Section 10 Instrumentation Control and Automation Rev 01 PDF

Al Bayt Stadium – Al Khor City
Package-2 (Stadium, Auxiliary Building and Bridge) - Part 1

(Construction)
SECTION 10
INSTRUMENTATION, CONTROL AND AUTOMATION
The following clauses amend or replace the corresponding referenced clauses in

Section 10 of QCS 2010 (Qatar Construction Specifications 2010), or are additional
clauses, as appropriate.
PART 1 GENERAL
1.1 RELATED DOCUMENTS
A. Drawings and general provisions of the Contract, including Conditions of

Contract and Specification Sections, apply to this Section.
1.2 SUMMARY
A. The BMS sub-contractor shall provide the Building Management System

(BMS), shall implement all features called for in this specification and shall
implement the necessary sequences for satisfactory operation of the system.
B. The Building Management System sub-contractor shall be responsible for the

integration of the BMS with the other low voltage building systems as detailed
hereafter in Scope of Works and the remainder of specifications.
C. The BMS sub-contractor shall be a sub-consultant to the mechanical contractor

and shall be a BMS specialist and meet the requirements of section 1.17 "BMS
installer qualifications".
1.3 RELATED WORKS
A. The following disciplines contain requirements that relate to this Section:

1. HVAC
2. PLUMBING
3. ELECTRICAL
1.4 ABBREVIATIONS
A/C - Air Conditioning

AGP - Advanced Graphics Processor
ANSI - American National Standards Institute
ASHRAE - American Society of Heating, Refrigerating and Air
Conditioning Engineers
ASC - Application Specific Controller
INSTRUMENTATION, CONTROL AND Tender No.

AUTOMATION SP/C/1610/14
(Construction)
BBMD - BACnet Broadcast Management Device
BTL - BACnet Testing Laboratory
BIBB - BACnet Interoperability Building Block
BMS - Building Management System
BSI - British Standards Institution
CCP - Communications Control Panel
CCR - Central Command Room
CD-RW - Compact Disk with Read and Write capability
CIBSE - Chartered Institution of Building Services Engineers
CPU - Central Processing Unit
CCR - Central Control Room
CUC - Central Utilities Complex
DAT - Digital Audio Tape
DCP - Distributed Control Panel
DDC - Direct Digital Control or Direct Digital Controller
DDR - Double Data Rate
ELV - Extra Low Voltage
EP - Electric-to-Pneumatic
FAS - Fire Alarm System
FCU - Fan Coil Unit
FMS - Facility Management System
HHWT - Hand Held Wireless Terminal
HMI - Human Machine Interface
HVAC - Heating, Ventilating and Air Conditioning
IBSS - Integrated Building Security Systems
ICT - Information and Communication Technology
IDE - Integrated Drive Electronics (hard disk)
IEE - Institute of Electrical Engineers
ISO - International Standards Organization
ID - IDentification
I/O - Input/Output
ISA - Instrument Society of America (now International Society
for Measurement and Control)
LAN - Local Area Network
LCD - Liquid Crystal Display
LED - Light Emitting Diode
LIT - Level Indicating Transmitters
LON - Local Operating Network
LSF - Low Smoke and Fire
MATV - Master Antenna Television
MCC - Motor Control Centre
N2 - Johnson Controls terminology for a proprietary
communications network
NAC - Network Automation controller, BTL Certified as BACnet
Building Controller.
NEMA - National Electrical Manufacturers Association
NPT - National Pipe Taper (pipe thread specification)
ODBC - Open Data Base Connectivity
OEM - Original Equipment Manufacturer

(Construction)
OIW - Operator Interface Workstation
OLE - Object Linking and Embedding
OPC - OLE for Process Control
OSHA - Occupational Safety and Health Act
PABX - Private Automatic Branch eXchange
PC - Personal Computer
PCI - Peripheral Component Interconnect
PE - Pneumatic-to-Electric
PICS - Protocol Implementation Conformance Statement
PDA - Personal Digital Assistant
PIM - Process Interface Module
PIT - Pressure Indicating Transmitter
POT - Portable Operator Terminal
PTFE - Polytetrafluoroethylene (Teflon)
PT - Pressure Transmitter
RAID - Redundant Array of Inexpensive Disks
RAM - Random Access Memory
RFI - Radio Frequency Interference
RH - Relative Humidity
RTD - Resistance Temperature Device
SAMA - Scientific Apparatus Manufacturer’s Association
SCADA - Supervisory Control And Data Acquisition
SCBA - Self Contained Breathing Apparatus
SCPT - Standard Configuration Property Type
SCSI - Small Computer System Interface
SMS - Short Message Service (cellular phones text messaging)
SNMP - Simple Network Management Protocol
SNVT - Standard Network Variable Type
SOAP - Simple Object Access Protocol
SQL - Structu ed Query Language
SSPC - S anding Standard Project Committee
SVGA - S per Video Graphics Adapter
TDS - Technical Data Sheets
TIT - Temperature Indicating Transmitter
UART - Universal Asynchronous Receiver-Transmitter
UC - Unitary Controller
UCPT - User-defined Configuration Property Type
UNVT - User-defined Network Variable Type
UPS - Uninterruptible Power Supply
VAV - Variable Air Volume
VDU - Video Display Unit
VFC - Volt Free Contacts
VPN - Virtual Private Network
VSD - Variable Speed Drive
WAN - Wide Area Network
XIF - eXternal Interface File
XML - eXtensible Mark-up Language

(Construction)
1.5 DEFINITIONS
A. Algorithm: A logical procedure for solving a recurrent mathematical problem.
B. Analog: A continuously varying signal value (temperature current, velocity, etc.).
C. BACnet: The Building Automation and Control Network open protocol

communication standard developed by ASHRAE (ASHRAE SSPC/135) and
which is now an ISO and ANSI standard. BACnet can operate over multimedia
including Ethernet, ArcNet and MSTP. The BACnet components shall be fully
compliant with British standards DD ENV 1805-1:1998 (Data communication
for HVAC Application Management Net. Building automation and control
networking), DD ENV 13321-1:1999 (Data communication for HVAC
application automation net. BACnet, Profibus, World FIP), ASHRAE BACnet
standard SSPC/135 and all other applicable codes.
D. BACnet Object: A physical or virtual point with a set of associated properties

such as a temperature sensor that has properties including, name, current value,
maximum and minimum values, high and low alarm levels, etc.
E. BACnet Conformance: A description of the capabilities of a device for

communicating information to other BACnet devices. It is usually a set of
requirements to be met in order for a device to conform to BACnet standards.
There are 6 levels of conformance for standard BACnet objects and services.
The higher the conformance class the more features that are covered. The
BACnet devices furnished under this sub-contract shall, at minimum, be
conformance class 4.
F. BACnet Interoperability Building Blocks (BIBB’s): A BIBB defines a small

portion of BACnet functionality needed to perform a particular task. BIBB’s come
in pairs, A and B, which reflect the client/server nature. The A BIBB represents
the client, i.e. the device requesting information or commanding an action. The
B BIBB represents the server, i.e. the device furnishing the information or
executing the command. For 2 devices to be interoperable the A BIBB and the
BBIBB must be the same.
G. BACnet/IP: The building automation and control network open protocol

communication standard which complies with Annex J to the ASHRAE
SSPC/135 standard.
H. Binary: A two-state system where a high signal level represents an “ON”

condition and an "OFF" condition is represented by a low signal level.
I. BMS: This shall mean the complete Building Management System including the
components at the Field, Automation and Management Levels.
J. Component: Any individual element of the BMS furnished under this sub-contract
including hardware, software and materials.
K. Control Wiring: This includes conduit, wire, and wiring devices to install
complete HVAC control systems, including motor control circuits, interlocks,

(Construction)
sensors, PE and EP switches, and like devices. This also includes all wiring
from node to node, and nodes to all sensors and points defined in the I/O
summary shown on drawings or specified herein, and required to execute the
sequence of operation. Does not include line voltage power wiring.
L. Diagnostic Program: Machine-executable instructions used to detect and isolate

system and component malfunctions.
M. Direct Digital Control (DDC) involves the connection of microprocessor-based

controllers to field level sensors and actuators. The signals received from field
level instrumentation are converted from analogue to digital format so that the
data can be used in software logic. Control signals are determined by software
logic and they are converted from digital to analogue format so that the final
control elements can be adjusted.
N. Distributed Control: A system whereby all control processing is decentralized

and independent of a central computer.
O. Furnish: Purchase and deliver to the appropriate installing sub-contractor,

complete with every appurtenance, document, commission and warranty.
P. Gateway: A device that contains an input/output (I/O) software driver to

translate input data from one communications protocol to output data in a
second communications protocol.
Q. Human-Machine Interface (HMI): Human-machine interfacing allows the

operator to manage, command, monitor, and program the system.
R. Integration: Establishing communication and meaningful data transfer between

two devices based on a standard protocol or through the use of a standard based
gateway.
S. Interoperability: The ability of systems from different manufacturers and of

different types to share information with each other without losing any of their
independent functional capabilities and without the need for complex
programming.
T. LonMark Interoperability Association: Standards committee consisting of

numerous independent product developers and systems integrators dedicated to
determining and maintaining the interoperability guidelines for the
LONWORKS® industry.
U. LonMarked: Device has been certified for compliance with LonMark standards by
the LonMark association.
V. LonTalk: Open/standard communication protocol developed by the Echelon

Corporation.
W. LonWorks: The overall communications technology for control systems

developed by Echelon Corporation. The technology employs routers, gateways,

(Construction)
bridges, and multimedia transceivers to permit topology and media-independent
control solutions. Refer to standard ANSI/EIA - 709.1
X. Native BACnet: This term is used to imply that BACnet devices (i.e. the BMS
controllers and workstation) only communicate in BACnet protocol and do not
require a gateway for protocol conversion. The BACnet devices shall be
connected on a peer-to-peer network using one of the approved LAN technologies
such as Ethernet, ARCNET, MS/TP, LonTalk or BACnet/IP.
Y. Network: A system of distributed control units that are linked together on a

communication bus. A network allows sharing of point information between all
control units. Additionally, a network provides central monitoring and control of
the entire system from any distributed control unit location.
Z. Operating System (OS): Software that controls the execution of computer

programs and which provides scheduling, debugging, input/output controls,
accounting, compilation, storage assignment, data management, and related
services.
AA. Operator Interface Workstation (OIW): The OIW consists of a high-level

processing personal computer and peripheral I/O devices that enable access to
the PC and to the entire Management Level Network.
BB. Peer-to-Peer Communication: Communication directly between devices that

operate on the same communications level of a network, without intervention
from any intermediary devices such as a host or server.
CC. Peripheral I/O: Input/Output (I/O) equipment used to communicate to and from
the computer and make hard copies of system outputs and magnetic files.
Peripherals include VDU, printers, hard drives, disk drives, and modems, etc.
DD. Portable Operator Terminal (POT): Permits remote operator interface to facilitate
network management, node commissioning, diagnostics, and general operator
interface with the BMS.
EE. Programmable Device: A device that does not have a pre-established built in
application. An application creation software tool is required for an application
to be created and downloaded to the device.
FF. Provide: Furnish, install, commission, test and warrant. Refer to the definition of
“furnish”.
GG. Router: A device that routes messages destined for a node on another segment
sub-net or domain of the control network. The device controls message traffic
based on node address and priority. Media converters which serve as
communication links between power line, twisted pair, fiber, coax, and RF
media are sometimes referred to as Routers.
HH. Standard Network Variable Type (SNVT): LonWorks controllers use SNVT’s to
define data objects. Each SNVT is identified by a code number that the
receiving controller can use to determine how to interpret the information
presented.

(Construction)
II. Standing Standard Project Committee (SSPC): ASHRAE terminology for a
technical committee that oversees the maintenance of a standard.
JJ. Software: Generic term used for those components of the computer systems that
are intangible rather than physical. The term "software" is used to refer to the
programs executed by the computer systems as distinct from the physical
hardware of the computer systems and encompasses any programs such as
operating systems, applications programs, operating sequences and databases. The
term "software" shall be interpreted to include firmware if, in the context in which
it is used, the term "software" does not exclude the use of read-only memory
and the use of firmware meets all of the applicable criteria detailed in these
specifications.
KK. Thin Client: Thin client technology involves delivering windows applications to
client workstations from a centrally based server. The thin client workstation has
the ability to process information but data storage, applications and
administrative functions reside on the terminal server. The applications run on
the server and screen updates are sent from the server to the client. The thin
client workstation displays the screen updates and sends operator entered
requests/commands via the keyboard and mouse back to the server for
execution.
LL. Application Specific Controller: A controller generally designed for a specific

application and for a single piece of equipment.
MM. Virtual Private Network (VPN): This is a n twork that uses encryption and other
technologies to provide secure communic tions over the Internet or an Intranet.
NN. XIF: “External Interface File” contains the contents of the manufacturer’s product
documentation.
OO. XML/SOAP: Simple Object Access Protocol (SOAP) is a simple eXtensible

Mark-up Language (XML) based protocol that enables applications to exchange
information over HTTP. Or more simply: SOAP is a protocol for accessing a
Web Service.
PP. The above definitions shall apply to the words:
QQ. When they are in upper case, when they are in lower case and when they are
capitalized.
RR. In the singular and in the plural.
SS. In all grammatical tenses.
1.6 BMS SYSTEM ARCHITECTURE
A. The following is a general description of the BMS architecture. This description is

not intended to indicate the number of components and neither is it intended to
be the only acceptable BMS configuration. The description of the system
architecture is provided to illustrate the relationship between the various
components.
(Construction)
Different BMS Specialists may have a slightly different topology that generally
will be acceptable provided that it meets the intent of these specifications. For
the purpose of describing the BMS system architecture it is divided into 3 levels:
1. BMS Management level
2. BMS Automation Level
3. Field Level
B. The Management Level

1. The Building Management Level shall provide a means of interoperable
communication between the Extra Low Voltage (ELV) Building
Systems using BACnet/IP. This LAN is hereafter referred to as the
Building Management Level Network. This Network shall provide a
means by which the ELV building systems can exchange data in the
form of BACnet objects. It shall be BACnet/IP over Ethernet and
shall be such that an operator with the required access level shall be
able to undertake monitoring and control functions for any of the
integrated ELV building systems from any workstation that
communicates with the terminal servers residing at the Site
Management Level.
2. The management level shall have a standalon IP network, including all
required passive and active components.
3. It shall be the responsibility of e ch ELV building system sub-
contractor, to ensure that all the system data is available at the
Management Level Network in the form of BACnet objects. Each ELV
building system sub-contractor shall provide comprehensive and
complete documentation regarding the BACnet object ID, component
IP addresses, databases and other pertinent information. The intent is
that any third party system provider shall be able to read this data
from the network and shall be able to write data in BACnet format to
the third party system.
4. The BMS Specialist shall provide comprehensive and complete
documentation regarding the BACnet object ID, component IP
addresses, databases and other pertinent information.
5. All Servers, Operator Interface Workstations (OIW), Operating
Systems and related applications shall reside on the management level.
6. The Network Automation Controllers (NAC) shall be part of the
Management Level Network.
7. As an exception, certain of the NAC shall be at the Automation Level
rather than the Management Level. If a third party system provides
monitoring and control for equipment that is also monitored and
controlled by a BMS DDC controller (such as chillers for example),
then the gateway between the third party system and the BMS shall be
at the Automation Level.
a. The third party ELV Building System Specialist shall
provide the interface / gateway, and shall connect the
gateway to the data port at the third party Building System

(Construction)
and shall provide complete documentation to the BMS
Specialist.
b. The gateway shall be either a BACnet to third party
protocol gateway or LonTalk to third party protocol
gateway depending on whether the associated DDC
controllers are BACnet or LON.
c. The BMS Specialist shall connect the gateway to the
BMS Automation Level Network and shall map the
BACnet object or LON SNVT IDs, as applicable, to the
associated DDC controllers.
d. The BMS Specialist shall provide the third party
Specialist with the BACnet object or LON SNVT IDs, as
applicable, for information that is to be transferred from
the BMS Automation Level Network to the third party
system controller together with other relevant
information.
e. The third party Specialist shall map the points into the
third party system controller.
f. The BMS Specialist shall map the BACnet object IDs of
the third party system points into the servers. These points
shall be treated in exactly the same manner as any points
monitored/controlled by the BMS control panels directly.
8. All Management Level components shall be on UPS.
C. The Automation Level

1. The automation level shall, primarily, include the DDC controllers that
interface with the field sensors and final control elements. It is
anticipated that there will be 2 types of Automation Controllers within
the BMS architecture:
a. Direct Digital Controller (DDC).
b. Application Specific Controllers (ASC).
2. The BMS Automation Level Networks shall be BACnet throughout or
LonWorks throughout. No other protocols shall be used at the BMS
Automation Level. All DDCs and ASCs shall communicate on the
same protocol.
D. The Field Level

1. The Field Level shall include the instrumentation interfaced to the
Automation Level DDC controllers such as the temperature,
humidity, level, pressure sensors and switches etc.
2. It shall also include the final control elements such as the valve and
damper actuators and the control relays.
3. All field level cables shall be in containment and shall be screened
and LSF rated.

(Construction)
4. The control and monitoring signals between the Automation Level
controllers and the Field Level components shall be via industry
standard analogue ranges, except where detailed below, such as 0 to
5V, 0 to 10V, 4 to 20 mA, switched 0 and 5V, switched 0 and 10V,
etc.
1.7 SCOPE OF WORKS
A. Provide a complete BMS turnkey installation as detailed in the sections of this

specification. The BMS shall comprise at minimum, the following components:
1. Terminal Servers
2. Operator Interface Workstations
3. Portable Operator Terminals (POT)
4. Local Area Networks (LAN)
5. Network Automation Controller (NAC)
6. Distributed Control Panels (DCP)
7. Application Specific controllers (ASC)
8. Field Instrumentation including intelligent sensors
9. Automatic Valves
10. Actuators for automatic valves and dampers.
11. Routers, Hubs, Switches,
gateways, software as well as all other
accessories or equipment
necessary to implement the required
interfaces with third party systems.
12. Software as detailed herein
13. Low Voltage Cab es (Less than 240V)
14. All
power supplies, interlocking and control relays, and other
components as well as material and services required for a complete
and fully operational turnkey BMS installation in line with the
speci ications.
15. The BMS Management Level shall communicate over a standalone
TCP/IP Network. This network is part of the BMS subcontractor’s
scope of work.
16. The BMS subcontractor shall coordinate the interface between his IP
network and the building IP network installed by the ICT specialist, if
this interface is required.
B. Map the BACnet objects into the servers, and present data for the third party
ELV Building Systems that are integrated at the BMS Automation Level.
C. The BMS shall meet the following general criteria:

1. Computer based.
2. Fully networked.

(Construction)
3. Real time.
4. Distributed processing.
5. No single point of failure.
D. All components of the BMS at the BMS Management level and at the BMS
Automation Level, except for the Application Specific Controllers, shall operate
on UPS.
E. The components furnished shall be the most recent products offered by the BMS
manufacturer that meet the specifications. If there are improved models of any
components that become available before the on-site commencement of
installation then these shall be offered by the BMS Specialist to the Employer at
no additional cost to the Employer. The Employer shall have the option to
accept or decline the offer. The components offered shall have been in
successful operation in at least 2 similar applications for a minimum of 12
months.
F. The BMS Specialist shall provide all software licenses n cessary for the legal
operation of the BMS.
G. Provide adequate earthing on all equipment to prevent the build-up of

electromagnetic voltage potentials. Provide screening of panels, enclosures,
devices, or components that emit interferences. All monitoring and control and
communication cables shall be screened with one end earthed.
H. Provide the following support for all components furnished under this sub-
contract:
1. Warranty and service d ring the defects liability period.
2. Submittals, samples and record documentation.
3. Comprehensive commissioning and testing.
4. etical
Detailed the r and and practical training services for the Supervisors
Operators.
5. Coordination with other site Specialists.

6. Reporting to the Employer and Engineer for the coordinated and
timely execution of the Work
7. Comprehensive and complete interoperability documentation and
method statement for third party systems. The BMS Specialist shall
provide separate interoperability documentation at the end of
execution of the project, which shall detail integrating BACnet objects,
controllers or gateways from any manufacture, connecting all the
hardware of the proposed system to another BACnet system server or
link all the data in the proposed BMS to another system with all their
attributes. This document shall also include the BACnet Object ID of
all the objects captured or generated by the system, database
documentation, querying methods and full documentation to read and
write BACnet data with another system.

(Construction)
I. The BMS shall support the Distributed Server Architecture (DSA).
J. Any building management system shall comply with all of the requirements of
ASHRAE SSPC/135 and ANSI/EIA-709.1.
1.8 COORDINATION WITH OTHER TRADES
A. The BMS Contractor shall coordinate the work of this contract with the work of
all other trades on the project.
B. Any task related to the BMS turnkey installation that is not clearly identified in
this document as being the responsibility of another trade shell be the
responsibility of the BMS Contractor.
1.9 BMS EXPANSION
A. The BMS, as installed, shall incorporate a minimum of 20 percent additional

hardware (field) points without adding controllers or I/O Point Interface
Modules (PIM). The number and type of the installed spare points shall be
uniformly distributed between the installed controllers.
B. Network architecture shall allow unlimited expandability by the addition of new

sub networks and associated routers, gateways, etc.
C. Each BMS as installed shall be expandable, at minimum, to incorporate the

following in addition to the above:
1. A minimum of 20 p rcent additional hardware (field) points with the
addition of NAC, DCP, Routers, Gateways and ASC.
2. A minimum of 2 0 percent additional system diagrams in addition to
those required to meet these specifications.
3. A minimum of 10 No. additional interfaces to low voltage building
systems of a similar nature to those integrated under this contract.
D. Subsequent to the potential expansion detailed above:

1. The BMS performance shall not be degraded in any manner and shall
meet all performance criteria detailed in these specifications.
2. Equipment installed under this sub-contract shall not become
redundant as a result of implementing these BMS expansion
requirements.
1.10 SHOP DRAWINGS
A. Prepare an itemized listing of all shop drawings and equipment documentation

submittal data for the Project including all required submissions identified
throughout the Contract Documents. The itemized listing shall include a shop
drawing sheet number or equipment documentation submittal number, reference
to the specific Specification section and description of the shop drawing or

(Construction)
equipment documentation submittal item. Submit the itemized listing within two
(2) weeks after commencing work.
B. Prepare all shop drawings, diagrams, equipment and device schedules,

equipment technical data sheets and software information necessary to ensure
compliance with the Specifications. Submit all shop drawings and equipment
documentation submittal data for the work within 1 months of receiving the
notice to proceed except the cable and containment shop drawings detailed
below which shall be submitted within 15 days of the notice to proceed.
C. The following information shall be included on the cover page for each shop
drawing and equipment documentation submittal:
1. Project name.
2. Date.
3. Submittal number and re-submittal (revision) number as appropriate.
4. Name and address of Engineer.
5. Name and address of Employer.
6. Name and address of BMS contractor.
7. Name and address of supplier or vendor if appropriate.
8. Name of manufacturer.
9. Reference to the applicable Spe ification Section by name and number.
10. Stamped and signed coordination certification stamp.
D. Shop drawings shall be CAD generated, minimum A1 plot size. Drawings shall
include diagrams, mounting instructions, installation procedures, equipment
details and software descriptions for all aspects of the system to be installed. At
minimum, the shop drawings shall include:
1. BMS topology schematic.
2. Installation drawings and schedules.
3. DCP ASC and other panel layouts, including floor plan location and
interconnection drawings.
4. Field instrumentation locations on floor plan drawings.
5. Schematic of systems indicating instrumentation locations.
6. Installation details.
7. Schedule of cabling including details of proposed cable types.
8. Composite drawings of all motor starter terminal strips and damper
terminal strips indicating all existing and new wiring by all
contractors on the motor terminal strip.
1.11 SUBMITTALS

(Construction)
A. Equipment submittals shall include design, performance and installation details
for all aspects of the system to be installed. At minimum, the equipment
documentation submittals shall include:
1. Equipment technical data sheets with mounting and installation details.
2. Central monitoring and control equipment details.
3. Operator terminal specifications and data sheets.
4. Software specifications and descriptions including operating sequences.
5. Field sensor and instrumentation specification sheets.
6. Dampers, damper actuators and Damper Interface Unit (DIU) drawings.
7. Valves and valve actuator specification sheets and valve schedules.
8. Details of PID and other appropriate control algorithms.
9. Proposed VDU schematics.
B. The BMS contractor shall not implement Operating sequences until the
Engineer has given approval. The BMS contractor shall make any changes to
the operating
sequences as requested at the shop drawing stage and as requested by the
Engineer following their implementation up to the issue of the Certificate of
Substantial Completion at no additional cost to the Employer.
C. All literature pertaining to a particular item, piece of equipment or installation

shall be submitted at one time and shall be specifically prepared for this project.
General sales information brochures shall not be acceptable. Each equipment
documentation submittal shall be properly marked with service or function, any
options available that are not to be provided shall be crossed out or options that
will be provided shall be highlighted.
D. Comply with the requirements of the specifications. Any deviations from the
specifications will not be allowed. Submittals not in accordance with the
specification requirements shall be rejected. Before equipment, devices and
materials are installed, they shall have submittals that are stamped by the Engineer
“Approved” or “Approved as Noted”. Submittals stamped “Approved” or
“Approved as Noted” shall not relieve the contractor from the requirements to
comply with the complete requirements of the Specifications. Corrections or
modifications to the work because of errors and/or omissions shall be at the
contractor’s expense.
E. Each submittal shall be reviewed, stamped and certified by the contractor prior
to submission to the Engineer. The certification shall be in the form of a rubber
stamp that states: "I hereby certify that the equipment shown on this shop
drawing, product data and or sample, complies in all respects with the
requirements of the Specifications for this Project. I further certify that all data
shown hereon as to performance, dimensions, construction, materials and other
pertinent items is true and correct."
(Name of the BMS Contractor)
Signed:
Position:

(Construction)
Date:
1.12 WARRANTY AND SERVICES DURING THE WARRANTY PERIOD
A. The warranty period for all components of the BMS and their installation shall
be 2 years following the date of completion of the project.
B. Any material furnished by the BMS contractor which is defective or fails during
normal operation of the system, shall be remedied (replaced or repaired)
immediately by the BMS Contractor at no additional cost to the Employer,
during the period prior to the issue of the certificate of completion, and during
the warranty period.
C. Repair work shall only be undertaken at times approved by the Employer.
D. Repair work shall not include routine maintenance during the Defects Liability
Period. The cost of providing routine maintenance during the Defects Liability
Period shall be provided separately as an Optional Price as detailed below.
E. Respond and be on site within 4 hours of the Engineer and/or Employer placing
a system trouble call for items of an immediate nature (e.g.: failed component,
non- functioning controller, etc.).
F. Response to warranty call out by the Engineer and/or Employer shall be within 24
hours for items not requiring immediate attention.
G. Work to troubleshoot and identify the cause of the BMS system or component
failure shall begin immediately and shall continue until repaired to the
satisfaction of the Engineer and Employer.
H. Any software upgrades and new software programs that become standard
product offerings from the BMS Specialist and/or BMS equipment vendors
during the Defects Liability Period shall be brought to the attention of the
Employer together with the cost and, if the Employer wishes, he shall purchase the
software. If at any time during the Defects Liability Period, software patches that
correct software errors become available the Employer shall be notified
immediately and they shall be made available to the Employer at no additional
cost.
1.13 ROUTINE MAINTENANCE DURING THE DEFECTS LIABILITY

PERIOD (OPTIONAL PRICE)
A. Submit an alternate price to provide routine maintenance services during the

initial warranty period. Provide the pricing as an add-on price not included in
the base tender pricing. The maintenance services shall cover routine
preventative maintenance and shall not include emergency maintenance or the cost
of materials that are to be covered by the warranty.
B. Schedule maintenance and repair works with the employer’s representative to

prevent interference with normal building activities.

