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Technology Roadmapfor

Intelligent Buildings

CABA

www.caba.org


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The following organizations provided financial supportto the preparation of this technology roadmap:

Natural ResourcesCanada

Ressources naturellesCanada

National ResearchCouncil Canada

Conseil nationalde recherches Canada

IndustryCanada

IndustrieCanada

Public Works andGovernment ServicesCanada

Travaux publics etServices gouvernementauxCanada


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BACKGROUND

In the fall of 1999, the Federal Interdepartmen-tal Forum on Construction Technology, whichhas representatives from the departments ofthe Government of Canada with a majorinterest in construction innovation issues,identif ied the lack of understanding of the

challenges and opportunities in the generalarea of intelligent building technologies as asignificant national issue. This led to theproposal to create the Technology Roadmap forintelligent building technologies.

The Continental Automated Buildings Associa-tion (CABA) was approached by Industry Canadato determine if private industry would partici-pate actively in such an initiative. CABA con-firmed strong industry support, and offered tobring together major industry players in asteering committee. Assured of industry

support, Industry Canada (IC), the NationalResearch Council (NRC), Public Works andGovernment Services Canada (PWGSC), NaturalResources Canada (NRCan), and CanadaMortgage and Housing Corporation (CMHC)undertook to support the project.

The Steering Committee, facilitated by CABAwith representation from industry and thesponsoring federal government agencies wasformed, as follows:

McElwain,Kirk. IBM Canada (now TechnicalDirector at CABA) Committee Chair, TechnologyRoadmap Project,

Barr,David. Technology Roadmap ProjectManager, Continental Automated BuildingsAssociation,

Wallace,Brian. Industry Canada, ContractAuthority for Federal Government,

Balmes, Brian.Siemens Energy and AutomationInc.,

Balsamo, Sam. Tridel Corporation,

Choinire, Daniel. Natural Resources Canada,

Cuddy,David. Nortel Networks (now at NaturalConvergence Inc.),

DelZotto, Andrew. Tridel Corporation,

Handfield, Louis. Hydro-Qubec,Harris, Lorraine. Honeywell Limited,

Hetherington,Winston. Public Works andGovernment Services Canada,

Krymalowski, Morris. Industry Canada,

Le Bel, Celyn. Hydro-Qubec,

Lecourt,Paul. Bell Canada,

Lim, Edwin. Honeywell Limited,

Marshall,Sandra. Canada Mortgage andHousing Corporation,

Norris, Chris. National Research Council/Institute for Research in Construction,

Parent,Denis. Hydro-Qubec,

Storie, Dwight.Siemens Energy and AutomationInc.,

Stylianou, Meli. Natural Resources Canada,

Zimmer, Ronald. Continental AutomatedBuildings Association.

Following a competitive bidding process, acontract was issued to IBI Group to undertakethe Technology Roadmap project, managed byCABA staff under the guidance of the SteeringCommittee. The IBI Group assigned the follow-ing staff to the project:

Spitzer, Frank. Principal Project ResearchEngineer,

Bebenek, Kevin. Project Manager,

Burnie, Erik. Research Assistant,

Koutsoulias, Virginia. Research Assistant.


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Her Majesty the Queen in Right of Canada (National Research Council) 2002NR35-26/2002E

ISBN 0-662-33203-2


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Table of ContentsExecutive Summary ........................................................................................................................................1

Introduction ................................................................................................................................................ 1Intelligent Buildings and Their Technologies ........................................................................................ 1The Benefits................................................................................................................................................ 1The Challenges...........................................................................................................................................2Future Directions ....................................................................................................................................... 3Conclusions and Recommendations ...................................................................................................... 3

Introduction ......................................................................................................................................................5

What Are Intelligent Building Technologies?......................................................................................... 6Identification of Stakeholders .................................................................................................................6

Intelligent Building Technologies Systems ................................................................................................9

Basic Building Systems.............................................................................................................................10Lighting ..............................................................................................................................................10Voice and Data Communications....................................................................................................10Heating, Ventilation and Air Conditioning, and Indoor Air Quality............................................10Energy Efficiency/Energy Management ........................................................................................10Security...............................................................................................................................................11Elevators And Escalators...................................................................................................................11Life Safety Systems............................................................................................................................11

Building Condition Monitoring .......................................................................................................12Integrated Communications ...................................................................................................................12Radio Frequency Technologies .......................................................................................................13Communication Issues .....................................................................................................................13

Current Integration Technologies ..........................................................................................................13Common Communications Infrastructure .....................................................................................14Cabling ...............................................................................................................................................14OSI Seven Layer Communication Model ........................................................................................15Consolidated Communications.......................................................................................................15Current Implementations ................................................................................................................15Distributed Building Control ...........................................................................................................16Intelligent Controllers ......................................................................................................................16Standards and Protocols ..................................................................................................................16

BACnet and LonWorks ......................................................................................................................17Vendor Independence .....................................................................................................................18Integration of Systems .....................................................................................................................18

The Benefits Of Intelligent Building Technologies ................................................................................21

Building Operations ................................................................................................................................22Building Developers ........................................................................................................................ 22Building Owners/Operators ........................................................................................................... 22Building Occupants/Tenants .......................................................................................................... 22Building Practices ............................................................................................................................23Owner/Operator and Occupant/Tenant Information Exchange Opportunities......................23

Ancillary Benefits - Suppliers ..................................................................................................................23Design Engineers.............................................................................................................................23Contractors ....................................................................................................................................... 23

Equipment and System Manufacturers......................................................................................... 23Reference Projects ...................................................................................................................................24Published Documents ..............................................................................................................................24

Challenges Facing Intelligent Building Technologies.............................................................................25

Lowest Initial Cost .................................................................................................................................... 26Current Practices...................................................................................................................................... 26

Developers/Owners/Operators...................................................................................................... 26Design Processes .............................................................................................................................26Redundancy...................................................................................................................................... 26Lifespan Issues ..................................................................................................................................27


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Construction Processes....................................................................................................................27Responsibili ties .................................................................................................................................27Supplier Dependencies ..................................................................................................................28Development of Human Resources.............................................................................................. 28Building Codes ................................................................................................................................. 29Risk and Liability...............................................................................................................................29

Assessable Reference Projects ..............................................................................................................30Overview of Intelligent Buildings Technology Challenges ................................................................ 30

Future Directions of Intelligent Building Technologies.........................................................................33Trends ..................................................................................................................................................... 34

Market Drivers .................................................................................................................................. 34Societal Impacts ....................................................................................................................................... 34Future Technology Impacts..................................................................................................................... 34Overall System Reliability ........................................................................................................................ 35

Central Control ................................................................................................................................. 35Wireless Dispatch.............................................................................................................................3599.999% (Five Nines) Reliability ..................................................................................................36

Conclusions And Recommendations .........................................................................................................37

Conclusions ...............................................................................................................................................37Recommendations .................................................................................................................................. 38In Closing .................................................................................................................................................. 40

Appendix A Reference Projects ....................................................................................................................41Appendix B OSI Seven Layer Communication Model ................................................................................ 59


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EXECUTIVE SUMMARY

Introduction

This Technology Roadmap explores and explainsthe current status and imminent opportunitiesoffered by the accelerating evolution and useof intelligent building technologies. The focus

is on commercial, institutional and high-riseresidential buildings, both new projects andretrofits, in a five-year time horizon.

Intelligent Buildings andtheir Technologies

Intelligent buildings apply technologies toimprove the building environment and func-tionality for occupants/tenants while control-ling costs. Improving end user security, comfortand accessibility all help user productivity andcomfort levels. The owner/operator wants toprovide this functionality while reducingindividual costs. Technologies make thispossible. An effective energy managementsystem, for example, provides lowest costenergy, avoids waste of energy by managingoccupied space, and makes efficient use ofstaff through centralized control and integrat-ing information from different sources.

