Guide Specification

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Updated: 21 March 2017

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Building Automation System – Guide Specification

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Building Automation System – Guide Specification

Contents

PART 1 - General..........................................................................................................................4
1.1 Related Documents.........................................................................................................4
1.2 Related Sections.............................................................................................................4
1.3 Standard Terms...............................................................................................................4
1.4 Qualifications of Bidder and Pre-bid Submittal................................................................6
1.5 Scope of Work.................................................................................................................7
1.6 System Description.........................................................................................................8
1.7 Work by Others.............................................................................................................11
1.8 Code Compliance..........................................................................................................11
1.9 Submittals......................................................................................................................12
1.10 Coordination..................................................................................................................13
1.11 Ownership.....................................................................................................................14
1.12 Quality Assurance - System Startup and Commissioning.............................................14
1.13 Warranty and Maintenance...........................................................................................15
1.14 Training.........................................................................................................................16
PART 2 - Products.......................................................................................................................16
2.1 Pre-approved Manufacturers........................................................................................16
2.2 System Architecture......................................................................................................17
2.3 Operator Workstation Requirements.............................................................................18
2.4 Network Server Controllers (NSCs)..............................................................................28
2.5 LON Fieldbus and LON SDCUs (Delete if BACnet Only Specification)........................33
2.6 BACnet Fieldbus and BACnet SDCUs (Delete if LON Only Specification)...................38
2.7 NETWORK 8000 Fieldbus SDCUs (Delete if a LON or BACnet Only Specification)....42
2.8 I/NET Fieldbus SDCUs (Delete if a LON or BACnet Only Specification)......................48
2.9 DDC Sensors and Point Hardware...............................................................................52
2.10 Electrical Power Measurement.....................................................................................58
PART 3 - Execution.....................................................................................................................60
3.1 Contractor Responsibilities...........................................................................................60
3.2 Wiring, Conduit, and Cable...........................................................................................60
3.3 Hardware Installation....................................................................................................61
3.4 Installation Practices for Field Devices.........................................................................62
3.5 Enclosures.....................................................................................................................62

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Building Automation System – Guide Specification

3.6 Identification..................................................................................................................62
3.7 Existing Controls...........................................................................................................62
3.8 Control System Switch-over..........................................................................................63
3.9 Location.........................................................................................................................63
3.10 Software Installation......................................................................................................63
3.11 Database Configuration................................................................................................63
3.12 Color Graphic Displays.................................................................................................63
3.13 Reports..........................................................................................................................63
3.14 Documentation..............................................................................................................64
3.15 Point to Point Checkout.................................................................................................64
3.16 Controller and Workstation Checkout...........................................................................64
3.17 System Acceptance Testing..........................................................................................64

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Building Automation System – Guide Specification

PART 1 - General

1.1 Related Documents

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

1.2 Related Sections

A. This Section includes the Building Management System (BMS) control equipment for HVAC
systems and components, including open protocol control components for terminal heating
and cooling units. Depending on the scope of the project, the complete specification may
have numerous sections that interface to this section, including several from Division 25.

B. Additional related sections and sub-sections can apply.

1. 25 01 00 Operation and Maintenance of Integrated Automation

2. 25 08 00 Commissioning of Integrated Automation

3. 25 08 01 Automated Fault Detection and Diagnostic Systems

4. 25 11 00 Integrated Automation Network Devices

5. 25 13 00 Integrated Automation Control and Monitoring Network

6. 25 13 13 Automated Predictive Energy Optimization

7. 26 09 13 Embedded Power and Energy Management Software

8. Add additional sections as required.

1.3 Standard Terms

A. Standard
1. ASHRAE: American Society Heating, Refrigeration, Air Conditioning Engineers
2. AHU: Air Handling Unit
3. BACnet: Building Automation Controls Network
4. BMS: Building Management System
5. DDC: Direct Digital Control
6. EIA: Electronic Industries Alliance
7. GUI: Graphical User Interface
8. HVAC: Heating, Ventilation, and Air Conditioning
9. IEEE: Institute Electrical Electronic Engineers
10. MER: Mechanical Equipment Room
11. PID: Proportional, Integral, Derivative
12. VAV: Variable Air Volume Box

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B. Communications and protocols

1. ARP: Address Resolution Protocol
2. CORBA: Common Object Request Broker Architecture
3. CSMA/CD: Carrier Sense Multiple Access/Collision Detect
4. DDE: Dynamic Data Exchange
5. FTT: Free Topology Transceivers
6. HTTP: Hyper Text Transfer Protocol
7. IIOP: Internet Inter-ORB Protocol
8. LAN: Local Area Network
9. LON: Echelon Communication – Local Operating Network
10. MS/TP: Master Slave Token Passing
11. ODBC: Open Database Connectivity
12. ORB: Object Request Broker
13. SNVT: Standard Network Variables Types
14. SQL: Structured Query Language
15. UDP: User Datagram Protocol
16. XML: eXtensible Markup Language

C.Controllers
1. ASD: Application Specific Device
2. AAC: Advanced Application Controller
3. ASC: Application Specific Controller.
4. CAC: Custom Application Controller.
5. DCU: Distributed Control Unit
6. LCM: Local Control Module
7. MC: MicroControllers
8. MCI: MicroInterface
9. MN-II: Microzone II direct digital controller
10. MN-FLO: Micronet 2000 Pressure Independent VAV Controller
11. NSC: Network Server Controller
12. PEM: Package Equipment Module
13. PPC: Programmable Process Controller
14. SDCU: Standalone Digital Control Units
15. SLC: Supervisory Logic Controller
16. UEC: Unitary Equipment Controller
17. VAVDDC: Variable Air Volume Direct Digital Controller

D.Tools and Software

1. AFDD: Automated Fault Detection and Diagnostic
2. APEO: Automated Predictive Energy Optimization
3. DR: Demand Response
4. CCDT: Configuration, Commissioning and Diagnostic Tool
5. BPES: BACnet Portable Engineering Station
6. LPES: LON Portable Engineering Station
7. POT: Portable Operator’s Terminal
8. PEMS: Power and Energy Management Software

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Building Automation System – Guide Specification

1.4 Qualifications of Bidder and Pre-bid Submittal

A. All bidders must be building automation contractors in the business of installing direct digital
control building automation systems for a minimum of 3 years.
B. The Building Management System contractor shall have a full service facility within 100 miles
of the project that is staffed with engineers trained and certified by the manufacturer in the
configuration, programming and service of the automation system. The contractor’s
technicians shall be fully capable of providing instructions and routine emergency maintenance
service on all system components.
1. Any installing contractor, not listed as prequalified in the Approved Manufacturer's
section, shall submit credentials as detailed in the Pre-bid Submittal section for the
engineer’s review 2 weeks prior to bid date. Failure to follow the attached formats
shall disqualify potential alternate bidders. Credentials must attest that the
contractor meets all requirements of the specification and the Engineers judgment
regarding approval to bid as an acceptable installer after reviewing the data will be
final.
C.All bidders must be authorized distributors or branch offices of the manufacturers specified.
D.The following bidders have been pre-qualified:
1. Schneider Electric
2. Or as approved by Owners.
E. Any installing contractors or manufacturers interested in participating as acceptable bidders for
this project that are not pre-qualified shall furnish a detailed technical pre-bid submittal to the
consulting engineer. All information must be submitted 2 weeks prior to the published bid date
to allow the engineer adequate time to review the bidder’s credentials.
F. The Pre-Bid submittal shall contain the following information as a minimum:
1. A profile of the manufacturer and the local installation and service/organization.
2. Description of how the system meets and achieves all the specified criteria in
terms of configuration, operation, and control.
3. System Architecture with single line riser diagram showing all major components
(digital controllers, routers, hubs, etc.) that will be required for this project.
4. Procedure for commissioning and time required to startup and commission each of
the systems for this project.
5. Contractors approach for the project planning and management.
6. Product Data Sheets for all components, DDC panels, and all accessories listed
per the appropriate specification sections herein.
7. Examples of actual graphic screens for other similar projects.
8. Number and types of DDC panels required for this installation.
9. Number and types of spare points provided with the proposed system.
10. Recommended spare parts list for components with list price schedule.
11. List of 2 similar systems in size, point capacity, total installed value, installed and
commissioned by the local office with a list of the installers/manufacturers design
team members for each project and the owners contact information.
12. Samples of service offerings and a list of current similar service contracts with
contact information.
13. Resumes for the management team and all employees who will be involved with
the project design, commissioning, project management, and after installation
service. Resumes should include copies of manufacturer's certifications for the
proposed product line.

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14. Copy of this Control Specification in its entirety with a check mark beside each
paragraph to signify that the manufacturer's equipment and software shall fully
conform to the specified requirement. If the requirement cannot be met, indicate
the reasons/limitations and the alternative proposed.
15. An interview may be conducted and the bidder will be requested to make a formal
presentation concerning the proposed system and possibly provide an installed
project tour prior to a final decision.

1.5 Scope of Work

A. The Contractor shall furnish and install a complete building automation system including all
necessary hardware and all operating and applications software necessary to perform the
control sequences of operation as called for in this specification. All components of the
system – workstations, servers, application controllers, unitary controllers, etc. shall
communicate using the BACnet protocol, as defined by ASHRAE Standard 135-2004, or EIA
standard 709.1, the LonTalk™ protocol, or Modbus protocol. The only exception will be field
controllers within the Schneider Electric I/NET and NETWORK 8000 family. No gateways
shall be used for communication to controllers furnished under this section. At a minimum,
provide controls for the following:
1. Air handling units
2. Return air fans
3. Exhaust and supply fans
4. Chilled water system including pumps, chillers, and cooling towers
5. Boilers including hot water pumps
6. Computer room air handling units
7. Refrigerant leak detection system
8. Smoke evacuation sequence of AHUs and return fans including smoke control
dampers and fire command override panel.
9. Finned tube radiation control
10. Variable volume and constant volume box control including interlocks with finned
tube radiation.
11. Cabinet unit heater controls
12. Monitoring points for packaged equipment such as emergency generators,
13. Power wiring to DDC devices, smoke control dampers and BAS panels except as
otherwise specified.

B. Except as otherwise noted, the control system shall consist of all necessary Ethernet Network
Controllers, Standalone Digital Control Units, workstations, software, sensors, transducers,
relays, valves, dampers, damper operators, control panels, and other accessory equipment,
along with a complete system of electrical interlocking wiring to fill the intent of the
specification and provide for a complete and operable system. Except as otherwise specified,
provide operators for equipment such as dampers if the equipment manufacturer does not
provide these. Coordinate requirements with the various Contractors.
C.The BAS contractor shall review and study all HVAC drawings and the entire specification to
familiarize themselves with the equipment and system operation and to verify the quantities
and types of dampers, operators, alarms, etc. to be provided.

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D.All interlocking wiring, wiring and installation of control devices associated with the equipment
listed below shall be provided under this Contract. When the BAS system is fully installed and
operational, the BAS Contractor and representatives of the Owner will review and check out
the system – see System Acceptance and Testing section of this document. At that time, the
BAS contractor shall demonstrate the operation of the system and prove that it complies with
the intent of the drawings and specifications.
E. Provide services and manpower necessary for commissioning of the system in coordination
with the HVAC Contractor, Balancing Contractor and Owner’s representative.
F. All work performed under this section of the specifications will comply with all governing codes,
laws and governing bodies. If the drawings and/or specifications are in conflict with governing
codes, the Contractor, with guidance from the engineer, shall submit a proposal with
appropriate modifications to the project to meet code restrictions. If this specification and
associated drawings exceed governing code requirements, the specification will govern. The
Contractor shall obtain and pay for all necessary construction permits and licenses.

1.6 System Description

A. In accordance to the scope of work, the system shall also provide a graphical, web-based,
operator interface that allows for instant access to any system through a standard browser.
The contractor must provide PC-based programming workstations, operator workstations and
microcomputer controllers of modular design providing distributed processing capability, and
allowing future expansion of both input/output points and processing/control functions.

For this project, the system shall consist of the following components:
1. Administration and Programming Workstation(s): The BAS Contractor shall furnish
(qty) Administration and Programming Workstation Computers as described in Part
2 of the specification. These workstations must be running the standard
workstation software developed and tested by the manufacturer of the network
server controllers and the standalone controllers. No third party front-end
workstation software will be acceptable. Workstations must conform to the B-OWS
BACnet device profile.
2. Web-Based Operator Workstations: The BAS Contractor shall furnish licenses for
web connection to the BAS system. Web-based users shall have access to all
system points and graphics, shall be able to receive and acknowledge alarms, and
shall be able to control setpoints and other parameters. All engineering work, such
as trends, reports, graphics, etc. that are accomplished from the WorkStation shall
be available for viewing through the web browser interface without additional
changes. The web-based interface must conform to the B-OWS BACnet device
profile. There will be no need for any additional computer based hardware to
support the web-based user interface.
3. Ethernet-based Network Router and/or Network Server Controller(s): The BAS
Contractor shall furnish (qty) Ethernet-based Network Server Controllers as
described in Part 2 of the specification. These controllers will connect directly to
the Operator Workstation over Ethernet at a minimum of 100mbps, and provide
communication to the Standalone Digital Control Units and/or other Input/Output
Modules. Network Server Controllers shall conform to BACnet device profile B-BC.
Network controllers that utilize RS232 serial communications or ARCNET to
communicate with the workstations will not be accepted.
Network Controllers shall be tested and certified by the BACnet Testing Laboratory
(BTL) as BACnet Building Controllers (B-BC).

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4. Standalone Digital Control Units (SDCUs): Provide the necessary quantity and
types of SDCUs to meet the requirements of the project for mechanical equipment
control including air handlers, central plant control, and terminal unit control. Each
SDCU will operate completely standalone, containing all of the I/O and programs
to control its associated equipment. Each BACnet protocol SDCU shall conform to
the BACnet device profile B-AAC. BACnet SDCUs shall be tested and certified by
the BACnet Testing Laboratory (BTL) as BACnet Advanced Application Controllers
(B-AAC).
B. The Local Area Network (LAN) shall be either a 10 or 100 Mpbs Ethernet network supporting
BACnet, Modbus, XML and HTTP for maximum flexibility for integration of building data with
enterprise information systems and providing support for multiple Network Server Controllers
(NSCs), user workstations and a local host computer system.
C.The Enterprise Ethernet (IEEE 802.3) LAN shall utilize Carrier Sense Multiple/Access/Collision
Detect (CSMA/CD), Address Resolution Protocol (ARP) and User Datagram Protocol (UDP)
operating at 10 or 100 Mbps.
D.The system shall enable an open architecture that utilizes EIA standard 709.1, the LonTalk™
protocol and/or ANSI / ASHRAE™ Standard 135-2004, BACnet functionality to assure
interoperability between all system components. Native support for the LonTalk™ protocol and
the ANSI / ASHRAE™ Standard 135-2004, BACnet protocol are required to assure that the
project is fully supported by the HVAC open protocols to reduce future building maintenance,
upgrade, and expansion costs.
E. The system shall enable an architecture that utilizes a MS/TP selectable 9.6-76.8 KBaud
protocol, as the common communication protocol between all controllers and integral ANSI /
ASHRAE™ Standard 135-2004, BACnet functionality to assure interoperability between all
system components. The AAC shall be capable of communicating as a MS/TP device or as a
BACnet IP device communicating at 10/100 Mbps on a TCP/IP trunk. The ANSI / ASHRAE™
Standard 135-2004, BACnet protocol is required to assure that the project is fully supported by
the leading HVAC open protocol to reduce future building maintenance, upgrade, and
expansion costs.
F. LonTalk™ packets may be encapsulated into TCP/IP messages to take advantage of existing
infrastructure or to increase network bandwidth where necessary or desired.
1. Any such encapsulation of the LonTalk™ protocol into IP datagrams shall conform
to existing LonMark™ guide functionality lines for such encapsulation and shall be
based on industry standard protocols.
2. The products used in constructing the BMS shall be LonMark™ compliant.
3. In those instances in which Lon-Mark™ devices are not available, the BMS
contractor shall provide device resource files and external interface definitions for
LonMark devices.
G.The software tools required for network management of the LonTalk™ protocol and the ANSI /
ASHRAE™ Standard 135-2004, BACnet protocol must be provided with the system. Drawings
are diagrammatic only. Equipment and labor not specifically referred to herein or on the plans
and are required to meet the functional intent, shall be provided without additional cost to the
Owner. BACnet clients shall comply with the BACnet Operator Workstation (B-OWS) device
profile; with the ability to support data read and write functionality. Physical connection of
BACnet devices shall be via Ethernet IP or MS/TP. Physical connection of LonWorks devices
shall be via Ethernet IP or FTT-10A.
H.If project is a retrofit enterprise overlay of an existing Andover Continuum system, there shall
be no need to replace i2 or b3 field controllers to get the system up and running. The
enterprise overlay shall be able to program the i2 or b3 field controllers.