(Construction)
C. During routine maintenance components of the BMS shall be selectively
inspected and serviced during the Defects Liability Period. Provide, at
minimum, preventative service inspections at least once every 3 months during
the Defects Liability Period. Perform, at minimum, the following during each
preventative service inspection:
1. Verify the proper operation of the workstations including:
2. Cooling fans
3. Power supplies
4. PC diagnostics
5. Clean housings, keyboard, etc. Change or clean filters.
6. Verify proper operation of each digital controller and network. Clean
enclosures.
7. Verify the satisfactory operation of at least 25 percent of each type of
field device including valves and dampers. All field devices shall be
checked at least once during the initial Defects Liability Period and
shall be calibrated and adjusted as necessary.
8. Provide a comprehensive written report to the Employer indicating
the results of each inspection and all repairs and adjustments made.
9. Perform complete backup of all software.
D. The routine maintenance services during the Defects Liability Period shall include
20 hours per year of programming changes to the BMS as requested by the
Employer.
E. Update as-built documentation, submitted at the time of taking-over of the Works

as necessary to reflect any changes that may have been introduced during the
Defects Liability Period.
F. Detail the minimum number of hours to be spent on routine maintenance during

the Defects Liability Period in the tender submittal.
G. The BMS Specialist shall maintain an inventory of common components in the

local office for the replacement of failed components as detailed under “Spare
Parts”.
H. Provide replacement components within the specified time periods for the
following components. The Specialist shall guarantee to the Employer that the
delivery of replacement components will be provided within the specified time
periods.
BMS Component Delivery Time

Workstation Computer Equipment:
a.Server computer components. Five (5) days
Operator Workstations and components. Five (5) days
Primary and secondary BMS communication One (1) day
LAN components including any hubs, network

(Construction)
interface cards, bridges, routers, protocol converters,
termination plugs, etc.
2. NAC including any required input/output point Two (2) days
interface modules.
3. ASC and DDC including any input/output point Two (2) days
interface modules.
4. Temperature sensors. One (1) days
5. Any other items of instrumentation. Two (2) days
I. During the Defects Liability Period the BMS Specialist shall maintain a
minimum of 10% spare DDC, NAC and ASC of each type installed on site
under this contract. At the end of the Defects Liability Period the BMS
Specialist shall hand over DDC, NAC and ASC of each type to the Employer
which shall, at minimum, be equal to 10% of the number of installed DDC, NAC
and ASC of each type installed on site under this contract.
J. During the Defects Liability Period the BMS Specialist shall maintain a
minimum of 10% spare sensors of each type installed on site under this contract.
At the end of the Defects Liability Period the BMS Specialist shall hand over
sensors of each type to the Employer, which shall, at minimum, be equal to 10%
of the number of installed sensors of each type installed on Site under this
contract.
1.14 ROUTINE MAINTENANCE AFTER THE DEFECTS LIABILITY

PERIOD EXTENSION (OPTIONAL PRICE)
A. Submit an Optional price to extend the Defects Liability Period and the
maintenance during that period for ten (10) one (1) year periods. The
maintenance service contract shall be an all-inclusive labor and parts contract
but the Employer reserves the right to obtain parts from alternative sources.
B. The requirements during each additional year shall be exactly the same as those
detailed in Part 1.10 "making good defects during the defects liability period"
and part 1.11 "routine maintenance during the defects liability period (optional
price)".
C. The BMS Specialist shall enter into a direct contract with the Employer to provide
the maintenance services for a minimum period of ten (10) years. The Employer
shall have the option to renew each year if the Employer so wishes. The BMS
Specialist shall submit the cost for the maintenance service agreement in one of
the following ways:
1. A fixed price for a ten (10) year Agreement with a break-out between
labor and parts, OR
2. A fixed price for the first year of the ten (10) year Agreement with a
break-out between labor and parts for the first year and:
3. A percent value or a table of percent values that the labor portion of
the cost would be escalated at during the succeeding nine (9) years
4. And a percent value or a table of percent values that the parts portion
of the cost would be escalated at during the succeeding nine (9) years,
(Construction)
Or

(Construction)
5. A fixed price for the first year of the ten (10) year Agreement with a
break-out between labor and parts for the first year with the annual
increase for labor and parts over the succeeding nine (9) years based
on the annual percent increase in a cost of living index from one year
to the next, the cost of living index to be used is to be specified by the
BMS Specialist in the tender submittal.
D. If at any time during the maintenance service contract, software patches that
correct software errors become available the Employer shall be notified
immediately and they shall be made available to the Employer at no additional
cost.
E. During the Defects Liability Period the BMS Specialist shall maintain a
minimum of 10% spare DDC, NAC and ASC of each type installed on site
under this contract. At the end of the Defects Liability Period the BMS
Specialist shall hand over DDC, NAC and ASC of each type to the Employer
which shall, at minimum, be equal to 10% of the number of installed DDC, NAC
and ASC of each type installed on site under this contract.
F. During the Defects Liability Period the BMS Specialist shall maintain a
minimum of 10% spare sensors of each type installed on site under this contract.
At the end of the Defects Liability Period the BMS Specialist shall hand over
sensors of each type to the Employer, which shall, at minimum, be equal to 10%
of the number of installed sensors of each type installed on Site under this
contract.
1.15 CODES, PERMITS AND APPROVAL
A. Obtain all required permits and inspection certificates. All permits and certificates
shall be made available to the Employer.
B. The latest requirements of all national, county, municipal and other authorities
having jurisdiction shall be met.
C. Work shall be performed in compliance with Employer's insurance underwriters'

requirements.
D. All electrical equipment, devices and components and their installation shall
comply with the latest edition of the IEE Wiring Regulations (BS 7671:1992
Requirements for electrical installations) and all associated addenda
E. All components shall be IP 2X finger protected to BS 60529 such that live

components cannot be accidentally touched. Interior enclosures shall be, at
minimum, IP 45 to BS 60529 and exterior enclosures shall be weather proof IP
65 to BS 60529 unless specifically noted otherwise within these documents.
F. The BMS Specialist shall only offer equipment that meets UL 916 requirements
and all electrical components shall be UL listed and shall carry the UL label.
G. The BMS shall be listed and manufactured to ISO 9001 and ISO 9002.

(Construction)
H. All work shall conform to the requirements detailed in the electrical
specifications. Where there is any conflict between the requirements of the
different project trade sub-contract documents, statutes, codes, regulations, local
ordinances and any requirement of an agency having jurisdiction over the
project, the most stringent requirement shall apply unless determined otherwise
by the Employer. Advise the Engineer of any discrepancy or conflicts between
the various requirements for the project.
I. Equipment, devices and materials shall conform to all performance requirements

of the specifications when exposed to the following interferences:
1. Project lighting, telephone and elevator equipment.
2. VHF and UHF signals as generated by external or internal portable or
fixed transmitters.
3. AM signals as generated from transmitters.
4. Electrical noise on the building power system, both spurious and
harmonics.
5. The installations shall not radiate signals that cause interference to the
correct operation of the Employer’s on-site equipment.
6. The BMS and all individual electrical equipment, devices and
components shall comply with the requirements of BS EN 50081-1
(General Emission Standard) and BS EN 50082-1 and 2 (General
Immunity Standard), the requirements of the Federal Communication
Commission rules and regulations Part 15, sub part J and all other
applicable codes and statutes with respect to the radiation and
conduction of radio frequency interference.
1.16 SCHEDULE
A. Complete all requirements of the BMS sub-contract in accordance with the project
program and prior to the scheduled Substantial Completion date for each phase.
B. Attend project meetings as requested by the Engineer.
C. Provide to the Engineer a schedule indicating the sequence of work, durations of

individual tasks, delivery dates for all material, devices and equipment and
detail any interface that must be coordinated with any other Specialists.
D. Provide written status reports at required intervals and in a format acceptable to

the Engineer. An updated schedule of work shall be included in each status report.
E. Comply with the Project Construction Schedule. Provide additional staffing or

work overtime as required to comply with the Project Schedule so as not to
interfere with other on-site Specialists in their effort to comply with the Project
Schedule. Confirm, prior to tender submittal that all equipment, devices,
material and services proposed are available and will be delivered accordingly to
comply with the Project Schedule.

(Construction)
F. Provide written Request For Information (RFI) notices to the Engineer when
specific information or clarification of the specifications is required. Request
For Information notices shall be provided at least two (2) weeks prior to the
need for the information.
1.17 BMS INSTALLER QUALIFICATIONS
A. The BMS specialist shall:

1. Have a local staff, within 50 kilometers of the project site, of trained
personnel capable of giving instructions and providing routine and
emergency maintenance on the BMS, all components and
software/firmware and all other elements of the BMS.
2. Have a proven record of experience in the supply and installation of
equivalent systems over a minimum period of ten (10) years in the
project area.
3. Have comprehensive local service and support facilities for the total
BMS that shall be capable of responding to Client call-out within 2
hours, 7 days a week.
4. Maintain local, or have approved local sub-contracted access to,
supplies of essential expendable parts.
5. Undertake to maintain necessary project staff and maintenance
personnel as per the Employer’s requirements.
1.18 HEALTH AND SAFETY
A. Work shall comply with all the requirements of the Health and Safety
Commission and with all of the instructions of the Engineer and Project Manager.
1.19 APPROVED MAN FACTURER’S
A. Honeywell Building Automation
B. Siemens Building Automation
C. Johnson Controls
D. Distech Controls
E. Or Approved Equal.
1.20 UNIT PRICES
A. The BMS specialist is to provide a tender price for the complete BMS. In
addition, the BMS specialist shall provide unit prices for all items and
equipment

(Construction)
installed under the contract in sufficient details to enable additions and deletions
to the contract to be priced by the employer.

(Construction)
PART 2 PRODUCTS
2.1 GENERAL
A. When a specific reference to a manufacturer of a product is made, and the term

"equal and approved" is used, substitutions of a product by another
manufacturer will be allowed, but the substituted product must conform to all
specified requirements. The Engineer’s determination on the acceptability of
substitutes shall be final. Approved substituted equipment shall conform to
available space requirements. Substituted equipment that does not conform to
the available space requirements shall be replaced or required modifications
shall be made at no additional cost to the Employer.
B. All equipment and materials shall be new and without any defect. All
components of one type shall be products of one manufacturer (temperature
sensors, dampers, etc.).
C. Hazardous Materials Notification: In the event no product or material is

available that does not contain asbestos, PCB, or other hazardous materials as
determined by the Engineer, a written application shall be made by the BMS
Specialist to the Engineer providing all relevant details concerning a proposed
product or material that contains hazardous material prior to installation.
D. Asbestos and PCB Certification: After completion of installation, but prior to

Substantial Completion, the BMS Specialist shall certify in writing that products
and materials installed, and processes used, do not contain asbestos or
polychlorinated biphenyls (PCB).
2.2 PERFORMANCE C RTIFICATION
A. The BMS Specialist shall certify in writing with the tender submittal that all
components proposed for this project comply with all of the following
requirements:
1. Complete and thorough testing has proven that performance shall not
be affected when the building electrical distribution system
experiences disturbances of the type and magnitude normally
encountered in buildings of this nature.
2. An independent testing laboratory has verified that the VAV terminal
unit Application Specific Controller meets the performance
requirements detailed in these specifications. If so required by the
Employer, the testing laboratory shall test a project VAV terminal
unit complete with the BMS Application Specific Controller and the
BMS Specialist shall demonstrate that the VAV terminal unit ASC
can meet all of the requirements for monitoring and control accuracy
and can undertake all of the sequences of operation associated with
the VAV as

(Construction)
detailed in these specifications. The independent testing laboratory
test report is to be submitted with the shop drawings.
3. Power line disturbance tests involving the cycling of mains voltage
showed that all components operated satisfactorily when the voltage
dropped to 75% or less of the nominal mains voltage and normal
operation resumed when the voltage returned to less than 85% of the
nominal mains voltage. Following these brownout conditions the
components were free of any stress and/or damage, operated as
normal and no data at the PC, NAC, DCP, DDC, Gateways, and/or
ASC was lost or corrupted.
B. The BMS Specialist shall certify in writing with the tender submittal that all
components are free of date related problems and that the BMS complies with
all aspects of British Standards Institution standard BSI DISC PD2000-1.
2.3 AMBIENT CONDITIONS
A. Provide equipment, devices and materials for interior and exterior applications
that shall be capable of withstanding and operating satisfactorily in, at
minimum, the following ambient conditions:
B. 0 Deg. C. (41 Deg. F.) to 55 Deg. C. (131 Deg. F.) temperature.
C. 10-95 percent relative humidity (non-condensing).
D. Electrical power service of single phase 240 Vac, 50 Hz nominal with

tolerances in compliance with the applicable statutes, codes and regulations.
2.4 DELIVERY, STO AGE, AND HANDLING
A. Deliver, store, protect, and handle products to site under provisions of the contract
Documents
B. Accept products on site and verify damage.
C. Protect products from construction operations, dust, and debris by storing in

conditioned space.
2.5 SPARE PARTS
A. Submit spare parts data for each different item of equipment furnished. Data to
include a complete list of the sources of supply, a list of parts and supplies that
are either normally furnished at no extra cost with the purchase of the
equipment, or specified hereinafter as EXTRA MATERIALS to be furnished as
part of the sub- contract
B. Submit a list of additional items recommended by the manufacturer to assure

efficient operation for a period of 360 days at the particular installation. The

(Construction)
foregoing shall not relieve the Specialist of any responsibilities under the
guarantee condition.
2.6 EXTRA MATERIALS
A. Provide special hardware and software tools required for maintenance.
B. Provide two of each plug in circuit board.
C. Provide 5000 sheets of continuous form paper.
2.7 LABELING
A. Provide labeling for all DDC controllers, NAC, DCP, Gateways, Routers, Hubs,
field level components, etc, panels and enclosures. Labeling shall meet, at
minimum, the following requirements:
1. Plastic laminated label that shall be affixed to the panel or enclosure
with rivets or permanent adhesive.
2. Lettering 6mm (0.25 inch) high that sharply contrasts the background
colour.
3. Consistent throughout the project.
4. Indicated on the record documentation.
B. Provide labeling of all cabling and containment. Labeling shall meet, at minimum,
the following requirements:
1. Identified with permanent tag or self-adhesive label within the panel.
2. Cross referenced on the associated record documentation and laminated
record drawing within the panel enclosure.
3. The BMS Specialist shall provide labelling for all cable furnished and
installed by the ICT Specialist for the use of the BMS Specialist.
2.8 WARNING NOTICE
A. Provide warning notices at all equipment controlled by the BMS and at all
associated motor starters and MCC panels where notices of a similar manner have
not been provided by other trades. Warning labels shall be installed, at
minimum, at the following locations:
1. AHU access doors.
2. AHU motor starter and VSD controllers.
3. Pump motors.
4. Pump motor starter and VSD controllers.
5. Fan enclosure or access panel.
6. Fan motor starter and VSD controllers.

(Construction)
7. Chiller control panel.
8. Chiller disconnect/power panel.
9. Cooling tower access ladders.
10. Cooling tower MCC.
11. All other equipment and installations that are monitored and/or
controlled by the BMS.
B. The warning notices shall be 75 mm by 125 mm (3in. by 5in.) minimum, with

yellow background and with black lettering. The notices shall state the following:
THIS EQUIPMENT ISUNDER ANDMAY

AUTOMATICCONTROL ANYTIME
STARTORSTOPAT
WITHOUT WARNING.
C. The warning notices shall be securely attached to the equipment at a location

approved by the Engineer and shall be highly visible. Submit a sample with
shop drawings.
2.9 PANELS AND ENCLOSURES
A. Provide panels and enclosures for all components of the BMS except where it is
specifically identified within these contract documents that the enclosure shall
be
furnished by another trade. Panels a d enclosures shall meet, at minimum, the
following requirements:
1. Painted steel panels with locking door. All panels shall be lockable with
the same key.
2. Ventilated to prevent excessive heat build-up, where required.
3. Field cab ing shall be terminated on a terminal strip. Provide strain
relief.
4. Internal components shall be installed to allow easy access for
diagnostics, maintenance, removal or replacement.
5. Panel or enclosure shall be suitable rated for the environment for
which it is to be installed. Interior enclosures shall be, at minimum, IP
45 to BS 60529 and exterior enclosures shall be weather proof IP 65
to BS 60529 unless specifically noted otherwise within these sub-
contract documents.
6. Panel or enclosures shall have 20% spare space for future addition of
BMS controllers.
B. Panels and enclosures shall only be located as indicated on the drawings and at
Engineer approved locations.

(Construction)
C. The BMS Specialist shall not furnish MCC panels, motor starters, variable
speed controllers and local disconnect switches. The trade furnishing the motor
starters and variable speed drives shall provide an interface terminal strip in a
dedicated enclosure which may be a separate external enclosure or may be a
compartment within the motor starter enclosure. Refer to the sub-contract
documents for the trade furnishing the motor starter and the variable speed
controllers for the details of the enclosures. The DDC controllers shall not be
located in the MCC panels
2.10 CONDUIT, TRUNKING AND FITTINGS
A. The BMS Specialist shall provide containment and cables as necessary for a
fully functioning system as detailed in these specifications.
B. Flexible metallic rustproof conduit shall be provided for the final one (1) meter
before connection from a non-vibrating location to equipment subject to
vibration or movement. Flexible metallic conduit shall be provided for between
the last 300mm and the last 1000mm of connection to field instrumentation,
relays and
final control elements as necessary to facilitate the removal o devices without the
disconnection or the bending of the non-flexible conduit. Watertight conduit to be
provided where appropriate.
C. Conduit and trunking shall be securely mounted in accordance with IEE

Regulations and shall be concealed in all areas to which the public have access.
D. Conduit and trunking shall run parallel or perpendicular to the building lines and
shall be installed in a workmanlike m nner. Avoid obstructions and crossovers
where possible.
E. Conduit/trunking shall be installed such that any condensation in the conduit

cannot run into BMS equipment. Where necessary conduit shall enter enclosures
from the bottom or shall be sloped up to the enclosure.
F. Junction and pull boxes shall be securely fastened to the conduit, shall be
accessible, and shall be provided where required by code and where necessary
to facilitate the pulling of cables.
G. Coordinate installation of conduit/trunking with building structure and other

trades. Conduit/trunking installation above accessible ceilings shall be such that
there will be no interference with the installation of lighting fixtures, fire
protection devices, air distribution devices or any other devices.
H. The BMS Specialist shall color code all conduit/trunking at least every 3,000
mm (10 feet) along the conduit with a blue and green band at least 50mm wide
and color code every junction box in a bright yellow
I. Containment shall be provided for all BMS cable except where specifically
noted otherwise.

(Construction)
J. BMS monitoring and control cable shall not share conduit with cable carrying
voltages in excess of 48 volts and shall be partitioned from higher voltage cable
in trunking.
K. LAN cable shall not share conduit with any other cable or shall be in a dedicated
partitioned compartment in trunking.
L. When cable for digital outputs is installed in conduit it shall be in dedicated

conduit and when installed in trunking shall be partitioned from other cable.
M. All trunking, conduit and accessories shall comply with all applicable codes and
standards.
2.11 CABLE - COPPER
A. Provide all cables for the BMS Automation and Field Levels and cable to
interconnect the BMS Management level devices and the BMS Management level
Network as detailed in these specifications. Cable shall meet, at minimum, the
1. Minimum 98% conductivity copper.
2. Stranded conductors.
3. Proper impedance for the
application as recommended by the BMS
component manufacturer.
4. Monitoring and control cable shall be screened #18 AWG
(0.82sq.mm) or larger dependent on the application.
5. LAN cable shall be screened #24 AWG (0.82sq.mm.) CAT 5e, CAT
6, CAT 7 or twisted pair as identified elsewhere in these documents.
6. All monitoring and control cable shall be screened with the screen
earthed at the NAC, DCP, ASC or control panel end only so as to avoid
earth loops.
7. Continuous runs without splices.
8. Identification of each end at the termination point. Identification
should be indicated on and correspond to the record drawings.
9. All cabling installed without conduit shall be suitably rated for the
application and the cable jacket shall be clearly marked. Use unique
color schemes for easy identification and prevention of inadvertent
splicing of cabling. If there is no conflict with existing color schemes,
the color for exposed cable shall be purple.
B. Power wiring shall be sized in accordance with the applicable codes and shall be
a minimum of 1.5 sq.mm stranded copper. The BMS Specialist shall provide all
power cable and containment and shall terminate the power cable at a power
outlet close to the component to be powered and shall provide the power outlet.
The MEP Specialist shall terminate the power cable at the MCC/distribution
board as applicable.

(Construction)
C. Cable for all applications shall be rated for LSF and low halogen.
D. Terminations shall be mechanically and electrically secure. Twist type wire nuts
shall not be acceptable. Insulated tinned copper lugs shall be provided.
E. Cable within panels or enclosures shall be installed in wiring guides.
F. LSF cable not required to be in conduit (refer to requirements for conduit above)
shall be routed parallel and perpendicular with the building column lines.
Provide cable rings and supports to support the cabling. Supports shall be
positioned in accordance with BS 7671.
G. All wiring terminations within field panels shall be terminated at terminal

stripes and shall be identification tagged on both sides of the terminal strip.
H. Cable run in vertical trunking shall have means of cable support, at minimum,
every 3m.
I. Cables shall comply with all applicable codes including, but not limited to, the
IEE wiring regulations latest edition and the electrical sub-contract documents.
Where there is a conflict between any codes, standards, ordinances, regulations
or
the requirements of the jurisdiction having aut ority, the most stringent
requirements shall apply.
2.12 CABLE - FIBER OPTIC
A. Fiber optic cable may be used for data communication.
B. Fiber optic cable (data transmission) shall meet, at minimum, the following
requirements:
1. 50 micron core (multi-mode/single mode fiber as necessary to match
the fiber provided by the ICT Specialist).
2. 850 nm or 1300 nm LED compatible operation, as required.
3. Min mum 125 micron cladding.
4. Maximum attenuation of 4.5 db/km (850 nm).
5. Outdoors and below grade fibers shall be run in gel filled tube to
protect against moisture and micro bending. Tube and fiber shall have
a kevlar braid surrounding, with suitable outside protective jacketing.
6. Cable shall contain 100% more fibers than required for a single point-
to-point communications connection.
7. Outdoor fiber shall be equipped with a central non-conducting
member for long pull applications.
C. Fiber optic cable shall comply with BS EN 60794-1-2:2003 (Optical fiber

cables. Generic specification - Basic optical cable test procedures) and all other
applicable codes.

(Construction)
2.13 M-BUS Cable
A. One 4-wired cable is requested for the M-BUS communication.
B. 2 wires are used for the M-BUS communication whereas the remaining wires
will be available for system extensions or replacements of defective wires.
2.14 UNINTERRUPTIBLE POWER SUPPLY (UPS)
A. Uninterruptible power supply from the main building UPS system shall be
provided to all OIW, PC and servers.
B. Uninterruptible power supply shall be provided from the main building UPS
system to all BMS components, such as NAC. DCP, routers, switches,
gateways, field instrumentation, final control elements etc., as necessary to
ensure continuous monitoring and control by the BMS and the associated
satellite OIW of all equipment that operates on emergency power.
2.15 NETWORK DATA SERVER (NDS)
A. Provide two fault tolerant redundant Network Data Servers (NDS). The NDS
provided shall support multiple levels of system redundancy. Both servers shall be
located in the main control room and shall accommodate all the BMS graphics
and. The BMS subcontractor is responsible to interface all BMS points and
databases to the graphics and databases on the NDS along with all
corresponding Alarms, Trends, Schedules, etc…
B. NDS shall meet, at minimum, the following requirements:

1. Intel® Xeon® E5 30 (2.40GHz/4-core/8MB/80W, DDR3-1066, HT,
Turbo1/1/2/2) Processor. Intel® 5500 Chipset. 4 Gigabytes of installed
1066 Megahertz DDR3 RAM, spare slots capable of 24GB total RAM.
2. Three 5 0 Gigabyte hard disks with 8ms. or faster access time for a
hardware based “Fault Tolerant Redundant Array of Independent
Disks” (RAID) to a minimum of RAID 5.
3. Rack mounted case with minimum of 3 Internal 5¼” drive bays,
750watt or greater capacity UL rated redundant hot swap power
supplies, 3 Internal cooling fans and external keyboard lock.
4. Serial (16550 UART). 40X SpeedOne SATA DVD-ROM drive.
5. Gigabit Network Interface Card server Adapter.
6. Microsoft Optical Intellimouse and keyboard utilizing the
motherboard PS/2 style connectors.
7. SVGA 8 Megabyte SDRAM PCI video adapter. 32MB shared
supporting all display resolutions up to 1600x1200 16bpp @75Hz.
8. All necessary mounting hardware and cables for all components.

(Construction)
9. Complete assembly, testing and 72 hour burn in, with complete
diagnostic report detailing burn in procedures and results.
10. Latest Windows Server for minimum 15-user license on DVD-ROM
or approved equal...
11. Provide software for automatic operation of redundant components
should primary components fail.
C. The following peripheral I/O devices shall be provided at one of the terminal
servers to be determined by the Employer:
1. Keyboard and mouse
2. Flat panel LCD video display unit.
D. All PC shall be the latest model at the time of purchase and shall be from a
recognized manufacture of PCs. Purchase of the PC shall be delayed until the
latest time possible without causing a delay in the schedule in order to ensure
that it is state-of-the-art and is based on the latest proven technology is
purchased.
2.16 OPERATOR INTERFACE WORKSTATIONS (OIW)
A. The OIW shall comprise a PC and associated peripheral operator I/O devices.
The OIW shall be located as follows:
1. Main BMS Control Room
2. Maintenance Engineer Room
B. The OIW PC, shall have a Microsoft Windows XP Pro operating system or the
latest version of this software at the time of implementation and shall have, at
minimum, the following facilities:
1. Intel(R) Core(TM) i5-2400S quad-core processor [2.5GHz, 6MB
cache].
2. 500 Gigabyte hard disk.
3. 4GB DDR3-1333MHz SDRAM.
4. 100/1000Mbps Ethernet adapter.
5. 512MB DDR3 [DVI, HDMI. VGA adapter].
6. 4 USB ports.
7. SuperMulti DVD Burner.
8. Real time software or hardware clock.
9. Tower Case with minimum of 4 external 5¼” and 3 Internal 5¼”
drive bays, 400 watt or greater capacity rated power supplies, internal
cooling fan and external keyboard lock.
10. All necessary mounting hardware and cables for all components.
11. Integral power supplies which shall be suitably rated for the service.

(Construction)
12. Sound card for the annunciation of audible WAV file tones or pre-
recorded messages at the integral VDU stereo speakers.
C. Provide an alarm to uniquely identify a PC communication failure. One way that

this might be accomplished is by using a watchdog timer at a DDC controller.
D. Following a power failure, all PC shall return to a fully operational status

without operator intervention within two (2) minutes of the return of mains
power. Software changes, including modifications to database(s), shall not be
lost in a power failure.
E. All PC shall be the latest model at the time of purchase and shall be from a
recognized manufacture of PCs. Purchase of the PC shall be delayed until the
purchased. All PC shall be suitable for rugged and continuous operation.
F. The following peripheral I/O devices shall be provided at each OIW:

1. Keyboard and mouse.
2. Flat panel LCD video display unit.
3. Alarm printer
G. The BMS OIW at each location shall have 1No. Report Printer. Where there are
multiple OIW at one location the printer shall be networked such that they are
available to each OIW.
2.17 PERIPHERAL OPERATOR I/O DEVICES
A. Printers: General
1. The operator shall be able to direct the hardcopy output to any printer.
The BMS Specialist shall set up the system such that all BMS
g nerated messages such as alarms, returns to normal, etc. are directed
to the appropriate alarm printers and all BMS automatically generated
and operator requested reports are output to the appropriate report
printer.
2. The printers at one location shall be accessible from any OIW such
that an operator at one location can generate a hardcopy message at
any other location.
B. Printers: Alarm Printers

1. The alarm printer shall meet the following specifications:
a. Minimum print speed of 300 characters/second. Slower
speed printers shall not be acceptable when printing in
normal quality.
b. Selectable character sizes
c. Sprocket paper feed.

(Construction)
d. Top-of-page, skip and tab control.
e. The printers shall accept continuous fan-fold paper with
a width equivalent to A3 size (297 mm by 420 mm).
f. Constructed for heavy duty-cycle environment.
g. 24 x 24 dot matrix printer
C. Printers: Report Printers

1. The report printer shall meet, at minimum, the following specifications:
a. Minimum print speed of twelve pages per minute black
and three pages per minute color. Slower speed printers
shall not be acceptable when printing in normal quality.
b. Scalable fonts.
c. Single or double bin paper trays, capable of printing A3
size (297mm x 420mm) and A4 size (210mm x 297mm).
d. Page feed and page discharge controls.
e. Color and black and white printing capability without
changing ink or toner cartridges.
a. 1200 dpi black and white and 600 x 300 dpi color.
b. Laser jet technology.
D. Keyboard:
1. Provide a keyboard for operator access at each OIW, terminal server
and data server location. This shall be in addition to any other
operator input device such as a mouse.
2. The keyboard shall be in a standard typewriter (QWERTY)
configuration with a full alphanumeric standard ASCII character set
and with additional dedicated keys for other functions associated with
the BMS such as print screen. Keyboard shall be wireless. Provide
batteries sufficient for 24 months operation.
E. Mouse:
1. Provide a mouse at each OIW, terminal server and data server
location and configure the system such that cursor control can be
undertaken from both the keyboard and mouse as selected by the
operator.
2. Mouse shall be latest optical technology.
F. Video Display Unit (VDU):

1. Provide a high-resolution LCD TFT display VDU at each OIW,
terminal server and data server location. The monitor shall be a flat
panel type.
2. The VDU shall be used for the display of operator entered and
requested data and the output of BMS generated alarm and other
information.