An efficient integrated system enables amodern, comprehensive access and securitysystem to operate effectively and exchangeinformation with other building systems. Fully

integrated functionality will include the abilityto open doors, notify responsible staff ofunwanted intrusions and ensure that lighting,fire and other building management systemsare informed of staff that arrive or depart thebuilding. This information can then be used tomanage the local environment and the result-ing energy usage. Life safety systems, notablyfire systems, are heavily regulated by stringentcode requirements. These requirements do nothowever prevent the information from a firesystem being provided to other systems. Thisopportunity can be exploited to open doorsand illuminate a building when fire alarms arereceived. Transducers (detectors) can measuremany building parameters, e.g., vibration, strainand moisture, to continually monitor thebuildings infrastructure condition.

To integrate these systems and exchangeinformation effectively, a ubiquitous andreliable communications infrastructure isneeded. These systems are typically managed

by personal computers (PCs) using dataprocessing communication techniques. A heavycommunications emphasis is essential, andboth wired and wireless communicationtechnologies are available. The key communica-tions issues are redundancy, resilience, securityand the assurance for all users that their datais secure. Integration considerations may be

addressed through standards and conventions,or manufacturers protocols. Since proprietarysolutions permeate the industry, totalinterworking is currently unattainable. Thefuture will require full interoperability, withinformation exchanged among all systems.There is an opportunity for technologies thattranslate protocols and conventions so thatsystems are fully interoperable.

Optimized communications involve designsthat use structured wiring standards withdedicated communications rooms, with

equipment sharing a common space and acommon backbone. This infrastructure willadhere to the OSI seven layer communicationsmodel (see Appendix C). Distributed equipmentmust be capable of operating when thecommunications infrastructure fails. Distributedcontrol and distributed diagnostics will ensurethat the functionality of all building systems isrespected, and any single fault cannot invoke ageneralized building failure. Among thecandidates for wide adoption as standards,both BACnet and LonWorks currently exist andhave widespread followings. However, even

these available systems do not generally fulfillthe requirements for interoperability.

The Benefits

Many of the concepts which are central tointelligent buildings are already commonplace,e.g., the ability to access a building independ-ently and securely outside of normal workinghours. The major benefits of intelligent build-ings are as follows:

standardized building systems wiring

enables simple upgrade modificationsof control systems;

a higher value building and leasingpotential can be reached via increasedindividual environmental control;

consumption costs are managedthrough zone control on a time of dayschedule;


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Occupants/tenants control buildingsystems after-hours via computer ortelephone interface;

Occupant/tenant after-hours system useis tracked for charge back purposes;

the service/replacement history ofindividual relay and zone use is tracked;

and

a single human resources (hire/fire)interface modifies telephone, security,parking, LAN, wireless devices andbuilding directory, etc.

These useful benefits can be cost effective.Cost savings benefit primarily the developer/owner/operator, while functional enhance-ments are mainly enjoyed by the occupants/tenants. If improved comfort, security, flexibilityand reliability can be achieved along with

reduced costs and increased productivity, thusincreasing return on investment, few wouldargue against the deployment of such technol-ogy.

The benefits from projects where thesetechnologies have been exploited are oftendescribed. However, the Technology Roadmaphas found a scarcity of reference projects thatare fully instrumented and documented.Reference projects must apply equivalenttechnologies to new or retrofit projects anddraw careful conclusions regarding the pro-

posed investment and the projected return.These projects must identify and quantify therisks and the rewards. These evaluations mustallow for appropriate substitution.

Many intelligent buildings projects have beenshowcase projects, demonstrating specificattractive examples but not seriously quantify-ing the costs and values. Without carefulquantification, the economic case for intelli-gent buildings cannot be made, since the initialcosts are often high. For example, energy costis a key factor and rising energy costs canchange the conclusion. The TechnologyRoadmap has studied published material andcreated a reference library on the CABA Website .

The Challenges

The financial impact is always significant,including capital costs, expenses and revenues.Financial implications must be correctly as-sessed, including the time value of money andtax effects. Low initial costs are attractive to

developers, while the owners/operators andoccupants/tenants are more interested inongoing operational costs. Intelligent buildingsoffer major opportunities to increase revenueand offer more value, hence to sell/rent forhigher prices and/or more rapidly. Financialdecisions that compare alternative plansconsidering only initial cost will usually be

wrong. If the revenue stream is the same, thenongoing expenses should be judged via themetric present worth of annual charges (PWAC).If the alternatives generate different revenue,(usually the case with intelligent buildings), thecorrect metric is net present value (NPV). Theinitial cost should only be the deciding factorwhen the metrics of alternative plans (PWACwhere revenue is uniform and NPV whererevenue varies) have similar results.

The improved value of intelligent buildingsshould encourage developers/owners/opera-

tors and the entire supplier community to takeadvantage of these opportunities. Intelligentbuilding projects will affect the constructionprocesses. The successful outcome requires anintegrated design, with practical solutions withregards to divisional specifications, contractsand the interaction of the design, managementand construction staff on the project. Changesin approach will be needed throughout thesupplier community.

Intelligent buildings must react to componentand system failures more reliably than conven-

tional systems, using system design to ensureproblem isolation and resolution that improveson conventional performance. Education,experience and changed practices will berequired throughout the supplier community,including engineers, designers, architects,contractors, manufacturers, and those whomanage and maintain the systems. Provisionand use of common space, common infrastruc-ture and shared resources are central to theeconomic effectiveness and advantage ofintelligent buildings. A building and its infra-structure typically have a lifespan of 25 years or

more between major retrofits. Intelligentbuildings offer the ability to upgrade functionalcapability more often and much more economi-cally, through upgrading components andequipment items without changing physicalcomponents, e.g., cabling.

Authorities having jurisdiction must ensure thatcodes, practices and conventions support andencourage the deployment of intelligentbuildings, to gain the functional and financial


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value. The advantages of intelligent buildingshighlight the need for the rules and regulationsto encourage the use of intelligent buildingtechnologies while ensuring that public safetyand public service are well addressed.

Future Directions

The most successful intelligent buildingsindicate that the greatest advantages comefrom integrating communications and ensuringthat the traditional systems have the ability tointercommunicate and interoperate. A singleoperator interface must recognize status andcontrol information of all available systems. Theprimary benefit comes from the shared space,infrastructure and operating staff. Currenttrends to work from home encourage remoteinteraction with building communications andservices.

These trends are being influenced by technolo-gies and the current market situation. Construc-tion methods and technologies are breakingdown some conventional barriers. Increasingconcern with environmental impacts and withsecurity needs are market forces that influenceintelligent buildings functionality.

Intelligent buildings depend on the increasingreliability of secure and resilient communica-tion infrastructures. Mobile telephones are wellestablished, encouraging mobile communica-tions in many other forms. This technology hasvalue for in-building applications. For theoccupants/tenants and the operators, thesetechnologies yield substantial efficiencies.These evolving concepts will lead to intelligentbuilding technologies that are not yet on thedrawing board.

Conclusions andRecommendations

The major actionable conclusions andrecommendations to promote intelligentbuildings are:

Intelligent building technologies are

generally available but are not yet widelyadopted;

there is reluctance by much of thedevelopment and construction industryto embrace them;

many changes and initiatives must occurfor these technologies to becomewidespread; and

there is a need for promotion andeducation at all levels and in all seg-ments of the industry.

This Technology Roadmap recommends manyactions that require co-operation, as is typical ofprogress in technology applications in todaysworld. The adoption of intelligent buildingsoffers major advantages, faces significantchallenges, and is moving forward because ofthe vision and dedication of individuals andorganizations.


