MECHANICAL SPECIFICATIONS – SECTION 10 EMAAR STANDARD SPECIFICATIONS

BUILDING MANAGEMENT SYSTEM

MECHANICAL SECTION: 10

BUILDING MANAGEMENT SYSTEM

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BUILDING MANAGEMENT SYSTEM

PART 1 – GENERAL

1.1 WORK INCLUDED

1.1.1 Compliance with sections 01, General Requirements and documents referred to therein.

1.1.2 Conform to General Requirements for Electrical services

1.1.3 Conform to General Requirements for mechanical services.

1.2 SCOPE OF WORKS

The BMS shall consist of the following elements:

1.2.1 Microcomputer based remote control panels interfacing directly with sensors, actuators and
environmental delivery systems (i.e., HVAC equipment, lighting systems, etc.).

The system shall have an inbuilt spare capacity of minimum twenty percent at all levels of control
and network to allow for future expansion.

Two-wire communication networks to allow data exchange between remote panels and the central
Building Management computer.

One personal computer (PC) based central and associated operator station(s) and software
functioning as the primary operator interface for the BMCS.

Electronic and electric controls for all items indicated on drawings and described hereinafter
including sensors, control valves and thyristers.

Submittals, data entry and electrical installation, programming, interfacing with other systems, start
up, test and validation, instruction of Employer's representative on maintenance and operation, as
built documentation, and system warranty.

1.1 SYSTEM DESCRIPTION

A. A modern integrated Building Management System (BMS) solution will be provided for automatic
control, global monitoring and energy conservation by optimizing all the available mechanical and
electrical systems. The Integrated Building Management System (IBMS) system shall use a Client
Server architecture based around a modular PC network, utilizing industry standard operating
systems, networks and protocols.

B. BMS core is the field controllers which is connected to the all-other field devices and equipment.
These controllers are microprocessor-based type Direct Digital Control (DDC) shall be responsible
of energy management, equipment monitoring and control. DDC's shall be connected all together
through a standard very high-quality communication network to the Operator Interface
Workstation.

C. Data and programs should be stored centrally on a file server. User-specific information such as
passwords, access rights etc. shall be administered centrally. The file server also shall facilitate and
accelerate the handling of software updates and the modification of project data. The consistent,
central archiving of alarms, historical data, log-data etc. shall provide a comprehensive over all
view of the system.

D. The system should be capable of supporting the following functions in future if required by the end
user:

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1. BMS shall support extended connectivity to the cloud, where Smart Phones/Mobile
Applications are allowed to monitor and manage the building remotely and to receive alarm
and event notifications.
2. Also, the BMS shall have the capability to allow occupants with smart phones to use Mobile
Applications for building access, air conditioning control, path finding, and meeting rooms
booking.
3. BMS should allow Integration with a diverse range of devices, enterprise systems, Internet
and Intranet sources allowing the building management of key facility control and
information.
4. The maintenance & service provided after hand-over shall make use of smart analytic
algorithms in the cloud to provide predictive service scheduling. The smart algorithms shall
send alarms and alerts to service team to attend to problems that are building up and
predicted to occur in near future.

E. BMS should use industry standard hardware with Windows 2016 Server, SQL 2016, IE11,
Windows 10, HTML5, Cyber Security, BACnet 1.12* & LNS IzoT, Arch improvements,
LonMark®, OPC® and Modbus®. or latest.

1.3 PERFORMANCE OBJECTIVES

The Contractor must note that the Specification describes in general terms the control philosophy for
various systems and the means of achieving the same. These are the minimum requirements only. In
view of the rapid changes in the field of controls and related technology, the Contractor shall include
for the latest technology and systems available from the specified manufacturer at the time of tender.
The Contractor shall allow the costs related to loading the latest version of software available at the
time of handing over of the installation.

The Building Management System (BMS/BMCS) shall be comprised of Network Area Controller or
Controllers (NAC) within the facility. The NAC shall connect to the Employer’s local or wide area
network, depending on configuration. Access to the system, either locally in each building, or
remotely from a central site or sites, shall be accomplished through standard Web browsers, via the
Internet and/or local area network. Each NAC shall communicate to LonMark/LonTalk (IDC) and/or
BACnet (IBC) controllers.

1.4 DESIGN PARAMETERS

The proposed system and components shall be compatible with a wide variety of control devices
using BACnet/IP (preferred), LON, Ethernet TCP/IP, ModBus, KNX and OPC standard for open
system communications and other current international communication standards. The BMS shall be
capable of being extended with controllers on the BACnet protocol and the LON bus. The BMS shall
allow integrating future BACnet controllers on the process level.
Using appropriate hardware, the system shall be Listed by Underwriters Laboratories Inc (ULI) or
approved equal for use in energy management (category PAZX), critical process (category QVAX),
security (category APOU), and as the primary control and monitoring device for smoke control
(category UUKL) and fire alarm systems (category UOJZ).

1.5 OPEN, INTEROPERABLE, INTEGRATED ARCHITECTURES

1.5.1 The intent of this specification is to provide a peer-to-peer networked, stand-alone, distributed
control system with the capability to integrate both the ANSI/ASHRAE Standard 135-2016 BACnet
and LonWorks technology communication protocols in one open, interoperable system.

1.5.2 The supplied computer software shall employ object-oriented technology (OOT) for representation
of all data and control devices within the system. In addition, adherence to industry standards
including ANSI / ASHRAE™ Standard 135-2016, BACnet, Lontalk, and LonMark to assure
interoperability between all system components is required. For each LonWorks device that does not

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have LonMark certification, the device supplier must provide an XIF file for the device. For each
BACnet device, the device supplier must provide a PICS document showing the installed device’s
compliance level. Minimum compliance is Level 3; with the ability to support data read and write
functionality. Physical connection of BACnet devices shall be via BACnet Ethernet or BACnet
MSTP.

1.5.3 All components and controllers supplied under this contract shall be true “peer-to-peer”
communicating devices. Components or controllers requiring “polling” by a host to pass data shall
not be acceptable.

1.5.4 The supplied system must incorporate the ability to access all data using standard Web browsers
without requiring proprietary operator interface and configuration programs. An Open DataBase
Connectivity (ODBC) or Structured Query Language (SQL) compliant server database is required
for all system database parameter storage. This data shall reside on a supplier-installed server for all
database access. Systems requiring proprietary database and user interface programs shall not be
acceptable.

1.5.5 A hierarchical topology is required to assure reasonable system response times and to manage the
flow and sharing of data without unduly burdening the customer’s internal Intranet network. Systems
employing a “flat” single tiered architecture shall not be acceptable:

a) Maximum acceptable response time from any alarm occurrence (at the point of origin) to the
point of annunciation shall not exceed 5 seconds for network connected user interfaces.

b) Maximum acceptable response time from any alarm occurrence (at the point of origin) to the
point of annunciation shall not exceed 60 seconds for remote or dial-up connected user
interfaces.

1.5.6 The field controller(s) shall be provided for manipulation of data from the field controllers for
onward communication to the Management Level. It shall also perform management functions and
event-related communication.

1.5.7 The Control and Interlock system for the process control shall comprise microprocessor based
controllers together with the necessary input and output modules. All the field devices shall be
connected to the respective input and output modules.

Use of dumb input and output modules shall not be permitted.

1.6 QUALITY ASSURANCE

1.6.1 The system shall be installed by competent mechanics, regularly employed by the BMCS
manufacturer with full responsibility for proper operation of the BMCS including debugging and
proper calibration of each component in the entire system. Supplier shall have an in-place support
facility within 10 miles of the site with technical staff, spare parts inventory and all necessary test
and diagnostic equipment.

1.6.2 Codes and Approvals:

The complete BMS/BMCS installation shall be in strict accordance to the national and local
electrical codes and the electrical section of these specifications. All devices designed for or used in
line voltage applications shall be UL Listed or approved by an equal regulatory authority.

All microprocessor based remote DDC devices shall be UL916 Listed or approved by an equal
regulatory authority.

European EMC directive 89/336/EEC/EMC including all its amendments. Tested standard BS EN

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50561 & BS EN 55032 – Emission and BS EN IEC 61000-6-1 – Immunity.

European Low Voltage Directive for Safety 73/23 EEC including all amendments, Tested Standards
BS EN 60950 and BS EN 60730-1.

European General Product Safety Directive 92/59/EEC./ Tested standards – BS EN 60730-1.

All microprocessor based remote F&S devices shall be UL864 Listed or approved by an equal
regulatory authority.

All BMCS central equipment shall be UL 864 Listed or approved by an equal regulatory authority.

All BMCS central and remote equipment used in security applications shall be UL 1076 Listed or
approved by an equal regulatory authority.

All BMCS central and remote equipment used in access control applications shall be UL 294 Listed
or approved by an equal regulatory authority.

All electrical environmental control and monitoring devices shall be UL 429 and/or UL 873 Listed
or approved by an equal regulatory authority.

1.6.3 All electronic equipment shall conform to the requirements of FCC regulation Part 15, Section 15
governing radio frequency electromagnetic interference and be so labelled.

1.6.4 System shall be designed to provide satisfactory operation without damage at 110% and 85% of
rated voltage and at + 3 hertz variation in line frequency.

1.6.5 System shall be designed to provide static, transient, and short circuit protection on all inputs and
outputs. Communication lines shall be protected against incorrect wiring, static transients and
induced magnetic interference. Bus connected devices shall be a.c. coupled or equivalent so that any
single device failure will not disrupt or halt bus communication.

1.6.6 All real time clocks missing shall be battery backed.

1.6.7 Plant Control Processors shall comply with ISO 9000.

1.7 ACCEPTABLE BID PROCEDURES

1.7.1 Technical Proposal: It is the intent of this specification to define a state-of-the-art distributed
computerized software Integrated 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 by people skilled in providing functional and
efficient solutions to building system needs.

To allow evaluation of vendors and systems, a detailed technical proposal shall be provided and
formatted strictly in accordance to this outline. Vendor’s standard literature not complying to this
format and content requirement will not be considered or evaluated. Proposal requirements shall be
as follow:

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 peer bus connected control/monitor panels with location, listing of
equipment directly connected to a DDC controller, and secondary network drivers and connected
systems.

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Provide copies of required UL listing cards.

1.7.2 Compliance Checklist - Provide a specification paragraph-by-paragraph listing of strict word-for-

word compliance or non-compliance. For each item of conditional or non-compliance, spell out the
vendor's substitute response to the feature excepted.

Example:

Justification for
Conditional Comply Non-Comply
Paragraph Comply Non-Comply

2.08 a Full Compliance X

2.08 b Cull Compliance X
2.08 c Covers are polished X

1.7.3 Computer based central controller features.

Day-to-day interactive operator interface description with sample

a) English/Graphic displays, penetration scheme for display/command and logical configuring,

and 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 for modification of system data base and parameters
including 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 for setting up and
displaying extended trend file reports

h) Sample sequence of operation and specified flow chart 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 acknowledgement report

p) Sample text terminal menu display

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1.7.4 Distributed control panel point architecture, memory, real time clock.

Functional description
Scan/Report speed and alarm detection speed
Control and survival capabilities
Life safety interfacing

1.7.5 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) Point sharing/update scheme

g) Meantime end-to-end responsiveness for a large fully operational system for analog alarm
report, digital alarm report, panel failure report, host command execution, event command
(within one panel and panel-to panel)

1.7.6 Available services for full system maintenance, software update and modifications, hardware spare
parts, adds and changes, system training and training classes

1.7.7 Contractor experience/capability, size

a) Organization with key brief resumes

b) 15 years history of local support of management, engineering, installation, and maintenance

locations and business

c) Local experience on similar jobs with references

d) Local facility description

1.7.8 Vendor’s standard specification data literature.

1.8 SUBMITTALS

1.8.1 Product Data: Submit manufacturer’s technical product data for each control device furnished
showing dimensions, weights, capacities, performance characteristics, and electrical characteristics,
finishes of materials, installation instruction and startup instruction.

1.8.2 Shop Drawings: Submit shop drawings for each electrical control system, containing the following
information:

Schematic flow diagram of system showing fans, pumps, coils, dampers, valves, and control devices.

Label each control device with setting or adjustable range of control.

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Indicate all required electrical wiring. Clearly differentiate between portions of wiring that are
factory installed and portions to be field installed.

Provide details of faces of control panels, including controls, instruments, and labeling.
Include written description of sequence of operation.

Include a complete list of components for each proposed panel.

1.8.3 Submit catalogues for all controls and accessories.

1.8.4 Maintenance Data: Submit maintenance instructions and spare parts lists, include this data, product
data, and shop drawings in maintenance manuals.

1.9 DELIVERY, STORAGE AND HANDLING

Provide factory shipping cartons for each piece of equipment, and control device. Maintain cartons
through shipping, storage and handling as required to prevent equipment damage, and to eliminate
dirt and moisture from equipment. Store equipment and materials inside and protected from weather.

1.10 MANUALS

1.10.1 The following manuals shall be provided:

An Operators Manual with coloured graphic explanations of operator functions. Although operator
functions are to be self-instructional and menu-interactive from the keyboard terminal, this manual
shall be for off-line study and refresher use.

Computerized printouts of all PCP (Plant Control Processor) data file construction including all
point processing assignments, physical terminal relationships, flowcharts of graphic program. etc.

A user manual for the integrated spreadsheet package.

A manual including revised As Built documents of all shopping and materials as required under the
paragraph "SUBMITTALS" on this specification.

Five sets of Operators Manuals and As Built Manuals shall be provided to the Employer.

1.11 TRAINING

1.11.1 All training shall be by the BMCS manufacturer and shall utilize specified manuals, as-build
documentation, and the on-line help utility. The following training shall be repeated quarterly during
the warranty period.

1.11.2 Operator training shall include two initial six-hour sessions encompassing:

Sequence of Operation review.

Sign on-Sign off.
Selection of all displays and reports.
Commanding of points, keyboard and mouse mode.
Modifying English text.
Use of all dialogue boxes and menus.
Modifying alarm limits and start-stop times.
System initialization.
Download and initialization of remote panels.
Purge and/or dump of historical data.
Use of Portable Operators Terminals.

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Troubleshooting of sensors (determining bad sensors).

Password modification.
Creation and modification of cardholder database.

1.11.3 Supervisor training shall include an additional two hour session encompassing:

Password assignment/modification.
Operator assignment/modification.
Operator authority assignment/modification.
Point disable/enable.
Terminal and data segregation/modification.
Use of portable operator terminal.
Use of spreadsheet package with system data.
Creation and modification of site-specific user-defined cardholder fields.

1.11.4 Programmer training shall include two additional three hour sessions encompassing:

Software review of Sequence of Operation and flowcharts.

Use of diagnostics.
System maintenance procedures.
Review of initialization.
Upload/download and off-line archiving of PCP (Plant control Processor) and PC
System software.
Graphic creation.
Programmer training shall be for two Employer personnel and shall be scheduled by the Employer
with two week notice anytime during the warranty period.

1.12 WARRANTY

1.12.1 All components, system software, parts and assemblies supplied by the BMCS manufacturer shall be
guaranteed against defects in materials and workmanship for one year from acceptance date.

1.12.2 Labor to troubleshoot, repair, reprogram, or replace system components shall be furnished by the
BMCS contractor at no charge to the Employer during the warranty period.

1.12.3 All corrective software modifications made during warranty service periods shall be updated
on all user documentation and on user and manufacturer archived software disks.

PART 2 - PRODUCTS

2.1 PROGRAMMABLE CONTROLLERS

2.1.1 BUILDING CONTROLLER

A. General Requirements

1. BACnet Conformance

a. Building Controller shall be approved by the BTL as meeting the BACnet Building
Controller requirements.

b. Please refer to section 22.2, BACnet Functional Groups, in the BACnet standard, for a

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complete list of the services that must be directly supported to provide each of the
functional groups listed above. All proprietary services, if used in the system, shall be
thoroughly documented and provided as part of the submittal data. All necessary tools
shall be supplied for working with proprietary information.

