Attachment_N_-_GSA_R8_Smart_Building_Technology_Guide_v0_0_3.pdf

GENERAL SERVICES ADMINISTRATION

PUBLIC BUILDINGS SERVICE

FACILITIES MAINTENANCE & SERVICES PROGRAM

Region 8

Smart Building Technology Guide

Preliminary Version 0.0.3

September 2, 2014

Prepared by: Mike Grush (McKinstry)

GSA R8 Master Systems Integrator (MSI) michael.grush@gsa.gov

SENSITIVE BUT UNCLASSIFIED (SBU)

PROPERTY OF THE UNITED STATES GOVERNMENT

FOR OFFICIAL USE ONLY

Do not remove this notice

Properly destroy or return documents when no longer needed

SENSITIVE SECURITY INFORMATION

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GSA Public Building Service Facility Maintenance & Services Program

Smart Building Technology Guide

DOCUMENT DESCRIPTION

The following document describes smart building technology functionality and configuration standards.

Revision Date Author Description

0.0.1 5/9/2014 Mike Grush Draft

0.0.2 8/19/2014 Mike Grush Expanded sections, modified content

0.0.3 9/2/2014 Mike Grush Expanded sections, modified content

INTRODUCTION

A. Purpose:

1. Communicate smart building technology standards to project managers, engineers, technical resources, contractors, vendors, and service providers.

2. Describe technology standards that facilitate simplified, automated, streamlined, scalable, repeatable, and consistent implementation of technology.

3. Ensure that technology systems are compatible in terms of functionality, interoperability, integration, data archival and analysis, and security by engineering the contact points between systems.

4. Eliminate duplication of effort by leveraging infrastructure and using common standards, allowing building systems to connect to enterprise systems in a standardized manner with minimal effort.

5. Describe processes used to plan, implement, and commission technology devices and systems in

GSA facilities.

CONTENTS

Section Title

I Technology Planning

II IT Networks

III Building Systems

IV Open Protocols

V Object Naming Standard

VI Integration

VII Data Archival

VIII Data Applications

IX Project Execution

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X Reference Documents/Resources

I. Technology Planning

PURPOSE OF TECHNOLOGY

The primary purpose of technology is to reduce the amount of effort required to achieve an outcome, or to achieve an outcome that would be impossible without technology. When applied to the built environment, properly-designed technology systems provide increased control precision, energy efficiency, reliability, system transparency, user accessibility, and security - all while reducing operating cost.

DISTRIBUTED DESIGN

Technology in the built environment plays a different and more critical role than many modern technology applications. While popular media and entertainment applications are moving to a cloud-based framework, this architecture has many pitfalls when applied to building systems. A better approach to technology in buildings is a distributed architecture that ensures that critical aspects of control and system management are as local as possible, while utilizing cloud-based technologies for functionality such as supervisory management, system backups, remote monitoring, and operational data archival.

INTEROPERABILITY

Convergence on a single language allows people of differing origins to cooperate, and the same is true for technology systems in the built environment. By using a standardized protocol, interoperability between different systems creates opportunities for increased system coordination and higher energy efficiency, without the need for duplicate sensors. While integration systems are available that utilize drivers and gateways to facilitate communication between differing devices and systems, this method usually has functionality and/or performance drawbacks. By incorporating only devices that conform to the standard protocol as their native language, devices can communicate directly to achieve a higher degree of functionality, flexibility, and reliability with less risk and cost.

ACCESSIBILITY

Modern facility management professionals are responsible for more than ever before: more square feet, a higher degree of and reliance upon automation, more-sophisticated and more-connected equipment, higher energy-efficiency goals, greater transparency and reporting requirements, and more-demanding tenants. In order to accomplish their goals, facilities managers and maintenance personnel need to be in many places at once. Technology enables managers and operators to access information, data, and

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Facility Maintenance & Services Program control parameters locally or remotely, at any time of day, and can also notify them of emergent circumstances that require attention. With careful design, technology systems can provide the kinds of access required to make managing a facility easier and more efficient.

SECURITY

In the Information Age, the great power of technology and our dependence on it has created vulnerabilities that, if exploited, can have far-reaching and costly effects. Security considerations must be made early in the planning process to protect the systems that facility operations rely upon. Modern

Information Security techniques, policies, and processes greatly improve the security of technology systems while still offering deep and flexible access to managers, operators, and service providers.

Coordination and planning in the design phase of a technology implementation is essential to arriving at an end result that is both secure and accessible.

