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CR 2013-107 Approve a Contract with "Harris Controls" for upgrade and Replacement of Buildings Control Software and HardwareOctober 10, 2013 N O P K I N S Council Report 2013-107 Approve a Contract with "Harris Controls" for Upgrade and Replacement of Buildings Control Software and Hardware. Proposed Action Staff recommends adoption of the following motion: Move that Council award a contract with Harris Controls for $46,100 for installation of building automation systems at Hoakins Citv Hall/Police. Activitv Center and Fire Station. Overview In May, 2013 City Council approved a design services contract with Sebesta Blomberg & Assoc. for the design of an upgraded building controls system. That work was completed - we have advertised the project, conducted pre-bid building tours and received two bids for the construction. Two bids were received; the second bid was from Automated Logic Contracting Services for $80,925. The Harris Controls bid was reviewed by Sebesta Blomberg and it conforms to the specifications — see attached evaluation. Currently, the City Hall/Police and Fire Stations Building Control Systems (BCS) are obsolete and support is no longer available. The proposed project will replace the systems at City Hall and Fire Station and install a new system at the Activity Center. An optional upgrade at the Center for the Arts will not be part of this project due to cost. A Center for the Arts upgrade will be part of a future rooftop HVAC unit's replacement project. A full overview of the project is in the supporting Information. Supporting Information Engineer Assessment and Plan excerpts Engineer Proposal Evaluation Engineering Systems magazine - August 2013 article Steven J. Stadler , Public Works Director Financial Impact: $52,100 Budgeted: YES Source: General Fund Related Documents (CIP, ERP, etc.) -2013 CIP project Notes: $65,000 Budgeted, $46,100 Contract, $6,000 Contingency :,�._ ;;,',.• 1 r Iii` Kw,� C�fi410 i Prepared by: Contact: Jeff Seewald, PE 1450 Energy Park Drive, Suite 300 St. Paul, MN 55108 Main: 651-634-7314 Fax: 651-634-7400 email: jseewald@sebesta.com A" - r�' r :O - { r I 'I rM+' � BAS & Controls Assessment and Plan City of Hopkins SBA Project No. 571610.00 S EBESTA BLOMBMG July 23, 2013 SEBESTA Table of Contents BLOM,BERG Prepared by Sebesta Blomberg and Associates Sebesta Blomberg Project 571610.00 Sebesta Blomberg is an independent multi -disciplinary engineering firm committed to improving building performance in commercial and institutional facilities through practices in engineering design, commissioning and energy and sustainability. This work was prepared for the City of Hopkins. Client. City of Hopkins Hopkins, MN 55343 Facilities: Activity Center Investigation Jeffrey Seewald, PE, CEM 33 14"' Ave. N. Team: Senior Engineer Center for the Arts 1.1 11 Main St. City Hall 1010 is, St. S. Analysis and Jeffrey Seewald, PE, CEM Report Senior Engineer lire Station Preparation: 101 17th Ave. S. Public Works Building 11000 Excelsior Blvd. Primary Norb Kerber Study Date(s): May 22, 2013 Contact(s): Building & Equipment Superintendent Steve Stadler Public Work Director Acknowledgement: Sebesta Blomberg would like to thank Norb Kerber for facilitating on-site surveys and for openly sharing extensive knowledge of the city's facilities. City of Hopkins - BAS and Controls Assessment & Pian Pagel of 32 Sebesta Blomberg Project No. 571610.00 July 23, 2013 ®SEBESTA Table of Contents BLOMBER.G 9 TFHS PAGE INTENTIONALLY LEFT BLANK City of Hopkins - BAS and Controls Assessment & Plan Page 2 of 32 Sebesta Blomberg Project No. 571610.00 1 July 23, 2013 SEBESTA Table of Contents Section Page 1.0 Executive Summary .......................................... .............. 2.0 Introduction..................................................................................................................................... 6 2.1 Goal and Objectives......................................................................................................................6 2.2 Requirements and Recommendations...........................................................................................6 2.3 Process Overview..........................................................................................................................7 3.0 Assessment.......................................................................................................................................8 3.1 Buildings.......................................................................................................................................8 3.1.1 Activity Center....................................................................................................................10 3.1.2 Center for the Arts...............................................................................................................10 3.1.3 City Hall..............................................................................................................................10 3.1.4 Fire Station.......................................................................................................................... l 1 3.1.5 Ice Arena............................................................................................................................. 11 3.1.6 Public Works Building........................................................................................................ 11 3.2 Energy.........................................................................................................................................12 3.3 Operations & Maintenance.........................................................................................................12 3.3.1 Users...................................................................................................................................12 3.3.2 Processes.............................................................................................................................12 4.0 Plan.................................................................................................................................................13 4.1 Requirements..............................................................................................................................13 4.2 Scope...........................................................................................................................................15 4.3 Considerations.............................................................................................................................16 4.3.1 Architecture.........................................................................................................................16 4.3.2 Networks.............................................................................................................................18 4.3.3 Protocols.............................................................................................................................18 .4.3.4 Control Strategies................................................................................................................20 4.3.5 Access................................................................................................................................. 