Exhibit_B_-_DDC_Controls_vers_20170417_(1).pdf

1.01 GENERAL BUILDING AUTOMATION DDC REQUIREMENTS

A. The Contractor shall provide and install a system which shall provide Direct Digital Control, Building

Automation Functions interfacing with other microprocessor-based building subsystems, such as sub

Chiller HMI (Human Machine Interface), VFD, and MCC (Motor Control Center) as specified. The

Contractor shall furnish and install the necessary hardware, wiring, computing equipment and software as defined in this specification and as required to cause these systems to operate in accordance with the specified Sequence of Operation.

B. The BAS (Building Automation System) is an extension of the GSA Intranet, a U.S. Government

Information Technology Network with Security Requirements mentioned within this specification.

C. GSA BAS Graphics Design Guide guidance and GSA Project Haystack BAS Point Naming Conventions shall be strictly followed. Existing document(s) and graphical library of templates may be complimentary available by the GSA to remove risk or costly rework by the GSA acceptance of the BAS.

D. The system shall operate stand alone at the field network level, building network level, and building supervisor network level. The system shall be networked on a WAN to a remote GSA server; however, in the event of a WAN network failure, or server failure, such condition shall not affect the ability to operate the building from stand-alone condition on a non-volatile flash memory platform described herein. The field level unitary controllers shall fail in last know command state until network connection resumes.

E. The BAS shall use native BACnet MS/TP, BACnet TCP/IP architecture and be in strict accordance with

ASHRAE Standard 135. All controllers shall be BACnet Testing Labs (BTL) Certified. All BACnet points shall only use native BACnet BTL Certified standardized PICS (Protocol Implementation

Conformance Statement) and BIBBS (BACNET Interoperability Building Blocks). 100% of the physical and virtual points shall be programmed as BACnet Objects and Events without any exceptions.

F. 100% of Unitary Controllers for DDC HVAC Automation, and Metering shall be fully programmable from a Niagara Framework engineering tool. Third party engineering tools and drivers are prohibited. Niagara

Framework Engineering tools shall be embedded on the site JACEs and used during site integration and long-term/life-cycle maintenance of the system.

G. More than one communication protocol such as Lon, BACnet, or Modbus shall not be used in the same building automation system nor in the same building without written consent from GSA. Wireless technology shall not be used in on a GSA project nor in a GSA facility without written consent from GSA regional Smart Buildings Program Specialist after review from GSA OCIO IT Department.

H. All 100% of the command able physical and virtual points shall be exposed from all field level network control devices up to the JACE level communications bus for 100% Fully Open BAS integrations, two-way communication, and modification/expansion to the system architecture.

I. The BAS JACE front end shall encompass the entire facility. The intent of this project is to provide all hardware and software required to accommodate the future expansion of the BAS by multiple vendors.

JACEs shall be configured and integrated to the GSA Wide Area Network on GSA managed IPv6 switches with the use of IPv6 addresses provided by GSA IT Office of the Chief Information Officer.

At the end of the construction warranty period, 100% of the DDC unitary field level controllers shall have

20% spare capacity for growth and expansion and DDC Niagara supervisory controllers shall have 30% spare capacity for growth and expansion.

The BAS JACE front end shall employ FIPS 140-2 encryption licensing on 100% of the JACEs. FIPS 140-

2, level 1 conformance licenses which activate encryption are available from most Niagara vendors. It is incumbent of the controls contractor to choose a vendor that supplies FIPS 140-2 licenses for the Niagara

JACEs.

J. The GSA IT BAS front end PC Desktop, GSA IT PC Programming Laptop, GSA IT Switches and location provided by GSA shall be coordinated for receipt/use with the GSA property manager and or GSA

BAS/AMS Program Manager. Any and all IT equipment provided or used by the contractor (other than cat

5/6 plenum cable and fiber optic cable/connectors) shall be used in the GSA facility. No company programming (non-GSA scanned/hardened) laptop/desktop PCs are permitted for use on the integrated building automation system/DDC components behind the GSA firewall. This measure is required to ensure malware/spyware/Trojan horse/virus/black hat tunnels are not inserted on the BAS DDC network. The measure is also included to ensure that all programming files are confined to the GSA workspace environment for future tuning and reprogramming of the system.

