Mechanical planning brief

Prepared directly for

Seth Kempton
SJK Plumbing & Heating

236 High Street Building Brain · Plumbing, HVAC, ventilation, sensors and basement technology-room coordination

Seth

Here is what we need your help deciding and building.

Seth, we are at the plumbing phase of the 236 High Street conversion and want to design the mechanical infrastructure once, correctly, before walls close. The approved project will contain twelve apartments across the main-house project scope.

You will lead the plumbing and heating planning and help establish the Building Brain technology room in the main-house basement. The Building Brain is not replacing your mechanical controls. It will collect approved operating data, identify abnormal conditions, preserve service history and give the owner one view of the building.

Nothing below asks you to purchase size-dependent equipment before loads, code review and coordinated drawings are complete. We need your field judgment to turn this owner basis into a buildable plumbing and HVAC plan.

Important: Treat product names and quantities as planning bases. Size-dependent equipment, potable-water components, refrigerant systems and controls require coordinated engineer-approved submittals before purchase.

Planning decisions

Six decisions needed before final rough-in

Apartment heating and cooling

Which topology gives each apartment reliable cold-climate operation, straightforward service and useful local data?

Independent single-zone or small multi-zone heat pumps
Commercial VRF serving multiple apartments
Ducted cold-climate heat pumps where framing permits

We need from you: Recommended topology, room-by-room load basis, outdoor-unit locations, backup heat strategy and service clearances.

Ventilation

Should ventilation be apartment-by-apartment or centralized?

One balanced ERV per apartment
Central ERV/DOAS with fire/smoke coordination
Hybrid approach by building or floor

We need from you: ASHRAE/code airflow schedule, intake/exhaust locations, duct routes, acoustics, controls, filters and balancing method.

Domestic hot water

Which arrangement best balances efficiency, recovery, tenant allocation and failure resilience?

Individual apartment water heaters
Central heat-pump water-heating plant
Central plant with redundant modules and recirculation

We need from you: Demand calculation, equipment concept, storage, electrical load, recirculation, mixing, drainage and service replacement path.

Water metering

Where do we need defensible flow and consumption data?

Main property meter plus every apartment
Main house/building meter plus apartments
Owner/common loads separated from tenant loads

We need from you: Meter schedule with sizes, laying lengths, output protocol, straight-run needs, unions, strainers and access.

Leak isolation

What can safely shut down without depriving unrelated apartments or interfering with fire protection?

Automatic valve at each apartment
Automatic valves by plumbing zone
Main valve plus apartment manual isolation

We need from you: Valve matrix, normally open/closed behavior, manual override, fail position, alarm delay and owner authorization sequence.

Mechanical data access

Which equipment exposes useful information locally without relying on a consumer cloud?

Native BACnet/IP or MS/TP
Native Modbus TCP/RTU
Manufacturer gateway with documented local points

We need from you: Equipment points list, gateway requirements, addressing, warranty limits and offline behavior.

Plumbing blueprint

What Seth installs, when and how

Now — field planning

Trace and photograph existing services, sewer, foundation penetrations and reusable piping.
Confirm utility meter, incoming pressure, service capacity and backflow requirements.
Sketch main, building/common and twelve apartment meter/isolation locations.
Identify every wet zone, freeze-risk location, cleanout, drain pan and sensor mounting point.

Before rough-in

Issue a coordinated riser with pipe sizes, valves, meters, DHW, recirculation and sensor locations.
Select meters and valves only after confirming size, pressure loss, output protocol and service access.
Coordinate power and low-voltage pathways to meters, valves, pumps and mechanical sensors.
Reserve removable spool pieces and unions so metering hardware can be serviced or replaced.

Rough-in

Install piping, manual isolation, meter spools, valve bodies, drains, pans, sensor wells and pressure taps.
Keep water piping away from the technology rack; where unavoidable, provide protection coordinated with the design team.
Install accessible junction/backbox locations for every powered valve and wired sensor.
Label concealed branches before photographing and pressure testing.