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Building Automation System – Guide Specification

I. If project is a retrofit enterprise overlay of an existing TAC Vista (Lon) system, there shall be no
need to re-commission any of the devices to get the system up and running. There shall be no
need to disconnect the LNS database if currently managing Lon devices. The enterprise
overlay shall be able to program the Xenta field controllers.
J. If project is a retrofit enterprise overlay of an existing Satchwell Sigma system, there shall be
no need to replace the Sigma field controllers to get the system up and running.
K. If project is a retrofit enterprise overlay of an existing I/A Series system, there shall be no need
to replace MNB or MNL field controllers to get the system up and running. The enterprise
overlay shall be able to program the MNB or MNL field controllers.
L. If project is a retrofit enterprise overlay of an existing NETWORK 8000 system, there shall be
no need to replace NETWORK 8000 field controllers to get the system up and running.
M. If project is a retrofit enterprise overlay of an existing TAC I/NET (proprietary) HVAC system, it
shall be capable of interfacing with the legacy I/NET without use of the I/NET host tool.
N.The system shall support Modbus TCP and RTU protocols natively, and not require the use of
gateways.
O.The field bus shall support the use of wireless communications.
P. Complete temperature control system to be DDC with electronic sensors and electronic/electric
actuation of Mechanical Equipment Room (MER) valves and dampers and electronic actuation
of terminal equipment valves and actuators as specified herein. The BMS is intended to
seamlessly connect devices throughout the building regardless of subsystem type, i.e. variable
frequency drives, low voltage lighting systems, electrical circuit breakers, power metering and
card access should easily coexist on the same network channel.
1. The supplied system must incorporate the ability to access all data using HTML5
enabled browsers without requiring proprietary operator interface and configuration
programs. The system shall not require JAVA to be enabled in the browser.
2. Data shall reside on a supplier-installed server for all database access.
3. 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.
Q.All work described in this section shall be installed, wired, circuit tested and calibrated by
factory certified technicians qualified for this work and in the regular employment of the
approved manufacturer's local field office. The approved manufacturer's local field office shall
have a minimum of 3 years of installation experience with the manufacturer and shall provide
documentation in the bid and submittal package verifying longevity of the installing company's
relationship with the manufacturer when requested. Supervision, hardware and software
engineering, calibration and checkout of the system shall be by the employees of the approved
manufacturer's local field office and shall not be subcontracted. The control contractor shall
have an in place support facility within 100 miles of the site with factory certified technicians
and engineers, spare parts inventory and all necessary test and diagnostic equipment for the
installed system, and the control contractor shall have 24 hours/day, 7 days/week emergency
service available.
R.Provide the Commissioning, configuration and diagnostic tool (CCDT), color display personnel
computer, software, and interfaces to provide uploading/downloading of High Point Count
Controllers (AAC), Unitary Equipment Controllers (UEC) and VAV controllers (VAVDDC)
monitoring all BACnet objects, monitoring overrides of all controller physical input/output
points, and editing of controller resident time schedules.

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S. Provide a Portable Operator’s Terminal (POT) color display personnel computer, software, and
interfaces to provide uploading/downloading of Custom Application Controller and Application
Specific Controllers databases, monitoring of all LonMark™ Standard Network Variables
Types (SNVTs) including display of all bound SNVTs, monitoring and overrides of all controller
physical input/output points, and editing of controller resident time schedules. POT
connectivity shall be via digital wall sensor connected to controller.
T. Deployed system must satisfy system requirements to meet DIARMF (U.S. Department of
Defense Information Assurance Risk Management Framework) compliance. Only exception is
if system is employing a PEMS system such as described in subsection 1.6 Q. below.
U.The system shall have the capability to provide a web-based AFDD (automated fault detection
and diagnostic) system. The AFDD system shall be able to interface directly with the project
BAS and energy/performance metering system to provide information on HVAC systems that
are being controlled. Pricing is to be a separate line item from the BAS proposal. See
specification section 25 08 01 for exact requirements.
V. The system shall have the capability to provide a web-based APEO (automated predictive
energy optimization) system and enable effective participation in local utility Demand
Response (DR) programs. The vendor shall provide software and ongoing services that will
identify actionable energy saving and peak reduction opportunities to assist the facility in
achieving its energy and sustainability objectives, and automatically and continuously operate
the systems necessary to achieve the targeted savings and reductions. Pricing is to be a
separate line item from the BAS proposal. See specification section 25 13 13 for exact
requirements.
W. The system shall have the capability to provide a web-enabled PEMS (power and energy
management system) monitoring system intended to monitor an entire electrical distribution
infrastructure, from incoming utility feeds down to low voltage distribution points. It shall be
designed to monitor and manage energy consumption throughout an enterprise, whether
within a single facility or across a network of facilities, to improve energy availability and
reliability, and to measure and manage energy efficiency. It shall be a standard product
offering with no custom programming required. It shall provide a seamless user experience
(“Single pane of glass”) for managing the mechanical systems (HVAC and lighting) and
monitoring the power distribution system (transformers, breakers, relays, switches, capacitors,
UPS, invertors, etc.) Pricing is to be a separate line item from the BAS proposal. See
specification 26 09 13 for exact requirements.
X. The system shall have the capability to provide an app running on a fixed or mobile device (iOS
(iPad), Android (tablet), Windows) offering a consistent, aesthetic, customized graphical
interface, that allows to aggregate in a graphical manner various types of services such as
room temperature control, lighting control, curtain control, remote TV, etc. System shall
communicate via web services and have the ability to be designed once and deployed to
multiple devices at the same time. Pricing is to be a separate line item from the BAS proposal.
Provide costs for develop and deploy and tiered costs for multiple levels of device purchases.

1.7 Work by Others

A. The BAS Contractor shall cooperate with other contractors performing work on this project
necessary to achieve a complete and neat installation. To that end, each contractor shall
consult the drawings and specifications for all trades to determine the nature and extent of
others’ work.
B. The BAS Contractor shall furnish all control valves, sensor wells, flow meters and other similar
equipment for installation by the Mechanical Contractor.

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C.The BAS Contractor shall provide field supervision to the designated contractor for the
installation of the following:
1. Automatic control dampers
2. Blank-off plates for dampers that are smaller than duct size.
3. Sheet metal baffles plates to eliminate stratification.
4. The Electrical Contractor shall provide:
a. All power wiring to motors, heat trace, junction boxes for power to BAS panels.
b. Furnish smoke detectors and wire to the building fire alarm system. HVAC
Contractor to mount devices. BAS Contractor to hardwire to fan shut down.
c. Auxiliary contact (pulse initiator) on the electric meter for central monitoring of
kWh and KW. Electrical Contractor shall provide the pulse rate for remote
readout to the BAS. BAS contractor to coordinate this with the electrical
contractor.

1.8 Code Compliance

A. Provide BAS components and ancillary equipment, which are UL-916 listed and labeled.
B. Provide BAS components and ancillary equipment, which are UL-864 UULK listed and labeled.
C.All equipment or piping used in conditioned air streams, spaces or return air plenums shall
comply with NFPA 90A Flame/Smoke/Fuel contribution rating of 25/50/0 and all applicable
building codes or requirements.
D.All wiring shall conform to the National Electrical Code.
E. All smoke dampers shall be rated in accordance with UL 555S.
F. Comply with FCC rules, Part 15 regarding Class A radiation for computing devices and low
power communication equipment operating in commercial environments.
G.Comply with FCC, Part 68 rules for telephone modems and data sets.

1.9 Submittals

A. All shop drawings shall be prepared in Visio Professional or AutoCAD software. In addition to
the drawings, the Contractor shall furnish a CD containing the identical information. Drawings
shall be B size or larger.
B. Shop drawings shall include a riser diagram depicting locations of all controllers and
workstations, with associated network wiring. Also included shall be individual schematics of
each mechanical system showing all connected points with reference to their associated
controller. Typicals will be allowed where appropriate.
C.Submittal data shall contain manufacturer's data on all hardware and software products
required by the specification. Valve, damper and air flow station schedules shall indicate size,
configuration, capacity and location of all equipment.
D.Software submittals shall contain narrative descriptions of sequences of operation, program
listings, point lists, and a complete description of the graphics, reports, alarms and
configuration to be furnished with the workstation software. Information shall be bound or in a
three ring binder with an index and tabs. Diagrams shall be on 11” by 17” foldouts. If color has
been used to differentiate information, the printed copies shall be in color.
E. Submit five (5) copies of submittal data and shop drawings to the Engineer for review prior to
ordering or fabrication of the equipment. The Contractor, prior to submitting, shall check all
documents for accuracy.

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F. The Engineer will make corrections, if required, and return to the Contractor. The Contractor
will then resubmit with the corrected or additional data. This procedure shall be repeated until
all corrections are made to the satisfaction of the Engineer and the submittals are fully
approved.
G.The following is a list of post construction submittals that shall be updated to reflect any
changes during construction and re-submitted as “As-Built”.
1. System architecture drawing.
2. Layout drawing for each control panel
3. Wiring diagram for individual components
4. System flow diagram for each controlled system
5. Instrumentation list for each controlled system
6. Sequence of control
7. Binding map
8. Operation and Maintenance Manuals
H.Information common to the entire system shall be provided. This shall include but not be
limited to the following.
1. Product manuals for the key software tasks.
2. Operating the system.
3. Administrating the system.
4. Engineering the operator workstation.
5. Application programming.
6. Engineering the network.
7. Setting up the web server.
8. Report creation.
9. Graphics creation.
10. All other engineering tasks.
11. System Architecture Diagram.
12. List of recommended maintenance tasks associated with the system servers,
operator workstations, data servers, web servers and web clients.
13. Define the task.
14. Recommend a frequency for the task.
15. Reference the product manual that includes instructions on executing the task.
16. Names, addresses, and telephone numbers of installing contractors and service
representatives for equipment and control systems.
17. Licenses, guarantees, and warranty documents for equipment and systems.
18. Submit one copy for each building, plus two extra copies.
I. Information common to the systems in a single building shall be provided.
1. System architecture diagram for components within the building annotated with
specific location information.
2. As-built drawing for each control panel.
3. As-built wiring design diagram for all components.
4. Installation design details for each I/O device.
5. As-built system flow diagram for each system.
6. Sequence of control for each system.
7. Binding map for the building.
8. Product data sheet for each component.
9. Installation data sheet for each component.
10. Submit two copies for each building and two extra copies.

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J. Software shall be provided:

1. Submit a copy of all software installed on the servers and workstations.
2. Submit all licensing information for all software installed on the servers and
workstations.
3. Submit a copy of all software used to execute the project even if the software was
not installed on the servers and workstations.
4. Submit all licensing information for all of the software used to execute the project.
5. All software revisions shall be as installed at the time of the system acceptance.
6. Firmware Files
7. Submit a copy of all firmware files that were downloaded to or pre-installed on any
devices installed as part of this project.
8. This does not apply to firmware that is permanently burned on a chip at the factory
and can only be replaced by replacing the chip.
9. Submit a copy of all application files that were created during the execution of the
project.
10. Submit a copy of all graphic page files created during the execution of the project.

1.10 Coordination

A. Coordinate location of thermostats, humidistats, and other exposed control sensors with plans
and room details before installation.
B. Coordinate equipment from other divisions including "Intrusion Detection," "Lighting Controls,”
"Motor Control Centers," "Panel boards," and "Fire Alarm" to achieve compatibility with
equipment that interfaces with those systems.
C.Coordinate supply of conditioned electrical circuits for control units and operator workstation.
D.Coordinate location of concrete bases. Cast anchor-bolt inserts into bases. Concrete,
reinforcement, and formwork requirements are specified in Division 3 Section "Cast-in-Place
Concrete".
E. Coordinate with the Owner's IT department on locations for UNC's, Ethernet communication
cabling and TCP/IP addresses.

1.11 Ownership

A. The Owner shall retain licenses to software for this project.

B. The Owner shall sign a copy of the manufacturer’s standard software and firmware licensing
agreement as a condition off this contractor. Such license shall grant use of all programs and
application software to the Owner as defined by the manufacturer’s license agreement, but
shall protect the manufacturer’s rights to disclosure of Trade Secrets contained within such
software.
C.The licensing agreement shall not preclude the use of the software by individuals under
contract to the owner for commissioning, servicing or altering the system in the future. Use of
the software by individuals under contract to the owner shall be restricted to use on the
owner’s computers and only for the purpose of commissioning, servicing, or altering the
installed system.
D.All project developed software, files and documentation shall become the property of the
Owner. These include but are not limited to:
1. Server and workstation software
2. Application programming tools
3. Configuration tools
4. Network diagnostic tools

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5. Addressing tools
6. Application files
7. Configuration files
8. Graphic files
9. Report files
10. Graphic symbol libraries
11. All documentation

1.12 Quality Assurance - System Startup and Commissioning

A. Each point in the system shall be tested for both hardware and software functionality. In
addition, each mechanical and electrical system under control of the BAS will be tested
against the appropriate sequence of operation specified herein. Successful completion of the
system test shall constitute the beginning of the warranty period. A written report will be
submitted to the owner indicating that the installed system functions in accordance with the
plans and specifications.
B. The BAS contractor shall commission and set in operating condition all major equipment and
systems, such as the chilled water, hot water and all air handling systems, in the presence of
the equipment manufacturer’s representatives, as applicable, and the Owner and Architect’s
representatives.
C.The BAS Contractor shall provide a technician for _____ days manpower and engineering
services required to assist the HVAC Contractor and Balancing Contractor in testing,
adjusting, and balancing all systems in the building. The BAS Contractor shall coordinate all
requirements to provide a complete air balance with the Balancing Contractor and shall
include all labor and materials in his contract.
D.Startup Testing shall be performed for each task on the startup test checklist, which shall be
initialed by the technician and dated upon test was completion along with any recorded data
such as voltages, offsets or tuning parameters. Any deviations from the submitted installation
plan shall also be recorded.
E. Required elements of the startup testing include:
1. Measurement of voltage sources, primary and secondary
2. Verification of proper controller power wiring.
3. Verification of component inventory when compared to the submittals.
4. Verification of labeling on components and wiring.
5. Verification of connection integrity and quality (loose strands and tight
connections).
6. Verification of bus topology, grounding of shields and installation of termination
devices.
7. Verification of point checkout.
8. Each I/O device is landed per the submittals and functions per the sequence of
control.
9. Analog sensors are properly scaled and a value is reported
10. Binary sensors have the correct normal position and the state is correctly reported.
11. Analog outputs have the correct normal position and move full stroke when so
commanded.
12. Binary outputs have the correct normal state and respond appropriately to
energize/de-energize commands.
13. Documentation of analog sensor calibration (measured value, reported value and
calculated offset).
14. Documentation of Loop tuning (sample rate, gain and integral time constant).

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F. A performance verification test shall also be completed for the operator interaction with the
system. Test elements shall be written to require the verification of all operator interaction
tasks including, but not limited to the following.
1. Graphics navigation.
2. Trend data collection and presentation.
3. Alarm handling, acknowledgement and routing.
4. Time schedule editing.
5. Application parameter adjustment.
6. Manual control.
7. Report execution.
8. Automatic backups.
9. Web Client access.
G.A Startup Testing Report and a Performance Verification Testing Report
shall be provided upon test completion.

