The Facility Manager s Guide to Building Automation Systems (BASs) Grant Wichenko, P. Eng. President, Appin Associates

Transcription

1 The Facility Manager s Guide to Building Automation Systems (BASs) Grant Wichenko, P. Eng. President, Appin Associates

2 Learning Objectives 1. Outline the principles of sound BAS design and procurement that will meet the needs of the FM. 2. List the steps to integrate a new or modified BAS into the existing BAS infrastructure in the facility. 3. Explain how the Networked Controls BAS design model allows for streamlined facilities management. 4. Describe what must be done in your facility to deal with future challenges such as the SmartGrid.

3 Introducing Appin and Grant Wichenko Appin Associates is a 34 year old consulting firm that specializes in: Building Automation System (BAS) Design including specification and commissioning with emphasis on BACnet-enabled controls. Mechanical Systems Design (HVAC, Boilers, Chillers) paying particular attention to the needs of Facility Operations (Fac Ops). Grant Wichenko is a Professional Engineer. He is a member of : - ASHRAE SSPC-135 (BACnet), - GPC-13 (BAS Guideline Specification) and is - active in ASHRAE 201P (SmartGrid Ctte.)

4 BAS Design Principles for FMs to follow FMs must be involved in the entire design and construction process. Too often we have seen FMs being involved only after the building is turned over by the Construction department. There should only be 2-3 approved BAS vendors. Having more than this is a maintenance nightmare. We outline a procurement process we have developed to allow this. There should also be limit on the selection of common equipment such as VFDs, lights, chillers, boilers, switchgear, elevators, etc.

5 BAS Design Principles for FMs to follow FMs must have extensive input or direct control over the BAS spec components that cover: points naming conventions, optimal start/stop sequences, equipment level metering, Front End graphics, training and commissioning. These principles must apply to all procurement strategies design/bid/build, D/B, sole source, JOC, ESPC, etc.

6 Pre-Design / Programming Phase Design Process From an FM Perspective. Par$cipate in the Chare.e Evaluate clever ideas on a life cycle Schematic Design Phase Commitment, Team Building, Goal Setting cost basis Commissioning Review M/E/P equipment selec$ons for networkability Design Development Phase Determine extent of BAS coverage. Highly instrumented buildings reduce Fac Ops costs. Concept Identification, Design Optimization Construction Documents Phase Make sure you have a good BACnet spec that covers networking of devices. Use the commissioning process to train Fac Op staff and to collect the asset Construction and Commissioning Phase tag data for PM Contract Document Review, Bidding, Construction Oversight Proper commissioning is cri$cal to Sustainability. Review BAS sorware to reduce Func$onal Performance test volumes. Use these tests to safety and design intent items (sta$c pressure). Post- Occupancy Evaluation Phase Look at Best Value op$ons for bidding the controls. Operations and Maintenance Integration Make sure you check out equipment prior to takeover. Check BAS programming data carefully. Integrate O&M and PM data into the Front End no more paper!!!

7 A BAS Procurement Option that will satisfy both Procurement and the FM The Purchasing/Procurement departments want open competitive bidding for BASs. Sole source or owner negotiated deals are usually not allowed. FMs would like only one BAS vendor as FMs are buying a long term relationship with the BAS vendor, not just widgets. The Procurement process must allow for competitive Bidding with 2-3 BAS vendors who have been selected by an open process. We use an RFP process tor BAS vendors to select 2-3 vendors who are approved vendors for a 5 year timeframe. Our Best Value process satisfies both Procurement and the FM.

8 BAS Spec Items that should be under FM control Set standards for object names that all vendors will follow. Assign BACnet IDs and IP addresses so these are unique on the network. There can only be one Device 1. Develop a Front End Graphics standard so the systems look the same to the user at the Front End. Sole sourcing the graphics to one vendor creates a competitive disadvantage for other vendors bidding the installation. There is no need to pay one vendor to create graphics if a graphics standard is used. Multiple Front Ends with Webservers is the BEST way to expand the BAS infrastructure on a competitive basis.

9 BAS Spec Items that should be under FM control FMs must have control over the BAS spec so there is consistency across all jobs. We recommend that FMs provide a spec that covers the BACnet components, the Front End Naming Conventions, optimum start/stop, coast sequences. The consultant s BAS spec would cover the specific design, the points, to be controlled and other project specific details. The Division 25 MasterFormat 2012 Integrated Automation Division is designed to permit this.

10 Equipment Level Metering using the BAS is Essential to FMs Equipment level metering is essential for FMs to maintain proper performance over the life of the system. Most pieces of equipment VFDs, chillers, CRACs, Trip Units now have onboard metering via BACnet or Modbus. While the meter data is not revenue grade per ANSI C 12.19, daily metering will tell the FM how the chiller, boiler, AHU and other plants are doing. This data can be aggregated and entered into a BACnet-based Energy Dashboard or TV kiosk to provide real time reporting to satisfy the Enterprise GREEN strategy.

