The First Facility Management Blog

The JACE-202-XPR-24 from Tridium is an embedded controller/server platform designed for remote monitoring and control applications. The unit combines integrated control, supervision, data logging, alarming, scheduling and network management functions, integrated IO with Internet connectivity and web serving capabilities in a small, compact platform. The JACE-202-XPR-24 makes it possible to control and manage external devices over the Internet and present real time information to users in web-based graphical views.

The JACE-202-XPR-24 from Tridium

The JACE-202-XPR-24 is part of the Tridium portfolio of Java-based controller/server products, software applications and tools, designed to integrate a variety of devices and protocols into unified, distributed systems.

Tridium products are powered by the NiagaraAX Framework®, a software technology that integrates diverse systems and devices into a seamless system. NiagaraAX supports a range of protocols including LonWorks®, BACnet®, Modbus, oBIX, and many Internet standards. The NiagaraAX Framework also includes integrated management tools to support the design, configuration and maintenance of a unified, real-time controls network. The integral IO, enclosure and low voltage input power supply, make this platform ideal for fast track (XPRress) projects.

The JACE-202-XPR-24 is ideal for smaller facilities, remote sites, and for distributing control and monitoring throughout large facilities. On-board inputs and outputs are available for applications where local control is required. The JACE-202-XPR-24 also supports a wide range of field busses for connection to remote I/O and stand-alone controllers. In small facility applications, the JACE-202-XPR-24 is all that is needed for a complete system.

The JACE-202-XPR-24 serves data and rich graphical displays to a standard web browser via an Ethernet LAN or remotely over the Internet. In larger facilities, multi-building applications and large-scale control system integrations, AX SupervisorTM software can be used to aggregate information (real-time data, history, alarms, etc.) from large numbers of JACEs into a single unified application. The Tridium AX Supervisor can manage global control functions, support data passing over multiple networks, connect to enterprise level software applications, and host multiple, simultaneous client workstations connected over the local network, the Internet, or dial-up modem.

By Eddie Hickerson, lighting control specialist, Schneider Electric

As facility managers (fms), consulting and specifying engineers, and other members of the building industry focus more intently on energy consumption and resultant cost, finding ways to reduce product lifecycle and maintenance costs has become an hot topic industry-wide. Effectively integrating building automation systems directly results in lower costs and gained efficiencies. Considering nuances, such as using only one data communications protocol in these efforts, can not only drive these results but other benefits as well.

Developed by the building automation industry for the purpose of building system integration, Building Automation and Control network (or BACnet®)—an open data communications protocol for building automation and control networks—facilitates integration of HVAC, lighting, security, and other commercial building systems. It can work toward enhancing energy savings, lowering design, and lifecycle costs, facilitating commissioning, and providing improved flexibility, scalability, reliability, and control.

BACnet’s ultimate objective is to achieve interoperability of building control devices that may differ by application, manufacturer, and vintage. While there are other open protocols widely used and supported within the building automation industry, BACnet was the first protocol developed by the industry purely for building system integration, and has been widely adopted by manufacturers of building control devices. Therefore, a plentiful and growing supply of BACnet devices virtually guarantees that interoperability can be achieved and maintained now and in the future.

Making The Case For BACnet
Consider this scenario: A building’s fm programs a schedule-based lighting control system to turn lights on at 6 am, the anticipated arrival time for the company’s first employee. However, the first employee typically doesn’t arrive until 6:30 am, which results in 10 hours each month that lights are on in a vacant building.

To counter this issue, the fm uses a card reader for employees to disarm the security system and turn lights on when the first employee enters the building, essentially linking the security and lighting systems that must communicate properly to facilitate desired results. Seeking further energy savings, the fm employs occupancy sensors to turn off lighting, and then links that process with the HVAC system to simultaneously set back thermostats or close vents feeding unoccupied spaces.

Typically, in order for building systems like lighting, HVAC, and security to share an input, such as a card reader or occupancy sensor, the input device must be physically connected to each system separately. On a small scale, this is a simple task, but on a large scale, physically connecting every input to every system is a daunting task. Imagine trying to connect 50 sensors, 12 card readers, and 40 keypads to multiple systems—for three systems; that is more than 300 pairs of wire. Such a configuration would require a tremendous amount of time and effort to troubleshoot and correct if a problem occurs.

