06 GSA Smart Building Implementation Guide_v1_2_1-20220422.pdf

GSA Public Building Service Smart Buildings Program

GSA Smart Building Implementation Guide Version Control

Revision Date Description

1.2.1 4/29/22 Updates to document links and adding new focus areas

1.2.0 5/14/18 Corrections and update to Point Naming Standard

1.0.0 6/10/15 GSA Smart Building Implementation Guide

Smart Buildings Program

Table of Contents

1 Introduction 4

1.1 Audience and Use 4

2 Smart Building Attributes 4

2.1 Open/ Converged/ Normalized – All Systems 4

2.2 Master System Integrator 5

2.2.1 Unified User Interface 6

2.2.2 Integrated Sequence of Operations 7

2.2.3 Machine Learning (ML) & Artificial Intelligence (AI) 8

2.3 HVAC/Building Automation Systems 9

2.3.1 BAS Controllers 9

2.3.2 BAS Software 10

2.3.3 BAS Communication Protocols 11

2.3.4 Point Naming 11

2.3.5 Minimum Point Lists 11

2.3.6 Minimum Point Lists 11

2.4 Digital Lighting Control 12

2.4.1 Shade Control 13

2.5 Metering and Submetering 13

2.5.1 Utility Metering 14

2.5.2 Sub-metering 15

2.6 Energy Generation, Storage and Management 16

2.6.1 Automated Demand Response (ADR) 16

2.6.2 Native Power 17

2.6.3 Battery Energy Storage System (BESS) 17

2.6.4 Electric Vehicle Supply Equipment (EVSE) 18

2.6.5 Photovoltaic Panels (PV) 19

2.6.7 Advanced Metering System (AMS) 19

2.7 Content Management Solution 20

2.8 Hoteling 20

Smart Buildings Program

2.9 Smart Sensors 21

2.10 Network Integrated Elevator Systems 22

2.11 Water Management Systems 22

3 Other Smart Building Project Considerations 23

3.1 System Design 23

3.2 Commissioning 23

3.3 Training 23

3.4 System Maintenance 23

3.4.1 Building Monitoring and Control (BMC) Backstock Equipment 24

Smart Buildings Program

1 Introduction

The GSA Smart Buildings Implementation Guide is intended to assist GSA project managers, architectural and engineering firms and general contractors on all PBS BMC projects to understand and implement the attributes of “smart buildings”. Requirements shall comply with the GSA Smart Buildings Directive, and follow requirements outlined in the Technology Policy, Building Technologies Technical Reference Guide, and other applicable PBS standards.

1.1 Audience and Use

As part of any project, the GSA Smart Buildings Program Guide should be used to determine which, if any, Operational Technology will be implemented in the project. These decisions are based on budget, goals and limitations that are unique to each facility and/or project. The GSA Smart Buildings Implementation Guide is designed to provide conceptual guidance language for implementing BMC, OT, and/or IoT systems in PBS managed Federal Facilities.

The Implementation Guide is broken into sections that focus on specific building systems and features of the systems. Every section has an introduction to the building system followed by “Requirements”, “Recommendations” and “Considerations” for each system. The requirements are the minimum system configuration and features that should be applied to every system, should it be included in the project. Recommendations are the features and configurations that are not necessary for a successful smart building system but can add value, increase efficiencies or somehow otherwise improve the system. Considerations are additional features, system interactions or design aspects that should be considered when implementing the system.

2 Smart Building Attributes

2.1 Open/ Converged/ Normalized – All Systems

As defined in The GSA Smart Buildings Program Guide, all building systems must meet the Smart Buildings Pillars’ requirements of Open, Converged and Normalized.

O/C/N Requirements:

● All building systems shall utilize open protocols where available.

● All building systems shall reside on a converged network infrastructure*, coordinated and managed by GSA IT Services as defined in the Building Technology Technical Reference Guide.

● To facilitate normalized data, all building systems shall use GSA point naming standards found in the GSA Data Normalization for Building Monitoring and Control Systems. GSA employees, contractors, or representatives shall work with regional SB contacts, or their designees, to initiate projects and confirm official sign off, including any waivers or exemptions, to be obtained through key project milestones.

https://docs.google.com/document/d/1E9MVa2cV-0iMxOOad-1h3OPbtCQo61SG/edit# https://insite.gsa.gov/cdnstatic/Building_Technologies_Technical_Reference_Guide_(BTTRG)_Final_Ver20_June2021.pdf https://insite.gsa.gov/cdnstatic/Building_Technologies_Technical_Reference_Guide_(BTTRG)_Final_Ver20_June2021.pdf https://insite.gsa.gov/cdnstatic/GSA%20Data%20Normalization%20for%20Building%20Automation%20Systems_v25.pdf

Smart Buildings Program

● All building systems shall require unique usernames and passwords for every user.

Generic usernames (i.e. “admin” or “engineer”) are not permitted.

● All building systems shall allow for system audit, allowing for system logging of user access and control. This log shall show history of users entering and leaving the system as well as any point status changes made by the user. Log shall include username and timestamp of each action.

