ONE DASHBOARD TO RULE THEM ALL: CASE STUDY OF AN INTEGRATED FACILITY MANAGEMENT SYSTEM. Joy M. Ulickey, Director Enovity, Inc.

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1 ONE DASHBOARD TO RULE THEM ALL: CASE STUDY OF AN INTEGRATED FACILITY MANAGEMENT SYSTEM Joy M. Ulickey, Director Enovity, Inc. ABSTRACT Innovations in networkable, digital controls systems have enabled integration of previously disparate control strategies for HVAC, lighting, security, and other building systems. These innovations have inundated facility managers and operators with data; the challenge is to make sense of this data, separating actionable insights from the noise. This paper presents the U.S. General Services Administration s (GSA) approach to an integrated facility management system. For GSA (specifically, GSA s Region 9), the process started in 2010 when a national directive was issued declaring the presence of building automation systems (BAS) in individual facilities a security risk. In response to this directive, seven different types of building automation systems across 50 buildings were migrated onto a common network behind the government s firewall. Once secured onto various virtual servers within a common network, a Tridium Niagara AX virtual server was added. Critical HVAC and wholebuilding metering points were then mapped to the Niagara server. The Niagara server provides a single customizable platform for individual stakeholders to view key performance metrics for an individual building, a set of buildings within the jurisdiction of a local field office, or the entire region. Installed on this centralized Niagara server is Niagara Analytics Framework (NAF). Together, with customized algorithms, NAF churns through the plethora of available data and alerts users to equipmentand system-level faults and whole-building energy use anomalies. Dashboards, also loaded onto this centralized Niagara server, allow users to view trends in building-level energy performance over time and verify reductions in energy use from projects and programs. Thus, what started out as an IT security-based initiative for GSA, grew into the integration of critical BAS and metered data into one centralized Niagara server, allowing various stakeholders across the western United States to view data in one common platform. Future innovations in metering and analytics technologies will enable the extension of energy savings measurement and verification down to the project- and system-level so that these same users can quantify the actual results of individual energy management initiatives. INTRODUCTION Facility operators, property managers, and regional energy administrators are under increasing pressure to manage costs, risks, and energy consumption while enabling growth and employee productivity. They are constantly looking for ways to improve efficiency and lower costs without sacrificing service levels. One way to achieve this is through utilization of an integrated facility management system. This paper presents GSA Region 9 s approach to an integrated facility management system and is defined as a system which brings together critical building automation system data (such as HVAC) and energy metering (monitoring) data into a common graphical interface, allowing access to what were formerly disparate systems within a single session. The integrated facility management system centralizes data, allowing comparison across a portfolio, making it easier for customers to view trends in buildinglevel energy performance and verify reductions in energy use from efficiency initiatives. Data centralization also facilitates the development of dashboards that display key performance indicators customized for different stakeholders such as energy managers, operating engineers, and property managers. Ulickey: Case Study of an Integrated Facility Management System Page 1

2 CLIENT BACKGROUND The U.S. General Services Administration (GSA) is the largest owner and operator of real property in the United States, responsible for managing the real estate needs of most Federal Government agencies (notable exceptions include the Department of Defense). GSA s Pacific Rim Region (Region 9) manages more than 50 government-owned office buildings and federal courthouses throughout California, Arizona, Nevada, and Hawaii. CHALLENGES FOR THE GSA In 2010, GSA s Office of the Chief Information Officer (OCIO) in Washington, D.C., issued a national directive to address security concerns regarding building automation systems (BAS). At the time, BAS networks resided independently within their host buildings, and the Federal Government viewed this as an unacceptable security risk. The OCIO therefore directed each GSA Region to migrate all of the BAS systems in their managed facilities behind GSA s national firewall. Implementing this directive required Region 9 to address a number of challenges. First, how could they consolidate the BAS from 50 different buildings (representing seven different BAS product lines) into a common server environment? Then, once the systems were migrated to a remote server, how would the network function quickly and reliably enough to maintain control of sophisticated building systems? And of course, how could BAS servers be removed from each local building while minimizing disruptions to occupants who provide critical federal services? In parallel with the BAS migration challenges, Region 9 was also faced with the challenge of integrating related building systems, such as energy metering systems and computerized maintenance management systems, into the new consolidated network platform. STRATEGIC SOLUTIONS Over the past four years, Enovity s integration team has been GSA s strategic partner in implementing a centralized, virtual network to host building automation systems and energy metering systems across the 50 buildings in Region 9. The integration team s approach to overcoming the many challenges faced by this client is summarized here. Designing a Secure Network The integration team worked to devise the most optimal and cost-effective method to perform the migrations of BAS from each building to a secure network behind the government s firewall. After considering several options, GSA agreed to install centralized, enterprise-level, virtual servers for each BAS type and to migrate the BAS for each building onto that enterprise-level server. For example, the Alerton enterprise server serves 11 different buildings. The team then implemented the migration of each BAS to the remote server. Migration of BAS Systems into a Common Network The GSA integration team worked to migrate the building automation systems in their Pacific Rim Region (California, Arizona, Nevada, and Hawaii) facilities behind the GSA s national wide area network firewall in order to increase IT security and enable future convergence of other building-related IT systems (such as energy management systems). All BAS were residing on their own separate Ulickey: Case Study of an Integrated Facility Management System Page 2

