Bms

SECTION 24
BUILDING MANAGEMENT SYSTEMS (BMS)

PART 1 - GENERAL
1.1 RELATED DOCUMENTS
A.
Drawings and general provisions of Contract, including General and Special Conditions
(General Requirements), apply to work of this Section.
B.
General Provisions for HVAC Work, apply to work of this Section.
C.
Testing and balancing apply to work of this Section.
1.2 DESCRIPTION OF WORK

Work includes providing all materials, equipment, accessories, services, and tests necessary to
complete and make ready for operation by the Owner, Building and Energy Management
System (BMS) in accordance with the control diagrams, performance narratives, and
specifications.
1.3 SYSTEM COMPONENETS
A.
It is the intent of this specification to define a state-of-the-art distributed computerized Building

Management and Control System which is user friendly, has known reliability, is extremely
responsive, and which is to be designed, installed, implemented, and supported by a local office
of the manufacturer through people skilled in providing functional and efficient solutions to
building system needs.
The vendors shall make sure in their proposal to clearly separate between BMS, DDCs and field
devices. Three different sections will be provided, the first for the BMS and associated cables,
CPU, MMI, etc. The second for the DDCs and associated cables, terminal blocks, enclosures &
panels, terminations, etc. and the third will be for field instruments (valve Actuators, damper
Actuators, sensors, transmitters, etc.). The proposal should be structured in a manner that in
case of removal of the BMS section the DDCs and field instruments stated in second and third
sections will be capable of stand alone operation and performing all the requirements stated
herein after in this specifications.
B.
To allow evaluation of vendors and systems, a detailed technical proposal shall be provided and
formatted strictly in accordance to this outline. Vendors standard literature not complying with this
format and content requirement will not be considered or evaluated. Proposal requirements follow:
1. Proposed system complete with location and block diagram including central computer type
and memory, peripherals, communication interfaces, all LAN cards, all active hubs and
repeaters, network layout, distributed primary bus connected control/monitor panels with
location, listing of equipment directly connected to a primary bus controller, and secondary
network drivers and connected systems. Provide copies of required UL listing cards.
2. Compliance Checklist - Provide a specification paragraph-by-paragraph listing of strict wordfor-word compliance or non-compliance. For each item of conditional or non-compliance, spell
out the vendor's substitute response.
3. Computer based central
a. Day-to-day interactive operator interface description with sample English/Graphic
displays, penetration scheme for display/command and logical configuring, and
KFUPM - Building Management System - BMS - Tender Documents

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examples of alarms and data in various modes (disabled, fixed, not responding, etc.)
b. Short cut penetration schemes for direct graphic, point, and command access.
c. Color graphic system description with sample system displays, color graphic
penetration and command schemes, graphic creation means, library of symbols, and
curve plot.
d. Interactive data editing scheme to modify the system database and parameters
including, but not limited to, operators, peripheral assignments, system configuration,
text, time schedules, point monitoring limits, event-initiated control, and control
application program parameters.
e. Electronic mail/messaging description and samples.
f.
Data access control and security scheme.
g. Report descriptions including selection scheme and sample reports.

h. Programming facility including language and canned packages of subroutines and
intrinsic functions.
i.
Sample sequence of operation and flowchart display.
j.
Sample custom report.
k. Sample text alarm message.

l.
Sample of system and point descriptor text.
m. Technical description of all hardware components.

n. Sample alarm report.
o. Sample alarm acknowledgment report.
p. Procedure for setting up and displaying extended trend file reports.
Distributed control panel point architecture, memory, and battery. Functional description.
Scan/Report speed and alarm detection speed. Control and survival capabilities.
5.
Communications network architecture, points, and panels.

a.
Protocol description, host independent, bus-cut reaction.
b.
Bus limitations, distances between active links and hubs, etc.
c.
Number of devices on bus without repeater.
d.
Error checking, collision prevention, recovery.
e.
Controller internal architecture, communication cards, board-to-board

communications, secondary bus drivers.
f.
6.
Point sharing/update scheme.
Available services for full system maintenance, software update and modifications,
hardware spare parts, add and changes, system training and training classes.
7.
Contractor experience/capability, size.

a.
Organization with key brief resumes.
b.
10-years history of local support of management, engineering, installation, and

maintenance locations and business.
c.
Local experience on similar jobs with references.
Salama Structural Engineers

King Fahd University of Petroleum and Minerals
Dammam, KINGDOM OF SAUDI ARABIA
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8.
C.

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d.
Local facility description.
e.
30-year history of automation/management system evolution and ongoing support.
Vendors' standard specification data literature.
In case of any conflict between any parts of this specification or any other document elsewhere
the material with higher stated specifications must be used. Any conflict or technical
misunderstanding should be discussed during bidding phase. The consultant will be the only
technical reference for the intents and contents of this document and the contractors will have to
follow consultant technical interpretation in case of any conflict arising after bidding stage.
1.4 SYSTEM DESCRIPTION

A.
Scope
1
Supply and install Building Management System (BMS), Direct Digital Controllers (DDCs) and
Field Devices complete in accordance with the requirements of the contract documents.
The BMS shall be of the latest technology having PROFIBUS, BACNET or LONWORKS
system and products (allowing for open protocols), integrated and installed as a complete
package with automatic temperature control system. Manufacturers having BMS and fire
control system will be preferred.
The system shall include all BMS computer software and hardware, BMS operator input/output
devices, direct digital controllers, automation sensors and control, wiring and piping.
Provide the engineering, installation supervision and labor, calibration, software programming
and checkout necessary for a complete and fully operational system as specified hereafter.
Provide surge transient protection for all BMS and control equipment.
1.5 QUALITY ASSURANCE

A. Acceptable Manufacturers/Installers
1.
Subject to the requirements of the Contract Documents an installer approved by the

Engineer and complying with the following requirements shall carry out the supply and
installation of the Building Automation System:
a. Having a local office staffed with factory trained and certified engineers fully capable of
providing instruction, routine maintenance and emergency maintenance service on all
system components.
b. Having a 5-year successful experience record in the design and installation of
computerized building systems similar in performance to that specified herein and
prepared to provide evidence of this history as a condition of acceptance and approval.
B. Regulatory Requirements
1. UL Listing
a. The entire System and its associated DDCs and field instruments shall be approved
and listed by Underwriters Laboratories Inc; or other equal and approved authority
acceptable to the Engineer. Manufacturer must submit a copy of the appropriate UL
Listing Cards identifying the system by name.
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b. Listing compliance shall include but not be limited to the following:
Building and Energy Management System, DDCs, field instruments (UL 864)
Process Management System (UL 864)
c. The following codes and standards shall be applicable:
ASHRAE 114: Energy Management Control Systems Instrumentation, 1986.
ASHRAE 135: Communication Protocol for Building Automation and Control

Networks, 1995.
NEMA ICS 1: General Standards for Industrial Control and Systems, 2000.
NEMA ICS 2: Industrial Control and Systems: Controllers, Contactors, and

Overload Relays Rated 600 V, 2000.
NEMA DC-12: Hot Water Immersion Controls, 1985 (R 1991)(R 1997).
NEMA DC-3: Wall-Mounted Room Thermostats, 1989 (R 1996)
BS 7671: Requirements for electrical installations (IEE Wiring Regulations,

sixteenth edition), 2001.
NEC 348: Electric Metallic Tubes (EMT).
ANSI / ASHRAE / IESNA standard 90.1-2001
1.6 SUBMITTALS
A.
Submit for the Engineer's review and approval qualifications and experience details of
proposed installer's project manager, project engineer, engineering staff and electronic
technicians to be involved with the supervision, engineering and installation of the BMS.
B.
Product Data: Submit manufacturer's specifications, for all components of the system
including installation instructions and system generation instructions.
C.
Material submittal: All products data should be provided for consultant approval including list of
materials used with complete part number, data points summary (schedule of I/0 points),
drawings that shows control over mechanical / electrical sections, sequence of operation
(performance narratives), complete technical catalogues of submitted devices which complies
to the consultants technical specifications. All submitted materials should be in English.
D.
Shop Drawings: Submit layout drawings of all installed system components as follow:
1. Provide complete installation details for all devices such as: cable trunks, conduits, pull
boxes, field
devices, etc.
2. Provide identification tags for all control equipments on the appropriate mechanical /
electrical sections.
3. All materials used within the drawings have to be clearly identified by part number referring
to the final technically approved materials submittal.
4. Clearly show the actual cable routing, ceiling mounting, spacing of clamps and pull boxes.
5. Provide a legend for all symbols and abbreviations used in drawings / tables.
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6. Provide complete description table for conduits and cables of each Local Control Panel
(LCP), FCU,
detectors, trunk, etc. These tables must state the cable data (code, size,
description, service, type of carried signal, total number used, etc) as well as conduit data
(code, size, type, etc).
E.
As-built drawings: The contractor shall provide As-built drawings (drawings with complete part
number of installed equipments and installation details for cables, conduits, etc.).
1.7 ACCEPTANCE PROCEDURE

A.
Forward to the Engineer submittal data relevant to point index, functions, limits, sequences,
interlocks, power fail-restarts, , logs, software routines and associated parameters, and other
pertinent information for the operating system and database. Enter into the central computer
and debug approved software packages. Prior to on-line operation, perform in the presence of
the Engineer a complete demonstration and readout of the computer real-time responsibilities
of surveillance and command.
This demonstration, having satisfactorily met previously
approved submittals, shall, with the Engineers written acceptance, allow commissioning the
BMS for on-line operation.
B.
Upon successful completion of system generation, the Engineer shall be requested in writing
to inspect and approve the satisfactory operation of the BMS, sub-system(s) and accessories.
Upon receipt of a detailed system adjustment list from the Engineer prepare an installation
inspection report showing each outstanding item on the system adjustment list. After all items
appearing on the installation inspection report are completed, make a second written request
for system approval to the Engineer. As each or all items are approved, enter an appropriate
notation at the time of joint inspection on the system report with counter signature of the
Engineer. Make a copy of this report for the Engineer.
C.
Where modification, alteration, addition or removal of hardware or software programs of the

BMS or related accessories is required for the purpose of eliminating point list items, off-line
operation and testing to implement them shall be done as required until such time as an
acceptable performance of the BMS has been established. Correct problems that occur within
approved hardware or software in an appropriate fashion. Any such occurrence shall not void
previous approval; however, be responsible to attend to and remedy such items within a
reasonable amount of time. Maintain appropriate logs, schedule and reports to reflect these
items.
1.8 OPERATOR INSTRUCTION

A.
Provide operator instruction both prior to Substantial Completion of the Project and throughout
the Maintenance Period as required.
B.
During system commissioning and at such time acceptable performance of the Building
Automation System hardware and software has been established, provide on-site operator
instruction to the Employers operating personnel. Perform operator instruction during normal
working hours by a competent installer representative familiar with the BMS software,

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hardware and accessories.

C.
At a time mutually agreed upon during system commissioning as stated above, give
instruction, for the periods required by the Engineer, but no less than 50 hours to the
Employer's designated personnel on the operation of all equipment within the BMS and
describe its intended use with respect to the programmed functions specified.
Operator
orientation of the automation system shall include, but not be limited to, the overall operational
program, equipment functions (both individually and as part of the total integrated system),
commands, system generation, advisories, and appropriate operator intervention required in
responding to the system's operation. Use an Operation and Maintenance Manual prepared
for this project in addition to the instruction.
Provide three copies of the Operation and
Maintenance Manual.
D.
Provide to the Employers designated personnel additional instruction, for the periods required
by the Engineer, but no less than 150 hours. This instruction shall provide a description of the
chronological information flow from field sensors, contacts and devices to the centrally located
BMS. The overview of the systems communication network shall provide a better
understanding to the operator of the interplay between initiating devices, Field Processing
Units, system communications, and their importance within the operation of the BMS.
PART 2 PRODUCTS
2.1 SYSTEM STRUCTURE AND CONFIGURATION

A.
Provide system of modular design and consisting of a Central Processing Unit, Direct Digital
Controllers (DDCs) and Operator Station(s). A multiplexed communications network shall
interconnect these basic system elements.
B.
The basic elements of the BMS structure shall be built up of only standard components kept
in inventory by the BMS supplier. The components shall not require custom doing other than
setting jumpers and switches, adding firmware modules or software programming to perform
required functions.
C.
Provide the following system components:

1. In the Building and Energy Management System:
a. The Central Processing Unit. (CPU)
b. One Color CRT display.
c. One high-speed color printer.
2. Distributed about the buildings:
a. All sensors, which are part of HVAC system automatic temperature controls, plumbing,
fire fighting, fire alarm or electrical systems.
b. All required direct digital controllers, unitary direct digital controllers, and VAV box
controllers.
c. All supplied equipments should be designed and manufactured to operate and

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function with no performance degradation under the following operating conditions :

1. Voltage : 220V 10% .
2. Frequency : 50Hz 1% .
3. Temperature: 0 to 50 C .
4. R.H. : 20% to 90% non-condensating.
2.2 ELECTROMAGNETIC COMPATIBILITY

Ensure all monitoring system equipment is compatible, and does not adversely affect any other
equipment installed in the same location. Ensure all monitoring system equipment meets the
requirements of:
1. BS EN 60950.
2. BS 6527 (EN 55022).
3. BS 6667 Part1 and BS EN 60801-2.
4. BS 7671 (IEE Wiring Regulations).
5. BS EJN 55014.
6. CE Electromagnetic interference regulations.
2.3 CENTRAL PROCESSING EQUIPMENT

A. General
1. The Central Processing Unit (CPU) is to control operator input/output, data transmission to and
from the Field Processing Units and to perform all software functions as specified hereafter.
2. Provide a computer (PC) based CPU, with the latest state-of-art technology; the following is the
minimum configuration of an Original Equipment Manufacturer (OEM), such as DELL, Compaq,
IBM, etc. with one of the latest Intel processors available in the market. The PC shall be provided
with a minimum of 512 MB of RAM and a 19-inch SVGA high-resolution, color, low radiation
monitor with rectangular shape and a minimum resolution of 1024x768 shall be provided. A 40
GBs EIDE hard disk, a high-density 3.5" floppy drive, one high speed CDROM (at least 50X) shall
also be provided. The workstation shall be equipped with power supply surge protection,
English/Arabic keyboard, a mouse, speakers and a backup device.
B. Memory Backup
1. In the event of Central Processing Unit or memory storage failure, the operator shall not be
required to manually re-enter system data. Supply the necessary hardware and software to allow
periodic dumping of operator-entered data onto another storage media. Also, provide necessary
hardware and software to reload this data when changes, additions, or failures cause this data to
be lost in the computer memory.
2. Incorporate a data storage management system in the operator facilities, which warns against
impending on-line storage overflow and allows for data archiving to and retrieval from off-line nonvolatile media. Ensure the system prompts the operator at pre-defined intervals to carry out the
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data archiving procedure.

