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Integration for Cost and Environmental Control Real Time and Flexibility Signal Intelligent Buildings
May, 2007
By Rawlson O'Neil King
Intelligent building technologies can enhance the building environment for occupants, while controlling costs. Integrated communication and control systems allow building operators to employ a single interface that can control a network of disparate building automation systems, which typically comprise electronic equipment that automatically performs specific facility functions. These systems are designed to improve end user security, control and accessibility with the aim of increasing worker productivity and user comfort levels.
"For commercial developments, intelligent building technologies can result in above-market rents, improved retention, higher occupancy rates, and lower operating expenses," says Paul Ehrlich, President and Founder of the Building Intelligence Group.
The commonly accepted definition of a building automation system (BAS) includes the comprehensive automatic control of one or more major building system functions required in a facility, such as heating, ventilating, and air-conditioning systems. Automated systems include a collection of sensors that determine the condition or status of parameters to be controlled, such as temperature, relative humidity, and pressure
Similarly, output devices impart electronic signals or physical action to the control devices, which may be electric relays or damper and valve actuators. The sensors and output devices are connected either to a unitary controller or to a distributed processor.
Unitary controllers are limited to the needs of an intended function and, thus, have limited capabilities, such as memory size. Distributed processors can accommodate the requirements of several unitary controllers, as well as connect directly to input and output devices.
Intelligent-building technologies revolve around the use of distributed processors that constitute integrated systems. Integrated systems bring a modicum of centralized and simultaneous control over lighting, security, heating, ventilating, air conditioning, fire suppression and other building systems that form the crux of any intelligent building system.
Using such advanced intelligent building technology provides both property managers and tenants with a comprehensive access and security system that can effectively and efficiently exchange information with other building systems. Fully integrated functionality makes it possible to open doors, notify responsible staff of unwanted intrusions, and ensure that lighting, fire and other building-management systems are informed of personnel that enter or leave the building. This information then can be used to manage the local environment and resulting energy consumption.
Most intelligent-building systems are characterized by:
* standardized building wiring systems that permit full building control over a single infrastructure
* higher building value and leasing potential via increased individual environmental control
* consumption costs that are managed through zone control on a time-of-day schedule
* tenant control over building systems via computer or telephone interface
* comprehensive tracking of tenant after-hour use for charge back purposes
* a single human-resources interface that modifies telephone, security, parking, local-area network, wireless devices, building directories, etc.
Increasingly, intelligent building technologies are noted for their capacity to concurrently carry both a tenant's voice and data communications over the same wiring infrastructure that carries building control data. Many industry insiders say that an intelligent building should have high-speed wiring, real-time communications, real-time information, real-time services and real-time integration. Generally, an intelligent building also should be flexible.
"A good intelligent design should incorporate flexibility to allow for easy change," Ehrlich notes. "Examples of this type of design characteristic include CLA (communications, life safety, automation) structured cabling design and open space with movable or demountable partitions. An intelligent building needs to be designed to meet the needs of initial occupants and be flexible to meet the needs of future occupants."
The Continental Automated Buildings Association (CABA) is offering new tools to aid the design of intelligent buildings. CABA's Building Intelligent Quotient is an online ranking tool that evaluates and measures the value of intelligent building performance and provides a design guide for integrating building intelligence in new building projects. CABA's Life-Cycle Cost Analysis Tool is a set of online cost calculators designed to provide detailed cost models and associated lifecycle cost analysis for commercial offices, educational and governmental buildings.
The preceding article is reprinted from Homes & Buildings, Spring 2007. Rawlson O'Neil King is Communications Director with the Continental Automated Buildings Association (CABA). For more information see the web site at www.caba.org.
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