Basic Documentation
Table Of Contents
- SECTION 23 09 00 – BUILDING AUTOMATION SYSTEM AND CONTROL FOR HVAC
- This is supplemental language for a spec. This is not an all inclusive spec. This is language that is intended to be copied and pasted into an existing spec.
- PART 1 - GENERAL
- PART 2 - PRODUCTS
- PART 3 - BUILDING AUTOMATION SERVER HARDWARE
- A. Provide a PC for the BAS Server database. Provide the latest model of the nominal speed, RAM and memory for a commercial office grade PC from a named brand manufacturer. Minimum requirements and accessories shall be:
- 1. Processor: Intel 7 series or AMD equal
- 2. 3GHz processor speed minimum 6M cache
- 3. 20GB Ram, Dual Channel, DDR3 SDRam at 1333MHz minimum
- 4. 16x R/W CD and DVD
- 5. 320GB Hard disk space, 7200RPM
- 6. Video Card with 512 MB RAM
- 7. USB Ports
- 8. NIC Card
- 9. 101 key enhanced keyboard, Mouse, power strip
- 10. UPS for 15 minute backup
- B. Provide a wide screen, active matrix LCD, flat panel type monitor that supports a minimum display resolution of no less than 1920 × 1080 pixels, Energy Star compliant 32-bit color. The display shall have a minimum of 21-inch visible area in diagon...
- C. Printer: Provide a compatible inkjet or laser printer for alarms, operator transactions and system reports. Provide drivers.
- D. Printer2: Provide a color printer for printing of dynamic trend graph report, Excel reports, graphics and any other screen displays. Printer shall include as a minimum Okidata Microline 590 or equivalent.
- E. Locate the BAS Server in a clean, secure, dry and temperature controlled environment
- F. The server shall reside on the same BACnet/IP protocol network as the System Controllers.
- G. Provide software licenses for interfacing to the BAS. Load software, configure and setup for viewing the BAS system.
- H. Provide with the PC an operating system, such asWindows 7 64-bit or Windows 2008 R2.
- I. Software: Provide the following application software licenses, preloaded on the laptop for the Owner: MS Office Professional, PC anywhere or terminal services, Internet Explorer or equal browser, MS Outlook, Acrobat Reader, CAD Viewer, Micrographx...
- 3.2 OPERATOR WORKSTATIONS HARDWARE
- A. The Server hardware shall be of equal or better capability as that of Workstation and shall be equipped as follows.
- B. Locate server as located on plans.
- C. Provide a minimum 16 GB RAM, with hard drive of 320 GB available space, with a video card with 256 MB RAM capable of supporting a minimum of 1920 x 1080 resolution with a minimum of 32 Bit color, DVD-RW Drive, mouse and 101-key enhanced keyboard. S...
- D. Provide a monitor of flat panel type and shall support a minimum display resolution of no less than 1920 x 1080 pixels. The display shall have a minimum of 21-inch visible area in diagonal measurement. Separate controls shall be provided for color,...
- E. Locate the Operator Workstations in a clean, secure, dry and temperature controlled environment
- F. Provide software licenses for interfacing to the BAS. Load software, configure and setup for viewing the BAS system.
- G. Provide the PC with an operating system, such as Windows XP/Vista or Windows Server 2003/2008 or other operating systems compatible with the BAS software.
- H. Software: Provide the following application software licenses, preloaded on the laptop for the Owner: MS Office Professional, PC anywhere or terminal services, Internet Explorer or equal browser, MS Outlook, Acrobat Reader, CAD Viewer. Set up an ...
- 3.3 OPERATOR SERVER SOFTWARE
- A. Server-Client connections
- 1. The Web based interface shall provide the same functionalities as those available at any other workstation, including operation and configuration capabilities.
- 2. The Web server client licensing shall be from the same pool of client licenses available or installed client consoles or Windows desktop app clients.
- 3. Internet connections, ISP services, as well as necessary firewalls or proxy servers shall be provided by the owner as required to support the Web access feature.
