentation of logged data on disk in tabular format.

3. Charting of dynamic data (up to 8 points) in real time (ie: as it happens).

4. Presentation of dynamic data in tabular format in real time.

5. Selection of Auto/Manual scaling of X(time) and Y(variable) axes.

6. Tailoring of charts by selection of line width and background colors.

7. Optional grid overlays (full and dotted lines).

8 Selection of horizontal/vertical arrangement of windows or a ‘cascade’ presentation.

9. Multiple windows.

10. Printing of completed presentations.

11. User configurable data selections.

12. Optional display of point titles.

13. Selection of primary or secondary values for display.

14. Presentation of both analogue and binary values (ON/OFF etc.)

2.28 DATA ANALYSIS

A. A proprietary spreadsheet package shall be provided for the analysis and manipulation of logged data.

B. The spreadsheet shall enable the operator to carry out calculations on the recorded data and format
management reports.

C. It shall be possible to illustrate reports by the use of bar charts, pie charts, or linear graphs, suitably
annotated.

D. The spreadsheet program shall make available a minimum of 8 different colors to clearly differentiate
measured variables.

E. It shall be possible for the operator to create macros to aid the preparation of standardized repetitive
reports.

F. The spreadsheet program facility shall be made available from the operators panel and shall not
require that the terminal is taken off-line from the system or that a separate computer is used for this
facility.

2.29 ELECTRIC AIR HEATER CONTROLS

A. AHU heaters shall be interlocked with a pressure or vane type flow switch to isolate electrical supply
to the heater when there is no air flow.

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B. The heater controls on units below 3 kW shall be of the Triac Semiconductor “burst-fire” type with
zero-voltage switching to minimize RFI and permit variation of the output from 0 to 100% without
stepping. Units 3 kW and above shall have stepped control (minimum 3 steps). The steps shall be of
equal size and shall be possible to rotate the switching sequence to equalize wear and to provide
“burst-fire” modulating control to one or more steps for finer temperature control. Heater duties are
provided in the equipment schedules.

C. Arrangements shall be made to ensure that in the event of electrical supply failure, or after normal
shut down, the control system shall recycle to the 'OFF" position upon resumption of supply and
before starting to reconnect the heater load. (i.e. it will not restart at high load).

2.30 AIR COOLER CONTROLS

A. Unless otherwise indicated, the output of AHU and FCU chilled water coils shall be controlled by 2
port modulating valves.

B. On system shut-down (i.e. when AHU supply fans are switched off) cooler coil control valves shall
close. On plant re-start the controls shall progressively open the control valve to limit the thermal
shock of the “warmer” chilled water being introduced into the system.

2.31 MOTORISED DAMPERS

A. Motorized dampers, which for the purpose of this specification shall mean dampers operated
automatically by all forms of actuators, shall be of the multi-leaf type. The damper frames and blades
shall be constructed to ensure rigidity and prevent distortion and jamming in operation. The blades
shall be securely fixed to their operating spindles so that differential movement between them cannot
occur. Spindles shall be carried in non-ferrous or nylon plain bearings or in ball bearings. All
dampers shall be provided with blade position indicators. A rigid mounting bracket shall be provided
for each damper actuator.

B. All motorized dampers shall be monitored by the BMS for position along the full range of travel from
open to shut. The BMS shall be capable of identifying and controlling to intermediate positions as
determined from the operator terminal(s) i.e. 5%, 10% etc. Percentage open (or closed) shall be
indicated on the graphics screens.

C. Motorized dampers and motors forming part of an air handling unit system shall be installed butting
up to the unit by the AHU manufacturer, as approved by the Controls Specialist.

D. Two position isolating dampers for ductwork disinfection shall be of the multi-leaf, tight shut-off
type, and shall not be controlled through the BMS, but controlled locally.

2.32 SENSING ELEMENTS

A. Elements sensing liquid temperature in pipework shall be:-

1. Provided with means for withdrawal for calibration, servicing, etc., without the need for
draining the system.

2. Positioned so that the active part of the element is wholly within the liquid.

3. Positioned so that the element is not less than 12 pipe diameters downstream from a point of
mixing.

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B. Elements sensing the temperature of air in a duct shall be positioned so that:-

1. The element is not subject to radiation.

2. Account is taken of temperature stratification (i.e. positioning for average temperature sensing).

3. If of the capillary averaging type, it is installed on a suitable framework and is suitably

arranged for servicing.