* Systems that require specific network configurations for code, security or life-safety concerns are excluded from this converged network

2.2 Master System Integrator

Several aspects of Smart Buildings can be effectively realized by strategically executing with a Master System Integrator leading the integration side of the project. Individual building systems were historically installed by the local vendors and operated as stand-alone systems. Open, converged and normalized buildings now allow these systems to communicate with one another and to control the building as a single intelligent entity. Introducing an MSI allows a single contractor to take responsibility for integrating these individual systems and ensuring that the building is controlled holistically. MSIs also open the door for more potential smart building aspects like unified user interfaces or integrated sequences of operations.

The role of the MSI varies greatly by the technical capability of the MSI and the goals and requirements of the project. At a minimum, the MSI’s role is to coordinate the network convergence and ensure the individual systems are connected and coordinated properly. In more complex projects, the MSI may take on the role of system integrator to engineer integrated sequences of operations and user interfaces. It is important to define these expectations when introducing the MSI role.

Requirements:

● MSI shall be responsible for managing converged network design and coordinating with GSA IT Building and Energy project managers.

● MSI shall be responsible for ensuring communication between disparate systems.

● MSI shall support commissioning agents and act as the “smart buildings commissioning agent”, ensuring system integration and open protocol usage.

● MSI shall implement an integrated sequence of operations (when applicable).

● MSI shall be responsible for Unified User Interface (when applicable).

● MSI should enforce the point naming standards set in the GSA Data Normalization for Building Monitoring and Control Systems document.

Recommendations:

● MSI should be responsible for coordination of sub-system installation contractors, including system commissioning and network integration.

● Sub-system sequence of operations should be coordinated with the MSI to ensure the holistic operation of the building is considered.

https://insite.gsa.gov/cdnstatic/GSA%20Data%20Normalization%20for%20Building%20Automation%20Systems_v25.pdf https://insite.gsa.gov/cdnstatic/GSA%20Data%20Normalization%20for%20Building%20Automation%20Systems_v25.pdf

Smart Buildings Program

Considerations:

● The role of the MSI depends on cooperation from sub-system installation contractors.

Contracting the MSI as an “on-par” contractor with the electrical or mechanical contractor, or consider adding language to sub-contractors’ requirements to ensure this cooperation.

● If a region or site has a contract with a specific O&M, evaluate if using them as the MSI for your project is the best option.

● Are there existing regional arrangements for local MSIs?

● Is there a current service agreement that could be utilized for MSI services?

2.2.1 Unified User Interface

A UUI is a singular graphical user interface that can be used to monitor and control various building systems. When implementing a UUI it is important to ensure that the interface includes graphics for monitoring and controlling the systems for daily operations and maintenance. This user interface should be the centralized tool for O&M contractors and building managers to operate a building.

UUI’s should be considered when multiple systems will be maintained by one contractor. In addition to reducing the learning curve for operations on multiple systems and offering a central location for building control, unified user interfaces offer an opportunity to reduce the cost of the development of graphics on each individual system interface. When implementing a UUI it is important to limit graphics requirements from the scope of any other system. A UUI is often implemented by a master system integrator and should be considered if an MSI is appropriate for the project

Requirements:

● UUI shall include access control levels to allow for viewing, controlling, and administration.

● When implementing a UUI, sub-system installers shall not develop individual graphics for sub-system console control.

● UUI shall provide methods for controlling, reporting and overriding sub-systems.

● UUI shall require unique usernames and passwords for every user. Generic usernames

(i.e. “admin” or “engineer”) are not permitted.

● UUI shall allow for system audit, allowing for system logging of user access and control.

This log shall show history of users entering and leaving system as well as any point status changes made by user. Log shall include username and timestamp of each action.

● UUI shall support and be integrated with the various systems which support the GSA Smart Building Program. These systems include, but are not limited to: GSAlink, NCMMS, AMS, Smart Sensor Technology, Smart Work Solutions, BAS open protocols, and other direct or API supported integrations.

Smart Buildings Program

● UUI should be “point and click” navigation allowing for intuitive navigation and control.

Recommendations:

● UUI should include help screens that help users to navigate systems and control subsystems.

● O&M contract structure can often add complexities to the specifics of how building operations and maintenance are performed. Early planning is needed to ensure the O&M contract includes maintaining the building using all of the tools deployed/provided by GSA.

Considerations:

● Typically, a UUI will not completely replace configuration software or engineering tools.

This software will likely be needed for system programming and hardware maintenance.

The intent of the UUI is to provide a tool for much of the “day to day” building control.

2.2.2 Integrated Sequence of Operations

Successful designs hinge on the smooth, integrated interaction between the systems installed in a building and the functions they are to perform. Integrated Sequence of Operations (ISOO) allows for more unified controls strategies and can not only save energy but improve the tenant experience. By allowing building systems to act in unison and react to changing conditions identified by each system, a smarter, more efficient solution can be realized. Integrated sequences should be considered in all designs and their successful implementation may benefit from an MSI to ensure proper coordination between multiple systems.