K. GSA Graphics Design Guide and BAS/AMS Point Naming Conventions shall be accompanying documents to this contract specification that shall be adhered to foster GSA Regional consistency.

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BAS/AMS Project Haystack Point naming conventions shall be used the Unitary Field Level controls and the JACE Supervisory Level.

L. The Regional BAS/AMS Virtual Web Supervisor Server(s) are located on the GSA network and may be accessed with VPN remotely by coordination with GSA BAS/AMS Smart Buildings Program Specialist. If a GSA Regional BAS/AMS Virtual Web Supervisor Server does not exist, inquire as to if a server license will be required in this contract specification.

M. Building Cat 6 switch and riser diagram/back bone shall be coordinated early on in the project with the

GSA IT Department in GSA Central Office, Washington D.C. The Government will provide IT engineering expertise to coordinate the installation of the IT infrastructure.

1.02 APPROVED MANUFACTURERS AND BIDDERS

The Contractor shall be an established supplier of control components consisting of all employees required to prepare the system installation drawings/submittal, acquire the product, install the system, calibrate, program, adjust, troubleshoot and repair. The Contractor shall be adequately equipped and staffed to maintain a service organization capable of warranty maintenance, as well as to provide extended service on installed systems upon request and/or as specified hereinafter. Subject to compliance with the specification requirements, provide building automation/control systems by any Factory Authorized

Tridium Niagara JACE Systems Integrator whose credentials are authorized by the GSA Operations

Branch and the Engineer of Record, and employ the use of JACE at front end of the BAS.

1.03 OPEN PROTOCOL

A. All 100% of the physical and virtual points shall be exposed to a non-proprietary BACnet communication network bus for integration or expansion for the Niagara JACE(s).

B. BACnet Selection: Each component of the system, including the LANs and software, shall be in full compliance with ANSI Approved ASHRAE Standard 135-2016, commonly referred to as BACnet. The

BAS shall use native BACnet MS/TP, BACnet TCP/IP architecture and be in strict accordance with

ANSI/ASHRAE Standard 135-2016. All controllers shall be BACnet Testing Labs (BTL) Certified. All

BACnet points shall only use native BACnet BTL Certified standardized PICS (Protocol Implementation

Conformance Statement) and BIBBS (BACNET Interoperability Building Blocks). All physical and virtual points shall be programmed as BACnet Objects and Events without any exceptions.

1.04 SUBMITTALS

A. IT Riser Diagram: (If Applicable IP enabled devices are added). The contractor shall submit a full detail IT riser diagram as a Microsoft Visio file (.pdf file not acceptable) depicting the following items by room number and floor: GSA Desktop PC, GSA Laptop Connection zone, GSA Switch location(s), control wire type (Cat 6, Two conductor, Fiber optic) with length of Cat 6 and Fiber illustrated from GSA switch(s), BAS controller field level and supervisory controller end device(s) manufacturer/model number (for manufacture and model use legend for simplicity), GSA T-1 Circuit and Main Switch.

B. Technician BAS Installation Certifications, (i.e., Niagara Certification).

C. Product Data for Each Type of Product Specified. Include manufacturer’s technical Product Data for each control device furnished, indicating dimensions, capacities, performance characteristics, and electrical characteristics, finishes of materials, installation instructions, and start-up instructions.

D. Equipment: Shop drawings from manufacturer, detailing equipment assemblies and indicating dimensions, weights, loadings, required clearances, method of field assembly, components, and location and size of each field connection. Submit size schedule for control dampers and control valves.

E. Site project integration narrative (i.e integration plan, final engineering file back-up deliverables, etc.). GSA

IT security (i.e. use of GSA laptop hardware for programming) shall be approved before BAS work commences.

1.05 DELIVERABLES

A. Control System As built Shop Drawings: Submit updated/modified existing shop drawings.

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B. Wiring Devices: Submit wiring diagrams, detailing wiring for power, signal, and control systems and differentiating clearly between manufacturer/manufacturer’s installed and field installed wiring.

