25 00 00 Bas

UC Santa Cruz Campus Design Guide
DIVISION 25 – BUILDING AUTOMATION SYSTEMS (BAS)

Includes the following sections:
25 00 00 Building Automation System (BAS)
See Part II for additional information regarding Indoor Pollutant Reduction and Control, Energy
Efficiency, etc.
Also refer to the following related Sections:

23 08 00 Commissioning of HVAC
23 09 00 Instrumentation and Control for HVAC
23 09 10 Instrumentation and Control for Lab HVAC
23 90 00 Mechanical Rooms
DESIGN REQUIREMENTS
DESIGN DOCUMENTS REQUIRED: BAS SYSTEMS STUDIES, SINGLE LINE DIAGRAMS, AND
SEQUENCES OF OPERATIONS
The following shall be performed by the designer and submitted in addition to design drawings
and specification documents for review:
1. Studies: Where new additional BAS controllers and points are being added to an existing
BMS systems, the entire system shall be studied for existing JACE resource utilization
performance, age, and suitability of continued use with the additional points. Designer
shall confer with UC Engineering staff and Physical Plant BMS Shop for known limitations
or problems associated with each existing JACE and temperature control panels that new
points are being added to. Many older JACES are in poor shape (some are failing) and
unsuitable for continued use and may be on a deferred maintenance list. All of these
issues should discovered and documented during the design phase to ensure the new
BMS systems are properly designed and budgeted for before going out to bid.
2. Coordination with Physical Plant BAS Shop: The service technicians have a lot of direct
experience programming and maintaining existing BAS systems on Campus. They have
design and equipment specification preferences that change regularly based on
challenges encountered post construction on other projects, thus they should be
engaged early in the design process to take advantage of lessons learned and identify
designs and specifications of equipment they specifically don’t want to have to maintain.
3. Controls Network Security: Any vendor provided devices must adhere to campus
minimum network connectivity standards. Refer to
https://policy.ucsc.edu/policies/its/it0004.html#appa
4. Single Line Diagrams Required:
a) CONTROLS NETWORK ARCHITECTURE DIAGRAM: Diagram shall illustrate all DDC

systems controls equipment including communications via internet web browser at
remote location workstation, Ethernet cabling to routers and switches, operator
workstation server (if used on site), JACE BMS control panel(s), LON cabling to field
DIVISION 25 – BUILDING AUTOMATION SYSTEM (BAS) 1
July 2017
controllers, MODBUS RS-485 cables to equipment gateways (boiler managers, chiller

managers, split system managers), communications wiring to remote XI/O) panels,
and for each JACE indicate notated “120V power provided by Division 26” and ITS
“Data cabling and hot jack provided by Division 27”.
b) NETWORK RISER DIAGRAM FOR EVERY JACE: Diagram shall illustrate all DDC
system controls equipment and communications cabling connected to the JACE via
LON network (all local controllers for boilers, exhaust fans, air handlers, variable
frequency drives, variable volume terminal devices, etc.), BACnet MS/TP for fume
exhaust air valves, MODBUS for electrical meters, and BACnet IP for variable
refrigerant gateways, etc.
c) Division 25 designer shall coordinate with the Division 26 and Division 27 designers
to ensure these other designers are aware of the power and data requirements for
each JACE and all terminal devices such as variable air volume boxes or lab air
control valves.
d) Coordination of power requirements to each JACE: if the JACE controls any

equipment that is on standby power, the JACE has to also be on standby power. If
the JACE controls any equipment on emergency power, the JACE also has to be on
emergency power. Note that JACES on emergency power are very rare (only special
applications such as vivarium or seawater systems with livestock, otherwise the BMS
system does not control life safety equipment) and should be discussed with UC
Engineering staff.
5. Points Lists: Provide a list of all control points by name and signal type (AI, AO, DI, DO).
Coordinate with Physical Plant for integration of specific equipment PLC read/write points
to be mapped to the BAS.
6. Sequences of Operation: Provide sequences of operations for each controlled system

including setpoints and alarms.
7. Zone Maps: provide a scaled zone map for each floor including what central equipment
and terminal devices serve each zone. Indicate all BAS control panel locations.
8. Mechanical Rooms: Refer to 23 90 00 for BIM Modeling Requirements. BMS control

panels with NEC clearances shall be shown and coordinated with other trades equipment
and required access clearances.
9. Legacy of Single Line Diagrams: It is the University’s intent for the Single Line Diagrams
to be the building’s perpetual living model documents that will be continuously modified
and or updated for future building remodels, alterations, etc. For this reason, single line
diagrams shall be updated and submitted by the Engineer of Record at the end of the
project to reflect as-build conditions. In addition, as-built CAD and spreadsheet
calculations shall be submitted in both native AutoCAD .DWG file format, Excel
spreadsheet, and Acrobat PDF file formats. Before generating any single line diagrams
or calculations, the Design Engineer should confer with Archives to determine if there are
already AutoCAD single line diagrams and Excel spreadsheet files available to modify.
The newer buildings on campus should have them, but the older ones won’t. If Archives

July 2017
does not have them, they will need to be generated from scratch. It is the Design
Engineer’s responsibility to ensure they have included the appropriate time and fees in
their proposal to generate and deliver these as-built single line diagrams and
calculations.
OTHER DESIGN RELATED SUGGESTIONS

The following is a list of Building Committee Suggestions compiled by Physical Plant BMS Shop
based on many years of lessons learned on past projects on campus and is provided herein in
order to help the designer not repeat these lessons. Please note most of these suggestions are
mandatory and are somewhat redundant to the above design guidelines, but there may still be
some pearls of design wisdom to mine. Also, this list will also grow over time.
Building energy m anagem ent system s

• Adhere to Tridium resource management limitation guidelines
• Follow campus ITS security guidelines
• No Beta testing of software or equipment & SOO strategies
• Use Tridium BAS systems on Niagara network
• Fully utilize LON Modbus or BackNet devices on HVAC systems
• ITS infrastructure activated with emphasis on BAS data port connections for commissioning of
systems.
• ITS switches and BAS equipment should be on standby power
BM S sequences of operation
• Always provide third party commissioning agent
• Use demand controlled ventilation strategies by measuring Co2 levels.
• Use motion occupancy detectors to reset VAV supply airflow & zone set points for DCV
• Use motion & Co2 detectors in lecture halls and classrooms to reduce operating hours for DCV
• Alarm filter bank Differential Pressure to front end
• Design building HVAC / BAS to meet LEED certification level
• Use supply air static set-point reset.
• Use chilled / heating water D.P set point reset.
• Provide start up commissioning and change of season retro commissioning
• Consider Skyspark or other persistent commissioning software
• Provide alarm if VAV can’t meet supply air flow set-point
• Utilize VAV DAT sensor and alarm SAT to zone
• Utilize building optimum start stop
• Utilize building Night purge
• Utilize OSA free cooling

July 2017
PROJECT #: ####-### UNIVERSITY OF CALIFORNIA, SANTA CRUZ
PROJECT TITLE:
The following standard specification is intended to be edited according to the specifics of the project.
Brackets [ ] and areas shaded in gray [e.g. format] indicate requirements that are optional depending
upon the type of system being provided or per instructions associated with the [ ] and project
requirements. Consult with University's Representative and campus stakeholders.
DOCUMENT UTILIZES TRACK CHANGES TO RECORD YOUR CHANGES AS YOU EDIT.
DO NOT CHANGE THE FOOTER OF THE DOCUMENT
Return to Instructions Link
SECTION 25 00 00 BUILDING AUTOMATION SYSTEM (BAS)
I. PART 1 GENERAL
A. SUMMARY
1. This section describes the scope of work for the Building Automation System that must be
installed by a qualified BAS Contractor and integrated to the UCSC Campus Supervisor
Server by the BAS Contractor Developer.
2. The Building Automation System (BAS) as provided in this Division shall be based on the
NiagaraAx Framework (or “NiagaraAx”), a Java-based framework developed by Tridium.
3. Provide Building Automation System (BAS) incorporating Direct Digital Control (DDC),
energy management and equipment monitoring consisting of the following elements:
4. Microprocessor based remote control panels interfacing directly with sensors, actuators,
and environmental delivery systems to provide complete standalone DDC/EMS
functionality. (i.e., HVAC equipment, lab monitoring, energy metering, etc.).
5. Communication network to allow data exchange between remote panels and central
supervisors.
6. Associated operator station(s), and software functioning as the primary operator interface
for BAS. System shall utilize a graphics front end.
7. Pneumatic, electric and electronic control for all items indicated including dampers, valves,
panels and pneumatic and electrical installation.
8. Human Machine Interface (HMI) control:
a) Controls installer shall interface the BAS systems with the BAS panel provided by the
equipment manufacturer. Control installer shall provide integrator panel and all wiring
from BAS to equipment panel and from equipment panel to other equipment.
Equipment panel communications protocol shall be LONWORKS, BACnet MSTP or
Modbus RTU to a JACE. BACNet/Modbus IP must be a separate network
communicating through the JACE secondary IP port.
b) Any vendor provided devices must adhere to campus minimum network connectivity
standards. Refer to https://policy.ucsc.edu/policies/its/it0004.html#appa.
9. Provide submittals, installation, data entry, programming, startup, test and validation of
BAS, instruction to UCSC PP&C representative on maintenance and operation of BAS, as-
built documentation and system warranty.
10. Completely coordinate with work of other trades.
July 2017 Building Automation System

Revision: 25 00 00-1
PROJECT TITLE:
11. It is UCSC’s goal to implement an open system that will allow products from various
suppliers to be integrated into a unified system in order to provide flexibility for expansion,
maintenance, and service of the system. University of California, Santa Cruz shall be the
named license holder of all software associated with any and all incremental work on the
project(s).
12. All labor, material, equipment and software not specifically referred to herein or on the
plans, that is required to meet the functional intent of this specification, shall be provided
without additional cost to UCSC.
B. DEFINITIONS
a) BACnet:
(1) An open communications protocol for building automation and ASHRAE 135 control
networks. It is an ASHRAE, ANSI, and ISO standard protocol developed under the
auspices of the American Society of Heating, Refrigerating and Air-Conditioning
Engineers (ASHRAE).
b) FOX:
(1) Tridium’s TCP/IP-based protocol used for communication between network level
controllers and supervisor servers.
c) LonTalk:
(1) An open communications protocol for building automation and LonWorks control
networks. It is a LonMark International, ANSI, and ISO standard protocol originally
developed by Echelon Corporation.
d) Low Voltage:
(1) As defined in NFPA 70 for circuits and equipment operating at less than 50 V or for
remote-control, signaling power-limited circuits.
e) Modbus:
(1) An open communications protocol for building automation and Modbus control
networks. It is a standard protocol supported by the Modbus Organization, Inc.
f) Niagara-AX:
(1) A software framework and development environment that solves the challenges
associated with building Internet-enabled products, device-to-SupervisorAx
applications and distributed Internet-enabled automation systems. Older version,
phase-out started in 2015, still compatible with newer version, Niagara.
g) Niagara N4:
(1) A software framework and development environment that solves the challenges
associated with building Internet-enabled products, device-to-SupervisorAx
applications, and distributed Internet-enabled automation systems. Current version,
introduced in 2015, backward compatible with older version, Niagara-AX.
h) TCP/IP:
(1) Short for Transmission Control Protocol/Internet Protocol. A protocol for
communication between computers, used as a standard for transmitting data over
networks and as the basis for standard Internet protocols.
C. SCOPE OF WORK
1. The Building Automation System (BAS) shall be comprised of Java Application Control
Engine or Controllers (JACE) within each facility. Integration with the Tridium NiagaraAx
Framework shall be accomplished through a BAS contractor-installed Tridium NiagaraAx
JACE 8000. No legacy JACEs will be permitted.
2. Each copy of Tridium Niagara software shall include a 5 year Niagara Software
Maintenance Agreement.
PROJECT TITLE:
3. Niagara Supervisor software and JACE network controllers are required for the supervisor
and network levels of the BAS. Communication at these levels shall be FOXS, Tridium’s
Secure TCP/IP-based protocol. The WEB Service (Port 80 and 443) on each JACE is to
remain Disable. Access to the system, locally in each building, shall be accomplished using
a technician’s laptop with Workbench. Remote access to each JACE should be established
using Tridium’s Workbench over a FOXS connection, from a technician’s laptop or pc
through UCSCs VPN.
4. Field level controllers to be configured or programmed using wizards. Wizards shall be
provided free of charge and be compatible with the current published versions of the
network Automation tool that is provided as part of this project. The wizard software shall
be available for public access from the manufacturer’s web site. These wizard
programming tools shall be compatible with at least 3 other manufactures network
Automation tools.
5. Each JACE shall communicate directly to LonMark/LonTalk (LWC), BACnet MSTP (BNC),
MODBUS RTU devices and other open and legacy protocol systems/devices provided under
this Division. It is UCSC’s goal to eliminate any gateway or redundant (redundant to the
JACE functionality) device(s).
6. The work provided in this specification shall be performed by multiple entities. The BAS
Contractor shall have overall responsibility for the Division work.
7. BAS Contractor’s shall provide overall management, coordination and responsibility for
delivering integrated BAS systems. The BAS Contractor shall review work performed by
other Specialty Contractors such as low voltage, IT, security and control system
subcontractors and coordinate the connection of these systems to UCSC’s IT infrastructure
in conjunction with UCSC IT staff.
8. All materials and equipment used shall be standard components. All systems and
components shall have been thoroughly tested and proven in actual use for at least two
years.
9. All wiring shall be done in accordance with all local and national codes.
D. DIVISION OF WORK
1. This section contains specifications pertaining to the (new/expansion of existing) Tridium
based Building Automation System controls at “Project Name”.
2. All work including provision of materials and installation is to be performed by the BAS
Contractor with input from the UCSC BAS Department.
3. System programming [Designer to confer with Physical Plant BMS Shop to select one of the
following Options]
a) [Option #1] Contractor provides system programming and graphics per UCSC BAS
Department Standards.
b) [Option #2] UCSC BAS Department to provide system programming and graphics per
UCSC BAS Department Standards.
4. Functional Acceptance Testing
a) Contractor or Third Party Commissioning Agent will provide proof of point to point
documentation for all hardware and terminations provided. The contractor and/or
author of Sequence shall provide written Functional Acceptance Test Scripts based on
the Sequence provided prior to the actual functional test date. (Provide a minimum of
16 hours assistance time by a qualified technician.)

PROJECT TITLE:
5. The BAS Contractor shall be responsible for all communicating thermostats, any
miscellaneous (LonWorks (LWC) and BACnet (BNC) controllers, control devices, control
panels, controller programming, and controller programming software, controller
input/output and power wiring and controller network wiring.
6. The BAS Contractor shall be responsible for the Java Application Control Engine(s) (JACE),
software and programming, graphical user interface software (GUI), and connection of the
JACE to the local or wide area network. BAS Contractor shall also be responsible for
development of all graphical screens, Web browser pages, setup of schedules, logs and
alarms, and network management for all LWC or BNC devices.
7. LWC or BNC devices not provided by BAS Contractor shall be configured and commissioned
by appropriate contractor and later managed in the JACE shall be integrated by BAS
contractor.
8. For reasons of security and consistency, it is UCSCs intention to divide the work defined in
this section into two sections:
a) Work performed at the JACE level and below shall be performed by a qualified BAS
Contractor Systems Integrator.
(1) UCSC BAS Department will provide access to the Campus Construction Server for
graphics development.
b) All work provided at the Supervisor Server and between the Supervisor Server shall be
provided by UCSC BAS Department. UCSC BAS Department shall also be responsible
for all Security integration at the Supervisor Server level, if applicable.
9. All work pertaining to global strategies across sites and other intelligent building systems
including between the JACE and other subsystems shall be by the BAS Contractor.
E. QUALITY ASSURANCE
1. DDC System Manufacturer Qualifications:
a) Tridium Vykon, Distech Controls, Honeywell.
2. All new DDC controllers shall be Tridium based and programmed utilizing NiagaraAx
Workbench as specified and shall be capable of communicating with the campus front end
software (Honeywell WEBS Supervisor Version 3.8.111 at the time of this document) via
the campus LAN using FOXS. Supervisor to JACE software version hierarchy must be
followed.
3. Licensing of controllers must be open license allowing complete admin abilities to end user.
Proprietary devices, licensing, and networks are not acceptable. All controllers/devices
must adhere to “Tridium’s literature guidelines and Best Practices must be adhered too”.
4. For compatibility with existing systems all facets and units of data must be U.S. standard.
Presented points as well as logic points found within the program.
5. All electronic equipment shall conform to the requirements of FCC Regulation, Part 15, and
Governing Radio Frequency Electromagnetic Interference and be so labeled.
6. UPS to be installed for 120v feeding power supply to JACE and battery backup option for
JACE to also be installed.
7. System to be installed by competent technicians, with full responsibility for proper
operation of BAS, including debugging and proper calibration of each component in entire
system.
8. Codes and approvals:

PROJECT TITLE:
a) Complete BAS installation to be in strict accordance with national and local electrical
codes. All devices designed for or used in line voltage applications to be UL listed.
9. All system components shall be fault tolerant.
a) Provide satisfactory operation without damage at 110 percent and 85 percent of rated
voltage, and at +/- 3 hertz variation in line frequency.
b) Provide static, transient, short circuit, and surge protection on all inputs and outputs.
Communication lines to be protected against incorrect wiring, static transients, and
induced magnetic interference. Bus connected devices to be a.c. coupled, or equivalent
so that any single device failure will not disrupt or halt bus communication.
F. QUALIFICATIONS
1. Detailed design, & installation of the Building Automation System shall be by a BAS
Contractor that meets the following requirements:
a) Contractor’s primary personnel that will be working on this project will have
successfully completed the Tridium NiagaraAx and Niagara N4 Certification training at
the time of bid. Contractor to provide proof of mechanics / technicians having
completed this training as part of submittals. These mechanics / technicians are to be
designated as the primary designers / installers / integrators. They will be responsible
parties to be on site during the installation. In addition they will be required to attend
all pre-construction, construction, and post construction meetings, including
acceptance testing and training.
b) Experience installing at least three networked BAS systems utilizing NiagaraAx and
Niagara N4 based control systems integrating controls utilizing either the LonWorks or
BACnet communications protocol in the last 3 years. Minimum point count of these
systems shall be 50 points. Submit information documenting this experience including
contact information of client representative familiar with the contractors work on each
project.
G. BASIC BAS REQUIREMENTS

1. Panel Locations:
a) BAS panels should be under cover and centrally located relative to controlled
equipment.
b) BAS panels (including JACE and remote I/O) shall be protected from pipe leakage,
dust, and other hazards and shall have a minimum 36" working clearance in front of
each panel.
c) BAS panels will be located as indicated on project mechanical drawings. The exact
panel location will be determined by the Contractor and the University’s Representative
prior to the installation process.
d) All panels shall be fully accessible without space restrictions to allow easy service and
troubleshooting. Contractor shall obtain University approval of panel locations prior
proceeding with the work.
2. DDC controllers and remote IO’s shall provide the capability to manually override both
digital and analog outputs at the BAS panel.
a) Interface Relays: BAS output points shall not be used for direct switching of motor
control circuits. Provide an interface relay at the BAS panel, between the DDC
controller and motor starter or equipment.

PROJECT TITLE:
b) Status Monitoring: Electric current sensor switches shall be used for BAS status
monitoring. (As opposed to differential pressure switches or flow switches). These
shall be located in the motor starter panel.
3. Start-Up Testing (Commissioning):
a) BAS Commissioning shall consist of 2 phases. The Contractor shall include BAS
commissioning in the construction schedule. The BAS commissioning phases shall be:
(1) Pre-Functional Testing: Point to point testing of all points and controllers. UCSC
BAS Department must receive and sign off on the Pre-Functional test script
developed by the Contractor or Third Party Commissioning agent at least 14 days
prior to Final Functional testing. This testing shall be completed in advance of
program installation and Functional Acceptance Testing. The contractor shall
submit signed off testing scripts verifying that this testing has been completed
prior to the commencement of Functional Acceptance Testing.
(2) Functional Acceptance Testing: This will be a line by line testing of the sequences
of operation. This testing shall be conducted by the BAS Contractor Systems
Integrator and the author of the sequence, with equal support from both UCSC
BAS Department and BAS Contractor.
H. SUBMITTALS
1. Shop Drawings: Provide individuals experienced with the installation and startup of
equipment related to this type of integration.
a) One copy of shop drawings of the entire BAS shall be submitted and shall consist of a
complete list of equipment and materials, including manufacturers catalog data sheets
and installation instructions.
b) Complete system design information including:
(1) Data entry forms for initial parameters. All text and graphics to be approved
prior to data entry.
(2) Valve, and damper schedules showing:
(a) Size.
(b) Configuration.
(c) Capacity.
(d) Location.
(3) Wiring and piping interconnection diagrams, including panel and device power
and sources.
(4) Equipment lists (bill of materials) of all proposed devices and equipment.
(5) Software design data including:
(a) Flow chart of each DDC program showing interrelationship between inputs,
PID functions, all other functions, outputs, etc.
(b) Sequence of operation relating to all flow chart functions.
(6) Control sequence.
(7) DDC installation, block diagrams, and wiring diagrams for each piece of
equipment.
(8) DDC panel physical layout and schematics.
(9) The network topology diagram shall indicate the location and room number of all
DDC controllers.

