Attachment 2 - GSA BAS Master Specification - Division 25 00 00 v2 0.pdf

GSA Public Buildings Service Office of Facilities Management - Facility Technologies

General Services Administration Master Specification

Division 25 00 00 - Integrated Automation

Integrated Automation specification for all building automation contractors working for the General Services

Administration in Region 8. This specification covers requirements related to the Building Automation System (BAS) equipment, associated networks & servers, BAS software platforms, BAS controllers, BAS configuration requirements, and all system level integrations that will communicate and/or operate within the BAS. Please refer to the “Related

Requirements” section in order to locate the appropriate specifications related to individual hardware components such as HVAC & Lighting hardware and instrumentation.

Document Change Log

Date Revision Comment By

07/23/2023 2.0 JBroadston

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Full Document Revision published for use.

1. Added requirement for N4 graphics to be hosted on the supervisor.

2. Updated MST/TP network speed and device count requirements .

3. Updated to meet current GSA-IT IP network specifications

General Services Administration Region 8 Master Specification Division 25 00 00 - Integrated Automation

Division 25 00 00 - Integrated Automation

1. The intent of this specification is to ensure that all new Building Automation Systems, as well as existing systems affected by major upgrades and retrofits, utilize a standardized open protocol; that network configuration parameters are properly managed to avoid communications issues; that system objects are named consistently; and that technology systems are properly-implemented to enable the OWNER to achieve scalability, interoperability, future-proofing, and data acquisition goals. All proposals, submittals, products, systems, and workmanship shall reflect these goals.

2. In support of the above mentioned goal, this Section specifies requirements related to the Building Automation System (BAS) equipment, associated networks & servers, BAS software platforms, BAS controllers, BAS configuration requirements, and all system level integrations that will communicate and/or operate within the BAS. Please refer to the “Related Requirements” section in order to locate the appropriate specifications related to individual hardware components such as HVAC & Lighting hardware and instrumentation.

3. The OWNER owns and maintains the Building Automation System (BAS) that consists of building automation, integration, and controls hardware, software, tools, and systems. The BAS is critical to the operation of OWNER facilities, and it provides:

a. Comfort control & automation

b. Energy management and reporting

c. Remote monitoring and control

d. Operational trend data for analysis

e. Interoperability with other systems

4. The terms Building Management System (BMS), Building Management Control System (BMCS), Energy Management System (EMS), Energy Management Control System (EMCS), and other terms referring to building automation and control systems, software, devices, components, equipment, strategies, or protocols all are synonymous with the term Building Automation System (BAS) used in this document.

5. The BAS shall be fully automatic, with electric and electronic components as required. All controllers, sensors, and actuators shall be electronic in new work and in retrofit work. BAS technology shall provide and/or support the concepts of open distributed design, interoperability, accessibility, scalability, and security. Refer to electrical and mechanical drawings and specifications to ensure full understanding of the control system scope.

6. Project scope of work shall include new, non-proprietary, open protocol native-BACnet DDC control system devices for all new building equipment and/or systems installed, and/or for all building equipment affected by a retrofit or renovation project. At OWNER’s discretion, new components (sensors, actuators) and/or programming can be added to existing BACnet controller(s) if required resources are available.

7. The control system shall consist of a high-speed BACnet/IP network of new DDC controllers for the major mechanical and electrical systems, and high-speed BACnet MS/TP serial network(s) for minor mechanical and electrical equipment. All new control system devices, including IP and MS/TP devices, shall be BACnet Testing Laboratory (BTL) Listed and in compliance with the latest revision of the BACnet protocol.

a. The system will be accessible via the Internet and/or OWNER Wide Area Network (WAN) using any web browser, and through remote access to server software. The operator shall interface via dynamic color graphics. All mechanical systems including major, minor & auxiliary equipment, building floor plan, and control devices will be depicted by point-and-click graphics as defined in the GSA R8 BAS Graphic Format Standard (Attached). Access shall be administered by OWNER IT department and BAS user account administration.

8. The DDC system shall be native BACnet (ANSI/ASHRAE Standard 135). Non-native BACnet devices, and BACnet gateways and/or drivers are not permitted, and exceptions shall be subject to approval at the sole discretion of the OWNER. All BACnet devices and objects shall be discoverable; hidden devices or objects are not permitted.

9. The addition of new BAS devices and components shall be coordinated with the existing BAS and the OWNER.

25 00 00.02 Reference Standards & Attachments

Industry Standard References:

1. ANSI/CEA 709.1.D - Control Network Protocol Specification; 2014.

2. ASHRAE Std. 135 - BACnet - A Data Communication Protocol for Building Automation and Control Networks; 2012.

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3. NFPA 70 - National Electrical Code; National Fire Protection Association; Most Recent Edition Adopted by Authority Having Jurisdiction, Including All Applicable Amendments and Supplements.

