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Table of Contents:  

Section 7-1: BAS Design Considerations

  Section 7-1: BAS Design Considerations

7-1-00 Design Requirements
       10 Design Guidance 
       20 Design Information 
       30 Design Document Requirements

7-1-00 Design Requirements
The following design requirements apply to all BAS.  The goals and objectives are to provide uniformity of design; combine the best overall economy with suitability of design; and be compatible with all other building systems.  Provisions for future expansion shall be made as determined by NIH on a project-by-project basis. 
The BAS is configured as a network with control functions at multiple levels and with multiple points of operator control and supervision.  The BAS includes central servers, local building engineer's workstations, data transmission systems, field panels and controllers, necessary interfacing controls, sensors and actuators. The controller contains a microprocessor and other supporting electronics, and performs local control functions and executes application programs without requiring communications with the central server or workstations. All new facilities shall use digital controls in accordance with the DRM.  The A/E’s and the Project Officer shall meet with maintenance staff early in the project to coordinate new digital controls with existing. 
A. Scope:
The DRM applies to BAS that control and/or monitor all systems in the building with the exception of the following:
• Chilled Water plants involving chillers and cooling towers, etc.  The DRM covers building level connections to a campus system or other chilled water plant.
• Hot water or steam plants including boilers.  The DRM covers building level connections to campus steam or hot water generating systems.
• Vivarium lighting systems.
• Scientific Equipment Monitoring Systems.
• Fire Alarm Systems.
• Elevators.
• Security.

7-1-10 Design Guidance
A. Intent:
A.1 General Intent:
The DRM requires fully automated, reliable but cost effective direct digital control systems for all building systems and requires the A/E’s:
• To establish a level of quality for the control systems installed at the NIH.
• To promote and facilitate consistency among the numerous projects.
• To establish the extent of the control system that is required and cost effective for the NIH, synthesizing the requirements of the design, management, and operations of the facility.
• To establish preferences relative to the BAS.
B. Functional Intent:
B.1 Standardization:
BAS installations shall strive for standardization across institutes and operating organizations to maintain consistency and thereby increase reliability.  It is the responsibility of the institute and/or operating organization to define and present those standards to the design and construction community.  To some extent the DRM contributes to that standardization, however, the DRM presents concepts which must be further defined as how they apply to the various organizations.
B.2 Access Requirements:
BAS shall have the capability of granular assignment of rights to individual methods, areas, systems, information, etc.  Individual users shall be given one account name and password and regardless of where they connect they will be granted access to only those functions they are authorized to use.  

7-1-20 Design Information
A. Design Coordination:
The A/E shall coordinate with the organizations that will support or use the BAS. As representative examples, the A/E shall coordinate through Project Officer:
• With the Operating Organization for:
1. A building system telecommunication hub and required building support hardware system for significant dial up telephones and intranet/internet connectivity support for equipment alarm and building control system.  The A/E as part of their coordination efforts shall develop a clear scope of work for control contractor relative to the LAN and its point of connectivity with institute provided services and required interface hardware as part of their design.  Requirements for IP addresses shall be established and secured through Project Officer.
2. Point naming conventions.
3. Equipment numbering conventions.
4. Graphic formats and layouts.
5. Location of operator interfaces and required number of portable operator workstations.
6. Training requirements, etc.
7. Required user accounts and levels of access.
8. Routing of alarms and notifications.
• With the using agencies for required control parameters and condition tolerances.
• With the applicable safety organization for required control parameters and condition tolerances.

