Building Automation Systems

1.1 Operational Concept

1.2 Scope of Work
1.3 Design Requirements
1.4 Guestroom Controls
1.5 Sample BAS Points Schedule
1.6 Sub-metering Matrix
1.7 Additional Requirements

1.1 OPERATIONAL CONCEPT

The Building Automation system (BAS) shall consist of a centralized, PC-based operating station, for controlling, monitoring, and data
processing of major building systems and equipment. The centralized station is to be connected via its data network to de-centralized,
stand-alone programmable controllers. The network shall allow “Peer-to-Peer” communication. The BAS must have the ability to
control and interconnect components from different manufacturers. It must provide bi-directional data communication and coordinated
control via real-time data exchange through a common communications data exchange protocol. Integration shall extend to the
operator’s workstation software, which shall support user interaction with ALL control system components. Components from
manufacturers committed to working in an open protocol environment, such as BACnet per ASHRAE Standard 135, shall be utilized to
minimize the costs of providing integration and to allow interoperability between building systems and control vendors. Other open
protocol language systems, such as LonTalk, may also be used, provided there is compatibility with overall regional and/or central
monitoring and central strategies.
Fire alarm systems, security systems and elevator systems shall not be controlled by the BAS. These systems shall have independent
control panels and networks. The BAS system shall monitor the status of these systems only, in order to prompt emergency operating
modes of HVAC and lighting systems.
Please refer to the Sustainability section of the technical standards for additional information pertaining to sustainable design
requirements and their impact to the building automation system design and sequences of operation.
HVAC control algorithms shall include optimized start / stop for chillers, boilers, air handling units and all associated equipment and
feed forward controls based on predicted weather patterns. Lighting control shall be accomplished by use of separate control
equipment, which allows BAS monitoring and reporting and control settings. Optimal start / stop is to calculate the earliest time systems
can be shut down prior to the end of occupancy hours, and the latest time systems can start up in the morning with the aim of
minimizing equipment run time without letting space conditions drift outside comfort set points. A system that incorporates a Weather
Prediction Program, which stores historic weather data in memory and uses this information to anticipate peaks or part load conditions,
is highly desired. This information shall also be utilized to run economizer cycles and heat recovery equipment.
The BAS shall include control algorithms that switch pumps, compressors, boilers, etc. from “operating equipment” to “stand-by” on a
scheduled basis. Also, the BAS shall provide maintenance schedules for equipment in every identified building system, complete with
information on parts and tools needed to perform each task.
The BAS shall have the capability to allow building staff to measure energy consumption and monitor performance. Electrical values,
such as V, A, kW, KVAR, KVA, Power Factor (PF), kWh, KVARH, Frequency and Percent Total Harmonic Distortion (THD), shall be
measured.
Energy management measurements shall be totalized and trended in both instantaneous and time-based numbers for chillers, boilers,
air-handling units, pumps, etc. Energy monitoring data shall be automatically converted to standard database and spreadsheet format
and transmitted to a designated PC. Energy points are those points that are monitored to ensure compliance with ASHRAE Standard
90.1.

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1.2 SCOPE OF WORK

The extent of automation, monitoring, and control will vary from project to project, but shall typically include the BAS points described in
the Sample BAS Points Schedule included in subsection 1.5 below
The consultant shall present a detailed report of the intended Scope of Coverage for the BAS and liaise with contracted suppliers and
manufacturers to ensure the system is fully functional in accordance with Design Services minimum standards.
Building Infrastructure / “Central Plant” – The BAS is primarily intended to interface with the major MEP components of the building
including, but not limited to:

• Chillers and associated Pumps, Valves & Water Treatment Equipment

• Cooling Towers and associated Pumps, Valves and Water Treatment Equipment

• Boilers / Water Heaters and associated Pumps, Valves and Water Treatment Equipment

• Supply & Return Temperatures of Process Water Systems

• Supply & Return Temperatures of Air Systems

• Position of Supply, Return, Outside (Ventilation) and Exhaust Air Dampers

• Pressures of Process Water Systems

• Water Treatment Equipment

• Domestic Water Pressurization & Circulation Pumps

• Ejector / Lift Pumps

• Domestic Hot Water Temperatures (Storage, Supply and Return)

• Dedicated Outdoor Air Systems and associated Valves & Controls

• Centralized Exhaust Systems and associated Controls

• Kitchen Exhaust and Make-Up Air Systems and associated Controls

• Public Area Air-Handlers and associated Valves & Controls

• Smoke Control / Stair Pressurization Fans

• Public Area and BOH Temperature Controls

• Time-Of-Day Operation of Public Area, BOH, Exterior and Signage Lighting

• Main and Sub-System Electric Meters (kWh, kW and kVAR)

• Main & Sub-System Water Meters (Flow and Pressure)

