ROWAN UNIVERSITY

______

Design Guide
2013 (Rev 1)

SECTION 25000 BUILDING CONTROLS AND INSTRUMENTATION

1.0 All building mechanical systems shall be controlled via an electronic Building Automation System (BAS)
interfacing with the existing University Honeywell Enterprise Buildings Integrator (EBI) system. The BAS
shall be provided by one of the following automation equipment / system vendors: Allen-Bradley,
Honeywell ComfortPoint Open, Automated Logic Corp. WebCTRL, and Siemens Apogee. All commercial
grade electronic controllers shall be ANSI/ASHRAE 135-2010 compliant and carry the BACnet Testing
Laboratories (BTL) seal. All process control / PLC controllers shall be Object Linking and Embedding for
Process Control (OPC) compliant. All of the control companies identified below are to be considered
approved vendors for bid purposes on any controls projects unless otherwise directed by Rowan
University Facilities Systems & Controls Department:
A.
B.
C.
D.

Honeywell International, Marlton, NJ Branch Office

Automated Logic Corp / Radius Systems LLC, Chadds Ford, PA
Siemens Industry, Blue Bell, PA Branch Office
Thermo Systems, L.L.C.

2.0 In general, for each project a BAS contractor shall furnish, install, wire, and guarantee the entire BAS.
3.0 The University requires electric/electronic end devices, no pneumatic devices shall be specified or
installed in new work. Electronic motors used as control valve and control damper actuators must meet
the torque requirements for closing / opening against system pressure and the response time of said
actuators shall adequate to maintain desired conditions of the process variable.
4.0 All control valves (chilled water, condenser water, hot water, and steam) shall be of the throttling plug
(water service), V-port (chilled water choke valve service) repacking type, or globe valves (steam service).
Valves 2 and smaller shall have threaded brass bodies and unions installed before and after for service.
Valves larger than 2 shall be flanged and have cast iron bodies. All valves shall be provided with
stainless steel stems and trims, seats, plugs, etc. Plug types shall be:
A. Steam Linear characteristic 1/3-2/3 for capacities 1,200 lbs/hr or greater. [Consider the use of Vport ball valves for steam service with no 1/3-2/3 arrangement (300:1 rangeability)]
B. Modulating chilled water service for hydronic coils equal percentage plug.
C. Modulating hot water service for hydronic coils equal percentage plug.
D. Mixed water application service (non-coils) linear characteristic.
E. Two position flat seat/quick opening.
5.0 Each project shall provide control panels in the quantities and locations necessary to properly access and
house all control equipment. Panels shall be provided with hinged covers and key operated locks. Top
conduit access to any panel(s) is prohibited. Panels shall be located in a dry location and accessible
from floor level. All control panel locations shall be indicated on the project coordination drawings. The
control panel power requirements shall be documented on the contract drawings. All control panels shall
be fed from a dedicated power source (emergency/UPS if applicable), have an electrical breaker and
available duplex outlet. All control panels shall have the appropriate primary and secondary circuit
protection.
6.0 All BAS vendors / contractors are responsible for system tie-in and graphics to their manufacturer specific
front-end / HMI system. Such front end systems (or field controllers) will have the capability to expose any
owner desired point via BACnet or OPC to the campus EBI system. Integration to the existing campus
EBI system will be provided for in a separate bid in each project.

BUILDING CONTROLS AND INSTRUMENTATION

25000 - 1

ROWAN UNIVERSITY

______

Design Guide
2013 (Rev 1)

7.0 A full and complete drawings and specifications submittal package shall be sent to the University for
review by the Facilities Systems & Controls Department and Engineer of Record and shall, at a minimum,
include the following requirements:
A. General system description, system architecture, including sequence of operations, point listing,
description and type, engineering units, device range, point alarm parameters, control panel
locations, sensor locations, etc.
B. Shop drawing submittal requirements include the following:
1. Individual drawing for each system.
2. Drawings shall depict all system hardware, control panels, field devices, electrical work as well as
all BAS work with each drawing containing the following information:
a.
b.
c.
d.

Wiring type and method of installation.

