A Closer Look

Raytheon inherited a system from the previous tenant that was both inefficient in design and implementation. Consisting of 800 VAV boxes, 8 Roof Top Units (RTU), and 4,100 I/O devices, overcoming these design shortcomings would be the first hurdle to achieving project goals. BCM worked with the Raytheon Facility Engineering department to propose and implement design changes to achieve operational efficiency and energy conservation changes, including:

• Aggressive system scheduling revisions.
• Adding individual space overrides accessible via IP
• Increasing space heating and cooling setpoint differentials to +/- 4°
• Enthalpy economizer / wet-bulb/discharge reset control of existing rooftop units and computer room air conditioners via return air duct humidity sensors
• Adaptive occupancy demand control ventilation via CO2 space sensors
• Occupancy sensors installed in the (75) conference rooms
• Lighting control optimization with telephone override
• Duct static pressure reset in free cooling mode
• DX cooling discharge temperature reset
• Temperature setpoint reset of AHUs while in DX cooling mode to reduce fan energy use

Through the solutions implemented by BCM, Raytheon was able to reduce the HVAC energy bill by nearly half while realizing an ROI in less than 18 months.

Additional Service and Energy Conservation
As a result of the Presidential Way’s success, Raytheon asked BCM to evaluate their largest US manufacturing facility in Andover, Massachusetts. This facility has over 1,000,000 square ft. of office and manufacturing space. Although the building automation infrastructure is Johnson Controls, BCM was selected to be the control service provider. BCM personnel are on site every week to assist Raytheon facility personnel with system upgrades, additions, troubleshooting, engineering and training. In addition, BCM has teamed with the Raytheon Energy Division to propose significant energy conservation measures for future implementation.

Integration at BBNT Cambridge Campus
BCM expanded its relationship with Raytheon with the installation of an integrated HVAC, card access, security and elevator control system at Raytheon BBN Technologies (BBNT), a 3-building campus in Cambridge Massachusetts. Two workstations with over 1000 points of customized campus data allow BBNT personnel to manage their operational and energy needs efficiently and effectively.

BCM is proud of our continued relationship with Raytheon and our contributions to their pursuit of energy efficiency across their campuses.

A Closer Look

CO2 and Occupancy Strategies
CO2 sensors were installed to limit ventilation energy use only when room conditions required it. If only one occupant is in the room, minimal ventilation is required. Add 20-30 more occupants and CO2 levels will rise quickly. CO2 sensors enable the control system to reset variable air volume (VAV terminals) and the outside air dampers on air handling units to minimum positions to satisfy CO2 demands.

Occupancy sensors were also installed enabling the control system to set VAV terminals to minimum air volume during unoccupied times.

Hot Water System
Variable Frequency Drives (VFDs) were installed on the pumps which supply hot water to terminal reheat coils. Instead of pumping a constant volume of water, the volume is now reset through the control system based on the number of reheat valves in use as well as the outside air temperature.

Chilled Water System/Air Handlers
A similar approach was used in regard to chilled water usage. Through control system algorithms the volume of chilled water utilized in the building is now precisely matched to the position and quantity of air handling unit chilled water valves. In addition, air handling unit discharge temperatures and static pressures are now reset based on outside air temperature and building occupancy.

Condenser Water Temperature
Finally, algorithms were implemented to reset the condenser water temperature based on outside air enthalpy and chiller demand. The condenser water temperature reduction then reduces cooling tower fan usage, thereby reducing overall chiller plant energy consumption.

Through the implementation of these Energy Conservation Measures, Northeastern University has realized a 13.89% decrease in energy consumption over the previous year. This demonstrated success has propelled Northeastern to invite BCM to expand this concept throughout the campus.

BCM is proud that these efforts helped contribute to Northeastern ranking number two on the UI Green Metric Ranking of World Universities and as one of the top 15 “Green Colleges” in the nation in the Princeton Review.

A Closer Look

Innovative Strategies
Because MGH wants to minimize energy costs, provide patients with optimum comfort and high indoor air quality as well as monitor critical systems, they turn to BCM for innovative and reliable building control strategies. In response, BCM has offered a multitude of solutions including using the MGH Ethernet network to connect the DDC controls of 18 buildings to a primary file server on the Boston campus with an automatic backup file server located remotely at the Charlestown campus. Other solutions involved the design of an alarm management system with a call-list database to simplify monitoring and response by operations staff and “LCD Display sensors” custom programmed for staff to easily adjust Operating Room temperatures. In addition, BCM provides weekly training that allows MGH staff to interact at a high level with their DDC system.