- B. Client access to client-server workstation configurations over the Intranet or Internet shall be available via 3 client options:
- 1. Web Browser. Client runs in a browser as a Full Trust client application.
- 2. Dedicated Installed Application. Client runs as a fully installed software installation that can lockdown desktop space and prevent the ability for the software to be minimized or covered by other applications.
- 3. Windows Desktop App. An app that is downloaded to the client from the server PC, that runs like an installed application, and is automatically updated whenever new apps are available at the server.
- C. Graphics creation – user shall be able to add/delete/modify system graphics from standard user interface without the need of any external or specialized tools.
- A. Server-Client connections
- 3.4 SERVER HOSTED WEB BASED OPERATOR SOFTWARE
- A. The BMS shall provide a Web-based graphical interface that allows users to access the BMS data via the Internet, extranet, or Intranet. Functionality of web-based clients shall provide the same functionality and user interface provided by installe...
- B. A Web server computer will be supplied. The Web server shall use Microsoft’s IIS server with Windows 2008 R2 Server, or later, and support browser access via Microsoft Internet Explorer.
- C. All information exchanged over Internet shall be optionally encrypted and secure via SSL (provided by Owner).
- D. Web interfaces shall require the use of certificates to ensure safe secure connectivity to the server.
- E. Access to the Web interface may be password protected. Users’ rights and privileges to points and graphics may be the same as those assigned at any other workstation, or may be differentiated from privileges at installed workstations.
- F. The Web interface shall not require modification or creation of HTML or ASP pages using an HTML editor. All graphics shall be available with the same look and functionality whether they are displayed at an installed client console or in a browser.
- G. The Web based interface shall provide the same functionalities as those available at any other workstation, including operation and configuration capabilities.
- H. The Web server client licensing shall be from the same pool of client licenses available or installed client consoles or Windows desktop app clients.
- I. Internet connections, ISP services, as well as necessary firewalls or proxy servers shall be provided by the owner as required to support the Web access feature.
- 3.5 OPERATOR INTERFACE APPLICATION SOFTWARE
- A. Graphical User Interface (GUI): The GUI shall provide a completely interactive user interface and must offer the following features as a minimum:
- 1. View Trending
- 2. View Scheduling
- 3. Downloading Memory to field devices
- 4. Real time ‘live’ Graphic Programs with auto refresh
- 5. System Name and Geographic Navigation methods
- 6. Parameter changes of all adjustable object properties
- 7. Setpoint Adjustments
- 8. Viewing Alarms and Events
- 9. Operators’ Usage
- 10. Hyperlinks
- 11. On line help menus
- B. BACNET:
- 1. The BAS server and Operator Workstations shall meet the BACnet device profile of an Advanced Workstation Server (B-AWS) and Operator Workstation (B-OWS) and shall support the following BACnet BIBBs:
- a. Data Sharing
- b. Scheduling
- c. Trending
- d. Network Management
- e. Alarming
- f. Device Management
- 1) Device Management-Dynamic Device Binding- Initiate, Execute (DM-DDB-A, B)
- 2) Device Management-Dynamic Object Binding- Initiate, Execute (DM-DOB-A,B)
- 3) Device Management-Device Communication Control- Initiate (DM-DCC-A)
- 4) Device Management-Private Transfer- Initiate, Execute (DM-PT-A,B)
- 5) Device Management-Text Message-Execute (DM-TM-B)
- 6) Device Management-Time Synchronization- Initiate (DM-TS-A)
- 7) Device Management-UTC Time Synchronization- Initiate (DM-UTC-A)
- 8) Device Management-Reinitialize Device- Initiate (DM-RD-A)
- 9) Device Management-Backup and Restore- Initiate (DM-BR-A)
- 10) Device Management-List Manipulation- Initiate, Execute (DM-LM-A,B)
- 11) Device Management-Object Creation and Deletion- Initiate (DM-OCD-A)
- 2. The BAS Server and Workstations shall support the following Data Link Layers:
- 3. The BAS Server and Workstations shall be able to interact with all of the BACnet objects in the controllers. In addition, the software shall be able to support the following objects as they relate to features in the workstation software:
- 4. The BAS Server and Workstations shall support transmitting and receiving segmented messages.
