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Open/Interoperable Building Controls

Sample Specification

Part 1 General

1.01 Summary


A. Furnish all labor, materials, equipment, and service necessary for a complete and operating networked Building Automation System (BAS), utilizing Direct Digital Controls as shown on the drawings and as described herein. Drawings are diagrammatic only. The BAS shall be capable of total integration of the facility infrastructure systems with user access to all system data either locally attached to the network communications media, a secure Intranet within the building, or by remote access utilizing a standard Web Browser over the Internet. Capabilities to include heating, ventilation, air conditioning, refrigeration (HVACR) interior/exterior lighting control, electrical/gas/water metering, energy management control strategies, security/personnel access control, fire-life safety systems, and all trending, alarm reporting, scheduling, and control network maintenance and management functions related to normal building operations all as indicated on the drawings or elsewhere in this specification.

B. The BAS will consist of a flat, open architecture that utilizes ANSI/EIA standard 709.1, the LonTalk protocol, as the common communication protocol between all controlled and controlling devices. Where necessary or desired, LonTalk packets may be encapsulated into TCP/IP messages to take advantage of existing infrastructure or to increase network bandwidth. Any such encapsulation of the LonTalk protocol into IP datagrams shall conform to existing LonMark guidelines for such encapsulation. The BAS shall be comprised of a network of distributed, peer-to-peer LonWorks, stand-alone controllers. All controllers and software shall be Year 2000 compliant and shall be provided with compliance documentation from the manufacturer.

C. The BAS is intended to seamlessly connect devices throughout the building regardless of subsystem type, i.e. HVAC, lighting, and security devices should easily coexists on the same network channel. Gateways shall not be used unless specifically authorized by the project engineer. Use of a gateway requires submittal of the documentation detailed in Substitutions Section. It is the intent of this specification that gateways be limited to integrating legacy systems. Gateways used to separate channels of open devices will not be allowed.

D. The products used in constructing the BAS shall be at minimum LonMark compliant. In those instances in which LonMark devices are not available, the Network Integrator (NI) shall provide LonWorks devices with application source code, device resource files, and external interface definitions as described in Substitutions Section The software tools required to install and commission the device shall be provided for non- LonMark devices.

E. System shall consist of all stand-alone intelligent control devices, legacy I/O devices, sensors, automatic valves, actuators, dampers, operating software, approved submittal, operation and maintenance manuals, start-test-check documentation, as-built documents, operator training, installation labor, warranty and all other necessary material and labor to provide a complete and workable system.

F. Network services for the BAS shall be provided by applications compatible with LonWorks Network Services (LNS) network operating system. Proposed network service alternatives must demonstrate industry standardization by documenting an ability to support tools, applications, and products manufactured by no fewer than ten (10) distinct companies in the building control industry. Proposed alternatives will then be field tested with network management tools from at least five (5) distinct manufacturers.

G. System Monitoring and Supervisory Control shall be provided through the installation of Human Machine Interface (HMI) software applications that support either a direct driver to the LNS database, a fast DDE interface, and/or a standard web browser based user interface.

H. The system shall operate as a low-voltage multiplexed data system, with supervisory operator console communication with the BAS over the device communications media, via standard telephone lines, or over TCP/IP channels. Failure of the BAS communication shall cause controllers to revert to independent control. The controls and instrumentation specified herein shall be fully integrated and installed as a complete package by the NI contractor.

I. The Work under this Section shall include furnishing and installing wiring, conduit, connectors, terminal strips, and any other equipment required to interface each sensor or control point to the control system.

J. All hardware components necessary for a complete system shall include: field devices of all types (i.e. sensors, actuators, relays, contactors), transformers, wiring, conduit, raceways, and piping unless otherwise noted.

K. All application programming, databases, graphics and other activities related to computer software or firmware shall be included as required to implement the generic start-up logic and the graphics screens defined in this specification.

L. A complete installation of all non-BAS and emergency controls listed in this specification shall be included

M. Included are all necessary labor and supervision for the installation, calibration, adjustments, checkouts, commissioning of all components and devices provided, and substantial performance requirements.

N. Complete documentation of the installed system, with commissioning reports and Operations and Maintenance manuals shall be provided
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