• Main & Sub-System Gas Meters (Flow & Pressure)

• Emergency / Standby Generator Status & Operating Conditions

• Diesel Fuel Storage Tank (Fuel Oil Level)

• Fire Pump Status & Operating Conditions

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Building Automation Systems

1.3 DESIGN REQUIREMENTS

At minimum, a central host computer and control console shall be located in the Engineering Office area, with repeater workstations at
Communication Center and Security Command Center. The equipment must be located in a fully air-conditioned room with a direct
power feed from a UPS connection with either 15 minutes of power if also connected to the Emergency Generator, or a two hour,
battery back-up system if a Generator is not present. The repeater workstations can be realized via pop-up menus at a PC workstation
in those areas. The BAS host computer must be connected to the hotel Local Area Network via Ethernet based on TCP/IP protocol. If
the Hotel is part of a larger complex (e.g. one that contains residential, office and/or commercial components), an independent hotel
BAS workstation is required and may be linked to the Master Control Console for the entire complex only for monitoring and alarm
functions.
The system must have the following features:

• Color, graphical floor plan and schematics display for mechanical systems as specified in the approved Data Reporting Point
schedule.

• Ability to monitor indoor air quality in accordance with Design Services HVAC minimum standards

• Alarm management to monitor, buffer, and direct alarm reports to operator devices and memory files. Each decentralized
controller panel shall perform distributed, independent alarm analysis, prioritizing and filtering.

• Auto-dial alarm shall be included (critical alarms shall initiate a call to a remote operator device).

• Fail Safe Protection to protect the HVAC system against freezing.

• Password-protected, multiple levels of access to the system.

• Web Based Operator Interface to allow access to BAS data retrieval via the Internet or Intranet. This interface shall use HTML-
based pages to send and receive data from the BAS system to a web browser. The interface shall provide several levels of
user access, from read only access to modify data.

• Compatible with other systems, which may require interfaces, or become part of the BAS include:

§ Security Systems
§ Fire Alarm Systems to the extent permitted by code
§ Lighting Control System
§ Lift Status Indication
§ Property Management System
§ Kitchen Refrigeration System
§ Sustainable Systems

• (Optional) Interface to the Property Management System (Oracle Opera) to manage and control MEP systems and energy
consumption in Guestrooms at the Front Desk.

• Provide standard communication protocol for transfer of meter reading data from the Building Automation System into the
hotel's Web-based Energy Reporting system.

• Energy Management features to provide efficient control of all MEP systems minimally including:
§ Non-essential load shedding
§ Scheduling of lighting and fan operation
§ Temperature offset for all hotel areas when unoccupied
o Graphical and tabular reporting
§ Recording of data from all sub-metering devices. See section 1.6 below for sub-metering requirements.

• Provide interface to the hotel supplied Computerized Maintenance Management System (CMMS) that provides a more
extensive scheduling, control and escalation of periodical preventative maintenance, inventory control, tracking, escalation of
unresolved problems, etc.

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Building Automation Systems

1.4 GUESTROOM CONTROLS

Please see section Guestroom Power, Data, Lighting and Controls in Building Systems for additional information on technology and
controls required for the guestrooms.
Guestrooms – Typical: Controlled by “Stand Alone” Digital Thermostat and local Lighting Controls. Thermostat is interfaced with
Property Management System (PMS) to achieve temperature offset when Guestroom is either “Unsold” or “Unoccupied”. May also
utilize a local “Room Control Unit” (RCU) to de-energize additional, specified power connections when Guestroom is either “Unsold” or
“Unoccupied”.
Guestrooms – Optional: Provide Digital Controls connected to the BAS network to monitor operating conditions and functions of:
Guestroom Fan Coil Unit, Thermostat and Lighting Controls. May also utilize a local Room Control Unit (RCU) that interfaces with the
Property Management System to de-energize additional, specified power connections when Guestroom is either “Unsold” or
“Unoccupied”.
As required for above, additional controls are to be provided on Exterior Doors and (operable) Exterior Windows to control Fan Coil Unit
operation when either are “open” for an extended period of time.