4. NIST SP 800-123 – Guide to General Server Security

5. NIST SP 800-82 – Guide to Industrial Control Systems (ICS) Security

6. FIPS 140-2 – Security Requirements for Cryptographic Modules

General Services Administration (GSA) Standard References (Attached):

1. GSA Badging & Security Requirements

2. GSA Building Technologies Technical Reference Guide

3. GSA PBS Facility Standards (P100)

4. GSA PBS Telecommunications Distribution Design Guide

5. GSA PBS Universal Scope Requirements

6. GSA R8 Graphics Standard for Niagara N4

7. GSA R8 Data Normalization for Building Automation Systems

General Services Administration (GSA) Submittal Templates (Attached):

1. GSA R8 CMMS Inventory Uploader Template

2. GSA R8 Device Schedule Template

3. GSA R8 Object Naming Submittal Template

25 00 00.03 Administrative Requirements

1. The OWNER requires BAS providers to adhere to an appropriate level of communication as determined by the specific project. This includes but is not limited to:

a. Promptly returning phone calls and emails.

b. Timely response to or delivery of submittals, RFIs, punch lists, and observations logs.

c. Attend and participate in any required coordination / start-up meetings.

d. Acknowledgement of aforementioned communications shall be made by the BAS provider within one business day of initial notification and shall include a resolution or planned date of resolution.

2. Pre-installation Meeting: Conduct a pre-installation meeting one week prior to the start of the work of this section; require attendance by all affected installers.

25 00 00.04 Submittals & As-Built Documentation

1. References: See Section 01 30 00 - Administrative Requirements, for submittal procedures.

2. Project Execution Team:

a. The contractor shall furnish qualified, competent team members that have significant knowledge, training, and experience in the HVAC industry. Engineers and Technicians shall be proficient in designing, configuring & troubleshooting BACnet devices, networks & systems.

b. Upon award of the project, the contractor shall submit a resumé for the project manager, engineer & lead technician for the project for review by the OWNER. The OWNER will review the resumes and will be entitled to request alternative resources if the experience displayed is not sufficient for the project requirements.

3. Design Submittals:

a. General: Provide all literature, proposals, submittals, and as-built documentation electronically. Also provide printed records where specified.

b. BACnet Communication: Clear communication regarding BACnet is essential. Therefore, all documentation and literature shall refer to BACnet topics and concepts using standardized terminology. Refer to ANSI/ASHRAE Std.

135 – BACnet for proper terminology. Any documentation that does not meet the terminology requirements or fails to include the required information will be rejected.

c. Shop Drawings: All shop drawings shall include the following components:

d. BAS network architecture diagram specific to the planned installation (no generic diagrams) including:

i. Logical network topology for all networks including BACnet/IP, BACnet MS/TP, Modbus, and other networks proposed to be installed

ii. Nomenclature to identify each device and network matching nomenclature in device schedule

iii. Show system configuration with peripheral devices, batteries, power supplies, diagrams, modems, and interconnections.

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e. Mechanical system schematic layout drawing depicting the system layout, system components, sensor locations, device tags, object names & point addresses. Part numbers & sensor ranges may be displayed on this drawing if space permits.

f. Sequence of operations detailing the proposed outcome of the control system programming for each system. At minimum, sequences shall include system enable conditions, start-up procedures, operating modes, staging & transitions, disable conditions & shut-down procedures. All setpoints shall be identified within the sequence.

g. Wiring diagram for each controller & device showing all terminations at the controller, field device & any auxiliary power supplies or equipment. Object names & point addresses shall also be shown on this drawing. Part numbers & sensor ranges may be displayed on this drawing if space permits.

h. Bill of materials with device tagging that correlates to the system schematic. The bill of materials shall identify the part number, quantity, sensing range, manufacturer, & any other pertinent data for each device in the system.

i. Valve & Damper schedules with all product sizes, dimensions, part numbers, manufacturers, sizing variables and pertinent controls related information such as actuator and control signal type.

j. System graphics submittal including all new graphics pages associated with the project in their final format.

i. At minimum, the graphics shall include a home page, navigational pages, floor plan layouts & individual graphics for all monitored systems (major, minor & auxiliary)

ii. The graphics shall depict all hardwired points, all setpoint & all pertinent data (connected and calculated)

iii. The object name, point address, and operator notations shall be shown for all points on the graphic.

iv. Refer to the GSA R8 BAS Graphic Standard attachment for more information

v. Provide PDF or JPEG images for review.

k. Product Data: Include manufacturer's technical literature for each control device. Indicate dimensions, capacities, performance characteristics, electrical characteristics, finishes for materials, and installation and startup instructions for each type of product indicated.

l. BAS Controllers: Include BACnet PICS and BTL-listing certificates for all BAS networked devices. Include product data sheets, owner manuals, IT security hardening guide, and technical manuals for all products provided.

i. PICS shall include at minimum:

1. BACnet Standard Application Services Supported: This table confirms the BACnet services supported by the device.

2. Standard Object Types Supported: This table lists the device’s supported object types. It also indicates if the object is dynamically creatable, dynamically delete-able, optional supported properties, and writable properties.

