Definition of open space in a townhome.

[Sifu]

A new development is being proposed with 4 story "townhomes". The arrangement is such that they may not be considered townhomes. The buildings are arranged so that a row faces one way, then the row behind faces the other way. There is only about 20' between them and the end units actually share a demising wall on the 2nd, 3rd and 4th floor. The units have garages underneath, making up part of the first floor. So a square, with drive under access at the end units to get to the garages under-neath. Clear as mud? My question is the "open space" per the definition of townhouse in the IBC. Is there a minimum size, configuration or use to qualify as open space per this definition? The end units are corners, so they have open space at two sides, but the interior units are questionable depending on the definition.

 

[Mr. Inspector]

Is this an zoning question? Why are you not using the IRC?

 

[ADAguy]

Does not open space have to extend from grade to the sky above?

 

[cda]

Is it much differen than say a three unit

The one in the middle only has front and back??

Can you post a simple site plan

 

[Francis Vineyard]

The requirement for open space on a minimum of two sides of each townhouse unit allows for interpretation regarding the degree of openness. Although not specific in language, the provision intends that each townhouse be provided with a moderate degree of exterior wall, thus allowing for adequate fire department access to each individual unit.

2015 International Building Code Illustrated Handbook

 

[ADAguy]

Open space (as in common space) is a minimum requirement of most planning and zoning codes for condo developments. It is open to the sky and usually requires 50% of it to be landscaped.
Provision of FD access does not necessarily have to be from the open space.

 

[mtlogcabin]

TOWNHOUSE. A single-family dwelling unit constructed in a group of three or more attached units in which each unit extends from foundation to roof and with a yard or public way on at least two sides.

YARD. An open space, other than a court, unobstructed from the ground to the sky, except where specifically provided by this code, on the lot on which a building is situated.

In our jurisdiction the zoning setback for a rear or side would determine the minimum dimension.

 

[cda]

So if no other code or zoning problems
And they wanted to build it as presented,,

What would you call it, if not a townhouse?!

 

[Francis Vineyard]

"The units have garages underneath, making up part of the first floor. So a square, with drive under access at the end units to get to the garages under-neath. Clear as mud? My question is the "open space" per the definition of townhouse in the IBC."

Generally the term open space is in reference to open perimeter to calculate an increase building area.

It appears from the definitions that mtlogcabin posted; it could not be technically called townhouses with the structures on one lot because center of the wrap-around configuration (also known as a Texas Donut) would fit the definition of a court.

But what if there was a lot line down the center of the court, would it now qualify as a yard?

Don't know the reason for the question; for all intents of purpose would they be attached single family multistory units? (Ref. 1107.7)

This post was edited for to add clarity to mud.

 

[ADAguy]

Open space is not typically inclusive of driveways/aisles, it being intended for unobstructed use by owners and their guests. This purpose being separate from setbacks.

 

[Sifu]

Is this an zoning question? Why are you not using the IRC?

4 stories