A. Design

1. Throughout this design guide, manufacturers/installers are referred to as the “Contractor”.

2. Currently approved manufacturers/installers:

a. Siemens Building Technologies Inc.
b. Johnson Controls Inc.
c. Alerton
d. Automated Logic Corp. (ALC)
e. Other manufacturers may be added to the approved vendor list by demonstrating compliance with BACnet Protocol Implementation Conformance (PIC) and BACnet Testing Lab Listing (BTL).  The demonstration must occur prior to the of the schematic design portion of the project.

3. The Building Automation Systems (BAS) shall be a distributed digital network (DDC) and compatible with existing Oregon State University (OSU, hereafter) Campus network devices. Full compatibility is defined as a seamless ability to operate on the segment(s) of the network provided and defined by OSU without causing any adverse reactions or significant reduction in communication integrity of other device sharing the OSU network.

4. BACnet device instances are unique addresses defined in the BACnet standard.  It is imperative that contractors do not assign duplicate instances on the same BACnet network.  For this reason, OSU instance numbering guidelines is defined and must be adhered to by all the Contractors:

OSU BACnet Device Instance Selection Guideline: by Building

xxx000 to xxx999

Full Range:  xxx = Bldg Number


   BBMD BACnet/IP Device

   xxx001 ~ xxx010

   Reserved / temporary connections

   xxx011 ~ xxx099

   BACnet/IP or Ethernet Devices (non-BBMD)

   xxx100 ~ xxx999

   BACnet MSTP Devices

Note:  with the increasing use of Ethernet for communication of terminal equipment, the “BACnet/IP” instance numbers can extend in the “MSTP” device instance range.

5. Installation of systems is to be performed by the most-local branch office or dealer and/or their approved installation vendor.

B. Documentation:  in addition to print media, provide electronic print files (PDF preferred) of entire control submittal as outlined below in a non-volatile memory format:

1. Provide all control submittals including specification Sections:

  3. 23 09 50 through 23 09 53 – AUTOMATIC CONTROLS SEQUENCE OF OPERATIONS.

2. Submittals prior to starting work:  Submit in accordance with Division 1 and Section 23 05 00 – GENERAL HVAC PROVISIONS within 6 weeks of project award.

3. All required schematics and plans prepared on AutoCAD 2010 or higher or equivalent CAD software.

4. Each submitted piece of literature and drawings shall clearly reference the pertinent specification or drawing.

5. Hardware:  Provide a complete bill of materials (BOM) of building automation control system hardware indicating quantity, manufacturer, model number, and technical data. Technical data shall include performance curves, product specifications sheets, and installation/maintenance instructions.

6. Network Communication Diagrams: Provide schematic diagram showing all BAS panels, communications cabling, and termination points. Identify power requirements and power source for each BAS panel. Identify equipment each BAS panel is controlling. Show termination numbers.

7. Provide floor plans indicating locations of all BAS hardware.

8. Provide source programming files and a printed programming manual for each BAS controller furnished in its latest revision (electronic PDF format is preferred over hardcopy print media).

9. Controlled Systems: Provide an instrumentation list for each controlled system including all controlled system elements in table format. Tables to show element name, type of device, manufacturer, model number, and product data sheet number.

10. Provide a schematic diagram of each controlled system. Include control points labeled with appropriate point names. Graphically show the location of all control elements.

11. Provide a schematic wiring diagram for each controlled system. Label all elements. Label all terminals.

12. Provide a mounting, wiring, and routing plan-view drawing. Layout to account for HVAC, electrical, and other system design and layout requirements.

13. Provide a complete description of the function of each controlled system including sequence of operation.

14. Provide a points list for each system controller including both input and output (I/O) points. Note point designations, point function, controlled device associated with the I/O point, location of the I/O device, and point alarm requirements.

15. Project record drawings will be as-built versions of the shop drawings, including color installation layout floor plans with the installers’ hand drawn notes (scanned in color PDF format is preferred).

16. For each control panel layout, one print copy shall be included and mounted in a protective plastic sleeve inside each panel.