(Construction)
3. The VDU shall have a minimum screen diagonal measurement of
533mm (21 inches).
4. The VDU shall have a minimum resolution of 1280 by 1024 pixels with
80 Hz minimum refresh rate.
5. The unit shall be capable of displaying both schematic and
alphanumeric data at the same time.
6. A minimum of 16.7 million discrete colors shall be available for
display selection.
7. Integral stereo speakers.
2.18 PORTABLE OPERATOR'S TERMINAL (POT)
A. The POT’s devices shall not be used by the BMS Specialist for commissioning
the BMS or for any other purpose and shall be delivered new to the Employer
immediately prior to the acceptance testing.
B. Provide a jack at each DDC controller and at each mechanical and electrical
room for the plug connection of the POT. Provide two spare cables for plug
connection for each POT. The operator shall be able to communicate with the
BMS via the POT using the same operator interface as that at any OIW PC.
C. The POT shall meet, at minimum, the following requirements:

1. Intel® Core™ i3-2310M Proce sor (2.1 GHz, 3MB Cache.
2. 500 Gigabyte hard disk.
3. 4GB DDR3 1333MHz SDRAM.
4. 100/1000Mbps Ethernet adapter.
5. Wi-Fi® Wireless networking (802.11b/g/n) with Bluetooth® v3.0
6. 14.0" Diagonal LED Backlit display.
7. 40X S eed CD-ROM drive (interchangeable).DVD SuperMulti (+/-R
double layer) drive.
8. Microsoft IntelliMouse.
9. Integral power supplies which shall be suitably rated for the service.
10. Integral QWERTY keyboard with full ASCII character set.
11. Weight, including carrying case, not to exceed 3.5kg.
12. Provide a carrying case designed specifically for the POT that ensures
adequate protection.
13. POT shall be powered by a rechargeable battery and shall also be
powered by a 240 Vac, nominal 50 Hz source. Provide batteries
adequate for a minimum of 4 hours of operation.
D. When connected to the BMS Automation Level at the DDC controllers or at a

network data port, the POT shall be able to undertake all of the control and

(Construction)
monitoring functions that can be performed at the OIW. One of the POT’s shall be
used to configure the system components.
E. All PC shall be the latest model at the time of purchase and shall be from a
recognized manufacturer of PCs. Purchase of the PC shall be delayed until the
purchased.
2.19 HAND HELD WIRELESS TERMINAL (HHWT)
A. HHWT shall not be used by the BMS Specialist for commissioning the BMS or
for any other purpose and shall be delivered new to the Employer immediately
prior to acceptance testing.
B. The operator shall be able to communicate with the BMS via the HHWT from any
place in the site. The hand held wireless terminal shall have a web browser. The
operator shall, subject to password access control, be able to undertake the same
functions from the hand held terminal as from an OIW. Detail any limitations of
this device in the tender submittal.
C. The required transceiver hubs shall be part of the BMS Management level
Network and shall be provided by the CNE Specialist. The BMS Specialist shall
advise the CNE Specialist of any distance limitations on the hand held wireless
terminal. The operator shall, subject to p ssword access control, be able to
undertake all functions from the hand held terminal as from an OIW.
D. The HHWT shall meet, at minimum, the following requirements:

1. Weight, including carrying case, not to exceed 0.2kg.
2. Provide a carrying case designed specifically for the HHWT that
ensures adequate protection.
3. HHWT shall be powered by a rechargeable battery and shall also be
powered by a 240 Vac, nominal 50 Hz source. Provide batteries
adequate for a minimum of 4 hours of operation.
4. The HHWT shall have an LCD screen with a minimum display of 12
lines of up to a minimum of 20 characters minimum per line.
5. Minimum communications speed shall be 10Mbps.
6. This device shall be a PDA.
E. The HHWT shall be able to communicate in wired mode either to the network
or directly to the ASC, DCP, NAC and Router.
F. The HHWT shall have the same login and access protections as the POT.

(Construction)
PART 3 SOFTWARES
3.1 SOFTWARE OPERATING SYSTEM: GENERAL
A. The BMS Specialist shall provide a site-wide software license that shall permit the
Employer to add a PC to the BMS Management level Network without the
requirement to obtain an additional software license.
B. The BMS shall have an “off-the-shelf” software package (Middleware) that

shall be able to import and export data in, at minimum, the following protocols
over an Ethernet TCP/IP backbone:
1. BACnet.
2. LonTalk.
3. Modbus.
4. SNMP.
5. XML/SOAP.
6. OPC.
7. EIB.
8. Shall be able to communicate with any DDE compliant application.
C. Data shall be output from the BMS in the appropriate protocol to the appropriate
ELV Building System. Note that it shall be possible to output the same data in
different protocols to different ELV Building Systems.
D. Information shall be output from the BMS when:

1. Requested by the operator. This includes requests made by the
operator for the immediate output of specific information and requests
for information that are optional and have been pre-programmed by
the operator for display.
2. Scheduled by the operator. An example of this might be the output of
a report at an operator-defined time of day.
3. An alarm condition has been detected by the BMS. All alarm
conditions detected by the BMS shall be annunciated as detailed
elsewhere in this section.
E. The operator interfaces for the Operator Interface Workstation and the Portable
Operator Terminal shall be the same.
F. The graphical user operator interface shall be "user friendly". The interface shall
be such that there is no need for the operator to reference documentation other
than "help" menus on the system in order for the operator to perform his normal
duties after the training has been received, as detailed in these specifications.

(Construction)
G. The operator interface shall be English language with metric units. The system
shall be capable of converting all engineering unit displays into the equivalent
English values and displaying such values with the appropriate unit identifiers.
The switchover from metric to English and vice versa shall be done with a
single operator command. The engineering unit switchover shall be for all
measured and displayed variables and calculated points. Unit conversion and
display shall be carried through all possible display view including graphical
displays, text base displays, and software application packages.
H. The performance criteria detailed in these specifications for the operator

interface shall apply when all BMS are in their completed form and all software
and hardware functions are operational.
I. The terminal server operating system shall be Microsoft Windows 2003,

Enterprise Edition, operating software or the latest version of this software at the
time of implementation. The terminal Server applications software shall have a
history of application in multi-vendor environments.
J. The software shall be acceptable to all potential BMS Specialists. The terminal
server software package shall have a successful history of use with BACnet/IP
and shall incorporate all drivers required to meet these specifications.
K. The programs shall be designed to provide industrial quality real time data
presentation. The software shall enable the BMS Specialists to develop
customized graphical views of the mechanical and electrical systems and shall
contain an advanced graphics library that contains all potentially required images.
3.2 SOFTWARE OPERATING SYSTEM: ACCESS CONTROL
A. Access to the BMS at the OIW, HHWT and POT and any other I/O device shall
be protected by a password based access system. An operator shall not be able
to access information or perform any tasks at the BMS until a valid password
has been entered. Access shall terminate when an operator signs off or after a
predetermined time-out period, initially set at 10 minutes after the last operator
access, whichever occurs first. The password shall not be echoed at any terminal
when it is entered. Any operator functions, whether or not detailed within these
specifications, shall be subject to the operator's password being of a sufficiently
high level to enable the operator to perform the function.
B. Each password shall have up to 6 No. alphanumeric characters, at minimum,

with at least 500 million different combinations and it shall be possible to have a
minimum of 10,000 active passwords at any time.
C. It shall be possible to define the following for each password:

1. I/O terminals that can be used for access. This shall be defined for any
terminal that has access to the BMS (including the web browsing
facility).
2. Functions that can be performed.

(Construction)
3. Points that can be accessed.
D. If the system has fixed defined function levels then there shall be at least five
(5) levels. Only the highest level shall be able to undertake changes to the
passwords.
E. An operator with the highest level of password shall be able to make additions,
deletions and changes to the passwords on-line using an interactive procedure
including the changing of the time-out period. An operator with the highest level
of password shall be able to obtain a report detailing the passwords assigned to
each operator and all relevant details of the access privileges associated with
each password.
3.3 SOFTWARE OPERATING SYSTEM: ACCESS GENERAL
A. An operator with the suitable level of access shall be able to access the network
to perform the following BMS functions:
1. Observe values of BMS monitored points, BMS outputs and BMS
calculated values.
2. Observe and change control modes for motors, i.e. BMS manual control
mode and BMS software control mode.
3. Observe, add, delete and change a database including a database that
defines a monitored, controlled or calculated point, a database that
defines schedules or a database that is created to meet any of the many
functions detailed in these documents.
4. Issue commands to change the status of a digital output or the value of
an analogue output.
5. Observe and acknowledge BMS determined alarm conditions.
6. Initiate the outputs of add, delete and change reports.
7. Observe, add, delete and change operating sequences.
8. Observe, add, delete and change VDU system diagram displays.
9. Observe, add, delete and change control algorithms including PID
control constants.
10. Other functions as expressly detailed in the BMS specifications or as
required, even if not expressed, in order to meet the intent of these
specifications.
B. Operator access shall be by penetration through a hierarchy of menus and/or

system displays on the VDU using cursor control and by means of a series of
alphanumeric inputs at a keyboard. The menu selections shall be self-evident
and shall easily guide the operator through the execution of any of the functions.
The alphanumeric input shall comprise short English language statements and/or
readily understood abbreviations. Whichever approach is used, the process shall
be via the most direct path and shall involve as few operations as possible. It
shall not be necessary for the operator to know the location, i.e. the DDC
controller, at

(Construction)
which a point is monitored/controlled in order to access any information
concerning that point.
C. Following the completion of all steps by the operator performing an operator

access function, the function shall commence within two (2) seconds and shall
be completed within ten (10) seconds apart from those functions that are subject
to the limitations of the output rate of the printers.
D. An operator shall be able to edit his keyboard entries prior to attempted

execution using standard keys such as "delete" and "backspace". However, if an
operator makes an incorrect entry then the BMS will display a message that
clearly details the nature of the error and identifies the appropriate "help" menu
that will assist the operator to successfully complete the entry.
E. All operator entries shall be echoed, except passwords, at the VDU at the OIW,
terminal server and data server and on the screen on the POT and HHWT
depending on where the operator entry is made.
3.4 SOFTWARE OPERATING SYSTEM: PROGRAMMING AND UPDATES
A. The BMS Specialist shall provide documentation detailing the methods and
techniques required to connect additional workstations, DDC controllers,
gateways, routers and any other BMS hardware and to add BACnet objects to
the software as well as to export the data in any of the previously mentioned
standards to another system.
B. The system documentation shall be sufficiently detailed to enable the BMS’s

incorporation into another BACne system in the future.
3.5 SOFTWARE OPERATING SYSTEM: OPERATOR REQUEST FOR

INFORMATION
A. Each monitored, controlled and calculated point in the system shall be accessed
via the menu and the alphanumeric approaches as detailed in these specifications.
B. Access using the system schematic displays, as detailed in the previous sections,
with the addition that once the system display level is reached it shall be
possible to progress to the individual monitored, controlled or calculated point.
Once a menu or system display selection is made it shall take no more than five
(5) seconds before the next menu or display level appears on the VDU.
C. Access using the alphanumeric approach shall enable an operator to access any
point via a unique point name that may be a short English language descriptor or
a readily understandable mnemonic of the type used to identify points in the
points schedules and system diagrams.
D. Either approach shall enable the operator to observe or change any parameter
associated with a point and to add and delete points.

(Construction)
3.6 SOFTWARE OPERATING SYSTEM: OPERATOR COMMANDS
A. The operator shall be able to place any output in the BMS manual control mode
and when in that mode the operator shall be able to place any output to any
required value subject to any hardwired interlocks and any software interlocks
that are specified to apply in the BMS manual control mode.
B. The operator shall be able to place any set-point that is determined by software
into the manual mode and to manually assign a value to the set-point.
C. The operator shall be able to initiate the restart of equipment following a fire
alarm and following a power failure. Refer to the paragraphs titled "Equipment
restart following a fire alarm" and "Equipment restart following a power failure".
3.7 SOFTWARE OPERATING SYSTEM: DATABASES AND OPERATING

SEQUENCES
A. The operator shall be able to make on-line modifications, additions and

deletions to all databases at the PC, NAC, DDC, and ASC using interactive
procedures. Prior to the acceptance of the changes by the BMS there shall be a
restatement of
the contemplated database modification, addition or deletion together with a
question of the type "Do you wish to proceed?" which will require an affirmative
answer before the change takes place.
B. The operator shall be able to modify a sequence, add a sequence and delete a
sequence on-line as detailed in the Section titled “BMS Software”.
C. The databases shall be open standards based on BACnet. The BMS Specialist
shall provide complete comprehensive documentation on writing to the databases,
retrieving data from the databases and sharing the data at the databases.
3.8 SOFTWARE OPERATING SYSTEM: ALARMS
A. Alarms shall be generated by the BMS upon the occurrence of one of the
following events:
1. Failure of a PC, DDC controller, or any other BMS hardware
components.
2. Failure of communications between nodes on any LAN or the BMS
Management level Network.
3. A monitored status indicates a discrepancy between the actual and the
required value.
4. A monitored value does not meet criteria established by the operator.
5. The deviation of a variable from set-point exceeds operator-
established criteria.
6. The output to a final control element is outside operator-established
criteria.

(Construction)
7. A digital input is in the state defined by the operator as indicating an
alarm condition.
8. Software failures and errors shall be diagnosed and annunciated by
the BMS.
B. The failure of a BMS hardware component, including communications failures,

shall generate an alarm that shall be differentiated from process alarms. If the
failure of a PC cannot be annunciated at a printer or VDU at the OIW because of
the BMS topology then provide an alternative means such as a "watchdog timer"
at a DDC controller. The alarm message generated by the BMS shall clearly
identify the component that has failed and the location of a communications
failure shall also be clearly indicated.
C. In the event that the BMS detects a disparity between the actual and the required
status of a digital input, the BMS shall generate an alarm and shall set the
control relay to the off state. This shall occur when the digital output is in both
the BMS manual control mode and the BMS software control mode and shall
automatically place the output in the BMS manual control mode.
D. The operator shall be able to define alarm conditions for each analog input, at
minimum, as follows:
1. The high limit above which the variable is in alarm.
2. The low limit below which the variable is in alarm.
3. An end or range alarm. This shall occur when the analogue signal
goes to zero or to its maximum value.
E. The operator shall be able to assign deviation limits to set-point values. An

alarm shall be generated when a controlled variable deviates from set-point by
more than an operator-defined amount.
F. The operator shall be able to assign alarm limits to analogue outputs. The BMS
shall generate an alarm when an analogue output reaches or exceeds an operator
assigned high limit and reaches or goes below an operator assigned low limit.
G. The operator shall be able to designate one state of a digital input as an alarm
state.
H. The operator shall be able to assign a time delay following detection by the
BMS of an alarm condition such that if there is a return to normal during the
assigned time delays the alarm shall not be annunciated. If at the end of the time
delay period the alarm condition still exists then the BMS shall annunciate an
alarm within two (2) seconds (end-to-end time). The time delay shall be
individually assignable to each alarm condition. All monitored points shall meet
these alarm annunciation criteria regardless of type of panel used to monitor the
point.
I. The operator shall be able to assign a dead-band to all analog high and low
alarm limits so as to minimize the too frequent and unnecessary annunciation of
alarms. An analogue alarm limit shall not have returned to normal until it is has
returned

(Construction)
beyond the alarm limit by a sufficient amount to have also cleared the dead-band.
The same shall also apply to analogue output high and low alarms.
J. A report shall be available to the operator detailing points in alarm and a further
report shall be available to the operator detailing the alarm limits established for
the monitored, controlled and calculated points.
K. Designated alarms shall be output on the alarm printer.
L. The occurrence of designated alarms shall initiate a visual alarm at the OIW. A
switch, button or keyboard key shall be dedicated to the acknowledgment of
alarms at the OIW. The visual alarm shall cease after acknowledgment of an
alarm unless another alarm is awaiting acknowledgment. All alarms shall be
acknowledged individually and the acknowledgment shall be recorded on the
alarm printer. The alarm message shall uniquely identify the cause of the alarm
together with the time of detection by the BMS. The operator shall be able to
associate an "event message" with any alarm occurrence. The operator shall be
able to designate at which workstation(s) the alarm shall be annunciated.
M. Alarms shall be allocated priorities by the operator on-line using an interactive

procedure. If there are concurrent alarms then they shall be annunciated in order
of their priority. An icon shall appear on the VDU when there are alarms other
than those displayed. The cursor and icon shall enable the operator to bring up
an alarm report on the VDU at any time. There shall be at minimum, three levels
of alarm priority. Alarms shall be prioritized in the following categories, with
the following actions taking place:
Category Action Taken
Critical. Printout on alarm printer and display on

VDU. Clearly distinguish critical alarms on
hard copy printouts and VDU displays and
reports.
Non-critical. Display on VDU.
BMS component. Printout on alarm printer and display on

VDU. Clearly distinguish BMS components
alarms on hard copy print outs and VDU
displays and reports.
N. Alarms shall remain on the OIW VDU alarm queue until the alarm has been
acknowledged by the operator and returned to the normal state. If the alarm
returns to normal before operator acknowledgment, then it shall be identified as
such via different color designation on the alarm queue. If the alarm is

(Construction)
acknowledged before is has returned to normal, then is shall also be identified
via a different color designation.
O. It shall only be necessary to acknowledge an alarm at one OIW.
P. It shall be possible to assign alarms to different OIW on a scheduled basis.
Q. The BMS Specialist shall configure the alarms and their priorities in accordance
with the requirements of the Employer.
3.9 SOFTWARE OPERATING SYSTEM: REPORTS
A. Reports shall be output when requested by the operator and when scheduled by
the operator.
B. Reports shall be provided as detailed throughout these specifications and shall

be output at the VDU at the OIW, the printer designated by the operator at the
report printer or the screen at the POT whichever is selected by the operator.
The default output device for reports shall be the report printer at the OIW.
C. The operator shall be able to select reports to be output in the following manner:
1. For a specific point.
2. For a specific item(s) of equipment.
3. For all points located on a specific floor or area of the building.
4. For all equipment serving a particular floor.
5. For all points monitored controlled and calculated.
6. For after hours operation of the AHU.
7. For a specific schedule.
8. For a specific or group of trended points.
9. For a specific or group of totalized points.
D. Reports shall all have the time and date at which they were output recorded on
them. Reports shall be formatted in such a manner as to make them easily
understandable to the operator.
E. A menu of reports shall enable the operator to access any report on the BMS.
Each report shall contain the date and time.
F. The operator shall be able to configure customized reports. Standard and

customized reports shall be configured through the BMS. Use of third party
reporting packages is not allowed.
G. The BMS Specialist shall configure the reports in accordance with the
requirements of the Employer.

(Construction)
3.10 SOFTWARE OPERATING SYSTEM: EVENT MESSAGES
A. The operator shall create messages up to 64 characters in length, at minimum,

which shall be displayed upon the occurrence of a particular event. There shall
be capacity for 1000 event messages at any one time and the operator shall be
able to associate a single message with more than one occurrence and shall be
able to associate more than one event message with a particular event.
B. The event message shall be output at all devices selected on-line by the operator
using an interactive procedure.
C. The operator shall be able to associate one or more event messages with the
following events:
1. An alarm
2. A change of status.
3. The return to normal of an alarm condition.
4. An operator entered schedule.
5. Any other event initiated by the BMS or monitored by the BMS.
3.11 SOFTWARE OPERATING SYSTEM: VIDEO DISPLAY UNITS DISPLAY
A. VDU displays of system diagrams are discussed in the Section titled “VDU
system diagram display package” of these specifications.
B. VDU displays shall form the basis of the menu penetration means of operator
access.
C. The time and date and the building kW shall appear on the VDU at all times and
when there are system diagrams displayed on the VDU the outside air temperature
and relative humidity shall be displayed.
D. Icons shall be used in conjunction with cursor control where possible to simplify
access to data and the execution of operator commands.
E. System diagrams shall appear on the VDU complete with all associated data
within five (5) seconds of the completion of the operator entry/ menu selection.
3.12 SOFTWARE OPERATING SYSTEM: WEB ACCESS
A. Operators and other authorized personnel shall have access to specific functions
of the BMS via a standard web browser interface, subject to password access
assigned by the Employer.
B. Web based access to the BMS shall provide monitoring and limited control
specific to the user. The information displayed on the web pages shall be
refreshed at least once every 10 seconds.

(Construction)
C. Where a Web page provides for the operator to input changes, the activation of
the changes shall require the operator to click on a "submit" button or similar
feature before the changes are sent. All web access actions shall be immediately
echoed to all other OIW.
3.13 BMS OPERATING SYSTEM: GENERAL
A. The Distributed Control Panels, Workstations and Application Specific

Controllers shall run under the control of proven real-time executive operating
software systems. These operating systems are collectively referred to as the BMS
operating systems.
B. The BMS operating Systems shall include:

1. Controllers Monitoring and Control Software
2. Controller Application Software
3. Data Analysis and Storage Software.
4. Data Presentation Software.
C. The operating sequences and all databases related to monitoring and control
functions shall reside at the associated DD a d/or ASC. Copies of these
databases, operating sequences, schedules and other programmable software
shall reside at the PC at the OIW. It shall be ensured that at all times there is no
mismatch between software resident at the DDC and/or ASC and the software
copy resident at the PC.
3.14 SEQUENCES OF OPERATIONS
A. The sequences of operation shall be resident at the controllers.
B. Where terms are used, such as “operator determined”, “operator changeable”, etc.,
which indicate an operator originated decision; it shall mean that an operator
shall be able to amend a value, such as a set-point, alarm limit, time delay, etc.
through an interactive approach. The term "interactive" is used to mean that the
system shall operate in a conversational mode whereby the operator shall
receive English language prompts in the form of:
1. Tables into which the operator enters data.
2. Questions that are responded to by the operator.
3. Selections that are made by the operator based on a list of suggested
alternatives that is generated by the BMS.
C. The procedure by which an operator amends a value or implements a selection

shall be such that the operator can readily execute the task without reference to
instruction manuals and without knowledge of the BMS control language.
D. All set-points, alarms limits, dead-bands, software time delays, report

configuration and requests, operating time limits, schedules, etc. shall be
operator

(Construction)
definable through an interactive procedure via the OIW, OIW, POT and HHWT.
In addition, the set-points and schedules shall be changeable via the
BMS/telephone and BMS/web facilities.
E. The equipment that is fed from emergency power and which is controlled by the
BMS shall operate normally under emergency power conditions and shall be
monitored and controlled by the BMS under emergency power conditions.
Ensure that all equipment furnished under this sub-contract that is associated
with the control of equipment on emergency power is fed from the emergency
power service and can maintain normal equipment operations when the
equipment is on emergency power. Following a loss of normal power, the BMS
shall resume normal equipment control and monitoring functions for that
equipment on emergency power within 20 seconds of the availability of
emergency power and similarly when there is a return to normal power. If
necessary provide an uninterruptible power source in order to meet this 20
seconds resumption of operation requirement.
F. The BMS Specialist shall identify on the cable and containment shop drawings
which components are to be fed from emergency power and which components
are to be fed from a UPS source.
G. The BMS Specialist shall provide an easy to use means of defining the operating
sequences such as a high-level control language or a graphical/flowcharting
facility.
H. The means provided for the creation of the operating sequences shall be suitable
for the implementation of the sequences detailed on the control diagrams that
form a part of these sub-contract documents.
I. If the BMS Specialist requires additional instrumentation to that indicated in the

BMS Point Schedules and Diagrams in order to implement the operating
sequences as detailed on the control drawings then the BMS Specialist shall
include such additional instrumentation within the tender price. Such
instrumentation shall meet the requirements detailed in the Section titled "BMS
Field Instrumentation" or, where specifications are not provided, details of such
instrumentation shall be submitted to the Engineer for approval.
J. The operating sequences shall be written in a readily understandable high level

control language such as Pascal, Basic, C or equivalent or they shall be
constructed using an easily understood graphics interface package. Provide
adequate English language notation in the software to assist the operator
understand the intent of the programmed sequences.
K. The control language shall be capable of implementing 32-bit floating-point

calculations using. At minimum, the following arithmetic operators:
1. Addition
2. Subtraction
3. Multiplication
4. Division

(Construction)
5. Roots
6. Exponentials
7. Natural logarithms
L. The control language shall, at minimum, be able to implement the following

logic operations and relational operations:
1. and
2. or
3. not
4. nand
5. nor
6. If then else statement
7. less than
8. less than or equal to
9. equal to
10. greater than or equal to
11. greater than
12. not equal to
M. The BMS Specialist shall be responsible for the stable operation of all control
loops. The BMS Specialist shall provide self-tuning PID control algorithms.
Verify that the control loops are stable.
N. If any BMS or system component should fail during the operation of a system,
then the BMS shall execute the procedure detailed in the sequences of operation.
Where a failure mode is not provided for a BMS controlled item of equipment
the
BMS Specialist shall obtain details of the required failure mode from the
Employer.
O. Where there are multiple filter banks the BMS Specialist shall furnish a
differential pressure switch across each filter bank. The BMS Specialist may
elect to monitor each filter alarm individually or may elect to wire the
differential pressure switches such that if any filter is in alarm a general filter
alarm shall be monitored by the BMS.
P. Any information required by the BMS Specialist for the implementation of the
software shall be requested in writing from the Engineer at least 2 weeks prior to
the time it is required. Submit the request for information in the form of tables
or forms for the Employer’s personnel to complete and return.
Q. The operating sequences detailed in this section shall only apply when the BMS
is controlling and monitoring the system in the BMS software control mode.

(Construction)
R. In cases where outside air duct cross-sectional area exceeds a certain amount,
multiple damper sections rather than a single section shall be furnished and shall
be controlled in groups. Refer to the mechanical trade documents to determine
the number of damper sections and the number of actuators.
S. Where indicated on the control diagrams, the BMS Specialist shall interlock
motorized dampers with fans such that when the dampers are closed the
associated fans stop.
T. The BMS Specialist shall provide any modifications to the operating sequences
as requested by the Engineer without additional costs until the substantial
completion of the entire BMS.
U. The sequences of operation are detailed on the control drawings that form part
of these documents. Where sequences have not been specifically identified for a
mechanical, electrical or public health system/component, the BMS Specialist
shall obtain instruction from the Engineer and shall implement the required
sequences at no additional cost to the Employer.
3.15 BMS OPERATING SYSTEM: CONTROLLER MONITORING &

CONTROL SOFTWARE
A. Scan rates at the DDC and/or ASC shall meet the following requirements:
1. Each analogue and digital input point shall be scanned at least once
every 5 seconds.
2. If a point is in alarm, then the alarm shall be annunciated at the OIW
within 2 seconds of the termination of the time delay period following
detection of the alarm condition.
B. DDC outputs shall be updated at a frequency defined by the operator. The

operator shall be able to select a frequency, at minimum, in the range of 2
seconds to 256 seconds.
C. The operator shall be able to define a minimum time delay between successive
starts of equipment so that disturbances created on the building electrical system
are minimized in frequency and amplitude.
D. BMS analogue and digital outputs shall change as the result of either an operator
entered command or a BMS generated software command. These two modes of
BMS output are referred to as the BMS MANUAL CONTROL mode and the
BMS SOFTWARE CONTROL mode and differ as follows:
1. In the BMS manual control mode, the signal to a final control element
such as a valve or a damper actuator and to a relay such as a motor
control relay shall change as the result of a command manually
entered at one of the operator terminals. When an output is in the
BMS manual control mode, there shall be no means by which it can
switch to the BMS software control mode or by which the value or
state of the BMS output can change without operator intervention.

(Construction)
2. In the BMS software control mode, the signal to the final control
element or relay shall be changed automatically as the result of
software such as a schedule, operating sequence or Applications
Package such as the Optimized Scheduling feature.
E. The operator shall be able to select the mode of output control for each analogue
and digital output.
F. The operator shall be able to define the minimum time delay between the stopping
of a piece of equipment and its subsequent restart. This time delay shall be in
effect for motors in the BMS software control mode and for motors in the BMS
manual control mode.
G. If there is a discrepancy between the actual and BMS commanded state of a motor
then, unless the discrepancy arises because of control of the motor by the fire
alarm system or because of a power failure, the motor control relay shall be set
automatically to the OFF state, an alarm shall be generated and the motor shall
be placed in the BMS manual control mode.
1. If the discrepancy has arisen because of override control by the fire
alarm system, then the motor shall be restarted by the BMS in
accordance with the procedure detailed in the paragraph titled
"Equipment Restart Following a Fire Alarm".
2. If the discrepancy has arisen because of a power failure, then the
motor shall be restarted by the BMS in a cordance with the procedure
detailed in the paragraph titled "Equipment Restart Following a Power
Failure".
3. In all cases a motor shall only restart following an operator manually
entered command
H. The BMS shall not override any hardwired interlocks such as those provided at
motor starters for overload protection, damper interlock, pressure interlock, etc.
and those provided to facilitate control by the Fire Alarm System regardless of the
BMS output control mode.
I. Unless stated o herwise elsewhere in these Specifications, the modulation of

final control elements by the BMS in the BMS software control mode shall be
based on a Proportional-Integral-Derivative (PID) control algorithm. The control
constants for the PID algorithm shall be definable by the operator. If self-tuning
algorithms are provided, it shall still be possible for the operator to manually
tune the control loops. The software shall incorporate facilities to enable the
bumpless transfer of a modulating output from BMS manual control to BMS
software control and vice versa and the prevention of integral wind-up. PID
algorithms shall maintain the system operation within the desired tolerance
around the set-point. Set-point tolerances shall be as follows:
1. Supply air temperature control, + or - 0.5 Deg. C.
2. Space temperature control, + or - 0.5 Deg. C.
3. Duct static pressure control, + or - 50 Pa
4. Water differential pressure, + or - 15 kPa.

(Construction)
5. Space static pressure control, + or - 10 Pa
6. Relative humidity, + or - 3%
J. Software shall automatically inhibit the generating of an alarm on an analogue

input when the status of an associated digital input indicates that an alarm
condition is to be expected. Such would be the case, for example, when an air
handling unit is off as it would be expected that the supply air temperature
would be outside the alarm limits established for the operating state. An
interactive procedure shall enable the operator to link any analogue value to a
digital input so as to inhibit unnecessary alarms. Points with their alarms locked
out shall continue to be displayed on reports and VDU displays. The alarms
shall remain locked out for an operator defined time delay following the start-up
of the associated equipment
K. If for any reason the operator wishes to terminate the monitoring of a particular
digital or analogue input, then it shall be possible to take the point out of service
via an interactive procedure. If the point is the monitored variable in a control
loop, then the control loop shall be disabled, any sequence dependent on the
point shall also be disabled and all associated BMS outputs shall go to the BMS
manual control mode.
L. An interactive procedure shall enable the operator to add, delete and modify
points monitored and controlled by the BMS.
M. An interactive procedure shall enable the operator to configure control loops.