3. Data Link Layer Options: Describes the network types supported for communications, e.g., BACnet/IP, or MS/TP.

4. Special Functionality: Describes any special exceptions the device may have to the BACnet protocol to perform any special or proprietary functions.

5. Property Range Restrictions: Indicates, among other things, the number of characters allowed for the various text properties, such as Object Name and Description.

6. The project technical specifications should act as the submittal review criteria. The information provided by the PICS should be compared to the technical specifications to ensure the device will function in the system as intended by the design.

m. Devices shall be listed by BACnet Testing Laboratories (BTL).

n. Include a description of the product’s BACnet implementation, including diagrams and technical information regarding the specific requirements and limitations of the implementation.

4. BAS Hardware: Bill of materials of equipment indicating quantity, manufacturer, and model number. Include technical data for interface equipment, control units, transducers/transmitters, sensors, actuators, valves, relays/switches, control panels, and operator interface equipment.

5. Control System Software: Include technical data for the front-end operating system software, operator interface, graphical user interface, and other third-party applications provided by the controls supplier.

6. Application Specific Software: Include technical data for all application specific software used to configure, start-up, check-out and maintain the application specific controllers provided by the controls supplier.

7. Device Schedule: A device schedule using the OWNER’s GSA R8 Device Schedule Template (Attached) including data for all BAS network devices shall be submitted. The contractor shall submit the schedule containing all information as detailed in section 25 06 00 in order to obtain the IP address & BACnet instance numbering information for each device.

8. Object Naming: An Object Naming Submittal using the OWNER’s GSA R8 Object Naming Submittal Template (Attached) shall be submitted containing the object names for all system objects as defined in the GSA R8 Data Normalization for Building Automation Systems Attachment. The contractor shall submit the schedule containing all information as detailed in section 25 06 00 in order to obtain approval to start database work.

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9. Computerized Maintenance Management System (CMMS): A CMMS Submittal using the OWNER’s GSA R8 CMMS Inventory Uploader Template (Attached) shall be submitted for all building automation equipment. The contractor shall submit the schedule containing all information as detailed in section 25 06 00 in order to obtain approval to installation work.

a. Where specific information is not available during the submittal phase of the project, that information can be omitted and submitted during the as-built phase.

10. Manufacturer's Instructions: Indicate manufacturer's installation, operation, and maintenance (IOM) instructions for all manufactured components.

11. Submittal Checklist:

a. Listing of project contact information

b. Shop drawings as detailed above, including the following:

i. Network Riser Diagram

ii. Mechanical System Schematics

iii. Sequence of Operations

iv. Electrical Wiring Diagrams

v. Bill of Materials

vi. Valve & Damper Schedules

vii. System Graphics

c. Product data as detailed above, including the following:

i. Technical data sheets, installation guides, technical manuals & owner’s manuals

ii. BACnet PICS

iii. BACnet BTL-listing certificate(s) for all devices

iv. IT hardening guide for all IP-based devices and software products

v. Control system & application specific software information

vi. Product/software capacity & functionality licensing information

d. Completed GSA R8 Device Schedule Template (read/write electronic format)

e. Completed GSA R8 Object Naming Submittal Template including the Object Name and description (read/write electronic format)

f. Completed GSA R8 CMMS Inventory Uploader Template (read/write electronic format)

g. Owner/operator training syllabus & tentative schedule

h. Warranty information

12. As-Built Documentation:

a. Provide all as-built documentation electronically in a searchable PDF with PDF accessible tabs dividing each section.

Also provide printed records where specified.

b. As-Built documents shall contain all information included in the design submittal, and all other information listed in this section. All information included in the design submittal shall be updated to reflect as-built conditions and shall include any information omitted during submittal phase due to unavailability.

c. Record final installation locations of control devices and components including controllers, power supplies, network cabling routes, and remote sensors such as outside air sensors & differential pressure sensors.Ensure that clear marking of all system sensors and thermostats on the as-built floor plan and HVAC drawings with their control system designations is included.

d. Project Record Documents:

i. A set of project record documents shall be submitted that includes a revised copy of each of the following submittals to reflect the actual installation & operating sequences at the conclusion of the project:

1. Listing of project contact information

2. Shop drawings

3. Product data Submittal

4. Device Schedule Submittal

5. Object Naming Submittal

6. CMMS Submittal

e. Sequence of Operations

i. Provide all As-Built Sequence of Operations in separate editable files (Word Documents).

f. HVAC Control System O&M Manual: The O&M Manual shall be included as an attachment to the final record document set, and shall compile & organize all information required to sustainably operate & maintain the HVAC control system as follows:

i. Index and clear table of contents for the O&M Manual

ii. Manufacturer documentation detailing the recommended inspection period, cleaning methods, cleaning materials recommended, and calibration tolerances for all equipment provided. This includes all network equipment, controllers, sensors, valves, dampers, etc.