Control tubing information.
Point names and termination numbering for each control panel.
Detailed Bill of Material with appropriate reference to section where product data is
presented.
e. Sequence of operation, including P&ID (control) diagrams.
f. Hardwired, calculated, and logic point database listing, software addresses following
nomenclature in appendix, wiring numbering, control/alarm, setpoints, and termination
locations.
3. Hardware product data:
a. The contractor shall furnish complete documentation pertaining to hardware and all other
equipment supplied including power requirements per control panel and end devices.
b. The contractor shall document all point connections at the control panels. Include all
pertinent wiring, field device, hardware, termination modules, and software data. Control
panels are to be located by the A/E with final approval coordinated with the University.
c. The contractor shall document all I/O modules and communications cards installed in
control panels. Include all pertinent data, including firmware/software versions, switch
settings, and calibration data.
4. Software; provide the following information pertaining to BAS software:
a. All programs pertinent to project and backup format with software used to create backup.
b. Operating system software on acceptable digital media.
c. All software, hardware, and licenses required to operate, maintain, and modify the
system controls. Rowan University shall be specified as owner.
d. A list of system graphics, to include a design depiction or rendering of each display.
e. Table of Contents of routines that the contractor shall use to implement the sequence of
operations specified.
f. A written narrative shall be detailed and include definitions of each variable and
instruction contained in the control panels code.
g. A list of software points to be used to implement each and control PID tuning parameters
and any other software points used.
h. A list of the active control programs resident in each panel and their memory footprint
with respect to total available memory in the device. Control programs and point
database shall not consume more than 50% of available device memory.

BUILDING CONTROLS AND INSTRUMENTATION

25000 - 2

ROWAN UNIVERSITY

i.
j.

______

Design Guide
2013 (Rev 1)

Energy management routines implemented, if using manufacturer firmware specific

features, requires a full description and sequence of operation for the feature to be
included.
Wireless System Requirements (use of which must be pre-approved by Facilities
Systems & Controls department on a case-by-case basis).

5. Description of Points:
a. Provide tables listing all points to include:
i.
ii.
iii.
iv.
v.
vi.
vii.
viii.
ix.

Point name.
BACnet point type and instance number (e.g. AI:9, BO:2, AV:7).
Functional description (e.g. Chilled Water Return Temperature).
Device termination address (if physical point)
Control Drawing callout reference (e.g. TT-1, ES-4, SD-2)
Alarm Limits
Engineering units
Device range in Engineering Units
Device range in physical units (e.g. 4-20 mA, 0-10 VDC, 1000 @72 DEG F).

6. Field Devices:
a. Specification data sheets to include accuracy, calibration, and servicing information and
quantities for all field devices.
b. Tabulated information showing point name, field device, and data sheets reference for all
points.
c. Drawings of all local control panels including installed modules and wiring terminations.
7. Electrical Work:
a. Submit data sheet on each type of wire to be used and its specific job application (e.g.
Signal Wiring, Communication, Data Communication, etc.).
10.

Electrical Work Requirements:

A.

General:
1. Wiring of all field devices and electrical devices to control panels. Panels shall not have top
penetrations.
2. All communications wiring (MS/TP, ARCNET156) between BACnet routers, control panels, or
sub-devices.
3. All wiring of control panels including, but not limited to, EPs, I/Ps, pilot lights, relays,
transformers, and other miscellaneous devices as shown and specified.
4. All power wiring of field devices as required.
5. All end device control wiring as required.
6. All field devices with potential for liquid exposure, indoor and outdoor, shall have conduit
connections made to them from junction boxes, with a minimum of 18 inches and a maximum of
36 inches of flexible metallic conduit (Greenfield, liquid tight) with sufficient slack to allow for
removal and/or servicing.

B.