2. Building controller shall be of scalable design such that the number of trunks and protocols
may be selected to fit the specific requirements of a given project.

3. The controller shall be capable of panel-mounted on DIN rail and/or mounting screws.

4. The controller shall be capable of providing global control strategies for the system based on
information from any objects in the system, regardless if the object is directly monitored by
the building controller module or by another controller.

5. The controller shall be capable of running up to six (6) independent control strategies
simultaneously. The modification of one control strategy does not interrupt the function or
runtime others.

6. The software program implementing the DDC strategies shall be completely flexible and
user-definable. All software tools necessary for programming shall be provided as part of
project software. Any systems utilizing factory pre-programmed global strategies that cannot
be modified by field personnel on-site, using a wide area network (WAN) or downloaded
through remote communications are not acceptable. Changing global strategies using
firmware changes is also unacceptable.

7. Programming shall be object-oriented using control function blocks and support DDC
functions. All flowcharts shall be generated and automatically downloaded to controller.
Programming tool shall be supplied and be resident on workstation. The same tool shall be
used for all controllers.

8. The programming tool shall provide means to graphically view inputs and outputs to each
program block in real-time as program is executing. This function may be performed using
the operator’s workstation or field computer.

9. Controller shall have 6,000 Analog Values and 6,000 Binary Values.

10. Controller IP configuration can be done via a direct USB connect with an operator’s
workstation or field computer.

11. Controller shall have at a minimum a Quad Core 996Ghz processor to ensure fast processing
speeds.

12. Global control algorithms and automated control functions shall execute using a 64-bit
processor.

13. Controller shall have a minimum of 1 GB of DDR3 SDRAM on a 533Mhz bus to ensure
high speed data recording, large data storage capacity and reliability.

14. Controller shall support two (2) on-board EIA-485 ports capable of supporting various EIA-
485 protocols including, but not limited to BACnet MS/TP and Modbus.

a. Ports are capable of supporting various EIA-485 protocols including, but not limited to
BACnet MS/TP and Modbus.

15. Controller shall support two (2) ports—each of gigabit speed—Ethernet (10/100/1000) ports.

a. Ports are capable of supporting various Ethernet protocols including, but not limited to
BACnet IP, FOX, and Modbus.

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16. All ports shall be capable of having protocol(s) assigned to utilize the port’s physical
connection.

17. The controller shall have at a minimum four (4) onboard inputs, two (2) universal inputs and
two (2) binary inputs.

18. Schedules

a. Building controller modules shall provide normal seven-day scheduling, holiday

scheduling and event scheduling.

b. Each building controller shall support a minimum of 380 BACnet Schedule Objects and
380 BACnet Calendar Objects.

19. Logging Capabilities

a. Each building controller shall log as minimum 2,000 objects at 15-minute intervals. Any
object in the system (real or calculated) may be logged. Sample time interval shall be
adjustable at the operator’s workstation.

b. Logs may be viewed both on-site or off-site using WAN or remote communication.

c. Building controller shall periodically upload trended data to networked operator’s

workstation for long-term archiving if desired.

d. Archived data stored in database format shall be available for use in third-party
spreadsheet or database programs.

20. Alarm Generation

a. Alarms may be generated within the system for any object change of value or state
(either real or calculated). This includes things such as analog object value changes,
binary object state changes, and various controller communication failures.

b. Each alarm may be dialed out as noted elsewhere.

c. Alarm log shall be provided for alarm viewing. Log may be viewed on-site at the
operator’s terminal or off-site using remote communications.

d. Controller must be able to handle up to 2,000 alarm setups stored as BACnet event
enrollment objects, with system destination and actions individually configurable.

21. Demand Limiting

a. Demand limiting of energy shall be a built-in, user-configurable function. Each

controller module shall support shedding of up to 1,200 loads using a minimum of two
types of shed programs.

b. Load shedding programs in building controller modules shall operate as defined in

section 2.1.J of this specification.

22. Tenant Activity Logging

a. Tenant Activity logging shall be supported by a building controller module. Each

independent module shall support a minimum of 380 zones.

b. Tenant Activity logging shall function as defined in section 2.1.K of this specification.

B. BACnet MS/TP

1. BACnet MS/TP LAN must be software-configurable from 9.6 to 115.4Kbps

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a. Each BACnet MS/TP LAN shall support 64 BACnet devices at a minimum.

b. All proprietary object types, if used in the system, shall be thoroughly documented and
provided as part of the submittal data. All necessary tools shall be supplied for working
with proprietary information.

C. BACnet IP

1. The building controller shall comply with Annex J of the BACnet specification for IP
connections. This device shall use Ethernet to connect to the IP internetwork, while
using the same Ethernet LAN for non-IP communications to other BACnet devices on
the local area network (LAN).

2. Must support interoperability on WANs and campus area networks (CANs), and
function as a BACnet Broadcast Management Device (BBMD).

3. Each controller shall support at a minimum 128 BBMD entries.

4. BBMD management architecture shall support 3,000 subnets at a minimum.

5. Shall support BACnet Network Address Translation.

6. All proprietary object types, if used in the system, shall be thoroughly documented
and provided as part of the submittal data. All necessary tools shall be supplied for
working with proprietary information.

D. Expansion Ports

1. Controller shall support two (2) expansion ports.

a. Combining the two on-board EIA-458 ports with fully loaded expansion ports, the
controller shall support six (6) EIA-485 trunks simultaneously.

2. Expansion cards that mate to the expansion ports shall include:

a. Dual port EIA-485 card.

b. LON network card.

E. Power Supply

1. Input for power shall accept between 17 and 30VAC, 47 and 63Hz.

2. Optional rechargeable battery for shutdown of controller including storage of all data in
flash memory.

3. On-board capacitor will ensure continuous operation of real-time clocks for minimum of 14
days.

F. Controller shall be in compliance with the following:

1. UL 916 for open energy management

2. FCC Class B

3. ROHS

4. IEC 60703

5. C-Tick Listed

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G. Controller shall operate in the following environmental conditions:

1. -4 to 149 °F (-20 to 65 °C) without optional battery, or 32 to 122 °F (0 to 50 °C) with

optional battery.

2. 0 to 95% relative humidity (RH), non-condensing.

2.1.2 CENTRAL PLANT AND AIR HANDLER APPLICATION CONTROLLERS

A. Provide one or more native BACnet application controllers for each air handler and provide
native BACnet application controllers as needed for central plant control that adequately cover
all objects listed in object list. All controllers shall interface to building controller through either
MS/TP LAN using BACnet protocol, or Ethernet LAN using BACnet over Ethernet or BACnet
TCP/IP. No gateways shall be used. Controllers shall include input, output and self-contained
logic program as needed for complete control of units. Controllers shall be fully programmable
using graphical programming blocks. Programming tool shall be resident on operator
workstation and be the same tool as used for the building controller. No auxiliary or non-
BACnet controllers shall be used.

B. BACnet Conformance

1. Application controllers shall be approved by the BTL as meeting the BACnet Advanced
Application Controller requirements.

2. Please refer to section 22.2, BACnet Functional Groups, in the BACnet standard, for a
complete list of the services that must be directly supported to provide each of the functional
groups listed above. All proprietary services, if used in the system, shall be thoroughly
documented and provided as part of the submittal data. All necessary tools shall be supplied
for working with proprietary information.

3. Standard BACnet object types supported shall include, as a minimum, Analog Input, Analog
Output, Analog Value, Binary Input, Binary Output, Binary Value, Multi-state Values,
Device, File, and Program object types. All proprietary object types, if used in the system,
shall be thoroughly documented and provided as part of the submittal data. All necessary
tools shall be supplied for working with proprietary information.

C. Application controllers shall include universal inputs with 12-bit resolution that accept 3K and
10K thermistors, 0–10VDC, Platinum 1000 ohm RTD, 0–5VDC, 4–20mA and dry contact
signals. Any input on a controller may be either analog or digital with a minimum of three inputs
that accept pulses. Controller shall also include support and modifiable programming for
interface to intelligent room sensor with digital display. Controller shall include binary and
analog outputs on board. Analog outputs with 12-bit resolution shall support either 0–10VDC or
0–20mA. Binary outputs shall have LED indication of status. Software shall include scaling
features for analog outputs. Application controller shall include 20VDC voltage supply for use
as power supply to external sensors.

1. All outputs must have onboard Hand-Off-Auto (HOA) switches and a status indicator light.
HOA switch position shall be monitored. Each analog output shall include a potentiometer
for manually adjusting the output when the HOA switch is in the Hand position.

2. The position of each and every HOA switch shall be available system wide as a BACnet
object property.

D. All program sequences shall be stored on board application controller in EEPROM. No batteries
shall be needed to retain logic program. All program sequences shall be executed by controller
up to 20 times per second (minimum of 10 times per second) and capable of multiple PID loops
for control of multiple devices. All calculations shall be completed using floating-point math and
system shall support display of all information in floating-point nomenclature at operator’s

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terminal.

1. The following control blocks shall be supported:

a. Natural Log

b. Exponential

c. Log base 10

d. X to the power of Y

e. Nth square root of X

f. 5th Order Polynomial Equations

g. Astronomical Clock (sunrise/sunset calculation)

h. Time based schedules

E. Programming of application controller shall be completely modifiable in the field over installed
BACnet LANs or remotely using modem interface. Operator shall program logic sequences by
graphically moving function blocks on screen and tying blocks together on screen. Application
controller shall be programmed using programming tools as described in operator’s terminal
section.

F. Application controller shall include support for intelligent room sensor (see Section 2.10.B.)
Display on intelligent room sensor shall be programmable at application controller and include
an operating mode and a field service mode. All button functions and display data shall be
programmable to show specific controller data in each mode, based on which button is pressed
on the sensor. See sequence of operation for specific display requirements at intelligent room
sensor.

G. Schedules

1. The controller shall support a minimum of 3 BACnet Schedule Objects and have a real time
clock on board with battery backup to maintain time through a power loss.

H. Logging Capabilities

1. Controller shall support a minimum of 50 trendlogs. Any object in the controller (real or
calculated) may be logged. Sample time interval shall be adjustable at the operator’s
workstation.

2. Controller shall periodically upload trended data to system server for long-term archiving if
desired. Archived data stored in (MS Jet Database or SQL) database form and shall be
available for use in third-party spreadsheet or database programs.

I. Alarm Generation

1. Alarms may be generated within the controller for any object change of value or state (either
real or calculated). This includes things such as analog object value changes, and binary
object state changes.

2. Alarm log shall be provided for alarm viewing. Log may be viewed on-site at the operator’s
terminal or off-site using remote communications.

3. Controller must be able to handle up to 25 alarm setups stored as BACnet event enrollment
objects, with system destination and actions individually configurable.

J. The controller processor shall be a 32-bit processor.

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K. The packaging of the controller shall provide operable doors to cover the terminals once
installation is complete. The housing of the controller shall provide for DIN rail mounting and
also fully enclose circuit board.

2.2 UNITARY CONTROLLERS

A. Provide one native BACnet application controller for each piece of unitary mechanical
equipment that adequately covers all objects listed in object list for unit. All controllers shall
interface to building controller through MS/TP LAN using BACnet protocol. No gateways shall
be used. Controllers shall include input, output and self-contained logic program as needed for
complete control of unit.

B. BACnet Conformance

1. Application controllers shall, as a minimum, support MS/TP BACnet LAN types. They shall
communicate directly using this BACnet LAN at 9.6, 19.2, 38.4 and 76.8 Kbps, as a native
BACnet device. Application controllers shall be approved by the BTL as meeting the
BACnet Application Specific Controller requirements and support all BACnet services
necessary to provide the following BACnet functional groups:

a. Files Functional Group

b. Reinitialize Functional Group

c. Device Communications Functional Group

2. Please refer to Section 22.2, BACnet Functional Groups in the BACnet standard, for a
complete list of the services that must be directly supported to provide each of the functional
groups listed above. All proprietary services, if used in the system, shall be thoroughly
documented and provided as part of the submittal data. All necessary tools shall be supplied
for working with proprietary information.

3. Standard BACnet object types supported shall include, as a minimum, Analog Input, Analog
Output, Analog Value, Binary Input, Binary Output, Binary Value, Device, File, and
Program Object Types. All proprietary object types, if used in the system, shall be
thoroughly documented and provided as part of the submittal data. All necessary tools shall
be supplied for working with proprietary information.

C. Application controllers shall include universal inputs with 10-bit resolution that can accept 3K
and 10K thermistors, 0–5VDC, 4–20mA, dry contact signals and a minimum of 3 pulse inputs.
Any input on controller may be either analog or digital. Controller shall also include support and
modifiable programming for interface to intelligent room sensor. Controller shall include binary
outputs on board with analog outputs as needed.

D. All program sequences shall be stored on board controller in EEPROM. No batteries shall be
needed to retain logic program. All program sequences shall be executed by controller 10 times
per second and shall be capable of multiple PID loops for control of multiple devices.
Programming of application controller shall be completely modifiable in the field over installed
BACnet LANs or remotely through modem interface. Operator shall program logic sequences by
graphically moving function blocks on screen and tying blocks together on screen. Application
controller shall be programmed using same programming tools as building controller and as
described in operator workstation section. All programming tools shall be provided and installed
as part of system.

E. Application controller shall include support for intelligent room sensor (see Section 2.10.B.)
Display on room sensor shall be programmable at controller and include an operating mode and
a field service mode. All button functions and display data shall be programmable to show
specific controller data in each mode based on which button is pressed on the sensor.

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F. Intelligent Room Sensor with Touchscreen for FCU and VAV Controllers

Hardware

a. Room sensor shall include:

Backlit touchscreen LCD digital display

Temperature sensor

Humidity sensor

Programmable Status Light indicator

CO2 sensor or BACnet MS/TP communication up to 115.2kbps

b. Temperature sensor shall be a Uni-Curve Type II thermistor with an

accuracy of +/- 0.36 °F (0.3 °C) at calibration point over the range of 32 to 158 °F or
better.

c. Humidity sensor shall have an accuracy of +/-3% from 10 to 90% relative

humidity (RH) or better, non-condensing.

d. The intelligent room sensor’s Status Light indicator shall have a minimum
of four (4) colors (blue, red, amber and green) that will cast a glow onto the wall
below the sensor to be used as visual indicator to the occupants of the condition of
the system. The color and on/off state of the Status Light indicator shall be fully
programmable.

e. CO2 sensor shall have an accuracy of +/- 30 ppm over the range of 0–5000
ppm or better.

f. CO2 sensor shall utilize Automatic Baseline Correction to maintain sensor

calibration without the need for manual calibration.

g. The user shall interact with the smart sensor using a touchscreen, with no
buttons allowed.

h. The intelligent room sensor shall have provisions for a tamper proof
installation requiring tools to be removed from the wall.

i. The touchscreen shall have a surface hardness of Mohs 7 or greater to

prevent being easily scratched.

j. Controller shall function as room control unit, and allow occupant to raise
and lower setpoint, and activate terminal unit for override use—all within limits as
programmed by building operator.

2. Display Content

a. The intelligent room sensor shall simultaneously display room setpoint,

room temperature, and outside temperature at each controller.

b. The intelligent room sensor shall have the ability to add or remove from the
display time-of-day, room humidity, and indoor air temperature to customize the
view for the customer.

c. The intelligent room sensor must have the capability to show temperatures
in degrees Fahrenheit or degrees Celsius.

d. A communication loss or improper communications wiring shall be

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displayed on the LCD screen to aid in trouble shooting.

e. Information about the version of firmware shall be displayable on the LCD

screen.

f. A cleaning mode will be provided to allow for the touchscreen to be cleaned

without inadvertently making changes to system parameters.

g. The intelligent room sensor shall have the ability to display the status of a
lighting zone and control the on/off state of the zone from the touchscreen using a
tenant-accessible display page.

h. The intelligent room sensor shall have the ability to display the status of a
window zone (e.g., blinds) and control the on/off state of the zone from the
touchscreen using a tenant-accessible display page.

i. After Hours Override shall:

Override time may be set and viewed in 30-minute increments.

