SECTION 13085

BUILDING MANAGEMENT SYSTEM

PART 1 GENERAL

SECTION INCLUDES

Central processing units.

Data storage units.

Data terminal units.

Data communication units..

Remote control units.

Data interface units.

Communication cable.

System software.

RELATED SECTIONS

Section [_____] - [______________________________]: Environmental control systems.

Section 16149 - Low Voltage Lighting Control.

Section 16721 - Fire Alarm and Smoke Detection Systems.

Section 16722 - Intrusion Detection and Security Access Systems.

Section 16901 - Electrical Sensing and Measurement.

Section 16902 - Electrical Control and Relays.

SYSTEM DESCRIPTION

Building Management System: Distributed process control system consisting of central control, central communications, and remote control systems to monitor and control the following building systems:

Heating, ventilating, and air conditioning systems control.

Smoke control.

Energy management.

Building and exterior lighting.

Fire alarm and smoke detection.

Intrusion detection and security access.

[_________________________________________.]

Central Control System: Configure central processing units, mass memory units, data terminal units, and related software to perform the following functions:

Develop, store, access, and update building management data base.

Provide human operator interface with system.

Display and record system operation.

Provide central monitoring and automatic control of building systems.

Central Communication System: Configure central communication units, data communication network, and related software to control input and output between central control system and remote control system.

Remote Control System: Configure [remote control units,] [data interface units,] input sensing devices, and output control elements to perform the following functions:

Process variable sensing, signal transmitting, and signal conversion for each input point.

Signal conversion, transmitting, and operation of control drive or other element for each output point.

Receive remote control programs and system data from central communication system.

Manual entry of remote control programs.

Storage of data and remote control programs.

Execute remote control program commands.

Transmit local status data to central communication system.

Execute commands received from central communication system.

DESIGN REQUIREMENTS

Design central processing unit with modular system architecture to allow expansion of processor memory and addition of application software programs, terminal units, and central memory units.

Minimum System Configuration: Accommodate input and output points, building systems data base, and functions specified [.] [and allow for [20] [___] percent additional input/output points and related expanded data base, without modifying system hardware or software.]

Future System Expansion: Design system to be expanded to accommodate [______________________________.] Design application software programs and system data base to be transportable to expanded central processing unit if required to accommodate specified future expansion.

Operator Data Terminal Unit: Provide operator interface functions through data terminal unit, including manual setpoints and overrides, data base display and maintenance, program loading and entry, operating system software functions, alarm display and acknowledge, [graphic display,] and operation logging.

Design operator display terminal data screens with the following features:

Split screen display to allow entering commands and variables while observing status and alarm screen.

Provide constant display of date, time, outside environmental conditions, and system status.

Indicate off-normal conditions in a flashing display.

Design graphic display screens to present [static] [dynamic] [interactive] display of process variables and system status.

Layout data terminal units to allow operator to view displays, acknowledge system alarms and messages, manually enter data or commands, and communicate over telephone or intercom systems from one seated position.

Central Control System: Perform the following functions:

Perform optimization routine for [__________] system.

Display value of each input point.

Display alarm when value of any input point exceeds preset minimum or maximum limit.

Record each alarm indication.

Record each operator-initiated action of control system.

[________________________________________.]

Design central communication system to control input and output between [each] central processing unit, [data memory units,] [remote control units,] [and][.] [data gathering units.]

Data Communication Network: Dual redundant distributed control network.

Network Topology: [Bus.] [Star.] [Ring.] [Point-to-point.]

Network Media: [Twisted pair.] [Baseband coaxial cable.] [Broadband coaxial cable.] [Twinaxial cable.] [Fiber optic cable.]

Network Protocol: Deterministic arbitration using [token passing.] [master/slave arrangement.] [token passing with backup master.] [_______________.]

Network Transmission Speed: [_____] baud.

Error Checking Method: [_________________.]

[________________________________________.]

Remote Control System: Provide the following functions and features:

Signal inputs.

Control outputs.

Data and program memory.

Independent control and monitoring of local processes during failure of central control or central communication systems.

Design system to operate at line voltage between 85 percent and 110 percent of rated voltage, and within 3 percent of rated frequency.

Design system clock and random access memory to eliminate data loss during 72 hour power failure.

Design system to continue operation of alarm display and printing at central location [and operation of remote control unit functions] during removal or failure of central processing unit.

SUBMITTALS

Submit under provisions of Section [01300.] [_____.]

Shop Drawings: Indicate system configuration; interconnection wiring diagrams; location, data characteristics, range and units for each input and output point; logic diagram for each type of control routine; programming and operating reference for central processing unit operating system; programming and operating reference for each application and programming language provided.

