DIVISION 15

MECHANICAL

BUILDING AUTOMATION AND CONTROL SYSTEM (BACS) (15970)

PART 1 - GENERAL

A. Related Documents

COMPLY Drawings and general provisions of Contract, including General and Particular
Conditions and Specification Sections, apply to this Section.

COMPLY B. Work Includes

A fully integrated building, automation and control system (BACS), UL listed,

incorporating direct digital control technology, equipment monitoring and control
including colour graphic workstations. System major elements include, without being
limited to, the following:

- Computer based processing units.

- Personal computer operator workstations.
- Data storage units.
- Stand alone Data terminal units.
- Data communication units.
- Stand alone Remote control units.
- Portable operator’s terminals.
- Data interface units.
- Communication cable. BY CONTRACTOR
- System software.

C. Related Work

The following divisions contain requirements that relate to this section:

COMPLY
Division 14 Conveying System
Division 15 Mechanical
Division 16 Electrical

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COMPLY
D. Scope of Work

1. General: all materials and/or equipment, necessary for proper operation of the
systems, not specified or described herein are to be deemed part of the
Specification. Perform the work under this section and provide all labour,
materials, services, equipment and accessories necessary to furnish and install
all instrumentation and equipment as indicated by the Drawings and/or as
required by the Specification, which without limiting the generality thereof,
consists of the following:

a) Master Control Communication Station: to be located in the central

control room where shown on the Drawings and to be the primary
operator’s position for the systems being monitored and controlled. From
this position the operator is to monitor and control all systems of the
premises (pumps, ventilation control, fans, smoke detection, switch-gear
unit, sub-stations, lighting control, etc..) via a communication network at
a minimum of 16 Kbaud communication speed.

b) Field Processing Unit (FPU): to monitor and control all functions

specified on the function list. Field Procession Units or controllers (FPU)
are to be of the preprogrammed and/or programmable type of
appropriate number of input/output points for the specified application.

c) Interfacing Panels to enable connection to physical control points via

transducers, signal conditions, interposing relays and the like.

d) Instrumentation, including sensors/transducers, transformers, sensing

piping, tubing as required.

e) Field wiring conducting communication trunks from DDC/FPU back to

BY CONTRACTOR central processors in addition to interconnections between processors
peripherals, etc. to yield a complete system. This to include power
supply connection from nearest emergency panels/substations.

COMPLY f) Shop drawings, as-built drawings, instruction manuals, source code

programme listing and all other documentation as required.

g) Testing and commissioning of installations to take over.

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E. System Description

1. Building Automation and Control System: Distributed process control system

COMPLY consisting of central control, central communications, and remote control
systems to monitor and control the following building systems:

- Heating, Ventilating and Air Conditioning Systems control.

- Energy Management
- Lighting control
- Fire alarm and detection.
- Intrusion detection and security access
- Emergency power generators
- Power supply

2. The communication method between the different components of the BACS

system shall use the "BACNET" Building Automation and Control Networking
Protocol as per ASHRAE Standard 135-95. All systems shall be compatible
with the above standard protocol as applicable.

3. General Product Description:

a) The Building Automation and Control System (BACS) shall integrate

multiple building functions including equipment supervision and control,
alarm management, energy management and historical data collection.

b) The system shall be modular in nature and shall permit expansion of

both capacity and functionality through the addition of sensors,
actuators, field processing units (FPU’s), Application Specific
Controllers and operator devices.

c) System architectural design shall eliminate dependence upon any single

device for alarm reporting and control execution. Each FPU shall operate
independently by performing its own specified control, alarm
management, operator I/O and data collection. The failure of any single
component or network connection shall not interrupt the execution of
control strategies at other operational devices.

d) FPU’s shall be able to access any data from, or send control commands
and alarm reports directly to, any other FPU or combination of FPU’s on
the network without dependence upon a central processing device.
FPU’s shall also be able to send alarm reports to multiple operator
workstations without dependence upon a central processing device.

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COMPLY
F. Schedule of Control Functions

1. Schedule of control functions included in the Drawings or in this Specification

is for the control and monitoring functions related to HVAC, Plumbing and
Electrical Works.

G. Design Requirements
COMPLY
1. Design central processing unit with modular system architecture to allow
expansion of processor memory and addition of application software programs,
terminal units, and central memory units.

2. Minimum System Configuration: Accommodate input and output points,

building systems data base, and functions specified and allow for 20%
additional input/output points and related expanded data base, without
modifying system hardware or software.

3. Future System Expansion: Design system to be expanded to accommodate 50%

additional input/output points and related expanded data base, without
modifying system hardware or software. Design application software programs
and system data base to be transportable to expanded central processing unit if
required to accommodate specified future expansion.

4. Operator Data Terminal Unit: Provide operator interface functions through data
terminal unit, including manual setpoints and overrides, data base display and
maintenance, program loading and entry, operating system software functions,
alarm display and acknowledge, graphic display, and operation logging.