Override time countdown shall be automatic but may be reset to zero by occupant
from the sensor.

Time remaining shall be displayed.

Display shall show the word “OFF” in unoccupied mode unless a function button is
pressed.

3. Other Modes

a. The intelligent room sensor shall also allow service technician access to
hidden functions for advanced system configuration. This functionality shall be
accessed-protected with a configurable PIN number.

b. Field Service Mode shall allow access to common parameters as dictated by

the application’s sequence of operations. The parameters shall be viewed and set
from the intelligent room sensor with no computer or other field service tool needed.

c. If the intelligent room sensor is connected to VAV controller, Balance

Mode shall allow a VAV box to be balanced and all air flow parameters viewed.
The balancing parameters shall be viewed and set from the intelligent room sensor
with no computer or other field service tool needed.

4. Intelligent Room Sensor shall be in compliance of the following:

a. UL Standard for Safety 916

b. FCC Part 15.107 & 109, Class B, CFR47-15

c. EMC Directive 89/336/EEC (European CE Mark)

2.2.1 NOT USED

2.2.2 TOUCH SCREEN COMMUNICATING THERMOSTAT

A. BACnet Conformance

1. Touch screen communicating thermostats shall be approved by the BTL as meeting the
BACnet Application Specific Controller requirements.

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2. Touch screen communicating Thermostats shall, at a minimum, support MS/TP BACnet

LAN types. They shall communicate directly through this BACnet LAN at 9.6, 19.2, 38.4
and 76.8 Kbps, as a native BACnet device.

3. Standard BACnet object types supported shall include, as a minimum, Analog Input, Analog
Output, Analog Value, Binary Input, Binary Output, Binary Value, Device, File, and
Program Object Types.

4. All proprietary object types, if used in the system, shall be thoroughly documented and
provided as part of the submittal data. All necessary tools shall be supplied for working with
proprietary information.

B. Touch screen Communicating Thermostat hardware shall:

1. Include a 32 Bit processor

2. Include a backlit touch screen for the user interface, buttons are not allowed.

3. Include Three (3) universal inputs with 12-bit resolution that can accept 3K and 10K Type II
thermistors, 0-10VDC, 0–5 VDC, 4-20mA, and dry contact signals. Inputs on controller may
be either analog or digital.

4. Include built-in temperature sensor.

5. Include built-in humidity sensor.

6. Include Six (6) relay outputs on board.

7. Include Two (2) analog outputs with 12-bit resolution. Each auto-detecting for 0-10 V or 4-
20 mA control signals.

8. Meet the requirements of Listed Underwriters Laboratory for Open Energy Management
Equipment (PAZX) under the UL Standard for Safety 916.

9. Meet the requirements of EMC Directive (European CE Mark) EN 60950.

10. Meet the requirements for FCC Part 15, Class B.

11. Be powered by 24VAC power.

2.3 USER INTERFACES - GENERAL

2.3.1 Overview

The design of the BMS shall be capable of providing a range of user interfaces including:

Main Server(s) and Clients

Panel PCs for plant room applications

Hand-Held and Pocket PCs

All communications between the user and the system shall be in clear language, without reference to
special code or codes.

It shall be a fundamental requirement that the user interfaces are easy to use and intuitive throughout.
The use of window techniques such as "drag and drop" is preferred.

2.3.2 Password Access

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BMS user interfaces shall be accessible after logging on by entering a password.

All user interfaces shall use the same access regime such that each user will retain their access
criteria and access levels across all user interfaces.

It shall be possible to grant or deny access to each of the various functions for individual users.

2.3.3 Help facility

A complete 'help' facility shall provide information about the system and its use. This shall be made
available to the user.

The information provided shall be in simple clear language.

2.4 BMS TERMINAL & CLIENT TERMINALS

2.4.1 General System Architecture

The BMS shall be based on open system architecture and shall support industry standard protocols
like Lon Works, BACnet, Modbus, OPC, EIB, ODBC, XML, SOAP and Advance DDE. The system
shall be designed on a distributed computing principle, assuring that no single point of failure exists
in the system. Furthering this concept, the system shall comprise of the following discrete and
segregated layers:

Management Layer – Comprising of supervisory database servers and Human Machine Interfaces
connected on a BACnet/IP network

Supervisory Layer – Comprising of BACnet gateways, and is applicable only when the Automation
Layer comprises of controllers with Lonworks protocols

Automation Layer – Comprising of BACnet/LonMark controllers managing / monitoring various

electromechanical system including field level components

The data communication between the Automation/Supervisory and Management layers shall be
through Ethernet Network using TCP/IP protocol.
A BACnet / IP or BACnet / Ethernet router connects the Automation / Supervisory Layer to the
Management Layer; whilst a BACnet/IP or BACnet / Ethernet gateway performs the translation of
Lon protocol based Automation Layer to the BACnet based Supervisory Layer.

2.4.2 The Management Layer

The Management Layer shall comprise of a distributed network of Database Servers, Operator
Stations, Print Servers, and BACnet Servers etc. The system shall use a Client Server architecture in
which the Database Servers shall have the requisite Clients to access data from the
Automation/Supervisory Layer Controllers. Furthermore, the Database Servers shall act as data
providers for Operator Workstations and other data consumers like Central Monitoring System, ERP
systems, Computerized Maintenance Management Systems, Financial Systems etc. The Database
Servers shall have the capability to provide data to these systems via BACnet Server, OPC Server,
Advance DDE Server, XML, SOAP, or ODBC.

The management layer shall be able to deal with the high data traffic with complex data structures
between management stations and between the management station and the process level.

The management layer equipment and services shall be able to support current and future building
management standard in order to allow backward and forward compatibility.

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The network technology must be based on BACnet/IP and Ethernet, and be compatible with the
latest LAN, WAN technology. The Database Server Computers and Operator Workstation hardware
shall be capable of interfacing to an IEEE 802.3 Standard Local Area Network (LAN).
The Ethernet network infrastructure including cabling, active and passive components shall be
provided. The BACS vendor shall co-approve the patch panels and cables prior to order by the MEP
contractor (as per structured cabling specifications). All active and passive components after the
patch panels required to interface to the BACS system shall be provided by the BACS vendor in his
scope.

The following sections define the functional requirements of each of the components on the
Management Layer:

1.2 PERFORMANCE REQUIREMENTS

A. Building Management System (BMS) shall use an open Engineer and fully support a multi-vendor
environment. To accomplish this effectively, the BMS shall support open communication protocol
standards and integrate a wide variety of third-party devices and applications. The system shall be
designed for use on the Internet, or intranets using off the shelf, industry standard technology
compatible with other owner provided system.

B. System shall be modular in nature and shall permit expansion of both capacity and functionality
through the addition of sensors, actuators, controllers and operator devices, while re-using existing
controls equipment.

C. System design shall eliminate dependence upon any single device for alarm reporting and control
execution.

BMS shall be hierarchical in structure; each level shall be capable of functioning autonomously
and shall be operated independently.

D. Server shall meet at minimum the following requirements:

1. Intel® Xeon® Processor, latest available family's version at the time of ordering shall be
provided, 16 Gigabytes of installed DDR4 RAM, spare slots capable of 24GB total RAM.
2. Three 1 Terabyte hard disks with 8ms. or faster access time for a hardware based “Fault
Tolerant Redundant Array of Independent Disks” (RAID) to a minimum of RAID 5.
3. Dual Gigabit Network Interface Card Server Adapter.
4. Latest Windows operating system Server 2016 or later.
5. Database shall be SQL Server 2016 or later

Software

The BMS system server shall be based around the Microsoft Windows 64 bit multitasking
environment, Windows 2016 Server. The BMS system shall be a true 64 bit application to take
advantage of Microsoft Windows 2016 enabling technologies. Any 16-bit system running on the
Microsoft platform (such as those originally based on MSDOS and Microsoft Windows 3.x) shall
not be acceptable.

Standard services supported by the server computer operating system will include the following:

Multi-tasking Multi-user support

TCP / IP Network Support

Graphic Display Building Editor

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Application software.

Hot Backup Server

This facility shall enable the system server to operate in high availability architecture with no single
point of failure. To achieve this, the facility must provide specific features.

The system must be capable of running a pair of similarly configured computers in a hot backup
configuration where at any point in time, one is the acting primary and the other the acting as the Hot
Backup. An online database duplication mechanism must be supported.

Scanning I/O on two separate systems and processing independently is not acceptable.

The database duplication must be performed on a per-transaction basis for two reasons:

a. To ensure that the duplicated Backup database is consistent at all time with the primary
database.

b. To avoid unnecessary loading of field devices caused by duplicate polling.

It must be possible to remove one of the redundant systems for maintenance without interrupting
operation, and upon its reinstatement, re-synchronize the database, again without interruption to
system operation. A method of manually initiating a fail over must be provided to assist with such
maintenance operations.

Failure of either system must be announced audibly and visually via the alarming subsystem.

To accommodate recoverable faults, the failed system must be able to reboot automatically after
non-fatal errors and assume the role of acting as hot backup automatically.

The above specification is a minimum requirement. Vendor to propose the exact hardware based on
his system requirements.

2.4.2.2 OPERATOR’S WORKSTATION

A. General structure of workstation interaction shall be a standard client/server relationship. Server

shall be used to archive data and store system database. Clients shall access server for all
archived data. Each client shall include flexibility to access graphics from server or local drive.
Server shall support a minimum of 50 simultaneous clients.

B. BACnet Conformance

1. Operator workstation shall be approved by the BTL as meeting the BACnet Advanced Work
Station (AWS) requirements.

2. Please refer to Section 22.2, BACnet Functional Groups, in the BACnet standard, for a
complete list of the services that must be directly supported to provide each of the functional
groups listed above. All proprietary services, if used in the system, shall be thoroughly
documented and provided as part of the submittal data. All necessary tools shall be supplied
for working with proprietary information.

3. Standard BACnet object types accessed by the AWS shall include as a minimum: Analog
Value, Analog Input, Analog Output, Binary Value, Binary Input, Binary Output, Calendar,
Device, Event Enrollment, File, Notification Class, Program, and Schedule object types. All
proprietary object types, if used in the system, shall be thoroughly documented and provided
as part of the submittal data. All necessary tools shall be supplied for working with
proprietary information.

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4. The AWS shall comply with Annex J of the BACnet specification for IP connections. Must
support remote connection to server using a thick client application. This device shall use
Ethernet to connect to the IP internetwork, while using the same Ethernet LAN for non-IP
communications to other BACnet devices on the LAN. Must support interoperability on
wide area networks (WANs) and campus area networks (CANs). AWS shall support Foreign
Device Registration to allow temporary workstation connection to IP network.

C. Data Displays

1. Data displays shall render all data associated with project as called out on drawings and/or
object type list supplied. Graphic files shall be created using digital, full color photographs
of system installation, AutoCAD or Visio drawing files of field installation drawings, and
wiring diagrams from as-built drawings.

2. Data displays shall render all data using iconic graphic representations of all mechanical
equipment. System shall be capable of displaying graphic file, text, and dynamic object data
together on each display and shall include animation. Information shall be labeled with
descriptors and shall be shown with the appropriate engineering units. All information on
any display shall be dynamically updated without any action by the user.

3. Data display frame shall allow user to change all field-resident AWS functions associated
with the project, such as setpoints, weekly schedules, exception schedules, etc., from any
screen, no matter if that screen shows all text or a complete graphic display. This shall be
done without any reference to object addresses or other numeric/mnemonic indications.

4. Analog objects shall be displayed with operator modifiable units. Analog input objects may
also be displayed as individual graphic items on the display screen as an overlay to the
system graphic.

5. All displays and programming shall be generated and customized by the local use energy
management and control system (EMCS) supplier and installer. Systems requiring factory
development of graphics or programming of DDC logic are specifically prohibited.

6. AWS shall be supplied with a library of standard graphics, which may be used unaltered or
modified by the operator. AWS shall include a library of equipment graphic components to
assemble custom graphics. Systems that do not allow customization or creation of new
graphic objects by the operator (or with third-party software) shall not be allowed.

7. Data display frame shall include customizable and persistent tree navigation for building,
equipment and system diagnostic centric display organization.

8. Each display may be protected from viewing unless operator credentials have the
appropriate access level. An access level may be assigned to each display and system object.
The menu label shall not appear on the graphic if the operator does not have the appropriate
security level.

9. Data displays shall have the ability to link to content outside of the EMCS system. Such
content shall include but is not limited to launching external files in their native applications
(for example, a Microsoft Word document) and launching a web browser resolving to a
specified web address.

10. The AWS shall have the ability to support 20 concurrent web clients.

11. Data displays shall support:

a. Graphic items with custom geometry that offer both color gradient shading and variable
opacity in scale to system variables and range setpoints.

b. Clear and custom geometry navigation buttons to provide intuitive navigation.

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c. Graphic files in JPG, PNG, and GIF file types.

d. Viewing of 1,024 system data points in a single screen.

D. Password Protection

1. Provide security system that prevents unauthorized use unless operator is logged on. Access
shall be limited to operator’s assigned functions when user is logged on. This includes
displays as outlined above.

2. AWS shall provide security for a minimum of 200 users. Each user shall have an individual
User ID, Username, and Password. Entries are alphanumeric characters only and are case
sensitive (except for User ID). User ID shall be 0–8 characters, Username shall be 0–29
characters, and Password shall be 4–8 characters long.

3. Each user shall be allowed individual assignment of only those control functions, menu
items, and user-specific system start display, as well as restricted access to discrete BACnet
devices to which that user requires access.

4. All passwords, usernames, and access assignments shall be adjustable online at the
operator’s terminal.

5. Users shall also have a set access level, which defines access to displays and individual
objects the user may control. System shall include 10 separate and distinct access levels for
assignment to users.

6. The system shall include an Auto Logout feature that shall automatically logout user when
there has been no keyboard or mouse activity for a set period of time. Time period shall be
adjustable by system administrator. Auto Logout may be enabled and disabled by system
administrator. Operator terminal shall display message on screen that user is logged out after
Auto Logout occurs.

7. The system shall permit the assignment of an effective date range, as well as an effective
time of day, that the User IDs are permitted to authenticate.

E. Operator Activity Log

1. An Operator Activity Log that tracks all operator changes and activities shall be included
with AWS. System shall track what is changed in the system, who performed this change,
date and time of system activity, and value of the change before and after operator activity.
Operator shall be able to display all activity, sort the changes by user and also by operation.
Operator shall be able to print the Operator Activity Log display.

2. Log shall be gathered and archived to a hard drive on AWS as needed. Operator shall be
able to export data for display and sorting in a spreadsheet.

F. Scheduling

1. AWS and web client shall show all information in easy-to-read daily format including
calendar of this month and next. All schedules shall show actual ON/OFF times for day
based on scheduling priority. Priority for scheduling shall be events, holidays and daily, with
events being the highest.

2. Holiday and special event schedules shall display data in calendar format. Operator shall be
able to schedule holidays and special events directly from these calendars.

3. Operator shall be able to change all information for a given weekly or exception schedule if
logged on with the appropriate access privileges.

4. AWS shall include a Schedule Wizard for set up of schedules. Wizard shall walk user

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through all steps necessary for schedule generation. Wizard shall have its own pull-down
selection for startup or may be started by right-clicking on value displayed on graphic and
then selecting Schedule.