21 4.3.6 Remote and Mobile Access....................................................:............................................ 22 4.3.7 User Interface......................................................................................................................22 4.3.8 Graphics.............................................................................................................................. 23 4.3.9 Licensing.............................................................................................................................23 4.3.10 Tools...................................................................................................................................24 4.3.11 Service.................................................................................................................................25 5.0 Next Steps...................................................................................................................................... 25 6.0 Appendix A: B3 Benchmarking Snapshots............................................................................26 6.1 Activity Center............................................................................................................................26 6.2 Center for the Arts...................................................................................................................... 27 e City of Hopkins - BAS and Controls Assessment & Plan Page 3 of 32 Sebesta Blomberg Project No. 571610.00 July 23, 2013 SEBESTA Table of Contents BLOMBER.G 6.3 City Hall/Police Station.............................................................................................................. 28 6.4 Fire Station..................................................................................................................................29 6.5 Ice Pavilion.................................................................................................................................30 6.6 Public Works Building................................................................................................................ 31 Index of Figures Figure1: Activity Center............................................................................................................................10 Figure2: Center for the Arts.......................................................................................................................10 Figure3: City Hall......................................................................................................................................10 Figure4: Fire Station..................................................................................................................................1 I Figure5: Ice Arena..................................................................................................................................... I I Figure6: Public Works Building................................................................................................................ l I Figure 7: City of Hopkins B3 Benchmarking Report.................................................................................12 Figure 8: Proposed system architecture...................................................................................................... 17 Index of Tables Table 1: BAS and controls upgrade process................................................................................................. 7 Table 2: Buildings in scope for BAS and controls assessment and planning ............................................... 8 Table3: Buildings and systems.................................................................................................................... 9 Table4: Requirements................................................................................................................................13 Table 5: Proposed scope of BAS and controls upgrade implementation....................................................15 Table 6: Prevalent building system open standard protocols...................................................................... 19 City of Hopkins - BAS and Controls Assessment & Plan Page 4 of 32 Sebesta Blomberg Project No. 571610.00 July 23, 2013 1.0 Executive Summary As the City of Hopkins embarks on a program to retrofit and upgrade building automation systems and controls in several city government buildings, it is their intent to put the foundation in place to facilitate continual improvement of energy efficiency and facility operations, and to prepare the facilities building automation and controls infrastructure for the future. This document reports on the current state of building automation and controls in city facilities and establishes an overall building automation and controls plan and strategy, and serves as guidance for subsequent design and implementation. Presently, the City of Hopkins' buildings do not have a central building automation system. Each building has its own systems of varying levels of sophistication. Two of the buildings have older proprietary ' building automation systems, while the remaining buildings are operated using stand-alone controls such as programmable thermostats. It is the goal of this project to assess, plan and facilitate implementation of a building automation system, or BAS, and controls upgrade that will result in the City having a central BAS and point of operation for selected buildings, and a foundation to scale and expand the system to include the remaining buildings over time. The upgrade project is anticipated to yield positive impacts for both energy efficiency and facility management. This dome meat presents an assessment of the current state, and offers a plan to move forward. The next steps are to proceed with detailed design and procurement. City of Hopkins - BAS and Controls Assessment & Plan Sebesta Blomberg Project No. 571610.00 Page 5 of 32 July 23, 2013 Sebesta Blomberg was retained to assess the building automation systems and controls in place at the City of Hopkins' governtnent buildings; and to develop a plan to implement a BAS and controls upgrade in several of the -buildings with future consideration of the remaining buildings. This report documents the assessment and the plan to move forward with the BAS and controls upgrade. 2.1 Goal and Objectives Deploying a BAS, control and systems integration strategy has many benefits including improved efficiency, a consistent operations platform, and competitive sourcing of systems. It also becomes an invaluable tool, facilitating operations and maintenance as well as asset management. With this in mind, the overall goal of the assessment and planning effort represented here is: To develop and deploy an overall building automation, controls and systems integration strategy and action plan that supports re-engineering, comprehensive upgrade, continuous improvement and maintenance of the building automation and controls systems at City of Hopkins facilities. To this end, objectives set forth in the assessment and planning process are as follows: 1) Develop an understanding of needs and requirements across various disciplines including energy, operations, maintenance and facility management. 