5. Design operator display terminal data screens with the following features:

a. Split screen display to allow entering commands and variables while

observing status and alarm screen.
b. Provide constant display of date, time, outside environmental conditions,
and system status.
c. Indicate off-normal conditions in a flashing display.

6. Design graphic display screens to present dynamic, interactive display of

process variables and system status.

7. Layout data terminal units to allow operator to view displays, acknowledge

system alarms and messages, manually enter data or commands, and
communicate over telephone or intercom systems from one seated position.

8. Central Control System: Perform the following functions:

a. Perform optimization routine.

b. Display value of each input point.

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G. Design Requirements (Cont'd)

COMPLY
8. Central Control System: Perform the following functions: (Cont'd)

c. Display alarm when value of any input point exceeds preset minimum or
maximum limit.
d. Record each alarm indication.
e. Record each operator-initiated action of control system.

9. Design central communication system to control input and output between

central processing unit, data memory units, remote control units, and data
gathering units.

a. Data Communication Network: Single distributed control network.

b. Network Topology: Ring
c. Network Media: Twisted pair
d. Network Protocol: Deterministic arbitration using token passing,
master/slave arrangement.
e. Network Transmission Speed: Minimum 16 Kbaud.

10. Remote Control System: provide the following functions and features:

a. Signal inputs
b. Control outputs
c. Data and program memory
d. Independent control and monitoring of local processes during failure of
central control or central communication systems.

11. Design and build all system components to be fault-tolerant.

a. Satisfactory operation without damage at 110% and 85% of rated voltage

and at plus 3 Hertz variation in line frequency
b. Static, transient and short-circuit protection on all inputs and outputs
c. Protect communication lines against incorrect wiring, static transients
and induced magnetic interference
d. Network-connected devices to be A.C. coupled or equivalent so that any
single device failure will not disrupt or halt network communication.
e. all real time clocks and data file RAM to be battery-backed for a
minimum 72 hours and include local and system low battery indication.
f. It must be possible to receive and print out alarms at a central location
even when the workstation at that location is non-operational or taken
out of service for periodic maintenance.

12. Design system to continue operation of alarm display and printing at central
location and operation of remote control unit functions during removal or failure
of central processing unit.

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H. Qualifications
COMPLY
1. Manufacturer and installer to have an office staffed with factory trained
engineers and technicians fully capable of providing instructions, routine
maintenance and emergency maintenance service on all system components.

2. Manufacturer and installer to have at least 10 years experience in design and

installation of computerized building systems similar to performance to that
specified herein and to provide evidence of experience as condition of
acceptance and approval.

3. Supplier to have an in-place support facility within 100 km of the site with spare
parts inventory and all necessary test and diagnostic equipment.

J. Quality Assurance
COMPLY
1. All electronic equipment shall conform to the requirements of FCC Regulation,
Part 15, Section 15, Governing Radio Frequency Electromagnetic Interference
and be so labeled.

2. BACS shall comply with UL 916 PAZX and 864 UDTZ and be so listed at the
time of bid. All equipment used in system is to bear appropriate UL listing
label/mark to ensure compliance.

3. Systems conforming to other equivalent international regulatory requirements

will be accepted. The burden of proof for equivalent is on the Contractor.

K. Submittals
COMPLY
1. Submit in accordance with the Contract Documents.

2. Shop Drawings: Indicate system configuration; interconnection wiring

diagrams; location, data characteristics, range and units for each input and
output point; logic diagram for each type of control routine; programming and
operating reference for processing unit operating system; programming and
operating reference for each application and programming language provided.

3. Product Data: Provide for each component, including sensors, control drives and
elements, plug-in circuit boards, and enclosed equipment units. Include cabinet
dimensions, weights, and support point locations for each item of enclosed
equipment.

4. Design Data: Indicate basis of optimization algorithms.

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COMPLY
K. Submittals (Cont’d)

5. Manufacturer’s Installation Instructions: Indicate installation instructions.

6. Manufacturer’s Certificate: Certify system meets or exceeds listing requirements

of Underwriter’s Laboratories, Inc. for fire alarm and security equipment.

7. Submit software provider’s license agreement stating limits on use, copying, and
transferring software.

8. Manufacturer’s Field Reports: Indicate acceptance of component and equipment

installation, interconnecting wiring, and weekly progress on installation and
start-up of system software.

9. Where installation procedures, or any part thereof, are required to be in

accordance with the recommendations of the manufacturer of the material being
installed, printed copies of these recommendations shall be furnished to the
Engineer prior to installation. Installation of the item will not be allowed to
proceed until the recommendations are received.

10. P & I or process flow diagrams: to be completed for each system and submitted
for approval.

11. Technical Data Sheets: control and instrumentation technical data sheets (TDS)
to be prepared for each advice.

12. Loop Diagrams: control and instrument loop diagrams prepared and furnished
for all instrument systems. Typical diagrams are not permitted. Loop diagrams
are to be unique for each loop.