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INTRODUCTION

This section indicates the background that ledto the preparation of this Roadmap, and theprocess and key players that were involved in itspreparation. The definition of intelligentbuilding technologies as used in the documentis provided, and the relevant stakeholder

groups are identified and described.

Developers/ Owners/ Operators

Traditional solutions to constructing, owning

and managing buildings are evolving. This

report is designed to describe and encourage

readers to take full advantage of this evolution.

Occupants/ Tenants

The demands for functionality and services by

those who occupy buildings are increasing. The

technology can deliver what is wanted.

This Roadmap provides a view of intelligentbuilding technologies, including an evaluationof the current state of these technologies anda five-year view of how they are expected toevolve. Intelligent buildings have been madepossible by the use of microprocessors/computers and networks which monitor andcontrol every new or renovated buildingsystem. The role of intelligentbuilding technologies has expandedas available technologies, opera-tional tools and interoperability have

provided effective and efficientalternatives to traditional buildingapproaches. Data processing andcommunications technologies nowimpact many aspects of building operationsincluding:

fire and life safety systems;

heating ventilation and air conditioningsystems (HVAC) management;

elevators and escalators;

access control systems and security

systems;

lighting management; and

communications available to occupants/tenants.

The advantages of these applications arehighlighted by the increasing costs of buildingownership and operations. Changes include:

rising energy costs (averaging about 3%per annum);

increased labour costs; and

changing work patterns.Intelligent building technologies have becomeeconomically attractive, reliable and affordable.

This Roadmap presents the concept of intelli-gent building technologies and provides thebasis and interpretations needed to appreciatethese concepts. The primary objective of thisproject is to promote and encourage the use ofintelligent building technologies in commer-cial, institutional and high-rise residentialbuildings. While intelligent building technolo-gies are evolving rapidly, the design andconstruction cycle for real estate is long. TheRoadmap objective has a five-year horizon,noting that a construction design planned forfive years hence will be frozen well ahead oftime. Some aspects of the Roadmap recognizethe longer-term nature of the intelligentbuilding technologies industry.

...improvements in building technologies willenhance the daily environment of occupants,

increase maintenance efficiency and increasereturn on investment for owners.

The emergence of the intelligent buildingtechnologies industry is encouraging buildingowners, operators, managers, designers andoccupants to reassess their respective roles,and how they relate to the buildings in whichthey hold an investment. As this innovativeindustry evolves, improvements in buildingtechnologies will enhance the daily environ-

ment of occupants, increase maintenanceefficiency for building managers and increasereturn on investment for owners. This Roadmaphas been structured to help each of thestakeholder groups evaluate their roles, and tosuggest appropriate steps to take best advan-tage of the opportunities offered by intelligentbuilding technologies.


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The Roadmap document has assembledintelligent building technologies informationso that stakeholders may easily find the infor-mation related to their interests. The topicoutline is:

the definition of intelligent buildingtechnologies;

intelligent building technology systems;

the benefits of intelligent buildingtechnologies;

the challenges facing intelligentbuilding technologies;

the future direction of intelligentbuilding technologies; and

conclusions and recommendations.

The Roadmap is structured to enable individual

readers to explore those intelligent buildingtechnology topics that interest them. Eachreader can identify and review his/her owninterests and opportunities within the intelli-gent building technologies industry.

What are Intelligent BuildingTechnologies?

For the purposes of this report intelligentbuilding technologies have been defined as:

The use of integrated technological building

systems, communications and controls to

create abuilding and its infrastructure whichprovides the owner, operator and occupant

with an environment which is flexible, effec-

tive, comfortable and secure.

The advent of the personal computer (PC) withits many applications now makes it possible tointegrate systems. An Intelligent Building canprovide communication among automatedbuilding systems. The building operator canenjoy a single interface capable of controllinglighting, security, heating ventilating and airconditioning systems (HVAC), fire and other

building systems communicating over a singlebroadband infrastructure, which also supportsthe occupants/tenants voice and data commu-nication needs.

To cite an example, the building administratorcan allocate a new building location to anemployee in a single process that also provides

network access, phone access, security accessand parking access. As a result, the newemployee could find the off ice automaticallylighted and heated after using a personalizedaccess card at the parking lot or in the elevator.

Identification of Stakeholders

The intelligent building technologies industryinvolves a wide range of stakeholders, whichbring with them a great variety of interests,concerns, requirements and potential opportu-nities. To provide structure in considering thesestakeholders, they have been grouped in fourcategories, based on somewhat commoninterests and needs. These categories, andexamples of the groups included in them, asfollows:

A. Developers/ Owners/ Operators

This includes all who have an ownership and

ownership-type interest and role in construc-tion projects and in the ownership and opera-tion of commercial and large residentialbuildings which use or could use intelligentbuilding technologies.

B. Occupants/Tenants

This includes all who occupy space in thebuilding, whether as tenants or as employeesof the building owner, e.g., building occupants,tenants and end users of all kinds, includingretailers and restaurants as well as those who

occupy office space.C. Suppliers

This includes all who supply anything within theintelligent buildings industry, both in newconstruction and retrofit, and in the ongoingoperation of existing intelligent buildings, andincluding suppliers of both goods and services,e.g., the construction industry in all its aspects,architects, design engineers, all specialties,building products suppliers, building equip-ment and system manufacturers, researchersand developers within supplier organizations,

support and maintenance organizations,teachers and educators.

D. Authorit ies Having Jurisdiction

This includes all who regulate, legislate or makerules that affect the intelligent buildingsindustry, including building codes, health andsafety regulations, municipal by-laws that relateto land use and construction and buildings, andthe requirements of fire officials and waste


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disposal officials, e.g., regulatory authorit ies;building code regulators, health and safetypolicy developers, all levels of government, andother industry agencies.

These groups will sometimes overlap, and theymay often represent conflicting interests.Broader issues will often affect the

stakeholders in intelligent building technolo-gies, e.g., policies related to energy efficiency,social policies (e.g., low income housing) andsustainable development policies.


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INTELLIGENT BUILDINGSTECHNOLOGIES SYSTEMS

This section of the Technology Roadmapprovides the reader with an overview andunderstanding of the current and evolvingintelligent building technologies. Thesesystems primarily support and operate variousaspects of the building and its infrastructureincluding lighting, heating, ventilation and airconditioning (HVAC), energy management,security, elevators, life safety systems andbuilding condition monitoring. Integration willbecome more pervasive as these technologiesevolve. This section also considers the some-times conflicting, sometimes co-operativeinterests of the two main stakeholder groups,the developers/owners/operators and theoccupants/tenants.

Intelligent building technologies seek toimprove the building environment and func-tionality for occupants/tenants while control-ling costs. Improving end user security, controland accessibility all help productivity and usercomfort levels. The ability to measure the use ofspecific building resources enables individualusers to be billed for the resources theyconsume. The owner/operator wants toprovide this functionality while reducingindividual costs. Such reduction is possible. Aneffective energy management system, forexample, provides lowest cost energy, avoids

waste of energy by managing occupied space,and makes efficient use of staff throughcentralized control and integrating informationfrom different systems.

An efficient integrated system enables amodern, comprehensive access and securitysystem to operate effectively and exchangeinformation with other building systems. A fullyintegrated functionality will have the ability toopen doors, notify responsible staff of un-wanted intrusions and ensure that lighting, fireand other building management systems areinformed of staff that arrive or depart thebuilding. This information can then be used tomanage the local environment and resultingenergy usage. Life safety systems, notably firesystems, are heavily regulated by stringent coderequirements. These requirements do not,however, prevent the information originatingwith a fire safety system from being provided toany other systems. This opportunity can be

exploited to open doors and illuminate abuilding when f ire alarms are received.