The operator shall define Set-points for control loops or they shall be derived
from software logic as detailed in the sequences of operation.
N. All configuration tools shall b built into the BMS graphics software and all
components of the system shall be programmable from any OIW via the web
browser including the dow loading of programs to the DDC controllers.
3.16 BMS OPERATING SYSTEM: CONTROLLER APPLICATION

SOFTWARE
A. Applications software functions associated with the control and monitoring of

the mechanical and electrical systems by the BMS shall be resident at the DDC
controllers and OIW PC as appropriate. The application of these features shall
be in accordance with the details provided in the Sequences of Operation. The
BMS Specialist is to implement all applications programs. Where additional
information is required the BMS Specialist shall request the information in
writing to the Employer at least two weeks before it is required by the BMS
Specialist.
B. These application software packages shall include but not be limited to the
following:
1. Provide the following programs for the optimization of energy usage:
a. HVAC control

(Construction)
2. Provide the following programs for the calculation of data:
a. Electrical Energy usage and demand
b. Psychrometric properties
c. Equipment operating time
3. Provide the following programs for the restart of building mechanical
systems:
a. Equipment restart following a fire alarm
b. Equipment restart following a power failure
C. HVAC Control
1. BMS to provide predefined control algorithms to accomplish Optimal
Run (start/stop) Time, Supply Air Reset and Enthalpy Switchover
Optimization applications.
2. Optimization applications to be coordinated through energy supervisory
management routines. These routines to coordinate control action
required by optimization applications between themselves, all other
energy features, and all application features within the system.
3. Each control system to support English or metric units of measurement
and be assigned a unique identifier which is to be used to request
operator-relevant HVAC control status data. Each control system to be
capable of supporting Optimal Run Time, Supply Air Reset, and
Enthalpy Switchover Optimization.
4. Control systems and their associated points and parameters to be
online definable. Any additions, modifications or deletions to be
made online.
Each system to be individually identified with a unique English
language descriptor.
5. Each system to provide a savings profile summary which is to
document, but is not limited to, the following:
a. Period start date as defined by operator
b. Calculated optimal start time daily saving values
c. Calculated optimal stop time daily saving values
d. Calculated optimal start time daily saving values during
current period
e. Calculated optimal stop time daily saving values during
current period
f. Calculated SAR (Supply Air Reset) daily saving values
g. Calculated SAR saving values during current period
h. Calculated ESQ (Enthalpy Switch-over) daily saving
values
i. Calculated ESQ saving values during current per.

(Construction)
j. These documented savings values to be automatically
historically stored for the current defined period and a
minimum of twelve past periods.
6. Optimal Run Time (ORT) Program is to:
a. Control start up and shutdown of HVAC control
equipment
b. Provide the most efficient operation during potentially
energy wasteful periods of the day based on occupancy
schedules, outside air temperature, seasonal
requirements and interior room mass temperatures
c. Start-up systems by using outside air temperature and
room temperatures to "learn" the building's thermal
characteristics through a dynamic adaptive modeling
technique
d. Predict and self-adjust the HVAC control system for how
long building takes to cool down under different
conditions, using the adaptive model
e. Determine how early it can shut down the system
without adversely affecting ventilation, by using the
outside air temperature
f. Automatically determine the seasonal mode and worse
case condition for each day, by analyzing multiple
building mass sensors
g. Analysis to require only easily obtained occupancy
schedule data and desired mass temperatures for
imple entation.
7. Supply Air Reset (SAR) Program is to:
a. Monitor cooling loads in building spaces
b. Monitor single zone unit discharge temperatures
c. Adjust HVAC control discharge temperature to the most
energy efficient levels that still satisfy the measured load
d. Raise cooling temperatures to highest possible value, and
still cool and dehumidify the warmest monitored room
served by fan.
D. Electrical Energy Usage and Demand

1. Provide software to monitor and report electrical energy usage and
instantaneous energy demand. This feature shall also store data for
recall via the historical data trend package.
2. The BMS shall monitor the demand kW, kVA and kWh at the
switchboards. The BMS shall also monitor and provide reporting on
kWh usage of controlled equipment within the building based on
equipment operating time and monitored kW for each piece of

(Construction)
equipment. If an item of equipment is not monitored then it shall be
possible for the BMS Specialist to input the kW of the equipment as a
constant to be used in the calculation. The kW value shall be obtained
from the manufacturer’s literature and shall be verified by the
manufacturer.
3. The BMS shall provide a 15-minute interval counter for the metered
inputs.
4. This software feature shall generate a report available on demand and
on a scheduled basis:
a. Demand (at each meter) at time of report.
b. Usage for present day to time of report.
c. Usage on previous day.
d. Usage for present week to time of report.
e. Usage for previous week.
f. Usage for present month to time of report.
g. Usage for previous month.
h. Usage for year to time of
rt.
rep
i. Usage for previous year.
j. Peak demand for the present day, week, month and year to
time of report.
k. Peak demand for the previous day, week, month and year.
5. In addition to the above reporting of data the operator shall be able to
assign any monitored or calculated value to the real-time plotting and
historical data tre d features.
6. As
part of the work of this sub-contract the BMS Specialist shall
implement all energy management calculations as requested by the
Employer. Submit in writing to the Employer, at least 2 weeks prior to
the acceptance testing, a request for points to be placed on the energy
management calculation feature. The written request will clearly
indicate the information required from the Employer and the format in
which it is to be provided.
E. Psychrometric properties
1. Provide a software package to determine the following properties of
ambient air:
a. Wet bulb temperature.
b. Dew point temperature.
2. The above parameters shall be calculated using the monitored values
of ambient air-dry bulb temperature and relative humidity

(Construction)
3. This software package shall also calculate the enthalpy of ambient air
and ducted return air on the basis of the dry bulb temperature and
relative humidity monitored in ambient air and the ducted return air.
4. These psychrometric calculations shall be based on sea level data and
shall cover the dry bulb temperature range of +10 Deg. C. to +60 Deg.
C.
5. The psychrometric chart shall be displayed on the OIW VDU and
shall be dynamic. With the input of any two variables all other
psychrometric data shall be automatically displayed on the
psychrometric chart.
F. Equipment operating time

1. Provide a software package that will accumulate the operating times
for motors as selected by the operator using an interactive procedure.
Any piece of equipment that has its status monitored by the BMS
shall be selectable for inclusion in this feature. It shall be possible to
concurrently monitor the accumulated operating time for every item
of
equipment monitored and/or controlled by the BMS. Data shall be
stored at the local controllers and shall be uploaded to the OIW at
regular intervals. In the event of loss of communications between the
OIW and the local controller the local controller shall continue to
monitor and store data such that the data can be downloaded when the
communication is restored. The number of starts and stops of motors
shall also be accumulated.
2. The operator shall be able to establish on-line, using an interactive
procedure, a value for the accumulated operating time at which a
suitably worded message shall be output to the operator advising that
the reporting limit has been reached for a specific motor. The message
shall be output at the designated alarm printer.
3. The operator shall be able to change the accumulated total for any
motor to any value.
4. The accumulated operating times shall be updated at least every 15
minutes.
5. The operator shall be able to obtain a report on demand and on a
scheduled basis detailing the accumulated operating times.
6. Operating times and the number of equipment starts/stops shall be input
by the BMS equipment-scheduling program to the Employer's Facility
Management System and shall be the basis of maintenance
programming.
G. Equipment restart following a fire alarm

1. Provide and implement a software program that will restart
equipment, following the return to normal condition that was shut
down by the FAS or by the BMS as the result of a fire alarm. The
only equipment that shall be shut down by the BMS as the result of a
fire alarm shall be the VAV terminal units and FCU. The FAS shall

(Construction)
shut down all other equipment on an as required basis.

(Construction)
a. If an item of equipment is shut down by a source other
than the BMS when there is a fire alarm in effect then
the BMS shall assume that the cause of the shutdown is
the FAS and shall not indicate an alarm.
b. The FAS shall communicate to the BMS a list of all
equipment that it has shut down as the result of a fire
alarm.
c. If an item of equipment was presumed by the BMS to
have shut down as a result of the fire alarm but is not on
the FAS list then an alarm shall be annunciated for that
item of equipment to indicate equipment failure. An alarm
shall also be generated if an item of equipment on the list
does not have the required status.
2. Following the receipt by the BMS of a return to normal message from
the fire alarm system the operator shall be able to initiate the restart of
all equipment shutdown by the FAS and BMS with individual manually
entered commands to each item of equipment and with a single
command that shall restart all equipment scheduled to be operational
at the time of the operator restart command. Prior to the return to
normal of the fire alarm system the operator shall not be able to
execute the restart command. The restart of the equipment shall be
subject to all the software protection such as the minimum "off" time
and the operator defined time delay requirements between successive
equipment starts.
3. As part of the work of this sub-contract the BMS Specialist shall
implement the restart follo ing a fire alarm function. Submit in written
to the Employer, at least 4 weeks prior to the acceptance testing, a
request for the order in which motors are to be restarted, the delay times
between successive motor starts and the minimum “off” and “on’ times.
The written req est will clearly indicate the information required from
the Employer and the format in which it is to be provided.
H. Equipment restart following a power failure

1. Provide and implement a program that will facilitate the restart of
equipment following a power failure.
2. This program shall be based on the BMS detection of a power failure
and the return of power. This feature shall operate on a per BMS basis
and not a site wide basis and shall be implemented for both
emergency, normal power and UPS power.
3. When there is a loss of normal power, the BMS shall de-energize all
units under its control. When power is restored the BMS shall restart
equipment on the basis of the following as selected by the operator:
a. Manually entered operator command. A single command
shall initiate the start of all equipment controlled by a
BMS or the equipment shall be started individually as
selected by the operator.

(Construction)
b. Automatically by the BMS when the return of power is
detected by the BMS, either utility power.
4. Whichever method of restart is selected the motors shall be started in
a predetermined order and the start-up shall be subject to all the
software protections such as the minimum "off" time and the operator
defined time delay requirements between successive equipment starts,
to prevent surges in the electrical distribution system.
implement the restart following a power failure function. Submit in
written to the Employer, at least 2 weeks prior to the acceptance
testing, a request for the order in which motors are to be restarted, the
delay times between successive motor starts and the minimum “off”
and “on’ times. The written request will clearly indicate the
information required from the Employer and the format in which it is
to be provided.
6. In the case of standby power, the BMS shall only restart equipment
that is scheduled to operate at that time of day and which is permitted
to operate under standby power conditions.
3.17 BMS OPERATING SYSTEM: DATA ANALYSIS AND STORAGE

SOFTWARE
A. Data analysis and storage software shall reside at the terminal servers such that
all PC on the BMS Management level Network can present data in the same
format. These features shall comprise the following:
1. Dynamic Trending
2. Historical data trends
B. Dynamic Trending
1. Provide a software package that emulates, at minimum, a 3No. point
strip chart recorder. This program shall concurrently display 3No. or
more (maximum of 6) plots of variables in a graphical format. The
graphs shall be plotted as the values are sampled in a similar fashion
to a chart recorder and when the plot reaches the right hand side of the
X- axis, the X-axis shall scroll to the left so as to accommodate newly
sampled data.
2. The variables to be plotted shall be selected by the operator from any
input, output point, BMS calculated value or any set-point. It is
envisaged that the primary use of this facility will be for the tuning of
control loops and the observance of control loop performance.
Typically this would require, for example, the concurrent plotting of the
loop set-point, the monitored variable and the BMS output to the final
control element.
3. Each of the plotted variables shall be uniquely and clearly identified
using a means of differentiation such as different colors for each
variable or different symbols for the plotted points for each variable.

(Construction)
4. The X-axis shall be the time axis and shall have a scale selected by
the operator using an interactive procedure or shall be scaled
automatically to accommodate a minimum of 30 plotted points for
each variable. The plot rate shall be selected by the operator using an
interactive procedure and shall have the following minimum ranges:
a. Plot rates for monitored variables shall range from their
BMS scan rate to at least once per day.
b. Set-points shall be plotted at the same rate as the
associated variable.
c. Plot rates for BMS outputs shall range from their BMS
update rates to at least once per day.
d. Plot rates for calculated points shall range from the rate
at which the calculation is performed to at least once per
day.
5. The Y-axis shall be the value of the plotted variable. If plotted
variables have different ranges then provide separate Y-axes. The Y-
axis for each plotted variable shall be defined by the operator using
an interactive
procedure or shall be scaled automatically using a technique that
displays the data in an optimum manner.
6. It shall be possible to have a minimum of 100 active trend plots at any
OIW on the network.
implement all trend logs as requested by the Employer. Submit in
writing to the Employer, at least 2 weeks prior to the acceptance
testing, a request for points to be placed on the dynamic trending
function. The written request will clearly indicate the information
required from the Employer and the format in which it is to be
provided.
C. Historical data trends

1. Provide a software facility for the collection and storage of data at the
data servers and its subsequent retrieval and display in tabular and
graphical form as selected by the operator.
2. The operator shall be able to assign on-line, using an interactive
procedure, any BMS input or output point, calculated variable or set-
point to the historical data trend facility. It shall be possible to have
data collection and storage concurrently, at minimum, for 250,000
variables and it shall be possible to have data collection for each
variable at 2 separate sampling rates.
3. Each variable shall be sampled at an operator-defined frequency using
an interactive procedure. The sampling frequencies shall be in the
following ranges at minimum:
a. For BMS monitored points the sample rate shall be
selectable individually for each variable at between once

(Construction)
per day and once per second or once per scan, whichever
is the less frequent.
b. Set-points shall be sampled at the same rate as their
associated variable.
c. For BMS outputs the sample rate shall be selectable
individually for each variable at between once per day and
once per second or once per output change, whichever is
the less frequent.
d. For calculated points the sample rate shall be selectable
individually for each calculated value at between once
per day and once every calculation.
4. Storage shall be provided for at least 10,000 pieces of sampled data
for each variable assigned to this feature. Recall of data shall be in
either a tabular form or in a graphical form and shall be displayed on
the VDU or output on one of the printers as selected by the operator.
Whichever form of output the operator selects it shall be possible to
concurrently output data for a minimum of 3No. variables. The time
period to be covered by the data output shall be selected by the
operator using an interactive procedure. When the storage capacity for
a variable is full the newly sampled data shall over-write the data first
stored for that variable. It shall be possible to store data for the same
point at different collection rates. For example, it shall be possible to
store 10,000 values of ambient temperature collected once per hour
and it shall be possible to store 10,000 values of amb ent temperature
collected every noon and midnight.
5. Data output in tabular form shall clearly distinguish between the
variables and shall indicate the time and date at which each piece of
data was sampled.
6. Data output in graphical form shall meet the same requirements as
detailed above for the real-time plotting of data.
7. It shall be possible at any time to obtain a listing of which points have
been assigned to this feature and their sampling rates.
8. It shall be possible to output the historical data in a Microsoft Excel
format in a hardcopy and in an electronic format.
implement all historical data storage as requested by the Employer.
Submit in writing to the Employer, at least 2 weeks prior to the
acceptance testing, a request for points to be placed on the historical
data trending function. The written request will clearly indicate the
information required from the Employer and the format in which it is to
be provided.
3.18 BMS OPERATING SYSTEM: DATA PRESENTATION SOFTWARE

(Construction)
A. Data presentation software shall reside at the terminal servers such that all PC
on the BMS Management level Network can present data in the same format.
These features shall comprise the following:
1. Video Display Units system diagram displays
B. VDU System Diagram Displays

1. Provide a software package to enable the operator to configure,
modify and delete system diagrams similar in scope to those on the
control diagrams that form part of these sub-contract documents.
Real-time data shall be superimposed on the system diagrams and
shall be updated at intervals between 10 and 20 seconds. The data
shall be positioned on the display at points indicative of the
instrumentation locations on the system.
2. Provide a library of commonly used symbols in accordance with
CIBSE standards including all symbols used in the compilation of the
system diagrams for this project.
3. Each system diagram shall indicate real-time data including analogue
and digital input and output points, set-points a d calculated values of
the associated system. The BMS Point Schedules and System Diagrams
detailed on the control diagrams shall provide a guideline for the
selection of data to be displayed on a particular system diagram.
Preferably the status of motors, e.g. on, off, failed, etc., shall be
indicated by color changes such as green for on, blue for off and red
for failed. The system diagrams shall also distinguish between outputs
in the BMS manual control mode and in the BMS software control
mode. Where necessary to enhance the understanding of the data
displayed use alphanumeric text. The graphics shall be fully animated
such that they clearly indicate the status of motors.
4. Provide a hierarchy of VDU displays that will enable an operator, for
example, to progress from a diagram of the building, to a particular
floor in the building and to a particular zone on the floor. The
selection
at each stage shall be by cursor control using a mouse or keyboard
arrow buttons.
5. Provide icons on displays to enable easy access from one display to a
related display. For example, provide a target box on the system
diagram for a group of VAV terminal units that will enable one-step
access to the associated air-handling unit.
6. A system diagram shall be provided, at minimum, for the following:
a. Each of the systems detailed in the point definition
sections of these sub-contract documents. This shall
include at minimum each air handling unit and each
extract and supply fan system, each chilled and
condenser water system and each system monitored and
controlled via a third party interface.
b. Each VAV/FCU terminal unit. This shall show the
location of each VAV and FCU on the floor, the zone

(Construction)
temperatures, the mode of operation, e.g. occupied
mode, unoccupied mode, standby mode, etc. of the
terminal units. The zones covered by each VAV and
FCU terminal unit shall be outlined and zones with
temperatures in alarm shall be red.
c. As for above but for the lighting.
d. As for above but for the combined lighting and
VAV/FCU terminal units.
e. As for above but for the FAS.
f. As for above but for the security devices
g. Combined security, FAS and lighting on each floor. This
shall show the location of each security and fire alarm
device on the floor, the status of each security and fire
alarm device and the status of each zone of lighting. A
device(s) that has indicated a security or a fire alarm
shall
be clearly identified. It shall be possi le by clicking on the
appropriate icon on the full floor display for the operator
to zoom in on half of a floo .
h. All other schematics as
detailed throughout these sub-
contract documents.
7. The BMS Specialist shall submit a complete set of the proposed
system diagrams at the shop drawing stage of the project. The BMS
Specialist
shall modify the system diagrams as requested by the Engineer
following shop drawing review at no additional cost to the Employer.

(Construction)
PART 4 BMS CONTROLLERS
4.1 BMS CONTROLLERS: GENERAL
A. There shall be 3 types of BMS Controllers:

1. Network Automation Controller (NAC)
2. Direct digital Controller (DDC)
3. Application Specific Controller (ASC)
B. All BACnet controllers shall be based on native BACnet and shall support all
applicable BIBB’s from the data sharing, alarm event, schedule, trend and
device manager groups. Standard BACnet object types supported by the
controllers shall include:
1. Binary input and output and value
2. Analogue input, output and value,
3. Multi-state input and output
4. Loop, calendar, notification class, command, file, program, schedule,
group, event enrolment and device.
5. Proprietary object types shall not be used unless specifically approved
by the Employer.
C. All LonWorks controllers shall use SNVT’s which are approved by the LonMark
Association and which are published by the LonMark Association. Configuration
properties shall be standard configuration property types (SCPT’s) as defined by
the LonMark Association.
D. Following a loss of power the PC, NAC, DDC and ASC shall reboot in an
orderly fashion and attain a normal operating status within 2 minutes of the
return of power. This shall be accomplished without operator intervention.
E. The BMS can be used for smoke management applications if all the DDC’s are
certified in accordance with UL864 UUKL requirements.
4.2 BMS CONTROLLERS: NETWORK AUTOMATION CONTROLLER

(NAC)
A. The Network Automation Controller shall be programmable controllers on the

BMS primary LAN and shall undertake two roles:
1. A native BACnet/IP to LonWorks gateway between the BMS
Management level and LonWorks controllers at the BMS Automation
Level. These shall only be provided if the BMS Specialist is unable to
offer native BACnet controllers. These gateways shall allow peer-to-
peer communication of all the LonWorks controllers with any other
LonWorks or BACnet controllers in the system.

(Construction)
2. A Gateway interface to thirds party monitors/controllers, if the data
communicated from the third party system cannot be provided in the
form of BACnet Objects.
B. The NAC shall incorporate software as necessary to provide communications on

the network including Network Interface Cards if necessary. Additionally, if the
NAC acts as a gateway, then the NAC shall incorporate all software as
necessary to perform this function including any change of protocol between the
networks. The BMS specialist shall provide the gateway and complete
documentation to the BMS specialist.
C. NETWORK AUTOMATION CONTROLLER shall also meet the following

requirements:
1. Provide integral network communication connections.
2. NAC shall be totally independent of any other LAN/BMS Management
level Network nodes for their operating functions.
3. NAC failure shall not place any BMS component or any component
controlled by the BMS in a situation that may cause damage to
equipment or harm or discomfort to building o cupants and operations
staff. The failure of a NAC shall not affect the operation of any other
network node.
4. The failure of any NAC shall be annunciated as a critical alarm at the
OIW.
5. Cabling shall be terminated on rugged and easily accessible terminal
strips. Each termination shall be clearly marked and shall be as
detailed in the shop and record drawings.
6. Each NAC shall have, at minimum, a 16-bit microprocessor.
7. All NAC shall be powered from a UPS source, but memory shall be
battery backed RAM. Battery shall be rechargeable with a minimum
life of 7 years and shall be capable of providing data retention for a
minimum of 60 days.
8. Provide a real-time clock at each NAC. The real-time clock at the
NAC shall be synchronized from the real-time clock at the terminal
server at least once every 24 hours.
9. Provide a hardware or software watchdog timer.
10. Provide interoperability documentation for the NAC. All the data
related to the NAC shall be presented along with their respective
BACnet object ID created in the system, along with their PICS, BIBBS,
addresses and method statements to read and write data via integration
of the NAC with another system in future. This may be part of the
overall interoperability documentation.
11. The NAC shall have a port for the connection of POT and HHT.
12. The NAC shall be housed in the enclosure panels as detailed in the
“PANELS & ENCLOSURES” Paragraph.

(Construction)
4.3 BMS CONTROLLERS: DIRECT DIGITAL CONTROLLER (DDC)
A. The DDC’s shall be standalone, shall reside on the automation level and shall
meet the following requirements:
1. DDC controllers shall be freely programmable and shall have an I/O
capability to handle major items of equipment such as air handling
units.
2. DDC shall interface via Point Interface Modules (PIM) to the field
instrumentation and final control elements.
3. DDC may be used for any equipment monitored and controlled by the
BMS. A dedicated DDC shall be provided at minimum to monitor and
control the following:
a. A single Air Handling Unit (each AHU shall have a
dedicated DDC).
b. Other major items of equipment.
4. The DDC shall control its own communications so that the failure of
any one node, including any PC, shall not inhibit communications on
the network between the remaining nodes. Provide integral network
communication connections.
5. DDC shall be totally independent of any other primary and secondary
LAN nodes for their monitoring and control functions. DDC shall
monitor and control entire systems, multiple DDC for a single system
shall not be allowed.
6. Where a DDC receives data from other nodes, such as an outdoor air
temperature, which is used for a global system program strategy
executed at that D C, then alternative control strategies shall be
automatically initiated, based on operator definable default values, if
there is a loss of communication of the required data.
7. DDC failure shall not place any BMS component or any BMS
controlled component in a situation that may cause damage to
equip ent or harm or discomfort to building occupants and operations
staff. The failure of a DDC shall not affect the operation of any other
network node.
8. The failure of any DDC shall be annunciated as a critical alarm at the
OIW.
9. Each DDC shall have, at minimum, a 16-bit microprocessor.
10. All operating sequences, schedules and trend data for equipment
controlled by the DDC shall reside at the DDC.
11. Provide each DCP with a battery back-up for the protection of volatile
memory for a minimum of 72 hours. Provide a 10-hour minimum full
function battery support capability.

(Construction)
12. Provide a real-time clock at each DDC. The real-time clock at the
DDC shall be synchronized from the real-time clock at the terminal
server at least once every 24 hours.
13. The DDC shall have a port for the connection of the POT.
14. Interfaces to field instrumentation and final control elements shall
have Point Interface Modules (PIM) that shall:
a. Enable the DDC to receive signals from the digital and
analogue instrumentation.
b. Enable the DDC to output control signals to the final
control elements.
15. PIM shall be incorporated into the DDC by one or the following
methods:
a. Plug in type modules with specific or universal
input/output capabilities.
b. Integral to the DDC controller board.
16. PIM shall accommodate the following point types:
a. Analogue and digital inputs.
b. Analogue and digital outputs.
c. Pulse inputs.
17. Analogue input PIM shall hav a minimum 10-bit analogue-to-digital
conversion and shall interfa e to the entire signal types listed in the
Point Schedules. Provide LED indication of the status.
18. Analogue output PIM shall have a minimum 10-bit digital-to-
analogue conversion and shall meet the entire output signal
requirements detailed in the Point Schedules. Provide LED indication
of the status.
19. Digital inpu and output PIM shall have electrical isolation and all relay
contacts shall be suitably rated for the application. Provide LED
indication of the status.
20. All PIM shall be easily exchanged and the failure of one PIM shall
not affect any other PIM. Field terminations shall be such that the
removal of a failed PIM shall not require the removal and
reconnecting of field device cable terminations.
21. Provide LED on the PIM to indicate the status of each PIM.
22. All PIM shall be such that all output points can be manually
positioned via an on board ON-OFF-Auto or potentiometer dial as
applicable to the individual point.
23. Control shall be based on either three term algorithms, i.e.
proportional plus integral plus derivative, or two term algorithms, i.e.
proportional plus integral, unless specified otherwise.

(Construction)
24. DDC mounted on vibrating equipment, such as on air handling units,
shall have vibration isolation protection that ensures their satisfactory
operation.
25. DDC shall have opto-isolation or equivalent.
26. DDC shall be BACnet or LonWorks controllers and shall comply with
all of the requirements of ASHRAE SSPC/135 and ANSI/EIA-709.1
respectively. In case the DDC is LonWorks it shall be LonMark
Certified
27. The BMS Specialist shall provide interoperability documentation for
the BACnet DDC. All the data related to the DDC shall be presented
along with their respective BACnet object ID created in the system,
along with their PICS, BIBBS, addresses and method statements to
read and write data via integration of the DDC with another system in
future. This may be part of the overall interoperability documentation.
28. The BMS Specialist shall provide full documentation for the LonWorks
controllers (if provided) including details of all SNVT’s, SCPT’s,
UNVT’s, UCPT’s, External Interface Files (XIF) and Functional
Blocks. The LonWorks interoperability data shall also include their
respective BACnet object ID generated in the system against their
LonWorks SNVT/SCPT data and method statements to read and write
data via integration of the DDC with another system in future. This may
be part of the overall interoperability documentation.
4.4 BMS CONTROLLERS: APPLI ATION SPECIFIC CONTROLLER

(ASC): GENERAL
A. Application Specific Controller (ASC) shall be designed for the control and
monitoring of HVAC equipment (FCU, VAV, Heat Pump,..) with pre-packaged
configurable operating sequences maintained in EEPROM or flash EPROM.
B. Application Specific Controllers shall reside at the BMS Automation Level.
C. Customization of ASC controllers shall be possible to the extent that variable

operating parameters, such as sequences of operation, set-points, control loop
parameters, control constants, and schedules shall be changeable on-line by the
OIW operator and from the HHWT anywhere on site.
D. ASC shall be on a BACnet or LonWorks BMS LAN. If LonWorks ASCs are

provided they shall have a 3120 or 3150 Neuron microprocessor controller.
E. ASC shall provide an interface via PIM to the field instrumentation and final
control elements of the following types of equipment:
1. 1No. VAV terminal unit.
2. 1No. Fan coil unit
3. Self-contained A/C units or Heat Pump.
4. Lighting control relays.

(Construction)
5. Miscellaneous input monitoring.
F. The ASC shall be a node on the primary BMS LAN if it is a native BACnet/IP
controller and shall be a node on the secondary BMS LANs if it is a LonWorks
controller. The ASC shall control its own communications so that the failure of
any one node shall not inhibit communications on the network between the
remaining nodes and the BMS Management level Network.
G. ASC shall be totally independent of other Management and BMS Automation

Level components for their monitoring and control functions.
H. ASC failure shall not place any BMS component or any BMS controlled
component in a situation that may cause damage to equipment or harm or
discomfort to building occupants and operations staff. The failure of an ASC shall
not affect the operation of any other Management and BMS Automation Level
components.
I. The failure of any ASC shall be annunciated as a critical alarm at the OIW.
J. Cabling shall be terminated on rugged and easily acc ssible terminal strips. Each
termination shall be clearly marked and shall be as detailed in the shop and
record drawings.
K. ASC shall be powered from the electrical service that serves the equipment
monitored and controlled by the ASC. The BMS Specialist shall furnish
transformers, interface relays and protection devices suitably rated for the
application. The ASC shall be housed in an enclosure that provides adequate
physical and electrical protection.
L. Each ASC shall have, at minimum, an 8-bit microprocessor.
M. Provide each ASC with a battery backup for the protection of volatile memory
for a minimum of 72 hours. Batteries shall be rated for a 7-year life. The ASC
serving VAV terminal units and FCU shall not be placed on UPS power.
N. Provide a real time clock at each ASC. The real-time clock at the ASC shall be
synchronized from the real-time clock at the terminal server at least once every 24
hours.
O. ASC shall be housed in enclosures that shall meet the requirements detailed in
Section titled “Panels and Enclosures”. The ASC shall be placed at the same
location as the equipment they control. The BMS Specialist shall provide a
suitably rated enclosure for all associated BMS components, including the
controllers, relays, wiring guides, terminal strips, etc.
P. Interfaces to field instrumentation and final control elements shall have integral
PIM that will:
1. Enable the ASC to receive signals from the digital and analogue
instrumentation.
2. Enable the ASC to output control signals to the final control elements.

