bms specification

BUILDING MANAGEMENT SYSTEM page 1 of 85

SECTION 15900 – BUILDING MANAGEMENT SYSTEM

PART 1 - GENERAL

1.1 RELATED DOCUMENTS

A. Drawings and general provisions of the Contract, including Conditions of Contract and Division 1 Specification Sections, apply to this Section.

1.2 SUMMARY

A. The BMS sub-contractor shall provide the Building Management System (BMS), shall implement all features called for in this specification and shall implement the necessary sequences for satisfactory operation of the system.

B. The Building Management System sub-contractor shall be responsible for the integration of the BMS with the other low voltage building systems as detailed hereafter in Scope of Works and the remainder of specifications.

C. The BMS sub-contractor shall be a sub-consultant to the mechanical contractor and shall be a BMS specialist and meet the requirements of section 1.15 "BMS installer qualifications".

1.3 RELATED WORKS

A. The following Sections contain requirements that relate to this Section: 1. Division 15 Section "Basic Mechanical Requirements" 2. Division 15 Section "Hydronic Pumps” 3. Division 15 Section "Centrifugal Chillers" 4. Division 15 Section "Valves” 5. Division 15 Section "Packaged Booster Pumps” 6. Division 13 Section "Electric Drive Fire Pumps" 7. Division 15 Section "Sewage Pumps" and "Sump Pumps" 8. Division 15 Section "Water Distribution Pumps" 9. Division 15 Section "Important Exhaust Fans " 10. Division 15 Section "Central Station Air Handling Units" 11. Division 15 Section "Security Systems" 12. Division 16 Section "Wiring Devices for Lighting Control" Not connected to BMS. 13. Division 13 Section "Fire Alarm System" Connected at 3rd party.


14. Division 16 Section "Medium Voltage Switchgear" 15. Division 16 Section "Transformers"

1.4 ABBREVIATIONS

A/C - Air Conditioning AGP - Advanced Graphics Processor ANSI - American National Standards Institute ASHRAE - American Society of Heating, Refrigerating and Air-

Conditioning Engineers BTL - BACNet Testing Laboratory BIBB - BACNet Interoperability Building Block BMS - Building Management System BSI - British Standards Institution CCP - Communications Control Panel CCR - Central Command Room CD-RW - Compact Disk with Read and Write capability CIBSE - Chartered Institution of Building Services Engineers CPU - Central Processing Unit CCR - Central Control Room CUC - Central Utilities Complex DAT - Digital Audio Tape DCP - Distributed Control Panel DDC - Direct Digital Control DDR - Double Data Rate ELV - Extra Low Voltage EP - Electric-to-Pneumatic FAS - Fire Alarm System FCU - Fan Coil Unit FMS - Facility Management System HHWT - Hand Held Wireless Terminal HMI - Human Machine Interface HVAC - Heating, Ventilating and Air Conditioning IBSS - Integrated Building Security Systems ICT - Information and Communication Technology IDE - Integrated Drive Electronics (hard disk) IEE - Institute of Electrical Engineers ISO - International Standards Organisation ID - IDentification I/O - Input/Output ISA - Instrument Society of America (now International Society

for Measurement and Control) LAN - Local Area Network LCD - Liquid Crystal Display LED - Light Emitting Diode LIT - Level Indicating Transmitters LON - Local Operating Network LSF - Low Smoke and Fire MATV - Master Antenna Television


MCC - Motor Control Centre N2 - Johnson Controls terminology for a proprietary

communications network NEMA - National Electrical Manufacturers Association NPT - National Pipe Taper (pipe thread specification) ODBC - Open Data Base Connectivity OEM - Original Equipment Manufacturer OIW - Operator Interface Workstation OLE - Object Linking and Embedding OPC - OLE for Process Control OSHA - Occupational Safety and Health Act PABX - Private Automatic Branch eXchange PC - Personal Computer PCI - Peripheral Component Interconnect PE - Pneumatic-to-Electric PICS - Protocol Implementation Conformance Statement PDA - Personal Digital Assistant PIM - Process Interface Module PIT - Pressure Indicating Transmitter POT - Portable Operator Terminal PTFE - Polytetrafluoroethylene (Teflon) PT - Pressure Transmitter RAID - Redundant Array of Inexpensive Disks RAM - Random Access Memory RFI - Radio Frequency Interference RH - Relative Humidity RTD - Resistance Temperature Device SAMA - Scientific Apparatus Manufacturer’s Association SCADA - Supervisory Control And Data Acquisition SCBA - Self Contained Breathing Apparatus SCPT - Standard Configuration Property Type SCSI - Small Computer System Interface SMS - Short Message Service (cellular phones text messaging) SNMP - Simple Network Management Protocol SNVT - Standard Network Variable Type SOAP - Simple Object Access Protocol SQL - Structured Query Language SSPC - Standing Standard Project Committee SVGA - Super Video Graphics Adapter TDS - Technical Data Sheets TIT - Temperature Indicating Transmitter UART - Universal Asynchronous Receiver-Transmitter UC - Unitary Controller UCPT - User-defined Configuration Property Type UNVT - User-defined Network Variable Type UPS - Uninterruptible Power Supply VAV - Variable Air Volume VDU - Video Display Unit VFC - Volt Free Contacts VPN - Virtual Private Network


VSD - Variable Speed Drive WAN - Wide Area Network XIF - eXternal Interface File XML - eXtensible Mark-up Language

1.5 DEFINITIONS

A. Algorithm: A logical procedure for solving a recurrent mathematical problem.

B. Analogue: A continuously varying signal value (temperature current, velocity, etc.).

C. BACNet: The Building Automation and Control Network open protocol communication standard developed by ASHRAE (ASHRAE SSPC/135) and which is now an ISO and ANSI standard. BACNet can operate over multi media including Ethernet, ArcNet and MSTP. The BACNet components shall be fully compliant with British standards DD ENV 1805-1:1998 (Data communication for HVAC Application Management Net. Building automation and control networking), DD ENV 13321-1:1999 (Data communication for HVAC application automation net. BACNet, Profibus, World FIP, LON), ASHRAE BACNet standard SSPC/135 and all other applicable codes.

D. BACnet Object: A physical or virtual point with a set of associated properties such as a temperature sensor that has properties including, name, current value, maximum and minimum values, high and low alarm levels, etc.

E. BACnet Conformance: A description of the capabilities of a device for communicating information to other BACnet devices. It is usually a set of requirements to be met in order for a device to conform to BACnet standards. There are 6 levels of conformance for standard BACnet objects and services. The higher the conformance class the more features that are covered. The BACnet devices furnished under this sub-contract shall, at minimum, be conformance class 4.

F. BACnet Interoperability Building Blocks (BIBBs): A BIBB defines a small portion of BACnet functionality needed to perform a particular task. BIBBs come in pairs, A and B, which reflect the client/server nature. The A BIBB represents the client, i.e. the device requesting information or commanding an action. The B BIBB represents the server, i.e. the device furnishing the information or executing the command. For 2 devices to be interoperable the A BIBB and the BBIBB must be the same.

G. BACnet/IP: The building automation and control network open protocol communication standard which complies with Annex J to the ASHRAE SSPC/135 standard.

H. Binary: A two-state system where a high signal level represents an “ON” condition and an "OFF" condition is represented by a low signal level.

I. BMS: This shall mean the complete Building Management System including the components at the Field, Automation and Management Levels.

J. Component: Any individual element of the BMS furnished under this sub-contract including hardware, software and materials.


K. Control Wiring: This includes conduit, wire, and wiring devices to install complete HVAC control systems, including motor control circuits, interlocks, sensors, PE and EP switches, and like devices. This also includes all wiring from node to node, and nodes to all sensors and points defined in the I/O summary shown on drawings or specified herein, and required to execute the sequence of operation. Does not include line voltage power wiring.

L. Diagnostic Program: Machine-executable instructions used to detect and isolate system and component malfunctions.

M. Direct Digital Control (DDC) involves the connection of microprocessor-based controllers to field level sensors and actuators. The signals received from field level instrumentation are converted from analogue to digital format so that the data can be used in software logic. Control signals are determined by software logic and they are converted from digital to analogue format so that the final control elements can be adjusted.

N. Distributed Control: A system whereby all control processing is decentralized and independent of a central computer.

O. Furnish: Purchase and deliver to the appropriate installing sub-contractor, complete with every appurtenance, document, commission and warranty.

P. Gateway: A device that contains an input/output (I/O) software driver to translate input data from one communications protocol to output data in a second communications protocol.

Q. Human-Machine Interface (HMI): Human-machine interfacing allows the operator to manage, monitor, and program the system.

R. Integration: Establishing communication and meaningful data transfer between two devices based on a standard protocol or through the use of a standard based gateway.

S. Interoperability: The ability of systems from different manufacturers and of different types to share information with each other without losing any of their independent functional capabilities and without the need for complex programming.

T. LonMark Interoperability Association: Standards committee consisting of numerous independent product developers and systems integrators dedicated to determining and maintaining the interoperability guidelines for the LONWORKS® industry.

U. LonMarked: Device has been certified for compliance with LonMark standards by the LonMark association.

V. LonTalk: Open/standard communication protocol developed by the Echelon Corporation.

W. LonWorks: The overall communications technology for control systems developed by Echelon Corporation. The technology employs routers, gateways, bridges, and multimedia transceivers to permit topology and media-independent control solutions. Refer to standard ANSI/EIA - 709.1

X. Native BACnet: This term is used to imply that BACnet devices (i.e. the BMS controllers and workstation) only communicate in BACnet protocol and do not require a gateway for protocol


conversion. The BACnet devices shall be connected on a peer-to-peer network using one of the approved LAN technologies such as Ethernet, ARCNET, MS/TP, LonTalk or BACnet/IP.

Y. Network: A system of distributed control units that are linked together on a communication bus. A network allows sharing of point information between all control units. Additionally, a network provides central monitoring and control of the entire system from any distributed control unit location.

Z. Operating System (OS): Software that controls the execution of computer programs and which provides scheduling, debugging, input/output controls, accounting, compilation, storage assignment, data management, and related services.

AA. Operator Interface Workstation (OIW): The OIW consists of a high-level processing personal computer and peripheral I/O devices that enable access to the PC and to the entire Management Level Network. The PC shall be a Thin Client of the dual redundant terminal servers.

BB. Peer-to-Peer Communication: Communication directly between devices that operate on the same communications level of a network, without intervention from any intermediary devices such as a host or server.

CC. Peripheral I/O: Input/Output (I/O) equipment used to communicate to and from the computer and make hard copies of system outputs and magnetic files. Peripherals include VDU, printers, hard drives, disk drives, and modems, etc.

DD. Portable Operator Terminal (POT): Permits remote operator interface to facilitate network management, node commissioning, diagnostics, and general operator interface with the BMS. This is a Thin Client PC that shall be able to perform any function that can be undertaken from any other Thin Client PC on the system.

EE. Programmable Device: A device that does not have a pre-established built in application. An application creation software tool is required for an application to be created and downloaded to the device.

FF. Provide: Furnish, install, commission, test and warrant. Refer to the definition of “furnish”.

GG. Router: A device that routes messages destined for a node on another segment sub-net or domain of the control network. The device controls message traffic based on node address and priority. Media converters which serve as communication links between power line, twisted pair, fibre, coax, and RF media are sometimes referred to as Routers.

HH. Standard Network Variable Type (SNVT): LonWorks controllers use SNVTs to define data objects. Each SNVT is identified by a code number that the receiving controller can use to determine how to interpret the information presented.

II. Standing Standard Project Committee (SSPC): ASHRAE terminology for a technical committee that oversees the maintenance of a standard.

JJ. Software: Generic term used for those components of the computer systems that are intangible rather than physical. The term "software" is used to refer to the programs executed by the computer systems as distinct from the physical hardware of the computer systems and encompasses any programs such as operating systems, applications programs, operating


sequences and databases. The term "software" shall be interpreted to include firmware if, in the context in which it is used, the term "software" does not exclude the use of read-only memory and the use of firmware meets all of the applicable criteria detailed in these specifications.

KK. Thin Client: Thin client technology involves delivering windows applications to client workstations from a centrally based server. The thin client workstation has the ability to process information but data storage, applications and administrative functions reside on the terminal server. The applications run on the server and screen updates are sent from the server to the client. The thin client workstation displays the screen updates and sends operator entered requests/commands via the keyboard and mouse back to the server for execution.

LL. Unitary Controller: A controller generally designed for a specific application and for a single piece of equipment. They are generally of two types: application specific and “freely” programmable. The “freely” programmable unitary controllers shall be provided for this project.

MM. Virtual Private Network (VPN): This is a network that uses encryption and other technologies to provide secure communications over the Internet or an Intranet.

NN. XIF: “External Interface File” contains the contents of the manufacturer’s product documentation.

OO. XML/SOAP: Simple Object Access Protocol (SOAP) is a simple eXtensible Mark-up Language (XML) based protocol that enables applications to exchange information over HTTP. Or more simply: SOAP is a protocol for accessing a Web Service.

PP. The above definitions shall apply to the words: 1. When they are in upper case, when they are in lower case and when they are capitalized. 2. In the singular and in the plural. 3. In all grammatical tenses.

1.6 SUMMARY

A. An existing Wide Area Network (WAN), provided by the QF shall provide a means of interoperable communication between the Extra Low Voltage (ELV) Systems of all QF Buildings using BACnet/IP/Ethernet. This WAN is hereafter referred to as the "Site Management Level".

B. The "Site Management Level" shall provide a means by which the ELV building systems can exchange data in the form of BACnet objects.

C. The required data ports required for the connection of miscellaneous buildings to the Site Management Level Network shall be provided by the QF Specialists at various locations throughout the facility.

D. Should the BMS Specialist require additional data ports, then the tenderer shall clearly identify the additional requirements in the tender submittal.


E. The QF Specialists shall provide IP addresses for the BMS. Coordinate this work with the QF Specialists and provide all necessary information to enable this function to be performed.

1.7 BMS SYSTEM ARCHITECTURE

A. The Building Management System (BMS) shall be one of several Extra Low Voltage (ELV) Building Systems that transfer data on the existing Qatar Foundation WAN or "Site Management Level".

B. The following is a description of the BMS architecture. This description is not intended to indicate the number of components and neither is it intended to be the only acceptable BMS configuration. The description of the system architecture is provided to illustrate the relationship between the various components. Different BMS Specialists may have a slightly different topology that generally will be acceptable provided that it meets the intent of these specifications. For the purpose of describing the BMS system architecture it is divided into 3 levels: 1. BMS Management level 2. BMS Automation Level 3. Field Level

C. The Management Level 1. The Building Management Level shall provide a means of interoperable communication

between the Extra Low Voltage (ELV) Building Systems using BACnet/IP. This LAN is hereafter referred to as the Building Management Level Network. This Network shall provide a means by which the ELV building systems can exchange data in the form of BACnet objects.

2. The Management Level Network shall be BACnet/IP over Ethernet and shall be such that an operator with the required access level shall be able to undertake monitoring and control functions for any of the integrated ELV building systems from any workstation that communicates with the terminal servers residing at the Site Management Level.

3. It shall be the responsibility of each ELV building system sub-contractor, to ensure that all the system data is available at the Management Level Network in the form of BACnet objects. Each ELV building system sub-contractor shall provide comprehensive and complete documentation regarding the BACnet object ID, component IP addresses, databases and other pertinent information. The intent is that any third party system provider shall be able to read this data from the network and shall be able to write data in BACnet format to the third party system.

4. The BMS Specialist shall provide comprehensive and complete documentation regarding the BACnet object ID, component IP addresses, databases and other pertinent information.

5. The BMS architecture shall be Thin Client such that all applications software resides at the terminal servers and the entire QF complex is covered by a single software license regardless of the number of Personal Computers that are accessing the Management Level Network at any point in time.

6. All Servers, Operator Interface Workstations (OIW), Operating Systems and related applications shall reside on the management level.


7. The transceiver hubs for the wireless hand held terminals shall be part of the Management Level

8. The Communications Controls Panels (CCP) shall be part of the Management Level Network.

9. As an exception, certain of the CCP shall be at the Automation Level rather than the Management Level. If a third party system provides monitoring and control for equipment that is also monitored and controlled by a BMS DDC controller (such as chillers for example), then the gateway between the third party system and the BMS shall be at the Automation Level. a. The third party ELV Building System Specialist shall provide the interface /

gateway, and shall connect the gateway to the data port at the third party Building System and shall provide complete documentation to the BMS Specialist.

b. The gateway shall be either a BACnet to third party protocol gateway or LonTalk to third party protocol gateway depending on whether the associated DDC controllers are BACnet or LON.

c. The BMS Specialist shall connect the gateway to the BMS Automation Level Network and shall map the BACnet object or LON SNVT IDs, as applicable, to the associated DDC controllers.

d. The BMS Specialist shall provide the third party Specialist with the BACnet object or LON SNVT IDs, as applicable, for information that is to be transferred from the BMS Automation Level Network to the third party system controller together with other relevant information.

e. The third party Specialist shall map the points into the third party system controller.

f. The BMS Specialist shall map the BACnet object IDs of the third party system points into the servers. These points shall be treated in exactly the same manner as any points monitored/controlled by the BMS control panels directly.

10. All Management Level components shall be on UPS.

D. The Automation Level 1. The automation level shall, primarily, include the DDC controllers that interface with the

field sensors and final control elements. It is anticipated that there will be 2 types of DDC controllers within the BMS architecture: a. Distributed Control panels (DCP). b. Unitary Controllers (UC).

2. All Automation Level components shall be on UPS except the unitary controllers. 3. The BMS Automation Level Networks shall be BACnet throughout or LonWorks

throughout. No other protocols shall be used at the BMS Automation Level.

E. The Field Level 1. The Field Level shall include the instrumentation interfaced to the Automation Level

DDC controllers such as the temperature, humidity, level, pressure sensors and switches etc.

2. It shall also include the final control elements such as the valve and damper actuators and the control relays.


3. All field level cables shall be in containment and shall be screened and LSF rated.

4. The control and monitoring signals between the Automation Level controllers and the Field Level components shall be via industry standard analogue ranges, except where detailed below, such as 0 to 5V, 0 to 10V, 4 to 20 mA, switched 0 and 5V, switched 0 and 10V, etc.

1.8 SCOPE OF WORKS

A. Provide a complete BMS turnkey installation as detailed in the sections of this specification. The BMS shall comprise at minimum, the following components: 1. Terminal Servers 2. Data Servers 3. Network Data Servers 4. Web Server 5. Operator Interface Workstations 6. Remote Operator Workstations 7. Distributed Control Panels (DCP) 8. Unitary Controllers (UC) 9. Enclosure Panels (EP) 10. Field Instrumentation including intelligent sensors 11. Automatic Valves 12. Actuators for automatic valves and dampers. 13. Software as detailed herein 14. Low Voltage Cables (Less than 220V) 15. All power supplies, interlocking and control relays, and other components as well as

material and services required for a complete and fully operational turnkey BMS installation in line with the specifications.

B. Map the BACnet objects into the servers, and present data for the third party ELV Building Systems that are integrated at the BMS Automation Level.

C. The BMS shall meet the following general criteria: 1. Computer based. 2. Fully networked. 3. Real time. 4. Distributed processing. 5. No single point of failure.

D. All components of the BMS at the BMS Management level and at the BMS Automation Level, except for the unitary controllers, shall operate on UPS. The UPS shall be provided by the BMS Specialist.

E. The components furnished shall be the most recent products offered by the BMS manufacturer that meet the specifications. If there are improved models of any components that become available before the on-site commencement of installation then these shall be offered by the BMS Specialist to the Employer at no additional cost to the Employer. The Employer shall


have the option to accept or decline the offer. The components offered shall have been in successful operation in at least 2 similar applications for a minimum of 12 months.

F. The BMS Specialist shall provide all software licenses necessary for the legal operation of the BMS. It is intended that a site wide enterprise license shall be provided for the terminal server software and that it shall cover all Thin Client terminals accessing the BMS Management level Network and that the addition of Thin Client terminals in the future shall not require additional licenses.

G. Provide the following support for all components furnished under this sub-contract: 1. Warranty and service during the defects liability period. 2. Submittals, samples and record documentation. 3. Comprehensive commissioning and testing. 4. Detailed theoretical and practical training services for the Supervisors and Operators. 5. Coordination with other site Specialists. 6. Reporting to the Employer and Engineer for the coordinated and timely execution of the

Work 7. Comprehensive and complete interoperability documentation and method statement for

third party systems. The BMS Specialist shall provide separate interoperability documentation at the end of execution of the project, which shall detail integrating BACnet objects, controllers or gateways from any manufacture, connecting all the hardware of the proposed system to another BACnet system server or link all the data in the proposed BMS to another system with all their attributes. This document shall also include the BACnet Object ID of all the objects captured or generated by the system, database documentation, querying methods and full documentation to read and write BACnet data with another system.

1.9 COORDINATION WITH OTHER TRADES

A. The BMS Contractor shall coordinate the work of this contract with the work of all other trades on the project.

B. Any task related to the BMS turnkey installation that is not clearly identified in this document as being the responsibility of another trade shell be the responsibility of the BMS Contractor.

1.10 BMS EXPANSION

A. The BMS, as installed, shall incorporate a minimum of 20 percent additional hardware (field) points without adding controllers or I/O Point Interface Modules (PIM). The number and type of the installed spare points shall be uniformly distributed between the installed controllers.

B. Network architecture shall allow unlimited expandability by the addition of new sub networks and associated routers, gateways, etc.