PROJECT TITLE:
(10) The BAS Contractor shall submit an architecture layout that depicts devices from
the JACE down to the device level.
(11) The BAS Contractor shall submit an architecture layout that depicts network
diagrams for JACE to JACE communications as well as JACE to Server.
(12) BACnet specific designs:
(a) The BAS Contractor shall submit a network topology diagram that includes
the following on all BACnet devices
(i) TCP/IP Address
(ii) MAC Address
(iii) Device instance number
(iv) BACnet Port
(v) Devices configured for BBMD
(vi) BACnet routers and subnets
(13) LonWorks specific designs:
(a) The BAS Contractor shall submit a network topology diagram that includes
the following on all LON devices
(i) Neuron IDs
(ii) Routers
c) Sequence of Operations
(1) A complete written Sequence of Operation shall also be included with the
submittal package. The BAS Contractor shall coordinate data from other
contractors supplying products and systems, as part of their package and shall
provide catalog data sheets, wiring diagrams and point lists to UCSC for proper
coordination of work.
d) If a project is considered a renovation project the BAS Contractor shall update all
existing master diagrams in order to keep as-built drawings completely accurate for
the entire building.
(1) Digital Visio updateable drawings should be contained in JACE and Flashdrive.
e) A copy of all networks must be drawn on the actual physical daisy chain as installed.
This is the actual blueprint showing the floorplan, equipment location and the route in
which the network was run. The Niagara Network must also be included (i.e.:
Communications Bldg. communicates to West Remote Parking, through JBEB
connection on Rm. 252).
2. Product Data:
a) Complete list of product data including:
(1) Data sheets of all products.
(2) Valve, damper, and well and tap schedules showing size, configuration, capacity,
and location of all equipment.
3. Project Information:
a) Certification of installer qualifications.

PROJECT TITLE:
4. Submittal shall also include a copy of each of the graphics developed for the Graphic User
Interface including a flowchart (site map) indicating how the graphics are to be linked to
one another for system navigation. The graphics are intended to be 80% - 90% complete
at this stage with the only remaining changes to be based on review comments from the
A/E design team and/or UCSC. It is expected that the successful BAS Contractor shall
utilize the UC Santa Cruz graphic templates as much as possible. UCSC will provide an
example of an acceptable graphic template. Where a particular graphic template does not
exist, the Integrator shall create a similar template and gain approval during submittal
process.
5. Upon completion of the work, provide a complete set of ‘as-built’ drawings and application
software on compact disk. Drawings shall be provided as AutoCAD™ or Visio™ compatible
files.
6. Contract Closeout Information:
a) Operating and maintenance manuals.
b) UCSC instruction report.
c) Certification that UCSC Training has been provided by BAS installer.
d) As Built Instrumentation and Control Diagrams.
e) Plan As-Builts at 1/8 inch scale showing:
(1) Upon completion of the work, provide a complete set of ‘as-built’ drawings and
application software on compact disk. Drawings shall be provided as AutoCAD™ or
Visio™ compatible files.
(2) Two copies of the ‘as-built’ drawings shall be provided in addition to the
documents on compact disk.
(3) Division 23, 25 and 26 contractors shall provide as-builts for their portions of work.
(4) The BAS Contractor shall be responsible for as-builts pertaining to overall BAS
architecture and network diagrams. All as built drawings shall also be installed into
the BAS server in a dedicated directory.
(5) Communication cable circuiting drawing with DDC panels and communication
devices labeled.
(6) Power wiring circuiting drawing showing 120 volt circuit source and low voltage
transformer locations, identifications, and circuit to each controlled device per
transformer for the DDC system.
7. Any software needed to program or calibrate controls system will be provided along with
any setup, configurations and data files. Also, any hardware needed to communicate with
the controllers and/or devices will also be included.
I. JOB CONDITIONS
1. Cooperation with other Trades:
a) Coordinate the Work of this section with that of other Sections to ensure that the work
will be carried out in an orderly fashion. It shall be the Systems Integrator’s
responsibility to check the Contract documents for possible conflicts between his work
and that of other crafts in equipment location, pipe, duct and conduit runs, electrical
outlets and fixtures, air diffusers and structural and architectural features.

PROJECT TITLE:
J. SOFTWARE LICENSE AGREEMENT
1. It is the UCSC’s express goal to implement an open system that will allow products from
various suppliers to be integrated into a unified Tridium Niagara system in order to provide
flexibility for expansion, maintenance, and service of the system. University of California,
Santa Cruz shall be the named license holder of all software associated with any and all
incremental work on the project(s). In addition, the UCSC shall receive ownership of all job
specific configuration documentation, data files, and application-level software developed
for the project. This shall include:
a) All custom, job specific software code and documentation for all configuration and
programming that is generated for a given project and/or configured for use with the
JACE, BAS Supervisor Server(s), and any related LAN / WAN / Intranet and Internet
connected routers and devices.
b) Any and all required IDs and passwords for access to any component or software
program shall be provided to UCSC.
2. UCSC has signed a software and firmware licensing agreement for the BAS software. Such
license shall grant use of all programs and application software to UCSC as defined by the
manufacturer's license agreement, but shall protect manufacturer's rights to disclosure of
trade secrets contained within such software. Systems Integrators that participate in the
integration of UC Santa Cruz direct digital control systems must:
a) Be certified in the use, application and service of NiagaraAx and Niagara N4 software
and shall provide documentation from the manufacturer’s training center as such.
However, certification in the above does not automatically qualify an integrator to bid
on proposed UC Santa Cruz projects. Only approved integrators listed in this
specification are eligible to participate in the project.
b) Agree to use on any UC Santa Cruz project any application standards, html pages,
graphics templates, etc. developed by or for UC Santa Cruz for the purpose of digital
control, scheduling, alarming, graphics, etc.
c) Agree that the application standards, html pages, graphics templates, etc. developed
only for UC Santa Cruz are the property of UC Santa Cruz (subject to the
manufacturer’s license agreement) and shall not be reproduced, etc. for use on any
other customer, project, etc. without the expressed written permission of the UC Santa
Cruz facilities staff.
d) Agree that certification on the manufacturer’s software does not guarantee continued
participation in UC Santa Cruz’s BAS projects.
e) Agree to provide UC Santa Cruz’s staff with the highest level of administrative
password.
f) Agree that UC Santa Cruz staff and other Systems Integrators can use the onsite UC
Santa Cruz software tools to modify JACE s, license files, and passwords, provide
software maintenance, etc., after warranty period expires.
g) UCSC requires that all NiagaraAx based software and hardware on this project have
the following Niagara Information Compatibility Statement (NICS). The Existing
NiagaraAx Server complies with the requirements below. Organizations without the
NICS below shall not be allowed to bid.
(1) Brand ID = Vykon or Distech Controls or Honeywell
(2) Station Compatibility In = *
(3) Station Compatibility Out = *

PROJECT TITLE:
(4) Tool Compatibility In = *
K. WARRANTY
1. Provide all services, materials and equipment necessary for the successful operation of the
entire BAS for a period of two years after acceptance by UCSC Project Manager and
provide hardware and software upgrade support during that period that corresponds with
any upgrades performed by the BAS Contractor Systems Integrator.
2. Within this period, upon notice by UCSC, any defects in the work provided under this
section due to faulty materials, methods of installation or workmanship shall be promptly
(within 48 hours after receipt of notice) repaired or replaced systems or parts found
defective at no cost to UCSC by the BAS Contractor including: but not limited to:
a) Building Controls System Server software, project-specific software, graphic software,
database software, and firmware updates that resolve known software deficiencies, as
identified by the Contractor or UCSC, shall be provided and installed at no charge
during the warranty period.
b) Contractor to apply all software updates and security patches immediately (within 72
hours) as they become available, from the start of the project until the end of the
warranty period.
c) All corrective software modifications made during the warranty period shall be updated
on all user documentation and on user and manufacturer archived software disks.
d) Include parts, labor, and necessary travel during warranty.
e) All parts should be replaced with the exact products. If exact parts are not available
then the equivalency determination rests with UCSC.
f) Troubleshooting service, preventative maintenance, and scheduled re-calibration of the
system is the responsibility of UCSC. Such routine tasks shall not impact Contractor
warranty obligations.
3. The adjustment, required testing, and repair of the system includes all computer
equipment, transmission equipment and all sensors and control devices.
4. UCSC will initiate service calls when the system is not functioning properly. Qualified
personnel shall be available to provide service to the complete system. Furnish UCSC with
a telephone number where service representative can be reached at all times. Service
personnel shall be at the site within 24 hours after receiving a request for service.
5. Provide vendor specific warranty information.
6. At the end of the warranty period, Contractor shall ensure every instance of Tridium
Niagara software has the latest Tridium software maintenance release installed.
7. Expiration of the warranty period does not relieve Contractor of the responsibility for
correcting all deficiencies identified during the warranty period. Expiration of the warranty
period does not relieve Contractor of the responsibility for fulfilling all specified obligations
during warranty period.
L. UCSC’S TRAINING
1. In no case shall training be scheduled until all graphics are approved and accepted by
UCSC Physical Plant BAS Department.
2. Training shall not proceed until UCSC Physical Plant BAS Department has reviewed and
approved the Training Submittal.

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PROJECT TITLE:
3. Provide a minimum of 32 hours of training, organized into 8 separate sessions of 4 hours
each session.
4. Provide a factory-trained instructor or representative to give full instructions to designated
personnel in the operation, maintenance, and programming of each piece of equipment or
system. Instructors shall be thoroughly familiar with all aspects of the subject matter. The
Contractor shall provide all equipment and material required for classroom training.
5. Qualifications of proposed training instructor are subject to UCSC approval.
6. The training shall be specifically oriented to the system and interfacing equipment installed.
7. Organize training per user group and into different training sessions. UCSC to provide user
groups.
8. Include classroom instruction and field demonstration.
9. Classroom instruction should include at a minimum:
a) Detailed review of as-built documentation and conditions with general equipment
layout
b) In depth discussion of theory of sequence of operations
c) Review organization and usability of O&M documentation
d) Maintenance (preventative, sensor calibration, etc.) procedures and schedules
e) Pertinent safety requirements
f) Operator control functions including graphic operation and navigation
g) Explanation of adjustment, calibration and replacement procedures
h) Explanation of procedures to restore any building level controller or building control
system server database. Training manual shall include screen captures, including
instructional annotation, of each step required to accomplish the task.
i) Explanation of procedures to restore any local control unit database. Scenarios to
explain include: restoring a database that is corrupted in an existing unit; restoring a
database in a new unit that replaces an identical existing unit; and restoring a
database in a new unit that is a different controller than the failed unit being replaced.
Training manual shall include screen captures, including instructional annotation, of
each step required to accomplish the task, for each type of DDC controller installed.
j) Detailed review of all DDC logic, programming and programming documentation.
Control logic shall be graphical and annotated to describe how it accomplishes the
sequence of operation. Annotations shall be sufficient to allow UCSC’s BAS Integrators
to relate each program component block to corresponding portions of the specified
Sequence of Operation. Training manual shall include screen captures, including
instructional annotation, of all DDC logic, programming and programming
documentation, for each type of DDC controller installed.
k) Additional specific topics will be requested by UCSC in advance of Training session.
Each custom topic/session will require the Contractor to prepare and submit training
manual with the same level of detail (screen captures, annotation, and written
instructions) as described above.
10. Field instruction, if determined by UCSC to be required for this project, should include at a
minimum
a) Normal maintenance procedures
b) Demonstration of operation
c) Demonstration of safeties and interlocks

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d) Walk-through of the job to locate control components
M. PROJECT MANAGEMENT
Note: Edit the above training requirements for each project. Make sure each item is appropriate and coordinate with
UCSC. Coordinate with Div. 1 requirement
Note: The following sections on Project Management and Scheduling contain additional details required for retrofit
applications. These can be edited out for New Construction projects.
1. No later than the project kick-off meeting, Contractor shall identify in writing:
a) One employee of the BAS Contractor who has the primary responsibility for managing
the project. For purposes of scheduling and project management, this person shall be
known as the BAS Contractor’s Project Manager.
b) One employee of the BAS Contractor who has the primary responsibility for supervising
the control system physical installation. For purposes of scheduling and project
management, this person shall be known as the BAS Contractor’s Installation
Supervisor.
c) One employee of the BAS Contractor who has the primary responsibility for
programming controllers, programming control system database and developing
graphics. For purposes of scheduling and project management, this person shall be
known as the BAS Contractor’s Systems Integrator.
d) Depending on size of project, the three above-listed roles may be performed by the
same Contractor’s employee.
2. For purposes of scheduling and project management, the project shall generally be divided
into 3 phases.
a) Installation Phase
(1) Shall be the period from project start until physical installation of all controllers,
appurtenant devices and computers is complete.
b) Database/Graphics Finalizing Phase
(1) Shall be the period from the completion of Installation Phase until Contractor has
completed all system programming and graphics development.
c) Project Closeout Phase
(1) Shall be the period from the completion of the Database/Graphics Finalizing Phase
until UCSC has accepted the project.
3. The Contractor shall attend all project meetings and provide meeting minutes and action
items to all attendees within 3 working days of each meeting.
a) During the Installation Phase, project meetings shall occur weekly at a regularly
scheduled meeting time. BAS Contractor’s Project Manager and BAS Contractor’s
Installation Supervisor shall attend all meetings during the Installation Phase. If
requested by UCSC, BAS Contractor’s Systems Integrator shall attend any meeting
during the Installation Phase. BAS Contractor shall furnish updated project schedule,
with all applicable milestones, at least 1 day prior to the meeting.

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b) During the Database/Graphics Finalizing Phase, project meetings shall occur as
determined by UCSC. UCSC will give 1 week advance notice of any project meetings
during this phase. BAS Contractor’s Project Manager and BAS Contractor’s Systems
Integrator shall attend all meetings during the Database/Graphics Finalizing Phase. If
requested by UCSC, BAS Contractor’s Installation Supervisor shall attend any meeting
during the Database/Graphics Finalizing Phase. BAS Contractor shall furnish updated
project schedule, with all applicable milestones, at least 1 day prior to the meeting.
c) During the Project Close Out Phase, project meetings shall occur as determined by
UCSC. UCSC will give 1 week advance notice of any project meetings during this
phase. BAS Contractor’s Project Manager and BAS Contractor’s Systems Integrator
shall attend all meetings during the Project Close Out Phase. If requested by UCSC,
BAS Contractor’s Installation Supervisor shall attend any meeting during the Project
Close Out Phase. BAS Contractor shall furnish updated project schedule, with all
applicable milestones, at least 1 day prior to the meeting.
4. Meeting minutes shall represent a true and accurate record of the meeting. Corrections or
clarifications to the meeting minutes shall be by a written request for correction within 7
days of the date of issuance of meeting minutes.
5. BAS Contractor accepts that during the Project Close Out Phase, UCSC may rely on third
party consultants, i.e. Commissioning Authority, to complete independent test and review
of project deliverables from BAS Contractor.
6. The BAS Contractor shall maintain a “red-lined” copy of the as-built drawings on-site at all
times.
7. The BAS Contractor shall have Functional Performance Test and start up sheets available
on-site at all times.
N. SCHEDULING
1. The BAS Contractor is required to provide a schedule of activities and continually update
the schedule as the project progresses. Clearly distinguish between commissioning
activities performed solely by BAS Contractor and commissioning activities involving the
Commissioning Authority.
2. During Installation Phase, the BAS Contractor shall update schedule weekly, at least 1 day
prior to the project meeting, to provide a 3-week look-ahead schedule with a list of
construction impacts for occupants.
3. Project Schedule shall include, at a minimum, with at least 3 weeks advance notice, the
following project milestones:
a) BAS Contractor starts physical installation.
b) Any Utility Shut Down required by project.
c) BAS Contractor ready to connect Building Automation System Server to UCSC Campus
Controls Network.
d) BAS Contractor completes all physical installation.
e) BAS Contractor complete and ready for Commissioning (Cx) network points.
f) BAS Contractor ready for preliminary controller FPT and programming review (1 of
each type of controller or controller application.
g) BAS Contractor ready for final zone terminal unit controller FPT and programming
review (10% of each type of controller).

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PROJECT TITLE:
h) BAS Contractor ready for air handler FPT (Verifies AHU reset strategies and occupancy
scheduling are functioning correctly).
i) BAS Contractor ready for building heating/cooling, central plant or whole building FPT
(as applicable).
j) Controller programing and entire Niagara database ready for UCSC Physical Plant BAS
Department review.
k) Graphics ready for UCSC Physical Plant BAS Department review.
l) BAS Contractor ready for Cx trend review.
m) Contractor submits Training Agenda and Training Binder for UCSC Physical Plant BAS
Department review. Note: Graphics, Training Agenda and Training Binder must be
reviewed and approved by UCSC Physical Plant BAS Department before training can be
scheduled.
n) Training sessions.
4. Included in this project are connections to equipment provided by others. Coordinate
deliveries, final locations, factory mounting, and various connections required.
5. Coordinate activities with contract project schedule.
a) Ensure integration activities are incorporated into project schedule.
b) Communicate requirements to prevent potential damage from paint, dust, water,
weather, etc. Monitor and take measures to assure protection for all equipment.
6. Coordinate all IT requirements with UCSC and contract project schedule.
O. SYSTEM ARCHITECTURE
1. GENERAL
a) The Facility Management Control System (BAS) shall be comprised of a network of
interoperable, stand-alone digital controllers, a computer system, graphical user
interface software, network devices and other devices as specified herein.
b) The intent of this specification is to provide a peer-to-peer networked, stand-alone,
distributed control system with the capability to integrate the most current
ANSI/ASHRAE Standard BACnet, LonWorks technology, MODBUS, existing OPC if
applicable, and other existing open and proprietary communication protocols if
applicable in one open, interoperable system.
c) The supplied Building Automation System shall employ component-based technology
for representation of all data and control devices within the system. In addition,
adherence to industry standards including the most current ANSI / ASHRAE™
Standard, BACnet and LonMark to assure interoperability between all system
components is required. For each LonWorks device that does not have LonMark
certification, the device supplier must provide an XIF file and a resource file for the
device. For each BACnet device, the device supplier must provide a PICS document
showing the installed device’s compliance level. Minimum compliance is Level 3; with
the ability to support data read and write functionality. Physical connection of BACnet
devices shall be via RS-485 (BACnet MSTP) or Ethernet (BACnet Ethernet/IP,) only by
exception with prior UCSC BAS Department approval and only through the JACE’s
secondary IP port.
d) All components and controllers supplied under this Division shall be true “peer-to-peer”
communicating devices. Components or controllers requiring “polling” by a host to pass
data shall not be acceptable.
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PROJECT TITLE:
e) The supplied system must incorporate the ability to access all data using standard Web
browsers without requiring proprietary operator interface and configuration programs.
An Open Database Connectivity (ODBC) or Structured Query Language (SQL)
compliant server database is required for all system database parameter storage. This
data shall reside on a supplier-installed server for all database access. Systems
requiring proprietary database and user interface programs shall not be acceptable.
f) A hierarchical topology is required to assure reasonable system response times and to
manage the flow and sharing of data without unduly burdening the customer’s internal
Intranet network. Systems employing a “flat” single tiered architecture shall not be
acceptable.
(1) Maximum acceptable response time from any alarm occurrence (at the point of
origin) to the point of annunciation shall not exceed 5 seconds for network
connected user interfaces.
g) The installed system shall provide secure passwords access to all features, functions
and data contained in the overall BAS.
h) System architecture shall consist of no more than two levels of LAN and/or
communication busses.
(1) Level one – Campus Supervisor level
(a) Consists of JACE 8000 controllers acting as gateway devices to share data
between buildings and supervisor server, where Campus NiagaraAx
Supervisor software resides. The Supervisor Server is overseen by UCSC BAS
Department. All modifications must be pre-approved and coordinated. BAS
Department System Integrators access supervisor using Client provided
workstations, connected to the Client LAN/WAN using preferred web browser
software. JACE controllers to be installed throughout Client buildings
connected to Client LAN/WAN for communication between supervisor server
and the specific building controls, according to the Niagara Product Model.
The communication protocol between supervisor and JACE controllers shall
be FOXS, Tridium’s Secure TCP/IP-based protocol.
(2) Level two - Field level
(a) Consists of general purpose programmable controllers to provide stand-alone
control of terminal units. Examples of terminal units include VAV boxes, fan
coil units, heat pumps, induction units, unit heaters, smaller rooftop units
serving a single zone, etc. Field level controllers to be configured or
programmed using the programmable controller tool made available by the
manufacturer. Programmable controller tool shall be capable of connection
to field controllers via Client LAN/WAN routed through the JACE controllers.
Communication at the field level shall be open protocol; BACnet MS/TP or
LonWorks.
P. NETWORK ACCESS AND SECURITY

1. Remote Access
a) For Local Area Network installations UCSC shall provide a connection to the Internet to
enable access via the customer’s Intranet to a corporate server. BAS Contractor shall
connect to IP drop provided by UCSC IT utilizing a minimum of Category 6 grade of
patch cabling.
2. JACE IP communications
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PROJECT TITLE:
a) BAS Contractor will use DHCP and DNS for IP communications.
(1) No static IPs or “hardcoded” IP addresses (except for secondary port, see below)
in the JACE will be accepted.
(2) The BAS Contractor shall request from UCSC IT Department all required primary
port TCP/IP network configuration settings for all JACEs via standard RFI. The BAS
Contractor shall not assign any of the following configuration settings without
UCSC BAS Department approval.
(a) Domain name
(b) Host name
(c) Station Name
(d) Secondary port
(i) For troubleshooting purpose, The BAS Contractor shall configure the
JACE’s secondary port to a static IP address of 192.168.1.12X, where X is
equal to last digit of JACE’s serial number.
(ii) The subnet mask shall be configured to 255. 255. 255.0
b) SSL requirements
(1) All communications between Niagara devices and the Supervisor server or user
interface software, i.e., IDE, shall be secured using SSL encryption.
(2) The following ports shall be used for SSL communications
Software Interface Protocol Specified Port
Browser HTTPS 443
Niagara Station IDE FOXS 4911
Niagara Platform IDE TLSv1 5011
Q. JAVA APPLICATION CONTROL ENGINE (JACE)