Requirements:

● Integrated sequences of operation shall be verified as part of the commissioning process.

● ISOOs must be programmed and tested to verify that a loss of communication between systems does not cause unexpected results from either system.

● When utilizing ISOOs, systems shall be configured to run in a default mode in cases of communication loss

● ISSO deliverables must be provided and should include but not be limited to equipment drawings showing their network connection, input/output tables, etc.

Recommendations:

● ISOOs should be programmed by the Master System Integrator with the input of the system owner, tenant and building system installers.

● ISOOs should be designed in a manner that allows them to be easily manipulated by the system owner, allowing for “stand alone” or “integrated” operating modes.

Smart Buildings Program

● ISOOs should include occupancy based sequences, emergency scenario sequences, and other sequences developed by system owners.

● ISOOs should be designed to utilize the standard BACnet priority array.

Considerations:

● ISOOs are a chance to integrate multiple systems and allow the building systems to act as a complete, single system. Some of these new sequences will change the way tenants and building operators interact with the building. Careful documentation and education needs to be included in system turnover. System operators need to understand that the triggers for actions in one system may come from another and need to understand how to disconnect the systems to test and verify modifications or repairs.

2.2.3 Machine Learning (ML) & Artificial Intelligence (AI)

Machine learning and artificial intelligence is an emerging technology in the smart building space. While this new tech can provide great value, it is only as good as the quality of data available to it.

Requirements:

● ML/AI hardware and/or software solutions shall improve the efficiency of the GSAlink program which is already well established and providing significant savings.

● Expansion of available data points would be required to maximize the ML/AI functionality.

Recommendations:

● It is best practice for point names to be standardized prior to deploying a ML/AI solution.

See GSA Data Normalization for Building Monitoring and Control Systems document.

● Haystack auto-tagging feature should be used when possible.

● Obtaining ID points list for mechanical equipment is highly encouraged to ensure the proper data is currently available for analytics.

● If near real-time energy rate data is available, there exists the possibility to use demand/ response rates to configure setpoint setbacks based on cost-benefit and expected occupancy needs.

Considerations:

● Take into account how many devices need to be included and how much manual clicking is required to roll out the ML/AI system.

● Rolling out an ML/AI offering could present O&M challenges with where responsibility and maintenance of BAS and mechanical equipment lies.

● Many providers offer individual and often proprietary analytic hardware/software solutions so it is important to understand all options and challenges in the evaluation and maintenance of these specialized or one off solutions.

Smart Buildings Program

2.3 HVAC/Building Automation Systems

Building Automation Systems (BAS) are often thought of as the central system for smart buildings. These systems are designed to control the Heating, Ventilation and Air Conditioning (HVAC) equipment from the chiller plant to the thermostat on the wall. HVAC is a major energy consumer in most commercial facilities and therefore offers a big opportunity for energy savings.

2.3.1 BAS Controllers

Building Automation systems generally rely on network controllers that communicate to a server and control edge devices. These controllers are general to the system engines, making much of the control decisions.

Requirements:

● Building automation systems shall be 100% direct digital control (DDC) systems, utilizing a server, controller, edge device hierarchy.

● BAS Controllers shall be programmed to maintain schedules, set point and normal operation control in cases of network connection loss. Network connection loss scenarios shall be tested and verified as part of the commissioning process for any BAS.

Recommendations:

● BAS controllers should be capable of storing data and uploading data in case the server connection is lost.

● BAS controllers should host graphics or terminal interfaces to allow for direct connection and control from a workstation for emergency control. This could be accomplished over IP, serial or USB connections.

● BAS controllers should be capable of network-wide management for patching and updating. This capability gives the system owners and vendors an easy method for remediating any security vulnerabilities discovered without requiring physical presence at every controller.

● BAS Controllers should have embedded tools or means to direct connect that allow for troubleshooting or programming in cases of communication loss. Means to “direct connect” to building system controls could include IP, Serial cable or USB connectivity options.

Considerations:

● As technology has advanced, more and more of the computing and logic of the building system has moved from the server to the controller. These controllers have less reliance on network connectivity for executing the control sequences, and utilize the server as a historian and management connection. This system configuration should be considered for new building automation system installations.

Smart Buildings Program

2.3.2 BAS Software

Building systems traditionally rely on network management software, application configuration software, system monitoring software and other system software tools for operating and maintaining a building system.

Requirements:

● BAS software must be installed in the GSA environment, including server software, client software and any additional tools needed for management and control of the system.

This includes system update tools, network management tools and any software that is used to make changes to the controllers.

● BAS software shall be compatible with the most current version of required standard software and all OS and database software updates (i.e. Microsoft Server, Linux, SQL, etc.)

● BAS software must be capable of trending and exporting data.

● BAS software shall have multiple user level controls, including administrator, programmer and users. These user levels shall be capable of an audit to determine operator’s use.