5. Scheduling shall include optimum start based on outside air temperature, current
heating/cooling set points, indoor temperature and history of previous starts. Each and every
individual zone shall have optimum start time independently calculated based on all
parameters listed. User shall input schedules to set time that occupied set point is to be
attained. Optimum start feature shall calculate the startup time needed to match zone
temperature to set point. User shall be able to set a limit for the maximum startup time
allowed.

6. Schedule list shall show all schedules currently defined. This list shall include all standard,
holiday and event schedules. In addition, user shall be able to select a list that shows all
scheduled points and zones.

7. Display of all three schedules must show all ON times for standard, holiday and event
schedules in different colors on a given day. In addition, OFF times for each must also be
shown in additional colors. User shall be able to select from standard calendar what days are
to be scheduled and same display shall show all points and zones affected. User shall be able
to set time for one day and select all days of the week that shall be affected as a recurrence
of that same schedule for that given day.

8. Any displayed data that is changeable by the operator may be selected using the right mouse
button and the schedule shall then be selectable on the screen. Selection of the schedule
using this method shall allow the viewing of the assigned schedule allow the point to be
scheduled.

9. Schedule editor shall support drag-n-drop events and holidays onto the schedule calendar.

10. Schedule editor shall support drag-n-drop events default to a two-hour period, which can
then be adjusted by the user.

11. Schedule editor shall support drag-n-drop holidays default for OFF all day and can be edited
for multiple-day holidays.

12. Schedule editor shall support the view of affected zones when adding or editing timed events
of a schedule.

G. Alarm Indication and Handling.

1. AWS shall provide visual, printed, and email means of alarm indication. Printout of alarms
shall be sent to the assigned terminal and port. Alarm notification can be filtered based on
the User ID’s authorization level.

2. Web client shall display a persistent alarm state for the system regardless of the data view
including points in alarm but not acknowledged, and points that have gone into alarm and
returned to normal without being acknowledged.

3. Alarm History shall provide log of alarm messages. Alarm log shall be archived to the hard
disk of the AWS. Each entry shall include a description of the event-initiating object
generating the alarm. Description shall be an alarm message of at least 256 characters in
length. Entry shall include time and date of alarm occurrence, time and date of object state
return to normal, time and date of alarm acknowledgment, and identification of operator
acknowledging alarm.

4. Alarm messages shall be in user-definable text (English or other specified language) and
shall be delivered either to the operator’s terminal, client or through remote communication
using email (Authenticated SMTP supported).

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5. AWS shall include an Alarm Wizard for set up of alarms. Wizard shall walk user through all
steps necessary for alarm generation. Wizard shall have its own pull-down selection for
startup or may be started by right-clicking on value displayed on graphic and then selecting
alarm setup.

6. AWS shall support color-coded indication of current alarms as follows:

a. Red indicator shows number of active alarms that have not been acknowledged.

b. Yellow indicator shows number of alarms that are still active but have been acknowledged.

c. Blue indicator shows number of alarms that have returned to normal but have not been
acknowledged.

d. Color-coded indicators, when selected by the user, navigate to a pre-filtered view of alarm
history.

e. Alarm history can be filtered by color-coded indicator states.

7. Alarm annunciation includes navigation link to a user-selected display or URL.

8. User can silence audible annunciation for the current session.

9. User can disable auto-refresh of alarm annunciation for current session.

10. Any displayed data that is changeable by the operator may be selected using the right mouse
button and the alarm shall then be selectable on the screen. Selection of the alarm using this
method shall allow the viewing of the alarm history or allow the creation of a new alarm.

H. Trend log Information

1. AWS shall periodically gather historically recorded data stored in the building controllers
and store the information in the system database. Stored records shall be appended with new
sample data, allowing records to be accumulated. Systems that write over stored records
shall not be allowed unless limited file size is specified. System database shall be capable of
storing up to 50 million records before needing to archive data. Samples may be viewed at
the web client. Operator shall be able to view all trended records, both stored and archived.
All trend log records shall be displayed in standard engineering units.

2. AWS shall be capable of trending on an interval determined by a polling rate, or change-of-

value.

3. AWS shall be able to change trend log setup information. This includes the information to
be logged as well as the interval at which it is to be logged. All operations shall be password
protected. Viewing may be accessed directly from any and all graphics on which a trended
object is displayed.

4. AWS shall include a Trend log Wizard for setup of logs. Wizard shall walk user through all
necessary steps. Wizard shall have its own pull-down selection for startup or may be started
by right-clicking on value displayed on graphic, and then selecting Trend logs from the
displayed menu.

5. AWS shall be capable of using Microsoft SQL as the system database.

6. Any displayed data that is changeable by the operator may be selected using the right mouse
button and the trend log shall then be selectable on the screen. Selection of the trend log
using this method shall allow the viewing of the trend log view.

7. Trend log viewer shall provide:

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a. Software that is capable of graphing the trend-logged object data shall be included.

b. Access and ability to create, edit and view are restricted to users by user account credentials

c. Specific and repeatable URL defines the trend log(s) that comprise the view.

d. Call out of trend log value at intersection of trend line and mouse-over vertical axis.

e. Trend log and companion logs can be configured to display on one of two independent
vertical scales.

f. Click zoom for control of data set viewed along either graph axis.

g. User-specifiable start and end dates as well as a fast scroll feature that supports click zoom
of macro scale view of the data for quickly finding data set based on visual signature.

h. User export of the viewed data set to MS Excel.

i. Web browser-based help.

j. Optional min/max ranges (Upper Control Limits, Lower Control Limits) for each value.

I. Energy Log Information

1. AWS shall be capable of periodically gathering energy log data stored in the field equipment
and archive the information. Archive files shall be appended with new data, allowing data to
be accumulated. Systems that write over archived data shall not be allowed unless limited
file size is specified. Display all energy log information in standard engineering units.

2. All data shall be stored in database file format for direct use by third-party programs.
Operation of system shall stay completely online during all graphing operations.

3. AWS operator shall be able to change the energy log setup information as well. This
includes the meters to be logged, meter pulse value, and the type of energy units to be
logged. All meters monitored by the system may be logged. System shall support using flow
and temperature sensors for BTU monitoring.

4. AWS shall display archived data in tabular format form for both consumption and peak
values. Data shall be shown in hourly, daily, weekly, monthly and yearly formats. In each
format, the user shall be able to select a specific period of data to view.

J. Demand Limiting

1. AWS shall include demand limiting program that includes two types of load shedding. One
type of load shedding shall shed/restore equipment in binary fashion based on energy usage
when compared to shed and restore settings. The other type of shedding shall adjust
operator-selected control setpoints in an analog fashion based on energy usage when
compared to shed and restore settings. Shedding may be implemented independently on each
and every zone or piece of equipment connected to system.

2. Binary shedding shall include minimum of five (5) priority levels of equipment shedding.
All loads in a given priority level shall be shed before any loads in a higher priority level are
shed. Load shedding within a given priority level shall include two methods. In one, the
loads shall be shed/restored in a “first off-first on” mode, and in the other the loads are just
shed/restored in a “first off-last on” (linear) fashion.

3. Analog shed program shall generate a ramp that is independently used by each individual
zone or individual control algorithm to raise the appropriate cooling setting and lower
appropriate heating setting to reduce energy usage.

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4. AWS shall be able to display the status of each and every load shed program. Status of each
load assigned to an individual shed program shall be displayed along with English
description of each load.

K. Tenant Activity

1. AWS shall include program that monitors after-hours overrides by tenants, logs that data,
and generates a bill based on usage and rate charged for each tenant space. Tenant Activity
program shall be able to assign multiple zones, from a list of every zone connected to
system, to a particular tenant. Every zone is monitored for after-hours override usage and
that data logged in AWS. Operator may then generate a bill based on the usage for each
tenant and the rate charged for any overtime use.

2. Configuration shall include entry of the following information for use in logging and billing:

a. Tenant’s contact name and address

b. One or multiple tenant zones that make up a total tenant space, including a separate billing
rate for each separate zone

c. Minimum and maximum values an event duration and event limit

d. Property management information

e. Overall billing rate

f. Seasonal adjustments or surcharge to billing rate

g. Billing notification type including, but not limited to printer, file and email

h. Billing form template

3. Logging shall include recording the following information for each and every tenant event:

a. Zone description

b. Time the event begins

c. Total override time

d. Limits shall be applied to override time

4. A tenant bill shall be generated for a specific period using all the entered configuration data
and the logged data. User with appropriate security level shall be able to view and override
billing information. User shall be able to select a billing period to view and be able to delete
events from billing and edit a selected tenant activity event’s override time.

L. Reports

1. AWS shall be capable of periodically producing reports of trend logs, alarm history, tenant
activities, device summary, energy logs, and override points. The frequency, content, and
delivery are to be user adjustable.

2. All reports shall be capable of being delivered in multiple formats including text- and
comma-separated value (CSV) files. The files can be printed, emailed, or saved to a folder,
either on the server hard drive or on any network drive location.

M. Configuration/Setup

1. Provide means for operator to display and change system configuration. This shall include,
but not be limited to system time, day of the week, date of daylight savings set forward/set

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back, printer termination, port addresses, modem port and speed, etc. Items shall be
modified using understandable terminology with simple mouse/cursor key movements.

N. Field Engineering Tools

1. AWS shall include field engineering tools for programming all controllers supplied. All
controllers shall be programmed using graphical tools that allow the user to connect function
blocks on screen that provide sequencing of all control logic. Function blocks shall be
represented by graphical displays that are easily identified and distinct from other types of
blocks. Graphical programming that uses simple rectangles and squares is not acceptable.

2. User shall be able to select a graphical function block from menu and place on screen.
Provide zoom in and zoom out capabilities. Function blocks shall be downloaded to
controller without any reentry of data.

3. Programming tools shall include a real-time operation mode. Function blocks shall display
real-time data and be animated to show status of data inputs and outputs when in real-time
operation. Animation shall show change of status on logic devices and countdown of timer
devices in graphical format.

4. Field engineering tools shall also include a database manager of applications that include
logic files for controllers and associated graphics. Operator shall be able to select unit type,
input/output configuration and other items that define unit to be controlled. Supply minimum
of 250 applications as part of workstation software.

5. Field engineering tool shall include Device Manager for detection of devices connected
anywhere on the BACnet network by scanning the entire network. This function shall
display device instance, network identification, model number, and description of connected
devices. It shall record and display software file loaded into each controller. A copy of each
file shall be stored on the computer’s hard drive. If needed, this file shall be downloaded to
the appropriate controller using the mouse.

6. AWS shall automatically notify the user when a device that is not in the database is added to
the network.

7. AWS shall include backup/restore function that will back up entire system to selected
medium and then restore system from that medium. The system shall be capable of creating
a backup for the purpose of instantiating a new client PC.

8. The system shall provide a means to scan, detect, interrogate, and edit third-party BACnet
devices and BACnet objects within those devices.

O. Workstation Hardware

1. Provide operator’s workstation(s) at location(s) noted on the plans.

2. AWS server

a. 10th generation Intel Core i7 processor, 3.4 GHZ, 8M cache.

b. 2 x 32” inches LED monitors of 4K resolution for schematics, alarms, reports,

trends, etc.

c. 64-bit OS

d. Windows 7, Windows 8, Windows 8.1, Windows Server 2016 or later

e. 2 GHz (or better), one or more dual-core or quad-core processors

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f. 16 GB RAM or higher

g. 1TB of hard drive space required for base installation without application data

h. Network interface card (10/100/1000 Mbps)

P. Software

1. At the conclusion of the project, contractor shall leave with owner a CD-ROM that includes
the complete software operation system and project graphics, setpoints, system parameters,
etc. This backup shall allow the owner to completely restore the system in the case of a
computer malfunction.

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

B. BMS shall have an “off-the-shelf” software package (Middleware) that shall be able to
import and export data in, at minimum, the following protocols over an Ethernet TCP/IP
backbone:

1. BACnet.

2. LonTalk

3. Modbus

4. SNMP (Simple Network Management Protocol).

5. XML (eXtensible Markup Language) / SOAP (Simple Object Access Protocol).

6. OPC (Open Platform Communications)

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

D. Information shall be output from the BMS when:

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

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

operator- defined time of day.

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

4. Operator interfaces for the Operator Interface Workstation and the Portable Operator
Terminal shall be the same.

5. Graphical user operator interface shall be "user friendly" using progressive

disclosure maps. The interface shall be such that there is no need for the operator to
reference documentation other than "help" menus on the system in order for the operator to
perform his normal duties after the training has been received, as detailed in these
specifications.

E. Access to the BMS at the WS (WorkStation) and POT (Portable Operator Terminal) and any
other I/O device shall be protected by a password-based access system. An operator shall not be
able to access information or perform any tasks at the BMS until a valid password has been

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

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

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

H. An operator with the suitable level of access shall be able to access the network to perform
the following BMS functions:

1. Observe values of BMS controlled points, BMS outputs, and BMS calculated points.

2. Issue commands to change the state of digital output or the value of analog output.

3. Observe and acknowledge BMS determined alarm conditions.

4. Generate trends and alarm reports.

5. Add, delete, and modify operating sequences.

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

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

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

L. operator shall be able to initiate the restart of equipment following a fire alarm and following
a power failure. Refer to the paragraphs titled “Equipment restart following a fire alarm” and
“Equipment restart following a power failure”.

M. Alarms shall be generated by BMS upon the occurrence of the following conditions

1. Failure of a PC, DDC controller, or any other BMS hardware components.

2. Failure of communications between nodes on any LAN or the BMS Management

level Network.

3. A monitored status indicates a discrepancy between the actual and the required
value.

4. A monitored value does not meet criteria established by the operator.

5. The deviation of a variable from setpoint exceeds operator-established criteria.

6. A digital input from equipment indicating alarm condition

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7. Software failure shall be diagnosed and annunciated by BMS.

N. Alarms shall be automatically output at the alarm printer.

O. Operator shall be able to designate one state of a digital input as an alarm state.

P. Web based access to the BMS shall provide monitoring and limited control specific to the
user. The information displayed on the web pages shall be refreshed at least once every 10
seconds.

Q. BMS to be capable of all energy management functions specified herein to reduce energy
consumption. System to provide energy supervisory management routine which is to improve
energy efficiency of building HVAC systems. This routine to coordinate the execution of all
energy management application features, acting as an executive software system for them, and
as an interface for their control strategy with other application features in the system. Load
control features shall be maintained as follow:

1. BMS to provide predefined control algorithms to accomplish peak demand control

and power consumption reduction through Demand Limiting and Duty Cycle control
application. Although the primary focus of these applications is towards electrical energy
usage, the system to be capable of applying these predefined algorithms to other energy
sources, such as steam, without software revisions.

2.4.2.3 Web Client

1. EMCS supplier shall provide an HTML5-based browser access to the AWS as part of
standard installation. User must be able to access all displays of real-time data that are part
of the AWS using a standard web browser. Web browser shall tie into the network through
owner-supplied Ethernet network connection. The web client shall support a minimum of
200 users with a single license.

2. Browser shall be standard version of Microsoft Internet Explorer v10.0 or later, Firefox
v19.0 or later, Chrome v24.0 or later, and Safari v7.1.1 or later. No special vendor-supplied
software shall be needed on computers running browser. Data shall be displayed in real-time
and update automatically without user interaction.

3. Web pages shall be automatically generated using HTML5 from the data display files that
reside on the AWS. Any system that requires use of an HTML editor for generation of web
pages shall not be considered.

4. Access through web client or thick client shall utilize the same hierarchical security scheme
as the AWS. User shall be asked to log on once the client makes connection to the AWS.
Once the user logs on, any and all changes that are made shall be tracked by the AWS. The
user shall be able to change only those items he or she has authority to change. A user
activity report shall show any and all activity of the users who have logged on to the system,
regardless of whether those changes were made using a web client, thick client or through
the AWS.