13. Equipment Installation Plans: to indicate location of instrument junction boxes,

individual field instruments, transmitter racks, and routing of cable duct from
junction boxes to respective remote processing units and back to Central Control
Room. This is to be accompanied by a list of control points connected by each
FPU, with indication of related control functions. Interfacing provided is to be
listed; these are to be grouped as per standard sub-module size of digital and
analog input/output boards, comprising similar requirements; such as
interposing relays amplifiers, level translators, etc..

14. Operating Consoles: drawings detailing operating consoles, instrument panel

layouts and dimensions and control room plans.

15. Instrument Installation: detail drawings for each field installation are to be
furnished. Details are to include but are not limited to instrument piping details,
transmitter rack details and pipe mounted equipment installation details.

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COMPLY
K. Submittals (Cont’d)

16. Logic Diagrams detailing the operational logic are to be completed for the
digital binary operations. In addition to these drawings, operational logic
descriptions are to be prepared detailing the sequence of operation and
operational constraints and limitations.

17. Instrument schedule listing all devices to be keyed to instrument loop number
and device numbers.

18. Instrument Schedule to provide a comprehensive data source indicating where

all specific information may be found for each service. Schedule to include not
only balance of plant equipment but also that equipment furnished as part of
packaged systems and is to be noted as such.

19. Prior to procurement of equipment submit for approval the following drawings
and documents:

- Process and instrumentation flow diagrams.

- Equipment Specifications and completed technical data sheets.
- Control logic diagrams and logic descriptions.
- Input/output points charts for every processing unit.

20. Prior to start of system installation and construction submit for approval the
following drawings and documents:

- Shop drawings for valves, dampers, transducers, transmitters, signal

conditioners, indicators, recorders, miscellaneous instruments, central
operator processing unit, consoles and ancillary.
- Control loop diagrams.
- Electrical elementary diagrams.
- Instrument installation plans.
- Detailed panel diagrams.
- Point to point wiring diagrams.
- Instrument schedule, including processing unit panel termination/interface.

21. Prior to commencing start-up activities the following documents to be submitted

for approval:

- System construction inspection procedures.

- Points calibration procedures.
- Calibrated control checkout procedures.
- Plant operational system test procedures.
- Operator and maintenance personnel training curriculum.

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COMPLY
K. Submittals (Cont’d)

22. 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 contract requirements.

- System user manual.

- Systems maintenance manual including Specifications of each piece of
equipment, trouble-shooting charts, and preventing maintenance
instructions, technical data sheet for each instrument referenced for each
application.
- As-built drawings including equipment outlined dimension drawings,
equipment wiring and or piping connection drawing.
- 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

L. Delivery, Storage and Handling

COMPLY
1. Deliver, store, protect and handle products to site under provisions of the
Contract Documents.

2. Accept products on site and verify damage.

3. Protect products from construction operations, dust and debris by storing in

conditioned space.

M. Maintenance Service
NOT
INCLUDED 1. Furnish service and maintenance of building management system for one year
from Date of Substantial Completion.

2. Include installation of software revisions issued during maintenance service

period.

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COMPLY N. Spare Parts

1. As soon as practicable after approval of materials and equipment and, if

possible, not later than 4 months prior to the date of beneficial use, submit spare
parts data for each different item of equipment furnished. Data to include a
complete source of supply, a list of parts and supplies that are either normally
furnished at no extra cost with the purchase of the equipment, or specified
hereinafter as EXTRA MATERIALS to be furnished as part of the Contract; and
a list of additional items recommended by the manufacturer to assure efficient
operation for a period of 360 days at the particular installation. The foregoing is
not to relieve the Contractor of any responsibilities under the guarantee
condition.

P. Extra Materials
NOT
1. Provide special tools required for maintenance.
INCLUDED
2. Provide two of each plug-in circuit board.

3. Provide 1000 sheets of continuous form paper.

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PART 2 - PRODUCTS

A. Acceptable Manufacturers
COMPLY
Unless specifically mentioned otherwise, all controls and instruments specified shall be
from internationally known manufacturers specialized in controls and having not less
than 30 years of active production in controls.

1. Landis & Gyr Powers

2. Honeywell
3. Johnson Controls

or approved equal.

B. Networking Communications
COMPLY
1. The design of the BACS shall network operator workstations and stand-alone
FPU’s.

2. Access to system data shall not be restricted by the hardware configuration of

the Building Management System. The hardware configuration of the BACS
network shall be totally transparent to the user when accessing data or
developing control programs.

a) Operator workstations and FPU’s shall directly reside on a network such that
communications may be executed directly between FPU’s, directly between
workstations and between FPU’s and workstations.

b) Network design shall include the following provisions:

- Provide high-speed data transfer rates for alarm reporting, quick report
generation from multiple controllers and upload/download efficiency
between network devices. System performance shall insure that an alarm
occurring at any FPU is displayed at workstations and/or alarm printers
within 5 seconds.
- Support of any combination of FPU’s and operator workstations directly
connected to the network.
- Message and alarm buffering to prevent information from being lost.
- Error detection, correction and retransmission to guarantee data integrity.
- Synchronization of real-time clocks.

