Anyone who has visited Mexico City recognizes it as a culturally rich and dynamic megacity, boasting a population of over 25 million people who predominantly speak Spanish. This bustling metropolis is filled with international organizations, multinational corporations, and transregional conglomerates that are integral to the daily lives of its residents.
Our team of consultants was specifically chosen by one of these prominent companies to assess the feasibility and viability of their existing building automation system (BAS) across a portfolio of commercial properties. Our mission was clear: to design and implement an innovative BAS tailored to meet their unique needs and specifications.
With over 15 years of experience as an international consultant, I have successfully undertaken projects across North and Central America, Europe, and North Africa. While I have achieved fluency in English and German, I acknowledge that I have not mastered Spanish. However, it is crucial to note that BAS operates independently of language barriers.
What is a Building Automation System (BAS)
BAS is the centralized control of a building’s heating, ventilation, air conditioning, lighting, and other essential systems. The objectives of smart BAS are significant: to enhance occupant comfort, ensure efficient operation of building systems, lower energy consumption and operating costs, and prolong the lifespan of utilities.
Background of BAS Projects
Reforma 265: Completed in 1996, this striking 29-story office tower spans nearly 28,500 m² and is a leading architectural marvel in its submarket. Situated on the renowned Paseo de la Reforma and adjacent to the Mexican Stock Exchange, it is surrounded by many of Mexico’s tallest buildings.
Montes Urales I: Finished in 1998, this sleek 6-story office tower, encompassing approximately 11,700 m², is in the prestigious Lomas de Chapultepec district on the western edge of Mexico City. Noteworthy for its futuristic glass façade and flexible space design, it sets a standard in modern architecture.
Dos Patios: Completed in 2004, this Class A 5-story U-shaped building features a striking green courtyard and a premium glass façade that floods the interior with natural light. Located strategically in Polanco, one of Mexico City’s most desirable property markets, Dos Patios covers an impressive 29,865 m².
In each of these instances, the existing BAS has reached the end of its useful life, making an upgrade essential. We were committed to integrating advanced energy metering, sustainability features, and energy resilience capabilities aligned with ASHRAE Guidelines 13, 36, and Standard 135.
ASHRAE Guideline and Standards for BAS
ASHRAE Guideline 13: This essential framework specifies, designs, and documents BAS for HVAC systems, addressing critical components such as hardware performance, installation, training, and communication. It serves as a vital resource for professionals striving to standardize the design and documentation of BAS in HVAC applications, focusing on system architecture, hardware performance, training, and performance monitoring.
ASHRAE Guideline 36: This guideline provides a definitive approach to high-performance operational sequences for HVAC systems, offering detailed guidance on designing, constructing, and commissioning HVAC control systems in line with the latest technology and industry best practices.
ASHRAE Standard 135: Known as building automation and control networks (BACnet), this standard establishes the communication protocols necessary for BAS. It delineates a framework for transmitting encoded data between devices, facilitating interoperability among systems from different manufacturers—a previously unattainable capability before BACnet’s introduction.
Phases of the BAS Projects
Phase I – Owner Project Requirements (OPR)
In this phase, we discussed the project goals with the Owner and established the Owner Project Requirements (OPR). We specifically focused on implementing an open-protocol BAS to minimize reliance on a single manufacturer. The existing systems, installed two decades ago, were plagued with operational and calibration issues, and many components were no longer manufactured, necessitating an upgrade.
Phase II – Schematic Design / Outline Specification (BOD)
Upon receiving approval of the OPR from the Owner, we prepared a simplified BAS schematic design and an outline specification. We also updated the BAS Architecture Tree Diagram to include all data points related to the main HVAC equipment, elevators, electrical systems, CCTV, building access, and water systems. The design integrated the Owner’s wish list for advanced energy metering, sustainability, and energy resilience features, as well as the requirement for open-source compatibility. We revised the BAS schematic design and outlined BAS specifications based on the Owner’s feedback, ensuring the final design adhered to the Owner’s budget.
Phase III – Bid, Evaluation & Construction Documentation (CD)
After obtaining approval of the Schematic Design and Outline Specification from the Owner, we used these documents to prepare bid requisitions by:
- Conducting a building walkthrough with the selected bidders.
- Coordinating the final submission of fixed budget estimates for all construction costs from the bidders.
- Assisting the Owner in reviewing bid requisitions for completeness and correctness.
- Preparing an evaluation matrix to aid the Owner in selecting a Contractor.
- Coordinating the Contractor’s preparation of BAS Construction documents, which included floor plans, control diagrams, control sequences, and points lists.
- Reviewing the Contractor’s construction documents to ensure they incorporated the Owner’s comments, facilitating a final approved design. We included all specifications and detailed schematic drawings necessary for removing the existing control systems and constructing the new BAS.
Phase IV – Construction and Post-Construction Phases (CA)
Once the Owner approved the bidding phase, we moved on to the construction phase and post-construction phases, which included:
- Review and approve all shop drawings, submittals, and contractor coordination drawings for compliance with the contract documents.
- Participated in periodic site observations as required, providing written reports of each visit to inform the Owner about relevant events tied to the Contractor’s applications for payment and verifying that the work was performed in accordance with the contract documents.
- Prepared punch lists and conducted follow-up inspections to confirm the Engineer’s acceptance of the corrected work and follow-ups on punch list items.
- Developed testing and commissioning criteria and activities, which we shared with the Owner and Contractor for the BAS testing and acceptance procedures. While on-site, we directed all BAS testing, acceptance, and commissioning activities and prepared reports on those activities.
- Verify that training provisions for the new BAS were adequate for the Operations and Maintenance (O&M) personnel and that documentation was available for future training.
Reviewed warranties and other contract completion documents submitted by the Contractor for compliance with contract specifications.
Regardless of the building’s type, age, or installed BAS, there is a guideline framework for specifying, designing, and documenting building automation systems for HVAC. This means that standardization of any BAS implementation is achievable and implementable globally.
With performance monitoring and fault detection and diagnosis increasingly becoming standard requirements for BAS, alongside the widespread adoption of data communication protocols such as BACnet, it is not crucial to speak the local language of the project location. What matters most is that the BAS can effectively communicate in any environment.
Upgrade or design a smarter BAS with our expert team – ensuring a sustainable, efficient, and modern system tailored to your building’s needs.