2) Develop a plan that incorporates the City's requirements and serves as the basis for design and implementation of building automation and controls across City facilities. 3) Build an understanding of the technical approach to system architecture and integration. 4) Propose an action plan with phased implementation to take the strategy forward into implementation. The sections below provide a summary of the master plan, addressing each of the objectives above. 2.2 Requirements and Recommendations A series of requirements and recommendations are included in this plan and are intended to serve as . guidance for development of more detailed engineering design and specifications. The requirements are grouped into three categories: Infrastructure and technology, energy and operations. While the requirements are intended to put stakes in the ground for design, recommendations are intended as additional guidance. Some of the recommendations echo requirements; whereas, others build upon the requirements. Whether requirements or recommendations, common themes throughout are as follows: • Employ open statidard technologies and communication protocols. • Web based user interface with remote and mobile access. City of Hopkins - BAS and Controls Assessment & Pian Page 6 of 32 Sebesta Blomberg Project No. 571610.00 July 23, 2013 SEBLSTA Introduction BLOMBLRG �i • Support for integration and optimization. • Availability of local support and training. • Establishment of BAS foundation and infrastructure for expansion to other city facilities. • Long-term sustainability in terms of system operation and maintenance. 2.3 Process Overview The BAS and controls upgrade project will be conducted according to the process depicted in the table below. The proposed phases are shown below and further broken down Into discrete stages with deliverables. Table 1: BAS and controls upgrade process Assess Plan Design Procure Implement Verify °.<..ONE Assess, Plan, Design & > Implement Test, Verify & Train I Procure I> Assess Plan Design Procure Implement Verify City of Hopkins - BAS and Controls Assessment & Plan Page 7 of 32 Sebesta Blomberg Project No. 571690.00 July 23, 2013 °.<..ONE 1 Assess • One -day engineering survey Assessment summary • Collect building, system and project information • Interview key staff • Develop a summary of building systems with a focus on BAS and controls 2 PIan • Establish owner's high-level requirements BAS and controls plan • Develop the BAS and controls action pian _ • Evaluation of potential utility Incentives 3 Design • Engineering evaluation of options RFP and/or specifications • RFP and specification development Procure • Issue RFP _ Proposal evaluation(s) ` • Evaluate proposals • Conduct interviews (if necessary) _ • Contractor selection 4 Implement • Assistance with engineering reviews and project Submittal reviews support • Submittal reviews • Ongoing support 5 Verify • Inspection of Installation(s) Commissioning / test report • Functional testing • Training City of Hopkins - BAS and Controls Assessment & Plan Page 7 of 32 Sebesta Blomberg Project No. 571690.00 July 23, 2013 SEBESTA BLOMBE[ZG 3.0 Assessment 3.1 Buildings Assessment Assessment of the City of Hopkins' buildings included the six buildings listed in Table 2 below. While all six buildings are the subject of this assessment and plan, four of the buildings are within the scope of a forthcoming controls upgrade to immediately follow the assessment and planning efforts. These four buildings include the Activity Center, Center for the Arts, City Hall and the Fire Station. The remaining two buildings, the Ice Arena and the Public Works Building, are included in the planning process as . future considerations for controls upgrades. Table 2: Buildings in scope for BAS and controls assessment and planning ° _ e 1r-1 ��Yr'�'€' � �, 1 9` h ~ �•� - r. `� 'i � r;�l� �� 4xA�1 1 C �, „�. � i -, _r �� - -cam_ k� z �` r• - � 9 �'�� �Gl �' Y'../ _ � v�h�'��"��x�'�'.'<"� 1.�"„�� a'- <3f !�. Activity Center '• syr 14,962 . 1954 • HVAC upgrade in 2012 33 14!'Ave. N. Center for the 36,000 1997 Arts 1111 Main St. City Hall 19,800 1964 • JCI BAS/controls added in 2004 1010 13L St. S. (Police Station • AHU retrofit in 2006 adds 25,300) •Boiler plant retrofit in 2011 Ice Arena N/A 1990 Fire Station 22,200 2004 101 17s' Ave. S. _^ Public works N/A 2004 Building I1000 Excelsior Blvd. Table 3 provides a more detailed summary of the systems and controls within each building. Note that presently only City Hall and the Fire Station have building automation systems. The other buildings assessed rely primarily on non-communicating programmable thermostats for system -level control. City of Hopkins - BAS and Controls Assessment & Plan Page 8 of 32 Sebesta Blomberg Project No. 571610,00 July 23, 2013 E in N all C co 0. lod 0 ri O � .fl •-d Q .F, Q, p v� ��y O p v N 2 O O. CD O� U� ti X.A N O N N U G7 O Q rA �' a ani �, o ?'• '� .4g pq bA bo M b4 bq �b11 c� bq �n �bA yam, 00 43 .r a +� j o . rP� P rn P�1 H Cd Pit N bio U b0 •O ' O ID H C V, > 0 •4) v, Lia O E-{ N , R. b U r�' +U-+ CD WW I-� u F-+ Pi F p p o Pa cd O cn Pa kr) Cl A� o �n rr) O O O O > P1 cn PQ — •� N P; d V aa +I, � 0 0 0 o O Lit �On � O '-ice O U +s O OU rA f _ I'D U 0 U N `n Oo N M cdto d w p w ++ p c.Wo�_ vW � � d o sd) o f +� C co 0. lod SEBESTA BLOMBERG 3.1.1 Activity Center The Activity Center is a repurposed building adapted for use by the city in 1981. Mechanical systems include three relatively new constant -volume rooftop units with BACnet interfaces. Five split systems also serve the building, and are controlled by programmable thermostats. Occupancy sensors control ventilation by the split systems, going into a standby mode when the space is vacant. 3.1 ,2 Center for the Arts Hopkins Center for the Arts is located on Main Street, and was completed in 1997. Mechanical HVAC systems consist of 15 constant -volume rooftop tants controlled by programmable thermostats, scheduled for occupancy from 7AM to 1 OPM daily, and the RTUs run continuously during this time. There is no BAS. This building is the largest energy consumer of the buildings within the scope of this assessment. 3.1.3 City Hall City Hall was originally completed in 1964, sits in the center of town, and is attached to the Police Station. The building received a BAS in 2004, and the building's HVAC systems were upgraded from the original chiller plant and air handling units in 2006. A new boiler plant was installed in 2011. Current systems consist of a central boiler plant and five rooftop units, two of which are larger units serving VAV terminals. The smaller rooftop units are constant volume. The boiler plant houses two high -efficiency hot water boilers with associated pumps and controls. The building automation system is Johnson Controls Metasys system with an N30 system panel. A DX 9100 Assessment Figure 1: Activity Center Figure 2: Center for the Arts Figure 3: City Half served as the boiler plant controller, but it does not : appear to be controlling anything presently. The user interface is limited to'a laptop PC connected directly to the N30 panel. City of Hopkins - BAS and Controls Assessment & Plan Page 10 of 32 Sebesta Blomberg Project No. 571610,00 July 23, 2013 SEBESTA BLOMBERG 3.1.4 Fire Station The Fire Station was constructed in 2004. Mechanically, it features a central boiler plant, a single large VAV rooftop unit with DX cooling and 10 VAV terminals, and two make-up air units. The building automation system is a Honeywell Excel 5000 system. Local occupancy sensors supplement control of outdoor air ventilation and some lighting. The Fire Station also has a backup generator. 