C. Start-up Submittal/Field Test Reports: Submit procedure and certification of control system.

D. Testing and Adjustment During and After Installation: The testing and adjusting submittal includes the submission of a test plan which describes in detail the method by which each component, subsystem, and system will be tested, calibrated, adjusted, and retested after installation in accordance with the specified sequences of operation and other characteristics of the control system.

E. Reporting and Demonstration: This phase shall include the submission of a written report describing the actions taken during the testing phase, including the set points and operating ranges of each piece of equipment and a demonstration that the system performs in accordance with contract requirements.

F. Operating Instructions and Training: This phase includes the training of operating personnel, utilizing written operating instructions, prepared and approved under the “Submittals” paragraph of this Section, and the mounting of laminated control diagrams where directed.

G. JACE License Forms: Submit with final shop drawings.

H. Engineering Tools: Workbench version 3.8 Tridium ELM (Enterprise License Manager) compliant software maintenance agreement. or higher and all Field Level programming tools shall be embedded on the JACE(s) on site. The contractor shall provide the appropriate quantity of legal copies of all software tools, configuration tools, management tools, and utilities used during system commissioning and installation. All tools shall be generally available in the market. No closed and/or unavailable tools will be permitted. Contractor shall convey all software tools and their legal licenses at project close out.

I. JACE Programming Files: All programming files associated with each JACE shall be backed up and neatly organized by the floor number/site designation number for easy recognition on the Government

Laptop and On-site External Hard Drive.

J. Proprietary (existing that was modified) and Non-Proprietary Programming Files: All programming files associated with each field level device shall be backed up and neatly organized by equipment item for easy recognition on the Government Laptop, on DVD-Rom Disk and on the on-site BAS External Hard Drive

(if available).

K. Backup Disks: Provide labeled backup disks (3ea copies) labeled JACE Programming Files, and Site Field

Level Programming files. Upon job completion provide all drawings, product information, resource files, configuration files, etc on standard recordable media (CD, DVD).

1.05 NIAGARA DDC DIGITAL SUPERVISORY CONTROLLER INTEGRATION

A. GSA’s intent it to or currently employs an Enterprise Web Supervisor Server current version that shall be integrated to by the individual JACE(s) at the building level within this project on secure point to point

GSA Intranet broadband circuits.

B. JACE supervisory controllers will perform the BAS function as the front end at the building level.

C. Controls contractor shall provide Niagara 4, JACE 8000 as the supervisory controllers licensed to 3.8 with

3-year (minimum), 5-year (maximum) Tridium ELM (Enterprise License Manager) compliant software maintenance agreement.

1. Controllers require GSA IT approval, hardening, and scanning prior to installation on

GSA buildings. Firmware or software patches from the vendor and/or guidance by GSA

IT security shall be adhered to by the contractor installing the BAS hardware components. Select controllers have been pre-scanned and approved. Consult with GSA.

2. HSPD-12 (Homeland Security Presidential Directive-12) clearances will have to be initiated on all personnel that will be performing programming on Building Automation

Systems behind the Agency firewall prior to work being initiated.

3. The GSA shall be free to direct the modification of any software license, regardless of supplier. The intent is to ensure that the installed JACE products may be completely

"open" for integrations. In addition, GSA shall receive ownership of all job specific software configuration documentation, data files, and application-level software developed for the project. This shall include all custom, job specific software code and documentation for all configuration and programming that is generated for a given project and /or configured for use within Niagara Framework (JACE) based controllers and/or servers and any related hardware devices. Any and all required Ids and passwords for access to any component or software program shall be provided to “GSA REGION

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7”. It is “GSA REGION 7’s” intent to purchase an open system capable of being serviced and expanded by any acceptable system integrator that has and maintains certification

(TCP) to work on Niagara Framework systems. The Niagara Compatibility Statement

(NICS) for all Niagara Software shall allow open access and be set as follows:

‘ui.wb.admin="true"’ accept.station.in="*"accept.station.out="*"accept.wb.out="*" accept.wb.in="*” "BrandID=* or BrandID=Vykon" section of the software license. In any case, “GSA REGION 7” shall maintain the right to direct contractor to modify any software license, regardless of supplier, as desired by “GSA REGION 7” The Contractor shall not install any “brand specific” software, applications or utilities on Niagara