A Continuing Relationship
MGH awarded BCM the HVAC Controls project for the 10 Story Lunder Building for Inpatient Care, as well as a 6-story underground garage. This 500,000 sq. ft. project included the installation of controls for a 2,500-ton Chiller Plant, 13 custom-built Air Handling Units (total of 500,000 CFM), 800+ VAV/Fan Coil Units, Energy Metering, Carbon Monoxide control as well as Generator and Fuel Oil System Monitoring. In celebration of MGH’s bicentennial, the Lunder Building implemented an expansion in Operating Room Suites and the Emergency capabilities of the hospital.

BCM was also the chosen provider of HVAC and Lighting controls for the Charles River Plaza, which contains over 350,000 sq. ft. of research and laboratory space. Specifically, BCM installed controls for a 3,200-ton Chiller Plant, a Boiler Plant, and air handling systems conditioning 500,000 cfm of makeup air. Extensive control and monitoring of the Vivarium floor, including 28 animal holding and procedure rooms are incorporated into the project. There are also over 500 critical laboratory alarms for equipment such as environmental rooms, incubators and freezers. Additional controls include more than 1,000 VAV/Fan Coil Units, smoke and space pressure control and monitoring of dual Generator/Fuel Oil Systems.

Many thanks to MGH for a successful working relationship.

A Closer Look

Innovative Strategies
In addition to the enhancement of video capabilities, the MBTA also required effective real-time data utilization across multiple platforms and inter-agency information exchange. In case any incidents were to arise, the ability to share information with first responders and to dispatch resources to where they were needed most was a necessity. To meet the MBTA’s complex security needs, BCM interfaced with an existing Physical Security Information Management (PSIM) platform.

The PSIM software helps the MBTA collect and analyze information from all security systems and devices to determine if there is a situation. Once a potential situation is identified, the software displays the relevant information (video, audio, text, maps, pictures and data) for instant verification and automatically presents the tools, information and step-by-step instructions to resolve the situation.

From dispatching responders and communicating with field personnel to updating traffic signs and rerouting traffic to streaming real-time information and video to mobile devices, the MBTA’s PSIM software can manage the situation.

BCM’s programming interaction with the MBTA’s highly complex PSIM software has:

• Enhanced emergency preparedness and response times
• Improved safety of transport environment
• Enabled management and correlation of data from a variety of sources and devices
• Allowed inter-agency information exchange
• Provided responders with real-time information

BCM Controls is proud of our continued relationship with the Massachusetts Bay Transportation Authority and our contributions to keeping millions of T riders safe.

A Closer Look

Energy Management System

Through construction and energy retrofit projects, constant volume air side and water side
systems were changed to more efficient variable volume systems. BCM partnered with BP,
consulting engineers and mechanical contractors to implement control infrastructure for these systems. Variable Frequency Drives (VFDs) were installed and now control hot and chilled water plants as well as condenser water loops. BCM converted the cooling tower fan control from 2 speed to variable speed. VFD’s and associated controls were retrofitted on 2-speed air handling units. Thousands of stand-alone controllers maintain precise environmental conditions for individual office spaces. This “smart building” system also includes control of lighting systems, monitoring of backup generators and fuel levels for all buildings on the complex.

Metering

BP leveraged the “smart building system” for its metering needs. BCM established electrical, steam, chilled and condenser water monitoring systems so that BP can accurately bill tenants for utility consumption with reports tailored to BP’s billing needs.

Service

The Prudential Center building automation server distributes information to five workstations on campus and is utilized as a hub for monitoring and controlling additional BP sites with EMS throughout Northeastern Massachusetts.

BCM Controls continues to partner with BP on construction and energy conservation projects. In addition, BCM assists BP in its day-to-day operations through a comprehensive service agreement.

A Closer Look

BCM Controls integrated the system at the BCEC, building it around a large-scale IP video surveillance management system designed for multi-site / multi-server NVR and camera management applications. While a video client was originally the main monitoring and investigation interface, the BCEC has since seamlessly migrated to a high performance video client delivering:

• Instant playback of a single camera with other cameras for spot monitoring
• Optical and digital PTZ via a virtual joystick
• One-way audio
• Carousel functionality to provide full interaction with any other wide window
• Event investigation and reporting; and push video upon an event.

To select a new surveillance system, the BCEC formed an evaluation team consisting of Public Safety Department managers and Information Technology Department managers in the network and database fields. With the assistance of BCM Controls, the team evaluated several technologies considering usability, functionality, and network compatibility.

Budget was an important aspect in the evaluation, including initial costs and the potential for future expansion. To answer all the challenges of this project, the team sought an open architecture platform with the ability to integrate with other systems such as fire and alarm.

Through a 30-day on-site demonstration and product review, BCM Controls showcased the ability to produce the ideal solution while addressing budgetary concerns. The BCEC estimates that the system has saved approximately 40 to 60 percent per new camera installation by eliminating the extensive “home run” wiring required by analog cameras.

The IP video management and control software system provided by BCM Controls has been integral to the security and public safety solution at the Boston Convention and Exhibition Center.