American University

Design Standards

25 95 00 CONTROL SEQUENCES FOR HVAC

PART 1. GENERAL

1.01 SECTION INCLUDES

A. Description of Work
B. Control Sequences General Requirements
C. System Specific Control Sequences

1.02 RELATED DOCUMENTS

A. The General Conditions of the Contract, Supplementary Conditions, and
General Requirements are part of this specification and shall be used in
conjunction with this section as part of the contract documents. See
Division 01 for details.
The Sections below should be coordinated with other Project Sections
B. Section 01 91 00 – General Commissioning Requirements
C. Section 01 91 10 – Functional Test Procedures
D. Section 25 08 00 - Commissioning of Integrated Automation
E. Section 25 11 13 – Integrated Automation Network Servers
F. Section 25 11 16 - Integrated Automation Network Routers, Bridges,
Switches, Hubs, and Modems
G. Section 25 14 13 - Integrated Automation Remote Control Panels
H. Section 25 15 16 - Integrated Automation Software for Control and
Monitoring Networks
I. Section 25 35 00 – Integrated Automation Instrumentation Terminal
Devices for HVAC
J. Section 25 35 13 – Integrated Automation Actuators and Operators
K. Section 25 35 16 – Integrated Automation Sensors and Transmitters
L. Section 25 35 19 – Integrated Automation Control Valves
M. Section 25 35 23 – Integrated Automation Control Dampers
N. Section 25 55 00 – Integrated Automation Control of HVAC
O. Section 25 55 00.13 - Integrated Automation Control of HVAC -Object
Naming
P. (This Section) Section 25 95 00 – Integrated Automation Control
Sequences for HVAC

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1.03 DESCRIPTION OF WORK

A. This Section defines the manner and method by which controls operate
and sequence the controlled equipment.
B. Included in this section are general requirements and logic strategies that
supplement the specific sequences shown on the drawings and included
in this Section and its sub-sections.
C. Refer to the control drawings for specific sequences for individual systems.
D. Refer to Section 25 55 00 for general requirements, definitions, and
abbreviations.

1.04 SUBMITTALS
A. Refer to Section 25 5500 and Division 01 for submittal requirements for
control shop drawings and what is to be contained in them.

1.05 GENERAL REQUIREMENTS

A. Sequences specified herein indicate the functional intent of the systems
operation and may not fully detail every aspect of the programming that
may be required to obtain the indicated operation. Contractor shall provide
all programming necessary to obtain the sequences/system operation
indicated.
B. Refer to the control drawings for system and application specific
sequences.

1.06 PROGRAMMING REQUIREMENTS

A. Unless specified otherwise, throttling ranges, proportional bands, and
cycle differentials shall be centered on the associated setpoint. All
modulating feedback control loops shall include the capability of having
proportional, integral, and derivative action. Unless the loop is specified
“proportional only” or “P+I”, Contractor shall apply appropriate elements of
integral and derivative gain to each control loop which shall result in stable
operation, minimum settling time, and shall maintain the primary variable
within the specified maximum allowable variance.
B. All timing devices, alarm set points and control set points shall be
adjustable. Set points listed herein for duct/room static pressure control,
differential pressure control for discharge/intake isolation dampers, outside
airflow control, return fan airflow tracking volume, and static pressure
safeties are initial starting values.
C. There are several control parameters (e.g. temperature, humidity, etc.)
which are required to be maintained within a specified control tolerance.
All specified control tolerances shall be met or exceeded.

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D. See Sections 25 55 00 for Control Accuracy and Reporting Performance

Parameters for alarming configuration unless this Section provides specific
values for any particular alarmable point.
E. Where any sequence or occupancy schedule calls for more than one
motorized unit to start simultaneously, the BAS start commands shall be
staggered by 5 second (adj.) intervals to minimize inrush current.
F. Alarm messages specified throughout the sequences are assigned to
discrete priority levels. Priority levels dictate the handling and destination
of alarm reports, and are defined in Section 25 15 16.
G. Wherever a value is indicated as adjustable (adj.), it shall be modifiable,
with the proper password level, from the operator interface or via a function
block menu. For these points, it is unacceptable to have to modify
programming statements to change the setpoint.
H. All initial setpoints, ranges, flow coefficients and variables shall be written
into the programming for each control system zone as comments and
placed on the relevant graphic.
I. All analog control values, regardless of physical range, i.e. 0-10V, 4-20mA,
etc., shall be configured to present a value between 0-100% where 0% is
always closed and 100% is always open.
J. All values that represent a number less than zero shall be represented with
a minus sign in front of the number. An example, all exhaust static setpoints
and pressures shall be negative.
K. Whenever the BAS system senses the status of an operating component,
whether the command is initiated or not, for instance if a drive is
commanded to hand locally, the BAS shall operate all control loops.
L. Wherever a value is indicated to be dependent on another value (i.e.:
setpoint plus 5°F) BAS shall use that equation to determine the value.
Simply providing a virtual point that the operator must set is unacceptable.
In this case three virtual points shall be provided. One to store the
parameter (5°F), one to store the setpoint, and one to store the value which
is the result of the equation.
M. All calculations that require establishing the state of a static pressure
sensor shall perform the following:
1. A failed sensor shall indicate as zero in the calculation.
2. If multiple sensors are measuring a common system duct, the
calculation shall not include the failed sensor.
3. Failed sensor(s) shall be an alarm condition.
4. A virtual point definition shall exist in the controller that requires the
static status, not the controller providing the status. For example, an
exhaust status point shall be defined in the supply controller and the
programming setting its value shall reside in the exhaust controller.
N. All variable geometry discharge dampers (VGDD’s) shall be programmed
per the following logic. All parameters to calculate and validate airflows