- 5. The BAS Server and Workstation shall have the capability to be the BACnet/IP Broadcast Management Device (BBMD) and support foreign devices.
- 1. The BAS server and Operator Workstations shall meet the BACnet device profile of an Advanced Workstation Server (B-AWS) and Operator Workstation (B-OWS) and shall support the following BACnet BIBBs:
- C. System shall be capable of OPC client communicating according to OPC Data Access 2.0
- D. Provide a copy of the software (or all software’s if there are multiple) used to program and download sequences to controllers. Provide a backup of the all of the programs used in the system for storage by the Owner.
- A. Graphical User Interface (GUI): The GUI shall provide a completely interactive user interface and must offer the following features as a minimum:
- 3.6 Basic Interface Description
- A. All operator interface functions must be available in clients running in a browser, installed client console, or Windows desktop app.
- B. Operator interface software shall minimize operator training through the use of user-friendly and interactive graphical applications, 256-character English language point identification, on-line help, and industry standard Windows application softw...
- C. The user interface shall display relevant information for a selection in multiple panes of a single window without the need for opening multiple overlapping windows on the desktop
- D. Provide a graphical user interface that shall minimize the use of keyboard through the use of a mouse or similar pointing device, with a "point and click" approach to menu selection and a “drag and drop” approach to inter-application navigation.
- E. The navigation shall be user friendly by utilizing “forward & back” capability between screens and embedded links to graphics, documents, drawings, trends, schedules, as well as external documents (.doc, .pdf, .xls, etc.) or web addresses that are ...
- F. Primary selection of objects in the operator interface software shall be available from user defined hierarchical Views, from graphics, or from events in an Event List.
- G. Secondary selection of objects in the operator interface software shall be available from links to any objects or external documents related to the primary selection. Links to related items shall be automatically defined based on where an object i...
- H. The operator workstation shall be capable of displaying web pages and common document formats (.doc, .xls, .pdf) within the operator workstation application.
- I. The Operator Workstation Software shall be capable of BACnet IP communications. The BACnet Advanced Workstation (B-AWS) shall have demonstrated interoperability during at least one BTL Interoperability Workshop, have demonstrated compliance to BTL ...
- J. The software shall provide a multi-tasking type environment that allows the user to run several applications simultaneously. BMS software clients shall run on a Windows XP, Windows 7 or comparable 32/64-bit operating system. System database paramet...
- K. The software shall provide, as a minimum, the following functionality:
- 1. Real-time graphical viewing and control of the BMS environment.
- 2. Reporting of both real-time and historical information.
- 3. Scheduling and override of building operations.
- 4. Collection and analysis of historical data.
- 5. Point database editing, storage and downloading of controller databases.
- 6. Configuration of and navigation through default and personalized hierarchical “tree” views that include workstation and control system objects.
- 7. Event reporting, routing, messaging, and acknowledgment.
- 8. Definition and construction of dynamic color graphic displays.
- 9. Online, context-sensitive help, including an index, glossary of terms, and the capability to search help via keyword or phrase.
- 10. On-screen access to User Documentation, via online help or PDF-format electronic file.
- 11. Automatic database backup at the operator interface for database changes initiated at Building Controllers.
- 12. Display dynamic trend data graphical plot.
- a. Must be able to run multiple plots simultaneously.
- b. Each plot must be capable of supporting 10 pts/plot minimum.
- c. Must be able to command points from selection on dynamic trend plots.
- d. Must be able to plot real-time data without prior configuration.
- e. Must be able to plot both real-time and historical trend data simultaneously.
- 13. Program editing.
- 14. Transfer trend data to third-party spreadsheet software
- 15. Scheduling reports
- 16. Operator Activity Log
- L. Security
- 1. Operator-specific password access protection shall be provided to allow the administrator/manager to limit users’ workstation control, display and data base manipulation capabilities as deemed appropriate for each user, based upon an assigned passw...
- 2. Operator privileges shall "follow" the operator to any workstation logged onto.