1.13 Warranty and Maintenance

A. All components, system software, and parts furnished and installed by the BMS contractor shall
be guaranteed against defects in materials and workmanship for 1 year of substantial
completion. Labor to repair, reprogram, or replace these components shall be furnished by
the BMS contractor at no charge during normal working hours during the warranty period.
Materials furnished but not installed by the BMS contractor shall be covered to the extent of
the product only. Installation labor shall be the responsibility of the trade contractor performing
the installation. All corrective software modifications made during warranty periods shall be
updated on all user documentation and on user and manufacturer archived software disks.
The Contractor shall respond to the owner's request for warranty service within 24 standard
working hours.

1.14 Training

A. The BAS Contractor shall provide both on-site and classroom training to the Owner’s
representative and maintenance personnel per the following description:
B. On-site training shall consist of a minimum of (40) hours of hands-on instruction geared at the
operation and maintenance of the systems. The curriculum shall include
1. System Overview
2. System Software and Operation
3. System access
4. Software features overview
5. Changing setpoints and other attributes
6. Scheduling
7. Editing programmed variables
8. Displaying color graphics
9. Running reports
10. Workstation maintenance
11. Viewing application programming
12. Operational sequences including start-up, shutdown, adjusting and balancing.
13. Equipment maintenance.

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14. Factory, classroom training will include a minimum of (2) training reservation for a
3 day course with material covering workstation operation tuition free with travel
expense responsibility of the owner. The option for 2-3 weeks of system
engineering and controller programming shall be possible if necessary and
desired.

PART 2 - Products

2.1 Pre-approved Manufacturers

A. Subject to compliance with requirements, provide products by one of the following pre-qualified
manufacturers:
1. Electric Components
a. Schneider-Electric Field Devices
2. Electronic Components
a. Schneider-Electric Field Devices
3. Direct Digital Control Systems Devices:
a. Schneider Electric Continuum b3 BACnet series, I/A Series MNB BACnet or
MNL LON, or TAC Xenta LON series installed by approved manufacturer's
local field office.

2.2 System Architecture

A. General
1. The Building Automation System (BAS) shall consist of Network Server/Controllers
(NSCs), a family of Standalone Digital Control Units (SDCUs), Administration and
Programming Workstations (APWs), and Web-based Operator Workstations
(WOWs). The BAS shall provide control, alarm detection, scheduling, reporting
and information management for the entire facility, and Wide Area Network (WAN)
if applicable.
2. An Enterprise Level BAS shall consist of an Enterprise Server, which enables
multiple NSCs (including all graphics, alarms, schedules, trends, programming,
and configuration) to be accessible from a single Workstation simultaneously for
operations and engineering tasks.
3. The Enterprise Level BAS shall be able to host up to 250 servers, or NSCs,
beneath it.
4. For Enterprise reporting capability and robust reporting capability outside of the
trend chart and listing ability of the Workstation, a Reports Server shall be installed
on a Microsoft Windows based computer. The Reports Server can be installed on
the same computer as the Enterprise Server.
5. The system shall be designed with a top-level 10/100bT Ethernet network, using
the BACnet/IP, LonWorks IP, and/or Modbus TCP protocol.
B. Modbus RTU/ASCII (and J-bus), Modbus TCP, BACnet MS/TP, BACnet IP, LonTalk FTT-10A,
and WebServices shall be native to the NSCs. There shall not be a need to provide
multiple NSCs to support all the network protocols, nor should there be a need to supply
additional software to allow all three protocols to be natively supported. A sub-network of
SDCUs using the BACnet MS/TP, LonTalk FTT-10A, and/or Modbus RTU protocol shall
connect the local, stand-alone controllers with Ethernet-level Network Server Controllers/IP
Routers.

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C.TCP/IP Level
1. The TCP/IP layer connects all of the buildings on a single Wide Area Network
(WAN) isolated behind the campus firewall. Fixed IP addresses for connections to
the campus WAN shall be used for each device that connects to the WAN.
D.Fieldbus Level with Standalone Digital Control Units (SDCUs)
1. The fieldbus layer shall support all of the following types of SDCUs:
a. BACnet SDCU requirements: The system shall consist of one or more BACnet
MS/TP field buses managed by the Network Server Controller. Minimum speed
shall be 76.8kbps. The field bus layer consists of an RS485, token passing bus
that supports up to 127 Standalone Digital Control Units (SDCUs) for operation
of HVAC and lighting equipment. These devices shall conform to BACnet
standard 135-2004. The NSCs shall be capable of at least two BACnet MS/TP
field buses for a total capability of 254 SDCUs per NSC.
b. LonWorks SDCU requirements: The system shall consist of one or more
LonWorks FTT-10A field buses managed by the Network Server Controller.
Minimum speed shall be 76.8kbps. The field bus layer shall consist of up to 64
Lonworks SDCUs using peer-to-peer, event-driven communication for
operation of HVAC and lighting equipment. If using TAC Xenta controllers, a
total combination of Xenta and LonWorks SDCUs should consist of up to 64 in
total, with a maximum of 30 for the Xenta line. If using I/A MNL controllers
only, you may have up to 127 SDCUs per field bus level.
c. Modbus SDCU requirements: The system shall consist of one or more Modbus
RTU (RS-485 or RS-232) field buses managed by the Network Server
Controller. The field bus layer shall consist of up to 31 SDCUs for operation of
HVAC, power metering, and lighting equipment. If utilizing Modbus TCP, the
field bus layer shall consist of up to 100 SDCUs for operation of HVAC, power
metering, and lighting equipment. The NSCs shall be capable of at least two
Modbus RTU field buses for a total capability of 62 SDCUs per NSC.
d. NETWORK 8000 SDCU requirements: The system shall consist of one or
more ASD or LCM field buses managed by the Network Server Controller. The
field bus layer shall consist of up to 128 ASD SDCUs or 31 LCM SDCUs for
operation of HVAC, power metering, and lighting equipment.
e. I/NET SDCU requirements: The system shall consist of one or more controller
LANs and subLANs managed by the Network Server Controller. The field bus
layer shall consist of up to 64 LAN Controllers and up to 64 Micro Regulators or
ASCs per subLAN interface for operation of HVAC, power metering, and
lighting equipment.
f. Infinet requirements: The system shall consist of one or more controller LANs
and subLANs managed by the Network Server Controller. The field bus layer
shall consist of up to 254 Infinet (1st or 2nd generation) for operation of HVAC,
power metering, and lighting equipment.

E. BAS LAN Segmentation

1. The BAS shall be capable of being segmented, through software, into multiple
local area networks (LANs) distributed over a wide area network (WAN).
Workstations can manage a single LAN (or building), and/or the entire system with
all portions of that LAN maintaining its own, current database.

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F. Standard Network Support

1. All NSCs, Workstation(s) and Servers shall be capable of residing directly on the
owner’s Ethernet TCP/IP LAN/WAN with no required gateways. Furthermore, the
NSC’s, Workstation(s), and Server(s) shall be capable of using standard,
commercially available, off-the-shelf Ethernet infrastructure components such as
routers, switches and hubs. With this design the owner may utilize the investment
of an existing or new enterprise network or structured cabling system. This also
allows the option of the maintenance of the LAN/WAN to be performed by the
owner’s Information Systems Department as all devices utilize standard TCP/IP
components.
G.System Expansion
1. The BAS system shall be scalable and expandable at all levels of the system using
the same software interface, and the same TCP/IP level and fieldbus level
controllers. Systems that require replacement of either the workstation software or
field controllers in order to expand the system shall not be acceptable.
2. Web-based operation shall be supported directly by the NSCs and require no
additional software.
3. The system shall be capable of using graphical and/or line application
programming language for the Network Server Controllers.
H.Support For Open Systems Protocols
1. All Network Server Controllers must natively support the BACnet IP, BACnet
MS/TP, LonWorks FTT-10, Modbus TCP, Modbus RTU (RS-485 and RS-232), and
Modbus ASCII protocols.

2.3 Operator Workstation Requirements

A. General
1. The operator workstation portion of the BAS shall consist of one or more full-
powered configuration and programming workstations, and one or more web-
based operator workstations. For this project provide a minimum of 10 concurrent
operator users and/or 2 concurrent engineering users within the enterprise server.
2. The programming and configuration workstation software shall allow any user with
adequate permission to create and/or modify any or all parts of the NSC and/or
Enterprise Server database.
3. All configuration workstations shall be personal computers operating under the
Microsoft Windows operating system. The application software shall be capable of
communication to all Network Server Controllers and shall feature high-resolution
color graphics, alarming, trend charting. It shall be user configurable for all data
collection and data presentation functions.
4. A minimum of 1 Workstation shall be allowed on the Ethernet network. In this
client/server configuration, any changes or additions made from one workstation
will automatically appear on all other workstations since the changes are
accomplished to the databases within the NSC. Systems with a central database
will not be acceptable.

B. Administration/Programming Workstation & Enterprise Server Requirements

1. The Enterprise Server shall consist of the following:
a. Processor

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a) Minimum: Intel Core i5 @ 2.0 GHz or equivalent

b) Recommended: Intel Core i5 @ 3.0 GHz or better
b. Memory
a) Minimum: 4GB
b) Recommended: 8GB or higher
c. Operating systems:
a) Microsoft Windows 7 32-bit (Professional, Enterprise, or Ultimate)
b) Microsoft Windows 7 64-bit (Professional, Enterprise, or Ultimate)
c) Microsoft Windows 8.1 32-bit (Pro, Pro N, Enterprise, or Enterprise N)
d) Microsoft Windows 8.1 64-bit (Pro, Pro N, Enterprise, or Enterprise N)
e) Microsoft Windows 10 64-bit (Pro or Enterprise)
f) Microsoft Windows Server 2008 R2 64-bit (Standard, Enterprise,
Datacenter, Web, or Itanium)
g) Microsoft Windows Server 2012 64-bit (Standard, Datacenter,
Essentials, or Foundation)
h) Microsoft Windows Server 2012 R2 64-bit (Standard, Datacenter,
Essentials, or Foundation)
d. 10/100MBPS Ethernet NIC
e. 100 GB hard disk (minimum)
f. Required additional software:
a) Microsoft .Net 4.5
g. License agreement for all applicable software
2. The workstation shall consist of the following:
a. Processor
a) Minimum: 2.0 GHz
b) Recommended: 3.0 GHz or higher
b. Memory
a) Minimum: 4GB
b) Recommended: 8GB or higher
c. Operating systems:
a) Microsoft Windows 7 32-bit (Professional, Enterprise, or Ultimate)
b) Microsoft Windows 7 64-bit (Professional, Enterprise, or Ultimate)
c) Microsoft Windows 8.1 32-bit (Pro, Pro N, Enterprise, or Enterprise N)
d) Microsoft Windows 8.1 64-bit (Pro, Pro N, Enterprise, or Enterprise N)
e) Microsoft Windows 10 64-bit (Pro or Enterprise)
f) Microsoft Windows Server 2008 R2 64-bit (Standard, Enterprise,
Datacenter, Web, or Itanium)
g) Microsoft Windows Server 2012 64-bit (Standard, Datacenter,
Essentials, or Foundation)
h) Microsoft Windows Server 2012 R2 64-bit (Standard, Datacenter,
Essentials, or Foundation)
d. Serial port, parallel port, USB port
e. 10/100MBPS Ethernet NIC
f. 20 GB hard disk
g. DVD drive
h. High resolution (minimum 1280 x 1024), 17” flat panel display
i. Optical mouse and full function keyboard
j. Audio sound card and speakers
k. Required additional software:

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a) Microsoft .Net 4.5

l. License agreement for all applicable software.
C. Web-Based Operator PC Requirements
1. Any user on the network can access the system, using the following software:
a. Internet Explorer 11
b. Mozilla Firefox
c. Google Chrome
D.General Administration and Programming Workstation Software
1. System architecture shall be truly client server in that the Workstation shall operate
as the client while the NSCs shall operate as the servers. The client is responsible
for the data presentation and validation of inputs while the server is responsible for
data gathering and delivery.
2. The workstation functions shall include monitoring and programming of all DDC
controllers. Monitoring consists of alarming, reporting, graphic displays, long term
data storage, automatic data collection, and operator-initiated control actions such
as schedule and setpoint adjustments.
3. Programming of SDCUs shall be capable of being done either off-line or on-line
from any operator workstation. All information will be available in graphic or text
displays stored at the NSC. Graphic displays will feature animation effects to
enhance the presentation of the data, to alert operators of problems, and to
facilitate location of information throughout the DDC system. All operator functions
shall be selectable through a mouse.
E. User Interface:
1. The BAS workstation software shall allow the creation of a custom, browser-style
interface linked to the user when logging into any workstation. Additionally, it shall
be possible to create customized workspaces that can be assigned to user groups.
This interface shall support the creation of “hot-spots” that the user may link to
view/edit any object in the system or run any object editor or configuration tool
contained in the software. Furthermore, this interface must be able to be
configured to become a user’s “PC Desktop” – with all the links that a user needs
to run other applications. This, along with the Windows user security capabilities,
will enable a system administrator to setup workstation accounts that not only limit
the capabilities of the user within the BAS software, but may also limit what a user
can do on the PC and/or LAN/WAN. This might be used to ensure, for example,
that the user of an alarm monitoring workstation is unable to shutdown the active
alarm viewer and/or unable to load software onto the PC.
2. System shall be able to automatically switch between displayed metric vs. imperial
units based on the workstation/webstations localization.
3. The BMS workstation/webstations shall be capable of multiple language display,
including English, Spanish, German, French, Japanese, Italian, Finnish,
Portuguese, Swedish, Russian, and traditional and simplified Chinese. The
multiple languages shall not require additional add on software from the standard
workstation installer and shall be selectable within said workstation.
4. Webstations shall have the capability to automatically re-direct to an HTTPS
connection to ensure more secure communications.
5. Personalized layouts and panels within workstations shall be extended to
webstations to ensure consistent user experiences between the two user
interfaces.

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6. Servers and clients shall have the ability to be located in different time zones,
which are then synchronized via the NTP server.
7. Workstation shall indicate at all times the communication status between it and the
server.
F. User Security
1. The software shall be designed so that each user of the software can have a
unique username and password. This username/password combination shall be
linked to a set of capabilities within the software, set by and editable only by, a
system administrator. The sets of capabilities shall range from View only,
Acknowledge alarms, Enable/disable and change values, Program, and
Administer. The system shall allow the above capabilities to be applied
independently to each and every class of object in the system. The system must
allow a minimum of 256 users to be configured per workstation. Additionally, the
software shall enable the ability to add/remove users based upon Microsoft
Windows Security Domains that enable the customer IT department to assist in
user access.
2. Additional requirements include mandatory change of passwords:
a) At first logon with default credentials
b) Of admin passwords before deploying via Project Configuration
Servers
G.Configuration Interface
1. The workstation software shall use a familiar Windows Explorer-style interface for
an operator or programmer to view and/or edit any object (controller, point, alarm,
report, schedule, etc.) in the entire system. In addition, this interface shall present
a “network map” of all controllers and their associated points, programs, graphics,
alarms, and reports in an easy to understand structure. All object names shall be
alphanumeric and use Windows long filename conventions.
2. The configuration interface shall also include support for user defined object types.
These object types shall be used as building blocks for the creation of the BAS
database. They shall be created form the base object types within the system
input, output, string variables, setpoints, etc., alarm algorithms, alarm notification
objects, reports, graphics displays, schedules, and programs. Groups of user
defined object types shall be able to be set up as a predefined aggregate of
subsystems and systems. The configuration interface shall support
copying/pasting and exporting/importing portions of the database for additional
efficiency. The system shall also maintain a link to all “child” objects created. If a
user wishes to make a change to a parent object, the software shall ask the user if
he/she wants to update all of the child objects with the change.
H.Color Graphic Displays
1. The system shall allow for the creation of user defined, color graphic displays for
the viewing of mechanical and electrical systems, or building schematics. These
graphics shall contain point information from the database including any attributes
associated with the point (engineering units, etc.). In addition operators shall be
able to command equipment or change setpoints from a graphic through the use of
the mouse.
2. Requirements of the color graphic subsystem include:
a. At a minimum, the user shall have the ability to
import .gif, .png, .bmp, .jpeg, .tif, and CAD generated picture files as
background displays, and layering shall be possible.