BACnet efficiently supports both small and very large systems, but is particularly effective for the latter. What if miles of wire could be replaced with a single network over which all devices can report status, share information, and work together to control building systems, much like a single control system? Using common and often pre-existing Ethernet networks, BACnet systems are fast, reliable, and better understood and managed by maintenance personnel.

Figure 1

Implementing a BACnet system can also reduce risk. The prevalence of native BACnet building control devices provides fms with the flexibility to upgrade the existing BACnet system to meet future needs.

Primary Benefits
BACnet simplifies the task of designing systems by providing a common language that various devices can understand. BACnet control devices may differ by application, manufacturer, and vintage, but they share a common language through which they communicate and work together without the need for communication gateways and network bridges (see Figure 1). As a result, building system integration begets substantial savings. For example:

• Lower design cost. From a consulting engineer’s perspective, designing one control system that encompasses all the major building systems (HVAC, lighting, and security) takes less time than designing three or four separate systems.
• Quicker commissioning. In an integrated building control system, all building control devices are connected to a common network and communicate using a common protocol—BACnet. This is a simple system to install and even simpler to commission. From a single PC, the building automation system installer can verify the system performs as specified. If changes are required, reconfigurations can be generated via the same PC.
• Reduced lifecycle costs. Integration minimizes the number of devices required to achieve overall system functionality and allows all building control devices to share a single communications network. Maintenance of fewer devices and networks lessens lifecycle maintenance costs.
• Monitoring. With an integrated solution, fms can more easily monitor critical metrics like energy consumption and occupancy patterns. The data available for reports is richer in detail and can often be analyzed for greater energy savings opportunities.
• Improved flexibility. Designing around BACnet simplifies building system integration in that designers can choose from a great array of native BACnet devices from a multitude of manufacturers. As systems age and change, BACnet hardware can be added with the assurance that new devices will communicate reliably with existing equipment.

Energy Code Compliance

The most prevalent energy codes and standards in the United States require automatic shutoff of all interior lighting in commercial buildings greater than 5,000 square feet. A lighting control system is usually required by local building codes to shut off lighting based on a pre-set schedule, or a signal from another system indicating an unoccupied area. Used effectively, BACnet simplifies the use of other systems, like security, to shut off interior lights; for example, when the security system is armed, interior lights are shut off. Employing BACnet controls allows the security controller to signal the lighting controller over a common network, rather than requiring a hard connection between the security system and the lighting control systems.

Figure 2

Spaces having schedule-based lighting control are usually required by code to have a way for occupants to override the schedule (usually for not more than four hours), turning the lights on when they would otherwise be off. With a BACnet-enabled lighting control solution, an override initiated from a keypad button-press to turn on lights can also be shared with the building control system. In response, the building controller commands the HVAC system to heat or cool the area while the lights are on (see Figure 2). Events like schedule overrides and tripped circuit breakers, for example, can be logged for later reporting to facility management (FM).

Ultimately, consulting engineers must address how their recommendations have positively affected the bottom line for FM staff. Maximizing energy savings involves taking control of major building systems that consume the majority of energy. When these systems are controlled together in a coordinated way using BACnet as a universal data communications protocol, it can become easier for fms to automate control, manage time and dollars required for updates, and maximize savings.

Frost & Sullivan has recognized Tridium, Inc. with the 2009 North American Frost & Sullivan Enabling Technology of the Year Award, based on its recent analysis of the building automation systems (BAS) market. Tridium was noted for its efforts to advance building efficiency, maximize cost savings, and reduce greenhouse gas emissions by optimizing energy usage. The company has expanded on its Niagara Framework to broaden the scope of device-to-enterprise integration platform within the realm of building technologies and beyond.

Each year, Frost & Sullivan, a business research and consulting firm, presents this award to the company that has developed a technology that can benefit or revolutionize the industry. The award recognizes the development of a system or enabling component that removes a significant obstacle in the development of a technology.

Frost & Sullivan’s Best Practices Awards recognize companies in a variety of regional and global markets for demonstrating outstanding achievement and superior performance in areas such as leadership, technological innovation, customer service, and strategic product development. Industry analysts compare market participants and measure performance through in-depth interviews, analysis, and extensive secondary research in order to identify best practices in the industry.

