Frontage Increase - Is parking permitted within qualifying open space?

[MKALLAY]

I am looking at a multifamily residential project where the designer wants to include a frontage increase for open space around the building. Along one side there is parking shown within the qualifying open space; is this permitted? I cannot find anything definitive in IBC (using 2021), can anyone provide a specific reference?

 

[ICE]

IBC definition of Space:
SPACE. A definable area, such as, a room, toilet room, hall, assembly area, entrance, storage room, alcove, courtyard, or lobby.

Add the word open in front of the word space and there is nothing there ... which would rule out cars.

 

[Yikes]

“506.3.2 Minimum Frontage Distance​

To qualify for an area factor increase based on frontage, the public way or open space adjacent to the building perimeter shall have a minimum distance (W) of 20 feet (6096 mm) measured at right angles from the building face to any of the following:

1. The closest interior lot line.
2. The entire width of a street, alley or public way.
3. The exterior face of an adjacent building on the same property.

The frontage increase shall be based on the smallest public way or open space that is 20 feet (6096 mm) or greater, and the percentage of building perimeter having a minimum 20 feet (6096 mm) public way or open space.”


Since a street can count for frontage, and since most streets have parking on them, it follows that parking is allowed within the open space.

 

[classicT]

If you are dealing with a frontage increase per IBC 506.3, then yes, the parking lot is acceptable. The intent herein is to have general access around the building for fire fighters, and provides some separation from adjacent structures that fire can jump to/from. Agree with what Yikes said above.

 

[ICE]

I'm thinking parking lot... and I think the OP is also referring to a parking lot.... no street.. just a parking lot. Does that change the answers?

 

[classicT]

I'm thinking parking lot... and I think the OP is also referring to a parking lot.... no street.. just a parking lot. Does that change the answers?

Nope. You measure to one of the following:

1. The closest interior lot line.
2. The entire width of a street, alley or public way.
3. The exterior face of an adjacent building on the same property.

A parking lot is not one of the listed items, so you can measure through it until you reach one of the items specified.

 

[steveray]

If you are dealing with a frontage increase per IBC 506.3, then yes, the parking lot is acceptable. The intent herein is to have general access around the building for fire fighters, and provides some separation from adjacent structures that fire can jump to/from. Agree with what Yikes said above.

I agree....and would follow that no building has nothing in the first 20'.....Transformers, landscaping, trash receptacles, signage....But always check with the AHJ....

 

[ICE]

I agree....and would follow that no building has nothing in the first 20'

Except for cars, buses and motor homes. You've got twenty feet from the building to the property line and loading it with cars is not a problem? That seems counterintuitive but hey now, that's an issue that would be decided without my input.

 

[steveray]

Except for cars, buses and motor homes. You've got twenty feet from the building to the property line and loading it with cars is not a problem? That seems counterintuitive but hey now, that's an issue that would be decided without my input.

The hoses and fire trucks reach over the cars....If they need a fire lane, they require it...

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.

 

[MKALLAY]

Thank you all above!

 

[Yikes]

Here's an old (1990's) era UBC handbook commentary on the subject:

 

[Yankee Chronicler]

I'm thinking parking lot... and I think the OP is also referring to a parking lot.... no street.. just a parking lot. Does that change the answers?

No.

 

[Yankee Chronicler]

The hoses and fire trucks reach over the cars....If they need a fire lane, they require it...

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.

In fact, if I remember correctly, the corresponding excess open perimeter provision from the BOCA National Building Code stipulated that the open space had to be accessible from a street or posted fire lane -- thereby stating (indirectly) that the open space itself did NOT have to be a posted fire lane.