Procure BACnet System

Procure BACnet System

BACnet was designed to allow communication of building automation and controlsystems for applications such as heating, ventilating, and air-conditioning control (HVAC), lighting control, access control, and fire detection systems and their associated equipment.

The UDP port number 47808 (in hexadecimal, X'BAC0') identifies BACnet messages and is the UDP port used by PAD devices. BACnet/IP devices use this UDP port by default but may be configured to use a different number if necessary. An open protocol should be powerful and robust, capable of meeting all future communication needs, as well as the present needs throughout all system levels. Any communication protocol which doesn't meet these criteria should be eliminated from further consideration.

BACnet's open structure and object-oriented commands enables developers to provide enhancements or features, while still maintaining full interoperability for all core operations. If use of a new control feature becomes widespread and there is a need for it to be standardized among vendors. ASHRAE provides a procedure for it to be adopted as a standard BACnet object or service.

BACnet is a widely accepted, non-proprietary open protocol standard. Companies began announcing their support for BACnet even before the final draft of the standard was released. The fact that ASHRAE developed BACnet plays a significant role in this acceptance. ANSI perceived BACnet to be a significant development and adopted it as a protocol standard within months of acceptance by ASHRAE.

Components vs Systems

For many years the BACnet community has worked hard to ensure that BACnet is a global standard and that it’s implemented consistently across multiple supplier product lines.  BACnet International devotes substantial resources to the BACnet Testing Lab (BTL) and to annual device “plugfests” to support that objective.  We regularly point out that BACnet is a global consensus standard and we trumpet the value of standards.  We talk about component interoperability and in some cases even interchangeability.  All of this is good.  Users need to understand the power of standards and how specifying systems that incorporate BACnet can add value to their building automation investments.  However, by promoting BACnet as standard and then using the shortcut term “BACnet System” we invite the unschooled to mistakenly extend the concept of “standard” from the communications protocol to the system.  That seems to lead some of them to the conclusion that all “BACnet Systems” are essentially equivalent and can be procured like commodity products … even to the point of the “reverse auction” procurement process for an energy management system I recently encountered. 

Reverse Auction Procurement

Reverse auctions have been around for more than a decade.  They evolved as a “simple” way for buyers to drive down the cost of components.  The essence of reverse auctions is that suppliers bid back and forth for a well-defined piece of business on the basis of price.  Full-featured web platforms have evolved to support this purchasing model but, even so, it has its limitations.  One of the biggest limitations is that for it to be effective, the product and its associated transaction attributes (e.g. lead time, delivery date, etc.) need to be unambiguously defined in terms that can be readily measured.  And therein is the rub.  Energy management and building automation systems are complex so fully defining all of the important attributes is a huge challenge.  Leaving any important attribute undefined results in suppliers compromising on those unspecified attributes to achieve the lowest cost and win the business.  On the surface the result might look like a good deal for the buyer.  But those compromises might well come back to haunt the buyer in the long run.

Lessons Learned

It was an attempt to give people new to the BACnet community some insights based on the experience of people who have already designed and operated systems built around BACnet.  One of those “lessons learned” was that a “BACnet System” is still a system. The BACnet standard can make system integration faster, simpler and more effective but it is not a substitute for system expertise, creativity or design rigor.  Nor does BACnet provide any assurance of product quality or system effectiveness.  These come only through knowledge and experience.  So, I encouraged owner/operators to develop a partnership approach to working with suppliers who have that knowledge and experience. I saw first-hand what happens when complex systems procurement is driven from a “first cost” perspective without sufficient focus on supplier partnerships.

Benefits of BACnet Protocol

• Single operator workstation for all systems
• competitive system expansion.
• Eliminates fear of being an owner to be locked in with a single vendor.
• Possibility of integrating all BAC Functions.
  
• Interoperability

·         Data sharing

·         Alarm and event management

·         Trending

·         Scheduling

·         Remote device and network management

Summary

BACnet is a standard. All the necessary elements are in place: strong customer demand, a robust open standard and manufacturer's support of the standard. BACnet seems to provide a complete solution to interoperability issues for building procurement  team.  Understanding the difference is important in establishing a procurement process that builds positive supplier relationships and generates maximum value in acquiring an energy management or building automation system. SSA Integrate can guide how to utilize this.

