BCBC CLIENT COMFORT SYSTEM (CCS) - DESIGN MANUAL

INTRODUCTION
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0.0 GENERAL INSTRUCTIONS

0.1 UPDATING THIS MANUAL

0.1.1 This manual can be viewed and is downloaded from BC Buildings Corporation Internet Hyper-
media Services. Maintaining an Internet copy was chosen as the most cost effective way to
make the manual available to the many designers and any other specifiers of Direct Digital
Control Systems in BC or the World. The Internet manual will be updated monthly and will
always have the most current approved information. If you have a hard paper copy of the
manual and an Internet connection you will be able to update any portion of your manual at any
time.

If you are comfortable in working with virtual media it is not necessary to have a hard copy of
the manual. All files can be downloaded and printed exactly as presented in the manual. This
assumes that you have access to the Corporation’s standard Windows operating platform and the
following software, MicrosoftÒ Word Version 6, and MicrosoftÒ Excel. The ability to search
the manual electronically and only print the portion you require should greatly reduce the
generation of unnecessary paper.

If you are maintaining a hard paper copy of the manual and do not have Internet access, contact
BCBC (see front cover) to obtain a fax copy of the current table of contents of the manual.
Ensure your copy of this manual is up to date by checking the date in the footer of Table of
Contents (Section 0) of your manual with the faxed copy.

0.1.2 If your manual is out of date (as per 0.1.1 above), check the "Date of Latest Update" (right hand
column) of each section of the Table of Contents to see which sections have been updated.

0.1.3 Contact BCBC (see front cover) to obtain copies of any sections which are out of date.

NOTE:
All sections of the manual have a date in their footer, indicating when they were last updated.
This same date is shown in the right hand column of the Table of Contents.

0.1.4 Rationale for Updating Method:

The CCS Design Manual is expected to evolve, therefore, additions and changes to the
document are expected to occur on an ongoing basis.

This method of controlling and distributing updates is intended to make it easy for users to bring
their copy up to date when needed and avoid the cost of frequent reissues of the entire manual.

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 BCBC CLIENT COMFORT SYSTEM (CCS) - DESIGN MANUAL
INTRODUCTION
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0.2 ABOUT BCBC AND THIS MANUAL

0.2.1 The British Columbia Buildings Corporation is a Crown corporation established in 1976 to
provide accommodation and real estate services to the Provincial Government. BCBC uses
private sector management and accounting methods, charges market based rents and is expected
to pay a dividend to the Government. BCBC's portfolio comprises 3,400 buildings totaling
23,000,000 square feet. The Corporation has approximately 800 employees of whom
approximately 200 are head office staff. The Corporation spends over $200,000,000 annually in
the private sector on materials and services and does business with over 5,000 contractors,
consultants, landlords and suppliers.

0.2.2 This manual is intended to instruct and assist designers specifying a Client Comfort System
(CCS) for BCBC. BCBC is very supportive of the dissemination of information as a means of
Technology Transfer and accordingly is prepared to supply a copy of this manual to other
interested parties. Readers are encouraged to contact BCBC with any questions on, or
suggestions for improvements to, any part of this manual

0.3 DESIGNERS' RESPONSIBILITY

0.3.1 Intent

This manual is intended to instruct and assist those specifying CCSs for BCBC. It is NOT
intended to reduce in any way the designers' professional responsibility for a complete design
and functioning installation.

0.3.2 Action

It is the designers' responsibility to ensure all aspects of their design and specification are
complete and workable. This includes all standardized BCBC documents, which should be used
as if they were prepared directly by the designer’s own staff (this applies particularly to using
the BCBC naming convention for all equipment including CCS components).

If changes to the standardized BCBC document appear necessary, contact BCBC and resolve
this to your satisfaction.

The designer will make project specific changes as mutually agreed.

0.3.3 Rationale for Designer Responsibility

The reasons for assigning responsibility are as follows:

- It avoids the danger of unclear or divided responsibility.
- It makes it clear the designer must become totally familiar with the standard BCBC
documentation to be used on the project.

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- The designer knows the details of the project best and is best placed to determine if
standard documentation is appropriate or sufficiently complete for the particular project

0.4 ACTION REQUIRED OF THE DESIGNER

This section outlines actions required of the Designer from project inception through to
completion of the bid documents.

The Designer's role in the bidding, installation, commissioning, acceptance and occupancy
stages is also important but is beyond the scope of this manual.

Milestone or Stage Activity Required or Product Delivered

Concept Investigate alternative HVAC systems, control and contract options.