3. Provide a UPS to maintain the CPU's volatile RAM for a minimum of 30 minutes.
2.4 OPERATOR STATIONS

A.
Provide all operator input/output devices, which utilize ASCII (American Standard Code for
Information Interchange) code and interfaced to the BMS with standard EIA (Electronic Industries
Association) hardware.
B.
The OWS Real time operating system shall be true multi-tasking providing concurrent execution
of multiple real time programs and custom program development. "Switching" from foreground
applications to background applications where the background applications are suspended is
NOT acceptable.
C.
Provide capability to allow operator I/O devices to communicate by an RS-232-C, 20mA current
loop, or over telephone lines through a modem interface.
D.
Group all operator I/O devices into stations which control and monitor building activity. These
stations shall have the capability to be comprised of multiple I/O devices that can all be used
simultaneously. The characteristics of each station shall be on-line definable and totally
independent of each other.
E.
Each device shall be defined as to what type or types of system feedback it shall receive. This
assignment shall be independent for each device.
1.
High Speed Color Printer for alarms

a.
Provide one wide carriage color printer for hard copy change-of-state printouts,
system logs, information summaries, and control system malfunction advisories.
The Printer shall output 10 characters per inch and 132 characters per line of
paper and shall print with a minimum of four colors.
b.
It shall have a minimum operating speed of 200 characters/second.
c.
These printers shall be capable of using fan fold paper.
d.
Optionally, the Printers can be formatted to print on standard A3 size paper.

Reformatting shall be accomplished by keyboard command.
e.
2.
The CPU shall issue a form feed when the Printer reaches the bottom of the paper.
Report Printer
a.
The report printer shall be a business class inkjet color printer with speed not less
than 12 PPM in Black and 10 PPM in color.
3.
Color CRT Display

a.
Provide one color CRT with direct video capability as a standard for soft copy
change-of-state displays, system logs, information summaries, control system
malfunction advisories, and Operator input advisories. Each shall have a 19-inch
minimum display screen.

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The color CRT display format shall be organized to permit the output of displays
and/or summaries specified hereinafter, while concurrently displaying the most
recent change-of-state occurrence.
c.
The format shall also include in a dedicated and protected area of the viewing
screen, the current date and time.
d.
The Color CRT shall output advisories in a dedicated and protected area of the
viewing screen, and sound a unique audible tone in the event of control system
hardware malfunctions or restorations.
e.
The Color CRT shall contain a system Watchdog feature that shall sound a unique
audible tone in the event of a computer or communications malfunction.
f.
Individual point information shall be coded via a minimum of eight different colors.
These colors shall be defined with respect to system type and condition.
g.
The Color CRT shall output System Advisory Messages upon hardware
malfunction or restoration in a dedicated and protected area of the viewing screen.
h.
The unacknowledged change-of-state occurrence shall output in a dedicated and

protected area of the viewing screen.
i.
The time, date, system advisory messages, and unacknowledged change-of-state

occurrence shall output in double size characters.
j.
Individual point information shall include, but not be limited to:

(i) Point identifier and expanded identifier.
(ii) Real time value.
(iii) Engineering units.
(iv) Mode units.
k.
The most recent change-of-state occurrence and unacknowledged change-of-state

occurrence point information shall be a chromatic output as specified here in
above.
l.
A system display shall be a dynamic chromatic output, updating to the current point
condition at least every one (1) seconds.
4. Integrated Data Display

a.
The Color CRT shall output chromatic system graphic displays. These chromatic graphic
displays shall detail all mechanical, electrical, and fire systems.
b.
An operator request for a chromatic graphic display shall cause the associated system to
be automatically selected and outputted on the viewing screen. The operator request shall
be entered via the "specific building" and "specific system" level of identification specified
hereinafter under SYSTEM FORMAT.
c.
When a point is in alarm on the CRT, the operator shall be able to display associated
graphic with a single keystroke.
d.
Each chromatic graphic display shall consist of two distinct sections: a static section and a
dynamic section. The static section shall consist of elements that usually do not change

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with time or point condition. The dynamic section shall consist of elements that usually do
change with point conditions.
e.
Each static section shall be capable of being associated with any number of dynamic
sections.
f.
A minimum capability of 256 different static sections shall be provided.
g.
The elements of a static section shall include, but not be limited to:
(i) Lines.
(ii) Symbols.
(iii) Character strings (single/double sized).
h.
The elements of a static section shall be capable of outputting in any color.
i.
A static section does not have to be associated with a dynamic section to be used as
chromatic output.
j.
The dynamic section shall accommodate a minimum of 40 elements.
k.
The elements of a dynamic section shall include, but not be limited to:
(i) Point identifier.
(ii) Point expanded identifier.
(iii) Real time value.
(iv) Engineering units.
(v) Mode units.
(vi) Symbols.
(vii) Lines.
(viii) Text strings.
(ix) Digital values.
l.
The elements of a dynamic section shall be capable of outputting in any colors; for any one
of the conditions specified hereinbefore under Color CRT Unit.
m.
Symbols shall be a pictorial illustration of the point condition. This illustration shall not be
dependent on the type of sensor/device being represented.
n.
A chromatic system graphic display shall update the dynamic elements to the current point
condition at least every one seconds.
o.
Symbols shall include, but not be limited to:

Central Processing Unit.
Chiller.
Circuit Breaker Closed.
Circuit Breaker, Open.
Coil, Cooling.
Coil, Heating.
Damper
Detector, Fire.
Detector, Flame.

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Detector, Smoke
Detector, Thermal.
Electrical Ground
Emergency Power, Battery
Fan.
Filter.
Flow Arrow.
Keyboard.
Panel, Lighting.
Pumps.
Switch, Closed.
Switch, Open.
Transmitter.
Transformer.
Valve, Two-Way.
p.
Lines shall include, but not be limited to:

Vertical.
Horizontal.
Diagonal.
q.
Character Strings shall include alphanumeric characters and shall be capable of a

minimum of 60 characters length.
r.
Any dynamic element shall be capable of being used many times on a single chromatic
graphic display.
s.
Data to be displayed within a graphic shall be assigned regardless of physical hardware

address. Graphics are to be on-line programmable. Points may be assigned to multiple
graphics and shall also contain calculated or pseudo points. Points (physical and pseudo)
shall be displayed with dynamic data values with optional text descriptors, status or value,
and engineering unit. Coloration shall be used to denote status and alarm states. In
addition, animation shall be used, to confirm operator commands (e.g., fan and pump
rotation, and graphical motion).
All points shall be dynamic and shall continuously update anytime their field status or value
changes. Points shall be commanded from any graphic directly via mouse selection.
t.
Penetration within a graphic hierarchy shall display each graphic name, as they are
stacked to facilitate operator understanding. The "backtrack" of names shall permit the
operator to move upward on the hierarchy by mouse click on the stacked backtrack. The
backtrack shall show at least the previous four penetration levels. The operator shall be
provided the option of showing each graphic full screen size with the backtrack as a
horizontal header or by showing a stack of graphics.
u.
The operator shall be provided with a means to directly access any graphic or any point

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without going through the penetration path. Direct access to graphics shall be by menu
selection wherein the operator may optionally enter the name of the graphic system
desired or select the desired graphic via cursor positioning on a scroll bar listing of all
graphics. Graphics shall also be selected by entering, or selecting via scroll bar of all
system points, the user address of any point within the graphic. Graphics shall also be
assigned to any tool bar icon for single stroke selection at any time.
v.
In addition to dynamic graphic system wide multi level data and functional penetration
procedures, each operator shall be provided with a unique button tool bar selector. Upon
operator sign-on, the operators unique tool bar shall display on the screen. The system
shall allow each operator to easily assign multi step operator functions to any tool bar
button. Buttons shall be operator-programmable.
w.
By partial data entry, a wild card search utility shall be provided. For example, by entering
"Room," all points with the word "Room" in their name shall be listed. The wild card search
utility shall be used for point data access by point name or by point attribute, when
searching alarm history files by date range or for critical alarms only, and by searching the
operator activity files by date range.
x.
To enable operators to view graphics in greater detail, a zoom/pan display feature shall be
provided via a diagonal click-and-drag mouse operation.
5. On-Line Graphic Generation

a.
A program shall be provided to allow the operator to create or modify chromatic graphics
on-line as herein before specified under Color CRT Display.
b.
System advisories, change-of-state output, operator acknowledgement, and issuance of

field control commands shall not be inhibited on any operator input/output device, including
Color CRTs during creation or modification of a chromatic graphic.
c.
When a static or dynamic element is being added or deleted, the element will flash until an
execute or ignore command is entered.
d.
Chromatic graphics shall be saved/restored on the same Save/Restore device specified

hereinafter under Database Save/Restore.
e.
Operator advisory messages shall be provided to indicate illegality of generating certain

graphics.
6. Controller Support.
The OWS shall provide complete utilities necessary for management of the network of
digital controllers and devices. Each controller shall be provided with a user definable
name. Provide software to execute and observe diagnostics of any remote device
connected to the primary bus and the ability to deactivate and restart the device.
2.5 DIRECT DIGITAL CONTROLLER (DDC)

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A. Provide Digital System Controller that shall perform its assigned control and energy management
functions as a stand-alone unit. Furthermore, it shall be capable of being incorporated into a BMS
trunk for communication with or management by the BMS. The digital system controller shall perform
its full control and energy management functions, regardless of condition of communications link with
the BMS. These stand-alone capabilities shall include, but not be limited to:
1.
Control
a. Provide control algorithms, which shall be resident in the DDC to permit ON /OFF,
Proportional, Integral and Derivative control modes in any combination to meet the
needs of the application. Other control modes such as adaptive, incremental,
floating or two position must be available to adapt according to job needs.
b. Perform all control in a digital manner using the digital signal from the
microprocessor-based controller converted through electronic circuitry for
modulation of electric actuators.
c. Ensure that more than one control loop can be coupled together in a cascade
configuration.
2.Energy Management
Provide the DDC to be capable of performing all the energy management functions
necessary to reduce energy consumption. These programs shall include, but not be limited
to:
a.
Supply air re-set using space load demand.
b.
Economizer control.
c.
Optimal start/stop using an adaptive algorithm to prevent the need for manual
adjustment of parameters.
d.
User tailored programs. The library of routines available in firmware must be

capable of generating additional programs as may be required for specific user
requirements. These should include, but not be limited to:
(i) Chiller efficiency.
(ii) Intermediate season (dead zone) control.
(iii) VAV fan matching & supply fan control (airflow control).
(iv) Trending of variables.
(v) Historical data storage.
(vi) Totalizing.
(vii)Holiday programming.
(viii)Occupancy Schedule.
B. Local Display and Adjustment Panel