Signal Wiring:

BUILDING CONTROLS AND INSTRUMENTATION

25000 - 3

ROWAN UNIVERSITY

______

Design Guide
2013 (Rev 1)

1. All signal wiring shall be point to point. No splices between the control panel enclosure and
the field device are ever permitted. Terminal strips or terminal blocks are permitted within the
confines of a control panel enclosure if the use thereof facilitates fabrication or post installation
service. In such circumstances each wire leading into and out of the termination strip or block
shall be imprinted with the signal name using polyolefin heat shrink labeling sleeves spaced not
less than inch from the cut end of the wire insulation.
2. Signal wiring to all analog field devices, including but not limited to temperature transmitters (TT),
resistance temperature detectors (RTD), humidity transmitters (HT), current to pneumatic (I/P)
transducers, shall be run in conduit where needed to protect wiring from potential cuts or
abrasions. If the field device has an enclosure, said enclosure shall be marked with an imprinted
label indicating the device control drawing callout (e.g. TT-3, ES-7, SD-1). The control panel
termination of the signal wire shall be imprinted with the signal name using polyolefin heat shrink
labeling sleeves spaced not less than inch from the cut end of the wire insulation.
3. Signal wiring to binary field devices (for circuits of 30 VAC or less) shall be as specified herein for
Low Voltage Control Wiring. If the field device has an enclosure, said enclosure shall be marked
with an imprinted label indicating the device control drawing callout (e.g. TT-3, ES-7, SD-1). The
control panel termination of the signal wire shall be imprinted with the signal name using
polyolefin heat shrink labeling sleeves spaced not less than inch from the cut end of the wire
insulation.
4. Signal wiring shields shall be grounded at the control panel end only.
5. Room Temperature Transmitters connected to terminal device controllers (VAV, fan coil, unit
conditioner) shall have their enclosure marked with an imprinted label indicating the control
drawing callout of the associated terminal device (e.g. VAV2-1, FCU-4, UC-3).
6. Occupied space CO2 sensors shall have their enclosure marked with an imprinted label
indicating the control drawing callout of the associated unit (e.g. AHU-2, RTU-6).
C.

Communications Wiring
1. Communications wiring shall be run in conduit (where necessary to prevent cuts and abrasions)
with no splices and separate from all wiring over 30 volts. Shield shall be terminated as
recommended by the control panel manufacturer.
2. All repeaters and/or routers shall be installed in locked enclosures or located in a space secured
from unauthorized physical access.
3. All LAN cabling shall be as specified by Rowan University Network Systems and Services
department. A second LAN port shall be located at each control panel having an Ethernet drop to
facilitate post installation service.
4. Communications drops and controller locations shall be marked on the system architecture or
riser diagram such that the installed wire path from controller to controller can be determined.

D.

Low Voltage Control Wiring (30 VAC or Less)

1. Low voltage control wiring shall be run in conduit (where necessary to prevent cuts and
abrasions) with no splices, separate from any wiring above 30 volts. The wire terminations shall
be imprinted with the signal name using polyolefin heat shrink labeling sleeves spaced not less
than inch from the cut end of the wire insulation.

11. Field Devices

A.

Temperature Transmitters (TT)

1. All temperature transmitters shall be resistance temperature detectors (RTD), 4-20 mA, with two
or three wire connections, with the exception of room temperature sensors, which may be RTD or
thermistor. Room temperature sensors shall have their cable entrance sealed, insulated and

BUILDING CONTROLS AND INSTRUMENTATION

25000 - 4

ROWAN UNIVERSITY

______

Design Guide
2013 (Rev 1)

mounted away from direct sunlight or drafts.

2. Flexible averaging type RTDs shall be used in any application where there is potential for air
stratification, and shall include the sensing probe, mounting clips, utility box and gasket (to
prevent air leakage and vibration noise). The length of the averaging bulb shall be sufficient
to cover the free area from top to bottom. Each pass of the bulb shall not exceed 12 inches
from the previous pass.
3. Duct mounted rigid insertion type RTDs shall span at least 33% of the duct and include the
sensing probe, mounting clips, utility box and gasket (to prevent air leakage and vibration noise).
4. Immersion type RTDs shall be used in all fluid applications and shall include stainless steel
thermo wells, strap-on type pipe sensors are never permitted. The connection head and
sensor probe shall be removeable without breaking fluid seal or removal of any equipment or
piping. The thermo well shall penetrate 1/2 of the pipe diameter and the associated sensor
shall match the thermo well size.
5. All control sensing devices shall be installed as to be accessible from the outside of the airstream
served. Accessibilty of all devices shall be verified during the shop drawing review.
6. Temperature transmitters shall have to following ranges:
a.
b.
c.
d.
e.