1. The BAS Contractors Systems Integrator shall supply one or more Java Application Control
Engine (JACE) as part of this contract to manage devices/points in all specification
sections. The number of JACEs provided by the BAS Contractor is dependent on the
type/quantity of devices and points. It is the responsibility of the BAS Contractor to
coordinate with all Division contractors to determine the quantity and type of JACEs
needed to fulfill the operating sequences.
2. Java Application Control Engine (JACE) shall provide the interface between the LAN or
WAN and the field control devices, and provide global supervisory control functions over
the control devices connected to the JACE. It shall be capable of executing application
control programs to provide:
a) Calendar functions
b) Scheduling
c) Trending
d) Alarm monitoring and routing
e) Time synchronization
f) Integration of LonWorks controller data and BACnet controller data
g) Network Management functions for all LonWorks based devices.
3. The Java Application Control Engine must provide the following hardware features as a
minimum:
a) TI AM3352: 1000MHz ARM® Cortex™-A8
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PROJECT TITLE:
b) 1GB DDR3 SDRAM
c) Removable micro-SD card with 4GB flash total storage/ 2GB user storage
d) Wi-Fi (Client or WAP)
(1) IEEE802.11a/b/g/n
(2) IEEE802.11n HT20 @ 2.4GHz
(3) IEEE802.11n HT20/HT40 @ 5GHz
(4) Configurable radio (Off, WAP, or Client)
(5) WPAPSK/WPA2PSK supported
e) USB type A connector
(1) Back-up and restore support
f) (2) Isolated RS-485 with selectable bias and termination
g) (2) 10/100MB Ethernet ports
h) Secure boot 24VAC/DC power supply
i) Runs Niagara-4.1 and later
j) Real time clock
k) Battery-less
l) Any Expansion Modules and IO Configurations needed for the project.
m) The JACE must be capable of operation over a temperature range of -22 to 140°F
n) The JACE must be capable of withstanding storage temperatures of between -40 and
185°F
o) The JACE must be capable of operation over a humidity range of 5 to 95% RH,
noncondensing.
4. The JACE shall support standard Web browser access via the Intranet/Internet. It shall
support a minimum of 32 simultaneous users.
5. JACE Data Collection and Storage.
a) The JACE shall have the ability to collect data for any property of any object and store
this data for future use. The maximum records stored should be 250. See points list for
required logs.
b) The data collection shall be performed by log objects, resident in the JACE that shall
have, at a minimum, the following configurable properties:
(1) Designating the log as interval or deviation.
(2) For interval logs, the object shall be configured for time of day, day of week and
the sample collection interval.
(3) For deviation logs, the object shall be configured for the deviation of a variable to
a fixed value. This value, when reached, will initiate logging of the object.
(4) For all logs, provide the ability to set the maximum number of data stores for the
log and to set whether the log will stop collecting when full, or rollover the data on
a first-in, first-out basis.
c) Each log shall have the ability to have its data cleared on a time-based event or by a
user-defined event or action. All log data shall be archived to a database in the
SupervisorAx Server and the data shall be accessed from a standard Web browser and
the Periscope Dashboard.
d) All log data, when accessed from a server, shall be capable of being manipulated using
standard SQL, BQL & NQL statements.
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PROJECT TITLE:
e) All log data shall be available to the user in the following data formats:
(1) HTML
(2) XML
(3) Plain Text
(4) Comma or tab separated values.
f) Systems that do not provide log data in HTML and XML formats at a minimum shall not
be acceptable.
g) The JACE shall have the ability to archive its log data remotely to a server on the
network. Provide the ability to configure the following archiving properties, at a
minimum:
(1) Archive on time of day
(2) Archive on user-defined number of data stores in the log (buffer size)
(3) Archive when log has reached its user-defined capacity of data stores
(4) Provide ability to clear logs once archive.
6. JACE Audit Log
a) Provide and maintain an Audit Log that tracks all activities performed on the JACE.
Provide the ability to specify a buffer size for the log and the ability to archive log
based on time or when the log has reached its user-defined buffer size. Provide the
ability to archive the log to a server. For each log entry, provide the following data:
(1) Time and date
(2) User ID
(3) Change or activity: i.e., Change set point, add or delete objects, commands, etc.
7. JACE Database Backup & Storage
a) The JACE shall have the ability to automatically backup its database. The database
shall be backed up based on a user-defined time interval.
b) Copies of the current database and, at the most recently saved database shall be
stored in the JACE. The age of the most recently saved database is dependent on the
user-defined database save interval.
c) The JACE database shall be stored, at a minimum, in XML format to allow for user
viewing and editing, if desired. Other formats are acceptable as well, as long as XML
format is supported.
8. JACE Time Sync
a) Use the NtpPlatformServiceQnx in the Station/Services/PlatformServices/
NtpPlatformServiceQnx. Use Time Servers ntp1.ucsc.edu: 128.114.129.77,
ntp2.ucsc.edu: 128.114.1.77, ntp3.ucsc.edu: 128.114.103.81
9. JACE Weather Station/OA Temperature
a) The Web Supervisor has a dedicated weather station that will be available through the
Niagara Network. While the JACE is not on the UCSC Network and for backup purposes
all buildings are required to have their own Outdoor Air Temperature sensor to be used
for economizer and other requirements but also is able to be overridden by the Web
Supervisor Outdoor Air Temperature.
b) Also available from the Web Supervisor is Outdoor Humidity, Dew point and Wet Bulb.
c) The weather station in the Services of the Station should also be enabled and set for
KWVI Watsonville Municipal Airport.

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PROJECT TITLE:
d) At this time Air Quality is not enabled due to conditions beyond our control. Therefor
this property should be set to False.
10. JACE Loading
a) The Systems Integrator is to design the system to properly be load balance across
multiple JACEs. I.e.; UCSC does not want 1 JACE operating at 80% and another is
operating at 20%
11. JACE Mounting

a) The manufacturers recommended environmental and mount requirements shall be
followed. In addition, a minimum clearance of 6 inches all around the JACE shall be
maintained for local connections to the JACE.
R. INTEGRATED DEVELOPMENT ENVIRONMENT (IDE)
1. It is the intent of UCSC to manage and maintain all Niagara devices on the BAS network to
the same Niagara approved version. It is the BAS Systems Contractor’s responsibility to
check the currently installed/approved version of Niagara on campus and to attain and
perform any deployment with the current UCSC approved version.
2. An integrated development environment for development of graphic screens, control logic,
security, alarm notification and data storage has been established using the Niagara
Workbench Tool and currently resides on the EnergyAx Construction Server. The successful
BAS Contractor shall utilize its own laptop for all programming. All graphical development
will be done on UCSC’s EnergyAx Construction Server. The server and JACE IDE tools shall
be identical; however, it shall be possible to limit views and commands via a unique user
profile and password in either. The system shall automatically monitor the operation of all
workstations, modems, network connections, building management panels, and
controllers. The failure of any device shall be annunciated to the operator.
S. INTEGRATED DEVELOPMENT ENVIRONMENT (IDE)

1. It is the intent of UCSC to manage and maintain all Niagara devices on the BAS network to
the same Niagara approved version. It is the BAS Systems Contractor’s responsibility to
check the currently installed/approved version of Niagara on campus and to attain and
perform any deployment with the current UCSC approved version.
2. An integrated development environment for development of graphic screens, control logic,
security, alarm notification and data storage has been established using the Niagara
Workbench Tool and currently resides on the EnergyAx Construction Server. The successful
BAS Contractor shall utilize its own laptop for all programming. All graphical development
will be done on UCSC’s EnergyAx Construction Server. The server and JACE IDE tools shall
be identical; however, it shall be possible to limit views and commands via a unique user
profile and password in either. The system shall automatically monitor the operation of all
workstations, modems, network connections, building management panels, and
controllers. The failure of any device shall be annunciated to the operator.

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PROJECT TITLE:
T. WEB BROWSER CLIENTS
1. The system shall also allow use of an unlimited number of clients using a standard Web
browser including Chrome and Firefox™ (preferred). The system shall be capable of
providing a rich user experience (including full use of the engineering toolset) through the
use of java applets or a simple user interface using only HTML, CSS and JavaScript. Refer
to Sequence of Operations for the client side display types that are required on this
project.
2. The Web browser shall provide the same view of the graphics, schedules, calendars, logs,
etc. as is provided by the Graphical User Interface and match the look and feel of graphics
in the Web Supervisor. Systems that require different views or that require different means
of interacting with objects such as schedules, or logs, shall not be permitted.
a) The Web browser client shall support at a minimum, the following functions:
(1) User log-on identification and password shall be required. If an unauthorized user
attempts access, a blank web page shall be displayed. Security using Java
authentication and encryption techniques to prevent unauthorized access shall be
implemented.
(2) Graphical screens developed for the GUI shall be the same screens used for the
Web browser client (unless clearly stated in the sequence of operation). Any
animated graphical objects supported by the GUI shall be supported by the Web
browser interface. SupervisorAx Developer shall provide a BAS Contractor with a
basis of performance/expectation for GUI. BAS Contractor shall use this standard
graphic template or modify the graphics slightly to achieve the desired
specification requirement/outcome.
(3) Storage of the graphical screens shall be in the UCSC EnergyAx Construction
Server and these graphics shall be “learned” by the SupervisorAx Server and
EnergyAx Server via Export tagging.
(4) Real-time values displayed on a Web page shall update automatically without
requiring a manual “refresh” of the Web page.
b) UCSC shall have administrator-defined access privileges. Depending on the access
privileges assigned, the user shall be able to perform the following:
(1) Modify common application objects, such as schedules, calendars, and set points in
a graphical manner.
(2) Schedule times will be adjusted using a graphical slider, without requiring any
keyboard entry from the operator.
(3) Holidays shall be set by using a graphical calendar, without requiring any keyboard
entry from the operator.
(4) Commands to start and stop binary objects shall be done by right-clicking the
selected object and selecting the appropriate command from the pop-up menu. No
entry of text shall be required.
(5) View logs and charts
(6) View and acknowledge alarms
(7) Setup and execute SQL queries on log and archive information.
c) Graphic screens on the Web Browser client shall support hypertext links to other
locations on the Internet or on Intranet sites, by specifying the Uniform Resource
Locator (URL) for the desired link.
d) Navigation page will follow this layout:
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PROJECT TITLE:
(1) Home page – Main landing page with menu and a picture of the building.
(2) Floor Plans, under floor plans folder are the individual floor plans and under them
the individual VAV’s (meters and lighting to be shown on floor plan with layers and
a legend.)
(3) Systems
(4) Equipment
(5) Meters
(a) Power
(b) Water
(c) Gas
(6) Miscellaneous
(a) Schedules
(b) Sequences
(c) Network Arc
(d) Notes
(e) Histories
(f) NCS 17 Equip Info
e) Tagging required on all projects. Points shall be tagged appropriately with Haystack
and Niagara tag libraries.
f) All PID set point adjustments on a secure/hidden graphic. This file will be restricted by
the system administrator
(1) Autotune is not acceptable and will be disabled
g) Legends to show what the different colors are
h) All floorplans are to be in a SVG or Scalable Vector Format.
i) VAV summary Page - Room Temp, Act temp, set point, damp position, reheat valve
position, supply air temp, override color
j) Page for Max Terminal Box used for Set Point Calculation to allow for step up or step
down of air flow. Ability to disable and enable VAV boxes in calculation
k) Show what points are in override, down, stale, in Alarm, and fault
l) Label units (AHU) to show what they feed
m) Network diagram to show JACE network inter-connectivity
n) JACEs to use outside air temp and campus weather station for temperatures
o) Valves need to be labeled and position shown
p) All flow meters and temperatures need to be trended
q) Page definitions with standards - AHU, CHW, Floorplan, VAV pages, DHW summary
page, VAV summary page, water and gas meter page, electric meter
r) Insert maps (key plan) when zoomed in floor plans
s) Thermostat box on VAV page
t) Show where meters are in the building, show icon on floor plan and link back to
summary page.
u) Floorplan zones - don’t use conflicting colors
v) Control diagram show network addresses for each device
w) Control valve Tuning required on the graphics

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3. Campus Navigation Bar on left side of page
4. JACEs shall be on Niagara 4.3 at a minimum or at the latest version Niagara that UCSC is
running on the web supervisor. Check with UCSC BAS Department.
U. PROGRAMMING
1. Renovation work will require contractor to have direct communication with the UCSC BAS
Department to coordinate access for system programming and interface to existing
building system operation. Remote access to Construction AX Supervisor will be approved
once contractor provides proof of understanding of system complexity. Project
requirements may require programming and graphic generation be completed on site.
2. UCSC has a general programming standard. For programming file structure NavTree
layout see below. Folder naming and location should follow the naming standard used by
the UCSC BAS Department. All logic should live in folders named “Equipment
Name_Logic”, under Config. Folder location and naming should follow the same format
used on all UCSC jobs. Examples provided upon request.

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3. Network architecture (Lon, Modbus, BACnet).
4. Programming Methods:
a) Power Fail Protection - All System set points, proportional band, control algorithms and
any other programming parameters shall be stored such that a power failure of any
duration does not necessitated reprogramming the ASC (Application Specific
Controller) JACE.
b) Provide the capability to copy components from the supplied libraries, or from a user-
defined library to the user’s application. Component shall be linked by a graphical
linking scheme by dragging a link from one component to another. Component links
will support one-to-one, many-to-one, or one- to-many relationships. Linked
components shall maintain their connections to other objects regardless of where they
are positioned on the page and shall show link identification for links to components on
other pages for easy identification. Links will vary in color depending on the type of
link; i.e., internal, external, hardware, etc.
c) Configuration of each component will be done through the component’s property sheet
using fill-in the blank fields, list boxes, and selection buttons requiring the use of
custom programming, scripting language, or a manufacturer-specific procedural
language for every component configuration will not be accepted.
d) The software shall provide the ability to view the logic in a monitor mode. When on-
line, the monitor mode shall provide the ability to view the logic in real time for easy
diagnosis of the logic execution. When off-line (debug), the monitor mode shall allow
the user to set values to inputs and monitor the logic for diagnosing execution before it
is applied to the system.
e) The system shall support component duplication within a customer’s database. An
application, once configured, can be copied and pasted for easy re-use and
duplication. All links, other than to the hardware, shall be maintained during
duplication.
f) All PIDs shall have adjustable set point exposed to the graphics in a secure/hidden
page.
5. Network and Device Naming Conventions.
a) All Network names will not have spaces or underscores. I.e.; BacnetNetwork is
acceptable. Bacnet Network is not acceptable.
b) Device names will not have spaces, underscores are acceptable. VAVs must have a
room name associated with it. I.e.; VAV1_1_Rm126. The #1 attached to the VAV
corresponds with the VAV Number; the second #1 corresponds with the floor it is on.
c) All Network and Device names must be kept to a minimum and subject to UCSC BAS
Department acceptance.
V. COMPONENTS LIBRARIES
1. A standard library of components shall be included for development and setup of
application logic, user interface displays, system services, and communication networks.
2. The components in this library shall be capable of being copied and pasted into the user’s
database and shall be organized according to their function. In addition, the user shall
have the capability to group components created in their application and store the new
instances of these components in a user-defined library.

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3. Contractor will use the Niagara template station file as provided by UCSC BAS Department.
The template station will be made available to the BAS Contractor upon request via
standard RFI.
4. Contractor shall not use any “non-standard” or OEM JAR files unless approved by UCSC
BAS Department. A JAR is considered “non-standard” if it is not included in Tridium’s
“Niagara AX Developer” release made available to developers and to OEM partners. An
example of a non-standard JAR is “jcigrahicssmall.jar”. A current list of approved JARs will
be made available to the BAS Contractor upon request via standard RFI. Source codes
made available to UCSC BAS Department to store and use.
5. Any approved non-standard JAR files become property of UCSC with a copy of the source
code to store and use
6. All control components shall conform to the control component specified in the BACnet
specification.
7. The component library shall include components to support the integration of devices
connected to the Java Application Control Engine (JACE). At a minimum, provide the
following as part of the standard library included with the programming software:
a) LonMark/LonWorks devices. These devices shall include, but not be limited to, devices
for control of HVAC, lighting, access, and metering. Provide LonMark manufacturer-
specific components to facilitate simple integration of these devices. All network
variables defined in the LonMark profile shall be supported. Information (type and
function) regarding network variables not defined in the LonMark profile shall be
provided by the device manufacturer.
b) For devices not conforming to the LonMark standard, provide a dynamic component
that can be assigned to the device based on network variable information provided by
the device manufacturer. Device manufacturer shall provide an XIF file, resource file
and documentation for the device to facilitate device integration.
c) For BACnet devices, provide the following components at a minimum:
(1) Analog In
(2) Analog Out
(3) Analog Value
(4) Binary
(5) Binary In
(6) Binary Out
(7) Binary Value
(8) Multi-State In
(9) Multi-State Out
(10) Multi-State Value
(11) Schedule Export
(12) Calendar Export
(13) Trend Export
(14) Device
d) For each BACnet component, provide the ability to assign the component a BACnet
device and component instance number.
e) For BACnet devices, provide the following support at a minimum:
(1) Segmentation
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(2) Segmented Request
(3) Segmented Response
(4) Application Services
(5) Read Property
(6) Read Property Multiple Write Property
(7) Write Property Multiple
(8) Confirmed Event Notification
(9) Unconfirmed Event Notification
(10) Acknowledge Alarm
(11) Get Alarm Summary
(12) Who-has
(13) I-have
(14) Who-is
(15) I-am
(16) Subscribe COV
(17) Confirmed COV notification
(18) Unconfirmed COV notification
(19) Media Types
(20) Ethernet
(21) BACnet IP Annex J
(22) MSTP
(23) BACnet Broadcast Management Device (BBMD) function
(24) Routing
W. LONWORKS NETWORK MANAGEMENT

1. The Graphical User Interface software (GUI) shall provide a complete set of integrated
LonWorks network management tools for working with LonWorks Networks. These tools
shall manage a database for all LonWorks devices by type and revision, and shall provide a
software mechanism for identifying each device on the network. These tools shall also be
capable of defining network data connections between LonWorks devices, known as
“binding”. Systems requiring the use of third party LonWorks network management tools
shall not be accepted.
2. Network management shall include the following services: device identification, device
installation, device configuration, device diagnostics, device maintenance and network
variable binding.
3. The network configuration tool shall also provide diagnostics to identify devices on the
network, to reset devices, and to view health and status counters within devices.
4. These tools shall provide the ability to “learn” an existing LonWorks network, regardless of
what network management tool(s) were used to install the existing network, so that
existing LonWorks devices and newly added devices are part of a single network
management database.
5. The network management database shall be resident in the Java Application Control
Engine (JACE), ensuring that anyone with proper authorization has access to the network
management database at all times. Systems employing network management databases
that are not resident, at all times, within the control system, shall not be accepted.
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6. All LonNetworks must be installed to industry standards and are not exceed a max length
of 3500 ft. Wire is to be installed in separate conduit if non-plenum and installed in
accordance with proper LON specifications, no more than 60 devices and no LON
repeaters, point and trend counts to assure proper polling of devices and points. Plenum
cable is allowed without conduit with University approval. All points and devices are
required to update correctly and not go into fault, stale or offline. Proof of network
reliability by means of but not limited to LonNetwork Scan tool, Oscilloscope and Polling
Service. Copies of these operations are to be submitted to UCSC before warranty period
begins.
X. BACNET/MSTP NETWORK MANAGEMENT

1. The Java Application Control Engine shall support the integration of device data from
BACnet TCP/IP or BACnet MSTP system devices. The connection to the BACnet system
shall be via an RS485, or Ethernet IP as required by the device prior UCSC approval is
required for IP/Ethernet controls and only through the secondary IP port of the JACE.
2. Provide the required components in the library, included with the Graphical User Interface
programming software, to support the integration of the BACnet system data into the BAS.
Components provided shall include at a minimum:
a) Read/Write BACnet AI Points
b) Read/Write BACnet AO Points
c) Read/Write BACnet AV Points
d) Read/Write BACnet BI Points
e) Read/Write BACnet BO Points
3. Read/Write BACnet BV Points, All scheduling, alarming, logging and global supervisory
control functions, of the BACnet system devices, shall be performed by the Java
Application Control Engine.
4. The BAS supplier shall provide a BACnet system communications driver. The equipment
system vendor that provided the equipment utilizing BACnet shall provide documentation
of the system’s interface and shall provide factory support at no charge during system
commissioning
5. BACnet Conformance:
a) Logic controllers shall as a minimum support MS/TP BACnet LAN type. They shall
communicate directly via this BACnet LAN at 9.6, 19.2, 38.4 and 76.8 Kbps, as native
BACnet devices. Logic controllers shall be of BACnet conformance class 3 and support
all BACnet services necessary to provide the following BACnet functional groups:
(1) Files Functional Group
(2) Reinitialize Functional Group
(3) Device Communications Functional Group
(4) All proprietary services, 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.