1. Provide the DDC with a digital display, programmed to display analog variables, binary conditions,
off normal scans and other analog or binary information required for analysis and adjustment of
the system being controlled. The display panel shall contain visible indication lights to indicate,
automatic operation, manual or override operation, a test and associated trouble light, alarm
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indication and an auxiliary light associated with the special purpose auxiliary function keys. Manual
switches shall also be included to be used in testing and commissioning phases.
2. The associated keyboard shall contain numerical keys to call-up the desired point and type of
value to be displayed and have several special dedicated keys for such functions as manual-auto,
test and function and value enter, as an aid to the operator. The digital display should also have
the capability to call points by there associated operator defined names.
3. Adjustments of control variables shall be conveniently available at the controller through the
keyboard and display. These adjustments shall include, but not be limited to, proportional gain,
integral rate, the velocity and acceleration constants associated with incremental control and on/off
values of two-position control.
4. Different protection levels shall control data access and modifications of specific parameters.
C. Field Programmable
1. The controller shall contain all necessary mathematics including fixed formulas for psychometric
calculations, logic, utility functions and all standard energy calculations and control functions in
ROM to be available in any combination for field programming the unit.
2. Final field programs shall be stored on EEPROMS.
D. Expandability: The DDC shall be expandable by adding additional field interface units that operate
through the processor of the DDC. The processor in the DDC shall be able to manage remote field
interface units thereby expanding its control loop and energy management point capacity.
E. Calibration Compensation: To maintain long term analog accuracy in the controller sensing circuits,
the DDC shall sense the voltage being supplied to the resistance sensing element and through
firmware compensate for power supply changes due to long term drift or drift due to ambient
temperature changes at the power supply.
F. Associated Hardware Use electric actuators and sensors that are compatible with the output of the
DDC.
G. Variable Air Volume Box Individual Room Controller
Provide stand-alone control and link to BMS. Provide a controller allowing programming, monitoring
and all possible and applicable control applications on the BMS network. The DDC (IRC) shall be
capable of totally monitoring and controlling all VAV box aspects. Supply air pressure compensation
control is also required.
H. Fan Coil Unit Room Temperature Controller
Provide stand-alone room temperature controller with all its associated cables, cable trays, mounting
accessories. Provide also room thermostat with temperature set point selection knob, three-speed fan
selection with three speeds and automatic fan selection switch, and on/off switch. The room
temperature controller must also be capable to perform automatic changeover based on pipe
thermostat decision in case of two pipes FCU and must be equipped with Heating/Cooling switch in
case of 4 pipes FCU. In 2 pipes FCU, electrical heater will only be used in intermediate season. For
Energy Management purposes, Occupancy switch will shut fan coil unit off in case of un-occupancy
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and start it back in case of occupancy detected. All FCU serving corridors, should be communicating
with BMS and setpoint should be adjusted by BMS through duct temperature sensors.
I.
Diagnostics: The DDC shall contain in its program a self-test procedure for checking the indication
lights on the digital display, and by means of a nondestructive memory, check the computer.
Provide software to check the execution of all required automatic control sequences and produce a
report for Engineer approval.
J. All Controllers should have a minimum of 20% installed spares in Memory, processing units and each
type of input/ output points.
K. Cabinet
1. Enclose the DDC in a metal cabinet. Construct the cabinet such that it can be mounted and
electrical terminations made during the construction phase of the Project. Remove the DDC
electronics to be added at a later stage, i.e. commissioning of the system. Segregate terminals into
groups carrying different voltages in accordance with BS 7671 (IEE regulations). The cabinet color
finish will be full glass to BS 4800 shad number 18E55
2. Provide the DDC cabinet with a key lock. All cabinets on each installation shall utilize one master
key.
3. The DDC cabinet shall be properly earthed.
4. Electrically terminate all control wiring and system communications inside the DDC cabinet.
5. The cabinet and wiring should be designed in a manner to facilitate future maintenance needs.
6. All electronics should be installed in a NEMA enclosure suitable for the environment in which they
are located.
L. Approval: The DDC shall be an approved U.L., or equal system, with U.L. listing as a Signaling
System.
M. Ensure the DDCs preserve existing software and data for a period of not less than 72 hours while the
electrical power supply is lost. Should the DDC go off any reason, this will be reported to the BMS.
N. Ensure the DDCs are suitable to operate normally within the following environmental ranges:
1. Voltage
: 220V 10%
2. Frequency : 50Hz 1%
3. Temperature: 0 to 50 C
4. R.H.
: 20% to 90% non-condensating.
O. Outstation Interfaces With Sensors and Operating Devices:

1. Binary inputs - Electrical power for contacts shall be provided by the outstation.
2. Binary outputs - The contact output signals rated at 2A inductive shall be suitable for operating
remote devices with 220 V 50 Hz coils.
3. Binary inputs and outputs - If the Contractor's system requires any form of interfacing other than
those for the systems detailed above he shall provide all necessary interfacing elements for each
remote sensor and device.
Where voltage change of state is used, it shall be the Contractor's responsibility to ensure that the
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remote sensors and operating devices, including those supplied by others, are compatible with the
system offered.
4. The Contractor shall supply and install all necessary interfacing devices for control panels, motor
starters and packaged equipment being monitored e.g. chillers, pressurization units, etc.
interfacing devices shall include but not limited to kWH transducers, voltage and current
transducers including CTs and VTs if any.
5. Analogue input - Outstations shall be able to accept standard input ranges (4-20 m Amp, 0-1 volts
DC, 0-10 volts DC). It shall be the Contractor's responsibility to check the signal range of any
devices supplied by others. Any transducers required to produce suitable signals shall be
provided and installed as part of this Contract.
6. Conversion to engineering units and alarm levels shall be provided by the system software in the
outstation. Overall resolution between sensors and outstations shall be better than 1% of the
input range span of the sensor transducer combination.
7. All analogue temperature sensors shall have a resolution not exceeding 0.25o C, accuracy better
than 0.5oC and stability at least equal to platinum resistance thermometers of Class 1 standard
to BS 1904.
8. Analogue outputs - Output signals shall be either (4-20 ma, 0-1 volt DC, 0-10 volts DC).
9. For all AHUs supply a unitary DDC for the control and monitoring of the various aspects of each
AHU separately (one controller for each AHU and one AHU per controller).
2.6 FIELD DEVICES

A.
All electric switching devices shall be selected for the applied load and UL listed and
labeled for the application and environment to which they are applied. Miscellaneous,
electric, pneumatic, and mechanical devices shall include:
1. Control and measuring devices shall have the following limits of accuracy.
Temperature : 0.5oC
Pressure : 5% of the measured value.
Humidity : 2 % RH.
2. Airflow measuring stations required to accomplish the specified control sequence shall be
furnished under this section but installed under the sheet metal section. Airflow measuring
stations shall be of heavy gauge metal construction, and shall be furnished with an air
straightening section with an open face area of not less than 97%.
a. Each airflow measuring station shall measure airflow by means of a network of static
and total pressure sensors factory positioned and connected in parallel to produce
an averaged velocity pressure. The measured velocity pressure converted to airflow
(CFM) shall have accuracy within 2% of the full scale throughout the velocity range
from 700 to 4,000 fpm when measured under ideal laboratory conditions. The
location of stations shall meet manufacturer's guidelines.
b. The maximum resistance to airflow shall not exceed 0.6 times the velocity head. The
unit shall be suitable to withstand temperatures up to 250F.
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3. Averaging Elements:
a. Shall be used on ducts having a cross-sectional area exceeding 0.6 m2 and shall
have a minimum capillary length of 5m.
b. The capillary element shall be serpentine across the whole duct.
c. Where the span of the element is less than 1m then it shall be fixed with purposemade clips and may be unsupported across the duct.
d. Where the span of the element is above 1m then it shall be supported on Unistrut or
similar rigid support.
4. Room Thermostats
a. Case of the bimodal detector type they shall be fitted with a shunt accelerator
heater.
b. Shall be suitable for mounting on British Standard conduit boxes.
c. Scale ranges shall cover a band of at least 15 on either side of the set point. The
operating differential shall
d. Manual override shall only be provided when required or stated on the drawings.
e. Room thermostat shall directly control cooling coils / heating elements, or shall be
connected to the BMS system according to control diagrams and sequence of
operation requirements.
5. Duct Mounted and Immersion Thermostats
a. Shall have rigid stems or capillaries terminated in sensing bulbs. Stems shall have
a minimum length of 300 mm. Capillary and bulb assemblies shall have a
minimum length of 1.5m.
b. Scale ranges shall cover a band of at least 5 oC and no more than 15 oC on either
side of the set point detailed in the Motor Control Panel Equipment Schedules.
c. The operating differential shall not exceed 3 oC for all load conditions, nor need
thermostats be provided with adjustable differentials unless detailed elsewhere.
6. Any automatic control dampers (not specified to be integral with other equipment), frames shall
not be less than 13-gauge galvanized steel. Blades shall not be over 8 inches wide nor less
than 16-gauge galvanized steel roll formed. Bearings shall be oilite, ball bearing or nylon with
steel shafts. Side seals shall be stainless steel of the tight-seal spring type. Dampers and
seals shall be suitable for temperature ranges of -5 to 95 oC.
a. All proportional control dampers shall be opposed or Para blade type as hereinafter
specified and all two-position dampers shall be parallel blade types.
b. Dampers shall be sized to meet flow requirements of the application. The sheet metal
contractor shall furnish and install baffles to fit the damper to duct size. Baffles shall
not exceed 15cm.
c. Dampers shall be minimum leakage types to conserve energy and the temperature
control manufacturer shall submit leakage data for all control dampers with the
temperature control submittal. Maximum leakage for dampers in excess of sixteen
inches square shall be 555.6 M3/HR per square foot at static pressure of 250 mm of
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WG.
d. Where ultra-low leakage dampers are specified the blade edges shall be fitted with
replaceable, snap-on, inflatable seals to limit damper leakage to 111.1 M3/HR per
square meter for dampers in excess of 0.4 meters square at 250 mm of WG.
7. Smoke dampers where indicated on the plans shall conform to the UL555S Leakage Class
specified. Damper actuator shall be UL listed and suitable for the application. The operating
ambient temperature of the actuator shall be suitable for the intended application.
8. Automatic control valves 6 1/4 cm and smaller shall be screwed type, and valves 7 1/2 cm and
larger shall be flanged. Valves shall be ANSI-rated to withstand the pressures and
temperatures encountered. Valves shall have stainless-steel stems and spring loaded Teflon
packaging with replaceable discs.
a. All modulating straight-through water valves shall be provided with equal-percentage
contoured throttling plugs. All three-way valves shall be provided with linear throttling
plugs such that the total flow through the valve shall remain constant regardless of the
valve's position. Valves shall be sized for a pressure drop equal to the coil they serve.
b. All modulating steam valves shall have a linear characteristic for 90% of the closing
stroke and equal-percentage for the final 10%.
9. Butterfly valves shall be class 150 lugged single flange type with body and disc of carbon
steel, 17-4 PH stainless steel stem, TFE seat providing non-directional dead end service with
bubble tight shut-off at maximum pressure, 1,033 KPa SWP and 1,963 KPa CWP, at 38C,
2,067 KPa SWP and 5,100 KPa WOG, at 38C. All valve materials must be compatible with
the water system in which they are installed, and including the water treatment chemicals.
10. All automatically controlled devices, unless specified otherwise elsewhere, shall be provided
with motorized actuators sized to operate their appropriate loads with sufficient reserve power
to provide smooth modulating action or two-position action and tight close off.
11. Safety high limit shall be 135 degrees manual reset type when provided in the exhaust or
return air and 10 degrees above the anticipated high temperature when provided in the supply
air.
12. Safety low limit shall be manual reset six-meter limited fill type responsive to the coolest
section of its length.
13. Duct smoke detectors have to be able to send smoke signal to both Fire Alarm Panel (FACP)
and BMS at the same time, refer to the electrical specifications section 16760.
14. Pressure Switches For Pipe Work
a. Shall be bellows operated, the bellows being suitable for the medium and the working
temperatures and pressures. The pressure switch shall be capable of withstanding a
hydraulic test pressure of 1.5 times the working pressure.
b. Connections shall be suitable for 8 mm copper tube.
c. Shall be supplied suitable for pipe or wall mounting.
d. The set point shall fall within 40 % - 70 % of the scale range.
e. Shall have differentials adjustable over 10 % - 30 % of the scale range.
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15. Pressure Switches for Air Systems

a. Shall be diaphragm operated. Switches shall be supplied with air connections
permitting their use as static or differential pressure switches.
b. Shall be supplied suitable for wall mounting or mounting on ducts in any plane.
c. The set point shall fall within 40 % - 70 % of the scale range.
d. Shall have differentials adjustable over 10 % - 30 % of the scale range.
16. Air Flow Switches
a. Shall be selected for the correct air velocity, duct size and mounting attitude.
b. Where special atmospheric conditions are required or detailed in the Motor Control
Panel drawings the parts of the switches shall be suitably coated or made to withstand
such conditions. Any variations from standard shall be detailed in the Contract and it
will be subject to Engineer approval.
c. Shall be suitable for mounting in any plane.
d. Accuracy should not be less than 5% of the measured value.
17. Water Flow Switches
Shall be selected for the correct water velocity and pipe size and mounting attitude.
Accuracy should not be less than 2% of the measured value.
18. Level Switches
a. Shall be selected for the fluid type, system pressure and have adjustable differentials.
They may be:
i.
Conventional float type.
ii.
Capacitance type.
iii.
Conductivity type.
b. Where conductivity types are offered they shall include all probes (including earth).
19. Room Temperature Detectors
a. Shall have sensitivities such that a change at the detector of 0.2 oC from the stabilized
condition is sufficient to start modulating the corrective element.
b. Shall operate on extra-low voltage and be suitable for mounting on British Standard
conduit boxes.
c. Should have a range from -10 to 50C.
20.
Immersion and Duct Mounted Temperature Detectors

a. Shall have sensitivities such that changes at the detector, of 0.3 oC and 0.2 oC
respectively, from the stabilized conditions, are sufficient to start modulating the
corrective element.
b. Should have a range from:10 to 50C, for duct Mounted Temperature Detector. 10
to 50C, for Cold Water Circuit Temperature Detector. 10 to 120C, for Hot Water
Circuit Temperature Detector.
c. Duct mounted averaging element detectors shall have a minimum sensing length of
5m.
d. Multiple thermistor beads will not be acceptable.

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21. Pressure Detectors

a. Shall be suitable for the medium and the working temperatures and pressures. The
pressure detector shall be capable of withstanding a hydraulic test pressure of 1.5
times the working pressure.
b. Connections shall be suitable for 8 mm o.d. Copper tube.
c. Ductwork versions shall be supplied with air connections permitting their use as static
or differential pressure detectors.
d. The Set point shall fall within 40 % - 70 % of the sensing range of the detector.
e. The detector shall have sensitivity such that a change of 2% from the stabilized
condition shall cause modulation of the corrective element.
22. Actuators
a. General
i.
Shall be installed in accordance with the manufacturers recommendations.
ii.
Shall have a sufficient torque to open and close valves and dampers against
the maximum out of balance pressure across them.
iii.
Shall have position indicators unless fitted to terminal units.
iv.
All Damper Actuators must be Spring Return, suitable for the System
operation.
b. Control Damper Actuators
Shall be of the type where the damper spindle passes through the actuator and is secured
by a U clamp.
Actuator Additional Features
Required when detailed in the Motor Control Panel Equipment Schedules or the
Performance Section of the Specification.
i.
Auxiliary Switches Shall have changeover contacts suitable for 220V-a.c. 2 amp
rating.
1) Modulating Motors Auxiliary Switch packs containing at least two electrically

independent switches one for each end of the motor travel, adjustable for operation
over at least half the motor travel.
2) Two-positions Motor one electrically independent switch.
ii.
Feedback Potentiometer
One potentiometer whose resistance varies proportionally with the actuator travel.
iii.
Fail Safe
1) Auxiliary spring or power pack for fail-safe conditions.