Framework based devices. All hardware and field level devices installed, (i.e.; ASCs, PDUs), for the project shall not be limited in their ability to communicate with a specific brand of Niagara Framework device. The Contractor shall also provide “GSA REGION

7” with Admin role login in credentials and the passphrase so that “GSA REGION 7” may have full access to all Niagara Framework products installed. The contractor shall

NOT use brand specific software/firmware on the BAS DDC Niagara Framework operating system at the Web Supervisor level, JACE controller level, or unitary device level. The contractor shall NOT use brand specific hardware products that are not available through open market distribution channels as determined/categorized/defined by “GSA REGION 7”. The contractor shall provide BOTH Admin Level Login

Credentials and the Pass Phrase for 100% of all Niagara Framework devices through the specified project.

4. GSA will provide a site circuit, switch, and a range of dedicated IPv6 addresses to the project for each assigned JACE. Physical addresses from each JACE shall be supplied to

GSA IT once the controls contractor procures and receives them. Routers and Switches will be provided by GSA and installed by the controls contractor. GSA IT request procedures must be followed to receive GSA Intranet configured switches and routers which shall be ordered with consideration of a 60 day lead time. Coordination with GSA

IT shall be made to set up switches to communicate behind the GSA firewall.

5. Contractor will furnish Enterprise Web Supervisor software; utilize the standard Work

Place toolbox for graphic development to promote consistency across the region. Any reutilization of existing graphics will not be permitted. GSA Operations Branch will provide graphics examples that shall be used as a standard design for BAS graphics.

Supervisor engineering tool software shall be licensed to GSA and installed on the GSA provided laptop. Engineering tool back-up disks shall be turned over to GSA as a deliverable.

6. Graphics files shall be stored on the JACE locally at the building and stored/ provisioned as a 15- day FIFO cycle on the GSA Regional web supervisor server for backup/ redundancy. The implemented BAS solution shall operate stand alone at the building and shall not be reliant on the GSA WAN Wide Area Network for GUI (Graphical User

Interface) operation. Provide proof of provisioning at the end of the project.

7. GSA will provide an up to date desktop PC to be used to access the BAS as Government furnished property. After scanning/hardening/imaging, GSA IT will ship the PC to the project management on site and will be available for BAS integrator. An up to date laptop will be furnished as Government Property to be used as the primary programming tool for the BAS. The laptop shall be turned over to the GSA property manager at the end of the project. All programming software (engineering tools) and complete, neatly organized programming files shall be left on the laptop for easy modification and changes to the programming of the BAS. Software updates shall be updated at the end of the warranty period at no additional expense to the Government.

8. Integration of each JACE onto the GSA Regional Niagara Framework web supervisors shall occur. 100% integration, communication, mapping, set up, configuration, and sharing of points between the GSA Regional BAS Niagara Framework Applications

Server and the AMS (Advanced Metering System) Vykon Energy Suite Application Web

Supervisor Server are required. AMS point histories and configuration shall be set up and operational on the AMS at the server level for trending, month-to-year archiving, and analysis.

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9. The BAS shall not have a dial up modem or any other broadband connection to an outside LAN or WAN other than the GSA WAN. The JACE supervisor controller, Desktop Workstation and Programming Laptop that have all been hardened/scanned/imaged, shall be the only devices that shall have network capability designated to the GSA Intranet only.

10. The AMS metering system shall be connected to the said metered elements capable of a pulse output, such that a demand and consumption can be recorded at 15-minute intervals. Coordination with the utility companies prior to construction shall occur to ensure integration issues are addressed prior to construction phase.

D. Note, the histories listed below are not the complete list of 14 day FIFO histories that are to be stored within the JACE controller. This list only describes those histories that are to be archived to the AMS

Server for display by the energy monitoring applications. These histories shall be reestablished by remapping points (when altered by the project scope) on the Niagara MS SQL server back-end time-series database .

Chilled Water Supply and Return for each Chiller

Primary Chilled Water Loop Supply and Return Temperature

Building/Secondary Loop Supply and Return Temperature

Condenser Water Supply and Return Temperature for each Chiller

Condenser Water Loop Supply and Return Temperature

Condenser Water Conductivity.