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B. Networking Communications (Cont’d)

COMPLY
3. Telecommunication Capability:

a) Auto-dial/auto-answer communications shall be provided to allow FPU’s to

communicate with remote operator stations and/or remote terminals on an
intermittent basis via telephone lines, as indicated in the sequence of
operations.

b) Provide all necessary hardware and software for remote communications

with all remote processors, back-up processors and all operator input/output
peripheral devices.

C. Central Processing
COMPLY 1. BACS hardware to be totally solid-state using computer oriented digital
technology. System to have a fully modular architecture permitting expansion
by adding computer memory, additional processing units application software,
operator peripherals and field hardware.

2. Main Station Processing Unit to be microprocessor based mini-computer, 586,

66 MHZ, 16 bit word, with minimum resident random access memory (RAM)
capacity of 32 mega-bytes. Processor to be provided with hard disk of mass
memory storage/access, based totally on Winchester Technology, with storage
capacity of at least 500 mega bytes.

3. Field Processing Unit or Controller to be distributed stand alone for control of

various unitary and terminal equipment or controls with built in network
communication for integration into the BACS system.

4. Loading/Backup Facilities: provide as an integral of an IBM PC or compatible,

all hardware required to load, reload, or backup the memory of the system and
the software to execute specified functions. Loading of system to be through use
of high-speed, mass storage media, such as magnetic tape cartridge or floppy
diskette. This same media to be used for making on-line system backups and for
remote historical data storage.

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C. Central Processing (Cont’d)

COMPLY
5. Data Dumpings: if FPU memory fails, the operator shall not have to manually
re-enter system data. Necessary hardware and software are to be supplied to:

- Allow periodic dumping of operator entered data onto another storage media
on line.
- Reload this data as the operator desires.

Data dumpings are not to interrupt any other system operation (such as operator
input/output, scanning of field hardware, application software execution, etc...).

6. A user friendly programming language is to be used to programme the FPU and

the zone controller connected to it. Further the panel is to have the predefined
software listed below:

- input points
- output points
- pulse points
- annual schedule
- weekly schedule
- daily schedule
- alarm
- controller
- totalizer
- trend log
- zone controller access points
- optimized start
- system display
- user access
- scale range
- load shed

D. FPU/DDC Controllers

1. Stand-alone Controllers shall be microprocessor based with a minimum word

size of 16 bits. They shall also be multi-tasking, multi-user, real-time, digital
control processors consisting of modular hardware with plug-in enclosed
processors, communication controllers, power supplies and input/output point
modules. Controller size shall be sufficient to fully meet the requirements of this
Specification and the attached function list.

2. Each FPU shall have sufficient memory, a minimum of 2 megabyte, to support

its own operating system and database.

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D. FPU/DDC Controllers (Cont’d)

COMPLY 3. Each FPU shall have a minimum of 10% spare capacity for future point
connection. The type of spares shall be in the same proportion as the
implemented I/O functions of the panel, but in no case shall there be less than
two spares of each implemented I/O type. Provide all processors, power supplies
and communication controllers complete so that the implementation of a point
only requires the addition of the appropriate point input/output termination
module and wiring.

a) Provide sufficient internal memory for the specified control sequences and
have at least 25% of the memory available for future use.

4. FPU shall provide at least two RS-232C serial data communication ports for
operation of operator I/O devices such as industry standard printers, operator
terminals, modems and potable operator’s terminals. FPUs shall allow
temporary use of portable devices without interrupting the normal operation of
permanently connected modems, printers and terminals.

5. FPUs shall provide local LED status indication for each digital input and output
for constant, up-to-date verification of all point conditions without the need for
an operator I/O device. Graduated intensity LEDs or analog indication of value
shall be provided for each analog output. Status indication shall be visible
without opening the panel door.

6. Each FPU shall continuously perform self-diagnostics, communication

diagnosis and diagnosis of all panel components.

7. In the event of the loss of normal power non-volatile memory shall be

incorporated for all critical controller configuration data and battery backup
shall be provided to support the real-time clock and all volatile memory for a
minimum of 72 hours.

a) Upon restoration of normal power, the Controller shall automatically resume

full operation without manual intervention.

E. FPU/DDC Resident Software Features

COMPLY
1. General:

a) All necessary software to form a complete operating system as described in

this specification shall be provided.

b) The software programs specified in this Section shall be provided as an

integral part of FPU/DDC Controllers and shall not be dependent upon any
higher level computer for execution.