C. Each BMS as installed shall be expandable, at minimum, to incorporate the following in addition to the above:


1. A minimum of 200 percent additional hardware (field) points with the addition of CCP, DCP and UC.

2. A minimum of 200 percent additional system diagrams in addition to those required to meet these specifications.

D. Subsequent to the potential expansion detailed above: 1. The BMS performance shall not be degraded in any manner and shall meet all

performance criteria detailed in these specifications. 2. Equipment installed under this sub-contract shall not become redundant as a result of

implementing these BMS expansion requirements.

1.11 SHOP DRAWINGS

A. Prepare an itemized listing of all shop drawings and equipment documentation submittal data for the Project including all required submissions identified throughout the Contract Documents. The itemized listing shall include a shop drawing sheet number or equipment documentation submittal number, reference to the specific Specification section and description of the shop drawing or equipment documentation submittal item. Submit the itemized listing within two (2) weeks after commencing work.

B. Prepare all shop drawings, diagrams, equipment and device schedules, equipment technical data sheets and software information necessary to ensure compliance with the Specifications. Submit all shop drawings and equipment documentation submittal data for the work within 1 months of receiving the notice to proceed except the cable and containment shop drawings detailed below which shall be submitted within 15 days of the notice to proceed.

C. The following information shall be included on the cover page for each shop drawing and equipment documentation submittal: 1. Project name. 2. Date. 3. Submittal number and re-submittal (revision) number as appropriate. 4. Name and address of Engineer. 5. Name and address of Employer. 6. Name and address of BMS contractor. 7. Name and address of supplier or vendor if appropriate. 8. Name of manufacturer. 9. Reference to the applicable Specification Section by name and number. 10. Stamped and signed coordination certification stamp.

D. Shop drawings shall be CAD generated, minimum A1 plot size. Drawings shall include diagrams, mounting instructions, installation procedures, equipment details and software descriptions for all aspects of the system to be installed. At minimum, the shop drawings shall include: 1. BMS topology schematic. 2. Installation drawings. 3. DCP, UC and other panel layouts, including floor plan location and interconnection

drawings. 4. Field instrumentation locations on floor plan drawings. 5. Schematic of systems indicating instrumentation locations.


6. Installation details. 7. Schedule of cabling including details of proposed cable types. 8. Composite drawings of all motor starter terminal strips and damper terminal strips

indicating all existing and new wiring by all contractors on the motor terminal strip.

1.12 SUBMITTALS

A. Equipment submittals shall include design, performance and installation details for all aspects of the system to be installed. At minimum, the equipment documentation submittals shall include: 1. Equipment technical data sheets with mounting and installation details. 2. Central monitoring and control equipment details. 3. Operator terminal specifications and data sheets. 4. Software specifications and descriptions including operating sequences. 5. Field sensor and instrumentation specification sheets. 6. Dampers, damper actuators and Damper Interface Unit (DIU) drawings. 7. Valves and valve actuator specification sheets and valve schedules. 8. Details of PID and other appropriate control algorithms. 9. Proposed VDU schematics.

B. The BMS contractor shall not implement Operating sequences until the Engineer has given approval. The BMS contractor shall make any changes to the operating sequences as requested at the shop drawing stage and as requested by the Engineer following their implementation up to the issue of the Certificate of Substantial Completion at no additional cost to the Employer.

C. All literature pertaining to a particular item, piece of equipment or installation shall be submitted at one time and shall be specifically prepared for this project. General sales information brochures shall not be acceptable. Each equipment documentation submittal shall be properly marked with service or function, any options available that are not to be provided shall be crossed out or options that will be provided shall be highlighted.

D. Comply with the requirements of the specifications. Any deviations from the specifications will not be allowed. Submittals not in accordance with the specification requirements shall be rejected. Before equipment, devices and materials are installed, they shall have submittals that are stamped by the Engineer “Approved” or “Approved as Noted”. Submittals stamped “Approved” or “Approved as Noted” shall not relieve the contractor from the requirements to comply with the complete requirements of the Specifications. Corrections or modifications to the work because of errors and/or omissions shall be at the contractor’s expense.

1.13 WARRANTY AND SERVICES DURING THE WARRANTY PERIOD

A. The warranty period for all components of the BMS and their installation shall be 1 year following the date of completion of the project.

B. Any material furnished by the BMS contractor which is defective or fails during normal operation of the system, shall be remedied (replaced or repaired) immediately by the BMS Contractor at no additional cost to the Employer, during the period prior to the issue of the certificate of completion, and during the warranty period.


C. Repair work shall only be undertaken at times approved by the Employer.

D. Repair work shall not include routine maintenance during the Defects Liability Period. The cost of providing routine maintenance during the Defects Liability Period shall be provided separately as an Optional Price as detailed below.

E. Respond and be on site within 4 hours of the Engineer and/or Employer placing a system trouble call for items of an immediate nature (e.g.: failed component, non-functioning controller, etc.).

F. Response to warranty call out by the Engineer and/or Employer shall be within 24 hours for items not requiring immediate attention.

G. Work to troubleshoot and identify the cause of the BMS system or component failure shall begin immediately and shall continue until repaired to the satisfaction of the Engineer and Employer.

H. Any software upgrades and new software programs that become standard product offerings from the BMS Specialist and/or BMS equipment vendors during the Defects Liability Period shall be brought to the attention of the Employer together with the cost and, if the Employer wishes, he shall purchase the software. If at any time during the Defects Liability Period, software patches that correct software errors become available the Employer shall be notified immediately and they shall be made available to the Employer at no additional cost.

1.14 CODES, PERMITS AND APPROVAL

A. Obtain all required permits and inspection certificates. All permits and certificates shall be made available to the Employer.

B. The latest requirements of all national, county, municipal and other authorities having jurisdiction shall be met.

C. Work shall be performed in compliance with Employer's insurance underwriters' requirements.

D. All electrical equipment, devices and components and their installation shall comply with the latest edition of the IEE Wiring Regulations (BS 7671:1992 Requirements for electrical installations) and all associated addenda

E. All components shall be IP 2X finger protected to BS 60529 such that live components cannot be accidentally touched. Interior enclosures shall be, at minimum, IP 45 to BS 60529 and exterior enclosures shall be weather proof IP 65 to BS 60529 unless specifically noted otherwise within these documents.

F. The BMS Specialist shall only offer equipment that meets UL 916 requirements and all electrical components shall be UL listed and shall carry the UL label.

G. The BMS shall be listed and manufactured to ISO 9001 and ISO 9002.

H. All work shall conform to the requirements detailed in the electrical specifications. Where there is any conflict between the requirements of the different project trade sub-contract documents,


statutes, codes, regulations, local ordinances and any requirement of an agency having jurisdiction over the project, the most stringent requirement shall apply unless determined otherwise by the Employer. Advise the Engineer of any discrepancy or conflicts between the various requirements for the project.

I. Equipment, devices and materials shall conform to all performance requirements of the specifications when exposed to the following interferences: 1. Project lighting, telephone and elevator equipment. 2. VHF and UHF signals as generated by external or internal portable or fixed transmitters. 3. Electrical noise on the building power system, both spurious and harmonics. 4. The installations shall not radiate signals that cause interference to the correct operation

of the Employer’s on-site equipment. 5. The BMS and all individual electrical equipment, devices and components shall comply

with the requirements of BS EN 50081-1 (General Emission Standard) and BS EN 50082-1 and 2 (General Immunity Standard), the requirements of the Federal Communication Commission rules and regulations Part 15, sub part J and all other applicable codes and statutes with respect to the radiation and conduction of radio frequency interference.

1.15 SCHEDULE

A. Complete all requirements of the BMS sub-contract in accordance with the project program and prior to the scheduled Substantial Completion date for each phase.

B. Attend project meetings as requested by the Engineer.

C. Provide to the Engineer a schedule indicating the sequence of work, durations of individual tasks, delivery dates for all material, devices and equipment and detail any interface that must be coordinated with any other Specialists.

D. Provide written status reports at required intervals and in a format acceptable to the Engineer. An updated schedule of work shall be included in each status report.

E. Comply with the Project Construction Schedule. Provide additional staffing or work overtime as required to comply with the Project Schedule so as not to interfere with other on-site Specialists in their effort to comply with the Project Schedule. Confirm, prior to tender submittal that all equipment, devices, material and services proposed are available and will be delivered accordingly to comply with the Project Schedule.

F. Provide written Request For Information (RFI) notices to the Engineer when specific information or clarification of the specifications is required. Request For Information notices shall be provided at least two (2) weeks prior to the need for the information.

1.16 BMS INSTALLER QUALIFICATIONS

A. The BMS specialist shall:


1. Have a local staff, within 50 kilometers of the project site, of trained personnel capable of giving instructions and providing routine and emergency maintenance on the BMS, all components and software/firmware and all other elements of the BMS.

2. Have a proven record of experience in the supply and installation of equivalent systems over a minimum period of ten (10) years in the Qatar area.

3. Have comprehensive local service and support facilities for the total BMS that shall be capable of responding to QF call-out within 2 hours, 7 days a week.

4. Maintain local, or have approved local sub-contracted access to, supplies of essential expendable parts.

5. Undertake to maintain necessary project staff and maintenance personnel as per the Employer’s requirements.

1.17 HEALTH AND SAFETY

A. Work shall comply with all the requirements of the Health and Safety Commission and with all of the instructions of the Engineer and Project Manager.


PART 2 - PRODUCTS

2.1 EQUIPMENT AND MATERIAL – GENERAL

A. When a specific reference to a manufacturer of a product is made, and the term "equal and approved" is used, substitutions of a product by another manufacturer will be allowed, but the substituted product must conform to all specified requirements. The Engineer’s determination on the acceptability of substitutes shall be final. Approved substituted equipment shall conform to available space requirements. Substituted equipment that does not conform to the available space requirements shall be replaced or required modifications shall be made at no additional cost to the Employer.

B. All equipment and materials shall be new and without any defect. All components of one type shall be products of one manufacturer (temperature sensors, dampers, etc.).

C. Hazardous Materials Notification: In the event no product or material is available that does not contain asbestos, PCB, or other hazardous materials as determined by the Engineer, a written application shall be made by the BMS Specialist to the Engineer providing all relevant details concerning a proposed product or material that contains hazardous material prior to installation.

2.2 DELIVERY, STORAGE, AND HANDLING

A. Deliver, store, protect, and handle products to site under provisions of the contract Documents

B. Accept products on site and verify damage.

C. Protect products from construction operations, dust, and debris by storing in conditioned space.

2.3 LABELLING

A. Provide labelling for all DDC controllers, gateways, routers, hubs, field level components, etc, panels and enclosures. Labelling shall meet, at minimum, the following requirements: 1. Plastic laminated label that shall be affixed to the panel or enclosure with rivets or

permanent adhesive. 2. Lettering 6mm (0.25 inch) high that sharply contrasts the background colour. 3. Consistent throughout the project. 4. Indicated on the record documentation.

B. Provide labelling of all cabling and containment. Labelling shall meet, at minimum, the following requirements: 1. Identified with permanent tag or self-adhesive label within the panel.


2. Cross referenced on the associated record documentation and laminated record drawing within the panel enclosure.

3. The BMS Specialist shall provide labelling for all cable furnished and installed by the ICT Specialist for the use of the BMS Specialist.

2.4 WARNING NOTICE

A. Provide warning notices at all equipment controlled by the BMS and at all associated motor starters and MCC panels where notices of a similar manner have not been provided by other trades. Warning labels shall be installed, at minimum, at the following locations: 1. AHU access doors. 2. AHU motor starter and VSD controllers. 3. Pump motors. 4. Pump motor starter and VSD controllers. 5. Fan enclosure or access panel. 6. Fan motor starter and VSD controllers. 7. Chiller control panel. 8. Chiller disconnect/power panel. 9. Cooling tower access ladders. 10. Cooling tower MCC. 11. All other equipment and installations that are monitored and/or controlled by the BMS.

B. The warning notices shall be 75 mm by 125 mm (3in. by 5in.) minimum, with yellow background and with black lettering

C. The warning notices shall be securely attached to the equipment at a location approved by the Engineer and shall be highly visible. Submit a sample with shop drawings.

2.5 PANELS AND ENCLOSURES

A. Provide panels and enclosures for all components of the BMS except where it is specifically identified within these contract documents that the enclosure shall be furnished by another trade. Panels and enclosures shall meet, at minimum, the following requirements: 1. Painted steel panels with locking door. All panels shall be lockable with the same key. 2. Ventilated to prevent excessive heat build-up, where required. 3. Field cabling shall be terminated on a terminal strip. Provide strain relief. 4. Internal components shall be installed to allow easy access for diagnostics, maintenance,

removal or replacement. 5. Panel or enclosure shall be suitable rated for the environment for which it is to be

installed. Interior enclosures shall be, at minimum, IP 45 to BS 60529 and exterior enclosures shall be weather proof IP 65 to BS 60529 unless specifically noted otherwise within these sub-contract documents.

6. Panel or enclosures shall have 20% spare space for future addition of BMS controllers.

B. Panels and enclosures shall only be located as indicated on the drawings and at Engineer approved locations.


C. The BMS Specialist shall not furnish MCC panels, motor starters, variable speed controllers and local disconnect switches. The trade furnishing the motor starters and variable speed drives shall provide an interface terminal strip in a dedicated enclosure which may be a separate external enclosure or may be a compartment within the motor starter enclosure. Refer to the sub-contract documents for the trade furnishing the motor starter and the variable speed controllers for the details of the enclosures. The DDC controllers shall not be located in the MCC panels

2.6 CONDUIT, TRUNKING AND FITTINGS

A. The BMS Specialist shall provide containment and cables as necessary for a fully functioning system as detailed in these specifications.

B. Flexible metallic rustproof conduit shall be provided for the final one (1) metre before connection from a non-vibrating location to equipment subject to vibration or movement. Flexible metallic conduit shall be provided for between the last 300mm and the last 1000mm of connection to field instrumentation, relays and final control elements as necessary to facilitate the removal of devices without the disconnection or the bending of the non-flexible conduit. Watertight conduit to be provided where appropriate.

C. Conduit and trunking shall be securely mounted in accordance with IEE Regulations and shall be concealed in all areas to which the public have access.

D. Conduit and trunking shall run parallel or perpendicular to the building lines and shall be installed in a workmanlike manner. Avoid obstructions and crossovers where possible.

E. Conduit/trunking shall be installed such that any condensation in the conduit cannot run into BMS equipment. Where necessary conduit shall enter enclosures from the bottom or shall be sloped up to the enclosure.

F. Junction and pull boxes shall be securely fastened to the conduit, shall be accessible, and shall be provided where required by code and where necessary to facilitate the pulling of cables.

G. Coordinate installation of conduit/trunking with building structure and other trades. Conduit/trunking installation above accessible ceilings shall be such that there will be no interference with the installation of lighting fixtures, fire protection devices, air distribution devices or any other devices.

H. The BMS Specialist shall colour code all conduit/trunking at least every 3,000 mm (10 feet) along the conduit with a blue and green band at least 50mm wide and colour code every junction box in a bright yellow

I. Containment shall be provided for all BMS cable except where specifically noted otherwise.

J. BMS monitoring and control cable shall not share conduit with cable carrying voltages in excess of 48 volts and shall be partitioned from higher voltage cable in trunking.

K. LAN cable shall not share conduit with any other cable or shall be in a dedicated partitioned compartment in trunking.


L. When cable for digital outputs is installed in conduit it shall be in dedicated conduit and when installed in trunking shall be partitioned from other cable.

M. All trunking, conduit and accessories shall comply with all applicable codes and standards.

2.7 CABLE - COPPER

A. Provide all cables for the BMS Automation and Field Levels and cable to interconnect the BMS Management level devices and the BMS Management level Network as detailed in these specifications. Cable shall meet, at minimum, the following requirements: 1. Minimum 98% conductivity copper. 2. Stranded conductors. 3. Proper impedance for the application as recommended by the BMS component

manufacturer. 4. Monitoring and control cable shall be screened #18 AWG (0.82sq.mm) or larger

dependent on the application. 5. LAN cable shall be screened #24 AWG (0.82sq.mm.) CAT 6 CAT 5 or equivalent, or

twisted pair as identified elsewhere in these documents. 6. All monitoring and control cable shall be screened with the screen earthed at the CCP,

DCP, UC or control panel end only so as to avoid earth loops. 7. Continuous runs without splices. 8. Identification of each end at the termination point. Identification should be indicated on

and correspond to the record drawings. 9. All cabling installed without conduit shall be suitably rated for the application and the

cable jacket shall be clearly marked. Use unique colour schemes for easy identification and prevention of inadvertent splicing of cabling. If there is no conflict with existing colour schemes, the colour for exposed cable shall be purple.

B. Power wiring shall be sized in accordance with the applicable codes and shall be a minimum of 1.5 sq.mm stranded copper. The BMS Specialist shall provide all power cable and containment and shall terminate the power cable at a power outlet close to the component to be powered and shall provide the power outlet. The MEP Specialist shall terminate the power cable at the MCC/distribution board as applicable.

C. Cable for all applications shall be rated for LSF and low halogen.

D. Terminations shall be mechanically and electrically secure. Twist type wire nuts shall not be acceptable. Insulated tinned copper lugs shall be provided.

E. Cable within panels or enclosures shall be installed in wiring guides.

F. LSF cable not required to be in conduit (refer to requirements for conduit above) shall be routed parallel and perpendicular with the building column lines. Provide cable rings and supports to support the cabling. Supports shall be positioned in accordance with BS 7671.

G. All wiring terminations within field panels shall be terminated at terminal stripes and shall be identification tagged on both sides of the terminal strip.

H. Cable run in vertical trunking shall have means of cable support, at minimum, every 3m.


I. Cables shall comply with all applicable codes including, but not limited to, the IEE wiring regulations latest edition and the electrical sub-contract documents. Where there is a conflict between any codes, standards, ordinances, regulations or the requirements of the jurisdiction having authority, the most stringent requirements shall apply.

J. Provide two fault tolerant data servers. These servers shall be located in Central Facility Management Control Room

K. The BMS data servers shall be configured in a clustering fail over configuration using the latest version of Microsoft Windows 2003, Enterprise Edition, operating software. Provide BMS data servers that are certified by a Microsoft OEM and provided as a complete package. Each BMS data server shall meet, at minimum, the following requirements: 1. Quad Processor capable motherboard with a minimum of 4 PCI slots, 1 AGP slot and 16-

gigabyte memory capacity. 2. Dual Xeon MP Processors minimum speed of 1.5 GHz. with ball bearing type CPU

fan/heat sinks. 3. 4 gigabytes of installed dual channel DDR memory. 4. Two 60 Gigabyte hard disks connected to a hardware based Raid 1 controller. These

drives shall be used for the operating system software and the application software. 5. Three 120 Gigabyte hard disks connected to a hardware based Raid 5 controller. Use

these disks for database storage. 6. Tower or rack mounting case with minimum of 3 Internal 5¼” drive bays, 500 watt or

greater capacity UL rated redundant hot swap power supplies, 3 Internal cooling fans and external keyboard lock.

7. 2 Serial (16550 UART) and 1 Parallel ports. 8. One 1.44 floppy disk drive. 9. 24X IDE Internal CD-RW/DVD ROM. 10. Auto sensing full duplex PCI 10/100/1000Mhz Ethernet adapter with bus mastering

capabilities. 11. SVGA 64 Megabyte AGP video adapter. 12. All necessary mounting hardware and cables for all components. 13. Complete assembly, testing and 72-hour burn in, with complete diagnostic report

detailing burn in procedures and results. 14. SCSI II DAT Tape Backup Unit or Magneto Optical Disk and compatible software with

sufficient capacity to perform full daily-unattended backup of the database to one tape or disk. Provide 10 tapes or disks with unit.

15. Provide software for automatic operation of redundant components should primary components fail.

L. The following peripheral I/O devices shall be provided at one of the terminal servers to be determined by the Employer: 1. Keyboard and mouse


2.8 OPERATOR INTERFACE WORKSTATIONS (OIW)

A. The OIW shall comprise a PC and associated peripheral operator I/O devices. The OIW shall be located as shown on drawings.

B. The OIW PC shall be a Thin Client of the terminal servers.

C. The OIW PC, shall have a Microsoft Windows XP Pro operating system or the latest version of this software at the time of implementation and shall have, at minimum, the following facilities: 1. Single Processor Pentium III motherboard with a minimum of 4 PCI slots. Flash BIOS

support. 256 megabyte RAM memory capability. 2. Minimum Processor speed of 2.4 GHz with CPU fan/heat sinks. 3. 40 Gigabyte hard disk. 4. 256 megabytes SDRAM memory. 5. 100/1000Mbps Ethernet adapter. 6. SVGA 16-megabyte DRAM video adapter. 7. One internal analogue 56 Kbps modem, dedicated for operator call in. 8. 2 Serial and 2 Parallel ports. 9. One 1.44 floppy disk drive. 10. 40X Speed CD-ROM drive. 11. Real time software or hardware clock. 12. Tower Case with minimum of 4 external 5¼” and 3 Internal 5¼” drive bays, 300 watt or

greater capacity rated power supplies, internal cooling fan and external keyboard lock. 13. All necessary mounting hardware and cables for all components. 14. Integral power supplies which shall be suitably rated for the service. 15. Sound card for the annunciation of audible WAV file tones or pre-recorded messages at

the integral VDU stereo speakers.

D. Provide an alarm to uniquely identify a PC communication failure. One way that this might be accomplished is by using a watchdog timer at a DDC controller.

E. Following a power failure, all PC shall return to a fully operational status without operator intervention within two (2) minutes of the return of mains power. Software changes, including modifications to database(s), shall not be lost in a power failure.

