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Change of Occupancy from F2 to ?

Kao Chen

Member
Joined
Oct 23, 2009
Messages
28
Location
Lake of the Ozarks, Missouri
2012 IEBC & IBC. OK, here's the hypothetical situation. You have an old factory (F2 occupancy), 116,000 sq ft of open factory floor and 10,000 sq ft of office area, that has set empty for a few years. There is a potential buyer that wants to convert the building into a once a week car auction. What will be the new occupancy? A Business occupancy in relationship to a car showroom or a Mercantile occupancy?

It's unknown at this point as to how long cars may be stored inside the building. Would it make a difference if they were rotated every week or were parked inside for a month or more?

Thanks for your opinion.
 
Looks like techniacaly you have a "B"

Now the question is the entire 116,00 going to be used for motor vehicle showroom????

or will there be some prep and mechanic work also??
 
Cannot determine Occupancy without an occupant.

Could be a future restaurant? A2

Designer proposes a use, the Building Official will Identify the Occupancy
 
SECTION 303.1

IBC Interpretation No. 38-03

2003 Edition

Issued: 06-16-04

303.1 Assembly Group A. Assembly Group A occupancy includes, among others, the use of a building or structure, or a portion

thereof, for the gathering together of persons for purposes such as civic, social or religious functions, recreation, food or drink

consumption or awaiting transportation. A room or space used for assembly purposes by less than 50 persons and accessory to another

occupancy shall be included as a part of that occupancy. Assembly areas with less than 750 square feet (69.7 m2) and which are

accessory to another occupancy according to Section 302.2.1 are not assembly occupancies. Assembly occupancies which are

accessory to Group E in accordance with Section 302.2 are not considered assembly occupancies. Religious educational rooms and

religious auditoriums which are accessory to churches in accordance with Section 302.2 and which have occupant loads of less than

100 shall be classified as A-3.

Assembly occupancies shall includ e the following: (Specific occupancy uses not shown, see published text)

A-1 Assembly uses, usually with fixed seating, intended for the production and viewing of the performing arts or motion pictures

including, but not limited to:

A-2 Assembly uses intended for food and/or drink consumption including, but not limited to:

A-3 Assembly uses intended for worship, recreation or amusement and other assembly uses not classified elsewhere in Group

A including, but not limited to:

A-4 Assembly uses intended for viewing of indoor sporting events and activities with spectator seating including, but not limited

to:

A-5 Assembly uses intended for participation in or viewing outdoor activities including, but not limited to:

! ! ! ! ! ! ! ! ! !

Q: Is a building or facility used for showing, auctioning, and selling of non-hazardous merchandise classified as a Group

A - Assembly Occupancy?

A: Yes. Any building or facility, or any room or space within a building or facility, used for the gathering of a prescribed

number of people for amusement or recreation meets the definition for a Group A Occupancy. The use of a room or fac ility

where people assemble for the purpose of conducting an auction is classified as a Group A-3 - Assembly Occupancy.

_______________________________________________________________________________________________

Are vehicles non-hazardous merchandise?

Controlling the combustion process and the fire environment involves limiting, where possible, the fuel loading in the facility to reduce the potential size and growth rate of a fire that does occur. Prescriptive fire codes have usually dealt with the concept of managing fire impact by controlling the fuel loading within buildings for special hazards. An example of such provisions is the maximum allowable quantities of flammable liquids allowed in nonhazardous occupancies (Chapters 3 and 4 of the International Building Code and Chapters 27 and 34 of the International Fire Code).
 
Q: Is a building or facility used for showing, auctioning, and selling of non-hazardous merchandise classified as a Group

A - Assembly Occupancy?

so is the KIA dealership down the road
 
cda said:
Q: Is a building or facility used for showing, auctioning, and selling of non-hazardous merchandise classified as a Group A - Assembly Occupancy?

so is the KIA dealership down the road
I have a "Mixed use" Honda dealer with an A occupancy....
 
Why not Mercantile? They are selling the cars are they not? (BTW, mark handler... the conference/training in your case would hinge on the size of the space and/or occupant load, check the exceptions for Group A)

309.1 Mercantile Group M.

Mercantile Group M occupancy includes, among others, the use of a building or structure or a portion thereof, for the display and sale of merchandise and involves stocks of goods, wares or merchandise incidental to such purposes and accessible to the public. Mercantile occupancies shall include, but not be limited to, the following:

Department stores

Drug stores

Markets

Motor fuel-dispensing facilities

Retail or wholesale stores

Sales rooms

 
There is a potential buyer that wants to convert the building into a once a week car auction. What will be the new occupancy?
One should factor the increased occupant loading of an Auction House versus dealership sales floor in considering the "change in use". Personally I would most likely re-classify it to the higher degree of fire and life safety for and A-3 (Exhibition Hall) and allow them to prove otherwise.......JMHO
 
JBI said:
Why not Mercantile? They are selling the cars are they not? (BTW, mark handler... the conference/training in your case would hinge on the size of the space and/or occupant load, check the exceptions for Group A)309.1 Mercantile Group M.

Mercantile Group M occupancy includes, among others, the use of a building or structure or a portion thereof, for the display and sale of merchandise and involves stocks of goods, wares or merchandise incidental to such purposes and accessible to the public. Mercantile occupancies shall include, but not be limited to, the following:

Department stores

Drug stores

Markets

Motor fuel-dispensing facilities

Retail or wholesale stores

Sales rooms

It is also specific for showroom under B

Plus for M, a little hard to pick one up and carry it out
 
FM William Burns said:
One should factor the increased occupant loading of an Auction House versus dealership sales floor in considering the "change in use". Personally I would most likely re-classify it to the higher degree of fire and life safety for and A-3 (Exhibition Hall) and allow them to prove otherwise.......JMHO
Put I can put a thousand people in Wally World and not call it an A!

And what is the injury history Wally World vs a car showroom????
 
There will be cars stored in an enclosed building. There will, occasionally, be a crowd there to buy the cars.
 
A car show room and an auction have different functions. Most auctions provide some kind of seating, usually bleacher style so you have a large number of people concentrated in a specified smaller area

th
 
Put I can put a thousand people in Wally World and not call it an A
Like MT mentioned and I said.....one must also look at the function when evaluating Change in Uses.....the size of the facility proposed could end up like this:http://www.barrett-jackson.com/Media/HomeWow, just read all the treads......and saw MTs initial reply......... I've always liked the way he thinks :)View attachment 1076

View attachment 1076

/monthly_2014_07/Auction.jpg.85a8c909c6a2769534d3781f39c043e2.jpg
 
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