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E. FPU/DDC Resident Software Features

COMPLY 1. General:

c) Control Software Description:

i. The DDC Controllers shall have the ability to perform the following
pre-tested control algorithms:

- Two-position control
- Proportional control
- Proportional plus integral control
- Proportional, integral, plus derivative control
- Control loop tuning

ii. Control software shall include a provision for limiting the number of
times each piece of equipment may be cycled within any one-hour
period.
iii. The system shall provide protection against excessive demand
situations during start-up periods by automatically introducing time
delays between successive start commands to heavy electrical loads.
iv. Upon the resumption of normal power, each FPU/DDC Controller
shall analyze the status of all controlled equipment, compare it with
normal occupancy scheduling and turn equipment on or off as
necessary to resume normal operations.

d) DDC Controllers shall have the ability to perform any or all the following
energy management routines:

i. Time-of-day scheduling
ii. Calendar-based scheduling
iii. Holiday scheduling
iv. Temporary schedule overrides
v. Start-Stop Time Optimization
vi. Automatic Daylight Savings Time Switchover
vii. Night setback control
viii. Enthalpy Switchover (economizer)
ix. Peak Demand Limiting
x. Temperature-compensated duty cycling
xi. Fan speed/CFM control
xii. Heating/cooling interlock
xiii. Cold deck reset
xiv. Hot deck reset
xv. Hot water reset
xvi. Chilled water reset
xvii. Condenser water reset
xviii. Chiller sequencing

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F. Portable Operator’s Terminal (POT)

ACCESS CAN 1. Provide one portable operator terminal with a minimum LCD display of 80
BE DONE characters by 25 lines and a full featured keyboard. The POT shall be handheld
FROM ANY and plug directly into individual distributed control panels. Provide a user
PC WITH friendly, English language prompted interface for quick access to system
STANDARD information, not codes requiring look-up charts.
INTERNET
EXPLORER. 2. If the same Portable Operator’s Terminal cannot be used for all control
NO SPECIAL processors, provide separate POTs to accomplish the above functional
MMI IS requirements.
REQUIRED
3. Portable operator terminal access to controller shall be password controlled.

G. Operator Peripheral Devices

COMPLY 1. General: operator peripheral device communications, here designated as Man-

Machine Interface (MMI) to be handled simultaneously through various devices
generally categorized as software and hardware. Each device may be connected
in a direct proprietary, leased phone line, or dial-up phone line application.

2. Standards: all peripheral devices to utilize ASCII (American Standard Code for
Information Interchange) code and to be interfaced to the processing units with
standard RS 232 port. Communication versatility is to comply with all methods
previously specified herein.

3. Operator Station to comprise multiple operator peripheral input/output devices

which can all be used simultaneously.

4. Operator Access to system to be restricted by a software coding process.

Systems which provide only manual key lock accessibility are not acceptable.

5. Printers: system printers to provide hard copy data retention of change of state,
operator initiated actions, management reports, graphics and trended
information. Printers which can be interfaced include the following:

- colour printer
- receive only (RO) printer

Main control station to be provided with one colour and two receive only
printers. Secondary stations to be provided with one colour and one receive
printer.

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G. Operator Peripheral Devices (Cont’d)

COMPLY 5. (Cont’d)

Provide a printer (RO) for recording alarms, operator transactions and systems
reports, meeting the following minimum requirements:

a) Wide carriage 160 character per second print speed.

b) 9 x 9 DOT matrix character structure switchable to 9 x 18 DOT matrix for

letter quality output.

c) Compressed mode option for 220 characters per line.

d) Software selectable under line, emphasized, double strike and expanded

(double width) characters capability.

e) Adjustable line spacing.

f) Adjustable tractor for 5 inch to 15 inch paper widths.

Provide an A3 inkjet type colour printer for printing of graphics and any other
screen displays. Printer shall include as a minimum:

a) 80 Column tractor feed for normal use with ability to switch to friction feed
of single sheets of paper without any mechanical adjustments.

b) 360 x 360 Dot/inch image resolution.

c) Draft and letter quality print selection for alpha-numeric operations.

d) 32 K Buffer to store complete graphics for printing.

H. Cathode Ray Tube (CRT)

1. General: provide colour Cathode Ray Tubes (CRT) with direct video capability
and keyboards to display real-time data, allow operator commands, perform data
base generation and report system activity.

J. Field Devices and Controls

COMPLY 1. Provide all necessary transducers, flow and level switches, pressure and
temperature sensors, transmitters, etc.. where applicable to satisfy all functions
required.

2. Proof of fan operation shall be by means of air flow switches. Proof of pump
operation shall be by means of water flow switches.

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K. Schedule of System Graphics

COMPLY 1. HVAC Control:

a) Equipment: Show layout of all chillers, boilers, pumps, air handling units,
fan coil units and fans, as per mechanical drawings.

b) Control Points: Show all control points related to all equipment indicated
above as per schedule of functional point list and control diagrams.