F. All PC shall be the latest model at the time of purchase and shall be from a recognised manufacture of PCs. Purchase of the PC shall be delayed until the latest time possible without causing a delay in the schedule in order to ensure that it is state-of-the-art and is based on the latest proven technology is purchased. All PC shall be suitable for rugged and continuous operation.

G. The following peripheral I/O devices shall be provided at each OIW: 1. Keyboard and mouse. 2. Alarm printer

H. The BMS OIW at each location shall have 1No. Report Printer. Where there are multiple OIW at one location the printer shall be networked such that they are available to each OIW.

I. The OIW PC shall be a Thin Client of the terminal servers. It shall only be necessary to have a standard web browser, such as the latest version of Microsoft Internet Explorer or Netscape Navigator, and the latest version of Windows XP Pro operating system for the OIW PC to


operate as a Thin Client. No special software shall be required at the OIW PC to enable it to function as a Thin Client.

2.9 PERIPHERAL OPERATOR I/O DEVICES

A. Printers: General 1. The operator shall be able to direct the hardcopy output to any printer. The BMS

Specialist shall set up the system such that all BMS generated messages such as alarms, returns to normal, etc. are directed to the appropriate alarm printers and all BMS automatically generated and operator requested reports are output to the appropriate report printer.

2. The printers at one location shall be accessible from any OIW such that an operator at one location can generate a hardcopy message at any other location.

B. Printers: Alarm Printers 1. The alarm printer shall meet the following specifications:

a. Minimum print speed of 300 characters/second. Slower speed printers shall not be acceptable when printing in normal quality.

b. Selectable character sizes c. Sprocket paper feed. d. Top-of-page, skip and tab control. e. The printers shall accept continuous fan-fold paper with a width equivalent to A3

size (297 mm by 420 mm). f. Constructed for heavy duty-cycle environment. g. 24 x 24 dot matrix printer

C. Printers: Report Printers 1. The report printer shall meet, at minimum, the following specifications:

a. Minimum print speed of twelve pages per minute black and three pages per minute colour. Slower speed printers shall not be acceptable when printing in normal quality.

b. Scalable fonts. c. Single or double bin paper trays, capable of printing A3 size (297mm x 420mm)

and A4 size (210mm x 297mm). d. Page feed and page discharge controls. e. Colour and black and white printing capability without changing ink or toner

cartridges. f. 1200 dpi black and white and 600 x 300 dpi colour. g. Laser jet technology.

D. Keyboard: 1. Provide a keyboard for operator access at each OIW, terminal server and data server

location. This shall be in addition to any other operator input device such as a mouse. 2. The keyboard shall be in a standard typewriter (QWERTY) configuration with a full

alphanumeric standard ASCII character set and with additional dedicated keys for other functions associated with the BMS such as print screen. Keyboard shall be wireless. Provide batteries sufficient for 24 months operation.

E. Mouse:


1. Provide a mouse at each OIW, terminal server and data server location and configure the system such that cursor control can be undertaken from both the keyboard and mouse as selected by the operator.

2. Mouse shall be wireless. Provide batteries sufficient for 24 months operation.

F. Rear Projection Monitor: 1. Minimum luminous flux of 500 lumens. 2. 1780mm diagonal measurement. 3. Lamp rated for 8000 hours of operation. 4. Lamp to be replaceable without special training. 5. Remote Control. 6. Colour temperature adjustment from 3200�K to 9500�K. 7. Compatible with PAL, HDTV, extended television standards, improved television

standards, VGA, SVGA, XGA and SXGA. 8. Component, Composite, S-Video and 5 BNC inputs.

PART 3 - SOFTWARES

3.1 SOFTWARE OPERATING SYSTEM: GENERAL

A. The terminal servers shall provide a Thin Client architecture and shall be enterprise servers with the Microsoft Windows 2003, Enterprise Edition, operating software or the latest version of this software at the time of implementation. The OIW PC shall be Thin Clients of the terminal servers and shall operate on Microsoft Windows XP Pro or the latest version of this software at the time of implementation. Internet Explorer or Netscape Navigator browsers shall be provided at all servers and thin client PCs. It shall be possible for all Thin Clients to concurrently access the terminal server software. The Server applications software shall be suitable for a Thin Client architecture.

B. The BMS Specialist shall provide a site-wide software license that shall permit the Employer to add a PC to the BMS Management level Network without the requirement to obtain an additional software license.

C. The BMS shall have an “off-the-shelf” software package (Middleware) that shall be able to import and export data in, at minimum, the following protocols over an Ethernet TCP/IP backbone: 1. BACnet. 2. LonTalk. 3. Modbus. 4. SNMP. 5. XML/SOAP. 6. OPC. 7. EIB. 8. Shall be able to communicate with any DDE compliant application.

D. Data shall be output from the BMS in the appropriate protocol to the appropriate ELV Building System. Note that it shall be possible to output the same data in different protocols to different ELV Building Systems.


E. Information shall be output from the BMS when: 1. Requested by the operator. This includes requests made by the operator for the

immediate output of specific information and requests for information that are optional and have been pre-programmed by the operator for display.

2. Scheduled by the operator. An example of this might be the output of a report at an operator-defined time of day.

3. An alarm condition has been detected by the BMS. All alarm conditions detected by the BMS shall be annunciated as detailed elsewhere in this section.

F. The operator interfaces for the Operator Interface Workstation and the Portable Operator Terminal shall be the same.

G. The graphical user operator interface shall be "user friendly" and shall be located at the terminal servers and shall be accessed as required by the OIW PC and POT in compliance with Thin Client principals. The interface shall be such that there is no need for the operator to reference documentation other than "help" menus on the system in order for the operator to perform his normal duties after the training has been received, as detailed in these specifications. Help and interactive training modules shall be available at the Server and shall be accessible to all Thin Clients.

H. The operator interface shall be English language with metric units. The system shall be capable of converting all engineering unit displays into the equivalent English values and displaying such values with the appropriate unit identifiers. The switchover from metric to English and vice versa shall be done with a single operator command. The engineering unit switchover shall be for all measured and displayed variables and calculated points. Unit conversion and display shall be carried through all possible display view including graphical displays, text base displays, and software application packages.

I. The performance criteria detailed in these specifications for the operator interface shall apply when all BMS are in their completed form and all software and hardware functions are operational.

J. The terminal server operating system shall be Microsoft Windows 2003, Enterprise Edition, operating software or the latest version of this software at the time of implementation. The terminal Server applications software shall have a history of application in multi-vendor environments.

K. The software shall be acceptable to all potential BMS Specialists. The terminal server software package shall have a successful history of use with BACnet/IP and shall incorporate all drivers required to meet these specifications.

L. The programs shall be designed to provide industrial quality real time data presentation. The software shall enable the BMS Specialists to develop customized graphical views of the mechanical and electrical systems and shall contain an advanced graphics library that contains all potentially required images.

3.2 SOFTWARE OPERATING SYSTEM: ACCESS CONTROL

A. Access to the BMS at the OIW and any other I/O device shall be protected by a password based access system. An operator shall not be able to access information or perform any tasks at the


BMS until a valid password has been entered. Access shall terminate when an operator signs off or after a predetermined time-out period, initially set at 10 minutes after the last operator access, whichever occurs first. The password shall not be echoed at any terminal when it is entered. Any operator functions, whether or not detailed within these specifications, shall be subject to the operator's password being of a sufficiently high level to enable the operator to perform the function.

B. Each password shall have up to 6 No. alphanumeric characters, at minimum, with at least 500 million different combinations and it shall be possible to have a minimum of 10,000 active passwords at any time.

C. It shall be possible to define the following for each password: 1. I/O terminals that can be used for access. This shall be defined for any terminal that has

access to the BMS (including the web browsing facility). 2. Functions that can be performed. 3. Points that can be accessed.

D. If the system has fixed defined function levels then there shall be at least five (5) levels. Only the highest level shall be able to undertake changes to the passwords.

E. An operator with the highest level of password shall be able to make additions, deletions and changes to the passwords on-line using an interactive procedure including the changing of the time-out period. An operator with the highest level of password shall be able to obtain a report detailing the passwords assigned to each operator and all relevant details of the access privileges associated with each password.

3.3 SOFTWARE OPERATING SYSTEM: ACCESS GENERAL

A. An operator with the suitable level of access shall be able to access the network to perform the following BMS functions: 1. Observe values of BMS monitored points, BMS outputs and BMS calculated values. 2. Observe and change control modes for motors, i.e. BMS manual control mode and BMS

software control mode. 3. Observe, add, delete and change a database including a database that defines a monitored,

controlled or calculated point, a database that defines schedules or a database that is created to meet any of the many functions detailed in these documents.

4. Issue commands to change the status of a digital output or the value of an analogue output.

5. Observe and acknowledge BMS determined alarm conditions. 6. Initiate the outputs of add, delete and change reports. 7. Observe, add, delete and change operating sequences. 8. Observe, add, delete and change VDU system diagram displays. 9. Observe, add, delete and change control algorithms including PID control constants. 10. Other functions as expressly detailed in the BMS specifications or as required, even if not

expressed, in order to meet the intent of these specifications.

B. Operator access shall be by penetration through a hierarchy of menus and/or system displays on the VDU using cursor control and by means of a series of alphanumeric inputs at a keyboard. The menu selections shall be self-evident and shall easily guide the operator through the execution of any of the functions. The alphanumeric input shall comprise short English


language statements and/or readily understood abbreviations. Whichever approach is used, the process shall be via the most direct path and shall involve as few operations as possible. It shall not be necessary for the operator to know the location, i.e. the DDC controller, at which a point is monitored/controlled in order to access any information concerning that point.

C. Following the completion of all steps by the operator performing an operator access function, the function shall commence within two (2) seconds and shall be completed within ten (10) seconds apart from those functions that are subject to the limitations of the output rate of the printers.

D. An operator shall be able to edit his keyboard entries prior to attempted execution using standard keys such as "delete" and "backspace". However, if an operator makes an incorrect entry then the BMS will display a message that clearly details the nature of the error and identifies the appropriate "help" menu that will assist the operator to successfully complete the entry.

E. All operator entries shall be echoed, except passwords, at the VDU at the OIW, terminal server and data server depending on where the operator entry is made.

3.4 SOFTWARE OPERATING SYSTEM: PROGRAMMING AND UPDATES

A. The BMS Specialist shall provide documentation detailing the methods and techniques required to connect additional workstations, DDC controllers, gateways, routers and any other BMS hardware and to add BACnet objects to the software as well as to export the data in any of the previously mentioned standards to another system.

B. The system documentation shall be sufficiently detailed to enable the BMS’s incorporation into another BACnet system in the future.

3.5 SOFTWARE OPERATING SYSTEM: OPERATOR REQUEST FOR INFORMATION

A. Each monitored, controlled and calculated point in the system shall be accessed via the menu and the alphanumeric approaches as detailed in these specifications.

B. Access using the system schematic displays, as detailed in the previous sections, with the addition that once the system display level is reached it shall be possible to progress to the individual monitored, controlled or calculated point. Once a menu or system display selection is made it shall take no more than five (5) seconds before the next menu or display level appears on the VDU.

C. Access using the alphanumeric approach shall enable an operator to access any point via a unique point name that may be a short English language descriptor or a readily understandable mnemonic of the type used to identify points in the points schedules and system diagrams.

D. Either approach shall enable the operator to observe or change any parameter associated with a point and to add and delete points.

3.6 SOFTWARE OPERATING SYSTEM: OPERATOR COMMANDS


A. The operator shall be able to place any output in the BMS manual control mode and when in that mode the operator shall be able to place any output to any required value subject to any hardwired interlocks and any software interlocks that are specified to apply in the BMS manual control mode.

B. The operator shall be able to place any setpoint that is determined by software into the manual mode and to manually assign a value to the setpoint.

C. The operator shall be able to initiate the restart of equipment following a fire alarm and following a power failure. Refer to the paragraphs titled "Equipment restart following a fire alarm" and "Equipment restart following a power failure".

3.7 SOFTWARE OPERATING SYSTEM: DATABASES AND OPERATING SEQUENCES

A. The operator shall be able to make on-line modifications, additions and deletions to all databases at the PC, CCP, DCP, and UC using interactive procedures. Prior to the acceptance of the changes by the BMS there shall be a restatement of the contemplated database modification, addition or deletion together with a question of the type "Do you wish to proceed?" which will require an affirmative answer before the change takes place.

B. The operator shall be able to modify a sequence, add a sequence and delete a sequence on-line as detailed in the Section titled “BMS Software”.

C. The databases shall be open standards based on BACnet. The BMS Specialist shall provide complete comprehensive documentation on writing to the databases, retrieving data from the databases and sharing the data at the databases.

3.8 SOFTWARE OPERATING SYSTEM: ALARMS

A. Alarms shall be generated by the BMS upon the occurrence of one of the following events: 1. Failure of a PC, DDC controller, or any other BMS hardware components. 2. Failure of communications between nodes on any LAN or the BMS Management level

Network. 3. A monitored status indicates a discrepancy between the actual and the required value. 4. A monitored value does not meet criteria established by the operator. 5. The deviation of a variable from setpoint exceeds operator-established criteria. 6. The output to a final control element is outside operator-established criteria. 7. A digital input is in the state defined by the operator as indicating an alarm condition. 8. Software failures and errors shall be diagnosed and annunciated by the BMS.

B. The failure of a BMS hardware component, including communications failures, shall generate an alarm that shall be differentiated from process alarms. If the failure of a PC cannot be annunciated at a printer or VDU at the OIW because of the BMS topology then provide an alternative means such as a "watchdog timer" at a DDC controller. The alarm message generated by the BMS shall clearly identify the component that has failed and the location of a communications failure shall also be clearly indicated.

C. In the event that the BMS detects a disparity between the actual and the required status of a digital input, the BMS shall generate an alarm and shall set the control relay to the off state.


This shall occur when the digital output is in both the BMS manual control mode and the BMS software control mode and shall automatically place the output in the BMS manual control mode.

D. The operator shall be able to define alarm conditions for each analog input, at minimum, as follows: 1. The high limit above which the variable is in alarm. 2. The low limit below which the variable is in alarm. 3. An end or range alarm. This shall occur when the analogue signal goes to zero or to its

maximum value.

E. The operator shall be able to assign deviation limits to setpoint values. An alarm shall be generated when a controlled variable deviates from setpoint by more than an operator-defined amount.

F. The operator shall be able to assign alarm limits to analogue outputs. The BMS shall generate an alarm when an analogue output reaches or exceeds an operator assigned high limit and reaches or goes below an operator assigned low limit.

G. The operator shall be able to designate one state of a digital input as an alarm state.

H. The operator shall be able to assign a time delay following detection by the BMS of an alarm condition such that if there is a return to normal during the assigned time delays the alarm shall not be annunciated. If at the end of the time delay period the alarm condition still exists then the BMS shall annunciate an alarm within two (2) seconds (end-to-end time). The time delay shall be individually assignable to each alarm condition. All monitored points shall meet these alarm annunciation criteria regardless of type of panel used to monitor the point.

I. The operator shall be able to assign a deadband to all analogue high and low alarm limits so as to minimize the too frequent and unnecessary annunciation of alarms. An analogue alarm limit shall not have returned to normal until it is has returned beyond the alarm limit by a sufficient amount to have also cleared the deadband. The same shall also apply to analogue output high and low alarms.

J. A report shall be available to the operator detailing points in alarm and a further report shall be available to the operator detailing the alarm limits established for the monitored, controlled and calculated points.

K. Designated alarms shall be output on the alarm printer.

L. The occurrence of designated alarms shall initiate a visual alarm at the OIW. A switch, button or keyboard key shall be dedicated to the acknowledgment of alarms at the OIW. The visual alarm shall cease after acknowledgment of an alarm unless another alarm is awaiting acknowledgment. All alarms shall be acknowledged individually and the acknowledgment shall be recorded on the alarm printer. The alarm message shall uniquely identify the cause of the alarm together with the time of detection by the BMS. The operator shall be able to associate an "event message" with any alarm occurrence. The operator shall be able to designate at which workstation(s) the alarm shall be annunciated.

M. Alarms shall be allocated priorities by the operator on-line using an interactive procedure. If there are concurrent alarms then they shall be annunciated in order of their priority. An icon


shall appear on the VDU when there are alarms other than those displayed. The cursor and icon shall enable the operator to bring up an alarm report on the VDU at any time. There shall be at minimum, three levels of alarm priority. Alarms shall be prioritized in the following categories, with the following actions taking place:

Category Action Taken

Critical. Printout on alarm printer. Clearly distinguish critical

alarms on hard copy printouts and reports.

BMS component. Printout on alarm printer. Clearly distinguish BMS components alarms on hard copy print outs and reports.

N. Alarms shall remain on the OIW VDU alarm queue until the alarm has been acknowledged by the operator and returned to the normal state. If the alarm returns to normal before operator acknowledgment, then it shall be identified as such via different colour designation on the alarm queue. If the alarm is acknowledged before is has returned to normal, then is shall also be identified via a different colour designation.

O. It shall only be necessary to acknowledge an alarm at one OIW.

P. It shall be possible to assign alarms to different OIW on a scheduled basis.

Q. The BMS Specialist shall configure the alarms and their priorities in accordance with the requirements of the Employer.

3.9 SOFTWARE OPERATING SYSTEM: REPORTS

A. Reports shall be output when requested by the operator and when scheduled by the operator.

B. Reports shall be provided as detailed throughout these specifications and shall be output at the VDU at the OIW, the printer designated by the operator at the report printer or the screen at the POT whichever is selected by the operator. The default output device for reports shall be the report printer at the OIW.

C. The operator shall be able to select reports to be output in the following manner: 1. For a specific point. 2. For a specific item(s) of equipment. 3. For all points located on a specific floor or area of the building. 4. For all equipment serving a particular floor. 5. For all points monitored, controlled and calculated. 6. For after hours operation of the AHU. 7. For a specific schedule. 8. For a specific or group of trended points. 9. For a specific or group of totalised points.


D. Reports shall all have the time and date at which they were output recorded on them. Reports shall be formatted in such a manner as to make them easily understandable to the operator.

E. A menu of reports shall enable the operator to access any report on the BMS. Each report shall contain the date and time.

F. The operator shall be able to configure customized reports. Standard and customized reports shall be configured through the BMS. Use of third party reporting packages is not allowed.

G. The BMS Specialist shall configure the reports in accordance with the requirements of the Employer.

3.10 SOFTWARE OPERATING SYSTEM: EVENT MESSAGES

A. The operator shall create messages up to 64 characters in length, at minimum, which shall be displayed upon the occurrence of a particular event. There shall be capacity for 1000 event messages at any one time and the operator shall be able to associate a single message with more than one occurrence and shall be able to associate more than one event message with a particular event.

B. The event message shall be output at all devices selected on-line by the operator using an interactive procedure.

C. The operator shall be able to associate one or more event messages with the following events: 1. An alarm 2. A change of status. 3. The return to normal of an alarm condition. 4. An operator entered schedule. 5. Any other event initiated by the BMS or monitored by the BMS.

3.11 SOFTWARE OPERATING SYSTEM: VIDEO DISPLAY UNITS DISPLAY

A. VDU displays of system diagrams are discussed in the Section titled “VDU system diagram display package” of these specifications.

B. VDU displays shall form the basis of the menu penetration means of operator access.

C. The time and date and the building kW shall appear on the VDU at all times and when there are system diagrams displayed on the VDU the outside air temperature and relative humidity shall be displayed.

D. Icons shall be used in conjunction with cursor control where possible to simplify access to data and the execution of operator commands.

E. System diagrams shall appear on the VDU complete with all associated data within five (5) seconds of the completion of the operator entry/ menu selection.

3.12 BMS OPERATING SYSTEM: GENERAL


A. The Distributed Control Panels, Workstations and Unitary Controllers shall run under the control of proven real-time executive operating software systems. These operating systems are collectively referred to as the BMS operating systems.

B. The BMS operating Systems shall include: 1. Controllers Monitoring and Control Software 2. Controller Application Software 3. Data Analysis and Storage Software. 4. Data Presentation Software.

C. The operating sequences and all databases related to monitoring and control functions shall reside at the associated DCP and/or UC. Copies of these databases, operating sequences, schedules and other programmable software shall reside at the PC at the OIW. It shall be ensured that at all times there is no mismatch between software resident at the DCP and/or UC and the software copy resident at the PC.

3.13 SEQUENCES OF OPERATIONS

A. The sequences of operation shall be resident at the controllers.

B. Where terms are used, such as “operator determined”, “operator changeable”, etc., which indicate an operator originated decision; it shall mean that an operator shall be able to amend a value, such as a setpoint, alarm limit, time delay, etc. through an interactive approach. The term "interactive" is used to mean that the system shall operate in a conversational mode whereby the operator shall receive English language prompts in the form of: 1. Tables into which the operator enters data. 2. Questions that are responded to by the operator. 3. Selections that are made by the operator based on a list of suggested alternatives that is

generated by the BMS.

C. The procedure by which an operator amends a value or implements a selection shall be such that the operator can readily execute the task without reference to instruction manuals and without knowledge of the BMS control language.

D. All setpoints, alarms limits, deadbands, software time delays, report configuration and requests, operating time limits, schedules, etc. shall be operator definable through an interactive procedure via the OIW, OIW, POT and HHWT. In addition, the setpoints and schedules shall be changeable via the BMS/telephone and BMS/web facilities.

