This system is for the Powerhouse at Ashby, a “crayon” proposal I came up with for a Transit Oriented Development residential/small commercial complex in response to one of BART’s TOD RFPs.
Overview of the Complex
The complex consists of 8 mixed-use buildings and an attached utility structure:
- A 20 story, hook-shaped bar-tower in the center of the complex
- A second 20 story bar-tower, this one narrower, on the east side of the complex
- A 16 story bar-tower with a ground-floor parking podium running from the south end of the complex to the central plaza
- A 12 story bar-tower on the center of the complex’s north side
- An 8 story tall building “tucked into” the northeast corner, connected to the 12-story bar-tower by a skybridge
- three 8 story tall “liner” buildings along the west edge of the complex, between the entrance to the parking podium in the bar-tower and the northwest corner, and
- a single-story pumphouse abutting the 16-story bar-tower, south of the parking podium’s driveway
Each of the high-rises has a 40’ penthouse atop it that contains:
- elevator machinery/controlgear,
- one of the stair tower exits,
- on-site water supply for the fire sprinkler system in the building as mandated by California codes, and
- pressure/gravity tanks that provide a small amount of backup domestic water supply to the buildings as well.
The pumphouse also contains a water tank in its “attic”. This is there to provide on-site water supply to the standpipes via the fire pump, as gravity tanks can’t generate sufficient pressure to run hose without being excessively tall. Both water services to the complex are brought in at the pumphouse, where they split off to feed the fire and domestic systems.
Fire Alarms
Panels
- an IPA-4000s in each mixed-use building, fitted with 2 NCF-1000s and a UDACT-2000 driving a Bosch B465 to provide a backup IP path
- and a PFC-4064 for the pumphouse, fitted with 2 NCF-1000s, 4 IDC-6s, and a UDACT-2000 driving another Bosch B465
The panels are networked together using redundant switched fiber optic networks, with one of the switches located in the pumphouse and the other located in the basement of the building in the northwest corner of the complex. Each switch is a CTC-Union IGS-812SM or equivalent with the following features:
- At least 10 SFP cages or Fiber Ethernet ports
- 24VDC power support, drawing less than 1A at 24VDC nominal supply
- and an alarm relay
The pumphouse switch is powered from, and monitored by, the PFC-4064. The switch in the northwest basement space is powered by an Altronix AL300ULX supply, while both the power supply and the switch are monitored by a PAD100-MIM on the basement SLC in that building.
Remote Nodes
Each floor, save for the ground floor, has its own notification power, Class A (not quite X) SLC, and amplifier, consisting of:
- a PSN-1000E fitted with a PAD100-SLCE and
- a DCA-10025 fitted with a BUA-1000.
The ground floor has a DCA-10025 fitted with a BUA-1000 but no SLC or PSU, while the topmost floor has a second PAD100-SLCE card in its PSN-1000E to service the penthouse.
The remote nodes are connected to the panel by Class A P-Link and V-Link wiring.
Annunciation
- Each mixed-use building has a LOC-1000 with either 3 (in midrises) or 6 (in highrises) SCUI-1000Bs and a SB-24
- However, the pumphouse has no annunciator, instead using the PFC-4064’s built-in controls for the job
Monitoring/Telecom Interface
Each panel connects to 2 monitoring paths, 1 via its builtin Ethernet port and the other via the UDACT-2000/B465 combination:
- The primary path is via a business-grade xPON ONT capable of providing at least 3 data ports and 2 MFVN voice ports from a fiber landline
- 12VDC power for this is supplied from diode-ORed 24VDC using an XP Power DDC4024S12 DC/DC converter
- The secondary path is via a Robustel EV8100 cellular gateway – this device also provides 2 data ports and a general-purpose voice FXS port.
- The FXS port on this device is split into two ports, namely one normal port and one priority port, using a Viking LSD-2 “smart” line seizure relay powered using an XP Power DDC1524S12 fed from the same diode-OR that feeds the Robustel gateway
- The antennae for this device are roof-mounted and connected to the unit using RFS DragonSkin fire-rated (FHIT.1250) coaxial cables.