1.5 SAMPLE BAS POINTS SCHEDULE

Ref Sample BAS Point Schedule – Typical Hotel Analogue Digital

No. System Description QTY
In Out In Out

1. HOT WATER SYSTEM

1.1. Steam Boilers 2

Command On/Off 2 2

Status On/Off 2 2

Status (low/high) 2 2

Burner Lockout 2 2

Burner Status 2 2

Burner Trip 2 2

Gas Meter 2 2

Water Flow Meter 2 2

Pressure 2 2

Feed Water Pump Status 2 2

Feed Water Pump Status 2 2

Condensate Tank Temperature 1 1

Condensate Tank High Level 1 1

Condensate Tank Low Level 1 1

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Building Automation Systems

Ref Sample BAS Point Schedule – Typical Hotel Analogue Digital

No. System Description QTY
In Out In Out

1.2. Boiler – Common

Common Flow Pressure 1 1

Common Flow Meter 1 1

Common Supply Temperature 1 1

Common Return Temperature 1 1

Common Return Temperature Set Point 1 1

Gas Solenoid Valve: Status 1 1

Gas Leakage Detector 1 1

Panic Button: Status3 1 1

1.3. Pumps (Primary & Secondary) 6

Command On/Off 6

Pump Status 6

Pump Trip 6

1.4. Water Softening Plant

Pump Status 1 1

Pump Trip 1 1

1.5. Heat Exchanger 5

Supply Temperature 5

Supply Temperature Set Point 5

2-Way Control Valve 5

2-Way Control Valve Monitoring 5

TOTAL 17 11 37 8

2. FANS

2.1. Supply Fans 6

Fan Status 6

Fan Trip 6

Fan On/Off 6

2.2. Exhaust Fans 6

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Building Automation Systems

Ref Sample BAS Point Schedule – Typical Hotel Analogue Digital

No. System Description QTY
In Out In Out

Fan Status 6

Fan Trip 6

Fan On/Off 6

TOTAL 0 0 24 12

3. WATER TANKS & FIRE STORAGE

Incoming Meter 1

Tank High Level 2

Tank Low Level 1 2

Tank Low Level 2 2 2

Disinfection System (UV + chlorination) 2 2

TOTAL 1 0 8 0

4. MAIN PRESSURIZATION / BOOSTER PUMP 1

Main Pressurization Set Status 1 1

Trip 1 1

Pump Status 3 3

TOTAL 0 0 5

5. FIRE WATER PUMPING UNIT

Diesel Pump Status 1

Electric Pump Status 1

Jockey Pump Status 1

Main System Pressure 1

TOTAL 1 0 3 0

6. LIFTS 12

Control Panel General Alarm 12

Lift Room Temperature 12

TOTAL 12 0 12 0

7. SWIMMING POOL / SPA/ JACUZZI

Pumps 20

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Building Automation Systems

Ref Sample BAS Point Schedule – Typical Hotel Analogue Digital

No. System Description QTY
In Out In Out

Pump Status 20

Pump Trip 20

MCC 11

Power Consumption 11

Water Treatment Status 1

Water Consumption 11

Hot Water Temperature Sensor 1 1

Cold Water Temperature Sensor 1 1

TOTAL 13 0 52 0

8. CHILLED WATER SYSTEM & CHILLERS 6

Chiller Status 6

Chiller Tripping 6

Chiller On/Off 6

Chiller General Alarm 6

Chiller Reset Temperature 6

Compressor per Each Chiller 4

Compressor Status On/Off 24

Compressor Run/Trip 24

Supply Temperature for Each Chiller 6

Main Supply Temperature 1

Main Return Temperature 1

Main Return Set Point 6

Flow Switch Status 6

Primary Pumps On/Off 6

Primary Pumps Status On/Off 6

Primary Pumps Run/Trip 6

Secondary Pumps 8

Secondary Pumps On/Off 8

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Building Automation Systems

Ref Sample BAS Point Schedule – Typical Hotel Analogue Digital

No. System Description QTY
In Out In Out

Secondary Pumps Status On/Off 8

Secondary Pumps Run/Trip 8

Butterfly Valves 6

Butterfly Valves On/Off 6

Butterfly Valves Status On/Off 6

Outside Air Temperature Sensor 1

Outside Air Humidity Sensor 1

TOTAL 10 12 106 26

9. FUEL, STORAGE & TRANSFER SYSTEM

Oil Storage Tank High Level Alarm 1 1

Oil Storage Tank Low Level Alarm 1 1

Oil Storage Tank Low Level Control 1 1

Oil Transfer Pump On/Off 2 2

Daily Oil Storage Tank High Level Alarm 3 3

Daily Oil Storage Tank Low Level Alarm 3 3

Daily Oil Transfer Pump On/Off 2 2

Flow Switch 1 1

TOTAL 0 0 12 2

10. SUMP PUMP SET 3

Sump Pump Set Trip 6

Sump Pump Set Status 6

TOTAL 0 0 12 0

11. GAS SUPPLY

Gas Supply Meter 5 5

TOTAL 5 0 0 0

12. AIR HANDLING UNITS WITH RETURN FAN & 20

ECONOMIZER

Supply Fan On/Off 20

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Building Automation Systems

Ref Sample BAS Point Schedule – Typical Hotel Analogue Digital

No. System Description QTY
In Out In Out

Supply Fan On/Off Status 20

Supply Fan DPS 20

Return Fan On/Off 20

Return Fan On/Off Status 20

Return Fan DPS 20

Filter DPS 20

Chilled Water VM 20

Hot Water VM 20

Return Air Duct Smoke Detector 20

Fresh Air DM 20

Return Air DM 20

Exhaust Air DM 20

Mixed Air Temperature 20

Return Air Temperature 20