Tridium’s Niagara is an extensible platform that supports the rapid and wide range development of device-to-enterprise applications. It integrates diverse systems and devices regardless of manufacturer or communication protocol into a unified platform. The technology is being adopted by integrators, original equipment manufacturers (OEMs), and reseller partners to either implement the product as is or build upon the existing code.

“Having anticipated the technical future of the building automation industry, Tridium’s product line is designed around the standard IT infrastructure to capitalize on cost effectiveness while at the same time offering a comprehensively tailored package of unique features,” says Frost & Sullivan research analyst Jorge Moreno. “As a pioneer in the machine-to-enterprise segment, the company continues to provide customers with the tools to operate on a single, unified platform for integrated data sharing to improve efficiency and maximize cost savings.”

Niagara Framework is operating in 43 different countries, and grew by 34,000 instances in 2008. Tridium followed up with the Sedona Framework, an open source BAS framework that provides a platform for developing, integrating, connecting, and managing pervasive device applications at the lower level.

The Niagara Framework can be used in a variety of applications, such as energy management, lighting control, M2M, security automation, video integration, remote monitoring, and total facilities management. New growth areas for the technology include telecommunications, medical equipment, “smart cities” or intelligent infrastructures, smart homes, aviation, c-stores, and industrial applications.

“Due to this unique business model, Tridium has broken pertinent cost barriers to access the proprietary and legacy data from different systems and devices in a facility,” continues Moreno. “This revolutionary and timely concept not only facilitates simplification of the process of connectivity and integration, but also makes building management easier for end-users by building bridges between systems and devices.”

Tridium is an independent business entity of Honeywell International Inc. The company’s North American headquarters is located in Richmond, VA.

LonMark International (LMI), a non-profit member trade association working for the certification, education and promotion of interoperability standards for the benefit of manufacturers, integrators, and end users, has entered a collaborative agreement with GreenLink Alliance. GreenLink Alliance is a non-profit trade association focused on promoting products and services that help to conserve energy in the built environment.

The partnership provides a platform for bringing together LonMark’s recognized work in the field of open and interoperable standards with GreenLink’s mission to influence policymakers to expand tax incentives for owners of existing buildings that want to improve energy efficiency using intelligent control technology. GreenLink believes that building automation systems that leverage the capabilities of the power line offer a cost-effective and environmentally sound solution to retrofit legacy buildings to increase energy efficiency.

LonMark International, already a strong advocate for education, welcomes the opportunity for both organizations to jointly offer further education to building owners, facility managers, and the general public about the advantages of using control technology.

“LonMark is a reputable and well established organization and GreenLink is honored to be a strategic partner with them,” said Cory Vanderpool, executive director of GreenLink Alliance. “GreenLink recognizes that interoperability and open standards are critical to further market adoption of residential and commercial building control technology.”

“LonMark is committed to partnering with other organizations dedicated to educating our members to implement practical, cost-effective intelligent control systems,” said Ron Bernstein, executive director of LonMark International. “This alliance between LonMark and GreenLink will foster ongoing efforts to establish incentives and legislation to encourage more energy efficient system designs. LonMark’s members will benefit through expanding opportunities via governmental incentives to utilize open, interoperable solutions.”

 

Environmental Systems, Inc. (ESI) has acquired ECC Controls, Inc. (ECC) in a strategic growth move that expands ESI’s technology offerings and its Midwest presence. ESI provides a range of technology and services in the areas of building automation, systems integration, networking and IT infrastructure, security, life safety, building operations, and software applications in Wisconsin, Illinois, and Michigan. ECC provides temperature controls, building automation, energy management, and security systems in Wisconsin and Upper Michigan.

“The acquisition of ECC Controls results in a strategic synergy between the two companies,” said Paul Oswald, president of ESI. “ECC Controls is a respected supplier in the building automation and management field. ECC brings a premier technology brand, T.A.C Andover, to ESI, which adds to ESI’s existing role as a T.A.C I/A  partner. In addition, ECC provides an expanded customer base and an important regional location in Eau Claire, WI that will allow us to serve our customers in western Wisconsin.”

