Mixed Use- is separation needed?

[Gina M]

I have and existing building where the owner is considering demo to create a new office space. The existing building is S-1 use group. It has multiple fire walls creating fire areas per allowable building areas. Also of note: this S-1 use is for Repair garages, which per Section 406.8.6 is required to be sprinkled. Due to lack of water pressure (well system) the building is not suppressed but does have heat detection (allowed by variance).

The area which would encompass new office construction is VB construction. S-1 and B uses under VB have pretty much the same requirements. 9000 sf is allowed. The current S-1 is 4320 sf. The actual footprint available for B is under 2500 sf so no issues. Per 508.3 no separation is required between S-1 and B.

My questions: If we wanted to build the office are 2 stories- would this be allowed is the uses are separated with Fire Barrier? S-1 is allowed only 1 story. B is allowed 2 stories. Question: if we are not separated we have to follow the most stringent use. S-1 was required fire suppression but by variance was allowed to use heat detection. I am guessing that a variance would be required for the new construction B use. If the B use is separated with fire barrier does the variance come into play still?

 

[e hilton]

Can you add a water storage tank of sufficient capacity to feed sprinklers?

 

[Gina M]

Can you add a water storage tank of sufficient capacity to feed sprinklers?

I believe that was looked at with the last addition and a water storage tank was not feasible/cost prohibitive. The facility is located in the countryside- rural.

 

[e hilton]

The facility is located in the countryside- rural.

So? A swimming pool size reservoir would provide a lot of protection. It might take several days to fill up, but once its full you can pump out quickly.

 

[steveray]

You need to talk to the AHJ......

 

[Gina M]

So? A swimming pool size reservoir would provide a lot of protection. It might take several days to fill up, but once its full you can pump out quickly.

There is no space on the site for this as far as I know. There are railway tracks to one side of the property and street frontage opposite. It is also a very busy site with vehicular traffic.

None of the current buildings/ fire areas are fire suppressed and the owner was granted variances to install heat detection in lieu of. My questions were specific to one fire area which is s-1 and B use VB construction- which the owner would like to demo a portion of the current S-1 space and office and rebuild a larger office space on the same footprint. 1. If we wanted to build the office area 2 stories- would this be allowed if the uses are separated with Fire Barrier? S-1 is allowed only 1 story. B is allowed 2 stories. 2- If we are not separated we have to follow the most stringent use. S-1 was required fire suppression but by variance was allowed to use heat detection. I am guessing that a variance would be required for the new construction B use. If the B use is separated with fire barrier from the S-1 would the variance need come into play still?

 

[Paul Sweet]

Will the office space be open to the S-1 space? If so you might be able to consider it a mezzanine as long as it doesn't exceed 1/3 of the area of the space it opens onto (IBC 505.2).

 

[Gina M]

Will the office space be open to the S-1 space? If so you might be able to consider it a mezzanine as long as it doesn't exceed 1/3 of the area of the space it opens onto (IBC 505.2).

The office space will not be open to the S-1. The S-1 is motor vehicle repair work which is has noise and smells. The office space will house 15 persons along with conference room, break room, etc... a traditional type office space. This will be 2100-2500 sf.

 

[Gina M]

You need to talk to the AHJ......

Eventually will- wanted to see if there was a sentiment before we design something out. The examiner for this jurisdiction will charge for a consultation. If we are meeting with them we want to have several items ideally to review.