The use of transducers (detectors) provides theability to measure and react to many buildingparameters, e.g., vibration, strain and moisture,to monitor the buildings infrastructure condi-tion.

If all the foregoing systems are to be integratedand exchange information effectively, there is agrowing need for an ubiquitous and reliablecommunications infrastructure. Each of theindependent building systems is managed by apersonal computer (PC) using conventionaldata processing communication techniques. Aheavy communications emphasis is requiredwhen an Intelligent Building is developed. Bothwired and wireless communication technolo-gies are available. The key issues when commu-nications are integrated are redundancy,

resilience, security and the assurance for allusers that their data is secure.

Integration considerations can be challenging.Some may be addressed through standards andconventions, or protocols provided by manufac-turers. Since proprietary solutions permeatethe industry, total interworking is currentlyunattainable. The future will require fullinteroperability, whereby information from onesystem can be exchanged with others. Commu-nication requirements suggest an opportunityfor technologies that translate protocols andconventions so that systems are fullyinteroperable.

Communications may be optimized by design-ing buildings using structured wiring standardswith dedicated communications rooms, inwhich communications equipment shares acommon space and common backbone. Thisinfrastructure will adhere to a standardizedcommunications model, based on the OSIseven layer model. There is a key requirementthat distributed equipment is capable ofoperating even when the communicationsinfrastructure becomes inoperative. Such

distributed control and diagnostics will ensurethat the functionality of all building systems isrespected, and any single fault cannot invoke ageneralized building failure. Among thecandidates for wide adoption as standards,both BACnet and LonWorks currently exist andhave a widespread following. However, eventhese available systems do not generally fulfillthe requirements for interoperability.


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Developers/ Owners/ Operators

The basic building systems are the major

mechanical and electrical systems. All can beautomated for better management and service,

and lower operating costs.

Occupants/ Tenants

The basic building control systems can allow

the users to select service functions and

custom tailor these. This will require an en-

hanced communication infrastructure. Im-

proved services result in improved productivity

and ease of use.

Basic Building Systems

Widespread use of computer-based processingenables the automation of all basic buildingsystems. This, in turn, forms the basis forintegration among systems. The value ofintelligent building systems improves dramati-cally as more systems are integrated.

Lighting

Intelligent building technologies for lightinginclude many lighting types and functions.Lighting needs vary with each building. The

functional goal is to furnish occupants of thebuilding with the lighting required to completespecific visual tasks effectively and productively.Current lighting systems can:

automatically turn on and off lights byphotocell or computer schedule;

modify lighting levels through the use ofphotochromatic windows;

allow individuals to adjust their lightingthrough computer or telephoneinterfaces;

link the lighting controller to a graphicuser interface with icons, for centralizedcontrol;

turn circuits on and off through compu-ter control; and

manage energy consumption by moni-toring room occupancy and adjustinglighting to suit.

Voice and Data Communications

Voice and data communication capabilities areintegral to the effective operation of a buildingand its occupants. In an intelligent building,data communication is vital to the integrationof all other automated building systems, e.g.,lighting, energy management and HVAC.

Generally data in the context of voice anddata, refers only to end-user data, such as e-mail, Internet and database access. Voice anddata in-building communications include:

voice services, e.g., telephones, voice-mail and intercoms;

building systems, e.g., paging, elevatormusic and kiosks;

video and audio conferencing;

local and wide area networks, e-mail,

internet access, database access; ability to access building services

remotely, e.g., when working fromhome; and

television systems.

Heating, Ventilation and AirConditioning, and Indoor AirQuality

HVAC systems are generally controlled bybuilding automation systems that can:

permit individual occupants to adjustworkspace temperatures (withinprescribed limits);

monitor temperatures, and adjustaccording to a usage profile;

adjust indoor air quality based on roomoccupancy and building standards;

adjust humidity, temperature and airflow speeds; and

use either variable air volume or con-

stant volume air distribution designs.The former allows greater individualcontrol.

Energy Eff iciency/EnergyManagement

The objective of energy management is toensure maximum efficiency and lowest operat-ing cost. Opportunities for reducing heat gainin the summer and reducing heat loss in the

...computer-based processing enables theautomation of all basic building systems.


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winter will lower energy costs. Energy deregula-tion brings opportunities to select the mosteffective source of heat, be it steam, oil,natural gas or electricity. In some buildings,multiple fuels are used together, whereas inother situations, each source of heat generateswarmth in a distinct manner. For example,baseboard electrical heaters may supplement

circulating warm air. Furnaces capable ofburning either natural gas or oil exist, andelectric heater systems compete with the abilityto purchase steam from external sources.

intrusion detection;

sensor detection, such as temperature,moisture, glass breakage, etc.;

guard tours; and

parking controls.

Many of the functions of an access controlsystem are subordinate to the life safety system,which may deactivate parts of the accesscontrol system in an emergency.

Elevators and Escalators

Intelligent building systems can provideoccupants with improved elevator service.Elevator control can be quite complex, particu-larly with multiple elevator groupings andincorporating traffic patterns into the system.Some elevators may be shut down for part ofthe day to conserve energy. Current designs

frequently include communications within theelevators to permit the use of access controlcards, and closed circuit surveillance is becom-ing widespread. An effective access controlsystem can permit dynamic changes to userprivileges so that, for example, certain floorsmay not be accessible even with an approvedaccess control card, unless there are alreadypeople occupying that floor.

Escalators can save energy by slowing down orstopping when detectors indicate no traffic.This approach to energy savings also benefits

the mechanical components that need not runcontinuously.

Life Safety Systems

Life safety systems, often called fire systems,are typically driven by code considerations.Security systems are required to release doorsper code constraints under emergency condi-tions. HVAC systems are also driven by lifesafety needs, e.g., smoke extraction, stairwellpressurization and elevator recall.

The advent of intelligent building technologies

facilitates additional functionality. For example,in a fire, lighting can be turned on throughoutthe building, and networks can enhanceinformation provided to individuals, e.g., thestate of the fire system, emergency broadcastmessages, etc. Paging systems, normallyrestricted to being part of the fire system, canbe used in intelligent buildings to broadcastpre-recorded status messages, which can be farmore informative than messages spoken bynervous staff.

...data communication is vital to the

integration of all other automatedbuilding systems...

Management of these energy sources dependson the infrastructure that exists within thebuilding, as well as the spot costs of each ofthese energy sources. Intelligent buildingtechnologies permit each of the followingenergy sources to be managed based oncriteria that can include the fluctuating pricingof:

traditional electrical generating anddistribution sources;

new electrical generating agencies;

oil;

gas;

co-generation; and

future opportunities that may involvephotovoltaic sources and wind.

Security

Security systems are generally divided intothree sub-components:

access control;

intrusion; and

surveillance.Effective security systems integrate these threeareas, allowing the building mode, functionand operation to be pre-scheduled or control-led by individual access requests. A typicalsystem will involve:

access card;

elevator interface;

door interface;


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Building Condition Monitoring

Intelligent building technologies facilitatemonitoring of a buildings condition. Sincetransducers or sensors can measure mostbuilding-related parameters, needs will drivetheir specific use. Under appropriate condi-tions, any or all of these may be appropriate:

areas with heavy snowfalls may monitorthe loads imposed by such snow ontheir roofs;

monitoring the strain in key structuralmembers may be important with regardsto wind loads, suspension of exhibits,loud speakers, and crowd loading instadiums;

moisture detectors laid beneath mem-branes in a building can preventsignificant damage;

monitoring the temperature in fusepanels, electrical switchgear andtransformers can warn of impendingfailure;

monitoring current flow in conductorscan identify trouble in lamps or otherelectrical devices;

monitoring vibration on mechanicalsystems can identify bearings needingmaintenance; and

monitoring conductivity of lubricating oilcan identify metal buildup due to wear.