2) The spring shall be rated for a minimum of 1000 operations.
3) The power packs shall have their batteries trickle charged and each full charge
shall be capable of operating the actuator ten times. The battery shall require no
maintenance and shall have a life of at least 5 years.
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4) Both fail-safe devices shall have sufficient torque to open or close valves and
dampers against the maximum out of balance pressure across them.
23. Flow Measurement (WATER)

a. Shall be of the Orifice Plate/Differential Pressure Transmitter type.
b. The Contractor shall select suitably sized equipment to give the minimum pressure
drop commensurate with accurate measurement (1).
c. Attention is drawn to the necessity for good flow conditions onto the devices and the
manufacturer's minimum straight pipe dimensions.
d. Orifice plates shall be provided complete with carrier rings.
e. The pipe work specialist shall install all PIPEWORK mounted equipment.
f.
Differential pressure switches shall be connected to the flow measurement devices

using 8 mm o.d . copper tube, isolating valves and fittings in accordance with the
manufacturer' recommendations.
g. The Contractor shall ensure compatibility between the flow transmitters and BMS for
accurate monitoring of flow rates.
24. Gas Detection (Carbon Monoxide)

Carbon monoxide detecting system shall be installed to cover the car park area. Carbon
monoxide gas detecting equipment shall be as manufactured by Sieger Limited or
International Gas Detectors Or Equal Approved. The detector shall provide an output
signal proportional to the CO concentration in the detector vicinity. The output signal shall
be 0 10 V DC or 4- 20 m Amp. The number of CO detector indicated in the design
documents is the minimum number to be provided, however, the system supplier shall
consider the actual coverage area of the supplied detectors as per manufacturer
recommendations.
25. Infra Red Room Temperature Detector
a. Surface mounted type, sensing temperature remotely far from 6m lengths in area 1m.
b. Scale range shall cove a band of 15o C - 26o C, accuracy of 0.05o C and sensitivity of
0.1o C.
c. Shall be suitable for mounting on British Standard conduit boxes.
26. Provide linear precision resistance elements and resistance averaging elements for
temperature sensing. Their range shall be -295 o C to 1370.
27. Limited range sensors shall be acceptable provided they are capable of sensing the range
expected for the point at the specified accuracy.
28. Sense filter pressure drop for each filter bank specified on the point list by means of a
differential pressure sensing device which closes and latches an electrical contact when the
filter pressure differential exceeds an adjustable pressure range setting.
29. Provide differential pressure sensing devices for all fans, specified in the point list.
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30. This point shall be used as start/stop feedback for points specified as status on the point list.
31. Water flow for each pump shall be indicated by means of a differential pressure switch that
opens an electrical contact as the differential pressure falls below a pre-adjusted pressure
range setting.
32. For all close-coupled pumps use auxiliary contacts provided with motor controls for start/stop
feedback indication.
33. Water flow analog sensors shall be provided complete with flow element and shall be an all
solid state precision industrial type with stainless steel meter body, maximum error of not more
than.5% of span, and 4 to 2O ma output. Sensor shall be rated for 16-bar minimum and
installed in strict accordance to the manufacturer's instructions complete with three-valve
manifold for calibration and maintenance.
34. Kilowatt transducers shall be of the integrated electronic type with accuracy of .2% of scale.
For balanced (such as motors) three phase loads, two current transformers (CT's) shall be
provided and for unbalanced loads, three CT's shall be provided. Two or three potential
transformers (PT's) shall be provided as recommended by the manufacturer for the
application. Output shall be 4 to 20 ma. Suitable CT's and PT's shall be provided and installed
unless specifically specified with other equipment.
35. Use voltage and current transformers provided with motor starters to provide signals to the
CPU for KW monitoring.
36. Provide all control points requiring remote control point adjustment with the control devices
that will hold the last requested output regardless of CPU malfunction or power failure to the
control panel.
37. All two position-switching devices shall have concealed adjustment unless detailed otherwise
and approved by the Engineer. If hand-reset feature is required, it will be detailed in the Motor
Control Panel Drawings. All two position-switching devices shall operate on 220 V a.c. and all
accessible live parts shall be shrouded. An earth terminal shall be provided.
38. Freon Leakage Detector:
The detector shall be of the semiconductor type with a measuring range of 0-3000 ppm.
The detector shall have a maximum concentration of not less that 10000 ppm. The
detector shall have a quick response for both reaction and recovery. The detector shall
have long service life not less than 5 years. The temperature and RH sensitivity of the
detector shall not exceed 0.02 %. The degree protection of the detector shall be suitable
for the area of use i.e. not less than IP65. The output of the detector shall be 0 10 V DC
or 4- 20 m Amp to be connected to the DDC.
39. Water Leakage Detector:
Water leakage detectors shall be of the AC type that can be used with an extension cable
to extend the detector coverage. The relay shall have an appropriate degree of protection
for the environment in which it will be installed. The detector output shall be suitable to be
interfaced with the DDCs.
40. Air Quality Sensor:
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The air quality sensor shall be suitable for operation in rooms or ducts as intended in the
design. The sensor shall be microprocessor-based with the capability to sense CO2 and
volatile organic compounds. The sensor shall have an output signal of 0 10 V DC or 4
20 m Amp. The sensor shall be complete with any processor to produce an output signal
ready for the associated ventilation DDC.
2.7 DATA COMMUNICATIONS.
A.
Communications between individual DDCs shall be via a redundant pair of twisted wires with highspeed transmission higher than 56600 baud. The two buses must be routed in two totally different
routes to ensure that at least one of the two buses is functioning OK. The supervisory station must
generate an emergency alarm in case of failure of one of the two buses. DDCs are to be A.C.
coupled to the bus to assure that single or multiple DDC failures will not cause loss of
communications with other bus connected devices. Each bus of the communications network
must be capable of supporting minimum of 30 devices.
B.
The DDC communications network shall support true peer-to-peer protocol allowing sensor
sharing, inter DDC event programs and global application programs without the presence of a host
processor. Each DDC shall have equal rights for data transfer and shall be designated as the
communications master but each device on the bus shall be capable of taking over the function of
bus monitor to assure that loss of any single device will not cause total bus failure. Where the
proposed DDC system does not allow for true peer-to-peer communication/data sharing between
DDC and where the system relies on a single master building controller/coordinator with
distributed equipment, the Contractor shall provide a redundant master building controller for each
building to take over the functions of the failed building controller automatically.
1. Every DDC must be capable of transmitting/receiving messages to/from another DDC as well
as to all DDCs on the bus. Additionally, every DDC must be capable of transmitting/receiving
message to/from other DDCs located on another bus.
2. All messages transmitted must be positively acknowledged as received or negatively
acknowledged as not received. Negative acknowledgements shall immediately force a
retransmission of the message.
3. Bus connected devices with no messages to transmit must send an "I'm OK" message each
bus cycle. Lack of an "I'm OK" message after successive retries shall constitute a
communications or device failure and be recognized as such by the bus and shall be recorded
as not responding on the system printer.
4. Full communications shall be sustained as long as there are at least two operational devices
on any segment of the bus.
5. Global data (all station messages) is to be available for use by any device on the bus as inputs
or outputs to its resident control programs.
6. Each DDC is to be provided with a communications watchdog to assure that an individual DDC
cannot permanently occupy the bus. If a DDC is determined to be "babbling", it shall be
automatically shu tdown and a flag set to annunciate this fact.
7. For a data integrity, all data streams are to be Manchester encoded to attain at minimum

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Hamming distance (minimum number of bit errors that could cause an undetected error) of
eight and all messages are to contain a CRC 16 bit check-word.
8. Error recovery and communication initialization routines are to be completely distributed, i.e.,
resident in each bus-connected device.
9. Software counters are to be provided for cold starts, warm starts, privilege violation, illegal
instructions, address errors, bus errors, and zero divide as a diagnostic tool. Error types and
counts are to be operator accessible.
10. Use security recognition code at least at the start of data exchange, where a telephone system
is used. Ensure the device disconnects automatically in the absence of the correct security
code.
11. Ensure that the communication system speed can operate a speed of at least 1000 logged
values and associated values per minute.
12. Ensure that all DDCs automatically synchronize their real time clocks with that of the system.
C.
Multi bus communications capability is to be provided allowing exchange of data and execution of
programs across individual peer buses.
D.
Communications between the central system and fire and security panels shall be via a U.L. 864
listed and approved supervised redundant transmission network.
E.
Enterprise Network: The system shall be capable of communicating over a non-dedicated Ethernet
LAN. When connected to the LAN each OWS shall be able to access data residing in any primary
communications bus that is connected. Graphics anywhere in the connected architecture shall be
viewable and fully functional, i.e. view a system, read an analog value, command a point, change
a set point, from any connected OWS. A minimum of 20 OWSs shall be capable of interconnection
on the LAN. Standard advanced technologies shall be supported including:
1. Client/server architecture with industry standard LAN operating systems, including Novel
NetWare or Windows NT LAN.
2. Standard LAN protocols for TCP/IP communications over Ethernet and Token Ring.
3. Variety of industry standard wiring configurations including unshielded twisted pair Thin-net,
token ring, and fiber optics.
F.
Peer-To-Peer Network Layer: OWS and DDCs shall directly reside on single or multiple networks
such that communications shall be executed directly between controllers and OWS on a peer-topeer basis at a selectable speed from 19,200 baud up to 1 Megabit.
G.
Telecommunications: OWS shall be capable of auto dial / auto answer from the host system to a
remote system and or remote standalone DDC panels via ISDN (64K baud to 128K) or modem at
56.6 k baud or wireless networks. The OWS when connected to a remote site shall be capable of
complete control and monitoring of all the points at the remote site as described for OWS
connected to the network. Points on the remote site that change state from normal to alarm or
other significant event shall also initiate an AutoDial sequence to establish a connection and
transmit its alarm condition to the host location.
H.
Third Party Interface System. The successful bid vendor will supply all necessary hardware and

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software, to create a communications interface between the proposed HVAC and electrical
subsystems (e.g. chillers, fire alarm system, lighting control systems, etc.) and that vendors
proposed BMS. The physical data link between the proposed BMS and the HVAC subsystem must
be twisted pair wiring via an RS485 or RS232C protocol. The following functionality must be
supported by the proposed interface:
1. Read status and analog value point information from the subsystem at the proposed BMS
central station.
2. Command subsystem points to a digital state or to an analog value from the proposed BMS
central station.
3. Incorporate all subsystem points within the proposed BMS schedule, trend, energy
management routine, or graphic display functionalities.
4. Supporting the configuration of subsystem devices on the proposed BMS central station will be
an asset.
2.8 FURNITURE
A.
Provide the following furniture to highly quality standards as approved by the Engineer.
1
Computer Desk.
Printer Desk.
Side Table.
Height adjustable chairs.
2.9 SYSTEM OPERATION

A.
System Format
1. The BMS shall locate a point to be monitored or controlled with a unique 3 level structural point
identifier. The first level (or "specific building") of the point identifier shall contain and identically
label a subset of BMS points. The second level (or "specific system") shall contain and identically
label a subset of points contained in the first level. The third level (or "specific point") shall contain
and label a point contained in the second level. The grouping of these points into their respective
levels shall not be dependent upon their hardware locations.
2. Character String labels for each of the three levels shall be used to form the point identifier. A
character string label shall consist of up to four alphanumeric characters for the first level and up to
three alphanumeric characters for the second and third levels. Level 2 and Level 3 IDs shall not be
determined by the point's electronic hardware address.
B.
Input Process
1. Provide the operator with the ability to select one of four general types of commands based upon
his password clearance. The total selection shall include 1) Command points, 2) Information
points, 3) Build Parameters, 4) Modify parameters. Those commands not available to the operator
(by his password clearance) shall be deleted from the CRT display. The CRT shall respond to a
command type selection with a menu of specific commands available to that operator.