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b. The system shall support HTML5 enabled graphics.

c. It shall be possible for the user to use JavaScript to customize the behavior of
each graphic.
d. The editor shall use Scalable Vector Graphics (SVG) technology.
e. A built-in library of animated objects such as dampers, fans, pumps, buttons,
knobs, gauges, ad graphs which can be “dropped” on a graphic through the
use of a software configuration “wizard”. These objects shall enable operators
to interact with the graphic displays in a manner that mimics their mechanical
equivalents found on field installed control panels.
f. Support for high DPI icons shall be included and automatically chosen if
viewing on a high definition display such as Retina or 4K displays.
g. Using the mouse, operators shall be able to adjust setpoints, start or stop
equipment, modify PID loop parameters, or change schedules.
h. Status changes or alarm conditions must be able to be highlighted by objects
changing screen location, size, color, text, blinking or changing from one
display to another.
i. Ability to link graphic displays through user defined objects, alarm testing, or
the result of a mathematical expression. Operators must be able to change
from one graphic to another by selecting an object with a mouse - no menus
will be required.
j. It shall be possible to create and save graphical components and JavaScript
code in reusable and transferrable, customized libraries.
k. Graphics should rescale based on whatever monitor or viewing device is
being used.
l. Be able to create graphics on varying layers that can be moved and repeated.
m. Be able to create graphics within varying window panes that can be moved
and/or re-referenced. For example, creating the graphical menu within a pane
and referencing it on every graphics page, therefore not rebuilding thus
allowing for a single spot for updates that get pushed to all the pages that
reference it.
n. The ability to create re-usable cascading menus.
o. The ability to have multiple instances of a graphic and edit one instance to
change all.
3. Additionally, the Graphics Editor portion of the Engineering Software shall provide
the following capabilities:
a. Create and save pages.
b. Group and ungroup symbols.
c. Modify an existing symbol.
d. Modify an existing graphic page.
e. Rotate and mirror a symbol.
f. Place a symbol on a page.
g. Place analog dynamic data in decimal format on a page.
h. Place binary dynamic data using state descriptors on a page.
i. Create motion through the use of animated .gif files or JavaScript.
j. Place test mode indication on a page.
k. Place manual mode indication on a page.
l. Place links using a fixed symbol or flyover on a page.
m. Links to other graphics.
n. Links to web sites.

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o. Links to notes.
p. Links to time schedules.
q. Links to any .exe file on the operator work station.
r. Links to .doc files.
s. Assign a background color.
t. Assign a foreground color.
u. Place alarm indicators on a page.
v. Change symbol/text/value color as a function of an analog variable.
w. Change a symbol/text/value color as a function of a binary state.
x. Change symbol/text/value as a function of a binary state.
y. All symbols used by Schneider Electric EcoBuilding Business in the creation
of graphic pages shall be saved to a library file for use by the owner.
I. Automatic monitoring
1. The software shall allow for the automatic collection of data and reporting from any
controller or NSC. The frequency of data collection shall be user-configurable.
J. Alarm Management
1. The software shall be capable of accepting alarms directly from NSCs or
controllers, or generating alarms based on evaluation of data in controllers and
comparing to limits or conditional equations configured through the software. Any
alarm (regardless of its origination) will be integrated into the overall alarm
management system and will appear in all standard alarm reports, be available for
operator acknowledgment, and have the option for displaying graphics, or reports.
2. Alarm management features shall include:
a. A minimum of 1000 alarm notification levels at the NSC, workstation, and
webstation levels. At the Enterprise level the minimum number of active and
viewable alarms shall be 10,000. Each notification level will establish a unique
set of parameters for controlling alarm display, distribution, acknowledgment,
keyboard annunciation, and record keeping.
b. Automatic logging in the database of the alarm message, point name, point
value, source device, timestamp of alarm, username and time of
acknowledgement, username and time of alarm silence (soft
acknowledgement).
c. Playing an audible sound on alarm initiation or return to normal.
d. Sending an email page to anyone specifically listed on the initial occurrence of
an alarm. The ability to utilize email paging of alarms shall be a standard
feature of the software using Simple Mail Transfer Protocol (SMTP) with
support for secure email using Simple Mail Transfer Protocol Secure (SMTPS)
No special software interfaces shall be required and no email client software
must be running in order for email to be distributed. The email notification shall
be able to be sent to an individual user or a user group.
e. Individual alarms shall be able to be re-routed to a user at user-specified times
and dates. For example, a critical high temp alarm can be configured to be
routed to a Facilities Dept. workstation during normal working hours (7am-6pm,
Mon-Fri) and to a Central Alarming workstation at all other times.
f. An active alarm viewer shall be included which can be customized for each
user or user type to hide or display any alarm attributes.
g. The active alarm viewer can be configured such that an operator must type in
text in an alarm entry and/or pick from a drop-down list of user actions for
certain alarms.

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h. The active alarm viewer can be configured such that an operator must type in
text in an alarm entry and/or pick from a drop-down list of causes for certain
alarms. This ensures accountability (audit trail) for the response to critical
alarms.
i. The active alarm viewer can be configured such that an operator must confirm
that all of the steps in a check list have been accomplished prior to
acknowledging the alarm.
j. The active alarm viewer shall, if filtered, show the quantity of visible and total
number of alarms that are not equal to ‘normal’ and the quantity of disabled
and hidden alarms.
k. The alarm viewer can be configured to auto hide alarms when triggered.
l. An operator shall have the capability to assign an alarm to another user of the
system.
m. Time schedules shall be able to be used to set control notifications to users.
n. An operator shall have the capability to save and apply alarm favorites.
o. Alarm notifications must support multiple distribution methods within one
notification.
K. Report Generation
1. The Reports Server shall be able to process large amounts of data and produce
meaningful reports to facilitate analysis and optimization of each installation.
2. Reports shall be possible to generate and view from the operator Workstation,
and/or Webstation, and/or directly from a reports-only web interface.
3. A library of predefined automatically generated reports that prompt users for input
prior to generation shall be available. The properties and configurations made to
these reports shall be possible to save as Dashboard reports, so that the
configurations are saved for future used.
4. It shall be possible to create reports standard tools, such as Microsoft Report
Builder 2.0 or Visual Studio, shall be used for customized reports.
5. Additional reports or sets of reports shall be downloadable, transferrable, and
importable
6. All reports shall be able to be set up to automatically run or be generated on
demand.
7. Each report shall be capable of being automatically emailed to a recipient in
Microsoft Word, Excel, and/or Adobe .pdf format.
8. Reports can be of any length and contain any point attributes from any controller
on the network.
9. Image management functionality shall be possible to enable the system
administrators to easily upload new logos or images to the system.
10. It shall be possible to run other executable programs whenever a report is initiated.
11. Report Generator activity can be tied to the alarm management system, so that
any of the configured reports can be displayed in response to an alarm condition.
12. Minimum supplied reports shall include:
a. Activities Per Server Report
b. Activities Per User Report
c. Alarm Amount by Category Report
d. Alarm Amount by Type Report
e. Alarms Per Sever Report
f. Current Alarm Report
g. Most Active Alarm Report

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Building Automation System – Guide Specification

h. System Errors Per Server Report

i. Top Activities Report
j. Top Alarms Report
k. Top System Errors Report
l. Trend Log Comparison Report
m. User Logins Report
n. Users and Groups Reports
13. Minimum Energy Reports shall include:
a. Energy Monitoring Calendar Consumption Report: Shall provide an
interactive report that shows the energy usage on one or multiple selected
days.
b. Energy Monitoring Consumption Breakdown Report: Shall provide a report on
energy consumption broken down using sub-metering.
c. Energy Monitoring Consumption Report: Shall show the energy consumption
against a specified target value.
14. Reports Server Hardware Requirements
a. Processor
a) Minimum: 2.0 GHz
b) Recommended: 2.0 GHz or higher
b. Memory
a) Minimum: 6 GB
b) Recommended: 8GB or higher
c. Hard Disk: 500 GB
15. Reports Server Software Requirements
a. Operating System:
a) Microsoft Windows 7 32-bit (Professional)
b) Microsoft Windows 7 64-bit (Professional)
c) Microsoft Windows 8.1 32-bit (Pro or Enterprise)
d) Microsoft Windows 8.1 64-bit (Pro or Enterprise)
e) Microsoft Windows 10 64-bit (Pro or Enterprise)
f) Microsoft Windows Server 2008 R2 64-bit (Standard, Enterprise,
Datacenter, Web, or Itanium)
g) Microsoft Windows Server 2012 64-bit (Standard)
h) Microsoft Windows Server 2012 R2 64-bit (Standard, Datacenter)
b. SQL Versions:
a) Microsoft SQL Server 2008 R2 64-bit SP2 (Standard and Express
with Advanced Services)
b) Microsoft SQL Server 2012 64-bit (Standard and Express with
Advanced Services)
c. Additional required software”
a) Microsoft .Net 4.5

L. Scheduling
1. From the workstation or webstation, it shall be possible to configure and download
schedules for any of the controllers on the network.
2. Time of day schedules shall be in a calendar style and viewable in both a graphical
and tabular view.
3. Schedules shall be programmable for a minimum of one year in advance.

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Building Automation System – Guide Specification

4. To change the schedule for a particular day, a user shall simply select the day and
make the desired modifications.
5. Additionally, from the operator webstations, each schedule will appear on the
screen viewable as the entire year, monthly, week and day. A simple mouse click
shall allow switching between views. It shall also be possible to scroll from one
month to the next and view or alter any of the schedule times.
6. Schedules will be assigned to specific controllers and stored in their local RAM
memory. Any changes made at the workstation will be automatically updated to
the corresponding schedule in the controller.
7. It shall be possible to assign a lead schedule such that shadow/local schedules are
updated based upon changes in the Lead.
8. It shall be possible to assign a list(s) of exception event days, dates, date ranges
to a schedule.
9. It shall be possible to view combined views showing the calendar and all prioritized
exemptions on one screen.
10. It should accommodate a minimum of 16 priority levels.
11. Values should be able to be controlled directly from a schedule, without the need
for special program logic.
M. Programmer's Environment
1. Programming in the NSC shall be either in graphical block format or line-
programming format or both.
2. Programming of the NSC shall be available offline from system prior to deployment
into the field. All engineering tasks shall be possible, except, of course, the
viewing of live tasks or values.
3. The programmer's environment will include access to a superset of the same
programming language supported in the SDCUs.
4. NSC devices will support both script programming language as well as the
graphical function block programming language. For both languages, the
programmer will be able to configure application software for custom program
development, and write global control programs. Both languages will have
debugging capabilities in their editors.
5. It shall be possible to save custom programs as libraries for reuse throughout the
system. A wizard tool shall be available for loading programs from a library file in
the program editor.
6. It shall be possible to view graphical programming live and real-time from the
Workstation.
7. The system shall be capable of creating ‘binding templates’ allowing the user to
bind multiple points to multiple objects all at once.
8. Key terms should appear when typing (IntelliType).
9. Applications should be able to be assigned different priorities and cycle times for a
prioritized execution of different function.
10. The system shall be able to create objects that allow common objects such as
power meters, VFD drives, etc. to be integrated into the system with simple import
actions without the need of complicated programming or configuration setups.
N.Saving/Reloading
1. The workstation software shall have an application to save and restore NSC and
field controller memory files.
2. For the NSC, this application shall not be limited to saving and reloading an entire
controller – it must also be able to save/reload individual objects in the controller.

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This allows off-line debugging of control programs, for example, and then reloading
of just the modified information.
O.Audit Trail
1. The workstation software shall automatically log and timestamp every operation
that a user performs at a workstation, from logging on and off a workstation to
changing a point value, modifying a program, enabling/disabling an object, viewing
a graphic display, running a report, modifying a schedule, etc.
2. It shall be possible to view a history of alarms, user actions, and commands for
any system object individually or at least the last 5000 records of all events for the
entire system from Workstation.
3. The Enterprise server shall be able to store up to 5 million events.
4. The event view shall support viewing of up to 100,000 events.
5. It shall be possible to save custom filtered views of event information that are
viewable and configurable in Workstation.
6. It shall be capable to search and view all forced values within the system.
P. Fault Tolerant Enterprise Server Operation (Top level NSC)
1. A single component failure in the system shall not cause the entire system to fail.
All system users shall be informed of any detectable component failure via an
alarm event. System users shall not be logged off as a result of a system failure or
switchover.
Q.Web-based Operator Software
1. General:
a. Day-to-day operation of the system shall be accessible through a standard
web browser interface, allowing technicians and operators to view any part of
the system from anywhere on the network.
b. The system shall be able to be accessed on site via a mobile device
environment with, at a minimum, access to overwrite and view system values.
2. Graphic Displays
a. The browser-based interface must share the same graphical displays as the
Administration and Programming Workstations, presenting dynamic data on
site layouts, floor plans, and equipment graphics. The browser’s graphics shall
support commands to change setpoints, enable/disable equipment and
start/stop equipment.
b. Through the browser interface, operators must be able to navigate through the
entire system, and change the value or status of any point in any controller.
Changes are effective immediately to the controller, with a record of the
change stored in the system database.
3. Alarm Management
a. Systems requiring additional client software to be installed on a PC for viewing
the webstation from that PC will not be considered.
b. Through the browser interface, a live alarm viewer identical to the alarm
viewer on the Administration and Programming workstation shall be
presented, if the user’s password allows it. Users must be able to receive
alarms, silence alarms, and acknowledge alarms through a browser. If
desired, specific operator text must be able to be added to the alarm record
before acknowledgement, attachments shall be viewable, and alarm
checklists shall be available.

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R.Groups and Schedules

1. Through the browser interface, operators must be able to view pre-defined groups
of points, with their values updated automatically.
2. Through the browser interface, operators must be able to change schedules –
change start and stop times, add new times to a schedule, and modify calendars.
S. User Accounts and Audit Trail
1. The same user accounts shall be used for the browser interface and for the
operator workstations. Operators must not be forced to memorize multiple
passwords.
2. All commands and user activity through the browser interface shall be recorded in
the system’s activity log, which can be later searched and retrieved by user, date,
or both.
T. Web Services
1. The installed system shall be able to use web services to “consume” information
within the Network Server/Controllers (NSCs) with other products and systems.
Inability to perform web services within the NSCs will be unacceptable.
a. Shall be able to “consume” data into the system via SOAP and REST
web services.
b. Shall be able to “serve” and “consume” data from other Schneider
Electric systems such as: StruxureWare Data Center
Expert

2.4 Network Server Controllers (NSCs)

A. Network Router Controllers shall combine both network routing functions, control functions, and
server functions into a single unit.
B. The BACnet NSC shall be classified as a “native” BACnet device, supporting the BACnet
Network Server Controller (B-BC) profile. Controllers that support a lesser profile such as B-
SA are not acceptable. NSCs shall be tested and certified by the BACnet Testing Laboratory
(BTL) as BACnet Network Server Controllers (B-BC).
C.The Network Server Controller shall provide the interface between the LAN or WAN and the
field control devices, and provide global supervisory control functions over the control devices
connected to the NRS.
D.The NSCs shall be capable of whitelisting IPs to restrict access to a pre-defined list of hosts or
devices.
E. Whitelisting of file extensions for documents shall be capable.
F. Encrypted and authenticated communication shall be configurable for non-open protocol
communications using TLS 1.2
G.The NSCs shall support Simple Network Management Protocol version 3 (SNMPv3) for
monitoring of the NSCs using a Network Management Tool.
H.The NSCs shall support remote system logging for used by System Information and Event
Monitoring (SIEM) software.
I. They shall also be responsible for monitoring and controlling their own HVAC equipment such
as an AHU or boiler.
J. They shall also contain graphics, trends, trend charts, alarm views, and other similar
presentation objects that can be served to workstations or web-based interfaces. A sufficient
number of NSCs shall be supplied to fully meet the requirements of this specification and the
attached point list.