(Construction)
Q. PIM shall accommodate the following point types:
1. Analogue and digital inputs.
2. Analogue and digital outputs.
3. Pulse inputs.
R. Analogue input PIM shall have a minimum 8-bit analogue-to-digital conversion

and shall interface to the entire signal types listed in the Point Schedules.
S. Analogue output PIM shall have a minimum 8-bit digital-to-analogue

conversion and shall meet the entire output signal requirements detailed in the
Point Schedules.
T. Digital input and output PIM shall have electrical isolation and all relay contacts
shall be suitably rated for the application.
U. ASC shall control and monitor all points associated with a system. Multiple
ASC shall not be used to control and monitor a single system.
V. All applications programs shall reside at the ASC.
W. Operating sequences for ASC shall be resident at the ASC. Database changes
shall be undertaken from the OIW and POT. Schedules and trend data shall
reside at the ASC.
X. Control shall be based on either three term algorithms, i.e. proportional plus
integral plus derivative, or two term algorithms, i.e. proportional plus integral,
unless specified otherwise.
Y. ASC mounted on vibrating e uipment, such as on FCU, shall have vibration

isolation protection that ensures their satisfactory operation.
Z. ASC shall be native BACnet or LonWorks controllers and shall comply with all
of the requirements of ASHRAE SSPC/135 and ANSI/EIA-709.1 respectively.
In case the DDC is LonWorks it shall be LonMark Certified
AA. The BMS Specialist shall provide interoperability documentation for the ASC.
All the data related to the ASC shall be presented along with their respective
BACnet object ID created in the system, along with their PICS, BIBBS,
addresses and method statements to read and write data via integration of the
ASC with another system in future. This may be part of the overall
interoperability documentation.
BB. The BMS Specialist shall provide full documentation for the LonWorks
controllers (if provided) including details of all SNVT’s, SCPT’s, UNVT’s,
UCPT’s, External Interface Files (XIF) together with all addresses and Functional
Blocks. The LonWorks interoperability data shall also include the respective
BACnet object ID generated in the system against their LonWorks SNVT/SCPT
data and method statements to read and write data via integration of the ASC
with another system in future. This may be part of the overall interoperability
documentation.

(Construction)
4.5 BMS CONTROLLERS: APPLICATION SPECIFIC CONTROLLER
(ASC): VAV TERMINAL UNITS
A. Each VAV terminal unit shall have an ASC. The number and location of
terminal units and airflow rates shall be as indicated on the Mechanical
Drawings.
B. The terminal unit manufacturer shall provide the following components for each
VAV terminal unit for interface and mounting of the ASC:
1. Damper to be controlled by the ASC.
2. Suitable means of mounting the ASC inside or on the exterior of the
VAV terminal unit. The terminal unit manufacturer shall provide a
suitably constructed enclosure with electrical barriers as required by the
applicable codes and standards.
3. Multi-point averaging type flow sensor at the air inlet to the terminal
unit and calibration curve (differential pressure versus flow rate).
Calibration curve shall be maintained in a sturdy plastic pouch that
shall be available on the underside of the terminal unit.
C. The BMS Specialist shall furnish the following components for each VAV
terminal unit to the VAV terminal unit manufacturer for factory installation by
the VAV terminal unit manufacturer:
1. Application Specific Controller. This shall incorporate a pressure
transducer as required to monitor the differential pressure signal
generated by the multi-point averaging type flow sensor at the inlet to
the VAV terminal unit.
2. Damper actuator (this may be integrated with the ASC controller)
3. 24 Vac control transformer.
D. The BMS Specialist shall furnish the temperature sensor and shall connect the
temperature sensor and its housing to the VAV terminal unit controller in the.
The
sensor housing and c bles shall be coiled and hung alongside the VAV box above
the ceiling during construction and enclosed in plastic wrap.
E. Provide the terminal unit manufacturer with the following documentation to

coordinate the mounting of the ASC and related components:
1. Multi-color point to point wiring diagram detailing the wiring and
tubing of the ASC and other control equipment installed on the terminal
devices.
2. Written instructions and drawings containing sufficient information to
enable the terminal unit manufacturer to undertake the installation
satisfactorily.
F. The BMS Specialist shall visit the terminal unit manufacturer's facility before
commencement of fabrication to ensure that the terminal unit manufacturer's
installation procedures are satisfactory. The terminal unit manufacturer shall
prepare a drawing of the wiring for the ASC and all associated instrumentation
and final control elements based on the information provided by the BMS
(Construction)
Specialist. The terminal unit manufacturer and the BMS Specialist shall both
certify on the drawing that the drawing is correct and the drawing shall be
submitted as a shop drawing for review by the Engineer.
G. ASC for each production run shall be at the terminal unit manufacturer’s factory
at least 2 weeks prior to the scheduled shipment dates to the job-site. Obtain the
terminal unit shipping dates from the MEP Specialist.
H. The BMS Specialist shall visit the terminal unit manufacturer's facility at the
completion of the initial production run, prior to the shipping of any terminal units
to the project site, to inspect the installation of the ASC and to verify proper
operation via a POT.
I. The BMS Specialist shall enter all data into the ASC and shall test the ASC on
site. The BMS Specialist shall calibrate the pressure sensor and the flow rate
reported by the controller following the installation of the terminal unit in the
ceiling plenum. This shall be done in conjunction with the air-balancing
Specialist
and shall be based on the flow sensor calibration curve (differential pressure
versus flow rate) provided by the terminal unit manufactu er. The BMS Specialist
shall calibrate the space temperature sensor.
J. It shall be the responsibility of the BMS Specialist to verify the following with
the VAV terminal unit manufacturer prior to the tender submittal:
1. The pressure differential generated by the multi-point sensors is
compatible with the instrumentation to be provided by the BMS
Specialist for the specified accuracy requirements.
2. The damper assembly is
mpatible with the actuator to be provided by
c the BMS Specialist.
K. Provide a wall mounted space temperature sensor for the monitoring of the
terminal unit space temperature. The sensor shall meet the following minimum
requirements:
1. RTD or thermistor sensors.
2. Temperature reported at the OIW shall have an accuracy of + or – 0.5
Deg. C.
3. Enclosure shall be rugged plastic and shall be white. There shall be no
logos, trademarks or names visible on the enclosure and there shall be
no evidence of their removal.
4. Sensor shall have an LCD display. Temperature reported at the LCD
shall have an accuracy of + or – 0.5 Deg. C. and the difference
between the LCD and the OIW reported temperatures shall not differ
by more than 0.2 Deg.C. Cover shall be removable to allow access to
the plug for the POT.
5. The functions displayed by LCD via selector button shall be space
temperature and space temperature set point.

(Construction)
6. The enclosures shall be submitted to the Engineer for approval and
shall be amended as instructed by the Engineer at no cost to the
Employer.
7. Temperature sensor housings with LCD display shall be intelligent
and shall only communicate with their associated ASC via a digital
communications network over screened twisted pair or equivalent
communication cable independent from the BMS LAN. This
communications network may use a proprietary protocol.
8. The temperature sensor enclosure shall be temporarily mounted
alongside the VAV box and shall be subsequently relocated as
required by the fit-out design. Those temperature sensor enclosures
that are wall mounted shall be located 1500 mm above finished floor
level. Coordinate exact locations with Architectural Plans.
L. Provide differential pressure transducers for the monitoring of the terminal unit
airflow rate. The sensors shall be an integral component of the A. The
differential pressure transducer shall meet, at minimum, the requirements:
1. Monitor the differential pressures generated by a multi-point averaging
device located in the air duct. The terminal unit manufacturer shall
provide the multi-point averaging sensors. Coordinate with the
terminal unit manufacturer for range of pressure differential.
2. The pressure differential transducers shall be on the ASC. The
terminal unit manufacturer as part of the factory installation shall
provide tubing from these sensors to the multi-point averaging
devices.
3. The differential pressure sensors shall monitor the flow rates with an
accuracy of + or - 5 percent in the flow range of 0.5 to 15 meters per
second (100 to 3,000 feet per minute). The BMS Specialist shall
calibrate each differential pressure sensor in the field following
installation.
4. Provide a one-micron filter on the pressure differential sensor if it
monitors a moving air stream.
M. Furnish damper actuators, for factory mounting, meeting the following

requirements:
1. Direct shaft mounting.
2. Adequate torque to properly operate the damper from fully open to
fully closed without binding.
3. Locking “V” groove or similar means to prevent slippage between
actuator and shaft.
4. Removable without the requirement to remove any ductwork or flexible
connections.
N. The VAV box ASC shall each have the capability of monitoring and controlling
the following parameters for VAV terminal units:
1. Space temperature.

(Construction)
2. Air flow rate.
3. Damper modulation.
O. PI or PID algorithms shall maintain the system operation within + or - 0.5 Deg. C.
of the space temperature set-points.
P. The operator shall be able to access the ASC by connecting the POT to the
secondary LAN at the space temperature sensor enclosure. If there is a wall
mounted temperature enclosure it shall not be necessary for the operator to
obtain access to the ceiling plenum in order to obtain an operator interface to the
ASC. At minimum, the operator shall be able to undertake the following
functions via the POT when connected to the ASC at the associated temperature
sensor enclosure, via the POT when connected at the temperature enclosure, the
DDC and the NAC and via the OIW and the HHWT:
1. Change a space temperature set-point for a single terminal unit.
2. Change a space temperature set-point for a group of terminal units.
3. Change an alarm limit/value.
4. Change the operating mode for a single terminal unit.
5. Change the operating mode for a group of terminal units.
6. Change the schedules for a single terminal unit.
7. Change the schedules for a group of terminal units.
8. Set the air damper on a terminal unit to:
a. The maximum cooling flow rate set-point.
b. The closed position.
c. Th fully open position.
d. Minimum cooling flow rate set-point.
9. Turn the fan ON/OFF for a single VAV terminal unit.
10. Turn the fans ON/OFF for a group of VAV terminal units.
Q. The POT shall be plug connectable at the space temperature sensor housing.
R. The BMS Specialist shall install data into the ASC as necessary for the correct
operation of the terminal unit including:
1. Terminal unit-ASC LAN address.
2. Air damper flow rate set-points.
3. Occupied mode space temperature set-points.
4. Unoccupied mode space temperature set-points.
5. Control constants.
6. Engineering units conversion factors.
7. Select the button to be an occupied/unoccupied switch.

(Construction)
8. Default operating schedules.
9. Definition of terminal unit type.
10. Other parameters as necessary to define the operation of the terminal
unit in accordance with these specifications.
S. Following installation of the terminal unit, the BMS Specialist shall calibrate
on- site the instrumentation associated with the following monitored parameters:
2. Airflow rate sensor.
T. Following the installation of the terminal unit in the ceiling space the BMS
Specialist shall undertake the following tasks:
1. Physically connect the ASC into the BMS LAN.
2. Enter all parameters as detailed above.
3. Verify that the ASC modulates the air duct dampers from fully open
to fully closed and vice versa within the specified time and verify
either visually or by feel that the damper closes fully under ASC
control.
4. Verify that the terminal unit-ASC is satisfactorily integrated into the
BMS LAN.
5. Verify that the operating sequences are correct and that there is stable
modulation of the air damper.
6. Assist the Air Balancing and MEP Specialists as required for the
complete commissioning, calibration and operational verification of the
AC and terminal unit systems.
4.6 BMS CONTROL ERS: APPLICATION SPECIFIC CONTROLLER

(ASC): FAN COIL UNITS
A. Each fan coil unit shall have an ASC. The number, type and location of FCU
shall be as indicated on the Mechanical Drawings.
B. The FCU manufacturer shall provide the following components for each fan coil
unit for interface and mounting of the ASC:
1. 24 Vac fan control relay interface.
2. Suitable mounting device for the temperature sensors for those FCU
that have the temperature sensor located in the recirculation port. The
FCU manufacturer shall provide a suitably constructed enclosure with
electrical barriers as required by the applicable codes and standards.
C. The BMS Specialist shall furnish the following components for each FCU to the
MEP Specialist for installation by the MEP Specialist:
1. Application Specific Controller.
2. 24 Vac control transformer.

(Construction)
3. Temperature sensors for those FCU that have the temperature sensor
located in the recirculation port.
4. Chilled water valve and actuator. The MEP Specialist shall install the
valve.
5. Provide the FCU manufacturer with the following documentation to
coordinate the mounting of the ASC and related components:
a. Multi-color point to point wiring diagram detailing the
wiring and tubing of the ASC and other control equipment
installed on the terminal devices.
b. Written instructions and drawings containing sufficient
information to enable the terminal unit manufacturer to
undertake the installation satisfactorily.
D. Provide a wall mounted space temperature sensor for the monitoring of the
space temperature associated with the FCU. The sensor shall meet the following
minimum requirements:
1. RTD or Thermistor sensors.
2. Temperature reported at the OIW shall have an accuracy of + or – 0.5
Deg. C.
3. Enclosure shall be rugged plastic and shall be white. There shall be no
logos, trademarks or names on the enclosure and there shall be no
evidence of their removal.
4. Sensor shall have an LCD display. Temperature reported at the LCD
shall have an accuracy of + or – 0.5 Deg. C. and the difference
between the LCD and the OIW reported temperatures shall not differ
by more than 0.2 Deg.C. Cover shall be removable to allow access to
the plug for the POT.
5. The functions displayed by LCD via selector button shall be space
temperature, space temperature set point and fan speed.
6. The enclosures shall be submitted to the Engineer for approval and
shall be amended as instructed by the Engineer at no cost to the
Employer.
7. Temperature sensor housings with LCD display shall be intelligent
and shall only communicate with their associated ASC via a digital
communications network over screened twisted pair cable or equivalent
and shall be independent from BMS LAN. This communications
network may use a proprietary protocol. Enclosures associated with
FCU that have speed control shall also incorporate speed selection
buttons.
8. The temperature sensor enclosure shall be temporarily mounted
alongside the FCU and shall be subsequently relocated as required by
the fit-out design. Those temperature sensor enclosures that are wall
mounted shall be located 1500 mm above finished floor level.
Coordinate exact locations with Architectural Plans.

(Construction)
E. Provide the MEP Specialist with the following documentation within 2 weeks of
receiving the request from the MEP Specialist:
1. Multi-color point to point wiring diagram detailing the wiring of the
FCU controller and other control equipment installed on the terminal
devices.
2. Wiring instructions for those units controlled by the intelligent
thermostats. The BMS Specialist shall provide a list of all FCU that
shall have programmable thermostats.
3. Written instructions and drawings containing sufficient information to
enable the MEP Specialist to undertake the installation satisfactorily.
4. The BMS Specialist shall provide a list of all FCU that shall have the
temperature sensor located in the recirculation port.
F. The BMS Specialist shall meet with the MEP Specialist before commencement
of the ASC installation and cabling to ensure that the proposed installation
procedures are satisfactory. The MEP Specialist shall pre are a drawing of the
wiring for the ASC and all associated instrumentation and final control elements
based on the information provided by the BMS Specialist. The MEP Specialist
and the BMS Specialist shall both certify on the drawing that the drawing is
correct and the drawing shall be submitted as a shop drawing for review by the
Engineer.
G. ASC for each production run shall be handed over to the MEP Specialist at least 2
weeks prior to the scheduled shipment dates to the job-site. Obtain the FCU
shipping dates from the MEP Specialist.
H. The BMS Specialist shall periodically meet with the MEP Specialist to inspect
the installation of the ASC and to verify proper operation via a POT.
I. The BMS Specialist shall enter all data into the ASC at the site after the FCU
has been installed.
J. The ASC shall monitor and control the following parameters for FCU:
2. Fan ON/OFF control.
3. Cooling coil valve.
4. Set-point reset (applicable only to those units with wall mounted
enclosures having a set-point reset capability)
5. Fan speed control selection (applicable only to those units with wall
mounted enclosures having a set-point reset capability)
K. PID algorithms shall maintain the system operation within + or - 0.5 Deg. C. of
the space temperature set-points.
L. The operator shall be able to access the ASC by connecting the POT to the ASC
LAN at the space temperature sensor enclosure. It shall not be necessary for the
operator to obtain access to the ceiling plenum in order to obtain an operator

(Construction)
interface to the ASC. At minimum, the operator shall be able to undertake the
following functions via the HHWT when communicating with the BMS
Management level Network, via the POT when connected at the temperature
sensor housing, at the DDC and at the NAC and via any OIW:
1. Change space temperature set-points for a single FCU.
2. Change an alarm limit/value.
3. Change the operating mode for a single FCU.
4. Change the schedules for a single FCU.
5. Turn the fan ON/OFF for a single FCU.
6. Set the cooling coil valve to fully open and fully closed and any
intermediate position.
M. The BMS Specialist shall install data into the ASC on site as necessary for the
correct operation of the FCU including:
1. FCU-ASC LAN address.
2. Occupied space temperature set-points.
3. Unoccupied space temperature set-points.
4. Control constants.
5. Engineering units conversion factors.
6. Default operating schedules.
7. Definition of FCU type.
8. Other parameters as necessary to define the operation of the FCU in
accordance with these specifications.
N. The BMS Specialist shall calibrate the space temperature sensor at the project site.
O. Following the installation of the FCU the BMS Specialist shall undertake the
following tasks:
1. Physically connect the ASC into the BMS LAN.
2. Enter all parameters that may not have been entered before shipment
of the FCU to the site.
3. Verify that the ASC modulates the cooling coil valve from fully open
to fully closed and vice versa.
4. Verify that the FCU-ASC is satisfactorily integrated into the LAN.
5. Verify that the operating sequences are correct and that there is stable
modulation of the cooling coil valve and fan speeds
6. Calibrate the temperature sensor.
P. ASC shall have opto-isolation or equivalent protection.

(Construction)
4.7 APPLICATION SPECIFIC CONTROLLER COMPATIBILITY TESTS
FOR TERMINAL UNITS:
A. Prior to shipping any VAV/CAV terminal units to site, the BMS Specialist and
the VAV/CAV terminal unit manufacturer shall perform the tests and
inspections detailed herein. A full report must be submitted to the Engineer for
approval before shipping the equipment. The Engineer may reject any result that
is found to contradict the sub-contract requirements.
B. Physical Inspection:
1. Inspect installation of damper actuator on the unit (Verify rigid
installation. Observe full open to full close stroking of actuator motor
without binding.
2. Inspect installation of cabling and sensor tubing from the Application
Specific Controller (ASC) to end devices.
3. Inspect mounting of controller on unit. Verify accessibility for service
after installation.
C. ASC Flow Rate Performance (VAV boxes only):

1. Verify all ASC software parameters a e provided to meet the
specifications.
2. Verify the ability to provide complete shut off of the air-cooling
damper.
3. Verify the accuracy of the multipoint flow sensor is within specification
tolerances at various air positions between the minimum and
maximum
ranges of the terminal unit. Use at least six damper positions (lab
reading vs. controller reading vs. damper position). Chart this
performance on a table indicating accuracy deviations and also chart
on a graph (l/s or m³/s vs. % damper position) indicating lab and
controller readings on the same graph.
4. Move the flexible air duct inlet (simulate a kink in the flexible
ductwork) to verify there is not a requirement for straight lengths of
ductwork to maintain airflow rate sensor accuracy.
5. Verify the controller operation is stable at low flow inlet conditions
(less than the multipoint flow sensor rated accuracy limit). Record
minimum inlet velocity at which accurate sensor accuracy and control
was maintained.
6. If cold air is available in a controlled and conditioned space, verify
that the controller can maintain space conditions at + or - 0.5 Deg. C.
around the set-point (VAV boxes only).
7. Set the air damper to maintain a fixed flow rate set-point. Vary the inlet
static pressure from 25 to 400Pa. in 25 Pa upward increments. Record
the flow rate set-point, ASC controller reading of airflow rate, and the
laboratory reading at each set-point. Vary the inlet static pressure
from

(Construction)
400 Pa to 25 Pa in 25 Pa downward increments noting the same
readings. Plot the performance of this test to verify lack of hysteresis

(Construction)
effects. Perform this test at minimum and maximum air-cooling flow
rate set-points.
D. ASC Electrical Performance:

1. Reduce the input voltage on the ASC to below 85% for an extended
period. Note if controller performance is affected.
2. Reduce the input voltage on the ASC slowly to witness at what
voltage the ASC will shut down and verify that the shutdown was
orderly.
3. Increase the input voltage on the ASC slowly to witness at what
voltage the ASC will re-enable itself and verify that the restart was
orderly.
4. Verify that during the operation of the ASC, electrical noise is not
induced back into the electrical system. This shall require an
oscilloscope.
4.8 BACnet ROUTERS
A. Provide all BACnet routers as necessary to meet the requirements of these

specifications.
B. BACnet routers shall be native BACnet only. Proprietary and other standard
protocols shall not be provided. Routers shall be provided as necessary to
connect one medium to another, e.g. BACnet ARCnet to BACnet MS/TP, etc.
C. The BACnet routers shall, at minimum, support BIBB’s for data sharing, alarm
and event management, scheduling, trending and device and network
management.

(Construction)
PART 5 DISTRIBUTED CONTROL PANELS (DCP)
5.1 GENERAL
A. The DCP’s shall be standalone, shall reside on the automation level and shall meet
1. DCP shall house the DDC Controllers and shall meet the
requirements detailed in Section titled “Panels and Enclosures” of
these specifications. The DCP shall be placed at the same location as
the equipment they control. The BMS Specialist shall provide a
suitably rated enclosure for all associated BMS components,
including the controllers, relays, wiring guides, terminal strips, etc.
2. Each DCP shall have its own power supplies that shall be rated such
that they will adequately accommodate all foreseeable uses of the
DCP including DDC controllers and field devices.
3. Each DCP shall have an AC Mains Socket outlet rated 1000 Watts. If
all the sockets in the DCP are connected to the UPS no more than two
sockets shall be used at the same time therefore a 2kW additional load
shall be considered in the UPS selection.
4. All field instrumentation and final control elements cable shall be
terminated at the DCP on terminal strips.
5. All Power circuits (220/240VAC, 24VAC, 24VDC, 15VDC etc)
supplying any type of equipment or field devices from the DCP, shall
be fused. Outgoing p wer cables shall be terminated on Fused
Terminals inside the DCP.
6. Cabling shall be terminated on rugged and easily accessible terminal
strips. Ea h termination shall be clearly marked and shall be as
detailed in the shop and record drawings.

(Construction)
PART 6 THIRD PARTY INTERFACES
6.1 GENERAL
A. The NAC, Gateways used for third party systems integration shall be software
programmable gateways that shall provide a native BACnet/IP to third party
ELV building system gateway if the third party ELV building system does not
provide data in a BACnet Object format meeting all of the requirements of
ASHRAE standard SSPC 135.
B. At minimum the third party protocols shall include Modbus, J-Bus, N2, OPC,
and LonWorks.
C. The third party ELV building system shall have a communications port and
shall exchange information with the Management Level Network in a
BACnet/IP format.
D. The Third Party Supplier scope shall include the following:

1. Provide third party controller with a communication data port necessary
for the data exchange with the BMS.
2. Provide the Gateway that shall provide a native BACnet/IP to third
party ELV building system only if the third party ELV building
system does not provide data in a BACnet Object format meeting all
of the requirements of ASHRAE stand rd SSPC 135.
3. Connect the Gateway if provided to the Third Party System.
4. Provide to the BMS supplier the BACnet Objects IDs of all BACnet
Objects that are to be transferred to the BMS, as well as complete
documentation and information required for the mapping.
5. Map the BACnet Object IDs as received from the BMS supplier to the
third Party Controller.
E. The BMS Supplier Scope shall include the following:

1. Provide the physical link (cable & necessary accessories) between the
Network Automation Controller (NAC) or the Distributed Control
Panel (DCP) and the Third Party System Gateway or directly to the
Third Party System Data Port if third party ELV building system
provides data in a BACnet Object format meeting all of the
requirements of ASHRAE standard SSPC 135.
2. Map the BACnet Object IDs as received from the Third Party System
Supplier to the BMS
3. Provide the Third Party System Supplier with the BACnet Objects
IDs of Objects to be transferred to the Third Party System, as well as
complete documentation and information required for the mapping
F. THIRD PARTY INTEGRATION TESTS

(Construction)
1. The interface between the BMS and each third party ELV building
system shall be demonstrated. The tests shall be fully coordinated by
the mechanical contractor who shall liaise with each party concerned.
It shall be conclusively demonstrated that a BMS workstation on the
Management Level Network can communicate with the third party
system and vice versa.
2. The testing of the interface between the Management Level Network
and the third party system shall verify, at minimum, that:
a. All data communicated from the third party system to
the Management Level Network is in the form of
BACnet Objects that comply completely with ASHRAE
SSPC/135.
b. All data points mapped from the Management Level
Network to the third party system are displayed correctly
on the third party system monitor.
c. All mapped points are identical with regard to value, the
engineering units and significant digits on the third party
system and the BMS workstation.
d. All points mapped
from the third party system to the
Management Level Network meet all of the specifications
detailed in the BMS specifications for points directly
monitored/controlled by the BMS.
e. Communications
speed between the two systems is
satisfactory.
f. Both systems restart and communications between the
two systems resume following a power failure without
operator intervention.
6.2 INTERFACE BETWEEN THE BMS AND VARIABLE SPEED DRIVES

(VSD)
A. The variable speed drive (VSD) controller shall be microprocessor based and shall
have a data port that enables the exchange of data between the VSD controller
and the BMS Automation Level.
B. The interface between the variable speed drive controller and the Automation
level Network shall enable, at minimum, the following information to be
transferred to the BMS Automation Level:
1. Start and Stop control.
2. Speed Control.
3. Speed Reference Feedback.
4. Motor Operating Status.
5. VSD alarm.

(Construction)
6. Motor power in kW.
7. Motor kWh.
8. Motor current.
9. Motor voltage.
10. Hours run.
11. DC link voltage.
12. Thermal load on motor.
13. Thermal load on VSD.
14. Heat sink temperature.
15. Any other information available from the VSD controller as selected by
the Employer.
C. The interface between the VSD controller and the Management level Network
shall enable, at minimum, the following information to be transferred from the
Management Level Network to the VSD controller:
1. Speed Control Signal.
2. Start/Stop Control Signal.
3. Speed Feedback
4. VSD Fault
5. General Alarm
6.3 INTERFACE BETWEEN THE BMS AND THE EMERGENCY

GENERATORS
A. The emergency generator shall have a microprocessor based monitoring and

control system with a data port to enable the exchange of information with the
Management level Network.
B. The digital communications interface between the emergency generator

monitoring and control system and the Management level Network shall enable, at
minimum, the following monitoring information to be transferred to the
Management Level Network:
1. Generator set summary alarm (If available at the generator control
centre the BMS sub-contractor may alternatively monitor this point
via a volt free contact)
2. Generator set engine oil pressure
3. Generator set high water temperature
4. Generator set low fuel level
5. Generator set battery voltage
6. Generator set over crank alarm

(Construction)
7. Generator set over speed alarm
8. High oil temperature
9. Low fuel pressure alarm
10. Generator set winding temperature alarm
11. Generator set bearing temperature alarm
12. Generator set engine run status
13. Low coolant level alarm
14. Generator set loss of field alarm
15. Engine fail to start alarm
16. Engine speed
17. Phase-to-phase and phase-to neutral voltages
18. Phase-to-phase currents
19. Neutral current
20. Frequency
21. Load (kW)
22. Demand (kVA)
23. Power factor
24. kWh supplied
25. Hours run
26. Start/Stop signal.
27. Power failure/trip alarm
28. Any other information available from the diesel generator controller
as selected by the Employer.
C. The digital communications interface between the emergency generator

monitoring and control system and the Management level Network shall enable, at
minimum, the following monitoring information to be transferred from the
Management Level Network to the emergency generator controller
6.4 INTERFACE BETWEEN THE BMS AND THE FIRE ALARM SYSTEM
A. The Fire Alarm System shall be microprocessor based and shall have a data port
to enable the transfer of information to the Management level Network. The
communication shall be uni-directional from the FAS to the Management Level
Network only. The FAS shall be on its own wide area network.
B. The start and end of any message shall be uniquely identified and the message
shall indicate the following information at minimum:
1. Time

(Construction)
2. Date
3. Zone of incidence
4. Indication of whether it is a fire alarm, return to normal or Fire Alarm
System fault.
C. In the event of a fire the Fire Alarm System shall communicate a list of all
equipment shut down and started by the Fire Alarm System.
D. There shall be no transfer of data from the Management Level Network to the Fire
Alarm System.
E. The BMS shall automatically shut down all terminal units and FCU serving the
zone of incidence in the event of a fire alarm and shall automatically restart
equipment following a return to normal message, as detailed in the Part titled
“Equipment Restart Following a Fire Alarm” in this Section of the documents.
F. The BMS shall generate an alarm if the status of any equipment differs from
that communicated by the Fire Alarm System to the Management Level Network.
6.5 INTERFACE BETWEEN THE BMS AND THE UPS
A. The UPS controller shall be microprocessor based and shall have a data port to
enable the transfer of data between the UPS controller and the Management
Level Network.
B. The interface between the UPS controller and the Management level Network
shall enable, at minimum, the fol owing information to be transferred from the
Management Level Network to the BMS:
1. Bypass V ltage X-Y
2. Bypass Voltage Y-Z
3. Bypass V ltage Z-X
4. Bypass Voltage X-N
5. Bypass Voltage Y-N
6. Bypass Voltage Z-N
7. Critical Voltage X-Y
8. Critical Voltage Y-Z
9. Critical Voltage Z-X
10. Critical Voltage X-N
11. Critical Voltage Y-N
12. Critical Voltage Z-N
13. Critical Current X
14. Critical Current Y

(Construction)
15. Critical Current Z
16. Critical Bus Frequency
17. Critical Bus KVA
18. Critical Bus KW
19. Critical Bus Capacity
20. UPM DC Voltage
21. UPM Battery Amperage
22. UPM Input Voltage X-Y
23. UPM Input Voltage Y-Z
24. UPM Input Voltage Z-X
25. UPM Battery Discharging
26. UPM Low Battery Warning
27. UPM Output Overload
28. UPM Fuse Failure
29. UPM Ambient over Temperature
30. UPM DC Ground
31. UPM Blower Failure
32. UPM Control Power Failure
33. UPM Overload Shutdown
34. SCC Output Overload
35. SCC Emergency off
36. SCC Load on Bypass
37. SCC Static Switch Disabled
38.
SCC tput Over/under Voltage
O
39. SCC UPM Summary Alarm
40. Any other information available from the UPS controller as selected
by the Employer.
6.6 INTERFACE BETWEEN BMS AND SWITCHBOARD ELECTRONIC

METERS
A. The switchboard electronic meters shall be microprocessor based and shall have
a data port to enable the exchange of data between the Management Level
Network and the meter. Meters shall monitor all incomers of all MDBs.
Additionally there shall be hardwired interfaces between the BMS and the low
voltage distribution boards as detailed below.