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iii. A separate points list export from each IP controller that includes all objects, physical and virtual, in that controller and any controllers it supervises such as VAV box controllers. Each report shall contain the object name and description at a minimum. Including the panel name and point address is preferred when possible. All object names shall conform to the original Object Naming submittal for the project.

iv. A setpoints List showing all control system setpoints after testing & final system acceptance. This list shall show the setpoint name, finalized default value, engineering units, controller location, applicable system, and any other pertinent information.

v. A schedules list showing all equipment schedules and calendars including the schedule name, schedule type, controller location, indication of controlled equipment and whether optimal start/stop features have been implemented.

vi. A programs list of all programming logic including the program name, systems served, controller location & a reference to the associated sequence of operations. Control logic program names shall conform to the GSA R8 Data Normalization for Building Automation Systems Attachment.

vii. Full record of all control logic programming showing all comments, program logic & associated references after testing and acceptance of the system.

viii. Specific step-by-step instructions on how to perform and apply all functions, features, modes, etc.

mentioned in section 25 08 00 Commissioning of Integrated Automation. Include the detailed technical manual for programming, tuning, and customizing control loops and algorithms.

ix. Copies of all documentation of point-to-point and functional checkout tests and calibrations performed by the Contractor (not commissioning tests).

x. Warranty information & requirements for all system components including manufacturer warranties for hardware as well as workmanship & software based warranties for database and programming logic operations.

g. Warranty: Submit manufacturer's warranty and ensure forms have been filled out in OWNER’s name and registered with manufacturer.

h. As-Built Checklist:

i. Listing of project contact information

ii. Updated design submittal including all sections as detailed above:

1. Shop drawings

2. Editable Sequence of Operations Files

3. Product data Submittal

4. Device Schedule Submittal using the GSA R8 Device Schedule Template (Attached)

5. Object Naming Submittal using the GSA R8 Object Naming Submittal Template (Attached)

6. CMMS Submittal using the GSA R8 CMMS Inventory Uploader Template (Attached)

iii. HVAC Control System O&M Manual including all sections as detailed above:

1. Manufacturer product documentation (Product Data Submittal)

2. Full points list

3. Setpoints list

4. Schedules list

5. Programs list

6. Full record of all program logic

7. Programming Instructions

8. Point-to-point checkout documentation

9. Warranty Information

25 00 00.05 System Performance

1. The building automation system shall comply with the following performance requirements:

a. Control Layer

i. Control logic shall execute at least once every second.

ii. Programmable controllers shall execute DDC PID control loops, and scan and update process values and outputs at adjustable rate. (Begin with 1 second and adjust as required during start up and commissioning.)

iii. Reliably record all required object values at the specified interval(s), store the data locally for a minimum of 48 hours, and efficiently transmit the data to the enterprise & data historian layers periodically as specified.

iv. BACnet/IP Data Speed: All IP-based devices shall communicate at a minimum of 100 Mbps.

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v. All MS/TP networks shall be configured to communicate at the highest speed at which all devices on the network are capable, according to product technical data. 76.8 KBps networks shall be limited to a maximum of 50 devices. Other configurations will be considered by OWNER on a case by case basis.

vi. Reporting Accuracy and Stability of Control for Controller: Report values and maintain measured variables within tolerances as follows:

1. Water Temperature: ±0.4⁰F

2. Water Flow: ±4% of full scale

3. Water Pressure: ±3% of design

4. Space Temperature: ±0.4⁰F

5. Ducted Air Temperature: ±0.4⁰F

6. Outside Air Temperature: ±0.4⁰F

7. Dew Point Temperature: ±2⁰F

8. Temperature Differential: ±0.25⁰F

9. Relative Humidity: ±4% RH

10. Airflow (Pressurized Spaces): ±10% of design

11. Airflow (Measuring Stations): ±10% of design

12. Airflow (Terminal): ±10% of full scale

13. Air Pressure (Space): ±0.01” wg.

14. Air Pressure (Ducts): ±0.1” wg.

15. Electrical: ±5% of reading

b. Integration layer

i. Integrated devices using serial communications shall be limited to fifty (50) devices per serial network.

c. Enterprise Layer

i. Graphics: Each graphic shall be capable of hosting a minimum of 30 dynamic points, and shall update all points on the graphics with current data every 5 seconds minimum.

ii. Graphics: Each graphic shall load and populate all data points with current data within 5 seconds of being launched.

iii. Object Command: Support a reaction time of less than two seconds between operator command of an output object and device reaction.

iv. Update Time: Transmit change of present values to graphic display within 5 seconds of the change occurring at the device level.

v. Alarm Response Time: Annunciate alarm at all active alarm management consoles within 10 seconds.

