BMS Control & Instrumentation System - R1 - 290516

15935
CONTROL & INSTRUMENTATION SYSTEM
Contents
Contents
1.0 GENERAL...….………….........................................................................................................….2
1.01 DESCRIPTION OF WORK ...…………........................................................................................2
1.02 QUALITY ASSURANCE...………... ............................................................................................2
1.03 SUBMITTALS..…………..............................................................................................................3
1.04 PRODUCT DELIVERY, STORAGE AND HANDLING ...….....................................................5
1.05 WARRANTY AND AFTER SALES SERVICE…………………………………………………5
2.0 PRODUCTS ...………....................................................................................................................6

2.01 GENERAL ...……………...............................................................................................................6
2.02 ELECTRIC/ELECTRONIC CONTROLS COMPONENTS ...…..................................................6
2.03 DIRECT DIGITAL CONTROL (DDC) PANELS ...….................................................................12
2.04 MISCELLANEOUS CONTROL SYSTEM COMPONENTS ….................................................16
2.05 DATA INPUTS AND OUTPUTS ..………...................................................................................16
2.06 INSTRUMENTATION.………….................................................................................................16
3.0 EXECUTION ..……................................................................................................................,....18
3.01 INSTALLATION ..…………........................................................................................................18

3.02 WIRING ..……………..................................................................................................................18
3.03 FIELD SERVICES….....................................................................................................................18
3.04 AS BUILT DOCUMENTATION REQUIRED………….………………………………………19
3.05 TRAINING………..……………………………………………………………………………....19
3.06 DEMONSTRATION …..………..................................................................................................19
3.07 INSTRUCTIONS ...………….................................................................................................. ....20
4.0 BMS SPECIFICATION (If Required) ……… ..................................................................20
4.1 SYSTEM DESCRIPTION..…………………………………………………………………...…21

4.2 REFERENCE STANDARDS..……………………………………………………………….....22
4.3 PRODUCTS..……………………………………………………………………………….........23
4.4 BMS Points System Schedule...…………………………………………………………….........30
PROPOSED ATLANTIS STAFF ACCOMMODATION BUILDING ON PLOT NO. JVC 17TCP 012 & 013 JVC – DUBAI UAE
MECHANICAL SPECIFICATIONS
15935 - BMS Control & Instrumentation System Page 1
15935 CONTROL & INSTRUMENTATION SYSTEM
PART 1 GENERAL
1.01 DESCRIPTION OF WORK
A. The BMS specialist subcontractor shall be entirely responsible for supply, installation testing
and commissioning of the BMS in line with the specification, drawings and to the Engineer’s
approval.
B. Temperature control system shall include controls for humidity, and pressure, etc., where
required. Unless otherwise specified all general requirements for temperature control are
also applicable to humidity, velocity and pressure control equipment and associated
indicating equipment.
C. Automatic temperature control systems shall include all dampers, valves, thermostats,
humidity controllers and all other control devices required to maintain the conditions
detailed on drawings or specified. Control devices shall be connected complete so as to
perform the functions indicated and operate in the required sequence. Thermometers,
indicators and all other necessary accessories shall be included.
D. In the Buildings with District Cooling plant controls shall be in line with District cooling
provider requirements.
1.02 QUALITY ASSURANCE
A. A firm regularly engaged in the manufacture of electric electronic temperature control

equipment of types and sizes which are similar to the required equipment, and which has
been in satisfactory use in similar service for not less than 5 years.
B. The BMS Contractor shall be a recognized national manufacturer, installer and service
provider of BMS. Bids by wholesalers, franchised dealers, channel partners, distributors
shall not be acceptable.
C. The BMS Contractor shall have a branch facility within a 100-mile radius of the job site
supplying complete maintenance and support services on a 24 hour, 7-day-a-week basis.
The BMS Contractor shall have at this facility at least eight (8) factory trained, directly
employed and full time technical staff, spare parts inventory, and all necessary test and
diagnostic equipment.
D. The Building Management System architecture shall consist of the products of a
manufacturer regularly engaged in the production of Building Management Systems, and
shall be the manufacturer’s latest standard of design at the time of bid.
E. Temperature control equipment shall be furnished and installed by skilled personnel, who
are regularly engaged in the installation of temperature control equipment and systems,
and who issue complete catalogue information covering a full line of required equipment.
Installation may be done by an authorized representative of the control system
subcontractor (manufacturer ;) however, this shall in no way relieve the Contractor of his
responsibilities or void any other requirements of the specifications. Temperature control
equipment, including panels and automatic dampers, but not including wire and conduit
and other standard marketed apparatus, shall bear the nameplate of the subcontractor (as
manufacturer) and the entire system including wiring, shall be installed by mechanics
regularly employed by or under contract to the temperature control subcontractor. The
temperature control subcontractor (as manufacturer) shall be responsible for the quality
and satisfactory operation of material not actually manufactured by him.
F. Provide electrical products which have comply with National Electrical Manufacturers
Association (NEMA) Standards.
G. All system components are to be designed and built to be fault tolerant.
1. Provide satisfactory operation without damage at 110% above and 85% below
rated voltage and at + 3 Hz variation in line frequency.
2. Provide static, transient, and short circuit protection on all inputs and outputs.
Communication lines shall be protected against incorrect wiring, static transients
and induced magnetic interference. Bus connected devices shall be AC coupled,
or equivalent so that any single device failure will not disrupt or halt bus
communication.
H. Future compatibility for the system shall be supported for a minimum of 10 years. This means
that the system installed including all software and hardware shall have the ability to be
upgraded and extended in the next 10 years as a minimum.
1.03 SUBMITTALS
A. Engineering Submittal for Approval: The intention of the engineering submittal is to

provide sufficient information to allow the Engineer to evaluate the manufacturer's
compliance to specification, system capability and reliability in order to grant approval.
B. The Engineering submittal shall include:
1. For the Automatic Control Systems

a. Submittals by BMS contractor shall be in defined packages. Each package shall
be complete and shall only reference itself and previously submitted packages.
The packages shall be as approved by the Architect and Engineer for Contract
compliance.
b. Four Complete sets of submittal drawings to be submitted.
c. The vendor shall provide a detailed project design and installation schedule
with time markings and details for hardware items and software development
phases Schedule shall show all the target dates for transmission of project
information and documents and shall indicate timing and dates for system
installation, debugging, and commissioning.
d. Technical specification data sheets for each system component identified by the
reference number given in the control diagrams.
e. A proposed spare parts list to cover basic parts to be used by the Owner to
provide a reliable and trouble free operations.
f. The Contractor undertaking the installation work shall prepare the shop
drawings and submit a list of all shop drawings with submittals dates within
30 days of contract award.
g. Equipment and systems requiring approval of local authorities must comply
with such regulations and be approved. Filing shall be at the expense of the
BMS Contractor where filing is necessary. Provide a copy of all related
correspondence and permits to the Owner.
h. The BMS Contractor shall correct any errors or omissions noted in the first
review.
i. At a minimum, submit the following:
 BMS network architecture diagrams including all nodes and
interconnections.
 Panel wiring diagrams
 Control schematics and Sequence of Operations
 Points schedule for each point in the BMS, including: Point Type,
Object Name, Expanded ID, Display Units, Controller type, and
Address.
 Samples of Graphic Display screen types and associated menus.
 Detailed Bill of Material list for each system or application,
identifying quantities, part numbers, descriptions, and optional
features.
 Control Damper Schedule including a separate line for each damper
provided under this section and a column for each of the damper
attributes, including: Code Number, Fail Position, Damper Type,
Damper Operator, Duct Size, Damper Size, Mounting, and Actuator
Type.
 Room Schedule including a separate line for each VAV box and/or
terminal unit indicating location and address
 Control Valve Schedules including a separate line for each valve
provided under this section and a column for each of the valve
attributes: Code Number, Configuration, Fail Position, Pipe Size,
Valve Size, Body Configuration, Close off Pressure, Capacity, Valve
CV, Design Pressure, and Actuator Type.
 Details of all BMS interfaces and connections to the work of other
trades.
C. Three (3) copies of the Operation and Maintenance Manuals shall be provided to the
Owner's Representative upon completion of the project. The entire Operation and
Maintenance Manual shall be furnished on Compact Disc media, and include the
following for the BMS provided:
1 Table of Contents
2 As-built system record drawings. Computer Aided Drawings (CAD) record
drawings shall represent the as-built condition of the system and incorporate
all information supplied with the approved submittal.
3 Manufacturer’s product data sheets or catalog pages for all products including
software.
4 System Operator’s manuals.
5 Archive copy of all site-specific databases and sequences.
6 BMS network diagrams.
7 Interfaces to all third-party products and work by other trades.
On-Line documentation: After completion of all tests and adjustments the contractor
shall provide a copy of all as-built information and product data to be installed on a
customer designated computer workstation or server
Required copies of all above submittals shall be provided in sets of book form with
hard cover.
1.04 PRODUCT DELIVERY, STORAGE AND HANDLING
A. Provide factory shipping cartons or crates for each piece of equipment. Maintain these
through shipping, storage and handling as required to prevent equipment damage and to
eliminate dirt and moisture from equipment.
B. Store equipment and materials inside and protect from weather. Where necessary to store
outside, elevate well above grade and enclose with durable waterproof wrapping.
C. System components shall be capable of withstanding high ambient temperatures and
adverse dust conditions during shipment and on site storage.
1.05 WARRANTY AND AFTER SALES SERVICE
A. Warranty : Standard Material Warranty:

 Provide a one-year material warranty on the BMS. (To be edited as per Client’s
Requirement)
 If within twelve (12) months from the date of acceptance of product, upon written
notice from the owner, it is found to be defective in operation, workmanship or
materials, it shall be replaced, repaired or adjusted at the option of the BMS
Contractor at the cost of the BMS Contractor.
 Warranty work shall be done during BMS Contractor’s normal business hours
 Any software updates applicable to the software version installed shall be carried
out by the BMS Contractor during the Warranty Period.
C. Maintenance Contract (Optional) (To be edited as per client’s requirement):

 The maintenance contract period with complete liability description along with
the price implication shall be included into the offer by the contractor.
 The maintenance contract shall include maintenance of the system installed in
good operating condition, furnish remedial maintenance during the principal
period of maintenance and be responsive to the maintenance needs of the client.
 Controls contractor should submit quotation for 5 years maintenance contract
with detailed terms and conditions, starting after the Defect and Liability Period
(DLP) with two options:
 5 years maintenance contract with spare parts, or
 5 years maintenance contract without spare parts.
PART 2 PRODUCTS
2.01 GENERAL
A Contractor shall provide complete electric/electronic control systems including, but not
limited to piping, sensors, controllers, actuators and all other equipment and accessories
necessary to perform the required functional control of all MEP equipment in accordance
with the enclosed Control Schematics.
2.02 ELECTRIC/ELECTRONIC CONTROLS COMPONENTS
A. Control Valves:
Valves shall be ANSI rated to withstand the pressures and temperatures encountered.
Control valves and actuators shall be manufactured by the BMS Contractor. Control
valves for air handling units, cooling coils, pumps, etc., shall be Electric 2way
(modulating) or as indicated, and shall be double seated balance plug type. Valves 50 mm
and smaller shall be made of bronze with threaded ends or RoHS compliant brass. Valves
65 mm and larger shall have flanged ends. All valves shall have preformed, spring loaded
self adjusting packing of Teflon, and shall have polished stainless steel stem to minimize
friction. The valves shall have a maximum leakage of 0.05% of maximum flow. Normal
rating of pressure 16 Kg/cm², and temperature from 0°C to 60°C. Control valves shall
have equal percentage characteristics and selected to have a 0.3 to 0.6 valve authority. All
valves shall be serviceable without being removed from the pipe. For valve actuators
refer to Clause 2.03.D.
All three way valves shall be provided with linear throttling plugs such that the total flow
through the valve shall remain constant regardless of the valve's position. Valves shall be
sized for a pressure drop equal to the coil they serve but not less than 35 Kpa.
B. Thermostats:
1 Thermostats and controllers shall be installed as shown in control diagrams;

where mounted on outside walls shall be provided with insulating sub-bases. If
remote sensing elements are provided, they shall be installed in air zone served in
a convenient location subject to the approval of the Engineer.
2 Integral devices shall permit adjustment of the operating points through a
temperature range of not less than 5°C above and below the operating points
specified.
3 Thermostats shall have minimum throttling ranges of not less than 1°C. all
controllers shall have means for field adjustment of the throttling range.
4 Each room thermostat shall be attached to a sub base mounted on the wall or
other building surface. They shall be mounted with centre lines 1.5 meters above
floor, and be located where shown, or if not shown, where they will respond to
the average conditions in the space.
5. Duct thermostats (controllers) used for temperature control shall be remote
sensing element type controlled by "Direct Digital Control Panel". Duct
thermostats used for fire protection may be rigid stem type. Sensing elements
(remote built averaging type or rigid stem) shall be located where they will
respond to a representative temperature within the duct or casing. Operating and
adjusting thermostatic mechanisms shall be enclosed in metal or phenolic resin
cases and be installed outside of ducts and casings. Thermostats used for fire
protection may be mounted on outside of ducts or casings.
6 Where the distance from a bulb to a sensing element panel exceeds
manufacturer's maximum recommended capillary length, a remote transmitter,
mounted on the outside of the duct shall be used between the elements and the
operating and adjusting mechanism on the panel. Capillary tubes and wiring shall
be protected by conduit moulding or flexible armour. Excess capillary lengths
shall be neatly fastened out of the way.
7 Remote self indicating (dial, capillary) thermometers shall have a nominal size of
85 mm, liquid fill, and chromium plated rings. Accuracy shall be within one scale
subdivision or 1°C whichever is smaller, plus or minus.
8 Remote temperature transmitters shall be provided where remote transmitters are
furnished for the monitored controller (thermostat) due to the distance between
the sensing element and its operating mechanism.
9 Transmitter/receiver, indicator combinations shall be calibrated after installation
to give an accuracy of plus or minus 1°C at both the set point and over the
normal range of indication for the particular application.
C. Actuators:
1 All actuators shall be UL-recognized or CSA-certified.

2 Damper Actuators: Damper actuators shall be proportionally acting type or
On/Off type as required for proper control, as specified in the Data Points
Schedule. Where sequential operation is required or positioning power is
necessary, a pilot positioner shall be used.
3 Valve Actuators: Control valves shall be fitted with electric operated actuators.
Where sequence control of two electric operated valves is required suitable valve
pilot positioners shall be provided to ensure that the correct sequence is
maintained with an adjustable dead zone between the movements of each valve.
Actuators shall be arranged so that valves are normally closed unless otherwise
indicated. Provide actuators of the electrohydraulic type with oscillating pumps,
pressure cylinders and pistons for energizing the valves.
4 All automatically controlled devices, unless specified otherwise, shall in all cases
be provided with actuators sized to operate their appropriate loads with sufficient
reserve power to provide smooth modulating action or two position action and
tight close off.
5 Actuators shall be provided with suitable corrosion resistant linkages for valves
or dampers. Except as specified herein, all actuators shall be sized for the
load/close off encountered in strict accordance with manufacturer’s
recommendations. All actuators on outside air dampers shall be spring return
heavy duty type with oil immersed gear train. Actuators shall drive to their
"normal" position anytime their associated AHU (etc.) is shut down. Actuators
for valves above 50 mm shall be spring return heavy duty type with oil immersed
gear train.
D. LCD Operator Terminal:
1. The LCD operator terminal is a small wall- or panel-mounted operator terminal

that connects directly to the DDC Controller. Each operator terminal shall be able
to display any data point from DDC Controllers.
2. Each of these operator's terminals shall have a keypad and an adjustable backlit
LCD, with a simple menu structure to give to occupants and technicians intuitive
access to system information. It shall have a minimum 4-line by 16 character
display to allow an operator to query and adjust system values.
E. Temperature Sensors:
1. All temperature sensors shall be solid state electronic, factory-calibrated to

within OSF, totally interchangeable with housing appropriate for application
2. The temperature sensor shall be of the resistance type, and shall be either two-
wire 1000 ohm nickel RTD, or two-wire 1000 ohm platinum RTD.
3. The following point types (and the accuracy of each) are required,
Point Type Accuracy
Chilled Water + .5F.
Room Temp + .5F.
Duct Temperature + .5F.
All Others + .75F.
4. Wall sensors to be installed as indicated on drawings. Mount 48 inches about
finished floor.
5. Duct sensors to be installed such that the sensing element is in the main air
stream.
6. Immersion sensors to be installed in wells provided by control contractor, but
installed by mechanical contractor. Immersion wells shall be filled with thermal
compound before installation of immersion sensors. When thermo wells are
required, the sensor and well shall be supplied as a complete assembly, including
wellhead and sensor. Thermo wells shall be pressure rated and constructed in
accordance with the system working pressure.
7. Outside air sensors shall be installed away from exhaust or relief vents, not in an
outside air intake and in a location that is in the shade most of the day.
Temperature transmitters shall be of NEMA 3R (IP54) or NEMA 4 (IP65)
construction and rated for ambient temperatures.
8. The associated accuracy values include errors associated with the sensor, lead
wire, and A to D conversion:
F. Butterfly Valves:
1. These shall be manufactured by the BMS Supplier.