● BAS software credentials shall be unique for every user.

● BAS software shall be installed with a minimum number of licenses needed for system use. In cases of virtual environment installation, the number of licenses required should consider the cases that client use could come from an off-site user.

● BAS client software shall have point and click graphics, configured for system operators, unless a Unified User Interface is included in the project scope.

● BAS software licenses shall be software licenses and not rely on a physical license key or dongle.

● BAS must be licensed to GSA. End user license agreements (EULA) must be approved by GSA IT prior to installation onto GSA equipment.

● BAS software should support open protocols, open support structure and open integration for third party software.

● When configuring BAS software the virtual environment of the BSN should be understood and the system should be configured to best meet the requirements of the BSN. This includes but is not limited to the desire of the GSA to build a single server to run all applications needed for building control including server and client software.

Recommendations:

● BAS software should be capable of residing on a virtual server and on a separate VLAN from the devices. This software includes the server, client, and management tools.

● BAS client software should be a thin-client, allowing for an unlimited number of users to access graphics and system management tools via a web browser on a connected network.

Smart Buildings Program

2.3.3 BAS Communication Protocols

Requirements:

● BAS Systems shall utilize BACnet or LonMark communication protocols:

o Because Layer 2 network traffic cannot be effectively managed currently on the

GSA network between subnets, BACnet/Ethernet is expressly prohibited from being implemented on the GSA WAN. BACnet/Ethernet can be used at a given field site, provided all devices are on the same subnet.

o All device instance numbers associated with a BACnet network must be unique.

This can be challenging on the GSA network because a vendor installing a BACnet system is likely not aware of the device instances of other BACnet systems that have devices, which may be discoverable over the GSA WAN.

To prevent BACnet collisions, systems with BACnet devices communicating on the network must comply with the GSA’s UDP port range requirements. 24 unique UDP ports have been assigned to each region. Vendors must coordinate with the region on any additional details regarding UDP port designations within these ranges as their individual management requirements may differ (building based, vendor based, etc.).

● Multicasting is not allowed on the GSA WAN, and should not be applied when configuring a BACnet system on the GSA network.

2.3.4 Point Naming

GSA has created a point naming convention for standardization of point naming for all new construction, ESPC and R&A projects. The intent of this standard is to establish and require a consistent means of naming building automation points across the GSA portfolio. The term ‘Point’ is a generic description for the class of object represented by analog and binary inputs, outputs, and values either physical or virtual. All systems shall use this naming convention and process. Any deviations from this process require prior approval of the GSA and/or their representative. Point naming shall be consistent through system drawings, records, files and documents. Please reference the GSA Data Normalization for Building Monitoring and Control Systems for more information.

2.3.5 Minimum Point Lists

Designs for Building Control System and HVAC controllers are unique to every project. Designs can be influenced by budget, climate, system type, size of system, desired sequence of operations, existing infrastructure, and a multitude of other factors. As such, the equipment, level of control, sensors and sophistication of systems will vary greatly. Good system design and proper control sequence documentation will always clearly dictate the points in a BAS required to execute the control sequence.

https://insite.gsa.gov/cdnstatic/GSA%20Data%20Normalization%20for%20Building%20Automation%20Systems_v25.pdf

Smart Buildings Program

The purpose of the “GSA Minimum Point List” is not to require additional equipment or sensors, but rather indicate the points that should be considered as value added monitoring points to be included in the Building Control System design and made accessible to third party systems.

Please reference GSA Data Normalization for Building Monitoring and Control Systems for more information.

2.3.6 Variable Refrigerant Flow (VRF) Systems

VRF systems have been used internationally for over 30 years but only in the states since the early 2000s. Traditionally these systems are known for their energy efficiency and ability to offer a relatively quick return on investment. With that said, careful evaluation is necessary to determine if a VRF system is appropriate for your building. In general, system design usually takes into account: Building Characteristics, Cooling and Heating Load Requirements, Peak Occurrence, Simultaneous Heating and Cooling Requirements, Fresh Air Needs, Accessibility Requirements, Minimum and Maximum Outdoor Air Temperatures, Sustainability Goals and Acoustic Characteristics.

Requirements:

● VRF systems shall be 100% direct digital control (DDC) systems, utilizing a server, controller, edge device hierarchy.

● Controllers shall be programmed to maintain schedules, set point and normal operation control in cases of network connection loss. Network connection loss scenarios shall be tested and verified as part of the commissioning process for any VRF system.

● The system must be capable of integrating to 3rd party systems/software through open communication protocols such as BACnet.

● Should the VRF system require any software for full functionality, it must be installed in the GSA environment, including server software, client software and any additional tools needed for management and control of the system. This includes system update tools, network management tools and any software that is used to make changes to the controllers.

● The VRF system should be integrated into the existing BAS.

Recommendations:

● Make sure the VRF manufacturer meets your efficiency and thermal comfort goals.

● Select a system and vendor who is capable of advising on the water source system design side of the system.