Product Data: Provide for each component, including sensors, control drives and elements, plug-in circuit boards, and enclosed equipment units. Include cabinet dimensions, weights, and support point locations for each item of enclosed equipment.

Design Data: Indicate basis of optimization algorithms.

Manufacturer's Installation Instructions: Indicate installation instructions.

Manufacturer's Certificate: Certify system meets or exceeds listing requirements of Underwriter's Laboratories, Inc. for fire alarm and security equipment.

Submit software provider's license agreement stating limits on use, copying, and transferring software.

Manufacturer's Field Reports: Submit under provisions of Section [01400.] [_____.]

Manufacturer's Field Reports: Indicate acceptance of component and equipment installation, interconnecting wiring, and weekly progress on installation and start-up of system software.

PROJECT RECORD DOCUMENTS

Submit under provisions of Section [01700.] [_____.]

Accurately record actual locations of each input and output circuit termination, and identification marking of each circuit.

OPERATION AND MAINTENANCE DATA

Submit under provisions of Section [01700.] [_____.]

Operation Data: Include programming and operating reference for central processing unit operating system; programming and operating reference for general programming and application languages; programming and operating reference for remote control programming; comprehensive operating reference for specific control systems; and listing of each application program used in control and monitoring routines.

Maintenance Data: Include trouble shooting and repair procedures.

QUALIFICATIONS

Manufacturer: Company specializing in manufacturing the products specified in this Section with minimum [three] [_____] years [documented] experience.

REGULATORY REQUIREMENTS

Conform to Federal Communications Commission requirements governing radio frequency electromagnetic interference.

Conform to [applicable] [__________] code for [smoke removal] [and] [fire alarm and smoke detection] systems.

Provide certification of inspection confirming approval of [smoke removal] [and] [fire alarm and smoke detection] systems by [authority having jurisdiction.] [__________.]

PRE-INSTALLATION CONFERENCE

Convene [one] [_____] week prior to commencing work of this Section, under provisions of Section [01039.] [_____.]

Require attendance of parties directly affecting the work of this Section.

Review environmental requirements, wire and cable routing and terminations, equipment access, and utility requirements.

DELIVERY, STORAGE, AND HANDLING

Deliver, store, protect, and handle products to site under provisions of Section [01600.] [_____.]

Accept products on site and verify damage.

Protect products from construction operations, dust, and debris by storing in conditioned space.

ENVIRONMENTAL REQUIREMENTS

Do not install products when temperature is not within operating range requirements.

Maintain temperature between 60 and 80 degrees F and relative humidity between 10 and 90 percent during and after installation of central control equipment.

MAINTENANCE SERVICE

Furnish service and maintenance of building management system for [one year] [_____] from Date of Substantial Completion.

Include installation of software revisions issued during maintenance service period.

EXTRA MATERIALS

Furnish under provisions of Section [01700.] [_____.]

Provide special tools required for maintenance.

Provide [two] [_____] of each plug-in circuit board under provisions of Section [01700.] [_____.]

Provide [1000] [_____] sheets of continuous form paper.

PART 2 PRODUCTS

MANUFACTURERS

[_____________________________________________.]

[_____________________________________________.]

[_____________________________________________.]

Substitutions: Under provisions of Section [01600.] [_____.]

EQUIPMENT

Central Processing Unit:

Processer: [16] [___] bit.

Clock Speed: [8.0] [___] megaHertz.

Random Access Memory: [640 kB.] [_____.]

[____________________________.]

[_________________________________________________.]

Manufacturer and model: [____________________.]

Mass Memory Unit: [[One] [___] flexible disk] [and][.] [[one] [___] sealed fixed disk.] [Tape drive.] [_________________________.]

[Flexible Disk Drive: [One] [___], size [5-1/4] [_____] inch, [1.2 mB] [_____] capacity.]

[Sealed Fixed Disk Drive: [One] [___], [20] [___] mB

capacity.]

[Fixed Disk Drive: [One] [___], [___] mB capacity.]

Tape Drive: [One] [___], [___] mB capacity, [reel-to-reel] [cartridge] type.

[_________________________________________________.]

Manufacturer and model: [____________________.]

Data Terminal Unit: CRT unit with keyboard and monitor.

Keyboard: Include complete upper and lower case ASCII keys, numeric entry keypad, dedicated cursor control keypad, and [10] [___] programmable function keys.

Monitor: [12] [___] inch diagonal size, [16-color] [monochrome] monitor with non-reflective screen, front access contrast and brightness control 80 character by 25 line text display, and [320 x 200] [640 x 400] [___x___] pixel resolution. [_______________.]

Manufacturer and model: [____________________.]