2. Butterfly valves shall be sized for modulating service at 60-70 degree stem
rotation. Isolation valves shall be line-size. Design velocity shall be less than 12
feet per second when used with standard EPDM seats.
3. Body is Cast Iron
4. Disc is Aluminum Bronze standard.
5. Seat is EPDM Standard.
6. Body Pressure is 200 psi, -30F to 275F.
7. Flange is ANSI 125/250.
8. Media Temperature Range is -22F to.240F
9. Maximum Differential Pressure is·200 psi for 2" to 6" size:
G. Pressure Switches
1. Pressure switch for proof of air flow or Filter Dirty indication shall be diaphragm
operated Switches shall be supplied with air connections permitting their use as
static or differential pressure switches. The switch shall be of differential
pressure type complete with connecting tube and metal bends for connections to
the duct. The pressure switches shall be available in ranges suitable for
applications like monitoring dirty filter condition. The set point shall be
concealed type. The contact shall be SPDT type with 250 VAC, l A rating.
2. The switch shall be supplied suitable for wall mounting or mounting on ducts in
any plane. It should be mounted in such a way so that the condensation flow out
of the sensing tips. Proper adapter shall be provided for the cables.
3. Air flow and duct static pressure analog sensors shall be high accuracy suitable
for the low pressures to be encountered.
H. Pressure Switches/ Detectors ( For liquids and gaseous media)
1. The detectors shall be suitable for medium, working pressure and temperature.
The detectors shall be capable of withstanding hydraulic test press11re of two
times of working pressure.
2. The set point shall fall within 40% and 70% of the sensing range of the detector
Change of 1.5% from stabilized condition shall cause modulation of corrective
element,
3. The detector shall be pressure compensated for operating and ambient
temperature range.
4. Pump proof of flow switches shall be adjustable differential pressure or flow type
as specified in the sequence of operation or data point summary. Devices shall be
1035 Kpa rated except chilled water flow switches shall be provided with totally
sealed vapour tight switch enclosure on 2070.
5. Water flow analog sensors shall be provided complete with flow element and
shall be an all solid state precision industrial type with stainless steel body,
maximum error of no more than .5% of span, and 4 to 20 mA output. Sensor
shall be rated for 1725 Kpa minimum and installed in strict accordance to the
manufacturer's instructions complete with three valve manifold for calibration
and maintenance.
I. Humidity Sensors
1. The sensor shall be a solid-state type, relative humidity sensor of the Thin Film
Capacitance or Bulk Polymer Design. The sensor element shall resist service
contamination.
2. The humidity transmitter shall be equipped with non-interactive span and zero
adjustments, a 2-wire isolated loop powered, 4-20 mA or 0-10 V, 0-100% linear
proportional output.
3. The humidity transmitter shall meet the following overall accuracy, including
lead loss and Analog to Digital conversion - 3% between 20% and 80% RH
4. Outside air relative humidity sensors shall be installed with a rain proof,
perforated cover. The transmitter shall be installed in a NEMA 3R (IP54) or
NEMA 4 (IP65) enclosure with sealtite fittings.
5. A single point humidity calibrator shall be provided, if required, for field
calibration. Transmitters shall be shipped factory pre-calibrated.
6. Duct type sensing probes shall be constructed of 304 stainless steel, and shall be
equipped with a neoprene grommet, bushings, and a mounting bracket.
J. Carbon dioxide Sensors
7. Where shown on the drawings, CO2 sensors shall have the following features:
i. Jumper selectable: 0-20mA, 4-20mA & 0-10VDC output
ii. Liquid Crystal Display
8. The CO2 sensors shall have the ability to monitor and output the following
variables as required by the systems sequence of operations:
i. Zone carbon-dioxide
9. The CO2 shall transmit the information back to the controller via jumper selectable 0-
20mA, 4-20mA & 0-10VDC output signals.
ii. The CO2 sensors shall provide a maximum output current of 25mA;
Maximum output voltage of 12.5V.
iii. The CO2 sensors shall be FCC compliant to CFR47 Part 15 subpart B
Class A.
10. The CO2 Sensors shall be available with
i. CO2 reponse time (0-63%) of 1 minute
ii. Less than 0.083% of full scale/F˚ temperature dependence of CO2
output
iii. Long term CO2 stability ±5% of full scale for 5 years
iv. CO2 measurement accuracy of ±(40ppm + 2.0% of reading)
v. CO2 non-linearity of less than 1.0% of full scale
K. Smoke Detectors:
Duct ionization smoke detectors to BS 5445 (7) shall be provided and installed where
indicated. Each duct smoke detector shall be mounted in a housing which shall work in
conjunction with air sampling tubes for the detection of combustion products in the ducts
of air handling systems. The housing of the detector shall be suitable for mounting
directly on the duct. The detector shall be compatible with the low voltage power as
supplied from a central panel. The housing shall include a "power on" light, an alarm
light and a test-reset switch.
L. Water Flow Switches:
Water flow switches shall be provided complete with all accessories and shall be
constructed of materials suitable for the service intended. Water flow switches shall
operate reliably at minimum flows. False alarms shall be avoided due to water hammer,
surges or variations in water pressure. The switches shall be suitable for horizontal or
vertical mounting.
M. Flow Meter:
Provide "anubar" type flow meter sensors where indicted for use on the chilled water
system sized for pressure, pipe size, flow range and service.
N. Air Flow Switch:
Provide paddle type air flow switch to detect air movement in duct. Switch to be single
pole double throw (SPDT) with rating of 1 amp at 220 volt AC. Unit shall be designed
for duct mounting on top, bottom or side. Switch can be used on all 0.74 kw (1 HP) fan
motor system and larger.
O. Miscellaneous Control Equipment:
Provide miscellaneous control equipment (switches, low limit controller, transducers,

timers, relays, etc.) necessary for the proper function of the control system, as indicated
and recommended by the controls manufacturer Provide power and control wiring for a
complete installation and unless otherwise directed comply with Division 16
"ELECTRICAL".
All electric switch devices shall be selected for the applied load and UL listed for the
application. All water thermostats shall be provided with a separable copper, Monel or
stainless steel well. Miscellaneous, electric, and mechanical devices shall include:
1. Any automatic control dampers not specified to be integral with other equipment.
Frames shall not be less than 13 gauge galvanized steel. Blades shall not be over
8 inches wide nor less than 16 gauge galvanized steel roll formed. Bearings shall
be oilite, ballbearing or nylon with 13 mm shafts. Side seals shall be stainless
steel of the tightseal spring type. Dampers and seals shall be suitable for
temperature ranges of 40° to 93°.
a. All proportional control dampers shall be opposed or parallel blade type

as hereinafter specified and all two position dampers shall be parallel
blade types.
b. Dampers shall be sized to meet flow requirements of the application. The
sheet metal contractor shall furnish and install baffles to fit the damper to
duct size. Baffles shall not exceed 150 mm.
c. Dampers shall be minimum leakage type to conserve energy and the
temperature control manufacturer shall submit leakage data for all
control dampers with the temperature control submittal. Maximum
leakage for dampers in excess of sixteen inches square shall be 152 LPS
per square metre at static pressure of 250 Pa of WG.
2. Smoke dampers where indicated on the plans shall conform to UL555S. Leakage
Class II or III of this document.
3. Safety low limit shall be manual reset twenty foot limited fill type responsive to
the coolest section of its length.
4. Electric thermostats shall be line voltage or low voltage type, suitable for the
application. Low voltage type heating thermostats shall have adjustable heat
anticipation.
5. Duct Smoke Detectors shall contain an air sampling chamber with sampling
tubes extending through the width of the air duct. Alarm status indicating lights
shall be visible on the front of the detector.
P. Carbon Monoxide Detectors: Single or multichannel, dual-level detectors using solid-state

plug-in sensors with a 3-year minimum life; suitable over a temperature range of 32 to 104 deg
F (0 to 40 deg C); with 2 factory-calibrated alarm levels as required by local authority
requirements.
2.03 DIRECT DIGITAL CONTROL (DDC) PANELS
A. BUILDING AUTOMATION CONTROLLERS:
1. The automation or supervisory network will be compatible with other enterprise-

wide networks. Where indicated, the automation network shall be connected to
the enterprise network and share resources with it by way of standard networking
devices and practices. Devices residing on the automation network shall be fully
IT compatible devices that mount and communicate directly on the IT
infrastructure in the facility.
2. Network Integration for Third-Party Device and Equipment - Supervisory
Controllers can integrate power and energy meters, lighting, HVAC, security,
access control, and many proprietary systems that communicate over Modbus,
M-Bus (EN1434-3) and KNX Bus
3. The following software integrations shall be carried out through the Supervisory
Controllers. All the information shall be converted to the protocol BACnet/IP
through the Controllers and mapped onto the Controllers.
i. Generator – Software integration over Modbus
ii. Power monitoring units – Software integration over BACnet/IP
B. CENTRAL PLANT APPLICATION CONTROLLERS :
1. Provide one or more DDC application controllers for each central plant control
that adequately cover all objects listed in object list and control schematics. All
controllers shall include DDC communications over twisted pair cable (UTP),
and shall be ready to connect to BMS in future. Controllers shall include input,
output and self-contained logic program as needed for complete control of units.
No auxiliary or non-DDC controllers shall be used.
2. Install all control instruments, except fire protection instruments on the panel.
3. Provide standalone DDC controllers for Air Handling unit. The DDC controller
shall have inbuilt or External MMI and features available to be connected to
network in future, for remote monitoring and control as part of future Building
Management System.
4. Central plant application controller shall be capable of providing control

strategies for the system based on information from any or all connected inputs.
The program that implements these strategies shall be completely flexible and
user definable. Any systems utilizing factory pre-programmed global strategies
that cannot be modified by field personnel on-site via simple download are not
acceptable. Changing global strategies via firmware changes is also
unacceptable. Program execution of controller shall be a minimum of once per
second.
5. Programming shall be object-oriented using control program blocks and shall be

fully programmable using graphical programming blocks. All flowcharts shall
be generated and shall be downloaded to controller, no re-entry of database
information shall be necessary.
6. Provide means to graphically view inputs and outputs to each program block in
real time as program is executing this function may be performed via the operator
terminal or field computer.
7. Controller shall have adequate data storage to ensure high performance and data
reliability.
8. The onboard, real time clock must support schedule operations.
9. Global control algorithms and automated control functions should execute via
32- bit processor.
10. The base unit of the controller shall be able to host expansion modules with
various I/0 combinations, These inputs and outputs shall include universal 12-bit
inputs, binary triac outputs, and 8-bit analog outputs (0-10 V or 0-20 mA). Inputs
shall support 10K and 20K NTC thermistors, 0-5 VDC, 0-IOVDC, 4-20mA,
dry contacts and pulse inputs directly.
11. All outputs must have the facility for manually adjusting the output when the
HOA switch is in the Hand position.
12. The position of each and every HOA switch shall be available system wide as a
DDC object.
13. All program sequences shall be stored on board application controller in