5. Shall provide User Session Management including the ability to view all connected user
sessions to the web client, see how long they have been active/inactive for each unique
session, and force log-out for any or all sessions.

6. Shall provide menu-style navigation access to primary features, i.e. alarm history, Data
Viewer, Search scheduled points and Zones, System Activity, User Session Management,
and Top Display

7. Web client shall, at a minimum, support the following tablets:

a. Android platform:

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1. Google Nexus

2. Samsung Galaxy Note

Apple platform

1. iPad

2. Apple iPad Mini

2.4.2.4 Field Engineering Tools

1. AWS shall include field engineering tools for programming all controllers supplied. All
controllers shall be programmed using graphical tools that allow the user to connect function
blocks on screen that provide sequencing of all control logic. Function blocks shall be
represented by graphical displays that are easily identified and distinct from other types of
blocks. Graphical programming that uses simple rectangles and squares is not acceptable.

2. User shall be able to select a graphical function block from menu and place on screen. Provide
zoom in and zoom out capabilities. Function blocks shall be downloaded to controller without
any reentry of data.

3. Programming tools shall include a real-time operation mode. Function blocks shall display real-
time data and be animated to show status of data inputs and outputs when in real-time operation.
Animation shall show change of status on logic devices and countdown of timer devices in
graphical format.

4. Field engineering tools shall also include a database manager of applications that include logic
files for controllers and associated graphics. Operator shall be able to select unit type,
input/output configuration and other items that define unit to be controlled. Supply minimum of
250 applications as part of workstation software.

5. Field engineering tool shall include Device Manager for detection of devices connected
anywhere on the BACnet network by scanning the entire network. This function shall display
device instance, network identification, model number, and description of connected devices. It
shall record and display software file loaded into each controller. A copy of each file shall be
stored on the computer’s hard drive. If needed, this file shall be downloaded to the appropriate
controller using the mouse.

6. AWS shall automatically notify the user when a device that is not in the database is added to the
network.

7. AWS shall include backup/restore function that will back up entire system to selected medium
and then restore system from that medium. The system shall be capable of creating a backup for
the purpose of instantiating a new client PC.

8. The system shall provide a means to scan, detect, interrogate, and edit third-party BACnet
devices and BACnet objects within those devices.

2.4.3 Audit Trail

A transaction log of all user and system actions shall be provided with records. This file shall be
capable of being used in a circular mode i.e. overwriting the oldest data. It shall be possible to
review individual user’s actions per BMS terminal such as log on / off time, any points which have
been manually over-ridden / placed to auto, created, edited, up/down loaded, file transfers, creation
or amendment of log data files as a minimum. All background system activities such as controller
file requests shall also be logged.

Audit trail shall be available in the ODBC option.

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2.5 SCHEMATIC INTERFACE

2.5.1 A schematic event based interface shall be included and be an integral part of the standard operating
software and included on all BMS terminals. Following the initial display of a particular schematic
diagram, the status of plant and measured values will be obtained from the controller and displayed
as appropriate. Subsequent refreshing of this data shall only occur either when the status of an item
of plant changes (e.g.: on to off) or where the measured value changes by a pre-defined amount. The
use of event based schematics ensures that, as the programmable controllers are updating the BMS
terminal when they register an point value change being presented on the schematic.

2.5.2 It shall be possible to create schematic backgrounds or points utilising bitmaps with 24bit true colour
resolution, these shall have a minimum resolution of 1024 x 768 pixels. Points shall be able to
appear if a given plant condition exists.

2.5.3 It shall be possible to log on to the system via the schematic interface 2.5.4 It shall be possible to
indicate current status or value of individual points in the system together with their location on the
schematic diagram.

2.5.5 It shall be possible for the user to create new schematics or modify existing ones (subject to
password authority) without reference to the BMS contractor or manufacturer.

2.5.6 Creation or modification of schematic diagrams shall be possible while the BMS terminal is online.

2.5.7 An integrated library of standard symbols representing fans, pumps, valves, etc. shall be provided for
use when creating new schematics.

2.5.8 It shall be possible to allocate and display a schematic diagram at any and every level of the system
structure, e.g. building, plant, zone and point.

2.5.9 It shall be possible to employ active areas of the schematic (hot spots) to permit a hierarchical or
lateral linkage between diagrams without recourse to a subordinate or superior routine.

2.5.10 It shall be possible to manually override the state or value of an point or return it to its automatic
state directly from the schematic diagram.

2.5.11 During normal operation it shall be possible to perform edit functions to the parameters to be
modified, this shall include:

- Time schedules with graphical edit facility

- Time extension of plant enabling up to 18 hours extension

- Holiday schedules

- Alarm high and low limits, transient time filters and hysteresis

- Set Value and where applicable slope correction

- Control PID terms

- Optimiser occupancy, leaving and low limit set values

2.5.12 It shall be possible to automatically indicate the status of plant by a configured colour change of the
symbol. In the case of analogue points it shall be possible to configure a colour change of the
schematic as the measured value changes e.g.: pipe work to be shown changing in increments from

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dark blue to light red as the temperature increases.

2.5.13 It shall be possible to represent measured values as either symbols, which change according to the
measured value, or text. Examples of a symbol representation are:
- A temperature might show as a thermometer with a graduated scale

- A water tank with water level rising and falling combined might be shown as with
colour change to represent its temperature level.

Where text is used it shall utilize engineering values such as Temp 21.2°C.

2.5.14 A "zoom" facility shall be provided whereby a selected area of the schematic diagram may be
enlarged to show greater detail.
2.5.15 Configurable, the schematic interface shall be automatically displayed following the power-up of the
BMS Terminal.

2.5.16 Where the existing display is representative of only a part of the installed plant it shall be possible to
enable a full composite display as a sub-display at the base of the screen for reference purposes.

2.6 TEXT INTERFACE

2.6.1 The BMS terminal shall provide a two-pane window with one pane showing the plant/point index
and the other showing requested values.

2.6.2 The index pane shall be active to indicate the following by selection

- Points selected for logging

- Points currently in alarm

- Points selected for database alignment.

2.6.3 A toolbar shall be provided for regularly performed functions. A toolbar shall be selected for
off/view to provide access to the following:

- Printing

- Saving information to disk

- Log in

- Log out

- System set-up

- Short form editing

- Logging set-up

- Historical log information

- Dynamic log information

- Transaction logging

- System diagnostics

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- Schematic interface

2.6.4 A status bar shall be provided for regularly viewed information. The status bar shall be selected for
off/view and be configurable per user to provide the following:

- Date, time, current username.

- Communications status.
- Mnemonic, controller number, controller Point number, Point type (e.g. AI, DI, DO,
TIM, SPA, OPT etc.).
- Number of alarms in the file, total alarms, cleared, acknowledged, unacknowledged,
delayed.
2.6.5 The layout of the system manger shall be configurable per user allowing a customized environment
to meet individual user’s needs. It shall be configurable for font type and size, window positions,
status bar contents and both point and alarm review formats.

2.6.6 It shall be possible to carry out the following commands by use of dedicated function keys on the
keyboard or by the mouse:

- Manual on - digital points

- Manual off - digital points

- Auto - analogue and digital points

- Temporary on - time schedules

- Temporary off - time schedules

- Set to value - analogue points

- Alarm review

- Point type review

- Point group review

- Plant review

- Hours run review

- Review cancel

- Schematic enable

- Printer on/off

- Log on

- Log off

- Help

2.6.7 It shall be possible on a per user basis to create a number of points requiring manual control in a
specific sequence with appropriate time delays into a single command routine. This routine shall be
able to be initiated at any time by the operator and all events associated shall be recorded as part of

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the transaction logging function.

2.6.8 It shall be possible to address buildings, plant, zones, points etc., and using clear language
descriptions. Each individual point may also be identified by a unique alphanumeric mnemonic.
However, systems relying solely on mnemonic address entry shall not be accepted.

2.6.9 There shall be a minimum of four hierarchical levels of address available, typically:

- Level one shall identify the Building

- Level two shall identify the Plant

- Level three shall identify the Zone

- Level four shall identify the Control Element (e.g. sensor)

2.6.10 Reviews shall be via drag and drop from within the pane allowing individual or a group of points to
be displayed. It shall be possible to select an individual point type or selection of point types to be
included within a review.

2.6.11 The review information display for each point type shall be configurable per user for font type and
size and selection of information to be displayed, thus allowing the necessary level of information to
suit the users requirement and shall include as a minimum the following:

- Date / time of review.

- Mnemonic, controller number, controller point number, point type (e.g. AI, DI, DO, time,
set-point etc.).

- Short point title, long point title.

- Primary value (e.g. Flow 1.5L/s), secondary value (e.g. totalised 2950 Litres).

- Cross-referenced controlling point (reason for state).

- Alarm and limits if applicable.

- Totalised values and limits if applicable (e.g. hours run and maintenance levels).

2.6.12 In addition to the information above it shall be possible to provide clear language descriptions of
each point extracted from the plant index. To avoid cluttering the screen only the last four most
significant index sections shall be displayed.

2.6.13 It shall be possible to enter any of the subroutines such as the editor functions, alarm or logging
function from the system manager without closing down the BMS terminal or the programs currently
running.

2.6.14 It shall be possible to store separate display groups per user. These group reviews can be run on user
request and shall provide a consistent review mechanism. It shall be possible to print or save to disk
the contents of the review.

2.6.15 It shall be possible to add new points and reconfigure or modify existing points without recourse to
the manufacturer and without taking any part of the system offline.

2.6.16 There shall be a facility to easily modify parameters from within the system manager via a graphical
editing environment. This “short form” editing shall only present operational information for
modification. As a minimum this shall include:

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- Time schedules with graphical edit facility

- Time extension of plant

- Holiday schedules

- Alarm high and low limits, where multiple limits exist it shall be possible to edit all alarm
transient time filters and hysteresis

- Set value and where applicable slope correction

- Control PID terms

- Optimizers occupancy, leaving and low limit set values

2.7 AUTOMATIC TIME CHANGE

It shall be possible to programme the system in advance to automatically modify both the terminal
and controller time for time change or daylight saving mode.

It shall be possible on a daily basis to configure the system to synchronise the time from the main
site server to a selection or all controllers on the site.

2.8 ALARMS

2.8.1 General

The BMS provides a vehicle for the visibility of plant failure, patterns, annunciation of alarms and
the reporting function. In particular it shall provide the standard functions stated below:

- Alarms shall be generated under the following conditions:

- Digital input contact change from normal to alarm condition (either open or closed).

- Digital input condition either matches or mismatches another digital point type.

- Digital point has accumulated hours run tantalization limits.

- Analogue input has exceeded high or low limit alarm level.

- Analogue input tantalization has exceeded alarm level.

- Maximum demand alarm condition.

- Conditional based on a number of digital / analogue conditions being met.

2.8.2 All alarms shall have the ability to be filtered to eliminate “nuisance” alarms. Methods shall include:

- Transient inhibit timers to make allowance for fluttering contacts or slow internal responses

- inhibits timers checking that the condition has been active for a set time for both into alarm
and alarm clear

- inhibits timers allowing for alarms which are cross referencing to other plant to stabilize

It shall be possible to enter a hysteresis value on analogue alarms.

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It shall be possible to send alarms to a file at the BMS terminals without presenting them to the users
until a predetermined time such as a shift change when all “delayed” alarms received will be
presented to the users for appropriate action.
If alarm conditions are not cleared then these shall be retransmitted after a predetermined time
configurable based on alarm priority. These shall be identified as a distinct alarm to represent their
retransmission.

The annunciation of each alarm filter shall be configurable for both colour and text.

Alarm presentation shall configurable per user, for font type and size and selection of information to
be displayed for each point type thus allowing the necessary level of information to suit the user
requirement. The alarm review format selection shall include as a minimum the following:

- Date / time of alarm

- Mnemonic, controller number, controller point number, point type (e.g. AI, DI, DO, time,
set-point etc.).

- Short point title, long point title.

- Primary value (e.g. Flow 1.5 L/s), secondary value (e.g. totalised 2950 Litres).

- Alarm priority and limits if applicable.

- Totalised values and limits if applicable (e.g. hours run and maintenance levels).

- Name of the user who acknowledged the alarm, time of acknowledgement and BMS
terminal number.

- Supporting text if entered at the time of acknowledgement.

The printout for alarms shall contain information as detailed above.

Alarm status shall be identified by a coloured icon representing unacknowledged alarms,

acknowledged alarms, alarm clear and re transmitted alarms.

It shall be possible to extract information via filters from the alarm database for presentation in a
management report for alarm activity. It shall be possible to filter for a given alarm type, start/end
time and date, relative time, selection of either mnemonic, mask, controller number point number,
etc. This shall present information in a dedicated window for analysis and printing. This window
shall be live with new alarm events that meet the filter requirements being displayed.

Alarms shall be able to initiate BMS terminal actions on specific alarm activity, such as high
temperature alarm, Hours run alarm limit 1, etc. These BMS terminal actions shall include the ability
to present a schematic associated with the alarm, a multimedia sound file being played, a Windows
*.exe application being triggered and opening of documents.

Alarms shall automatically be printed on the BMS terminal printers allocated, or alternatively IT
networks printer.

Where colour printers are utilized, it shall be possible to print alarms in red and alarm clear in black.

It shall be possible to produce an extended text message to accompany the annunciation of any
alarm. This shall provide further information about the alarm and any action required to be taken by
the user or indicate that automatically programmed in the system. These messages shall contain

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multiple lines of text and automatically printed on a designated printer local to a BMS terminal.
There shall be no practical limit to the length of messages created.

Acknowledgement of alarms shall be automatically printed and will indicate the time, date, and any
message generated by the user.

It shall be possible to allocate alarm priorities into single or group acknowledgements allowing high
priority alarms to be individually acknowledged by the user or several low priority alarms to be
acknowledged in one action. It shall be possible to acknowledge a selection of the new alarms
received.

2.8.2 Alarm Banner

Alarms shall be displayed via an alarm banner present across all system screens to provide instant
visibility of system wide alarms and access to individual filters. This banner shall be configurable for
always displayed or if hidden the banner shall be shown when an alarm event occurs.

The alarm status banner shall provide a display filters each detailing the current active alarm
information and alarm Acknowledgement State per filter. It shall be possible by selecting the active
alarm total to review that points are in alarm for the specific filter.

The alarm banner shall enable each filter to be customized by configurable alarm filter text and bell
colour allowing definition such as Critical Alarms, General Alarms and Low level alarms.

The alarm banner shall show the alarm status per each filter with the total number of points currently
in alarm as received at the BMS terminal, and acknowledgement state e.g. grey - no alarms, flashing
grey / colour - unacknowledged alarms, colour stable - alarm condition present and acknowledged. It
shall be possible by clicking on the totals active alarm button to display a summary of points
currently in alarm for that filter.

2.9 DATA LOGGING

2.9.1 General

Data logging shall be available in the following forms:

- Controller/Server Based: Logging sets which are specified at the BMS terminal are loaded
into multiple controllers for operation and whose data is automatically sent to selected
servers.

- Real Time Displayed: Logging sets which are specified at the BMS terminal are loaded into
multiple controllers for operation and whose data is automatically displayed at selected BMS
terminals.

- Controller: A mechanism in every programmable controller that automatically logs every

point on a regular basis. This circular log is viewed on request from any remote or mobile
user interface

2.10 CONTROL FUNCTIONS

2.10.1 General

The energy management software shall provide as a minimum the following functions:

2.10.2 Time Control Modes

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There shall be no limit to the number of time schedules each of which can have any point or number
of points assigned.

Each time programme shall operate over a seven-day week and allow for on/off periods per time
programme.

There shall be a facility to cross reference to a core time schedule via a relative schedule allowing an
offset of +/- time in minutes based on the core time schedule on/off periods.