Plate and Frame Heat Exchanger Condenser Water Supply and Return Temperature

Plate and Frame Heat Exchanger Chilled Water Supply and Return Temperature

Plate and Frame Heat Exchanger Hot Water Supply and Return Temperature

Plate and Frame Heat Exchanger Domestic Water Supply and Return Temperature

Hot Water Supply and Return Temperature for each Boiler

Building Loop Hot Water Supply and Return Temperature

Building Chilled, Condenser and Hot Water Flow Meter in Gpm

Cooling Tower Blow-down and Make-up Water Flow Meter in Gpm

Building Consumption in Tons of Chilled, Condenser and Heating Systems

Steam Pressure for each Boiler

Domestic Hot Water Supply and Return Temperature

Chiller Status of each Chiller o Amp draw of each Chiller

Boiler Status of each Boiler

Chilled Water Pump Status of each pump – Primary and Secondary o Amp draw of each pump

Condenser Water Pump status of each pump o Amp draw of each pump

Cooling Tower Fan Status of each fan o Amp draw of each fan

Domestic Water Pump Status of each pump

Solar Thermal Pump status of each pump

Note – All Status histories are to have both a history configured in a 15-minute interval as well as a history configured to record on a Change of State (COV History). Both history types are to be archived to the BAS Server and to the AMS Server.

1.06 UNITARY DDC DIGITAL CONTROLLERS

A. BACnet BIBBs: General Purpose Digital Controllers shall use BACnet as the native communications protocol between controllers, which shall as a minimum, support the following BIBBs:

Data Sharing Alarm Event Schedule Trend Device Man.

DS-RP-A, B AE-N-B SCHED-B T-VMT-B DM-DDB-A, B

DS-RPM-B AE-ACK-B T-ATR-B DM-DOB-B

DS-WP-A, B AE-ASUM-B DM-DCC-B

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DS-WPM-B DM-TS-B

DS-COVU-A, B DM-UTC-B

DM-RD-B

B. Interoperability: Unitary or Terminal Digital Controllers shall be 100% programmable with the use of an embedded Niagara workbench on the JACE. No other third party software shall be required or is permitted for use on this DDC Automation System. Full programmability and sequence changes shall be capable from on unitary DDC controllers from a JACE and shall be fully considered during equipment selection.

C. Unitary DDC controllers shall have the ability to operate stand-alone apart from the JACE and fail-safe mode to last known command maintaining sequence of operations of the DDC systems and sub-systems

(i.e. chill/heating water plant). Unitary DDC controllers shall be programmed to read a heart-beat signal from the JACE. If/when the heart-beat signal is lost during the unoccupied equipment schedule, an occupied status where pumps, chillers, boilers, AHUs are running shall occur to ensure satisfied space temperatures and freeze protection in the event of a supervisory JACE failure.

D. Communication Speed: Controllers shall communicate at a minimum of 150 Kbps using Ethernet or

ARCNET implemented over EIA-485/RS-485/RS-232 using an unshielded twisted pair at the Data Link

Layer.

E. General Specification: Each General Purpose Digital Controller shall be capable of stand-alone DDC operation utilizing its own 16 or 32-bit processor, non-volatile flash memory, input/output, 10-bit A to D conversion, hardware clock/calendar, and voltage transient and lightning protection devices. Non-volatile flash memory shall have a battery backup of at least five years. Firmware revisions to the controller shall be made from the BAS server or remotely over the intranet or Internet. Controllers shall not require component changes to implement firmware revisions.

F. Self-Test Diagnostics: Each controller shall include self-test diagnostics, enabling the controller to automatically report malfunctions to the server.

G. Each General Purpose Multiple Application Digital Controller shall contain both software and firmware to perform full DDC Proportional, Integral, and Derivative (PID) control loops and programs.

H. IP-based DDC controllers shall be on the GSA’s government list of scanned and hardened devices and can be found on the GSA’s intranet site https://insite.gsa.gov/portal/content/655974. Key NOTE: This does not apply to RS-232/RS-485 devices. However, RS-232 and RS-485 DDC hardware devices with Ethernet ports used for programming or wireless ports/connections shall all be secured/turned off through software/firmware updates or physically blocked/disabled.