EEPROM. No batteries shall be needed to retain logic program. All program
sequences shall be executed by controller 10 times per second and capable of
multiple PID loops for control of multiple devices. All calculations shall be
completed using floating-point math and system shall support display of all
information in floating point nomenclature at operator's terminal. Programming
of application controller shall be completely modifiable in the field. Application
controller shall be programmed using standard programming tools.
14. Schedules
Each central plant controller shall support minimum of 50 DDC schedule objects.
15. Alarm Generation

Alarms may be generated within the system for any object change or value or
state either real or calculated. This includes things such as analog object value
changes, binary object state changes, and various controller communication
failures.
16. Alarm log shall be provided for alarm viewing Log may be viewed on-site at the
operator's terminal.
17. All controls, instruments, gages, thermostats, relays, etc., shall be flush mounted
on the front of the panel with all wiring, tubing connections accessibly installed
for servicing. Control panel to house above controller shall be constructed of
enamel painted sheet steel and have hinged doors with suitable gaskets to protect
dust ingress.
18. Identify each piece of equipment on the panel by a nameplate. Nameplate shall
be approved black laminated Bakelite with engraved white letters. The entire
panel assembly and installation shall be the responsibility of the Temperature
Control Manufacturer.
19. The system shall be designed to have a spare capacity of 20% at the Application
Controller Level.
C. TERMINAL UNIT APPLICATION CONTROLLERS {AC UNITS AND FAN

COILS) :
1. Provide one DDC application controller for each piece of unitary mechanical
equipment that adequately covers all objects listed in object list for unit. All
controllers shall include BACnet MSTP DDC communications over twisted pair
cable (UTP). Controllers shall include input, output and self-contained logic
program as needed for complete control of units.
2. Terminal unit application controllers shall include support and modifiable
programming· for interface to intelligent room sensor. Controller shall include
binary outputs on board with analog outputs as needed.
3. All program sequences shall be stored on board controller in EEPROM. No
batteries shall be needed to retain logic program. All program sequences shall be
executed by controller 10 times per second. Programming of application
controller shall be completely modifiable in the field over installed DDC LANs
or remotely via modem interface. Controller shall be programmed using standard
programming tools.
4. Application controller shall include support for intelligent room sensor. Room
sensor shall display room setpoint, room temperature, and fan status (if
applicable) at each controller. Controller shall function as room control unit, and
shall allow occupant to raise and lower setpoint, and activate terminal unit for
override use via buttons on room sensor, all within limits as programmed.
2.04 MISCELLANEOUS CONTROL SYSTEM COMPONENTS
A. Local Control Panels
1. DDC controllers, associated power supply, fuses and relays shall be installed
separately in DDC enclosures.
2. All control panels shall be fully enclosed, with perforated sub-panel, hinged door,
and slotted flush latch.
3. In general, the control panels shall consist of the DDC controller(s), display
module as specified elsewhere and indicated on the plans, and I/O devices—such
as relays, transducers, and so forth—that are not required to be located external
to the control panel due to function.
4. All I/O connections on the DDC controller shall be provide via removable or
fixed screw terminals.
5. Low and line voltage wiring shall be segregated.
6. All wiring shall be neatly installed in plastic trays or tie-wrapped.
7. The required transformers shall be provided in each enclosure.
A. Motor Control Centers (MCC) - Coordination
1. MCC Supplier and BMS Contractor shall carry out all the necessary
coordination, to ensure that the required MCC panels are complete with all the
required VFC signals interfacing with DDC controllers as per the requirements in
the data point schedules, control schematics and specifications.
2.05 DATA INPUTS AND OUTPUTS
A. Input/output sensors and devices shall be closely matched to the requirements of the
remote panel for accurate, responsive, noise free signal input/output. Control input
response shall be high sensitivity and matched to the loop gain requirements for precise
and responsive control. In no case shall computer inputs be derived from pneumatic
sensors or thermocouples.
2.06 INSTRUMENTATION
A. General: Provide meters and gauges with manufacturer's standard materials and
components of ratings, capacities and ranges indicated, and as herein specified.
B. Dial Pressure Gauges: Provide general service brass pressure gauges; equip with drawn
steel case with friction fitted steel ring, finished in black. Construct with brass bar stock
14mm square wrench surface; 51/2 mm male thread lower connection, dial face 100 mm
diameter. Gauge accuracy 2% in middle third of range. Provide scale ranges as follows:
1. Scale ranges for domestic hot and cold water, shall be as follows:
0 to 500 Kpa
0 to 750 Kpa
0 to 1000 Kpa
All gauges shall have figure intervals at 100 Kpa and 10 Kpa graduations.
C. Thermometers:
1. Glass Thermometers: Thermometers shall be of the adjustable angle type with

case of cast aluminum, finished in baked instrument green epoxy enamel, with
magnifying glass lens containing mercury; accuracy shall be to within 1% of
scale. Unit stem length shall be 150 mm, with male 22mm diameter NPT
connection. Scale ranges shall be as follows:
a. Hot Water 0 to 100°C
b. Chilled and Condenser Water 0 to 50°C
All thermometers shall have 10°C figure intervals and 1°C graduations.
2. Remote Reading Dial Thermometer: Remote reading dial thermometer shall be

of the vapour tension type. Case shall be constructed of drawn steel or brass with
glass lens, 100 mm dial face diameter. Tubing shall be bronze double braided
armor over copper capillary, length to suit installations. Accuracy shall be + one
scale division. Scale ranges shall be same as (1) above.
D. Thermometer Wells: Provide thermometer wells made of stainless steel, pressure rated to
match piping system design pressure. Provide 50 mm extension for insulated piping.
Provide cap nut with chain fastened permanently to thermometer well.
E. Gauge Fittings:
1. Temperature Gauge Connector Plugs: Provide temperature gauge connector

plugs pressure rated for 35 Bar and 95°C. Plugs shall be made of brass, finished
in nickel-plate, and equipped with 13 mm NPT fitting, and orifice suitable for
inserting 3 mm O.D. probe assembly from dial type insertion thermometer.
Orifice shall be with gasketed screw cap and chain. Provide extension length
equal to insulation thickness, for insulated piping.
2. Pressure Gauge Fittings:
a. Pressure Gauge Cocks: Provide between pressure gauges and gauge tees
on piping systems. Gauge cock shall be made of brass with 6 mm female
NPT on each end, and "T" handle brass plug.
b. Syphon: 6 mm straight coil made of brass tubing with 6 mm male NPT

on each end.
c. Snubber: 6 mm brass bushing with corrosion resistant porous metal disc,
through which pressure fluid is filtered. Disc material shall be selected
for fluid serviced and pressure rating.
d. Connector Plugs: Provide pressure gage connector plugs pressure rated

for 35 Bar and 95°C. Plugs shall be of brass, finished in nickel-plate
equipped with 13 mm NPT fitting and self sealing valve core type
neoprene gasketed orifice suitable for inserting 3 mm O.D. probe
assembly from dial type insertion pressure gage. Orifice shall be
equipped with gasketed screw cap and chain. Provide extension, length
equal to insulation thickness, for insulated piping.
F. Flow Measuring Gages:

Calibrated Balance Valves (DRVPT): Provide where indicated, calibrated balance "y" or
globe type valves equipped with readout connections with valves to facilitate connecting
off differential pressure meter. Each readout valve shall be equipped with integral EPT
check valve designed to minimize system fluid loss during monitoring process. Provide
calibrated nameplate to indicate degree of closure of precision machined orifice.
Balancing valve shall have internal EPT oring seals to prevent leakage around rotating
element. Provide balance valves with preformed polyurethane insulation suitable for use
on cooling systems, and to protect balance valves during shipment.
PART 3 EXECUTION
3.01 INSTALLATION
A. General: Install system and materials in accordance with controls manufacturer's