Supply Air Humidity 20

Fresh Air Temperature 1

Fresh Air Humidity 1

Water Humidifier 20

TOTAL 62 100 120 60

13. AIR HANDLING UNITS TOTAL FRESH AIR 5

Supply Fan On/Off 5

Supply Fan On/Off Status 5

Supply Fan DPS 5

Filter DPS 5

Chilled Water VM 5

Hot Water VM 5

Supply Air Duct Smoke Detector 5

Fresh Air DM 5

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Building Automation Systems

Ref Sample BAS Point Schedule – Typical Hotel Analogue Digital

No. System Description QTY
In Out In Out

Supply Air Temperature 5

Supply Air Humidity 5

CO2 Sensors Status 5

TOTAL 10 10 25 10

14. MAIN SUB-STATION

14.1 Feeder 2

Consumption (KWH) & Demand (KW) Meters 2

Power Factor Transducer 2

3-phase Voltage Transducer 2

14.2 Switch Gear 1

Switch Gear Status 1

Switch Gear Trip 1

14.3 Main Circuit Breaker 1

Status 1

Trip 1

Consumption (KWH) & Demand (KW) Meter 1

Power Factor Transducer 1

14.4 Transformer 1

Oil Low Level Alarm 1

High Limit Temperature Alarm 1

TOTAL 8 0 6 0

15. SUB STATIONS 5

15.1 Switch Gear 15

Switch Gear Status 15

Switch Gear Trip 15

15.2 Main Circuit Breaker 5

Status 5

Trip 5

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Building Automation Systems

Ref Sample BAS Point Schedule – Typical Hotel Analogue Digital

No. System Description QTY
In Out In Out

Consumption (KWH) & Demand (KW) Meters 5

Power Factor Transducer 5

15.3 Transformer 5

Oil Low Level Alarm 5

High Limit Temperature Alarm 5

15.4 Emergency Generator Set

Status 5

Consumption (KwH) 5

Consumption (fuel) 5

TOTAL 10 0 65 0

GRAND TOTALS 149 133 487 118

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Building Automation Systems

1.6 SUB-METERING MATRIX

AREA GAS DIESEL OIL STEAM HOT WATER COLD WATER ELECTRICITY

Main Entry/Service into Building X X* X* X* X X

Main Laundry X X X X X

Emergency Generator X X

Fire Tank Make-up Water X

Swimming Pool Heating X* X* X*

Swimming Pool Make-up Water X

Water Heaters X X X

Steam Boilers X X X

Steam Boiler Make-up Water X

Cooling Tower Make-up Water X

Cooling Tower Blow-down X

Chillers X* X X

Restaurants and Kitchens X X* X X X

Fitness Centers and Spa’s X X X

Commissary Kitchens X X* X X X

Banquet Kitchens X X* X X X

Irrigation System or Zones X

Retail / Tenant Spaces X* X X X

Serviced Apartments X X* X X X

Water Features and Pools X

* = As applicable

Additional sub-meters may be required for Sustainable Systems including, but not limited to, total lighting power, plug load power, on-
site power generation, condensate collection, etc.
All meters to be compatible with the Building Automation System and permit automatic recording, storage, retreival and analysis of
data. Meters shall provided accurate measurement within +/- 1% over the anticipated range of flows, pressures, temperatures and
power consumption to be measured.

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1.7 Additional Requirements

A. Experience Record
The manufacturer and installer shall have no less than 5 years of documented experience in the manufacture or
installation of the work in this field, and shall be able to provide professional commissioning of the system. The BAS
manufacturer shall provide a list of 5 comparable projects with a similar scope of work that are successfully in operation
utilizing the products planned for the Hyatt property. The BAS manufacturer shall employ specialists in the field for
Engineering, Programming, Installation, Field Supervision, Start-up, Testing, Commissioning and Training. The
specialists shall have a minimum of 5 years experience in their respective fields and roles.
B. Future Expansion
The BAS system shall be designed to allow future expansion utilizing open protocol system programming. The elements
of the system shall be modular in design with provision for increased capacity.
C. Installation, Commissioning and Training
The BAS manufacturer shall be responsible for providing a project-specific installation, commissioning and training
program to Hyatt Design Services for review and approval.
D. Spare Parts and Maintenance
An extended maintenance agreement and spare parts list shall be submitted to Hyatt Design Services for review and
approval, together with a schedule of anticipated costs for a 5-year period after the standard warranty period has
expired.
E. Emergency Service
Emergency service shall be available on a 24-hour, 7 day per week basis.

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