3 FIGURE 1 The GSA Region 9 facility management system integrates 30 buildings (to date) spread across the Western United States, all connected to virtual servers located in Stennis, Mississippi. Colored pins represent different BAS platforms (Alerton, ALC, Andover, Delta, JCI, Siemens, and Tridium). Graphic courtesy Google Maps. networks within individual facilities and this was viewed as a security risk. The BAS types being migrated include Tridium, Automated Logic (ALC), Alerton, Andover, Siemens, Johnson Controls (JCI), and Delta. The team coordinated this work with ongoing retrocommissioning and energy efficiency projects at many of the facilities. The migration process implemented at each site is summarized as follows: 1. Perform survey of each individual BAS and generate a Network Diagram that identifies all IP devices, switches and controllers. 2. Develop a migration plan for each facility that includes modifications required to bring the existing network into compliance with GSA information security standards. 3. For each building, review all network IDs, device IDs and IP addresses, and ensure that there are no conflicts for a given BAS type; any conflicts are resolved by renumbering duplicate devices, networks, and IPs. 4. Obtain approval for the migration plan from GSA and then execute the plan. 5. GSA provides all the required hardware for these migrations which includes virtual servers, desktop workstations, laptops, and switches. 6. Electricians then install the pre-configured switches and perform any minor network modifications while the controls group performs all of the necessary programming for the migrations. To date, the integration team has completed migration work for 30 buildings in Region 9 (see Figure 1 above), with the expectation that all 50 buildings will be migrated to the enterprise-level servers by the end of To the overall network, a Tridium Niagara AX server was added and critical BAS points were mapped to it. To date, over 5,000 points have been mapped with plans to map an additional 5,000 points by the end of The centralized Niagara server acts a single user interface through which key data sets can be trended and analyzed with ease. Integrating Metering Systems into the Network Whole-building, GSA-owned electric meters were installed to ensure that electricity usage data was also tied into the overall network. Electricity data from these meters along with other sub-metered systems such as chilled water, hot water, and boiler natural gas were then brought into the Niagara centralized server to facilitate the comparison of key performance metrics (such as kwh per square foot or kbtu per square foot) across buildings within a field office, state, and ultimately the region. Historical whole-building data (power, water, and gas) were also brought into the Niagara server to allow stakeholders to compare current consumption relative to GSA s baseline year of Collectively, the team worked to integrate over 80 wholebuilding meters. The scope of work also included troubleshooting issues with existing meters, replacing meters as needed, and configuring and integrating all new meters. The metering integration process implemented by the team is summarized as follows: 1. Conduct product line research needed to understand the requirements of developing an integrated architecture for power monitoring systems. 2. Assist with follow-up and resolution of security issues identified in the scanning of each type of power Ulickey: Case Study of an Integrated Facility Management System Page 3