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6. All BacNetworks must be installed to BacnetNetwork industry standards with attention to
number of devices, routers, and overall length, point and trend counts to assure proper
polling of devices and points. All points and devices are required to update correctly and
not go into fault, stale or offline. Proof of network reliability by means of but not limited to
BacnetNetwork Scan tool, Oscilloscope and Polling Service. Copies of these operations are
to be submitted to UNCC before warranty period begins.
Y. ALARM MANAGEMENT
1. It is required that a logical and consistent alarm strategy be used. The alarm strategy
described here must be used. The typical alarms listed here show common situations, it is
expected that additional alarms be added when applicable.
2. Additional, non-typical alarm extensions shall be added for specific situations described
within the control sequences in drawing set.
3. Alarm handling shall be active at all times to ensure that alarms are processed even if an
operator is not currently signed on to DDC system.
4. Full point name shall be included in every alarm message, refer to “Point Naming” this
specification section.
5. These steps must be taken to prevent nuisance alarming. False alarms can quickly fill
alarms logs causing real alarms to get overlooked.
6. All indicated alarm threshold, limit, and time delay values to be user adjustable.
7. End-users shall be able to define additional alarms for any point in the system.
a) Alarm generation shall be selectable for annunciation type and acknowledgement
requirements including but limited to:
(1) To alarm
(2) Return to normal
(3) To fault
b) Provide for the creation of a minimum of eight of alarm classes (Must contain building
name) for the purpose of routing types and or classes of alarms, i.e.: security, HVAC,
Fire, etc.
c) Provide timed (scheduled) routing of alarms by building name and class, object, group
or node.
d) Provide alarm generation from binary object “runtime” and /or event counts for
equipment maintenance. The user shall be able to reset runtime or event count values
with appropriate password control.
e) Control equipment and network failures shall be treated as alarms and annunciated.
f) Alarms shall be annunciated in any of the following manners as defined by the user:
(1) Screen message text
(2) Email of the complete alarm message to multiple recipients. Provide the ability to
route email alarms based on:
(a) Day of week
(b) Time of day
(c) Recipient
(3) Graphic with flashing alarm object(s).
g) The following shall be recorded by the JACE for each alarm (at a minimum):
(1) Time and date
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(2) Location (building, floor, zone, office number, etc.)
(3) Equipment (air handler #, access way, etc.)
(4) Acknowledge time, date, and user who issued acknowledgement.
(5) Number of occurrences since last acknowledgement.
h) Alarm actions may be initiated by user defined programmable objects created for that
purpose.
i) Defined users shall be given proper access to acknowledge any alarm, or specific types
or classes of alarms defined by the user.
j) A log of all alarms with a maximum setting of 250 records shall be maintained by the
JACE and shall be available for review by the user.
8. There will be 8 Alarm Classes:
a) Emergency_Alarm_Class - Class for Life Safety equipment such as Fume Hood Exhaust
Fans.
b) High_Priority_Alarm_Class - Class for critical equipment.
c) Low_Priority_Alarm_Class - Class for most of the alarms. Anything that does not fall in
High Priority or Emergency.
d) Notification_Alarm_Class – Class for Notifications. Non urgent notifications such as,
OccSensor Occupied for more than 24 hrs.
e) BMS_Comm_Fail_Alarm_Class – Class for devices or network ping failures.
f) Battery_Alarm – Class specific for JACE battery failures.
g) EnergyAx_Comm_Fail_Alarm – Class for any JACE ping fails to EnergyAx Supervisor.
h) SupervisorAx_Comm_Fail_Alarm - Class for any JACE ping fails to SupervisorsAx.
9. Alarm Message Library:
Alarm Message Library
Alarm # Message
Monitor and log necessary actions taken to ensure normal system operation.
Document what steps you have taken to resolve the alarm.
Are the systems operational?
Can the Power Plant Operator resolve the issue? Document your
1
observations/actions taken.
If a call out is necessary, provide steps taken to resolve the issue to the
responding technician.
Request Work Order, Include all response information.
Call BMS Technician during normal hours after point/device has been in alarm for
2
more than 30 minutes.
Call BMS Technician during normal hours after point/device has been in alarm for
more than 30 mins.
3
The BMS System is monitoring the Outside Lights Status.
After hours, make a site visit and make sure the OSL are ON.
Call BMS Technician at any hour after point/device has been in alarm for more
4
than 30 minutes. Critical Equipment!
5 Call Electrician at any hour.
If this point is in alarm for more than 30 minutes, then the Plant Operator should
6 make a Site visit to verify that at least one Sump Pump is functioning correctly.
If unable to make a quick repair or if unable to leave the plant, then call an
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HVAC Mechanic at any hour.
Life Safety Hazard! Call Dispatch; have them contact Users & Mechanic
7
Immediately!
8 Make Site visit immediately!
Call Facilities Manager at 212-7005. If no response after 30 minutes, call
9
Mechanic at any hour.
Call Laird at 831-212-7665. If no response after 30 minutes, call Mechanic at
10
any hour, and call Randolph at 818-2071.
11
any hour, and call Randolph at 818-2071.
12
any hour.
13 Contact Vivarium staff @ 459-2793.
EQUIPMENT (Freezers/Refrigerators/Incubators) ACTION MESSAGE (PB Sci
ONLY)
DAY SHIFT PROCEDURE (8am - 5pm M-F):
1. Plant Operator calls PBSci Facilities WODesk at 9-3498.

2. If PBSci Facilities WODesk not available, leave message and then call 9-4468
PB Sci (14) (PBSci Facilities Asst Mgr).
3. PBSci Facilities WODesk notifies users (using PBSci Call-Out List).
NIGHT SHIFT PROCEDURE (evenings, weekends, holidays, and closures):
1. Plant Operator calls Dispatch at 9-4861. Dispatch calls users (using PBSci Call-
Out List).
2. Plant Operator also leaves message with PBSci Facilities WODesk at 9-3498.
ENVIRONMENTAL ROOM "24/7" ACTION MESSAGE (PB Sci ONLY)

(PBSci Facilities Asst Mgr).
PB Sci (15)
4. Call HVAC Mechanic at any hour.
Out List).
3. Call HVAC Mechanic at any hour.

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ENVIRONMENTAL ROOM "Normal" ACTION MESSAGE (PB Sci ONLY)

(PBSci Facilities Asst Mgr).
PB Sci (16)
4. Call HVAC Mechanic during normal hours.
Out List).
3. Call HVAC Mechanic during normal hours.
FREEZER ACTION MESSAGE (SOE ONLY)
*DAY Shift (8am – 5pm M-F) Procedure*

1. Heat Plant notifies SOE: Jeff Duncan 9-5710, Bob Vitale 9-3794, Al McGuire 9-
4878.
2. SOE notifies users.
3. If SOE is not available, leave message. Heat Plant notifies Dispatch: 9-4861
4. Dispatch follows Evening Procedure.
SOE (17)
*EVENING Procedure (includes weekends and holidays)*
1. Heat Plant notifies Dispatch: 9-4861

2. Dispatch calls users as follows:
a: In Labs first.
b: At Home second.
3. If no answer, leave message. Dispatch calls Department Rep(s). Jeff
Duncan, Bob Vitale, Al McGuire.
4. Dept Rep. contacts users.

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10. Niagara Bformatting shall be utilized in all To offNormal Text, To Fault Text and To Normal
Text. For example, instead of “Space Temp Too High”, use the following Formatting:
a) %alarmData.sourceName% is at %alarmData.presentValue%, which is above the High
Limit of %alarmData.highLimit%.
11. For alarms not listed in this schedule, use the following guidelines. The device name(s),
present value(s) and alarm threshold(s) or condition(s), shall be expressed in Bformatting.
Hard coded values shall not be acceptable.
12. All Bformatting subject to approval of UCSC BAS Department.
13. On each Alarm Extension, the Alarm Source Name shall be correctly BFormatted to
automatically prepend the Point Display Name, with JACE Name (Station Name if alarm
extension resides in Supervisor) and Controller Name, in the format:
JACEName_ControllerName_PointName, in both the Source and Message Text fields of
each alarm record as it appears in any alarm console.
14. Use of Boolean Alarm extensions, on analog (Numeric) values, is not acceptable.
15. Provide alarms per project I/O table. Coordinate with UCSC points requiring DDC alarming
and include the following:
a) Point Name and Description
b) Alarm differentials (automatically adjust with setpoints)
c) Units
d) Coordinate settings (limits or state) with UCSC
e) Instrument tag
f) Priority
g) Message
16. Include the following Communication alarms:
Point Alarm if: Delay Inhibit Priority Alarm Class Alarm Text To Normal Text
Description Time Time Level
Niagara Any Niagara 5 min 10 BMS_Comm Prepend with Prepend with

Network Station Offline _Fail_Alarm bFormatting: bFormatting:
Heath Alarm > 5 min. BuildingName_Station BuildingName_StationNa
(WBJ-Adj.) Name: me:
LON Any LON 5 min 10 BMS_Comm Prepend with Prepend with

Network Device Offline _Fail_Alarm bFormatting: bFormatting:
Heath Alarm > 5 min. (WBJ- JACEName_DeviceNam JACEName_DeviceName:
Adj.) e:
if multiple LON trunks

on JACE
JACEName_LONtrunkI
D DeviceName:

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Modbus Modbus 5 min 10 BMS_Comm Prepend with Prepend with
Network missing timing _Fail_Alarm bFormatting: bFormatting:
Health Alarm pulse > 5 min. BuildingName_Station BuildingName_StationNa
(WBJ-Adj.) Name: me:
17. Include the following alarms for all VAV boxes with Reheat Coil:
Point Alarm if: Delay Inhibit Priority Alarm Class Alarm Text To Normal Text
Description Time Time Level
Space >4°F (WBJ- 20 2 hrs 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Temperature Adj.) Above min _Alarm High Limit Text: % is at
Cooling SP %alarmData.sourceName %alarmData.presentValue
% is at % which is below the High
%alarmData.presentValu Limit of
e%, which is above the %alarmData.highLimit%.
High Limit of
%alarmData.highLimit%
>4°F (WBJ- 20 2 hrs 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Adj.) Below min _Alarm Low Limit Text: % is at
Heating SP %alarmData.sourceName %alarmData.presentValue
% is at % which is above the Low
e%, which is below the %alarmData.lowLimit%
Low Limit of
%alarmData.lowLimit%

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>95°F (WBJ- 150 High_Priority Offnormal Algorithm, %alarmData.sourceName
Adj.) _Alarm High Limit Text: % is at
%alarmData.sourceName %alarmData.presentValue
High Limit of
<55°F (WBJ- 150 High_Priority Offnormal Algorithm, %alarmData.sourceName

Adj.) _Alarm Low Limit Text: % is at
Low Limit of
Special Space >3°F (WBJ- 150 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Temperature Adj.) Above _Alarm High Limit Text: % is at
setpoint over 4 %alarmData.sourceName %alarmData.presentValue
hours (WB- % is at % which is below the High
Adj.) %alarmData.presentValu Limit of
High Limit of
Special Space 150 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Temperature _Alarm Low Limit Text: % is at
Low Limit of
Adj.)
below

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Special Space >82°F (WBJ- 5 min 150 High_Priority Offnormal Algorithm, %alarmData.sourceName
Temperature Adj.) _Alarm High Limit Text: % is at
High Limit of
Special Space <63°F (WBJ- 5 min 150 High_Priority Offnormal Algorithm, %alarmData.sourceName
Temperature Adj.) _Alarm Low Limit Text: % is at
Low Limit of
Critical Actual Airflow 20 30 Emergency_ Offnormal Algorithm, %alarmData.sourceName

Airflow <80% (WBJ- min Priority_Alar Low Limit Text: % has returned to a
Adj.) of m %alarmData.sourceName Normal value of
Minimum % is at %alarmData.presentValue
Airflow SP in %alarmData.presentValu %, which is above the
Lab Zone e%, which is below the Low Limit of
Low Limit of %alarmData.lowLimit%
Terminal 100% (WBJ- 4 hrs. 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Load Adj.) _Alarm_Clas High Limit Text: % is at
s %alarmData.sourceName %alarmData.presentValue
High Limit of

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Terminal -100% (WBJ- 4 hrs. 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName
Load Adj.) _Alarm_Clas Low Limit Text: % is at
Low Limit of
Damper 100% (WBJ- 4 hrs. 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Position Adj.) _Alarm_Clas High Limit Text: % has returned to a
s %alarmData.sourceName Normal value of
% is at %alarmData.presentValue
%alarmData.presentValu %, which is below the
e%, which is above the High Limit of
High Limit of %alarmData.highLimit%
Discharge Air 20 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Temperature min _Alarm_Clas High Limit Text: % is at
(DAT) s %alarmData.sourceName %alarmData.presentValue
High Limit of
Discharge Air < DAT SP –5°F 20 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName
Temperature (WBJ- min _Alarm_Clas Low Limit Text: % is at
(DAT) Adj.) s %alarmData.sourceName %alarmData.presentValue
Low Limit of

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PROJECT TITLE:
Valve Alarm DAT > AHU 20 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName
SAT + 8°F min _Alarm_Clas High Limit Text: % has returned to a
(WBJ-Adj.); s %alarmData.sourceName Normal value of
While reheat % is at %alarmData.presentValue
valve position %alarmData.presentValu %, which is below the
= 0% (WBJ- e%, which is above the High Limit of
Adj.) High Limit of %alarmData.highLimit%
%alarmData.highLimit% while the HW Valve is
while the HW Valve is Fully Closed
Closed
Valve Alarm DAT < 72°F 20 200 Low_Priority Offnormal Algorithm, low %alarmData.sourceName
(WBJ-Adj.); min _Alarm_Clas Limit Text: % has returned to a
While reheat s %alarmData.sourceName Normal value of
valve position % is at %alarmData.presentValue
= 100% (WBJ- %alarmData.presentValu %, which is above the
Adj.) e%, which is below the Low Limit of
%alarmData.lowLimit% while the HW Valve is
while the HW Valve is 100% Open
100% Open
Reheat Valve 100% (WBJ- 4 hrs. 2 hrs. 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

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PROJECT TITLE:
Actual Air >120% (WBJ- 20 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName
Flow Adj.) Of Air min _Alarm_Clas High Limit Text: % is at
Flow SP s %alarmData.sourceName %alarmData.presentValue
High Limit of
Actual Air <80% (WBJ- 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Flow Adj.) of Air _Alarm_Clas Low Limit Text: % is at
Flow SP s %alarmData.sourceName %alarmData.presentValue
Low Limit of
Damper Damper 5 min 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Position Position = 0% _Alarm_Clas Low Limit Text: % has returned to a
While airflow is % is at %alarmData.presentValue
greater than 50 %alarmData.presentValu %, which is above the
(WBJ-Adj.) CFM e%, while airflow is Low Limit of
greater than 50 CFM. %alarmData.lowLimit%,
while airflow is greater
than 50 CFM.
Damper Damper 5 min 200 Low_Priority %alarmData.sourceName

Position position = _Alarm_Clas % is at
100% (WBJ- s %alarmData.presentValu
Adj.); while e%, while airflow is less
airflow is less than 50 CFM. Check
than 50 CFM Damper Position.
(WBJ-Adj.)

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CO2 (1) > 1000 ppm 30 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName
(WBJ-Adj.) min _Alarm_Clas High Limit Text: % is at
High Limit of
CO2 (2) < 300 ppm 30 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName
(WBJ-Adj.) min _Alarm_Clas Low Limit Text: % is at
Low Limit of
CO2 (3) >2,500 ppm 20 Life_Safety_ Offnormal Algorithm, %alarmData.sourceName

(WBJ-Adj.) Alarm High Limit Text: % has returned to a Safe
%alarmData.sourceName Level of
e%, which is above the Unsafe High Limit of
Unsafe High Limit of %alarmData.highLimit%

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18. Include the following alarms for all Cooling Only VAV boxes:
Point Alarm if: Delay Inhibi Priority Alarm Class Alarm Text To Normal Text
Description Time t Level
Time
Space >4°F (WBJ- 20 2 hrs 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Temperature Adj.) Above min _Alarm_Clas High Limit Text: % is at
Cooling SP s %alarmData.sourceName %alarmData.presentValu
% is at e% which is below the
%alarmData.presentValu High Limit of
High Limit of
>4°F (WBJ- 20 2 hrs 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceName

Adj.) Below min _Alarm_Clas Limit Text: % is at
Heating SP s %alarmData.sourceName %alarmData.presentValu
% is at e% which is above the
%alarmData.presentValu Low Limit of
Low Limit of
>95°F (WBJ- 150 High_Priorit Offnormal Algorithm, %alarmData.sourceName

Adj.) y_Alarm_Cl High Limit Text: % is at
ass %alarmData.sourceName %alarmData.presentValu
High Limit of
<55°F (WBJ- 150 High_Priorit Offnormal Algorithm, Low %alarmData.sourceName

Adj.) y_Alarm_Cl Limit Text: % is at
ass %alarmData.sourceName %alarmData.presentValu
Low Limit of

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Special >3°F (WBJ- 150 Low_Priority Offnormal Algorithm, %alarmData.sourceName
Space Adj.) Above _Alarm_Clas High Limit Text: % is at
Temperature setpoint over 4 s %alarmData.sourceName %alarmData.presentValu
hours (WB- % is at e% which is below the
Adj.) %alarmData.presentValu High Limit of
High Limit of
Special 150 Low_Priority Offnormal Algorithm, Low %alarmData.sourceName

Space _Alarm_Clas Limit Text: % is at
Temperature s %alarmData.sourceName %alarmData.presentValu
Low Limit of
Adj )
Special >82°F (WBJ- 5 min 150 High_Priorit Offnormal Algorithm, %alarmData.sourceName
Space Adj.) y_Alarm_Cl High Limit Text: % is at
Temperature ass %alarmData.sourceName %alarmData.presentValu
High Limit of
Special <63°F (WBJ- 5 min 150 High_Priorit Offnormal Algorithm, Low %alarmData.sourceName
Space Adj.) y_Alarm_Cl Limit Text: % is at
Temperature ass %alarmData.sourceName %alarmData.presentValu
Low Limit of

Revision: 25 00 00-41
PROJECT TITLE:
Critical Actual Airflow 20 30 High_Priorit Offnormal Algorithm, Low %alarmData.sourceName
Airflow <80% (WBJ- min y_Alarm Limit Text: % has returned to a
Adj.) Of %alarmData.sourceName Normal value of
Minimum % is at %alarmData.presentValu
Airflow SP in %alarmData.presentValu e%, which is above the
Lab Zone e%, which is below the Low Limit of
Terminal 100% (WBJ- 4 hrs. 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Load Adj.) Alarm High Limit Text: % is at
%alarmData.sourceName %alarmData.presentValu
High Limit of
Damper 100% (WBJ- 4 hrs. 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

% is at %alarmData.presentValu
%alarmData.presentValu e%, which is below the
Discharge Air 20 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Temperature min _Alarm_Clas High Limit Text: % is at
(DAT) s %alarmData.sourceName %alarmData.presentValu
High Limit of

Revision: 25 00 00-42
PROJECT TITLE:
Discharge Air < DAT SP – 20 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceName
Temperature 5°F (WBJ- min _Alarm_Clas Limit Text: % is at
(DAT) Adj.) s %alarmData.sourceName %alarmData.presentValu
Low Limit of
Actual Air >120% (WBJ- 20 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

Flow Adj.) of Air min _Alarm_Clas High Limit Text: % is at
Flow SP s %alarmData.sourceName %alarmData.presentValu
High Limit of
Actual Air <80% (WBJ- 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceName
Flow Adj.) Of Air _Alarm_Clas Limit Text: % is at
Flow SP s %alarmData.sourceName %alarmData.presentValu
Low Limit of
Damper Damper 5 min 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceName

Position Position = 0% _Alarm_Clas Limit Text: % has returned to a
While airflow is % is at %alarmData.presentValu
greater than 50 %alarmData.presentValu e%, which is above the
(WBJ-Adj.) e%, while airflow is Low Limit of
CFM greater than 50 CFM. %alarmData.lowLimit%,
than 50 CFM. Check
Damper Position.