A calendar schedule shall allow advance programming defining which time or relative schedules are
to be utilized for the advance dates to provide a variable switching pattern over a calendar period.

There shall be no limit to the number of holiday schedules. Any time schedule or number of time
schedules may be assigned to any holiday schedule.

It shall be possible to programme holiday’s 365 days in advance.

2.10.3 Optimum start/stop control

There shall be no limit to the number of optimum start schedules. Any point can be assigned to any
optimizer.

The system shall start the plant at the latest possible time to achieve the desired internal temperature
by target time. Configurable, one of two algorithms shall be used:

- by use of a linear algorithm monitoring outdoor air and space temperatures

- by use of a logarithmic algorithm relating to inside temperature only Similarly the system
shall stop the plant at the earliest possible time before the end of the occupancy without
ambient conditions deteriorating below pre-set acceptable limits.

This shall operate in heating or cooling mode or a combination of both.

The optimizer programme shall be self-adjusting, the amount of adjustment being user defined
between 0% and 100%.

The user shall have the option of defining the termination of plant run-up or boost on target
temperature being achieved, target time being reached, or whichever occurs first.

The following reports shall be available for selection by the system user as required for each
schedule:-

- Report at commencement of run up.

- Report at termination of run up.

- Report at commencement of run down.

- Report at leaving time

- Report at premature run down

- Report of low temperature stop/start

- Report at start of occupancy.

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2.10.4 Anti-condensation/frost protection control

During plant off times the space and outdoor temperature shall be monitored continuously.
When the temperature falls to a pre-set low limit, the plant shall start to prevent formation of
condensation or water freezing.

It shall be possible to set the differential between plant on and plant off temperature under these
conditions to minimize plant cycling.

2.10.5 Enthalpy control mode

For air-conditioned plant it shall be possible to monitor both fresh air enthalpy and extract air
enthalpy.

It shall be possible for the comparison of fresh air and return air enthalpy to be used to set damper
control mode for minimum energy usage.

2.10.6 Night Purge

When plant is operating in a cooling mode the system shall monitor both the external and internal
temperatures (including humidity). Providing the external temperature is less than the desired and
actual internal temperatures at a pre-set time, the plant shall operate in a full fresh air mode for fixed
time duration. This is in order to “flush” the building with cooler fresh air, thus reducing chiller load
at occupancy start and providing fresh air into the building.

2.10.7 Load Cycling

The system shall be capable of cycling loads to reduce electrical consumption. The programme shall
have a user defined cycle period and maximum off time. A temperature detector shall be assigned to
each plant on the load cycling programme. Should the space temperature exceed pre-set limits the
load cycling shall be overridden, and the plant returned to the time control programme until the
space temperature has returned to an acceptable level.

2.11 USER PROGRAMMABLE SOFTWARE

The system shall have a flexible software package to allow a user with minimal knowledge of
software programming to construct unique programmes for plant control and management
information.

The package shall provide, but not be limited to, the following functions:

- Auto changeover of pumps, fans etc. on time programme, hours run or event (pump trip
etc.).

- Damper enthalpy override

- Degree day calculations

- Boiler and fridge efficiency calculations

- Time delays and sequenced interlocks

- Cost savings calculations

Full arithmetic operators shall be available for use in the programmes as required e.g.: +, -, /, *, ().

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Programmes shall permit the use of comparison statements such as: =, >, <, =< etc. Programmes
shall permit logical operators to be used such as: NOT, AND, OR, XOR AND MASK.

Direct reference to any point shall be available to obtain its current value. Such references shall be
using standard language such as, ON, OFF, OPEN, CLOSE, MANUAL, SETPOINT, EXPIRED
TIME, PRIORITY, ALARM - e.g.: the programme shall support conditional statements
(IF...THEN...ELSE) and branches (GOTO).

It shall be possible to refer to secondary values of points such as in optimisers to determine which
mode they are currently operating e.g.: run-up, occupancy, frost, run-down etc.

It shall be possible to refer to time and calendar functions directly such that DATE, TIME, HOUR,
MINUTE functions may be used.

It shall be possible to set timers for example so that a timed delay may be produced before an action
is carried out.

2.12 PID CONTROL

The system shall be capable of performing proportional control, integral control, derivative control
or any combination of the three utilizing direct digital control techniques.

he primary input to a control loop shall be ether a measured value (°C, %RH, etc.) or a calculated
value).

The secondary or reset input shall be either a measured value (°C, or %RH etc.) or a calculated
value. The secondary reset input characteristic may be a 3-step segment function. It shall be possible
to view this in a graphical format and modify characteristics by mouse control.

Additional sun or wind influence may be input.

The set-point of any control loop shall be capable of being adjusted by time, event or as a result of a
calculation.

It shall be possible to reference a number of control loops to the same primary input point to achieve
multi- stage control.

Where a step-controlled output is utilized, it shall be possible to rotate the order in which the steps
are switched by time, or as the result of a calculation.

Valve and damper control shall be via 0-10 Vdc. Control loop set-up shall be via a graphical tool to
enable sampling test and trend display.

2.13 AUTO POWER UP

The system shall sequence the reinstatement of plant after a power failure. When a standby generator
is in operation, the system shall limit the number of plants in operation according to the load on the
generator.

It shall be possible to configure a fixed limit in addition to the floating limit determined by generator
capacity.

It shall be possible to monitor any overload condition of the standby generator so that if an overload
is detected reinstatement of the loads shall be prevented and loads switched off until the condition is
cleared.

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2.14 INTEGRATION AND INTERFACING WITH OTHER SERVICES

The system shall be capable of integration with other building services level by simple hardware
(electrical) methods or by the use of a computer-based communications protocol.
Where a communications protocol is used, integration controllers shall provide this facility and shall
be capable of integrating with systems such as fire, security, lifts, lights, etc. The integrity of the
individual systems shall be maintained and the failure of one system will not adversely effect the
operation of the others.

The integration controller shall provide a means of a consistent user interface for presentation of
third-party information at each of the BMS terminals.

Cross-referencing points of third-party systems shall be required such that the points created may
have similar attributes as the points in main system and used in the same way as other BMS points to
create intelligent control strategies.

Thus it shall be possible for the integration controller points to be used by the system as a whole for
control and monitoring purposes as well as for the annunciation of alarms, logging, display,
maintenance etc.

The integration controller shall have a self-analysis feature with in-built diagnostics and shall
transmit any malfunction messages to the designated BMS terminal.

As a minimum each integration controller shall provide a port for connection to the LAN.

Implementation of an integration controller shall be carried out in software and hardware. Hardware
that is dedicated to this function is preferred and shall be capable of being connected directly to the
main BMS LAN. Integration may equally be incorporated direct into a controller if required.

Alternatively the use of an PC which is running integration controller software shall be used.

This shall utilise standard developer’s tools for mapping of parameters from systems providing OPC
(OLE for process control) and DDE/NetDDE.

2.15 OPEN SYSTEMS

2.15.1 General

A fundamental requirement is that an open system architecture shall be provided.

The system offered shall be flexible and incorporate multiple proprietary systems / protocols such as
Bacnet, Lontalk, LonWorks®, LonMark®, Modbus, EIB etc. with full interoperability.

Interoperability is defined that controllers from proprietary system “A” can be connected to the
system architecture where there may be controllers from proprietary system “B”. Values from either
system can be equally logged, alarmed, displayed on schematics, audit trailed for changes and
interact to provide the most economical building control strategy. The open system shall be the
middleware to achieve this integration.

The system shall be able to utilise different protocols and architectures to maximize the media
infrastructure.

The system offered shall ensure that different vendors shall be able to equally tender competitively,
add and amend or change the system for future new sections.

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2.16 OPC

As an option, an interface shall be available which supports OPC (OLE for process control) for
presenting values from other OPC compliant systems on the BMS schematic interface.

2.17 ODBC COMPLIANT DATABASE

As an option, an ODBC-compliant database shall be provided. It shall be possible to extract logging

data records form this for open access for use by database packages such as Access, Oracle etc.

It shall be possible to use SQL to extract data from the ODBC-compliant database. Alarms, logged
data and audit trail shall be available with this option

2.18 LONWORKS®

The BMS system shall have the ability to integrate with other systems that conform to LonWorks®
networks and LonMark® equipment.

The integration shall be achieved by the use of an integration controller connected at either the
backbone network or a controller network.

The connection to the LON devices shall utilize FTT-10A Network Transceivers complying with the
requirements of EIA 790.3 Free Topology twisted pair channel specification (78Kbps) supporting
star, home run, multi-drop and loop wiring technologies.

The integration shall provide 2 way communications between the connected systems and it shall be
possible to access network variables for display at the BMS terminal.

2.19 EIB

The BMS system shall have the ability to integrate with other systems that conform to EIB. EIB is a
system for Home & Building Automation based on a de-centralized, peer-to-peer, OSI-compliant
network operating system. It uses a serial transmission protocol.

The integration shall be achieved by the use of an integration controller connected at either the
backbone network or a controller network.

The connection shall be over either twisted pair (9,600 bps). The engineering shall be performed
using ETS –EIB Tool Software.

The integration shall provide 2 way communications between the connected systems and it shall be
possible to interface not less than 500 points per integration controller for display at the BMS
terminal.

2.20 BACNET

The BMS system shall have the ability to integrate with other Building Control and Automation
systems that conform to ASHRAE’s BACnet communications standard “ANSI/ASHRAE 135-2016”
The integration shall be achieved by the use of an integration controller connected at either the
backbone network or a controller network.

The connection shall be over either Ethernet conforming to ISO standard IEEE 802.3

The integration shall provide 2 way communications between the connected systems and it shall be
possible to transfer not less than 800 points for display at the BMS terminal.
A minimum of “ANSI/ASHRAE 135-2016” BACnet conformance class 3 shall be included.

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2.21 ELECTRICAL AND MECHANICAL CONTROL DEVICES

Chilled Water Automatic control valves 2" and smaller shall be screwed type, of red brass material
and valves 2½" and larger shall be cast iron type and 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. All valves shall have the manufacturers
name/logo embossed on the valve.

2.21.1 Chilled Water Valves shall be sized for a pressure drop greater than or equal to the coil they serve.

2.21.2 Chilled Water valves shall be PICV type as specified in the sequence of operation. Stems shall be
polished stainless-steel suitable temperature range of -10 to 120°C.

2.21.3 All automatically controlled devices, shall be provided with electric / electronic actuators sized to
operate their appropriate loads with sufficient reserve power to provide smooth modulating action or
two-position action and tight close-off.

2.21.4 Actuators shall be provided with suitable corrosion resistant linkages for valves or dampers.
Except as specified herein, all actuators shall be sized for the load/close off encountered in strict
accordance with manufacturer’s recommendations. All actuators on outside air dampers, relief air
dampers, and convertor steam valves shall be heavy duty type with oil immersed gear train. All
actuators shall drive to their "normal" position anytime their associated AHU (etc.) is shut down.

2.21.5 Direct coupled modulating actuators shall be 24 volt type with 2 to 10 VDC control signal. Direct
coupled on/off actuators shall be 24 VAC. The torque and the close off ratings shall match the
application used.

2.21.6 Fire stats shall be 135 degrees manual reset type.

2.21.7 Duct Smoke Detectors shall contain an air sampling chamber with sampling tubes extending through
the width of the air duct. Alarm status indicating lights shall be visible on the front of the detector.

2.21.8 DDC/FCU Controller

Controller shall consist of a one piece DDC controller complete with microprocessor, power supply,
self-calibrating pressure transducer, and integral actuator. Provide DDC/FCU controller factory fit
and calibrated for the minimum and maximum air flows scheduled on the drawings.

Controller housing shall be UL 94-5 5V or equivalent listed material for use in ceiling plenum
applications without need of special metal enclosure. Controller shall work over an ambient
temperature operating range of 0-55C (32-122F), 5- 95% non-condensing humidity. Power supply to
unit shall be 20-30 VAC, 50 Hz, maximum power consumption of 5VA.

For reheat applications, provide factory fitted power relays rated for coils as required. Mount relay in
electric control enclosure and wire to DDC/FCU controller.

Controller shall be UL 916 listed, CE mark compliant, and conform to IEC 801.4 transient and surge
immunity standards. UL and CE marks shall appear on product labels.

Unit shall operate properly over inlet velocity pressure range of 0.00 to 2.00 in WC (0-500 Pa). End
to end accuracy shall be +/- 5% of flow measured at 250 Pa inlet velocity pressure.

Cooling only model DDC/FCU controller shall be used in cooling only applications. Cooling and
reheat model DDC/FCU controller shall be used in reheat applications and contain 3 Form A relays,
pilot duty rated for control of floating proportional, time proportional or staged reheat valves and

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coils.

Integral damper actuator shall be 53 lb-in (6 N-m) torque, over the shaft mounting type. Stroke shall
be fully adjustable from 0-90 degrees rotations with visible position indicator. Actuator shall be
equipped with manual position override. The actuator stroke time shall be 3.6 minutes maximum for
90 degree rotation at 50 Hz operation.

Room temperature sensor shall be complete with digital LCD display. Temperature sensor shall
permit local adjustment of temperature setpoint, minimum flow, and maximum flow.

Temperature sensor shall permit display of any of the four variables such as room temperature, room
temperature set point, air flow and maximum flow setpoint.

The VAV room digital thermostat shall also display the following:

Room space temperature (°C or in °F freely configurable)

Room temperature setpoint (°C or in °F freely configurable)

Maximum flow

Minimum flow

The room temperature sensor shall be wired to the DDC/FCU controller using a two wire non
polarity sensitive cable.

The room thermostat shall have plug-in facility to a portable operator terminal to get the following
additional operation such as:

It shall be possible to modify the FCU controller parameters from the room thermostat key buttons
without the use of any additional devices.

The controller should have the option of working along with a duct thermostat and any dry contacts.

2.22 ELECTRONIC DATA INPUTS AND OUTPUTS

2.22.1 General

Input/output sensors and devices shall be closely matched to the requirements of the remote panel for
accurate, responsive, noise-free signal input/output. Control input response shall be high sensitivity
and matched to the loop gain requirements for precise and responsive control. In no case shall
computer inputs be derived from pneumatic sensors or thermocouple.

Temperature sensors shall be Resistance Temperature Detector (RTD) type of 100, 1000, or 3,000
ohm platinum, or 20,000 ohm.

Space temperature sensors shall be in attractive housing made from flame retardant ABS.

Duct temperature sensors shall be rigid stem or averaging type as specified in the sequence of
operation. The terminal box shall be IP54 and of flame retardant plastic.

Water sensors shall be provided with a separable copper, monel or stainless-steel well. The sensor
shall have an accuracy of class B as per DIN IEC 751.

Outside air, return air, discharge air, space and well sensors shall have + or - 1.0 degrees F accuracy
between 32 degrees and 212 degrees.

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Relative humidity sensors shall be capacitance type with 10% to 90% range. Duct mounted humidity
sensors shall be provided with a sampling chamber. Wall mounted sensors shall be provided with
decorative covers identical to temperature sensors.

Differential and Static Pressure Sensors and Switches:

Fan proof-of-flow switches shall be of the adjustable set point and differential pressure type.
Switches shall be piped to fan discharge except where fans operate at less than one inch water
column (WC), they shall be piped across the fan. For fractional horsepower and non-ducted fans,
relays or auxiliary contacts may be used. Maximum pressure rating shall be at least 10 inches water
column.

Pump proof-of-flow switches shall be of the adjustable differential pressure or flow type as specified
in the sequence of operation or data point summary. Devices shall be 150 psi rated except chilled
water flow switches shall be provided with totally sealed vapor tight switch enclosure on 300 psi
body. Differential pressure switches shall have valved manifold for servicing.

Air flow and duct static pressure analog sensors shall be high accuracy suitable for the low pressures
to be encountered.