instructions, approved shop drawings and details on drawings. Install electrical work and
use electrical products complying with the requirements of the applicable electrical
sections of these specifications. Mount controllers at convenient locations and height.
3.02 WIRING
A. Control cable shall be as per manufacturers recommendation.
B. Install the complete wiring system for electrical temperature controls. Conceal wiring
except in the mechanical rooms and areas where other electrical conduits are exposed.
Provide multiconductor instrument harness (bundle) in place of a single conductor where
a number of conductors can be run along with a common path. Fasten flexible conductors
bridging cabinets and doors, neatly along hinge side and protect against abrasion. Tie and
support the conductors neatly.
C. Number code or color code conductors, excluding those used for local individual room
controls, appropriately for future identification and servicing of the control system.
3.03 FIELD SERVICES
A. Prepare and start logic control system under provisions of this section.
B. Start-up and commission systems. Allow sufficient time for start-up and Commissioning
prior to placing control systems in permanent operation.
C. Provide Owner's Representative with spare part list. Identify equipment critical to
maintaining the integrity of the operating system.
D. The cabling integrity between devices shall be checked and tested prior to
commissioning.
E. Operational Test: After electrical circuitry has been energized, start units to confirm
proper unit operation. Remove and replace malfunctioning units and retest.
F. Test and adjust controls and safeties.
G. Test calibration of controllers by disconnecting input sensors and stimulating operation
with compatible signal generator.
H. Test each point through its full operating range to verify that safety and operating control
set points are as required.
I. Test each control loop to verify stable mode of operation and compliance with sequence
of operation. Adjust PID actions.
J. Test each system for compliance with sequence of operation.
K. Test software and hardware interlocks.
L. All IO point will be commissioned from all field devices including sensors, pressure
transmitters, valves etc. back to the BMS front end.
3.04 AS BUILT DOCUMENTATION REQUIRED
A. Final as built control schematics, Wiring Diagrams, Software Logic Diagrams, Database
Backup.
3.05 TRAINING
A. Provide application engineer to instruct owner in operation of systems and equipment.
B. Provide system operator's training to include but not limited to such items as the
following: modification of data displays, alarm and status descriptors, requesting data,
execution of commands and request of logs. Provide this training to a minimum of 3
persons.
C. Provide on-site training above as required, up to 16 hours as part of this contract.
3.06 DEMONSTRATION
A. After completion of the entire temperature control installation the Contractor is to
demonstrate, to the satisfaction of the Engineer prior to final acceptance, that all control
systems and associated equipment which are the responsibility of the control
manufacturer are calibrated, installed and operating in accordance with the project
drawings and specifications and the manufacturer's most recent published data.
3.07 INSTRUCTIONS
A. The instruction period for the automatic temperature control system shall not be less than
10 man days. This period shall be in addition to any time specified under any other
section of these specifications.
4. BUILDING MANAGEMENT SYSTEM (BMS) SPECIFICATIONS
Contractor shall supply, install, test and commission the system complete with control panels,
field devices, wires; etc.
The work shall be included but not limited to the following:
A. Furnish a totally Building Management System, including an operator's workstation using

Windows 7 (64-bit) as the operating system and shall be based on a distributed control
system in accordance with this specification. The operator's workstation, all building
controllers, application controllers, and all input/output devices shall
communicate using the protocols and network standards as defined by
ANSI/ASHRAE Standard for BACnet or LON. In other words, all workstations
and controllers, including unitary controllers, shall be native BACnet or LON or
LON devices. No gateways shall be used for communication to controllers installed
under this section , gateways may be used for communication to existing systems or to
systems installed under other sections
B. Provide all necessary BACnet or LON compliant hardware and software to meet the
system's functional specifications. Provide Protocol Implementation Conformance
Statement (PICS) for Windows-based control software and every controller in system,
including unitary controllers.
C. Prepare individual hardware layouts, interconnection drawings, and software

configuration from project design data.
D. Implement the detailed design for all analog and binary objects, system databases,
graphic displays, logs, and management reports based on control descriptions, logic
drawings, configuration data, and bid documents.
E. Design, provide and install (MEP contractor) all equipment cabinets, panels, data
communication network cables needed, and all associated hardware.
F. Provide and install all interconnecting cables between supplied cabinets, application
controllers, and input/output devices.
G. Provide and install all interconnecting cables between all operator's terminals and
peripheral devices (such as printers, etc.) supplied under this section.
H. Provide complete manufacturer’s specifications for all items that are supplied. Include
vendor name of every item supplied.
I. Provide supervisory specialists and technicians at the job site to assist in all phases of
system installation, startup and commissioning.
J. Provide a. comprehensive operator and technician training program as described herein.
K. Provide as-built documentation, operator's terminal software, diagrams, and all other
associated project operational documentation (such as technical manuals) on
approved media, the sum total of which accurately represents the final system.
L. Provide new sensors, dampers, valves, and install only new actuators. No used
components shall be used as any part or piece of installed system.
4.1 SYSTEM DESCRIPTION
A. The Building Management System (BMS) shall use an open architecture and fully
support a multi-vendor environment. To accomplish this effectively, the BMS shall
support open communication protocol standards and integrate a wide variety of third-
party devices and applications. The system shall be designed for use on the Internet, or
intranets using off the shelf, industry standard technology compatible with other owner
provided networks.
B. The system shall be modular in nature, and shall permit expansion of both capacity and
functionality through the addition of sensors, actuators, controllers and operator devices,
while re-using existing controls equipment.
C. System architectural design shall eliminate dependence upon any single device for alarm
reporting and control execution. The failure of any single component or network
connection shall not interrupt the execution of control strategies at other operational
devices. The System shall maintain all settings and overrides through a system reboot.
D. A distributed logic control system complete with all software and hardware functions
shall be provided and installed. System shall be completely based on ANSI/ASHRAE
standard for BACnet or LON. This system is to control all mechanical equipment;
including all unitary equipment such as fan coils, AC units etc. and all air handlers,
chillers, and any other listed equipment using native BACnet or LON compliant
components. Non BACnet or LON-compliant or proprietary equipment or systems
(including gateways) shall not be acceptable and are specifically prohibited.
E. Operator's workstation software shall be Windows 7 (64-bit), as the computer operating
system. Software shall include password protection, scheduling (including Optimum
start), alarming, logging of historical data, full graphics including animation, demand
limiting, full suite of field engineering tools including graphical programming and
applications; Systems using operating systems other than that as described above are
strictly prohibited.
F. Building controllers shall include complete control management software, including

scheduling control strategies with optimum start and logging routines. All control
management software and firmware shall be resident in field hardware and shall not be
dependent on the operator's terminal. Operator’s terminal software is to be used for
access to field based control management functions only. Provide zone by zone direct
digital logic control of space temperature, scheduling, runtime accumulation,
equipment alarm reporting, and override timers for afterhours usage.
G. Room sensors shall be provided with digital readout that allows the user to view room
temperature, adjust the room set point preset limits and override option. User shall also
be able to start and stop unit from the digital sensor.
H. All application controllers for every terminal unit (HP, UV, etc.) air handler, all central
plant equipment, and any other piece of controlled equipment shall be fully
programmable. Application controllers shall be mounted next to controlled equipment
and communicate with Building Controller via BACnet MS/TP or LON LAN.
4.2 REFERENCE STANDARDS
A. The latest edition of the following stand ds and codes in effect and amended as of
supplier's proposal date, and any applicable subsections thereof, shall govern design
and selection of equipment and material supplied:
1. American Society of Heating, Refrigerating, and Air Conditioning

Engineers(ASHRAE).
2. ANSI/ASHRAE Standard 135-2001, BACnet.
3. ANSI/EIA/CEA709.1, EIA-709.1 standard for LON
3. Uniform Building Code (UBC), including local amendments.
4. UL 916 Underwriters Laboratories Standard for Energy Management

Equipment. Canada and the US.
5. National Electrical Code (NEC).
6. FCC Part 15, Subpart J, Class A.
7. EMC Directive 89/336/EEC (European CE Mark).
B. City, country, state, and federal regulations and codes in effect as of contract date.
C. Except as otherwise indicated the system supplier shall secure and pay for all permits,
inspections and certifications required for his work and arrange for necessary approvals
by the governing authorities.
4.3 PRODUCTS
OPERATOR'S WORKSTATION
A. General structure
General structure of workstation interaction shall be standard client/server relationship.
Server shall be used to archive data and store system database. Clients shall access server
for all archived data. Each client shall include flexibility to access graphics from server or
local drive. Server shall support a minimum of 5 clients simultaneously.
An integrated browser based client application shall be used as the user operator interface
program.
B. Protocol Conformance
Operator's workstation shall as minimum support Point-to-Point (PTP) and Ethernet

BACnet/IP or LON LAN types. Standard object types accessed by the workstation shall
include as minimum: Analog Value, Analog input, Analog Output, Binary Value, Binary
Input, Binary Output, Calendar, Device, Event Enrollment, File, Notification Class,
Program and Scheduled object types. All proprietary object types, if used in the system,
shall be thoroughly documented and provided as part of the submittal data. All
necessary tools shall be supplied for working with proprietary information.
C. Displays
1. Operator Workstations shall display all data associated with project as called out
on drawings and/or object type list supplied. Graphic files shall be created using
digital, full color photographs of system installation, AutoCAD or Visio
drawing files of field installation drawings and wiring diagrams from as-built
drawings Operator's workstation shall display all data using three-dimensional
graphic representations of all mechanical equipment. System shall be capable
of displaying graphic file, text, and dynamic object data together on each display
and shall include animation. Information shall be labeled with descriptors and
shall be shown with the appropriate engineering units. All information on any
display shall be dynamically updated without any action by the user.
Workstation shall allow user to change all field-resident EMCS functions
associated with the project, such as setpoints, weekly schedules, exception
schedules, etc. From any screen no matter if that screen shows all text or a
complete graphic display. This shall be done without any reference to object
addresses or other numeric/mnemonic indications.
2. All displays and programming shall be generated and customized by the local
EMCS supplier and installer. Systems requiring factory programming for
graphics or DDC logic are specifically prohibited.
3. Binary objects shall be displayed as ACTIVE/INACTIVE/NULL or with