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shall be available, adjustable and initial settings hard coded in

programming. The calculation to determine the proper control shall be as
follows;
1. Loop Input: Fan Flow in CFM * Current Discharge Opening in square
feet.
2. Loop Output: VGDD signal, scaled to 0-100% where zero is minimum.
3. Loop Setpoint: EF Discharge Stack Flow Setpoint, initial value of 3500
feet per minute.
O. To calculate the points required for proper chiller staging, use the following
formulas;
1. Excess Capacity: This is equal to the rated tonnage of all online chillers
minus the actual plant tonnage. The actual plant tonnage is equal to the
sum of each chillers actual tonnage.
2. Chiller Actual Tonnage: Chiller Tonnage NamePlate Rating*Chiller
Current Load Value. The Chiller Current Load Value is determined by
the chiller control panel and provided to the BAS via the hard-wired
Chiller Load point. This value is received and displayed as a
percentage, but for this calculation, it shall be converted to a decimal.
P. Sensor Control: The required standards for programming to address a
sensors ability to be disabled from control while in maintenance mode or
failed shall be as follows;
1. Virtual AI = (Sensor Status)*(Sensor Maintenance Mode)*(Sensor
Actual Value)
a) Virtual AI is the virtual analog input value used for any calculation
or input control. In some cases, for example exhaust static sensors,
the minimum of a number of these values would be used as the
input for control.
b) Maintenance Mode is a Virtual BO so its value is always zero or
one.
c) Sensor Status is always either Failed (value = 0) or Normal (value
= 1).
Q. Access Control to Laboratories, Vivarium and Museums Variables:
1. All setpoints, operational mode points, control points shall be placed on
the zone/space parameters graphic and protected from change by the
highest level of operator access control.

1.07 SCHEDULING TERMINOLOGY

A. When a control system is scheduled throughout the day, the following
defines the terminology used:

1. Occupied Period: The period of time when the area served by the specific
control system or zone is in use and occupied. Unless indicated otherwise,
this is the default period and is defined as 6:00 AM to 6:00 PM 7 days per

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week. Exclude all Federal holidays. Generally, systems will be fully

operational throughout this period and ventilation air shall be continuously
introduced. Initial space temperature setpoints shall be applied per the
American University Temperature Policy. Request the current AU
Temperature Policy parameters from the AU BAS Department prior to
entering set points.
2. Unoccupied period: The period of time when the area served by the specific
control system or zone is not in use and unoccupied.
3. Preoccupancy Period: A time span prior to the Occupied period. Examples
are AHU warm-up and cool-down. AHU Economizers will function normally.
The duration and start time of this period shall be determined by an optimum
start strategy unless otherwise specified.
4. Setback Period: This period will typically start with the end of the occupied
period and end with the start of the preoccupancy period, however it shall
be provided with its own schedule. Generally, systems will be off except to
maintain a “setback” temperature.
5. Demand Response Period: This period is available during all other periods.
When activated the control systems is placed into a shutdown mode in order
to reduce energy consumed.

1.08 RESET STRATEGIES

A. Where reset action is specified in a sequence of operation, but a reset
schedule is not indicated on the drawings, one of the following methods
shall be employed:
1. Contractor shall determine a fixed reset schedule that shall result in
stable operation and shall maintain the primary variable within the
specified maximum allowable variance.
2. A floating reset algorithm shall be used which increments the secondary
variable setpoint (setpoint of control loop being reset) on a periodic
basis to maintain primary variable setpoint. The recalculation time and
reset increment shall be chosen to maintain the primary variable within
the specified maximum allowable variance.
B. Where a supply air temperature setpoint is specified to be reset by the
space temperature of the zones calling for the most cooling/heating, the
following method shall be employed:
1. A floating reset algorithm shall be used which increments the secondary
variable, supply air temperature setpoint, on a periodic basis to maintain
primary variable (e.g. space temperature) setpoint. The reset
increment shall be determined by the quantity of “need heat” or “need
cool” requests from individual Terminal Control Units. A TCU’s “need
heat” virtual point shall activate whenever the zone’s space temperature
falls below the currently applicable (occupied or unoccupied) heating
setpoint throttling range. A TCU’s “need cool” virtual point shall activate
whenever the zone’s space temperature rises above the currently