- The diode-OR supplies for these units are taken from a combination of three sources:
- Source 1 is 24VDC from the FACP in the building
- Source 2 is 24VDC from the Area of Refuge system
- and Source 3 is a battery-backed 24VDC supply from the elevator communication system
Notification Appliances
The mixed-use buildings have
- System Sensor SPSWL-P speaker strobes in hallways and commercial spaces
- System Sensor SPWL speakers in regular units, and
- System sensor SPSWL-Ps with SEP-SPSWL-P expander strobes in ADA units, with the expander strobes powered from a switched supply (see below) by individual MP120KL adapters.
The regular units have their SPWLs controlled by a PAD100-SM, while ADA units have a PAD100-NAC in addition to the PAD100-SM to fire the strobes on the SPSWLs via a MDL3 sync module. Commercial bays use the same control setup as the ADA units, just without the expander strobes.
The pumphouse, on the other hand, uses Wheelock MB-G6-24-R-P bells with RSSP-24MCW-FR strobe expanders on them, driven from separate NACs on the PFC-4064.
Detection
The mixed-use buildings have Potter PAD300-PHDs at each elevator lobby, stair tower entrance, and electrical/LV closet. A PAD100-DIM on each floor monitors the floor riser assembly for both waterflow and shutoff, and a conventional pull is located at the fire panel in each mixed-use building, connected Class B to a panel I/O input circuit.
Detection in the units is supplied by Kidde 205AR hardwired residential multiple station smoke alarms, all interconnected to each other and a Kidde SM120X relay module. (One could use somebody else’s smoke alarms if they hate Kidde for some reason; it just requires swapping the relay module out to match.)
Commercial bays switch the PAD100-DIM out for a PAD100-ZM, allowing 2-wire conventional smoke detectors (I’m presuming they’re System Sensor 2WT-Bs but equivalent Hochiki detectors could be used instead) to be used in that unit in addition to monitoring the riser for that bay for waterflow and supervisory (shutoff) conditions. Manual pulls can also be used on the bay smoke/waterflow circuit, if one desires.
Additionally, each space communicating with the parking garage has a System Sensor CO1224 in it that is monitored by a PAD100-MIM; this is a life safety backup to provide notification of CO conditions in case the parking garage ventilation system dies. The tenant services/management office in that building has smoke detection as well, supplied directly by a PAD300-PHD on a PAD300-RB that controls the closer/holder on the management office entrance door.
Finally, the pumphouse has a pair of System Sensor COSMO-2Ws on a COSMOD-2W to detect both smoke and CO conditions and pass those onto the main panel there, with one detector located in the pump room and the other located in the emergency generator room.
Supervisory
The unit smoke alarms are supervised by a RIBMNU1C whose 120V coil input is hung off the front (NO) contact of the SM120X. This contact also provides 120V power to the expander strobes in the ADA units.
The RIBMNU1C, in turn, provides NO contacts to one of the IDCs on a PAD100-DIM to generate unit-specific supervisory signals. This supervisory IDC is also connected to the waterflow switch in the unit riser (we’re already alarming via the floor riser waterflow switch, so this is merely a convenience signal for annunciation purposes.) The other IDC on the PAD100-DIM is used to supervise the shutoff ball valve in the unit riser assembly.
The water tanks on the high-rises have a full set of supervisory circuits (and then some), consisting of:
- A Potter PS15-2 pressure switch set for independent high-high (overfill) and low-low (tank empty), with both contacts feeding a PAD100-DIM
- A supervisory switch on the tank isolation valve, connected to a PAD100-MIM,
- and a 4-20mA loop for primary tank level sensing and alarming. This contains (since Potter doesn’t make an equivalent to the Notifier FMM-4-20):
- a guided-wave level sensor, mounted in the bottom of the tank
- an XP Power DDC1524S24 DC-DC converter to regulate the 24V supply to the trip amplifier and isolate the DC supply to the loop itself,
- A Phoenix Contact PTCB E/24DC/0.1NO to protect the loop from a gross short circuit condition,
- a LPM1-A-PNL 5 digit loop powered panel meter located at the fire command center (along with the rest of the receiving hardware),
- a FC-3RLY4 trip (setpoint amplifier) set up as follows:
- channel 1 is closed when the tank is full,
- channel 2 is closed when the tank has less than 15 minutes of water available,
- channel 3 is closed when the tank has less than 60 minutes of water left,
- and channel 4 is closed when the loop signal is “live” (>= 4mA)
- a PAD100-DIM that is connected to the first two trip amplifier channels,
- and a PAD100-MIM that is wired to indicate a supervisory if Channel 3 is closed and a trouble if either Channel 4 or the short-circuit protector indicates an open. (As far as I can tell, a FMM-4-20 won’t give you a ground-fault trouble for a ground on the 4-20mA loop, so this should be fine?)
