Vehicle storage

[Sifu]

I have an inquiry for an indoor vehicle storage facility. It will be for cars, ATV's, boats or other small vehicles on a long term basis, total of 117 spaces in an 18,000 s.f. building (type of construction not known). I checked for previous threads but didn't find definitive guidance on this question. Codes I am familiar with are for parking garages, showrooms or repair garages, but not long term storage. So my question is: is there a distinction between the aforementioned uses and this type of occupancy (long term)? There will be no repair or refueling, just storage and the occasional flat tire. I am trying to determine the appropriate classification for this use.

 

[cda]

Nice fire load,

Possible propane and amount of gasoline

If allowed my boss limits fuel to five gallons

 

[classicT]

Given that ATV's, boats, and RV's are included, it would bumb up from S-2 to S-1.

Make sure to pay careful attention to IBC Section 406 and 903.2.9 (below).

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).​

903.2.9.1 Repair Garages
An automatic sprinkler system shall be provided throughout all buildings used as repair garages in accordance with Section 406, as shown:

1. Buildings having two or more stories above grade plane, including basements, with a fire area containing a repair garage exceeding 10,000 square feet (929 m2).
2. Buildings not more than one story above grade plane, with a fire area containing a repair garage exceeding 12,000 square feet (1115 m2).
3. Buildings with repair garages servicing vehicles parked in basements.
4. A Group S-1 fire area used for the repair of commercial motor vehicles where the fire area exceeds 5,000 square feet (464 m2).​

903.2.9.2 Bulk Storage of Tires
Buildings and structures where the area for the storage of tires exceeds 20,000 cubic feet (566 m3) shall be equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1.​

903.2.10 Group S-2 Enclosed Parking Garages
An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages in accordance with Section 406.6 where either of the following conditions exists:

1. Where the fire area of the enclosed parking garage exceeds 12,000 square feet (1115 m2).
2. Where the enclosed parking garage is located beneath other groups.

Exception: Enclosed parking garages located beneath Group R-3 occupancies.
903.2.10.1 Commercial Parking Garages
An automatic sprinkler system shall be provided throughout buildings used for storage of commercial motor vehicles where the fire area exceeds 5,000 square feet (464 m2).​

 

[classicT]

Given that ATV's, boats, and RV's are included, it would bumb up from S-2 to S-1.

Make sure to pay careful attention to IBC Section 406 and 903.2.9 (below).

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).​

903.2.9.1 Repair Garages
An automatic sprinkler system shall be provided throughout all buildings used as repair garages in accordance with Section 406, as shown:

1. Buildings having two or more stories above grade plane, including basements, with a fire area containing a repair garage exceeding 10,000 square feet (929 m2).
2. Buildings not more than one story above grade plane, with a fire area containing a repair garage exceeding 12,000 square feet (1115 m2).
3. Buildings with repair garages servicing vehicles parked in basements.
4. A Group S-1 fire area used for the repair of commercial motor vehicles where the fire area exceeds 5,000 square feet (464 m2).​

903.2.9.2 Bulk Storage of Tires
Buildings and structures where the area for the storage of tires exceeds 20,000 cubic feet (566 m3) shall be equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1.​

903.2.10 Group S-2 Enclosed Parking Garages
An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages in accordance with Section 406.6 where either of the following conditions exists:

1. Where the fire area of the enclosed parking garage exceeds 12,000 square feet (1115 m2).
2. Where the enclosed parking garage is located beneath other groups.

Exception: Enclosed parking garages located beneath Group R-3 occupancies.
903.2.10.1 Commercial Parking Garages
An automatic sprinkler system shall be provided throughout buildings used for storage of commercial motor vehicles where the fire area exceeds 5,000 square feet (464 m2).​

Also get with your FM, there are a number of requirements related to storage of fuels that come out of the IFC.

 

[cda]

From 2015 ifc

SECTION313
FUELED EQUIPMENT
313.1 General.
Fueled equipment including, but not limited to, motorcycles, mopeds, lawn-care equipment, portable generators and portable cooking equipment, shall not be stored, operated or repaired within a building.