II. IT Networks

PHYSICAL NETWORKS

Cabling

Refer to the GSA Telecommunications Distribution Design Guide for details; that document shall supersede this document in all requirements regarding telecommunications design. The following additional requirements specific to Smart Building Technology Systems shall apply where they do not contradict the Telecommunications Distribution Design Guide:

• GSA’s provided LAN minimum physical and media access requirements:

o Ethernet; IEEE standard 802.3 o Cable; 100 Base-T, UTP-8 wire, category 6 o Minimum throughput; 100 Mbps o Maximum length of Ethernet drop = 300 ft.

o Ethernet cables shall be terminated with standard RJ-45 connectors o Ethernet cables shall be tested and certified by installer

• Cabling shall be labeled on each end (A & B). This labeling shall include:

o “A”-end label:

� Location of “B” end (room number)

� Device to be connected on “B” end o “B”-end label:

� Location of “A” end (room number)

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� Device to be connected on “B” end o Cables shall be connected to devices by or under the supervision of GSA IT technicians only.

• All work shall comply with codes and standards applicable to each type of work through the course of this contract. Contractor shall also comply with the requirements of Facilities Standards for the

Public Building Services (P100).

• All work shall be coordinated with GSA property and facility managers. Conduit or other appurtenances that are required by GSA facility management (regardless of codes or standards) shall be provided and installed by cabling installer.

• Core-drilling and other cabling pathway-creating activities shall be included where necessary. All penetrations shall meet code requirements.

• See the GSA Telecommunications Distribution Design Guide for details regarding the selection and installation of fiber-optic cables. Fiber-optic cables and connectors shall be specified by GSA IT personnel per the specific circumstances of the project.

Network Hardware

Refer to the GSA Telecommunications Distribution Design Guide, Wireless LAN Security Guide (GSA CIO

2100.2A), and Technology Policy for PBS-Owned Buildings Monitoring & Control Systems documents for details. Briefly here:

• All IT network hardware components shall be provided, installed, and configured by GSA PBS OCIO, local GSA IT support staff, and GSA IT service contractors.

• Enclosures intended for the installation of GSA network hardware components may be installed by other contractors under the direction of GSA PBS OCIO or authorized representatives.

• Absolutely no network routers, switching, wireless, or other hardware shall be connected to the network without the express and specific permission of GSA PBS OCIO.

DOMAINS

GSA Domains Introduction

The GSA has two primary network domains: The Enterprise Network and the Building Systems Network.

Enterprise Network (ENT)

The Enterprise Network, or ENT, is the GSA’s business network domain. All users must obtain an ENT user account.

Building Systems Network (BSN)

The Building Systems Network, or BSN, is a network domain that was designed and created to separate building systems from the ENT network, allowing for greater control over access and increased

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Facility Maintenance & Services Program compartmentalization. The BSN is entirely inaccessible from outside the GSA WAN (except through

Citrix), and is only accessible from within the WAN when using a special BSN-configured computer (or by using Citrix). Servers, workstations, and devices that belong to the ENT domain cannot communicate directly with devices on the BSN, and vice-versa.

Access Control List (ACL)

For a limited time, communications between key ENT and BSN devices is facilitated by the Access

Control List (ACL). This list is fixed and immutable, and all services that require it to function must be modified to reside either on the ENT domain or the BSN, but not both. New building technology must be configured to reside and function solely on the BSN.

CHANGE CONTROL PROCESS

Refer to [insert document name here] for details regarding the IT change control process. IT change control policy applies to any and all IP-based devices, switches, routers, modems, wireless devices, servers, workstations, network cabling (except serial cabling), and any other device that has the potential to affect, directly or indirectly, the performance and/or security of the IP network.

Proposed changes to the network, including the addition or removal of devices or cabling, must be submitted to IT prior to execution of work. The approval process can take up to two (2) weeks for approval of minor changes, and eight (8) weeks or more for changes that include a higher level of technical complexity, impact multiple aspects of network management, or require extensive planning and coordination.

SECURITY

Scanning

Each device to be connected to a GSA IP network must meet GSA PBS standards, policies, and general best practices for security. The PBS IT Security Team tests devices for security vulnerabilities using the guidelines found in NIST SP 800-53 Recommended Security Controls for Information Systems and NIST SP

800-39 Risk Assessment Process.

Hardening

Utilize a hardening guide and industry best practices when configuring any building technology device.

All unused or unnecessary ports should be disabled or closed, passwords should meet or exceed complexity requirements, and network communication should be encrypted where possible. Policy techniques such as least privilege and separation of duties should be implemented.

Compartmentalization

Compartmentalization refers to the practice of dividing a common space into many smaller spaces (or compartments) in order to limit access and influence. The separation of building technology devices onto the BSN is one level of compartmentalization, preventing an issue on one domain from affecting

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Facility Maintenance & Services Program the other. Those domains are further compartmentalized by creating separate VLANs, subnets, and broadcast domains, and by allocating different UDP ports for BACnet communications. By compartmentalizing networks, an issue such as a security breach or a BACnet broadcast storm will have a limited impact on the security and stability of the rest of the network.