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2. The operator shall have the ability to enter memory changes as specified hereafter through the online standard, alphanumeric keyboard.
3. The operator shall have the ability to select one of three entry modes based on his degree of
capability and familiarity with the system. These modes shall include the HELP MODE, DIRECT
MODE, or EDIT MODE.
4. The Help Mode (prompting) shall prompt the operator through each step showing his available
options. At the end of the Help Mode input command, the system shall show the operator the
DIRECT MODE COMMAND STRING
5. The Direct Mode shall allow the experienced operator to input the alphanumeric command string
directly; thereby executing the command with a minimum of keystrokes.
6. The Direct and Help Mode inputs shall be checked for accuracy by the CPU and expanded for
operator review prior to execution.
7. The Edit Mode shall be used for Database Generation and update. Database modification and
generation shall be done while the system is on-line.
8. The command shall be entered as an alphanumeric Character String of no less than 3 characters.
Point identifiers shall be entered as previously stated. The use of point codes, codebooks, look-up
tables, numeric identifiers, etc., shall not be acceptable.
9. Where the command requires data such as limits, set point, and time, the value shall be entered in
the same engineering units as the controlled variable.
10. The operator shall be capable of editing any number of incorrect characters without having to
retype the entire line.
11. An operator input shall not inhibit Change of State (COS) reporting.
12. An operator input shall be echoed back on the associated output device. The operator shall then
be able to either execute or abort the input.
13. The BMS shall supervise all operator inputs to ensure that all inputs are correctly and properly
executed. Operator input assistance shall be provided (On-Line Interactive Help) whenever a
command cannot be executed because of operator input errors. The BMS shall explain to the
operator in words and phrases why the command cannot be executed. The system shall point to
the incorrect field as well as state at the bottom of the screen what type of error it is. The provided
(On-Line Interactive Help facilitates also operator training and enhance his understanding of the
system operation.
14. The BMS shall automatically cancel the operator input when the operator input is not executed
within 30 seconds.
15. The system shall be capable of dumping and loading selected or all database parameters (such as
seasonal limits, programmed start/stop, etc.).
C.
Prompting
1. A prompting program shall be provided which will allow the operator to query the system as to the
required command format.
2. The operator shall query the system by entering the command mnemonic followed by a "?".

Div (15)/24/26
D.

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Database Generation
1. Provide the system with the ability to enable future Users to custom program their system software
on-line. Modifications, additions, and deletions can be made to the system software. Access to
this function will be password restricted.
2. Capabilities shall be provided to size and resize the database, define all interface hardware and
communication trunks, define all point parameter characteristics, and to order system level IDs to
customize report format outputs.
3. All field hardware, including communication trunks, DDCs, and point modules shall be modified online to accommodate hardware changes.
4. A specific point's software characteristics shall be modified on-line to accommodate hardware
changes along with control strategy requirements. These changes shall include, but not be limited
to:
a. Level 1, Level 2. and Level 3 identifiers along with their associated expansions.
b. System timers including heavy equipment delays, change-of-state feedback delay timers, and
adjust point delay timers.
c. Point type characteristics including limits and differentials, engineering units, mode units, filter
tolerance, and status pairs.
d. Change-of-state output parameters including COS type, COS priority level, definition of critical
and latchable alarms, and printout and acknowledgement requirements.
e. Application feature eligibility.
5. Computation points and profiles shall be modified, added, or delete online.
6. Hardware and software interlock sequences shall be changed on-line which includes adding,
deleting, or replacing slave points in existing sequences, the replacement of master points or the
addition and/or deletion of sequences.
7. Totalization, energy systems optimization and fire applications shall be modified on-line where
applicable due to previous changes made utilizing this feature.
8. Interactive prompting shall be used to direct the operator throughout the program. Interactive
prompting shall use a fill-in-the-blank, walk-through method to queue and edit operator entered
parameters.
9. Following program access at each step by addition, deletion, or modification process, parameters
required will be individually requested of the operator and error checking will take place at each
step. All entered parameters shall be kept in temporary storage throughout the entry process to
allow parameter changes at any time.
10. The System shall provide a Point Involvement Summary to identify a point's involvement in
various system applications. This summary shall identify feature involvement such as in
Interlocking, Computations, Totalization , and Energy Systems. A summary may be requested on
any level basis.
E. Operator Access Control

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1. The BMS shall be capable of restricting any operator commands to any point at any specified
device.
2. The BMS shall also be capable of restricting any specified operator command to a specified point
by specified operator at a specified device. Inhibitors shall be removed through the use of a
software password.
3. There shall be a minimum of 50 individual system access requests (passwords), each individually
identifiable and each changeable through keyboard entry while the system is on-line.
4. A properly entered system access request shall cause the BMS to output a message each time an
operator gains system access. This message shall include the operator's initials in alphabetic
characters as well as the time and the date of system access. The hard copy recording device
shall be individually specified for each input device.
5. The user's name, up to 24 characters, shall appear on the CRT when an individual has gained
access to the system.
6. Operator inputs executed under valid system access requests shall be recorded on the hard copy
device. This record shall contain the operator command and the time and date of input execution.
7. An operator command shall be provided to terminate all operator-input capability that was
previously available by valid system access requests.
8. The BMS shall automatically terminate all operator input capability that was previously available by
valid system access after a predetermined time (1 to 10 min) from the execution of the last
operator input requiring a valid system access request.
9. Each individual password shall have an expiration timer associated with it. The length of time for
each password shall be entered into the system when that password is defined.
10. Valid system access requests and associated operator initials shall be added, changed or deleted
on-line via a keyboard entry. All changes shall be made at the strictest level of access.
11. The system shall be capable of generating a summary to show the password definition.
12. The summary of all passwords shall show: 1) Password Initials; 2) 24Character Name; 3) Time
Out Value; 4) Degree of Capability per Keyword Class. At no time, however, shall the actual
password numbers be printed.
13. Also, a summary of an individual's password shall be available by using the individual's threecharacter initials.
14. A summary shall be available of password levels required at a Station.
F. Information Access
1. The system shall be capable of attaining BMS point status information from any designated output
device with a specified access command. The point status shall consist of a point's three levels of
identification, numerical value (analog points) and associated engineering units, and individual
function labels indicating that the point is Locked Out/unlocked, On-Line/Off-Line, and is in the
Alarm (Off-Normal)/Normal condition.
2. The output following such a command shall contain the status of a single point, all points grouped
under a specified second level, or all points grouped under a specified first level (unless stated
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otherwise).
3. The output following such a command shall also contain the date and the time of command
execution.
G. Point Display
1. The System shall be capable of displaying the status of a single point or all points grouped under a
specified second level and refreshing this display on the CRT with the current point status at least
every 20 seconds.
2. When displaying the status of a point, its high and low limits (if applicable) shall be displayed. The
display shall also contain the system associated with the point.
H. System Logs/Reports
1. Provide a System Log that contains the point status of all points within a System Type specified by
the operator input.
2. The system shall be capable of automatically initiating a log based on a pre-selected time
schedule as detailed under the WEEKLY SCHEDULING section of this specification.
3. Ensure the total number of logging channels available for each outstation is not less than 20% of
the total physical points on that station.
4. Provide sufficient DDC memory to log the equivalent of five days data at 15 minutes intervals for at
least 25% of the total number of physical points in the DDC.
5. Ensure each logged value is associated with :
a. Point reference
b. Unit of measurement
c. Date and time measured.
d. Initiating status value.
6. Points being displayed on the CRT will be dynamic and if they change condition, will not require
the operator to request a scan of the points.
7. The system shall be capable of generating useful logs such as Alarm history, Operators activities,
Controller alarm history, Controller current alarms, etc.
8. Standard Reports: The pre-defined reports shall include as a minimum All Point, Alarm Summary,
Alarm Suppressed, Manual Mode, Device Status, Alarm Limit, Schedule Download Status,
Command List Definition (all), Command List (selected), Command List Initiators, Command List
Names, Event Definition, Global Data Transfer, and Run Time reports.
9. Custom Reports: An integrated Custom Report Writer capability shall be provided to allow the user
to format reports of any mix of text, points with status, value and descriptors, and perform
calculations, or add graphs. The user shall have the capability to modify the defined reports or
design unique reports that collect and disperse different combinations of data from the system and
modify or add to the BMS Custom Report Writer macros which control the data collection process.
A custom report drop down item under the report bar item displays a report dialog box that allows
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the user to schedule, run and view these reports. Spreadsheet packages that require off-line
execution or manual translation of date files from one program format to another are not
acceptable.
10. Database Reports: Reports shall be provided for time programs (per controller), each time control
schedule command (sorted by time or by point name), time programs overridden (for following 365
days), text descriptors (per controller), parameter files and parameters (per controller), listing of all
operators, listing of all customer PC programs and custom reports, multiple point group display
(per HVAC System), point data record {each point; listing point name, related graphic, point
description, enable/disable, analog alarm limits (4), alarm text, fixed value/status, alarm delay time,
fixed mode status, alarm status, trend status, alarm lockout status, digital run time, last change
(date/time), and alarm delay time}.
11. Trend Reports: OWS shall allow the operator to randomly select point archival. Each system point
(hardware and software) shall be assigned to PC archive files for display at user selected intervals
of 10 seconds to 24 hours. Trend data hysteresis shall be programmable down to .01 of the
engineering unit of the data sampled. Each point trend file shall have a user assigned archive
duration of a day, a week, a month, or a year. For any duration period selected, the file shall retain
one full duration period while it collects another (i.e., after collecting data for May, May is retained
in total as June data is accumulated).
Multipoint, multicolor trend data shall be displayed in curve plot, spread sheet, or columnar format
and can be output to screen, file or to a printer.
12. Dynamic Trend System: Dynamic trends shall be provided with up to eight users selected points
per trend. This information shall be printed and displayed in numeric, bar chart, curve plot, pie
chart, as selected by the operator. Graphic plots shall allow a unique color for each point. As new
point values are sampled, they shall be processed, scaled, and dynamically attached to the plot
being displayed. Sample interval shall be user selected from five seconds to sixty minutes.
I.
Alarm Summary
1. Provide an Alarm Summary, which contains the point status of all points, specified by the operator
input and in the alarm condition.
2. Point alarms shall be classifiable as critical or non-critical. Critical alarms shall be immediately
displayed in a dialog box of the color monitor. Alarm hysteresis shall be field programmable to
reduce nuisance alarms. All alarms shall be directed to the user selected alarm printer and OWS
disk. Display shall include as a minimum time and date of occurrence, indication of alarm
condition, analog value or status, user address, and alarm message. Symbols for critical points in
a graphic display that are in an alarm state shall flash red for alarm and yellow for warning. Upon
alarm acknowledgment, flashing shall cease.
3. Alarm silencing shall be by selecting the "silence" button of the dialog box or by authorized
operator's acknowledgment. In all cases, alarm acknowledgment shall only be allowed by
operators of access level 2 or better.
4. An unacknowledged alarm indicator shall be provided on the color monitor display to alert the
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operator how many unacknowledged alarms are in the system.

5. The System shall be capable of automatically initiating an Alarm Summary based on a preselected time schedule as detailed under the WEEKLY SCHEDULING Clause of this Section of
the Specifications.
J. Off-Normal Summary
1. Provide an Off-Normal Summary that contains the point status of all points specified by the
operator input and in the Off-Normal condition.
2. The System shall be capable of automatically initiating an Off-Normal Summary based on a preselected time schedule as detailed under the WEEKLY SCHEDULING Clause of this Section of
the Specifications.
K. Lockout Summary
1. Upon operator request the System shall output a Lockout Summary that shall list only those points
presently in the Locked out condition. In addition, all logs and summaries shall display a locked out
indicator for those points.
2. Logs and summaries shall indicate on a per point basis the lock/unlock status of each point
through the use of special characters or flags.
3. The program shall automatically Lock or Unlock points based on a pre-selected time as detailed
under the WEEYLY SCHEDLTLING Clause of this Section of the Specifications.
L. COS Reporting
1. The BMS shall be able to detect any change in each point's status as specified hereafter and be
able to report this change-of-state (COS) to the operator.
2. All COS outputs shall contain a descriptor, system formatted point ID, point data, engineering units
and date and time.
3. The alarm messages shall not be restricted by word lists or any other pre-coding method. These
messages shall be generated by the operator on-line, using his choice of text. Composition of any
one alarm message shall not retract the composition of any subsequent alarm message of text.
4. Change-of-state reporting shall be provided during the output of operator requested logs and
summaries.
5. Color CRT change-of-state reporting shall be by priority and by predetermined operator color
assignment for operator acknowledgement.
6. When multiple change-of-states are received, they will be output on a hardcopy device
chronologically. That is, in the order of occurrence.
7. Hardcopy recording of change-of-state acknowledgements by the color CRT shall be printed as
they occur.
8. The BMS shall output multiple changes-of-state by the three levels of priority designated when the
database was generated.
9. The system shall be capable of enabling future users to specify whether a change-of-state
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requires acknowledgement or not.