(Construction)
B. The interface between the meter and the Management Level Network shall enable,
at minimum, the following information to be transferred from the meter to the
Management Level network:
1. RMS Current per phase.
2. RMS Voltage phase-to-phase and phase-to-neutral.
3. Current demand.
4. Peak current.
5. Watt-hours, three phase total.
6. Watts per phase and three-phase total.
7. KVA per phase and three-phase total.
8. Watt demand.
9. KVA demand.
10. KVAR per phase and three-phase total.
11. KVAR demand.
12. Power factor per phase and three-phase total.
13. Power factor average.
14. Peak readings for watts, KVA and KVAR.
15. KVARH Lag.
16. KVARH Lead.
17. Frequency.
18. Any other information available from the metering system as selected
by the Employer.
6.7 HARDWIRED INTERFACE BETWEEN THE BMS AND LOW VOLTAGE

SWITCHBOARD
A. The BMS shall have the following hardwired interfaces with the low voltage
switchboards: Open, closed and trip status for all feeder circuit breakers of all
MDBs and SMDBs.

(Construction)
PART 7 FIELD INSTRUMENTATION: INPUT DEVICES
7.1 TEMPERATURE SENSOR: OUTSIDE AIR
A. Outside Air Temperature sensors shall meet, at minimum, the following

requirements:
1. Ventilated white PVC sun screen.
2. Wall mounted weatherproof enclosure with conduit fitting.
3. 100 or 1,000 ohm platinum RTD with a minimum temperature
coefficient of resistance of 0.00375 ohm/ohm/Deg. C.
4.
C. (1.0 Deg.F.).
5. Provide a two wire 4-20 mA RTD transmitter. Where necessary to meet
monitoring accuracy requirements provide a 3-wire or 4-wire
configuration
6. Temperature Range of 0 Deg. C to 50 Deg C. (32 Deg. F to 122 Deg.
F).
7.2 TEMPERATURE SENSOR: DUCT MOUNTED – SINGLE POINT
A. Provide duct mounted, single point, tempera ure sensor as follows:

1. In ducts less than 1 m2 in cross-sectional area.
2. In ducts greater than 1m2 in cross-sectional area if there is no heating
coil and no cooling coil and no mixing of air flows of different
temperatures upstream.
B. Temperature sensors shall meet, at minimum, the following requirements:

1. Stainless steel probe of length between one-third and two-thirds of the
duct wid h.
3. Mon
C.
(1.0 Deg. F.).
configuration.
5. Duct mounted moisture/waterproof housing with conduit fitting.
6. Temperature range of 0 Deg. C. to 50 Deg. C. (32 Deg. F to 122 Deg.
F).
7.3 TEMPERATURE SENSOR: DUCT MOUNTED – AVERAGING TYPE

(Construction)
A. Provide duct mounted, averaging, temperature sensor as follows:
1. In ducts greater than 1 m² in cross-sectional area.
B. Temperature sensors shall meet, at minimum, the following requirements:

1. Probe length of 3.66m (12 feet) minimum or 3.25m per m2. (One linear
foot per square foot) of duct cross-sectional area, whichever is greater.
2. Copper sheathed construction.
4.
C. (2.0 Deg. F.)
configuration.
6. Duct mounted moisture/waterproof housing with conduit fitting.
7. Suitable supports at all bends and at
intermediate points to prevent
movement in the air stream.
F.).
7.4 TEMPERATURE SENSOR: WALL MOUNTED – PUBLIC SPACES
A. Provide wall mounted temperature sensor that meet the following:

1. White protective enclosure. There shall be no manufacturer's logos,
name or thermometer on casing.
2. Location shall be selected by the Engineer. No sensor shall be
mounted until the Employer gives specific location instructions.
3. 10,000 ohm at 25 Deg. C. (77 Deg. F.) thermistor or 100/1,000 ohm
platinum RTD with a minimum temperature coefficient of resistance
of 0.00375 ohm/ohm/Deg. C.
4.
Deg. C. (1.0 Deg. F.).
5. Provide a two wire 4-20 mA RTD transmitter where required
6. Temperature range of 10 Deg.C. to 60 Deg.C.
7. Sensor shall have and LCD display.
7.5 TEMPERATURE SENSOR: WALL MOUNTED – VAV APPLICATIONS
A. Provide wall mounted temperature sensor that meet the requirements for
temperature sensors as specified in section: "BMS CONTROLLERS:
APPLICATION SPECIFIC CONTROLLER: VAV TERMINAL UNITS".

(Construction)
7.6 TEMPERATURE SENSOR: WALL MOUNTED – FCU APPLICATIONS
A. Provide wall mounted temperature sensor that meet the requirements for
temperature sensors as specified in section: "BMS CONTROLLERS:
APPLICATION SPECIFIC CONTROLLER: FAN COIL UNITS
CONTROLLERS".
7.7 TEMPERATURE SENSOR: THERMOWELL MOUNTED
A. Thermowell mounted temperature sensors shall meet, at minimum, the

1. Rigid stainless steel probe of length which is, at minimum, 20% of the
pipe width.
3.
0.25 Deg. C. (0.5 Deg. F.) accuracy.
4. Provide a two wire 4-20 mA RTD transmitter where required with a
temperature range that is appropriate for the application.
5. Range for chilled water and condenser water applications shall be:
a. Between 0 Deg.C. and +5 Deg.C. (+32 Deg.F. and +41
Deg.F.) at the low end and
b. Between +40 Deg.C. and +50 Deg.C.(+104 Deg.F. and
+122 Deg.F.) at the upper end.
6. Range for hot water shall be selected such that it is between 30
Deg.C. and 50 Deg.C. (54 Deg.F and 90 Deg.F.) above and below the
hot water temperature range.
7. Where necessary to meet monitoring accuracy requirements provide a
3-wire or 4-wire configuration.
8. Moisture/waterproof housing with conduit fitting.
9. Stainless steel thermowell.
10. Provided with thermal grease to aid temperature sensing.
11. Sensors required for the determination of temperature differential
shall be matched with a maximum variation over the entire
temperature range of 0.1 Deg.C. (0.2 Deg.F.).
7.8 TEMPERATURE SENSOR: STRAP-ON
A. Provide strap-on mounted temperature sensors as indicated within the Field

termination schedules and/or control diagrams or where thermo well mounted
sensors cannot be mounted. Temperature sensors shall meet, at minimum, the

(Construction)
1. 6.35mm (0.25”) Stainless steel probe, 50 mm (2”)
2. Thermistor or RTD compatible with BMS, sealed in probe with a
three part moisture protection system
3. BMS shall report
4. ABS housing with conduit entrance. (Optional metal or weather proof

available)
7.9 RELATIVE HUMIDITY SENSOR: OUTSIDE AIR
A. Outside air relative humidity sensors shall meet, at minimum, the following
requirements:
1. Non-corroding outdoors screen to minimize wind effects and solar
heating.
2. Wall mounted weatherproof enclosure with conduit fitting.
3. Two wire, 4-20 mA output proportional to relative humidity range of
0% to 100%.
4. 2% accuracy (5 - 95% RH).
5. Humidity sensor shall be replaceable.
6. Operating temperature
range shall be appropriate for the climate.
Sensor and transmitter shall be rated for operation in ambient
temperatures of, at minimum, 5 Deg.C. (9 Deg.F.) below and above the
lowest and highest reco ded temperatures for the location respectively.
7.10 RELATIVE HUMIDITY S NSOR: DUCT MOUNTED
A. Duct mounted relative humidity sensors shall meet, at minimum, the following
requirements:
1. Duct mounted moisture resistant enclosure with conduit fitting.
0% to 100%.
4. 2% accuracy (5 - 95% RH).
5. 8 inch probe length.
6. Operating temperature range of O Deg. C. to 50 Deg. C. (32 Deg. F to
122 Deg. F.)
7.11 RELATIVE HUMIDITY SENSOR: INDOOR AIR - WALL MOUNTED
A. Wall mounted relative humidity sensors shall meet, at minimum, the following
requirements:

(Construction)
1. Wall mounted enclosure with white cover. There shall be no
manufacturer's logos, name or thermometer on casing.
0% to 100%.
4. 2% accuracy (5 - 95% RH).
5. Operating temperature range of O Deg. C. to 50 Deg. C. (32 Deg. F to
122 Deg. F.).
6. With LCD display.
7.12 COMBINATION RELATIVE HUMIDITY & TEMPERATURE SENSORS:

OUTSIDE AIR
A. Provide a combination wet bulb temperature and dry bulb temperature sensor
for exterior wall mounting. Web bulb temperature/dry bulb sensors shall meet,
at minimum, the following requirements:
1. Stainless steel probe with an IP65 to BS 60529 housing for an exterior
housing.
2. Two wire, 4-20 mA output proportional to minimum wet bulb
temperature range of -7 Deg.C. to +49 Deg.C. (+20 Deg.F. to +120
Deg.F.).
3. Two wire, 4-20 mA output proportional to minimum dry bulb
temperature range of -29 Deg.C. to +49 Deg.C. (-20 Deg.F. to +120
Deg.F.).
4. Monitored dry bulb temperature shall be reported with an accuracy of
5. Monitored w t bulb temperature shall be reported with an accuracy of
6. Sensor shall have a solar screen.
7.13 COMBINATION RELATIVE HUMIDITY & TEMPERATURE SENSOR:

DUCT MOUNTED
for duct mounting. Wet bulb temperature/dry bulb sensors shall meet, at
1. Stainless steel probe with an IP54 to BS 60529 transmitter housing for
an interior application and an IP65 to BS 60529 housing for an
exterior housing.
Deg.F.).

(Construction)
Deg.F.).
C. (1.0 Deg. F.).
5. Monitored wet bulb temperature shall be reported with an accuracy of
6. Probe shall be a minimum of 200mm.
7.14 COMBINATION RELATIVE HUMIDITY & TEMPERATURE SENSORS:

INSIDE AIR
for duct mounting. Wet bulb temperature/dry bulb sensors shall meet, at
1. Stainless steel probe with an IP54 to BS 60529 transmitter housing.
Deg.F.).
Deg.F.).
5. Monitored wet bulb temperature shall be reported with an accuracy of
7.15 STATIC PRESSURE SENSOR: DUCT MOUNTED
A. Duct mounted static pressure sensors shall meet, at minimum, the following
requirements:
1. Input range shall be appropriate for the application. Select range such
that it covers from zero duct static pressure relative to the exterior of
the duct up to a static pressure of between 20% and 50% in excess of
the maximum static pressure that could be encountered in the duct
relative to the duct exterior. Typically:
a. For low pressure duct consider using a range of 0 to
500Pa (0 to 2” wc.)
b. For medium pressure duct use a range of 0 to 1500Pa (0 to
6” wc.)
c. For high-pressure duct use a range of 0 to 2500 Pa (0 to
10” wc.).

(Construction)
2. 4-20mA, 0-5 or 0-10Vdc output proportional to pressure input range
compatible with BMS system.
3. 1% Full scale output accuracy
4. Operating temperature range of 0ºC to 60ºC (32ºF to 140ºF).
5. Easily accessible, integral non-interacting zero adjustment.
6. Minimum over pressure input protection of two times rated input or 7
kpa (20 psi) whichever is greater.
7. LCD Display
7.16 STATIC PRESSURE SENSOR: SPACE
A. Space mounted static pressure sensors shall be designed for room pressure
monitoring applications with all electrical and pressure connection on back of
unit. I addition, unit shall meet, at minimum, the following requirements:
1. Input range of –50 to +50 Pa. (-0.2” to + 0.2” wc.)
2. 4-20mA, 0-5 or 0-10Vdc output proportional to pressure input range
compatible with BMS system.
3. 1% accuracy of range
4. Operating temperature range of 0ºC to 60ºC (32ºF to 140ºF).
5. Easily accessible, integral non-interacting zero adjustment.
6. Minimum over pressure input protection of two times rated input or 7
kpa (20 psi) whichever is greater.
7. LCD Display
7.17 STATIC PRESSURE SENSOR: WATER
A. Pressure sensors shall meet the following requirements:

1. Input range of 0 to 1400 kPa
2. 4-20 mA output proportional to water pressure.
3. 0.5% accuracy of range.
F.).
5. Easily accessible, integral non-interacting zero and span adjustment.
6. Over pressure input protection of two times rated input.
7. An IP54 to BS 60529 transmitter housing for an interior application and
an IP65 to BS 60529 housing for an exterior housing.
8. Stainless steel wetted parts.
9. Burst pressure of 5 times rated input
10. Long-term stability of .25 percent of full scale.

(Construction)
11. Construction of pressure transmitter and associated components shall
be rated for at least twice the maximum static pressure.
7.18 DIFFERENTIAL PRESSURE SENSOR – AIR (FILTER/COIL

MONITORING)
A. Differential pressure sensors shall meet, at minimum, the following requirements:

1. Output shall be 4-20mA, 0-10Vdc or 0-5Vdc output proportional to
pressure input range compatible with BMS.
2. Select range as required, taking into consideration pressure drop
across filter or coil. Typically 0 to 500pa (0-2” wc) range for low-
pressure commercial duct.
3. Operating temperature range of 0 DEG C to 60 DEG C (32 DEG F to
140 DEG F).
4. With LCD display
7.19 DIFFERENTIAL PRESSURE SENSOR - WATER
A. Water differential pressure sensors shall meet, at minimum, the following

requirements:
1. Cast aluminum an IP54 to BS 60529 transmitter housing for an
interior application and an IP65 to BS 60529 housing for an exterior
housing.
2. Output of 4-20 mA proportional to the pressure sensed.
3. Over pressure protection of five times the rated input.
5. Operating range shall be suitable for the application. Select range
such that it covers from zero differential pressure up to a differential
static pressure of between 20% and 50% in excess of the maximum
static pressure that could be encountered. Remember that if the sensor
is used
for the control of a chilled water bypass and is located across, for
example, a chilled water AHU coil, the pressure drop of both the coil
and the associated valve at full design flow have to be taken into
account.
6. -scale reading.
7. Valved tapings shall be installed by the Mechanical contractor.
Furnish the valves to the Mechanical contractor.
7.20 MULTIPOINT AVERAGING AIRFLOW MEASURING STATION –

DUCTS, PLENUMS, FAN INLETS.
A. Multipoint averaging airflow measuring station shall meet, at minimum, the


(Construction)
1. Sensor and sensor measuring flow range shall be appropriate for the
application.
2. Multipoint averaging flow sensor complete with sensor, sensor
housing and mounting brackets. Sensor tubing shall be connected or
removed without removing ductwork.
3. Sensing grid shall be of stainless steel construction.
4. Internal materials of the transducer shall be suitable for contact with air.
5. Integral signal integrator to minimize primary signal to noise from the
output signal.
6. Output signal of 4-20 mA proportional to input pressure, into a 600
OHM load.
7. Temperature range of -18 Deg C to 60 Deg C (0 Deg F to 140 Deg F).
8. 5% accuracy of the measured value.
9. With LCD display.
7.21 AIR FLOW SENSOR
A. Provide airflow rate sensors and transducers as indicated in the Field termination
schedules and/or control diagrams. Air flow rate sensors and transducer shall
meet, at minimum, the following requirements:
1. Hot wire anemometer type.
2. Self-compensation for changes in air temperature.
3. Probe and transducer housing shall be constructed of durable PVC.
4. Probe shall be adjustable from 50-185mm (2” - 7.3”).
5. Power supply shall be 24 Vac/dc.
6. Output signal of 4-20 mA or 0-10Vdc proportional to air flow speed
equal to 0-16m/s (3150 ft/min) or 0-8 m/s (1575 ft/min) jumper
selectable.
7. Air temperature range of –10 DEG C to 60 DEG (14 DEG F to 140
DEG F)
8. 5% accuracy of measured value.
7.22 DIFFERENTIAL PRESSURE SWITCH - AIR
A. Air differential pressure sensors shall meet, at minimum, the following

requirements:
1. An IP54 to BS 60529 transmitter housing for an interior application and
an IP65 to BS 60529 housing for an exterior housing.
2. SPDT switch rated for 10 amps minimum at 120 Vac.

(Construction)
3. Set-point trip adjustment with scale to indicate setting. Switches used
for filter differential pressures shall also have a display of the
monitored differential pressure.
4. Dead band adjustment.
5. Select range such that it covers from zero duct static pressure relative to
the exterior of the duct up to a static pressure of between 20% and
50% in excess of the maximum static pressure that could be
encountered in the duct relative to the duct exterior. Typically:
a. For low pressure commercial duct use a range of 0 to
500pa (0 to 2 inches w.g.)
b. For medium pressure duct use a range of 0 to 1500Pa (0 to
6 inches w.g.)
c. For high pressure duct use a range of 0 to 2500Pa (0 to
10 inches w.g.)
6. Temperature range of -18 Deg. C. to 71 Deg. C. (0 Deg. F. to 160
Deg. F.).
7. Manual reset.
7.23 DIFFERENTIAL PRESSURE SWITCH - WATER
A. Water differential pressure switches shall meet, at minimum, the following

requirements:
1. 316 stainless steel body.
2. Local display gauge.
3.
5. Over pressure input protection to a minimum of five (5) times rated
input.
6. The differential pressure transducer shall be rated to withstand the
maximum rated pressure of the system in which it is installed.
7. Range to be coordinated with the chilling unit manufacturer.
7.24 DAMPER END SWITCH
A. Damper end switch shall meet the following:

1. Adjustable axle mounted collar for easy setup and adjustment
2. Electrical enclosure with ½" knockout allowing for easy installation
3. Dual, opposed switches for fully opened or fully closed position
4. Switches will have the option to be set as normally closed (NC) or
normally opened (NO) by user.

(Construction)
7.25 LIQUID LEVEL FLOAT SWITCH
A. Liquid level float switches shall meet, at minimum, the following requirements:
1. Polypropylene float, PVC cable, hermetically sealed mercury switch.
2. 13 amp running current @ 120 VAC, 11 amp current @ 240 VAC.
3. SPDT type.
4. Operating temperature of 0 Deg. C. to 71 Deg. C. (32 Deg. F. to 160
Deg. F.).
5. Operating pressure of 180 kPa
7.26 TURBINE WATER FLOWMETER – UNI-DIRECTIONAL - INSERTION

TYPE
A. Turbine flowmeter shall meet, at minimum, the following requirements:

1. Stainless steel insertion probe with non-metallic rotors.
2. 24 ± 4 VDC @ 30 mA.
3. 2% accuracy of actual reading from 0.4 to 20 ft/s.
4. Turndown ratio of 30:1.
5. Combined linearity and repeatability not to exceed 1.5 percent.
6. Pulse output proportional to flow rate.
7. Insertion type with dual turbine blades.
8. Suitable for maximum flow rate in line.
9. Rated for
as necessary to withstand the maximum pressure of the
system.
10. Suitable for temperatures in the range of 0 Deg.C. to 50 Deg.C.
11. Wall mounted local flow rate display panel to indicate instantaneous
flow r te.
7.27 TURBINE WATER FLOWMETER - BI-DIRECTIONAL - INSERTION

TYPE
A. Turbine flowmeter shall meet, at minimum, the following requirements:

1. Stainless steel insertion probe with non-metallic rotors.
2. 24±4 VDC @ 90 mA supply voltage.
3. 2% accuracy of actual reading from 0.4 to 20 ft/s.
4. Turndown ratio of 30:1.
5. DC linearity of 0.1% of span.
6. Pulse output proportional to flow rate.
7. Insertion type with dual turbine blades.

(Construction)
8. Suitable for maximum flow rate in line.
9. Rated for as necessary to withstand the maximum pressure of the
system.
10. Temperature range-standard: 82 Deg. C. (180 Deg. F.) continuous, 93
Deg. C. (200 Deg. F.) peak.
11. Bi-directional flow.
7.28 ELECTROMAGNETIC FLOWMETER
A. Electromagnetic flow meter shall meet, at minimum, the following requirements:

1. No moving parts.
2. Microprocessor-based.
3. 4-20 mA output.
4. Full lugged flanged.
5. Accuracy shall better than 5% of flow rate over a 33:1 turndown at all
flow rates above 1 fps.
6. The integrally mounted meter housing and flow meter sensor with an
IP54 to BS 60529 transmitter housing for an interior application and
an IP65 to BS 60529 housing for an exterior housing. The flow sensor
coil
housing shall be steel and withsta d 3500 kPa external pressure in all
conditions.
7. Electronics shall be remote mounted within the central plant either
wall or column mounted adjacent to the bypass piping area.
8. Flow meter transmitter shall be furnished in -an IP54 to BS 60529
transmitter housing for an interior application and an IP65 to BS
60529 housing for an exterior housing, with a character, 2 line 16
digit backlit display. The alphanumeric display shall indicate user-
defined flow units and flow rate. All menu advice and commands shall
be visible on this
display.
9. The flow meter shall be suitable for operation at temperatures from -
40 Deg F to 200 Deg F and at pressures from full vacuum to 2100
kPa.
10. The meter shall feature non-volatile sensor memory (EEPROM)) which
shall contain all the characteristics of the sensor (i.e. calibration
factors, coil frequency, gain settings) as well as user defined
parameters on site. This memory shall facilitate automatic transfer of
pre-programmed data to new electronics in the event of a transmitter
fault, without requiring renewed calibration/programming.
11. The flow meter shall have a switching power supply having an
operating range from 77-265 VAC 50 Hz (12-60 VDC). Power
consumption shall not exceed 20 VA.
12. Carbon steel body.
(Construction)
13. Flow meter shall distinguish between directions of fluid flow.

(Construction)
14. Construction of flow-meter and associated components shall be rated
for at least twice the maximum static pressure.
7.29 WATER METER
A. Water meters for monitoring of tenant chilled water usage shall meet, at
1. Internal materials of the flow meter shall be suitable for the application.
2. Pulsed output signal proportional to flow, transmitted to the BMS.
3. Minimum operating pressure of 1050 kPa.
4. 1 1/4 inch size with screwed NPT connections.
5. Accuracy of 2 %.
6. Maximum pressure drop of 42 kPa.
7.30 THERMAL ENERGY METER
A. Provide thermal energy meters as indicated in the chilled water riser diagram.
Thermal energy meters shall meet, at minimum, the following requirements:
1. Microprocessor based, time integra ed calculations to provide
totalized heat measurement on the indicated systems.
2. Housed within a wall mounted an IP54 to BS 60529 transmitter housing
for an interior application and an IP65 to BS 60529 housing for an
exterior housing.
3. Capable of displaying and reporting total heat in BTU/hr or kWh/hr
4. Compatiblewith temperature and flow rate input sensor as specified
below.
5. Provide output to Building Management and Control Systems via pulse
output o 4-20 mA signal output. Provide scaling information to ensure
compatibility with the Building Management and Control System.
6. Integral power supply
7. Six digit non-resettable local display of energy units
8. Overall accuracy of thermal energy meter and sensors shall be greater
than + or - 3 percent.
7.31 CONTROL RELAYS – LATCHING
A. Latching Relays shall meet, at minimum, the following requirements:

1. Pickup rating, time and hold rating as required for individual
applications.
2. Rated for a minimum of ten (10) million mechanical operations and a
minimum of 500,000 electrical operations.

(Construction)
3. Provide complete isolation between the control circuit and the digital
output.
4. Located in the DCP, DDC, ASC or other local enclosures.
5. Malfunction of a BMS component shall cause the controlled output to
fail to the positions identified in the failure procedure within the
operating sequences.
6. 10 amp contact rating.
7. Pin type terminals.
7.32 CONTROL RELAYS – MOMENTARY
A. Momentary Relays shall meet, at minimum, the following requirements:

1. Coil ratings of 240 VAC, 50 mA or 10-30 VAC/VDC, 40 mA as
suitable for the application.
2. Provide complete isolation between the control circuit and the digital
output.
3. Located in the DCP, DDC, ASC or other local enclosures.
4. 10 amp contact rating.
5. LED status indication.
7.33 WATER LEAK DETECTION SYSTEM
A. Provide water leak monitoring as identified within the Field termination schedules
and/or control diagrams. Wate leak detection monitors shall meet, at minimum,
1. Water leak detection and locating system to give the earliest warning
of a leak from Pipework and Ventilation equipment fitted with drip
trays etc.
2. The system shall Provide an alarm giving an accurate location of a
leak at a specific zone at high or low level within drip trays etc.,
(where fitted) above / below racks, A/C Units, UPS equipment etc.
3. The system shall comprise a network of sensing devices connected to
a locally mounted control panel. The sensing device shall consist of water
sensing cables, the liquid must touch a sensing device for an alarm to
be activated.
4. The leak detection system will continuously monitor the network of
sensing devices and give an alarm in the event of detecting a leak or
system/sensing device malfunction, damage or disconnection.
5. A control panel will be capable of monitoring up to 200% of the
required area and required length of cable sensors.
6. The length and/or number of sensing cable or devices and their
installation disposition shall be as recommended by the specialist sub-

(Construction)
contractor or supplier in accordance with the general requirement set
down in the schedule and drawings
7. The system shall be capable of reporting the location of a leak to a
sufficiently accurate position to enable the operator to locate and
identify the activated section of detection cable quickly and accurately
8. A control panel shall be capable of providing the level of accuracy of
leak detection required. This may be achieved by applying a contiguous
number of separately reporting zones of appropriate length. Wherever
possible the allocation and installation of zones shall be arranged to
coincide with defined areas or “land-marks”, individual rooms,
partition walls or other easily identifiable features. This is to facilitate
speedy and positive leak location.
B. Leak Detection sensor Cable/Tape

1. The sensor cable shall be made from Low Smoke and Fume – Zero
Halogen (LSF0H) materials for smoke reduction and low toxicity.
The cable shall be made from durable, non-deteriorating materials and
have no exposed metallic parts. It shall not be adversely affected by
the buildup of dust or other dry dirt/debris.
2. In the event of damage or irrevocable contamination the affected part of
the cable should be capable of on-site repair. It should not be
necessary to replace the whole length.
C. Leak detection cable installation

1. In drip trays suspended above / below Racks A/C Units, AHU’s, water
pipework, UPS equipment etc.
2. In Conduit at high / low level above Power Supply Boards within
each area.
3. The cable will be fixed to the tray at approximately 0.5 meter intervals
and at every change in direction. Acceptable fixings will be self-
adhesive clips or cold adhesive or other approved fixing. Adhesive
fixings will only be used where the floor finish is clean, stable and
non- dusting.
4. Identification/warning tags will be attached to the cable every 1 - 2
meters. Tags will state purpose of cable and will show any relevant
information (such as zone number or distance reference) to confirm
the location of that particular part.
5. Special ‘Plug & Play Auto Zone Changeover Couplers (Type – RJ48)
will be used for zone changes and connection to leader cables. To
confirm location the Zone Couplers will be labeled showing its
reference number and the preceding and following zone numbers.
6. Appropriate connectors will be used to join separate cable lengths and
leader/ jumper cables. To confirm location the connectors will be
labeled showing any reference number and relevant location
information.

(Construction)
D. The water leak detection system will be applied and mapped in such a way as to
make the part of the sensor network detecting the leak easy to identify and
physically locate. This may be achieved by sub-dividing the sensor network into
a series of separately reporting zones displayed on the control. In any event the zone
displayed by the control panel shall be cross-referenced to a map, chart or diagram
which shall clearly show the routing of the sensor network, its relationship to the
building layout and any fixed zone positions or cumulative distance marks.
E. The leak detection cable shall be:

1. Supplied in rolls for cutting and jointing according to site
requirements or
2. Supplied as pre-connected standard lengths.
3. Capable of repeated re-use - (wetting then drying).
4. Robust construction - resistant to moderate physical abuse
5. Resistant to temperatures up to 100 Deg.C
6. No exposes metal parts
7. Not affected by dust and debris
8. Capable of being attached directly to bare metal surfaces or pipes
without “shorting” or other interference.
9. Capable of being monitored
along its entire length for damage or
disconnection.
F. Leader cables will be LSF Zero Halogen double insulated, multi-core, 7/0.2
strands (or solid equivalent) or similar. All leader cables must be monitored along
their entire length for damage or disconnection.
G. The Control Panel will give a full range of status indicators - mains /battery etc.
and visual and audible alarms for :
1. LEAK – showing affected zone / leak location
2. SYSTEM FAULT - detection device and/or leader cable damage:
a. Short circuit or disconnection /break
b. Open circuit. Both occurrences will show the affected
zone / fault location
H. The Control Panel should be able to locate, accept, display and store concurrent
and/or consecutive multiple alarms and show the exact status of all zones at all
times (Leak, System Fault or Quiet).
I. Outputs and Communication:

1. Volt free contact changeover relay outputs will be provided for
connection to BMS or other remote alarm or monitoring system. As a
minimum these will include: Common Leak, Common System Fault,
Mains Fail/All Fail, Zone alarms.
2. The option for individual zone outputs should also be available.