All of these examples may be built into abuilding condition monitoring system via thesecurity system.

Integrated

Communications

The full benefits of intelligent building tech-nologies are only fully realized through integra-tion, such as:

building condition monitoring dependson many parameters;

occupancy monitoring can provide inputfor lighting, HVAC and elevators; and

voice and data can be integrated forthose who use telephones andcomputers.

The communications infrastructure must bedesigned and developed to support all possibleapplications in the building. These includevoice and data systems, data processing needs,security systems, building automation systems,lighting systems and other systems that com-bine to create an intelligent building. Undercurrent practice, many subsystems in a con-

struction project, e.g., elevator monitoring andcontrol systems, voice systems, and securitysystems, are covered by separate constructioncontracts. Each specialty in a constructionproject is a division within the overall contract.As a result, each sub-contractor installs its owncommunication system, with dedicated con-duits, separate communication terminallocations and different staff pulling similarcables.

The full benefits of intelligent building

technologies are only fully realized throughintegration.

The Technology Roadmap notes the initiativeto form a separate division within the con-struction administration documents for aconsolidated communications infrastructure.Such a division would be part of the masterspecifications or documents based on thedivisions which are normally included indocuments provided by the CCDC (CanadianConstruction Document Committee) or by the

AIA (American Institute of Architects). Thisinitiative is often called Division 17, a termprevalent in the United States but not yetcommon in the Canadian marketplace.

Earlier in 2002, the Construction SpecificationsInstitute (CSI) Executive Committee approveda concept for revising and expanding theexisting 16-division master format specifica-tions system. Although these revisions arebased to a great extent on the Division 17initiative, the actual implementation is quitedifferent. For example, there will be two new

divisions in place of the proposed Division 17to address communications and life safety andfacility protection. The current draft of therevised document can be found at.

The effective use of remote, automateddiagnostics helps facility managers andoperators reduce the costs of operations andresources, while also increasing the comfortand safety of the building occupants. Prob-


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able causes of problems, recommendations forresolution and estimated costs of remedialmeasures can be provided automatically tosupport staff decisions.

Radio FrequencyTechnologies

Many wireless devices and protocols arecurrently being promoted. Burglar alarmsystems for residential applications, patientwandering systems for hospitals and otherapplications of voice systems, such asBluetoothTM or IEEE802.11b, communicatewithout a hard wired infrastructure.

Wireless communications are particularlyattractive where offices and partitions arefrequently reconfigured, and applicationschange frequently. The wireless solutioncompetes favourably with wired alternatives.

HVAC requirements can be economically andefficiently met using wireless controls.

Evolving wireless technologies enable oneantenna to serve a wide range of frequencies,so that a single antenna and wireless infrastruc-ture can serve telephones, pagers, local areanetworks and signalling for building automa-tion systems. The active components of thesewireless systems should be installed in thecentralized communications rooms alongsidetheir wired system equivalents.

Communication Issues

The ability of a standard digital data transmis-sion protocol, e.g., TCP/IP (Transmission ControlProtocol/ Internet Protocol) to transmit manyforms of data enables a single infrastructure totransport multiple, independent data elements.Both analogue and digital data can be handled,serving, for example, security, voice andtraditional data processing information. Band-width needs for voice and security applicationsare small compared to data processing, sonetwork performance would not be prejudiced.

vidual IP addresses can be used to uniquelyidentify each device attached to the networkwhile also respecting naming conventions.

Current IntegrationTechnologies

This section considers trends in standards,

protocols and practices that impact the integra-tion of different systems. Some manufacturersare expanding their range of solutions, so that amanufacturers building automation system orsecurity system monitors and performs some ofthe functions on sub-systems, e.g., lighting,HVAC, fire, intrusion monitoring, etc. Totalsolutions are hard to find. Not surprisingly,vendors generally have the most completesolutions in their own historic speciality.

Another approach to integration is emergingwhere an umbrella software integration

solution, sometimes referred to as middleware,provides communications between each of thesubsidiary systems and the host integrationsystem. No changes are required to theindividual systems. The host integration systemundertakes the appropriate conversions,communicating with each system in its ownnative language. Thus, each subsidiary system,module and component can talk to any othersystem, module or component in the system.While this presents a theoretically ideal solu-tion, the functionality is at the mercy of propri-etary changes that may occur in any of the

subsidiary systems. For such an implementation,the vendors must co-operate to ensure continu-ity of the required interoperability.

Experience indicates that the advantages ofsystem integration, providing interoperabilityand functional transparency, accelerate as theinteroperability becomes more extensive andpervasive. There is clearly a marketing opportu-nity here. Customer demand will drive theprovision of the required capabilities. Whencustomers insist on these features, there willbe vendors who will provide what is required.

This will not happen instantly, and the earlystages will not be easy, but the requiredproducts will become available with thefeatures and reliability that is required.

No doubt there will be a price differential to bepaid, and this is what will encourage thevendors to provide the products. The competi-tive North American market will ensure that thedifferential is not excessive. There is already

The effective use of remote, automateddiagnostics helps...reduce the costs of

operations and resources...

Security and redundancy needs must be welladdressed, within the network design. Appro-priate protection is essential, to ensure securityand to protect against viruses, hackers andother intruders. A very large number of indi-


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much evidence that the value to the develop-ers/owners/operators and the occupants/tenants will far exceed the price differential ofthe products.

Currently, adherence to standards andprotocols that ensure interoperability amongdiverse systems does not generally exist in the

market place for intelligent building technolo-gies. The ability to create interfaces amongdiverse systems is well established, demonstrat-ing that systems can communicate with foreigndevices. The interaction among systems doesrequire licensing of the protocols and close co-operation among vendors. There is a significantmarket opportunity here.

Some important aspects of interoperabilitydepend on networking that is resilient andreliable, to assure adequate bandwidth for datatransmission. Advantages include the

following: DDC (direct digital control) controllers

make use of individual controllers forpersonal work spaces cost effective andresult in energy savings which justifytheir use;

digital sub-metering that allows charg-ing energy utilization to the end user;

soft-start techniques (e.g., gradualstart-up of ventilation fans) reducesoperational and maintenance costs; and

building automation logs device utiliza-tion, providing data for maintenanceneeds.

Common CommunicationsInfrastructure

Networking technologies enable multiplesystems to share cabling. Data communicationsuse digital protocols, e.g., TCP/IP. These systemscan co-exist, independently and securely, on acommon Ethernet backbone. For example:

PCs control HVAC systems, lightingsystems and security systems, and canco-exist on a single platform;

fire safety systems are now addressable,e.g., an Ethernet links sub-panels, eachof which monitors a limited number ofdevices;

elevator controls are digital, and areoften controlled by a single PC platform.A single vendor may provide a PC

interface for all elevators in a building orcampus, for security and operations staffto monitor and control; and

there is much publicity on telephonyover a data local area network usingInternet protocols (voice over IP VoIP);

The individual sub-systems are already available,and their penetration is increasing as newbuildings are designed and old ones retrofit-ted. The widespread adoption of a suitablecommunication standard by the building

control system industry would enable interac-tion and interoperability among these devices.Experience indicates that the adoption of suchstandards has helped all elements of theindustry. Standards and agreed industry specifi-cations for computer devices have helped usersand the industry grow while ensuring competi-tion. There is a significant marketing opportu-nity here.