Exceptions:

1. 1.Buildings or rooms constructed for such use in accordance with the International Building Code.
   
   
2. 2.Where allowed by Section 314.
   
   
3. 3.Storage of equipment utilized for maintenance purposes is allowed in approved locations where the aggregate fuel capacity of the stored equipment does not exceed 10 gallons (38 L) and the building is equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.1.
   

313.1.1 Removal.
The fire code official is authorized to require removal of fueled equipment from locations where the presence of such equipment is determined by the fire code official to be hazardous.

 

[classicT]

313.1 Exceptions:

1. Buildings or rooms constructed for such use in accordance with the International Building Code....

311.2 Moderate-Hazard Storage, Group S-1
Storage Group S-1 occupancies are buildings occupied for storage uses that are not classified as Group S-2, including, but not limited to, storage of the following:

...
Dry boat storage (indoor)
...
Motor vehicle repair garages complying with the maximum allowable quantities of hazardous materials listed in Table 307.1(1) (see Section 406.8)
...

 

[cda]

COMMERCIAL MOTOR VEHICLE. A motor vehicle used to transport passengers or property where the motor vehicle:

1. 1.Has a gross vehicle weight rating of 10,000 pounds (454 kg) or more; or
   
   
2. 2.Is designed to transport 16 or more passengers, including the driver.
   

 

[Sifu]

My thinking has been S-1, but the only specific item on the list is boat storage though I tend to think jet-skis and ATV's are similar in nature. However I have a feeling they will argue the parking garage viewpoint and go for S-2. Either way they will need to provide a compliant fire area or sprinklers. I suspect this is a VB building, which makes the sprinklers a requirement anyway........unless it is considered an S-2, which could be allowed if adjoined by a 60' public way by way of the unlimited area building provisions. The way I see it, if an S-2 the unsprinkled building could be allowed if the 60' is maintained, but 903.2.10 would require a maximum 12,000s.f. fire area. If an S-1, sprinklers required by area limitations. Thats why the distinction is important. BTW, the owners business plan contains the following section, there are no "commercial vehicles" listed but that could be a specific restriction for an operational permit from the FD if it is allowed as an S-2 parking garage.

Price Per Linear Foot ($/ft) (Numbers based on $190/car for 16 ft car)
o Cars $12/ft
o Boats $16/ft < 24ft
o Motorcycles $8/ft
o Jet Skis Mono/Dual $10/ft | 14/ft
o Pop Up Trailers $16/ft < 16ft
o ATV/Razors $10/ft – on trailer (<16ft) 12/ft
o Snowmobiles $10/ft – on trailer (<16ft) 12/ft
o Storage for long term legal action vehicles (Insurance investigations)

 

[classicT]

My thinking has been S-1, but the only specific item on the list is boat storage though I tend to think jet-skis and ATV's are similar in nature. However I have a feeling they will argue the parking garage viewpoint and go for S-2. Either way they will need to provide a compliant fire area or sprinklers. I suspect this is a VB building, which makes the sprinklers a requirement anyway........unless it is considered an S-2, which could be allowed if adjoined by a 60' public way by way of the unlimited area building provisions. The way I see it, if an S-2 the unsprinkled building could be allowed if the 60' is maintained, but 903.2.10 would require a maximum 12,000s.f. fire area. If an S-1, sprinklers required by area limitations. Thats why the distinction is important. BTW, the owners business plan contains the following section, there are no "commercial vehicles" listed but that could be a specific restriction for an operational permit from the FD if it is allowed as an S-2 parking garage.

Price Per Linear Foot ($/ft) (Numbers based on $190/car for 16 ft car)
o Cars $12/ft
o Boats $16/ft < 24ft
o Motorcycles $8/ft
o Jet Skis Mono/Dual $10/ft | 14/ft
o Pop Up Trailers $16/ft < 16ft
o ATV/Razors $10/ft – on trailer (<16ft) 12/ft
o Snowmobiles $10/ft – on trailer (<16ft) 12/ft
o Storage for long term legal action vehicles (Insurance investigations)

Almost every RV is a commercial motor vehicle. Make sure to check the definition CDA shared; not all commercial motor vehicles require a CDL. 10,000lbs is not much in the scheme of today's RV's.