2. Plumbing Control:

a) Domestic Cold Water System: Show all control functions as per functional
point list.

b) Fire Pump: Show layout plan, with location, by colour change status.

c) Location plan for each floor, indicating flow alarm devices and zone limits
with colour change status.

3. Fire Detection and Alarm

a) Fire Detection System: Overview schematic of detection / protection

scheme.

b) Zone Alarm/Fault: Layout plans of each basement floor with colour change
to indicate condition.

c) Zone Alarm/Fault: Allow for backup advisory messages in case of alarms

generation. Relay for action to be taken; mechanical equipment shutdown,
etc..

4. Electrical Control:

a) Power Distribution System: System overview with indication of list feeders,

main feeders, tie breaker status, by colour change. Show all control
functions as per functional point list.

b) General Switchgear: Show all control functions as per functional point list.

c) Diesel Engine System: Show all control functions as per functional point
list.

d) Unit Substation: Show all control functions as per functional point list.

e) Lighting Panel Boards: System overview with status indication of all zones.

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VOLUME 2 – PART 2
 DIVISION 15
MECHANICAL

BUILDING AUTOMATION AND CONTROL SYSTEM (BACS) (15970) (CONT’D)

L. SCHEDULE OF FUNCTIONS TO BE MONITORED AND/OR CONTROLLED

COMPLY
1. HVAC and Plumbing Systems

a. Start / Stop Functions for:

- Water Chillers (2 No.)

- Hot water boilers (2 No.)
- Supply and exhaust fans as indicated on the motor control centers and
motor control panels schedules (25 No.)
- All cooling and heating water pumps (6 No.)
- Domestic hot water circulators (2 No.)
- All air handling units (11 No.)

b. Status indication for:

- Water Chillers (2 No.)

- Hot water boilers (2 No.)
- Supply and exhaust fans as indicated on the motor control centers and
motor control panels schedules (25 No.)
- All cooling and heating water pumps (6 No.)
- Auto-manual indication of all automatically operated equipment.
- Domestic hot water circulators (2 No.)
- All air handling units (11 No.)

c. Fault indication for:

- Water Chillers (2 No.)

- Hot water boilers (2 No.)
- Supply and exhaust fans as indicated on the motor control centers and
motor control panels schedules (25 No.)
- All cooling and heating water pumps (6 No.)
- Domestic hot water circulators (2 No.)
- All air handling units (11 No.)

d. Status indication for:

- Potable water pressurizing pump set (1 set with 2 pumps)

- Main fire and Jockey pumps (3 No.)
- Sewage sump pump sets (2 sets each having 2 pumps)

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VOLUME 2 – PART 2
 DIVISION 15
MECHANICAL

BUILDING AUTOMATION AND CONTROL SYSTEM (BACS) (15970) (CONT’D)

L. SCHEDULE OF FUNCTIONS TO BE MONITORED AND/OR CONTROLLED (CONT'D)

COMPLY 1. HVAC and Plumbing Systems (Cont'd)

e. Fault indication for:

- Potable water pressurizing pump set (1 set with 2 pumps)

- Main fire and Jockey pumps (3 No.)
- Sewage sump pump sets (2 sets each having 2 pumps)

f. Alarm indication for:

- High level in all sump pits (2 No.).

- High chilled water supply temperature (1 No.)
- Low heating water temperature (1 No.)
- High level for fuel tanks (2 No.)
- Low level for fuel tanks (2 No.)
- Operation of any fire and jockey pumps (3 No.)
- Sprinkler water flow in each zone (2 No.)
- High room temperature in compressor room on roof ( 2 No. )
- High room temperatures in each cold room (7 No.).

g. Temperature reading for the following:

- Supply water temperature for each chiller (2 No.)

- Return water temperature for each chiller (2 No.)
- Supply water temperature for each boiler (2 No.)
- Return water temperature for each boiler (2 No.)
- Supply heating water temperature to system (1 No.)
- Return heating water temperature to system (1 No.)
- Supply chilled water temperature to system (1 No.)
- Return chilled water temperature to system (1 No.)
- Outside air temperature (1 No.)
- Outside relative humidity (1 No.)
- Supply chilled water temperature for each air handling unit (11 No.)
- Return chilled water temperature for each air handling unit (11 No.)
- Supply heating water temperature for each air handling unit (11 No.)
- Return heating water temperature for each air handling unit (11 No.)
- Supply air temperature (dry bulb) on each air handling unit (11 No.)
- Supply air temperature (wet bulb) on each air handling unit (11 No.)
- Return air temperature (dry bulb) on each air handling unit (11 No.)
- Return air temperature (wet bulb) on each air handling unit (11 No.)