E. The equipment that is fed from emergency power and which is controlled by the BMS shall operate normally under emergency power conditions and shall be monitored and controlled by the BMS under emergency power conditions. Ensure that all equipment furnished under this sub-contract that is associated with the control of equipment on emergency power is fed from the emergency power service and can maintain normal equipment operations when the equipment is on emergency power. Following a loss of normal power, the BMS shall resume normal equipment control and monitoring functions for that equipment on emergency power within 20 seconds of the availability of emergency power and similarly when there is a return to


normal power. If necessary provide an uninterruptible power source in order to meet this 20 seconds resumption of operation requirement.

F. The BMS Specialist shall identify on the cable and containment shop drawings which components are to be fed from emergency power and which components are to be fed from a UPS source.

G. The BMS Specialist shall provide an easy to use means of defining the operating sequences such as a high-level control language or a graphical/flowcharting facility.

H. The means provided for the creation of the operating sequences shall be suitable for the implementation of the sequences detailed on the control diagrams that form a part of these sub-contract documents.

I. If the BMS Specialist requires additional instrumentation to that indicated in the BMS Point Schedules and Diagrams in order to implement the operating sequences as detailed on the control drawings then the BMS Specialist shall include such additional instrumentation within the tender price. Such instrumentation shall meet the requirements detailed in the Section titled "BMS Field Instrumentation" or, where specifications are not provided, details of such instrumentation shall be submitted to the Engineer for approval.

J. The operating sequences shall be written in a readily understandable high level control language such as Pascal, Basic, C or equivalent or they shall be constructed using an easily understood graphics interface package. Provide adequate English language notation in the software to assist the operator understand the intent of the programmed sequences.

K. The control language shall be capable of implementing 32-bit floating-point calculations using. At minimum, the following arithmetic operators: 1. Addition 2. Subtraction 3. Multiplication 4. Division 5. Roots 6. Exponentials 7. Natural logarithms

L. The control language shall, at minimum, be able to implement the following logic operations and relational operations: 1. and 2. or 3. not 4. nand 5. nor 6. If then else statement 7. less than 8. less than or equal to 9. equal to


10. greater than or equal to 11. greater than 12. not equal to

M. The BMS Specialist shall be responsible for the stable operation of all control loops. The BMS Specialist shall provide self-tuning PID control algorithms. Verify that the control loops are stable.

N. If any BMS or system component should fail during the operation of a system, then the BMS shall execute the procedure detailed in the sequences of operation. Where a failure mode is not provided for a BMS controlled item of equipment the BMS Specialist shall obtain details of the required failure mode from the Employer.

O. Where there are multiple filter banks the BMS Specialist shall furnish a differential pressure switch across each filter bank. The BMS Specialist may elect to monitor each filter alarm individually or may elect to wire the differential pressure switches such that if any filter is in alarm a general filter alarm shall be monitored by the BMS.

P. Any information required by the BMS Specialist for the implementation of the software shall be requested in writing from the Engineer at least 2 weeks prior to the time it is required. Submit the request for information in the form of tables or forms for the Employer’s personnel to complete and return.

Q. The operating sequences detailed in this section shall only apply when the BMS is controlling and monitoring the system in the BMS software control mode.

R. In cases where outside air duct cross-sectional area exceeds a certain amount, multiple damper sections rather than a single section shall be furnished and shall be controlled in groups. Refer to the mechanical trade documents to determine the number of damper sections and the number of actuators.

S. Where indicated on the control diagrams, the BMS Specialist shall interlock motorised dampers with fans such that when the dampers are closed the associated fans stop.

T. The BMS Specialist shall provide any modifications to the operating sequences as requested by the Engineer without additional costs until the substantial completion of the entire BMS.

U. The sequences of operation are detailed on the control drawings that form part of these documents. Where sequences have not been specifically identified for a mechanical, electrical or public health system/component, the BMS Specialist shall obtain instruction from the Engineer and shall implement the required sequences at no additional cost to the Employer.

3.14 BMS OPERATING SYSTEM: CONTROLLERS MONITORING &CONTROL SOFTWARE

A. Scan rates at the DCP and/or UC shall meet the following requirements: 1. Each analogue and digital input point shall be scanned at least once every 5 seconds. 2. If a point is in alarm, then the alarm shall be annunciated at the OIW within 2 seconds of

the termination of the time delay period following detection of the alarm condition.


B. DDC outputs shall be updated at a frequency defined by the operator. The operator shall be able to select a frequency, at minimum, in the range of 2 seconds to 256 seconds.

C. The operator shall be able to define a minimum time delay between successive starts of equipment so that disturbances created on the building electrical system are minimised in frequency and amplitude.

D. BMS analogue and digital outputs shall change as the result of either an operator entered command or a BMS generated software command. These two modes of BMS output are referred to as the BMS MANUAL CONTROL mode and the BMS SOFTWARE CONTROL mode and differ as follows: 1. In the BMS manual control mode, the signal to a final control element such as a valve or

a damper actuator and to a relay such as a motor control relay shall change as the result of a command manually entered at one of the operator terminals. When an output is in the BMS manual control mode, there shall be no means by which it can switch to the BMS software control mode or by which the value or state of the BMS output can change without operator intervention.

2. In the BMS software control mode, the signal to the final control element or relay shall be changed automatically as the result of software such as a schedule, operating sequence or Applications Package such as the Optimised Scheduling feature.

E. The operator shall be able to select the mode of output control for each analogue and digital output.

F. The operator shall be able to define the minimum time delay between the stopping of a piece of equipment and its subsequent restart. This time delay shall be in effect for motors in the BMS software control mode and for motors in the BMS manual control mode.

G. If there is a discrepancy between the actual and BMS commanded state of a motor then, unless the discrepancy arises because of control of the motor by the fire alarm system or because of a power failure, the motor control relay shall be set automatically to the OFF state, an alarm shall be generated and the motor shall be placed in the BMS manual control mode. 1. If the discrepancy has arisen because of override control by the fire alarm system, then

the motor shall be restarted by the BMS in accordance with the procedure detailed in the paragraph titled "Equipment Restart Following a Fire Alarm".

2. If the discrepancy has arisen because of a power failure, then the motor shall be restarted by the BMS in accordance with the procedure detailed in the paragraph titled "Equipment Restart Following a Power Failure".

3. In all cases a motor shall only restart following an operator manually entered command

H. The BMS shall not override any hardwired interlocks such as those provided at motor starters for overload protection, damper interlock, pressure interlock, etc. and those provided to facilitate control by the Fire Alarm System regardless of the BMS output control mode.


I. Unless stated otherwise elsewhere in these Specifications, the modulation of final control elements by the BMS in the BMS software control mode shall be based on a Proportional-Integral-Derivative (PID) control algorithm. The control constants for the PID algorithm shall be definable by the operator. If self-tuning algorithms are provided, it shall still be possible for the operator to manually tune the control loops. The software shall incorporate facilities to enable the bumpless transfer of a modulating output from BMS manual control to BMS

software control and vice versa and the prevention of integral wind-up. PID algorithms shall maintain the system operation within the desired tolerance around the setpoint. Setpoint tolerances shall be as follows: 1. Supply air temperature control, + or - 0.5 Deg. C. 2. Space temperature control, + or - 0.5 Deg. C. 3. Duct static pressure control, + or - 50 Pa 4. Water differential pressure, + or - 15 kPa. 5. Space static pressure control, + or - 10 Pa 6. Relative humidity, + or - 3%

J. Software shall automatically inhibit the generating of an alarm on an analogue input when the status of an associated digital input indicates that an alarm condition is to be expected. Such would be the case, for example, when an air handling unit is off as it would be expected that the supply air temperature would be outside the alarm limits established for the operating state. An interactive procedure shall enable the operator to link any analogue value to a digital input so as to inhibit unnecessary alarms. Points with their alarms locked out shall continue to be displayed on reports and VDU displays. The alarms shall remain locked out for an operator defined time delay following the start-up of the associated equipment

K. If for any reason the operator wishes to terminate the monitoring of a particular digital or analogue input, then it shall be possible to take the point out of service via an interactive procedure. If the point is the monitored variable in a control loop, then the control loop shall be disabled, any sequence dependent on the point shall also be disabled and all associated BMS outputs shall go to the BMS manual control mode.

L. An interactive procedure shall enable the operator to add, delete and modify points monitored and controlled by the BMS.

M. An interactive procedure shall enable the operator to configure control loops. The operator shall define Setpoints for control loops or they shall be derived from software logic as detailed in the sequences of operation.

N. All configuration tools shall be built into the BMS graphics software and all components of the system shall be programmable from any OIW via the web browser including the downloading of programs to the DDC controllers.

3.15 BMS OPERATING SYSTEM: CONTROLLER APPLICATION SOFTWARE

A. Applications software functions associated with the control and monitoring of the mechanical and electrical systems by the BMS shall be resident at the DDC controllers and OIW PC as appropriate. The application of these features shall be in accordance with the details provided in the Sequences of Operation. The BMS Specialist is to implement all applications programs. Where additional information is required the BMS Specialist shall request the information in writing to the Employer at least two weeks before it is required by the BMS Specialist.

B. These application software packages shall include but not be limited to the following: 1. Provide the following programs for the optimization of energy usage:

a. HVAC control


2. Provide the following programs for the calculation of data: a. Electrical Energy usage and demand b. Psychometric properties c. Equipment operating time

3. Provide the following programs for the restart of building mechanical systems: a. Equipment restart following a fire alarm b. Equipment restart following a power failure

C. HVAC Control 1. BMS to provide predefined control algorithms to accomplish Optimal Run (start/stop)

Time, Supply Air Reset and Enthalpy Switchover Optimization applications. 2. Optimization applications to be coordinated through energy supervisory management

routines. These routines to coordinate control action required by optimization applications between themselves, all other energy features, and all application features within the system.

3. Each control system to support English or metric units of measurement and be assigned a unique identifier which is to be used to request operator-relevant HVAC control status data. Each control system to be capable of supporting Optimal Run Time, Supply Air Reset, and Enthalpy Switchover Optimization.

4. Control systems and their associated points and parameters to be online definable. Any additions, modifications or deletions to be made online. Each system to be individually identified with a unique English language descriptor.

5. Each system to provide a savings profile summary which is to document, but is not limited to, the following: a. Period start date as defined by operator b. Calculated optimal start time daily saving values c. Calculated optimal stop time daily saving values d. Calculated optimal start time daily saving values during current period e. Calculated optimal stop time daily saving values during current period f. Calculated SAR (Supply Air Reset) daily saving values g. Calculated SAR saving values during current period h. Calculated ESQ (Enthalpy Switch-over) daily saving values i. Calculated ESQ saving values during current per. j. These documented savings values to be automatically historically stored for the

current defined period and a minimum of twelve past periods. 6. Optimal Run Time (ORT) Program is to:

a. Control start up and shutdown of HVAC control equipment b. Provide the most efficient operation during potentially energy wasteful periods of

the day based on occupancy schedules, outside air temperature, seasonal requirements and interior room mass temperatures

c. Start up systems by using outside air temperature and room temperatures to "learn" the building's thermal characteristics through a dynamic adaptive modeling technique


d. Predict and self-adjust the HVAC control system for how long building takes to cool down under different conditions, using the adaptive model

e. Determine how early it can shut down the system without adversely affecting ventilation, by using the outside air temperature

f. Automatically determine the seasonal mode and worse case condition for each day, by analyzing multiple building mass sensors

g. Analysis to require only easily obtained occupancy schedule data and desired mass temperatures for implementation.

7. Supply Air Reset (SAR) Program is to: a. Monitor cooling loads in building spaces b. Monitor single zone unit discharge temperatures c. Adjust HVAC control discharge temperature to the most energy efficient levels

that still satisfy the measured load d. Raise cooling temperatures to highest possible value, and still cool and dehumidify

the warmest monitored room served by fan.

D. Equipment operating time 1. Provide a software package that will accumulate the operating times for motors as

selected by the operator using an interactive procedure. Any piece of equipment that has its status monitored by the BMS shall be selectable for inclusion in this feature. It shall be possible to concurrently monitor the accumulated operating time for every item of equipment monitored and/or controlled by the BMS. Data shall be stored at the local controllers and shall be uploaded to the OIW at regular intervals. In the event of loss of communications between the OIW and the local controller the local controller shall continue to monitor and store data such that the data can be downloaded when the communication is restored. The number of starts and stops of motors shall also be accumulated.

2. The operator shall be able to establish on-line, using an interactive procedure, a value for the accumulated operating time at which a suitably worded message shall be output to the operator advising that the reporting limit has been reached for a specific motor. The message shall be output at the designated alarm printer.

3. The operator shall be able to change the accumulated total for any motor to any value. 4. The accumulated operating times shall be updated at least every 15 minutes. 5. The operator shall be able to obtain a report on demand and on a scheduled basis

detailing the accumulated operating times. 6. Operating times and the number of equipment starts/stops shall be input by the BMS

equipment-scheduling program to the Employer's Facility Management System and shall be the basis of maintenance programming.

E. Equipment restart following a fire alarm 1. Provide and implement a software program that will restart equipment, following the

return to normal condition that was shut down by the FAS or by the BMS as the result of a fire alarm. The only equipment that shall be shut down by the BMS as the result of a fire alarm shall be the VAV terminal units and FCU. The FAS shall shut down all other equipment on an as required basis.


a. If an item of equipment is shut down by a source other than the BMS when there is a fire alarm in effect then the BMS shall assume that the cause of the shut down is the FAS and shall not indicate an alarm.

b. The FAS shall communicate to the BMS a list of all equipment that it has shut down as the result of a fire alarm.

c. If an item of equipment was presumed by the BMS to have shut down as a result of the fire alarm but is not on the FAS list then an alarm shall be annunciated for that item of equipment to indicate equipment failure. An alarm shall also be generated if an item of equipment on the list does not have the required status.

2. Following the receipt by the BMS of a return to normal message from the fire alarm system the operator shall be able to initiate the restart of all equipment shutdown by the FAS and BMS with individual manually entered commands to each item of equipment and with a single command that shall restart all equipment scheduled to be operational at the time of the operator restart command. Prior to the return to normal of the fire alarm system the operator shall not be able to execute the restart command. The restart of the equipment shall be subject to all the software protection such as the minimum "off" time and the operator defined time delay requirements between successive equipment starts.

3. As part of the work of this sub-contract the BMS Specialist shall implement the restart following a fire alarm function. Submit in written to the Employer, at least 4 weeks prior to the acceptance testing, a request for the order in which motors are to be restarted, the delay times between successive motor starts and the minimum “off” and “on’ times. The written request will clearly indicate the information required from the Employer and the format in which it is to be provided.

F. Equipment restart following a power failure 1. Provide and implement a program that will facilitate the restart of equipment following a

power failure. 2. This program shall be based on the BMS detection of a power failure and the return of

power. This feature shall operate on a per BMS basis and not a site wide basis and shall be implemented for both emergency, normal power and UPS power.

3. When there is a loss of normal power, the BMS shall de-energise all units under its control. When power is restored the BMS shall restart equipment on the basis of the following as selected by the operator: a. Manually entered operator command. A single command shall initiate the start of

all equipment controlled by a BMS or the equipment shall be started individually as selected by the operator.

b. Automatically by the BMS when the return of power is detected by the BMS, either utility power or QF standby power.

4. Whichever method of restart is selected the motors shall be started in a predetermined order and the start up shall be subject to all the software protections such as the minimum "off" time and the operator defined time delay requirements between successive equipment starts, to prevent surges in the electrical distribution system.

5. As part of the work of this sub-contract the BMS Specialist shall implement the restart following a power failure function. Submit in written to the Employer, at least 2 weeks prior to the acceptance testing, a request for the order in which motors are to be restarted, the delay times between successive motor starts and the minimum “off” and “on’ times. The written request will clearly indicate the information required from the Employer and the format in which it is to be provided.


6. In the case of standby power, the BMS shall only restart equipment that is scheduled to operate at that time of day and which is permitted to operate under standby power conditions.

3.16 BMS OPERATING SYSTEM: DATA ANALYSIS AND STORAGE SOFTWARE

A. Data analysis and storage software shall reside at the terminal servers such that all PC on the BMS Management level Network can present data in the same format. These features shall comprise the following: 1. Dynamic Trending 2. Historical data trends

B. Dynamic Trending 1. Provide a software package that emulates, at minimum, a 3No. point strip chart recorder.

This program shall concurrently display 3No. or more (maximum of 6) plots of variables in a graphical format. The graphs shall be plotted as the values are sampled in a similar fashion to a chart recorder and when the plot reaches the right hand side of the X-axis, the X-axis shall scroll to the left so as to accommodate newly sampled data.

2. The variables to be plotted shall be selected by the operator from any input, output point, BMS calculated value or any setpoint. It is envisaged that the primary use of this facility will be for the tuning of control loops and the observance of control loop performance. Typically this would require, for example, the concurrent plotting of the loop setpoint, the monitored variable and the BMS output to the final control element.

3. Each of the plotted variables shall be uniquely and clearly identified using a means of differentiation such as different colors for each variable or different symbols for the plotted points for each variable.

4. The X-axis shall be the time axis and shall have a scale selected by the operator using an interactive procedure or shall be scaled automatically to accommodate a minimum of 30 plotted points for each variable. The plot rate shall be selected by the operator using an interactive procedure and shall have the following minimum ranges: a. Plot rates for monitored variables shall range from their BMS scan rate to at least

once per day. b. Setpoints shall be plotted at the same rate as the associated variable. c. Plot rates for BMS outputs shall range from their BMS update rates to at least once

per day. d. Plot rates for calculated points shall range from the rate at which the calculation is

performed to at least once per day. 5. The Y-axis shall be the value of the plotted variable. If plotted variables have different

ranges then provide separate Y-axes. The Y-axis for each plotted variable shall be defined by the operator using an interactive procedure or shall be scaled automatically using a technique that displays the data in an optimum manner.

6. It shall be possible to have a minimum of 100 active trend plots at any OIW on the network.

7. As part of the work of this sub-contract the BMS Specialist shall implement all trend logs as requested by the Employer. Submit in writing to the Employer, at least 2 weeks prior to the acceptance testing, a request for points to be placed on the dynamic trending


function. The written request will clearly indicate the information required from the Employer and the format in which it is to be provided.

C. Historical data trends 1. Provide a software facility for the collection and storage of data at the data servers and its

subsequent retrieval and display in tabular and graphical form as selected by the operator. 2. The operator shall be able to assign on-line, using an interactive procedure, any BMS

input or output point, calculated variable or setpoint to the historical data trend facility. It shall be possible to have data collection and storage concurrently, at minimum, for 250,000 variables and it shall be possible to have data collection for each variable at 2 separate sampling rates.

3. Each variable shall be sampled at an operator-defined frequency using an interactive procedure. The sampling frequencies shall be in the following ranges at minimum: a. For BMS monitored points the sample rate shall be selectable individually for each

variable at between once per day and once per second or once per scan, whichever is the less frequent.

b. Setpoints shall be sampled at the same rate as their associated variable. c. For BMS outputs the sample rate shall be selectable individually for each variable

at between once per day and once per second or once per output change, whichever is the less frequent.

d. For calculated points the sample rate shall be selectable individually for each calculated value at between once per day and once every calculation.

4. Storage shall be provided for at least 10,000 pieces of sampled data for each variable assigned to this feature. Recall of data shall be in either a tabular form or in a graphical form and shall be displayed on the VDU or output on one of the printers as selected by the operator. Whichever form of output the operator selects it shall be possible to concurrently output data for a minimum of 3No. variables. The time period to be covered by the data output shall be selected by the operator using an interactive procedure. When the storage capacity for a variable is full the newly sampled data shall over-write the data first stored for that variable. It shall be possible to store data for the same point at different collection rates. For example, it shall be possible to store 10,000 values of ambient temperature collected once per hour and it shall be possible to store 10,000 values of ambient temperature collected every noon and midnight.

5. Data output in tabular form shall clearly distinguish between the variables and shall indicate the time and date at which each piece of data was sampled.

6. Data output in graphical form shall meet the same requirements as detailed above for the real-time plotting of data.

7. It shall be possible at any time to obtain a listing of which points have been assigned to this feature and their sampling rates.

8. It shall be possible to output the historical data in a Microsoft Excel format in a hardcopy and in an electronic format.

9. As part of the work of this sub-contract the BMS Specialist shall implement all historical data storage as requested by the Employer. Submit in writing to the Employer, at least 2 weeks prior to the acceptance testing, a request for points to be placed on the historical data trending function. The written request will clearly indicate the information required from the Employer and the format in which it is to be provided.


3.17 BMS OPERATING SYSTEM: DATA PRESENTATION SOFTWARE

A. Data presentation software shall reside at the terminal servers such that all PC on the BMS Management level Network can present data in the same format. These features shall comprise the following: 1. Video Display Units system diagram displays

B. VDU System Diagram Displays 1. Provide a software package to enable the operator to configure, modify and delete system

diagrams similar in scope to those on the control diagrams that form part of these sub-contract documents. Real-time data shall be superimposed on the system diagrams and shall be updated at intervals between 10 and 20 seconds. The data shall be positioned on the display at points indicative of the instrumentation locations on the system.

2. Provide a library of commonly used symbols in accordance with CIBSE standards including all symbols used in the compilation of the system diagrams for this project.

3. Each system diagram shall indicate real-time data including analogue and digital input and output points, setpoints and calculated values of the associated system. The BMS Point Schedules and System Diagrams detailed on the control diagrams shall provide a guideline for the selection of data to be displayed on a particular system diagram. Preferably the status of motors, e.g. on, off, failed, etc., shall be indicated by colour changes such as green for on, blue for off and red for failed. The system diagrams shall also distinguish between outputs in the BMS manual control mode and in the BMS software control mode. Where necessary to enhance the understanding of the data displayed use alphanumeric text. The graphics shall be fully animated such that they clearly indicate the status of motors.