Each of the existing approved control systems has a primary server located in one location accessible by OSU Facilities System Administrator and Staff. These are the primary computers for each of the different control systems on campus. Each system is configured to perform all the data gathering and processing functions, communication with peripherals, and application packages. The control program provides for all operational needs, without requiring any program changes.

A. Each new building shall come with additional workstation licensing, as required by the system.  Workstation license will allow for monitoring and manipulating all of the controls in the building and be able to access the systems in other buildings.  As deemed necessary for the building by OSU Facilities Administrator, the Contractor will provide a technician time to setup the software, licensing, and graphics on a building workstation onsite at building turnover.  OSU Facilities Administrator will provide the specs and coordinate purchasing of the building workstation to establish ownership and access to the warranty.  OSU will load the Windows Operating System and OSU Network and security drivers.  This workstation does not take the place of the primary server and shall not be used during construction.

B. Contractor shall provide all communication media, connectors, repeaters, hubs, and routers necessary for sub-campus network communications.  IP “dumb” Ethernet switches are not permitted on the OSU Campus network.  Dedicated drops must be requested and installed by OSU staff to each control panel.

C. The Contractor shall provide all necessary field tools, software applications, testing cables and equipment necessary to interface control devices to make configuration changes in the field, such as programming, database manipulation, IP addresses and BACnet settings.


The building control system shall operate under the control of one or more microprocessors/microcomputers with peripheral hardware and software configured to perform the following functions.

A. The system shall be a modular family of programs, peripherals, and application packages designed specifically for building management, including energy management, HVAC control and monitoring, and controlled access.  The system shall be capable of interfacing with the existing installed primary computer system located in the Building Controls Server room and shall allow for future expansion of both input/output points and processing/control functions and operating stations.  Specifically, it shall be easy to add components, including memory, peripherals, field devices, and software, to the system to expand the size of the scope of automation.

1. Provide a minimum of ten percent (10%) spare point capacity of each type and functionality (e.g. HOA) of point (input/output/universal) at each control cabinet and point expansion location.

2. Each input and output will be dedicated to functionality of a single end device or switched input. Multiplexing points is not permitted, except for special controller interoperability as noted below.

B. All materials and equipment used shall be standard components, regularly manufactured for this system and shall not be custom designed especially for this project. All systems and components shall have been thoroughly tested and proven in actual use.

C. The BAS shall include full support for its compatibility with the system. In addition, the BAS shall use the latest product line offered by the BAS manufacturer.


Sensors included as part of this system shall meet the following installation requirements.  Note:  Intended use of room may require tighter controls.

A. Accuracy

1. Temperature:

i.  Space: +/- 0.75°F accuracy.

ii.  Outside Air: +/- 1.0°F accuracy.

iii. Ducted Air:  +/- 1.0°F accuracy.

iv. Chilled Water: +/- 0.75°F accuracy.

v. Heating Water: +/- 2°F accuracy.

2. Relative humidity: five percent (5%) of full-scale accuracy.

3. Energy:  kWh and kW demand range suitable for site, one percent (1%) of full-scale accuracy.

4. Pressure: range suitable for application, two percent (2%) of full scale accuracy.

5. Pressure switches: adjustable settings, two percent (2%) of full scale accuracy.

6. Water Flow: five percent (5%) of full-scale accuracy.

7. Carbon Dioxide:  +/- 50ppm

B. Each new or retrofit building must have at least one dry bulb Outside Air Temperature sensor.  Sensors located outdoors shall have suitable weather shields to provide protection from wind, rain, solar effects and radiation from nearby buildings.

C. Water temperature sensors shall be immersion-type. All transducers shall be industrial-grade quality.

D. All equipment will be provided with local manual overrides Hand-Off-Auto (H.O.A.) control and shall remain able to be manually overridden (Hand or Off position), but shall be set in the automatic position after all acceptance testing is approved. Provide labelled, accessible, and visible HOA in control panel at each air handling unit, exhaust fan, or pump start/stop function except where an MCC HOA is provided.  Override(s) should be obvious of their current command state.

E. All controlled relays shall have LED indicator of active status.


A. The system shall be a user-programmable direct digital control system, utilizing P.I.D. (proportional-integral-derivative) algorithms for the control of all modulating equipment.