customized text. Text shall be justified left, right or center as selected by the
user. Also, allow binary objects to be displayed as individual change of state
graphic objects on the display screen such that they overlay the system graphic.
Each binary object displayed in this manner shall be assigned Up to three
graphic files for display when the point is ON, OFF or in alarm. For binary
outputs, toggle the object's commanded status when the graphic item is selected
with the system mouse. Similarly, allow the workstation operator to toggle the
binary object's status by selecting with the mouse a graphic of a switch or light,
for example, which then displays a different graphic (such as an "ON"
switch or lighted lamp). Additionally, allow binary objects to be displayed as
an animated graphic. Animated graphic objects shall be displayed as a sequence
of multiple graphics to simulate motion. For example: when a pump is in the
OFF condition, display a stationary graphic of the pump. When the operator
selects the pump graphic with the mouse, the represented object's status is
toggled and the graphic of the pump's impeller rotates in a time-based animation.
The operator shall be able to click on an animated graphical object or switch it
from the OFF position to ON, or ON to OFF. Allow operator to change graphic
file assignment and also create new and original graphics online, System shall be
supplied with a library of Standard graphics which may be used unaltered or
modified by the operator. Systems that do not allow customization or creation of
new graphic objects by the operator (or with third party software) shall not be
allowed.
4. Analog objects shall be displayed with operator modifiable units. Analog

input objects may also be displayed as individual items on the display screen as
an overlay to the system graphic. Each analog input object may be assigned a
minimum of five graphic files, each with high/low limits for automatic selection
and display of these graphics. As an example, a graphic representation of a
thermometer would rise and fall in response to either the room temperature or its
deviation from the controlling setpoint. Analog output objects, when selected
with the mouse, shall be displayed as a prompted dialog (text only) box.
Selection for display type shall be individual for each object. Analog object
values may be changed by selecting either the "increase" or "decrease" arrow in
the analog object spinner box without using the keypad. Pressing the button on
the right side of the analog object spinner box allows direct entry of an
analog value and accesses various menus where the analog value may be used,
such as trend logs.
5. Analog objects may also be assigned to an area of a system graphic, where the
color of the defined area based on the analog object's value. For example, an
area of a floor plan graphic served by a single control zone would change color
with respect to the temperature of the zone or its deviation from setpoint. All
editing an area assignment shall be created or modified online using simple icon
tools.
6. A customized menu label (push button) shall be used for display selection Menu
items on a display shall allow penetration to lower level displays or additional
menus. Dynamic point information and menu label push buttons may be mixed
on the same display to allow sub displays to exist for each item. Each display
may be protected from viewing unless operator has appropriate security level.
A security level may be assigned to each display and system object. The menu
label shall not appear on the graphic if the operator does not have the appropriate
security level.
7. A mouse shall be used to move the pointer to the desired item for selection of
new display or to allow the operator to make changes to object data.
D. Password Protection
1. Provide security system that prevents unauthorized use unless operator is logged
on. Access shall be limited to operator's assigned functions when user is logged
on. This includes displays as outlined above.
2. Each operator's terminal shall provide security for 100 users minimum Each user
shall have an individual User ID, User Name and Password Entries are
alphanumeric characters only and are case sensitive. User Name shall be 0-
16 characters, and Password shall be 4-8 characters long. Each system user
shall be allowed individual assignment of only those control functions which
that user requires access. All passwords, usernames and access assignments shall
be adjustable online at operators terminal. Each user shall have a set security
level, which defines access to displays and individual objects the user may
control. System shall include 5 separate and distinct security levels for
assignment to users.
3. System shall include an Auto Logout Feature that shall automatically logout
user when there has been no keyboard or mouse activity for a set period of time.
Time period shall be adjustable by system administrator. Operator terminal shall
display message on screen that user is logged out after Auto Logout occurs.
A. Operator Activity Log
1. Operator Activity Log shall be included with system that tracks all operator
changes and activities. System shall track what is changed in the system, who
performed this change, date and time of system activity and value of the change
before and after operator activity. Operator shall be able to display all activity,
sort the changes by user and also by operation.
2. Log shall be gathered and archived to hard drive on operator workstation as

needed. Operator shall be able to export data for display and sorting in a
spreadsheet.
3. Any displayed data, that is changeable by the operator, may be selected using the
right mouse button and the operator activity log shall then be selectable on the
screen. Selection of the operator activity log using this method shall show all
operator changes of just that displayed data.
B. Scheduling
1. Operator's workstation shall show all information in easy-to-read daily format

including calendar of this month and next. All schedules shall show actual
ON/OFF times for day based on scheduling priority. Priority for scheduling shall
be events, holidays, and daily schedules with events being the highest.
2. Holiday and special event schedules shall display data in calendar format.
Operator shall be able to schedule holidays and special events directly from
these calendars.
3. Operator shall be able to change all information for a given weekly or

exception schedule if logged on with the appropriate access.
4. System shall include a Schedule Wizard for set up of schedules. Wizard shall
walk user through all steps necessary for schedule generation. Wizard shall
have its own pull-down selection for startup or may be started by right
clicking on value displayed on graphic and then selecting schedule.
5. Scheduling shall include optimum start based on outside air temperature, current
heating/cooling set points, indoor temperature. Each and every individual zone
shall have optimum start time independently calculated based on all parameters
listed. User shall input schedules to set time that occupied set point is to be
attained. Optimum start feature shall calculate the startup time needed match
zone temperature to set point. User shall be able to set limit for the maximum
startup time allowed.
C. Alarm Indication and Handling
1. Operator's workstation shall provide audible, visual, and printed means of alarm
indication. The alarm dialog box shall always become the top dialog box
regardless of the application(s), currently running. Printout of alarms shall be sent
to the assigned terminal and port.
2. System shall provide log of alarm messages. Alarm log shall be archived to the
hard disk of the systems operator's terminal. Each entry shall include a
description of the event initiating object generating the alarm. Description shall
be an alarm message of at least 128 characters in length, Entry shall include
time and date of alarm occurrence, time and date of Object state return to normal,
time and date of alarm acknowledgement and identification of operator
acknowledging alarm.
3. Alarm messages shall be in user definable text in english and shall be entered
either at the operator's terminal or via remote communication.
4. System shall include an Alarm Wizard for set up of alarms: Wizard shall walk
user through all steps necessary for alarm generation. Wizard shall have its own
pull down selection for startup or may be started by right clicking on value
displayed on graphic and then selecting alarm setup.
D. Trend Log Information
1. System server shall periodically gather historically data stored in the

building controllers and archive the information. Archived files shall be appended
with new sample data, allowing samples to be accumulated. Systems that write
over archived data shall not be allowed, unless limited file size is specified.
Samples may be viewed at the operator's workstation. Operator shall be able to
scroll through all trended data. All trend log information shall be displayed in
standard engineering units.
2. Software shall be included that is capable of graphing the trend logged object
data. Software shall be capable of creating two axis (x,y) graphs that display up
to ten objects types at the same time in different colors. Graphs shall show object
values relative to time.
3. Operator shall be able to change trend log setup information. This includes the
information to be logged as well as the interval at which it is to be logged. All
input, output, and value object types in the system may be logged. All operations
shall be password protected. Setup and viewing may be accessed directly from
any and all graphics on which object is displayed.
4. System shall include a trend Wizard for setup of logs. Wizard shall walk user
through all necessary steps. Wizard shall have its own pull-down selection for
startup, or may be started by right clicking on value displayed on graphic, and
then selecting Trend logs from the displayed menu.
E. Configuration/Setup
Provide means for operator to display and change system configuration. This shall
include, but not limited to, system time, day of the week, date of daylight savings set
forward/set back, printer termination, port addresses; modem port and speed, etc. Items
shall be modified using understandable terminology with simple mouse/cursor key
movements.
F. Workstation Hardware
1. Provide operator's workstation(s) at location(s) noted on the plans and BMS
riser.
2. Workstation/Server Computer Minimum Requirements
a. Windows 7 (64-bit) operating system

b. Memory – 1 GB (512 MB Minimum)
c. CPU– 3.4 GHz Intel Core Quad Processor
d. Hard Drive – 80 GB free hard drive space (40GB minimum)
e. Hard drive backup system – CD/RW, DVD/RW or network backup
software provided by IT department
f. CD ROM Drive – 32X performance
g. Ports – (2) Serial and (1) parallel, (2) USB ports
h. Keyboard – 101 Keyboard and 2 Button Mouse
i. CRT configuration – 1-2 CRTs as follows:
i. Each Display – 17” Flat Panel Monitor 1280 x 1024 resolution
minimum
ii. 16 bit or higher color resolution
iii. Display card with multiple monitor support
g. LAN communications – Ethernet communications board; 3Comm or
equal
3. Printer requirement
a. Printer Make – Hewlett Packard or Equivalent
b. Print Speed – 600 DPI Black, 300 DPI Color
c. Buffer – 64 K Input Print Buffer
d. Color Printing – Include Color Kit
K. Software
At the conclusion of project, contractor shall leave with owner a CD ROM that includes
the complete software operation system and project graphics, set points, system
parameters, etc. This backup shall allow the owner to completely restore the system in
the case of a computer malfunction.
After all commissioning and witnessing will be carried out between field device and
DDC, once the BMS Front end software is available, then all witnessing shall be from
field device to BMS front end. A percentage of software points have to be successfully
tested to the satisfaction of all present, along with the Client, and in this way the operator
software to be handed over to the client. Any exceptions shall be completed by the
relevant parties.
L. USER INTERFACE
1. BMS Contractor shall provide and install all computer hardware and software
required for the purpose of configuration and consolidation of information and
programs required for the delivery of a Task Focused, Web Based Portal to the
BMS.
2. The user interface architecture shall be implemented to conform to industry standards,
so that is can accommodate the required applications provided by the BMS Contractor
as well as communicate information to and from any size control system.
3. The exact same user interface shall be accessible from any type of personal computer
or mobile device running any type of operating system (ex. iOS, Android, Windows).
4. The interface shall automatically adapt and optimize the information displayed to fit
the screen size of the client device and shall also be touch friendly.
5. The user interface shall organize and display information using customer specific
locations and spaces. At a minimum, the user interface shall provide:
1. Organization of all space, equipment and point information in a familiar way,