4 FIGURE 2 The overall network diagram for GSA Region 9 at a high level. monitor; further assist in the coordination of all necessary scanning and reviewing the deficiencies with the parent metering company (Schneider Electric). 3. Develop a migration plan for each facility that includes modifications required to bring the existing network into compliance with GSA information security requirements. 4. Obtain approval for the migration plan from GSA and then execute the plan. 5. GSA provides all the required hardware for these migrations which includes virtual servers, desktop workstations, laptops, and switches. 6. Electricians install the pre-configured switches and perform any minor network modifications while controls engineers perform all of the necessary programming for the migrations. Electricians also configure and troubleshoot issues with power monitors. 7. Provide troubleshooting service and performance monitoring of the system following migration. Figure 2, above, highlights, at a high level, the overall network diagram for GSA Region 9. In the case of GSA, there is a centralized virtual server for each building automation and metering system (Schneider, SATEC, etc.). There is also one centralized Niagara server which houses Niagara Analytics Framework. JACEs, or Java Application Control Engines, were used to connect various proprietary and common network protocols (e.g., JCI N1, LonWorks, BACnet, MODBUS) into a unified system for ease of mapping to the Niagara server. Rather than install physical JAVA Application Control Engines (JACEs) at each facility, the integration team installed a software-based ( soft ) JACE on each BAS server. Leveraging Data for Energy Efficiency and Performance Optimization at the GSA With the BAS and metering systems all integrated on a single network, GSA Region 9 has a wealth of facility performance data available. Turning this data into actionable information requires the right analytics capabilities, found in the Niagara AX platform (version 3.8). Certified Niagara AX programmers created a front end to display whole-building metered energy data as well as system-level performance data, available through the NAF module. Within this system, system-level fault diagnostics and whole-building energy use anomalies were also programmed. A predictive model based on historical data then facilitates the top down and bottom up parity such that a user could correlate a system-level issue to changes in whole-building energy consumption. Creation of a Work Order System The integration team is also working to migrate GSA s computerized maintenance management system (CMMS) into this same network. GSA Region 9 has been using MAXWEB as their CMMS. MAXWEB is a web-based work order and preventative maintenance system (based off the IBM MAXIMO platform) that has been in use throughout Region 9 since With all data on the same network, specifically formatted s can be sent directly from the fault detection module to MAXWEB. Once a work order is released, building operators then automatically receive the notification of an issue with possible diagnosis of the root cause, thereby closing the loop and generating an actionable task from the faults identified. Ulickey: Case Study of an Integrated Facility Management System Page 4

5 FIGURE 3 A sample dashboard that an energy manager would see. Maximizing Reliability with Ongoing Support Ongoing technical support for Region 9 s facility management system is provided to ensure reliability and system performance. This work has included troubleshooting meter connectivity issues, programming optimized control sequences to address performance faults, delivering web-based training for users, and maintaining a service call center. The service center can be accessed through phone or and is available from the hours of 7:00 AM 7:00 PM. Weekend support is provided as needed to resolve bugs that arise from internal IT issues or software updates. Training sessions are recorded and distributed to GSA personnel virtually through webcasts. Examples of common systems issues include controller communication, faulty devices needing to be replaced, or erroneous programming to address new devices. Much of the troubleshooting includes programmers toggling settings within the system tree to get communication restored or fixing a minor bug in code. Other times, programmers find the issue derives from errors inputting new devices into the network server, and it s a matter of re-addressing new devices. Building systems are spot checked in batches on a daily basis to make sure all buildings are reviewed weekly. Total resolution time has historically been within 1 2 hours of the call initiation. Apart from training and troubleshooting maintenance matters, additional time for this contract is spent optimizing controls sequences of operations. Controls engineers re-program systems to operate more efficiently as a continual improvement practice. PROGRAM RESULTS AND ACCOMPLISHMENTS This integrated facility management system solution meets all GSA s IT security criteria while also providing the necessary toolsets to get maximum benefit out of energy analytics and dashboards (see a sample dashboard for an energy manager in Figure 3). To date, the team has mapped over 5,000 points and will have mapped over 10,000 by year end into the Niagara Analytics Framework for purposes of generating dashboards (metering specific points) and also fault diagnostics (specific points required to run system level rule sets, predominately air handler and central plant related points). Region 9 s consolidated Alerton network represents the largest BACnet installation known in a virtual environment, with well over 100,000 BACnet points on a single network. We are now able to trend points [via the centralized Niagara server]. This has provided a great way to predict and troubleshoot equipment problems and system issues. We have the ability to provide an accurate mapping of system performance. Bill McDonald, Chief Engineer USGS Menlo Park Previously, disparate technology and proprietary platforms were obstacles to implementation of an integrated facility management system. Open platforms and third-party drivers, coupled with the advent of virtual servers, have made such an initiative possible. Ulickey: Case Study of an Integrated Facility Management System Page 5