Policy

GSA CIO P 2100.1 outlines the current GSA IT Security Policy. Please refer to this document for details.

III. Building Systems

BUILDING AUTOMATION (BMS/EMCS/LIGHTING)

Network Topology

Major Building Automation System (BAS) devices, defined as devices controlling physical plant, AHU, or other major mechanical equipment, shall use 10/100base-t (Ethernet) media for network communication. Each device requiring an IP address shall connect directly to GSA furnished equipment

(GFE). Minor equipment controllers, such as those used to control VAV terminal units, may use serial networks.

Serial Networks

All serial networks shall be optimized and configured to communicate at the highest speed which the devices are capable. All cabling shall be of the same type, and shall conform to the BAS manufacturer’s best practices for network performance.

Graphical User Interface

Refer to GSA R8 BACnet AWS & Graphical User Interface Software Specification and GSA R8 BAS Graphic

Format Standard for guidelines defining graphical user interface (GUI) requirements.

Browser-Based Web Interface

The Graphical User Interface for Region 8 must be web-browser-based and must support up to 150 simultaneous users. Refer to GSA R8 BACnet AWS & Graphical User Interface Software Specification and

GSA R8 BAS Graphic Format Standard for guidelines defining graphical user interface (GUI) requirements. The GUI should be implemented in a distributed fashion with graphics and user interface for each facility residing in controllers physically located within that facility. A mirrored version of the

GUI for each building shall reside on the enterprise server for that system.

Enterprise Servers

VMware-based

ADVANCED METERING SYSTEM

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ION EEM Enterprise

WinPM.net

ION EEM Database

SECURITY/ACCESS CONTROL

Security systems (video surveillance and intrusion alarms) and Physical Access Control Systems (PACS) generally will not be required to communicate to other building systems, but should leverage the IT infrastructure when possible. When these systems are integrated to the BAS in a facility, the communication shall be read-only from the security or PACS device, and that communication must be encrypted and password-protected.

LIFE SAFETY/FIRE ALARM

Life safety and fire alarm systems generally will not be required to communicate to other building systems, and may also have limitations on how much they can leverage the IT infrastructure. When these systems are integrated to the BAS in a facility, the communication shall be read-only from the life safety or fire alarm device, and that communication must be encrypted and password-protected.

ELEVATORS

Elevator systems generally will not be required to communicate to other building systems, but may leverage the IT infrastructure when this is advantageous. When these systems are integrated to the BAS in a facility, the communication shall be read-only from the elevator device, and that communication must be encrypted and password-protected.

MISCELLANEOUS SYSTEMS

Digital Signage

Irrigation

IV. Open Protocols & Interoperability

PROTOCOLS INTRODUCTION

Connecting devices and systems to a common network infrastructure does not by itself allow the devices and systems to communicate to each other; they must also speak the same language in order to interoperate. Standardizing on a single language, or communication protocol, allows all devices to share information with each other as needed to achieve control and data collection objectives.

The GSA has selected BACnet as the preferred communication protocol for building systems. Modbus is

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Facility Maintenance & Services Program the preferred protocol for Advanced Metering System devices. These are “open” protocols, meaning that they are not proprietary and require no licensing. LonTalk is another “open” protocol, but it does require special licensing and has technical limitations. LonTalk is therefore not preferred by the GSA.

Open protocols are implemented differently by each device manufacturer, affecting system architecture, capabilities, and risks. Therefore, the GSA specifies what types of implementations are acceptable and how products meeting those requirements shall be installed and configured. The following sections refer to the documents describing the requirements for each open protocol and provide information regarding the GSA processes and procedures for making changes to any GSA system with regards to open protocols.

BACNET

Implementation Specifications

Refer to GSA PBS FMSP Open Protocol Implementation Guide: BACnet and ANSI/ASHRAE Standard 135

(BACnet) for information about BACnet and requirements for BACnet implementation in GSA facilities.

Change Control Process

MODBUS

Implementation Specifications

Refer to GSA PBS FMSP Open Protocol Implementation Guide: Modbus and Modbus Application Protocol

Specification v1.1b3 for information about Modbus and requirements for Modbus implementation in

GSA facilities.

Change Control Process

LONWORKS

Implementation Specifications

LonWorks and LonTalk are currently not supported by GSA Region 8 FMSP. The use of Lon-based devices in new BAS installations is not permitted at this time.

Change Control Process

LonWorks and LonTalk devices and networks are currently not managed by GSA Region 8 FMSP.