4. Provide a hierarchy of VDU displays that will enable an operator, for example, to progress from a diagram of the building, to a particular floor in the building and to a particular zone on the floor. The selection at each stage shall be by cursor control using a mouse or keyboard arrow buttons.

5. Provide icons on displays to enable easy access from one display to a related display. For example, provide a target box on the system diagram for a group of VAV terminal units that will enable one-step access to the associated air-handling unit.

6. A system diagram shall be provided, at minimum, for the following: a. Each of the systems detailed in the point definition sections of these sub-contract

documents. This shall include at minimum each air handling unit and each extract and supply fan system, each chilled and condenser water system and each system monitored and controlled via a third party interface.

b. Each VAV/FCU terminal unit. This shall show the location of each VAV and FCU on the floor, the zone temperatures, the mode of operation, e.g. occupied mode, unoccupied mode, standby mode, etc. of the terminal units. The zones covered by each VAV and FCU terminal unit shall be outlined and zones with temperatures in alarm shall be red.

c. As for b. above but for the lighting. d. As for b. above but for the combined lighting and VAV/FCU terminal units. e. As for b. above but for the FAS. f. As for b. above but for the security devices


g. Combined security, FAS and lighting on each floor. This shall show the location of each security and fire alarm device on the floor, the status of each security and fire alarm device and the status of each zone of lighting. A device(s) that has indicated a security or a fire alarm shall be clearly identified. It shall be possible by clicking on the appropriate icon on the full floor display for the operator to zoom in on half of a floor.

h. All other schematics as detailed throughout these sub-contract documents. 7. The BMS Specialist shall submit a complete set of the proposed system diagrams at the

shop drawing stage of the project. The BMS Specialist shall modify the system diagrams as requested by the Engineer following shop drawing review at no additional cost to the Employer.


PART 4 - BMS CONTROLLERS

4.1 BMS CONTROLLERS: GENERAL

A. There shall be 3 types of BMS control panels: 1. Communications Control Panels (CCP) 2. Distributed Control panels (DCP) 3. Unitary Controllers (UC)

B. All BACnet controllers shall be based on native BACnet and shall support all applicable BIBBs from the data sharing, alarm event, schedule, trend and device manager groups. Standard BACnet object types supported by the controllers shall include: 1. Binary input and output and value 2. Analogue input, output and value, 3. Multi-state input and output 4. Loop, calendar, notification class, command, file, program, schedule, group, event

enrolment and device. 5. Proprietary object types shall not be used unless specifically approved by the Employer.

C. All LonWorks controllers shall use SNVTs which are approved by the LonMark Association and which are published by the LonMark Association. Configuration properties shall be standard configuration property types (SCPTs) as defined by the LonMark Association.

D. Following a loss of power the PC, CCP, DCP and UC shall reboot in an orderly fashion and attain a normal operating status within 2 minutes of the return of power. This shall be accomplished without operator intervention.

4.2 BMS CONTROLLERS: DISTRIBUTED CONTROL PANELS (DCP)

A. The DCPs shall be standalone, shall reside on the automation level and shall meet the following requirements: 1. DDC controllers shall be freely programmable and shall have an I/O capability to handle

major items of equipment such as air handling units. 2. DCP shall interface via Point Interface Modules (PIM) to the field instrumentation and

final control elements. 3. DCP may be used for any equipment monitored and controlled by the BMS. A dedicated

DCP shall be provided at minimum to monitor and control the following: a. A single Air Handling Unit (each AHU shall have a dedicated DCP). b. Other major items of equipment.

4. The DCP shall control its own communications so that the failure of any one node, including any PC, shall not inhibit communications on the network between the remaining nodes. Provide integral network communication connections.


5. DCP shall be totally independent of any other primary and secondary LAN nodes for their monitoring and control functions. DCP shall monitor and control entire systems, multiple DCP for a single system shall not be allowed.

6. Where a DCP receives data from other nodes, such as an outdoor air temperature, which is used for a global system program strategy executed at that DCP, then alternative control strategies shall be automatically initiated, based on operator definable default values, if there is a loss of communication of the required data.

7. DCP failure shall not place any BMS component or any BMS controlled component in a situation that may cause damage to equipment or harm or discomfort to building occupants and operations staff. The failure of a DCP shall not affect the operation of any other network node.

8. The failure of any DCP shall be annunciated as a critical alarm at the OIW. 9. Cabling shall be terminated on rugged and easily accessible terminal strips. Each

termination shall be clearly marked and shall be as detailed in the shop and record drawings.

10. Each DCP shall have its own power supplies that shall be rated such that they will adequately accommodate all foreseeable uses of the DCP.

11. Each DCP shall have, at minimum, a 16-bit microprocessor. 12. All operating sequences, schedules and trend data for equipment controlled by the DCP

shall reside at the DCP. 13. Provide each DCP with a battery back up for the protection of volatile memory for a

minimum of 72 hours. Provide a 10-hour minimum full function battery support capability.

14. Provide a real-time clock at each DCP. The real-time clock at the DCP shall be synchronized from the real-time clock at the terminal server at least once every 24 hours.

15. The DCP shall have a port for the connection of the POT. 16. DCP shall be housed in enclosures that shall meet the requirements detailed in Section

titled “Panels and Enclosures” of these specifications. The DCP shall be placed at the same location as the equipment they control. The BMS Specialist shall provide a suitably rated enclosure for all associated BMS components, including the controllers, relays, wiring guides, terminal strips, etc. The installation of the control enclosure and the installation of all cable and containment between the field instrumentation, including any current sensing relays in the MCC panels, and the DCP shall be by the BMS Specialist.

17. Interfaces to field instrumentation and final control elements shall have Point Interface Modules (PIM) that shall: a. Enable the DCP to receive signals from the digital and analogue instrumentation. b. Enable the DCP to output control signals to the final control elements.

18. PIM shall be incorporated into the DCP by one or the following methods: a. Plug in type modules with specific or universal input/output capabilities. b. Integral to the DCP controller board.

19. PIM shall accommodate the following point types: a. Analogue and digital inputs. b. Analogue and digital outputs. c. Pulse inputs.


20. Analogue input PIM shall have a minimum 10-bit analogue-to-digital conversion and shall interface to all of the signal types listed in the Point Schedules. Provide LED indication of the status.

21. Analogue output PIM shall have a minimum 10-bit digital-to-analogue conversion and shall meet all of the output signal requirements detailed in the Point Schedules. Provide LED indication of the status.

22. Digital input and output PIM shall have electrical isolation and all relay contacts shall be suitably rated for the application. Provide LED indication of the status.

23. All PIM shall be easily exchanged and the failure of one PIM shall not affect any other PIM. Field terminations shall be such that the removal of a failed PIM shall not require the removal and reconnecting of field device cable terminations.

24. Provide LED on the PIM to indicate the status of each PIM. 25. All PIM shall be such that all output points can be manually positioned via an on board

on-off-auto or potentiometer dial as applicable to the individual point. 26. Control shall be based on either three term algorithms, i.e. proportional plus integral plus

derivative, or two term algorithms, i.e. proportional plus integral, unless specified otherwise.

27. DCP mounted on vibrating equipment, such as on air handling units, shall have vibration isolation protection that ensures their satisfactory operation.

28. DCP shall have opto-isolation or equivalent. 29. DCP shall be BACnet or LonWorks controllers and shall comply with all of the

requirements of ASHRAE SSPC/135 and ANSI/EIA-709.1 respectively. 30. The BMS Specialist shall provide interoperability documentation for the BACnet DCP.

All the data related to the DCP shall be presented along with their respective BACnet object ID created in the system, along with their PICS, BIBBS, addresses and method statements to read and write data via integration of the DCP with another system in future. This may be part of the overall interoperability documentation.

31. The BMS Specialist shall provide full documentation for the LonWorks controllers (if provided) including details of all SNVTs, SCPTs, UNVTs, UCPTs and External Interface Files (XIF). The LonWorks interoperability data shall also include their respective BACnet object ID generated in the system against their LonWorks SNVT/SCPT data and method statements to read and write data via integration of the DCP with another system in future. This may be part of the overall interoperability documentation.

4.3 BMS CONTROLLERS: UNITARY CONTROLLER: GENERAL

A. Unitary Controllers (UC) shall be "freely programmable" controllers with pre-packaged operating sequences maintained in EEPROM or flash EPROM.

B. Unitary controllers shall reside at the BMS Automation Level.

C. Customization of "freely programmable" controllers shall be possible to the extent that variable operating parameters, such as sequences of operation, setpoints, control loop parameters, control constants, and schedules shall be changeable on-line by the OIW operator and from the HHWT anywhere on site.


D. UC shall be on a BACnet or LonWorks BMS LAN. If LonWorks UC are provided they shall have a 3120 or 3150 Neuron microprocessor controller.

E. Panels meeting the requirements of DCP shall control all other types of equipment and systems.

F. The UC shall be a node on the primary BMS LAN if it is a native BACnet/IP controller and shall be a node on the secondary BMS LANs if it is a LonWorks controller. The UC shall control its own communications so that the failure of any one node shall not inhibit communications on the network between the remaining nodes and the BMS Management level Network.

G. UC shall be totally independent of other Management and BMS Automation Level components for their monitoring and control functions.

H. UC failure shall not place any BMS component or any BMS controlled component in a situation that may cause damage to equipment or harm or discomfort to building occupants and operations staff. The failure of a UC shall not affect the operation of any other Management and BMS Automation Level components.

I. The failure of any UC shall be annunciated as a critical alarm at the OIW.

J. Cabling shall be terminated on rugged and easily accessible terminal strips. Each termination shall be clearly marked and shall be as detailed in the shop and record drawings.

K. UC shall be powered from the electrical service that serves the equipment monitored and controlled by the UC. The BMS Specialist shall furnish transformers suitably rated for the application. The UC shall be housed in an enclosure that provides adequate physical and electrical protection.

L. Each UC shall have, at minimum, an 8-bit microprocessor.

M. Provide a real time clock at each UC. The real-time clock at the UC shall be synchronized from the real-time clock at the terminal server at least once every 24 hours.

N. UC shall be housed in enclosures that shall meet the requirements detailed in Section titled “Panels and Enclosures”. The UC shall be placed at the same location as the equipment they control. The BMS Specialist shall provide a suitably rated enclosure for all associated BMS components, including the controllers, relays, wiring guides, terminal strips, etc. The installation of the control enclosure shall be by the BMS Specialist and all cable between the field instrumentation and the BMS DDC controllers shall be by the BMS Specialist.

O. Interfaces to field instrumentation and final control elements shall have integral PIM that will: 1. Enable the UC to receive signals from the digital and analogue instrumentation. 2. Enable the UC to output control signals to the final control elements.

P. PIM shall accommodate the following point types: 1. Analogue and digital inputs. 2. Analogue and digital outputs. 3. Pulse inputs.


Q. Analogue input PIM shall have a minimum 8-bit analogue-to-digital conversion and shall interface to the entire signal types listed in the Point Schedules.

R. Analogue output PIM shall have a minimum 8-bit digital-to-analogue conversion and shall meet the entire outputs signal requirements detailed in the Point Schedules.

S. Digital input and output PIM shall have electrical isolation and all relay contacts shall be suitably rated for the application.

T. UC shall control and monitor all points associated with a system. Multiple UC shall not be used to control and monitor a single system.

U. All applications programs shall reside at the UC.

V. Operating sequences for UC shall be resident at the UC. Database changes shall be undertaken from the OIW and POT. Schedules and trend data shall reside at the UC.

W. Control shall be based on either three term algorithms, i.e. proportional plus integral plus derivative, or two term algorithms, i.e. proportional plus integral, unless specified otherwise.

X. UC mounted on vibrating equipment, such as on FCU, shall have vibration isolation protection that ensures their satisfactory operation.

Y. UC shall be native BACnet or LonWorks controllers and shall comply with all of the requirements of ASHRAE SSPC/135 and ANSI/EIA-709.1 respectively.

Z. The BMS Specialist shall provide interoperability documentation for the UC. All the data related to the UC shall be presented along with their respective BACnet object ID created in the system, along with their PICS, BIBBS, addresses and method statements to read and write data via integration of the UC with another system in future. This may be part of the overall interoperability documentation.

AA. The BMS Specialist shall provide full documentation for the LonWorks controllers (if provided) including details of all SNVTs, SCPTs, UNVTs, UCPTs and External Interface Files (XIF) together with all addresses. The LonWorks interoperability data shall also include the respective BACnet object ID generated in the system against their LonWorks SNVT/SCPT data and method statements to read and write data via integration of the UC with another system in future. This may be part of the overall interoperability documentation. 1. Multi-point averaging type flow sensor at the air inlet to the terminal unit and calibration

curve (differential pressure versus flow rate). Calibration curve shall be maintained in a sturdy plastic pouch that shall be available on the underside of the terminal unit.

BB. Provide the terminal unit manufacturer with the following documentation to coordinate the mounting of the UC and related components: 1. Multi-colour point to point wiring diagram detailing the wiring and tubing of the UC and

other control equipment installed on the terminal devices. 2. Written instructions and drawings containing sufficient information to enable the terminal

unit manufacturer to undertake the installation satisfactorily.


CC. The BMS Specialist shall visit the terminal unit manufacturer's facility before commencement of fabrication to ensure that the terminal unit manufacturer's installation procedures are satisfactory. The terminal unit manufacturer shall prepare a drawing of the wiring for the UC and all associated instrumentation and final control elements based on the information provided by the BMS Specialist. The terminal unit manufacturer and the BMS Specialist shall both certify on the drawing that the drawing is correct and the drawing shall be submitted as a shop drawing for review by the Engineer.

DD. UC for each production run shall be at the terminal unit manufacturer’s factory at least 2 weeks prior to the scheduled shipment dates to the job-site. Obtain the terminal unit shipping dates from the MEP Specialist.

EE. The BMS Specialist shall visit the terminal unit manufacturer's facility at the completion of the initial production run, prior to the shipping of any terminal units to the project site, to inspect the installation of the UC and to verify proper operation via a POT.

FF. The BMS Specialist shall enter all data into the UC and shall test the UC on site. The BMS Specialist shall calibrate the pressure sensor and the flow rate reported by the controller following the installation of the terminal unit in the ceiling plenum. This shall be done in conjunction with the air-balancing Specialist and shall be based on the flow sensor calibration curve (differential pressure versus flow rate) provided by the terminal unit manufacturer. The BMS Specialist shall calibrate the space temperature sensor.

GG. It shall be the responsibility of the BMS Specialist to verify the following with the VAV terminal unit manufacturer prior to the tender submittal: 1. The pressure differential generated by the multi-point sensors is compatible with the

instrumentation to be provided by the BMS Specialist for the specified accuracy requirements.

2. The damper assembly is compatible with the actuator to be provided by the BMS Specialist.

HH. Provide a wall mounted space temperature sensor for the monitoring of the terminal unit space temperature. The sensor shall meet the following minimum requirements: 1. RTD or thermistors sensors. 2. Temperature reported at the OIW shall have an accuracy of + or – 0.5 Deg. C. 3. Enclosure shall be rugged plastic and shall be white. There shall be no logos, trademarks

or names visible on the enclosure and there shall be no evidence of their removal. 4. Sensor shall have an LCD display. Temperature reported at the LCD shall have an

accuracy of + or – 0.5 Deg. C. and the difference between the LCD and the OIW reported temperatures shall not differ by more than 0.2 Deg.C. Cover shall be removable to allow access to the plug for the POT.

5. The functions displayed by LCD via selector button shall be space temperature and space temperature set point.

6. The enclosures shall be submitted to the Engineer for approval and shall be amended as instructed by the Engineer at no cost to the Employer.


7. Temperature sensor housings with LCD display shall be intelligent and shall communicate with their associated UC via a digital communications network over screened twisted pair or equivalent LAN communication cable. This communications network may use a proprietary protocol.

8. The temperature sensor enclosure shall be temporarily mounted alongside the VAV box and shall be subsequently relocated as required by the fit-out design. Those temperature sensor enclosures that are wall mounted shall be located 1500 mm above finished floor level. Coordinate exact locations with Architectural Plans.

II. Provide differential pressure transducers for the monitoring of the terminal unit airflow rate. The sensors shall be an integral component of the UC. The differential pressure transducer shall meet, at minimum, the requirements: 1. Monitor the differential pressures generated by a multi-point averaging device located in

the air duct. The terminal unit manufacturer shall provide the multi-point averaging sensors. Coordinate with the terminal unit manufacturer for range of pressure differential.

2. The pressure differential transducers shall be on the UC. The terminal unit manufacturer as part of the factory installation shall provide tubing from these sensors to the multi-point averaging devices.

3. The differential pressure sensors shall monitor the flow rates with an accuracy of + or - 5 percent in the flow range of 0.5 to 15 meters per second (100 to 3,000 feet per minute). The BMS Specialist shall calibrate each differential pressure sensor in the field following installation.

4. Provide a one-micron filter on the pressure differential sensor if it monitors a moving air stream.

JJ. Furnish damper actuators, for factory mounting, meeting the following requirements: 1. Direct shaft mounting. 2. Adequate torque to properly operate the damper from fully open to fully closed without

binding. 3. Locking “V” groove or similar means to prevent slippage between actuator and shaft. 4. Removable without the requirement to remove any ductwork or flexible connections.

KK. The VAV box UC shall each have the capability of monitoring and controlling the following parameters for VAV terminal units: 1. Space temperature. 2. Air flow rate. 3. Damper modulation.

LL. PI or PID algorithms shall maintain the system operation within + or - 0.5 Deg. C. of the space temperature setpoints.

MM. The operator shall be able to access the UC by connecting the POT to the secondary LAN at the space temperature sensor enclosure. If there is a wall mounted temperature enclosure it shall not be necessary for the operator to obtain access to the ceiling plenum in order to obtain an operator interface to the UC. At minimum, the operator shall be able to undertake the following functions via the POT when connected to the UC at the associated temperature sensor enclosure, via the POT when connected at the temperature enclosure, the DCP and the CCP and via the OIW and the HHWT: 1. Change a space temperature setpoint for a single terminal unit. 2. Change a space temperature setpoint for a group of terminal units. 3. Change an alarm limit/value. 4. Change the operating mode for a single terminal unit.


5. Change the operating mode for a group of terminal units. 6. Change the schedules for a single terminal unit. 7. Change the schedules for a group of terminal units. 8. Set the air damper on a terminal unit to:

a. The maximum cooling flow rate setpoint. b. The closed position. c. The fully open position. d. Minimum cooling flow rate setpoint.

NN. The POT shall be plug connectable at the space temperature sensor housing.

OO. The BMS Specialist shall install data into the UC as necessary for the correct operation of the terminal unit including: 1. Terminal unit-UC LAN address. 2. Air damper flow rate setpoints. 3. Occupied mode space temperature setpoints. 4. Unoccupied mode space temperature setpoints. 5. Control constants. 6. Engineering units conversion factors. 7. Select the button to be an occupied/unoccupied switch, a valet parking interface or no

function. 8. Default operating schedules. 9. Definition of terminal unit type. 10. Other parameters as necessary to define the operation of the terminal unit in accordance

with these specifications.

PP. Following installation of the terminal unit, the BMS Specialist shall calibrate on-site the instrumentation associated with the following monitored parameters: 1. Space temperature. 2. Airflow rate sensor.

QQ. Following the installation of the terminal unit in the ceiling space the BMS Specialist shall undertake the following tasks: 1. Physically connect the UC into the BMS LAN. 2. Enter all parameters as detailed above. 3. Verify that the UC modulates the air duct dampers from fully open to fully closed and

vice versa within the specified time and verify either visually or by feel that the damper closes fully under UC control.

4. Verify that the terminal unit-UC is satisfactorily integrated into the BMS LAN. 5. Verify that the operating sequences are correct and that there is stable modulation of the

air damper. 6. Assist the Air Balancing and MEP Specialists as required for the complete

commissioning, calibration and operational verification of the AC and terminal unit systems.

RR. UC shall be native BACnet or LonWorks controllers and shall comply with all of the requirements of ASHRAE SSPC/135 and ANSI/EIA-709.1 respectively.


SS. The BMS Specialist shall provide full documentation for the BACnet DCP including the PICS and details of all BIBBs and addresses.

TT. The BMS Specialist shall provide full documentation for the LonWorks controllers (if provided) including details of all SNVTs, SCPTs, UNVTs, UCPTs and External Interface Files (XIF) together with all addresses.

4.4 BMS CONTROLLERS: UNITARY CONTROLLER (UC): FAN COIL UNITS

A. Each fan coil unit shall have a UC. The number, type and location of FCU shall be as indicated on the Mechanical Drawings.

B. The FCU manufacturer shall provide the following components for each fan coil unit for interface and mounting of the UC: 1. 24 Vac fan control relay interface. 2. Suitable mounting device for the temperature sensors for those FCU that have the

temperature sensor located in the recirculation port. The FCU manufacturer shall provide a suitably constructed enclosure with electrical barriers as required by the applicable codes and standards.

C. The BMS Specialist shall furnish the following components for each FCU to the MEP Specialist for installation by the MEP Specialist: 1. Unitary controller. 2. 24 Vac control transformer. 3. Temperature sensors for those FCU that have the temperature sensor located in the

recirculation port. 4. Chilled water valve and actuator. The MEP Specialist shall install the valve. 5. Provide the FCU manufacturer with the following documentation to coordinate the

mounting of the UC and related components: a. Multi-colour point to point wiring diagram detailing the wiring and tubing of the

UC and other control equipment installed on the terminal devices. b. Written instructions and drawings containing sufficient information to enable the

terminal unit manufacturer to undertake the installation satisfactorily.