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applicable (occupied, unoccupied, or economy) cooling setpoint

throttling range. The recalculation time and reset increment shall be
chosen to maintain the primary variable within the specified maximum
allowable variance while minimizing overshoot and settling time. Reset
range maximum and minimum values shall limit the setpoint range.
C. Where a duct pressure, or differential water pressure setpoint is specified
to be reset by valve or damper position of the zone or zones calling for the
most cooling/heating, the following method shall be employed:
1. A floating reset algorithm shall be used which increments the secondary
variable (e.g., pipe or duct pressure) setpoint on a periodic basis to
maintain primary variable (e.g. cooling valve, heating valve, damper
position) setpoint of 85% open. The reset increment shall be calculated
based on the average position of the quantity of the worst (most open
valve/damper) zone(s) as specified. The recalculation time, reset
increment and control device position influence shall be chosen to
maintain the primary variable within the specified maximum allowable
variance while minimizing overshoot and settling time. The BAS analog
output value shall be acceptable as indicating the position of the control
device.
2. Alternatively, to continuously calculating the average of the quantity of
worst valve/damper positions, a method similar to the one described
above may be employed whereby the “need heat” or “need cool” virtual
point shall increment by one unit each time a zone’s valve/damper
position rises to greater than 95%. The quantity of “need heat” or “need
cool” points shall then be the basis for reset.

1.09 PROOF STRATEGIES

A. Where “prove operation” of a device (generally controlled by a digital
output) is indicated in the sequence, it shall require the BAS, after an
adjustable time delay after the device is commanded to operate (feedback
delay), confirm that the device is operational via the status input.
B. If the status point does not confirm operation after the time delay or anytime
thereafter for an adjustable time delay (chatter delay) while the device is
commanded to run, an alarm shall be enunciated audibly and via an alarm
message at the operator interface and print at the alarm printers. A
descriptive message shall be attached to the alarm message indicating the
nature of the alarm and actions to be taken. Contractor shall provide
messages to meet this intent.
C. Upon failure, the run command shall be removed, and the device shall be
locked out until the alarm is manually acknowledged unless specified
otherwise.

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PART 2. PRODUCTS

2.01 NOT USED

PART 3. EXECUTION

3.01 PROJECT SYSTEM NAMING

A. All objects contained within the BAS shall use the Object Naming
specification. See Section 25 5500.13 for details.

3.02 GENERAL

A. Emergency Shutdown is a special software switch that when activated

must command all air moving equipment OFF and exterior dampers
(outside air, exhaust air, relief air) CLOSED. Coordinate integration of this
network point with all fans and dampers under BAS control for this
project.

Provide building level software button for all systems to shutdown per
building, and campus level software button for all system on campus to
shutdown. Integrate manual shutdown button in central plant with campus
level shutdown sequence.

B. Outside air sensor backup programming: Whenever the local building

outside air sensor is determined to have failed or be unreliable by the
BAS the BAS shall automatically connect to a remote outside air sensor
for outside air data.

C. Zone temperature adjustment: Provide a means for the BAS operator to

adjust space temperature set points per space, per floor, or per building.
For example, there shall be a means for the BAS operator to change all
of the space temperature set points in a building from a single operation
and not require the operator to change the set point at each space
separately.

3.03 AIR HANDLER UNITS

A. When an air handling unit is not in operation, control devices shall remain
in their “off” positions. “Off” positions may differ from the “normal” (meaning
failed) position. Except as specified otherwise, “off” and “normal” positions
of control devices shall be as follows:
Device “Off” Position “Normal”
Position
Heating coil valves Closed/controlling Open
Cooling coil valves Closed Closed
Outside air damper Closed Closed
Return air damper Open Open
(Mixed air damper)

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Exhaust/relief air Closed Closed

damper
Var. Freq. Drive Off Min. Speed

B. Logic Strategies: The BAS shall fully control the air handlers. Generally,
the BAS shall energize the AHU (start the fans and activate control loops)
as dictated for each air handler. The following indicates when and how the
BAS shall energize the AHUs and control various common aspects of
them:
1. Scheduled Occupancy: BAS shall determine the occupancy periods
(occupied, unoccupied, preoccupancy, and setback) as defined above.
The following details the common control aspects related to the
scheduled occupancy.
a) Occupied Period: BAS shall energize the AHU during all occupied
periods. Note that the beginning of the occupancy period shall be
set sufficiently before the actual start of occupancy to obtain the
required building component of ventilation per ASHREA 62.
Minimum OA flow setpoint shall be as scheduled on the drawings.
“Normal” setpoints shall apply.
b) Unoccupied Period: Minimum OA flow shall be 0 CFM or the
minimum OA damper position shall be 0%. If during the unoccupied
period there is a request for occupancy override, the occupancy
mode shall become active for an adjustable period. The
unoccupied period and the preoccupancy period will typically
overlap.
c) Setback Period: the BAS shall deenergize the unit except as
required to maintain a setback temperature as indicated in the
individual sequences with a 5°F cycle differential. Generally, where
setback temperatures apply in multiple zones, the worst zone shall
control the system. Setback setpoints generally apply except
during preoccupancy [and night purge]. If during the unoccupied
period there is a request for occupancy override, the occupancy
mode shall become active for an adjustable period.
d) Preoccupancy: BAS shall energize the AH continuously during the
preoccupancy period. Minimum OA flow shall be 0 CFM or the
minimum OA damper position shall be 0%. “Normal” setpoints shall
apply. Preoccupancy duration shall be one of the following as
specified by reference:
1) Fixed: The duration of the preoccupancy period shall be fixed
as scheduled by the operator.
2) Optimum: The duration of the morning warm-up period shall
vary according to outside air temperature and space
temperature such that the space temperature rises to