● If using a system offering twinning, make sure the unit will still function if one compressor goes down. If the whole unit goes down when one compressor fails, then there is little benefit to twinning.

● Ensure the system can account for less than 25% load conditions.

● Select a 3 pipe system when possible as it offers higher efficiency.

https://insite.gsa.gov/cdnstatic/GSA%20Data%20Normalization%20for%20Building%20Automation%20Systems_v25.pdf

Smart Buildings Program

Considerations:

● VRF systems usually contain highly proprietary technology so ensure the vendor you’re working with is capable of and has the knowledge and means to meet the project requirements.

● Is the system capable of measuring heat/cool delivery like a hydronic system?

● Does the system operate in true variable fashion or does it function more in steps?

● How frequently do filters need to be changed and how easily are they to access?

● Are there any specialized controllers or controller cards needed for true variable flow operation? If there are any points used for system control within these cards they will need to be made available to the BAS.

2.4 Digital Lighting Control

Digital lighting offers a means of controlling one of the largest cost factors in commercial buildings. Digital lighting control can accomplish load reduction, load shedding, demand response, daylight harvesting and data collection. Digital lighting can be as simple as scheduled lighting scenes or occupancy sensors or can be advanced control integrated into 3rd party systems for complex scenario control. Digital lighting control should be considered in any large building as it offers some of the best energy savings of any building system.

Requirements:

● Lighting system shall allow for time and date based scheduling for lighting control.

● Lighting systems shall allow for occupancy sensors to trigger occupancy timed lighting sequences.

● Lighting systems shall control to the fixture level.

● Lighting system shall provide a graphical based control platform and include historic usage.

● Lighting systems should use industry standard open protocols to communicate between ballasts and panels. These open protocols include BACnet, Lon, or DALI.

● Lighting systems should be capable of override by software or hardware.

● Lighting system servers should be capable of running in virtual environments, specifically allowing communication between devices and servers to pass through wide area networks.

Recommendations:

● Lighting systems should provide energy usage monitoring and reporting.

● Lighting system should be capable of daylight harvesting or utilizing natural light and artificial light together to provide the minimum lighting scenario, as required.

● Lighting systems should allow for integration into plug load circuit control, offering an occupancy or schedule based circuit control.

Smart Buildings Program

● Lighting systems installed in conference rooms should be capable of storing and recalling multiple lighting scenes, including scenes that override occupancy lighting for projection or video display. These scenes should be controlled by hardware or software commands.

● Lighting systems should be capable of load shedding and demand response. This can be either automated or manually triggered sequences that reduce the lighting energy load.

● Lighting systems should be capable of notifications of ballast failures, maintenance requirements or other system alarms.

Considerations:

● Shade Control should be considered when utilizing digital lighting control, particularly when implementing daylight harvesting technologies.

● Occupancy sensing can be used by HVAC systems to control set points in areas for unoccupied setback. When lighting control systems are utilized with occupancy control, Integrated Sequences of Operations should be considered.

● Lighting control systems can be powerful tools for tenant pressure, when utilizing hoteling, consider integrating the hoteling schedule into the lighting control. Lighting scenarios can operate on the hoteling software schedule, discouraging “squatting” or pop in area use.

2.4.1 Shade Control

Shade control, often implemented as a function of the digital lighting control, is a system that allows for automated adjustments in natural light into spaces. The shade control system can be programmed to operate on a schedule or adjust dynamically to the lighting conditions present.

Introduction of natural light offers opportunities to lower the demand on artificial lighting and reduce energy consumption. Shade control should be strongly considered if using a digital lighting control system.

Requirements:

● Shade control shall be controlled by schedule, date or calendar.

● Shade control shall allow for overrides by software or hardware.

Recommendations:

● Shade Control should consider area use case when programming shades and shade schedule. Office space should try to allow for daylight while limiting screen glare.

Conference space should allow for shades to utilize natural light or to dim light for presentations.

● Shade control should utilize daylight sensors to maximize natural light, when possible.

● When utilizing daylight sensors, shade control should require a minimum outdoor light threshold before lowering shades.

Considerations:

Smart Buildings Program

● Shades can be used as security means, minimizing visibility into areas after hours. This could be coordinated with the building security team.

● While natural light can minimize the lighting power load, the addition of solar heat should be considered in hot months, particularly for southern exposure windows.

2.5 Metering and Submetering

One of the most important steps in reducing energy usage is understanding utility usage in a facility. Metering systems allow for precise monitoring of usage, allowing system owners to track, trend, and understand their usage.

2.5.1 Utility Metering

Utility metering tracks the large utility costs incurred in building operation.

Requirements:

● Main electric, water, steam, gas and oil use shall be metered, where applicable.

● Metering device(s) shall store metering data for a minimum of 90 days.

● Metering systems should store data indefinitely for archives and allow for annual comparison.

● Metering system data should be accessible by third party applications for analysis, alarming, and publishing.

● Main electric, water, steam, gas and oil use shall be metered, where applicable per the

P100.