Trim and startup

Install approved meters, actuators, leak sensors, temperature sensors and pressure transducers.
Record serial number, apartment/zone, pulse factor, communication address and normal valve position.
Flush, disinfect, test, calibrate and verify low-flow registration.
Witness each leak alarm and every approved shutoff sequence without affecting unrelated apartments.

HVAC + ventilation blueprint

What gets decided, roughed and commissioned

Design inputs

Complete room-by-room Manual J or engineered load calculations using the final envelope—not existing conditions.
Confirm Farmington winter design conditions, low-temperature capacity, defrost performance and supplemental heat.
Coordinate refrigerant-code requirements, shafts, penetrations, condensate, acoustics and outdoor-unit snow clearance.
Compare first cost, serviceability, energy allocation and single-point-of-failure risk for each topology.

Equipment selection

Choose equipment that operates locally during internet loss and exposes documented local data.
Submit heating capacity at design temperature, electrical MCA/MOCP, sound, refrigerant quantity and control points.
Select apartment and common-area ERVs from calculated airflow and external static pressure.
Provide accessible filters, coils, drain pans, cleanouts, disconnects and replacement paths.

Rough-in

Install refrigerant/duct routes, condensate drains, outdoor-air ducts, sleeves, dampers and equipment supports.
Run control cable or Cat6A from each system/interface to the approved control location.
Install condensate overflow protection and dry-contact alarm conductors where applicable.
Photograph and pressure-test everything before insulation or wall closure.

Startup and balance

Complete manufacturer startup, evacuation, charge and low-ambient setup records.
Test heating, cooling, defrost, backup heat, power-loss recovery and local control.
TAB every supply, exhaust and transfer-air path; record actual airflow by apartment.
Map faults, modes, temperatures, runtime and energy points to the correct equipment asset.

plumbing

Data we want available

Main/building/apartment water flow and total
Continuous-flow/leak condition
Water pressure
Isolation valve command, position and fault
DHW storage, supply and return temperatures
Recirculation pump status/runtime
Water-heater fault and energy use
Mechanical-room and drain-pan leak status

hvac

Data we want available

Room temperature, humidity and CO₂
Mode and occupied setpoint
Fan/compressor command and runtime
Equipment fault code
Defrost status where available
Outdoor-air temperature
ERV command, speed and filter status
Supply/exhaust airflow proof
Condensate overflow alarm
HVAC electrical energy

Main-house basement

Technology room blueprint

Seth, your role is to help locate and physically coordinate this room so the mechanical and technology systems remain dry, accessible and serviceable.

01Use a locked, dry, conditioned basement location outside apartments and outside required working clearances.
02Do not locate the rack under domestic, sanitary, hydronic or condensate piping. Add a floor-level leak sensor nearby.
03Provide a code-compliant backboard, wall-mounted 18U rack and clear service area coordinated with the electrician.
04Electrician provides a dedicated labeled circuit, grounding/bonding, surge protection and UPS receptacle arrangement.
05Low-voltage contractor terminates Cat6A, house-to-barn armored OS2 fiber, patch panels and managed network equipment.
06Controls integrator mounts the edge computer, BACnet/Modbus gateway, LoRaWAN gateway and approved I/O panels.
07Seth coordinates mechanical clearances, room temperature, drains and field-device pathways; he does not need to configure the Building Brain software.
08Leave at least 25% spare rack space, switch ports, pathway capacity and control-panel terminals.

Planning allowance

Initial component quantities

Component	Working quantity	Decision note
Apartment IAQ sensors	12 minimum	One primary living-area temperature/RH/CO₂ sensor per apartment; final wired or LoRaWAN type pending.
Apartment water meters	Up to 12	Final quantity and billing use require plumbing/utility/legal confirmation.
Apartment isolation valves	Up to 12	Install only if the approved safe isolation sequence supports per-unit shutoff.
Apartment wet-zone leak coverage	3 zones per apartment planning allowance	Kitchen, bathroom and laundry/water-heater risk; combine spot and rope sensing as layouts require.
HVAC interfaces	One per controllable system	Native open protocol preferred; gateway only where documented and supported.
ERV interfaces	One per ERV or central unit	Status, command, speed/filter alarm and airflow proof where available.
Central water/pressure sensors	Per approved riser	Main flow, pressure, DHW supply/return and recirculation.
Technology room	One main-house basement room	Rack, UPS, edge computer, gateways, patching, network and environmental protection.

