INTEGRATED AUTOMATION SYSTEM OPERATION AND MAINTENANCE

This article is about general and technical requirements for OPERATION AND MAINTENANCE OF Integrated Automation System or Building Automation System.

<THIS SECTION DEFINES THE REQUIREMENTS FOR THE OPERATION AND MAINTENANCE MANUALS AND ELECTRONIC DOCUMENTATION. IT IS IMPORTANT TO MATCH THE REQUIREMENTS TO THE SPECIFIC PRODUCTS AND SYSTEMS THAT ARE IMPLEMENTED WITHIN THE IAS. VERIFY THE INFORMATION PROVIDED BELOW AND TAILOR THE REQUIREMENTS FOR EACH PROJECT>

INTEGRATED AUTOMATION SYSTEM OPERATION AND MAINTENANCE

• • RELATED DOCUMENTS

    1. Drawings and general provisions of the Contract, including General and Supplementary Conditions and Division 01 Specification Sections, apply to this Section.
    2. Specifications throughout all Divisions of the Project Manual are directly applicable to this Section, and this Section is directly applicable to them.
    3. Refer to Section 25 00 00 – Integrated Automation System (IAS) General for definitions and abbreviations.

  • SUMMARY

    1. Provide operation and maintenance manuals in accordance with Division 1. <Coordinate with Division 1>
    2. Sections include the content and distribution requirements for assembling Operational and Maintenance manuals.

  • OVERVIEW

    1. Provide <a quantity> of manuals to meet training requirements. Provide manuals to each individual to be trained. If less than six people are to be trained the contractor shall provide a minimum of <six (6)> copies of each manual and CD ROMs as defined herein.
    2. Manuals shall be 8-1/2 inches x 11 inches size or 11 x 17 folded sheets in hard back 3-ring loose-leaf binders. Provide labeled tabs between sections; use more than one volume if required.  Do not overfill binders. Manufacturer-supplied user manuals that are bound need not be inserted in the O&M Manual Binders.
    3. Prior to assembling the required quantities of manuals submit one (1) copy to the owner for review and approval. After review and acceptance, assemble other copies.
    4. Manuals shall be completed, delivered, and accepted by the owner <at least 7 days> prior to instruction of operating personnel.
    5. O&M Manuals shall be provided in electronic format by the contractor. The electronic versions shall be stored on the IAS control systems server and shall be incorporated into the GUI. The user shall have access to these O&M manuals by clicking a link on the menu tree located on the interface. This link shall open up the appropriate viewer, Adobe, Word, etc. for viewing of this file.

• CONTENTS OF O&M MANUAL

  1. The O&M manuals shall include the following minimum information:
     1. Contractor’s name, address, 24-hour telephone number, and job control number. As applicable, also include telephone numbers, and contact names for service during normal hours, service during off-hours, parts ordering, and technical support.
     2. Name, signature and title of Contractor’s representative responsible for preparation of technical manual. Include date of issuance and revision number.
     3. Warranty information including start and end dates. Coverage’s as they pertain to labor, service parts, replacements, etc. Warranty limitations if any exist.
     4. Alphabetical list of all system components installed as part of this job, including control devices, relays, power supplies, sensors, and accessory items. List manufacturer name and manufacturer’s part number, and include the name, address, and 24-hour phone number of the company responsible for servicing and supplying each item during the first year of operation or warranty period, whichever is greater. Identify where each replacement part can be purchased by the owner for future replacement.
     5. Include a wiring identification matrix which shows wire color codes and assignments, and labeling definitions.
     6. Generate a maintenance procedure for all aspects of the IAS. The procedures shall indicate recommended durations and frequency for each task as well as the means and methods to accomplish each item. This procedure shall include the following minimum requirements:
        1. Procedure for updating operating software on the IAS control systems server computer. This shall include a procedure for obtaining security patches, Microsoft updates, and network controller software updates and patches. Coordinate this procedure the owners IT staff.
        2. Procedure for updating operating software on IAS workstations. This shall include Microsoft patches and updates as well as all updates for browser software and third party software residing on the PC such as alarming consoles or printer drivers. Coordinate this procedure with owners IT staff.
        3. Calibration routines, frequency, and procedures for all sensors and actuators.
        4. Procedures for evaluating network traffic.
        5. Required maintenance for all other IAS system components.
        6. Procedures for scheduled Network Controller and Control Systems Server reboots.
     7. Include installation and service manuals for each device supplied by the controls contractor as part of this project.
     8. Include a documented list of every user name and password required to access all aspects of the IAS system. This shall include user names and passwords to gain access and modify the following components but shall not be limited to:
        1. Niagara N4 Web Supervisor – IAS Server
        2. Workstations
        3. Niagara N4 Network Controllers
        4. Niagara N4 IP Field Controllers
        5. DDC Controllers
        6. Network Electronics
     9. In addition, prepare separate sections for the following IAS components:
        1. Section Number 3, “<LONMARK^® or BACnet^®> products and equipment.”
        2. Section Number 4, “I/O and ancillary devices.”
        3. Section Number 5, “IAS Local Area Network Accessories.”
        4. Section Number 6, “Network Controller Integration components.”
        5. Section Number 7, “Network Management/Programming/GUI Software.”
     10. Include the following as-built drawings as a minimum. All drawings requested shall be updated to include field modifications and change orders. The drawings shall be printed on 11×17 sheets, folded to 8.5 x 11, and included in the binder.
     11. All submittal drawings updated to include field modifications and change orders, and all information requested below:
         1. <Functional temperature control diagrams for each mechanical system served by the IAS. Indicate and tag each input/output served by each ASC or PCU.>
         2. Floor plans indicating the exact installed location of the following equipment and/or devices:
            1. All control panels and miscellaneous control devices.
            2. All network controllers, CSS, and operator workstations.
            3. Indicate all communications / network wiring between control devices.
            4. Indicate all IAS FAC LAN wiring.
            5. All major IAS integrated equipment <(e.g. CRAC’s, ATS, Lighting, etc.)>
         3. Additional drawings to include:
            1. Legend of all symbols, line types, and abbreviations used.
            2. Wiring details for any device wiring or interconnection that varies from accepted industry practices or for which none exist.
            3. Logical program flow diagram for every programmable controller. Flow diagrams shall be developed and designed in accordance with industry standards and shall indicate the natural flow of the control software.  Flow charts shall clearly indicate each source line or program block of programming code.

• ELECTRONIC DOCUMENTATION
  1. Provide Software User Manuals with instructions on CD ROM for the following software:
     1. Niagara N4 Control Systems Sever and Workstation Software
     2. User Interface Software pertaining to the approved network controller including all loaded software drivers, plug-ins, templates, applications, and the like.
     3. <LONWORKS^® Network Management and Device Configuration>
     4. <BACnet^® Network Management and Device Configuration>
     5. <MODBUS Network Management and Device Configuration>
  2. On the same or separate CD ROM, provide electronic copies of all As-Built, Manufacturer and System Documentation required in this section.
  3. Provide electronic backup copies of all Database files and configuration properties used for the operation of the IAS. This shall include but shall not be limited to current database files from the date of substantial completion to include the following:
     1. GUI development database
     2. All DDC <LonWorks, MODBUS, and BACnet> controller database files.