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K. It shall be capable of executing application control programs to provide:

1. Calendar functions
2. Scheduling
3. Trending
4. Alarm monitoring and routing
5. Time synchronization by means of an Internet site including automatic
synchronization
6. Native integration of LonWorks controller data and Modbus controller data or
BACnet controller data and Modbus controller data
7. Network Management functions for all LonWorks based devices
L. Hardware Specifications
1. Memory:
a. The operating system of the controller, application programs, and all other
portions of the configuration database, shall be stored in non-volatile, FLASH
memory. Servers/Controllers shall contain enough memory for the current
application, plus required history logging, plus a minimum of 20% additional
free memory.
2. Each NRC shall provide the following on-board hardware for communication:
a. One 10/100bT Ethernet for communication to Workstations, other NRCs and
onto the Internet
b. Two RS-485 ports for communication to BACnet MSTP bus or serial Modbus
(software configurable)
c. One TP/FT port for communication to LonWorks devices.
d. One device USB port
e. One host USB port
3. The NSC shall conform to a small footprint no larger than 100W x 125H x 75D mm
(3.94W x 4.92H x 2.95D in).
M. Modular Expandability:
1. The system shall employ a modular I/O design to allow expansion. Input and
output capacity is to be provided through plug-in modules of various types. It shall
be possible to combine I/O modules as desired to meet the I/O requirements for
individual control applications.
2. One shall be able to “hot-change” (hot-swap) the I/O modules preserving the
system on-line without any intervention on the software; addressing and
configuration shall be automatic.
3. If for any reason the backplane of the modular I/O system were to fail, I/O module
addresses will be protected.
N.Hardware Override Switches:
1. All digital outputs shall, optionally, include three position manual override switches
to allow selection of the ON, OFF, or AUTO output state. These switches shall be
built into the unit and shall provide feedback to the controller so that the position of
the override switch can be obtained through software. In addition each analog
output shall be equipped with an override potentiometer to allow manual
adjustment of the analog output signal over its full range, when the 3 position
manual override switch is placed in the ON position.
O.Universal Input Temperatures
1. All universal inputs directly connected to the NSC via modular expansion shall be
capable of using the following thermistors for use in the system without any
external converters needed.

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Building Automation System – Guide Specification

1) 10 kohm Type I (Continuum)

2) 10 kohm Type II (I/NET)
3) 10 kohm Type III (Satchwell)
4) 10 kohm Type IV (FD)
5) Linearized 10 kohm Type V (FD w/11k shunt)
6) Linearized 10 kohm (Satchwell)
7) 1.8 kohm (Xenta)
8) 1 kohm (Balco)
9) 20 kohm (Honeywell)
10) 2.2 kohm (Johnson)
2. In addition to the above, the system shall be capable of using the below RTD
sensors, however it is not required that all universal inputs be compatible with
them.
1) PT100 (Siemens)
2) PT1000 (Sauter)
3) Ni1000 (Danfoss)
P. Local Status Indicator Lamps:
1. The NSC shall provide as a minimum LED indication of CPU status, Ethernet LAN
status, and field bus status. For each input or output, provide LED indication of the
value of the point (On/Off). The LED indication shall support software
configuration to set whether the illumination of the LED corresponds to On or Off or
whether the color when illuminated is Red or Green.
Q.Real Time Clock (RTC):
1. Each NSC shall include a real time clock, accurate to 10 seconds per day. The
RTC shall provide the following: time of day, day, month, year, and day of week.
Each NSC will allow for its own UTC offset, depending upon the time zone. When
the time zone is set, the NSC will also store the appropriate times for daylight
savings time.
2. The RTC date and time shall also be accurate, up to 30 days, when the NSC is
powerless.
3. No batteries may be used to for the backup of the RTC.
R.Power Supply:
1. The 24 VDC power supply for the NSCs shall provide 30 watts of available power
for the NSC and associated IO modules. The system shall support the use of more
than one power supply if heavily power consuming modules are required.
2. The power supply, NSC, and I/O modules shall connect power wise and
communication wise via the separate terminal base allowing for ease of
replacement and no separate or loose wiring.
S. Automatic Restart After Power Failure:
1. Upon restoration of power after an outage, the NSC shall automatically and without
human intervention update all monitored functions, resume operation based on
current, synchronize time and status, and implement special start-up strategies as
required.
T. Data Retention:
1. During a power failure, the NSC shall retain all programs, configuration data,
historical data, and all other data that is configured to be retained. There shall be
no time restriction for this retention and it must not use batteries to achieve it.
U.Software Specifications

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1. The operating system of the controller, application programs, and all other portions
of the configuration database such as graphics, trends, alarms, views, etc., shall
be stored in non-volatile, FLASH memory. There will be no restrictions placed on
the type of application programs in the system. Each NSC shall be capable of
parallel processing, executing all control programs simultaneously. Any program
may affect the operation of any other program. Each program shall have the full
access of all I/O facilities of the processor. This execution of control function shall
not be interrupted due to normal user communications including interrogation,
program entry, printout of the program for storage, etc.
2. Each NSC shall have an available capacity of 4 GB of memory. This shall
represent 2 GB for application and historical data and 2 GB dedicated for backup
storage.
V. User Programming Language:
1. The application software shall be user programmable. This includes all strategies,
sequences of operation, control algorithms, parameters, and setpoints. The source
program shall be either a script-based structured text or graphical function block
based and fully programmable by the user. The language shall be structured to
allow for the configuration of control programs, schedules, alarms, reports,
telecommunications, local displays, mathematical calculations, and histories.
Users shall be able to place comments anywhere in the body of either script or
function block programs.
2. Network Server Controllers that use a “canned” program method will not be
accepted.
W. Control Software:
1. The NSC shall have the ability to perform the following pre-tested control
algorithms:
a. Proportional, Integral plus Derivative Control (PID)
b. Two Position Control
c. Digital Filter
d. Ratio Calculator
e. Equipment Cycling Protection
X. Mathematical Functions:
1. Each controller shall be capable of performing basic mathematical functions (+, -,
*, /), squares, square roots, exponential, logarithms, Boolean logic statements, or
combinations of both. The controllers shall be capable of performing complex
logical statements including operators such as >, <, =, and, or, exclusive or, etc.
These must be able to be used in the same equations with the mathematical
operators and nested up to five parentheses deep.
Y. NSCs shall have the ability to perform any or all of the following energy management routines:
1. Time of Day Scheduling
2. Calendar Based Scheduling
3. Holiday Scheduling
4. Temporary Schedule Overrides
5. Optimal Start
6. Optimal Stop
7. Night Setback Control
8. Enthalpy Switchover (Economizer)
9. Peak Demand Limiting
10. Temperature Compensated Duty Cycling

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11. CFM Tracking

12. Heating/Cooling Interlock
13. Hot/Cold Deck Reset
14. Hot Water Reset
15. Chilled Water Reset
16. Condenser Water Reset
17. Chiller Sequencing
Z. History Logging:
1. Each NSC controller shall be capable of LOCALLY logging any input, output,
calculated value or other system variable either over user defined time intervals
ranging from 1 second to 1440 minutes or based upon a user configurable change
of value. A minimum of 1000 logs, with a minimum of 100,000 records, shall be
stored. Each log can record either the instantaneous, average, minimum or
maximum value of the point. Logged data shall be downloadable to a higher level
NSC long term archiving based upon user-defined time intervals, or manual
command.
2. For extended trend logging a minimum of 1500 trends shall be capable, with a
minimum number of 600,000 records within.
3. Management of a power meter replacement to ensure meter log data is accurate
shall be possible in the NSC.
4. Every hardware input and output point, hosted within the NSC and attached I/O
modules, shall be trended automatically without the requirement for manual
creation, and each of these logs shall log values based upon a change of value
and store at least 500 trend samples before replacing the oldest sample with new
data.
5. The presentation of logged data shall be built into the server capabilities of the
NSC. Presentation can be in time stamped list formats or in a chart format with
fully configurable pen colors, weights, scales and time spans.
6. Tooltips shall be present, magnetic, and visible based on users preference.
7. Comments shall be visible whenever viewing the trend log list.
8. System shall give indication of memory usage and be able to alert the user if too
many logs are allocated.
AA. Alarm Management:
1. For each system point, alarms can be created based on high/low limits or in
comparison to other point values. All alarms will be tested each scan of the NSC
and can result in the display of one or more alarm messages or reports.
2. There is no limit to the number of alarms that can be created for any point
3. Alarms can be configured to be generated based upon a single system condition
or multiple system conditions.
4. Alarms will be generated based on an evaluation of the alarm conditions and can
be presented to the user in a fully configurable order, by priority, by time, by
category, etc. These configurable alarm views will be presented to a user upon
logging into the system regardless of whether the log in takes place at a
WorkStation or a Webstation.
5. The alarm management system shall support the ability to create and select cause
and action notes to be selected and associated with an alarm event. Checklists
shall also be possible in order to present to an operator a suggested mode of
troubleshooting. When acknowledging an alarm, it shall be possible to assign it to

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a user of the system such that the user is notified of the assignment and is made
responsible for the alarm resolution.
6. Alarms must be capable of being routed to any BACnet workstation that conforms
to the B-OWS device profile and uses the BACnet/IP protocol.
BB. Embedded Web Server
1. Each NSC must have the ability to serve out web pages containing the same
information that is available from the WorkStation. The development of the
screens to accomplish shall not require any additional engineering labor over that
required to show them at the WorkStation itself.
2. The NSC shall be configurable to logging all Embedded Web Server access
attempts
3. The NSC shall have the option to redirect HTTP based Embedded Web Server
connections to secure, HTTPS connections.
4. The NSC shall authenticate and authorize all users connecting to the Embedded
Web Server
5. The NSC shall provide to ability to configure an automatic logoff for Embedded
Web Server users that have not had any activity for an adjustable time period.

2.5 LON Fieldbus and LON SDCUs (Delete if BACnet Only Specification)

A. IP Network
1. All devices that connect to the WAN shall be capable of operating at 10 megabits
per second and 100 megabits per second

B. Field Bus
1. The field busses shall be FTT-10A operating at 78 kilobits per second.
2. The wiring of components shall use a bus or daisy chain concept with no tees,
stubs or free topology.
3. The wiring type and length limitations shall conform to Echelon’s Junction Box and
Wiring Guideline for Twisted Pair LonWorks Networks.
4. Each field bus shall have a termination device at both ends of each segment.

C.IP to Field Bus Router

1. These devices shall perform layer 3 routing of ANSI/EIA 709.1B packets onto the
IP network.
2. These devices shall be configurable locally without the use of the IP network (local
cross over cable connection is acceptable) and configurable via the IP network.
3. These devices shall be configurable as routers such that only data packets from
the field bus devices that need to travel over the IP level of the architecture are
forwarded.

D. Network Server Controller

1. These devices shall perform layer 3 routing of ANSI/EIA 709.1B packets onto the
IP network.
2. These devices shall be configurable locally without the use of the IP network (local
cross over cable connection is acceptable) and configurable via the IP network.

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Building Automation System – Guide Specification

3. These devices shall be configurable as routers such that only data packets from
the field bus devices that need to travel over the IP level of the architecture are
forwarded.
4. These devices shall provide the following support for the field bus devices that are
connected below the Network Server Controller.
a. Time schedules
b. Trend logging
c. Alarm message generation and handling
5. These devices may provide supervisory logic support for the field bus devices that
are connected below the Network Server Controller.
6. These devices may have physical inputs and outputs and provide process control
for systems using these inputs and outputs.
7. If a Network Server Controller has physical inputs and outputs, it shall also comply
with all of the requirements for programmable process controllers.

E. Physical Layer Repeaters (PLR)

1. PLRs are required to connect two segments to create a channel.
2. The design of the PLRs shall conform to LonMark standards.
3. LON to LON routers configured as repeaters may be used as a PLR.
4. Physical layer repeaters shall be installed in an enclosure. The enclosure may be
in an interstitial space.

F. Standalone Digital Control Units (SDCUs)

1. General Requirements
a. Devices shall incorporate a service pin which, when pressed, will cause the
device to broadcast its 48 bit node ID and its program ID over the network.
The service pin shall be distinguishable and accessible.
b. Devices shall have a light indicating that they are powered.
c. Devices shall incorporate a TP/FT-10A transceiver in accordance with
ANSI/EIA 709.3 and connections for TP/FT control network wiring.
d. Devices shall be locally powered. Link powered devices are not acceptable.
e. Application programs shall be stored in a manner such that a loss of power
does not result in a loss of the application program or configuration parameter
settings.

2. Programmable Process Controllers (PPC)

a. The key characteristics of a PPC are:
1) They have physical input and output circuits for the connection of analog
input devices, binary input devices, pulse input devices, analog output
devices and binary output devices. The number and type of input and
output devices supported will vary by model.
2) They may or may not provide support for additional input and output
devices beyond the number of circuits that are provided on the basic
circuit board. Support for additional I/O may be by additional circuit
boards that physically connect to the basic controller or by a standalone
device that communicates with the basic controller via the FTT-10A field
bus.
3) The application to be executed by a PPC is created by an application
engineer using the vendor’s application programming tool.

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4) PPCs (shall, may or may not) (Choose one) support embedded time
schedules. When time schedules are not embedded in a PPC, an
occupancy command shall be an input network variable when time based
control is required by the sequence of control. Systems that use a
Network Server Controller shall provide time schedule support in the
Network Server Controller and the PPCs are not required to support for
time schedules. Systems that use LON to IP routers require that PPCs
support embedded time schedules.
5) PPCs (shall, may or may not) (Choose one) support trend data storage
with periodic upload to the data server. When trend data storage is not
supported, the variables to be trended shall be broadcast over the field
bus to another device that does support embedded trend data storage.
Systems that use a Network Server Controller shall provide trend logging
support in the Network Server Controller and the PPCs are not required
to support trend logging. Systems that use LON to IP routers require that
PPCs support embedded trend logging.
6) PPCs (shall, may or may not) (Choose one) support the initiation of an
alarm message to the system server. When alarm message initiation is
not supported, binary alarm indication variables shall be broadcast over
the field bus to another device that does support the initiation of alarm
messages to the system server. Systems that use a Network Server
Controller shall provide alarm message initiation support in the Network
Server Controller and the PPCs are not required to support alarm
message initiation. Systems that use LON to IP routers require that
PPCs support alarm messaging initiation.
b. Analog Input Circuits
1) The electrical signals from analog sensors shall be processed by an
analog to digital (A/D) converter chip. The output of the A/D chip shall
then be processed mathematically to produce data within the controller
that has the required engineering units.
2) The resolution of the A/D chip shall not be greater than 0.01 Volts per
increment. For an A/D converter that has a measurement range of 0 to
10 VDC and is 10 bit, the resolution is 10/1024 or 0.00976 Volts per
increment.
3) For non-flow sensors, the control logic shall provide support for the use
of a calibration offset such that the raw measured value is added to the
(+/-) offset to create a calibration value to be used by the control logic
and reported to the Operator Workstation (OWS).
4) For flow sensors, the control logic shall provide support for the use of an
adjustable gain and an adjustable offset such that a two point calibration
concept can be executed (both a low range value and a high range value
are adjusted to match values determined by a calibration instrument).
5) For non-linear sensors such as thermistors and flow sensors the PPC
shall provide software support for the linearization of the input signal.
c. Binary Input Circuits
1) Dry contact sensors shall wire to the controller with two wires.
2) An external power supply in the sensor circuit shall not be required.
d. Pulse Input Circuits
1) Pulse input sensors shall wire to the controller with two wires.

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2) An external power supply in the sensor circuit shall not be required.