ECC’s employees and operations have been integrated into ESI. The ECC Milwaukee location has moved to the ESI facility in Waukesha, WI.

ESI has earned several industry certifications and accreditations that include LEED professional accreditation from the U.S. Green Building Council, NICET fire protection engineering accreditation, NATE HVAC/R technician excellence certification, MCSE IT systems certification, PSP security professional certification, CEM energy manager certification, and others.   

The Department of Energy (DOE) has awarded an Indefinite Delivery Indefinite Quantity (IDIQ) energy savings performance contract (ESPC) to TAC, the building automation business unit of Schneider Electric. The contract has a potential of $5 billion in energy efficiency, renewable energy, sustainable design, and water conservation projects at federally owned buildings and facilities. The contract is part of a larger effort by the federal government, the largest single user of energy in the United States, to meet rigorous energy savings and efficiency objectives.  

“This set of awards will ensure that federal agencies have access to powerful tools for alternative financing at a scale that is needed to meet our challenge of reducing energy intensity, increasing the use of renewable energy, and decreasing water consumption,” says U.S. Department of Energy Secretary, Samuel W. Bodman.  

TAC was selected for this award based upon its demonstrated ability to deliver projects to federal agencies that provide measurable, quantifiable results around reducing energy consumption, operating costs, greenhouse gas emissions, and the carbon footprint of buildings. These solutions include renewable energy, indoor environmental quality improvement, and sustainable design, resulting in a combined impact by TAC’s performance contracts that equates to removing 291,216 cars from the road, planting 396,054 acres of trees, or reducing CO2 emissions by 1,456,080 tons.

Jeff Drees, president TAC Americas

“As a leader in the green collar community, our professionals provide unmatched expertise in delivering cost saving projects that help our clients achieve more with their energy while using less of our natural resources,” said Jeff Drees, president of TAC Americas. “TAC’s comprehensive packages of energy-efficient improvements include services such as utility audits, project development and construction, project financing, remote monitoring and control, demand response programs, and mechanical and electrical design engineering.”  

ESPCs offer many long term benefits for government agencies, such as improved facility efficiency, occupant comfort, financial management, and environmental protection. Typically, new, more efficient equipment and upgraded facility automation systems maximize energy efficiency and generate utility savings. TAC guarantees the amount of savings that performance contracting projects will achieve and agrees to pay the difference if that amount is not realized.  

With this contract, the U.S. government will use private, long term financing to implement energy-efficiency projects. Money saved through increased efficiencies will pay service providers such as TAC for installing energy conservation measures and for the cost of investment capital and services. 

The IDIQ performance contract awarded to TAC provides for a maximum individual contract value of $5 billion over the life of the contract; does not include technology specific restrictions; and allows federal agencies to use it in federal buildings, nationally and internationally.

The following article is courtesy of BOMI International:

How many times a day do property and facilities professionals hear these words and deal with products claiming to transform buildings to be just that: sustainable, efficient, or green? Talk to any building owner and they’ll agree that lowering operating costs by way of energy efficiency is a standard goal across the board. Throughout history property and facilities professionals have looked for ways to become more efficient than their competitors, but what exactly are they looking to gain, or lose? Does public appeal drive the need to be green? Is it a conscious effort to be efficient for the environment? Or, do monetary savings drive an entire industry to invest in sustainability?   

A recent poll conducted by the American Society for Healthcare Engineering (ASHE) and Johnson Controls reported that 65% of healthcare professionals saw energy efficient programs as “very important.” However, when asked about their rationale, 59% said that the need to control cost is a greater motivator when investing in energy efficiency rather than environmental responsibility. In fact, cost saving is the main reason most companies “go green.” 

In 2007 building owners saw going green as a way to improve their public relations. Before the economic downward spiral hit, sustainability and the products that promoted it were seen as a trend, not only in the facility and property management industry, but in consumer spending as well. Capital was being spent on expensive green properties simply to gain exposure. Still, in the 2008 survey, 42% of owners say they would pay a premium for a green property, but in 2007 the same survey reported that 77% said they would pay more for a green property; a noticeable shift in priorities from just one year ago.  