Issue and receive alarm notifications within 15 seconds of notification trigger criteria being met.

vi. Operational uptime for the enterprise software application must be 99.9%, and system or accessibility downtime caused by data storage failure must be 0 minutes.

d. Historian Layer i.

ii.

The historian software shall be configured to store a minimum of two (2) years of data for each trended object.

iii.

System shall display visualization (graph, table, CSV export) of up to 1 million data samples within 30 seconds. Data visualizations shall be accessible and configurable via web interface.

iv.

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

v.

Database shall be distributable across disks, servers, and data centers, and logically optimized for network efficiency. Database shall be open-protocol or open API to accommodate future needs and applications.

vi.

Database shall have configurable redundancy features, and shall be repairable and upgradable without causing system downtime.

vii.

Disaster recovery (DR) options shall be outlined for system and data. DR setup shall be supported by BAS provider as-required to facilitate DR implementation and testing.

Operational uptime for the system must be 99.9%, and system or accessibility downtime caused by data storage failure must be 0 minutes.

e. Further detail regarding product specifications and networking requirements can be found in section 25 13 00.

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25 00 00.06 Quality Assurance

1. Perform work in accordance with NFPA 70.

2. Perform work in accordance with NFPA 90A.

3. Manufacturer Qualifications: Company specializing in manufacturing the Products specified in this section with minimum three years documented experience.

4. Installer Qualifications: Company specializing in performing the work of this section with minimum three years of experience approved by manufacturer.

5. Execution Team Qualifications: Contractor shall furnish qualified, competent team members that have significant knowledge, training, and experience in the HVAC industry. Engineers and Technicians shall be proficient in designing, configuring & troubleshooting BACnet devices and networks. Failure to provide sufficient qualified and competent team members constitutes a failure to perform and can result in cancellation of the contract and/or liability for costs incurred to employ a third party to correct issues.

6. Products Requiring Electrical Connection: Listed and classified by Underwriters Laboratories Inc., as suitable for the purpose specified and indicated.

7. BACnet Products:

a. Comply with ANSI/ASHRAE Standards 135-2012: BACnet.

b. Obtain BACnet Testing Laboratory (BTL) Listing & Certification.

8. The BACnet internetwork shall be free of errors; after all work has been completed, the system supplier shall generate and submit a diagnostic report that reflects a properly functioning BACnet internetwork.

9. The OWNER reserves the right to employ a third-party contractor of its choosing, to evaluate and commission the BACnet internetwork, and may reject the system based on the results of that evaluation. The BAS system supplier shall be responsible for completely and permanently correcting all network errors and issues within 30 days of issue identification.

Contractor shall be liable for costs associated with repeated iterations of punch list submission and issue resolution; prompt, effective issue resolution is required for all issues.

10. Delivery, Storage & Handling

a. Store equipment and materials inside and protected from weather.

b. Factory-Mounted Components: Where control devices specified in this Section are indicated to be factory mounted on equipment, arrange for shipping control devices to the unit manufacturer.

25 00 00.07 Warranty

1. References: See Section 01 78 00 - Closeout Submittals, for additional warranty requirements.

2. Correct defective workmanship within a five-year period after Substantial Completion.

3. Provide five-year manufacturer's warranty for BACnet controllers and devices.

4. Warranty on-site support response time shall be no greater than 72 hours for normal issues, and no greater than 4 hours for emergency issues.

End of Section 25 00 00

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25 01 00 Operation and Maintenance of Integrated Automation

1. Maintenance Service

a. Provide service and maintenance of BAS for two years from Date of Substantial Completion. All service and maintenance activities shall be coordinated with OWNER.

b. Provide two complete inspections per year, one in each season, to inspect, calibrate, update, and adjust controls as required. Provide service as-needed to repair BAS hardware, software, and/or workmanship. All inspection and service activities shall be coordinated with OWNER, accompanied and supervised by an OWNER representative, and shall include a written report detailing the work performed.

c. Provide software and/or firmware updates as-needed to address product software/firmware issues (bugs, security vulnerabilities) for a two-year period. OWNER shall be notified as software and/or firmware updates/upgrades are made available. All software/firmware updates shall be coordinated with the OWNER. Release-note literature for software/firmware updates shall be submitted to OWNER prior to updating and device or system, and shall proceed upon OWNER approval. No software or firmware updates or upgrades to IP-based devices shall be performed without prior OWNER IT Security approval.

d. Standard two-year warranty shall be included, and shall cover all products, services, and workmanship. Warranty shall cover normal and emergency service for issues resulting from problems with products, services, and/or workmanship. Systemic or chronic issues identified during the warranty period shall be rectified to eliminate the systemic or chronic nature of the issues; where this is not possible the Contractor shall remain liable for repeated correction of the issue indefinitely.

e. Normal warranty service requests shall be acknowledged within one (1) hour during normal office hours, and on-site service provided within 48 hours for non-critical issues (issues that do not have an immediate or significant impact on occupants, energy cost, or operations). Emergency warranty service requests shall be acknowledged within one (1) hour, and on-site service provided within four (4) hours for critical issues (issues that do have an immediate or significant impact on occupants, energy cost, or operations).

f. Products that become unavailable or unsupported during the warranty period shall be replaced with currently available and supported products by the Contractor at the Contractor’s expense.