- 3. The administrator or manager shall be able to further limit operator privileges based on which console an operator is logged on to.
- 4. The administrator or manager shall be able to grant discrete levels of access and privileges, per user, for each point, graphic, report, schedule, and BMS workstation application.
- M. The operator interface software shall include reports to track the actions of each individual operator. The application shall allow querying based on object name, operator, action, or time range.
- N. Dynamic Color Graphics application shall include the following:
- 1. Must include graphic editing and modifying capabilities.
- 2. All necessary tools and procedures for the user to create their own graphics
- 3. A library of standard control application graphics and symbols must be included.
- 4. Must be able to command points directly off graphics application.
- 5. Graphic display shall include the ability to depict real-time point values dynamically with text or animation.
- 6. Navigation through various graphic screens shall be optionally achieved through a hierarchical “tree” structure.
- 7. Graphics viewing shall include dynamic pan zoom capabilities.
- 8. Graphics viewing shall include the ability to switch between multiple layers with different information on each layer.
- 9. Graphics shall include a decluttering capability that allows layers to be programmatically hidden and displayed based on zoom level.
- 10. Graphics shall be capable of displaying the status of points that have been overridden by a field HAND switch, for points that have been designed to provide a field HAND override capability.
- 11. Ability to create dashboard views that graphically display system and/ or energy performance. Dashboards will consist of gauges and charts.
- O. Reports shall be generated on demand or via pre-defined schedule. As a minimum, the system shall allow the user to easily obtain the following types of reports:
- 1. A general listing of all or selected points in the network
- 2. List of all points currently in alarm
- 3. List of all points currently in override status
- 4. List of all disabled points
- 5. System diagnostic reports including, list of Building panels on line and communicating, status of all Building terminal unit device points
- 6. List of alarm strategy definitions
- 7. List of Building Control panels
- 8. Point totalization report
- 9. Point Trend data listings
- 10. Initial Values report
- 11. User activity report
- 12. Event history reports
- P. Scheduling and override
- 1. Provide a calendar type format for simplification of time and date scheduling and overrides of building operations. Schedule definitions reside in the PC workstation and in the Building Controller to ensure time equipment scheduling when PC is off-...
- a. Fully support all BACnet Schedule, Calendar, and Command objects.
- b. Daily and Weekly schedules
- c. Ability to combine multiple points into a logical Command Groups for ease of scheduling (e.g., Building 1 lights)
- d. Schedule predefined reports.
- e. Ability to schedule for a minimum of up to ten (10) years in advance.
- 2. Additionally, the scheduling application shall:
- 1. Provide a calendar type format for simplification of time and date scheduling and overrides of building operations. Schedule definitions reside in the PC workstation and in the Building Controller to ensure time equipment scheduling when PC is off-...
- Q. Collection and Analysis of Historical Data
- 1. Provide trending capabilities that allow the user to easily monitor and preserve records of system activity over an extended period of time. Any system point may be trended automatically at time-based intervals or change of value, both of which sha...
- 2. System shall support trending in the same device as the monitor point or in an external device.
- 3. Panels shall have a trending level above which the data will be automatically uploaded to the BMS server to prevent overwriting the data in the field panel. The trending level will be user defined in % of available space (e.g., automatically upload...
- 4. Trend data reports shall be provided to allow the user to view all trended point data. Reports may be customized to include individual points or predefined groups of selected points.
- 5. Provide additional functionality that allows the user to view real-time trend data on trend graphical plot displays. A minimum of ten points may be plotted, of either real-time or historical data. The dynamic graphs shall continuously update point ...
- R. Dynamic Color Graphic Displays
- 1. Capability to create color graphic floor plan displays and system schematics for each piece of mechanical equipment, including, but not limited to, air handling units, chilled water systems, hot water boiler systems, and room level terminal units.
- 2. The operator interface shall allow users to access the various system schematics and floor plans via a graphical penetration scheme, menu selection, point alarm association, or. Graphics software shall permit the importing of AutoCAD or scanned pic...
- 3. Dynamic temperature values, humidity values, flow values and status indication shall be shown in their actual respective locations within the system schematics or graphic floor plan displays, and shall automatically update to represent current cond...