Now building owners are focusing on the cost savings, not public exposure, that can come from sustainable, efficient, and green programs and systems. Of course, having a LEED certification will gain you positive views from the public, but as environmental activist and writer Bill Walsh puts it, “We need to see the lower utility bill,” he continues, “not overpay some LEED consultant.” More and more building operating plans are including energy strategies staff education programs (approximately 41% in 2008). Having an educated team provides surety that its professionals don’t just have basic knowledge of systems; they are experts in implementation, maintenance, and reparation. Property and facilities maintenance professionals must know how to benchmark their building’s performance to help compare, analyze, and improve a building’s performance by reducing its cost to the owner and improving its sustainability rating. 

According to a 2008 Green Survey of Existing Buildings, 70% of building owners have implemented some type of benchmarking system to monitor energy usage and efficiency. Another 80% reported that the money spent on sustainability efforts has helped to stabilize, and in some cases overcompensate, for the costs of energy efficiency programs and/or systems. Building Automation Systems (BAS), which are present in more than half of U.S. buildings over 100,00 square feet, are an easy way to monitor and control energy consumption in a building while reducing energy usage and maintaining a comfortable environment for staff and tenants. Most commonly, building owners see a 5% to 15% drop in energy costs depending on the state of the building.  With bottom line savings like that, it can be projected that by 2010 100% of buildings in the United States will have a BAS system. 

Overall, we can tell that each factor; public opinion, environmentalism, and capital, have an effect on our industry and day to day operations. In the end, it is the educated and well trained that will drive the property and facilities industry into a sustainable, efficient, and green world. 

“But if we become complacent, and the status quo becomes the bar, we will have squandered the biggest part of what we could and should do for our nation, our planet, and our children. And that’s just not acceptable.” — Rick Fedrizzi, founding chairman of the US Green Building council in 1993

LonMark International, a standards development and industry trade association supporting the LonWorks control-networking technologies, recently announced that the voting members of the Joint Technical Committee (JTC 1) of the International Organization for Standardization (ISO) and the International Electrotechnical Commission (IEC) have formally approved LonWorks control networking technology as ISO/IEC 14908, Parts 1, 2, 3, and 4. The four parts of the standard set comprise the core protocol; the twisted-pair, free-topology-wiring transfer medium; the powerline transfer medium, and the use of the Internet Protocol (IP) as a tunneling transfer medium, respectively.

“Already American, European, and Chinese standards, it was the natural progression for LonWorks to be adopted by our larger, global community; paving the way for other nations to more easily specify LonWorks control systems without having to duplicate the standardization efforts within their own countries,” remarked Jeremy J. Roberts, technical director of LonMark International.

“This is very exciting news for the controls market,” stated Ron Bernstein, executive director of LonMark International. “This announcement re-affirms the validity and strength of LonWorks worldwide and will pave the way for even greater adoption. We are pleased to have been able to spearhead this standardization effort for our members and the market, and are looking forward to the opportunities it creates for all end users seeking true, open, interoperable control networks.”

This ratification will enhance the adoption and usage of this technology within the worldwide controls market and specifically in the buildings vertical. While LonWorks is also used in many other markets, such as outdoor lighting, transportation, utility, process control, and home automation, the majority of the over 100 million installed devices have been installed in or around buildings projects. The LonWorks control networking technology was first introduced in 1990.

Telkonet, Inc., a provider of centrally managed solutions for integrated energy management, networking, building automation, and proactive support services, has won a contract with Columbia Sussex, a national developer and manager of more than 70 hotels and casinos across 30 states. Approximately 1,300 guestrooms in the Doubletree in Rochester, NY, the Sheraton in Philadelphia City Center, and the Westin in St. Maarten have been equipped with the Telkonet SmartEnergy™ (TSE) in-room, occupancy driven energy management system, with additional properties scheduled for TSE implementation by the end of the year. After an analysis of product offerings, TSE won on the basis of its flexibility, scalability, and simplicity, interfacing with all of the various types of HVAC systems throughout the Columbia Sussex hotel properties.

Columbia Sussex hotel properties are regarded for their green practices and energy reducing measures, including installing solar hot water systems, supporting alternative energies, and providing preferred parking spaces for hybrid cars at its corporate office. Telkonet’s energy efficiency solution forms a part of this ongoing strategy, as Columbia Sussex project manager Scott Yung explains.