● Utility meter data shall be integrated into both the enterprise software solution and the

BAS, when possible.

● Metering graphics shall be created in the building BAS for ease of monitoring and reporting when integrated.

● Historical trending intervals for meter data shall be coordinated with building sequences and demand response programs to be used for verification and tracking of energy savings.

● Independent metering systems or software shall not be used unless otherwise directed or required for a project. The intent is for all metering systems to be tied to the national system.

Recommendations:

● Metering systems should store data for archives and annual comparison.

● Metering system data should be accessible by third party applications for analysis, alarming, and publishing.

● Compatibility of equipment - Advanced electric metering projects shall use GSA remediated meters or integration gateways to ensure full compatibility.

Smart Buildings Program o GSA utilizes an enterprise energy management system to manage utility data across the portfolio. While an open protocol will be used in connecting the meters and software, advanced metering functions (such as waveform capture, remote reprogramming of instrumentation wiring and ratios, etc.) requires matching the software and meter brands for full compatibility.

o Meters shall use Modbus or other open communication protocol if integration is required.

Considerations:

● Turndown ratios must be considered when specifying and installing meters based on the expected minimum and maximum flows of the service being measured.

2.5.2 Sub-metering

Beyond main utilities, individual circuits can be segmented with sub-metering to paint a clearer picture of energy usage. Sub-metering should be designed with the end user in mind.

Sub-metering provides a wealth of information but if that information is not monitored or utilized, sub-metering can be a costly expense with little return.

Requirements:

● Sub-Metering data shall be integrated into the existing BAS, lighting system or other user interface accessible by the property management and operations and maintenance teams.

Recommendations:

● Meters should be specified that do not require proprietary current transformers.

● Communication interfaces should be utilized instead of pulse outputs, whenever possible.

● Meters should be able to temporarily record meter data in the event communication to its historian database is disrupted. Meters should also be capable of syncing data with the server to avoid gaps in data quality.

● Sub metering should include these systems when applicable:

o Lighting o HVAC Equipment o Tenant Space (if multi-tenants or large overtime utility use expected) o Major Energy consuming equipment (IT Closets, Tenant equipment, etc.)

Considerations:

● Consider evaluating the use of multi-circuit meters in lieu of multiple individual meters when evaluating sub metering of multiple loads in a confined area.

● Consider using voltage output current transformers to avoid needing shorting blocks.

Smart Buildings Program

● Sub-metering should be strongly considered for Measurement and Verification (M&V) applications related to energy savings performance contracts and other energy based projects. This includes central plants (kW/ton), lighting/plug loads, cooling tower make-up/blowdown, major HVAC, etc.

● Ensure sufficient straight runs are available for applicable metering applications and meters are appropriately sized to the process being measured.

● Sub-metering is useful for measurement and verification (M&V) in energy savings performance contracts and other energy based projects. In cases where the sub-metering data is to be used for M&V careful coordination with the system installer should be made.

2.6 Energy Generation, Storage & Management

Innovations in the power distribution grid allow buildings and the systems within to dynamically react to valuable utility data and load shed commands. By lowering the energy use when the demand, and therefore costs are high, alleviates the demand on the grid and the cost of the energy. Some of the systems include but are not limited to Automated Demand Response (ADR), Photovoltaic panels (PV), ground heating/cooling systems (geothermal), Battery Energy Storage Systems (BESS) and Electric Vehicle Supply Equipment (EVSE).

2.6.1 Automated Demand Response (ADR)

ADR is fully automated signaling from an electricity supplier that allows connectivity to the customer’s control system. This connectivity can help your facility reach sustainable goals through credits towards LEED, NetZero and more.

Requirements:

● Automated demand response (ADR) sequences shall be developed with the input from Facilities Management & Services Programs Division Energy Branch, system owners and tenants.

● Demand response sequences shall not interfere with critical operation, IT equipment or any life safety requirements of a given space.

● Automated demand response shall be configurable by system owners to override in cases that permit peak loads.

● Automated demand response shall be commissioned to ensure that demand response sequences produce the expected load reduction.

● Automated demand response sequences shall be coordinated with local utility companies to ensure proper demand reduction, and to ensure the GSA receives any incentives available.

Recommendations:

Smart Buildings Program

● Automated demand response sequences should be communicated with tenant agencies to clearly communicate any manner that tenant space will be affected by load shedding.

● Automated demand response should utilize lighting, HVAC and other power centers to allow for peak demand reduction.

● Automated demand response should be programmed to allow for multiple level demand response. This tiered programming will allow for low to no impact demand reduction, medium impact demand reduction and emergency level load reduction (in cases that utilities fear brown-outs).

Considerations:

Automated demand response and smart grid technology is a newly blossoming field.

Careful communication should be made with GSA Facilities Management & Services Programs Division Energy Branch to ensure that any incentives for energy reduction from local utilities are accounted for and that methods for triggering demand reduction are understood from both utility provider and system owner.