System Integration for High-rise Buildings

System Integration for High-rise Buildings

Integrated systems, or systems integration (SSA – Security Safety Automation), is the process of bringing together component sub-systems into one functional system. It provides a system with coherence by making the parts or components work together, or 'building or creating a whole from parts.

A component means HVAC / VRV, Plumbing, Fire Fighting with Detection, Electrical Systems, Lifts, elevators, Intrusion Alarm, Access Control, UPS & Lighting Automation etc. The result of integration creates BMS.  The powerful combination of open systems protocols and a scalable platform means the BMS can help support growth and expansion of the system in the future. So Building Automation System (BAS) or Building Management System (BMS) is the automatic centralized control of a building's heating, ventilation and air conditioning, lighting and other systems through a building management system or building automation system. The objectives of building automation are improved occupant comfort, efficient operation of building systems, and reduction in energy consumption and operating costs, and improve life cycle of utilities. The Building Automation System (BAS) core functionality is to keep building climate within a specified range, light rooms based on an occupancy schedule, monitor performance and device failures in all systems and provide malfunction alarms. Automation systems reduce building energy and maintenance costs compared to a non-controlled building.

Now we consider a building having 62 floors height is 268 meters (The 42 is a residential skyscraper in Kolkata in the state of West Bengal in India.) tower that is technically advanced, sustainable, and forward-looking. Designed by Hafeez Contractor Architect. Excerpts from the mechanical, electrical, plumbing (MEP), communications, security, and sustainable design specification sections for that building are provided below. For our reader this is just an examples, we are not confirm reality of System integration at “The 42”.

Mechanical

Chilled water:

The building’s cooling will be provided by offsite district chilled-water production plants via pipe connections from street distribution to the energy-transfer room located at the lower level.

Heating systems:

•        Electric-resistance heating coils will be provided with each dedicated outside air handling unit, as well as each amenity and lobby air handling unit.
•          Electric-resistance baseboard heaters will be provided along perimeter windows and walls for the ground-floor lobby and at all floors with perimeter glazing higher than 9-ft 6-in.
•      Baseboard heaters will be interlocked with the fan-powered box serving the respective perimeter area.
•       Electric-resistance baseboard heaters along perimeter windows and walls for ground-floor retail areas will be provided by the tenants. Baseboard heaters shall be interlocked with the respective air conditioning units provided by the tenants.

Air conditioning

·    Four factory-packaged dedicated outside-air units will be provided in the Level 20 mechanical room to provide minimum code-required ventilation air to all of the typical office floors.

•         Conference center and fitness area: Variable-volume factory package units will be provided in the mezzanine space above the Level 2 locker room and toilet space to serve the conference center and fitness areas.
•         Ground-floor lobby: A variable-volume factory package unit will be provided in the basement level to serve the entrance lobby and lounge.

Duct distribution systems

Perimeter offices and interior offices will be supplied from separate variable air volume series flow-fan-powered boxes, system pressure-independent direct digital control (DDC) by the building automation system (BAS) or Building Management System (BMS), low leakage and low-pressure drop for space-temperature control. Perimeter fan-powered boxes will include electric heating coils for envelope heat.

DDC/BAS network, communication, and software

•   The DDCs and BAS shall provide central control and monitoring of major HVAC equipment. The DDC/BAS will consist of two tiers or levels of networks.
•    The first-tier network shall provide connectivity between all DDC network controllers (B-BC), the BAS server, and dedicated BMS operator workstations. It shall be Ethernet-based and shall serve as a backbone for all base building technology systems. A virtual local area network (VLAN) may be portioned by the owner and dedicated for BMS communications.
•    The second-tier networks shall provide communications from each DDC network controller (B-BC) to all DDC controllers, variable-speed drives, equipment-mounted controllers, and other smart field devices.
•    The BAS shall have custom graphical displays to monitor the operation of HVAC equipment connected to the BAS. User displays shall also include floor plans. Graphical displays shall be submitted electronically to the client and the engineer for review.
•    Each DDC shall connect to a communication network for central monitoring, remote override, setpoint adjustment, history collection to archive, and alarm annunciation. The BAS shall be capable of generating both advisory and critical alarm-notification messages via email to the designated recipients as determined by the client. Each DDC shall monitor and control the associated HVAC unit in a stand-alone configuration, independent of any other DDC.