3.1.5 Ice Arena The Hopkins Ice Arena was constructed in 1990. Its systems include six constant volume rooftop units and infrared heaters for the spectator areas. The ice itself is refrigerated by an aging R-22 system with reciprocating compressors. Due to the aging equipment and the corrosion of the steel refrigerant piping embedded in the concrete slab (under the ice), it is anticipated that the system will be replaced within the next few years. When this occurs, it is the City's intent to add a BAS for the building and integrate the new ice making system along with the other building systems. 3.1.6 Public Works Building Along with the Fire Station and the Center for the Arts, the Public Works Building was also constructed in 2004. Much of the building consists of garage space with some office areas. Mechanical systems consist of furnaces/split systems controlled by programmable thermostats. City of Hopkins - BAS and Controls Assessment & Plan Sebesta Blomberg Project No. 571690.00 Assessment Figure 4: Fire Station Figure 5: Ice Arena Figure 6: Public Works Building Page 99 of 32 July 23, 2013 SEBEST'A. Plan BLOMBERG 4.2. Scope The table below describes at a high level the scope of the near-term BAS and controls upgrade project. Note that selected buildings are reserved for future consideration, and as such are addressed in the plan, but will not be included in the forthcoming project implementation. Table 5: Proposed scope of BAS and controls upgrade implementation o o0 Activity Center Yes + Install BAS controller/panel 33 14t'Ave. N. • Install communicating thermostats on split systems and integrate to BAS • Integrate existing RTUs to BAS via BACnet Center for the Optional • Install BAS controller/panel-- Arts • Install communicating thermostats on BTUs and integrate to BAS 111 I Main St. City Hall Yes • Remove existing JCI 1Vletasys BAS and controls (N30, DX 9100) 1010 1St St. S. • Install BAS controller/panel • Integrate boiler plant controls to BAS • Integrate existing large RTU to BAS via BACnet • Integrate other RTUs to BAS + Integrate VAV controllers to BAS Ice Arena No • For future consideration only Fire Station Yes • Remove existing Honeywell Excel 5000 BAS and controls 101 17`x' Ave. S. • Install BAS controller/panel • Integrate boiler plant controls to BAS • Integrate existing Iarge RTU to BAS + Integrate VAV controllers to BAS M Public Works No • For future consideration only �^ Building 11000 Excelsior Blvd. Front End Yes • Install/configure BAS server • Install BAS software, including service tools • Integrate building controllers to front end • Program schedules and control strategies • Create and install graphics • Configure client workstations City of Hopkins - BAS and Controls Assessment R Plan Page 15 of 32 Sebesta Blomberg Project No. 571610.00 July 23, 2013 SEBESTA Plan BLL BMG 4.3 Considerations 4.3.1 Architecture The proposed system architecture features a tiered structure, and Figure 7 schematically illustrates this architecture. Notable features of the architecture include: • Incorporates open standard technologies and communication. • Capable of accommodating existing controls as well as new controls. • Integration of all relevant mechanical and electrical systems. • Web -based user interface with remote access. • An 1P network serves as the backbone of the system. • BAS controllers are located in each building as the focal point for that building. • BAS software and tools reside on a server and are accessible via workstations, stationary or mobile. • Sub -networks are typically EIA. -485 (BACnet MS/TP, Modbus, or proprietary) and are used to integrate existing and/or new controllers for systems, equipment, and so forth. City of Hopkins - BAS and Controls Assessment & Plan Page 16 of 32 Sebesta Blomberg Project No. 571610.00 July 23, 2013 00 O O O CD CD 15 r1, •. a N n c P SEBESTA BLOMBERG Table of Contents OMBE Prepared by Sebesta Blomberg and Associates Sebesta Blomberg Project 571610.00 Sebesta Blomberg is an independent multi -disciplinary engineering firm committed to improving building performance in commercial and institutional facilities through practices in engineering design, commissioning and energy and sustainability. This work was prepared for the City of Hopkins. Client. City of Hopkins Hopkins, MN 55343 Facilities: Activity Center Engineer: Jeffrey Seewald, PE, CEM 33 14`h Ave. N. Senior Engineer Center for the Arts 1 I I 1 Main St. City Hall 1010 1 st St. S. Fire Station 101 17`h Ave. S. Public Works Building 11000 Excelsior Blvd. Primary Norb Kerber RFP Date(s): Issued: Contact(s): Building & Equipment Superintendent August 27, 2013 Steve Stadler Bids/Proposals Due: Public Works Director October 3, 2013 I City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 1 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 ®SEBESTA Table of Contents BLOMBERG THIS PAGE INTENTIONALLY LEFT BLANK City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 2 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 ®SEBESTA Table of Contents BLOMBERG Section Page 1.0 Introduction.....................................................................................................................................4 1.1 How to Use This Document..........................................................................................................4 1.2 Evaluation Criteria........................................................................................................................4 1.3 Background...................................................................................................................................5 2.0 Evaluation........................................................................................................................................5 2.1 Content & Organization................................................................................................................5 2.2 Technical.......................................................................................................................................6 2.3 Pricing / Cost.................................................................................................................................8 3.0 Recommendations...........................................................................................................................9 4.0 Next Steps.........................................................................................................................................9 