Frontage open space

[Sifu]

I have a large facility with open access on three sides, 30' or greater. The fourth side is a pool and recreational area, surrounded by fences, with other fences/landscape elements, pools, waterslide etc. Would these obstructions eliminate the fourth side from being considered the open space? FWIW, there are Knox boxes at the access gates on both ends of the fourth side where the adjacent open spaces would abut it. So large apparatus could not get up to the fourth side, but there is firefighter access. The calculation provided includes the fourth side as open with 30'. If it is not open then they may not make the frontage increase they need to stay under the allowable area.

 

[CR Design]

I have a large facility with open access on three sides, 30' or greater. The fourth side is a pool and recreational area, surrounded by fences, with other fences/landscape elements, pools, waterslide etc. Would these obstructions eliminate the fourth side from being considered the open space? FWIW, there are Knox boxes at the access gates on both ends of the fourth side where the adjacent open spaces would abut it. So large apparatus could not get up to the fourth side, but there is firefighter access. The calculation provided includes the fourth side as open with 30'. If it is not open then they may not make the frontage increase they need to stay under the allowable area.

There is no definition of open space in the IBC. It is given that the public way is considered to be an "open space" for frontage increases. A public way "open space" can be obstructed by parked vehicles, fire hydrants. fences, light poles, trees, and landscaping. The open space benefit provides better fire department access and decreases exposure to adjoining properties. These two factors contribute to the rationale for the frontage increase. With that said, a car park would be considered as open space. Landscape areas would also be considered as open space. I believe the scenario as presented could be viewed as "open space" for the purposes of frontage increase. As always, I recommend discussing this with the AHJ to obtain concurrence. Side note, the area increase obtained through frontage increase is limited to the tabular area allowed for nonsprinklered buildings.

 

[steveray]

If 3 sides are "vehicle access"...the 4th side should be good, but I can see where people get hung up on "open"...

506.3.1 Minimum percentage of perimeter. To qualify
for an area factor increase based on frontage, a building
shall have not less than 25 percent of its perimeter on a
public way or open space. Such open space shall be either
on the same lot or dedicated for public use and shall be
accessed from a street or approved fire lane.

 

[Sifu]

There is no definition of open space in the IBC. It is given that the public way is considered to be an "open space" for frontage increases. A public way "open space" can be obstructed by parked vehicles, fire hydrants. fences, light poles, trees, and landscaping. The open space benefit provides better fire department access and decreases exposure to adjoining properties. These two factors contribute to the rationale for the frontage increase. With that said, a car park would be considered as open space. Landscape areas would also be considered as open space. I believe the scenario as presented could be viewed as "open space" for the purposes of frontage increase. As always, I recommend discussing this with the AHJ to obtain concurrence. Side note, the area increase obtained through frontage increase is limited to the tabular area allowed for nonsprinklered buildings.

I thought about the parked cars in the open space and assumed they were probably as much or more of an obstruction than tress and bushes. I agree it can be considered open space. They are safe on the increase by a couple thousand feet. The fence had me concerned but with the Knox box locations I was hoping it was good. Appreciate the input.