Graphics Terminal Unit:

Monitor: [12] [___] inch diagonal size, 16-color monitor with non-reflective screen, front access contrast and brightness control, 80 character by 25 line text display, and [320 x 200] [640 x 400] [___x___] pixel resolution. [_______________.]

[______________________________.]

[Manufacturer and model: [____________________.]]

Data Communications Unit: [_________________________.] [Manufacturer and model: [____________________.]]

Remote Control Unit:

Digital Input: [______________________________.]

Electron Analog Input: [4-20 mA.] [0-12 mVDC.] [0-5 VDC.] [__________.]

Resistance Temperature Detector: [500] [___] ohms.

Pneumatic Analog Input: [3-15 psi.] [_____.]

Digital Output: [______________________________.]

Electronic Analog Output: [4-20 mA.] [0-12 mVDC.] [0-5 VDC.] [__________.]

Pneumatic Analog Output: [3-15 psi.] [_____.]

Random Access Memory: [_____] kB, [no-volatile,] for program and data storage.

[______________________________.]

Manufacturer and model: [____________________.]

Data Interface Unit: [_________________________.] [Manufacturer and model: [____________________.]]

Dot Matrix Printer:

Width: [132] [___] columns.

Print Speed: [160] [___] characters per second[,][.] [bi-directional][.]

Print head: [9x9] [___] matrix.

Line Spacing: 6 or 8 lines per inch, selectable.

Character Set: 96 ASCII upper/lower case set.

Character Style: Draft quality, underscore, emphasized, double strike, expanded, and near letter quality,

software selectable.

Provide printed graphics capability.

Manufacturer and model: [_________________________.]

Line Printer: [_________________________.] [Manufacturer and model: [____________________.]]

Laser Printer: [_________________________.] [Manufacturer and model: [____________________.]]

ACCESSORIES

Annunciator Panel: [_________________________.] [Manufacturer and model: [____________________.]]

Communication Cable: [___________________________________.] [________________________________________________________.]

Paper: [____________________________________________.]

SOFTWARE

Central Processing Unit Operating System: Memory-resident, real-time, multi-user, multi-tasking operating system to support [ten] [___] simultaneous real-time processes and [two] [___] batch processes.

Include the following operating system utilities:

File create, copy, rename, move, delete.

[______________________________________.]

[______________________________________.]

Include high-level programming language compiler, with subroutines and remote control unit program instruction set to perform specified sequence of operation.

Operator Interface Software:

Use English language displays, commands, and responses.

[______________________________________.]

Remote Control Software: Include the following functions:

Update input and output values at intervals of [one] [___] second.

Input and output conversion, scaling, offset, and non-linear input correction.

Error checking of input.

[______________________________________.]

PART 3 EXECUTION

INSTALLERS

[_____________________________________________.]

[_____________________________________________.]

[_____________________________________________.]

EXAMINATION

Verify that conditioned control rooms are ready to receive work.

Verify field measurements are as [shown on [shop drawings.] [Drawings.]] [instructed by manufacturer.]

Verify that required utilities are available, in proper locations, and ready for use.

Beginning of installation means installer accepts existing conditions.

INSTALLATION

Install in accordance with manufacturer's instructions.

INTERFACE WITH OTHER PRODUCTS

Connect HVAC control devices under provisions of Section [_____.]

Connect motor controllers under provisions of Section 16480.

Connect lighting controls under provisions of Section 16149.

Connect fire alarm and smoke detection devices under provisions of Section 16721.

Connect intrusion detection and security access devices under provisions of Section 16722.

Connect electrical sensing and measurement devices under provisions of Section 16901.

Connect electrical controls and relays under provisions of Section 16902.

Connect programmable logic controller under provisions of Section 16903.

FIELD QUALITY CONTROL

Field [inspection and] testing will be performed under provisions of Section [01400.] [_____.]

Test each sequence of building management system by simulation of normal, off normal, and alarm conditions.

MANUFACTURER'S FIELD SERVICES

Prepare and start systems under provisions of Section [01400.] [_____.]

Include installing and debugging hardware and software. Perform hardware configuration revisions required to accommodate software patches.

Enter building management data base and provide backup copy on [fixed disk platter.] [magnetic tape.] [sealed fixed disk.] [removable flexible disk.] [_______________.]

ADJUSTING

Adjust work under provisions of Section [01700.] [_____.]

Adjust setpoints, alarm points, and display configurations so that system performs as specified.

CLEANING

Clean work under provisions of [01700.] [_____.]

Clean equipment finishes and interiors of equipment cabinets.

DEMONSTRATION

Provide systems demonstration under provisions of Section [01650.] [_____.]

Demonstrate operation of building management system.

Provide systems demonstration and instruction under provisions of Section [01650.] [_____.] Include travel and living expenses.

END OF SECTION