Revision: 25 00 00-43
PROJECT TITLE:
Damper Damper 5 min 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName
Position position = _Alarm_Clas High Limit Text: % is at
100% (WBJ- s %alarmData.sourceName %alarmData.presentValu
Adj.); while % is at e%, while airflow is less
airflow is less %alarmData.presentValu than 50 CFM. Check
than 50 (WBJ- e%, while airflow is less Damper Position.
Adj.) CFM than 50 CFM.
CO2 (1) > 1000 ppm 30 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName
(WBJ-Adj.) min _Alarm_Clas High Limit Text: % is at
s %alarmData.sourceName %alarmData.presentValu
High Limit of
CO2 (2) < 300 ppm 30 Low_Priority Offnormal Algorithm, Low %alarmData.sourceName
(WBJ-Adj.) min _Alarm_Clas Limit Text: % is at
s %alarmData.sourceName %alarmData.presentValu
Low Limit of
CO2 (3) >2,500 ppm Life_Safety_ Offnormal Algorithm, %alarmData.sourceName

(WBJ-Adj.) Alarm_Class High Limit Text: % has returned to a Safe
%alarmData.sourceName Level of
% is at %alarmData.presentValu
%alarmData.presentValu e%, which is below the
e%, which is above the Unsafe High Limit of

Revision: 25 00 00-44
PROJECT TITLE:
19. Include the following alarms for all FCU’s.
Point Alarm if: Delay Inhibi Priority Alarm Class Alarm Text To Normal Text
Description Time t Level
Time
Heating 100% (WBJ- 4 hrs. 2 hrs. 200 Low_Priorit Offnormal Algorithm, High %alarmData.sourceNam
Control Adj.) y_Alarm_Cl Limit Text: e% has returned to a
Signal ass %alarmData.sourceName Normal value of
% is at %alarmData.presentVal
%alarmData.presentValue ue%, which is below
%, which is above the the High Limit of
Valve 100% (WBJ- 4 hrs. 2 hrs. 200 Low_Priorit Offnormal Algorithm, High %alarmData.sourceNam
Position Adj.) y_Alarm_Cl Limit Text: e% has returned to a
ass %alarmData.sourceName Normal value of
Discharge air >110°F (WBJ- 20 200 Low_Priorit Offnormal Algorithm, High %alarmData.sourceNam
temperature Adj.) min y_Alarm_Cl Limit Text: e% has returned to a
(DAT) ass %alarmData.sourceName Normal value of

Revision: 25 00 00-45
PROJECT TITLE:
DAT DAT > Zone 30 200 Low_Priorit Offnormal Algorithm, High %alarmData.sourceNam
Leaking Valve Temperature min y_Alarm_Cl Limit Text: e% has returned to a
+ 5°F (WBJ- ass %alarmData.sourceName normal value of
Adj.); while % is at %alarmData.presentVal
valve position %alarmData.presentValue ue%, which is below
= 0% and fan % (VAV DAT), which is the High Limit of
status is on. above the High Limit of %alarmData.highLimit%
(For hot water %alarmData.highLimit%, , while the Reheat Valve
fan coil units while the Reheat Valve Position is at 0 %, and
only) Position is at 0 %, and the the Fan Status is ON.
Fan Status is ON. Leaking
Valve?
DAT DAT < Zone 30 200 Low_Priorit Offnormal Algorithm, Low %alarmData.sourceNam
No Heating Temperature min y_Alarm_Cl Limit Text: e% has returned to a
+ 5° ass %alarmData.sourceName normal value of
(WBJ-Adj.) F; % is at %alarmData.presentVal
while the valve %alarmData.presentValue ue% which is above the
position is %, which is below the low low Limit of
greater than Limit of %alarmData.lowLimit%,
30% (WBJ- %alarmData.lowLimit%, while the valve position
Adj.) and the while the valve position is is greater than 30% and
fan status is greater than 30% and the the fan status is on and
on and the fan status is on and the the heating hot water
heating hot heating hot water pump is pump is on.
water pump is on. No Heating?
on.
(For hot water
fan coil units
only)
Fan Fail Status is off 5 min 200 Low_Priorit To Offnormal Text: %alarmData.sourceNam
Alarm while y_Alarm_Cl %alarmData.sourceName e% has returned to
Command is ass % is Normal
on. %alarmData.presentValue %alarmData.presentVal
%, while the Fan ue%, while the Fan
Command) is ON - Fan Command is ON.
Failure? Check Belts and
HOA Switch.

Revision: 25 00 00-46
PROJECT TITLE:
Fan In Hand Status is on 5 min 200 Low_Priorit To Offnormal Text: %alarmData.sourceNam
Alarm while y_Alarm_Cl %alarmData.sourceName e% has returned to a
Command is ass % is Normal Status,
off. II. %alarmData.pres %alarmData.presentVal
entValue%, while the Fan ue%, while the Fan
Command is OFF - Return Command is OFF.
to Automatic
a) Include the following alarms for all Lab Supply Air Valves / Exhaust Valves / Hoods:
Point Alarm if: Dela Inhibi Priority Alarm Class Alarm Text To Normal Text
Description y t Level
Time Time
Space >4°F (WBJ- 20 2 hrs. 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam
Temperature Adj.) Above min _Alarm_Clas Limit Text: e% is at
Cooling SP s %alarmData.sourceName %alarmData.presentVal
% is at ue% which is below the
%alarmData.presentValue High Limit of
%, which is above the %alarmData.highLimit%
High Limit of .
>4°F (WBJ- 20 2 hrs. 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceNam

Adj.) Below min _Alarm_Clas Limit Text: e% is at
Heating SP s %alarmData.sourceName %alarmData.presentVal
% is at ue% which is above the
%alarmData.presentValue Low Limit of
%, which is below the Low %alarmData.lowLimit%
Limit of

Revision: 25 00 00-47
PROJECT TITLE:
>95°F (WBJ- 150 High_Priorit Offnormal Algorithm, High %alarmData.sourceNam
Adj.) y_Alarm_Cl Limit Text: e% is at
ass %alarmData.sourceName %alarmData.presentVal
High Limit of .
<55°F (WBJ- 150 High_Priorit Offnormal Algorithm, Low %alarmData.sourceNam

Adj.) y_Alarm_Cl Limit Text: e% is at
ass %alarmData.sourceName %alarmData.presentVal
Limit of
Special >3°F (WBJ- 150 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam

Space Adj.) Above _Alarm_Clas Limit Text: e% is at
Temperature setpoint over 4 s %alarmData.sourceName %alarmData.presentVal
hours (WB- % is at ue% which is below the
Adj.) %alarmData.presentValue High Limit of
High Limit of .
Special 150 Low_Priority Offnormal Algorithm, Low %alarmData.sourceNam

Space _Alarm_Clas Limit Text: e% is at
Temperature s %alarmData.sourceName %alarmData.presentVal
Limit of
Adj.)
below
setpoint

Revision: 25 00 00-48
PROJECT TITLE:
Special >82°F (WBJ- 5 150 High_Priorit Offnormal Algorithm, High %alarmData.sourceNam
Space Adj.) min y_Alarm_Cl Limit Text: e% is at
Temperature ass %alarmData.sourceName %alarmData.presentVal
High Limit of .
Special <63°F (WBJ- 5 150 High_Priorit Offnormal Algorithm, Low %alarmData.sourceNam

Space Adj.) min y_Alarm_Cl Limit Text: e% is at
Temperature ass %alarmData.sourceName %alarmData.presentVal
Limit of
Critical Actual Airflow 20 30 High_Priorit Offnormal Algorithm, Low %alarmData.sourceNam

Airflow <80% (WBJ- min y_Alarm_Cl Limit Text: e% has returned to a
Adj.) Of ass %alarmData.sourceName Normal value of
Minimum % is at %alarmData.presentVal
Airflow SP in %alarmData.presentValue ue%, which is above the
Lab Zone %, which is below the Low Low Limit of
Limit of %alarmData.lowLimit%
Terminal 100% (WBJ- 4 hrs 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam
Load Adj.) _Alarm_Clas Limit Text: e% is at
s %alarmData.sourceName %alarmData.presentVal
High Limit of .

Revision: 25 00 00-49
PROJECT TITLE:
Terminal -100% (WBJ- 4 hrs 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceNam
Load Adj.) _Alarm_Clas Limit Text: e% is at
Limit of
Damper 100% (WBJ- 4 hrs 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam
Position Adj.) _Alarm_Clas Limit Text: e% has returned to a
%alarmData.presentValue ue%, which is below the
%, which is above the High Limit of
Discharge Air 20 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam

Temperature min _Alarm_Clas Limit Text: e% is at
(DAT) s %alarmData.presentVal
%alarmData.sourceName ue% which is below the
% is at High Limit of
%alarmData.presentValue %alarmData.highLimit%
%, which is above the .
High Limit of
Discharge Air < DAT SP – 5°F 20 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceNam
Temperature (WBJ- min _Alarm_Clas Limit Text: e% is at
(DAT) Adj.) s %alarmData.sourceName %alarmData.presentVal
Limit of

Revision: 25 00 00-50
PROJECT TITLE:
Valve Alarm DAT > AHU SAT 20 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam
+ 8°F (WBJ- min _Alarm_Clas Limit Text: e% has returned to a
Adj.); s %alarmData.sourceName Normal value of
While reheat % is at %alarmData.presentVal
valve position %alarmData.presentValue ue%, which is below the
= 0% (WBJ- %, which is above the High Limit of
Adj.) High Limit of %alarmData.highLimit%
%alarmData.highLimit% while the HW Valve is
while the HW Valve is Fully Closed
Closed
Valve Alarm DAT < 72°F 20 200 Low_Priority Offnormal Algorithm, low %alarmData.sourceNam
(WBJ-Adj.); min _Alarm_Clas Limit Text: e% has returned to a
While reheat s %alarmData.sourceName Normal value of
valve position % is at %alarmData.presentVal
= 100% (WBJ- %alarmData.presentValue ue%, which is above the
Adj.) %, which is below the Low Low Limit of
Limit of %alarmData.lowLimit%
%alarmData.lowLimit% while the HW Valve is
while the HW Valve is 100% Open
100% Open
Reheat Valve 100% (WBJ- 4 hrs 2 hrs 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam
Position Adj.) _Alarm_Clas Limit Text: e% has returned to a
%, which is above the High Limit of

Revision: 25 00 00-51
PROJECT TITLE:
Actual Air >120% (WBJ- 20 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam
Flow Adj.) Of Air Flow min _Alarm_Clas Limit Text: e% is at
SP s %alarmData.sourceName %alarmData.presentVal
High Limit of .
Actual Air <80% (WBJ- 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceNam
Flow Adj.) Of Air Flow _Alarm_Clas Limit Text: e% is at
SP s %alarmData.sourceName %alarmData.presentVal
Limit of
Damper Damper Position 5 min 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceNam
Position = 0% (WBJ- _Alarm_Clas Limit Text: e% has returned to a
Adj.); while s %alarmData.sourceName Normal value of
airflow is % is at %alarmData.presentVal
greater than 50 %alarmData.presentValue ue%, which is above the
(WBJ-Adj.) CFM %, while airflow is greater Low Limit of
than 50 CFM. %alarmData.lowLimit%,
than 50 CFM.
Damper Damper position 5 min 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceNam
Position = 100% (WBJ- _Alarm_Clas Limit Text: e% is at
Adj.); while s %alarmData.sourceName %alarmData.presentVal
airflow is less % is at ue%, while airflow is
than 50 CFM %alarmData.presentValue less than 50 CFM. Check
(WBJ-Adj.) %, while airflow is less Damper Position.
than 50 CFM.

Revision: 25 00 00-52
PROJECT TITLE:
Exhaust Air >115% (WBJ- 15 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam
Terminal Adj.) Of CFM SP min _Alarm_Clas Limit Text: e% is at
CFM s %alarmData.sourceName %alarmData.presentVal
Reading % is at ue% which is below the
High Limit of .
ExhaustAir <90% (WBJ- 15 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceNam

Terminal Adj.) Of CFM SP min _Alarm_Clas Limit Text: e% is at
CFM s %alarmData.sourceName %alarmData.presentVal
Reading % is at ue% which is above the
Limit of
User Out of Status 1 min 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam
Override _Alarm_Clas Limit Text: e% has returned to a
Push Button s %alarmData.sourceName Safe Level of
%, which is above the Unsafe High Limit of
Air Flow >110% (WBJ- 5 min 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam
Differential Adj.) Of _Alarm_Clas Limit Text: e% is at
Scheduled s %alarmData.sourceName %alarmData.presentVal
Differential SP % is at ue% which is below the
High Limit of .

Revision: 25 00 00-53
PROJECT TITLE:
Air Flow <95% (WBJ- 5 min 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceNam
Differential Adj.) Of _Alarm_Clas Limit Text: e% is at
Scheduled s %alarmData.sourceName %alarmData.presentVal
Differential SP % is at ue% which is above the
Limit of
Fume Hood >115% (WBJ- 5 min 30 High_Priorit Offnormal Algorithm, High %alarmData.sourceNam
Face Velocity Adj.) of y_Alarm_Cl Limit Text: e% is at
Scheduled SP ass %alarmData.sourceName %alarmData.presentVal
100 FPM % is at ue% which is below the
During Normal %alarmData.presentValue High Limit of
Operation. 60 %, which is above the %alarmData.highLimit%
FPM during Not High Limit of .
In Use Periods %alarmData.highLimit%
Fume Hood <85% (WBJ- 5 min 30 High_Priorit Offnormal Algorithm, Low %alarmData.sourceNam
Face Velocity Adj.) Of y_Alarm_Cl Limit Text: e% is at
Scheduled SP ass %alarmData.sourceName %alarmData.presentVal
100 FPM % is at ue% which is above the
During Normal %alarmData.presentValue Low Limit of
Operation. 60 %, which is below the Low %alarmData.lowLimit%
FPM during Not Limit of
In Use Periods %alarmData.lowLimit%
Sash Height Above Maximum 5 min 200 Low_Priority Offnormal Algorithm, High %alarmData.sourceNam
Sash Position _Alarm_Clas Limit Text: e% is at
High Limit of .

Revision: 25 00 00-54
PROJECT TITLE:
Sash Height At Maximum 24 30 High_Priorit Offnormal Algorithm, High %alarmData.sourceNam
Sash Position hour y_Alarm_Cl Limit Text: e% is at
For >24 Hours ass %alarmData.sourceName %alarmData.presentVal
High Limit of .
Sash Height Below Minimum 5 min 200 Low_Priority Offnormal Algorithm, Low %alarmData.sourceNam
Sash Position _Alarm_Clas Limit Text: e% is at
Limit of
Hood Alarms Hood in Alarm 30 High_Priorit %alarmData.sourceName %alarmData.sourceNam

y_Alarm_Cl % is in Alarm e% has returned to
ass Normal
21. Include the following alarms for all Generator Rooms:

Point Alarm if: Delay Inhibit Priority Alarm Alarm Text To Normal Text
Description Time Time Level Class
CO level in >35 PPM (WBJ- 1 min 20 Life_Safety Offnormal Algorithm, %alarmData.sourceNam

Engine Adj.) _Alarm High Limit Text: e% is at
Room %alarmData.sourceNam %alarmData.presentValu
e% is at e% which is below the
High Limit of

Revision: 25 00 00-55
PROJECT TITLE:
22. All VAV box alarms shall be inhibited while the AHU serving those boxes is non-functional.
23. Configure the following priority level scheme:
Type Priority Niagara Alarm Class Name Al tt

Local Supervisor Local Supervisor Campus
Level Station Alarm Console Station Critical DDC Alarm
Alarms Console Servers
Communication (Not 10 BMS_Comm_Fail_Alarm_Class Yes Yes Yes
Ping Alarms)
Life Safety 20 Emergency_Alarm_Class Yes Yes Yes
Critical 30 High_Priotrity_Alarm_Class Yes Yes Yes
Central Plant, Main 40 CentralPlants Yes No Yes
AHU
Building Hydronics 100 Low_Priotrity_Alarm_Class Yes No Yes
HVAC General 120 HVAC_General Yes No No
Important 150 Critical_Temps Yes No Yes
Temperatures
Troubleshooting 200 Troubleshooting Yes No No
Remainder, 254 Default Alarm Class Yes No No
including all Ping
Al
24. Coordinate and implement alarm notifications and routing with UCSC BAS Department.
Include:
a) Paging
b) Email
c) Text Messaging
d) Group and network notifications
e) Alarm acknowledgement.
f) Filter and route alarms based on user log in.
g) Alarm reports and messages will be directed to a user defined list of operator devices
25. Provide hardware or interface required to implement alarm notification and routing.
26. Provide state-based alarming to prevent alarms during specific equipment states.
a) Interlock equipment status and/or modes to lock out associated alarms during
shutdowns.
b) Interlock acknowledgement to lock out associated alarm for limited adjustable time
period.
27. Provide continuous monitoring of network connectivity for the all networks. Generate alarm
upon any communication failure.
28. Alarms shall be inhibited for a specified time period after a change in occupancy or for
AHUs that are off.
29. Contractor shall ensure that alarms passed to any remote Station Recipient shall retain
alarm class and priority level.
30. Contractor shall use only the exact Niagara alarm class names listed above to ensure
compatibility with remote station recipients. Alarm Class Mapping is not acceptable. Note:
Niagara object naming conventions do not permit spaces.

Revision: 25 00 00-56
PROJECT TITLE:
31. Alarms report to LocalHost Alarm Console on building control systems server. If project
scope does not include a building control systems server, alarms report to Alarm Console in
building level controller.
32. Alarm Source Name shall prepend with the following B-Formatting:
a) %parent.parent.parent.displayName%_%parent.displayName% or as required to
produce the format: StationName_ControllerName_PointName
33. Alarm Types
a) At least four alarm types as described here shall be programmed.
34. Examples are shown here to set the level of expectation to apply these types of alarms to
each of these typical situations.
(1) Supervisory Alarms
(a) Where the BAS system monitors itself. Programming to issue an alarm when a
predicted result is not achieved as the result of a programmed control action,
typically applies to outputs.
(b) Command fail alarm shall be sent to the BAS any time the fan start/stop and status
don't match for 60 seconds (adjustable).
(c) Cooling alarm shall be sent to the BAS anytime a cooling valve is full open or
cooling stage is active for 5 minutes (adjustable) and there is not a temperature
drop across coil of at least 5 degrees F (adjustable).
(d) Cooling alarm shall be sent to the BAS anytime an outside air damper is full open
while economizer is active for 5 minutes (adjustable) and there is not a
temperature drop from return air to mixed air of at least 5 Degrees F (adjustable).
(e) Heating alarm shall be sent to the BAS anytime a heating valve is full open or
heating stage is active for 5 minutes (adjustable) and there is not a temperature
rise across coil of at least 5 degrees F (adjustable).
(f) Setpoint alarms, only active when control is active. For example, RmTemp alarms
shall only alarm when area is occupied, and has been occupied long enough for
the temperatures to be normal. Setpoint alarms shall be sent to the BAS anytime a
sensed value is not within tolerance of setpoint value within 15 minutes
(adjustable).
(2) Range Alarms
(a) Where an input sensor is outside of its operating range. Indicates when a sensor
has failed, power to the sensor has failed, wiring has be shorted or opened, etc. It
is required to determine how every controller reads both an open and short for
every input and program a specific range alarm for each.
(b) Hi limit alarm shall be sent to the BAS anytime an input sensor reads near the top
of its range, and this value is above its normal control range. For example, outside
air temperature reading of 150 Degrees F.
(c) Lo limit alarm shall be sent to the BAS anytime an input sensor reads near the
bottom of its range, and this value is below its normal control range. For example,
outside air temperature reading of -60 Degrees F.
(3) Absolute Alarms,
(a) Where an input sensor is above or below a fixed threshold. Or where an alarm
contact closes.

Revision: 25 00 00-57
PROJECT TITLE:
(b) Hi limit alarm shall be sent to the BAS anytime an input sensor reads above the
high limit threshold. For example, when freezer temperature is greater than 0°F
(adjustable) for a minimum of 10 minutes (adjustable). Or when kitchen cooler
temperature is greater than 37°F (adjustable) for a minimum of 10 minutes
(adjustable).
(c) Lo limit alarm shall be sent to the BAS anytime an input sensor reads below the
low limit threshold. For example, any room temperature less than 40 Degrees F.
(d) Discrete alarms shall be sent to the BAS anytime a monitored contact changes to
an alarm state. For example, freezestat device trips or inhibitor chemical running
low contact remains closed for 10 minutes (adjustable).
(4) Communication Alarms
(a) Here a controller is offline.
(b) Any controller communication alarm shall be sent to the BAS anytime
communication is lost to a controller for 10 minutes (adjustable).
X. HARDWARE
a) Environmental Conditions for Controllers, Gateways, Instruments and Actuators:
(1) Products shall operate without performance degradation under ambient environmental
temperature, pressure and humidity conditions encountered for installed location.
(2) If product alone cannot comply with requirement, install product in a protective enclosure
that is isolated and protected from conditions impacting performance. Enclosure shall be
internally insulated, electrically heated, cooled and ventilated as required by product and
application.
(3) Products shall be protected with enclosures satisfying the minimum requirements specified
later in this section unless more stringent requirements are indicated.
b) DDC System Reliability and Redundancy:
(1) Design, install, and configure DDC control system, to match mechanical/electrical systems
and equipment reliability and redundancy design.
(a) For example; if two chillers are installed, one being a back-up, it is expected that the
back-up chiller will automatically start when the primary chiller fails. Two chillers were
installed to ensure cooling remains active if a single device fails. The DDC control
system must match this design intent, where the single failure of one DDC controller or
DDC component does not prevent cooling of the building.
c) Electric Power Quality:
(1) When building is equipped with UPS or emergency power, these sources, in respective
order should be used to power all DDC system products if capacity is available.
(2) Power Conditioning:
(a) When building UPS power is used to power DDC system products, no additional power
conditioning is required.
(b) Provide an UPS with Surge Protection inside the enclosure at each panel requiring 120
Volt power. The UPS shall have a minimum capacity of 500 VA and 300W, and have
the ability to digitally monitor normal power and battery condition. (SOLA SDU500
w/relay card or equal). Upsize UPS as required to provide a minimum of 2 minutes
battery backup time at actual load. Provide plug outlet and pigtail as required to
condition the incoming power on the line side of all panel devices.
(3) Ground Fault:
(a) Protect products from ground fault by providing suitable grounding. Products shall not
fail due to ground fault condition. Install grounding wires as shown in manufacturer’s
instructions.
d) Backup Power Source:
Revision: 25 00 00-58
PROJECT TITLE:
(1) Design, install and configure DDC control system, to match mechanical/electrical systems
and equipment reliability and redundancy design.
(a) For example; if two chillers are installed, one being a back-up, and each powered from
separate power panels, it is expected that one chiller will run when power is cut to one
power panel. Two power panels were utilized to ensure cooling remains active if a
single device fails. Power to the DDC control system must match this design intent,
where the single failure of one power source does not prevent cooling to the building.
(2) Mechanical/electrical systems and equipment served by a backup power source shall have
associated DDC system products that control such systems and equipment also served
from the same or equivalent backup power source.
e) Continuity of Operation after Electric Power Interruption:
(1) Equipment and associated factory-installed controls, field-installed controls, electrical
equipment, and power supply connected to building normal and backup power systems
shall automatically return equipment and associated controls to operating state occurring
immediately before loss of normal power, without need for manual intervention by
operator when power is restored either through backup power source or through normal
power if restored before backup power is brought online.
PART 3 – GRAPHICS

Revision: 25 00 00-59
PROJECT TITLE:
B. SUMMARY
1. Section includes the general requirements for graphic generation and end-user interface with
the Building Automation System.
C. SYSTEM DESCRIPTION
1. Provide software and labor for graphical representation of all systems specified.
2. Show all hardware points, setpoints, integrated points as shown in drawings and as needed to
properly control and monitor systems.
D. SUBMITTALS
1. University of California Santa Cruz has developed campus standards including detailed graphics
templates (Px Graphic) contact University of California Santa Cruz Physical Plant BAS
Department for latest examples.
2. Submit for Review:
a) Each graphic page shall be submitted for review and requires approval by UCSC BAS
Department.
E. GRAPHICS QUALITY ASSURANCE

1. The system shall be capable of supporting an unlimited number of clients using a standard
Web browser such as Internet Explorer™ or Mozilla Firefox™. Systems requiring additional
software (to enable a standard Web browser) to be resident on the client machine, or
manufacture-specific browsers shall not be acceptable.
2. Web browser software shall run on any operating system and system configuration that is
supported by the Web browser. Systems that require specific machine requirements in terms of
processor speed, memory, etc., in order to allow the Web browser to function with the BMS,
shall not be acceptable.
3. The Web browser shall provide the same view of the system, in terms of graphics, schedules,
calendars, logs, etc., and provide the same interface methodology as is provided by the
Graphical User Interface (if used). Systems that require different graphic views, different
means of graphic generation, or that require different means of interacting with objects such
as schedules, or logs, shall not be permitted.
4. The Web browser client shall support at a minimum, the following functions:
5. User log-on identification and password shall be required. If and unauthorized user attempts
access, a blank web page shall be displayed. Security using Java authentication and encryption
techniques to prevent unauthorized access shall be implemented.
6. Graphical screens developed for the BCA shall be the same screens used for the Web browser
client.
7. HTML programming shall not be required to display system graphics or data on a Web page.
HTML editing of the Web page shall be allowed if the user desires a specific look or format.
8. Storage of the graphical screens shall be in the web based server application.