Fire Doors and Elevator Recall
Elevator recall in each building is handled by the main fire panel, using a PAD100-TRTI for the recall outputs (main and alternate) and a PAD300-PHD in a PAD300-RB for the “fire hat” detection in the machine/control space.
The fire doors that subdivide the 4th thru 8th floors in the center liner building are closed by relay outputs from PAD300-RBs on the elevator recall smokes on the floors in question, which are also the primary source of information the panel uses when closing those doors. These drive standard door electromagnets, as the “floating door” feature of the 4310ME is not needed on a set of doors that are intended to only close during a fire.
Smoke Control
Smoke control in the mixed-use buildings consists of stairwell pressurization systems in each stair tower as well as a smoke exhaust stack in each building. Each stairwell has single-point injection at the second floor using a Greenheck direct-drive fan with VariGreen controls, controlled by one of the relays in a PAD100-TRTI module. The other relay in the module, in turn, is used to drop the doors in the stair tower, which are held open by standard electromagnets. Power for the stair tower doors comes from a 24VAC control power transformer and is wired through a PAM-1 relay module.
The VariGreen controller is also responsible for controlling the intake damper for its associated fan and supplying auxiliary 24V power to its associated PAD300-DUCTR duct detector. A MS-KA/P/R remote test switch is provided for the duct detector, and the duct detector relay is used in series with the fan relay in the PAD100-TRTI to disable the fan if the intake ingests smoke.
Supervision of the fan and damper is provided using a thermal-diffusion-type airflow switch monitored by the PAD100-TRTI. A non-ready state on the drive triggers a trouble on the airflow switch circuit, while the other circuit on the TRTI is used to monitor the intake damper switch.
Pressure relief in the stairwell is provided autonomously by a penthouse-wall-mounted barometric damper that is monitored by a PAD100-MIM on the penthouse SLC. Air volumes provided by the pressurization system are sufficient to pressurize the stairwell to 0.05" WC with the exterior stair door and 2 interior stair doors open.
Smoke Relief
The other half of the smoke control system is the floor relief system; this consists of a damper on each residential floor that connects to a common exhaust duct with a Greenheck belt-drive upblast fan and matching VariGreen motor located on the rooftop.
The fan is controlled from a set of auxiliary damper switches (it turns on full bore whenever a relief damper opens up) but is supervised by another PAD100-DIM on the penthouse SLC, with one side of the DIM connected to a ready contact on the drive and the other IDC connected to the “fan requested” signal. The dampers, though, are controlled and supervised directly by a relay and an input from a PAD100-TRTI, with the other relay on the TRTI used to shut down the HRV/ERV and HVAC for that floor’s corridor.
Emergency Communications
Each of the mixed-use buildings has the following ECS systems in it in addition to the voice evacuation support:
- An IP-based elevator voice/video/text communication system, connected to data ports on both the ONT and the Robustel via an Ubiquiti EdgeRouter-X powered from the elevator emergency communications 24VDC supply
- A Space Age Electronics LifeGuard SHIELD area of refuge system at all main elevator landings
- This system is powered from its own battery-backed 24VDC supply
- Its power supply trouble relay and alarm relay are connected to the fire alarm system via a PAD100-DIM
- It is connected to a Viking LVR-1 that selects between an ONT voice port and the priority voice port on the LSD-2 (which in turn feeds the Robustel’s FXS port)
- A Bi-Directional Amplifier (of undetermined make) that feeds internal antennae throughout the building on an as-needed basis
- The BDA has its own annunciator…
- and its own alarm relays, too; these are monitored by a trio of PAD100-DIMs
- The RF cabling for the BDA is all done using RFS DragonSkin fire-resistant (FHIT.1250) coaxial cables in order to provide Level 3 pathway survivability
- and a two-line analog telephone (Teledex Opal Trimline 2, Telematrix Marquis Trimline 2L, or VTech 2321) is present in the fire command center, with one line connected to the remaining FXS port on the ONT and the other line connected to the non-priority port on the LSD-2.