Index of Tables Table 1: Summary of content completion for each response........................................................................5 Table 2: Summary of project references.......................................................................................................6 Table 3: Summary of technical content for each response............................................................................6 Table 4: Proposed implementation costs.......................................................................................................8 I City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 3 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 ®SEBESTA BLOMBERG City of Hopkins Evaluation of BAS & Controls Bids/Proposals 1.0 Introduction Sebesta Blomberg was retained to assess the building automation systems and controls in place at the City of Hopkins' government buildings, and to develop a plan to implement a BAS and controls upgrade in several of the buildings with future consideration of the remaining buildings. This document summarizes RFP responses to a BAS and controls RFP issued on August 27, 2013. Sebesta Blomberg subsequently compiled this summary and evaluation of the responses. 1.1 How to Use This Document Starting with Section 3, this document summarizes the evaluation of the RFP responses with the following organizational scheme: Section 2 covers evaluation of the responses from three perspectives: o Content: Was the response complete? o Non-technical: Evaluation of credentials, safety, project management and experience o Technical: Evaluation of proposed technical solution including system architecture and products/components Notes in sections corresponding to each respondent include the following indicators. o (+) Positive o (_) Neither positive or negative o (-) Negative o (?) Question/concern 1.2 Evaluation Criteria The following criteria were used in the evaluation of the RFP responses: • Project experience o Experience with (city) government facilities • Technical capability o Experience with integration with a variety of systems and protocols o Support for open/standard communication protocols, and in particular, BACnet o Ability to produce a common front end • Project approach o Demonstrated understanding of the project o Approach adapted to the project • Project cost o Value for the City of Hopkins • Service o Ongoing service and support capabilities and options City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 4 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 ®SEBESTA BLOMBERG 1.3 Background Presently, the City of Hopkins' buildings do not have a central building automation system. Each building has its own systems of varying levels of sophistication. Two of the buildings have older proprietary building automation systems, while the remaining buildings are operated using stand-alone controls such as programmable thermostats. It is the goal of this project to assess, plan and facilitate implementation of a building automation system, or BAS, and controls upgrade that will result in the City having a central BAS and point of operation for selected buildings, and a foundation to scale and expand the system to include the remaining buildings over time. The upgrade project is anticipated to yield positive impacts for both energy efficiency and facility management. This document presents an evaluation of contractor bids/proposals in response to an RFP for BAS and controls implementation. 2.0 Evaluation 2.1 Content & Organization Table 1 below indicates at a high level the completeness of each respondent's proposal for each of the required content areas. Both responses were complete in terms of addressing the RFP requirements. Table 1: Summary of content completion for each response 5 ce i?Je ap oe c c oy`. `any, �Qc toaJ e�.ao Q�`•o Content Category Q Q 00- t� c° yea o�`e Jae air a;�o Q i Ota ��� OQe` �Q�i Qt°fie k�Qe Qt`�� Ogre Supplier 1 2 3 4 5 6 7 ..................................................................................... .......... --- - - ..................................._...------................................................. ..... Automated Logic.........................................................©.... ®.... ®....®....®.....® - -mate... --.... . HarrisControls........................................................... ...... ® .......... .. Q....Q....®.....®.....®.....❑..................................................................... Legend Submission is complete. r�] Submission is partially complete or requires further clarification. Submission is incomplete. 2.1.1 Notes and Observations • Both responses are professional and well organized. 2 City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 5 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 ®SEBESTA BLOMBERG 2.2 Technical Table 3 below summarizes the major technical aspects of the responses. The sections that follow note observations and questions for aspects of each response with regard to: • Technical capability • Project approach • Project experience Both responses addressed the technical requirements of the RFP for the most part; however, both neglected to address licensing and maintenance costs and considerations. Table 3: Summary of technical content for each response Table 2: Summary of project references Contractor Project Government References included? �■ e Technical Category eL`° ooh°Q r` o� co WSJ •�c°O a�° c°� w•oc oAl a'0� eco ay SeF rQ e��a ��. aca a�.F, aJo Supplier Product Notes Automated Logic 0- .❑...�].. ® ALC WebCTRL........................................-....... Harris Controls® ® © [] ❑ Honeywell (with Tridium NiagaraAX OEM BAS) ............................................................................................. .......................................-------- Legend Completely fulfills the design intent expressed in the....RFP................................................. Partially fulfills the design intent expressed in the RFP: Does not meet the design intent ex ressed in the RFP. Examining the two proposals offers some points of comparison: • Relative to Harris, ALC requires additional (SE) controllers for RTUs at City Hall and at the Fire Station, and for the two boiler plants; whereas Harris integrates existing packaged controls for RTUs and provides one controller per building that also serves as a boiler plant controller. • The proposals did not address ongoing licensing and software maintenance costs even though this was explicitly requested in the RFP. However, both contractors responded to requests for additional information on this point. 