Changes to Lon-based systems shall be coordinated with the local facility management team.

V. Object Naming Standard

OBJECT NAMING STANDARD

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Refer to GSA PBS FMSP Object Naming Standard and GSA PBS FMSP Object Naming Standard:

Application Diagrams for object name standard implementation in GSA facilities. These documents are intended to be a resource to aid in accurately naming system objects.

METADATA TAGGING

Refer to GSA GSA PBS FMSP Object Naming Standard: Metadata Tagging for standard metadata tagging of GSA facility data. This standard follows Project Haystack (www.project-haystack.org).

IMPLEMENTATION PROCESS

Submission and RFI

All object names, including all system objects that are named (devices, networks, points, graphics, reports, etc), shall be submitted to regional GSA PBS FMSP representatives prior to implementation for confirmation of compliance with the Standard. Submission of object names shall be in electronic form in

Microsoft Excel or compatible spreadsheet format. Object names shall correspond to object names shown on submittal drawings, diagrams, and schematics. While some object names may not appear on submittal drawings, all object names must appear in spreadsheet submittal. Spreadsheet shall be organized logically according to controller and equipment. Spreadsheet shall include columns for:

� Controller ID

� Equipment served

� Object type including (but not limited to):

o Analog Input (AI) o Analog Output (AO) o Analog Variable (AV) o Binary Input (BI) o Binary Output (BO o Binary Variable (BV) o Multi-state Input (MI) o Multi-state Output (MO) o Multi-state Variable (MV)

� Object description

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� Standardized Object Name

� “Accept” column (for GSA use)

� “Accept Date” column (for GSA use)

� “Reject” column (for GSA use)

� “Suggested alternative” column (for GSA use)

Submission of object name spreadsheet shall include an RFI requesting return service and approval of object naming outlined in submittal documents. All object naming is subject to the approval of GSA PBS

FMSP. Repeated re-submission may be required to complete object naming process.

Objects Not Represented By Object Naming Standard

While the Object Naming Standard covers most common objects, new, novel, or omitted objects may be identified in the course of a project. In these cases, GSA PBS FMSP shall work with the contractor or vendor to come to a viable solution, which will then be added to the Standard documents for future use.

GSA PBS FMSP representatives shall have discretion over all object naming decisions, and approval for these names shall also be obtained by the contractor or vendor prior to implementation.

VI. Integration

INTEGRATION INTRODUCTION

While many integration infrastructure products are available, GSA has selected NiagaraAX Framework as a standard integration platform. While proprietary, NiagaraAX can be obtained, implemented, and serviced in nearly any market by many competing vendors. Other integration products may be selected under certain circumstances, at the discretion of the GSA, when a clear, robust, practical, and cost-effective business case can be made.

TRIDIUM NIAGARA FRAMEWORK

Open Niagara Products

Only “Open” NiagaraAX products will be accepted, where “Open” refers to interoperability with other

“Open” NiagaraAX products/drivers/tools/software/etc, regardless of supplier. Proprietary versions of

Tridium-based NiagaraAX products will not be accepted.

All JACEAX software licenses shall have the “accept.station.in=*”; “accept.station.out=*” and

“accept.wb.in=*” and “accept.wb.out=*” section of the software licenses. The intent is to ensure that the installed JACEAX products may be completely "open" for integrations. The GSA shall be free to direct the modification of any software license, regardless of supplier. In addition, GSA shall receive ownership

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Facility Maintenance & Services Program 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 (NiagaraAX, JACEAX) based controllers and/or servers and any related GSA intranet and Internet connected routers and devices. Any and all credentials for access to any component or software program shall be provided to GSA. GSA shall possess administrator credentials to all devices prior to connection to the network.

SCHNEIDER SMARTSTRUXURE

Schneider SmartStruxure products may be used during a BACnet upgrade migration process where upgrading existing legacy Schneider products (or product lines acquired by Schneider Electric) and no reliable, cost-effective NiagaraAX -based solution exists.

VII. Data Archival

OBJECT VALUE LOGGING

Virtually all system object values shall be trended on a time-interval basis, and these data logs shall be the primary data archive logs. Logs for primary data archival can be used for, but shall not be modified for, local troubleshooting purposes. Additional logs shall be creatable by system operators for additional trend data applications, but shall not be archived to the Data Warehouse.

• Logging Methods

� Change of Value (COV)

� Time Interval o 5-minute o 10-minute o 15-minute (default)

BAS SQL EXPORT FEATURES

Many/most Building Automation System enterprise software products will feature some type of data export functionality. Where this functionality is available, it may be possible to provide an alternative path for data archival that might be more efficient than using an integration platform.