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9. Real-time values displayed on a Web page shall update automatically without requiring a
manual "refresh" of the Web page.
10. Users shall have administrator-defined access privileges. Depending on the access privileges
assigned, the user shall be able to perform the following:
a) Modify common application objects, such as schedules, calendars, and set points in a
graphical manner.
(1) Schedule times will be adjusted using a graphical slider, without requiring any
keyboard entry from the operator.
11. Text fields, column header labels, button labels, etc. must be a text string. Mapping text
strings, from Niagara string objects, is acceptable; mapping Niagara object names to text fields
is not acceptable.
12. Decimal precision. Unless indicated otherwise, point values shall use the following decimal
precision:
a) Temperatures and temperature setpoints:
(1) 1 decimal place.
b) Airflow (CFM) and airflow setpoints:
(1) No decimal places.
c) Water flow (GPM) and water flow setpoints:
d) Duct static pressure (Inches Water Column) and duct static pressure setpoints:
(1) 2 decimal places.
e) Building static pressure (Inches Water Column) and building static pressure setpoints:
(1) 3 decimal places.
f) Humidity (%RH) and humidity setpoints:
13. All valve and damper output positions should be denoted as %OPEN
14. Provide consistency in measurement units.
15. Graphics for identical mechanical systems shall utilize relative ORD’s to minimize number of
graphics. Graphics for identical mechanical systems that utilize absolute ORD’s are not
acceptable.
16. Vendor names, logos, hyperlinks to vendor site, or other vendor identification or promotion,
are not permitted on graphics.
17. UCSC shall furnish sample UCSC Standard Graphics to ensure consistency of look and feel
across all Niagara sites.
a) UCSC Standard Graphics, furnished to Contractor, are dynamic with programming code
embedded in the graphics. Contractor may not modify embedded programming code,
variable ORD schemes, color schemes, spectrum binding weighting values, BQL queries,
etc., in graphics, unless approved by UCSC.
b) Screen captures of example UCSC Standard Graphics are depicted below.

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XI. GRAPHIC GENERATION

A. COMMON FOR ALL GRAPHICS
1. Tridium’s kitPxGraphics.jar should be the primary source for images and gifs.
2. Custom non-Tridium jars are not to be used.
3. Each graphic shall include all control points, devices and user adjustable setpoints/parameters
associated with the system.
4. All points, as specified in point’s list table, shall be displayed and adjustable in graphics.
5. User adjustable points, displayed on any graphic page, shall be identifiable by highlighting
(turn blue) upon mouse over.
6. Provide links, in a “breadcrumb trail” navigation menu bar, that allow a user to logically
navigate all graphics in a hierarchical manner.
7. There shall be only one graphic header file that shall be used as a “Px Include file” on all
graphics required for the project.
8. Operator specific password access protection shall be provided for each application to allow the
administrator to limit access to point control, display and data base manipulation capabilities as
deemed appropriate for each user, based upon an assigned password. There shall be 4 access
levels as defined below.
a) Super User
(1) No restriction. Can set or override adjustable setpoints on graphics.
b) Operator
(1) WebUI access only. View all graphics and override points only, no set point access, can
acknowledge alarms. Can override adjustable setpoints on graphics. Can change own
user name, password and email address.
c) Read Only
(1) Read only WebUI access. Can change own user name, password and email address.
d) Scheduler
(1) Read only WebUI access with ability to modify equipment schedules as required. Can
change own user name, password and email address.
9. All overrides are globally limited to a maximum of 8 hours.
B. HEADER
1. Header is one PX Include file for the entire project that shall appear on every graphic page. For
efficiency of graphics maintenance, all links, labels, etc., shall be edited from only one instance
of header. The header and each of the link buttons should appear exactly the same on all
campus buildings.
2. The Home hyperlink, is the Hope page for UCSC Campus BAS.

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C. HOME PAGE
1. The primary purpose of the building home page is to provide an Operator one place to quickly
see the status of major equipment in the building and other critical, real-time information. The
contents of the home page will vary by building depending on critical systems and mechanical
equipment in that building. Typical systems include air handlers; building chilled water; building
hot water, etc.
2. Home Page Example

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D. AIR HANDLING UNIT
1. It is not feasible to convey examples of every possible permutation of air handler configuration.
Specific details shall be developed on a per-project or per-building basis.
2. Typical Air Handler Graphic Page

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3. AHU with VAV’s
4. Use a ScrollPane with a SplitPane Center content to expose both graphics as one.

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E. ENERGY EFFICIENT SEQUENCES

1. Heat Request:
a) The purpose of the requests page is to see the relationship of zone data and how that
zone data is resetting air handler setpoints. Include graphic table for all Zone Requests for
Air Handler Reset, by floor & by air handler.
2. Depending on equipment configuration, other related Trim & Respond (Reset) parameters.
3. The contents of the request page will vary by building depending on critical systems and
mechanical equipment in that building.
4. Supply Air Temp Reset

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5. Night Time Purge

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F. VARIABLE AIR VOLUME BOX – WITH REHEAT

1. Example VAV Box with Reheat Graphic
G. LAB VARIABLE AIR VOLUME BOX – WITH EXHAUST

1. Example Lab VAV Box with Exhaust Graphic

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H. FLOOR PLAN
1. Example Floorplan Graphic
a) Typical animated spectrum binding of entire area served by VAV box to indicate zone
temperature. Zone color shall go from light blue to bright blue with greater deviation below
effective setpoint and from light red to bright red with greater deviation above effective
setpoint. Zones between heating and cooling setpoint shall be white. Each spectrum
binding shape shall maintain approximately 10 pixel space to distinguish from adjacent
spectrum binding shape to prevent confusion when both shapes are the same color. Entire
spectrum binding shape shall be a navigation link to the specific VAV box. Upon mouse
over, mouse cursor icon shall change from pointer to hyperlink.

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I. VAV OVERVIEW TABLE

1. Example VAV Overview Page (one page per air handling unit, per floor)

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J. LAB OVERVIEW
1. Example LAB Overview Graphic
2. Example LAB VAV with Exhaust Overview Graphic

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3. Example LAB VAV with FCU Supplemental Cooling Graphic
K. FUME HOOD OVERVIEW

1. Example Fume Hood Overview Graphic

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2. Example Fume Hood Room Detail Graphic
L. FAN COIL UNIT OVERVIEW

1. Example Fan Coil Unit (FCU) Overview Graphic

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M. EXHAUST FAN OVERVIEW GRAPHIC

1. Example Exhaust Fan Overview Graphic
N. TREND SELECTION SCREEN (CHART BUILDER)

1. When the “Histories” Right Side Bar Button is clicked, a pop-up window will open showing the
available trends (Histories).

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O. TREND POP-UP WINDOW

1. When the “Build” button is selected from Chart Builder (see above), a pop-up window will open
showing the trended value(s).
P. CAMPUS NAV BAR (left side)

1. Campus NavBar

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Q. NAVIGATION BAR (right side)

1. Navigation or Selection bars facilitate logical site navigation with organized link buttons. Typical
applications include selection from multiple Floorplans, Overviews, HVAC Equipment, Reports,
etc.
2. Example of Typical Navigation Bar

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R. EMERGENCY POWER
1. Example of a Typical Emergency Power Graphic

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XII. REPORTS
A. Standard Reports:
1. Standard DDC system reports shall be provided and operator shall be able to customize
reports later.
2. All I/O:
a) With current status and values.
3. All I/O in a manual override state:
a) With current status and values.
4. Alarm:
a) All current alarms.
5. Disabled I/O:
a) All I/O points that are disabled.
6. Logs:
a) Alarm history.
b) Audit history, displaying all operator initiated events.
c) System messages.
d) System events.
e) Trends.
B. Custom Reports:
1. Operator shall be able to easily define any system data into a daily, weekly, monthly, or
annual report. Reports shall be time and date stamped and shall contain a report title.
C. Custom Trends:
1. Operator shall be able to define a custom trend log for any I/O point in DDC system.
2. Each trend shall include interval, start time, and stop time.
3. Data shall be sampled and stored on DDC controller, within storage limits of DDC controller,
and then uploaded to archive on server hard drives.
4. Data shall be retrievable for use in spreadsheets and standard database programs.
XIII. DDC CONTROLLERS

A. DDC CONTROLLERS
1. DDC system shall consist of a combination of JACE network controllers, programmable
application controllers and application-specific controllers to satisfy performance
requirements indicated.
2. DDC controllers shall perform monitoring, control, energy optimization and other
3. DDC controllers shall use a multitasking, multiuser, real-time digital control microprocessor
with a distributed network database and intelligence.
4. Each DDC controller shall be capable of full and complete operation as a completely
independent unit and as a part of a DDC system wide distributed network.

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5. Environment Requirements:
a) Controller hardware shall be suitable for the anticipated ambient conditions.
B. Power and Noise Immunity:
1. Controller shall operate at 90 to 110 percent of nominal voltage rating and shall perform an
orderly shutdown below 80 percent of nominal voltage.
2. Operation shall be protected against electrical noise of 5 to 120 Hz and from keyed radios
with up to 5 W of power located within 36 inches of enclosure.
C. DDC Controller Spare Processing Capacity:

1. Include spare processing memory for each controller. RAM, PROM, or EEPROM will
implement requirements indicated with the following spare memory:
2. Network Controllers:
a) 15 percent spare. Average operating CPU% shall not be greater than 85 percent and
“heap used” value shall not exceed 85 percent of “heap total”.
3. Programmable Application Controllers:
a) 15 percent spare.
4. Application-Specific Controllers:
a) 15 percent spare.
D. Memory shall support network controller's operating system and database and shall include the
following:
1. Monitoring and control.
2. Energy Automation, operation, and optimization applications.
3. Alarm Automation.
4. Historical trend data of all connected I/O points.
5. Maintenance applications.
6. Operator interfaces.
7. Monitoring of manual overrides.
8. DDC Controller Spare I/O Point Capacity:
a) Include spare I/O point capacity for each controller as follows:
E. Network Controllers:
1. Room in panel shall be allocated to allow for additional I/O devices and associated wiring
needed to achieve 25 percent added point capacity in the future. Anticipated point mixture
shall be planned at approximately 6-1/2 percent of each point type, AI, AO, BI and BO.
F. Programmable Application Controllers:
1. When applied to equipment other than a zone terminal unit, spare capacity requirements
shall follow that of network controller.
2. When applied to a zone terminal unit, no spare capacity is required.
G. Application-Specific Controllers:
1. Spare capacity requirements shall be identical to programmable application controllers.
2. Maintenance and Support:
a) Include the following features to facilitate maintenance and support:
b) Mount microprocessor components on circuit cards for ease of removal and
replacement.
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c) Means to quickly and easily disconnect controller from network.

d) Means to quickly and easily connect to field test equipment.
e) Visual indication that controller electric power is on, of communication fault or trouble,
and that controller is receiving and sending signals to network.
3. Input and Output Point Interface:
a) Hardwired input and output points shall connect to network controller I/O devices,
programmable application and application-specific controllers.
b) Input and output points shall be protected so shorting of point to itself, to another
point, or to ground will not damage controller.
c) Input and output points shall be protected from voltage up to 24 V of any duration so
that contact will not damage controller.
XIV. NETWORK CONTROLLERS

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A. General Network Controller Requirements:

1. Tridium Niagara framework JACE controllers with open NiCS (open Niagara Implementation
Conformance Statement).
2. Include adequate number of controllers to achieve performance indicated.
3. System shall consist of one or more independent, standalone, microprocessor-based
network controllers to manage global strategies indicated.
4. Controller shall have enough memory to support its operating system, database, and
programming requirements.
5. Data shall be shared between networked controllers and other network devices.
6. Operating system of controller shall manage input and output communication signals to
allow distributed controllers to share real and virtual object information and allow for
central monitoring and alarms.
7. Controllers that perform scheduling shall have a real-time clock.
8. Controller shall continually check status of its processor and memory circuits. If an
abnormal operation is detected, controller shall assume a predetermined failure mode and
generate an alarm notification.
9. Controllers shall be fully programmable.
10. Controllers shall be capable of routing necessary configuration software tools to attached
level three controllers.
11. Communication:
a) Network controllers shall communicate with other devices on DDC system level one
and/or level two networks.
b) Network controller also shall perform routing if connected to a level three network of
programmable application, application-specific controllers or integrated equipment.
Level three network shall be open protocol; BACnet MS/TP. The use of other open
protocols including, Lonworks or Modbus is acceptable when integrating third party
devices.
c) A separate level three network is required for each unique device manufacturer type.
For example; a single level three network connecting several different size BACnet VAV
controllers and FCU controllers from a common manufacturer would be acceptable, but
it would not be acceptable to add a BACnet chiller to this same network. A separate
level three network would be required to connect the BACnet chiller or chillers. The only
exception to this requirement would be for level three networks connecting less than
(10) devices with Client approval.
12. Serviceability:
a) Controller shall be equipped with diagnostic LEDs or other form of local visual indication
of power, communication, and processor.
b) Wiring and cable connections shall be made to field-removable, modular terminal strips
or to a termination card connected by a ribbon cable.
c) Controller shall maintain BIOS and programming information in event of a power loss
for at least 96 hours.
XV. PROGRAMMABLE APPLICATION CONTROLLERS

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A. General Programmable Application Controller Requirements:

1. Include adequate number of controllers to achieve performance indicated.
2. Controller shall have enough memory to support its operating system, database, and
programming requirements.
4. Operating system of controller shall manage input and output communication signals to
allow distributed controllers to share real and virtual object information and allow for
central monitoring and alarms.
5. Controllers that perform internal scheduling shall have a real-time clock.
6. Controller shall continually check status of its processor and memory circuits. If an
abnormal operation is detected, controller shall assume a predetermined failure mode
and generate an alarm notification.
7. Controllers shall be fully programmable with configuration software tool connected via
the attached network controller or with embedded tools within the network controller.
8. Communication:
a) Programmable application controllers shall communicate with other devices on level
three network.
b) Communication at this third level shall be open protocol; BACnet or LonWorks
9. Serviceability:
a) Controller shall be equipped with diagnostic LEDs or other form of local visual
indication of power, communication, and processor.
b) Wiring and cable connections shall be made to field-removable, modular terminal
strips or to a termination card connected by a ribbon cable.
c) Controller shall maintain BIOS and programming information in event of a power
loss for at least 72 hours.
XVI. APPLICATION-SPECIFIC CONTROLLERS

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A. Description:
1. Microprocessor-based controllers, which through hardware or firmware design are
dedicated to control a specific piece of equipment. Controllers are not fully user-
programmable but are configurable and customizable for operation of equipment they
are designed to control.
2. Capable of standalone operation and shall continue to include control functions without
being connected to network.
4. Controllers shall be configured or programmed using the configuration software tool
connected via the attached network controller or with embedded tools within the
network controller.
5. Communication:
a) Application-specific controllers shall communicate with other application- specific
controller and devices on level three network, and to programmable application and
network controllers. Communication at this third level shall be open protocol;
BACnet or LonWorks.
6. Serviceability:
a) Controller shall be equipped with diagnostic LEDs or other form of local visual indication
of power, communication, and processor.
b) Wiring and cable connections shall be made to field-removable, modular terminal strips
or to a termination card connected by a ribbon cable.
c) Controller shall use nonvolatile memory and maintain all BIOS and programming
information in event of power loss.
XVII. POINT NAMING – TYPICAL

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A. It is required that a logical and consistent point naming strategy be used. The point naming
strategy described here may be used or alternative strategy may be submitted for
engineer’s approval prior to implementation. The naming abbreviations listed here show
common abbreviations, it is expected that additional abbreviations be added when
applicable.
B. Actual point names of Boolean, Numeric, Enumerated and String points shall be simple
short names that are repeated as much as possible throughout system to take advantage of
batch commands. For example, there should be many points throughout the system with
the name “Zn_Temp” The key is that these repeat points are all in different, uniquely
named folders. The full point name shall be derived from folder structure naming and
extracted as needed automatically by the BAS. For example, when a point alarms and is
issued to the alarm log, the full point name, extracted from the folder structure shall be
included in the alarm message so it is known exactly which Zn_Temp of all the Zn_Temps
throughout the system is in alarm.
C. Title-case is used in this naming strategy to efficiently group abbreviations without the need
to use several separator characters. When it is prudent to use a separator character, the
use of the underscore character is preferred. Total character count in point naming is
limited.
D. Order of text within the point name from left to right is important. Often alphabetical
sorting techniques are inherent within BAS systems. This point naming strategy takes
advantage of this by starting with broad location in the left-most characters and narrowing
to fine detail in the right-most characters, all the while attempting to group like items.
1. <Prefix> = <Building Name>_<System Name>_< Equipment Name>
a) LML_HS_Br_01 (Long Marine Labs_Hydronic System_Boiler 01
2. This prefix to be included in all full point names. Prefix shall be derived from folder
structure and shall automatically change with folder renaming.
3. <Point Name> = <Component Name>_<Feature Name>
a) At least first feature name must be included. Additional feature names to be
included as appropriate.
(1) Hws_Temp (Heating Water Supply Temperature)
4. <Full Point Name> = <Prefix>_<Point Name>
a) Example Full Point Names:

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5. <Building>_<System>_<Equipment>_<Component>_<Feature>
This part of the actual point name (optional) can be used to describe a component of a piece of
equipment. Combine with multiple component names as appropriate to further clarify the component.
Examples might include: Ahu01_SaFan_Cmd, ClgPlnt_ClgTwr1_FanA_Sts
Dmpr Control damper Filt Filter

Safety Safety device value Oa Outside air section
EmgStop Emergency stop button Ma Mixed air section
SF Supply Fan Da Discharge air section
RF Return Fan EF Exhaust Fan
Zn Controlled zone, room or Sa Supply air section
Pri Primary water loop Ra Return air section
Sec Secondary water loop Rlf Relief air section
Chw Chilled water PreHt Pre-heating coil and valve
Chws Chilled water supply Rht Re-heating coil and valve
Chwr Chilled water return Htg Heating coil and valve
Hw Heating water Clg Cooling coil and valve
Hws Heating water supply DxCmp Direct exp clg compressor
Hwr Heating water return Vlv Control valve
Sump Sump tank RevVlv Reversing Valve
Rad Radiation Vfd Variable frequency drive
Humid Humidifier PriAir Primary air section
Light Lighting Pmp Circulating pump
FrzStat Freezestat Iso Isolation, as in Isolation
Set Part of a set, such as a Sys Indicate part of a specific
pump set system

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6. <Building>_<System>_<Equipment>_<Component>_<Feature>
This last part of the actual point name is used to describe the feature of the equipment/component. The
action, reading, calculated value, associated setpoint, etc. Combine with multiple feature or component
names as appropriate to further clarify the feature. Examples might include:
Vav05_Zn_ClgUnocTempSpt, Vav05_Zn_SptAdjustable, Ahu01_SaFan_Cmd, Ahu01_Ra_MaxCo2
Cmd Command; on/off Occ Occupied value
Sig Modulating signal; controller to Unoc Unoccupied value
Sts Status: on/off device to StndBy Stand-by value
FdBk Feedback signal from device to Co2 Carbon dioxide
Alm Alarm status from device Co Carbon monoxide
Flow Air or water flow No2 Nitrogen dioxide
Temp Temperature Mode Operating control mode
Rh Relative humidity Vel Velocity
Enth Enthalpy Area Area
Dew Dewpoint temperature Lvl Level measurement
Press Gauge pressure Kfactor Balancing constant
Dp Differential pressure Config Configuration value
Sched Schedule value Pct Percentage
Calc Calculated value in software Cap Capacity
Stpt Setpoint value in software Eff Effective or resulting
Offset Offset value Select Selected value
Hi Highest value OptStart Optimum start value
Lo Lowest value Mwu Morning warm-up
Min Minimum value Mcd Morning cool-down
Max Maximum value Btuh Power
Spec Red/Blue floor plan color Btu Energy
Adj Adjustable adjustment slider, Int Interior
Btn Button, user initiated Ext Exterior
kW Power - electrical Lux Lighting level -
kWh Energy - electrical PctRla Percent run load amps