D. Provide a wall mounted space temperature sensor for the monitoring of the space temperature associated with the FCU. The sensor shall meet the following minimum requirements: 1. RTD or thermistor sensors. 2. Temperature reported at the OIW shall have an accuracy of + or – 0.5 Deg. C. 3. Enclosure shall be rugged plastic and shall be white. There shall be no logos, trademarks

or names on the enclosure and there shall be no evidence of their removal. 4. Sensor shall have an LCD display. Temperature reported at the LCD shall have an

accuracy of + or – 0.5 Deg. C. and the difference between the LCD and the OIW reported temperatures shall not differ by more than 0.2 Deg.C. Cover shall be removable to allow access to the plug for the POT.

5. The functions displayed by LCD via selector button shall be space temperature, space temperature set point and fan speed.


6. The enclosures shall be submitted to the Engineer for approval and shall be amended as instructed by the Engineer at no cost to the Employer.

7. Temperature sensor housings with LCD display shall be intelligent and shall communicate with their associated UC via a digital communications network over screened twisted pair cable or equivalent. This communications network may use a proprietary protocol. Enclosures associated with FCU that have speed control shall also incorporate speed selection buttons.

8. The temperature sensor enclosure shall be temporarily mounted alongside the FCU and shall be subsequently relocated as required by the fit-out design. Those temperature sensor enclosures that are wall mounted shall be located 1500 mm above finished floor level. Coordinate exact locations with Architectural Plans.

E. Provide the MEP Specialist with the following documentation within 2 weeks of receiving the request from the MEP Specialist: 1. Multi-colour point to point wiring diagram detailing the wiring of the FCU controller and

other control equipment installed on the terminal devices. 2. Wiring instructions for those units controlled by the intelligent thermostats. The BMS

Specialist shall provide a list of all FCU that shall have programmable thermostats. 3. Written instructions and drawings containing sufficient information to enable the MEP

Specialist to undertake the installation satisfactorily. 4. The BMS Specialist shall provide a list of all FCU that shall have the temperature sensor

located in the recirculation port.

F. The BMS Specialist shall meet with the MEP Specialist before commencement of the UC installation and cabling to ensure that the proposed installation procedures are satisfactory. The MEP Specialist shall prepare a drawing of the wiring for the UC and all associated instrumentation and final control elements based on the information provided by the BMS Specialist. The MEP Specialist and the BMS Specialist shall both certify on the drawing that the drawing is correct and the drawing shall be submitted as a shop drawing for review by the Engineer.

G. UC for each production run shall be handed over to the MEP Specialist at least 2 weeks prior to the scheduled shipment dates to the job-site. Obtain the FCU shipping dates from the MEP Specialist.

H. The BMS Specialist shall periodically meet with the MEP Specialist to inspect the installation of the UC and to verify proper operation via a POT.

I. The BMS Specialist shall enter all data into the UC at the site after the FCU has been installed.

J. The UC shall monitor and control the following parameters for FCU: 1. Space temperature. 2. Fan on/off control. 3. Cooling coil valve. 4. Setpoint reset (applicable only to those units with wall mounted enclosures having a

setpoint reset capability) 5. Fan speed control selection (applicable only to those units with wall mounted enclosures

having a setpoint reset capability)


K. PID algorithms shall maintain the system operation within + or - 0.5 Deg. C. of the space temperature setpoints.

L. The operator shall be able to access the UC by connecting the POT to the UC LAN at the space temperature sensor enclosure. It shall not be necessary for the operator to obtain access to the ceiling plenum in order to obtain an operator interface to the UC. At minimum, the operator shall be able to undertake the following functions via the HHWT when communicating with the BMS Management level Network, via the POT when connected at the temperature sensor housing, at the DCP and at the CCP and via any OIW: 1. Change space temperature setpoints for a single FCU. 2. Change an alarm limit/value. 3. Change the operating mode for a single FCU. 4. Change the schedules for a single FCU. 5. Turn the fan on/off for a single FCU. 6. Set the cooling coil valve to fully open and fully closed and any intermediate position.

M. The BMS Specialist shall install data into the UC on site as necessary for the correct operation of the FCU including: 1. FCU-UC LAN address. 2. Occupied space temperature setpoints. 3. Unoccupied space temperature setpoints. 4. Control constants. 5. Engineering units conversion factors. 6. Default operating schedules. 7. Definition of FCU type. 8. Other parameters as necessary to define the operation of the FCU in accordance with

these specifications.

N. The BMS Specialist shall calibrate the space temperature sensor at the project site.

O. Following the installation of the FCU the BMS Specialist shall undertake the following tasks: 1. Physically connect the UC into the BMS LAN. 2. Enter all parameters that may not have been entered before shipment of the FCU to the

site. 3. Verify that the UC modulates the cooling coil valve from fully open to fully closed and

vice versa. 4. Verify that the FCU-UC is satisfactorily integrated into the LAN. 5. Verify that the operating sequences are correct and that there is stable modulation of the

cooling coil valve. 6. Calibrate the temperature sensor.

P. UC shall have opto-isolation or equivalent protection.

Q. UC shall be native BACnet or LonWorks controllers and shall comply with all of the requirements of ASHRAE SSPC/135 and ANSI/EIA-709.1 respectively.

R. The BMS Specialist shall provide interoperability documentation for the UC. All the data related to the UC shall be presented along with their respective BACnet object ID created in the system, along with their PICS, BIBBS, addresses and method statements to read and write data


via integration of the UC with another system in future. This may be part of the overall interoperability documentation.

S. The BMS Specialist shall provide full documentation for the LonWorks controllers (if provided) including details of all SNVTs, SCPTs, UNVTs, UCPTs and External Interface Files (XIF) together with all addresses. The LonWorks interoperability data shall also include their respective BACnet object ID generated in the system against their LonWorks SNVT/SCPT data and method statements to read and write data via integration of the UC with another system in future. This may be part of the overall interoperability documentation.

4.5 UNITARY CONTROLLER COMPATBILITY TESTS FOR TERMINAL UNITS:

A. Prior to shipping any VAV/CAV terminal units to site, the BMS Specialist and the VAV/CAV terminal unit manufacturer shall perform the tests and inspections detailed herein. A full report must be submitted to the Engineer for approval before shipping the equipment. The Engineer may reject any result that is found to contradict the sub-contract requirements.

B. Physical Inspection: 1. Inspect installation of damper actuator on the unit (Verify rigid installation. Observe full

open to full close stroking of actuator motor without binding. 2. Inspect installation of cabling and sensor tubing from the Unitary Controller (UC) to end

devices. 3. Inspect mounting of controller on unit. Verify accessibility for service after installation.

C. UC Flow Rate Performance (VAV boxes only): 1. Verify all UC software parameters are provided to meet the specifications. 2. Verify the ability to provide complete shut off of the air-cooling damper. 3. Verify the accuracy of the multipoint flow sensor is within specification tolerances at

various air positions between the minimum and maximum ranges of the terminal unit. Use at least six damper positions (lab reading vs. controller reading vs. damper position). Chart this performance on a table indicating accuracy deviations and also chart on a graph (l/s or m3/s vs. % damper position) indicating lab and controller readings on the same graph.

4. Move the flexible air duct inlet (simulate a kink in the flexible ductwork) to verify there is not a requirement for straight lengths of ductwork to maintain airflow rate sensor accuracy.

5. Verify the controller operation is stable at low flow inlet conditions (less than the multipoint flow sensor rated accuracy limit). Record minimum inlet velocity at which accurate sensor accuracy and control was maintained.

6. If cold air is available in a controlled and conditioned space, verify that the controller can maintain space conditions at + or - 0.5 Deg. C. around the setpoint (VAV boxes only).

7. Set the air damper to maintain a fixed flow rate setpoint. Vary the inlet static pressure from 25 to 400Pa. in 25 Pa upward increments. Record the flow rate setpoint, UC controller reading of airflow rate, and the laboratory reading at each setpoint. Vary the inlet static pressure from 400 Pa to 25 Pa in 25 Pa downward increments noting the same readings. Plot the performance of this test to verify lack of hysterisis effects. Perform this test at minimum and maximum air-cooling flow rate setpoints.


D. UC Electrical Performance: 1. Reduce the input voltage on the UC to below 85% for an extended period. Note if

controller performance is affected. 2. Reduce the input voltage on the UC slowly to witness at what voltage the UC will shut

down and verify that the shut down was orderly. 3. Increase the input voltage on the UC slowly to witness at what voltage the UC will re-

enable itself and verify that the restart was orderly. 4. Verify that during the operation of the UC, electrical noise is not induced back into the

electrical system. This shall require an oscilloscope.


PART 5 - THIRD PARTY INTERFACES

5.1 GENERAL

A. The CCP used for third party systems integration shall be software programmable gateways that shall provide a native BACNet/IP to third party ELV building system gateway if the third party ELV building system does not provide data in a BACNet Object format meeting all of the requirements of ASHRAE standard SSPC 135.

B. At minimum the third party protocols shall include Modbus, JBus, N2, OPC, and LonWorks.

C. The third party ELV building system shall have a communications port and shall exchange information with the Management Level Network in a BACNet/IP format.

D. The Third Party Supplier scope shall include the following: 1. Provide third party controller with a communication data port necessary for the data

exchange with the BMS. 2. Provide the Gateway that shall provide a native BACNet/IP to third party ELV building

system only if the third party ELV building system does not provide data in a BACNet Object format meeting all of the requirements of ASHRAE standard SSPC 135.

3. Connect the Gateway if provided to the Third Party System. 4. Provide to the BMS supplier the BACNet Objects IDs of all BACNet Objects that are to

be transferred to the BMS, as well as complete documentation and information required for the mapping.

5. Map the BACNet Object IDs as received from the BMS supplier to the third Party Controller.

E. The BMS Supplier Scope shall include the following: 1. Provide the physical link (cable & necessary accessories) between the Communication

Control Panel (CCP) and the Third Party System Gateway or directly to the Third Party System Data Port if third party ELV building system provides data in a BACNet Object format meeting all of the requirements of ASHRAE standard SSPC 135.

2. Map the BACNet Object IDs as received from the Third Party System Supplier to the BMS

3. Provide the Third Party System Supplier with the BACNet Objects IDs of Objects to be transferred to the Third Party System, as well as complete documentation and information required for the mapping

5.2 THIRD PARTY INTEGRATION TESTS

A. The interface between the BMS and each third party ELV building system shall be demonstrated. The tests shall be fully coordinated by the mechanical contractor who shall liaise with each party concerned. It shall be conclusively demonstrated that a BMS workstation on the Management Level Network can communicate with the third party system and vice versa.


B. The testing of the interface between the Management Level Network and the third party system shall verify, at minimum, that: 1. All data communicated from the third party system to the Management Level Network is

in the form of BACnet Objects that comply completely with ASHRAE SSPC/135. 2. All data points mapped from the Management Level Network to the third party system

are displayed correctly on the third party system monitor. 3. All mapped points are identical with regard to value, the engineering units and significant

digits on the third party system and the BMS workstation. 4. All points mapped from the third party system to the Management Level Network meet

all of the specifications detailed in the BMS specifications for points directly monitored/controlled by the BMS.

5. Communications speed between the two systems is satisfactory. 6. Both systems restart and communications between the two systems resume following a

power failure without operator intervention.

5.3 INTERFACE BETWEEN BMS AND CHILLERS

A. Each chiller shall have a microprocessor based unit controller. A chiller system controller shall communicate with the individual chiller unit controllers. The chiller system controller shall supervise all of the chiller unit controllers and shall have a data port for the exchange of information with the BMS Automation Level.

B. The chiller system controller/BMS Automation Level interface shall, at minimum, enable the following data to be transferred from the chiller system controller to the BMS at the Automation Level Network (SPECIFIER TO AMEND AS NECESSARY): 1. Entering Chilled Water Temperature (monitoring point). 2. Leaving Chilled Water Temperature (monitoring point). 3. Evaporator Pressure (monitoring point). 4. Auxiliary Oil Pressure (monitoring point). 5. Bearing Pressure (monitoring point). 6. Gear Pressure (monitoring point). 7. Evaporator Differential Pressure (monitoring point). 8. Evaporator Temperature (monitoring point). 9. Suction Temperature (monitoring point). 10. Pre-Alarm (Monitoring Point). 11. Gear Box High Temperature Setting (Monitoring Point). 12. Gear Box Low Temperature Setting (Monitoring Point). 13. Oil Compressor Status (Monitoring Point). 14. Flow Safety (Monitoring Point). 15. Motor Safety (Monitoring Point). 16. Motor Run Status (Monitoring Point). 17. Rear Thrust Bearing Temperature (Monitoring Point). 18. Front Thrust Bearing Temperature (Monitoring Point). 19. Gear Oil Temperature (Monitoring Point).


20. Current Limit (Control Point). 21. Chilled Water Supply Temperature Reset (Control Point). 22. Chilled Water Pump Run Status (Monitoring Point). 23. Chilled Water Pump Alarm (Monitoring Point). 24. Condenser Water Pump Run Status (Monitoring Point). 25. Condenser Water Pump Alarm Status (Monitoring Point). 26. Cooling tower fan status. 27. Entering Condenser Water Temperature (Monitoring Point). 28. Leaving Condenser Water Temperature (Monitoring Point). 29. Shutdown/cycling messages 30. Record of last 4No. cycling or safety shutdowns for each chiller 31. Any other information available from the chiller system controller as selected by the

Employer.

C. The chiller system controller/BMS Automation Level interface shall, at minimum, enable the following data to be transferred from the BMS Automation Level to the chiller system controller (SPECIFIER TO AMEND AS NECESSARY): 1. Chilled water supply temperature setpoint reset. 2. Chiller demand limit reset.

5.4 INTERFACE BETWEEN THE BMS AND THE EMERGENCY GENERATORS

A. The emergency generator shall have a microprocessor based monitoring and control system with a data port to enable the exchange of information with the Management level Network.

B. The digital communications interface between the emergency generator monitoring and control system and the Management level Network shall enable, at minimum, the following monitoring information to be transferred to the Management Level Network (SPECIFIER TO AMEND AS NECESSARY): 1. Generator set summary alarm (If available at the generator control centre the BMS sub-

contractor may alternatively monitor this point via a volt free contact) 2. Generator set engine oil pressure 3. Generator set high water temperature 4. Generator set low fuel level 5. Generator set battery voltage 6. Generator set overcrank alarm 7. Generator set overspeed alarm 8. High oil temperature 9. Low fuel pressure alarm 10. Generator set winding temperature alarm 11. Generator set bearing temperature alarm 12. Generator set engine run status 13. Low coolant level alarm


14. Generator set loss of field alarm 15. Engine fail to start alarm 16. Engine speed 17. Flue gas temperature 18. Phase-to-phase and phase-to neutral voltages 19. Phase-to-phase currents 20. Neutral current 21. Frequency 22. Load (kW) 23. Demand (kVA) 24. Power factor 25. kWh supplied 26. Hours run 27. Load shed priority signal. 28. Any other information available from the diesel generator controller as selected by the

Employer.

C. The digital communications interface between the emergency generator monitoring and control system and the Management level Network shall enable, at minimum, the following monitoring information to be transferred from the Management Level Network to the emergency generator controller

5.5 INTERFACE BETWEEN THE BMS AND THE FIRE ALARM SYSTEM

A. The Fire Alarm System shall be microprocessor based and shall have a data port to enable the transfer of information to the Management level Network. The communication shall be uni-directional from the FAS to the Management Level Network only. The FAS shall be on its own wide area network.

B. The start and end of any message shall be uniquely identified and the message shall indicate the following information at minimum: 1. Time 2. Date 3. Zone of incidence 4. Indication of whether it is a fire alarm, return to normal or Fire Alarm System fault. 5. In the event of a fire the Fire Alarm System shall communicate a list of all equipment

shut down and started by the Fire Alarm System.

C. There shall be no transfer of data from the Management Level Network to the Fire Alarm System.

D. The BMS shall automatically shut down all VAV and CAV terminal units and FCU serving the zone of incidence in the event of a fire alarm and shall automatically restart equipment following a return to normal message, as detailed in the Part titled “Equipment Restart Following a Fire Alarm” in this Section of the documents.


E. The BMS shall generate an alarm if the status of any equipment differs from that communicated by the Fire Alarm System to the Management Level Network.

5.6 INTERFACE BETWEEN THE BMS AND THE LIGHTING CONTROL SYSTEMS

A. The lighting controller shall be microprocessor based and shall have a data port to enable the exchange of information with the Management Level Network.

B. The interface between the lighting controller and the Management level Network shall enable, at minimum, the following information to be transferred from the lighting controller to the Management Level Network (SPECIFIER TO AMEND AS NECESSARY): 1. Lighting relay status for each individual relay. 2. Lighting load (kW) for each zone. 3. Lighting consumption (kWh) for each zone. 4. Monitor zone lighting levels. 5. Any other information available from the lighting controller as selected by the Employer.

C. The interface between the lighting controller and the Management level Network shall enable, at minimum, the following information to be transferred to the lighting controller from the Management Level Network (SPECIFIER TO AMEND AS NECESSARY): 1. Lighting relay on and off control for each zone. 2. Set zone lighting levels. 3. Change the schedule for any lighting zone. 4. Ascertain the lighting status (on/off) and dimming status of any lighting zone.

D. The interface between the VSD controller and the Management level Network shall enable, at minimum, the following information to be transferred from the Management Level Network to the VSD controller (SPECIFIER TO AMEND AS NECESSARY): 1. Speed control signal. 2. Start/stop control signal.

5.7 INTERFACE BETWEEN BMS AND COMPUTER ROOM A/C UNITS

A. The Computer Room A/C unit controller shall be microprocessor based and shall have a data port to enable the exchange of data between the BMS Automation Level and the Computer Room A/C unit controller.

B. The interface between the meter and the Management Level Network shall enable, at minimum, the following information to be transferred from the meter to the Management Level network: 1. RMS Current per phase. 2. RMS Voltage phase-to-phase and phase-to-neutral. 3. Current demand. 4. Peak current. 5. Watt-hours, three phase total. 6. Watts per phase and three-phase total.


7. KVA per phase and three-phase total. 8. Watt demand. 9. KVA demand. 10. KVAR per phase and three-phase total. 11. KVAR demand. 12. Power factor per phase and three-phase total. 13. Power factor average. 14. Peak readings for watts, KVA and KVAR. 15. KVARH Lag. 16. KVARH Lead. 17. Frequency. 18. Any other information available from the metering system as selected by the Employer.

5.8 HARDWIRED INTERFACE BETWEEN THE BMS AND LOW VOLTAGE SWITCHEBOARD

A. The BMS shall have the following hardwired interfaces with the low voltage switchboards: 1. ON and OFF control of all circuit breakers in the MDBs and the SMDBs. 2. Open, closed and trip status for all feeder circuit breakers of all MDBs and SMDBs. 3. kW reading for all feeders of all MDBs and SMDBs. Provide necessary instrumentation.

PART 6 - FIELD INSTUMENTATION: INPUT DEVICES

6.1 TEMPERATURE SENSOR: DUCT MOUNTED – SINGLE POINT

A. Provide duct mounted, single point, temperature sensor as follows: 1. In ducts less than 1 m2 in cross-sectional area. 2. In ducts greater than 1m2 in cross-sectional area if there is no heating coil and no cooling

coil and no mixing of air flows of different temperatures upstream.

B. Temperature sensors shall meet, at minimum, the following requirements: 1. Stainless steel probe of length between one-third and two-thirds of the duct width. 2. 100 or 1,000 ohm platinum RTD with a minimum temperature coefficient of resistance of

0.00375 ohm/ohm/Deg. C. 3. Monitored temperature to be reported with an accuracy of 0.5 Deg. C. (1.0 Deg. F.). 4. Provide a two wire 4-20 mA RTD transmitter. Where necessary to meet monitoring

accuracy requirements provide a 3-wire or 4-wire configuration. 5. Duct mounted moisture/waterproof housing with conduit fitting. 6. Temperature range of 0 Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg. F).

6.2 TEMPERATURE SENSOR: DUCT MOUNTED – AVERAGING TYPE


A. Provide duct mounted, averaging, temperature sensor as follows: 1. In ducts greater than 1 m2 in cross-sectional area..

B. Temperature sensors shall meet, at minimum, the following requirements: 1. Probe length of 3.66m (12 feet) minimum or 3.25m per m2. (one linear foot per square

foot) of duct cross-sectional area., whichever is greater. 2. Copper sheathed construction. 3. 100 or 1,000 ohm platinum RTD with a minimum temperature coefficient of resistance of

0.00375 ohm/ohm/Deg. C. 4. Monitored temperature to be reported with an accuracy of 1.0 Deg. C. (2.0 Deg. F.) 5. Provide a two wire 4-20 mA RTD transmitter. Where necessary to meet monitoring

accuracy requirements provide a 3-wire or 4-wire configuration. 6. Duct mounted moisture/waterproof housing with conduit fitting. 7. Suitable supports at all bends and at intermediate points to prevent movement in the air

stream. 8. Temperature range of 0 Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg. F.).