The typical solution offered is a SQL export feature. This requires that a SQL DB instance be created to hold the exported data. The data generally will be placed into the DB using a schema that is unique to

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Facility Maintenance & Services Program the BAS product. That schema will include information describing the data, but the formats are highly variable and may or may not be configurable. At a minimum, The GSA expects the following items to be part of any DB schema:

� Date/time stamp

� Object identifier

� Value

The vendor shall be required to convert any object identifiers that do not conform to the Object Naming

Standard, provide the logging method and interval, and supply engineering units in English text. It must be clear from the information contained in the data archive what system point is referenced, what engineering units apply, how the data is being collected, and when each sample was recorded.

CASCADING DATA STORAGE

Operational logged data shall be captured in a series of overlapping, cascading reservoirs, beginning at the field controller and eventually being archived in a long-term data repository – the Data Warehouse.

Two basic pathways for trend data archival are as follows:

Path 1: BAS Trending with SQL Support o BAS field controller stores 7-30 days of trend data locally (depending on the storage capability of the controller).

o Data is uploaded from field controllers to BAS enterprise server daily. Server holds 60 days of data.

o BAS enterprise server appends data to a SQL database daily.

o BAS enterprise server SQL databases hold 90 days of data, which are imported into the Data

Warehouse daily using an Extract-Transform-Load operation that normalizes the data into a common data model or schema (see the Data Warehouse section for data model specifications).

Path 2: Integration Trending with Client Driver and/or SQL Support o Integration device polls BAS field controller to collect trend data, and stores 7-30 days of data locally (depending on the storage capability of the device).

o Data is uploaded from integration devices to the integration enterprise server daily. Server holds 60 days of data.

o The Data Warehouse client system connects to the integration enterprise server database using a driver to extract new data, and the integration enterprise server appends data a SQL database daily.

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Facility Maintenance & Services Program o Integration enterprise server SQL databases hold 90 days of data as a backup. (In cases where the Data Warehouse does not have a driver to access the integration database, the data shall be imported daily from the SQL database using an Extract-Transform-Load operation that normalizes the data into a common data model or schema.)

At all stages of the data archival system, failure to log, upload, archive, export, import, or append data shall trigger a notification to system administrators indicating when and where the failure has occurred.

The overlapping nature of the data reservoirs creates a window of time in which failures can be corrected without data loss.

DATA WAREHOUSE

Accessibility

� System must support up to 150 simultaneous users via web-based UI.

o Users may include FMSP Energy Staff, O&M, Building Managers, National staff, ESPC vendors, etc.

� System must provide users the ability to extract and download raw data in an open format (CSV).

o This allows energy engineers and companies to evaluate data within Microsoft Excel or other software they may employ.

� UI must be remotely-accessible via tools like Citrix to allow GSA staff and GSA contractors such as

ESPC vendors or commissioning vendors the ability to extract data remotely with GSA HSPD12 clearance.

� System must be capable of “pushing” data to data clients both within and outside of the GSA network (in open formats like CSV or via an open API). This functionality must be configurable to be automatic, efficient, and schedulable.

� Database must be accessible to other data clients and tools. This will allow other future tools to connect straight to the TSDB. (For example, tools like Excel or Tableau can connect directly to a SQL

DB, eliminating the need to extract, download, and import data. DB must support similar connectivity.)

� UI web server(s) must be capable of redundancy. This helps ensure availability of the resource.

Data Model (Schema)

� Data from various sources must be normalized under a common data model (schema). All data series must include:

� Date/time zone offset (UTC preferred)

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� Standardized object name (refer to GSA PBS FMSP Object Naming Standard)

� Engineering units

� Any unit codes must be decoded into English text

� Logging method/frequency

� Each data sample must include:

� Date/time stamp in standard format (UTC preferred)

� Value

� Point status (normal = 1/failed = 0, where available)

� Normal = 1

� Failed = 0

� Point status should be incorporated into point value by dividing the value by the status:

o 72⁰F {ok} = 72/1 = 72 o 72⁰F {fail} = 72/0 = nan (not-a-number) o 72⁰F {fail} = 72/0 = null or error

� When line-plotted in visualization applications, nan/null data should not plot or affect the axis increment scaling.

Engineering

� System must be capable of receiving/retrieving and archiving 5-minute data from all GSA facilities, averaging 5000 BAS points per facility.

� Database must be distributable across disks, servers, and data centers, and logically optimized for network efficiency. For instance, the R8 database node(s) need to be located at the Stennis Space

Center Data Center where R8 VM’s are located to optimize data transfer and access.

� Database must be open-protocol or include open APIs to accommodate future needs and applications.

� System must be capable of receiving/retrieving data from various independent sources (NiagaraAX, MS SQL, MySQL, NoSQL, CSV, etc). This functionality must be configurable to be automatic, efficient, and schedulable.