2.6.2 Native Power

Enterprise workspace is increasingly converged to IP network infrastructure. Power over Ethernet (PoE) is one of the most widely deployed technologies to provide power to networked devices. System contractors and designers should consider utilizing POE if controls and edge devices can be purchased with PoE configurations, where the application presents itself and is life cycle cost effective. These PoE devices may be controllers, edge devices or sensors.

Requirements:

● When utilizing Native Power or Power over Ethernet devices, contractors shall coordinate with GSA IT to ensure properly sized and configured PoE switches and wiring are included in the project budget.

Recommendations:

● Determine if a building/site has existing switches that support PoE. If none are available, evaluate if switch replacement is an option or if non-PoE devices should be procured.

Considerations:

● Will a PoE injector device meet project requirements if only a non-PoE switch is available?

● Maximum cable length for PoE devices is 100 meters (328 feet).

2.6.3 Battery Energy Storage System (BESS)

BESS’s are devices that enable energy from renewables like solar and wind, to be stored and then released when the customers need power most.

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Requirements:

● The BESS should be installed outdoors. Lithium batteries heat up making them a potential fire hazard and electrolyte batteries don’t burn but create hydrogen.

● Install only UL rated systems. This includes sub-systems and components as well.

● Ensure the system accounts for battery leak detection and containment.

Recommendations:

● Engage with fire protection experts in the early planning and design phases.

● Initiate communication with the utility company to iron out details about feeding the grid, rate structures/schedules and their final signoff on the system when you flip the switch on.

● Identify up front if the design intent is for resiliency or for equipment payback as is seen in ESPC/UESC projects.

Considerations:

A BESS is typically very heavy so placing one anywhere other than at ground level will require significant structural reinforcements on an existing structure.

For an indoor/outdoor open air application like a parking garage, make sure to consult with executives and judges to ensure they’re okay with BESS placement.

○ Judge’s typically don’t want these next to or near their parking space.

2.6.4 Electric Vehicle Supply Equipment (EVSE)

As the government and other industries move towards green vehicle technologies it is important that there is infrastructure in place to support these new vehicles.

Requirements:

● You must apply for a Charging Equipment Installation permit and be granted approval prior to breaking ground on the installation of electric vehicle charging equipment.

● Coordinate with your local utility company so they can account for increased loads placed on the grid due to charging and also for assisting with any rebates that might be available.

● EVSE should use open communication protocols.

● Hardwired connection shall be used when connecting to the GSA network.

○ This will require scanning and remediation of any hardware/software that touches the GSA network.

Recommendations:

● Check with the state for charging station guidelines as they likely differ from state to state.

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● Select a system that has the ability to be connected to solar panels, battery energy storage systems or other renewable technologies.

● Software As A Service (SaaS) would probably be needed when implementing this system.

○ This will also require scanning and remediation of the software that is used.

Considerations:

● Will the GSA allow individuals to use government EVCS? If so, should the GSA look at charging fees to offset the initial investment in equipment?

● Identify if you will be using Level 1, 2 or 3 (DC quick charging) charging.

● Does the system have a Software as a Service (SaaS) or cloud component to it?

For specific details on connecting systems to the GSA network or connecting to the BAS, please visit the GSA Smart Buildings website and future updates to this guide.

2.6.5 Photovoltaic Panels (PV)

PV panels capture light energy from the sun and use it to offset or reduce the use of energy traditionally provided by the local utility company. These panels can be used to power a variety of items from small signs to large commercial buildings.

Requirements:

● The International Building Code requires rooftop solar systems to have the same fire classification as the roof assembly.

● Minimum rooftop design loads and wind load engineering calculations must be provided.

Recommendations:

● Minimize the length of wire runs.

● Consider your inverter placement carefully.

● Use larger gauge wire. Larger wire equals less resistance.

● Design your system with higher voltage to overcome resistance.

● Consult with your local utility company to determine if they allow grid-tied systems or not.

Considerations:

● When PV systems are being utilized it can be beneficial to integrate them to Battery Energy Storage Systems and/or Electric Vehicle Supply Equipment.

● Make sure there are no historical or architectural limitations that would prevent PV panels being used.

● Verify if there are any minimum import requirements set by the utility company.

● Does the system have a Software as a Service (SaaS) or cloud component to it?

For specific details on connecting systems to the GSA network or connecting to the BAS, please visit the GSA Smart Buildings website and future updates to this guide.

https://sites.google.com/a/gsa.gov/smart_buildings/sb-framework https://sites.google.com/a/gsa.gov/smart_buildings/sb-framework

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2.6.6 Advanced Metering System (AMS)

An AMS is a computer-aided tool used by power system operators to monitor, control and carry out optimal energy management. The purpose of an AMS is to determine power generation or power demands that minimize a certain objective such as generation cost, power loss or environmental effect.

Requirements:

● Advanced metering solutions shall not use devices or software that utilize proprietary communication protocols.

● The AMS must scale across a large portfolio.

● An Advanced Metering System should have customization capabilities.

● Integration of 3rd party information should be available. This assists in predicting trends, monitoring performance and managing expenditures.