Water flow analog sensors shall be IP66 magnetic type, cast steel up to 25 mm and Aluminum alloy
for sizes 40mm and above. Operational accuracy shall be ±5%. It shall be suitable for 240 VAC with
a current output of 4-20mA. The electrodes shall be detachable for easy cleaning; it should not
require the removal of the flow meter. The flow meter shall have a 3.5 segment 7 LED indicator.

Control relays and analog output transducers shall be compatible with PCP output signals. Relays
shall be suitable for the loads encountered.

2.22.2 BMS NETWORK

BMS network shall be established using the Structured Cabling System. This shall be supplied by
the specialist structured cabling system vendor, as part of the MEP contractor’s scope of work. This
shall be Level 4 type or higher as per latest standards for LON systems and Cat – 6, UTP for BACnet
systems. Cables. F.O. Cables, Active Components, Termination, etc shall be provided for a high
speed network connection.

BMS submittal without the design of BMS Structured Cabling System shall not be acceptable. Cable
selections shall meet individual requirements as set out by the protocols.

2.23 SEQUENCE OF OPERATION

2.23.1 CHILLED WATER SYSTEM

The chilled water system comprises of District cooling (DC) heat exchangers with secondary CHW
pumping system. The plant comprises of 2 nos. plate heat exchangers (Duty/Standby) with 4 nos.
secondary chilled water pumps. 2 nos. pumps shall be classified as large pumps operating as
Duty/Standby. Each large pump shall have the capacity of one heat exchanger. In addition, there
shall be two smaller pumps as both operating as duty. Each smaller pumps shall be of 50% capacity
of the heat exchanger.

All pumps shall be with VFD drive.

A. Plate Heat Exchangers

The plate heat exchangers shall be part of MEP contractor scope for the projects where Emaar

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District Cooling is the DC provider and for the projects with other DC provider the heat exchanger
shall be part of DC provider scope. The controls connections shall be as shown on BMS diagram and
as per the District Cooling provider specifications/ Guidelines.

The heat exchangers shall be controlled by the District Cooling Provider. BTU meter shall be
installed at the main return chilled water pipe. Chilled water supply and return headers shall be
provided with immersion temperature sensors and these temperatures shall be monitored by BMS.

B. Chilled Water Secondary Pumps

The secondary side dedicated DDC panel shall consist of necessary modules to monitor/control the
secondary side of the HEX.

The DDC panel shall continuously monitor the below (secondary side of HEX):

 Supply and return header temperature.

 Differential pressure at the index point.
 Secondary circuit common return Header Chilled water flow rate.

The pump starter panel shall be provided with a ʺHand – Off – Auto ʺ for each pump. BMS shall monitor the
Auto status of the pumps from the starter panel. The BMS shall operate chilled water pumps thru VFD only
when the H/O/A switch on the starter panel is in the AUTO
position. The DDC Controller will monitor the Auto and Trip Status of the VFD.

A differential pressure sensor shall be installed at the circuit index as per the drawings. Based on the value
of differential pressure sensor, the DDC controller will control the speed of the chilled water pumps to
maintain the desired Delta P set point condition set from BMS. The DDC controller will control the speed of
the duty secondary pumps by giving a 0-10V dc signal to the VFD to maintain the desired Delta P set point
condition.

The BMS system will try to maintain the secondary system pressure with the use of smaller pump initially by
operating it up to 80% speed. If the chilled water system Delta P remains below the set point for a preset
time limit of 5 minutes (adjustable) with one smaller pump in operation at 80% the BMS will start the
second smaller pump at low speed. The speed of the lead pump shall continue to decrease at the second
pump shall continue to increase the speed till both the pumps are operating in the same frequency. (Lead
pump shall start reducing the frequency to meet the lag pump frequency and operate simultaneously at the
same frequency).

The BMS system will try to maintain the secondary system pressure by operating both the smaller pumps by
ramping up and down the pump speed to maintain the pressure as per the set point.

With both the smaller pumps running at 80% (adjustable) for more than 5 minutes (adjustable) continuously
and the Delta P set point is not being achieved the BMS will command the large pump to start at low speed.
BMS will also command the smaller pumps to stop. The speed of large pump shall continue to increase till
80% (adjustable) to meet the Delta P. If the chilled water system Delta P remains below the set point for a
preset time limit of 5 minutes (adjustable) with one larger pump in operation at 80% the BMS will start the
second larger pump at low speed. The speed of the lead pump shall continue to decrease and the second
pump shall continue to increase the speed till both the pumps are operating in same frequency. (Lead pump
shall start reducing the frequency to meet the lag pump frequency and operate simultaneously at the same
frequency). The BMS system will try to maintain the secondary system pressure by operating both the large
pumps (same frequency) by ramping up and down the pump speed to maintain the pressure as per the set
point. Both large pumps shall be ramped up to 100% to meet the Delta P set point.

When both large pumps are running at 40% (adjustable) for more than 5 minutes (adjustable) continuously
and the differential pressure value is above the differential pressure point the BMS will stop the large pump

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and will command the small pump to start and ramp the speed in operation to maintain the differential
pressure value to the set point.

BMS shall repeat the above sequence to maintain the Delta P requirement based on the load requirement.

C. Run Time/Equal Run Hours (Applicable for Peak and Off Peak Demand)

The BMS shall continuously monitor the run time of each pump. The BMS shall rotate each pump
to be the lead pump after every 200 hours of run time. The BMS shall select the next pump in the
sequence as the lag pump.

If one of the pumps should fail then, the lag pump shall become the lead pump and the idle/standby
pump shall become the lag pump.

D. Pumps Control and Other Monitoring points

The pumps starter panel shall be provided with a ‘Hand-Off Auto’ for each pump. BMS shall
monitor the ‘Auto’ status for the pumps from the starter panel via volt free contact. The BMS shall
control the pumps only when the ‘Hand-Off Auto’ switch is in ‘Auto’ position. The BMS shall
enable the VFD for the pumps in ‘Auto’ position when the demand is established. The BMS shall
control the VFD via 0-10v output from the respective DDC controller. In addition, the BMS shall
also monitor the VFD speed feedback, VFD trip and pump run status. For all other detailed points
refer to the data point schedule.

2.23.2 PRESSURISATION UNIT

This system operates under its own dedicated controls; hence the operating sequence of this system
is not covered under this document.

BMS monitors the pump run status, common fault status and panel healthy status through volt-free
contact to DDC from the panel.

ALARMS:

Alarms will be generated on the BMS in case of following conditions:

Common fault

2.23.3 CHEMICAL DOSING UNIT

This system operates under its own dedicated controls; hence the operating sequence of this system
is not covered under this document.

BMS monitors the pump run status, pump ‘Auto’ and pump trip status through volt-free contact to
DDC from the panel.

ALARMS:

Alarms will be generated on the BMS in case of following conditions:

- Trip

2.23.4 PLATE HEAT EXCHANGERS (for Tertiary Circuit):

For each Heat Exchanger, there shall be a modulating PICV valve in supply line of the primary side
of the heat exchanger.

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HEAT EXCHANGER PRIMARY SIDE MODULATING VALVE CONTROL:

The temperature sensor shall be mounted in the supply line of the secondary side of the heat
exchanger. The sensor relays the temperature signal to the DDC controller. In case the supply
temperature is higher than the pre-defined set point the DDC will give a modulating signal to valve
actuator in the primary side of the heat exchanger to open.

BMS shall also monitor the temperatures and pressures of the return line on the secondary side of the
Heat exchanger unit as shown in the control schematic.

ALARMS:
Alarm will be generated on the BMS in case of high supply side temperature:

2.23.5 FRESH AIR HANDLING UNITS (FAHUs)

2.23.5.1 PLANT CONFIGURATION

The Fresh Air Handling Unit shall comprise of an AHU supply air fan and extract fan provided with
constant speed motor, CHW cooling coil with 2 way modulating PICV valve, Enthalpy & Sensible Heat
Recovery Wheels, 2 banks of filters (panel & bag filters) and 1 bank of filter on exhaust side,
temperature & RH sensors.

2.23.5.2 AHU SUPPLY AND EXHAUST FAN MONITORING AND START/STOP

The motor control center serving the 100 % fresh air AHU and the extract fan shall have a "HAND-
OFF-AUTO" switch. It shall be possible to start the FAHU and the extract fan directly when the switch
positions are in manual. When this switch is in "AUTO" position, the DDC controller takes charge. For
this purpose, the "AUTO" position of the switch is monitored.

The air flow switches AFS are mounted across the FAHU supply & extract fan to detect airflow. Each
airflow switch is connected to a digital input of the DDC controller.

The FAHU fans and control status shall be controlled/ monitored on BMS as shown on the control
schematics.

2.23.5.3 TEMPERATURE CONTROL AND HUMIDITY MONITORING

Temperature sensor shall be located in the supply air duct. The supply air temperature shall be
maintained precisely at the desired set point via the 2 way modulating PICV valve located on the chilled
water coil.

Temperature sensor shall be located in the return air duct and the return air temperature shall be
monitored by BMS.

Temperature and RH sensors are also provided before and after the heat wheels for monitoring purpose.

2.23.5.4 DIRTY FILTER STATUS

For the FAHU, there shall be one differential pressure switch DPS, one across each filter bank. If the air
pressure exceeds the setting on the differential pressure switch, a signal is relayed to the DDC, which
shall give a dirty filter alarm.

2.23.5.5 OTHER TEMPERATURE / RH MONITORING POINTS

An outside air combined temperature and RH sensor is located in a shaded area that will monitor the
ambient temperature and relative humidity.

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A temperature sensor is located at the discharge of the enthalpy heat recovery wheels to monitor the coil
entry temperature.

Pressure sensors shall be located on the supply air duct and return air duct to monitor the respective duct
pressures.

2.23.5.6 FIRE MODE OPERATION:

In case of Fire alarm signal the system will be automatically shut down from the Fire Alarm system.

2.23.5.7 MOTORIZED DAMPER

The FAHU shall be provided with on/off motorized damper on the intake air duct which will be
normally open in case of unit operation and closes in case of unit is off.

The BMS shall control the operation of the damper and monitor the status of the damper.

2.23.6 Recirculating Air Handling Units (Where Applicable)

This AHU Unit shall comprise of Supply fan, CHW cooling coil with two-way modulating PICV
Control Valve & Filter banks (panel and bag filters as applicable).

Temperature Control

The BMS shall take over the operations of the AHUs when the Hand-Off-Auto switch is in the
‘AUTO” position. The AHUs shall be switched on automatically as per the dictates of the time
channels defined in the DDC controllers. Under normal conditions the AHUs shall run in the
‘AUTO’ mode. The AHUs shall run in the “hand” mode only for testing purposes.

The Temperature sensor shall be located in the return air duct. The Temperatures shall be maintained
precisely at the desired set point by Modulating the 2 way PICV control valve located on the chilled
water coil.

Dirty Filter Status

A Differential pressure switch is located across the filter. In case the filter gets clogged beyond the
value set in the differential pressure switch, a contact is made which the DDC controller recognizes.
The DDC controller raises an alarm after a pre-determined time delay.

The ‘overload trip’ condition of the motor is monitored at the DDC controller via a volt-free contact
from the Motor Control Centre.

AHU Fans Monitoring and Start/Stop

The motor control centre serving the AHU shall have the "HAND-OFF-AUTO" switches. The
airflow switch AFS is mounted across the Supply fan to detect airflow. The airflow switch is
connected to a digital input of the DDC controller.

When the Fire Alarm Panel relays a Fire Alarm to the DDC Panel the DDC Controller will shut
down the AHU.

For other points, which are to be monitored by the BMS, please refer to the Data Points Schedule
and control schematics.

2.23.7 NOT USED.

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2.23.8 WATER FLOW METERS

a. The water flow digital meter shall be equipped with an internal data logger which can read
out via IRDA or RS232 interface with Modbus

2.23.9 FAN COIL UNITS’ THERMOSTAT (FOR APARTMENTS):

The Fan Coil Unit shall have standalone control.

The Room Control Unit type shall have a built-in temperature sensor, set point potentiometer and fan
3-speed auto/manual selection with digital display. The room unit relays the actual room temperature
and set point to the Controller, which accordingly modulates the 2 way chilled water PICV valves to
achieve the desired room temperature. In the meantime, the controller varies the speed with
temperature (when selection is in auto mode).

2.23.10 FAN COIL UNITS IN PUBLIC AREAS

FCU controllers for public areas and service / utility rooms shall be connected to the BMS
workstation for monitoring and control of FCU’s via Return air sensor behind the FCU.

2.23.11 DX SPLIT UNITS

The BMS shall monitor the DX split units for the unit panel healthy monitoring.

2.23.12 SMOKE EXHAUST / MAKE UP AIR FANS (CORRIDORS)

The smoke fans and make up air fans shall be directly controlled by the fire alarm panel. The fans
shall be directly interlocked with the fire alarm panel. There shall be a motorized damper on the exhaust
duct connecting the smoke exhaust fans and on the makeup air duct to each floor.

The fans shall operate directly on receipt of fire alarm signal. However, the fans run status is monitored
on BMS through a digital input signal to DDC from differential pressure air flow switch mounted across
each fan.

The smoke/ makeup air fans shall have a dedicated duct risers and branch ducts connected to each floor.
The branch ducts shall have motorized on/off dampers. The dampers shall open at the fire floor based on
a fire alarm signal. Motorized dampers on all other floors without fire shall remain closed.

ALARMS:

Alarms will be generated on the BMS in case of following conditions:

- Fan trip
- Fire Alarm

2.23.13 STAIRCASE/ LIFT PRESSURIZATION FANS:

AUTO MODE – FAN MONITORING & START/STOP:

Each staircase/Lift pressurization fan is directly controlled by Fire Alarm System. However, override
facility is available to enable or disable the fan from BMS. In the event of smoke or fire detected by Fire
Alarm System, first the fresh air motorized damper will be opened and the fan will be started by the Fire
Alarm System. Fire Alarm signal will be reported to DDC.

In case the staircase/Lift shaft pressurization fan is to be controlled by dedicated BMS controllers for the
VFD feedback to the fan for the ramp down, the following sequence shall be followed. The fan to be

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primarily operated by the FA signal sent to the MCC panels.

Pressure relief damper shall be provided at the supply duct to staircase to relief the excess pressure in the
staircase beyond 50 Pa (limit to be adjustable). Refer section 07 for further details on the staircase
pressurization fans to be used and their configuration.

The motor control center serving the fan has "HAND-OFF-AUTO" switches. It is possible to start
the fan directly when the switch position is in “HAND”. When this switch is in "AUTO" position,
the DDC controller takes charge. For this purpose, the "AUTO" position of the switch is monitored.

ALARMS:
Alarms will be generated on the BMS in case of following conditions:

Staircase/Lift differential pressure exceeds pre-defined high limit of 65 Pa (adjustable)

2.23.14 GENERAL EXTRACT/ MAKEUP AIR FANS / JET FANS

AUTO MODE – FAN MONITORING & START/STOP

The motor control center serving the fans has a "HAND-OFF-AUTO" switch. It is possible to start
the fans directly when the switch position is in “HAND”. When this switch is in "AUTO" position,
the DDC controller takes charge. For this purpose, the "AUTO" position of the switch is monitored.
The fans will be started automatically when the “HAND-OFF-AUTO” switch is in “AUTO” position
and the time channel is activated.

A differential pressure air flow switch is connected across the fan, which proves the air flow status.
The air flow switch is connected to digital input of the DDC controller. When the fan is commanded
to switch-on and no air flow is detected across the fan, after a delay of 60 secs (adjustable) air flow
fail alarm will be generated by the BMS and the fan will be switched-off.