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XVIII. HISTORY TRENDING - TYPICAL

A. It is required that a logical and consistent history trend strategy be used. The history trend
strategy described here may be used or alternative strategy may be submitted for engineer’s
approval prior to implementation. The typical history trends listed here show common
situations, it is expected that additional history trends be added when applicable.
B. History trend extensions shall be added and configured for all typical situations described
here. This includes every hardware point and every calculated software point that changes
automatically by way of program logic.
C. Full point name shall be included in every trend name, refer to “Point Naming” this
specification section.
D. All history trends shall store at minimum (3) years’ worth of data before rolling to overwrite
data. It is understood that change of value (COV) type trend sizes will have to be estimated,
configure at least 10,000 records for these.
E. History trend data shall be stored on the EnergyAx Supervisor server.
F. Change of Value (COV) trends are where a sample is logged whenever the value changes by
a specified amount.
1. Boolean and Enumerated point COV trends shall log a sample every change of state.
Examples of Boolean or Enumerated points are; fan command, fan status and current
mode.
2. For Numeric points, COV trends are not recommended, use Interval trends instead.
G. Interval trends are where a sample is logged according to a preset regular time interval.
1. Numeric point Interval trends log interval times shall be set as:
a) 15 minute intervals for slower variables such as; outside temp, room temp, return
temp, discharge air temp, heating valve signal, building static pressure, etc.
2. For Boolean and Enumerated points, Interval trends are not recommended, use COV
trends instead.
XIX. CONTROL FUNCTIONALITY

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A. Building and energy management application software and logic:

1. Shall reside and operate in system controllers. Applications shall be configurable through
the operator workstation, web browser interface, or engineering workstation.
B. Memory and System Time:
1. All controllers shall have a Non-Volatile Memory providing indefinite storage of
application and configuration data. The system must have an ability to maintain time,
and automatically correct for daylight savings time and leap year adjustments. In the
event of power failure or user generated power cycle, all system components must
automatically updated with current time and date from a network Time Sync device.
C. Stand-alone capability:
1. All controllers shall be capable of providing all control functions of the HVAC system
without the use of a computer. The controllers shall include the inherent capability to
access the system control selections as well as to monitor system performance by means
of a communicating network with a PC and EMS software program.
D. Sequencing:
1. Include application software based on sequences of operation indicated to properly
sequence chillers, boilers, and other applicable HVAC equipment.
E. Control Loops:
1. Support any of the following control loops, as applicable to control required:
a) Two-position (on/off, open/close, slow/fast) control.
b) Proportional control.
c) Proportional plus integral (PI) control.
2. Include PID algorithms with direct or reverse action and anti-windup.
3. Algorithm shall calculate a time-varying analog value used to position an output or stage
a series of outputs.
4. Controlled variable, set point, and PID gains shall be operator-selectable.
F. Staggered Start:
1. Application software shall sequence chillers, boilers, and pumps as specified in Sequence
of Operations for HVAC Controls.
G. Anti-Short Cycling:
1. Binary Output points shall be protected from short cycling.
2. Feature shall allow minimum on-time and off-time to be selected.
H. On and Off Control with Differential:
1. Include an algorithm that allows a BO to be cycled based on a controlled variable and set
point.
2. Algorithm shall be direct or reverse-acting and incorporate an adjustable differential.
I. Zoning system compatible with constant volume air source (Variable Volume/Variable
Temperature) (VVT). The zoning system shall be compatible with constant volume air source
and consist of programmable, multiple communicating Zone Controllers and a Bypass
Controller. The system shall also include a complete array of input and output devices. The
system shall provide full control of HVAC heating and cooling equipment in a multiple zone
application. The zoning system shall be capable of operating as a stand-alone system or
networked with multiple systems to communicating air source controllers.
1. Zone control. Each zone shall be capable of monitoring space conditions and providing
the correct amount of conditioned air to satisfy the space load. Each zone shall be
capable of the following:

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a) Space temperatures control. To maintain individual heating and cooling set points.
b) Relative Humidity/Air Quality (DCV). Each zone shall be capable of maintaining space
relative humidity set point or air quality set point (zone level demand control
ventilation).
c) Demand coordination. Each zone shall be capable of zone demand data coordination
with other zones in the system.
2. Static pressure control. The zoning system shall be capable of maintaining a user
adjustable supply air duct static pressure set point.
a) The Bypass controller shall additionally provide the capability to increase system
airflow during conditions when the temperature of the supply air from the equipment
is approaching the limits of operation. In these cases, the Bypass controller shall
raise the static pressure setpoint to a user configurable maximum limit in order to
increase the system airflow during these conditions.
b) The Bypass control shall contain the ability to monitor the bypass damper movement
(or VFD speed) and automatically adjust the setpoint control band and/or hysteresis
in order to provide stability and prevent premature actuator failure.
3. Air source control. Shall control all associated HVAC rooftop equipment functions, and be
capable of stand-alone or networked operation. The resident algorithms shall use error
reduction logic as designated in ASHRAE standard 90.1 to provide temperature control
and lower energy usage. The Air source shall be capable of zone demand data
coordination with the associated zones.
4. System Terminal Modes. Each air terminal mode shall be based on the current air source
mode, terminal type, space temperature, and the current temperature set points.
a) Off:
(1) All terminal dampers will maintain a 65% open position. Fans shall be disabled.
(2) If the zone requirement is heating, all single duct terminals shall maintain their
damper position at 65%. Any zone controller servicing a parallel box shall fully
close their dampers while the fan is operating. If local heat is available, the
parallel fans shall start and local heat shall be enabled to maintain its unoccupied
heating set point. The damper shall be modulated open to 65% after heating is
no longer required.
b) Cooling and Night Time Free Cooling (NTFC):
(1) If the zone requirement is none, then the zone controllers shall modulate their
dampers to maintain their minimum cooling damper position or damper
ventilation position if the supply air temp is between 65 and 75 F. During the
NTFC mode the zone controller shall control between its occupied heating and
cooling set points. During the cooling mode, the zone controller shall modulate
its damper to its appropriate (occupied or unoccupied) cooling set point.
(2) If the zone requirement is cooling, then the zone controllers shall modulate their
air dampers between their minimum and maximum cooling damper position to
maintain their cooling set point. Parallel fans shall be disabled unless the damper
has closed below the user adjustable fan-on minimum position (optional). In that
case, the fan shall be energized to mix return air with the cold primary air in
order to prevent “cold air dumping” from the diffusers.
(3) If the zone requirement is heating, then the zone controllers shall modulate their
dampers to maintain their minimum cooling damper position. Any zone
controllers servicing single duct units with reheat capability shall maintain the
greater of either the minimum cooling damper position or the specified reheat
damper position. Zone controllers servicing parallel units shall enable their fans
while the damper shall maintain its minimum cooling damper position.
c) Vent:

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PROJECT TITLE:
(1) If the air source equipment is operating in a fan only mode to provide ventilation
without mechanical heating or cooling, then the zone controllers shall maintain
the user configured ventilation damper position.
d) Heat:
(1) If the zone requirement is none, then the zone controller shall maintain its
minimum heating damper position. Parallel fans shall be disabled and their air
damper shall be modulated to maintain their minimum heating damper position.
(2) If the zone requirement is cooling, then the zone controller shall modulate its
damper to maintain its minimum heating damper position. Parallel fans shall be
disabled.
(3) If the zone requirement is heating, then the zone controllers shall modulate their
air dampers between their minimum and maximum heating damper position to
maintain their heating set point.
e) Pressurization:
(1) If the zone requirement is none or cooling, then the zone controller shall
maintain its maximum cooling damper position. Parallel fans shall be disabled.
(2) If the zone requirement is heating, and the zone controller has been enabled to
provide local heating, then the zone controller shall modulate its damper to its
maximum cooling damper position and enable its auxiliary heat. If local heat is
not available, the damper shall still be modulated to maintain its maximum
cooling damper position.
f) Evacuation:
(1) During the Evacuation mode all terminal fans shall be disabled and all dampers
shall close.
5. Air source interface. The zoning system shall be capable of zone demand data
coordination with a communicating rooftop. Setpoint and zone temperature information
from the zones shall be shared with the rooftop controller so that the rooftop controller’s
error reduction calculations can determine the proper number of heating or cooling
stages to operate in order to satisfy the system load.
a) The zoning system shall have the capability of linking up to 32 zones to a single air
source and determining system heating and cooling requirements.
b) The zoning system shall be capable of providing a communication check of all
associated controls and display device type as well as error conditions.
c) The zoning system shall coordinate and exchange the flowing data as minimum:
(1) Average zone temperature
(2) Average occupied zone temperature
(3) Average occupied and unoccupied heat/cool set points
(4) Occupancy status
d) Space temperature and space temperature set points for use by the air source
controller shall include a weighted factor, proportional to the size of the zone.
e) Only those zones with valid temperature readings shall be included.
f) The zoning system shall provide periodic updates to the air source.

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PROJECT TITLE:
g) The zoning system shall obtain and support the following air source modes as a
minimum:
(1) Off
(2) Cooling
(3) Heating
(4) Night Time Free Cooling
(5) Ventilation
(6) Pressurization
(7) Evacuation
h) The air source controller shall, through the Air Distribution System, bias its
occupancy time schedules to provide optimization routines and occupant override.
i) For those zoning systems that do not include inherent air source interface capacity,
each zone shall independently determine the operational mode of the equipment
through its associated duct temperature sensor mounted in the supply ductwork. If
there is air source controller, then the system will assumed to be always On.
6. HVAC Equipment Protection. The air sources controller shall be capable of monitoring the
leaving air temperature to control stages in both the heating and cooling modes. It shall
have the capability to shut down stages based on a rise or fall in leaving air temperature
above or below adjustable or calculated values. Calculated supply air temperature
requirements shall be based on error reduction calculations from reference zone data to
determine the optimum supply air temperature to satisfy space requirements. The
system shall provide protection from short cycling of heating and cooling by utilizing time
guards and minimum run time configurations.
7. Energy Conservation.
a) Load balancing from error reduction calculations that optimize staging.
b) The locking out of mechanical heating or cooling modes based on configurable
outside air temperature limits.
c) Staggered start. The system shall intelligently start all equipment in a stagger start
manner after a transition from unoccupied to occupied modes as well as power
failure to reduce high peak power consumption on start-up.
d) Peak Demand Limiting. Controllers in the system shall have the capability of being
overridden by separate heating and cooling Peak Demand Limiting signals.
Option/General purpose controller existing on the communications bus shall be able
to send a demand limiting broadcast to reduce overall energy consumption and
control on and off peak time kW usage
e) Temperature compensated start. The zone controller shall be capable of supporting
temperature compensated start with the air source. Prior to occupancy the zone
controllers and Air Source shall work together to provide zone-by-zone temperature
compensated conditioning. The air source will track the time required for recovery
report the optimal start bias time to the zones prior to each occupied period so that
the zone can start conditioning the space prior to occupancy.
8. Demand Control Ventilation (DCV). The zone shall be capable of reading an analog signal
from a CO2 sensor or other sensor measuring volatile contaminants, or relative humidity
and provide DCV at the zone by calculating a DCV damper position and participate in
system DCV operation with the air source

Revision: 25 00 00-92
PROJECT TITLE:
a) System DCV (System Level).The zoning system shall have the ability to collect the
DCV value from any or all of the zone controllers in the system. These values may be
the average or the highest sensor value which will be transmitted to an air source
controller’s analog DCV sensor input. The air sources configured DCV routine may
perform the appropriate actions to reduce CO2 concentration at the reporting zones.
The system shall be capable of maintaining a ventilation setpoint through a DCV
algorithm in conjunction with zone.
b) Local DCV (Zone Level). Each zone shall be capable of reading an analog signal from
a CO2 sensor or other sensors measuring volatile contaminants and maintaining a
ventilation setpoint through a DCV algorithm in conjunction with system. The zone
shall calculate a DCV damper position for the zone based on an error reduction
calculation. When the DCV damper position value is greater than temperature control
damper position the DCV damper position shall be used to position the damper.
System heating and cooling and zone supplemental heat shall be allowed to operate.
9. Abnormal Conditions. The proposed system shall include the ability to detect abnormal
conditions, and to react to them automatically. A return to normal conditions shall also
generate a return to normal notification and the system shall revert back to its original
control scheme before the abnormal condition existed. The following abnormal terminal
conditions shall automatically generate an alarm and the system shall take the following
actions:
a) If a space temperature sensor is determined by the zone controller to be invalid, the
zone controller shall generate an alarm. During this condition, the zone damper will
be positioned to either the minimum heating, minimum cooling or the configured
ventilation damper position, based on the air source equipment operating mode.
b) If a relative humidity sensor is determined by the zone controller to be invalid, the
zone controller shall generate an alarm.
c) If an indoor air quality sensor is determined by the zone controller to be invalid, the
zone controller shall generate an alarm, and disable its IAQ algorithm.
d) System level demand coordination. If an air source controller is participating in
demand coordination with other zones and loses communication with the associated
zones, it shall generate an alarm. Likewise, any zone detecting a communication
failure, will generate an alarm.
e) Zone level demand coordination. If the system loses communication with one of the
zones associated with that system the zoning system shall remove that zone
temperature from its weighted averages. The zone controller shall continue to
operate in a stand-alone mode.
f) If the zoning system if configured to interface with the air source for zone demand
data coordination and that communication is broken, each zone controller shall
determine the equipment operating mode based on the temperature of the primary
air. The air source will be assumed to be always on.
J. Run-Time Totalization:
1. Include software with the capability to totalize run-times for BI points.

Revision: 25 00 00-93
PROJECT TITLE:
XX. ENCLOSURES

Revision: 25 00 00-94
PROJECT TITLE:
A. General Enclosure Requirements:

1. Include enclosure door with secure latching mechanism.
2. All enclosures containing a DDC controller applied to equipment other than a zone
terminal unit shall have hinged door.
3. All enclosures associated with DDC control system shall be alike color/style with a visible
label identifying its tag/controlled equipment.
4. Supply each enclosure with a complete set of as-built schematics, wiring diagrams, and
product literature located in a pocket on inside of door.
5. Enclosure shall be NRTL listed according to UL 508 A.
6. Constructed of steel with factory applied galvanized coating or paint.
7. Internal panel mounting hardware, grounding hardware and sealing washers.
8. Grounding stud on enclosure body.
9. Internal Arrangement:
a) Internal layout of enclosure shall group and protect pneumatic, electric, and
electronic components associated with a controller, but not an integral part of
controller.
b) Arrange layout to group similar products together.
c) Include a barrier between line-voltage and low-voltage electrical and electronic
products.
d) Factory or shop install products, tubing, cabling and wiring complying with
requirements and standards indicated.
e) Terminate field cable and wire using heavy-duty terminal blocks.
f) Install a maximum of two wires on each side of a terminal.
g) Include enclosure field power supply with a toggle-type switch located at entrance
inside enclosure to disconnect power.
h) Include enclosure with a line-voltage nominal 20-A GFCI duplex receptacle for service
and testing tools. Wire receptacle on hot side of enclosure disconnect switch.
i) Mount products within enclosure on removable internal panel/backplane.
j) All internal panel components to be labeled.
k) Route tubing cable and wire located inside enclosure within a raceway with a
continuous removable cover.
l) Label controller end of cable, wire and tubing in enclosure following an approved
identification system that extends from field I/O connection and all intermediate
connections throughout length to controller connection.
m) Size enclosure internal panel to include at least 25 percent spare area on backplane
of panel.
10. Environmental Requirements:
a) Evaluate temperature and humidity requirements of each product to be installed
within each enclosure and locate panel accordingly.
b) Outdoors, Type 4X. Additional panel heater is required when components are not
rated for design outdoor temperature and humidity levels.
c) Indoors, Dry Areas: Type 1.

Revision: 25 00 00-95
PROJECT TITLE:
d) Indoors, Wet Areas or Areas Exposed to Condensation or Wash-down: Type 4X
XXI. ELECTRICAL POWER DEVICES

A. Transformers:
1. Transformer shall be sized for the total connected load, plus an additional 25 percent of
connected load.
2. Transformer shall be UL Listed.
3. Transformer shall be at least 40 VA.
4. Transformer shall have secondary resettable breaker.
B. DC Power Supply:
1. Output voltage nominally 24-VDC or other voltage within 5 percent.
2. Output power minimum of 14W.
3. Input voltage nominally 120-VAC, 60 Hz. Lower voltage input is not acceptable.
4. Load regulation within 0.5 percent from zero- to 100-mA load.
5. Line regulation within 0.5 percent at a 100-mA load for a 10 percent line change.
6. Stability within 0.1 percent of rated volts for 24 hours after a 20-minute warm-up.
XXII. CONTROL WIRE AND CABLE

Revision: 25 00 00-96
PROJECT TITLE:
A. Low Voltage Power Wiring

1. Wiring runs less than 150 feet
a) Wire size shall be minimum 18 AWG.
2. Wiring runs greater than 150 feet
a) Wire size shall be minimum 16 AWG. Power/voltage drop calculation must be
completed for all longer runs to determine if even larger wire is required.
3. Conductors shall be twisted soft annealed copper strand.
4. Conductor insulation shall have a nominal 15-mil thickness, constructed from flame-
retardant PVC.
5. Outer jacket insulation shall have a 300-V, 105-degrees C rating and shall be Type PLTC
cable.
6. Power cabling to have a unique jacket color or striping color.
B. Low Voltage Input/Output wiring - Must be shielded.
1. Wire size shall be minimum 18 AWG.
2. Conductors shall be twisted soft annealed copper strand.
3. Conductor insulation shall have a nominal 15-mil thickness, constructed from flame-
retardant PVC.
4. Outer jacket insulation shall have a 300-V, 105-degrees C rating and shall be Type PLTC
cable.
5. Shielding shall be 100 percent type, 1.35-mil aluminum/polymer tape, helically applied
with 25 percent overlap, and aluminum side in with tinned copper drain wire.
6. Input cabling to have a unique jacket color or striping color.
7. Output cabling to have a unique jacket color or striping color.
C. LAN and Communication Cable: Comply with DDC system manufacturer requirements for
network being installed.
1. Cable shall be plenum rated.
2. Cable shall comply with NFPA 70.
3. Cable shall have a unique color that is different from other cables used on Project.
a) Jacket color: LonWorks - Orange, Bacnet - Blue, Modbus – Purple
4. Copper Cable for Ethernet Network:
a) 100BASE-TX.
b) TIA/EIA 586, Category 6.
c) Minimum No. 24 AWG solid.
d) Unshielded Twisted Pair (UTP).
e) Thermoplastic insulated conductors, enclosed in a thermoplastic outer jacket, Class
CMP as plenum rated.
5. Wire Color Code:

Revision: 25 00 00-97
PROJECT TITLE:
a)

Revision: 25 00 00-98
PROJECT TITLE:
XXIII. PART 3 EXECUTION

Revision: 25 00 00-99
PROJECT TITLE:
A. DDC SYSTEM INTERFACE WITH OTHER SYSTEMS AND EQUIPMENT

1. Communication Interface to Equipment with Integral Controls and Other Building
Systems:
a) DDC system shall have communication interface with equipment and building
systems having integral controls and having a communication interface for remote
monitoring or control.
b) Perform all steps necessary for integration. These steps may include:
(1) Research and gathering effort to identify how to integrate each particular piece
of equipment and identify the significance of each integrated point.
(2) Trial and error troubleshooting time as required. May require time to contact
equipment manufacturer’s technical support.
(3) Testing of interface. Disconnect communication bus and confirm that points do
indeed display as “down”. Confirm values are accurate by comparing with
onboard equipment display screen. Test writable points and confirm written
values are accepted by comparing with onboard equipment display screen and
equipment operation.
(4) Create a meaningful graphic screen displaying integrated points in a logical
fashion with accompanying system schematic diagram.
(5) Add trending and alarming as appropriate and/or as shown on point lists.
2. Integration with Existing SupervisorAx System, Supervisor Server:
a) When expanding an existing DDC system and it is necessary to interface with an
existing SupervisorAx system, Supervisor server, it is required to adhere to UCSC
standards already in-place and to achieve integration.
b) Expand existing Supervisor Server by adding all new controls matching the process
utilized to integrate previous installations. Expanded system shall very much
resemble existing DDC system, both in appearance and functionality. This includes;
graphic layout, navigation, point override and setpoint capabilities, alarming,
reporting and trending.
c) Prepare on-site demonstration mockup of integration of DDC system to be installed
with existing system before installing DDC system. Obtain approval from UCSC's
control system representative before proceeding with installation.
B. CONTROL DEVICES FOR INSTALLATION BY OTHER INSTALLERS

1. Deliver selected control devices, to identified equipment and systems manufacturers for
factory installation and to identify installers for field installation.
2. Deliver the following to duct fabricator and Installer for installation in ductwork. Include
installation instructions to Installer and supervise installation for compliance with
requirements.
a) Automatic control dampers
b) Airflow sensors and switches
c) Pressure sensors

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PROJECT TITLE:
3. Deliver the following control devices specified in indicated HVAC instrumentation and
control device Section 23 09 00, to plumbing and HVAC piping installers for installation in
piping. Include installation instructions to Installer and supervise installation for
compliance with requirements.
a) Automatic control valves
b) Pipe-mounted flow meters
c) Pipe-mounted sensors, switches and transmitters.
d) Tank-mounted sensors, switches and transmitters.
C. CONTROL DEVICES FOR EQUIPMENT MANUFACTURER FACTORY INSTALLATION

1. When applicable as indicated on plans, deliver the following to manufacturer for factory
installation. Include installation instructions to unit manufacturer.
a) Programmable or application specific controller.
b) Motorized damper actuators when not integral to controller or as applicable.
c) Flow and pressure sensors, transmitters and transducers when not integral to
controller or as applicable.
d) Unit-mounted temperature sensors when applicable.
e) Unit-mounted relays when applicable.
D. GENERAL INSTALLATION REQUIREMENTS

1. Install room sensors such that they are centered at 60 inches above finished floor A.F.F.
unless mounting height is specifically called out on drawings.
2. Install products to satisfy more stringent of all requirements indicated.
3. Install products level, plumb, parallel, and perpendicular with building construction.
4. Support products, tubing, piping wiring and raceways. Brace products to prevent lateral
movement and sway or a break in attachment.
5. If codes and referenced standards are more stringent than requirements indicated,
comply with requirements in codes and referenced standards.
6. Fabricate openings and install sleeves in ceilings, floors, roof, and walls required by
installation of products. Before proceeding with drilling, punching, and cutting, check for
concealed work to avoid damage. Patch, flash, grout, seal, and refinish openings to
match adjustable adjacent condition.
7. Firestop penetrations made in fire-rated assemblies. Contact the University
Representative for requirements for “Penetration Firestopping."
8. Seal penetrations made in acoustically rated assemblies. Comply with requirements in
Section 07 92 00 "Joint Sealants."
9. Fastening Hardware:
a) Stillson wrenches, pliers, and other tools that damage surfaces of rods, nuts, and
other parts are prohibited for work of assembling and tightening fasteners.
b) Tighten bolts and nuts firmly and uniformly. Do not overstress threads by excessive
force or by oversized wrenches.
c) Lubricate threads of bolts, nuts and screws with graphite and oil before assembly.