- a. Provide the user the ability to display real-time point values by animated motion or custom picture control visual representation. Animation shall depict movement of mechanical equipment, or air or fluid flow. Provide users the ability to depict va...
- b. Ability to add custom gauges and charts to graphic pages.
- c. Equipment state or values can be changed by clicking on the associated point block or graphic symbol and selecting the new state (on/off) or setpoint.
- d. State text for digital points can be user-defined.
- 4. Colors or other visual changes shall be available to indicate status and change as the status of the equipment changes. The state colors shall be user definable.
- 5. The Windows environment of the PC operator workstation shall allow the user to simultaneously view several applications at a time to analyze total building operation or to allow the display of a graphic associated with an alarm to be viewed without...
- 6. All required software shall be provided to allow the user to add, modify or delete system graphic background displays.
- 7. A clipart library of HVAC application and automation symbols shall be provided including fans, valves, motors, chillers, AHU systems, standard ductwork diagrams and laboratory symbols. The user shall have the ability to add custom symbols to the cl...
- 8. The Graphics application shall include a set of standard Terminal Equipment controller application-specific background graphic templates. Templates shall provide the automatic display of a selected Terminal Equipment controller’s control values and...
- 9. The Graphics application shall be capable of automatically assigning the appropriate symbol for an object (point) selected to be displayed on the graphic based on what the object represents (fan, duct sensor, damper, etc.)
- S. System Configuration & Definition
- 1. The system shall be fully configurable from clients running in a browser, installed client console, or Windows desktop app.
- 2. Users must be able to build multiple, separate, personalized hierarchical “tree” views that represent the workstation, control systems, geographical facility layouts, and mechanical equipment relationships.
- 3. Network wide control strategies shall not be restricted to a single Building Controller, but shall be able to include data from any and all other network panels to allow the development of Global control strategies.
- 4. Provide automatic backup and restore of all Building Controller databases on the workstation hard disk. In addition, all database changes shall be performed while the workstation is on-line without disrupting other system operations. Changes shall ...
- 5. System configuration, programming, editing, graphics generation shall be performed on-line from the operator workstation software.
- 6. User shall be able to edit point configuration online within a dedicated editor application. The editor shall allow the user to create, view existing, modify, copy, and delete points from the database.
- 7. User shall be able to edit point configuration of any configurable BACnet point that resides in a devices that supports external editing.
- 8. The software shall also allow the user to configure the alarm management strategy for each point. The editor shall provide the ability for editing the point database directly online with the Building Controllers.
- 9. The operator interface software shall also provide the capability to perform bulk modification of point definition attributes to a single or multiple user-selected points.
- 10. Control program configuration shall be available to the user within a dedicated control program editor application. The editor shall allow for creation, modification and deletion of control programs. The editor shall also include the ability to au...
- 11. Users shall have the ability to view the program(s) that is\are currently running in a Building Controller. The display shall mark the program lines with the following: disabled, comment, unresolved, and trace bits.
- T. Event Management
- 1. Event Routing shall allow the user to send event notification to selected printers or workstation location(s) based on event severity, or point type.
- 2. Event Notification shall be presented to each workstation in a tabular format application, and shall include the following information for each event: name, value, event time and date, event status, priority, acknowledgement information, and alarm...
- 3. Event List shall have the ability to list and sort the events based on event status, point name, ascending or descending activation time.
- 4. Directly from the Event List, the user shall have the ability to acknowledge, silence the event sound, print, or erase each event. The interface shall also have the option to inhibit the erasing of active acknowledged events, until they have return...
- 5. Each event shall have a direct link from the Event List to further user-defined point informational data. The user shall have the ability to also associate real-time electronic annotations or notes to each event.
- U. Remote Notification Software (RENO)
- 1. Workstations shall be configured to send out messages to numeric pagers, alphanumeric pagers, phones (via text to speech technology), SMS (Simple Messaging Service, text messaging) Devices, and email accounts based on a point's alarm condition.