6 FUTURE INNOVATION IN ENERGY SAVINGS Future innovations in metering and analytics technologies will enable the extension of energy savings measurement and verification down to the project and system level so that operators and managers can quantify the actual results of individual energy management initiatives. Predictive, whole-building energy diagnostics are also possible. Predictive energy models are typically developed using a combination of historical energy use in combination with a select number of independent variables that have been determined to be statistically significant in driving both energy consumption and demand. The benefit of this approach is that it allows energy use to be normalized, based on the included independent variables and allows for the energy use of a building to be compared to a period when ambient conditions or operating characteristics are different. Predictive energy models also allow building operators to assess the energy impact of future events. For example, a predictive model may be used to estimate the total energy use of a building at the end of the year to alert facility personnel if current operating procedures are inadequate for achieving energy savings goals. Presently, a wide number of engineering firms, in support of energy performance service contracts, are generating predictive models external to energy dashboard software, but the two have yet to be integrated. In the future, facility operators and property managers will be able to link a system-level fault to changes in the wholebuilding energy consumption, both to help identify when a system-level fault is causing an increase in energy and also to correlate energy savings once an issue has been resolved. An integrated facility management system will assist in making the information actionable, then provide the ability to quantify actions, resolutions, and implementation of energy measures (measurement and verification). A tighter integration between the energy management system and CMMS is envisioned for the future, providing a seamless transition from alert (fault, anomaly) to an actionable work request. The capability exists with the combination of Sky Spark and IBM's Tririga CMMS platform, but is not mainstream for other CMMS platforms. The capability already exists (Building IQ has this feature, as an example) for these integrated systems to override traditional building automation system and adjust set points (and other parameters) directly to optimize energy consumption. Though not currently widely adopted, this is likely the future of automation and energy optimization. Lessons Learned: The Impossible Becomes Possible GSA s migration of building automation systems behind the firewall has enabled centralized control and management of the network, network infrastructure, and network security by the entity best suited: the information system s team, GSA s Office of Chief Information Officer (OCIO). All IP-based devices are scanned by OCIO to ensure devices meet security requirements; this group also maintains the servers and deploys the necessary patches to ensure security requirements are met, thereby removing the responsibility from the local building staff to manage and maintain these systems. Centralized, virtual servers for each application translate to the need to only retain one software license, minimizing the cost of associated software upgrades. Further, centralized, virtual building automation application servers allow the outsourcing of remote building automation support to one entity for an entire portfolio be it buildings spread across a region, a nation, or the world also translating to potential cost savings. In short, the migration of building systems behind a secure firewall offers both enhanced security and the potential to save building owners time and money. Ulickey: Case Study of an Integrated Facility Management System Page 6

7 ABOUT THE AUTHOR Joy Ulickey directs Enovity s in-house building automation system and electrical services teams. Over the past five years, her work has focused on designing and implementing all aspects of an integrated facility management system for the Pacific Rim Region of the U.S. General Services Administration. In this role she has been a strategic advisor to the Federal Government on topics such as advanced metering, open protocols, energy management systems, and preventive and predictive maintenance programs. Joy's 15-year professional experience includes engineering analyses, project/construction management, and M&V for energy efficiency retrofit projects. ABOUT ENOVITY Enovity, Inc., is a San Francisco-based firm that provides integrated energy solutions for high-performance buildings. Enovity engineers are experienced in the design, specification, installation, programming, and troubleshooting of building automation systems, including proprietary and enterprise-level control solutions. Ulickey: Case Study of an Integrated Facility Management System Page 7