BMS hardware features 

All BMS network communications shall use a physical layer of Ethernet and EIA-485. Ethernet cabling will be provided by structured cabling. EIA-485/twisted pair cabling shall be provided by the DDC contractor.

Electrical Systems

Electric service

•          Primary distribution: Service feeders, originating from separate networks, to the project via underground concrete-encased duct banks. These duct banks shall enter into a utility-owned main-line switching station and transformer vault located in the basement level.
•          Secondary distribution: The building shall be provided with service entrance switchboard rooms and vertically aligned branch electrical closets strategically located to provide an efficient and economical distribution of wiring systems throughout the facility.

Lighting

•          Provide lighting systems for base building lobbies; electrical, telephone, mechanical, and elevator equipment rooms; parking; service areas; corridors; stairways; toilets; storage rooms; dock area; elevator pits; supply and recirculation fan plenums; roof hatches; exit signs; etc. The lighting system shall be complete with fixtures, ballasts, drivers, lamps, branch circuits, and controls to interface with BMS and accessories.
•          Daylighting and shade controls.

Plumbing

Domestic cold water

•          Provide dual domestic water services connected to the water main in the street per the local water department’s requirements and route into the building’s dedicated pump room.
•       Provide and install domestic-water service, water meters, and all associated valves on the water services as required by the City and a branch with water line with a double-detector check-valve assembly for continuation by the fire protection contractor.

Storm water system

•         Furnish and install roof drains at all roofs along with the interior drainage system and downspouts for a complete operable storm water system.
•          All storm/waste piping, above grade level, shall be connected to a gravity storm sewer. Collect all storm piping and route to the storm detention structure included with overflow. The civil engineer will continue the sewer from that point.

Fire Protection

NFPA 13 apply for High rise building,

Standpipe system

•          A standpipe system shall be provided for the new proposed high-rise building.
•      The water supply for the combination sprinkler and standpipe riser shall be hydraulically calculated to supply a residual pressure of 65 psi at the top most outlets, with a flow rate equal to 250 gpm plus actual sprinkler system demand but not less than 500 gpm approx. Through the flow switch BMS get data.

 Automatic sprinkler system

•      A supervised automatic sprinkler system shall be installed throughout the entire premises, except in dedicated electrical transformer rooms, dedicated main-building switchboard rooms, dedicated electrical closets or rooms where voltage exceeds 600 V, base building life safety emergency generator rooms, elevator shafts, and elevator machine rooms.

Fire Detection

Most fire alarm systems on the market today have the capability to output fire alarm signals over BACnet protocols. This is accomplished via a BACnet gateway that allows the fire alarm system to output signals to third-party equipment as BACnet objects. The third-party equipment can be configured to read and react to data received from the gateway. In order to ensure life safety is not impacted by any integrated non-fire system, a listed barrier gateway, integral with or attached to each control unit or group of control units, as appropriate, must be provided to prevent the other systems from interfering with or controlling the fire alarm system.

The BACnet interface is a standalone piece of fire alarm equipment, so it is constantly online and goes offline only if it loses both primary and backup power, or if it is being serviced. Therefore, there is no downtime or signal restoration necessary when the fire alarm system is reset. If any of the fire alarm points that are being supervised by the gateway change state at any time, the BACnet gateway will automatically change the status of the BACnet objects associated with those points.

Communications

Spaces and Pathways

•     Spaces—TEF: Two separate telecommunications entrance facilities will be located on the basement level. These are small rooms where the telecommunications service providers will transition their outside-plant cabling to indoor-rated cabling and shall bond the cable sheaths. Multiple service providers may enter the building via the same TEF. They will each be given proportioned wall space to place their splice equipment.
•      Pathways—incoming services: conduits from the property line are specified for incoming serve to each of the two TEF rooms.