7-1-30 Design Document Requirements
A. General Design Requirements:
A.1 Contract Documents:
Projects that involve BAS shall include a detailed control system design.  Design shall be accomplished by properly qualified personnel knowledgeable in the applicable control systems.  The design documents shall include, at a minimum:
• Specifications detailing the BAS requirements.
• Schematic drawings indicating the systems/zones and all control system input and out-put.
• List of all points with summary counts.
• Detailed written sequences of operation.
• BAS infrastructure schematics.
• Valve schedules.
• Indication of control elements on the applicable discipline design floor plans (this refers to panel locations, operator interface locations, thermostats, temperature and humidity sensors whether in the room or in the return/exhaust duct, room differential pressure monitors, duct static pressure sensors, motor operated dampers, automated valves, etc.).  It is not necessary to show on the floor plans specific components that are within a unit as long as a schematic is shown for that unit and that unit is shown on the floor plan.
B.  Design Specifications and Drawings:
The A/E shall provide control specifications and drawings detailing the requirements of the BAS hardware and software.  At a minimum, the specifications and drawings shall:
• Detail the minimum quality on all hardware commensurate with the DRM.
• Define the control system documentation required commensurate with the DRM.
• Define the level of controller allowed for each specific control application on the project along with the stand-alone functionality required.
• Specify all wiring and tubing requirements.
• Clearly delineate limits of responsibility and/or dictate various requirements in the specific context of the system.  As examples of this requirement:
1. The scope of laboratory grade control systems verses commercial control systems shall be clearly identified.
2. Responsibility for mounting of terminal controllers shall be indicated.
3. Responsibilities for furnishing, installing, calibrating, and commissioning valves and dampers, standard and laboratory grade VAV terminals, sash sensors and hood monitors, general field devices, etc. shall be defined.
4. Responsibilities for balancing/calibrating various BAS sensors (TAB verses control contractor) shall be defined and coordinated with the TAB section of the specifications.
5. Coordinate the limits of work and for connection of the BAS to the existing supervisory net-work.
• Specify quality and quantity of graphic interfaces to be developed for the project.
• Detail the security permissions to be established for this project.  This shall require consultation with maintenance staff.
• Detail the commissioning activities required with reference to the NIH Commissioning Guideline.
• Detail both the trending capabilities required of the BAS as well as the project specific requirements for setting up trends and archiving data.
• Define the warranty period and maintenance requirements.
• Define the training required.  Training requirements shall be applicable to the project and coordinated with maintenance staff.
• Reference applicable NIH testing protocols such as fume hood testing.
• Detail sequence of work for renovations in existing facilities to minimize disruption.
• Define emergency notification and alarming requirements the DRM.  Alarm thresholds shall be dictated on applicable values and level/means of alarm notification shall be specified
• Define graphic user interface software functional requirements commensurate with the DRM.
• Define direct digital control software functional requirements commensurate with the DRM
• Detail AAALAC required monitoring and documentation requirements of the systems controlling vivaria.
• Detail and coordinate interfaces to other systems such as lighting control systems, laboratory monitoring systems and power monitoring systems.
• Define a point naming convention the DRM.
• Define the record documentation requirements the DRM.
• Define the point of connection to the existing network as defined below.
• Require bandwidth calculations and analysis to be submitted by controls contractor to validate either the response time for deterministic networks or percent utilization for CSMA/CD networks under a fully loaded condition with specified trending.
• Coordinate with the operations and maintenance staff for required nomenclature on terminal units.  Where air flow tracking boxes serve a room, or where multiple HVAC elements control the same zone, clearly indicate the pairing relationships in a table or by nomenclature.  Requiring the controls contractor to interpret the ductwork or piping drawings to assess pairings is not acceptable.
• Clearly outline the requirements for stand alone capability of controllers controlling multiple tracking boxes in containment and high containment (BSL3 and BSL4) suites, isolation suites and vivaria.
• Clearly outline the requirements for the stand-alone capability for controllers as well as the method for coordinating several stand alone controllers controlling a common function across controllers.  For instance, the method for controlling the static airflow/static pressure of separate air handlers on a common headered system shall be specifically detailed.
• Concurrent access client software licensing requirements.  The A/E shall consider the construction and commissioning requirements which may in some cases require a higher quantity of concurrent sessions to the client/server software.
• Show on the drawings limits of stand alone control requirements of containment and high containment suites as defined below.
C. Design Control Schematics:
The A/E shall include in the contract documents detailed control schematics of all systems and zone configurations.  Control schematics at the design stage shall include the following at a minimum:
• Point Names.
• Point Type.
• Normal position of output devices.
• Device ranges.
• Initial design intent set points (to be modified as refined during construction for record submittals.)
• Bill of Materials listing all devices.
• Legend of device symbols.
• Basic motor starter and interface wiring schematics.
The locations of flow meters shall be shown on the piping or duct drawings.  Remote static pressure sensors for capacity control of air and water systems shall also be shown on the design drawings.
C.1 Design Points List:
The A/E shall provide a listing of all physical I/O with relation to system and controller listed.  The points list shall include as a minimum:
• Point Type (AI, BI, AO, BO, PI, etc)
• Point quantity with summaries by point type, summed by controller and system
C.2 Detailed Written Sequence of Operations:
The A/E shall provide a detailed written sequence of operation.  This sequence shall provide at a minimum:
• Sequences in all modes of operation On, Off, Occupied, Unoccupied, Warm-up, Cool down, summer, winter, Economizer, etc.
• Details of operation during and after a power outage.  Require that loss of status associated with power outages are not indicated as failures with a subsequent alarm.
• Specific direction on failure scenarios for loss of proof and all safety device trips.
• Set points, trip points, and ranges.  Initially these shall be the A/E’s intent, and eventually be the actual setting at time of record submittal.
• Detail the requirements for loop response and tolerances for control.  

C.3 BAS Infrastructure Diagrams:
The A/E shall include in the contract documents a diagram that depicts the intended architecture of the BAS infrastructure.  Diagram shall show all control and supervisory LAN’s, graphic user interfaces, alarm enunciators and printers, routers, gateways, controllers (terminal controllers can be grouped), etc.  Each LAN shall be indicated with intended media and protocols.  Location of Graphic User Interfaces shall be identified.  Point of interface for Institute supplied LAN media shall be depicted.  Also, depict point of connection for inter-faces
C.4 Valve Schedule:
The A/E shall select and schedule valves.  Selection shall be made to facilitate smooth and stable control.  Either with the control schematic or separately in contract documents, shop drawing submittal and record submittal provides a valve schedule listing the following:
• Size.
• Valve Type.
• Actuator Type.
• Cv.
• Design flow.
• Design pressure drop.
• Close off rating.
• Normal positions.
• Valve characteristic (i.e.: equal percentage, linear).
• Manufacturer (basis of design).
• Model number (basis of design).




This page was last updated on May 23, 2013