B. The system shall support multiple users performing multiple tasks. System changes (add points, modify programs, etc.) shall be able to be performed while the system is on-line. Alarms shall be able to be printed while system changes are being made.

C. The software shall include diagnostics to isolate component failures and verify system operation.

D. If the most current version of the system’s graphic workstation software and programming tools already exists on the primary OSU FS Building Control computer, the contractor is to be responsible for updating the graphic and software packages for incorporation of the new building’s controls on the primary computer belonging to the OSU FS Building Controls Shop and all related workstations.

E. If the workstation software and programming tools are not the latest versions on the primary OSU FS Building Controls Shop computer, the contractor is responsible for updating the primary OSU FS Building Controls Shop computer software and programming tools to the latest revision of the current version and the incorporation of the new building’s controls.  In addition, each remote building computer on the contractor’s network is to be updated to show the new building’s control screen.


A. Graphical Software: Provide personal computer-based software that is compatible with a computer-vendor-supplied and supported, unmodified real- time disk operating system such as Windows 7 or later version.

B. The software shall provide, as a minimum, the flowing functionality:

1. Graphical viewing and control of environment.

2. Scheduling and override of building operations.

3. Collection and analysis of historical data.

4. Definition and construction of dynamic color graphics.

5. Editing, programming, storage and downloading of controller database.

C. Software for the workstations shall provide for a windowed approach.

D. Provide functionality to allow for any analog or digital point value or status to be displayed as an individual dynamic display window for use as a convenient control and diagnostic tool. The display window shall include the following information as a minimum:

    1. Point name.
    2. Point description.
    3. Set point.
    4. Current value.
    5. Range of values.
    6. High and low limit set points.
    7. BACnet priority array and override status.

E. All values shall be displayed in both text and symbolic form, such as an analog bar, gauge or other standard measurement device or ON/ACTIVE, OFF/INACTIVE status and graphic indicator.

F. Provide the capability to control any point from a dynamic graphic display.

G. Provide a graphical spreadsheet-type format for simplification of time-of-day scheduling and overrides of building operations. Provide the following spreadsheet graphic types as a minimum:

1. Weekly schedules shall be provided for each building zone or piece of equipment with a specific occupancy schedule.

2. Zone schedules shall be provided for each building zone as previously described.

3. Monthly calendars for a 24-month period shall be provided to allow for simplified scheduling of holidays and special days in advance. Holidays and special days shall be user-selected with the pointing device and shall automatically reschedule equipment operation as previously defined on the weekly schedules.

H. Provide trending capabilities that allow the user to easily monitor and preserve records of system activity over an extended period of time. Any system point may be trended automatically at time-based intervals or changes of value, both of which shall be user-definable. Trend data may be stored on hard disk for future diagnostics and reporting.

1. Trend data report graphics shall be provided to allow the user to view all trend point data. Provide functionality to allow any trended data to be transferred easily to an off-the-shelf spreadsheet package such as Microsoft Excel.

2. A collection schedule function shall be provided to automatically collect trend data without impacting performance of the system.

3. Setup individual trending logs that record usage data every fifteen (15) minutes for the building electrical, steam, natural gas, condensate, domestic water, chilled and heating water flow, inlet and outlet temperatures and BTU. See Section 33 09 00 for metering requirements.

4. Provide additional functionality that allows the user to view trended data on trend graph displays: Displays shall be actual plots of both static and real-time dynamic point data.

I. A full screen, forms based point editor and programming function shall allow for point additions, deletions, changes, program modification and creation and point and program storage. This program shall be similar to a word-processing format such that full documentation of program changes may be available. This program shall provide the user with the capability to insert full English narratives to describe the control program. Search, insert, find, cut and paste functions shall allow for quick program modifications.

J. Provide a general purpose editable graphics package which shall allow the user to quickly and easily define or construct color graphic displays.

K. Provide the capability to backup and store all system databases on the primary workstation hard disk, while the primary workstation is on-line and without disrupting other system operations.

L. Provide context-sensitive help menus to provide instruction appropriate with the operation and applications currently being performed.