I. Input/Output Processing:

Digital outputs shall be relays, each configured as normally open or normally closed. Each output shall have a manual Hand-Off-Auto switch to allow override and a LED to indicate operating mode of output.

Universal inputs shall be Thermistor, RTD 0-10VDC, 0-20 mA, resistive and dry contact.

Analog output shall be electronic, voltage mode 0-10 VDC or current mode 4-20mA.

Analog pneumatic outputs shall be 0-20 psi. Each pneumatic output shall have a feedback transducer to be used in the system for software programming needs. The feedback transducer shall measure the actual psi output value and not a calculated value. Each output shall have a manual override switch that will allow the output to be configured in one of three ways: open, closed, or automatic operation. A LED shall indicate the state of each output.

1.07 DDC INDICATION AND MONITORING DEVICES

Electronic Valve/Damper local Position Indication and feedback potentiometer: Visual scale indicating percent of travel and 2- to 10-V dc, or 4-20mA feedback signal. Both Command and Feedback signal shall be indicated on the BAS graphic pages.

1.08 ELECTRICAL WIRING AND CABLE CONNECTIONS

A. IT Conductors:

1.) Exposed cables installed in air plenums shall be specifically listed for air plenum use.

2.) Cables, both fiber and copper, shall be as recommended by the manufacturer of the BAS, and shall be as required to support the specified LAN BACnet transmission type.

3.) Contractor shall install Category 6 plenum “green color scheme” cable for connection to Ethernet bus field level panels and to the GSA Intranet switch(s) for the JACE on distances less than 300 feet (91

Meters).

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4.) Contractor shall install Fiber Optic Cable for connection to the GSA Intranet switch(s) for the JACE on distances greater than 300 feet (91 Meters).

5.) Contractor SHALL NOT daisy chain IT Switches. All switches shall be home run to the main switch adjacent to the GSA point of entry T-1 circuit.

B. Electrical:

1.) Furnish and install all power, control interlock wiring (fire alarm interlocks, freeze protection, high and low static pressure limits, etc.), circuit breakers and appurtenances required for a complete, functioning control system. Installation shall conform to Division 16. Power for the controls shall be obtained from the nearest electrical panel having available capacity. Circuits for the control system shall be clearly marked at the panel directory and on the electrical record drawings.

2.) The system shall consist of 3 areas of installation:

a. Low Voltage Wiring: All low voltage wiring (24V or less) shall be no less than #16 conductor twisted pairs of stranded wire. All analog input points shall be shielded regardless of length. All low voltage wiring will be run concealed (out of sight) in areas outside of equipment and mechanical rooms. Within equipment and mechanical rooms and exposed areas, the low voltage cable will be run in EMT conduit with compression fittings for protection. All low voltage wiring above 8 feet that is concealed (out of sight) can be run without conduit. Control wiring run in air plenums will require the use of UL approved plenum rated cable. Provide grounding as required.

b. Line Voltage Wiring: All line voltage wiring (greater than 24V) will be #12 THHN

AWG or larger and will be run in EMT conduit with compression fittings.

c. Communications Cable (LAN Network): All data communications cable shall be Fiber

Optic RG62U coax or Belden 8760 or equal TSP #18. Signal levels (milli-volts) shall be

DC voltage. All communication cable shall be run concealed where possible. When exposed it shall be installed in conduit. In areas where a return or supply air plenum exists, the cable shall be a UL approved plenum rated cable. When Fiber Optic cable is used, there shall be a hub at each node. The hub shall convert fiber optic to coax and shall be furnished in single port or multi-port hubs. No two nodes on the network will experience a delay of longer than 31 microseconds. Active hub designs shall be used where beneficial and shall be fixed port stand-alone, variable port modular, active link, or board level.