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VOLUME 2 – PART 2
 DIVISION 15
MECHANICAL

BUILDING AUTOMATION AND CONTROL SYSTEM (BACS) (15970) (CONT’D)

L. SCHEDULE OF FUNCTIONS TO BE MONITORED AND/OR CONTROLLED (CONT'D)

COMPLY
1. HVAC and Plumbing Systems (Cont'd)

h. Level reading for:

- Boilers fuel oil tanks (2 No.)

2. Electrical

a. Synchronizing Panel

- Auto-manual indication (2 No)

- All signals on the built-in microprocessor control panel (2 No)

b. Automatic Transfer Switch

- Normal/Emergency status (6 No)

- Fault (6 No)

c. Main Distribution Board (MDB's and EMDB's)

- Status (on-off) (36 No)

- Main fault indication (36 No)

d. Generators

- Status indication (7 No)

- Off-auto-manual-fail indication (7 No)
- Trouble indication (7 No)
- Alarm indication (7 No)
- Fault indication (7 No)

e. High Temperature Alarm for:

- Lift machine room (18 No)

- Generator room (2 No)
- Emergency and EDL meter rooms (15 No)
- Transformer room (1 No)

f. Level of fuel oil tanks (6 No)

g. High level alarm for generator fuel oil tanks (6 No)

h. Low level alarm for generator fuel oil tanks (6 No).

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VOLUME 2 – PART 2
 DIVISION 15
MECHANICAL

BUILDING AUTOMATION AND CONTROL SYSTEM (BACS) (15970) (CONT’D)

L. SCHEDULE OF FUNCTIONS TO BE MONITORED AND/OR CONTROLLED (CONT'D)

COMPLY
3. Lifts

- On/off status (28 No)

- Emergency / Fault status (28 No)
- Built-in intercom unit status (28 No)

4. Lighting Control

a. On/Off control of all floors lighting relay panels (45 No)

b. Status indication of all floors lighting relay panels (45 No)

5. Emergency Power Supply

a. Emergency KW hour meters readings (250 No.)

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VOLUME 2 – PART 2
 DIVISION 15
MECHANICAL

BUILDING AUTOMATION AND CONTROL SYSTEM (BACS) (15970) (CONT’D)

PART 3 - EXECUTION

A. Examination
COMPLY
1. Verify that conditioned control rooms are ready to receive work.

2. Verify field measurements are as shown on shop drawings and as instructed by

manufacturer.

3. Verify that required utilities are available, in proper locations, and ready for use.

4. Correct unsatisfactory conditions.

B. Interface with other Products

COMPLY
1. Connect HVAC control devices under provisions of Division 15 related
Sections.

2. Connect motor controllers, lighting controls, fire alarm and smoke detection
devices, intrusion detection and security access devices, electrical sensing and
measurement devices, electrical controls and relays, programmable logic
controller, under provisions of Divisions 14 and 16 related Sections.

C. Field Quality Control

COMPLY
1. Test each sequence of building management system by simulation of normal,
off-normal, and alarm conditions.

D. On-Site Testing
COMPLY
1. Provide Engineer-approved operation and acceptance testing of the complete
system. The Engineer will witness all tests.

2. Field Test: When installation of the system is complete, calibrate equipment and
verify transmission media operation before the system is placed on line. All
testing, calibrating, adjusting and final field tests shall be completed. Provide a
detailed cross check of each sensor within the system by making a comparison
between the reading at the sensor and a standard traceable to the National
Bureau of Standards. Provide a cross check of each control point within the
system by making a comparison between the control command and the field
controlled device. Verify that all systems are operable from local controls in the
specified failure mode upon panel failure or loss of power. Submit the results of
functional and diagnostic tests and calibrations to the Engineer for final system
acceptance.

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VOLUME 2 – PART 2
 DIVISION 15
MECHANICAL

BUILDING AUTOMATION AND CONTROL SYSTEM (BACS) (15970) (CONT’D)

D. On-Site Testing (Cont’d)

COMPLY
3. Compliance Inspection Checklist: Submit in the form requested, the following
items of information to the Engineer for verification of compliance to the project
specifications. Failure to comply with the specified information all constitute
non-performance of the contract. The Contractor shall submit written
justification for each item in the checklist that he is unable to comply with. The
Engineer will initial and date the checklist to signify Contractor’s compliance
before acceptance of system.

a) Verify to the Engineer in letter form that supplier has in-place support
facility. Letter shall show location of support facility, name and titles of
technical staff, engineers, supervisors, fitters, electricians, managers and all
other personnel responsible for the completion of the work on this project.

b) Submit in data sheet form or official government approval form compliance

to F.C.C. Regulation, Part 15, Section 15.

c) Manually generate an alarm at a remote Controller as selected by the

Engineer to demonstrate the capability of the workstation and alarm printer
to receive alarms within 5 seconds.

d) Disconnect an operator workstation in the central control room and manually

generate an alarm at a remote Controller to demonstrate the capability of the
system printer to receive alarms when the workstation is disconnected from
the system

e) Disconnect one Controller from the network to demonstrate that a single

device failure shall not disrupt or halt peer-to-peer communication. Panel to
be disconnected shall be selected by the Engineer.

f) At a Controller of the Engineer’s choice, display on the portable operator’s

terminal:

1) Setpoints and status conditions, i.e., on or off for a system or piece of

equipment attached to that panel as well as for points at another
Controller on the network, as selected by the Engineer.