6.3 TEMPERATURE SENSOR: WALL MOUNTED – PUBLIC SPACES

A. Provide wall mounted temperature sensor that meet the following: 1. White protective enclosure. There shall be no manufacturer's logos, name or

thermometer on casing. 2. Location shall be selected by the Engineer. No sensor shall be mounted until the

Employer gives specific location instructions. 3. 10,000 ohm at 25 Deg. C. (77 Deg. F.) thermistor or 100/1,000 ohm platinum RTD with a

minimum temperature coefficient of resistance of 0.00375 ohm/ohm/Deg. C. 4. Monitored temperature shall be reported with an accuracy of 0.5 Deg. C. (1.0 Deg. F.). 5. Provide a two wire 4-20 mA RTD transmitter where required 6. Temperature range of 10 Deg.C. to 60 Deg.C. 7. Sensor shall have and LCD display.

6.4 TEMPERATURE SENSOR: WALL MOUNTED – VAV APPLICATIONS

A. Provide wall mounted temperature sensor that meet the requirements for temperature sensors as specified in section: "BMS CONTROLLERS: UNITARY CONTROLLER: VAV TERMINAL UNITS".

6.5 TEMPERATURE SENSOR: WALL MOUNTED – FCU APPLICATIONS

A. Provide wall mounted temperature sensor that meet the requirements for temperature sensors as specified in section: "BMS CONTROLLERS: UNITARY CONTROLLER: FAN COIL UNITS CONTROLLERS".


6.6 TEMPERATURE SENSOR: THERMOWELL MOUNTED

A. Thermowell mounted temperature sensors shall meet, at minimum, the following requirements: 1. Rigid stainless steel probe of length which is, at minimum, 20% of the pipe width. 2. 100 or 1,000 ohm platinum RTD with a minimum temperature coefficient of resistance of

0.00375 ohm/ohm/Deg. C. 3. BMS shall report the monitored temperature with an accuracy of 0.25 Deg. C. (0.5 Deg.

F.) accuracy. 4. Provide a two wire 4-20 mA RTD transmitter where required with a temperature range

that is appropriate for the application. a. Range for chilled water and condenser water applications shall be:

1) Between 0 Deg.C. and +5 Deg.C. (+32 Deg.F. and +41 Deg.F.) at the low end and

2) Between +40 Deg.C. and +50 Deg.C.(+104 Deg.F. and +122 Deg.F.) at the upper end.

b. Range for hot water shall be selected such that it is between 30 Deg.C. and 50 Deg.C. (54 Deg.F and 90 Deg.F.) above and below the hot water temperature range.

5. Where necessary to meet monitoring accuracy requirements provide a 3-wire or 4-wire configuration.

6. Moisture/waterproof housing with conduit fitting. 7. Stainless steel thermowell. 8. Provided with thermal grease to aid temperature sensing. 9. Sensors required for the determination of temperature differential shall be matched with a

maximum variation over the entire temperature range of 0.1 Deg.C. (0.2 Deg.F.).

6.7 RELATIVE HUMIDITY SENSOR: DUCT MOUNTED

A. Duct mounted relative humidity sensors shall meet, at minimum, the following requirements: 1. Duct mount moisture resistant enclosure with conduit fitting. 2. Two wire, 4-20 mA output proportional to relative humidity range of 0% to 100%. 3. Humidity sensor shall be replaceable. 4. 2% accuracy (5 - 95% RH). 5. 8 inch probe length.

6. Operating temperature range of O Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg. F.)

6.8 RELATIVE HUMIDITY SENSOR: INDOOR AIR - WALL MOUNTED

A. Wall mounted relative humidity sensors shall meet, at minimum, the following requirements: 1. Wall mount enclosure with white cover. There shall be no manufacturer's logos, name or

thermometer on casing. 2. Two wire, 4-20 mA output proportional to relative humidity range of 0% to 100%. 3. Humidity sensor shall be replaceable.


4. 2% accuracy (5 - 95% RH).

5. Operating temperature range of O Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg. F.).

6.9 COMBINATION RELATIVE HUMIDITY & TEMPERATURE SENSORS: OUTSIDE AIR

A. Provide a combination wet bulb temperature and dry bulb temperature sensor for exterior wall mounting. Web bulb temperature/dry bulb sensors shall meet, at minimum, the following requirements: 1. Stainless steel probe with an IP65 to BS 60529 housing for an exterior housing. 2. Two wire, 4-20 mA output proportional to minimum wet bulb temperature range of -7

Deg.C. to +49 Deg.C. (+20 Deg.F. to +120 Deg.F.). 3. Two wire, 4-20 mA output proportional to minimum dry bulb temperature range of -29

Deg.C. to +49 Deg.C. (-20 Deg.F. to +120 Deg.F.). 4. Monitored dry bulb temperature shall be reported with an accuracy of 0.5 Deg. C. (1.0

Deg. F.). 5. Monitored wet bulb temperature shall be reported with an accuracy of 3% of reading. 6. Sensor shall have a solar screen.

6.10 COMBINATION RELATIVE HUMIDITY & TMPERATURE SENSOR: DUCT MOUNTED

A. Provide a combination wet bulb temperature and dry bulb temperature sensor for duct mounting. Wet bulb temperature/dry bulb sensors shall meet, at minimum, the following requirements: 1. Stainless steel probe with an IP54 to BS 60529 transmitter housing for an interior

application and an IP65 to BS 60529 housing for an exterior housing. 2. Two wire, 4-20 mA output proportional to minimum wet bulb temperature range of -7


Deg.C. to +49 Deg.C. (-20 Deg.F. to +120 Deg.F.). 4. Monitored dry bulb temperature shall be reported with an accuracy of 0.5 Deg. C. (1.0

Deg. F.). 5. Monitored wet bulb temperature shall be reported with an accuracy of 3% of reading. 6. Probe shall be a minimum of 200mm.

6.11 COMBINATION RELATIVE HUMIDITY & TEMPERATURE SENSORS: INSIDE AIR

A. Provide a combination wet bulb temperature and dry bulb temperature sensor for duct mounting. Wet bulb temperature/dry bulb sensors shall meet, at minimum, the following requirements: 1. Stainless steel probe with an IP54 to BS 60529 transmitter housing. 2. Two wire, 4-20 mA output proportional to minimum wet bulb temperature range of -7


Deg.C. to +49 Deg.C. (-20 Deg.F. to +120 Deg.F.).


4. Monitored dry bulb temperature shall be reported with an accuracy of 0.5 Deg. C. (1.0 Deg. F.).

5. Monitored wet bulb temperature shall be reported with an accuracy of 3% of reading.

6.12 STATIC PRESSURE SENSOR: DUCT MOUNTED

A. Duct mounted static pressure sensors shall meet, at minimum, the following requirements: 1. Input range shall be appropriate for the application. Select range such that it covers from

zero duct static pressure relative to the exterior of the duct up to a static pressure of between 20% and 50% in excess of the maximum static pressure that could be encountered in the duct relative to the duct exterior. Typically: a. For low pressure duct consider using a range of 0 to 500Pa (0 to 2” wc.) b. For medium pressure duct use a range of 0 to 1500Pa (0 to 6” wc.) c. For high-pressure duct use a range of 0 to 2500 Pa (0 to 10” wc.).

2. 4-20mA, 0-5 or 0-10Vdc output proportional to pressure input range compatible with BMS system.

3. 1% Full scale output accuracy 4. Operating temperature range of 0ºC to 60ºC (32ºF to 140ºF). 5. Easily accessible, integral non-interacting zero adjustment. 6. Minimum over pressure input protection of two times rated input or 7 kpa (20 psi)

whichever is greater.

6.13 STATIC PRESSURE SENSOR: SPACE

A. Space mounted static pressure sensors shall be designed for room pressure monitoring applications with all electrical and pressure connection on back of unit. I addition, unit shall meet, at minimum, the following requirements: 1. Input range of –50 to +50 Pa. (-0.2” to + 0.2” wc.) 2. 4-20mA, 0-5 or 0-10Vdc output proportional to pressure input range compatible with

BMS system. 3. 1% accuracy of range 4. Operating temperature range of 0ºC to 60ºC (32ºF to 140ºF). 5. Easily accessible, integral non-interacting zero adjustment. 6. Minimum over pressure input protection of two times rated input or 7 kpa (20 psi)

whichever is greater. 7. LCD Display

6.14 STATIC PRESSURE SENSOR: WATER

A. Pressure sensors shall meet the following requirements: 1. Input range of 0 to 1400 kPa. 2. 4-20 mA output proportional to water pressure. 3. 0.5% accuracy of range.


4. Temperature range of 0 Deg. C. to 38 Deg. C. (32 Deg. F to 100 Deg. F.). 5. Easily accessible, integral non-interacting zero and span adjustment. 6. Over pressure input protection of two times rated input. 7. An IP54 to BS 60529 transmitter housing for an interior application and an IP65 to BS

60529 housing for an exterior housing. 8. Stainless steel wetted parts. 9. Burst pressure of 5 times rated input 10. Long-term stability of .25 percent of full scale. 11. Construction of pressure transmitter and associated components shall be rated for at least

twice the maximum static pressure.

6.15 DIFFERENTIAL PRESSURE SENSOR – AIR (FILTER/COIL MONITORING)

A. Differential pressure sensors shall meet, at minimum, the following requirements: 1. Output shall be 4-20mA, 0-10Vdc or 0-5Vdc output proportional to pressure input range

compatible with BMS. 2. Select range as required, taking into consideration pressure drop across filter or coil.

Typically 0 to 500pa (0-2” wc) range for low-pressure commercial duct. 3. Operating temperature range of 0 DEG C to 60 DEG C (32 DEG F to 140 DEG F). 4. With LCD display

6.16 DIFFERENTIAL PRESSURE SENSOR - WATER

A. Water differential pressure sensors shall meet, at minimum, the following requirements: 1. Cast aluminium an IP54 to BS 60529 transmitter housing for an interior application and

an IP65 to BS 60529 housing for an exterior housing. 2. Output of 4-20 mA proportional to the pressure sensed. 3. Over pressure protection of five times the rated input. 4. Easily accessible, integral non-interacting zero and span adjustment. 5. Operating range shall be suitable for the application. Select range such that it covers

from zero differential pressure up to a differential static pressure of between 20% and 50% in excess of the maximum static pressure that could be encountered. Remember that if the sensor is used for the control of a chilled water bypass and is located across, for example, a chilled water AHU coil, the pressure drop of both the coil and the associated valve at full design flow have to be taken into account.

6. Accuracy of 2% of full-scale reading. 7. Valved tappings shall be installed by the Mechanical contractor. Furnish the valves to

the Mechanical contractor.

6.17 MULTIPOINT AVERAGING AIRFLOW MEASURING STATION – DUCTS, PLENUMS, FAN INLETS.

A. Multipoint averaging airflow measuring station shall meet, at minimum, the following requirements:


1. Sensor and sensor measuring flow range shall be appropriate for the application. 2. Multipoint averaging flow sensor complete with sensor, sensor housing and mounting

brackets. Sensor tubing shall be connected or removed without removing ductwork. 3. Sensing grid shall be of stainless steel construction. 4. Internal materials of the transducer shall be suitable for contact with air. 5. Integral signal integrator to minimize primary signal to noise from the output signal. 6. Output signal of 4-20 mA proportional to input pressure, into a 600 OHM load. 7. Temperature range of -18 Deg C to 60 Deg C (0 Deg F to 140 Deg F). 8. 5% accuracy of the measured value. 9. With LCD display.

6.18 DIFFERENTIAL PRESSURE SWITCH - AIR

A. Air differential pressure sensors shall meet, at minimum, the following requirements: 1. An IP54 to BS 60529 transmitter housing for an interior application and an IP65 to BS

60529 housing for an exterior housing. 2. SPDT switch rated for 10 amps minimum at 120 Vac. 3. Setpoint trip adjustment with scale to indicate setting. Switches used for filter differential

pressures shall also have a display of the monitored differential pressure. 4. Deadband adjustment. 5. Select range such that it covers from zero duct static pressure relative to the exterior of

the duct up to a static pressure of between 20% and 50% in excess of the maximum static pressure that could be encountered in the duct relative to the duct exterior. Typically: a. For low pressure commercial duct use a range of 0 to 500pa (0 to 2 inches w.g.) b. For medium pressure duct use a range of 0 to 1500Pa (0 to 6 inches w.g.) c. For high pressure duct use a range of 0 to 2500Pa (0 to 10 inches w.g.)

6. Temperature range of -18 Deg. C. to 71 Deg. C. (0 Deg. F. to 160 Deg. F.). 7. Manual reset.

6.19 DIFFERENTIAL PRESSURE SWITCH - WATER

A. Water differential pressure switches shall meet, at minimum, the following requirements: 1. 316 stainless steel body. 2. Local display gauge. 3. End to end accuracy not to exceed 1.0% over entire range. 4. Easily accessible, integral non-interacting zero an span adjustment. 5. Over pressure input protection to a minimum of five (5) times rated input. 6. The differential pressure transducer shall be rated to withstand the maximum rated.

pressure of the system in which it is installed. 7. Range to be coordinated with the chilling unit manufacturer.

6.20 LIQUID LEVEL FLOAT SWITCH


A. Liquid level float switches shall meet, at minimum, the following requirements: 1. Polypropylene float, PVC cable, hermetically sealed mercury switch. 2. 13 amp running current @ 120 VAC, 11 amp current @ 240 VAC. 3. SPDT type. 4. Operating temperature of 0 Deg. C. to 71 Deg. C. (32 Deg. F. to 160 Deg. F.). 5. Operating pressure of 180 kPa.

6.21 TURBINE WATER FLOWMETER – UNI-DIRECTIONAL - INSERTION TYPE

A. Turbine flowmeter shall meet, at minimum, the following requirements: 1. Stainless steel insertion probe with non-metallic rotors. 2. 24 ± 4 VDC @ 30 mA. 3. 2% accuracy of actual reading from 0.4 to 20 ft/s. 4. Turndown ratio of 30:1. 5. Combined linearity and repeatability not to exceed 1.5 percent. 6. Pulse output proportional to flowrate. 7. Insertion type with dual turbine blades. 8. Suitable for maximum flowrate in line. 9. Rated for as necessary to withstand the maximum pressure of the system. 10. Suitable for temperatures in the range of 0 Deg.C. to 50 Deg.C. 11. Wall mounted local flowrate display panel to indicate instantaneous flowrate.

6.22 TURBINE WATER FLOWMETER - BI-DIRECTIONAL - INSERTION TYPE

A. Turbine flowmeter shall meet, at minimum, the following requirements: 1. Stainless steel insertion probe with non-metallic rotors. 2. 24±4 VDC @ 90 mA supply voltage. 3. 2% accuracy of actual reading from 0.4 to 20 ft/s. 4. Turndown ratio of 30:1. 5. DC linearity of 0.1% of span. 6. Pulse output proportional to flowrate. 7. Insertion type with dual turbine blades. 8. Suitable for maximum flowrate in line. 9. Rated for as necessary to withstand the maximum pressure of the system. 10. Temperature range-standard: 82 Deg. C. (180 Deg. F.) continuous, 93 Deg. C. (200 Deg.

F.) peak. 11. Bi-directional flow.

6.23 ELECTROMAGNETIC FLOWMETER

A. Electromagnetic flowmeter shall meet, at minimum, the following requirements:


1. No moving parts. 2. Microprocessor-based. 3. 4-20 mA output. 4. Full lugged flanged. 5. Accuracy shall better than 5% of flowrate over a 33:1 turndown at all flow rates above 1

fps. 6. The integrally mounted meter housing and flow meter sensor with a an IP54 to BS 60529

transmitter housing for an interior application and an IP65 to BS 60529 housing for an exterior housing. The flow sensor coil housing shall be steel and withstand 3500 kPa external pressure in all conditions.

7. Electronics shall be remote mounted within the central plant either wall or column mounted adjacent to the bypass piping area.

8. Flow meter transmitter shall be furnished in -an IP54 to BS 60529 transmitter housing for an interior application and an IP65 to BS 60529 housing for an exterior housing, with a character, 2 line 16 digit backlit display. The alphanumeric display shall indicate user-defined flow units and flowrate. All menu advice and commands shall be visible on this display.

9. The flow meter shall be suitable for operation at temperatures from -40 Deg F to 200 Deg F and at pressures from full vacuum to 2100 kPa.

10. The meter shall feature non-volatile sensor memory (EEPROM)) which shall contain all the characteristics of the sensor (i.e. calibration factors, coil frequency, gain settings) as well as user defined parameters on site. This memory shall facilitate automatic transfer of pre-programmed data to new electronics in the event of a transmitter fault, without requiring renewed calibration/programming.

11. The flow meter shall have a switching power supply having an operating range from 77-265 VAC 50 Hz (12-60 VDC). Power consumption shall not exceed 20 VA.

12. Carbon steel body. 13. Flow meter shall distinguish between direction of fluid flow. 14. Construction of flowmeter and associated components shall be rated for at least twice the

maximum static pressure.

6.24 CURRENT METERING SENSOR

A. Current monitoring shall meet, at minimum, the following requirements: 1. 4-20 mA, 0-10 or 0-5 Vdc output proportional to current draw. 2. Reverse polarity protected and output limited. 3. 50/60 Hz operation. 4. Accuracy of better than 1%. 5. Operating temperature range of 0 Deg C to 70 Deg C. (-20 Deg F to 120 Deg F).

6.25 VOLTAGE SENSING RELAY (TYPE VS-01)


A. Voltage sensing relays shall continuously monitor 3-phase power lines for phase loss, phase reversal and low voltage. Voltage sensing relays shall meet, at minimum, the following requirements: 1. Dustproof ABS plastic housing. 2. The output relay shall have an accessible trip adjustment over its complete operating

range. 3. Relay shall have over current and over voltage protection. 4. Automatic reset with adjustable reset delay. 5. Adjustable trip delay. 6. Transient protection - 2500 VRMS for 10 ms. 7. Accuracy - 0.1% of setpoint. 8. Operating temperature range of -29 Deg. C. to 49 Deg. C. (-20 Deg. F. to 120 Deg. F.).

6.26 VOLTAGE METERING SENSOR – 3 PHASE

A. Voltage monitoring (phase-to-phase (or line-to-neutral) voltage) of 3 phase electrical systems shall meet, at minimum, the following requirements: 1. Rated for the appropriate voltage and frequency. 2. Output to the BMS of 4-20mA proportional to voltage for each of the 3 phases. 3. Accuracy - 0.5% of FS voltage. 4. Operating temperature range of -29 Deg. C. to 49 Deg. C. (-20 Deg. F. to 120 Deg. F.).

6.27 CONTROL RELAYS – LATCHING

A. Latching Relays shall meet, at minimum, the following requirements: 1. Pickup rating, time and hold rating as required for individual applications. 2. Rated for a minimum of ten (10) million mechanical operations and a minimum of

500,000 electrical operations. 3. Provide complete isolation between the control circuit and the digital output. 4. Located in the DCP, UC or other local enclosures. 5. Malfunction of an BMS component shall cause the controlled output to fail to the

positions identified in the failure procedure within the operating sequences. 6. 10 amp contact rating. 7. Pin type terminals.

6.28 CONTROL RELAYS – MOMENTARY

A. Momentary Relays shall meet, at minimum, the following requirements: 1. Coil ratings of 120 VAC, 50 mA or 10-30 VAC/VDC, 40 mA as suitable for the

application. 2. Provide complete isolation between the control circuit and the digital output. 3. Located in the DCP, UC or other local enclosures. 4. 10 amp contact rating.


5. LED status indication.

PART 7 - FIELD INSTUMENTATION: VALVES AND VALVES ACTUATORS

7.1 VALVES GENERAL

A. Furnish all valves controlled by the BMS as detailed in the mechanical trade documents and as indicated on the control drawings which form part of these sub-contract documents. The MEP Specialist shall install valves, except those for instrumentation. All other valves such as check valves, relief valves, pressure reducing valves, self regulating valves, manually operated valves, etc. shall be furnished and installed by the MEP Specialist. Provide details of the manufacturer's installation requirements to the MEP Specialist. Coordinate the valve body type and pipe connections with the mechanical trade.

B. Refer to the Mechanical plans and drawings and to the control drawings which form part of these sub-contract documents for the design conditions on which to base sizing and ratings of the valves and their actuators.

C. The complete valve (body and trim) shall be rated for a pressure that is at least 50% greater than the maximum pressure to which it will be exposed. Where noted in this Section, the valve shall be rated for a higher pressure. The complete valve shall be rated for a temperature that shall be at least 50 deg. C. (90 deg. F.) greater than the maximum temperature to which it will be exposed. The Manufacturer shall certify that each complete valve is suitable for and meets all relevant standards for the application.

D. All valves shall be rated appropriately for the fluid, temperature and pressure and, at minimum, shall have a 16 bar rating. Valves shall comply with BS 5793 and BS EN 60534.

E. Valves of similar types shall be by the same manufacturer.

F. Valves shall have the manufacturer's name and the pressure rating clearly marked on the outside of the body. Where this is not possible manufacturer's name and valve pressure rating shall be engraved on a minimum 50mm (2 inch) diameter stainless steel tag that shall be attached to the valve by a chain in such a manner that it cannot be unintentionally removed.

G. Valves 13mm to 50mm (0.5 inch to 2 inches) shall have screwed ends. Screwed ends shall comply with BS 21:1985 (Specification for pipe threads for tubes and fittings where pressure-tight joints are made on the threads - metric dimensions). Valves 63mm (2.5 inches) and larger shall have flanged ends. Flanged valves shall be furnished complete with companion flanges, gaskets and bolting materials. Flanges, gaskets and bolting materials shall meet the appropriate BSI requirements.

H. Verify and certify that the materials of construction of the pipe, weld, flange, bolts and valve will not cause any galvanic corrosion.