Cabling

Separate cabling within a building is typicallyprovided for each system requiring communica-tions interaction, i.e., separate cables areprovided for telephones, local area networks,building automation, fire systems and elevatorcontrols, depending on the systems in thestructure. The cabling required for intelligentbuilding technologies applications should, tothe extent possible, adhere to a number ofbasic criteria for integration. In the future,individual cables will not be needed becausethe communications systems will be integrated.Most integrated cable systems will:

multiplex or otherwise consolidate the

communication needs between dif fer-ent systems;

use a single, common communicationsraceway or communications tray;

locate all common equipment in sharedcommunications rooms where theequipment can readily be intercon-nected as required;

...the value to the developers/owners/operators and the occupants/tenants will farexceed the price differential of the productsThere is a significant market opportunityhere.


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ensure that the communications roomsare secure;

use the same type of cabling whereverpossible, so applications and cables areinterchangeable over the lifetime of thebuilding;

use the same kind of termination

equipment for all cables;

manage the cable infrastructure as abuilding resource; and

follow a structured cabling design, asrecommended by TelecommunicationsIndustry Association Standard TIA 568.

The basic design objective is to develop andconstruct a building cable network plan thatwill be effective and efficient for the lifetimeof the building, and that will enable additions,upgrades and changes in functionality andutilization to be implemented by changing/upgrading only the electronic equipment thatuses the cable network. The selection ofcommunications technologies will depend onthe expected communications needs, consider-ing both capacity and quality. Candidatetechnologies include copper, coaxial cable andfibre cables, and wireless technologies,including combinations of technologies. Thedesign task is not trivial, noting that optimalsolutions will change over time as technologiesevolve.

A key feature involves cabling from end-userlocations to the shared communications rooms,where backbone facilities then provide inter-connection to other communications roomsand central services.

OSI Seven Layer CommunicationModel

Frequent references have been made to theuse of communications as a utility within anintelligent building. The open system intercon-nection (OSI) model is a widely recognized

generic standard for communications thatdefines networking in terms of seven layers.This standard was developed and is supportedby the International Standards Organization(ISO). Additional information on the OSI sevenlayer model is provided in Appendix B.

While the OSI model serves as a valuableconcept for outlining network and communica-tions systems, it should be noted that not allmanufacturers have adopted this model.

Consolidated Communications

The concept of consolidated communicationsaddresses the provision of a single communica-tions backbone throughout a building that usesintelligent building technologies. With a singlebackbone, all communications requirementsfor the needs of the users and of the building

can be co-located. The resulting single commu-nications path will be smaller and much lesscostly than the aggregate of individual pathsthat would otherwise be needed, and ensuresthat spare capacity can be consolidatedbetween all applications. This single, consoli-dated communications infrastructure will alsouse a limited number of different cable types.The need for specialized wiring types is applica-ble only to special applications. If all systemsuse the same wiring, spare capacity can beshared among all systems. In some cases,several signals will be consolidated on a single

cable. In other situations, individual cables ofthe same type will each carry a single signal.Multiplex allows multiple signals to travel on asingle communications link. This approach is farmore cost and service effective when mostdata are digital packets on a single network.Whether the backbone is a single cable or agroup of cables will vary from project to project.

A key aspect is the association with the commu-nications rooms. These strategically locatedrooms must have sufficient space and servicesto securely accommodate communications

equipment. This equipment will then bridgeand link the distribution network feeding theend users and the consolidated backboneinfrastructure of the building.

Current Implementations

Current integrated communications in intelli-gent buildings are single vendor sourced orprovide universal translator solutions so that allconnected systems may communicate interac-tively. Johnson Controls Metasys, HoneywellsEnterprise Building Integrator and Siemens

Technologys Insight products are examples ofsystems that provide extensive building automa-tion capable of providing most control func-tions. Tridium and Frame Networks productsdemonstrate universal translator products.These are becoming more valuable as addi-tional products are able to communicate overan Ethernet backbone using an IP protocol.These trends are allowing individual compo-nents to be attached to the backbone directlyor through a controller. The ubiquitous pres-


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ence of the PC ensures that these changes areconsistent with the stable data processingenvironment, which can be used for buildingautomation.

Distributed Building Control

Distributed controllers can provide totalbuilding automation. These devices, whichcommunicate using a dedicated network, allowthe use of standard access control, intrusionmonitoring and surveillance devices, and caninclude multiple switched inputs and outputs,analog and digital input and output controls.The communications network can interactseamlessly with associated video and audioswitches, allowing the operator screens to beused to select and control many differentdevice types. The primary benefit of a distrib-uted control system is the ability of individualcontrollers to continue functioning when some

elements of the network or main computer fail.These controllers often interact with audio andvideo switches and other building managementsystems.

Intelligent Controllers

As processors and memory are built into thecontrollers activating HVAC and other buildingsystems, there are opportunities to provideclosed loop control. In traditional controllers,no response confirms that the requested actionhas occurred, e.g., if the room needs heat andwarm air is called for, it is assumed that thebaffle has acted as required, which is notalways true. Intelligent controllers wouldconfirm the success or failure of the bafflemovement, closing the information loop. Theintelligent controller can perform self-diagnos-tics and report potential failures sometimesbefore they occur, e.g., the controller canreport that the actuator needed to movemultiple times before the baffle achieved thedesired position, indicating a mechanicalmalfunction. These controllers also function ina degraded manner if the communications link

fails. Intelligent controllers may be applicableto any of the systems contained in, and control-led by, an intelligent building system and canreport status information to the central controlsystem. The same approach also allows peri-odic diagnostic cycles in order to performdirected maintenance.

Standards and Protocols

Standards and protocols are an area of conten-tion in the intelligent building technologiesindustry. The industry would benefit f romuniversal or widespread acceptance of a smallsuite of standards and protocols. There are, atpresent, a number of different standards

available, but no general consensus apparent.Adoption of a universal or widely acceptedstandard industry wide would be very helpful.

Standards define the arrangements underwhich devices and systems interact and com-municate with each other. The terminology iscomplicated by the frequent interchange ofthe terms standard and standard compliant.Some vendors will certify that their productscomply with other vendors implementations.Sometimes, vendors will publish their stand-ards, allowing competitors to use a subset.

Switch manufacturers typically employ a rangeof protocols, some of which adhere to pub-lished standards and some of which are onlyavailable through their own proprietary prod-ucts. The following arrangements generallyapply.

a standard is normally written through anational organization. Organizationssuch as the American National StandardsInstitute (ANSI) and the AmericanSociety of Heating, Refrigeration, andAir-conditioning Engineers (ASHRAE) are

among those writing standards. Suchstandards are developed in a publicforum that generally includes repre-sentatives from a number of corporateorganizations and manufacturers whoparticipate in a carefully structured voteto ensure that the document representsall interests. Canada, sometimesthrough the Canadian StandardsAssociation (CSA), writes some of its ownstandards and often participates in theU.S. process so that standards will becompatible between the two countries

and may be issued simultaneously inboth countries;

an open standard may be owned by acompany or a consortium of companiesand disclosed to the public. In somecases, open standards require paymentof a licence fee;


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proprietary standards are generallyowned by a company and may beregarded as corporate secrets. Insome cases, use of such proprietarystandards may be protected by legalactions, and in other cases, part of astandard may be released for public use,e.g., EIA-709 is an Electronic IndustriesAssociation (EIA) standard which is asubset of a commercial protocol(Echelon LonTalk); and

protocols are generally reflective of

common practice. Such commonpractice in some cases will subsequentlybe adopted as a standard. Protocols inparticular are often used within thecommunication and software industriesto reflect the manner in which data isrepresented.

Widely accepted standards and protocols arenecessary for building automation and integra-tion, to enable communication among differ-ent building systems and devices. This wouldsupport the interoperability of different vendor

systems and components, and make competi-tive procurement for system upgrades andexpansion possible. Widely accepted standardsand protocols reduce risk, because they resultfrom rigorous evaluation involving public reviewby interested parties including end-users,vendors, manufacturers and governmentagencies and this also gives assurance that theywill be kept evergreen.