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occupied period heating setpoint at the beginning of, but not

before, the scheduled occupied period. The duration of the
cool-down period shall vary according to outside air
temperature and space temperature such that the space
temperature falls to the occupied period cooling setpoint at the
beginning of, but not before, the scheduled occupied period
2. Minimum OA Control: BAS shall maintain minimum ventilation during
the occupied period. The following strategies may apply:
a) Balanced Position: During the occupied period, applicable mixing
and OA dampers shall never be positioned less than the position
set for the required minimum OA ventilation rate. If the air handler
has a single OA damper that is capable of economizer, the
minimum position output shall be determined by the balancer. If
the AH has a two-position minimum OA damper, that position shall
be fully open to its balanced position. This logic strategy is only
applicable to constant volume AHs.
b) Reset Balanced Position: During the occupied period, applicable
mixing and OA dampers shall never be positioned less than the
minimum position. Minimum position shall be reset between limits
of a position delivering system exhaust make-up air CFM and the
design minimum position delivering design minimum CFM to
maintain a CO2 setpoint of 400 ppm (adj.) above the outdoor air
CO2 level. Loop shall be a “sample and bump” or dynamic
proportional only loop tuned for the slow response. The balancer
shall determine the minimum position outputs at both extreme
points. This logic strategy is only applicable to constant volume
AHUs.
c) Damper Controlled Fixed: During the occupied period, applicable
mixing dampers shall be modulated to maintain an OA flow rate of
no less than the minimum ventilation requirement (MVR) as
dictated in the design and required by code. Setpoint flow rates
shall be provided by the A/E.
d) Damper Controlled Reset: During the occupied period, applicable
mixing dampers shall be modulated to maintain an OA flow rate
setpoint. Setpoint shall be reset between limits of system exhaust
make-up air CFM and the design minimum CFM to maintain an RA
CO2 setpoint of 900 ppm (adj.). Loop shall be a “sample and bump”
or dynamic proportional only loop tuned for the slow response.
Setpoint flow rates shall be provided by the A/E.
e) Mixed Air Temperature Control: Minimum position of the OA
damper shall be set to obtain the design required minimum OA.
This balanced minimum position shall remain fixed. Whenever the
minimum loop is active BAS shall control the dampers to maintain

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a mixed air temperature setpoint that will be 2°F below AHU

discharge air temperature cooling setpoint (adj.).
3. VAV Return Fan Capacity Control: BAS shall control the output of the
return fan as follows:
a) Flow Tracking: The return air fan shall run to maintain a return flow
setpoint of the supply flow minus an offset value. The offset value
shall be determined as follows.
1) Fixed Differential: It shall be fixed at the design minimum OA
value.
2) Differential Reset From RA CO2: It shall be reset between
limits of system exhaust make-up air CFM and the design
minimum CFM to maintain an RA CO2 setpoint of 900 ppm
(adj.). Loop shall be a “sample and bump” or dynamic
proportional only loop tuned for the slow response. Setpoint
flow rates shall be provided by the A/E.
3) Differential Reset From Measured OA to Maintain Fixed OA:
It shall be reset to maintain the measured minimum OA flow
at the design value any time the economizer mode is inactive.
Whenever it is inactive, it shall be set to the value that existed
when the unit became active.
4) Differential Reset From Measured OA to Maintain Reset OA
When the economizer mode is inactive, it shall be reset to
maintain the measured OA flow setpoint. The OA setpoint
shall be reset between limits of system exhaust make-up air
CFM and the design minimum CFM to maintain a CO2
setpoint of 900 ppm (adj.). Loop shall be a “sample and
bump” or dynamic proportional only loop tuned for the slow
response. Setpoint flow rates shall be provided by the A/E.
Whenever the economizer is active, it shall be set to the value
that existed when the unit became active.
b) Rescaled Output Capacity Control: The output for the return fan
capacity control shall be rescaled from the output of the to the
supply device such that the design minimum OA flow is maintained
at both maximum and 50% flow conditions. The balancing
contractor shall determine the coordinated output.
4. Airside Economizer: BAS shall modulate the mixing dampers to provide
“free cooling” when conditions merit. The free cooling shall generally
be staged before any mechanical cooling. While conditions merit,
dampers shall be modulated in a DA PID loop to maintain mixed air
temperature at a setpoint as specified for the individual unit. Economizer
logic shall remain enabled during setback cooling where applicable. The
following strategy shall be used to enable the economizer mode:

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a) Dry Bulb Switch: Economizer mode shall be active while the unit is
energized AND when outside air temperature falls below the
switching setpoint of 55°F (adj.) (with 5F cycle differential).
Economizer mode shall be inactive when outside air temperature
rises above switching setpoint, dampers shall return to their
scheduled minimum positions as specified above.
5. Sequenced Heating and Cooling: BAS shall control the heating and
cooling coils and air side economizer as detailed for the AH. Program
logic shall directly prohibit the heating and cooling valves as well as the
heating valve and economizer damper to be open (or above minimum)
simultaneously. This does not apply to cooling and reheat valves that
are used simultaneously for dehumidification.
6. Mixed Air Low Limit Override: BAS shall override the signal to the OA
damper via a proportional only loop to maintain a minimum mixed air
temperature of 45°F (adj.) (loop shall output 0% at 45°F which shall be
passed to the output via a low selector).
7. Freeze Safety: Upon operation of a freezestat the following sequence
shall occur:
a) The unit fans shall be deenergized. Typically supply and return
fans where applicable shall be deenergized via a hardwired
interlock, and an indication of the operation shall be displayed by
the BAS.
b) All hot water valves and chilled water valves will be commanded to
100% open. Steam preheat valves shall modulate to maintain
minimum preheat/mixed air plenum temperature.
c) All hot water coil pumps and chilled water coil pumps will be
commanded to run.
d) Outside air dampers shall fully close and return air dampers shall
fully open.
e) BAS shall enunciate appropriate alarm and remove and lock out the
start command, which shall initiate "fan failure" alarms.
8. Smoke Safety: Upon indication of smoke by a smoke detector, FAC
shall override all AH control. FAC shall not rely on BAS for
implementation of smoke control sequences unless specifically
approved. Smoke detector shall notify the fire alarm system and BAS,
shut down the fans, and close the smoke dampers via hard-wired
interlock.
9. Smoke Pressurization Cycle: When pressurization is commanded by
the interface to the fire alarm system, supply fan shall start and deliver
100% outside air to the space. Return fan shall remain off. Hardwired
interlock from safeties may still interrupt fan operation. (See damper

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and heating valve sequences for additional sequences associated with

pressurization.).
10. Smoke Exhaust Cycle: when exhaust is commanded by the interface to
the fire alarm system, return fan shall start and shall exhaust 100%
return air from the space. Supply fan shall remain off. (See damper and
heating valve sequences for additional sequences associated with
pressurization.)
11. High or Low Pressure Safety: Upon activation of a high or low pressure
safety switch, AH shall be deenergized, fans shall be deenergized via
a hard wired interlock, and an indication of the operation shall be
sensed by the BAS. BAS shall enunciate appropriate alarm and remove
and lock out the start command, which shall initiate "fan failure" alarms.
12. Vibration Safety (Applicable To Units >50,000 cfm): Upon activation of
a vibration safety switch, respective fan shall be deenergized, fan shall
be deenergized via a hard wired interlock and an indication of the
operation shall be sensed by the BAS. BAS shall enunciate appropriate
alarm and remove and lock out the start command.
C. The detailed “logic strategies” above shall be required by reference to them
in each of the individual sequences specified.

3.04 AIR HANDLING UNIT DIAGNOSTICS

A. Diagnostic Strategies: In addition to the standard alarm limits specified for
all sensed variables the BAS monitor and diagnose anomalies in the
operation of the air handlers. The following “diagnostic strategies” shall be
included by reference with each air handler with any specific clarifications
required:
1. Run Time Limit: BAS shall accumulate the runtime of the status of
associated rotating equipment and enunciate an alarm to indicate that
the unit is in need of service.
2. Filter Monitoring: BAS shall monitor the differential pressure transmitter
across the filter bank(s). An alarm shall be reported when pressure
drop exceeds the transmitter’s setting.
3. Start Monitoring: BAS shall accumulate the starts of cycling equipment.
BAS shall further enunciate an alarm when the number of starts
exceeds the specified value within the specified time period. (ie: more
than 3 starts in a 30 min period).

3.05 ENERGY CURTAILMENT CONTROL

A. BAS shall monitor kW demand over a 15-minute sliding period.

B. The operator (with appropriate password level) at the OWS shall
manually enable demand limiting. Demand limiting shall remain enabled
until manually disabled by the operator at the OWS.

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C. On a rise in kW to within 200 kW (adj.) of setpoint, a Level 4 alarm shall

be enunciated and BAS shall begin to make one “load shed” command
every 10 minutes (adj.). On a fall in kW to 200 kW less than the demand
setpoint, BAS shall begin to broadcast one “load restore” command every
5 (adj.) minutes on a first shed, first restored basis.
Automatic load shedding shall be limited to a maximum of two (adj.) load
shed commands. Once the maximum automated load shed has been
reached and demand still exceeds the demand, setpoint the operator will
be notified via Level 3 alarm that additional load shedding will require
manual intervention.
Operators with required user access shall be able to manually initiate
additional load shed commands.

D. Coordinate which loads are available for shedding with the Owner.
E. Load shedding commands priority:
1. The first load shed command shall reset terminal level equipment space
temperature set points to their set back values over a [5] minute (adj.)
period.
2. The second load shed command shall reset VAV air handler down duct
static set points to their minimum value over a [10] minute (adj.) period.
3. The third load shed command shall reset central plant equipment to their
minimum capacity set points over a [30] minute (adj.) period.