11 IT is Integral to a Successful BAS Project Many devices are BACnet/IP based. IT is your new BFF (Best Friend Forever). IT must be involved with the BAS integration when the job starts, not a week before commissioning starts.

12 IT is Integral to a Successful BAS Project Now with the Internet, having separate computers for each job is not necessary. It creates extra patch management work for IT. The servers should be provided and maintained by IT, not Fac Ops or the BAS vendor. Access is via a web interface using Internet Explorer. Make it clear who provides outside Internet access (e.g., who provides network drops from comms closet). Specify that BAS contractors follow IT cabling installation standards or cabling is done by Division 27. BAS only installs MS/TP and Modbus network cable.

13 IT is Integral to a Successful BAS Project Any new BASs need to be on the Campus Intranet. Servers, switches etc. must be selected and maintained by IT. Foreign devices that do not conform to IT requirements are not allowed. IP addresses must be assigned by IT using 10 space addresses. The Networked Controls design is based on a single connection to the Enterprice LAN. This allows for a functioning network until the certification and accreditation process is complete. BASs are now commissioned using the IP infrastructure. There must be a temporary network in place as IT does not begin its termination and installation work until the furniture is in place. MEP Contractors must be done long before this.

14 IT Security Protocols must be applied to BASs Follow the IT department s guidelines for security. Outside access has been very difficult to implement even though it will save on maintenance costs. Software like Citrix makes this easier to permit remote access in a secure manner. This will make remote access through the firewall more acceptable to IT. Create a VLAN of BASs to segment traffic and to improve security of the network as a whole, or provide a physically separated LAN/WAN. The latter may be required for security reasons, but it is a poor second choice. BACnet devices are designed to co-exist on the Corporate LAN.

15 IT Security Protocols must be applied to BASs Track access via an audit trail to catch Mr. Notme. Use of wireless controls needs to be resolved as a policy issue. IT security also includes no open connections in public areas, physical security to rooms where BAS equipment is installed and FM staff/contractor security clearances. BACnet/NS is the standard for intrinsically secure BAS devices. BACnet/NS secures the device. The network is secured by IT means discussed in this presentation. With the recent data breaches at Target and Home Depot, Fac Ops is a target of blame for what can be IT lapses in security protocols.

16 The Target Breach was unfairly blamed on the HVAC Contractor Avivah Litan, a fraud analyst with Gartner Inc., said it does require merchants to incorporate two-factor authentication for remote network access originating from outside the network by personnel and all third parties including vendor access for support or maintenance, reports Krebs. However, the Target system used by HVAC vendor did not have two-factor authentication. The Target breach demonstrates that FMs must embrace I.T concerns about potential security breaches!!!

17 Integrating new BAS projects into the Facility Domain The previous section covered the design issues that FMs need to be concerned about. The next two sections cover an implementation plan that can be applied to all BAS jobs going forward. Over the past 5 years, HVAC, lighting, fire alarm and other BAS devices in the Facility Domain (i.e., the building or campus) have become intelligent networkable devices. BAS designs must control all components via a network connection. This is now possible with BACnet.

18 Integrating new BAS projects into the Facility Domain The building infrastructure maintained by the FM undergoes constant change. Buildings are always being built, renovated or demolished on campus. The BAS integration process must respond to this. Enterprise initiatives on the need to be green and to save energy drive the installation of lighting, heat recovery and other systems. These new BASs need to be interoperable so they will integrate into the existing BAS infrastructure. The infrastructure must be in place to allow the following BACnet/IP devices to run on the Enterprise LAN.

19 Server FM Boiler To more BACnet Devices Client LAN BACnet/ IP Cable by Div 27 Fire Alarm VAV box BACnet MS/TP by Div 25 Meter BACnet/IP Meter

20 BAS Integration Options: Third Party Integrator and the Networked Controls design model There are two options for integrating in controls on all devices. These are: A third party integrator that integrates in all components. The Networked Controls design model that requires all devices to be BACnet devices. Adding a third party system integrator to undertake or coordinate installations by other BAS vendors may not be necessary if BAS vendor co-ordination is properly specified. There is a competitive advantage if 1 of the 3 vendors acts as the third party integrator. Appin s Networked Controls design model removes the need for a ongoing third party integrator.

21 Construction Roles & Responsibilities in a Multi-Vendor Networked Controls Environment The Networked Controls Design Model is based on the principle that the equipment provided by the electrical, fire, security, lighting and other trades must come with a BACnet Interface Device on-board. The BACnet interface gets approved via the Submittal process like the color, weight and electrical requirements. The Mechanical and Electrical Subtrades must ensure that there are acceptable Submittals and that the equipment and the BACnet interface are installed and commissioned properly. The General Contractor, who is the only party to the Construction Agreement, must take overall responsibility of this Work to ensure that it is done per the Plans and Specifications..How do we do this successfully?