3) The pulse input circuit shall be able to process up to 50 pulses per
second.
e. True Analog Output Circuits
1) The logical commands shall be processed by a digital to analog (D/A)
converter chip. The 0% to 100% control signal shall be scalable to the
full output range which shall be either 0 to 10 VDC, 4 to 20 milliamps or 0
to 20 milliamps or to ranges within the full output range (Example: 0 to
100% creates 3 to 6 VDC where the full output range is 0 to 10 VDC).
2) The resolution of the D/A chip shall not be greater than 0.04 Volts per
increment or 0.08 milliamps per increment.
f. Pulse Width Modulation Outputs with PWM transducers
1) The controller shall be able to generate incremental pulses as small as
0.1 seconds.
g. Binary Output Circuits
1) Single pole single throw or single pole double throw relays with support
for up to 230 VAC and a maximum current of 2 amps.
2) Voltage sourcing or externally powered triacs with support for up to 30
VAC and 0.8 amps.
h. Program Execution
1) Process control loops shall operate in parallel and not in sequence
unless specifically required to operate in sequence by the sequence of
control.
2) The sample rate for a process control loop shall be adjustable and
shall support a minimum sample rate of 1 second.
3) The sample rate for process variables shall be adjustable and shall
support a minimum sample rate of 1 second.
4) The sample rate for algorithm updates shall be adjustable and shall
support a minimum sample rate of 1 second.
5) The application shall have the ability to determine if a power cycle to
the controller has occurred, and the application programmer shall be
able to use the indication of a power cycle to modify the sequence of
control immediately following a power cycle.
i. Local Interface: The controller shall support the connection of a portable
interface device such as a laptop computer or vendor unique hand-held
device. The ability to execute any tasks other than viewing data shall be
password protected. Via this local interface, an operator shall be able to:
1) Adjust application parameters.
2) Edit time schedule parameters if time schedules are embedded in the
controller.
3) Execute manual control of input and output points.
4) View dynamic data.
5) View alarm messages if alarm messaging is embedded in the
controller.
j. Each PPC shall have a network interface port that allows for an external
device to connect to the FTT-10A network by plugging into the port. This
port shall be built into the controller.
3. Supervisory Logic Controller (SLC)
a. The key characteristics of an SLC are:

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1) The application to be executed by as SLC is created by an application

engineer using the vendor’s application programming tool.
2) SLCs (shall, may or may not) (Choose one) support embedded time
schedules. When time schedules are not embedded in a SLC, an
occupancy command shall be an input network variable when time
based control is required by the sequence of control. Systems that use
a Network Server Controller shall provide time schedule support in the
Network Server Controller and the SLCs do not have to support for
time schedules. Systems that use a LON to IP router will provide time
schedule support in the SLCs.
3) SLCs (shall, may or may not) (Choose one) support trend data storage
with periodic upload to the data server. When trend data storage is not
supported, the variables to be trended shall be broadcast over the field
bus to another device that does support embedded trend data storage.
Systems that use a Network Server Controller shall provide trend
logging support in the Network Server Controller and the SLCs are not
required to support trend logging. Systems that use LON to IP routers
require that SLCs support embedded trend logging.
4) SLCs (shall, may or may not) (Choose one) support the initiation of an
alarm message to the system server. When alarm message initiation
is not supported, binary alarm indication variables shall be broadcast
over the field bus to another device that does support the initiation of
alarm messages to the system server. Systems that use a Network
Server Controller shall provide alarm message initiation support in the
Network Server Controller and the SLCs are not required to support
alarm message initiation. Systems that use LON to IP routers require
that SLCs support alarm messaging initiation.
b. Program Execution
1) Control algorithms shall operate in parallel and not in sequence unless
specifically required to operate in sequence by the sequence of
control.
2) The sample rate for algorithm updates shall be adjustable and shall
support a minimum sample rate of 1 second.
3) The application shall have the ability to determine if a power cycle to
the controller has occurred and the application programmer shall be
able to use the indication of a power cycle to modify the sequence of
control immediately following a power cycle.
c. Local Interface
1) The controller shall support the connection of a portable interface
device such as a laptop computer or vendor unique hand-held device.
The ability to execute any tasks other than viewing data shall be
password protected. Via this local interface, an operator shall be able
to:
a) Adjust application parameters.
b) Edit time schedule parameters if time schedules are embedded
in the controller.
c) Execute manual control of input and output network variables.
d) View dynamic data.

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Building Automation System – Guide Specification

e) View alarm messages if alarm messaging is embedded in the

controller.
d. Each SLC shall have a network interface port that allows for an external
device to connect to the FTT-10A network by plugging into the port. This
port shall be built into the controller.
e. Programmable Process Controllers (PPCs) with un-used I/O may be used
as Supervisory Logic Controllers provided they meet all other requirements.
f. Supervisory logic controllers shall have support a minimum of 200 input
network variables and 70 output network variables.
1) The SNVT for each of the 200 input network variables shall be
selectable.
2) The SNVT for each of the 70 output network variables shall be
selectable.
g. For the input and output network variables there shall not be any limitations
as to the SNVT selected. (Example: SNVT_temp_p can only be used on
10 input network variables.)

4. Application Specific Devices (ASD)

a. ASD shall have fixed function configurable applications.
b. If the application can be altered by the vendor’s application programming
tool, the device is a programmable controller and not an application specific
device.
c. All input and output network variables shall be formatted with SNVTs.
d. All input configuration parameters shall be formatted with SNVTs or SCPTs.
If UNVTs or UCPTs are used, the device resource files that allow these
custom parameters to be read shall be provided to the owner.
e. The network interface shall conform to the LonMark profile for the
application provided by the ASD.
f. Each ASD shall have a network interface port that allows for an external
device to connect to the FTT-10A network by plugging into the port. This
port shall be built into the controller.
5. Portable Operating Terminals (POT)
a. Laptop Computer
b. Software Requirements: The software requirements for a POT are identical
to those for an operator workstation.
c. Hardware Requirements: The hardware requirements for a POT are
identical to those for an operator workstation.

2.6 BACnet Fieldbus and BACnet SDCUs (Delete if LON Only Specification)

A. Networking
1. IP Network: All devices that connect to the WAN shall be capable of operating at
10 megabits per second or 100 megabits per second.
2. IP To Field Bus Routing Devices
a. A Network Server Controller shall be used to provide this functionality.
b. These devices shall be configurable locally with IP crossover cable and
configurable via the IP network.

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Building Automation System – Guide Specification

c. The routing configuration shall be such that only data packets from the field
bus devices that need to travel over the IP level of the architecture are
forwarded.
B. Field Bus Wiring and Termination
1. The wiring of components shall use a bus or daisy chain concept with no tees,
stubs, or free topology.
2. Each field bus shall have a termination resistor at both ends of each segment.
3. The field bus shall support the use of wireless communications.
C.Repeaters
1. Repeaters are required to connect two segments.
2. Repeaters shall be installed in an enclosure. The enclosure may be in an
interstitial space.
D.Field Bus Devices
1. General Requirements
a. Devices shall have a light indicating that they are powered.
b. Devices shall be locally powered. Link powered devices (power is furnished
from a central source over the field bus cable) are not acceptable.
c. Application programs shall be stored in a manner such that a loss of power
does not result in a loss of the application program or configuration
parameter settings. (Battery backup, flash memory, etc.)
E. Network Server Controllers (NSCs)
a. If NSCs have embedded I/O, all of the requirements for I/O that are
described under Advance Application Controllers shall apply.
b. Shall support the export of data to NSCs from other vendors that support
the data sharing, read property service.
c. Shall support the export of data using Change of Value (COV) initiation to
NSCs from other vendors that support the subscription to data using the
COV concept.
d. Shall support the export of data to any BACnet OWS that supports the data
sharing, read property service.
e. Shall support the export of data using Change of Value (COV) initiation to
any BACnet OWS that supports the subscription to data using the COV
concept.
f. Shall provide trend log support for all of the devices on the field bus. They
shall provide sufficient memory to store up to 300 samples for each variable
required to be trended by the sequence of control.
g. Shall support the exporting of trend log data to any BACnet OWS that
supports the read range BACnet service for trending.
h. Shall provide time schedule support for all of the devices on the field bus.
i. Shall support the editing of time schedule entries from any BACnet OWS
that supports the BACnet service for writing of time schedule parameters.
j. Shall provide alarm message initiation for all alarms conditions from any of
the field bus devices.
k. Shall deliver alarm messages to any BACnet OWS that supports the
BACnet service for receiving alarm messages and is configured to be a
recipient of the notification.
l. Shall support alarm acknowledgement from any BACnet OWS that supports
the BACnet service for executing alarm/event acknowledgement.

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m. Shall support the control of the out of service property and assignment of
value or state to analog and binary objects from any BACnet OWS that
supports writing to the out of service property and the value property of
analog and binary objects.
n. Shall support the receipt and response to Time Synchronization commands
from any device that supports the BACnet service for initiating time
synchronization commands.
o. Shall support the “Who is?” and “I am.” BACnet service.
p. Shall support the “”Who has?” and “I have.” BACnet service.
q. Shall support Backup and Restore commands from any BACnet OWS that
supports the initiation of Backup and Restore commands.
r. Shall be BTL certified.
F. Advance Application Controllers (B-AAC)
1. The key characteristics of a B-AAC are:
a. They have physical input and output circuits for the connection of analog
input devices, binary input devices, pulse input devices, analog output
devices, and binary output devices. The number and type of input and
output devices supported will vary by model.
b. They may or may not provide support for additional input and output devices
beyond the number of circuits that are provided on the basic circuit board.
Support for additional I/O shall be provided by additional circuit boards that
physically connect to the basic controller.
c. The application to be executed by a B-AAC is created by an application
engineer using the vendor’s application programming tool.
d. If local time schedules are embedded, the B-AAC shall support the editing
of time schedule entries from any BACnet OWS that supports the BACnet
service for writing of time schedule parameters.
e. If local trend logging is embedded, the B-AAC shall support the exporting of
trend log data to any BACnet OWS that supports the read range BACnet
service for trending.
f. If local alarm message initiation is embedded, the B-AAC shall:
1) Deliver alarm messages to any BACnet OWS that supports the
BACnet service for receiving alarm messages and is configured to be a
recipient off the alarm message.
2) Support alarm acknowledgement from any BACnet OWS that supports
the BACnet service for executing alarm/event acknowledgement,
g. Shall support the reading of analog and binary data from any BACnet OWS
or Building Controller that supports the BACnet service for the reading of
data.
h. Shall support the control of the out of service property and assignment of
value or state to analog and binary objects from any BACnet OWS that
supports writing to the out of service property and the value property of
analog and binary objects.
i. Shall support the receipt and response to Time Synchronization commands
from a BACnet Building Controller.
j. Shall support the “Who is” and “I am.” BACnet services.
k. Shall support the “Who has” and “I have.” BACnet services.
2. Analog Input Circuits

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a. The resolution of the A/D chip shall not be greater than 0.01 Volts per
increment. For an A/D converter that has a measurement range of 0 to 10
VDC and is 10 bit, the resolution is 10/1024 or 0.00976 Volts per increment.
b. For non-flow sensors, the control logic shall provide support for the use of a
calibration offset such that the raw measured value is added to the (+/-)
offset to create a calibration value to be used by the control logic and
reported to the Operator Workstation (OWS).
c. For flow sensors, the control logic shall provide support for the use of an
adjustable gain and an adjustable offset such that a two point calibration
concept can be executed (both a low range value and a high range value
are adjusted to match values determined by a calibration instrument).
d. For non-linear sensors such as thermistors and flow sensors the B-AAC
shall provide software support for the linearization of the input signal.
3. Binary Input Circuits
a. Dry contact sensors shall wire to the controller with two wires.
b. An external power supply in the sensor circuit shall not be required.
4. Pulse Input Circuits
a. Pulse input sensors shall wire to the controller with two wires.
b. An external power supply in the sensor circuit shall not be required.
c. The pulse input circuit shall be able to process up to 20 pulses per second.
5. True Analog Output Circuits
a. The logical commands shall be processed by a digital to analog (D/A)
converter chip. The 0% to 100% control signal shall be scalable to the full
output range which shall be either 0 to 10 VDC, 4 to 20 milliamps or 0 to 20
milliamps or to ranges within the full output range (Example: 0 to 100%
creates 3 to 6 VDC where the full output range is 0 to 10 VDC).
b. The resolution of the D/A chip shall not be greater than 0.04 Volts per
increment or 0.08 milliamps per increment.
6. Binary Output Circuits
a. Single pole, single throw or single pole, double throw relays with support for
up to 230 VAC and a maximum current of 2 amps.
b. Voltage sourcing or externally powered triacs with support for up to 30 VAC
and 0.5 amps at 24 VAC.
7. Program Execution
a. Process control loops shall operate in parallel and not in sequence unless
specifically required to operate in sequence by the sequence of control.
b. The sample rate for a process control loop shall be adjustable and shall
support a minimum sample rate of 1 second.
c. The sample rate for process variables shall be adjustable and shall support
a minimum sample rate of 1 second.
d. The sample rate for algorithm updates shall be adjustable and shall support
a minimum sample rate of 1 second.
e. The application shall have the ability to determine if a power cycle to the
controller has occurred and the application programmer shall be able to use
the indication of a power cycle to modify the sequence of controller
immediately following a power cycle.
8. Local Interface
a. The controller shall support the connection of a portable interface device
such as a laptop computer or vendor unique hand-held device. The ability

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Building Automation System – Guide Specification

to execute any tasks other than viewing data shall be password protected.
Via this local interface, an operator shall be able to:
1) Adjust application parameters.
2) Execute manual control of input and output points.
3) View dynamic data.
G.Application Specific Devices
1. Application specific devices shall have fixed function configurable applications.
2. If the application can be altered by the vendor’s application programmable tool, the
device is an advanced application controller and not an application specific device.
3. Application specific devices shall be BTL certified.