10. The BMS shall inhibit the reporting of associated analog and binary COS upon HVAC system
shutdown. Upon restart of the HVAC system the analog and binary alarm reporting for associated
points shall remain inhibited for an operator predetermined time. If any of these points are still in
alarm after that time delay, they shall then report as specified in the point chart.
M.
Advisories
1. Provide a Lockout Summary which contains the point status of all points specified by the operator
input and in the Locked Out condition.
2. The System shall be capable of automatically initiating a Lockout Summary based on a preselected time as detailed under the WEEKLY SCHEDULING Clause of this Section of the
Specifications.
3. The System shall continuously interrogate its hardware for failure and/or tampering and report to
the operator, in English language, all changes in hardware status. Advisories shall include at least
the following:
a. System can/cannot communicate with point.
b. System can/cannot communicate with Direct Digital Controller.
c. DDC is operational/not operational.
d. System can/cannot communicate with Operator Device(s).
e. A power failure has been detected at (Time) (Date).
f.
System can/cannot communicate with I/0 device.
4. Logs and summaries shall indicate on a per point basis the hardware communications status of
each point through the use of special characters or flags. These indicators shall be kept current
with the BMS advisories.
5. The System shall provide a Hardware Status Summary to allow an operator to review the condition
of all field hardware and communication lines. This summary shall indicate if communications are
normal or not and if a point type is incompatible to what has been defined in the database.
N.
Database Save/Restore
1. Provide a program which will allow the saving/restoring/swapping of operating data. This operating
data is that data bank which keeps current with actual building conditions and contains the
systems operator enterable parameters which are time consuming to reenter manually, but which
the operator does not ordinarily change to meet the buildings operator requirements.
2. The same bulk storage unit specified before under CPU loading shall be used as the
Save/Restore/Swap Device to save/restore/swap these system operating parameters.
O.
System Initialization
1. The software supplied as part of the BMS shall consist of the Operating system including all
feature programs as specified herein and a complete database to include all hardware address

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assignments, English language identifiers, operator station assignments, COS response handling,
point type assignments, event program interaction assignments, and equation assignments for
each point as needed to meet all BMS requirements will be generated on-line.
2. All software, for the entire BMS shall be loaded from the CPU load device to the memory it must
reside in for operation. Where this includes read/write program memory utilized by field, or
input/output processing units, data transmission to these devices shall use the existing multiplexed
communications network herein before identified under system structure.
3. A UPS to restore the operation of the system in case of power failure for a period of at least one
hour should also be provided. The UPS status and alarms will also be monitored by the BMS.
4. Should A.C. line power be cycled upon resumption, the Central Processing Unit shall automatically
restart and output a message indicating that a power failure occurred with the time and date of
occurrence. A system restart shall initialize processors and communications, update all time
programs to proper programmed operating times, and compare all BMS conditions, before and
after the power failure, outputting only the changes as a COS.
2.10 BASIC OPERATIONAL FEATURES

A.
Binary Capabilities
1. The BMS shall be capable of monitoring binary sensors. The present contact condition of the twostate device shall be continuously stored in memory and represented as a binary engineering unit.
Each binary engineering unit shall consist of a three character alphanumeric descriptor. The BMS
shall have the capability of defining a unique binary engineering unit pair for each binary point in
the system. These units shall be individually assigned to each binary point and not be dependent
on hardware location or hardware condition.
2. The complete operator output for a binary monitoring point shall consist of the English language,
system formatted point descriptors, the correct binary engineering unit, indications that the point is
in an Off-Normal or Alarm condition as herein before specified under COS Reporting and
indication.
3. For each individual binary point an Alarm or Off-Normal condition can be assigned to either state
of the field device. This assignment shall be for COS reporting based on a priority interrupt
technique herein before defined.
4. The BMS shall have the capability of providing two-state control of field devices. The operator
commands shall be used to control the field device state using the input process as herein before
defined. Descriptive mnemonics, suggesting each construction which the operator desires to
execute, shall be used as the actual command. These commands shall be grouped in pairs, one
per state. Each binary output point shall be programmed to respond to only one unique command
pair. These command pairs shall include at least: OPN/CLO for Open/Closed, TES/RES for
Test/Reset, and STA/STO for Start/Stop.
5. Feedback shall be employed on all start/stop points to ensure that a monitored device (motor,
controller reset, etc.) received the command instruction(s) and responded as commanded by the
operator or by the system. A feedback delay timer shall be employed to temporarily suppress

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COS reporting following command input to allow adequate response time by the controlled
equipment. This timer shall be unique for each point. Any system request not responding as
commanded shall cause an operator advisory message to be output.
6. Any start/stop point shall have the capability of being designated as a "heavy equipment" point as
detailed on the point list. After a Start command is sent to a heavy equipment point, no
subsequent heavy equipment start commands shall be sent to heavy equipment points until a time
delay has elapsed within a particular power system.
7. Heavy equipment points may be specified in up to eight power systems.
8. The BMS shall be capable of automatically initiating Start and Stop commands as detailed in the
WEEKLY SCHEDULING Clause of this Section of the Specifications.
9. Field points shall remain in their present operating condition if a power failure occurs anywhere
within the BMS.
B.
Three-Mode Control
1. Three-Mode Control shall provide the capability for an on/off/auto operation, with a start/stop point
(equipment point) placed under either system control ("Manual" mode) or under control of a local
controller ("Auto" mode).
2. The BMS shall have the capability to define a unique status and mode pair for each point under
Three-Mode Control.
3. The local controller may either directly control the equipment point, or may furnish a binary input to
permit the system to issue starts and stops in response to the controller's demands.
C.
Analog Capabilities
1.
The System shall measure, transducer transmit and display Analog values for those analog points
detailed in the point list. The Analog Input shall be variable current type (4-20 Ma) or variable
voltage type (0-10V).
2.
All displays and logs shall express analog point values in terms of the digital value, proper
engineering units and negative sign of the measured variable. Values shall be displayed with up to
7 digits, (or 6 digits plus decimal place) as required. Analog inputs shall have a resolution of 12
bits or better.
3.
The BMS shall have the capability of allowing the designation of a unique three character analog
engineering unit for each analog point in the system. These units shall be provided for both
change-of-state output labeling and data requests.
4.
Standard temperature displays shall have end-to-end (sensor to readout) accuracy within 0.5 F.
Critical temperatures, as indicated on the point list, shall have end-to-end accuracy within 0.25 F
over the expected range.
5.
The System shall use the U.K. customary system of measurement and shall be capable of
conversion to the S.I. (Standard International) metric system of measurement without hardware
changes.
6.
There shall be 128 individual ranges provided, each of which may be designated by future users

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as linear, series of linear approximations, split ranges, or square root extractions of exponential
functions. Each range shall have the capability of being uniquely designated for the system of
measurement herein mentioned above.
7.
The System shall compare all analog readings to predetermined high and low limits and
annunciate each time a value enters or returns from an Alarm/Off- Normal condition.
8.
Unique high and/or low limits shall be supplied for each analog point in the System.
9.
Each high and low limit shall have an associated unique limit differential (sensitivity level)
specifying the amount by which a variable must return into the proper operating range before
being annunciated as a return to normal.
10. All limits and differentials shall be entered on-fine by the operator in units of the measured
variable.
11. The System shall be capable of automatically entering limits and differentials based on a pre-
selected time as detailed under the WEEKLY SCHEDULING Clause of this section of the
specifications.
12. Upon an analog COS, the BMS shall output the point identifier, the current analog value and
associated engineering units, an indication of whether this value is high (H) or low (L), and the time
and date of the alarm.
13. Each alarm shall be distinguished as either a high or low condition.
14. The System shall be able to respond to analog point value transitions above high limit, below low
limit, and to the normal condition, by starting or stopping selected equipment in a defined
sequence.
15. An analog limit and differential summary shall be provided which contain high and low limits and
limit differentials of all analog points specified by the operator input.

16. The System shall be capable of automatically initiating a Limit and Differential Summary based on
a pre-selected time as detailed under the WEEKLY SCHEDULING clause of this section of the
specifications.
17. Protect all inputs against spurious out of range signals including those caused by contact noise or
bounce.
18. Ensure errors caused by analog-to-digital conversion do not exceed 0.25% of the operating range
of the field device.
D.
Analog Point Adjust

1.
Remote adjustment of thermostat, controller set points and/or dampers shall be provided from any
designated input device for reset points specified in the point list. The reset values shall be
reported without loss of COS reporting in terms of analog engineering units which corresponds to
the controlled variable; C, BAR, M3/HR, etc.
2.
The operator input data shall be the same as the reset points output data. For example, to adjust
the set point of a space temperature controller from 21o C to 24 o C, the adjustment value of 75
shall be input by the system operator.
3.
The program shall automatically adjust points based upon a pre-selected time and value as

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detailed under the WEEKLY SCHEDULING Clause of this Section of the Specifications.
4.
Feedback shall be employed so that in the event that the point fails to respond or responds with
the wrong value, or drifts from the set point value by 2 %, a change-of-state message as herein
before defined shall be output by the system. A feedback delay timer shall be employed to
temporarily suppress COS reporting following command input to allow adequate response time by
the controlled equipment. This timer shall be unique for each point.
5.
Loss of an electrical circuit to the Central or Direct Digital Controller shall not affect the set points;
they shall remain at their last commanded value.
E.
Auto Shutdown
1.
The BMS shall automatically inhibit the COS reporting of analog and binary points upon their
associated HVAC fan system shutdown. COS reporting of these associated analog and binary
points shall remain inhibited for an operator predetermined time upon restart of the HVAC fan
system. This time should be sufficient to bring the controlled environment back to satisfactory
operating conditions. If any of the associated analog and binary points are in their alarm condition
after the time delay, the system shall automatically report the COS status as specified for those
points.
2.
Include a plant protection routine to enable operator to select and automatically run items of plant
(such as pumps, etc) for short period during out of season shutdown. Ensure run periods are
adjustable by the operator.
3.
Ensure plant protection routines are overridden by the normal seasonal sequence of plant
operation.
2.11 ENERGY MANAGEMENT FEATURES

A.
Energy Manager
1.
Provide a supervisory routine, which shall improve the energy efficiency of the building HVAC
systems. This feature shall oversee the execution of all Energy Management features as function
as an executive software system for them. That is, it shall establish priorities and execution times
for all of the energy related features (Load Manager, HVAC Manager, Chiller Manager).
B.
Load Manager
1. The Load Manager (LM) feature shall provide a means to reduce electrical energy usage. The
control algorithms shall be designed for use with electrical energy control, but applications to other
energy sources shall be possible without software revisions.
2. The Load Manager feature shall be controlled and serviced by the Energy Manager, the
supervisory program that coordinates the activities of all energy application features. The Load
Manager shall be a supervisory program overseeing the functions of Demand Limiting. The Load
Manager shall be provided to support either Imperial or Metric units of measurement.
3. Each Load Manager system shall be assigned a unique identifier and expanded identifier as
specified herein before under SYSTEM FORMAT. The unique identifier shall be used to request

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operator relevant data pertinent to Load status. The expanded identifier shall be used to further
identify or label the LM system. A minimum of 32 LM system shall be able to be defined.
4. Load Manager systems, points and parameters shall be defined on-line by the user. Any additions,
modifications or deletions shall be made on-line.
a. Demand Limiting/Load Shed during emergency power supply
All equipment is connected to power supply mains in a flexible way to run all equipment during
emergency power supply. The BMS will take the necessary action to manage power
consumption during supply failure in the optimum way.
The BMS will shed the equipments with lower priorities to give priority for equipments with
higher priorities and based on a pre-defined priority assignment. The BMS will continuously
monitor the load on the emergency generator to make sure that no overload occurs.
1.
Fire Mode:
During fire mode, the following equipment shall have the priority to operate:
Fire pumps.
Smoke fans and related dampers.
Toilet and kitchen exhaust fans.
Emergency lighting.
Economizer fans.
Computer room cooling equipment.
2.
Normal Power Failure Mode During normal power failure, -with no fire mode the
following equipment shall run using emergency power from Diesel Generator:
C.
(i)
Computer room cooling equipment.
(ii)
Toilet and kitchen exhaust fans.
(iii)
Emergency lighting.
(iv)
Booster and sump pumps.
(v)
Lifts.
HVAC Manager
1.
The HVAC Manager feature shall be controlled and serviced by the Energy Manager, the
supervisory program that coordinates the activities of all energy application features. The HVAC
Manager shall be a supervisory program overseeing the functions of Optimal Run Time, Supply Air
Reset and Enthalpy Switchover.
2.
Each HVAC Manager system shall be assigned a unique identifier and expanded identifier as
operator relevant data pertinent to HVAC status. The expanded identifier shall be used to further
identify or label the HM system. The whole Projects HVAC systems shall be able to be defined.
3.
HVAC Manager systems, points and parameters shall be defined on-line by the user. Any
additions, modifications or deletions shall be made on-line.
a. Optimal Run Time (Optimal Start/Stop)
i.
The Optimal Run Time (ORT) program shall control the start-up and shutdown

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times of HVAC equipment during both the heating and cooling seasons to provide
the most efficient operating strategy during potentially energy wasteful periods of
the day. The ORT program shall base its control decisions primarily upon
occupancy schedules, outside air temperature, seasonal requirements, and interior
room mass temperature of the building.
ii.
For start-up, ORT program shall use outside air temperature and room mass
temperatures to "learn" the building's thermal characteristics through an adaptive
modeling technique. The adaptive model shall allow the system to predict how
long the building shall take to warm-up (heating mode) or cool-down (cooling
mode) under different outside and inside temperature conditions.
iii.
For shutdown, ORT program shall use the outside air temperature and the building
thermal characteristics to determine how early it can shutdown the system without
adversely affecting ventilation requirements.
iv.
The ORT program shall analyze multiple building sensors to automatically

determine the seasonal mode and worst-case condition for every day of the year.
v.
Analysis shall require only easily obtained occupancy schedule data and desired
mass temperatures for implementation.
b.
Duty Cycling
i. The Duty Cycling (DC) program shall cycle the HVAC equipment On/Off during
both the heating and cooling seasons to provide the most efficient operating
strategy during potentially energy wasteful periods of the day and conserving
electrical energy. The DC program shall base its control decisions primarily upon
interior room mass temperature of the building and configurable Hi and Lo limits.
ii. The DC program will calculate Off times to provide minimum energy consumption.
iii. The temperature sensor monitors each area affected by the duty cycling. If
feedback from the sensor indicates that the area is within comfort range, duty
cycling takes place.
iv. If temperature approaches the limits of the comfort range, the OFF cycle is
reduced.
v. Each price of equipment assigned to duty cycling will be assigned a minimum and
a maximum OFF times. A Minimum OFF time ensures that the equipment is
protected from damage due to short cycling. Maximum OFF time guarantees that
equipment is brought back into use before space control is jeopardized.
c. Chiller Log/Alarm: Provide print out of all variables/alarm measured/detected by chillers