Suppression
All buildings in the complex are fitted with dedicated Class I standpipes (except for the pumphouse) and are fully sprinklered:
- Residential spaces and corridors are sprinklered at Light Hazard densities
- The office area on the ground floor of the central building and mechanical spaces outside of the pumphouse are sprinklered at Ordinary Hazard Group 1 densities
- Commercial tenants are sprinklered at Ordinary Hazard Group 2 densities, and so is the parking garage in the southernmost building
- And the pumphouse is sprinklered at an Extra Hazard Group 1 density due to the diesel emergency generator, although with a reduced water supply time of around 20-30 minutes when running on stored water compared to the 1+ hour supply available for all other spaces.
Tank filling for the high-rises is handled from the primary standpipe riser via an express riser from the fire main loop, a check valve, the isolation valve for that tank, and a Cla-Val altitude valve that performs fill control autonomously. A pre-pump feed is also fed into the sprinkler riser of each building via a check valve on the floor above the commercial spaces; this provides limited sprinkler protection to the midrises should the fire pump fail.
The pumphouse tank is also filled via an isolation-and-drain arrangement and a Cla-Val altitude valve. The pumphouse sprinklers, in turn, are fed from the sprinkler riser of the southernmost high-rise via a separate riser assembly located within the pumphouse itself.
Fire department connections are present at all buildings, including a large-capacity FDC at the pumphouse, capable of interfacing with 5" LDH and even the 12" VLDH of the Berkeley Auxiliary Water Supply System (BAWSS).
Fire Pump Control & Supervision
The fire pump and emergency generator system that serves the complex’s fire main loop consists of the following:
- An electric drive horizontal split case fire pump driven by a 150HP (yes) motor
- A Master Controls MCVRT-150-46 variable-frequency reactor-bypass controller with integrated transfer switch
- A dedicated feed from the Cummins C175D6 backup generator for the complex to the generator side of the transfer switch
- A 150HP fire pump disconnect on the utility side of the fire pump controller (per PG&E requirements)
- A 3/4 to 1HP jockey pump with a Master Controls JPCV controller
- and the aforementioned PFC-4064, with its IDCs connected as follows:
- A bundle of 8 IDCs heads off to the various switches on the fire pump controller
- A bundle of 4 IDCs heads off to to the generator’s trouble relays
- Each double check valve (there are 3) has its own IDC
- The bypass valves, jockey pump isolation valves, and fire pump isolation valves have their own IDCs,
- the COSMOD is connected to a pair of IDCs (of course)
- the riser assembly for the pumphouse is also connected to a pair of IDCs
- Two Potter PS10 pressure switches are connected to IDCs
- One of these provides a low-suction-pressure alarm for the fire pump
- While the other provides a low-water-level signal for the standpipe supply tank
- and a Potter RTS-O is connected to an IDC to provide a freezestat for the pumphouse.
The pumphouse also contains a B&G/Xylem DP-66SVX2 X3 variable frequency pump rack that provides domestic water pressure throughout the complex.
Additionally, there is also a two-line analog phone in the fire pump room; this phone connects to a voice port on the ONT and to the FXS port on the fire pump room Robustel gateway.
Parking Garage Ventilation and Alarm
The parking garage space has a demand-controlled exhaust ventilation system in it:
- A Greenheck direct-drive wall fan with a VariGreen motor exhausts air from the space and directs it out south of the pumphouse
- A PAD100-MIM supervises the fan and drive for non-readiness
- A set of grilles on the north wall of the building serve as passive air intakes
- A set of SPSWK-Ps on weatherproof backboxes provide alarm notification for the garage
- And a Macurco CO/NOx gas alarm system provides the primary control for ventilation functions, consisting of:
- A DVP-120C control panel
- A set of at least 3 CX-6 CO/NOx combination detectors with MRS-485 Modbus backpacks for connection to the DVP-120C
- And a PAD100-DIM that provides alarm and supervisory inputs from the DVP-120C to the fire alarm system.