I. Valves shall be suitable for continuous throttling.

J. Valve schedules shall be submitted for review and shall clearly show the following for each valve:


1. Associated system. 2. Manufacturer and model number. 3. Valve size and line size. 4. Flow rate, flow coefficient (CV) - and pressure drop at design conditions 5. and

Valve authority, flow rate and pressure drop across the valve at design conditions and pressure drop across the associated mechanical equipment, e.g., coil, heat exchanger, etc., at design conditions.

6. Valve configuration (e.g. two way, three way, butterfly). 7. Leakage rate. 8. Maximum pressure shut-off capability. 9. Actuator manufacturer and model number. 10. Valve body pressure and temperature rating. 11. Normally open/closed and failure positions.

K. Where necessary to achieve the required performance and pressure drop a control valve may be sized up to two nominal sizes below line size.

L. Valve bodies shall be cast iron, carbon steel, stainless steel or bronze subject to requirements for valve body pressure and temperature rating and suitability of material for application. Valve trim shall be stainless steel.

M. Valve seats shall be replaceable. Valve seats shall be metal, ceramic filled PTFE or equivalent and must assure tight seating.

N. The BMS Specialist shall certify that the materials of construction are appropriate for the application. In particular, valves used for the control of glycol solutions shall have a trim that is suitable for a glycol solution.

7.2 TWO WAY CONTROL VALVES

A. Provide two-way globe control valves as indicated on the mechanical trade documents.

B. Pressure drop shall not exceed 35 kPa and shall conform to the following requirements: 1. Valves shall be selected such that the valve authority (N) shall not be less than 0.5 as

defined by the relationship: N=P1/(P1+P2); where: a. P1= pressure drop across the fully open valve, b. P2= pressure drop across the remainder of the circuit (e.g. a coil, DRV, isolation

valves, strainers)

C. Valve shall be capable of tight shut-off when operating at system pressure with the system pump operating at shut-off head. Leakage rate shall not exceed 0.01% of the rated valve capacity.

D. Valve shall be straight pattern type. Angle valves shall only be furnished where the piping configuration does not permit the use of a straight valve.


E. Valves shall be single seat globe type. Double seat valves shall not be furnished.

F. Two-port valves when used to control heater and cooler batteries shall have an equal percentage or modified parabolic characteristic. Two-port valves when used in liquid applications systems not detailed above shall have a linear / linear characteristic.

G. Actual valve kvs values shall not deviate from the quoted kvs value by more than ±10%.

H. The kv of the valve shall not deviate from the stated characteristic curve by more than ±10%.

I. Valve shall have a minimum rangeability of 50:1.

J. Suitable for continuous throttling.

7.3 BUTTERFLY VALVES

A. Butterfly valves shall be the full lug type.

B. The pressure drop across modulating butterfly valves at maximum design flow shall not exceed 20 kPa .

C. Disc pins, where required to secure shaft to disc, shall be 316 stainless steel.

D. The butterfly valve manufacturer shall certify compliance with bubble tight shut-off requirements at a differential pressure not less than the full rated design working pressure and temperature specified with the downstream flange removed with flow in either direction.

E. Valve manufacturer shall guarantee zero leakage to the shaft.

F. Where indicated in the Mechanical Trade documents provide linked butterfly valves that shall comprise two butterfly valves meeting the above requirements mounted on a flanged cast iron tee with a single actuator which shall modulate one valve open as it closes the other such that when one is fully open the other is fully closed and vice versa.

7.4 VALVES FOR INSTRUMENTATION

A. Instrumentation, such as pressure sensors and flow rate monitors, which is provided for the monitoring of parameters associated with liquid in pipes or tanks, shall be removable and replaceable without the requirement to shut down a pump and without the requirement to drain the pipe or tank and without causing liquid to leak from the pipe or tank. To facilitate this, the BMS subcontractor shall furnish valves for installation by the mechanical trade.

B. Instrumentation that is mounted external to the pipe or tank and which is connected to the pipe or tank by one or more sampling lines shall have a manual two-way on/off valve in each sampling line meeting the following requirements: 1. Ball type valve 2. Valve body shall be 316 stainless steel


3. Ball and stem shall be 316 stainless steel 4. Zero leakage. 5. Rated for 1050 kPa or for a pressure 50% greater then the system working pressure,

whichever is the greater. 6. Rated for a minimum of 50 deg. C (90 deg. F.) greater than the highest fluid

temperature. 7. Brass or stainless steel trim. 8. Valve seats shall be metal, reinforced TFE or equivalent and must assure tight seating. 9. Valve shall be Whitey 40 Series or 80 Series or approved equal if it meets the

requirements detailed above.

C. Valves for insertion flow meters shall be full port gate valves sized for the flow meter in accordance with the flow meter manufacturer’s instructions. If the flow meter manufacturer offers the valve as an accessory then it shall be purchased by the BMS subcontractor from the insertion flow meter manufacturer and shall be installed by the mechanical trade in accordance with the insertion flow meter manufacturer’s instructions. The valve shall meet the pressure and temperature requirements detailed for the control valves and shall have zero leakage at the system maximum pressure.

7.5 VALVES ACTUATORS - ELECTRIC

A. The BMS Specialist shall provide actuators for valves that are furnished by the BMS Specialist. All control valve actuators shall be modulating type.

B. Actuator shall be motor driven type. Valve stem position shall be adjustable in increments of one (1) percent or less of full stem travel.

C. Actuator shall have an integral self-locking gear train, mechanical travel stops and two adjustable travel limit switches with electrically isolated contacts.

D. Actuator gear assembly shall be made of hard-anodised aluminium or steel or material of equivalent durability. No plastic components shall be acceptable for the gear drive assembly. Disassembly of the gears shall not be required to remove the motor.

E. Actuator shall be rated for continuous duty and have an input voltage of 220 Vac, 50 Hz or 24 V.

F. Actuator housing shall have a minimum IP 54 to BS 60529 rating. Actuators on valves located in mechanical rooms or outdoors shall have covers of aluminium or a material of equivalent strength and shall have captive bolts to eliminate loss of bolts when removing the cover from the base. Housings for valves located in a plenum and used for terminal unit or fan coil unit heating/cooling coils, may be constructed of reinforced plastic. Materials of construction for all actuator components shall be non-corroding.

G. Actuator motor shall be fully accessible for ease of maintenance.

H. Actuator shall be sized to meet the shut-off requirements when operating at the maximum system differential pressure and with the installed system pump operating at shut-off head.


I. Actuator shall control against system maximum working pressures.

J. Actuator shall fail as indicated on the control drawings that form part of these sub-contract documents. Provide spring return to de-energised position on loss of power or loss of control signal if so required by the sequences of operation.

K. Actuator shall accept control signals compatible with the BMS analogue or digital output subsystem as appropriate. The valve stem position shall be linearly related to the control signal.

L. Actuator shall have visual mechanical position indication, showing output shaft and valve position.

M. Actuator shall operate the valve from the fully closed to the fully open position and vice versa in less than two minutes.

N. Actuator shall be constructed to withstand high shock and vibration without operations failure. Materials of construction shall be non-corroding.

O. Actuator shall be equipped with an integral position potentiometer to indicate the stem position of the valve where required by the control sequences. All valve actuators shall have integral end position indicators.

P. Actuator and valve shall be mounted and installed only in the location/orientation approved by the manufacturer. Installation drawings shall clearly indicate the valve location.

Q. Actuator shall have a manual declutch lever to enable manual operation of the valve. It shall be possible for an operator to manually modulate valves located in mechanical rooms in the event of loss of power. The operator shall be able to manually modulate the valves without having to climb a ladder or other non-permanent structure. It shall be ensured that the valve installation is such that the valve cannot declutch under the influence of gravity and/or vibration.

PART 8 - EXECUTION

8.1 TRAINING

A. Submit an outline of the training courses to be given for 2 trainees as assigned by the employer. This outline shall include a schedule of the training sessions in at least one-half day increments, indication of the topics to be covered in each session and any prerequisite requirements that should be met prior to attendance. The training outline shall be submitted with the initial shop drawing and submittals packages. Training shall not commence unless the Engineer has approved a training outline. Training shall be coordinated with the Employer’s designated training coordinator.

B. Training shall consist of, 16 No. 4-hour sessions at the BMS Specialist’s facilities. These training sessions shall be tailored to the construction schedule and they shall be presented in accordance with a flexible schedule that shall be acceptable to the Employer. Follow up training shall consist of 8 No. 4-hour sessions on-site using the installed components that shall be given during the period immediately prior to the acceptance testing. Further follow up


training shall consist of 8 No. 4-hour sessions on-site during the warranty period. These training sessions during the warranty period shall be scheduled with the Employer.

C. Provide all training materials (hand-outs, textbooks, workbooks etc.) and any audiovisual equipment required to execute the training.

D. Training sessions shall be formatted to maximize the usage of time of the attendees and prevent redundant coverage of materials for advanced students. Training sessions shall be designed on the basis of experience and knowledge of the attendees scheduled to participate and shall differentiate between the requirements of supervisory, operations and maintenance personnel. The training shall be specific to this project and shall cover, at minimum, the following: 1. Data base features. 2. Operating sequence programming. 3. Operator interface features. 4. VDU graphics set up and modification. 5. An overview of the BMCS topology. 6. Information access. 7. Executing operator commands. 8. Operator definable values. 9. Report customization. 10. Event message generation and modification.

11. Other subjects necessary to ensure that the operators, maintenance and supervisory staffs will be able to operate the BMS without any on-going assistance from any outside party.

E. Provide sufficient training to the Employer’s staff such that they shall be able to map BACnet object Ids to the terminal server and shall be able to add points to the data storage, analysis and retrieval functions.

8.2 BORING AND PATCHING

A. Boring and patching for work undertaken by the MEP Specialist to install BMS components shall be undertaken by the MEP Specialist but the BMS Specialist shall provide boring and patching of work in those instances where the BMS Specialist has caused damage requiring boring and patching. The BMS Specialist shall provide boring and patching for all installation work undertaken by the BMS Specialist. Boring and patching shall meet, at minimum, the following requirements: 1. Before boring any structural components, obtain the Engineer's approval. 2. Make boring with clean, square and smooth edges. Patches shall be inconspicuous in

covered areas and visually undetectable in areas normally accessible to the tenants. 3. Restore fire ratings if boring has violated the fire rated assemblies.

8.3 FIRE STOPPING


A. The MEP Specialist shall provide fire stopping for components installed by the MEP Specialist on behalf of the BMS Specialist but if the BMS Specialist damages fire stopping installed by another trade or the work undertaken by the BMS Specialist requires that fire stopping be replaced or added, the BMS Specialist shall seal all conduit, cable, or cable tray penetrations of fire rated assemblies. Seal or fire-stop shall meet, at minimum, the following requirements: 1. Comply with all applicable codes, regulations and statutory requirements. 2. Approved by the authority having jurisdiction. 3. Firesafing system or device used shall not derate the ampacity of electrical cables passing

through it.

8.4 HANGING AND SUPPORTING

A. Install all equipment, devices, materials and components in compliance with the manufacturers recommendations. Supports shall be suitable for the environment within which the component is to be installed. Coordinate all hanging and supporting of components with all trades.

B. Boring and cutting shall be kept to a minimum and conducted in a neat and workmanlike manner. Provide reinforcing and fastening materials as necessary.

8.5 TESTING AND INSPECTIONS

A. General Requirements: 1. All components shall be tested by the BMS Specialist to ensure compliance with the

specifications before they leave the BMS Specialist's premises and shall be tested again on-site by the BMS Specialist before the commencement of acceptance testing. The BMS Specialist shall not ship components to the project site until they have been found to be fully compliant with the specifications and the BMS Specialist shall not request the commencement of acceptance testing until such time as the BMS Specialist has made a complete and thorough checkout of all equipment on site.

2. Any component furnished under this sub-contract shall be made available for inspections or tests, as deemed necessary by the Engineer. Use of any component by the Employer and Engineer shall not imply acceptance of the system or acceptability of any component. Availability and demonstration of the systems shall not be withheld and the use of components shall not imply the start of the Defects Liability Period.

3. Costs associated with the required inspections and testing shall be included in this scope of work. Additional charges will not be accepted.

4. The BMS Specialist shall make available all equipment, calibrated instruments and ladders, as necessary to satisfactorily demonstrate the acceptability of the components and systems. Instrumentation to be used for the verification of monitored parameters shall be calibrated or supplied by an approved laboratory or manufacturer. Provide copies of the calibration data with the component test sheets.

5. Installation, engineering, software and system personnel shall be available on-site during the commissioning tests. These personnel shall be familiar with the installation and shall undertake all tests as requested by the Engineer in order to verify that the BMS components individually and in total meet the specifications.

6. The BMS Specialist shall confirm that the person(s) who will be conducting the commissioning tests on behalf of the BMS Specialist has been actively involved (on site)


throughout the commissioning of the control system. Software shall be developed, tested and demonstrated over a time span short enough to guarantee continuity of personnel.

B. Inspection During Installation: 1. Prior to commissioning tests, the BMS shall be available for use by the Employer and

Engineer. Use by the Employer and Engineer shall not imply acceptance of any component of the BMS or the commencement of the Defects Liability Period.

2. Provide staff to assist the Engineer in the inspections made during the installation period to review the progress and quality of the ongoing work. The Engineer will generate Field Observation Reports on the findings of the inspection. The Engineer shall advise the BMS Specialist during the inspection of any concerns noted with respect to the installation and shall repeat the concerns in writing as soon as possible after the inspection is completed. The BMS Specialist shall take corrective action to meet the requirement of the specifications.

3. Failure of the Engineer to identify any error or omission during inspections shall not relieve the BMS Specialist of any of the specification requirements and shall not imply that a deviation from the specification has been accepted.

C. Component Testing/Point To Point Testing: 1. Prior to the scheduling of the commissioning tests with the Engineer, perform a complete

and detailed operational check of each BMS component. Tests shall be documented as detailed below and shall cover all of the testing requirements detailed in this Section for the commissioning tests. The Engineer shall undertake such random testing as the Engineer considers necessary to verify the acceptability of the components.

2. All component testing involving the verification of air and water flow rate monitoring shall be scheduled in conjunction with the air and water-balancing Specialists. In particular, this shall apply to the verification of all control and monitoring parameters for terminal units.

3. Point to point checks shall be proven from the field device/interface operation to the controller/outstation and from the controller to the presentation of the point on the graphics. The results from the point-to-point tests shall be submitted for approval on pre-defined schedules.

4. Point to point checks shall verify: a. Correct location of the field device for the application. b. Correct installation of the control device/interface with reference to the

manufacturers literature and check that sufficient access has been provided for maintenance.

c. That the control device has the correct range for the application, that the range is correctly entered in the controller and the display of values is correctly engineered on the operator's terminal.

d. Correct operation of the controls device/interface, including any associated alarm and alarm text.

e. Correct installation of each valve and damper actuator, and ensure that each valve and damper actuator is stroked correctly when checked against the BMS output.

f. Calibration of the control device. g. Labels provided on the control devices and mechanical equipment are correct.


D. Systems Testing: 1. Systems testing shall not commence until all component testing has been successfully

undertaken and approved by the Engineer. 2. System testing shall be undertaken by the BMS Specialist and the BMS Specialist shall

complete the Specialist’s portion of the system performance verification sheets. The completed system performance verification test sheets shall be submitted to the Engineer.

3. The BMS Specialist shall schedule a repeat of the system performance verification tests at a time convenient to the Engineer. These tests for the verification by the Engineer shall not be scheduled until the BMS Specialist has verified that all systems are operating in accordance with the specifications.

4. The Engineer’s verification tests shall be performed by the BMS Specialist and shall be witnessed by the Engineer who shall complete the Engineer’s portion of the system performance verification test sheets as each test is successfully undertaken. The BMS Specialist shall remedy any deficiencies that are observed during the system performance verification tests and retesting shall be scheduled at a time suitable to the Engineer. If there are deficiencies remaining after the follow-up systems performance verification testing that require further testing by the Engineer, then the expenses of the Engineer incurred in providing the additional follow-up tests to verify compliance with the specifications, including travel, subsistence, accommodation and normal consulting fees, shall be paid by the BMS Specialist at no additional cost to the Employer.

5. The following shall be demonstrated as a minimum: a. Each and every point on the system including calibration checks and the stroking

of actuators. b. All dynamic graphics comply with the mechanical and control specifications. c. All system programs comply with the specification under the normal modes of

operation, emergency power, building fire detected and fireman's override operating modes.

d. All system alarms comply with the specification. e. System stability. f. Dynamic tests to prove control stability and that environmental conditions are

being maintained.

E. Test Coordination: 1. Testing of the BMS during the systems and integrated testing shall be coordinated with

all other trades associated with the system being tested. The system shall be tested as a complete entity during these tests. The BMS portion of the systems shall not be tested in isolation.

F. Testing Of Third Party Interfaces: 1. The BMS Specialist shall develop and fully test all software required for the interface

between the BMS and equipment furnished by others prior to the delivery of the associated hardware and software components to the project site. There shall be no software development on site except that associated with the entry of database items such as setpoints, alarm limits, control constants and schedules.

2. The third party interfaces shall be fully demonstrated to the Engineer at the BMS Specialist’s facilities prior to the installation of any BMS microprocessor based


components at the project site. The demonstration shall include all hardware and software components associated with the interfaces.

3. The third party interfaces shall be re-tested on site following the testing and acceptance by the Engineer of the individual low voltage systems.

4. The BMS Specialist shall fully demonstrate that the BACnet objects are provided at the BMS Management level network in accordance with the requirements of these specifications.

G. Test Documentation: 1. Test results shall be documented using test sheets. The test sheets shall be prepared in an

appropriate format for the various categories of component and system to be tested. Component test sheet forms included within this section indicate a minimum acceptable standard. The final format of the proposed test forms shall be submitted by the BMS Specialist for approval at the shop drawing stage. The component and system performance verification sheets attached to this Section of the sub-contract Documents are provided to the Specialist for information and to serve as a guide for the minimum standards required. These attached examples of component and system test sheets are generic in nature and may not accurately reflect the actual sequences of operation that are to be implemented and not all systems and component types are covered by these example test verification sheets. It is the responsibility of the BMS Specialist to provide test verification sheets for each component and system that accurately reflect the sequences of operation and appropriate data for the components and systems as furnished under this sub-contract.

2. Completed component test sheets indicating the test results for each BMS component within the system shall be submitted to the Engineer, together with a proposed schedule for system commissioning tests, at least X weeks prior to the proposed system commissioning tests. The Engineer shall determine on the basis of the BMS Specialist's component testing, whether or not it is appropriate to commence system-commissioning tests. It shall be the Engineer’s decision as to whether the system commissioning tests can proceed as proposed by the BMS Specialist or whether deficiencies have to be remedied and additional testing undertaken before the system commissioning tests can proceed.

3. At minimum, component test sheets will be prepared to cover each of the following items: a. Digital input point b. Digital output point c. Analogue input point d. Analogue output point (one for each type of final control element, e.g. valve,

damper, etc.) 4. System test sheets shall be prepared for the testing of, at minimum, each of the systems

detailed in the point definition sheets. The test sheets shall be based on the sub-contract requirements and not on the system as installed.

5. All test documentation shall be maintained in electronic format and in hard copy.

8.6 ACCEPTANCE AND TURNOVER DOCUMENTS

A. Prior to system acceptance and turnover and as a condition of system acceptance, the following documents are to be submitted in four copies in accordance with requirements of Division 1:


1. System user manual. 2. Systems maintenance manual including specifications on each piece of equipment,

trouble-shooting charts, and preventive maintenance instructions, technical data sheet for each instrument referenced for each application.

3. As-built drawings including equipment outlined dimension drawings, equipment wiring and or piping connection drawing.

4. Complete supplementary information about software and hardware of system supplied. This to include: a. System block diagram (hardware). b. Software "functional" flow diagram. c. Memory map of all units. d. Specific tasks performed by each processor, especially where a distributed

processing architecture is provided. These are to be clearly indicated in functional form.

e. Source and object lists of software program. 5. Password at all levels. 6. Meets LonMark™ Interoperability Association Standards or ASHRAE SSPC 135

standard as applicable. 7. Interoperability documentation. 8. System construction inspection procedures. 9. Plant operational system test procedures. 10. Operator and maintenance personnel training curriculum.

B. The BMS sub-contractor shall handover all programmes, database, configuration and network data to the Employer.

C. All other documentation as detailed in these specifications.

D. The BMS sub-contractor shall provide documentation detailing the methods and techniques required to connect additional workstations, DDC controllers, gateways, routers and any other BMS hardware and to add BACnet objects to the software as well as to export the data in any of the previously mentioned standards to another system. The system documentation shall be sufficiently detailed to enable the BMS’s incorporation into another BACnet system in the future.

E. The BMS sub-contractor shall provide interoperability documentation for the BACnet components. All the data related to the components shall be presented along with their respective BACnet object ID created in the system, along with their PICS, BIBBS, addresses and method statements to read and write data via integration of the components with another system in future.

F. The documentation shall include comprehensive and complete details of the LonWorks components (if provided) including details of all XIF, SNVTs, SCPTs, UNVTs, UCPTs and External Interface Files (XIF). The LonWorks interoperability data shall also include their respective BACnet object ID generated in the system against their LonWorks SNVT/SCPT data and method statements to read and write data via integration of the LonWorks components with another system in future.


ENDOFSECTION15900


bms specification

Documents

requirements of section

building management

section valves

section sewage pumps

section hydronic pumps

section electric drive

section security systems

section centrifugal