Change of Occupancy Classification

[Mech]

2009 IBC

10,000+ sf existing building - looks like a split level house arrangement. The main floor (automobile showroom) has stairs leading up half a floor to offices and a conference room and also has stairs leading down half a floor to a break room, a parts department with sales to the public, and a repair garage.

(Frontage increase allows the 10,000+ sf building.)

The new occupant is a rental store for tools and construction equipment. (I am calling this a Mercantile use.) They will make the showroom and lower level parts department the same floor height and turn this into their display area and customer service counters. The upper level will become a conference room and a multi-purpose room (the floor plan shows tables and chairs and looks like a training room for educational purposes.) The repair garage will remain.

Type 5B construction only allows a single story for Mercantile use. Can I consider the upper floor Business use and allow the two story building to remain? Type 5B construction allows 2 stories for business occupancies.

Table 503

GROUP		TYPE OF CONSTRUCTION
TYPE I	TYPE II	TYPE III	TYPE IV	TYPE V
A	B	A	B	A	B	HT	A	B
HEIGHT (feet)	UL	160	65	55	65	55	65	50	40
STORIES(S)AREA (A)
A-1	SA	ULUL	5UL	315,500	28,500	314,000	28,500	315,000	211,500	15,500
A-2	SA	ULUL	11UL	315,500	29,500	314,000	29,500	315,000	211,500	16,000
A-3	SA	ULUL	11UL	315,500	29,500	314,000	29,500	315,000	211,500	16,000
A-4	SA	ULUL	11UL	315,500	29,500	314,000	29,500	315,000	211,500	16,000
A-5	SA	ULUL	ULUL	ULUL	ULUL	ULUL	ULUL	ULUL	ULUL	ULUL
B	SA	ULUL	11UL	537,500	323,000	528,500	319,000	536,000	318,000	29,000
E	SA	ULUL	5UL	326,500	214,500	323,500	214,500	325,500	118,500	19,500
F-1	SA	ULUL	11UL	425,000	215,500	319,000	212,000	433,500	214,000	18,500
F-2	SA	ULUL	11UL	537,500	323,000	428,500	318,000	550,500	321,000	213,000
H-1	SA	121,000	116,500	111,000	17,000	19,500	17,000	110,500	17,500	NPNP
H-2d	SA	UL21,000	316,500	211,000	17,000	29,500	17,000	210,500	17,500	13,000
H-3d	SA	ULUL	660,000	426,500	214,000	417,500	213,000	425,500	210,000	15,000
H-4	SA	ULUL	7UL	537,500	317,500	528,500	317,500	536,000	318,000	26,500
H-5	SA	4UL	4UL	337,500	323,000	328,500	319,000	336,000	318,000	29,000
I-1	SA	ULUL	955,000	419,000	310,000	416,500	310,000	418,000	310,500	24,500
I-2	SA	ULUL	4UL	215,000	111,000	112,000	NPNP	112,000	19,500	NPNP
I-3	SA	ULUL	4UL	215,000	110,000	210,500	17,500	212,000	27,500	15,000
I-4	SA	ULUL	560,500	326,500	213,000	323,500	213,000	325,500	118,500	19,000
M	SA	ULUL	11UL	421,500	212,500	418,500	212,500	420,500	314,000	19,000
R-1	SA	ULUL	11UL	424,000	416,000	424,000	416,000	420,500	312,000	27,000
R-2	SA	ULUL	11UL	424,000	416,000	424,000	416,000	420,500	312,000	27,000
R-3	SA	ULUL	11UL	4UL	4UL	4UL	4UL	4UL	3UL	3UL
R-4	SA	ULUL	11UL	424,000	416,000	424,000	416,000	420,500	312,000	27,000
S-1	SA	ULUL	1148,000	426,000	217,500	326,000	217,500	425,500	314,000	19,000
S-2b, c	SA	ULUL	1179,000	539,000	326,000	439,000	326,000	538,500	421,000	213,500
Uc	SA	ULUL	535,500	419,000	28,500	314,000	28,500	418,000	29,000	15,500

For SI: 1 foot = 304.8 mm, 1 square foot = 0.0929 m2.

A = building area per story, S = stories above grade plane, UL = Unlimited, NP = Not permitted.

a. See the following sections for general exceptions to Table 503:

1. Section 504.2, Allowable building height and story increase due to automatic sprinkler system installation.

2. Section 506.2, Allowable building area increase due to street frontage.

3. Section 506.3, Allowable building area increase due to automatic sprinkler system installation.

4. Section 507, Unlimited area buildings.

b. For open parking structures, see Section 406.3.

c. For private garages, see Section 406.1.

d. See Section 415.5 for limitations.

Thanks

 

[mtlogcabin]

Is it two story by definition

STORY. That portion of a building included between the upper surface of a floor and the upper surface of the floor or roof next above (also see “Basement,” “Building height,” “Grade plane” and “Mezzanine”). It is measured as the vertical distance from top to top of two successive tiers of beams or finished floor surfaces and, for the topmost story, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters.

STORY ABOVE GRADE PLANE. Any story having its finished floor surface entirely above grade plane, or in which the finished surface of the floor next above is:

1. More than 6 feet (1829 mm) above grade plane; or

2. More than 12 feet (3658 mm) above the finished ground level at any point.

 

[cda]

Guess you would not consider keeping it a "B"????

 

[Mech]

Guess you would not consider keeping it a "B"????

I thought M would be a closer fit - display and sales of merchandise. It could be a B with "service-type transactions."

 

[Msradell]

It seems to me like it really didn't change and should still remain a B. The products they are selling and servicing have changed but it's still the same basic use.

 

[JBI]

Also, why aren't you using the Existing Building Code? You may find that even if it were a change of use (and like the others, I'm not sure that it is...) it may still be compliant under the EBC.

 

[JPohling]

I do not see a change in use at all, just a different product being sold, leased or repaired with the admin spaces to support the functions

 

[Francis Vineyard]

FWIW all of the tool rental places with fuel powered construction equipment that we have to my knowledge are classified as S-1. A two story Group B area is separated from the S-1 with a fire wall; unless it's sprinkled.

 

[JBI]

Francis, Fire walls create separate buildings, fire barriers (can) create fire areas.

 

[mtlogcabin]

Disagree on the S-1 classification as it is not storage.

IEBC

CHANGE OF OCCUPANCY. A change in the purpose or level of activity within a building that involves a change in application of the requirements of this code.

1012.5.1 Height and area for change to higher hazard category.

When a change of occupancy classification is made to a higher hazard category as shown in Table 1012.5, heights and areas of buildings and structures shall comply with the requirements of Chapter 5 of the International Building Code for the new occupancy classification.

1012.5.2 Height and area for change to equal or lesser hazard category.

When a change of occupancy classification is made to an equal or lesser hazard category as shown in Table 1012.5, the height and area of the existing building shall be deemed acceptable.

An M is a higher hazard than a B

I would call it a "B" since that is what the I-Codes classify a motor vehicle showroom then there is no change in occupancy classification

A "M" occupancy is for the sale of goods, a rental business provides a service type transaction not a sale

 

[Francis Vineyard]

JBI thanks for pointing that out.

 

[Francis Vineyard]

mtlogcabin if they only rent out like new equipment (clean, limited fluids) similar to a retail store display and have the service; similar to motor vehicle repair garages outside or at another location I would agree.