Discuss them with BCBC.
Investigate further as agreed.
Resolve with BCBC which options to adopt.
Design Development Draft the items required in the Project Brief submission and obtain
BCBC's agreement to them.
Project Brief Submit an outline of the HVAC system and agreed drafts of the
Submission following sections of the CCS Specification.
15910 Scope - An overview and explanation of the CCS objectives.
15920 Project Specific Alterations to BCBC - CCS Performance Spec.
15925 Sequence of Operation (if required)
15930 Systems (Points Lists, Graphics & Start up Logic)
Summary Page
DDC Points
Misc. Points
Non DDC Points
Other Graphics
15940 BCBC - CCS Performance Specification
Documentation Develop the Specification and any associated documents.
Get BCBC's approval for any material change from the Project Brief.
90% Submission Submit a complete specification and associated documents.
Final Check Check and coordinate the specification and associated documents.
Incorporate any changes arising from BCBC's 90% review.
Bid Documents Submit a complete and checked Bid Document package including the
Specification and any necessary associated documents.

Rationale for Required Timing of Action

The rationale for early development of key sections of the Specification is as follows:
- The information contained, outlines how the work will be specified and provides a check that
communication, understanding and agreement have been reached.

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- The information is needed by those designing and specifying related sections of the project.
- It eliminates the need to separately communicate and record this information in reports, letters
or minutes.

0.5 DETERMINING PRIMARY SYSTEM CONTROL TYPE

0.5.1 Selection of Primary Control System Type

BCBC uses DDC wherever economically feasible because experience has shown DDC is the
only consistently successful route to comfortable conditions and effective operation.

Very few BCBC buildings have permanently staffed, on-site CCS operator stations. BCBC's
operators primarily access CCSs by modem from their office or from laptop computers.

0.5.2 When BCBC Considers Alternatives to DDC

BCBC considers alternatives to DDC in the following circumstances.

- Very small properties such as store front offices

- Properties on short term lease

The reasons for these exclusions are:

- the threshold cost of a small DDC installation generates a high cost per occupant per
annum when the property is very small and/or the occupancy is of short duration.

- the HVAC systems installed usually offer little opportunity for improvement through
DDC.

0.5.3 Hard Wired Control Systems

BCBC uses hard wired control systems in three basic situations.

1. For very small projects if there is a significant cost premium to use a DDC system.

2. For non-critical elements on CCS projects if there is a significant cost premium to use the
DDC. eg. A unit heater which would require a new or expanded DDC panel.

3. For critical safety interlocks.

0.6 CHOOSING SPECIFICATION DOCUMENT TO BE USED

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0.6.1 BCBC has three methods of procurement for CCS This section of the Manual deals with
determining which method and associated specification documents should be used. Detailed
instructions for each document type will be found in sections 1.1, 2.1, 3.1 or 4.1.

The following guidelines are to be applied in determining which specifications to use.

However, other criteria may bias the absolute numbers noted below, therefore, specific
direction as to the type of specification to use should be obtained from the project manager
before proceeding:

0.6.1.1 Lease Projects

Instructions to Designers Section 1.1
(Left Blank for numbering consistency) Section 1.2
Document - Performance Specification Section 1.3

0.6.1.2 Direct Bid

Criteria - New Construction less than 3,000 m².
Instructions to Designers Section 2.1
(Left Blank for numbering consistency) Section 2.2
Document - Performance Specification Section 2.3

0.6.1.3 New Construction RFP

Criteria - New Construction over 3,000 m².
Instructions to Designers Section 3.1
Document - Instruction to Proponents Section 3.2
Document - Performance Specification Section 3.3

0.6.1.4 Retrofit RFP

Criteria - Existing Buildings of all sizes.
Instructions to Designers Section 4.1
Document - Instruction to Proponents Section 4.2
Document - Performance Specification Section 4.3

0.7 USING THIS DOCUMENT TO SPECIFY NON-BCBC PROJECTS

BCBC encourages consultants and contractors to use this manual to assemble specifications and
requests for proposals for non BCBC projects, provided that the following acknowledgment is
inserted once into your specification or request for proposal.

The following document has been assembled using some of the resources of the
British Columbia Buildings Corporation (BCBC) CCS Design Manual, located on
the BCBC Web site at
http://www.bcbc.bc.ca/internet/CCS/index.html

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References to BCBC throughout have been removed to avoid confusion on this
project.

Please attempt to maintain the prescribed format when adding to or modifying existing
specifications, graphics, start up coding and point sheets. Feel free to cut and patch any system
to suit your needs. The graphics and start up code are available from the BCBC web site in the
Microsoft® Word 6.0 format, which allows modifications using paste functions in any draw
program. Point sheets are available as Microsoft® Excel 5.0 spreadsheets with no modification
limitations.

Please feel free to reference BCBC’s Graphic Guidelines or point naming conventions if you do
not wish to develop your own.

The more this document, or a similar format, is used, the more useful it will become. BCBC
welcomes constructive criticism and information on generic changes that you have made to the
document to improve its usefulness for your project. Please feed these back to us so that we may
consider them for incorporation into the document.

Disclaimer
British Columbia Buildings Corporation disclaims all responsibility for the accuracy of
information provided. Information provided should not be used as a basis for making
financial or any other commitments.

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