22 Applying Networked Controls to a Boiler Plant that includes Networked and Stick-built devices The boiler plant consists of a plant controller BACnet device, single onboard BACnet devices for the VSDs and scck built sensors and other devices supplied and installed by Division 25. VSD PMP- 1 VSD PMP- 2 BLR- 1 BLR- 2 BLR- 3 This is an example of a Built- up BACnet Device.

23 A BACnet Interface to a Boiler simplifies maintenance and enhances sustainability Supply water temperature Fuel pressure Flame signal Actual fuel throughput O 2 value Unit pressure Supply air temperature Flue gas temperature Combustion efficiency Gas fuel volume Fault history Total start ups Operating hours counter Condensing Boiler Remote monitoring and diagnosis is a GREEN sustainable plan as it saves Maintenance and travel costs!!!

24 Applying Networked Controls to the Boiler BACnet Interface A condensing boiler is normally specified in Section The boiler BACnet interface is in Section If the equipment Section is 23 nn nn, the BACnet Interface is specified in nn nn. One could put all the BACnet information in the condensing boiler equipment section. This would require extensive design coordination that is not necessary if Division 25 is used. Using Division 25 there is only one reference for the Equipment Supplier.

25 Applying Networked Controls to the Boiler BACnet Interface Co-ordination work between Division 25 and Electrical (Divisions 26 and 28) is also in the section. The IP drop for the boiler BACnet/IP interface is in Division 27. There is a Division 01 section to help the GC, who is responsible for all construction means and methods, co-ordinate the trades for this interface and any other BACnet Interface Device.

26 Specifying the link between Sections and

27 Specifying the link between Sections and

28 Spec Section specifies the boiler BACnet Interface. These are the Boiler BACnet object lists, fault codes, supply water setpoint, etc.

29 Applying Networked Controls to a Chiller Plant that includes Networked and Stick-built devices CH- 1 CH- 2 VSD PMP- 1 VSD PMP- 2 The chiller plant consists of a plant controller BACnet device, single onboard BACnet devices for the VSDs and scck built sensors and other devices supplied and installed by the chiller supplier. The DDC contractor sends a signal for cooling.

30 Applying Networked Controls to a Chiller Plant that includes Networked and Stick-built devices Cooling Tower and other points are s@ck- built. VFDs with BACnet. All three chillers have BACnet. Refrigerant monitor and water treatment controller are BACnet devices. 30

31 VFDs with Networked Controls BACnet Interfaces now have built-in energy meters BAS Front End screenshot VFD display screen

32 The Chiller plant power and energy as well as flow and temperature are monitored in real time. The new chillers have BACnet objects for kw and kwh. The existing chiller required a meter. There is a flow meter and temp sensors to calculate kw/ton. The condenser pumps are constant speed pumps so the kw and kwh data are calculated from the current measurement on the current transducer. kw is a calculated value from volts and amps.

33 BACnet is the protocol of choice for the SmartGrid Facility Domain Interface There are new demands on the FM such as the need to have systems that can work with the new SmartGrid technologies. The BAS needs to respond to potential outages and short term price increases of both electricity and natural gas. The BAS also needs to provide data for the Facility Domain to the utility using the new Open Automated Demand Response (OpenADR) standard. BACnet Web Services will be the interface between the utility and the building (called the Facility Domain).

34 BAS designs must now be SmartGrid Ready to meet ASHRAE s 201P Interoperability standard Ice Storage Ligh@ng Camera Solar PV The SmartGrid design intent is that each physical device in a Facility Domain is represented as an object with properties. Chillers Fans AHUs Stats Customer Energy Mgmt System Meter Electric Vehicle Charging Sta@on BaSery Storage

35 SmartGrid-Ready BACnet devices in the Facility Domain are represented as data models These objects permit real time interactions to respond to energy demand and consumption goals or to brownouts and other utility initiated events: Meter object Energy Manager Generator Load Meter M Solar Photo Voltaic Panel LighCng System Thermostat EM G L

36 Vendors can provide these BACnet devices to Owners via the Networked Controls design model Smart Grid ESI EM EM M Meter Customer Energy Management System (CEMS) Tstat L L L L LighCng Fans AHUs Chillers G L L L G G Solar PV G BaPery Storage Ice Storage EV Charging StaCon Equipment suppliers will provide the required objects in the equipment. Mechanical and Electrical will install the devices. Division 25 will set the global sequences so the devices can respond to events like demand control. Slide 36

37 THANK YOU FOR YOUR TIME. Questions??? Grant Wichenko, P. Eng. President, Appin Associates