2) The diagnostic results as specified for a system or piece of equipment

attached to that panel as well as for a system or piece of equipment
attached to another Controller.

3) The ability to add a new point to the Controller with the POT and have it
automatically uploaded to the workstation to modify that panel’s stored
database.

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VOLUME 2 – PART 2
 DIVISION 15
MECHANICAL

BUILDING AUTOMATION AND CONTROL SYSTEM (BACS) (15970) (CONT’D)

E. Field Services
COMPLY
1. Adjust setpoints, alarm points, and display configurations so that system
performs as specified.

2. Include installing and debugging hardware and software. Perform hardware

configuration revisions required to accommodate software patches.

3. Enter building management data base and provide backup copy.

F. Cleaning
COMPLY
1. Clean equipment finishes interiors of equipment cabinets.

G. Service and Guarantee

COMPLY 1. General Requirements: Provide all services, materials and equipment necessary
for the successful operation of the entire BACS system for a period of one year
after completion of successful performance test. Provide necessary material
required for the work. Minimize impacts on facility operations when performing
scheduled adjustments and non-scheduled work.

2. Description of Work: The adjustment and repair of the system includes all
computer equipment, software updates, transmission equipment and all sensors
and control devices. Provide the manufacturer’s required adjustment and all
other work necessary.

3. Personnel: Provide qualified personnel to accomplish all work promptly and

satisfactorily. Owner shall be advised in writing of the name of the designated
service representative, and of any changes in personnel.

4. Schedule of Work: Provide two minor inspections at 6 month intervals and two
major inspections offset equally between the minor inspections to effect
quarterly inspection of alternating magnitude, and all work required as specified.
Minor inspection shall include visual checks and operational tests of all
equipment delivered. Major inspections shall include all work described for
minor inspections and the following work:

a) Clean all equipment, including interior and exterior surfaces.

b) Perform signal, voltage and system isolation checks of system workstations

and peripheral.

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VOLUME 2 – PART 2
 DIVISION 15
MECHANICAL

BUILDING AUTOMATION AND CONTROL SYSTEM (BACS) (15970) (CONT’D)

G. Service and Guarantee (Cont’d)

4. (Cont'd)

c) Check and calibrate each field device. Check all analog points and digital
points.

d) Run all diagnostics and correct all previously diagnosed problems.

e) Resolve and correct any previous outstanding problems.

Provide detailed report after each inspection.

COMPLY
5. Emergency Service: Owner will initiate service calls when the system is not
functioning properly. Qualified personnel shall be available to provide service to
the complete system. Furnish Owner with a telephone number where service
representative can be reached at all times. Service personnel shall be at the site
within 24 hours after receiving a request for service. Restore the control system
to proper operating condition within 3 days.

6. Operation: Performance of scheduled adjustments and repair shall verify

operation of the system as demonstrated by the initial performance test.

7. Systems Modifications: Provide any recommendations for system modification

in writing to Owner. Do not make any system modifications, including operating
parameters and control settings, without prior approval of Owner. Any
modifications made to the system shall be incorporated into the operations and
maintenance manuals, and other documentation affected.

8. Software: Provide all software updates and verify operation in the system. These
updates shall be accomplished in a timely manner, fully coordinated with the
system operators, and shall be incorporated into the operations and maintenance
manuals, and software documentation.

H. Demonstration
COMPLY
1. Provide systems demonstration under provisions of the Contract Documents.

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VOLUME 2 – PART 2
 DIVISION 15
MECHANICAL

BUILDING AUTOMATION AND CONTROL SYSTEM (BACS) (15970) (CONT’D)

J. Training
COMPLY
1. The Contractor shall provide competent instructors to give full instruction to
designated personnel in the adjustment, operation and maintenance of the
system installed rather than a general training course. Instructors shall be
thoroughly familiar with all aspects of the subject matter they are to teach. All
training shall be held during normal work hours as follows:

2. Training shall include:

a) Explanation of drawings, operations and maintenance manuals.

b) Walk-thru of the job to locate control components.

c) Operator workstation and peripherals

d) Controller operation/function

e) Operator control functions including graphic generation and field panel

programming.

f) Operation of portable operator’s terminal.

g) Explanation of adjustment, calibration and replacement procedures.

3. Provide additional training quarterly for a period of one year from final
completion of the project.

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VOLUME 2 – PART 2