“We are truly impressed with the versatility of Telkonet’s system and its ability to manage our range of HVAC systems, such as PTAC units, four pipe systems, two pipe systems with electric heat, and split systems,” said Yung. “Telkonet’s advanced solution gives us tremendous flexibility to define how our HVAC systems control the heating and air conditioning—we are not limited to pre-assigned settings. And, with Telkonet SmartEnergy’s intrinsic scalability, we can install it as a fast deployment standalone system instantly to control energy usage and savings, or network the system with a property management system as part of a longer term strategy.”

With U.S. hotels spending $2,196 per available room each year on energy—6% of all operating costs—implementing an effective energy-efficiency system along with green operating procedures, can significantly improve a hotel’s profitability and bottom line. For example, a 10% reduction in energy consumption would have the same fiscal effect as increasing the average daily room rate by $0.62 in limited service hotels and by $1.35 in full service hotels.

“Controlling energy costs and demonstrating environmental responsibility is clearly a top priority for the hospitality industry,” commented Jeff Sobieski, Telkonet’s COO. “We are prioritizing new ways of encouraging this process, including working closely with government organizations and utilities on a range of rebate programs to help offset the initial equipment and installation costs. We are delighted to work with green focused organizations such as Columbia Sussex, where we can make a tangible difference to lower operational energy costs and help realize their environmental objectives.”

Telkonet SmartEnergy reduces the cooling and heating of unoccupied guest rooms using occupancy sensors, along with thermostats or PTAC controllers. With its patented Recovery Time™ technology, it maintains an energy efficient room temperature when vacant, and when occupied, returns to the guest’s preferred temperature within a select number of minutes, set by property management. For Yung, being able to set the recovery time for all properties all at once is a major time saver, providing consistent performance across all hotels, ensuring guest comfort, and delivering maximum room-by-room energy savings.

Central to TSE’s position are several principal unique features:

• A customizable thermostat that enables flexibility in defining the energy management system parameters, ensuring the maximum deliverable energy savings and optimum performance
• Complete control over defining the Sequence of Operations, optimizing the thermostat to meet a wide range of specific requirements for each heating and cooling stage, such as a pre-defined amount of time to implement each stage
• An assured, future-proofed design, using flash upgradeable CPU via the serial port with a variety of BAUD rates. For networked systems, the firmware image can be reflashed over the Internet.

Telkonet, Inc., a provider of centrally managed solutions for integrated energy management, networking, building automation, and proactive support services, announced recently that it has been granted four new patents, augmenting its overall total to twelve. The PLC patents reflect Telkonet’s development of networking methods, using powerline communications technology (PLC) in commercial and residential multi-dwelling (MDU) properties. Telkonet has also received a patent for its advanced thermostat design, incorporated within Telkonet SmartEnergy™ in room, occupancy driven energy management system, which reduces HVAC costs by eliminating wasted heating and cooling of vacant rooms.

Telkonet is always working on being part of the technology evolution, says president and CEO Jason Tienor, “We are consistently looking for new ways to enhance the efficiency and performance of our products and invest extensively in this activity. These new patents are important additions to an already strong portfolio. Telkonet’s commitment to innovate is central to our success, keeping us at the forefront of the hospitality, MDU, education, and utility markets.”

Integrated into the Telkonet iWire System™ and the Telkonet Series 5™ products, Telkonet’s latest PLC patents involve delivering performance with consistent signal levels and high network speeds, providing effective ways to couple the PLC signal into multiple electrical panels and three phase meter banks, respectively. The patented PLC systems convert a site’s existing internal electrical infrastructure into an IP network backbone, without requiring CAT-5 wiring, reducing costs and installation time. 

Telkonet SmartEnergy assists with energy savings by deploying Telkonet energy management occupancy sensors with smart, programmable Telkonet energy management thermostats or Telkonet energy management controllers, to adjust and maintain a room’s temperature according to occupancy, and avoiding any unnecessary heating or cooling of vacant rooms. Additionally, the system reduces the run time for HVAC equipment, decreasing maintenance overheads and extending the equipment’s working life.