F. On a rise in kW to within 50 kW (adj.) of setpoint, a Level 3 and Level 4

alarm shall be enunciated.

3.06 GENERAL PRIMARY/SECONDARY CHW SYSTEMS CONTROL

A. General: BAS shall fully control the chilled water systems and equipment
and shall provide monitoring and diagnostic information for management
purposes. The following logic strategies are referenced in the individual
sequences and expand on the requirements:
B. Cooling Enable: As indicated on the drawings for the specific system.
C. Chilled Water Load Determination:
1. Chilled water load shall be calculated instantaneously from the flow and
temperature difference of the following loops:
a) Primary loop total.
b) Individual chiller circuits.
c) Individual secondary circuits (as applicable)
2. Chilled water load for the purposes of the staging the chillers shall be
calculated as the 10 min average of the secondary circuit loads.
D. Chiller Staging: Chiller shall be staged as specified below.

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E. Proof of Chiller Operation: BAS shall prove the operation of the chillers via
chiller status and alarm points. When a chiller is assessed as failed, the
run command shall be locked out and shall require manual
acknowledgment at the operator interface before it is restarted. BAS shall
then start the next chiller in rotation. The following conditions shall result
in the assessment that the chiller has failed:
1. Loss of chiller status for more than 15s (adj.) while it is requested.
2. Closure of chiller failure input.
3. Leaving chilled water temperature exceeds chiller setpoint plus 8°F for
10 min. continuously.
4. Chiller environment is unacceptable for 10 min. as specified below.
F. Chiller Environment Monitoring: BAS shall monitor the “environment” of all
active (not starting or stopping) chillers and remove the run command
when the environment is assessed as unacceptable. An unacceptable
environment will include any of the following:
1. Loss of status on the associated primary pump (pump proof debounce
time shall not apply).
2. Condenser water entering temperature below CHW supply plus 12°F
or above 100°F.
3. Condenser water flow below a minimum setpoint GPM where such
flow is measured.
4. Chilled water flow below a minimum setpoint GPM.
G. When the environment is assessed as unacceptable, the BAS shall
enunciate an alarm, remove chiller run command (not the chiller request;
all supporting equipment shall continue to operate) and start a timer. If the
environment is still unacceptable after 10 min. (adj.), fail the chiller.
H. Chiller Request: A chiller request is the request for a chiller and the
associated equipment. A chiller request is issued before the actual run
command to the chiller, which is the closure of the physical point that
enables the chiller.
I. Chilled Water Temperature Control: The chilled water temperature shall be
controlled as specified below.

3.07 CHILLER STAGING (T ON L OFF)

A. BAS shall control the starting and stopping of chillers to meet the demands
of the secondary chilled water systems (SCHW). Whenever cooling is
requested, a minimum of one chiller shall be requested. Chillers shall be
started per the chiller start sequence and stopped per the chiller stop
sequence specified below.
Once the conditions merit starting or stopping a chiller, BAS shall complete
the starting or stopping sequence regardless of temperature fluctuations

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during the sequence. Additional chillers shall be started based on SCHW

supply temperature as follows:
1. For the purposes of chiller staging control, a virtual point called “average
secondary chilled water supply temperature” (ASCHWST) shall be
continuously calculated and displayed. This value shall be the 10-
minute average of the instantaneously sensed secondary chilled water
supply temperature.
2. An additional chiller shall be requested and started per the chiller start
sequence specified below when:
a) The ASCHWST rises more than 4°F above the secondary chilled
water supply setpoint for 5 min. (adj.) continuously, AND
b) More than 30 min. (adj.) has elapsed since the start of the last
chiller.
3. Chillers shall be stopped, per the chiller stop sequence specified below,
based on the averaged cooling load as follows:
a) One chiller shall be stopped when the load falls below (Total
Nominal Capacity-(Nominal Capacity of Last Chiller) * 1.2), AND
b) A minimum of 15 min. has elapsed since a chiller has been
stopped, AND
c) A minimum of 30 min. has elapsed since this chiller has been
started.

3.08 CHILLER STAGING (LOAD)

A. BAS shall control the starting and stopping of chillers to meet the
demands of the [secondary] chilled water systems. Whenever cooling is
requested, a minimum of one chiller shall be requested. Chillers shall be
started per the chiller start sequence and stopped per the chiller stop
sequence specified below.
Once the conditions merit starting or stopping a chiller, BAS shall
complete the starting or stopping sequence regardless of temperature
fluctuations during the sequence. Additional chillers shall be started
based on SCHW load as follows:
1. An additional chiller shall be requested and started per the chiller start
sequence specified below when:
a. The average cooling load rises above 90% of the nominal capacity
of the active chillers for 5 min. (adj.) continuously, AND
b. More than 30 min. (adj.) has elapsed since the start of the last
chiller.
2. Chillers shall be stopped, per the chiller stop sequence specified below,
based on the averaged cooling load as follows:
a. One chiller shall be stopped when the load falls below (Total
Nominal Capacity-(Nominal Capacity of Last Chiller) * 1.2), AND

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b. A minimum of 15 min. has elapsed since a chiller has been

stopped, AND
c. A minimum of 30 min. has elapsed since this chiller has been
started.