M. Multiple user security levels shall be provided to allow for various degrees of system access and control.

N. The workstation shall be provided with a key element display that records individual user activity such as logons, logoffs, TOD overrides, point overrides, alarms and alarm acknowledgments.

O. Key element reports may be filtered by operator name and may be run for a user-defined time interval.

P. System shall display up to 3 graphic screens at once for comparison and monitoring of system status.

Q. Provide a method for operator to easily move between graphic displays (navigation).

R. Graphics Library. Furnish a complete library of standard HVAC equipment graphics including chillers, boilers, air handlers, terminal units, fan coils, unit ventilators, etc. Library to also include standard symbols for other equipment including fans, pumps, coils, valves, piping, dampers, and ductwork. Library provided in file format directly compatible with graphics package.


Provide graphic oriented operator workstation software.

A. Prior to commencing control work on all new projects, the contractor will provide hierarchy of graphics and displays showing intended color scheme, animations, navigation buttons and graphical links, allowing OSU FS personnel ample opportunity to review, comment and contractor to revise prior to final turnover.

B. All graphics should be intuitive to navigate, monitor, and operate.  Graphical pages need to include:

1. Top navigation level page with links to all equipment and systems (summary pages).  Also include “summary” of “any” alarm point for each system on the top page for easy identification and troubleshooting.

2. Summary pages include multiple building systems and show fan and/or pump statuses, damper & valve positions, heating & cooling statuses, control temperatures, color indicators showing summary thermal, override, and alarm/fault statuses in a tabular format.

3. System graphic.  Each unique system will have its own graphic with labels and live data clearly showing temperatures, pressures, setpoints, thermal, alarm and status animations.

4. Setup and configuration pages.  These have detail settings of each system allowing configuration and operation based on the engineered specifications.  These shall be categorized based on sections in the specification sequence of operations.  Security levels shall lock out access to these critical pages from unauthorized personnel.

5. Manual overrides:  access and visible status of overridden points shall be clearly displayed on main and separate manual override pages.

6. Polling information from terminal units associated with a central plant (AHU, chiller, boiler, etc.) used for resetting control parameters shall be accessible and intuitive in how the information affects the main system.

7. Balancer (TAB) system access:  accommodation for TAB contractor to adjust flow multipliers and setpoints.

8. Floorplan graphics shall show zone temperatures, humidity, and CO2 (where applicable) locating the relative location of the sensor(s) for each zone to the overall floor layout.  Each zone will be labeled with its room number and unit designation.  Color-code separate areas on the floorplan showing boundaries the central plant equipment servers.

9. Terminal and zone units associated to central plant equipment shall be grouped as such on summary pages to easily delineate without operator referring to mechanical drawings.

10. DDC alarm points should be red color and easily identified at-a-glance.


The system shall be provided with a log function. This function shall provide the system operator with a means of requesting a single point, all points in a given system, or all points in the building.

A. The system shall have the capability of generating the following reports as a minimum:

1. Program Summary: Upon operator request, the system shall output a programmed start/stop, time summary. This summary shall contain all points, their associated programmed start/stop times and the respective days of week.

2. Limit Summary: An Analog Limit and Differential Summary shall be provided that details the high and low limits and limit differentials for all analog points, or all analog points within a unique building system.

3. System Log: A System Log shall be provided which contains the point status of all points specified by operator input.

4. Trend Logs: Trend Logs shall provide a means of producing a hard copy printout of points selected by the operator on a periodic time basis to form a trend log. The operator shall have the ability to add or delete points and select the reporting time interval.

5. Alarm Summary: An Alarm Summary report shall be printed automatically each day. This shall contain all alarms for that day, any previous open alarms and acknowledgment of alarms.


Scheduled Start/Stop: The scheduled start/stop program consists of starting and stopping equipment based on the time of day and day of week.

A. Optimized Start/Stop: The scheduled start/stop program described is defined by automatically adjusting the equipment start time in accordance with building thermal mass, space temperature and outside air temperature. In the scheduled start/stop program, the HVAC system is restarted prior to occupancy to cool down or heat up the space on a fixed schedule independent of outside air and space conditions.