Revision: 25 00 00-101
PROJECT TITLE:
10. If product locations are not indicated, install products in locations that are accessible and
that will permit service and maintenance from floor, equipment platforms, or catwalks
without removal of permanently installed furniture and equipment.
E. SUPERVISOR SERVER CONFIGURATION

1. Perform all steps necessary to provide a fully functional supervisor server as specified
earlier in this document. Steps to include, but not limited to: operating system
configuration, supervisor software installation and licensing, site specific supervisor
server software configuration, graphics, schedules, trends, alarms, scheduling, operator
setup, etc.
F. LAN, ROUTER AND GATEWAY INSTALLATION

1. All LAN/WAN network equipment; including LAN drops near JACE controllers to be
furnished and installed near JACE controllers by Client.
2. Install level two LAN network and network equipment if required for DDC system
communication interface requirements indicated.
3. Test LAN and LAN equipment to verify that communication interface functions properly.
4. Locations of all requested LAN drops must be communicated in writing with locations
clearly identified on floor plans. Allow at least two-weeks from time of request for LAN
drops to be installed.
5. Provide a temporary LAN if required to keep pace with construction schedule. Permanent
Client LAN drops may be delayed and it is not acceptable to delay any control work as a
result of these delays. Temporary construction LAN may be abandoned and permanent
Client LAN connected when available. Any necessary JACE reconfiguration must be
included.
G. CONTROLLER INSTALLATION
1. Install controllers in enclosures to comply with indicated requirements.
2. Connect controllers to field power supply.
3. Install controller with latest version of applicable software and configure to execute
4. Test and adjustable adjust controllers to verify operation of connected I/O to achieve
performance indicated requirements while executing sequences of operation.
5. Installation of Network Controllers:
a) Quantity and location of network controllers shall be determined by DDC system
manufacturer to satisfy requirements indicated.
b) Install controllers in a protected location that is easily accessible by operators.
6. Installation of Programmable Application Controllers:
a) Quantity and location of programmable application controllers shall be determined by
DDC system manufacturer to satisfy requirements indicated.
b) Install controllers in a protected location that is easily accessible by operators.
c) Top of controller shall be within 84 inches of finished floor.
7. Application-Specific Controllers:

Revision: 25 00 00-102
PROJECT TITLE:
a) Quantity and location of application-specific controllers shall be determined by DDC

system manufacturer to satisfy requirements indicated.
b) For controllers not mounted directly on equipment being controlled, install controllers
in a protected location that is easily accessible by operators.

Revision: 25 00 00-103
PROJECT TITLE:
H. ENCLOSURES INSTALLATION
1. Attach wall-mounted enclosures to wall using galvanized steel struts in dry areas and
stainless- steel struts in wet areas:
2. Align top of adjustable adjacent enclosures.
I. ELECTRIC POWER CONNECTIONS

1. Connect electrical power to DDC system products requiring electrical power connections.
2. Design of electrical power to products not indicated with electric power is delegated to
DDC system provider and installing trade. Work shall comply with NFPA 70 and other
3. Comply with requirements for electrical power circuit breakers.
4. Comply with requirements for electrical power conductors and cables.
5. Comply with requirements for electrical power raceways and boxes.
J. IDENTIFICATION
1. Identify system components, wiring, cabling, and terminals. Comply with requirements
for identification products and installation.
2. Where product is installed above ceiling, also install location identification on ceiling grid
directly below. This includes all terminal units such as VAV boxes, fan coil units, etc.
3. Include identification on all DDC devices including; room sensors, duct sensors, pipe
sensors, relays, power supplies, controllers, control dampers and controls valves.
K. NETWORK NAMING AND NUMBERING

1. Coordinate with Client to provide unique naming and addressing for networks and
devices.
L. CONTROL WIRE, CABLE AND RACEWAYS INSTALLATION

1. Comply with NECA 1.
2. Comply with TIA 568-C.1.
3. Wiring Method:
a) Install cables in raceways and cable trays. Conceal raceway and cables except in
unfinished spaces.
(1) Install plenum cable in environmental air spaces, including plenum ceilings.
(2) Comply with requirements for cable trays specifications.
(3) Comply with requirements for raceways and boxes specifications.
4. Wiring Method:
a) Conceal conductors and cables in accessible ceilings, walls, and floors where
possible.
5. Field Wiring within Enclosures:
a) Bundle, lace, and train conductors to terminal points with no excess and without
exceeding manufacturer's limitations on bending radii. Install lacing bars and
distribution spools.

Revision: 25 00 00-104
PROJECT TITLE:
6. Conduit Installation:
a) Install conduit expansion joints where conduit runs exceed 200 feet and where
conduit crosses building expansion joints.
b) Coordinate conduit routing with other trades to avoid conflicts with ducts, pipes and
equipment and service clearance.
c) Maintain at least 3-inch separation where conduits run axially above or below ducts
and pipes.
d) Limit above-grade conduit runs to 100 feet without pull or junction box.
e) Do not install raceways or electrical items on any "explosion-relief" walls, or rotating
equipment.
f) Do not fasten conduits onto the bottom side of a metal deck roof.
g) Flexible conduit is permitted only where flexibility and vibration control is required.
h) Limit flexible conduit to 3 feet long.
i) Conduit shall be continuous from outlet to outlet, from outlet to enclosures, pull and
junction boxes, and shall be secured to boxes in such manner that each system shall
be electrically continuous throughout.
j) Direct bury conduits underground or install in concrete-encased duct bank where
indicated.
(1) Use rigid, nonmetallic, Schedule 80 PVC.
(2) Provide a burial depth according to NFPA 70, but not less than 24 inches.
k) Secure threaded conduit entering an instrument enclosure, cabinet, box, and trough,
with a locknut on outside and inside, such that conduit system is electrically
continuous throughout. Provide a metal bushing on inside with insulated throats.
Locknuts shall be the type designed to bite into the metal or, on inside of enclosure,
shall have a grounding wedge lug under locknut.
l) Conduit box-type connectors for conduit entering enclosures shall have an insulated
throat.
m) Connect conduit entering enclosures in wet locations with box-type connectors or
with watertight sealing locknuts or other fittings.
n) Offset conduits where entering surface-mounted equipment.
o) Seal conduit runs by sealing fittings to prevent the circulation of air for the following:
(1) Conduit extending from interior to exterior of building.
(2) Conduit extending into pressurized duct and equipment.
(3) Conduit extending into pressurized zones that are automatically controlled to
maintain different pressure set points.
7. Wire and Cable Installation:
a) Cables serving a common system may be grouped in a common raceway. Install
control wiring and cable in separate raceway from power wiring. Do not group
conductors from different systems or different voltages.
b) Install cables with protective sheathing that is waterproof and capable of
withstanding continuous temperatures of 194 degrees F with no measurable effect
on physical and electrical properties of cable.

Revision: 25 00 00-105
PROJECT TITLE:
(1) Provide shielding to prevent interference and distortion from adjustable adjacent
cables and equipment.
c) Installation of Cable Routed Exposed under Raised Floors:
(1) Install plenum-rated cable only.
(2) Install cabling after the flooring system has been installed in raised floor areas.
(3) Coil cable 6 feet long not less than 12 inches in diameter below each feed point.
d) Identify each wire on each end and at each terminal with a number-coded
identification tag. Each wire shall have a unique tag.
e) Provide strain relief.
f) Terminate wiring in a junction box.
(1) Clamp cable over jacket in junction box.
(2) Individual conductors in the stripped section of the cable shall be slack between
the clamping point and terminal block.
g) Terminate field wiring and cable not directly connected to instruments and control
devices having integral wiring terminals using terminal blocks.
h) Keep runs short. Allow extra length for connecting to terminal boards. Do not bend
flexible coaxial cables in a radius less than 10 times the cable OD. Use sleeves or
grommets to protect cables from vibration at points where they pass around sharp
corners and through penetrations.
i) Ground wire shall be copper and grounding methods shall comply with IEEE C2.
Demonstrate ground resistance.
j) Wire and cable shall be continuous from terminal to terminal without splices.
k) Do not install bruised, kinked, scored, deformed, or abraded wire and cable. Remove
and discard wire and cable if damaged during installation, and replace it with new
cable.
l) Monitor cable pull tensions.
M. DDC SYSTEM I/O CHECKOUT PROCEDURES

1. Check instruments for proper location and accessibility.
2. Check instruments for proper installation on direction of flow, elevation, orientation,
insertion depth, or other applicable considerations that will impact performance.
3. Check instrument tubing for proper isolation, fittings, slope, dirt legs, drains, material and
support.
4. Control Damper Checkout:
a) For pneumatic dampers, verify that pressure gages are provided in each airline to
damper actuator and positioner.
b) Verify that control dampers are installed correctly for flow direction.
c) Verify that proper blade alignment, either parallel or opposed, has been provided.
d) Verify that damper frame attachment is properly secured and sealed.
e) Verify that damper actuator and linkage attachment is secure.
f) Verify that actuator wiring is complete, enclosed and connected to correct power
source.
g) Verify that damper blade travel is unobstructed.

Revision: 25 00 00-106
PROJECT TITLE:
h) Verify that any configurable switches on device are set properly.

5. Control Valve Checkout:
a) Verify that control valves are installed correctly for flow direction.
b) Verify that valve body attachment is properly secured and sealed.
c) Verify that valve actuator and linkage attachment is secure.
d) Verify that actuator wiring is complete, enclosed and connected to correct power
source.
e) Verify that valve ball, disc or plug travel is unobstructed.
f) After piping systems have been tested and put into service, but before insulating and
balancing, inspect each valve for leaks. Adjustable adjust or replace packing to stop
leaks. Replace the valve if leaks persist.
g) Verify that any configurable switches on device are set properly.
6. Instrument Checkout:
a) Verify that instrument is correctly installed for location, orientation, direction and
operating clearances.
b) Verify that attachment is properly secured and sealed.
c) Verify that conduit connections are properly secured and sealed.
d) Verify that wiring is properly labeled with unique identification, correct type and size
and is securely attached to proper terminals.
e) Inspect instrument tag against approved submittal.
f) For instruments with tubing connections, verify that tubing attachment is secure and
isolation valves have been provided.
g) For flow instruments, verify that recommended upstream and downstream distances
have been maintained.
h) For temperature instruments:
(1) Verify sensing element type and proper material.
(2) Verify length and insertion.
i) Verify that any configurable switches on device are set properly
N. DDC SYSTEM I/O ADJUSTABLEUSTMENT, CALIBRATION AND TESTING:

1. Calibrate each instrument installed that is not factory calibrated and/or provided with
calibration documentation. Calibrate according to instrument instruction manual supplied
by manufacturer.
2. Provide traceable diagnostic and test equipment for calibration and adjustable
adjustment.
3. Comply with field testing requirements and procedures indicated by ASHRAE's Guideline
11, "Field Testing of HVAC Control Components," in the absence of specific requirements,
and to supplement requirements indicated.

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PROJECT TITLE:
4. Control Dampers:
a) Stroke and adjustable adjust control dampers following manufacturer's
recommended procedure, from 100 percent open to 100 percent closed and back to
100 percent open.
b) For control dampers equipped with positive position indication, check feedback signal
at multiple positions to confirm proper position indication.
5. Control Valves:
a) Stroke and adjustable adjust control valves following manufacturer's recommended
procedure, from 100 percent open to 100 percent closed and back to 100 percent
open.
b) For control valves equipped with positive position indication, check feedback signal at
multiple positions to confirm proper position indication.
6. Switches: Calibrate switches to make or break contact at set points indicated.
O. DDC SYSTEM CONTROLLER CHECKOUT

1. Verify power supply.
a) Verify voltage, polarity, and protection.
b) Verify that ground fault protection is installed.
c) If applicable, verify that power conditioning units are installed.
2. Verify that wire and cabling is properly secured to terminals and labeled with unique
identification.
P. DDC CONTROLLER I/O CONTROL LOOP TESTS

1. Test every control loop to verify operation is stable and accurate.
Q. COMMISSIONING, TESTING, AND ACCEPTANCE

1. The calibration and commissioning procedure shall consist of validating field I/O
calibration, loop checks, actuator stroking, and integrated system operation validation.
Document all commissioning information on commissioning data sheets, which shall be
submitted to UCSC for approval prior to testing. Notify UCSC of the testing schedule so
that operating personnel may observe calibration and commissioning.
2. Field I/O Calibration and Commissioning: Prior to system program commissioning, bring
online each control device by:
a) Performing a single point measurement validation of all analog devices.
b) It is not acceptable to use an infrared non-contact thermometer to calibrate
temperature sensors.
c) Verifying instrument ranges.

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PROJECT TITLE:
d) Verifying and documenting binary switch settings.

e) Verifying and documenting actuator operating ranges.
f) Verifying and documenting fail-safe position on loss of control signal.
g) Submit calibration data sheets. Data sheets shall include the device designation, the
date of calibration and the name of person who performed calibration.
3. Loop checks: Perform test of every control device with UCSC personnel.
4. System Program Commissioning: After control devices have been calibrated and loop
control verified, each program shall be put on-line and commissioned. UCSC shall confirm
that the program logic follows the approved software flow chart and sequence of
operation. Each control loop shall be adjusted to provide stable control within the
specified accuracies.
5. Point to Point Installation Verification Procedure to consist of the following (as a
minimum):
a) Documentation - An Excel spreadsheet listing all I/O in the system including point
name, address, Controller ID#, analog range or digital normal state, engineering
units. Provide one signature block per page for BAS Contractor’s representative and
UCSC’s BAS Department Representative to accept the test results.
b) Digital Inputs: Jumper or open the wires at the device and verify change of state at
controller and/or GUI. Record results on spreadsheet.
c) Analog Inputs: Lift wire at device to see change of state and record default value on
spreadsheet.
d) Digital/Analog O u t p u t s : Command the field device from the controller and
v e r i f y corresponding change of state at the field device. Record results on
spreadsheet.
6. Functional Testing and Sequence of Operation Verification Procedures to consist of the
following (as a minimum):
a) Control Loop Tuning:
(1) Tune all control loops to obtain the fastest stable response without hunting,
offset or overshoot. Record tuning parameters and response test results for each
control loop as part of the O&M package. Except from a startup, maximum
allowable variance from set point for controlled variables under normal load
fluctuations shall be as follows for general space conditioning applications. Within
3 minutes of any upset (for which the system has the capability to respond) in
the control loop, tolerances shall be maintained:
o
(i) Duct air temperature: ± 1 F.
o
(ii) Space Temperature: ± 2 F.
o
(iii) Chilled Water: ± 1 F.
o
(iv) Hot water temperature: ± 3 F.
(v) Duct pressure: ± 0.25” w.c.
(vi) Water pressure: ± 1 psid.
(vii) Duct or space Humidity: ± 5%.
(viii) Air flow control: ± 5% of setpoint velocity.

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(2) Where the same mechanical system is installed in multiple locations, one system
must be tuned and the same tuning parameters may be used in other controllers.
(3) Tuning constants shall be set so that continuous oscillation of actuators does not
occur. A steady state shall be achievable.
(4) When floating (3-point, incremental) control is used for VAV control, continual
pulsing of actuator against end stops (end stop fickle) shall not occur when box
is full open or closed.
(5) Trend logging or other graphical proof of loop tuning stability shall be submitted.
(6) Actuator movement shall not occur before the effects of previous movement
have had sufficient time (minimum one time constant) to have affected the
sensor.
(7) A detailed sequence of operation is provided for each system, including
instructions for testing the sequence.
(8) A checkout form is provided for each system/sequence. Checkout form is to
include areas to check and record each facet of the sequence of operations
including, but not limited to the following:
(i) Start/Stop
(ii) Interlocks
(iii) Safeties
(iv) Valve and damper stroke
(v) PID Loops
(vi) Modes of Operation
(vii) Power failure/Recovery
(9) Checkout form is intended to be a functions (yes/no/comment) test form.
7. 72 Hour test Procedures to consist of the following (as a minimum):
a) Place Entire System in Automatic Operation.
b) Generate Trends and Trend Logs of all I/O as directed by UCSC’s Representative.
c) Review Trend Logs with UCSC’s Representative to ensure system is controlling
properly and that control loops do not exhibit excessive oscillation.
d) UCSC’s Representative shall have the right to change set points and verify that
system responds properly.
e) Repair any deficiencies found during 72 Hour test.
f) Re-Execute 72 Hour Test until no deficiencies are found.
R. PROTECTION
1. Protect installation against and be liable for damage to work and to material caused by
Contractor's work or employees.
2. Maintain protection for work and equipment until inspected, tested, and accepted.
3. Protect material not immediately installed.
4. Close open ends of work with temporary covers or plugs during storage and construction to
prevent entry of foreign objects.
5. Material sensitive to temperature, dust, humidity, or other elements found unprotected shall
be replaced.

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PROJECT TITLE:
6. Material showing signs of exposure shall be replaced.
END OF SECTION

Revision: 25 00 00-111

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UC Santa Cruz Campus Design Guide

DIVISION 25 – BUILDING AUTOMATION SYSTEMS (BAS)

Also refer to the following related Sections:

4. Single Line Diagrams Required:

a) CONTROLS NETWORK ARCHITECTURE DIAGRAM: Diagram shall illustrate all DDC

controllers, MODBUS RS-485 cables to equipment gateways (boiler managers, chiller

d) Coordination of power requirements to each JACE: if the JACE controls any

6. Sequences of Operation: Provide sequences of operations for each controlled system

8. Mechanical Rooms: Refer to 23 90 00 for BIM Modeling Requirements. BMS control

DIVISION 25 – BUILDING AUTOMATION SYSTEM (BAS) 2

OTHER DESIGN RELATED SUGGESTIONS

Building energy m anagem ent system s

DIVISION 25 – BUILDING AUTOMATION SYSTEM (BAS) 3

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

G. BASIC BAS REQUIREMENTS

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

P. NETWORK ACCESS AND SECURITY

Q. JAVA APPLICATION CONTROL ENGINE (JACE)

July 2017 Building Automation System

11. JACE Mounting

S. INTEGRATED DEVELOPMENT ENVIRONMENT (IDE)

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

July 2017 Building Automation System

W. LONWORKS NETWORK MANAGEMENT

X. BACNET/MSTP NETWORK MANAGEMENT

July 2017 Building Automation System

DAY SHIFT PROCEDURE (8am - 5pm M-F):

1. Plant Operator calls PBSci Facilities WODesk at 9-3498.

NIGHT SHIFT PROCEDURE (evenings, weekends, holidays, and closures):

DAY SHIFT PROCEDURE (8am - 5pm M-F):

1. Plant Operator calls PBSci Facilities WODesk at 9-3498.

NIGHT SHIFT PROCEDURE (evenings, weekends, holidays, and closures):

July 2017 Building Automation System

DAY SHIFT PROCEDURE (8am - 5pm M-F):

1. Plant Operator calls PBSci Facilities WODesk at 9-3498.

NIGHT SHIFT PROCEDURE (evenings, weekends, holidays, and closures):

FREEZER ACTION MESSAGE (SOE ONLY)

*DAY Shift (8am – 5pm M-F) Procedure*

*EVENING Procedure (includes weekends and holidays)*

1. Heat Plant notifies Dispatch: 9-4861

July 2017 Building Automation System

Niagara Any Niagara 5 min 10 BMS_Comm Prepend with Prepend with

LON Any LON 5 min 10 BMS_Comm Prepend with Prepend with

if multiple LON trunks

July 2017 Building Automation System

Space >4°F (WBJ- 20 2 hrs 200 Low_Priority Offnormal Algorithm, %alarmData.sourceName

DAY Shift (8am – 5pm M-F) Procedure

EVENING Procedure (includes weekends and holidays)