3.09 CHILLER STAGING (CHILLER AMPS)

A. BAS shall control the starting and stopping of chillers to meet the demands
of the secondary chilled water systems. Whenever cooling is requested, a
minimum of one chiller shall be requested. Chillers shall be started per the
chiller start sequence and stopped per the chiller stop sequence specified
below.
Once the conditions merit starting or stopping a chiller, BAS shall complete
the starting or stopping sequence regardless of temperature fluctuations
during the sequence. Additional chillers shall be started based the
amperage drawn by the chiller as follows:
1. An additional chiller shall be requested and started per the chiller start
sequence specified below when:
a) The average percent amperage drawn by the active chillers rises
above 95% of the nominal full load amperage of the active chillers
for 5 min. (adj.) continuously, AND
b) More than 30 min. (adj.) has elapsed since the start of the last
chiller.
2. Chillers shall be stopped, per the chiller stop sequence specified below,
based on the averaged cooling load as follows:
a) One chiller shall be stopped when the load falls below (Total
Nominal Amperage-(Nominal Amperage of Last Chiller) * 1.2),
AND
b) A minimum of 15 min. has elapsed since a chiller has been
stopped, AND
c) A minimum of 30 min. has elapsed since this chiller has been
started.

3.10 PRIMARY CHW PUMP CONTROL (ONE PUMP/CHILLER)

A. Primary pumps shall be started to serve their respective chiller when it is
requested to run per the chiller start and stop sequences specified below.
Pumps shall run continuously when the respective chiller is requested.
BAS shall prove operation of the pump.

3.11 SECONDARY CHW PUMP (WITH VFD) CONTROL

A. Secondary pumps shall run continuously whenever cooling is requested
from the system it is serving or when system is enabled by the operator.
BAS shall prove operation of the pump. BAS shall vary the speed of the
pumps to maintain the lowest differential pressure setpoint across any of

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the applicable differential pressure sensors. The differential pressure

setpoint shall either be fixed at 10 psi (adj.) or reset between 5 psi (adj.)
and 15 psi (adj.) based on one of the following as indicated specifically on
the drawing sequences:
1. Valve position, OR
2. Cooling requests from the applicable secondary terminals.

3.12 CONDENSER WATER PUMP CONTROL (ONE PUMP/CHILLER)

A. Pumps shall be started per the chiller start and stop sequences specified
below to serve their respective chiller when the chiller is requested to run.
Pumps shall run continuously when their chiller is requested. BAS shall
prove operation of the pumps.

3.13 COOLING TOWER BYPASS VALVE CONTROL

A. BAS shall control the bypass valve via a PID control loop to maintain a
minimum mixed condenser water temperature of 65°F when systems are
in mechanical cooling mode.

3.14 CHILLER PRIORITY SELECTION (EQUAL SIZE AND EFFICIENCY CHILLERS)

A. BAS shall automatically prioritize the chillers for starting order. One of the
following methods shall be employed to rotate and re-prioritize the chillers:
1. The chiller with the least run time shall be started first and the chiller
with the greatest runtime shall be stopped first.
2. The BAS shall provide a graphic screen to support the manual selection
of chiller priorities.
3. The chiller priorities shall be rotated based on a predetermined
schedule. Owner shall dictate a regular schedule for the priorities to be
switched.
B. Operators shall be able to lock out chillers in “Maintenance Mode. This
means that the requests for this chiller and associated appurtenances shall
be bypassed. This shall be done through a graphic icon associated with a
virtual point indicating whether the maintenance mode is active or via a
property associated with the chiller icon.

3.15 CHILLER START SEQUENCE

A. On a request for a chiller to start as specified above under “Chiller Staging,”
the following sequence shall occur:
1. Wait thirty seconds (adj.).
2. Enable additional cooling towers as specified above (if applicable). This
shall enable the bypass valve control loop if it is not already enabled.
Then command the isolation valves to open. The travel rate of the tower
isolation valves shall be limited to ease the shock on the tower water

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system leaving temperature during cold weather. For systems that

allow tower piping to drain when the system is off, upon start up fully
close bypass valve for 30 seconds (adj.) to prime the system and eject
air when the system is first started.
3. Gradually reset the demand limit to all active chillers from 100% to 50%
(adj.) of maximum amps.
4. Request the start of the applicable condenser water pump and prove
operation.
5. After condenser pump operation is proven, BAS shall start the
applicable primary chilled water pump and prove operation.
Concurrently with the starting of the chilled water pumps, BAS shall
open the chiller isolation valve (if applicable) at a limited rate of travel
to minimize the shock to other operational chillers.
6. Wait a maximum of 5 min. after the command to start the condenser
pump for the chiller environment as specified above to be acceptable.
As soon as the environment is assessed as acceptable, continue the
start sequence. If after 5 min. the environment is not acceptable, fail
the chiller and start the next chiller.
7. Command the chiller to start under its own control.
8. Monitor chiller status and prove operation. If status is not indicated
within 3 minutes (adj.) of a command to start, annunciate an alarm,
disable and lock out chiller.
9. After status is proven, gradually reset current limit to all active chillers
to 100%.