2. BAS System Project Closeout Requirements

a. Contractor shall be responsible for operation and maintenance of the system until Final Acceptance is obtained from the OWNER. Warranty period does not begin for any aspect of the BAS until Final Acceptance has been obtained.

b. Final Acceptance Requirements:

i. Complete and accurate As-Built data has been submitted and accepted.

ii. All tools and manuals have been submitted and accepted.

iii. System Test and Balance (TAB) and any 3rd-party Commissioning has been completed.

iv. All punch list items have been resolved to the satisfaction of the OWNER.

v. OWNER training has been completed.

vi. Complete system backups have been created and stored for disaster recovery (DR).

vii. All warranty information has been completed and submitted.

c. After Final Acceptance has been obtained from the OWNER, a letter shall be submitted to indicate the beginning of the warranty period. The warranty period shall not be back-dated to any date prior to the date of Final Acceptance.

25 01 10 Operation and Maintenance of Integrated Automation Network Equipment

1. All Operation and Maintenance of Integrated Automation Network Equipment shall conform to the requirements in section 25 01 00

25 01 20 Operation and Maintenance of Integrated Equipment

1. All Operation and Maintenance of Integrated Equipment shall conform to the requirements in section 25 01 00

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25 01 30 Operation and Maintenance of Integrated Automation Instrumentation and Terminal Devices

1. All Operation and Maintenance of Integrated Automation Instrumentation and Terminal Devices shall conform to the requirements in section 25 01 00

25 01 90 Diagnostic Systems for Integrated Automation

1. All Integrated Automation equipment that has on-board diagnostic capabilities will be configured to report issues to the BAS via BACnet alarms.

2. Any software or configuration tool required to configure, adjust or view diagnostic systems shall be provided to the OWNER upon project completion.

End of Section 25 01 00

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25 05 00 Common Work Results for Integrated Automation

1. General Information

a. Provide control systems consisting of sensors, switches, relays, control valves, dampers and operators, actuators, indicating devices, interface equipment and other apparatus and accessories required to operate mechanical systems, and to perform functions specified.

b. Provide all software (including any licensing required), hardware (special cables, portable operator terminals, etc.), and administrator access privileges required to allow full configuration, programming, and administration of all system components and devices provided.

c. Include installation and calibration, supervision, adjustments, and fine tuning necessary for a complete and fully operational system.

d. Controls for variable air volume terminals, radiation, reheat coils, unit heaters, fan coils, and other minor equipment when directly connected to the control units. Individual terminal unit control is specified in Section 23 09 13.

2. BACnet Definitions

a. BACnet: ANSI/ASHRAE Standard 135-2012

b. BACnet Device Types: i. BACnet Router (B-RTR):

i. device that connects two BACnet networks, permitting information exchange between them.

ii. BACnet Building Controller (B-BC): A general-purpose, field-programmable device capable of carrying out a variety of building automation and control tasks. Typically controls major equipment and/or provides supervisory control.

iii. BACnet Advanced Application Controller (B-AAC): A fully-programmable controller.

iv. BACnet Application Specific Controller (B-ASC): A controller intended for use in a specific application with limited programmability. Typically controls minor equipment such as VAV terminal units.

v. BACnet Smart Sensor (B-SS): A simple sensing device intended for a specific application.

vi. BACnet Smart Actuator (B-SA): A simple control device intended for a specific application.

vii. BACnet Advanced WorkStation (B-AWS): Used to monitor the performance of a system and to modify parameters that affect the operation of a system.

viii. BACnet Operator WorkStation (B-OWS): Used for monitoring and basic control of a system. ix. BACnet Operator

Display (B-OD): A basic operator interface with limited capabilities.

ix. BACnet Gateway (B-GW): A device that connects a BACnet network to a dissimilar network or device, permitting information exchange between them.

x. BACnet Broadcast Management Device (BBMD): A device that propagates BACnet broadcast services from one network to another network.

c. BACnet Client: A BACnet device requesting information from and/or sending supervisory commands to a BACnet

Server or BACnet Servers.

d. BACnet Server: A BACnet device that responds to requests and/or supervisory commands from a BACnet Client device.

e. BACnet Interoperability Building Blocks (BIBBs): Standard technical functionality blocks used to describe the capability of a device to interact with BACnet services. Each BIBB has a client version (A) and a server version (B). A single BACnet device can support both A and B versions of a BIBB.