reducing the need for extensive training prior to use.
2. A navigation mechanism for users to select the specific location or space to

display information for – only spaces and locations in the navigation tree, nothing
more.
3. The ability to search for and/or bookmark any location or space by name for quick
access to critical or troublesome areas.
4. The same navigation mechanisms apply across any client device (ex. Smart phone,
tablet, personal computer) for consistency and ease of use.
6. Plug-ins and special native app software (ex. Downloaded and installed from an
app store) shall not be required to conduct daily operations of buildings and
equipment.
7. The user interface shall clearly display equipment relationships without custom
graphic generation.
8. The user interface shall provide a single display of all potential issues in a facility
including items currently in alarm, warning, override, out-of-service and offline.
9. The user interface shall provide a single display of all activity related to a specific
piece of equipment including user changes, discarded user changes, pending alarms,
discarded alarms and acknowledged alarms.
10. The user interface shall provide support for up to 100 concurrent users from an
unlimited number of individuals with defined password access to the system.
11. Provide the capability to view, command and modify large quantities of similar data in
tailored summaries without the use of a secondary application, like a spreadsheet.
These summaries shall be automatically generated or user defined. User defined
summaries shall allow up to seven user defined columns describing attributes to be
displayed including custom column labels. Up to 100 rows per summary shall be
supported.
BMS System Point Schedule

Note: Points Quantities Are Subject To Site Final Installation Details
INPUT OUTPUT
DESCRIPTION REMARKS / FIELD DEVICE
DIGITAL ANALOG DIGITAL ANALOG
FRESH AIR HANDLING UNIT
MVCD status for fresh air intake * From Limit-Switch on Actuator
MVCD Command for fresh air intake * To Damper Actuator
Pre -Filter dirty status * Via Air Differential Pressure Switch
Bag -Filter dirty status * Via Air Differential Pressure Switch
Outdoor Air Temperature and Humidity
Ambient temperature + Humidity Sensor (Single Outdoor Air T+RH sensor for
* all HVAC)
Supply fan start and stop command * Volt Free Contact from DDC
Supply fan HOA switch auto status * Volt Free Contact from Panel
*
Supply fan trip status * Volt Free Contact from Panel
Supply fan run status * Via Air Differential Pressure Switch
off coil air temperature * * Duct temperature sensor
Return Fan start / stop command * Volt Free Contact from DDC
Return fan HOA switch Auto status * Volt Free Contact from Panel
Return Fan trip status * Volt Free Contact from Panel
Return fan run status * Via Air Differential Pressure Switch
On coil air temperature * Duct temperature sensor
Heat wheel start stop command * Volt Free Contact from DDC
Heat wheel H/O/A Auto status * Volt Free Contact from Panel
Heat wheel run status * Volt Free Contact from Panel
Heat wheel trip status * Volt Free Contact from Panel
Temperature and Humidity after Heat
Wheel * Duct Temperature and Humidity sensor
Return air duct temperature * Duct Temperature Sensor
Supply air duct temperature and
humidity * Duct T + RH Sensor
Supply air static pressure * Pressure Sensor
Chilled water valve control * 2-way valve + Modulating Actuator
Chilled water valve feedback * From limit-switch on Modulating Actuator
Chilled water supply temperature * Immersion temperature sensor
Chilled water return temperature * Immersion temperature sensor
Hardwired interlock with FACP (by Fire
Fire alarm signal * Alarm Supplier)
FRESH AIR HANDLING UNIT WITH VFD
Pre -Filter dirty status * Via Air Differential Pressure Switch
Bag -Filter dirty status * Via Air Differential Pressure Switch
Outdoor Air Temperature and Humidity
Ambient temperature + Humidity Sensor (Single Outdoor Air T+RH sensor for
* all HVAC)
Supply fan start and stop command * Volt Free Contact from DDC
Supply fan HOA switch auto status * Volt Free Contact from Panel
Supply fan run status * Via Air Differential Pressure Switch
Supply fan VFD Speed Control * 0-10 V DC to DDC from DDC
Supply fan VFD Speed Feedback * 0-10 V DC to DDC from VFD
Supply fan VFD Fault Alarm * Volt Free Contact from Panel
off coil air temperature * Duct temperature sensor
Return Fan start / stop command * Volt Free Contact from DDC
Return fan HOA switch Auto status * Volt Free Contact from Panel
Return Fan trip status * Volt Free Contact from Panel
Return fan run status * Via Air Differential Pressure Switch
Return fan VFD Speed Control * 0-10 V DC to DDC from DDC
Return fan VFD Speed Feedback * 0-10 V DC to DDC from VFD
Return fan VFD Fault Alarm * Volt Free Contact from Panel
On coil air temperature * Duct temperature sensor
Heat wheel start stop command * Volt Free Contact from DDC
Heat wheel H/O/A Auto status * Volt Free Contact from Panel
Heat wheel run status * Volt Free Contact from Panel
Heat wheel trip status * Volt Free Contact from Panel
Temperature and Humidity after Heat
Wheel * Duct Temperature and Humidity sensor
Return air duct temperature * Duct Temperature Sensor
Supply air duct temperature and
humidity * Duct T + RH Sensor
Supply air static pressure * Pressure Sensor
Chilled water valve control * 2-way valve + Modulating Actuator
Chilled water valve feedback * From limit-switch on Modulating Actuator
Chilled water supply temperature * Immersion temperature sensor
Chilled water return temperature * Immersion temperature sensor
CO2 Level * CO2 Sensor
Fire alarm signal * Alarm Supplier)
AIR HANDLING UNIT
Supply Fan Start / Stop command * Volt Free Contact from Panel
Supply Fan HOA Switch Auto Status * Volt Free Contact from Panel
Supply Fan Run Status * Via Air Differential Pressure Switch
Pre-Filter Status * Via Air Differential Pressure Switch
Bag Filter status * Via Air Differential Pressure Switch
Return Fan Start / Stop command * Volt Free Contact from Panel
Return Fan HOA Switch Auto Status * Volt Free Contact from Panel
Return Fan Run Status * Via Air Differential Pressure Switch
Return fan trip status * Volt Free Contact from Panel
Chilled water valve Temperature control * 2-way valve + Modulating Actuator
Chilled water valve Temperature
feedback * From end-switch on Modulating Actuator
Supply Fan Trip status * Volt Free Contact from Panel
Supply air temperature and humidity * Duct T+RH Sensor
Exhaust Air temperature * Duct temperature sensor
Fire Alarm Signal * Alarm Supplier)
STAIR PRESSURIZATION FAN

HOA Switch Auto status * Volt Free Contact from Panel
Run status * Air Differential Pressure Switch
Trip status * Volt Free Contact from Panel
Intake motorized damper status * From Limit-Switch on Damper Actuator
Pressure relief damper open/close
status * From Limit-Switch on Damper Actuator
LIFT PRESSURIZATION UNITS

CORRIDORE MAKE UP AIR FAN

CORRIDORE SMOKE EXTRACT FAN
INDIVIDUAL EXHAUST AIR FAN

Fan start/stop command * Volt Free Contact from DDC
Fan HOA Switch auto status * Volt Free Contact from Panel
Fan run status * Air Differential Pressure Switch
Fan Trip status * Volt Free Contact from Panel
ECOLOGY SYSTEM
Grease-type Prefilter Dirty status * Via Air Differential Pressure Switch
Filter 1 dirty status * Via Air Differential Pressure Switch
Filter 2 dirty status * Via Air Differential Pressure Switch
Exhaust Fan Start/Stop Command * Volt Free Contact from DDC
Exhaust Fan HOA Switch Auto Status * Volt Free Contact from Panel
Exhaust Fan Run status * Air Differential Pressure Switch
Exhaust Fan Trip status * Volt Free Contact from Panel
HEAT EXCHANGER – DISTRICT COOLING

CHW Return temperature – Secondary
Side * Immersion temperature sensor
CHW Supply temperature – Secondary
Side * Immersion temperature sensor
Butterfly Valve Command * Butterfly valve + On/Off Actuator
Butterfly Valve Status * From End-switch on Actuator
From Building Load – Return Header
CHW temperature * Immersion temperature sensor
To Building Load – Supply Header CHW
temperature * Immersion temperature sensor
To Building Load – Supply Header
Discharge Pressure * Water Pressure Transmitter
CHILLED WATER PRESSURIZATION UNITS