C. Cable Installation:

a. Concealment: Conceal cable, except in mechanical rooms and areas where other conduit and piping are exposed.

b. Exposed cable: Install exposed cable in raceway and/or conduit.

c. Multi-Conductor Instrument Cable: Bundle and harness multi-conductor instrument cable in place of single cables where a number of cables follow a common path.

d. Flexible Conductors: Fasten flexible conductors, bridging cabinets and doors, neatly along hinge side; protect against abrasion. Tie and support conductors in neat and workmanlike manner.

e. Number or Color Code Conductors: Number code or color code conductors, except local individual room controls, for future identification and servicing of control system.

D. Electrical Components: Connect electrical components to wiring systems and to ground as indicated and instructed by manufacturer. Tighten connectors and terminals, including screws and bolts, according to equipment manufacturer's published torque tightening values for equipment connectors. Where manufacturer's tightening requirements are not indicated, tighten connectors and terminals according to tightening requirements specified in UL 486A.

E. Manual Reset Limit Controls: Connect manual-reset limit controls independent of manual control switch positions.

F. Selector Switches: Connect HAND-OFF-AUTO selector switches to override interlock controls when switch is in HAND position only.

1.09 QUALITY CONTROL/VENDOR EXPERIENCE AND MATERIAL SELECTION QUALIFICATIONS

A. Contractor shall have been in business installing and maintaining the same brand of equipment as used on this project for at least three (3) years prior to the bid date of this project.

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B. Installer Qualifications: Installer shall have at least 5 years of experience installing BAS and JACE web-based BAS and shall be an experienced installer who is a certified installer of the BAS manufacturer for both installation and maintenance of products and systems required for this project.

C. Manufacturer Qualifications: A firm experienced in manufacturing products for BASs the same as or similar to those required for this project and with a record of successful in-service performance for a minimum of one year prior to the bid date for this project.

D. Material Qualifications: Installer shall use Hardware, Software, and Firmware that is available for purchase by GSA and our on-site O&M Contractors during and after the project from multiple non-proprietary warehouse distribution channels and/or available for procurement from the GSA Advantage

Federal Acquisition Services GSA Schedule.

1.10 ALARM AND EVENT REPORTING

A. Alarms or events designated as ‘critical” shall be delivered immediately. Non-critical events or alarms may be programmed to be delivered on operator request or automatically, on a scheduled timer. Each alarm or event condition may be assigned an urgency priority. Urgent alarms or events may be programmed to sound external audible devices and/or to email individual workstations, cell phones or alphanumeric pagers.

Systems that have Ethernet connections and Telephone Modems for access/alarming are not permitted.

The events generated at the DDC module level shall include at least the following information:

1. Time/Date Stamp, using the standalone control module time/date.

2. Site location and network address.

3. Alpha-numeric event ID.

B. Transmission: The console shall automatically alarm both locally and remotely (through Email via GSA

Niagara Web Supervisor and SMTP servers) in the event of an operator specified alarm condition. The operator shall be able to disable each alarm condition. The operator shall be able to disable each alarm condition to an active or inactive state. No situation, short of communication equipment failure or disconnect, should be possible that would block this alarm reporting. The console shall automatically email up to a minimum of three (3) email addresses in the event of an alarm. The alarm identification, limit, message, and the email addresses shall be software definable. If the system is unable to make a connection with the Email Server, it shall retry a pre-programmed number (adjustable) of times. If it is still unable to make a connection, it will buffer the message until the connection to the Email Server is restored at which time it will transmit all buffered messages. It will continue to do this until a valid connection is made and the alarm message(s) is/are sent and an acknowledgement is made by an operator.

C. Email: Compatible Pager Annunciation: The console shall be configured to email designated pagers of the type designated by the Owner. The console shall be user programmable to email pagers in an order specified by the operator. This feature shall be initially programmed by the installing contractor. The console shall connect and successfully send an alphanumeric data string to the pager service. The console shall email pagers only for after-hours CRITICAL alarm annunciation. Each of the other alarm types shall email only the designated recipients.

D. Alarm text messages shall be short, well defined, and easy to understand by property managers.

E. Alarm text messages shall be for major equipment such as boiler/chiller water temp failure to achieve +/- 2 degrees of loop set point.