The garage also contains an Eaton 3BR4242LC225 subpanel with a 225A contactor main; this supports the 8 EV charging spaces at the south end of the garage using Eaton EVCIs. The contactor is energized from a 120V circuit via an E-Stop button and a PAD100-RM; this allows the fire alarm to turn the EV chargers off to avoid dumping more energy into an already-burning battery.
Misc. Unit Life Safety & Security
The door to each apartment is fitted with a LCN 4310ME closer with a the stock 3077SF arm on it. This closer is powered from the back (NC) contact of the SM120X relay in the unit. This is done to provide what is essentially transparent operation for unit doors and thus eliminate the common temptation of wedging or otherwise blocking doors open.
The apartments are also fitted with a hardwired video entry/intercom system based on PoE SIP hardware. It consists of a Grandstream GSC3570 indoor control station in each apartment with:
- one of its inputs connected to the outside doorbell button for that unit
- its alternate Ethernet port connected to an IP pinhole camera with SD card support (AXIS P1245 Mk II or equivalent) with:
- the camera module mounted adjacent to the doorbell button
- and the indoor unit for the camera mounted with the control station
- and a 12V PoE splitter (Altronix NetWay3012 or equivalent) powering both the camera and the control station from the incoming PoE power
networked to the following building-wide hardware:
- A 2N IP Style entry panel with a secure card reader fitted inside the lobbies of the larger mixed use buildings (the four high rises and the center liner building)
- A 2N IP Verso 2.0 entry panel inside the lobbies of the smaller mixed use buildings (the northeastern corner building and the northern and southern liner buildings) with a
- camera
- touchscreen directory panel
- secure HF-RFID/NFC reader
- and inductive loop module all fitted
- A 2N IP Verso 2.0 entry panel with a camera and touch-keypad/HF-RFID reader fitted inside the secondary vestibules of the larger mixed use buidlings and the northern liner building
- A system of PoE switches, one per floor in the larger buildings and one per building in the smaller buildings, powered from ordinary mains power
- Dedicated fiber links from the trunk switches in the larger buildings and the trunk ports in the smaller buildings to a central switch
- A central control computer in the tenant services office that manages the whole system
- Connections from the direct relay outputs of the IP intercoms to the panic/duress inputs on each building’s intrusion alarm panel
- A power supply for the intercom side of the system that consists of the following:
- An Altronix power supply, either:
- An AL600ULX in the larger buildings (the high-rises + the northern and center liner buildings)
- or an AL175ULX in the small buildings (southern liner building and northeastern corner building)
- that is set for 24V,
- fitted with a VR6 + PDS8CB to provide power-limited 12V supplies to the intercoms in addition to the 24V for the locks (the 2N IP Styles require 2 PDS8CB outputs in parallel, while the other intercoms are happy on 1)
- equipped with 2 7Ah batteries to provide a modicum of holdover time while the generators start
- monitored for AC and battery failure by Zone 5 on the building’s burglar/intrusion alarm panel
- and powered from the building’s standby system.
- This supply also provides 1A (small buildings) or 1.5A (large buildings) of 12V power for additional IP cameras in the building lobbies that are connected to the door-entry network
- And connections from the IP intercoms to their respective doors, made using a 2N secure relay module wired as follows:
- This relay takes its input and power from the “wet” door output on the corresponding intercom
- And its NO and C contacts switch 24V lock power from the power supply to an ACSI Gemini 8500-M1-PUL-L9080 storeroom function, frame-actuator-controlled, locked-outside-only mortise lock
This system is designed to work with the dormakaba RFID key clip system, allowing tenants to use the RFID tag clipped to the bow of their key to “buzz in” to the building then use their key to enter their apartment. This provides users with the convenience of a single credential on their keyring, although it comes at the cost of requiring one of dormakaba’s high-end European key systems, such as the Kaba star cross.
ADA Units
The designated ADA units in the complex have System Sensor SWL-P strobes set for 15 cd and fitted with LENS-G2 green lenses mounted in the bedrooms and living room. These strobes are run from the 12V supply provided by the POE splitter and are switched through the GSC3570’s output relay to provide visual indication for the doorbell and intercom system in the ADA units.
(continued after my grouphome post…)