HOA Switch auto status * Volt Free Contact from Panel
Run status * Volt Free Contact from Panel
Alarm / Fault status * Volt Free Contact from Panel
Bypass Line between Supply and Return Headers

Common Chilled Water Supply
Temperature before Bypass * Immersion temperature sensor
Common Chilled Water Supply
Temperature after Bypass * Immersion temperature sensor
Common Chilled Water Return
Temperature before Bypass * Immersion temperature sensor
Common Chilled Water Return
Temperature after Bypass * Immersion temperature sensor
Flow meter at Main Chilled Water
Supply before Bypass * Water Flow Meter
Supply after Bypass * Water Flow Meter
Supply before Bypass * Water Flow Meter
Supply after Bypass * Water Flow Meter
Bypass Line Butterfly Valve Modulating
Control * Butterly Valve + Modulating Actuator
Bypass Line Butterfly Valve Feedback * From End-switch on Actuator
AUTOMATIC CHEMICAL DOSING UNIT

Run status * Volt Free Contact from Panel
Alarm / Fault status * Volt Free Contact from Panel
SECONDARY CHILLED WATER PUMP
Pump HOA Switch auto status * Volt Free Contact from Panel
Pump run status * Water Differential Pressure Switch
Pump Trip status * Volt Free Contact from Panel
Pump VFD modulating command * 0-10 V DC to DDC from DDC
Pump VFD feed back * 0-10 V DC to DDC from VFD
Pump VFD fault status * Volt Free Contact from Panel
Differential pressure sensor * Water Differential Pressure Transmitter
WATER BOOSTER PUMP

HOA Switch auto status * Volt Free Contact from Panel
Pump run status * Volt Free Contact from Panel
GRP WATER TANK

Water level sensor *
Low level alarm *
High level alarm *
HOT WATER RETURN PUMPS
HOT WATER STORAGE CALORIFIER

Panel live status * Volt Free Contact from Panel
General alarm status * Volt Free Contact from Panel
Supply water temperature * Immersion temperature sensor
HOT WATER CIRCULATION PUMPS

SOLAR WATER HEATING SYSTEM CONTROL PANEL

Panel live status * Volt Free Contact from Panel
General alarm status * Volt Free Contact from Panel
DELIVERY SKID ASSEMBLY (PUMPS)

WATER TO WATER HEAT PUMP

Water Temperature – Cold Side IN * Immersion temperature sensor
Water Temperature – Cold Side OUT * Immersion temperature sensor
Water Temperature – Hot Side IN * Immersion temperature sensor
Water Temperature – Hot Side OUT * Immersion temperature sensor
CHILLED WATER CIRCULATION PUMP SET

LIFT
Lift Health Status * Volt Free Contact from Panel
Lift common fault signal * Volt Free Contact from Panel
lift passenger alarm * Volt Free Contact from Panel
WATER TRANSFER PUMP

Pump trip status * Volt Free Contact from Panel
SUBMERSIBLE PUMPS
Low level alarm *
High level alarm *
FIRE FIGHTING PUMPS
Pump Run status * Volt Free Contact from Panel
Pump trip status * Volt Free Contact from Panel
General alarm fault status * Volt Free Contact from Panel
Diesel fuel tank level * From Built-in Fuel Tank Level sensor
Battery healthy status * Volt Free Contact from Panel
CONCRETE WATER TANK

Water Level Alarm * Via Level Sensor
Low level alarm *
High level alarm *
FIRE ALARM PANEL
On /off status * Volt Free Contact from Panel
Panel healthy status * Volt Free Contact from Panel
common alarm signal * Volt Free Contact from Panel
GENERATOR – Software Integration over Modbus

Generator on/off status * Software Integration over Modbus
Battery Status * Software Integration over Modbus
Generator fuel tank level * Software Integration over Modbus
Generator common alarm * Software Integration over Modbus
BASEMENT EXTRACT & MAKEUP FAN

Extract Fan HOA Switch Auto status * Volt Free Contact from Panel
Extract Fan low/medium/high speed
* Volt Free Contact from DDC
command
Extract Fan run status * Air Differential Pressure Switch
Extract Fan Trip status * Volt Free Contact from Panel
Make-up Air Fan HOA Switch Auto
* Volt Free Contact from Panel
status
Make-up Air Fan low/medium/high
* Volt Free Contact from DDC
speed command
Make-up Air Fan run status * Air Differential Pressure Switch
Make-up Air Fan Trip status * Volt Free Contact from Panel
CO Sensors – Quantity to be determined
Carbon Monoxide level *
by BMS Specialist as per site requirement
Fire alarm control panel *
Alarm Supplier)
LPG System Detection Panel
Panel Power On Status * Volt Free Contact from Panel
Panel Fault Status * Volt Free Contact from Panel
ACCESS CONTROL PANEL
Status monitoring * Volt Free Contact from Panel
AUTOMATIC TRANSFER SWITCH
ATS COMMON FAULT * Volt Free Contact from Panel
ATS CHANGE OVER FAULT * Volt Free Contact from Panel
ATS TRANSFER OVERRIDE MONITORING * Volt Free Contact from Panel
Main Distribution Boards (MDB)
Main incomer ACB status * Volt Free Contact from Panel
ACB release monitoring * Volt Free Contact from Panel
MCCB release monitoring * Volt Free Contact from Panel
Power monitoring unit * Software integration over BACnet/IP
Motor Control Center (MCC)
Common Alarm * Volt Free Contact from Panel
Breaker Monitoring * Volt Free Contact from Panel
Power Failure * Volt Free Contact from Panel
Alarm monitoring * Volt Free Contact from Panel
PROPOSED ATLANTIS STAFF ACCOMMODATION BUILDING ON PLOT NO. JVC 17TCP 012 & 013 JVC – DUBAI UAE MECHANICAL SPECIFICATIONS

BMS Control & Instrumentation System - R1 - 290516

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15935

CONTROL & INSTRUMENTATION SYSTEM

2.0 PRODUCTS ...………....................................................................................................................6

3.01 INSTALLATION ..…………........................................................................................................18

4.0 BMS SPECIFICATION (If Required) ……… ..................................................................20

4.1 SYSTEM DESCRIPTION..…………………………………………………………………...…21

1.01 DESCRIPTION OF WORK

1.02 QUALITY ASSURANCE

A. A firm regularly engaged in the manufacture of electric electronic temperature control

A. Engineering Submittal for Approval: The intention of the engineering submittal is to

1. For the Automatic Control Systems

1.04 PRODUCT DELIVERY, STORAGE AND HANDLING

1.05 WARRANTY AND AFTER SALES SERVICE

A. Warranty : Standard Material Warranty:

C. Maintenance Contract (Optional) (To be edited as per client’s requirement):

2.02 ELECTRIC/ELECTRONIC CONTROLS COMPONENTS

1 Thermostats and controllers shall be installed as shown in control diagrams;

1 All actuators shall be UL-recognized or CSA-certified.

1. The LCD operator terminal is a small wall- or panel-mounted operator terminal

1. All temperature sensors shall be solid state electronic, factory-calibrated to

1. These shall be manufactured by the BMS Supplier.

H. Pressure Switches/ Detectors ( For liquids and gaseous media)

J. Carbon dioxide Sensors

Provide miscellaneous control equipment (switches, low limit controller, transducers,

a. All proportional control dampers shall be opposed or parallel blade type

P. Carbon Monoxide Detectors: Single or multichannel, dual-level detectors using solid-state

2.03 DIRECT DIGITAL CONTROL (DDC) PANELS

A. BUILDING AUTOMATION CONTROLLERS:

1. The automation or supervisory network will be compatible with other enterprise-

B. CENTRAL PLANT APPLICATION CONTROLLERS :

4. Central plant application controller shall be capable of providing control

5. Programming shall be object-oriented using control program blocks and shall be

8. The onboard, real time clock must support schedule operations.

13. All program sequences shall be stored on board application controller in

15. Alarm Generation

C. TERMINAL UNIT APPLICATION CONTROLLERS {AC UNITS AND FAN

A. Local Control Panels

A. Motor Control Centers (MCC) - Coordination

2.05 DATA INPUTS AND OUTPUTS

1. Glass Thermometers: Thermometers shall be of the adjustable angle type with

a. Hot Water 0 to 100°C

b. Chilled and Condenser Water 0 to 50°C

2. Remote Reading Dial Thermometer: Remote reading dial thermometer shall be

1. Temperature Gauge Connector Plugs: Provide temperature gauge connector

b. Syphon: 6 mm straight coil made of brass tubing with 6 mm male NPT

d. Connector Plugs: Provide pressure gage connector plugs pressure rated

F. Flow Measuring Gages:

A. General: Install system and materials in accordance with controls manufacturer's

A. Control cable shall be as per manufacturers recommendation.

3.03 FIELD SERVICES

3.04 AS BUILT DOCUMENTATION REQUIRED

A. Provide application engineer to instruct owner in operation of systems and equipment.

C. Provide on-site training above as required, up to 16 hours as part of this contract.

4. BUILDING MANAGEMENT SYSTEM (BMS) SPECIFICATIONS

The work shall be included but not limited to the following:

A. Furnish a totally Building Management System, including an operator's workstation using

C. Prepare individual hardware layouts, interconnection drawings, and software

J. Provide a. comprehensive operator and technician training program as described herein.

4.1 SYSTEM DESCRIPTION