computers. The measured variables output shall be hourly chiller log for 24 hours between
15th and 22nd July every year and then on single 24 hours print on the 15th day of each
month. However, all data from chillers computers shall be stored on the computer hard
disk in work sheet format for each hour of the 24 hours. The Contractor shall provide all
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wiring from chiller interface box to BMS and shall obtain chiller's manufacturers complete
data for the worksheet report.
D.
Chiller Manager
1.
The Chiller Manager (CM) feature shall be controlled and serviced by the Energy Manager, the
supervisory program that coordinates the activities of all energy application features. The Chiller
Manager shall be a supervisory program overseeing the functions of Chilled Water Temperature
Reset and Chiller sequencing. The Chiller Manager shall be provided to support either Imperial or
Metric units of measurement.
2.
Each Chiller Manager system shall be assigned a unique identifier and expanded identifier as
operator relevant data pertinent to Chiller status. The expanded identifier shall be used further
identify or label the CM system. A minimum of 32 CM systems shall be able to be defined.
3.
Chiller Manager systems, points and parameters shall be defined on-line by the user. Any
additions, modifications or deletions shall be made on-line.
a. Chilled Water Reset: Chilled Water Reset (CHR) program shall be provided to
automatically reset the chilled water temperature to the highest possible value, which will
still satisfy the cooling coil requiring the greatest cooling.
b. Chillers Lead/Lag Sequence:
1.
Chiller Lead/Lag Sequence (CBLLS) shall be provided to automatically control chillers

sequence of operations as well as chillers associated pumps. The sequence will cycle
the chillers on/off based on the chilled water load to provide minimum energy
consumption and increase mechanical equipments (Chillers and Chilled Water
Pumps) life cycle.
2.
The sequence will use the main return chilled water temperature as a load indication to
calculate chillers requirements. T1 will be the temperature at which Chiller#1 will have
to be started, T2 will be the temperature at which two chillers must be started and
finally, T3 will be the temperature at which the three chillers must be started. A
configurable minimum Start/Stop time period will be used by the sequence to prevent
successive starts and stops in case the load cycles within the boundaries of on of the
limiting temperatures (T1, T2 & T3).
3.
The sequence will also make sure to start the standby chillers in case any chiller fails
to start.
4.
The sequence will also keep track of the totaled start period for each individual chiller.
The sequence will, and based on these values exchange the chillers starting order to
reach an approximately equal. usage period for all chillers.
c. Condensed Water sequence

1. The Condensed Water Sequence (Cooling Towers Sequence), (CTS) will manage the
operation of the cooling towers, cooling towers fans speeds as well as the condensed
water circuit and associated condensed water circuit pumps. The sequence will cycle the
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towers fans speed1/speed2/off based on the condensed water load to provide minimum
energy consumption and increase mechanical equipments (towers, chillers and
condensed water pumps) life cycle.
2. The sequence will use the main return condensed water temperature as a load indication
to calculate cooling towers requirements. A condition which must always be satisfied is if

the one chiller is started, at least two CTs must be started, if two chillers are started, at
least three CTs must be started, if the three chillers are started, all the cooling towers
must be started.
3. A second control factor is the two speeds fan motors used to reduce energy usage in
case of part load.

4. Configurable minimum Start/Stop time period will be used by the sequence to prevent
successive starts and stops in case the load cycles within the boundaries of the limiting
temperatures.
5. The sequence will also keep track of the totaled start period for each individual CT. The
sequence will, and based on these values exchange the CTs starting order to reach an
approximately equal usage period for all CTs.
d. Condensed Water Anti-Surge Protection Valve
The condensed water anti-surge protection valve sequence (ASP), will continuously
monitor the temperature of the cooling towers discharge water header, to keep the
temperature of the condensers input above a minimum limit.
If the temperature of the cooling towers discharge water header is detected below the limit,
the ASP sequence will automatically respond and modulate the anti-surge bypass valve
correspondingly to keep the temperature above the limit.
The ASP sequence will mainly be useful in part load where the cooling towers discharge
water temperature will decrease and anti-surge bypass valve will mix a part of the cooling
towers supply water with the cooling towers discharge water to attain the required
temperature.
e. Secondary Pumps Lead/Lag Sequence (SPLL)
1.
The secondary pumps lead/lag sequence (SPLL) will manage the operation of the
secondary pumps. The sequence will cycle the pumps start/stop based on the
secondary supply water to provide minimum energy consumption and increase
mechanical life cycle.
2.
The sequence will also keep track of the totaled running period for each individual
pump.
2.12 PROGRAMMING APPLICATION FEATURES

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A.

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Trend Log
1.
A program shall be provided which outputs a log on a time interval basis. This program shall
provide the operator with the ability to place a total of 48 points on four individual Trend Logs and
the ability to assign the trend interval from 1-120 minutes.
2.
The operator shall be able to store up to 19 time intervals of each Trend Log before printing.
3.
Adding, changing or deleting a trend point, assigning the Trend Log period, or outputting the Trend
Log shall be performed without any loss of change of-state reporting on the designated hardcopy
device.
4.
Trend Log report information shall be listed in vertical columns. Staggered columns are not
acceptable.
5.
The initiator's name shall appear in the heading of the Trend Log as well as a directory of
columnar placement.
6.
Application
a. Weather Data
Process signals from the outdoor temperature and relative humidity sensors installed in the
fresh air intake of one AHU. Using the psychometric calculation program, calculate the wet
bulb, dew point temperature and enthalpy. Provide trend log, on one hour interval, for dry
bulb, wet bulb, relative humidity, dew point and enthalpy.
Provide percent clearness factor as detected by dust sensor.
b. Central Equipment Energy Use Provide trend log, on one hour interval, for the following:
(i) Total building load (tons of refrigeration).
(ii) AHU load.
(iii) Chilled water total flow and supply/return temperatures.
(iv) Chilled water return temperature from each AHU.
Provide the above data for at least one complete year of operation on floppy disks.
B.
Alarm Messages
1.
The System shall be capable of allowing operator definition on-line of a minimum of 1000 alarm
messages with each individual message having a minimum length of 60 characters. The
characters in each message may be comprised of any standard typewriter keyboard alphanumeric
character.
2.
Capability shall be provided to assign alarm messages to system messages including the following
but not be limited to:
3.
a.
A points alarm condition COS.
b.
A point's off-normal condition COS.
c.
A totalized point's warning limit COS.
d.
Hardware elements advisories.
The System shall output an assigned alarm message with the "Message requiring

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acknowledgement" and the hardcopy "Change Record" for the system messages herein
mentioned above. No other output shall separate an advisory from its alarm message.
4.
Alarm messages shall be defined, modified, or deleted on-line by the operator. Any system
keyboard device shall have this capability.
5.
The System shall provide an Alarm Message Summary to provide a current list of all alarm
messages and their assignments.
C.
User Defined Points

1.
The System shall have the capability to allow each Color CRT to automatically display any three
selected system points when an operator has gained access to the system. These points may be
any combination of point type selected by the operator.
2.
These points shall be on-line assignable and may be changed at any time as required by operator
interface requirements.
3.
Each point will be definable by descriptor field, followed by a data field, followed by an engineering
unit, analogue points only. The descriptor field shall be any alphanumeric character the operator
desires.
4.
D.
A summary shall be available to review assigned points for any or all devices in the system.
Weekly Scheduling
1.
The System shall be capable of automatically initiating equipment or system commands based on
a pre-selected time schedule for those points specified as programmable. This time schedule shall
provide program times for each day of the week (Saturday through Friday) on a per point basis.
2.
The operator shall be capable of entering, changing or deleting program times having one minute
resolution on-line. COS reporting shall not be inhibited while making on-line changes to program
parameters.
3.
The System shall provide a minimum of 500 unique time schedules for each time programmable
point unless specified otherwise.
4.
Any point not responding to a program function command shall automatically generate a changeof-state output as herein before defined.
5.
An additional time program day shall be provided for holidays. The System shall be provided with
the capacity to handle a minimum of 366 consecutive holidays.
6.
The start of a holiday program shall be programmable up to 31 days in advance.
7.
The System shall automatically perform programmed function based on a pre-selected time.
Programmed functions shall include but not be limited to:
a.
System logs and summaries.
b.
Start or stop a point.
c.
Locking or unlocking control, COS input, or both on a point.
d.
Add, delete 'or modify analog limits and differentials.
e.
Adjust operation position of a point.

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E.

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f.
Change a point's operational mode.
g.
Open or close a point.
h.
Enable, disable, lock, unlock, or execute an interlock sequence or computation profile.
i.
Begin or end totalization on a point.
j.
Modify totalization values and limits.
k.
Begin or end an energy system.
l.
Modify a load's parameter.
m.
Modify Demand Limiting and Duty Cycle targets.
Structured User Programming Language

1.
Interlocking
a.
An Interlocking program shall be provided to permit events to occur based on a changing

condition of one or more "master" points. An Interlocking program shall consist of "slave"
points whose condition shall be controlled and/or monitored based on the condition of the
associated master points.
b.
Each interlocking shall be assigned a unique identifier and expanded identifier as specified
herein before under SYSTEM FORMAT.
c.
Interlocking shall be defined on-line by the user. Any additions or deletions shall be made
on-line.
d.
The following interlocking types shall be available as a minimum:
(i) Single master, multiple slaves.

(ii) Multiple "OR" logic masters, multiple slaves.
(iii) Multiple "AND" logic masters, multiple slaves.
e.
An interlocking process shall only be triggered when the designated master(s) undergo a
change-of-state (COS). This COS shall be either a contact state change (e.g., contact
change from Open to Closed) or a logical state change (e.g., state change from Normal to
Abnormal). This trigger condition shall include, but not be limited to:
(i) Contact Stage Change
- Closed contact condition. Open contact condition.
(ii) Logical State Change
- Abnormal condition.
- Normal condition.
- Analog high alarm state.
- Analog low alarm state.
-Trouble condition.
- Not-trouble condition.
f.
When a master undergoes a COS, a slave shall respond in one of two ways based on the

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trigger condition of master. This slave response shall include, but not be limited to:
(i) START command.
(ii) STOP command.
(iii) OPEN command.
(iv) CLOSE command.
(v) COS lockout.
(vi) Control lockout.
(vii) Lockout COS and control.
(viii) Unlock COS.
(ix) Unlock Control.
(x) Unlock COS and control.
(xi) Release the Start/Stop command on a given priority.
(xii) No action.
g.
Any binary contact, hi/low limit of any analog point including a "Computed Point" shall be
capable of being utilized as a master for interlocking. The interlocking shall be capable of
using the same master to monitor or command multiple slaves. Any slave shall be capable
of being a master to multiple slaves.
h.
Interlocking as specified herein shall not be restricted to intra building or intra

communication line application. The controlling master(s) may be in a building or
communication line while the controlled slave(s) are in another building or communication
line.
The priorities of a slave's response in interlocking shall be:

i.
When conflicting requests are present at different priority levels, the lower priority
action shall not be performed.
ii.
Whenever a priority level is released by an application feature the next highest

priority request shall be performed.
iii.
Each time a priority Start or Stop request is made, the command shall be issued
only if there is no higher priority request.
iv.
Manual requests shall override any other previous command and shall cause all
other priority levels to be released.
v.
If any of the hardware used by the software point is off-line, the command shall not
be issued. However, the request and its priority shall be saved.
vi.
If the point is locked for command input, command shall not be issued; however,
the request and its priority shall be saved. When the command input capability is
unlocked, the highest priority request shall be issued to the point.
i.
The Interlocking program shall be provided to allow the operator to assign an overall

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process priority to each interlock process.This priority shall range form the highest (1)
to the lowest (16).
j.
Operator commands shall be provided to, but not be limited to:

(i)
Define SM interlock process.
(ii)
Define OR logic interlock process.
(iii)
Define AND logic interlock process.
(iv)
Lock/unlock interlocks process.
(v)
Enable/disable interlocks process.
(vi)
Execute/terminate interlocks process.
(vii) Request Interlock Type Summary.

k. Operator output information shall be available from the computations. It shall be output
upon operator request or preselected time as detailed under the WEEYLY
SCBEDLTLING Clause of this Section of the Specifications.
2.
Computations
a. The Computations program shall provide the user with a library of user oriented
equations. Input data for these calculations shall be obtained from appropriate system
points, operator-entered constants or the results of prior computations equations.
Results of any computations equation shall be displayed on any operator determined
display device and these results shall be used as a master in an interlocking sequence.
b. The Computation Profile concept shall be provided to use a high-level control strategy
for the execution of predefined computations in their proper sequence. This shall
provide for the organized and controlled activation of the operator-defined computation
sequence.
c. Each Computation and Profile shall be assigned a unique identifier and expanded
identifier as specified herein before under SYSTEM FORMAT.
d. Computations and Profiles shall be defined on-line by the user. Any additions or
deletions shall be made on-line.
e. The following computation equations shall be available as a minimum:
i.
Energy transfer rate for chiller system.
ii.
Chiller coefficients of performance (KW/Ton).
iii.
Point average.
iv.
General summation.
v.
WB and DP temperature calculation from DB and RH inputs.
vi.
Enthalpy calculation from DB and RH inputs.
vii.
Total loop load calculation.
Operator output information shall be available from the computations in a minimum

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of two types of summaries. It shall be output upon operator request or preselected

time as detailed under the WEEKLY SCBEDULING Clause of this Section of the
Specifications:
(i) Computation Summary.
(ii) Profile Summary.
2.13 SMOKE CONTROL
A.
When a fire alarm is initiated the System shall automatically operate any or all, but not be
limited to smoke dampers systems, smoke vent systems and building pressurization
systems.
B.
After activation of the Control System, the Building Automation System shall printout any
smoke damper, which failed to operate as commanded, the status of each equipment and
smoke damper.
C.
BMS shall automatically switch the systems operation to smoke control mode. The presence
of smoke at the air supply or return shall cause the air supply and return dampers to close
and the fan to shut off.
These intake dampers are to be provided with a manual and
automatic override operated from the control console for re-opening the damper and starting
the fan.
D.
Refer to Automatic Control sequences section.
E.
Coordinate with Fire Alarm Electrical subcontractor.
PART 3 EXECUTION
INSPECTION
The standard of workmanship shall comply with the requirements of the Owners Authorized
Representative who shall carry out periodic inspections of completed work and work in progress.
The Contractor shall include for accompanying the Owners Authorized Representative or his
nominated representative, on such inspections over the installation period. Any work not to the
Owners Authorized Representative's satisfaction during such inspections shall be replaced to a
standard satisfactory to the Owners Authorized Representative, at no cost to the Contract, for
the subsequent inspection.
3.2 INSTALLATION
- Adequate clearance space shall be left during installation for both removal of all demountable items
and for normal inspection, testing and maintenance access without removal.
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'Formica' engraving laminate labels, where required, shall be affixed by an adhesive, suitable for
the ambient conditions in the relative areas, to a flat easily visible surface on each item of
equipment.
For valve bodies where no flat surface is available the labels shall be hung from the
valve yoke by means of a brass chain of suitable gauge.