ALARMS:
Alarms will be generated on the BMS in case of following conditions:

- No air flow detected across the fans in the event of fans being commanded to switch-on (Fan
will be commanded to shutdown)
- Fan is not running in Auto Mode

2.23.15 ECOLOGY UNITS

The Ecology unit shall be located on the extract air duct from commercial Kitchens and garbage
exhaust ducts. It shall comprise of 4 stage filters and extract fan.

AUTO MODE – FAN MONITORING & START/STOP

The motor control center serving the fans has a "HAND-OFF-AUTO" switch. It is possible to start
the fans directly when the switch position is in “HAND”. When this switch is in "AUTO" position,
the DDC controller takes charge. For this purpose, the "AUTO" position of the switch is monitored.
The fans will be started automatically when the “HAND-OFF-AUTO” switch is in “AUTO” position
and the time channel is activated.

A differential pressure air flow switch is connected across the fan, which proves the air flow status.
The air flow switch is connected to digital input of the DDC controller. When the fan is commanded
to switch-on and no air flow is detected across the fan, after a delay of 60 secs (adjustable) air flow
fail alarm will be generated by the BMS and the fan will be switched-off.

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DIRTY FILTER STATUS

A Differential pressure switch shall be located across each filter bank. In case the filter gets clogged
beyond the value set in the differential pressure switch, a contact is made which the DDC controller
recognizes. The DDC controller raises an alarm after a pre-determined time delay.

The ‘overload trip’ condition of the motor is monitored at the DDC controller via a volt-free contact
from the Motor Control Centre.

ALARMS:
Alarms will be generated on the BMS in case of following conditions:

- No air flow detected across the fans in the event of fans being commanded to switch-on (Fan
will be commanded to shutdown)
- Fan is not running in Auto Mode

2.23.16 WATER PUMPS

AUTO MODE – PUMP MONITORING & START/STOP:

The motor control center serving the pump has a "HAND-OFF-AUTO" switch. It is possible to start the
pump directly when the switch position is in “HAND”. When this switch is in "AUTO" position, the
DDC controller takes charge. For this purpose, the "AUTO" position of the switch is monitored. The
pump will be started automatically when the “HAND-OFF-AUTO” switch is in “AUTO” position and
the time channel is activated.

BMS monitors the HOA and the run status through volt-free contact to DDC from the panel and the
supply header pressure via water pressure sensor.

ALARMS:
Alarms will be generated on the BMS in case of following conditions:

- VFD (where applicable) /Pump Trip

- Supply header high pressure

2.23.17 FIRE PUMPS & FUEL TANKS

This system operates under its own dedicated controls; hence the operating sequence of this system
is not covered under this document.

BMS monitors the pump HOA and the run status through volt-free signals to DDC from each pump
panel and the supply header pressure through 0 – 10V signal from the pressure sensor.

ALARMS:
Alarms will be generated on the BMS for each Fire Pumps in case of following conditions:
- Pump Trip Alarm
- Fuel tank high level alarm
- Fuel tank low level alarm

2.23.18 WATER TANKS (Potable Water, Fire Water, Irrigation water)

BMS monitors the Tank Level and the motorized valve status through an analogue 0-10 VDC signal
to DDC from the water / Fuel differential pressure mounted in the supply pipe.

The feed water pipe to the water tank shall have motorized on/off valve (Solenoid Valve) to be
controlled by the level switch in the tank. The valve shall open at low level signal and closed at high

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level signal to the DDC.

ALARMS:
Alarms will be generated on the BMS in case of following conditions:
- Tank High Level Alarm
- Tank Low Level Alarm
IRRIGATION TANK:

For the Irrigation tank it shall have 3 level indicators linked to BMS: Low level (L/L), Mid-Level (M/L),
and High Level (H/L) / Overflow Alarm Level.
The irrigation tank shall have 3 feeding lines as follows:
- Direct Feed line from the condensate water of the FAHUs and planter drains.
- Feed line from the TSE water with Motorized valve (MV1)
- Secondary Feed line from the potable water with Motorized valve (MV2)
-
The sequence of operation shall be as follows:
a) If the water level inside the irrigation tank reaches the low level, then:
- The irrigation pumps shall be switched off for Dry run protection.
- Motorized valve on the TSE water line shall open to fill the tank to Mid-level and then closes.

b) If after certain time (say 10 minutes) the water level inside the tank remains at low level then:

- The solenoid valve on the potable water line shall open to fill the tank to mid-level and then
closes.

c) If the water level reaches the high level indicator then BMS shall generate an alarm.

2.23.19 SUMP/SURFACE WATER PUMPS

This system operates under its own dedicated controls; hence the operating sequence of this system
is not covered under this document.

BMS monitors the pumps for run status and trip alarms through volt-free signals to DDC from each
pump panel as shown in the BMS control schematic

ALARMS:
Alarms will be generated on the BMS in case of following conditions:
- High Level Alarm for the sump pit.

2.23.20 GREASE SEPARATOR

This system operates under its own dedicated controls; hence the operating sequence of this system
is not covered under this document.

BMS monitors the pumps for run status and trip alarms through volt-free signals to DDC from each
pump panel as shown in the BMS control schematic

ALARMS:
Alarms will be generated on the BMS in case of following conditions:
- High Level Alarm for the grease separator tank.

2.23.21 LIFT MONITORING SYSTEM

This system operates under its own dedicated controls; the lift control panel will transmit VFC
signals to the DDC controller to monitor the following status

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- Run Status
- Failure Alarm
- Lift Cabin Alarm

The BMS shall transmit the signals to the lift control panels to shut down lifts as required by the
building operator manually from the BMS workstation or automatically based on timing.

2.23.22 FIRE ALARM SYSTEM & EMERGENCY LIGHTING CONTROL

This system operates under its own dedicated controls; hence the operating sequence of this system
is not covered under this document.
ALARMS:

Volt free contacts / BACNet integration will be available in each main control panel for status
monitoring / alarm in the following conditions:

- Power On/Off Alarm

- Common Fault Alarm

These shall be connected to the DDC Controllers

2.23.23 ENERGY MONITORING UNITS / LV PANELS

EMU's shall be provided for all the LV panels as shown in the single line diagrams. These shall be
communicating via industry standard open protocol and integrated directly with the BMS. EMU
shall provide voltage, currents for each phase, power factor, active power, reactive power,
instantaneous kW, harmonic analysis etc (at least 13 parameters)

ALARMS:

Alarms will be generated on the BMS for unit in case of following conditions:

- Common Fault Alarm

2.23.24 DIESEL GENERATOR & MAIN FUEL TANK

This system operates under its own dedicated controls; hence the operating sequence of this system
is not covered under this document.

ALARMS:
The generator control panel will provide volt free contacts to BMS for status monitoring. These shall
be connected to DDC Controllers.

- Generator Run Status.

- Generator Common Fault alarm indication.
- Battery Healthy / Battery charge fault
- Generator " NOT IN AUTO MODE" alarm
- Main fuel tank high level alarm
- Main Fuel tank low level alarm

2.23.25 UPS

This system operates under its own dedicated controls; hence the operating sequence of this system
is not covered under this document.

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ALARMS:

UPS shall be communicating via industry standard open protocol and integrated directly with the
BMS for status monitoring and alarm in the following conditions:
- Battery Healthy / Battery charge fault
- Common Fault Alarm

2.23.26 CENTRAL MONITORING SYSTEM

This system operates under its own dedicated controls; hence the operating sequence of this system
is not covered under this document.

ALARMS:

The above system shall be integrated to the BMS via Software integration through Industry Standard
Open Protocols in each Panel. Contractor should ensure that the integration requirements mentioned
are also incorporated in the relevant specification of Individual Systems
- System Common Fault Alarm
- Status Monitoring

2.23.27 LIGHTING CONTROL SYSTEM

Lighting control System shall be software integrated (EiB / CBus) with BMS for remote
programming and control. External lights and sign boards shall also be controlled remotely. The
timing functions, automatic operation functions etc shall also be achieved through BMS. All external
elevation lights, landscape lights, etc. shall be connected to lighting control system and integrated to
BMS. Dedicated lighting control systems are proved in the building. For operation of the systems
refer the lighting control schematic and the relay schedule.

The lighting control system shall be fully integrated with the BMS.

2.23.28 CCTV & ACCESS CONTROL SYSTEM

Volt free contacts will be available in the CCTV system rack for status monitoring / alarm in the
following conditions:

- Power On/Off Alarm

- Common Fault Alarm

Volt free contacts will be available in the Access Control system for status monitoring.
These shall be connected to the DDC Controllers

2.23.29 POOL EQUIPMENT

This system operates under its own dedicated controls; hence the operating sequence of this system
is not covered under this document.

BMS monitors the run status and trip alarms through volt-free signals to DDC from each pump panel
of pool circulation and filtration pumps, pool heat pump unit.

2.23.30 VFDs

VFDs integration shall be software based using MODbus.

2.23.31 Leak Detection Sensors

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Leak detection sensors shall be provided in the plant rooms, sump pits, lift pits and connected to the
BMS for monitoring.

PART 3 - EXECUTION

3.1 GENERAL

3.1.1 All wiring and tubing shall be properly supported and run in a neat and workmanlike manner. All
wiring and tubing exposed and in equipment rooms shall run parallel to or at right angles to the
building structure. All piping and wiring within enclosures shall be neatly bundled and anchored to
prevent obstruction to devices and terminals.
3.1.2 The contractor shall be responsible for all electrical installation required for a fully functional system
and not shown on the electrical plans or required by the electrical specifications. All wiring shall be
in accordance to all local and national codes. All line voltage wiring, all wiring exposed, and all
wiring in equipment rooms shall be installed in conduit in accordance to the electrical specifications.
All electronic wiring shall be #18 AWG minimum THHN and shielded if required. All wiring in the
central control room shall be concealed in an approved manner.

3.1.3 The contractor shall enter all computer programs and data files into the related computers including
all control programs, initial approved parameters and settings, English descriptors, and color
graphics complete with dynamic dispersed data. In addition, the following features, to be user
implemented, shall have samples installed by the vendor for training and validation:

a) Trend log

b) Alarm message (action taking message)

c) Run time maintenance message

d) Trouble action message

e) Dynamic Trend Plot (6 points)

3.1.4 The contractor shall maintain CD copies of all data file and application software for reload use in the
event of a system crash or memory failure. One copy shall be delivered to the Employer during
training session, and one copy shall be archived within a local software vault provided by the BMCS
manufacturer within 15 miles of the OS.

3.1.5 The contractor shall completely check out, calibrate and test all connected hardware and software to
ensure that the system performs in accordance with the approved specifications and sequences of
operation submitted.
3.1.6 Witnessed validation demonstration shall consist of:

Running each specified report.

Display and demonstrate each data entry to show site specific customizing capability. Demonstrate
parameter changes.

Step through penetration tree, display all graphics, and demonstrate dynamic update and direct
access to graphics.

Execute digital and analog commands in graphic mode.

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Demonstrate DDC loop precision and stability via trend logs of inputs and outputs (6 loops
minimum).

Demonstrate scan, update, and alarm responsiveness.

Demonstrate on-line user guide and help function and mail facility.

Demonstrate digital system configuration graphics with interactive upline and downline load and
demonstrate specified diagnostics.

Demonstrate multitasking by showing dynamic curve plot and graphic construction operating
simultaneously via split screen.

Demonstrate class programming with point options of beep duration, beep rate, alarm archiving and
color banding.

3.2 EXAMINATION

3.2.1 Prior to starting work, carefully inspect installed work of other trades and verify that such work
is complete to the point where work of this section may properly commence.

3.2.2 Notify the consultant’s representative in writing of conditions detrimental to the proper and
timely completion of the work.

3.2.3 Do not begin work until all unsatisfactory conditions are resolved.

3.3 INSTALLATION

3.3.1 Install in accordance with manufacturer’s instructions.

3.3.2 Provide all miscellaneous devices, hardware, software, interconnections, installation and
programming required to ensure a complete operating system in accordance with the
sequences of operation and point schedules.

3.3.3 All wiring and tubing shall be properly supported and run in a neat and workmanlike manner.
All wiring and tubing exposed and in equipment rooms shall run parallel to or at right angles
to the building structure. All piping and wiring within enclosures shall be neatly bundled and
anchored to prevent obstruction to devices and terminals.

3.3.4 The contractor shall be responsible for all electrical installation required for a fully functional
system and not shown on the electrical plans or required by the electrical specifications. All
wiring shall be in accordance to all local and national codes. All line voltage wiring, all wiring
exposed, and all wiring in equipment rooms shall be installed in conduit in accordance to the
electrical specifications. All electronic wiring shall be #18 AWG minimum THHN and
shielded if required. All wiring in the central control room shall be concealed in an approved
manner.

3.3.5 The contractor shall enter all computer programs and data files into the related computers
including all control programs, initial approved parameters and settings, English descriptors,
and color graphics complete with dynamic dispersed data. In addition, the following features,
to be user implemented, shall have samples installed by the vendor for training and validation:

a) Trend log
b) Alarm message (action taking message)
c) Run time maintenance message
d) Trouble action message

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e) Dynamic Trend Plot (6 points)

3.3.6 The contractor shall maintain diskette copies of all data file and application software for
reload use in the event of a system crash or memory failure. One copy shall be delivered to the
Consultant during training session, and one copy shall be archived within a local software
vault provided by the BMCS manufacturer within Dubai.

3.3.7 The contractor shall completely check out, calibrate and test all connected hardware and
software to ensure that the system performs in accordance with the approved specifications
and sequences of operation submitted.

3.3.8 Witnessed validation demonstration shall consist of:

a) Running each specified report.

b) Display and demonstrate each data entry to show site specific customizing
capability. Demonstrate parameter changes.

c) Step through penetration tree, display all graphics, and demonstrate

dynamic update and direct access to graphics.

d) Execute digital and analogue commands in graphic mode.

e) Demonstrate DDC loop precision and stability via trend logs of inputs and
outputs (6 loops minimum).

f) Demonstrate scan, update, and alarm responsiveness.

g) Demonstrate on-line user guide and help function and mail facility.

h) Demonstrate digital system configuration graphics with interactive upline

and downline load and demonstrate specified diagnostics.

i) Demonstrate multitasking by showing dynamic curve plot and graphic

construction operating simultaneously via split screen.
j) Demonstrate class programming with point options of beep duration, beep
rate, alarm archiving and color banding.

3.4 LOCATION AND INSTALLATION OF COMPONENTS

3.4.1 Locate and install components for easy accessibility, in general, mount 60 inches above floor
with minimum 3’ – 0” clear access space in front of units. Obtain approval on locations from
Consultant prior to installation.

3.4.2 All instruments, switches, transmitters, etc. shall be suitably wired and mounted to protect
them from vibration, moisture and high or low temperatures.

3.4.3 Identify all equipment and panels. Provide permanently mounted tags for all panels.

3.4.4 Provide stainless steel or brass thermo wells suitable for respective application and for
installation under other sections sized to suit pipe diameter without restricting flow.

3.5 INTERLOCKING AND CONTROL WIRING

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3.5.1 Provide all interlock and control wiring. All wiring shall be installed neatly and
professionally, in accordance with Specification Division 16 and all national, state and local
electrical codes.

3.5.2 Provide wiring as required by functions as specified and as recommended by equipment

manufacturers, to serve specified control functions. Provide shielded low capacitance wire for
all communications trunks.

3.5.3 Control wiring shall not be installed in power circuit raceways. Magnetic starters and
disconnect switches shall not be used as junction boxes. Provide auxiliary junction boxes as
required. Coordinate location and arrangement of all control equipment with the owner’s
representative prior to rough in.

3.5.4 Provide auxiliary pilot duty relays on motor starters as required for control function.

3.5.5 All control wiring in the mechanical, electrical telephone rooms shall be in raceways. All
other wiring to be installed neatly and inconspicuously per local code requirements. If local
code allows, control wiring above accessible ceiling spaces may be run with plenum rated
cable (without conduit).

END OF SECTION

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