3.16 CHILLER STOP SEQUENCE

A. When a chiller is no longer needed as specified in chiller staging, the
following sequence shall occur:
1. Remove chiller run command.
2. Wait for status to clear and for the chiller to stop under control.
3. Wait 1 min. (adj.). Then, where applicable, begin to modulate closed
the isolation valve. At mid-stroke stop associated PCHW pump.
4. Where applicable, begin to stroke the condenser isolation valve closed
and at mid stroke, stop the condenser pump.
5. Close applicable tower isolation valves and, if this is the last chiller
running on the circuit, close the applicable bypass valve.

3.17 GENERAL HEATING WATER SYSTEMS CONTROL

A. General: BAS shall fully control the hot water systems and equipment and
provide monitoring and diagnostic information for management purposes.

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The following logic strategies are referenced in the individual sequences

and expand on the requirements.
B. Heating Enable: Heating shall be enabled as indicated on the drawing
sequence.
C. Hot Water Load Determination
1. Hot water load shall be calculated instantaneously from the flow and
temperature difference of the following loops:
a) Primary loop total.
b) Individual boiler circuits.
c) Individual secondary circuits.
2. Hot water load for the purposes of the staging the chillers shall be
calculated as the 10 min average of the secondary circuit loads.

3.18 CENTRAL PLANT MONITORING AND MANAGEMENT

A. General: The BAS shall monitor various aspects of the heating and cooling
systems and calculate parameters as specified below to facilitate plant
operations and management.
B. Trending: The BAS shall continuously monitor, calculate, and display the
following parameters at the intervals indicated. These values shall be
stored initially in the buffer of the controlling control unit, and then be
uploaded periodically and stored on a specified hard disc. Contractor shall
format reports from this data to support one of the following data formats:
1. Quote (text strings) and Comma delimited.
2. Microsoft EXCEL.
3. Microsoft ACCESS.
C. Parameters to be Trended:
1. Load on the secondary systems in MBH per the following equation:
(Return Temp-Supply Temp) * (GPM) / .5. This shows cooling as a
positive heat load and heating as a negative heat load. Note that
multipliers on this value to accommodate the BAS processors are
acceptable as long as they are clearly indicated. This value shall be
trended and stored every two hours.
2. All temperature sensors at 15-minute intervals.
3. All relative humidity sensors at 15-minute intervals.
4. All pressure sensors at 15-minute intervals.
5. All run requests and statuses on a change in value.
6. All analog loop outputs on 15-minute intervals.
7. Calculated enthalpies in 2-hour intervals.
8. Summed cooling and heating requests on 2-hour intervals.

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3.19 VARIABLE FREQUENCY DRIVES

A. Coordinate the following requirements with the VFD vendor:
1. All drives shall include a communications ability or microprocessor that
can provide all internal variable values to the BAS. This can be
BACNET MS/TP or BACNET/IP.

2. Drive shall be configured for auto-restart on power return when the run
command is indicated.

3. Drive shall be configured to start into a forward or backward rotating

fan wheel when the run command is indicated. Drive shall catch the
wheel at its speed and accelerate directly to the indicated reference
speed.

4. Drive shall be configured to stop the fan at the fastest, mechanically

safest possible rate to assure as low a static pressure as possible
during the turndown period.

5. Drive shall be configured such that upon loss of BAS speed reference
signal the drive shall stop.

6. Preset speed signal shall be set up to limit the operating speed of the
drive to an adjustable parameter (typically 25 Hz) when there is an
open contact across it. This value shall be adjusted during Cx to
ensure smooth transitions into an operating header and a safe
pressure against the dead head of the dampers.

7. Drive shall be configured to stop when any load side disconnect

switch is placed in the OPEN position. The drive shall be allowed to
return with normal operations when all load side disconnect switches
are placed in the CLOSED position.

8. Drive shall be configured to initiate a common alarm to the BAS

whenever there is a fault detected.
9. All TAB established drive programming shall be included on a BAS CSS
Graphic for informational purposes. Each value shall include the default
value and the custom programming value with a brief description of the
customization’s purpose.
10. Each VFD shall open all AHU dampers in parallel in accordance with
the following:
a) In VFD Mode: Upon a run command from the BAS, the drive shall
start the fan into closed dampers. It shall start at 0 Hz and
accelerate per drive settings (typically 1 Hz per second). When the
drive speed exceeds an adjustable speed threshold (typically 20
Hz) the drive shall issue an open command to the fans OA damper

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Design Standards

and the supply discharge damper via a “drive running” output. The
drive shall limit the speed of the fan to the safe preset speed
(programmed in the drive) until all dampers are proven open. Once
the damper end switches prove open dampers, the drive shall allow
the fan to accelerate at the controlled rate to the BAS drive
reference signal that is sent via hard-wired interface from the BAS.
b) In HAND Mode: The same logic shall apply as VFD Mode when the
drive speed signal is in HAND mode and manually controlled
through the VFD panel. Preset speed limit shall apply whenever
the Inverter is active.

- END OF SECTION -

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