4. If used for determining the dew point, then the air adjacent to the element is known to be
saturated within acceptable limits, and the construction and material of the element shall be
compatible for use in moist air.

C. Elements sensing the temperature of a solid surface shall be positioned and fixed so as to give good
thermal contact.

D. Elements sensing the temperature of a room or other such space shall be in representative position (
the precise location being approved by the Engineer):-

1. Where indicated and at a height of approximately 1.7 m above floor level (when fitted in a
room).

2. In the return air path where indicated.

E. Elements sensing the temperature of air external to a building shall be positioned generally as
indicated and away from the influence of direct solar radiation and local heat gain. Where special
requirements are indicated, (e.g. the determination solar gain, wind influence), the control sensor
manufacturer's recommendations for positioning elements shall be followed.

F. Humidity sensing element positions shall be:-

1. Representative of the space in which the humidity is being measured.

2. Such that the air velocity is within the range required by the sensing element.

3. Arranged to ensure that the air reaching the element is free form airborne contaminants.

4. Arranged to give convenient access for servicing the element.

G. Sensing elements shall in all cases be installed in accordance with the manufacturer's latest
instructions.

2.33 MOTORISED CONTROL VALVES

A. All automatic motorized control valves shall be fully proportioning with characterized plugs. The
valves shall be sized and be provided with actuators of sufficient power for the duty indicated on the
Drawings. Valve body and actuator selection shall be sufficient to handle system pressure and shall
close against the maximum differential pressure liable to be encountered in the system. Actuators
shall have the provision for manual override and shall include full position feedback.

B. Where spring sequencing is required, the actual valve spring range when adjusted for spring shift,
shall be such that no overlapping occurs.

C. Valves - Up to 50 mm diameter

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Valves shall be constructed of cast bronze with screwed ends to NPT.

D. Valves – 65 mm diameter and above

Valves shall be constructed of cast iron body and have flanged connections to ANSI 125. Actuators
shall be sized for the required duty.

E. The Contractor shall be responsible for the selection and sizing of all control valves in accordance
with the recommendations of the Controls Specialist. The duties and pressure drops given in the
schedules shall be verified by the Contractor prior to orders being placed. Optimum value authority
shall be provided.

F. Ensure all valves and pipeline equipment are temperature and pressure rated for this project.

2.34 CONTROL PANELS

A. Comply with Section 15171

B. Unless indicated otherwise, mechanical services local control panels shall include all motor starters,
relays, timers, and shall be arranged to include the fully intelligent compatible outstations.

2.35 VARIABLE AIR VOLUME FAN SPEED CONTROL

A. Fan motor speed variation control of specified fans shall be achieved using digital Pulse Width
Modulation Inverters. Refer to Section 15171.

B. Use totally enclosed fan cooled squirrel cage motors rated for ambient conditions and ensure that the
fan manufacturer sizes motors to allow for frequency inverter control and confirms that their
equipment is fully suitable for this method of control and the inverters provided.

C. All inverters shall be of the same manufacture and installed fully in accordance with the
manufacturer's recommendations.

D. Inverters shall control over the range 0.5 to 66 Hz, maximum motor speed 1750 rpm, starting current
1 x FLC, near unity power factor over the speed range and not require any additional means for
motor starting.

E. Acceleration and deceleration ramps shall be independently adjustable and the inverter capable of
riding a 500 millisecond mains interruption without causing tripping.

F. Inverters shall be capable of connecting to a turning motor without braking to a standstill.

G. Inverters shall be mounted in the local mechanical control panels dust and damp protected to IP 54,
allowing all parameters to be set with the door closed, and provided with adequate ventilation for
cooling.
H. For cooling purposes the ambient air temperature shall be taken as 45°C., max db, and 38°C db. with
coincident 32°C wb (70% RH).

I. Inverters shall provide the following protection:-

1. Motor phase to phase fault.

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2. Motor phase to earth fault - continuous during operation.

3. Overvoltage.

4. Undervoltage

5. Inverter overheat

6. Motor overheat

7. Stall protection

8. Loss of control signal

9. Loss of auxiliary control voltage

10. Current limit

Operation of any of these faults shall cause electronic shutdown without fuse blowing.

J. Selectable information should be available as an output digital display:

1. Output frequency (Hz)

2. Reference 1 (hand)

3. Reference 2 (auto)

4. Difference from reference

5. Motor current (amps)

6. Torque (% x PN)

7. DC link voltage (%)

8. Temperature (°C)

9. Fault memory

K. Inverters to have the ability to provide either a linear or square law voltage to frequency ratio on the
output, and the facility to adjust the field weakening point.