Structured Cabling

Backbone

•      Vertical fiber backbone: One 12-strand OM4 multimode fiber-optic cable will be provided from telecommunications room to every 5 floors as well as the basement.
•        This backbone is for the building’s network and other systems the building wishes to deploy. It will allow the IP devices (BAS controllers, lighting controllers, security-access control panels, security cameras, etc.) on each group of three floors to connect to the building LAN access switch.
•          There may be a consideration for additional single-mode fiber-optic cabling if it is required to support a distributed antenna system implementation.

Data Network

The data network provides the delivery of information services throughout the building. The data network is a single, unified physical network that is comprised of several independent logical networks. A wide variety of network-enabled devices use the data network utility to send and receive information. A device’s ability to communicate with other devices is governed by the security policies that are implemented throughout the data network. By designing and implementing the data network to be flexible and adaptive, this reduces the management and operational expense of reconfiguration once the network is installed.

The systems/devices that will use the unified data network include the following:

•        Security (access control, video surveillance, visitor management, intercom).
•        Building control systems (integrated automation system (IAS), BAS, lighting/shade controls, elevator controls).
•        Audio/video (digital signage, background music, control system).
•         Wireless.
•        User devices (PCs, phones, printers, multifunction devices).
•        Servers.

Voice system

The main voice system will be completely Voice over Internet Protocol, with voice servers residing in the hosted offsite. The voice system shall have a redundant voice server with automatic failover capabilities.

Distributed antenna system

The building will deploy a DAS that will provide cellular enhancement for multiple wireless carriers over a common infrastructure. It also will allow for two-way radios used by building operations staff to utilize the same infrastructure.

Security system

General description

System purpose: The security system is designed to control authorized access and prohibit unauthorized access to private or restricted spaces and to record access events for later investigation or audit purposes. The security system will consist of card-reader access control, Boom barrier / Flap Gate, visitor management, intercom, and security camera subsystems. Duress- or panic-alarm systems and intrusion-alarm systems are not included.

Access Control System (ACS)

The purpose of the ACS is to control authorized access and prohibit unauthorized access to private or restricted spaces and to record access activity for later investigation or audit purposes. The ACS will consist of card readers, data-gathering panels, door controls/sensors, and door alarms.

Visitor Management System (VMS)

·         The purpose of the VMS is to register and log visitors, print badges, track visitors, and provide reports.

•        The VMS will consist of a standard PC with a camera and badge printer for lobby reception desk use and a stand-alone kiosk for visitor self-registration.
•          The system will be able to register and log visitor information.
•          The VMS shall issue visitor credentials (“digital credentials”) to mobile devices to allow those devices to allow access via turnstiles and at elevators based on specific access-authorization rights per tenant.

Video Surveillance System (VSS)

The purpose of the security camera system is to augment the ACS by providing a means to remotely assess activity at access points and to record video images of activity at those locations for later investigation or audit purposes. Not mandatory to use same display with BMS. The security camera system will consist of IP cameras and a network video recorder (NVR).

•        NVRs will have a TCP/IP network interface for control and operation.
•        All camera monitoring, playback, and control will be via standard web browser interface.
•        Personnel with proper system authorization will be able to access live and/or recorded video from desktop PCs. Video verification; “see” what camera “saw” is most valuable part in high rise building. Not mandatory to install AI based Costly video analytics software.
•        The cameras will be high-resolution color cameras. Additional camera features, such as low-light capability and wide dynamic range, will be provided with specific cameras where those features will be necessary to provide a quality image.

Smart buildings need to meet the expectations of the occupant and technologies must work together flawlessly to provide a personalized experience, now for the security integrator, the key is how do you create an integrated security framework that allows that customer to benefit from that data? To execute this doesn’t look back your cost, find good services, good OEM with quality product & good SI or SSA Integrate Company.

Ref:

https://cfemedia1.wpengine.com/articles/seven-ways-mep-engineering-helps-reduce-a-buildings-water-consumption/

https://www.oilandgaseng.com/articles/three-ways-location-intelligence-and-iiot-make-pipeline-asset-management-easier/

http://www.insprid.com/knx_building

http://bhadrafiresafety.blogspot.com/2019/02/nfpa-13-in-high-rise-buildings.html

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