(Construction)
J. The Control Panel should be mains operated (220/230VAC 50/60Hz) and must
include a trickle charged sealed lead-acid stand-by battery capable of
maintaining the system for 24 hours in quiet monitoring mode.
K. The sensitivity of the system must be adjustable to suit particular site conditions.
L. The system must conform to FCC or local EMC regulations, and shall be tested
and marked by and international testing laboratory.
7.34 DUCT SMOKE DETECTOR
A. Duct smoke detectors shall be provided at the supply and return ducts of all
AHU’s and at the ducted branches from ceiling voids used as return air plenums
to the main ducted return air system. To initiate closing of dampers and/or
shutting off of fans having the following features:
1. Photo-electric type for duct mounting
2. Adjustable sensitivity
3. Housing of die-cast aluminum for mounting on outside of duct wall
with air sampling tubes extending into air duct, fitted with filters.
4. Reset switch and indicator lamps for power ON and/or alarm
5. Integral switching relay (2No SPDT Contacts) for energizing an alarm
panel and for de-energizing air handling devices.
6. UL Listed.
7. Alarm response time less than 10 seconds.
8. Air Velocity range 0.5 to 20 m/s.
9. Operating temperature 0 to 55 DegC.
10. Operating humidity 10 to 95% (Non Condensing)
B. All duct smoke detectors shall be connected to the building’s Fire Alarm System.
C. Supply duct smoke detector installation should be downstream of fans, filters,

coils, heaters, and humidifiers
D. Duct smoke detectors in the return air stream should be located at every return
air opening within the smoke compartment, or where the air exits each smoke
compartment or in the duct system before air enters the return air system
common to more than one compartment.
E. Exception: Additional smoke detectors are not required in ducts where the air duct
system passes through other smoke compartments not served by the duct.
F. Location of detectors mounted in or on air ducts should be downstream from

any duct openings, deflection plates, sharp bends or branch connections.
G. Exception: Where it is physically impossible to locate the detector accordingly,

the detector can be positioned where pressure differentials are within those

(Construction)
established by the manufacturer for the proper operation of the detector, usually as
far as possible from the opening, bend or deflection plates.
H. Detectors should be listed by a third party testing laboratory for the environment
measured in the duct and room at the installation site. Relocate the detector if
measurements fall outside of rated limits.
I. An access panel or door is incorporated in the duct side walls and is used during
installation and for maintenance and test.
J. Duct smoke detectors should be located at a minimum of 3 meters downstream

from humidifiers
7.35 WEATHER STATIONS for PSD MONITORING
A. GENERAL
1. The meteorological database should include hourly average wind
speed and direction and the standard deviation of wind direction,
measured at a standard height of 6 meters above the tent compression
rings. The air temperature and the global hemispherical solar radiation
are measured at a height of 2 meters above the ground, plus the
vertical temperature difference (Delta-T) between 2 and 6 meters
above the ground. These measurements will provide the required
database for determining the site atmospheric stability category based
on the EPA preferred SRDT
(Solar Radiation, Delta Temperature) method. The EPA may also
require other measurements such as relative humidity (dew point
temperature), precipitation or barometric pressure. Minimum
equipment specifications are detailed in the sensor section. All
temperature sensors must be protected from the effects of solar
radiation, and, therefore, must be properly aspirated. A minimum of
90 percent data recovery and periodic calibrations and inspections, no
less than every six months, are required for every meteorological
system. Quality assurance of the meteorological data shall be
achieved by employing a monitoring system that complies with all of
the requirements listed above.
2. The weather station equipment shall measure, process, store and display
the following parameters:
a. Ambient temperature
b. Ambient relative humidity
c. Atmospheric pressure
d. Precipitation
e. Global solar radiation
f. Visibility
g. Dust concentration

(Construction)
h. Wind speed and directions
3. FEATURES:
a. Stand-alone, Fold-over 6-m Tower
b. High Accuracy & Reliability Sensors
c. Pre-wired Plug & Play Installation
d. Industry Standard ASCII Data Format
e. Data Retrieval & Communications Options
B. WIND SPEED AND DIRECTION SENSORS

1. The wind speed shall be sensed by a three-cup anemometer and
converted to an electrical signal by a solid-state photo chopper. A
counter balanced wind vane coupled to a precision, low torque
potentiometer senses wind direction. The sensors shall use stainless
steel precision ball bearings for maximum life and low threshold.
Traceability to NIST shall be available as an option for each
anemometer cup assembly by comparison testing against an NIST
transfer standard in our wind tunnel test facility. The sensors and their
cross arm shall be an integral unit. The cross arm shall mount on a
314- inch IPS (1.05 inch 0.0.) vertical pipe stub. Orientation of the
cross arm
shall be along an East-West plane. The LEXAN cup and the
magnesium vane combination shall be standard. The heavy duty
aluminum cups and heavy-duty magnesium vane shall be optional. A
sensor transit case shall be available. A universal interface module of
a data loggers/data acquisition system shall be interfaced with the
Wind speed and direction sensor. The wind speed and directions
sensor can be provided with a 4 - 20 mA current loop output.
2. SPECIFICATIONS TABLE
Performance Speed Direction
Measuring range 0 -75 m/s 0 - 360 degrees
Accuracy ± 0.11 m/s ± 3 degrees
Threshold 0.45 m/s 0.45 m/s
C. TEMPERATURE SENSORS
1. FEATURES:
a. Maintenance Free
b. Versatile
c. Highly Accurate
d. Durable
2. Capable of meeting virtually any ambient measurement need, the
temperature sensors shall be accurate durable, and linear over a wide

(Construction)
range, can be provided with NIST traceable calibration and shall be
well matched for high accuracy delta temperature applications. The Air,
Water/Soil and Expanded Range Sensors shall encase a thermistor bead
in a stainless steel or vinyl sheath. This casing, combined with
temperature shield, shall give the thermistor bead protection from
solar radiation, precipitation, and corrosive, airborne particles. Such
configurations shall transfer heat as rapidly as possible, yielding a
typical time constant of 3.6 seconds. When direct exposure of the
thermistor to the media being measured is permissible, the Fast
Response Sensor shall reduce the time constant to a minimal 0.6
seconds.
3. A second type of sensor, Platinum 4-Wire, shall operate on the
principle that electrical resistance of a pure metal increases with
temperature. Platinum's superior linearity, stability, sensitivity and
resistance to corrosion make it an ideal practical choice. The unit's four-
wire design automatically shall compensate for possible lead
resistance errors, and it shall be supplied with certified NIST
traceability. Sensors
shall be installed easily in temperature shields. The Motor Aspirated
Shield shall provide a constant airflow past the sensor while the
Naturally Aspirated Shields shall rely o ambient air flow or
convection for sensor aspiration.
4. SPECIFICATIONS TABLE
Platinum 4-
Air, Water/Soil Expanded Range Fast Response
Wire
±0.27°F ±0.1 °F ±0.27°F
±0.18°F
Accuracy (±0.15°C) (±0.10°C) (±0.15°C)
over full range over full range over full range (±0.1°C)
-58.0º to
-58.0 to 122°F -22.0º to 122.0°F
-22.0° to 122.0°F 122.0°F
Range (-50.0° to (-30.0° to
(-30.0° to 0.0°C) (-50.0 to
50.0°C) 50.0°C)
50.0°C)
Time
3.6s 3.6s 0.6s 5.5s
Constant
D. PRECIPITATION GAUGES
1. FEATURES
a. Roller on Roller Pivots
b. Tipping Bucket
c. Heater Option
d. Self-Emptying
e. Corrosion Resistant Materials
f. English or Metric Calibration

(Construction)
g. Quality Construction
2. The accurate measurement of rain and snow precipitation remains one
of the most basic elements of hydrological and meteorology studies.
The precipitation gauges with a funnel diameter shall be designed to
measure rainfall and precipitation in remote and unattended locations.
These gauges shall be high quality instruments that provide accurate
measurements with long term performance. The tipping bucket design
shall allow accurate repeatable measurements, shall require no regular
operator maintenance and shall be economical and proven in
operation. All components of the rain gauges shall reflect the
environmental requirements of a continuous duty instrument.
3. A dual-chambered tipping bucket assembly shall be located below the
collection funnel. When a precise amount of precipitation has been
collected in one side of the bucket, gravity shall tip the assembly and
shall activate a reed switch. A momentary electrical contact closure
through the switch shall be provided for each increment of rainfall.
The
sample shall be discharged through the base of the gauge. For
environments that can typically expect a significant amount of frozen
precipitation, internal sensor heaters shall be available. The heating
elements shall be thermostatically controlled to melt any frozen
precipitation, so the water content can be measured with a minimum
of evaporative loss.
4. The funnel and housing shall be anodized aluminum and finished with
white powder coating. Stainle s Steel shall be used for all critical
components of the tipping bucket assembly and pivots. The funnel shall
have two screens to prevent leaves and other debris from entering or
clogging the gauge. A circular bubble-level and adjustable feet shall
facilitate the proper mounting of the unit.
5. SPECIFIC TIONS TABLE
Rain Gauge
0 to 30mm/hour + or – 1%
Accuracy
30 to 120 mm/hour + or – 5%
Operating Temperature 0° C to 60° C
Time Constant 3.6s
Tip Plastic tip bucket / Metal tip bucket
E. RELATIVE HUMIDITY/TEMPERATURE SENSOR

1. FEATURES
a. All Solid State Construction
b. Less Than Five Second Response Time
c. Low Power, <5 mA @ 12 VDC
d. Easily Cleaned Using Distilled Water
e. 0 - 1 VDC Output for 0-100% RH

(Construction)
f. May Be Battery Powered
2. The Relative Humidity sensor shall provide sensitivity, accuracy,
linearity and stability not typically encountered with conventional
relative humidity sensors. It shall be extremely well suited for
meteorological applications. The Relative Humidity sensor can also
be supplied with a temperature sensor and can be used with various
radiation shields for reliable and accurate measurements.
3. OPERATION
a. The Relative Humidity Sensor operation shall be based
on the capacitance change of a polymer, thin film
capacitor. A one-micron thick dielectric polymer layer
shall absorb water molecules through a thin metal
electrode and shall cause capacitance change
proportional to relative humidity. The thin polymer layer
shall react very fast, and therefore, the response time
shall be very short; less than five seconds to 90% of the
final value of relative humidity. The sensor shall respond
to the full range from 0-100% relative humidity. Its
response shall be essentially linear, with small hysteresis
and negligible temperature dependence.
4. CONSTRUCTION
a. The sensor shall be mounted in a small cylindrical
aluminum housing which contains all the electronics
necessary to provide an output for indicating or
recording humidity and/or temperature. Since the
capacitance change of the sensor is sensitive only to the
ambient humidity, temperature compensation is not
required for most applications. The probe body shall be
water tight and made from corrosion resistant aluminum.
Immersion in water shall not affect the calibration of the
sensor. The polymer material shall be resistant to most
chemicals. The calibration of the sensor shall not be
affected by liquid.
5. RELATIVE HUMIDITY
a. RH Sensing Element: Thin film polymer capacitor
b. Range: 0 to 100% RH
c. Temperature Operation Range: -50°C to +60°C (-58°F to
140°F)
d. Response Time: 10 sec. with 2 m/s aspiration
e. Accuracy: ±2.0% from 0 to100% RH
f. Temperature Coefficient: Compensated internally
g. Output: 0 to 1 VDC Standard (0 to 5.0 VDC Optional)
6. TEMPERATURE
a. Temperature Sensor: Thermistor

(Construction)
b. Temperature Range: -50°C to +60°C (-58°F to 140°F)
c. Accuracy: ±0.10°C (0.18°F), -50° to +50°C; ±0.50°C
(±0.90°F), 50° to 60°C
d. Output: Resistive
7. GENERAL
a. Input Power: 10 to 18 VDC @ <5 mA
F. VISIBILITY SENSOR
1. FEATURES
a. • 16 km (10 mile) range
b. • Flexible Power and Output Options
c. • Field Repairable with Test Points and Indicators
d. • EMI and Surge Protection on
Power and Signal Lines
e. • Easy Installation and Field Cali
ration
2. The visibility sensor shall be an infrared, forward scatter sensor that
builds on the findings of years of visibility sensor testing by the
National Weather Service and Federal Aviation Administration.
Technical papers published by these organizations state the need for a
42 degree scatter angle for optimal performance in fog and snow as
well as downward looking heads to reduce lens blockage by blowing
snow. It measures atmospheric visibility (meteorological optical
range) by determining the amount of light scattered by particles
(smoke, dust,
haze, fog, rain, & snow) in the air that passes through the sample
volume. A 42-de ree forward scatter angle shall be used to ensure
performance over a wide range of particle sizes. MOR shall be
calculated by the user by converting the received signal strength
(extinction coefficient, sigma) using Koschmeider’s formula, MOR
(Km) = 3/sigma. An integrated, one-piece housing design shall keep
all cabling internal to the sensor for the ultimate protection against the
elements. The sensor housing shall be made from anodized aluminum
and the enclosures shall be rugged, UV-resistant fiberglass rated to
IP66. Based on the proven experience of the NWS and FAA, the
sensor shall use “a look down” geometry to reduce window
contamination and clogging from blowing snow. The windows shall
use continuous duty anti-dew heaters and thermostatically controlled
external hood heaters shall be offered for protection in extreme
environments. All power and signal lines to the visibility sensor shall
be protected with surge and EMI filtering to help guarantee
uninterrupted service for the life of the sensor.
3. Installation and maintenance effort shall be minimal for the visibility
sensor. A flange located on the bottom of the sensor signal processing
box mates with a user supplied 1-1/2 inch IPS pipe. Power and signal

(Construction)
connections shall be made through waterproof cable glands to
terminal boards in the Signal Processing Box.
4. PERFORMANCE
a. Range 30 m to 16 km
b. Accuracy ±10%
c. Time Constant 60 sec
d. Scatter Angle 42° nominal
e. Source 880 nm LED
f. Outputs 0-10 VDC standard/ 0-5 VDC optional
g. Optional: 4-20 ma, 4-20 ma isolated, control relay,
diagnostic relay, RS-232C, RS-422, RS-485
5. ELECTRICAL SPECIFICATIONS
a. AC Version: 100-240 VAC,
24 VA; 75 VA w/ Hood
Heaters
b. DC Version: 9-18 VDC,6 VA; 18
VA w/ Hood Heaters
6. ENVIRONMENTAL SPECIFICATIONS
a. Temperature -40° to +60°C (-40°F to +140°F)

b. Humidity 0 – 10 %
c. Physical Protection IP66 (NEMA-4X)
G. BAROMETRIC PRESSURE SENSOR

1. FEATURES
a. Inexpensive
b. Excellent Long-Term Stability
c. Temperature Compensated
d. Digital and Analog Voltage Outputs
e. Compact Size
2. The barometric pressure sensor shall be designed for applications which
require accurate pressure measurements at a modest cost. It shall be a
stable transducer using nano-technology, yielding a linear and
repeatable sensor with low hysteresis. The digital and analog output
signals shall be directly useable without additional signal conditioning.
3. The barometric pressure sensor shall use a piezo-resistive pressure
sensor module that is mounted on a small electronic circuit board. The
pressure sensing module shall include an analog-to-digital converter,
a temperature sensor, and non-volatile memory for the storage of
calibration coefficients. A microcontroller shall control the operation
of the sensor and the data interface.
(Construction)
4. The microcontroller shall poll the pressure sensor module once per
second for the barometric pressure and the ambient temperature. The
raw readings shall be temperature corrected by the microcontroller.
Then, second and third order temperature corrections shall be applied
to the pressure reading. Finally, an individual NIST-traceable factory
calibration coefficient shall be applied and the pressure value shall be
stored for output.
5. There shall be two digital output ports on the barometer. One shall be
configured for either RS-232C or RS-485 communications, and the
other shall perform SDI-12 communications. The two serial ports
shall function independently. Data output from the digital ports shall
be over the full range of the barometer. The analog output shall be
scaled for a 200 hPa range within the full scale range of the sensor
using an internal switch. This switch shall also control the voltage
range of the analog output.
6. PERFORMANCE
a. Range: 600 – 1100 hPa
(17.70 – 32.50 in Hg)
b. Accuracy: ±1.5 hPa over
the full pressure range
c. ±0.5 hPa over any 200 hPa range with offset correction
d. ±0.35 hPa at 25°C
e. Resolution: 0.1 hPa
f. Operating Temperature Range: -40° to +55°C
(- 40° to +131°F)
g. Temperature Compensated Range: -40° to +55°C
(- 40° to +131°F)
h. Over Pressure Range: 10 to 10,000
hPa
i. Time Constant: Less than 10
milliseconds to reach 90% final output with step
function pressure input
j. Long Term Stability: ±1.0 hPa over
12 months
7. ELECTRICAL
a. Excitation Power: 0-36 Vdc; 10 mA @ +12 Vdc
b. Signal Output: 0.0 to
1.0Vdc to
2.0Vdc
to 2.5Vdc
to 5.0Vdc
RS-232C, RS-485, SDI-12

(Construction)
c. Communication Protocol: Terminal mode for RS-232C
and RS-485
d. Serial Settings: Baud Rates: 1200, 2400, 4800,
9600, 19,200 (default)
e. Format: 8 data bits, no parity, 1 stop
bit
H. PHOTOVOLTAIC PYRANOMETER
1. FEATURES:
a. Photovoltaic Solar Energy Module Monitoring
b. Agricultural Evapotranspiration Estimation
c. Air Pollution Dispersion Calculations
d. Educational Purposes
2. The Photovoltaic Pyranometer shall compare favorably to ISO 9060-
specified First Class Thermopile Pyranometers under clear and
unobstructed natural daylight conditions and fully complies with CE
Directives.
3. The Photovoltaic Pyranometer shall be suitable for all weather
operation. The sensor shall measure the solar energy received from
the
entire hemisphere. The Photovoltaic Pyranometer shall be ideal for
measuring available energy: solar energy applications; plant growth;
thermal convection; and evapotranspiration estimation.
4. The Photovoltaic Pyranometer shall employ a Hamamatsu photodiode
detector that generates a voltage output signal, proportional to the
total
amount of incoming solar radiation. Sensor sensitivity shall be
proportional to the cosine of the solar angle of incidence, allowing for
accurate and consistent measurement. The sensors good cosine
response performance is due to the unique conical shaped self-
cleaning diffuser design.
5. The Photovoltaic Pyranometer shall be suitable for use with a digital
voltmeter, or data logger. Irradiance in W/m² units can be derived, by
dividing sensor output signal voltage by the factory supplied calibration
coefficient.
6. SPECIFICATIONS
a. Sensitivity (nominal): 100 μV/Wm -2
b. Spectral response: equals silicon
c. Temperature range: -30 °C to +70 °C
d. Response time: Less than 1 sec
e. Range: +2000 Wm-2
f. Temperature dependence: 0.15 %/°C
(Construction)
g. Directional error: <10% (up to 80 degrees)
h. Spectral range: 0.4 - 1.1 micron
7. AMBIENT PARTICULATE PROFILER
a. The ambient particulate profiler is a remarkably flexible,
higher performance instrument featuring:
Eight Real-Time Channels
Self-contained
Low power / low cost
0.5 μ m to 10 μ m (typical) range, extended
Ranges available
Simple operation
Weatherproof package
Sheath air technology
Laser-diode based optical sensor
b. Using a laser-diode based optical sensor, the ambient

particulate profiler shall use light scatter technology to
detect, size and count particles. This detected
information is output as particles per size range.
8. SPECIFICATIONS
a. Measurement Principle: Optical, Light-Scatter using a
Laser Diode
b. Flow Rate: 1.0 LPM
c.
Measuring Ranges: 0.3 μ m to 10 μ m (eight
d. selectable sizes)
Concentration: 0-9,000,000 Particles per
cubic. Ft.
e. Sample Flow Rate: 1 LPM
f. Sample Interval: 1 - 60 seconds
g. Accuracy: + / - 10% to calibration aerosol
h. Communication: RS 232 Output
i. Power: 12 VDC 240 mA maximum;
Inlet Heater, additional 750 mA
j. Temperature: 0 to +70 Degrees Celsius
9. INCLUDED OPTIONS
a. Software Real Time Data logging and
b. Graphing, Remote Operation

(Construction)
c. Software requirements Pentium, 100 MHz, 16MB Ram
10. INSTALLATION
a. Installation is quick and easy with the ambient
particulate profiler. It can be mounted on a tripod, wall
mounted, bench mounted or on pole. Due to its rugged
weatherproof enclosure, the ambient particulate profiler
can be installed in most outdoor environments.
b. Data is calculated every sample period and downloaded
through the serial cable. The data can be captured by any
serial device (Laptop, Palm top, serial printer, etc.). The
data can then be analyzed using standard programs such
as excel.
c. With the included software package, data is
automatically saved and graphed in real-time. This
software allows the remote control of the ambient
particulate profiler, sample time, date/time, unit ID,
rolling averages, alarm levels,
start and stop, and reset commands n all be made from a
c laptop with the software.
I. DATA ACQUISITION SYSTEM
1. FEATURES:
a. Direct Sensor Inputs
b. Control Outpu s
c. Internal/External Solid-State Storage
d. Phone/Dedicated Line or Radio Telemetry
e. Low Power
f. Built-in Surge Protection
g.
MODBUS interface
2. The data acquisition system shall be a versatile version designed for
the most demanding environmental monitoring applications. It shall
include differential or single ended analog inputs, pulse counters and
digital I/O ports. It can function as a stand-alone station or be
operated via a PC singly or in a network.
3. Direct sensor interface including the supply of three precision
excitation voltages shall be possible with the data acquisition system.
The input signals shall be processed by a custom application program
that is factory supplied and may be modified by the user. A standard
internal battery-backed SRAM memory shall be available to store the
data points and the application program. A removable solid-state
storage module or CompactFlash® memory shall be also available to
further increase storage capacity, transport data and/or download a
new application program.

(Construction)
4. Programming of the data acquisition system shall be easily done with
a PC and the support software or an optional, portable
keyboard/display unit. A comprehensive on board instruction set shall be
included, which can be programmed to perform calculations on any
desired channel including interactions between channels.
5. The basic data acquisition system shall consist of a data logger mounted
in a NEMA-4X enclosure. An internal memory may be added. A rack
mountable version of the data acquisition system shall be also available.
6. The data acquisition system shall require a 12-volt DC power source
such as battery backup power supply. When battery backup is not
required, a power supply is provided.
7. A large selection of communications, storage, measurement and control
peripherals shall be available.

(Construction)
PART 8 FIELD INSTRUMENTATION: VALVES AND VALVES
ACTUATORS
8.1 VALVES GENERAL
A. Furnish all valves controlled by the BMS as detailed in the mechanical trade
documents and as indicated on the control drawings which form part of these
sub- contract documents. The MEP Specialist shall install valves, except those
for instrumentation. All other valves such as check valves, relief valves,
pressure reducing valves, self-regulating valves, manually operated valves, etc.
shall be furnished and installed by the MEP Specialist. Provide details of the
manufacturer's installation requirements to the MEP Specialist. Coordinate the
valve body type and pipe connections with the mechanical trade.
B. Refer to the Mechanical plans and drawings and to the control drawings which
form part of these sub-contract documents for the design conditions on which to
base sizing and ratings of the valves and their actuators.
C. The complete valve (body and trim) shall be rated for a pressure that is at least
50% greater than the maximum pressure to which it wil be exposed. Where noted
in this Section, the valve shall be rated for a higher pressure. The complete valve
shall be rated for a temperature that shall be at least 50 deg. C. (90 deg. F.)
greater than the maximum temperature to which it will be exposed. The
Manufacturer
shall certify that each complete valve is suitable for and meets all relevant
standards for the application.
D. All valves shall be rated appropriately for the fluid, temperature and pressure
and, at minimum, shall have a 16 bar rating. Valves shall comply with BS 5793
and BS EN 60534.
E. Valves of similar types shall be by the same manufacturer.
F. Valves shall have the manufacturer's name and the pressure rating clearly
marked on the outside of the body. Where this is not possible manufacturer's
name and valve pressure rating shall be engraved on a minimum 50mm (2 inch)
diameter stainless steel tag that shall be attached to the valve by a chain in such
a manner that it cannot be unintentionally removed.
G. Valves 13mm to 50mm (0.5 inch to 2 inches) shall have screwed ends. Screwed
ends shall comply with BS 21:1985 (Specification for pipe threads for tubes and
fittings where pressure-tight joints are made on the threads - metric dimensions).
Valves 63mm (2.5 inches) and larger shall have flanged ends. Flanged valves
shall be furnished complete with companion flanges, gaskets and bolting
materials. Flanges, gaskets and bolting materials shall meet the appropriate BSI
requirements.
H. Verify and certify that the materials of construction of the pipe, weld, flange, bolts
and valve will not cause any galvanic corrosion.
I. Valves shall be suitable for continuous throttling.

(Construction)
J. Valve schedules shall be submitted for review and shall clearly show the
following for each valve:
1. Associated system.
2. Manufacturer and model number.
3. Valve size and line size.
4. Flow rate, flow coefficient (CV) - and pressure drop at design
conditions
5. Valve authority, flow rate and pressure drop across the valve at design
conditions and pressure drop across the associated mechanical
equipment, e.g., coil, heat exchanger, etc., at design conditions.
6. Valve configuration (e.g. two way, three way, butterfly).
7. Leakage rate.
8. Maximum pressure shut-off capability.
9. Actuator manufacturer and model number.
10. Valve body pressure and temperature rating.
11. Normally open/closed and failure positions.
K. Where necessary to achieve the required performance and pressure drop a

control valve may be sized up to two nominal sizes below line size.
L. Valve bodies shall be cast iron, carbon steel, stainless steel or bronze subject to
requirements for valve body pressure and temperature rating and suitability of
material for application. Valve trim shall be stainless steel.
M. Valve seats shall be replaceab e. Valve seats shall be metal, ceramic filled PTFE
or equivalent and must assure tight seating.
8.2 TWO WAY CO TROL VALVES
A. All 2 way control valves shall be dynamic, modulating, pressure independent

control valves and shall be provided by the same manufacturer.
B. Balancing valves and associated balancing shall not be used where pressure
independent modulating control valves are installed. The control valve must
have the ability to limit flow to the maximum design flow specific for each coil
at all valve differential pressure ranges of 5 to 70 PSID (0.34 to 4.83 bar).
C. Each control valve shall be individually flow tested and factory verified to
deviate no more than ±5% through the entire operating pressure range of 5 to 70
PSID (0.34 to 4.83 bar). All valves shall be tested on a test stand calibrated and
verified with traceability to NIST standards. All testing must be performed at 5
PSID (0° through 90° at 10° increments), 15 and 70 PSID (45° and 90°). Test
reports must be provided if requested.

(Construction)
D. Valve shall require no more than 5 PSID (0.34 bar) to operated pressure
independent. Flow shall not vary more than ±5% through the entire operating
pressure range of 5 to 70 PSID (0.34 to 4.83 bar).
E. Each control valve shall be factory commissioned. A calibrated performance tag

shall be provided with each valve listing the measured flow rate in 10° rotation
increments.
F. Control valve range ability shall be a minimum of 100:1 through the operating
pressure range.
G. Valve bodies 2” [50mm] and smaller shall be brass. Valve bodies 3” [80mm]
through 8” [200mm] shall be ductile iron. All internal parts shall be brass,
carbon steel, stainless steel or Teflon®.
H. All valves shall have at least two (2) factory installed pressure/temperature ports
to allow field verification of flow and pressure independent operation.
I. Valve flow characteristics may be modified in valves 8” [200mm] and smaller

without removal from the piping system.
J. Maximum flow settings may be adjusted to different settings within the range of
the valve size.
K. Valve differential pressure rating shall be equal to or greater than the associated
pump’s design head pressure. Valve assembly and actuator torque shall be
selected to close off against this differential pressure.
8.3 THREE WAY CONTROL V LVES
A. Provide three-way control valves as indicated on the mechanical trade documents.
B. Pressure drop shall not exceed 35 kPa and shall conform to the following
requirements:
1. Valves shall be selected such that the valve authority (N) shall not be
less than 0.5 for diverting valves and 0.3 for mixing valves as defined
by the relationship: N=P1/(P1+P2) where:
a. P1= pressure drop across the fully open valve
b. P2= pressure drop across the remainder of the circuit
(e.g. a coil)
C. Three way control valves shall be of the mixing or diverting pattern type as
indicated in the mechanical documents. The inner valve shall have a V-port
parabolic or linear plug and stainless steel trim. Valves shall have metal-to-
metal stainless steel seats to assure tight seating.
D. Mixing valves shall be capable of tight shut-off between each inlet port and the
outlet port and diverting valves shall be capable of tight shut-off between each
outlet port and the inlet port when operating at system pressure.

(Construction)
8.4 BUTTERFLY VALVES
A. Butterfly valves shall be the full lug type.
B. The pressure drop across modulating butterfly valves at maximum design flow
shall not exceed 20 kPa.
C. Disc pins, where required to secure shaft to disc, shall be 316 stainless steel.
D. The butterfly valve manufacturer shall certify compliance with bubble tight
shut- off requirements at a differential pressure not less than the full rated design
working pressure and temperature specified with the downstream flange
removed with flow in either direction.
E. Valve manufacturer shall guarantee zero leakage to the shaft.
F. Where indicated in the Mechanical Trade documents provide linked butterfly

valves that shall comprise two butterfly valves meeting the above requirements
mounted on a flanged cast iron tee with a single actuator which shall modulate
one valve open as it closes the other such that when one is fully open the other is
fully closed and vice versa.
8.5 VALVES FOR INSTRUMENTATION
A. Instrumentation, such as pressure sensors and flow rate monitors, which is

provided for the monitoring of parameters associated with liquid in pipes or
tanks, shall be removable and replaceable without the requirement to shut down
a pump and without the requirement to drain the pipe or tank and without
causing liquid to leak from the pipe or tank. To facilitate this, the BMS
subcontractor shall furnish valves for installation by the mechanical trade.
B. Instrumentation that is mounted external to the pipe or tank and which is

connected to the pipe or tank by one or more sampling lines shall have a manual
two-way on/off v lve in each sampling line meeting the following requirements:
1. Ball type valve
2. Valve body shall be 316 stainless steel
3. Ball and stem shall be 316 stainless steel
4. Zero leakage.
5. Rated for 1050 kPa or for a pressure 50% greater than the system
working pressure, whichever is greater.
6. Rated for a minimum of 50 deg. C (90 deg. F.) greater than the
highest fluid temperature.
7. Brass or stainless steel trim.
8. Valve seats shall be metal, reinforced TFE or equivalent and must
assure tight seating.