B. Economizer Control: Where applicable, air handlers use outside air to reduce the building's cooling requirements when the dry bulb temperature of the outside air is less than that of the return air.  When this condition exists, the economizer control is used as the first stage of cooling prior to enabling mechanical cooling.  Note:  for our climate, enthalpy control is not typically needed or desired.  If this is a requirement of the Energy Code, then we should have a switchover point that, if RH sensor fails, we can switch to Dry Bulb control until repaired.

C. Chilled Water Reset: Based on system requirements, the chilled water temperature shall be reset upward until the space with the greatest cooling requirement is JUST satisfied (all other zones satisfied).

D. Heating Water Reset: Based on system requirements, the heating water temperature shall be reset downward until the space with the greatest heating requirement is JUST satisfied (all other zones satisfied).

E. Supply Air Reset: For HVAC systems in a cooling mode, this program shall reset the discharge temperature upward until the space with the greatest cooling requirement is JUST satisfied (all other zones satisfied).

1. When humidity control is required, the program shall prevent the cooling coil discharge temperature from being set upward when the maximum allowable humidity is reached.

2. On applicable air handling units, supply air temperatures shall be set to a fixed setpoint as appropriate during morning startup to minimize heat-up or cool-down periods prior to scheduled occupancy.

F. If night purge is part of the design, a night purge cycle is required.

G. A building warm-up cycle using 100% return air is required.

H. Use a state of the art variable air volume system with direct digital control at each terminal unit.

I. Each enclosed space designed for continuous occupancy (i.e. classroom, lab, etc.) will be served by at least one separate VAV device, and will have its own temperature sensor.


The system shall automatically and continuously monitor and record the values of all inputs points, and the status of all controlled equipment. In the event of the following conditions, an alarm message is to be generated and displayed at the operator's terminal and an audible alarm started.

A. If a binary output point changes state or equipment operation does not match its command. (eg. Running WITHOUT start command or not running WITH start command.)

B. High and low alarm for analog points.

C. Field device failure, as sensed by a binary input point.

D. Manual override of controlled equipment.

E. The alarm display shall include a description of the alarm condition and its source. An alarm condition shall be displayed until the operator acknowledges it. The operator ID shall be recorded of an operator who acknowledges the alarm.


All equipment shall be installed by skilled electricians and mechanics, who are properly trained and qualified for this work, and who shall be in accordance with governing codes.

A. All wiring between the automation system and sensors and control devices including any power wiring of devices and necessary conduit shall be provided.

B. Plenum cable jacket to be color coded and factory printed for easy identification.  Use color coded cable and wire throughout.

C. Field Labeling

1. All wiring and tubing shall be labeled end to end with point address and point descriptor using mechanically printed permanent label.

2. Label all pull boxes and junction boxes with permanent marker.

3. Overhead ceiling t-bar grid shall be labelled designating terminal equipment and system sensing devices not visible from the finished interior.

4. All major mechanical equipment, control cabinets and end devices (room temperature, humidity, and CO2 sensors, AHU sensing and switching/relay devices) shall be clearly and permanently labelled matching engineering equipment schedules and control system submittals.  Handheld machine printed, adhesive backed print tape is acceptable for end device labels (wall sensors, t-bar grid, unit sensors, etc.).  Major equipment and panels must be tagged with a polymeric or metallic plate with high-contrast legible characters, secure with high quality adhesive or rivets.

5. All plug-in, removable components, or component removable covers shall be labeled so that removal of component or cover does not remove label.

6. Label all pneumatic tubing at each end within 2 inches of termination with a descriptive identifier.

D. Sensors located outdoors shall have suitable weather shields to provide protection from wind, rain, solar effects and radiation from nearby buildings.

E. Transient protection of system power supplies, data communication lines, digital hardware and controllers shall be provided. This protection shall consist of surge arresters which shall provide a low impedance ground path for surge voltages and lightning.