f. BACnet Protocol Implementation Conformance Statement (PICS): Document that describes in technical detail the BACnet implementation applied to a device, including which BACnet Interoperability Building Blocks (BIBBs) apply to the device.

g. Native-BACnet: A controller that uses BACnet as the primary communication protocol, and does not require the use of a gateway or translator to be BACnet-compliant.

h. BACnet Testing Laboratory (BTL): A laboratory that tests and certifies BACnet devices for conformance to the BACnet standard.

i. Bounded/Unbounded: An unbounded broadcast refers to a BACnet broadcast that is sent to all BACnet device IDs on the entire internetwork. A bounded broadcast is sent only to a subset of device IDs. Unbounded confirmed broadcast messages can result in BACnet storms. Bounded confirmed broadcast services mitigate the risk of storms by reducing the scope of the communications to only those devices that are specified, which limits the number of potential responses.

3. BACnet Services

a. Normal Services (directed to a specific BACnet device)

b. Broadcast Services (directed to multiple BACnet devices)

i. Who-is?

1. The Who-is? service is to be used in limited ways to avoid BACnet storms:

a. Unbound discovery is prohibited; use bounded Who-is? messages to limit responses.

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b. Who-is? shall not be required for daily operation of the BAS or integration system; Who-is? is a discovery tool only. System devices are required to cache device discovery information and use directed communications to achieve interoperation.

ii. Who-has?

1. The Who-has? service shall not be used in normal day-to-day operation; system devices are required to cache object locations and use directed communications to achieve interoperation.

a. A device may use Who-has? to initially gain access to a network object, but thereafter this information shall be cached.

b. System devices shall not reissue Who-has? on a return from power failure or other system disruption.

Device or system backups shall retain cached object locations. Who-has? is permitted only in cases of programming changes.

c. The system must be capable of disabling the Who-has? service.

d. The system must be capable of configuring the Who-has? service to limit and bound its use.

iii. Time synchronization

1. The Time-sync broadcast service must be configurable to include only intended recipients; only bounded time broadcasting is permitted. Directed Time-sync communications is preferred.

iv. Broadcasting on IP Networks

1. General Broadcasting Guidelines:

a. Broadcast services of any kind must not be used except where absolutely necessary.

b. Where broadcast services are used, testing must be performed to ensure that the broadcasts and/or the responses do not cause system instability or loss of performance.

c. Unbounded broadcast services are strictly prohibited. Any system that requires the use of unbounded broadcast services, or is unable to be configured to use bounded broadcast services, shall not be accepted.

v. Multicasting

1. Systems that require multicasting will not be accepted.

vi. Foreign Devices

1. BBMD-capable devices must also support foreign device registration.

vii. Read_Property Service

1. Execution of the Data-Sharing Read-Property service shall transmit all characters of the property;

truncation is not permitted.

4. BACnet Devices

a. All BACnet devices shall be BTL-listed. The specific model and firmware version shall be BTL-listed.

b. BACnet networks:

i. The following controllers shall be BACnet/IP:

1. B-RTR

2. B-BC

3. B-AAC

4. B-AWS

5. B-OWS

6. B-GW (where exceptions are granted)

ii. BACnet MS/TP is used for the following controllers:

1. B-ASC

2. B-SS

3. B-SA

4. B-OD

c. When BACnet/IP devices such as B-ASC’s are remediated and approved for use, each device will be assigned an IP Address by GSA IT and shall be wired directly back to an assigned port on a GSA IT switch. The use of any additional ethernet switches, hubs, or pass-through connections in a controller are not permitted. BACnet/IP devices are not permitted for use in a daisy-chain network architecture.

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d. Wireless devices are not permitted, except in circumstances where the facility is listed as a historical building and wiring can not be routed as required to complete the scope of work. All wireless device exception requests shall be submitted in writing and the final decision shall be at the discretion of OWNER only.

e. BACnet devices and networks must be configured optimally for high-performance and low response latency. Serial networks (MS/TP) must be sized to perform without latency issues, regardless of the traffic imposed on them to support control, monitoring, and trending functions.

i. BACnet/IP devices shall communicate at 100 Mbps at minimum.

ii. MS/TP networks shall be configured to communicate at the highest speed at which all devices on the network are capable, according to product technical data. 76.8 KBps networks shall be limited to a maximum of 50 devices. Other configurations will be considered by OWNER on a case by case basis.

5. BACnet Parameters

a. BACnet parameters must be configurable, and shall be set per GSA instructions provided via the Device Schedule.

b. BACnet parameters include:

i. Device Object Name (see GSA Data Normalization for Building Automation Systems)

ii. Device ID (see Appendix A)

iii. Network number (see Appendix A)

iv. UDP port (see Appendix B)

1. UDP ports are assigned based on BMS/EMCS vendor/product. Other building systems, such as lighting control systems, will typically use the same UDP port as the host BMS/EMCS at the facility. These will be assigned to produce an overall architecture that ensures proper interoperability.