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� System must be capable of monitoring all data connectors, and provide failure alerts and notifications.

� Alert parties responsible for maintaining data connections.

� Notify program supervisors & data recipients of connection failures.

� System must be capable of automatically applying metadata tags.

� Database must have configurable redundancy features. For instance, the database should have the ability to have multiple nodes, located in different geographical locations with redundant partitions across those geographical locations.

� Database must be repairable and upgradable without causing system downtime.

� Disaster recovery plan must be in place for system and data.

� System outage of up to 30 days must not result in lost data.

Maintenance

� Operational uptime for the system must be 99.9% (8 hours of downtime allowable annually)

� System or accessibility downtime caused by data storage failure must be 0 minutes.

� Support and development resources must be available in the marketplace.

� Maintenance and support must be transition-able to GSA IT.

Security

� System software must meet GSA IT security scanning requirements, and shall not be configured in a manner that would violate GSA IT security policy.

� System must be capable of granting data access permissions to users and user-types on a per-facility basis.

VIII. Data Applications

DATA APPLICATIONS INTRODUCTION

Operational data can be used in many ways to improve the performance of a facility; from enabling building operators to tune system parameters to identifying energy usage trends to illuminating cross-system interactions, detailed and timely data can dramatically transform the way systems are understood and managed.

Real-time Operations & Energy monitoring

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Key trend data shall be available locally at the field controller level for at least seven (7) days for troubleshooting and monitoring purposes. Users shall be able to add new logs for the temporary collection of data required to tune control loops or perform other tasks. These logs shall be created

(named) in such a way that they are distinct from primary data archival logs. Logs for primary data archival shall not be modified for local troubleshooting purposes.

Monitoring-Based/Continuous Commissioning

Monitoring-Based Commissioning (MBCx) or Continuous Commissioning (CCx) refers to the practice of implementing logic tests and notifications to alert building operators of deviations from design parameters. MBCx/CCx can be implemented using programmed logic at the local BAS controller or integration device, or by using an analytics platform at the enterprise level. Advantages for each method of implementation exist, but enterprise-level MBCx/CCx is preferred for its ability to globally apply each analytic algorithm to normalized data from all facilities in a portfolio in a standardized, efficient, repeatable fashion regardless of the BAS system or vendor. This method also makes quality control and system maintenance manageable, and uses a single standard notification and logging mechanism.

Periodic Commissioning Services

Armed with twelve months of operational trend data, a commissioning agent can very efficiently identify systems and sequences that are not performing correctly. By employing tools to present, manipulate, and automatically analyze 365 days of trend data, annual commissioning will take a fraction of the time normally required and will catch seasonal or intermittent issues that would likely be missed by a traditional commissioning effort.

Measurement & Verification

A significant portion of the cost of a Measurement & Verification (M&V) program is associated with the design, implementation, and testing of a data acquisition system, which very often duplicates functionality that already exists in the BAS and/or integration system. All M&V data acquisition requirements shall be met by the BAS and/or integration system where this is possible, significantly reducing the cost of this service. Collecting operational data from virtually all system objects by default should fulfill all M&V data requirements.

Energy/Operational Analysis & Management xxx

Energy Project Development xxx

Baseline Establishment & Benchmarking xxx

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Computerized Maintenance Management Systems xxx

IX. Project Execution

PROJECT EXECUTION INTRODUCTION

Xxx

Proposals

The proposal or RFP response shall include all information required for GSA personnel to make an informed decision regarding the products and technology to be implemented in government facilities.

In addition to other requirements, it shall include:

� Example diagrams of network topology for proposed products

� Data flow diagram describing interoperability between proposed system(s) and other building systems, including integration, data collection, user interface, enterprise servers (with the understanding that the product may be hosted by enterprise server products from other vendors), etc.

� Device BACnet PICS for each BACnet-compliant device

� Device technical data, technical manuals, and IT security hardening guide

� Technical contact information for the proposed products

� Statement asserting the Contractor’s obligation to read, understand, and comply with the requirements of this guide and all other applicable GSA standards, guides, and specifications.

This statement shall acknowledge that it is the Contractor’s responsibility to ensure that they have been provided with all applicable documents.

Vendor selection will take into account all aspects of a proposed solution, including compliance with

GSA standards, system performance, security, complexity, cost, etc. Failure to provide adequate technical information may result in the selection of an alternate vendor.