Recommendations:

● Select an AMS that is easy to use.

● Choose a system that has built in utility invoice auditing.

Considerations:

Look at systems that will allow user specific accounts. A national energy manager does not need the same access or view as an individual building manager.

2.7 Content Management Solution

Central Office commissioned a national digital signage project which created a standardized technical architecture, content development, and content management platform that can be deployed and operated in a secure, consistent, and cost effective manner. If a project intends to utilize digital signage, project teams should contact the National Digital Signage team at (digitalsignage@gsa.gov).

Requirements:

● Building must be on the GSA ENT network.

● The site is responsible for purchasing specified equipment including kiosk computer(s), display(s) and any mounting options.

● Electric and network cabling is needed at the location of the kiosk(s).

Recommendations:

mailto:digitalsignage@gsa.gov

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● Flexible mounting options allow for matching existing architectural aesthetics.

● Location of kiosk should be in high traffic areas for best experience

Considerations:

● Local content can only be created/edited by authorized site personnel with an ENT account.

● Installation location may be determined by historic and/or architectural design teams.

2.8 Hoteling & Space Utilization

Effective management of tenants and space utilization presents another unique way to save resources across a portfolio. These systems, in unison with mechanical and electrical building systems, cannot only provide efficiencies but can improve tenant satisfaction.

Hoteling systems allow for automated control of building populations and space sharing.

Implementing a system that can dynamically control population, and distribution of tenants can allow for a greater balance of resources in a smaller footprint. Hoteling systems should be considered when building populations are flexible and operations allow for a mobile tenant.

Requirements:

● Hoteling systems shall be coordinated with tenant agencies, building managers and operations & maintenance organizations to ensure the understanding of multi-use tenant space and how it affects the building operation plan (BOP).

● System should allow mobile accessibility and utilize interactive floor plans.

Recommendations:

● Select a system that integrates well with existing systems the GSA is already using.

● Have a booking process in place.

Considerations:

● When utilizing a hoteling system, the information available on occupancy, space utilization and population density should be used to best manage the other building systems. This information may be connected directly to schedules of HVAC and lighting controls to ensure the systems are only occupied when spaces are reserved, or may be useful indicators to system operators of expected building population for a given day.

● If tenant space is flexible and reservations are required, building managers and operators should consider using the reservation system to “dynamically stack” the building. By consolidating the population into a select area, areas, wings or entire floors could be put into an “unoccupied” mode, reducing the energy use. This dynamic stacking requires flexible tenants and tenant spaces but offers great energy savings when fully deployed.

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2.9 Smart Sensors

Public buildings or offices that share spaces can have large fluctuations in the building population, air quality, building & plug load, etc. and these variances often go unnoticed by building systems. Deploying applicable sensor technology can help maximize building utilization, manage effective use of shared workspaces, improve indoor environmental quality and extend the operational life of mechanical systems.

Requirements:

● Sensors should communicate using an open protocol.

● Proprietary or 3rd party software should not be required to interface with the smart sensors.

● Directly integrate with open protocol or through API.

Recommendations:

● When possible wired solutions are preferred as fully wireless systems often have issues with reliable communications in some buildings.

● Integrate to the BAS to improve building management decisions and capture energy savings.

Considerations:

● Evaluate technologies such as Occupancy, IAQ/IEQ, Vibration sensors, etc. For a full list of recommended sensors, please reference the Smart Sensor Implementation Guide.

2.10 Network Integrated Elevator Systems

As buildings have become larger over time, it is important that operations and maintenance teams can monitor their buildings and it’s tenants more efficiently. In the event of a stopped elevator or if a patron falls in the elevator and is unable to reach the call button or phone, this system allows for the O&M team to assess the situation remotely before mobilizing to the elevator.

Requirements:

● If the system utilizes cameras, they should point down in a manner that only captures the entire elevator floor.

● The system should not record and/or collect facial images.

● This system should reside on the OT network.

● Network Integrated Elevator Systems should provide energy usage and reporting.

Recommendations:

● Verify the elevators on site to ensure the platform you’re evaluating can be installed with minimal reconfiguration of panels.

https://docs.google.com/document/d/1kCP5ji7PzE-KLIjrPcNAs1VgQj5k8S-7GZ6UCxvdn4o/edit

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● Some of these systems prefer DHCP IP schemes. GSA IT does not allow this type of configuration so the functionality of a Static IP setup should be tested prior to a full deployment.

Considerations:

● Are there any cars (elevators) that cannot have video or other types of monitoring?

● Can the system integrate through a 3rd party system?

● Who monitors the system?

2.11 Water Management Systems

The Energy Act 2020 now requires management reporting and performance tracking which has brought on the need for water management systems. These systems can include any items outside of domestic water which the Advanced Metering System (AMS) already manages. A few examples of these systems are: cooling tower blowdown, rainwater harvesting, chemical treatments, etc.

Requirements:

● This system should work with existing treatment systems that might already be in place or added at a later date.

● The…