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Intelligent Building Systems
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Article Abstract
In the early l980s, trade magazines began running stories on "intelligent buildings." Publications concerned with mechanical systems did articles on automation systems making buildings more energy-efficient. Magazines serving the communications industry told how advanced intelligent building systems like telecommunications have made buildings more efficient and therefore more intelligent.
As a result of extensive press coverage and supplier advertising, there has been growing pressure on owner/developers to build intelligent buildings. The intelligent buildings are said to be more attractive and easier to lease. Existing buildings, lacking the attractive features of the newer, more intelligent ones may lose tenants to their more intelligent competitors.
This article offers a summarized, simplified explanation of intelligent building systems for either the newcomer to the industry or someone already in the industry but specializing in one particular aspect of it.
Historical Context
The November, 1985 issue of Engineering Digest carried an article showing how steel framing and cellular steel flooring have contributed to building intelligence. Fortune, Forbes, and Business Week have all carried extensive articles on the intelligent building business.
This situation begged the question of what to do with the older, less intelligent existing buildings. In New York, the Rockefeller Center created its own telecommunications corporation to implement a sophisticated shared telecommunications system in all of its 19 buildings.
The ORBIT study carried out by the Harbinger Group of Connecticut showed that many existing buildings in North America lacked the "intelligence" to effectively handle the information technology systems used by the businesses that are tenants in buildings.
Perhaps because the industry is not yet out of its adolescence, there is not really a standard definition of an intelligent building. One developer once said that it's "a building that is fully leased." It follows then that any feature helping to lease the building fully could be considered intelligent. In the context of today's high technology needs, the features themselves would be high technology features.
One definition, which resulted from the International Symposium May 28 and 29, 1985 in Toronto is as follows: "an intelligent building combines innovations, technological or not, with skillful management, to maximize return on investment."
With this definition in mind, one can discern a means of coming up with a simple explanation of intelligent building systems. The basis of the explanation is the simple comparison of features of the "dumb" building with features now being employed in today's intelligent buildings.
High Technology
The high technology concept of intelligent building systems was introduced in the United States in the early 1980s. Although no formal definition exists, intelligent buildings use electronics extensively and are high-technology related. In fact, the National Academy of Sciences in Washington, DC had a committee dealing with "electronically-enhanced" buildings. In recognition of the electronic aspects of intelligent building systems, we can divide the operation into four categories:
- energy efficiency
- lifesafety systems
- telecommunications systems
- workplace automation
The ultimate dream in the design of intelligent building systems is to integrate the four operating areas into one single computerized system. All the hardware and software would be furnished by a single supplier who would use compatible equipment and common CPUs and trunk wiring. Such integration is far from being realized; however, several manufacturers are presently capable of supplying all four categories mentioned, all as part of a single contract.
The concept of intelligent building systems is well advanced in the United States compared to the rest of the world for the following reasons:
- In the US, the law has permitted a third party to resell telephone services.
- The main supplier/promoters of the concept of the intelligent building are almost totally in the US.
- The level of construction of new buildings is sufficiently high to permit experimentation on a large scale.
- A building described as intelligent is easier to rent.
Energy Efficiency
Intelligence with respect to energy in intelligent building systems consists of the reduction of energy use to the bare minimum. Computerized systems are used extensively. Such systems go by many names: Building Automation System (BAS), Energy Management System (EMS), Energy Management and Control System (EMCS), Central Control and Monitoring System (CCMS) and Facilities Management System (FMS).
Some strategies used to reduce energy consumption in intelligent buildings are:
- Programmed start/stop
- Optimal start/stop
- Duty cycling
- Setpoint reset
- Electric demand limiting
- Adaptive control
- Chiller optimization
- Boiler optimization
- Optimal energy sourcing
Lifesafety Systems
Intelligence with respect to lifesafety in intelligent building systems consists of the use of high technology to maximize the performance of fire alarm and security systems while at the same time minimizing costs. Lifesafety factors involved in intelligent buildings are:
- Reduced manpower dependence
- Closed-circuit television
- Card access control
- Smoke detection
- Intrusion alarms
- Emergency control of elevators, HVAC systems, doors
- UPS
Telecommunications Systems
Intelligence with respect to telecommunications in intelligent building systems consists of the offering to tenants of many sophisticated telecom features at a considerably reduced cost due to the fact that the equipment is shared by many users. Some of the telecom features involved in intelligent buildings are:
- PBX telephone system
- Cablevision
- Videotext
- Electronic mail
Workplace Automation
Intelligence with respect to workplace automation in intelligent building systems consists of the use of high-tech office automation systems to render the operation of a company more efficient. This can be done at a reduced cost to tenants by virtue of the equipment being shared. Some of the factors involved in workplace automation in intelligent buildings are:
- Centralized Data Processing
- Word Processing
- Computer Aided Design
- Information Services
Typical Services
Typical intelligent building systems services that can be offered are:
Message Center: The message center is a back-up telephone switchboard for tenants. It answers all tenants' telephones and is connected to printers conveniently located in or near the offices of tenants for immediate delivery of messages. When a telephone line is busy or doesn't answer after four rings, the message center answers the call automatically. The terminal and the center display the name of the person whose phone is ringing so that the operator can answer the call courteously and accurately. The caller's company, telephone number, brief message, time of call, and the operator's name are then recorded and immediately printed in the recipient's office.
Word Processing: Word processing includes the electronic creation, revision, storage, retrieval, and transmission of correspondence documents. With pick-up and delivery service, 24-hour document turnaround during business hours and premium one-hour turnaround, a word processing service offers convenience and economy.
Computer-Assisted Design: With computer-assisted design, the owner has accurate and easy-to-read drawings that can be used to reduce the cost of carrying out any sort of modification whether it be architectural, structural, mechanical, or electrical.
Teleconferencing: Teleconferencing is an alternative to expensive travel budgets and can be made available to the owner's tenants.
Electronic Mail: Through electronic mail, instantaneous communications can be established worldwide on a system designed to reduce cycle time and produce savings to the tenants.
Computer Services: The owner can provide computer services offering hardware and software to its tenants at a discount.
The intelligent building is clearly the building of the future. With proper marketing, such buildings will lease up more easily, and at higher rates too, by virtue of the services offered. Intelligent building owners will gain, often at the expense of other building owners.
Author
Donald A. Coggan, PE, is recognized internationally as an expert in the field of control systems design and training. In addition to consulting directly to clients in the United States and Canada, he has addressed groups throughout North America as well and in Europe and Asia. He is the originator of a design evaluation technique called "Specifying for Maximum Value" based on principles set out by the Society of American Value Engineers (SAVE). Mr. Coggan has authored numerous technical publications including a training system and accompanying software for instrumentation technician evaluation for the Instrument Society of America (ISA). He has also co-edited Fundamentals of Industrial Control, the flagship volume of the ISA's Practical Guide Series.
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