Luxury Storage occupancy?

[dill bill]

We have a client looking to build some luxury storage units. Most likely VB, <10,000SF per building. Each building would have multiple units, each with it's own half bath, AC, etc. Ideally they would like to have the option to sell these under a horizontal property regime (TN condos).

If they were purely storage they would be S-1 nbd. In addition to storage for when you have too many Porsches; many competitors are marketing them as 'man caves' or places to base a storage based business out of.

If these are purely S-1 they'd not need sprinklers or fire separation. If they're man caves, does that count as dwelling units and trigger rated walls? I think a storage based business may still be S-1 as long as they aren't setting up an office, but I wouldn't know how to stop them...

 

[mtlogcabin]

Be careful a lot of todays pickup trucks exceed the 10,000 lbs gvw in the definition. A simple fire barrier would reduce the fire area.
2018 IBC
[F] 903.2.9 Group S-1.
An automatic sprinkler system shall be provided throughout all buildings containing a Group S-1 occupancy where one of the following conditions exists:

1. A Group S-1 fire area exceeds 12,000 square feet (1115 m2).

2. A Group S-1 fire area is located more than three stories above grade plane.

3. The combined area of all Group S-1 fire areas on all floors, including any mezzanines, exceeds 24,000 square feet (2230 m2).

4. A Group S-1 fire area used for the storage of commercial motor vehicles where the fire area exceeds 5,000 square feet (464 m2).

5. A Group S-1 occupancy used for the storage of upholstered furniture or mattresses exceeds 2,500 square feet (232 m2).

[F] COMMERCIAL MOTOR VEHICLE. A motor vehicle used to transport passengers or property where the motor vehicle meets one of the following:

1. Has a gross vehicle weight rating of 10,000 pounds (4540 kg) or more.

2. Is designed to transport 16 or more passengers, including the driver.

This definition

 

[Yankee Chronicler]

What makes these "luxury" storage units? And does that make any difference under the code?

We see a lot of storage buildings that are set up for multiple tenant spaces, and each space has a toilet room (water closet and lavatory, no shower or bathtub). Aside from that, these spaces have heat but generally no air conditioning. We permit the buildings as shell structures, with no occupancy classification declared. As each space is rented out, the tenant submits a building permit application to establish what their occupancy classification will be, and then we can issue certificates of occupancy on a unit by unit basis.

 

[steveray]

If there is sleeping, there is an R use....If you want to hang out in your garage, that is on you...

 

[dill bill]

The 'Luxury' is somewhat just a marketing term, but they will be heated + cooled, have nicer finishes than a non-luxury storage building. This was an example project they provided https://www.homebasegarage.com/

Chronicle, the empty shell seems like it would limit the flexibility of the end use. If it's a PEMB and one unit will be S-1 and the adjacent unit a man cave (R?) this would trigger a 2 hour wall if no sprinklers. How would you classify a man cave? What about a storage based business? Thanks

Log Cabin, I do have the commercial vehicle noted in my code review, but had not caught the 10,000lb rating - thanks!

 

[dill bill]

If there is sleeping, there is an R use....If you want to hang out in your garage, that is on you...

That's where our code officials disagree. They also aren't sure how to classify this, but if you're having your buddy's over to a place that's not your residence to drink beer and play pool they're not wanting to call it S-1.

If the client wants to build it out and let each tenant use as they see fit the city probably doesn't have the manpower or ability to stop them, but that's not the direction we want to start in.

 

[Tim Mailloux]

We have a client looking to build some luxury storage units. Most likely VB, <10,000SF per building. Each building would have multiple units, each with it's own half bath, AC, etc. Ideally they would like to have the option to sell these under a horizontal property regime (TN condos).

If they were purely storage they would be S-1 nbd. In addition to storage for when you have too many Porsches; many competitors are marketing them as 'man caves' or places to base a storage based business out of.

If these are purely S-1 they'd not need sprinklers or fire separation. If they're man caves, does that count as dwelling units and trigger rated walls? I think a storage based business may still be S-1 as long as they aren't setting up an office, but I wouldn't know how to stop them...

make sure you design them with enough height for a golf simulators.

 

[Sifu]

Core shell, with "proposed occupancies" is the way I do it. I review based on the proposed occupancies THEY propose. If they propose an occupancy that doesn't comply with code I cite it. If I suspect something different or any ulterior motives I might provide guidance on major issues in the event they might deviate from the proposed occupancies. I have encountered similar facilities where I was not involved at the core shell phase, where the code analysis and review was not good and by extension the expectations of the future tenants were not managed. It is never pleasant. So I tell them up front as best I can where they might run into trouble, and I do so on the plans for the record. If they want it reviewed for a specific desired future occupancy that's what I do. If they put in a toilet, great, makes the job easier. Then they get mad because it has to be accessible.

I use this method for any core shell, but most are a little less likely to deviate from the proposed occupancies. Except strip centers that come in as all B, and will almost certainly come back with an A2 tenant finish at some point, either as a first time, or 10 years later. I provide the same cautionary guidance on those as well.