Removable gland plates shall be provided for all incomings and outgoings cables and shall be to
the IP rating of the control panel.
Components such as selectors, timers and relays with extra low voltage contacts must be
supplied with dust proof casings.
Conduits
1. All wiring shall be in steel conduits or metallic cable trunk as specified in the electrical section.
2. All conduits shall be installed in a concealed manner where possible and shall be installed
parallel to the lines of building.
3. Metallic flexible conduits shall be used for connecting any element to its conduit.
4. In damp areas, the conduit and related equipment shall be suitable for the application.
5. All conduits and cable trunks shall be identified at every 3 m, all conduits entering or leaving a
box shall be identified before and after passing through. The identification shall be down using
a self-adhesive yellow band.
Pull-box and function box

A pull-box shall be located at every 15 m. the contractor shall be responsible for the location and for
obtaining approvals from the owner.
In suspended ceilings, all boxes shall be installed on the structure.
Wiring and identification
All wires shall be in one (1) continual length from a point its source.
The two (2) extremities shall be identified using the same code.
The terminal strips shall also be identified with this same code.
1. The identification shall be done using a self adhesive yellow band.
All power wiring shall be copper stranded RW 90 type, with appropriate gauge. The following color
code shall be applied:
Black and / or white- line voltage.
Green - ground.
All wiring shall be copper stranded, with appropriate gauge. All conductors used from 24 VAC, 220
VAC, 50 HZ shall be colored yellow.
All wiring at all voltage levels shall be properly marked and tagged.
All control wiring (24 and more) shall be in a separate conduit from the shielded conductors.
The contractor shall be responsible for all required control modifications, calibration of modified control
system.
PART 4 - PERFORMANCE AND TESTS

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4.1 GENERAL
The contractor is responsible for providing all equipments and materials needed for system
testing as requested by the engineer. This shall include but not limited to calibration equipment
for all temperature ad pressure sensors and switches used, CO detectors, air quality sensors,
duct smoke detectors, and all other sensors and detectors utilized in the system. The contractor
shall also provide calibration certificates for all calibration devices. The Contractor will be
responsible for any cost impact that may occurs due to any information error or deviation from
the requirements of the applicable standards. Before the start of the testing, the contractor shall
hand over to the owner representative all operation manuals and software licenses and any
other system documentations and as-built.
4.2 TESTING AND MAINTENANCE

The Contractor shall include for:
A. Prior to Commencement of Work on Site
Advising the Owners Authorized Representative's nominated representatives on the
operation of the control system and the identification and correct sitting of control equipment,
the wiring runs and wiring connections.
B. During the Progress of the Site Work
Advising the Owners Authorized Representative's nominated representatives on the correct
sitting and installation of controls and the correct wiring of the controls.
Particular attention shall be paid to the mounting of actuators, on valves, dampers, the correct
linkages from actuators to valves and dampers and that all controls and instruments are
installed with adequate clearance for removal. Clearances shall be such that all wiring
connections may be visibly inspected without removing the equipment. The work shall be
carried out on the basis of regular visits throughout the contract period.
C. When the Installation is Complete
Commissioning the complete control system supplied under this section of the Specification to
provide the detailed operation and performance figures. The contractor is responsible to provide
a complete commissioning procedure for consultant approval prior to system commissioning.
Commissioning procedure shall include and not limited to: drawings, complete sequence of
operation and equipment list check tables (with part number as per final approved materials
submittal).
D. Maintenance during Defects Liability Period
Providing all normal servicing and maintenance during the Defects Liability Period for all
equipment provided under his contract.
4.3 WIRING
Wiring terminations to all control equipment supplied by the Contractor shall be checked by him both
for compliance with the control wiring diagrams and interlocks with other equipment shown on plant
equipment Electrical and HVAC wiring diagrams.
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All faults shall be rectified as soon as they are discovered unless they concern wiring carried out
under a separate contract, in which case they shall be recorded and the details passed via the
Contractor for rectification.
The Contractor shall record all equipment settings and the actual values maintained in the controlled
variables during commissioning and submit these to the Owners Authorized Representative
immediately on completion of commissioning, prior to the production of operating manuals.
4.4 CONTROL SYSTEM
The complete thermostatic control system inclusive of ancillary equipment and interlocking shall
be commissioned to operate in accordance with the performance requirements of the
Specification such that, under all load conditions, it is stable.
The Owners Authorized Representative may wish to attend such commissioning and should be
given adequate notice of dates when this is to take place. Commissioning shall take place in the
presence of the Contractor's representative so that plant faults, affecting the putting to work of the
system, can be remedied.
The Contractor shall record all equipment settings and the actual values maintained in the
controlled variables during commissioning and submit these to the Owners Authorized
Representative immediately on completion of commissioning, prior to the production of operating
manuals.
The Contractor shall be responsible for replacing, correcting and resetting all faulty equipment in
the complete control system for the full defects liability period after final commissioning except
that, where any item of equipment is normally guaranteed for a period in excess of this, such
responsibility shall extend to the full guarantee period of such items.
4.5 CERTIFICATES
If the Owners Authorized Representative does not attend to witness tests on receipt of written
notice as given by the Contractor, then the tests shall be carried out by the Contractor, who shall
sign and submit three certified copies of such certificates to the Owners Authorized
Representative.
The Contractor shall informally instruct the Client and his Authorized Representatives in the
operation of the complete system during testing and commissioning. In addition he shall include
for a period of.... days for formal instruction, after the completion of commissioning.
The Contractor shall be responsible for replacing, correcting and resetting all faulty equipment
in the complete control system for the full defects liability period after final commissioning except
that, where any item of equipment is normally guaranteed for a period in excess of this, such
responsibility shall extend to the full guarantee period of such items.
4.6 OPERATING AND MAINTENANCE MANUALS
The Contractor shall prepare and supply Operating and Maintenance Manuals to the Owners
Authorized Representative. These manuals shall be provided within weeks of final commissioning
and copies of the manuals shall be provided. A draft copy shall be available at the time of practical
completion.
4.7 WITNESS TESTING
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The Contractor shall demonstrate the operation of the complete control system to the Owners
Authorized Representative.
Witness testing shall commence after the completion of final commissioning.
Software Programs and Complementary Requirements
The Sub-Contractor/Controls Supplier shall give written notice if the Client is to be requested to
enter into a software licensing agreement. In no circumstances will the Client enter into such an
agreement, which excludes any term as to merchantability or fitness for purpose of the software
supplied.
The Sub-Contractor/Controls Supplier shall enter into an Escrow Agreement with the Client prior
to the Contract being let in which a copy of the source code for the software shall be deposited with
a third party. Typically the third party will be a bank, solicitor, National Computer Center, or some
other mutually agreed party.
If there are any changes to the source code, or software at any time then these changes shall also
be made the third party copy.
The Escrow Agreement shall be for a one-year period commencing after Final Acceptance of the
Sub-contract Works by the Engineer. The cost of the Escrow Agreement, including the costs of
storage with the third party shall be borne by the Sub-Contractor/Controls Supplier.
The following clause will be included in the Escrow Agreement: "In the event that the (name of the
Sub-Contractor/Controls Supplier) and its appointed agent cease to be in the business of
maintaining the program product the Client may invoke the Escrow Agreement to obtain access to
the source code and supplementary documentation which is held in Escrow. The Escrow Agent is
currently (name and address of the third party holding software).
Escrow Agreement
In Consideration Of
The Client agreeing under the terms of his Agreement with the Management Contractor to the
engagement by the Management Contractor of the Sub-Contractor/Controls Supplier.
The Sub-contractor/Controls Supplier Undertakes That
1. The Sub-Contractor/Controls Supplier will deposit a copy of the source code for all of his
software related to the Sub-Contractor/Controls Supplier with a third party to be nominated
by the Client.
2. If the Sub-Contractor/Controls Supplier shall at any time make any change to the source code,
he shall immediately deposit a revised copy with the said third party.
3. The Sub-Contractor/Controls Supplier will pay all costs and charges including those of the said
third party incurred in connection with this Escrow Agreement.
4. In the event that the Sub-Contractor/Controls Supplier or his appointed agent cease to be in
the business of maintaining the program product the Client may invoke this Escrow Agreement
to obtain access to the source code and supplementary documentation which is held in
Escrow.
5. In the event that the Sub-Contractor/Controls Supplier or his appointed agent default or fail to
undertake maintenance of the program product the Client may invoke this Escrow Agreement
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to obtain access to the source code and supplementary documentation which is held in
Escrow.
PART 5 DATA- POINT SCHEDULES

5.1 GENERAL
The different functions required with each point are indicated in the schedule of Input/Output
Points. Refer to the other relevant HVAC Sections of the Specification for more details of these
functions.
5.2 THE BUILDINGS
A.
Provide power wiring to all DDC(S) and to all components controlled by DDC(S).
B.
For electrical plumbing and fire protection systems, provide wiring from auxiliary contacts to
BMS through DDCS. Interlock fire alarm panel with BMS through software interface. Coordinate with electrical, plumbing and fire protection systems supplier to supply all necessary
auxiliary switches and devices required for interface and connection with BMS.
C.
For HVAC systems provide wiring from/to DDCS.
D.
Coordinate with other contractors for complete functioning system.
E.
Allow for input of all required data in Maintenance Management Program. All
equipment/material mentioned here in shall be monitored by Maintenance Management
System.
F.
The contractor shall approach all other contractors for required data and coordination.
G.
The Contractor shall supply all required field devices for proper operation and function of
system.
LIST OF RECOMMENDED MANUFACTURERS

1. Siemens (Switzerland)
2. Honeywell (U.S.A)
3. Johnson (U.S.A)
Or approved equal.
END OF SECTION 24

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SECTION 24

BUILDING MANAGEMENT SYSTEMS (BMS)

General Provisions for HVAC Work, apply to work of this Section.

Testing and balancing apply to work of this Section.

1.2 DESCRIPTION OF WORK

It is the intent of this specification to define a state-of-the-art distributed computerized Building

KFUPM - Building Management System - BMS - Tender Documents

Data access control and security scheme.

g. Report descriptions including selection scheme and sample reports.

Sample sequence of operation and flowchart display.

Sample custom report.

k. Sample text alarm message.

Sample of system and point descriptor text.

m. Technical description of all hardware components.

Communications network architecture, points, and panels.

Protocol description, host independent, bus-cut reaction.

Bus limitations, distances between active links and hubs, etc.

Number of devices on bus without repeater.

Error checking, collision prevention, recovery.

Controller internal architecture, communication cards, board-to-board

Point sharing/update scheme.

Contractor experience/capability, size.

Organization with key brief resumes.

10-years history of local support of management, engineering, installation, and

Local experience on similar jobs with references.

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KFUPM - Building Management System - BMS - Tender Documents

Local facility description.

30-year history of automation/management system evolution and ongoing support.

Vendors' standard specification data literature.

1.4 SYSTEM DESCRIPTION

1.5 QUALITY ASSURANCE

Subject to the requirements of the Contract Documents an installer approved by the

KFUPM - Building Management System - BMS - Tender Documents

b. Listing compliance shall include but not be limited to the following:

ASHRAE 114: Energy Management Control Systems Instrumentation, 1986.

ASHRAE 135: Communication Protocol for Building Automation and Control

NEMA ICS 2: Industrial Control and Systems: Controllers, Contactors, and

NEMA DC-12: Hot Water Immersion Controls, 1985 (R 1991)(R 1997).

NEMA DC-3: Wall-Mounted Room Thermostats, 1989 (R 1996)

BS 7671: Requirements for electrical installations (IEE Wiring Regulations,

NEC 348: Electric Metallic Tubes (EMT).

ANSI / ASHRAE / IESNA standard 90.1-2001

KFUPM - Building Management System - BMS - Tender Documents

1.7 ACCEPTANCE PROCEDURE

This demonstration, having satisfactorily met previously

Where modification, alteration, addition or removal of hardware or software programs of the

1.8 OPERATOR INSTRUCTION

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hardware and accessories.

Provide three copies of the Operation and

2.1 SYSTEM STRUCTURE AND CONFIGURATION

Provide the following system components:

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function with no performance degradation under the following operating conditions :

2.2 ELECTROMAGNETIC COMPATIBILITY

2.3 CENTRAL PROCESSING EQUIPMENT

KFUPM - Building Management System - BMS - Tender Documents

data archiving procedure.

2.4 OPERATOR STATIONS

High Speed Color Printer for alarms

It shall have a minimum operating speed of 200 characters/second.