2.2.1 Automated Logic ALC's project approach consists of LGRs as building controllers/routers at the system level and a variety of controllers on sub -networks, including existing N2 and LON terminal controllers. Room controllers are proposed for the RTUs and split systems at the Activity Center and Center for the Arts. • (+) Listed several government projects, including school districts and county government. • (+) Architecture presented is specific to City of Hopkins project. City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 6 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 ®SEBESTA BLOMBERG • (?) ALC provided alternates for retrofit of terminal controls with ALC controllers. What does this say about their integration capability or its results? • (-) Integration of the Activity Center's split systems are offered as an alternate with additional cost. • (?) How exactly is the integration to LON and N2 accomplished? The schematics show a box that may be a gatewaylbridge. • See ALC's BTL listings here: http://www.bacnetinternational.net/btl/index.php?m=11. o WebCTRL is listed as B -AWS. o LGR is listed as B -BC. o SE is listed as B-AAC. o ZN is listed as B-AAC. o Room Controller is listed as B-AAC. 2.2.2 Harris Controls Harris Controls' general approach consists of Honeywell WEBS 600 (Tridium NiagaraAX) building controllers at the system level. N2 and LON drivers provide for integration of existing terminal devices. Harris applies KMC's F1exStat BACnet communicating programmable thermostats to control and integrate RTUs and split systems at the Activity Center and Center for the Arts. • (+) Listed two government -related projects, including a school district and MSP airport (quasi - government). • (+) Architecture presented is specific to City of Hopkins project. • See Honeywell's BTL listings here: http://www.bacnetinternational.net/btl/index.php?m=21. o WEBS -AX Supervisor is listed as B-OWS and B -AWS. o WEB -600 is listed as B -BC. • See KMC's BTL listings here: http://www.bacnetintemational.netfbtl/index.php?m=16. o F1exStat is listed as B-AAC. • (?) Various items are not shown correctly (or as currently in place) at the City of Hopkins in Harris's schematics. o (?) Harris does not show all RTUs for City Hall on the schematics. o (?) Chilled water points are shown for City Hall, but this system was replaced long ago. o (?) City Hall has two RTUs in place of the original AHU. Harris does not appear to have accounted for this correctly. • Additional questions for Harris: o (?) Minimal control points are shown for VAVs. Is this all that is available? ■ In particular, the City would like to see air flow rate, calibration (command), and water valve override. o (?) What are the options for a local/interface at the Fire Station? o (?) Consider the following potential additions/changes: ■ Retrofit selected VAV controllers ■ Remote thermostat for City Hall Council Chambers ■ Controls retrofit for Trane RTUs at City Hall ■ Add two exhaust fans and corresponding carbon monoxide sensors City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 7 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 ®SEBESTA BLOMBERG 2.3 Pricing / Cost 2.3.1 Implementation Proposed implementation costs are presented in the table below. Table 4: Proposed implementation costs 2.3.2 Maintenance and Licensing 2.3.3 Notes and Observations • (?) Harris Controls' overall cost is considerably less than that of ALC. o Despite similar overall approaches, ALC appears to be carrying additional hardware and associated material and labor in their bid. City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 8 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 Supplier Part ALC Harris aBAS Installation $7,615 $4,300 ....................................................................... ........ bActivity .-- --- .......................................................................................................................................... Center ---------------------------------------- $13,790 ----...------------. $11,500 --- �....- ------ c Fire Station $23,925 $8,500 1 d City Hall & Police Station $35,595 $21,800 Subtotal $80,925 $46,100 Subtotal ($/square foot) $0.98 $0.56 a Center for the Arts $20,760 $17,900 2 Subtotal $20,760 $17,900 Total $101,685 $64,000 Total ($/square foot) $0.86 $0.54 2.3.2 Maintenance and Licensing 2.3.3 Notes and Observations • (?) Harris Controls' overall cost is considerably less than that of ALC. o Despite similar overall approaches, ALC appears to be carrying additional hardware and associated material and labor in their bid. City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 8 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 ®SEBESTA BLOMBERG 3.0 Recommendations The following conclusions are based on review of the bids/proposals and subsequent information provided by the responding contractors. • Harris Controls is offering a considerably better value at nearly half the proposed cost of ALC, but with very similar scope and anticipated results. • There are some specific issues in Harris's proposal documentation that needs to be addressed, as well as some potential changes and/or additions to the project. It is recommended that these scope details and changes be clarified prior to entering into contract. • The City is more familiar with ALC's product offering, and it is therefore recommended that the City obtain a demonstration of the BAS product that Harris is proposing to install. • A controls retrofit at the Center for the Arts was requested as an add -alternate to the base bid. Both contractors proposed communicating programmable thermostats with a building controller for an additional $20,000. While this would provide limited visibility of and control that building; it will likely short of a complete and functional control system as it will only offer very limited status and control points for the HVAC equipment. Given that the City intends to replace the HVAC equipment in the next couple of years, it is recommended that the City incorporate the controls retrofit with the equipment replacement, and allow for the use of equipment with a communicating interface. This will produce a better result with complete control functionality that can be readily integrated into the new BAS. 4.0 Next Steps Once the contractor selection is complete, the recommended next steps are as follows: 1. Scope Clarification: Clarify all open technical issues in the scope of the project and address potential revisions and changes, allowing the selected contractor to revise their proposed pricing if necessary. 2. Demonstration: Obtain a demonstration from Harris Controls of the Honeywell BAS (Tridium NiagaraAX). The demonstration should address key operational tasks, including scheduling, setpoint changes, trending, graphics revisions and adding equipment such as a VAV box. 3. Contract: Execute the contract with the selected contractor. Note that following execution of the contract, per the specifications the contractor must provide detailed submittals and drawings for review and approval by the City and its engineer prior to proceeding with installation. City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 9 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 ®SEBESTA BLOMBERG END OF DOCUMENT City of Hopkins - BAS and Controls Bids/Proposals Evaluation Page 10 of 10 Sebesta Blomberg Project No. 571610.00 October 9, 2013 Plan For A Better BAS 12013-08-05 1 Engineered Systems Magazine Page 1 of b Home Plan For A Better BAS In a campus environment over time, it's not hard to lose control of the controls. When you tackle the situation for the long-term good, take time to create a master plan. Get a few tips on that here By Jeffrey Seewald, RE, August 5, 2013 R>x p� x �,. kkl.