L. Inverters must be capable of electronic maintenance without the motor being connected.

M. The inverter shall be speed controlled by direct digital input from the DDC fan controllers or pump
control out-station, and all necessary interface cards shall be provided.

N. The inverter shall provide means of running at a fixed (selectable) speed on the closure of a remote
volt free contact. This should override the normal speed control reference signal.

O. A common fault alarm condition shall be available from volt free contacts, together with an output
signal to indicate output frequency (speed).

P. Inverters shall be screened for radio and computer interference.

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Q. Inverters shall be installed in the local mechanical control panels, or close to the mechanical control
panel or close to the served mechanical equipment by the mechanical contractor and shall be totally
compatible with all control and drive equipment supplied by others.

2.36 PORTABLE OPERATOR'S TERMINAL (POT)

A. Provide two notebook computers configured as portable operator terminals with an LCD display of
minimum 80 characters by 25 lines and a full-featured keyboard. Alternatively, one such notebook
computer and two hand-held (PDA) devices using equivalent software and operating software shall
be provided.

1. The POT shall plug directly into individual local control panels or communicate via an infra-
red link, Bluetooth or Wi-Fi.

2. Provide a user-friendly, English language-prompted interface for quick access to

system information, not codes requiring look-up charts.

B. Features of the portable operator's terminal connected at any DDC Controller:

1. Access all DDC Controllers on the network.

2. Backup and/or restore DDC Controller databases for all system panels, not just the
DDC Controller connected to.

3. Display all point, selected point and alarm point summaries.

4. Display trending and totalization information.

5. Add, modify and/or delete any existing or new system point.

6. Command, change set point, enable/disable any system point.

7. Program and load custom control sequences as well as standard energy management programs.

C. Features of the Portable Operator's Terminal connected to any Application Specific Controller:

1. Provide connection capability at either the ASC or a related room sensor to access
controller information.

2. Provide status, setup and control reports.

3. Modify, select and store controller data base.

4. Command, change set point, enable/disable any controller point.

D. The same Portable operator's Terminal shall be usable to access general-purpose DDC Controllers,
Application Specific Controllers and Network Interface Modules.

1. Provide as a minimum, a POT connection in each mechanical room capable of accessing entire
system information.

2. Connection of a POT to a distributed control processor shall not interrupt nor interfere with
normal network operation in any way, prevent alarms from being transmitted or preclude

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centrally-initiated commands and system modification.

3. Portable operator terminal access to controller shall be password-controlled.

PART 3 EXECUTION

3.01 INSPECTION AND TESTING:

A. Inspect and test systems in accordance with Section 15996.

B. Field tests shall include the following:

1. When installation of the system is complete, calibrate equipment and verify transmission media
operation before the system is placed on-line.

2. All testing, calibrating, adjusting and final field tests shall be completed by the installer.

3. Provide a detailed check of each sensor within the system.

4. Provide a check of each control point within the system by making a comparison between the
control command and the field-controlled device.

5. Verify that all systems are operable from local controls in the specified failure mode upon
panel failure or loss of power.

6. Verify all system interlocks.

7. Submit the results of functional and diagnostic tests and calibrations for approval.

3.02 WORKMANSHIP

A. Comply with Section 15010 Basic Mechanical Requirements

B. Comply with Section 15171 Electrical Requirements for Mechanical Systems

C. Comply with Section 15510 Hydronic Piping

D. Comply with Section 15515 Hydronic Specialties

E. Comply with Division 16 Electrical

3.03 TRAINING

A. Comply with Section 01700.

B. Provide competent instructors to give full instruction to designated personnel in the adjustment,
operation and maintenance of the system installed for a period of 20 working days immediately
following handover of the system. All training shall be held during normal work hours and consist of

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classroom instruction for 40% of the time and on the job training 60% of the time.

C. Training shall include but not be limited to the following:

1. Explanation of drawings and Operation & Maintenance manuals.

2. Walk-through of the job to locate control components.

3. Operator workstation and peripherals.

4. DDC Controller, ASC and NIM operation/function.

5. Operator control functions including graphic generation and field panel programming.

6. Operation of portable operator's terminal.

7. Explanation of adjustment, calibration and replacement procedures.

END OF SECTION 15180

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