BACnet and LonWorks

Two standards-related concepts appear fre-

quently in the building automation media:BACnet and LonWorks. Those advocatingstandards frequently argue that these repre-sent standards for the automation industry.BACnet (Building Automation and ControlsNetwork) is a standard for computers used inbuilding automation and control systems. It wasadopted by ASHRAEand ANSI. Most vendors inthe industry have demonstrated support forBACnet in the form of new products. A differ-

ent solution, LonWorks, is a proprietary commu-nications technology that has been marketedfor several years by Echelon Corporation.

The BACnet standard defines how automationand control systems may interoperate withother BACnet systems. Multiple BACnet systemsmay share the same communication networks

and may inter-communicate to request variousfunctions from each other. BACnet can beapplied to any type of building system includingheating, ventilation and air-conditioning(HVAC), security, access control, fire safetysystems, etc. In principle, this standard isvendor independent and forward compatiblewith future generations of systems. The object-oriented approach that is central to BACnetrepresents all communication informationwithin each controller. BACnet can communi-cate over local area network technology suchas Ethernet, ARCnet, MS/TP, PTP and LonTalk.

BACnet does not force all systems to be thesame nor does it guarantee interoperability.The transmission of messages across the varioustransport mechanisms uses a common commu-nications protocol. It does provide the mecha-nism to allow co-operating devices tointeroperate if this is desired. As a standard,BACnet describes mechanisms that will enablesystems from different vendors to beinteroperable. Each system must then imple-ment the features of BACnet that the othersystems require, and this is an area where notall systems are fully compliant.

LonWorks is a family of products developed byEchelon Corporation, in co-operation withMotorola. The proprietary communicationsprotocol is referred to as LonTalk. The termproprietary reflects the ownership andlicensing requirements imposed by Echelon. Aproprietary communications chip is a require-ment of the implementation and is referred toas the Neuron. (See the OSI model of commu-nications standards in Appendix B.) Neuron andLonTalk communications are referred to asmultiple levels: the session, presentation and

application layers. These three layers togetherare referred to as LonWorks. Each messagecontains data objects that are defined accord-ing to multiple structures. The structures areidentified by code numbers that form part ofthe data stream and allow the receiver and thesender to interpret the data stream in a com-mon manner. Since these code numbers arenot defined by LonWorks but are open tointerpretation and definition by each vendor,

Widely accepted standards and protocolsare necessary for building automation andintegration, to enable communicationamong different building systems anddevices.


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systems are not generally compatible betweendifferent vendors. To overcome this, there havebeen agreements by vendors whose productsare now marketed by the LonMark Consortiumand conform to agreed conventions. LonMark isa marketing organization and the vendors paysubstantial membership fees. Only this organi-zation can modify the definitions. The product

is therefore a proprietary product, and featuresmay come and go as these members elect. Notall LonWorks systems, or products which useLonTalk, are LonMark compliant systems.

Both BACnet and LonWorks generally operateon dedicated communications infrastructuresthat are used exclusively for building automa-tion. BACnet was designed for operation as amajor system. In general, LonWorks and itsrestricted subset LonMark are intended forsmall systems. LonMark and/or LonWorksdevices cannot, and do not, interoperate with

BACnet devices.

Vendor Independence

The adoption of standards ensures that vendorshave the opportunity to manufacture theirsystems to be compliant with generally ac-cepted standards that usually ensure there isno requirement to purchase specific compo-nents from specific manufacturers. The choiceof vendor will be governed by availability,functionality and price, expectinginteroperability to follow from standards

compliance. This will result in more competitivepricing, driving down the price and increasingthe quality and flexibility of each of the candi-date products. In any given project, initialsourcing may well come from a single manufac-turer, but that will not control the productswhich must be used within that structure for itslifetime.

management technologies, and of othertechnologies as well. The capability of fire,safety, security, surveillance and other buildingsystems to be integrated and to beinteroperable has been noted. Wide experi-ence and ample evidence indicates that thevalue of intelligent building technologiesincreases sharply as the number of integrated

and interoperable systems increases. The valueof intelligent building technologies can befurther increased by the use of communica-tions for remote monitoring, control andaccess.

Internet command and control systems allowapplications associated with home, utility,business and factory automation to be hostedanywhere on the Internet. These systems usevisually based software to produce a simple,graphical vehicle for network and systemdefinition. In so doing, they can readily control

lighting, security, life/safety, HVAC, elevator andpower systems. These systems give users theability to monitor, adjust and reconfiguredevices as needed, from wherever they may be.

Access and control monitoring systems are alsoused for a number of security purposes. Thesesystems can provide a live video window,embedded paging and e-mail capabilities,Windows client support and increased systemcapacities. The use of broadcast paging canallow for fast and convenient alarm notificationto off-site personnel, thus adding to the

efficient running of a building with minimalstaffing.

The opportunities are virtually unlimited. From acentral location, the operator can monitor, inwhatever detail is required, not one but manybuildings, which may be in a campus setting, orspread across a city, but could in practice belocated anywhere. The occupant/ tenant cancontrol the office environment easily from a PC,and could do so remotely, from a laptop or cellphone, so that the lights are on, the elevator iswaiting, (and perhaps even the coffee is

perking) when coming to the building to do alittle extra work on a Sunday morning.

The occupant/tenants location can be trackedwithin the building and can be contacted onthe closest wired telephone, or on a personalwireless telephone. Personal PC/laptop accesscan be available throughout the building, alongwith personal communication services, e.g.,conference calling, call lists, etc. The potentialfor increased functionality to add value is very

...ample evidence indicates that the valueof intelligent buildings technologiesincreases sharply as the number of

integrated and interoperable systemsincreases... The opportunities are virtuallyunlimited.

Integration of Systems

The most critical challenge in designing,building and operating intelligent buildingtechnologies is the effective integration andinteroperation of the several different building


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extensive. As with many other new technolo-gies, it is a characteristic of these buildingtechnologies to result in many valuable useswhich may not have been anticipated when thetechnologies were introduced.

Do all these capabilities bring value, saveoperating costs, enhance productivity, and

warrant higher real estate and rental prices? Ofcourse they do, and there is much evidencethat the use of intelligent building technolo-gies is potentially quite profitable. The sectionswhich follow address both benefits andchallenges.


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THE BENEFITS OF INTELLIGENTBUILDING TECHNOLOGIES

This section develops and describes thebenefits that intelligent building technologiescan provide for the various stakeholder groups.Experience indicates that these benefits arefunctionally desirable and can be cost effec-tive. Cost effectiveness benefits primarily thedeveloper/owner/operator, whereas thefunctional enhancements are mainly enjoyedby the occupants/tenants. If improved comfort,security, flexibility and reliability can beachieved with reduced costs and increasedproductivity, thereby increasing return oninvestment, few would argue against thedeployment of such technology.

Many of the concepts which are central tointelligent building technologies have alreadybecome fairly commonplace, e.g., the ability toaccess a building independently and securelyoutside of normal working hours. In general,the dominant attractions of these technologiesare as summarized here:

standardized building wiring systemsenable simple upgrade modifications ofcontrol systems;

higher building value and leasingpotential via increased individualenvironmental control;

consumption costs managed throughzone control on a time of day schedule;

occupants/tenants control buildingsystems after hours via a computer ortelephone interface;

occupant/tenant after-hours system usetracked for charge back purposes;

service/replacement history tracking ofindividual relay and zone use; and

single human resources (hire/fire)interface modifies telephone, security,

parking, LAN, wireless devices andbuilding directory, etc.

Some projects report a reduced overall costbecause independent computer systems andindependent control rooms have been mergedinto single systems.