Sourced equipment register

Products, systems and purchase paths

Links identify the specified manufacturer or a practical purchase source. Pricing, stock, lead time, ratings and model revisions must be reconfirmed at order. Commodity pipe, fittings, conduit, conductors, ductwork, hangers and fasteners come from stamped trade takeoffs—not owner estimates.

Water metering

Engineer select

Badger Meter E-Series G2 Ultrasonic

Low-flow water measurement and alarms

Planning quantity: Main/building/apartment schedule
Source: Badger authorized distributor

Product / purchase source

Water isolation

Engineer select

Belimo Characterized Control Valve

Local valve control with position feedback

Planning quantity: Per approved isolation zone
Source: Belimo representative

Product / purchase source

Leak detection

Engineer approve

Milesight EM300-SLD/ZLD

LoRaWAN spot or rope leak detection

Planning quantity: By final wet-zone plan
Source: Milesight authorized partner

Product / purchase source

Indoor air quality

Engineer approve

Milesight AM319

Temperature, RH, CO₂, particles and VOC monitoring

Planning quantity: 12 plus common/mechanical zones
Source: Milesight authorized partner

Product / purchase source

Wired IAQ alternate

Engineer alternate

Belimo 22RTM-19-1

Wired temperature, humidity and CO₂ sensor

Planning quantity: Per final points plan
Source: Belimo representative

Product / purchase source

Condensate protection

Trade purchase

RectorSeal Safe-T-Switch SS2

Overflow shutdown with dry-contact alarm

Planning quantity: Each applicable condensate drain
Source: HVAC distributor / Home Depot

Product / purchase source

Per-unit ventilation

Engineer alternate

RenewAire EV Series

Residential/light-commercial ERV candidate

Planning quantity: If apartment ERV topology selected
Source: RenewAire representative

Product / purchase source

Ventilation alternate

Engineer alternate

Panasonic Intelli-Balance 200

Any-climate balanced ERV, 60–200 CFM

Planning quantity: If calculated airflow supports it
Source: SupplyHouse

Product / purchase source

Cold-climate HVAC

Engineer alternate

Mitsubishi SMART MULTI / CITY MULTI

Cold-climate multi-zone/VRF candidate

Planning quantity: After signed loads and refrigerant review
Source: Mitsubishi Diamond contractor

Product / purchase source

Commercial HVAC

Engineer alternate

Daikin VRV Air-Cooled Systems

Commercial VRV candidate

Planning quantity: After signed loads and refrigerant review
Source: Daikin Comfort Pro

Product / purchase source

Technology room

Integration basis

Advantech UNO-2271G V2

Local Building Brain edge computer

Planning quantity: 1 plus configured spare
Source: Advantech Store

Product / purchase source

Protocol gateway

Integration basis

Contemporary Controls BASgatewayLX

Modbus-to-BACnet integration

Planning quantity: After final Modbus points
Source: Contemporary Controls

Product / purchase source

Sensor gateway

Integration basis

Milesight UG65

Local LoRaWAN gateway with MQTT/HTTP

Planning quantity: 1; verify RF coverage
Source: Milesight authorized partner

Product / purchase source

Questions for our first working session

1.What existing service, sewer and basement conditions change this concept?
2.Which heating topology would you trust for service in Farmington over the next 15–20 years?
3.Can we keep each apartment mechanically independent without excessive outdoor equipment or refrigerant complexity?
4.Where should the DHW plant, meters, valves, ERVs and service clearances physically live?
5.Which equipment lines can you source, support and obtain replacement parts for locally?
6.Which proposed data points are native, which need accessories and which are not worth collecting?
7.What must be installed now before framing, insulation or drywall makes it costly?
8.What decisions require the mechanical engineer, electrician, fire-protection engineer or code official?