2.7 DDC Sensors and Point Hardware

A. Temperature Sensors
1. Acceptable Manufacturers: Veris Industries
2. All temperature devices shall use precision thermistors accurate to +/- 1 degree F
over a range of –30 to 230 degrees F. Space temperature sensors shall be
accurate to +/- .5 degrees F over a range of 40 to 100 degrees F.
3. Room Sensor: Standard space sensors shall be available in an [off white] [black]
enclosure made of high impact ABS plastic for mounting on a standard electrical
box. Basis of Design: Veris TW Series

1) Where manual overrides are required, the sensor housing shall feature both
an optional sliding mechanism for adjusting the space temperature setpoint,
as well as a push button for selecting after hours operation.
2) Where a local display is specified, the sensor shall incorporate an LCD
display for viewing the space temperature, setpoint and other operator
selectable parameters. Using built in buttons, operators shall be able to
adjust setpoints directly from the sensor.
4. Duct Probe Sensor: Sensing element shall be fully encapsulated in potting material
within a stainless steel probe. Useable in air handling applications where the coil
or duct area is less than 14 square feet. Basis of Design: Veris TD Series
5. Duct Averaging Sensor: Averaging sensors shall be employed in ducts which are
larger than 14 square feet. The averaging sensor tube shall contain at least one
thermistor for every 3 feet, with a minimum tube length of 6 feet. The averaging
sensor shall be constructed of rigid or flexible copper tubing. Basis of Design: Veris
TA Series
6. Pipe Immersion Sensor: Immersion sensors shall be employed for measurement of
temperature in all chilled and hot water applications as well as refrigerant
applications. Provide sensor probe length suitable for application. Provide each
sensor with a corresponding pipe-mounted sensor well, unless indicated
otherwise. Sensor wells shall be stainless steel for non-corrosive fluids below 250
degrees F and 300 series stainless steel for all other applications. Basis of Design:
Veris TI Series
7. Outside Air Sensor: Provide the sensing element on the building's north side.
Sensing element shall be fully encapsulated in potting material within a stainless
steel probe. Probe shall be encased in PVC solar radiation shield and mounted in

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a weatherproof enclosure. Operating range -40 to 122 F, Basis of Design: Veris

TO Series
8. A pneumatic signal shall not be allowed for sensing temperature.
B. Humidity Wall Transmitter
1. Acceptable Manufacturer: Veris Industries
2. Transmitters shall be accurate to +/- [1] [2] % at full scale.
3. Transmitter shall have replaceable sensing element.
4. Sensor type shall be thin-film capacitive.
5. Sensor element shall contain multipoint calibration on-board in nonvolatile memory
6. Operating range shall be 0 - 100% RH noncondensing, 50 to 95 F
7. Output shall be field selectable 4-20 mA or 0-5/0-10 VDC.
8. Transmitter shall accept 12-30 VDC or 24 VAC supply power.
9. Transmitter shall be available in an [off white] [black] enclosure made of high
impact ABS plastic for mounting on a standard electrical box.
10. Transmitter shall have LCD display
11. Transmitter shall be available with a certification of NIST calibration
12. [Transmitter shall have integrated temperature sensor]
13. Basis of Design: Veris HWL Series
C.Humidity Duct Transmitter
1. Acceptable Manufacturer: Veris Industries
2. Transmitters shall be accurate to +/- [1] [2] % at full scale.
3. Transmitter shall be fully encapsulated in potting material within a stainless steel
probe.
4. Transmitter shall have replaceable sensing element.
5. Sensor type shall be thin-film capacitive.
6. Sensor element shall contain multipoint calibration on-board in nonvolatile memory
7. Operating range shall be 0 - 100% RH noncondensing, -40 to 122 F
8. Output shall be 4-20 mA or 0-5/0-10 VDC.
9. Transmitter shall accept 12-30 VDC or 24 VAC supply power.
10. Transmitter shall be available with a certification of NIST calibration
11. [Transmitter shall have integrated temperature sensor]
12. Basis of Design: Veris HD Series
D.Humidity Outdoor Transmitter
1. Acceptable Manufacturer: Veris Industries
2. Transmitters shall be accurate to +/- 2% at full scale.
3. Transmitter shall be fully encapsulated in potting material within a stainless steel
probe. Probe shall be encased in PVC solar radiation shield and mounted in a
weatherproof enclosure.
4. Transmitter shall have replaceable sensing element.
5. Sensor type shall be thin-film capacitive.
6. Sensor element shall contain multipoint calibration on-board in nonvolatile memory
7. Operating range shall be 0 - 100% RH noncondensing, -40 to 122 F
8. Output shall be 4-20 mA or 0-5/0-10 VDC.
9. Transmitter shall accept 12-30 VDC or 24 VAC supply power.
10. Transmitter shall be available with a certification of NIST calibration
11. [Transmitter shall have integrated temperature sensor]
12. Basis of Design: Veris HO Series
E. Carbon Dioxide Wall Transmitter:
1. Acceptable Manufacturer: Veris Industries

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Building Automation System – Guide Specification

2. Sensor type shall be Non-dispersive infrared (NDIR).

3. Accuracy shall be ±30 ppm ±2% of measured value with annual drift of ±10 ppm.
Minimum five year recommended calibration interval.
4. Repeatability shall be ±20 ppm ±1% of measured value
5. Response Time shall be <60 seconds for 90% step change
6. Outputs shall be field selectable [Analog: 4-20mA or 0-5/0-10VDC] [Protocol:
Modbus or BACnet] with [SPDT Relay 1A@30VDC] [temperature setpoint slider]
7. Transmitter shall accept 12-30 VDC or 24 VAC supply power.
8. Temperature Range: [32° to 122°F (CO2 only)] [50° to 95°F (with humidity
option)]
9. Output range shall be programmable 0-2000 or 0-5000 ppm
10. Transmitter shall be available in an [off white] [black] enclosure for mounting on a
standard electrical box.
11. Transmitter shall have LCD display for commissioning and provide additional
faceplate to conceal LCD display where occupants may misinterpret CO2
readings.
12. [Transmitter shall have integrated [humidity sensor] [temperature sensor]]
13. Basis of Design: Veris CWL
F. Carbon Dioxide Duct Transmitter:
1. Acceptable Manufacturer: Veris Industries
2. Sensor type shall be Non-dispersive infrared (NDIR).
3. Accuracy shall be ±30 ppm ±2% of measured value with annual drift of ±10 ppm.
Minimum five year recommended calibration interval.
4. Repeatability shall be ±20 ppm ±1% of measured value
5. Response Time shall be <60 seconds for 90% step change
6. Outputs shall be field selectable Analog: 4-20mA or 0-5/0-10VDC with SPDT Relay
1A@30VDC
7. Transmitter shall accept 12-30 VDC or 24 VAC supply power.
8. Temperature Range: 32° to 122°F
9. Output range shall be programmable 0-2000 or 0-5000 ppm
10. Enclosure shall not require remote pickup tubes and make use of integrated H-
beam probe to channel air flow to sensor.
11. Enclosure lid shall require no screws and make use of snap on features for
attachment
12. Enclosure shall be made of high impact ABS plastic
13. Transmitter shall have LCD display
14. [Transmitter shall have integrated [humidity sensor] [temperature sensor]]
15. Basis of Design: Veris CDL
G.Air Pressure Transmitters.
1. Acceptable Manufacturers: Veris Industries
2. Sensor shall be microprocessor profiled ceramic capacitive sensing element
3. Transmitter shall have 14 selectable ranges from 0.1 – 10” WC
4. Transmitter shall be +/- 1% accurate in each selected range including linearity,
repeatability, hysteresis, stability, and temperature compensation.
5. Transmitter shall be field configurable to mount on wall or duct with static probe
6. Transmitter shall be field selectable for Unidirectional or Bidirectional
7. Maximum operating pressure shall be 200% of design pressure.
8. Output shall be field selectable 4-20 mA or 0-5/0-10 VDC linear.
9. Transmitter shall accept 12-30 VDC or 24 VAC supply power

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10. Response time shall be field selectable T95 in 20 sec or T95 in 2 sec
11. Transmitter shall have an LCD display
12. Units shall be field selectable for WC or PA
13. Transmitter shall have provision for zeroing by pushbutton or digital input.
14. Transmitter shall be available with a certification of NIST calibration
15. Basis of Design: Veris model PXU.
H.Liquid Differential Pressure Transmitters:
1. Acceptable Manufacturer: Veris Industries
2. Transmitter shall be microprocessor based
3. Transmitter shall use two independent gauge pressure sensors to measure and
calculate differential pressure
4. Transmitter shall have 4 switch selectable ranges
5. Transmitter shall have test mode to produce full-scale output automatically.
6. Transmitter shall have provision for zeroing by pushbutton or digital input.
7. Transmitter shall have field selectable outputs of 0-5V, 0-10V, and 4-20mA.
8. Transmitter shall have field selectable electronic surge damping
9. Transmitter shall have an electronic port swap feature
10. Transmitter shall accept 12-30 VDC or 24 VAC supply power
11. Sensor shall be 17-4 PH stainless steel where it contacts the working fluid.
12. Performance:
a. Accuracy shall be ±1% F.S. and ±2% F.S. for lowest selectable range
b. Long term stability shall be ±0.25%
c. Sensor temperature operating range shall be -4° to 185°F
d. Operating environment shall be 14° to 131°F; 10-90% RH noncondensing
e. Proof pressure shall be 2x max. F.S. range
f. Burst pressure shall be 5x max. F.S. range
13. Transmitter shall be encased in a NEMA 4 enclosure
14. Enclosure shall be white powder-coated aluminum
15. Transmitter shall be available with a certification of NIST calibration
16. [Transmitter shall be preinstalled on a bypass valve manifold]
17. Basis of Design: Veris PW
I. Current Sensors
1. Current status switches shall be used to monitor fans, pumps, motors and
electrical loads. Current switches shall be available in split core models, and offer
either a digital or an analog signal to the automation system. Acceptable
manufacturer is Veris Industries
J. Current Status Switches for Constant Load Devices
1. Acceptable Manufacturer: Veris Industries
2. General: Factory programmed current sensor to detect motor undercurrent
situations such as belt or coupling loss on constant loads. Sensor shall store
motor current as operating parameter in non-volatile memory. Push-button to clear
memory.
3. Visual LED indicator for status.
4. Split core sensor, induced powered from monitored load and isolated to 600 VAC
rms. Sensor shall indicate status from 0.5 A to 175 A.
5. Normally open current sensor output. 0.1A at 30 VAC/DC.
6. Basis of Design: Veris Model H608.
K. Current Status Switches for Constant Load Devices (Auto Calibration)
1. Acceptable Manufacturer: Veris Industries.

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2. General: Microprocessor based, self-learning, self-calibrating current switch.

Calibration-free status for both under and overcurrent, LCD display, and slide-
switch selectable trip point limits. At initial power-up automatically learns average
current on the line with no action required by the installer
3. Split core sensor, induced powered from monitored load and isolated to 600 VAC
rms. Sensor shall indicate status from 2.5 A to 200 A.
4. Display: Backlit LCD; illuminates when monitored current exceeds 4.5A
5. Nominal Trip Point: ±40%, ±60%, or on/off (user selectable)
6. Normally open current sensor output. 0.1A at 30 VAC/DC.
7. Basis of Design: Veris Model H11D.
L. Current Status Switches for Variable Frequency Drive Application
1. Acceptable Manufacturer: Veris Industries.
2. General: Microprocessor controlled, self-learning, self-calibrating current sensor to
detect motor undercurrent and overcurrent situations such as belt loss, coupling
shear, and mechanical failure on variable loads. Sensor shall store motor current
as operating parameter in non-volatile memory. Push-button to clear memory and
relearn.
3. Visual LED indicator for status.
4. Alarm Limits: ±20% of learned current in every 5 Hz freq. band
5. Split core sensor, induced powered from monitored load and isolated to 600 VAC
rms. Sensor shall indicate status from 1.5 A to 150 A and from 12 to 115 Hz.
6. Normally open current sensor output. 0.1A at 30 VAC/DC.
7. Basis of Design: Veris Model H614.
M. Liquid Flow, Insertion Type Turbine Flowmeter:
1. Acceptable Manufacturer: Veris Industries
2. General: Turbine-type insertion flow meter designed for use in pipe sizes 1 1/2”
and greater. Available in hot tap configuration with isolation valves and mounting
hardware to install or remove the sensor from pipeline that is difficult to shut down
or drain
3. Performance:
1) Accuracy ±1% of rate over optimum flow range; ≥10 upstream and ≥5
downstream straight pipe diameters, uninterrupted flow
2) Repeatability ±0.5%
3) Velocity Range: 0.3 to 20 FPS
4) Pressure Drop 0.5 psi or less @ 10 ft/sec for all pipe sizes 1.5” dia and up
5) Pressure Rating: 1000 psi @ 70°F
4. Maximum Temperature Rating: 300°F
5. Materials: Stainless Steel or Brass body; Stainless steel impeller
6. Transmitter:
1) Power Supply: 12 - 30VAC or 8 - 35VDC.
a) Output: [Frequency] [4-20 mA] [Scaled Pulse]
2) Temperature Range: 14° to 150°F
3) Display: 8 character 3/8" LCD (Optional)
4) Enclosure: NEMA 4, Polypropylene with Viton® sealed acrylic cover
7. Basis of Design: Veris SDI series
N.Liquid Flow/Energy Transmitter, Non-invasive Ultrasonic (Clamp-on):
1. Acceptable Manufacturer: Veris Industries

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2. General: Clamp-on digital correlation transit-time ultrasonic flow meter designed

for clean liquids or liquids containing small amounts of suspended solids or
aeration. Optional temperature sensors for BTU calculations.
3. Liquid: water, brine, raw sewage, ethylene, glycol, glycerin, others. Contact
manufacturer for other fluid compatibility
4. Pipe Surface Temperature: Pipe dia 1/2” to 2”:-40-185°F; Pipe dia > 2”: -40-250°F
5. Performance:
1) Flow Accuracy:
a) Pipe dia 1/2” to 3/4” 1% of full scale
b) Pipe dia 1” to 2” 1% of reading from 4-40 FPS
c) Pipe dia 2” to 100” 1% of reading from 1-40 FPS
2) Flow Repeatability ±0.01% of reading
3) Velocity Range: (Bidirectional flow)
a) Pipe dia 1/2” to 2” 2 to 40 FPS
b) Pipe dia 2” to 100” 1 to 40 FPS
4) Flow Sensitivity 0.001 FPS
5) Temperature Accuracy (energy): 32-212°F; Absolute 0.45°F; Difference
0.18°F
6) Temperature Sensitivity: 0.05°F
7) Temperature Repeatability: ±0.05% of reading
6. Transmitter:
1) Power Supply: 95 to 264 VAC, 47 to 63 Hz or 10 to 28 VDC.
2) Output: [RJ45] [Modbus TCP/IP] [Ethernet/IP] [BACnet/IP] [Pulse] [4-20 mA]
[RS-485 Modbus RTU}
3) Temperature Range: -40 to +185°F
4) Display: 2 line backlit LCD with keypad
5) Enclosure: NEMA 4, (IP65), Powder-coated aluminum, polycarbonate
7. Agency Rating: UL 1604, EN 60079-0/15, CSA C22.2, CSA Class 1 (Pipe > 2”)
8. Basis of Design: Veris FST & FSR series
O.Analog Electric/Pneumatic Transducer:
1. Acceptable Manufacturer: Veris Industries
2. General: Micro-controlled poppet valve for high accuracy and with no air loss in the
system. Field configurable for pressure sensing in multiple applications.
3. Power Supply: 22-30VDC, 20-30VAC
4. Control Input: 4-20mA, 0-10V, 0-5V; jumper selectable
5. Performance:
1) Accuracy: 1% full scale; combined linearity, hysteresis, repeatability
2) Compensated Temperature Range: 25° to 140°F
3) Temp Coefficient: ±0.05%°C
4) Operating Environment: 10-90% RH, non-condensing; 25° to 140°F
6. Supply Pressure: 45 psig max.
7. Manual Override: Jumper selectable mode, digital pushbutton adjust
8. Alarm Contact: 100mA@30VAC/DC (Optional)
9. Control Range 0-20 psig or 3-15 psig; jumper selectable
10. Pressure Differential 0.1 psig (supply to branch)
11. Pressure Indication Electronic, 3-1/2 digit LCD
12. Housing: Mounted on standard SnapTrack; Optional clear dust cover
13. Basis of Design: Veris EP Series
P. Control Valves

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Building Automation System – Guide Specification

1. Provide automatic control valves suitable for the specified controlled media (steam,
water or glycol). Provide valves which mate and match the material of the
connected piping. Equip control valves with the actuators of required input power
type and control signal type to accurately position the flow control element and
provide sufficient force to achieve required leakage specification.
2. Control valves shall meet the heating and cooling loads specified, and close off
against the differential pressure conditions within the application. Valves should
be sized to operate accurately and with stability from 10 to 100% of the maximum
design flow.
3. Trim material shall be stainless steel for steam and high differential pressure
applications.
4. Electric actuation should be provided on all terminal unit reheat applications unless
electric heat is provided.
Q.Dampers
1. Automatic dampers, furnished by the Building Automation Contractor shall be
single or multiple blade as required. Dampers are to be installed by the HVAC
Contractor under the supervision of the BAS Contractor. All blank-off plates and
conversions necessary to install smaller than duct size dampers are the
responsibility of the Sheet Metal Contractor.
2. Damper frames are to be constructed of 13 gauge galvanized sheet steel
mechanically joined with linkage concealed in the side channel to eliminate noise
as friction. Compressible spring stainless steel side seals and acetyl or bronze
bearings shall also be provided.
3. Damper blade width shall not exceed eight inches. Seals and 3/8 inch square
steel zinc plated pins are required. Blade rotation is to be parallel or opposed as
shown on the schedules.
4. For high performance applications, control dampers will meet or exceed the UL
Class I leakage rating.
5. Control and smoke dampers shall be Ruskin, or approved equal.
6. Provide opposed blade dampers for modulating applications and parallel blade for
two position control.
R.Damper Actuators
1. Damper actuators shall be electronic, and shall be direct coupled over the shaft,
without the need for connecting linkage. The actuator shall have electronic
overload circuitry to prevent damage. For power-failure/safety applications, an
internal mechanical, spring return mechanism shall be built into the actuator
housing. Non-spring return actuators shall have an external manual gear release
to allow positioning of the damper when the actuator is not powered.
S. Smoke Detectors
1. Air duct smoke detectors shall be by Air Products & Controls or approved equal.
The detectors shall operate at air velocities from 300 feet per minute to 4000 feet
per minute.
2. The smoke detector shall utilize a photoelectric detector head.
3. The housing shall permit mechanical installation without removal of the detector
cover.
4. The detectors shall be listed by Underwriters Laboratories and meet the
requirements of UL 268A.
T. Airflow Measuring Stations

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1. Provide a thermal anemometer using instrument grade self heated thermistor

sensors with thermistor temperature sensors.
2. The flow station shall operate over a range of 0 to 5,000 feet/min with an accuracy
of +/- 2% over 500 feet/min and +/- 10 ft/min for reading less than 500 feet/min.