Submittals

Submittals provided must meet requirements outlined in any/all contract or specification documents pertaining to the project, and for the evaluation of the technology systems proposed shall also include at minimum:

� Device schedule in electronic spreadsheet format, including:

o Manufacturer

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Facility Maintenance & Services Program o Model o Software/firmware revision o Location (room number) o Controlled equipment o MS/TP network(s) supported o Columns reserved for GSA-assigned:

� IP Address

� Subnet mask

� Default gateway

� BACnet UDP

� BACnet Device ID

� BACnet Network Number

� BACnet BBMD authorization

� BACnet MS/TP Address

� BACnet MAC Address

� Device technical data, technical manuals, and IT security hardening guide

� Device BACnet PICS for each BACnet-compliant device

� Description of BACnet implementation, including diagrams and technical information regarding the specific requirements and limitations of the implementation

� Floor plan drawings indicating the location of each device

� Riser diagram(s)

� Network topology diagram(s) o Include a schedule of BACnet Networks with a column reserved for GSA-assigned

BACnet Network Numbers.

� Data flow diagram describing interoperability between proposed system(s) and other building systems, including integration, data collection, user interface, enterprise servers (with the

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Facility Maintenance & Services Program understanding that the product may be hosted by enterprise server products from other vendors), etc.

� Request for information (RFI) requesting GSA-supplied IT, BACnet, and other required parameters

� Design engineer contact information for proposed system

� Technical contact information for the proposed products

Procedures

• Devices shall not be added to the network until TCP/IP and BACnet parameters have been confirmed in coordination with the designated GSA FMSP representative.

Metering

• Any new metering device (or a replacement for and existing device if it should require replacement in the course of a system retrofit/upgrade), including electric, gas, water, and thermal energy metering devices, shall be supplied configured to use an open communication protocol according to the following schedule:

o Electric meters: Modbus TCP* o Gas meters: Modbus TCP* or pulse output o Water meters: Modbus TCP* or pulse output o Thermal energy meters: Modbus TCP*

* Modbus RTU may be acceptable when used with approved RTU-to-TCP converter.

** BACnet MS/TP may be acceptable when used with approved BACnet/IP router.

• Special allowances may be requested to deviate from the specified protocols. BACnet/IP, BACnet MS/TP, LonTalk FT-10, or other protocols may be acceptable at the express and specific discretion of GSA PBS FMSP. GSA may permit deviations when a clear, robust, practical, and cost-effective integration path is identified. Special requests shall be submitted in writing in the submittal phase, shall individually refer to each specific deviation proposed, and may be rejected by the GSA for any reason. Any devices installed that deviate from this specification shall be removed and replaced with compliant devices at the vendor’s expense.

PROJECT TYPES

New Construction

• All building and equipment controllers shall be BACnet/IP, and shall reside on the GSA BSN WAN

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Facility Maintenance & Services Program using IP network configuration parameters provided by GSA PBS OCIO. (A building controller is a device that controls central plant, large air handling, or other major equipment; or provides supervisory control.)

• Application controllers may use BACnet MS/TP networks. (An application controller is a device that controls terminal equipment or minor equipment, such a VAV terminal units.)

• All point names shall conform to the Object Naming Standard, and shall be supplied with the correct standard units.

Mechanical Retrofit

• All new building and equipment controllers shall be BACnet/IP, and shall reside on the GSA BSN

WAN using IP network configuration parameters provided by GSA PBS OCIO. Existing enclosures may be reused. (A building controller is a device that controls central plant, large air handling, or other major equipment; or provides supervisory control.)

• New application controllers may use BACnet MS/TP networks. Existing application controllers may use a proprietary protocol only if any/all points in the application controllers are available using BACnet (must support BIBBs: DS-RP-B, DS-WP-B, DM-DDB-B, DM-DOB-B, DM-DCC-B, DM-

RD-B). (An application controller is a device that controls terminal equipment or minor equipment, such a VAV terminal units.)

• All point names shall conform to the Object Naming Standard, and shall be supplied with the correct standard units

• Where serial networks are eliminated, the old wiring shall be demolished.

• Where other hardware, wiring, enclosures, or other physical infrastructure is no longer required as a result of the modifications, it shall be demolished.

System Upgrade

• The contractor shall make all existing system point values accessible to BACnet/IP services.

• Upgrade software/firmware on modern building and equipment controllers to make them

BACnet/IP-compliant where applicable, or provide new BACnet/IP-compliant controllers. (A building controller is a device that controls central plant, large air handling, or other major equipment; or provides supervisory control.)

• Replace all application controllers where required to allow full functionality of BAS. Integration to existing application controllers may be permitted where the integration seamlessly creates

BACnet accessibility. Existing application controllers may use a proprietary protocol only if any/all points in the application controllers are available using BACnet (must support BIBBs: DS-

RP-B, DS-WP-B, DM-DDB-B, DM-DOB-B, DM-DCC-B, DM-RD-B). (An application controller is a device that controls terminal equipment or minor equipment, such a VAV terminal units.)

