Self-Storage
Self-storage looks simple until the humidity climbs, the dry-pipe valve trips in February, or a duct run blocks a sprinkler head. We deliver lean MEP design, prepared for your engineer of record’s review — conditioned units that hold humidity, NFPA 13 coverage coordinated to the commodity classification, and the security power storage runs on — built to repeat cleanly across a portfolio behind your seal.
Lean Systems, Repeated Across a Portfolio.
Self-storage MEP is an exercise in discipline: spend where it protects the goods and the asset, and nowhere else. Climate-controlled space lives or dies on humidity control, not just temperature; the sprinkler system has to suit Group S-1 storage and split wet from dry where drive-up zones can freeze; and HVAC routing can't obstruct sprinkler coverage. We engineer that balance to repeat site to site, coordinated with your team and sealed by the licensed engineer of record on your project.
Climate Control & Dehumidification
Conditioned units that hold humidity, not just a thermostat setpoint.
- Conditioned-unit design to an owner-selected target band (for example 55–80°F, relative humidity held below 55–60%) to reduce humidity-related mold and mildew risk, with condensation checked against surface temperatures
- Dedicated dehumidification sized for the local climate, not assumed away by the cooling coil
- Packaged RTU, split-system, or DOAS selection matched to corridor-and-unit geometry
- Vapor-retarder and envelope coordination so the mechanical system isn't fighting the building
- Corridor ventilation and pressure control for enclosed climate-controlled buildings
- Freeze protection for the conditioned envelope and any wet piping in cold climates
Energy Code & Semi-Heated Strategy
Get the space classification right and the rest of the energy path follows.
- Conditioned vs. semiheated space classification per ASHRAE 90.1, so we confirm the adopted code first: semiheated relief where 90.1 governs or is used as the permitted IECC alternative path, and the adopted IECC envelope provisions (with any applicable exemptions) where it does not
- ASHRAE 90.1 / IECC compliance path documented for the AHJ's adopted edition
- Right-sized equipment to avoid stranded cooling capacity over a long hold
- High-efficiency, low-maintenance system selection tuned for low operating cost
- Local energy-overlay coordination where the jurisdiction adds one
Fire-Protection Coordination & Life Safety
Sprinkler coordination for the Group S-1 storage occupancy.
- NFPA 13 sprinkler coordination with the fire-protection engineer, suited to the Group S-1 storage occupancy and commodity classification
- Wet systems for conditioned space and dry-pipe systems for unconditioned drive-up and RV zones that can freeze, split cleanly at the boundary
- HVAC duct and equipment routed clear of sprinkler coverage so heads aren't obstructed
- Fire-alarm and notification coordination per IBC/IFC 907 — waterflow and manual signaling where the occupancy requires it
- Early-detection or aspirating smoke detection where the owner or insurer wants it ahead of waterflow
- Egress lighting and life-safety power for occupiable corridors and offices
Electrical, Lighting & Security
Reliable, low-maintenance power with the security backbone storage runs on.
- Service and distribution sized to the facility's real connected load with headroom
- Low-maintenance LED lighting on occupancy-sensor and timer controls in corridors and units
- Power and low-voltage pathways for gates, keypads, cameras, and per-door alarm/access systems
- Site, canopy, and drive-aisle lighting for security and wayfinding
- EV-charging and rooftop solar-ready provisions where applicable
Plumbing & Portfolio Roll-Out
Minimal plumbing, maximal repeatability across the prototype.
- Lean, freeze-protected domestic water and sanitary for the leasing office, restrooms, and any service sink or drinking fountain the adopted plumbing code requires
- Roof storm drainage sized for the building footprint; site drainage coordinated with the civil engineer
- Durable, low-maintenance fixtures chosen for a long operating life
- A repeatable prototype document set that drops onto new sites with minimal rework
- Consistent design standards and details that hold across the portfolio to reduce permit-preparation effort
Humidity is the real target, not just temperature. We design conditioned space to an owner-selected band — for example, holding relative humidity below roughly 55-60% — with dedicated dehumidification sized for the local climate rather than relying on the cooling coil to dry the air. We coordinate the vapor retarder and envelope so the mechanical system isn't fighting condensation it can't win, and set enclosed-corridor pressure to suit the site climate and envelope assembly.
Both, split at the boundary, with the systems designed by the fire-protection engineer. Conditioned space gets a wet NFPA 13 system; unconditioned drive-up and RV/boat areas that can freeze get dry-pipe systems, all sized to the Group S-1 storage occupancy and commodity. We coordinate the split with that engineer and route HVAC clear of sprinkler coverage, because ductwork can obstruct sprinkler discharge and require correction. The licensed engineer of record on your project reviews and seals the set.
It's one of the first calls we make, because it changes the entire compliance basis. ASHRAE 90.1 treats a fully conditioned building very differently from a semiheated one, and the adopted code (which may allow 90.1 as an alternative path) has to be settled before anything else. Getting the classification right up front sets the envelope, the equipment, and the path you document for the AHJ. We confirm the jurisdiction's adopted code edition and document the basis, so the reviewer gets the compliance path in writing instead of having to ask for it.
That's the design philosophy for this sector: spend where it protects the asset and the stored goods, and nowhere else. We right-size equipment to avoid stranded capacity, specify low-maintenance LED lighting on occupancy and timer controls, and select systems for efficiency and serviceability over a multi-decade hold. Minimal plumbing and lean distribution keep both first cost and lifecycle cost down.
Yes. We build a coordinated prototype document set with consistent standards and details that drops onto new sites with minimal rework, then adapt only what the site and the local AHJ actually require. That can reduce permit-preparation effort and improve construction-cost consistency across the portfolio, all behind your seal.