AHU (air only) 20 to 120F.

Chilled Water 30 to 80F.
Condenser Water
20 to 120F.
Hot Water Systems
50 to 250F.
Steam Systems
100 to 500F.

7. Mount RTDs per manufacturers requirements with insulated mounting brackets. Mounting RTDs
with cable ties is strictly prohibited.
8. Provide NEMA 4 enclosures for devices mounted outdoors.
B.

Humidity Transmitters (HT)

1. Units shall be suitable for duct or wall (room) or outdoor mounting.

1. Unit shall be 2-wire transmitter with humidity sensor and shall operate on power requirements of
24V DC nominally unregulated. Unit shall produce linear continuous output of 4 to 20 mA for
percent relative humidity (% RH). Sensors shall have the following performance and application
criteria:
i. Input Range: 0 to 100% RH
ii. Output Range: 4&20 mA
iii. Accuracy (% RH): + 2% between 0 & 95% RH at 25C.
iv. Sensor Operating Range: -58F to 185F; (Maximum operating temperature for wall
mounted unit: 150F).
v. Minimum zero and span adjustments of + 15% of full scale.
vi. Provide radiation shield for outdoor mounting applications.
C. Current Transmitters (Status Inputs for Electric Motors): Comply with ISA 50.00.01, current sensing
fixed or split-core transformers with self powered transmitter, adjustable and suitable for 175 percent
of rated motor current.
D. Current Switches: Self powered, solid state with adjustable trip current, selected to match current and
system output requirements.
E. Flow Switch (Hydronic): Mount per manufacturers requirements including upstream and downstream
diameters required.

BUILDING CONTROLS AND INSTRUMENTATION

25000 - 5

ROWAN UNIVERSITY

______

Design Guide
2013 (Rev 1)

F. Electrical Interface Devices:

a. Control Relays:
i.

All control relays shall be UL listed with contacts rated for the application and
mounted in minimum NEMA I enclosure.
ii. Relays used for across the line control (start/stop) of 120V motors, 1/4 HP and 1/3
HP shall be rated to break a minimum 10 amp inductive load.
iii. Control relays for use on electrical systems greater than 120 volts shall be rated for
600 volts and shall be Allen Bradley Bulletin 70, Type N or approved equivalent by
the EC&I Department.
iv. No relays mounted inside the motor control center.
b. Control Transformers:
i. Furnish and install control transformers as required.
ii. Transformer loading shall not exceed 60% of capacity. All control transformers
shall include primary and secondary circuit protection.
iii. Maintain enclosure environmental temperature within transformer operating range as
recommended by transformer manufacturer.
12. Project Closeout Requirements
A. Before control or Building Automation Systems are closed out a point-to-point verification, from the field
devices to EBI shall take place. The system controls shall be tested at each unit level, AHUs, VAV/CAV
terminal units, hydronic systems, etc. Components failed and replaced during the warranty period shall
repeat point-to-point check out.
B. The contractor shall submit three binders and electronic copies for each project including the following:
1. P&ID diagram for each system.
2. Point listing, by system, with variable acronym or point name, software address, point type, and
engineering units.
3. Wiring diagrams by system including termination nomenclature, location and wiring identification.
4. Calibration sheet (minimum 3 point calibration) for each device identified in the design as
requiring calibration certificate, indicating calibration date and model number. Include equipment
calibration certifications for calibration standards.
5. Final tune-up list of parameters for each PID loop.
6. All software, hardware and licenses necessary to operate, maintain, update modify the
system, including a final version of the software operating the building.
7. A statement indicating all systems graphics are complete and accurate.
C. Confirmation in writing by the controls contractor that:
1. All construction Requests for Information (RFIs) are resolved.

BUILDING CONTROLS AND INSTRUMENTATION

25000 - 6

ROWAN UNIVERSITY

______

Design Guide
2013 (Rev 1)

2. All shop drawings, as-builts, and submittals are completed.

3. All required training is completed.
4. All Testing, Adjusting and Balancing, and commissioning activities are completed.

BUILDING CONTROLS AND INSTRUMENTATION

25000 - 7