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Facility Maintenance & Services Program

• The contractor shall verify system configuration and conditions prior to beginning the retrofit/upgrade work with assistance from GSA. This shall include at minimum:

o Point values and status o Log/trend definitions o Schedule configurations o Point definitions o Graphics o Sequence program logic o Point alarming configurations o Summary of all instances where objects or programs residing in the affected controller(s) interact with other controllers, devices, or systems.

• System configurations including but not limited to point, alarm, log/trend, and schedule definitions shall be replicated in the upgraded system to provide equivalent functionality (at minimum). Sequence of Operations (SOO) shall be reviewed within the existing panel programs and provided to GSA for review and approval for implementation. Programming functionality shall be replicated to meet the requirements of the approved SOO.

• The contractor shall, where applicable, reconfigure BACnet parameters for existing BACnet devices of the same make as the products used to accomplish the retrofit/upgrade.

• The contractor shall, where possible using the device’s existing hardware and software, reconfigure 3rd-party application network devices for BACnet MS/TP where BACnet is an available option for the device and the serial network is not shared with proprietary devices.

BACnet parameters will be specified by GSA FMSP. The existing proprietary serial network shall be converted to BACnet MS/TP, and the device shall be connected to the MS/TP network.

• The contractor shall, where possible using the device’s existing hardware and software, reconfigure 3rd-party application network devices for BACnet/IP. BACnet parameters will be specified by GSA FMSP. The device shall be connected to a LAN connection (provided by GSA).

• Depending on the terms of the contract, all point names shall conform to the Object Naming

Standard, and shall be supplied with the correct standard units.

• Where serial networks are eliminated, the old wiring shall be demolished.

• Where other hardware, wiring, enclosures, or other physical infrastructure is no longer required

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Facility Maintenance & Services Program as a result of the modifications, it shall be demolished.

System Modification

• System as-built documents shall be updated to reflect any changes made. The addition, modification, or removal of hardware that involves changes to network connectivity, addressing, or other managed parameter must follow GSA processes and procedures outlined here or elsewhere.

• Where serial networks are eliminated, the old wiring shall be demolished.

• Where other hardware, wiring, enclosures, or other physical infrastructure is no longer required as a result of the modifications, it shall be demolished.

Service/Repair

• System as-built documents shall be updated to reflect any changes made. The addition, modification, or removal of hardware that involves changes to network connectivity, addressing, or other managed parameter must follow GSA processes and procedures outlined here or elsewhere.

• Where serial networks are eliminated, the old wiring shall be demolished.

• Where other hardware, wiring, enclosures, or other physical infrastructure is no longer required as a result of the service or repair, it shall be demolished.

Maintenance

• System as-built documents shall be updated to reflect any changes made. The addition, modification, or removal of hardware that involves changes to network connectivity, addressing, or other managed parameter must follow GSA processes and procedures outlined here or elsewhere.

• Where serial networks are eliminated, the old wiring shall be demolished.

• Where other hardware, wiring, enclosures, or other physical infrastructure is no longer required as a result of the maintenance activities, it shall be demolished.

X. Reference Documents/Resources

a. Facilities Standards for the Public Building Services (P100)

b. Technology Policy for PBS-Owned Buildings Monitoring & Control Systems (PBS OCIO)

c. GSA CIO P 2100.1 (GSA OCIO)

d. Building Technologies Implementation Guide (PBS CIO)

e. Telecommunications Distribution Design Guide (PBS OCIO)

f. Smart Building Design Standards (FMSP)

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Facility Maintenance & Services Program

g. GSA PBS FMSP Open Protocol Implementation Guide: BACnet (GSA Region 8)

h. ANSI/ASHRAE Standard 135 (BACnet) (ASHRAE)

i. GSA PBS FMSP Open Protocol Implementation Guide: MODBUS (GSA Region 8)

j. MODBUS Application Protocol Specification v1.1b3 (Modbus Organization)

k. GSA PBS FMSP Open Protocol Implementation Guide: LonTalk

l. LonTalk Protocol Specification (Echelon Corporation)

m. Wireless LAN Security Guide (GSA CIO 2100.2A)

n. GSA PBS FMSP Object Naming Standard (GSA Region 8)

o. GSA PBS FMSP Object Naming Standard: Application Diagrams (GSA Region 8)

p. GSA PBS FMSP Object Naming Standard: Metadata Tagging (GSA Region 8)

q. Project Haystack www.project-haystack.org (Project Haystack Organization)

r. GSA R8 BACnet AWS & Graphical User Interface Software Specification (GSA Region 8)

s. GSA R8 BAS Graphic Format Standard (GSA Region 8)