The 300,000 square foot former manufacturing facility, located in Andover, MA, was converted into a high-tech financial services center featuring state of the art mechanical, electrical and control systems. The fast track renovation required a building automation system with the ability to provide complex emergency backup sequencing to achieve Putnam’s goal: the communications and data center be fully operational at all times. Under phase 1 of the project, the entire central plant and data center was operational in only 3 months. Working closely as a team with Putnam, BCM designed and installed an Andover Controls Building Automation System which provided Putnam with the solution to its critical operational requirements.

Putnam’s Andover Continuum system includes a file server and three workstations. Infinity monitors and controls over 2,000 points on nearly 400 Andover controllers within the facility. The building, designed to house up to 1,800 employees, consists of 7 connected “pods”; each pod served by its own air handler and roughly 40 VAV boxes. The facility’s chiller plant includes 1700 tons of cooling capacity provided by 3 water-cooled and 2 air-cooled chillers with a free cooling heat exchanger.

Six zones of lighting in each pod are also controlled by Infinity. A telephone interface system for use during minimal occupancy hours allows an employee to select HVAC and lighting in a desired zone and provides both for the selected duration.

Three generators, monitored by Continuum, maintain the building’s full operations. When the building is switched to emergency power through its generators, the Andover Controls system enters its Emergency Operation Mode within seconds. The system sheds HVAC and lighting electrical loads through a preset and detailed sequence in order to keep the most critical areas operational and comfortable for as long as possible. Infinity’s workstations, network controllers and central plant controllers are all on UPS power.

As the generators are loaded above 80% of peak capacity, one third of the lighting is switched off. As the generators are loaded above 90%, two thirds of the lighting is switched off and most of the AHU’s are shut down. BCM programmed control strategies to satisfy a matrix of 30 outside air conditions and power availability possibilities. BCM also implemented extensive HVAC system failure sequences to overcome the failure of any chiller, pump, or tower.

Based on outside air conditions and cooling load, various chillers are assigned an operating sequence (lead/lag). If one or more generators fails, the control system quickly changes the chiller sequencing to allow the data center, communications rooms, and other critical areas to remain on-line, even if only one generator is operating. Lighting and air handlers are shut off as necessary.

Putnam’s sequence of operation is complex due to its ability to handle various HVAC and power failure modes. System operators can understand its operation because BCM custom designed graphics that simplify system operation.

When Putnam Investment’s critical operations required a control system with the ability to handle complex emergency backup sequencing while remaining user friendly, BCM engineers were able to produce the desired results using Continuum’s sophistication and flexibility.

Many thanks to Putnam Investments for a successful working partnership.