�.Br�I1�BC�nt,alfar in ha-,P€� ,r roldo in R, *�}Aix1 ■ To Ibe asidsd.upon rp ofi@Wf rafN&aton "What a mess!" That is the sentiment I frequently hear when many owners and managers of multiple building portfolios begin to respond to my query, "Tell me about your building automation systems and controls." Whether it is a college or university campus, an airport, or a collection of federal, state or municipal government buildings, this seems to be a recurring theme, regardless of size and complexity. Without a firm long-term plan in place, multiple building environments evolve organically, and their building automation and controls portfolio can be examples of the principle of ever-increasing entropy. After many years of evolution, the result is often a BAS mix of hardware and software — open and 1,ff"-//xxnxvsxY Pamatra-AnP 1 Wna/lni 11 Plan for A Better BAS 12013-08-05 J Engineered Systems Magazine Page 2 of 6 proprietary, ancient to state-of-the-art, ranging from stand-alone thermostats to commercial BAS/controls to industrial controls. CITY OF HOPKINS: A MICROCOSM OF THE USUAL SUSPECTS It is this very scenario under which I recently conducted the BAS and controls planning process for the City of Hopkins, MN. The City of Hopkins is a small town of about 20,000 people residing in the western suburbs of Minneapolis/St. Paul. Like any small town, the city has an assortment of public buildings. Those within the scope of planning include the Activity Center, Center for the Arts, City Hall, the fire station, Ice Pavilion, and Public Works Building. While not a major airport or a university campus, the City of Hopkins is a multi -building microcosm that presents all the usual suspects encountered in BAS and controls assessment and planning. An overview of the facilities will help us get started. All of the buildings have relatively modern fluorescent lighting systems; however, mechanical HVAC systems and BAS and controls vary considerably, and are summarized in the table on the next page. The usual suspects comprising various challenges include: • Buildings of different ages, with the years of construction ranging from 1954 to 2004 • In some cases, buildings underwent retrofits or renovations • Buildings with no existing BAS or network infrastructure • Buildings with legacy proprietary systems • A variety of equipment and communication protocols MASTER PLAN PROCESS The process of BAS and controls planning is best explained in the larger context of a BAS and controls retrofit or upgrade program. The deliverable of this process is the master plan, comprised of the outcomes of each stage. The plan establishes a documented foundation and rationale for the implementations that may follow. In the case of the City of Hopkins, the master plan will serve as guidance for an initial upgrade to City Hall, the fire station, the Activity Center, and the Center for the Arts. But the devil resides in the details, and for each of the requirements categories, the previous questions and many more need to be addressed. While the planning stages are fairly self-explanatory, the three central stages deserve further discussion. STAGE 2: REQUIREMENTS Establishment of a set of high-level requirements pertaining to building automation and controls is a key element of the master plan. Combined with a thorough understanding of the building's systems, these requirements are intended to serve as guidance for development of more detailed engineering design and specifications. It helps to group the requirements by category from the building owner's perspective. Common categories may include the following: �i'ill'��\l/[I/il7 PC�Yn 9fY�J'7/YIP !�/lm ��Y'�1l��POlr�l-in�IO%in%7_r��on_inr_e_�+C�Y_�.]c� 1 mm()»ni -�2 Plan For A Better BAS 12013-08-05 1 Engineered Systems Magazine Page 3 of b • Infrastructure and technology. Focused on the underpinnings of BAS and controls, these requirements set direction for foundational elements such as network infrastructure, open standard communication protocols, and user interface platforms. • Energy and sustainability. Requirements pertaining to functionality necessary to maximize efficiency and/or sustainability. • Operations and maintenance. Operational requirements are process -focused with intent to establish the basis for and enable continuous improvement of building operations, maintenance, and energy management. • Financial. Parameters for cost/budget and return on investment. Selected City of Hopkins' requirements are listed in Table 3 STAGE 3: EVALUATION The evaluation stage considers the various options for the BAS architecture and technologies with the requirements as a backdrop. Issues such as feasibility of integration of existing systems and support for required control sequences are evaluated. If required, a cost -benefit analysis may also be part of this stage, including incorporation of potential utility or other incentives. STAGE 4: CONCEPT We've all seen them: The tiered architecture diagrams that seem to look very much the same from one BAS and controls offering to the next. What is truly important is the adaptation of such an architecture diagram to the city, campus, or portfolio of facilities. While it may be conceptual in planning, laying out the system architecture provides a vision for how systems will connect, and where and how users will interact. Refinement of the architecture comes through iteration by testing the architecture against the requirements. Let's examine a few aspects of the City of Hopkins' proposed system architecture with respect to the selected requirements. NETWORK INFRASTRUCTURE Perhaps one of the most critical aspects of the system architecture is the network infrastructure. The network infrastructure is a critical part of any distributed computing system, and for building automation and controls, this holds true. The primary question when it comes to setting the direction for the network infrastructure for building automation is: Will the network be dedicated or shared? • Dedicated network. A dedicated network offers some advantages in that its sole purpose is to serve the BAS and controls. It can be administered and maintained independently. However, external and remote access requires a dedicated Internet connection. • Shared network. Utilizing the existing business network as infrastructure may be considered as the necessary structured cabling may already be in place. Also, this network may be maintained by a bttn-//urww Pcma01a7inP 1()/f39/?