The benefits in projects where these technolo-gies have been exploited are often described.However, the Technology Roadmap has found ascarcity of reference projects that are fully

...To date, many intelligent building projectshave been showcase projectswithoutseriously quantifying the costs and the

rewards it is difficult to know whether thecosts and efforts involved can be justified...

instrumented and documented. Referenceprojects apply equivalent technologies to newor retrofit projects and draw careful conclu-sions regarding the proposed investment andthe projected return. These projects identifyand quantify the risks and the rewards. Theseevaluations must allow for appropriate substitu-tion.

To date, many intelligent building projects havebeen showcase projects, demonstrating theglitz and attractiveness of specific implemen-tations without seriously quantifying the costsand the rewards. Obviously, the use of roomoccupancy sensors, which reduce lightingwhen rooms are not occupied, will save costsfor lighting, lamp replacement and heating.Without quantification, it is difficult to knowwhether the costs and efforts involved can bejustified, since the start-up costs may be high.

Of course, energy cost is a key factor, andchanges in energy cost can change the conclu-sion.

The Technology Roadmap has studied pub-lished material and assembled the resultinginformation into a reference library. It is avail-able to the reader in Appendix A.

Developers/Owners/Operators

Costs of building operations drop significantly

because of the ability to better manage

utilities, staff and operations. Each stakeholder

has a different and identifiable perception ofthese valuable changes.

Occupants/Tenants

The end users are stakeholders and are af-

fected by all of these activities. Properly

automated facilities provide enhanced services,

usually at lower costs.


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Building Operations

Building Developers

For the building developer, intelligent buildingtechnologies provide advanced functionality atmodest cost, and integration provides moreusable (and revenue earning) space. Intelligent

building technologies also make it easy tocustomize building functionality for specificoccupants/tenants.

Traditionally, developers create and construct abuilding complex and subsequently seekoccupants/tenants, or the developers under-take customized construction to meet theestablished requirements of an identifiedcustomer. The developer generally seeks tomeet the markets requirements, with minimuminvestment. Intelligent building technologiesreduce the infrastructure space needs, e.g.,

fewer conduits, control systems and controllocations, increasing the usable office space.Also, current trends clearly indicate thatoccupants/tenants value the improved servicesand environment in the building. This producesa tangible and saleable improvement to thebuilding, which is clearly attractive to anydeveloper.

This improvement is very applicable in retrofitprojects, which currently form a large part ofconstruction activity. Partial occupancy ispossible if building systems are based on a floor

or partial floor control granularity, as intelligentbuilding systems are. In fact, controls are oftensufficiently granular to provide dif ferentlighting and temperature for each individual.Occupants/tenants can then occupy someareas of the building, while other areas are stillbeing fitted out. This ability to complete thebuilding on a partial basis is attractive tocontractors who are typically paid based on thepercentage complete.

Building Owners/ Operators

Intelligent building technologies reduceoperating and maintenance costs, and allow formore effective and responsive building man-agement. These technologies can also providea single interface for the integrated buildingservices. The inherent intelligence also allows

the owner/operator to transfer some buildingcontrol to the occupant/tenant, improvetelephone services and accessibility for the enduser and facilitate security management. All ofthese changes provide operational efficienciesand the opportunity for increased revenue.These systems also provide owners/operatorswith greater operational flexibility, e.g., theability to operate several buildings from onecontrol centre, improving effectiveness whilereducing cost. Human resource departments ofthe occupants/tenants can control, via oneinterface, all staff needs for telephones, voice

mail, network access, parking access control,office lighting, etc.

An effective intelligent building technologyimplementation can therefore be operatedwith fewer operational staff, using thesecapabilities to monitor conditions and resolveproblems more effectively. For example,fixtures can be re-lamped based on actualutilization, not on elapsed time. Since occu-pants/tenants can adjust temperatures, lightingconditions and security requirements throughsuitable interfaces, operational staff need not

undertake these activities.

Building Occupants/ Tenants

Building occupants/tenants clearly prefer theup-to-date bells and whistles that differentiatepremium office accommodation from commod-ity space. What they want and are seeking iswhat intelligent building technologies canprovide. And they clearly perceive that thesefeatures bring enhanced value, although, likeconsumers the world over, they look for thebest value at the lowest price. These premium

features focus on two areas. One addresses amore comfortable environment (HVAC, lighting,access and security) and the other relates toservices and features that will improve effi-ciency and effectiveness.

Examples include reliable, ubiquitous, flexibleand highly featured broadband communica-tions, and the ability to reconfigure officespace quickly, easily and cheaply, independentof the owner/operator.

...advanced functionalityreduce operating

and maintenance costsdifferentiatepremium office accommodation fromcommodity spacethe result is a buildingthat is regarded as superior, desirable and,therefore, more valuable.


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The more comfortable environment enhance-ments include improved air quality and self-managed temperature through enhancedHVAC, on demand lighting and higher qualitysecurity that includes parking and elevators andcommon areas as well as the office space.Enhanced efficiency and effectiveness requiresan infrastructure that provides a broadband,

accessible communications facility that givesready access control by end-users to a compre-hensive suite of communication services.Another feature, which is desired, is the abilityto relocate employees within the building,without reference to the owner/operator, thusreducing the time, cost and disruption.

Building Practices

The developer/owner is concerned with thetotal cost of ownership of the building, recog-nizing that higher initial costs are clearly

justified if the result is an appropriate paybackthrough reduced operating costs and/orincreased building value. Automation reducesthe cost of operating staff. Added buildingfunctionality results in increased rents andbuilding value.

As an example, quoted figures indicate thatsupervisory and security staff needs have beenreduced by 50 percent. Since each person inthis capacity typically costs $100K annually, areduction of five staff saves half a milliondollars per year for the life of the building.

Other economies come from reduced energyconsumption, reduced theft and vandalism andmore satisfied occupants/tenants.

Owner/ Operator and Occupant/Tenant Information ExchangeOpportunities

A well-equipped intelligent building enablesthe owner/operator to exchange information inreal time with occupants/tenants. The ownercan charge for use of HVAC and electricity, andoccupants can check their respective accounts

on-line. Security arrangements can be inte-grated between operator and occupant, e.g.,visitors can be approved for access to thebuilding, to specific authorized areas in realtime, and their location and progress can bemonitored by the operator and the occupant.

The result is a building that is regarded assuperior, desirable and, therefore, morevaluable. Occupants and their employees willenjoy the benefits of such an upgraded facility

and are expected to be more productive. Staffwill be more willing to work during off hours.Owners will benefit from reduced tenantturnover and increased revenue.

Ancillary Benefits - Suppliers

Design Engineers

For the design engineer, intelligent buildingtechnologies provide enhanced functionality,facilitate commissioning and reduce depend-ency on proprietary vendors. Furthermore,intelligent building technologies providedesign engineers with better control of siteconstruction, because of fewer subcontractorsand ensure consistent infrastructure optionsand implementation.

If the infrastructure for intelligent buildingtechnologies is covered by a single contract, itis normally undertaken by a single contractorwho is responsible for both the integration andthe infrastructure.

Contractors

For the construction industry, intelligentbuilding technologies allow interchange ofvendors and manufacturers, ensure control ofconstruction costs and make testing andcommissioning easier. Intelligent buildingtechnologies can allow for building completionin stages, i.e., it becomes possible for occupa-tion of those floors of the building that are

complete rather than awaiting full completionof the building project before occupancy mayoccur.

Equipment and SystemManufacturers

The intelligent buildings market providespromising new business opportunities fortechnology developers. The development ofstandards is also promoting co-operationamong vendors. Many technologies initiallydeveloped for other markets are now finding

applications in the construction sector.For building equipment and system manufactur-ers, intelligent building te