(Construction)
9. Valve shall be Whitey 40 Series or 80 Series or approved equal if it
meets the requirements detailed above.
C. Valves for insertion flow meters shall be full port gate valves sized for the flow
meter in accordance with the flow meter manufacturer’s instructions. If the flow
meter manufacturer offers the valve as an accessory then it shall be purchased
by the BMS subcontractor from the insertion flow meter manufacturer and shall
be installed by the mechanical trade in accordance with the insertion flow meter
manufacturer’s instructions. The valve shall meet the pressure and temperature
requirements detailed for the control valves and shall have zero leakage at the
system maximum pressure.
8.6 VALVES ACTUATORS - ELECTRIC
A. The BMS Specialist shall provide actuators for valves that are furnished by the
BMS Specialist. All control valve actuators shall be modulating type.
B. Actuator shall be motor driven type. Valve stem position shall be adjustable in
increments of one (1) percent or less of full stem travel.
C. Actuator shall have an integral self-locking gear train, mechanical travel stops and
two adjustable travel limit switches with electrically isolated contacts.
D. Actuator gear assembly shall be made of hard-anodized aluminum or steel or

material of equivalent durability. No plastic components shall be acceptable for
the gear drive assembly. Disassembly of the gears shall not be required to
remove the motor.
E. Actuator shall be rated for continuous duty and have an input voltage of 240
Vac, 50 Hz or 24 V.
F. Actuator housing shall have a minimum IP 54 to BS 60529 rating. Actuators on

valves located in mechanical rooms or outdoors shall have covers of aluminum
or a material of equivalent strength and shall have captive bolts to eliminate loss
of bolts when removing the cover from the base. Housings for valves located in
a plenum and used for terminal unit or fan coil unit heating/cooling coils, may
be constructed of reinforced plastic. Materials of construction for all actuator
components shall be non-corroding.
G. Actuator motor shall be fully accessible for ease of maintenance.
H. Actuator shall be sized to meet the shut-off requirements when operating at the
maximum system differential pressure and with the installed system pump
operating at shut-off head.
I. Actuator shall control against system maximum working pressures.
J. Actuator shall fail as indicated on the control drawings that form part of these sub-
contract documents. Provide spring return to de-energized position on loss of
power or loss of control signal if so required by the sequences of operation.

(Construction)
K. Actuator shall accept control signals compatible with the BMS analogue or
digital output subsystem as appropriate. The valve stem position shall be
linearly related to the control signal.
L. Actuator shall have visual mechanical position indication, showing output shaft
and valve position.
M. Actuator shall operate the valve from the fully closed to the fully open position
and vice versa in less than two minutes.
N. Actuator shall be constructed to withstand high shock and vibration without

operations failure. Materials of construction shall be non-corroding.
O. Actuator shall be equipped with an integral position potentiometer to indicate

the stem position of the valve where required by the control sequences. All
valve actuators shall have integral end position indicators.
P. Actuator and valve shall be mounted and installed only in the location/orientation
approved by the manufacturer. Installation drawings shall clearly indicate the
valve location.
Q. Actuator shall have a manual declutch lever to enable manual operation of the
valve. It shall be possible for an operator to manually modulate valves located in
mechanical rooms in the event of loss of power. The operator shall be able to
manually modulate the valves without having to climb a ladder or other non-
permanent structure. It shall be ensured that the valve installation is such that
the valve cannot declutch under the influence of gravity and/or vibration.

(Construction)
PART 9 FIELD INSTRUMENTATION: DAMPERS AND DAMPERS
ACTUATORS
9.1 DAMPERS GENERAL
A. Provide actuators for all motorized dampers excluding motorized fire and/or
smoke rated dampers. All motorized damper actuators furnished by the BMS
Specialist shall be modulating actuators.
B. Multiple section two position dampers shall be controlled by one BMS output
unless indicated otherwise within the Point Schedules or Sequences of Operation.
C. Multiple section modulating dampers shall be controlled in sequence unless

indicated otherwise within the Point Schedules or Sequences of Operation.
D. Actuators shall be mounted to allow complete access for maintenance and

removal. Wherever possible provide damper actuators mounted on the exterior
of the duct/damper section. The installation of actuators within air streams will
be permitted only where damper configurations and site conditions require.
Obtain approval for proposed installations of actuators within ductwork,
plenums,
airstreams, etc. Furnish access doors where required t allow access.
E. Damper actuators shall be configured for normal and failure positions as

indicated in the operating sequences and as indicated on the MEP Specialist
Mechanical
Drawings and Specifications. Provide damper end switches on 2-position
actuators and position feedback for modulating damper actuators.
F. Provide actuators sized in accordance with manufacturers recommendations and

industry standards for accurate and stable control of airflow in each application.
G. Provide damper actuator installations to comply with the acoustical

requirements for the project. Noise generated from damper actuators in air
streams shall not be detectable in occupied building spaces.
H. Damper actuators shall be controlled by the BMS where necessary to meet the
required sequences of operation. If the FAS also controls a damper then the FAS
control shall override the BMS control of the damper.
I. Dampers shall be provided by the Mechanical Specialist.
9.2 DAMPER ACTUATORS
A. Provide electric damper actuators for all motorized dampers. Electric actuators
shall meet, at minimum, the following requirements:
1. Stroke by the rotating motion of a reversible, overload-protected
synchronous motor. Actuators shall be directly coupled to damper
drive blades with no intermediate linkages or shall be rotary type
actuators directly coupled to the damper drive shaft.

(Construction)
2. Protected against overload by an integral magnetic clutch or stall
protection by non-overloading impedance protected motor.
3. 240 Vac + or - 10%, 50 Hz or 24 Vac power supply with 2 limit
switches with electrically isolated contacts
4. One actuator for each damper section. Provide additional actuators to
ensure sufficient torque to meet the specified close off leakage
requirements. Damper actuators shall not be stacked.
5. Actuators shall be motorized/driven in both the open and closed
directions. Where required by the sequences of operation, actuators
shall have a spring return to the de-energized position upon loss of
power. Damper normal and failure positions shall be as identified
within the sequences of operation.
6. BMS controlled actuators for modulating Motorized Dampers shall be
controlled by a 0-10 Vdc, or 4-20mA signal. Provide actuators that
are
fully compatible with the BMS analogue output subsystem. BMS
controlled actuators for two position dampers shall be controlled by
24Vac, 24Vdc or single-phase 240 Vac power switched by the BMS.
7. Complete with mounting brackets suitable for extended shaft
mounting or direct damper drive shaft mounting.
8. Stroke dampers from fully closed to fully open in accordance with the
following:
9. Service Timing Requirement
a. Two position normal service
75 seconds
b. Modulating normal service
120 seconds
c. Emergency service (stair pressurization, smoke
containment, etc.) 15 seconds
10. Actuators for non-fire and/or smoke rated dampers shall be rated for
operation at ambient temperatures of minus 40 Deg.C. to 50 Deg.C. (-
40 Deg. F. to 122 Deg. F.).
11. Complete with damper/actuator stroke position indicator.
12. Manual drive release mechanism and manual positioning mechanism.
B. Actuators shall be quiet in operation such that noise from actuator operation is not
detectable in any occupied spaces.
9.3 DAMPER ACTUATORS HARDWIRED INTERLOCKS
A. Provide all required hardwired interlocks between fans and any motor actuated
dampers as identified within these sub-contract documents.

(Construction)
B. Power for interlocked dampers shall be obtained from the associated air
handling fan motor control circuit. Coordinate actuator power supply wiring and
fire alarm system override control of dampers with MEP Specialist.
C. Where dampers are specified to be hard wire interlocked with fan motors the
BMS Specialist shall provide the damper position switches. Provide the damper
end switch(s) hard wire interlocked to achieve the operational requirements as
specified in the Point Schedules and the sequences of operation, and as indicated
in the MEP Specialist Drawings and Specifications. Provide damper end
switches hard wire interlocked to prevent fan motor operation in both the hand
and auto position of hand/off/auto motor control circuit. Damper position
switches shall be set to indicate the open position when they are open by more
than 80%.
D. Provide for each damper that is controlled by both the BMS and the FAS, a
terminal strip and associated control relays such as to allow control and
monitoring as follows (as applicable):
1. BMS two position open-closed control - contact closure of a BMS
relay, thermostat or interlocking device shall control the damper.
Contact opening shall close the damper.
2. BMS modulating control - modulating signal from the BMS of 0-10
Vdc or 4-20 mA output to achieve the required sequence.
3. Damper open/closed status
- allows FAS monitoring or interlock of
damper open and damper close status.
4. Damper open/closed status - allows BMS monitoring or interlock of
damper open and damper close status.
5. Override open control - contact closure of a FAS command relay or
localized smoke detector shall override any BMS modulating or
open/closed control to open the damper.
6. Override closed control - contact closure of a FAS command relay or
localized smoke detector shall override any BMS modulating or
open/closed control to close the damper.
7. Furnish and terminate cabling as follows:
a. Between all damper actuators and the associated damper
terminal strip.
b. Between the BMS and the damper terminal strip for any
damper monitored and/or controlled by the BMS.
c. Between the damper terminal strip and interlocked
motors, thermostats, pressure switches, generators,
pumps, etc.
E. Coordinate exact FAS interface requirements and terminal strip locations with
the MEP Specialist.

(Construction)
PART 10 EXECUTION
10.1 TRAINING
A. Submit an outline of the training courses to be given for 2 trainees as assigned

by the employer. This outline shall include a schedule of the training sessions in
at least one-half day increments, indication of the topics to be covered in each
session and any prerequisite requirements that should be met prior to
attendance. The training outline shall be submitted with the initial shop drawing
and submittals packages. Training shall not commence unless the Engineer has
approved a training outline. Training shall be coordinated with the Employer’s
designated training coordinator.
B. Training sessions shall include classroom type instruction and "hands on"
instruction and shall be given by the Specialist at the BMS Specialists facilities
and on-site as detailed below. The trainers shall be factory trained and certified
from the manufacturer, shall be experienced with the hardware and software and
shall be experienced trainers. The resumes of the trainers shall be submitted to
the
Employer and Engineer for approval. The resumes shall indicate clearly the
experience and expertise of the proposed training staff with regard to both their
technical and training capabilities. The BMS Specialist shall certify the
proposed training staff as specialist trainers. The BMS Specialist shall advise
the Employer of the recommended qualifications for the potential trainees.
C. Training shall consist of, 16 No. 4-hour sessions at the BMS Specialist’s facilities.
These training sessions shall be tailo ed to the construction schedule and they
shall be presented in accordance with a flexible schedule that shall be acceptable
to the Employer. Follow up training shall consist of 8 No. 4-hour sessions on-
site using the installed components that shall be given during the period
immediately prior to the acceptance testing. Further follow up training shall
consist of 8 No. 4- hour sessions on-site during the warranty period. These
training sessions during the warranty period shall be scheduled with the
Employer.
D. Provide all training materials (hand-outs, textbooks, workbooks etc.) and any
audiovisual equipment required to execute the training.
E. Training sessions shall be formatted to maximize the usage of time of the

attendees and prevent redundant coverage of materials for advanced students.
Training sessions shall be designed on the basis of experience and knowledge of
the attendees scheduled to participate and shall differentiate between the
requirements of supervisory, operations and maintenance personnel. The
training shall be specific to this project and shall cover, at minimum, the
following:
1. Data base features.
2. Operating sequence programming.
3. Operator interface features.
4. VDU graphics set up and modification.

(Construction)
5. An overview of the BMCS topology.

(Construction)
6. Information access.
7. Executing operator commands.
8. Operator definable values.
9. Report customization.
10. Event message generation and modification.
11. Maintenance and calibration of instrumentation (Maintenance
personnel only)
12. Use of the Portable Operator Terminals (POT). and the Hand Held
Wireless Terminals (HHWT)
13. Interfaces between the low voltage Building Systems.
14. Other subjects necessary to ensure that the operators, maintenance and
supervisory staffs will be able to operate the BMS without any on-
going assistance from any outside party.
F. Provide sufficient training to the Employer’s staff such that they shall be able to
map BACnet object Ids to the terminal server and shall be able to add points to
the data storage, analysis and retrieval functions.
10.2 BORING AND PATCHING
A. Boring and patching for work undertaken by the MEP Specialist to install BMS
components shall be undertaken by the MEP Specialist but the BMS Specialist
shall provide boring and patching of work in those instances where the BMS
Specialist has caused damage requiring boring and patching. The BMS Specialist
shall provide boring and patching for all installation work undertaken by the BMS
Specialist. Boring and p tching shall meet, at minimum, the following
requirements:
1. Before boring any structural components, obtain the Engineer's
approval.
2. Make boring with clean, square and smooth edges. Patches shall be
inconspicuous in covered areas and visually undetectable in areas
normally accessible to the tenants.
3. Restore fire ratings if boring has violated the fire rated assemblies.
10.3 FIRE STOPPING
A. The MEP Specialist shall provide fire stopping for components installed by the
MEP Specialist on behalf of the BMS Specialist but if the BMS Specialist
damages fire stopping installed by another trade or the work undertaken by the
BMS Specialist requires that fire stopping be replaced or added, the BMS
Specialist shall seal all conduit, cable, or cable tray penetrations of fire rated
assemblies. Seal or fire-stop shall meet, at minimum, the following requirements:

(Construction)
1. Comply with all applicable codes, regulations and statutory
requirements.
2. Approved by the authority having jurisdiction.
3. Firesafing system or device used shall not derate the ampacity of
electrical cables passing through it.
10.4 HANGING AND SUPPORTING
A. Install all equipment, devices, materials and components in compliance with the
manufacturer’s recommendations. Supports shall be suitable for the
environment within which the component is to be installed. Coordinate all
hanging and supporting of components with all trades.
B. Boring and cutting shall be kept to a minimum and conducted in a neat and
workmanlike manner. Provide reinforcing and fastening materials as necessary.
10.5 TESTING AND INSPECTIONS
A. General Requirements:
1. All components shall be tested by the BMS Specialist to ensure
compliance with the specifications before they leave the BMS
Specialist's premises and shall b tested again on-site by the BMS
Specialist before the commencement of acceptance testing. The BMS
Specialist shall not ship components to the project site until they have
been found to be fully compliant with the specifications and the BMS
Specialist shall not request the commencement of acceptance testing
until such time as the BMS Specialist has made a complete and
thorough checkout of all equipment on site.
2. Any component furnished under this sub-contract shall be made
available for inspections or tests, as deemed necessary by the
Engineer. Use of any component by the Employer and Engineer shall
not imply acceptance of the system or acceptability of any
component. Availability and demonstration of the systems shall not be
withheld and the use of components shall not imply the start of the
Defects Liability Period.
3. Costs associated with the required inspections and testing shall be
included in this scope of work. Additional charges will not be accepted.
4. The BMS Specialist shall make available all equipment, calibrated
instruments and ladders, as necessary to satisfactorily demonstrate the
acceptability of the components and systems. Instrumentation to be
used for the verification of monitored parameters shall be calibrated
or supplied by an approved laboratory or manufacturer. Provide
copies of the calibration data with the component test sheets.
5. Installation, engineering, software and system personnel shall be
available on-site during the commissioning tests. These personnel
shall

(Construction)
be familiar with the installation and shall undertake all tests as
requested by the Engineer in order to verify that the BMS components
individually and in total meet the specifications.
6. The BMS Specialist shall confirm that the person(s) who will be
conducting the commissioning tests on behalf of the BMS Specialist
has been actively involved (on site) throughout the commissioning of
the control system. Software shall be developed, tested and
demonstrated over a time span short enough to guarantee continuity of
personnel.
B. Factory Tests/Software Tests:

1. When the BMS Specialist has written and tested the software and
prior to loading software into controllers on site, the BMS Specialist
shall demonstrate to the Engineer that the software functions in
accordance with the specifications. This shall be accomplished by in-
house simulation of plant operating conditions using switches,
potentiometers, voltmeters and lamps etc., via the BMS graphical
interface.
2. The software functionality will be checked during the demonstrations
on a clause-by-clause basis with the specification, with reference to
all
applicable correspondence, and with variation orders issued by the
Employer.
3. Deficiencies shall be remedied and testing shall be repeated at no
additional cost to the Employer prior to the shipping of the
components to the project site.
4. The Engineer shall be advised at least 2 weeks in advance of any
scheduled factory testing and the Engineer shall determine at that time
whether the Engineer shall witness the tests. If the Employer decides
that the tests shall be witnessed the Employer shall select a
representative and the BMS Specialist shall pay the costs of the
representative to attend the tests.
C. Inspection During Installation:

1. Prior to commissioning tests, the BMS shall be available for use by
the Employer and Engineer. Use by the Employer and Engineer shall
not imply acceptance of any component of the BMS or the
commencement of the Defects Liability Period.
2. Provide staff to assist the Engineer in the inspections made during the
installation period to review the progress and quality of the ongoing
work. The Engineer will generate Field Observation Reports on the
findings of the inspection. The Engineer shall advise the BMS
Specialist during the inspection of any concerns noted with respect to
the installation and shall repeat the concerns in writing as soon as
possible after the inspection is completed. The BMS Specialist shall
take corrective action to meet the requirement of the specifications.
3. Failure of the Engineer to identify any error or omission during
inspections shall not relieve the BMS Specialist of any of the

(Construction)
specification requirements and shall not imply that a deviation from the
specification has been accepted.
D. Component Testing/Point To Point Testing:

1. Prior to the scheduling of the commissioning tests with the Engineer,
perform a complete and detailed operational check of each BMS
component. Tests shall be documented as detailed below and shall
cover all of the testing requirements detailed in this Section for the
commissioning tests. The Engineer shall undertake such random testing
as the Engineer considers necessary to verify the acceptability of the
components.
2. All components testing involving the verification of air and water
flow rate monitoring shall be scheduled in conjunction with the air
and water-balancing Specialists. In particular, this shall apply to the
verification of all control and monitoring parameters for terminal units.
3. Point to point checks shall be proven from the field device/interface
operation to the controller/outstation and from the controller to the
presentation of the point on the graphics. The results from the point-to-
point tests shall be submitted for approval on pre-defined schedules.
4. Point to point checks shall verify:
a. Correct location of the field device for the application.
b. Correct installation of the control device/interface with
reference to the manufacturer’s literature and check that
sufficient access has been provided for maintenance.
c. That the control device has the correct range for the
application, that the range is correctly entered in the
controller and the display of values is correctly engineered
on the operator's terminal.
d. Correct operation of the controls device/interface,
including any associated alarm and alarm text.
e. Correct installation of each valve and damper actuator,
and ensure that each valve and damper actuator is
stroked correctly when checked against the BMS output.
f. Calibration of the control device.
g. Labels provided on the control devices and mechanical
equipment are correct.
E. Systems Testing:
1. Systems testing shall not commence until all component testing has
been successfully undertaken and approved by the Engineer.
2. System testing shall be undertaken by the BMS Specialist and the
BMS Specialist shall complete the Specialist’s portion of the system
performance verification sheets. The completed system performance
verification test sheets shall be submitted to the Engineer.

(Construction)
3. The BMS Specialist shall schedule a repeat of the system performance
verification tests at a time convenient to the Engineer. These tests for
the verification by the Engineer shall not be scheduled until the BMS
Specialist has verified that all systems are operating in accordance
with the specifications.
4. The Engineer’s verification tests shall be performed by the BMS
Specialist and shall be witnessed by the Engineer who shall complete
the Engineer’s portion of the system performance verification test
sheets as each test is successfully undertaken. The BMS Specialist
shall remedy any deficiencies that are observed during the system
performance verification tests and retesting shall be scheduled at a
time suitable to the Engineer. If there are deficiencies remaining after
the follow-up systems performance verification testing that require
further testing by the Engineer, then the expenses of the Engineer
incurred in providing the additional follow-up tests to verify
compliance with the specifications, including travel, subsistence,
accommodation and
normal consulting fees, shall be paid by the BMS Specialist at no
additional cost to the Employer.
5. The following shall be demonstrated as a minimum:
a. Each and every point on the system including calibration
checks and the stroking of actuators.
b. All dynamic gra hics comply with the mechanical and
control specifications.
c. All system programs comply with the specification under
the normal modes of operation, emergency power,
building fire detected and fireman's override operating
modes.
d. All system alarms comply with the specification.
e.
System stability.
f.
Dynamic tests to prove control stability and that the
environmental conditions are being maintained.
F. Test Coordination:
1. Testing of the BMS during the systems and integrated testing shall be
coordinated with all other trades associated with the system being
tested. The system shall be tested as a complete entity during these
tests. The BMS portion of the systems shall not be tested in isolation.
G. Testing of Third Party Interfaces:

1. The BMS Specialist shall develop and fully test all software required
for the interface between the BMS and equipment furnished by others
prior to the delivery of the associated hardware and software
components to the project site. There shall be no software
development on site except that associated with the entry of database
items such as set-points, alarm limits, control constants and schedules.

(Construction)
2. The third party interfaces shall be fully demonstrated to the Engineer
at the BMS Specialist’s facilities prior to the installation of any BMS
microprocessor based components at the project site. The
demonstration shall include all hardware and software components
associated with the interfaces.
3. The third party interfaces shall be re-tested on site following the
testing and acceptance by the Engineer of the individual low voltage
systems.
4. The BMS Specialist shall fully demonstrate that the BACnet objects are
provided at the BMS Management level network in accordance with the
requirements of these specifications.
H. Test Documentation:
1. Test results shall be documented using test sheets. The test sheets
shall be prepared in an appropriate format for the various categories
of component and system to be tested. Component test sheet forms
included within this section indicate a minimum acceptable standard.
The final format of the proposed test forms shall be submitted by the
BMS Specialist for approval at the shop drawing stage. The
component and system performance verification sheets attached to
this Section of
the sub-contract Documents are provided to the Specialist for
information and to serve as a guide for the minimum standards
required. These attached examples of component and system test sheets
are generic in nature and may not accurately reflect the actual
sequences of operation that are to be implemented and not all systems
and component types are covered by these example test verification
sheets. It is the responsib lity of the BMS Specialist to provide test
verification sheets for each component and system that accurately
reflect the sequences of operation and appropriate data for the
components and systems as furnished under this sub-contract.
2. Completed c mponent test sheets indicating the test results for each
BMS component within the system shall be submitted to the
Engineer, together with a proposed schedule for system
commissioning tests, at least X weeks prior to the proposed system
commissioning tests. The Engineer shall determine on the basis of the
BMS Specialist's component testing, whether or not it is appropriate
to commence system-commissioning tests. It shall be the Engineer’s
decision as to whether the system commissioning tests can proceed as
proposed by the BMS Specialist or whether deficiencies have to be
remedied and additional testing undertaken before the system
commissioning tests can proceed.
3. At minimum, component test sheets will be prepared to cover each of
the following items:
a. Digital input point
b. Digital output point
c. Analogue input point

(Construction)
d. Analogue output point (one for each type of final control
element, e.g. valve, damper, etc.)
4. System test sheets shall be prepared for the testing of, at minimum,
each of the systems detailed in the point definition sheets. The test
sheets shall be based on the sub-contract requirements and not on the
system as installed.
5. All test documentation shall be maintained in electronic format and in
hard copy.
10.6 ACCEPTANCE AND TURNOVER DOCUMENTS
A. Prior to system acceptance and turnover and as a condition of system

acceptance, the following documents are to be submitted in four copies in
accordance with requirements of Division 1:
1. System user manual.
2. Systems maintenance manual including specifications on each piece of
equipment, trouble-shooting charts, and preventive maintenance
instructions, technical data sheet for each instrument referenced for
each application.
3. As-built drawings including equipment outlined dimension drawings,
equipment wiring and or piping connection drawing.
4. Complete supplementary information about software and hardware of
system supplied. This to inclu e:
a. System block diagram (hardware).
b. Software "functional" flow diagram.
c. Memory map of all units.
d. Specific tasks performed by each processor, especially
where a distributed processing architecture is provided.
These are to be clearly indicated in functional form.
e. Source and object lists of software program.
5. Tests and calibration data pertinent to each item installed in the
systems.
6. Password at all levels.
7. Meets LonMark™ Interoperability Association Standards or ASHRAE
SSPC 135 standard as applicable.
8. Interoperability documentation.
9. System construction inspection procedures.
10. Points calibration procedures.
11. Calibration technical procedures.
12. Plant operational system test procedures.

(Construction)
13. Operator and maintenance personnel training curriculum.
B. The BMS sub-contractor shall handover all programs, database, configuration and
network data to the Employer.
C. All other documentation as detailed in these specifications.
D. The BMS sub-contractor shall provide documentation detailing the methods and
techniques required to connect additional workstations, DDC controllers,
gateways, routers and any other BMS hardware and to add BACnet objects to
the software as well as to export the data in any of the previously mentioned
standards to another system. The system documentation shall be sufficiently
detailed to enable the BMS’s incorporation into another BACnet system in the
future.
E. The BMS sub-contractor shall provide interoperability documentation for the

BACnet components. All the data related to the components shall be presented
along with their respective BACnet object ID created in the system, along with
their PICS, BIBBS, addresses and method statements to read and write data via
integration of the components with another system in future.
F. The documentation shall include comprehensive and complete details of the

LonWorks components (if provided) including details of all XIF, SNVT’s,
SCPT’s, UNVT’s, UCPT’s and External Interface Files (XIF). The LonWorks
interoperability data shall also include their respective BACnet object ID
generated in the system against their LonWorks SNVT/SCPT data and method
statements to read and write data via integration of the LonWorks components
with another system in future.
G. Provide latest copy of ASHRAE standard SSPC/135.

(Construction)
PART 11 APPROVED VENDOR LIST
1. Alerton Inc (U.S.A.).
2. Invensys (U.S.A.)
3. Johnson Control (U.S.A.)
4. Honeywell (U.S.A.)
5. Trend (U.S.A.)
6. Delta Control Inc (U.S.A.).
or approved equal.


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Al Bayt Stadium – Al Khor City

Package-2 (Stadium, Auxiliary Building and Bridge) - Part 1

INSTRUMENTATION, CONTROL AND AUTOMATION

The following clauses amend or replace the corresponding referenced clauses in

1.1 RELATED DOCUMENTS

A. Drawings and general provisions of the Contract, including Conditions of

A. The BMS sub-contractor shall provide the Building Management System

B. The Building Management System sub-contractor shall be responsible for the

C. The BMS sub-contractor shall be a sub-consultant to the mechanical contractor

1.3 RELATED WORKS

A. The following disciplines contain requirements that relate to this Section:

A/C - Air Conditioning

INSTRUMENTATION, CONTROL AND Tender No.

INSTRUMENTATION, CONTROL AND Tender No.

INSTRUMENTATION, CONTROL AND Tender No.

A. Algorithm: A logical procedure for solving a recurrent mathematical problem.

B. Analog: A continuously varying signal value (temperature current, velocity, etc.).

C. BACnet: The Building Automation and Control Network open protocol

D. BACnet Object: A physical or virtual point with a set of associated properties

E. BACnet Conformance: A description of the capabilities of a device for

F. BACnet Interoperability Building Blocks (BIBB’s): A BIBB defines a small

G. BACnet/IP: The building automation and control network open protocol

H. Binary: A two-state system where a high signal level represents an “ON”

INSTRUMENTATION, CONTROL AND Tender No.

L. Diagnostic Program: Machine-executable instructions used to detect and isolate

M. Direct Digital Control (DDC) involves the connection of microprocessor-based

N. Distributed Control: A system whereby all control processing is decentralized

O. Furnish: Purchase and deliver to the appropriate installing sub-contractor,

P. Gateway: A device that contains an input/output (I/O) software driver to

Q. Human-Machine Interface (HMI): Human-machine interfacing allows the

R. Integration: Establishing communication and meaningful data transfer between

S. Interoperability: The ability of systems from different manufacturers and of

T. LonMark Interoperability Association: Standards committee consisting of

V. LonTalk: Open/standard communication protocol developed by the Echelon

W. LonWorks: The overall communications technology for control systems

INSTRUMENTATION, CONTROL AND Tender No.

Y. Network: A system of distributed control units that are linked together on a

Z. Operating System (OS): Software that controls the execution of computer

AA. Operator Interface Workstation (OIW): The OIW consists of a high-level

BB. Peer-to-Peer Communication: Communication directly between devices that

INSTRUMENTATION, CONTROL AND Tender No.

LL. Application Specific Controller: A controller generally designed for a specific

OO. XML/SOAP: Simple Object Access Protocol (SOAP) is a simple eXtensible

PP. The above definitions shall apply to the words:

RR. In the singular and in the plural.

SS. In all grammatical tenses.

1.6 BMS SYSTEM ARCHITECTURE

A. The following is a general description of the BMS architecture. This description is

B. The Management Level

INSTRUMENTATION, CONTROL AND Tender No.

C. The Automation Level

D. The Field Level

INSTRUMENTATION, CONTROL AND Tender No.

1.7 SCOPE OF WORKS

A. Provide a complete BMS turnkey installation as detailed in the sections of this

C. The BMS shall meet the following general criteria:

INSTRUMENTATION, CONTROL AND Tender No.

G. Provide adequate earthing on all equipment to prevent the build-up of

5. Coordination with other site Specialists.