(11 3 Plan For A Better BAS 2013-08-05 1 Engineered Systems Magazine Page 4 of 6 dedicated IT staff. Use of a VLAN with MAC address binding is recommended to segregate building systems from other network traffic and to further ensure secure communication. This option also paves the way for connection to other facilities and branches, and typically offers existing paths for secure remote access. As indicated by the requirements, the City of Hopkins elected to use their existing shared network. Dedicated or shared, most BAS/control networks share a range of attributes that need to be considered, including: • Network security • Accommodation of existing systems as well as new systems • Interconnection of buildings within a portfolio • Scalability of the system to accommodate future additions COMMUNICATION PROTOCOLS AND TECHNOLOGIES One cannot discuss core attributes of a BAS without mentioning communication protocols. The use of open standards such as BACnet, LonTalk, and Modbus are proven (albeit imperfect) solutions for integration of building systems and equipment. At the enterprise level, integration requires use of more IT -centric solutions such as XML, web services, and integration with databases. But for building systems, the most common options for establishing common denominators remain BACnet, LonTalk, and Modbus. Table 4. further describes some of the most prevalent technologies and protocols, as well as some emerging ones. Beyond the application of open standard communication protocols and technologies, for both BACnet and LonTalk products, there are means to further assure compliance with the respective standards. Both organizations field a testing and certification arm. For BACnet, BTL, or the BACnet Testing Laboratories tests products. BTL Listed products are categorized by device profiles and are listed at BTL's website: http://www.bacnetintemational.net/btl/. Likewise,.LonMark International provides testing and certification for LonTalk products. The LonMark International Certified Product Catalog lists certified devices: http://www.lonmark.org/certifications/device certification/Product_catalog/. In both cases, be cautious of products advertised as "Compatible" or "Compliant." Products that are not listed or marked may not have been independently tested and/or certified. ACCESS Any BAS should allow for configuration of user accounts with five basic levels of privilege at a minimum. Beyond these five basic levels, many systems allow for user access to be configured in more discrete ways. For example, an owner may want users to have access only to appropriate areas within the building(s) or campus, or to limit the types of changes various users can make. httn•//www ecmaa97inP c 1 11 Plan For A Better BAS 12013-08-05 1 Engineered Systems Magazine Page 5 of 6 At the City of Hopkins, the BAS users are limited to a small set of people, including the public works supervisor, a couple members of his team, and IT support. However, other people that may use such a system to span a range of roles, including: • Building engineers/operators • Commissioning agents • Engineers • Facility management • IT • Security • Technicians/contractors Means of access are as important as user roles and privileges. Most users prefer to have access well beyond the confines of a workstation. In recent years, most if not all systems offer web -based access, opening up accessibility to any device with a Web browser. Note that use on mobile devices needs to be evaluated carefully since web -based systems may not render pages for use on all tablets or smart phones. Systems also offer various options for messaging via email or text. GRAPHICS As noted in the sample requirements for the City of Hopkins, a graphics standard is recommended to provide clear expectations for project delivery of all BAS graphics, and to assure that the resulting graphics are consistent in content, look, and feel. The graphics standard should include the points required for each type of graphic, and what items need to be viewed only or viewed and controlled from a graphic. Typical types of graphics include: • Floor plans and areas • Equipment, such as chillers, boilers, air handling units, rooftop units, and terminal units • Systems, such as chiller plants and boiler plants Development of templates for each graphic type is a good way to standardize graphical content. The process yields benefits for all parties involved, including clear scope and understanding between the owner and contractor as well as greater ease of use for operators. What about changing graphics after the initial installation? Almost all BAS require a set of specialized software tools to perform maintenance, service and upgrades, or to make any changes to configuration, programming, or graphics. For example, adding a VAV box or making a change to a boiler plant graphic likely requires software tools. The City of Hopkins requires the capability to make such minor changes; therefore, the necessary tools need to be provided. TRENDING, HISTORICAL DATA, AND REPORTS Historical data can be an invaluable tool to monitor and troubleshoot systems, and to evaluate system performance over time. However, the data collection and storage must be: • Collected reliably, with appropriate buffering and storage media; 1,++,.•/Axninmr rnrrn/ort;r]Pv/nrinflQr,0'77_r%1nr._fnr_n_11PffPr_1-+ne 1()/(1Q/x()1 2 Plan For A Better BAS 12013-08-05 1 Engineered Systems Magazine Page 6 of 6 • Collected at time intervals and for durations corresponding with the intended use of the data; and • Stored/archived in an open database format that can be exported for analysis in common spreadsheet tools. Frequency and duration are key parameters to specify for each point to be trended. Some trends may only require a rolling window for a relatively short duration at short intervals, such as temperatures in an air handling unit to be used for troubleshooting. On the other hand, trends to be used for long-term energy performance, such as equipment efficiency and meter or submeter data, should be trended at longer intervals for durations of a year or more. The City of Hopkins will employ a range of trends for both troubleshooting as well as performance monitoring. PLANNING FOR A BETTER BAS While I believe the positive outcomes of planning will be readily apparent for the City of Hopkins, it is easy to imagine that the benefits of planning increase exponentially with the scale and complexity of a given program. As with any endeavor, deliberate forethought and planning up front mitigate risk and will yield better long-term results. Carefully thinking through the attributes of the system with respect to the owner's requirements yields a concept that provides a strong foundation for design, implementation, and ongoing operations. A more complete list of core attributes with sample questions is provided in Table 5. in checklist form for use in planning your next BAS. Seewald has more than 20 years of experience in commercial buildings systems engineering, having served in a variety of roles in the HVAC, building automation and controls, and energy efficiency and management arenas. His overall work experience spans a spectrum: from planning, technical analysis and engineering design for building owners, to industry and market research, to education and advocacy for energy efficiency and high performance buildings. In his role at Sebesta Blomberg, Seewald's focus is on energy efficiency and sustainability in buildings. Areas of expertise include energy management, building automation and controls, HVAC, central plants, commissioning, and re/retro-commissioning. Strategic master planning for infrastructure, technology, and energy performance is one of his passions. 1-,ttr,-//.......,. o�mnnn-,inn nnm/or4inlao/nrin4/O((177_r�lon_fnr_�_1�Athar_hoo 1A/AQ/1)A111