2. BBMD feature settings (disabled unless specifically permitted by GSA)

v. BACnet parameters shall be obtained from GSA PBS FMSP.

1. BACnet parameters are managed by the Regional FMSP BAS Specialist.

vi. Automatically-generated BACnet parameters are not permitted. Products that include automatically generated

BACnet parameters shall be capable of being manually configured; devices that only support automatically-generated BACnet parameters that cannot be manually custom-configured are not permitted.

6. BACnet Implementation

a. During the execution phase of the project, coordination with GSA PBS FMSP is required to avoid or plan for potential system disruption. A risk and impact assessment must be performed prior to any activity that might disrupt existing system functionality. System outages must be planned three (3) weeks prior to work being performed.

b. Activities that may impact existing system performance include (but are not limited to):

i. Adding a new controller to the network

ii. Removing a controller from the network

iii. Re-addressing existing controllers

iv. Modifying existing programming

v. Changing device BBMD settings

vi. Altering router tables

vii. Altering BBMD tables

viii. Altering foreign device settings

c. Where possible when adding new devices, the new internetwork segment(s) shall be isolated and screened for proper configuration prior to being added to the existing internetwork.

d. After new devices, networks, programming modifications, or configuration settings have been added to the existing network, network diagnostics must be performed and documented to ensure that the changes have not adversely affected the system. Any changes found to be having negative effects shall be reported to GSA PBS FMSP and immediately reverted until such time that the issue can be resolved. Resolution of the issue shall be coordinated with GSA PBS FMSP to minimize the impacts to facility operations.

7. BACnet Device Object ID Parameters:

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a. BACnet permits the interconnection of up to 4,194,303 devices.

b. Each device is referenced by its device Object_ID property.

c. Each device shall have a value for the Object_ID property that is unique across GSA Region 8 facilities, including existing devices.

f. Device Object_ID parameters shall be obtained from GSA PBS FMSP through the RFI process as outlined in the Change Control Process.

8. BACnet Network Number Parameters:

a. The BACnet permits the interconnection of up to 65,535 networks.

b. Each network must have a Network Number that is unique across GSA Region 8 facilities, including existing networks.

d. Network Number 65,535 shall not be used.

e. MAC addresses on a network shall be consecutive.

10. Existing Conditions

a. Verify existing conditions before starting work. Report issues in writing to OWNER prior to making alterations to the existing system.

b. Verify that IP network infrastructure is available and/or coordinated with OWNER prior to starting work.

c. Coordination with OWNER is required to avoid or plan for potential system disruption. A risk and impact assessment must be performed prior to any activity that might disrupt existing system functionality. System outages must be planned at least two (2) weeks prior to work being performed.

i. Activities that may impact existing system performance include (but are not limited to):

1. Adding a new controller to the network

2. Removing a controller from the network

3. Re-addressing existing controllers

4. Modifying existing programming

5. Changing device BBMD settings

6. Altering router tables

7. Altering BBMD tables

8. Altering foreign device settings

d. Verify that conditioned power supply is available to the control units and to the operator workstation. Verify that field end devices & wiring is installed prior to installation proceeding.

11. Installation

a. Install control units and other hardware in position on permanent walls where not subject to excessive vibration.

Terminal unit controls shall be installed in an enclosure integral to the terminal unit.

b. Install controllers and other BAS components in locations and circumstances where they can easily be physically accessed for service. Avoid installation locations where obstacles exist that might hinder access, or where access to the space is restricted either physically or by policy. Avoid installation locations in lab spaces or other sensitive areas.

c. Where existing cable management systems are not in place, install and support cabling as required by OWNER standards and specifications.

d. Install software in control units and on the enterprise server. Implement all features of programs to specified requirements and appropriate to the sequence of operation shown on plans.

e. Provide with 120 VAC, 15-amp (or appropriate current) dedicated emergency power circuit to each programmable control unit.

f. Provide conduit and electrical wiring in accordance with Section 26 27 17. Electrical material and installation shall be in accordance with appropriate requirements of Division 26.

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12. New Construction

a. All 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. (A building controller is a device that controls a central plant, large air handling, or other major equipment; or provides supervisory control.)

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

c. All point names shall conform to the GSA R8 Data Normalization for Building Automation Systems Attachment, and shall be supplied with the correct standard units.

13. Mechanical Retrofit

a. 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 a central plant, large air handling, or other major equipment; or provides supervisory control.)

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

c. All point names shall conform to the GSA R8 Data Normalization for Building Automation Systems Attachment, and shall be supplied with the correct standard units

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

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

14. System Upgrade

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

b. 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 a central plant, large air handling, or other major equipment; or provides supervisory control.)

c. 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.