F. Alarm text messages shall be tuned to prevent nuisance alarms in any event.

G. A list of property managers and equipment operators designated as alarm recipients will be provided upon request.

H. Alarm List: The following is considered to be a minimum list of operator definable alarm conditions:

a. Each operation (on/off, modulate, etc.) commanded by the controller that failed to occur.

b. Change-of-state of each status input other than programmed change of state.

c. Exceeding a high or low limit on each analog input.

d. Exceeding a maximum or minimum difference between two or more analog inputs.

e. Switching of the control outputs from automatic mode (controller) into either manual on or off position at the controller HOA switch.

f. Return of each control outputs from manual on or off to automatic mode at the controller

HOA switch.

g. Controller component failure.

1.11 DEMONSTRATION AND INSPECTION

A. System: The Building Automation System shall be demonstrated to the Owner’s representative to perform as specified, and Owner’s operating personnel shall be instructed in the operating procedures until they are familiar with the system.

B. Operation: Every BAS component, wiring, and control program installed under this section shall be demonstrated to the Owner’s representative to be in working condition. Once each component operation has been verified and the system has been properly commissioned with the rest of the equipment and building systems, the systems will be ready for final acceptance. At that time, the warranty period will begin and will extend only to the replacement of material with manufacturer’s defects, and to normal or recommended recalibration or adjustments.

C. Direct Digital Controls: The Contractor shall demonstrate that the DDC programs accomplish the specified sequences of operation.

D. Power Failure Recovery: The Contractor shall demonstrate that the field control panels automatically recover from power failures, as specified and return the systems to the state specified for the time-of-day if the power restoration, i.e., if a fan is to be off at the time power is restored, the fan shall not start after the power is restored, until the fan’s next scheduled on time.

E. Stand-Alone Operation: The Contractor shall demonstrate that the stand-alone operation of panels meets the requirements of these Specifications. Demonstrate that the controller’s response to LAN communication failures meets the requirements of these Specifications.

F. Software/Firmware Updates: During the one-year warranty period, the Contractor shall provide and install software upgrades released by the manufacturer as applicable to the systems installed at the facility. At the conclusion of the warranty period, the Contractor shall submit to the Owner a signed certificate certifying that the software version currently installed is the latest release available from the manufacturer.

G. During the warranty period, the Contractor shall be responsible to update, maintain, change, modify, and correct DDC programming deficiencies upon request by the Owner, to meet the specified sequence of operation. During this period, when DDC programming problems cause comfort or equipment problems, the

Contractor shall implement corrective measures within four (4) hours of notification by Owner. Corrective action may be taken by local or remote access of the BAS.

H. Start-up Test: Upon completion of integration and installation of the DDC programming, the Contractor shall inspect and test run the entire DDC package for verification of the proper sequence of operation for each component and system. The Contractor shall submit a certification to the Owner that each of the DDC programs have been field tested for proper function prior to final system test. The following constitutes those items which, at a minimum, shall be included in a start-up submittal if/when mechanical items are included in the project scope:

1. Chillers:

a. Scheduled run status.

b. Actual run status.

c. Amperage.

d. Log of alarmed outages.

e. Chilled water supply temperature from each chiller.

f. Chilled water return temperature to each chiller.

g. Condenser water return temperature leaving each chiller.

h. Condenser water supply temperature entering each chiller.

i. Lead/lag selection.

j. Capacity control command.

2. Chilled Water Pumps:

a. Scheduled run status.

b. Actual run status.

c. Logged alarmed outages.

d. Amperage.

3. Condenser Water Pumps:

a. Scheduled run status.

b. Actual run status.

c. Logged alarmed outages.

StuartALamkin

d. Amperage.

4. System Secondary Chilled Water Pumps:

a. Scheduled run status.

b. Actual run status.

c. Logged alarmed outages.

d. Amperage.

e. % speed.

f. Speed control signal.

g. System differential pressure (controlling sensor value).

5. Cooling Tower:

a. Scheduled run status and fan speed sequencing.

b. Actual run status and fan speed sequencing.

c. Amperage.

d. Log alarmed outages.

e. Condenser water supply temperature.

f. Condenser water return temperature.

g. Calculated condenser water reset temperature.

h. Outside air dry bulb and wet bulb temperatures (% RH).

i. Reset valve position.

j. % speed.

k. % speed control command signal.

END OF SECTION