- 2. There shall be no limit to the number of points that can be configured for remote notification of alarm conditions and no limit on the number of remote devices which can receive messages from the system.
- 3. On a per point basis, system shall be configurable to send messages to an individual or group and shall be configurable to send different messages to different remote devices based on alarm message priority level.
- 4. Remote devices may be scheduled as to when they receive messages from the system to account for operators' work schedules.
- 5. System must be configurable to send messages to an escalation list so that if the first device does not respond, the message is sent on to the next device after a configurable time has elapsed.
- 6. Message detail shall be configurable on a per user basis.
- 7. During a "flood" of alarms, remote notification messages shall have the ability to optimize several alarms into an individual remote notification message.
- 8. Workstation shall have the ability to send manual messages allowing an operator to type in a message to be sent immediately.
- 9. Workstation shall have a feature to send a heartbeat message to periodically notify users that they have communication with the system.
- 3.7 ADDITIONAL USER LICENSES
- A. Provide additional concurrent user licenses as called for here or in the Sequence of Operations. Every Operator Interface called for or shown on the Network Architecture shall have its own concurrent user license such that all can be on-line at th...
- B. Provide at least __________ additional concurrent user licenses.
- C. A user license shall have the same features and capabilities as the Server license. Usernames and passwords shall control the access to these features.
- 3.8 ELECTRONIC DOCUMENTATION
- A. Provide software applications and files to view documentation through the GUI.
- B. Provide a CAD viewer to view all project AutoCAD documents that are made available by the Architect and Owner.
- C. Provide all controls cut sheets in PDF format. Make them available to any user accessing the system over the Internet.
- D. Provide a text version of the sequence of operation. Make the written sequence available from the graphic that represents each system. The sequence shall pop up in a printable format such as HTML or PDF.
- A. Provide a PC for the BAS Server database. Provide the latest model of the nominal speed, RAM and memory for a commercial office grade PC from a named brand manufacturer. Minimum requirements and accessories shall be:
- END OF SECTION 23 09 00
Disclaimer: These are sample drawings and sequences. Designers are responsible for
finalizing the content for their particular projects.
SECTION 23 09 00 – BUILDING AUTOMATION SYSTEM AND CONTROL FOR HVAC
This is supplemental language for a spec. This is not an all inclusive spec. This is language that is
intended to be copied and pasted into an existing spec.
PART 1 - GENERAL
PART 2 - PRODUCTS
PART 3 - BUILDING AUTOMATION SERVER HARDWARE
A. Provide a PC for the BAS Server database. Provide the latest model of the nominal speed,
RAM and memory for a commercial office grade PC from a named brand manufacturer.
Minimum requirements and accessories shall be:
1. Processor: Intel 7 series or AMD equal
2. 3GHz processor speed minimum 6M cache
3. 20GB Ram, Dual Channel, DDR3 SDRam at 1333MHz minimum
4. 16x R/W CD and DVD
5. 320GB Hard disk space, 7200RPM
6. Video Card with 512 MB RAM
7. USB Ports
8. NIC Card
9. 101 key enhanced keyboard, Mouse, power strip
10. UPS for 15 minute backup
B. Provide a wide screen, active matrix LCD, flat panel type monitor that supports a minimum
display resolution of no less than 1920 × 1080 pixels, Energy Star compliant 32-bit color. The
display shall have a minimum of 21-inch visible area in diagonal measurement. Separate
controls shall be provided for color, contrasts and brightness. The screen shall be non-reflective.
C. Printer: Provide a compatible inkjet or laser printer for alarms, operator transactions and system
reports. Provide drivers.
D. Printer2: Provide a color printer for printing of dynamic trend graph report, Excel reports,
graphics and any other screen displays. Printer shall include as a minimum Okidata Microline
590 or equivalent.
E. Locate the BAS Server in a clean, secure, dry and temperature controlled environment
F. The server shall reside on the same BACnet/IP protocol network as the System Controllers.
G. Provide software licenses for interfacing to the BAS. Load software, configure and setup for
viewing the BAS system.
H. Provide with the PC an operating system, such asWindows 7 64-bit or Windows 2008 R2.