F. Equipment shall have a power ground.

G. Communications and instrumentation systems shall have a separate single point ground in addition to the power ground.

H. Communication and data lines shall have electrical shielding.

I. Install Control wiring as follows:

    1. Mechanical Rooms: In conduit
    2. Exposed in building spaces: In conduit
    3. Concealed in building walls and hard ceilings: In conduit
    4. Concealed in T-bar ceilings: Plenum rated cable supported every five (5) feet with j-hooks.
    5. Run all wiring and conduit parallel to building lines.
    6. Terminate all conduit with end protectors.
    7. Provide strain reliefs where plenum cable enters junction boxes, pull boxes, and cabinets.
    8. All wiring shall be installed as continuous lengths with no splices permitted between termination points.


This process shall be conducted by factory-training engineers and technicians directly employed by the contractor.  OSU will review the controls shop drawings concurrently with the engineers’ review.


An acceptance test in the presence of the commissioning agent and or the engineer shall be performed. This test shall include, but not be limited to:

A. Complete verification of transmission media operation.

B. Cross-check and document each sensor and control point acceptance.

C. Final calibration of the sensor.

D. Verification of failure mode operation.

E. Verification of program loading/unloading capability.

F. When the system performance is deemed in accordance with these specifications, it shall be accepted and placed under warranty.

G. All trends created for the sole purpose of commissioning will be removed at the end of the commissioning process. Any trends created by the commissioning agent that serve other purposes than just commissioning may remain but a complete list of those trends will be provided to the OSU FS Building Controls shop upon completion of commissioning.


The contractor shall provide full instruction to the Owner's designated representatives in these procedures during the start-up and test period and again three months after completion of project. The second training will include one vendor service technician of the specific system installed. These instructions are to be conducted onsite in a hands-on manner when the system is fully operational during normal working hours.

A. Training on the functional operation of the system shall include:

    1. Operation of equipment.
    2. Programming and Sequence of Operations.
    3. Diagnostics, including the configuration and management of trends.
    4. Failure recovery procedures.
    5. Alarm formats.
    6. Maintenance and calibration.
    7. Trouble shooting, diagnostics, and repair instructions.
    8. Trending logs – how to set up, how to use, how to delete.

B. Additional training shall be provided off campus at the manufacturer’s facility. The manufacturer is to include the cost of the training as part of their bid. OSU pays travel and per diem costs for their employees. The manufacturer will conduct a 1-week of certification course training for two students for a total of 80 hours.


The duplex air compressor must be sized to operate no more than 33% of the time. The unit must be sized to operate at a low piston speed and low temperature to minimize oil vaporization and carryover. Provide an automatic lead/lag selection.

A. The receiver must be ASME labeled with a pressure gauge, a relief valve, and an automatic drain. The size to require no more than ten (10) starts per hour of an individual compressor.

B. Provide a refrigerated dryer to assure a 39 ° F dew point.

C. Air piping;

    1. Exposed: hard drawn copper or single tube polyethylene in a protective raceway, or multi tube polyethylene with vinyl jacket.
    2. Concealed above ceiling: single tube polyethylene in a protective raceway, or multi tube polyethylene with vinyl jacket.
    3. Buried: hard or soft drawn copper tubing or polyethylene tubing in a metal conduit.


Provide a duplex outlet at each building’s automation system panel.

A. Each outlet must be on a dedicated circuit feed from the life safety power system.

B. Feed all global controllers, critical air handling unit controllers, chillers and boiler controllers, from the Life Safety Power System.


When required, interface the building automation system to the fire alarm system. The fire alarm system will report a ‘General Alarm’ condition to the BAS.  The BAS will facilitate additional HVAC system shut down sequences required as a result of fan shut down and smoke damper closer operations performed by the fire alarm system.


A. All new buildings that use substantial outside ventilation, conditioning, or lab air shall have a differential pressure monitoring point referenced between outside atmospheric pressure and main entrance(s). The differential pressure setpoints will be set to annunciate an alarm when the pressure exceeds a high or low-pressure threshold to indicate a critical malfunction of the HVAC air handling system(s).

B. To mitigate significant building envelope damage, lab facilities that exhaust substantial volumes of air and supply equivalent fresh outside air, such as for fume hoods, must interlock operation of supply and exhaust fan system controllers via hardware input/output connections rather than relying solely on Ethernet or serial communication.

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