2.8 Electrical Power Measurement

A. Electrical Power Monitors, Single Point (Easy Install):

1. Acceptable Manufacturer: Veris Industries.
2. General: Consist of three split-core CTs, factory calibrated as a system, hinged at
both axes with the electronics embedded inside the master CT. The transducer
shall measure true (rms.RMS) power demand real power (kW) consumption
(kWh). Conform to ANSI C12.1 metering accuracy standards.
3. Voltage Input: Load capacity as shown on drawings. 208-480 VAC, 60 Hz
4. Maximum Current Input: Up to 2400A
5. Perforbmance:
1) Accuracy: +/- 1% system from 10% to 100% of the rated current of the CT’s
2) Operating Temperature Range: 32-140°F, 122°F for 2400A.
6. Output: 4 to 20 mA, Pulse. or Modbus RTU
7. Ratings:
1) Agency: UL508 or equivalent
2) Transducer internally isolated to 2000 VAC.
3) Case isolation shall be 600 VAC.
8. Basis of Design: Similar to Hawkeye Veris H80xx40 series
9. Accessories: [BACnet] [LON] communications gateway
B. Electrical Power Monitors, Single Point (High Accuracy):
1. Acceptable Manufacturer: Veris Industries.
2. General: Revenue grade meter. Measures voltage, amperage, real power (kW),
consumption (kWh), and reactive power (kVARar), and power factor (PF) per
phase and total load for a single load. Factory calibrated as a system using split
core CT’s. Neutral voltage connection is required.
3. Voltage Input: 208-480 VAC, 60 Hz
4. Current Input: Up to 2400A
5. Performance:
1) Accuracy: +/- 1% system from 2% to 100% of the rated current of the CT’s
2) Operating Temperature Range: 32-122°F
6. Output: Pulse, BACnet, Modbus RTU
7. Display: Backlit LCD
8. Enclosure: NEMA 1
9. Agency Rating: UL508 or equivalent
10. Basis of Design: Veris Industries H81xx00 series.
C.Electrical Power Monitors, Single Point (High Accuracy/Versatility):
1. Acceptable Manufacturer: Veris Industries.
2. General: Revenue grade meter. Measures voltage, amperage, real power (kW),
consumption (kWh), reactive power (kVAR), apparent power (kVA) and power
factor (PF) per phase and total load for a single load. Available with data logging ,
Bi-directional (4-quadrant) metering, and pulse contact accumulator inputs.
3. Voltage Input: 90-600 VAC, 50/60 Hz, 125-300 VDC
4. Current Input: 5A – 32,000A, selectable 1/3V or 1V CT inputs
5. Performance:

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Building Automation System – Guide Specification

1) Accuracy shall be +/- [0.2%] [0.5%] revenue grade

2) Operating Temperature Range: -22-158°F
6. Output shall be [Pulse] [BACnet] [Modbus RTU] [LON]
7. Display: Backlit LCD
8. Enclosure: NEMA 4x optional
9. Agency Rating: UL508, ANSI C12.20
10. Basis of Design: Veris E5xxx series.
D.Electrical Power Monitors, Multiple Point (92 loads, High Accuracy):
1. Acceptable Manufacturer: Veris Industries.
2. General: Revenue grade meter. Measures volts, amps, power and energy for each
circuit. 1/4 amp to 200 amp monitoring. 4 configurable alarm threshold registers
3. Voltage Input: 90-277 VAC, 60 Hz
4. Current Input: 5A – 32,000A, 1/3V CT inputs
5. Performance:
1) Accuracy: +/- 0.5% meter (split core), +/- 1% system from 1/4-100A (solid
core)
2) Operating Temperature Range: 32-140°F
6. Output: Modbus RTU
7. Agency Rating: UL508, ANSI C12.10, IEC Class 1
8. Basis of Design: Veris E3xxx series.

PART 3 - Execution

3.1 Contractor Responsibilities

A. General
1. Installation of the building automation system shall be performed by the Contractor
or a subcontractor. However, all installation shall be under the personal
supervision of the Contractor. The Contractor shall certify all work as proper and
complete. Under no circumstances shall the design, scheduling, coordination,
programming, training, and warranty requirements for the project be delegated to a
subcontractor.
B. Demolition
1. Remove controls which do not remain as part of the building automation system,
all associated abandoned wiring and conduit, and all associated pneumatic tubing.
The Owner will inform the Contractor of any equipment which is to be removed that
will remain the property of the Owner. All other equipment which is removed will
be disposed of by the Contractor.
C.Access to Site
1. Unless notified otherwise, entrance to building is restricted. No one will be
permitted to enter the building unless their names have been cleared with the
Owner or the Owner’s Representative.
D.Code Compliance
1. All wiring shall be installed in accordance with all applicable electrical codes and
will comply with equipment manufacturer's recommendations. Should any
discrepancy be found between wiring specifications in Division 17 and Division 16,
wiring requirements of Division 17 will prevail for work specified in Division 17.
E. Cleanup

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Building Automation System – Guide Specification

1. At the completion of the work, all equipment pertinent to this contract shall be
checked and thoroughly cleaned, and all other areas shall be cleaned around
equipment provided under this contract.

3.2 Wiring, Conduit, and Cable

A. Allwire will be copper and meet the minimum wire size and insulation
class listed below:

Wire Class Wire Size Isolation Class

Power 12 Gauge 600 Volt
Class One 14 Gauge Std. 600 Volt
Class Two 18 Gauge Std. 300 Volt
Class Three 18 Gauge Std. 300 Volt
Communications Per Mfr. Per Mfr.

B. Power and Class One wiring may be run in the same conduit. Class Two and Three wiring and
communications wiring may be run in the same conduit.
C.Where different wiring classes terminate within the same enclosure, maintain clearances and
install barriers per the National Electric Code.
D.Where wiring is required to be installed in conduit, EMT shall be used. Conduit shall be
minimum 1/2 inch galvanized EMT. Set screw fittings are acceptable for dry interior locations.
Watertight compression fittings shall be used for exterior locations and interior locations
subject to moisture. Provide conduit seal-off fitting where exterior conduits enter the building
or between areas of high temperature/moisture differential.
E. Flexible metallic conduit (max. 3 feet) shall be used for connections to motors, actuators,
controllers, and sensors mounted on vibration producing equipment. Liquid-tight flexible
conduit shall be use in exterior locations and interior locations subject to moisture.
F. Junction boxes shall be provided at all cable splices, equipment termination, and transitions
from EMT to flexible conduit. Interior dry location J-boxes shall be galvanized pressed steel,
nominal four-inch square with blank cover. Exterior and damp location JH-boxes shall be cast
alloy FS boxes with threaded hubs and gasketed covers.
G.Where the space above the ceiling is a supply or return air plenum, the wiring shall be plenum
rated. Teflon wiring can be run without conduit above suspended ceilings. EXCEPTION: Any
wire run in suspended ceilings that is used to control outside air dampers or to connect the
system to the fire management system shall be in conduit.
H.Fiber optic cable shall include the following sizes; 50/125, 62.5/125 or 100/140.
I. Only glass fiber is acceptable, no plastic.
J. Fiber optic cable shall only be installed and terminated by an experienced contractor. The BAS
contractor shall submit to the Engineer the name of the intended contractor of the fiber optic
cable with his submittal documents.

3.3 Hardware Installation

A. Installation Practices for Wiring

B. All controllers are to be mounted vertically and per the manufacturer’s installation
documentation.

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C.The 120VAC power wiring to each Ethernet or Remote Site controller shall be a dedicated run,
with a separate breaker. Each run will include a separate hot, neutral and ground wire. The
ground wire will terminate at the breaker panel ground. This circuit will not feed any other
circuit or device.
D.A true earth ground must be available in the building. Do not use a corroded or galvanized
pipe, or structural steel.
E. Wires are to be attached to the building proper at regular intervals such that wiring does not
droop. Wires are not to be affixed to or supported by pipes, conduit, etc.
F. Conduit in finished areas will be concealed in ceiling cavity spaces, plenums, furred spaces
and wall construction. Exception; metallic surface raceway may be used in finished areas on
masonry walls. All surface raceway in finished areas must be color matched to the existing
finish within the limitations of standard manufactured colors.
G.Conduit, in non-finished areas where possible, will be concealed in ceiling cavity spaces,
plenums, furred spaces, and wall construction. Exposed conduit will run parallel to or at right
angles to the building structure.
H.Wires are to be kept a minimum of three (3) inches from hot water, steam, or condensate
piping.
I. Where sensor wires leave the conduit system, they are to be protected by a plastic insert.
J. Wire will not be allowed to run across telephone equipment areas.

3.4 Installation Practices for Field Devices

A. Well-mounted sensors will include thermal conducting compound within the well to insure good
heat transfer to the sensor.
B. Actuators will be firmly mounted to give positive movement and linkage will be adjusted to give
smooth continuous movement throughout 100 percent of the stroke.
C.Relay outputs will include transient suppression across all coils. Suppression devices shall
limit transients to 150% of the rated coil voltage.
D.Water line mounted sensors shall be removable without shutting down the system in which
they are installed.
E. For duct static pressure sensors, the high pressure port shall be connected to a metal static
pressure probe inserted into the duct pointing upstream. The low pressure port shall be left
open to the plenum area at the point that the high pressure port is tapped into the ductwork.
F. For building static pressure sensors, the high pressure port shall be inserted into the space via
a metal tube. Pipe the low pressure port to the outside of the building.

3.5 Enclosures

A. For all I/O requiring field interface devices, these devices where practical will be mounted in a
field interface panel (FIP). The Contractor shall provide an enclosure which protects the
device(s) from dust, moisture, conceals integral wiring and moving parts.
B. FIPs shall contain power supplies for sensors, interface relays and contactors, and safety
circuits.
C.The FIP enclosure shall be of steel construction with baked enamel finish; NEMA 1 rated with a
hinged door and keyed lock. The enclosure will be sized for twenty percent spare mounting
space. All locks will be keyed identically.
D.All wiring to and from the FIP will be to screw type terminals. Analog or communications wiring
may use the FIP as a raceway without terminating. The use of wire nuts within the FIP is
prohibited.
E. All outside mounted enclosures shall meet the NEMA-4 rating.

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F. The wiring within all enclosures shall be run in plastic track. Wiring within controllers shall be
wrapped and secured.

3.6 Identification

A. Identify all control wires with labeling tape or sleeves using words, letters, or numbers that can
be exactly cross-referenced with as-built drawings.
B. All field enclosures, other than controllers, shall be identified with a Bakelite nameplate. The
lettering shall be in white against a black or blue background.
C.Junction box covers will be marked to indicate that they are a part of the BAS system.
D.All I/O field devices (except space sensors) that are not mounted within FIP's shall be identified
with name plates.
E. All I/O field devices inside FIP's shall be labeled.

3.7 Existing Controls.

A. Existing controls which are to be reused must each be tested and calibrated for proper
operation. Existing controls which are to be reused and are found to be defective requiring
replacement, will be noted to the Owner. The Owner will be responsible for all material and
labor costs associated with their repair.

3.8 Control System Switch-over

A. Demolition of the existing control system will occur after the new temperature control system is
in place including new sensors and new field interface devices.
B. Switch-over from the existing control system to the new system will be fully coordinated with
the Owner. A representative of the Owner will be on site during switch-over.
C.The Contractor shall minimize control system downtime during switch-over. Sufficient
installation mechanics will be on site so that the entire switch-over can be accomplished in a
reasonable time frame.

3.9 Location

A. The location of sensors is per mechanical and architectural drawings.

B. Space humidity or temperature sensors will be mounted away from machinery generating heat,
direct light and diffuser air streams.
C.Outdoor air sensors will be mounted on the north building face directly in the outside air. Install
these sensors such that the effects of heat radiated from the building or sunlight is minimized.
D.Field enclosures shall be located immediately adjacent to the controller panel(s) to which it is
being interfaced.

3.10 Software Installation

A. General.
1. The Contractor shall provide all labor necessary to install, initialize, start-up and
debug all system software as described in this section. This includes any
operating system software or other third party software necessary for successful
operation of the system.

3.11 Database Configuration.

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Building Automation System – Guide Specification

A. The Contractor will provide all labor to configure those portions of the database that are
required by the points list and sequence of operation.

3.12 Color Graphic Displays.

A. Unless otherwise directed by the owner, the Contractor will provide color graphic displays as
depicted in the mechanical drawings for each system and floor plan. For each system or floor
plan, the display shall contain the associated points identified in the point list and allow for
setpoint changes as required by the owner.

3.13 Reports.

A. The Contractor will configure a minimum of 4 reports for the owner. These reports shall, at a
minimum, be able to provide:
1. Trend comparison data
2. Alarm status and prevalence information
3. Energy Consumption data
4. System user data

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3.14 Documentation

A. As built software documentation will include the following:

1. Descriptive point lists
2. Application program listing
3. Application programs with comments.
4. Printouts of all reports.
5. Alarm list.
6. Printouts of all graphics
7. Commissioning and System Startup

3.15 Point to Point Checkout.

A. Each I/O device (both field mounted as well as those located in FIPs) shall be inspected and
verified for proper installation and functionality. A checkout sheet itemizing each device shall
be filled out, dated and approved by the Project Manager for submission to the owner or
owner’s representative.

3.16 Controller and Workstation Checkout.

A. A field checkout of all controllers and front end equipment (computers, printers, modems, etc.)
shall be conducted to verify proper operation of both hardware and software. A checkout
sheet itemizing each device and a description of the associated tests shall be prepared and
submitted to the owner or owner’s representative by the completion of the project.

3.17 System Acceptance Testing

A. All application software will be verified and compared against the sequences of operation.
1. Chiller control
2. Boiler Control
3. Single Zone Air Handlers
4. Multi Zone Air Handlers
5. Packaged Roof Top Control
6. Cooling Only VAV
7. Fan Powered VAV
8. Fan Coil Control
9. Heat Pump Control
10. Unit Ventilator Control
B. Control loops will be exercised by inducing a setpoint shift of at least 10% and observing
whether the system successfully returns the process variable to setpoint. Record all test
results and attach to the Test Results Sheet.
C.Test each alarm in the system and validate that the system generates the appropriate alarm
message, that the message appears at all prescribed destinations (workstations or printers),
and that any other related actions occur as defined (i.e. graphic panels are invoked, reports
are generated, etc.). Submit a Test Results Sheet to the owner.

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 Building Automation System – Guide Specification

D.Perform an operational test of each unique graphic display and report to verify that the item
exists, that the appearance and content are correct, and that any special features work as
intended. Submit a Test Results Sheet to the owner.
E. Perform an operational test of each third party interface that has been included as part of the
automation system. Verify that all points are properly polled, that alarms have been
configured, and that any associated graphics and reports have been completed. If the
interface involves a file transfer over Ethernet, test any logic that controls the transmission of
the file, and verify the content of the specified information.

Address Line
Boston ONE1 Address
CampusLine 1 Address Line 1
Address Line 2 Address
800 Federal Street Line 2 Address Line 2
Phone: + 00 (0)
Andover, MA 0 00 00 00 00
01810
Fax:Phone:
+ 00 (0) 0 00794
(978) 00 0806
00 00
www.schneider-electric.com
www.schneider-electric.com
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