I think we can all agree that it is a S use

311.1 Storage Group S
Storage Group S occupancy includes, among others, the use of a building or structure, or a portion thereof, for storage that is not classified as a hazardous occupancy.​

S-1 is specified as:

311.2 Moderate-Hazard Storage, Group S-1
Storage Group S-1 occupancies are buildings occupied for storage uses that are not classified as Group S-2, including, but not limited to, storage of the following: ...​

S-2 is specified as:

311.3 Low-Hazard Storage, Group S-2
Storage Group S-2 occupancies include, among others, buildings used for the storage of noncombustible materials such as products on wood pallets or in paper cartons with or without single thickness divisions; or in paper wrappings. Such products are permitted to have a negligible amount of plastic trim, such as knobs, handles or film wrapping. Group S-2 storage uses shall include, but not be limited to, storage of the following: ...​

With the tremendous amount of fuel loading associated with boats, ATV's, and RV's (think plastics, gas, LP tanks, firewood, compressed bug spray, etc.), the hazard is not similar in nature to the defining characteristics provided in 311.3 (above). S-2 is "for the storage of noncombustible materials such as products on wood pallets or in paper cartons with or without single thickness divisions; or in paper wrappings. Such products are permitted to have a negligible amount of plastic trim, such as knobs, handles or film wrapping."

Like boats, most RV's on today's market are predominantly clad in plastics, fiberglass, and other synthetic materials that are highly combustible. By comparison, conventional automobiles are predominately metal skinned with glass. This is not to say conventional cars pose a low fuel load, but they are not as readily ignitable as a boat/RV/ATV/etc.

 

[cda]

From IFC

Require a technical report from a FPE, or similar


A]104.7.2 Technical assistance.
To determine the acceptability of technologies, processes, products, facilities, materials and uses attending the design, operation or use of a building or premises subject to inspection by the fire code official, the fire code official is authorized to require the owner or owner’s authorized agent to provide,without charge to the jurisdiction, a technical opinion and report. The opinion and report shall be prepared by a qualified engineer, specialist, laboratory or fire safety specialty organization acceptable to the fire code official and shall analyze the fire safety properties of the design, operation or use of the building or premises and the facilities and appurtenances situated thereon, to recommend necessary changes. The fire code official is authorized to require design submittals to be prepared by, and bear the stamp of, a registered design professional.

 

[mtlogcabin]

It is clearly an S-1 occupancy classification.
IMHO As for the ridiculous use of 10,000 lb GVW to define a "commercial vehicle" 3500 series single rear tire and dual tire pickups exceed 10,000 lb GVW

3 10,001 to 14,000 lbs. Medium Duty Ford F-350, Chevy Silverado 3500, GMC Sierra 3500

If you have a mini storage 6,000 sq ft building and someone parks their 3500 series Dodge or Ford pickup in it through the winter while they go south the mini storage is now required to have a fire suppression system in it.
I do not know how to "fix" this definition I just know it does not work in the real world that I live in where these size vehicles get parked in a lot of garages overnight during our winter months.

Maybe the code should follow the Federal Highway Administrations classification ratings

https://en.wikipedia.org/wiki/Truck_classification

 

[ADAguy]

"Ventilation" in confined spaces will also be an issue

 

[classicT]

It is clearly an S-1 occupancy classification.
IMHO As for the ridiculous use of 10,000 lb GVW to define a "commercial vehicle" 3500 series single rear tire and dual tire pickups exceed 10,000 lb GVW

3 10,001 to 14,000 lbs. Medium Duty Ford F-350, Chevy Silverado 3500, GMC Sierra 3500

If you have a mini storage 6,000 sq ft building and someone parks their 3500 series Dodge or Ford pickup in it through the winter while they go south the mini storage is now required to have a fire suppression system in it.
I do not know how to "fix" this definition I just know it does not work in the real world that I live in where these size vehicles get parked in a lot of garages overnight during our winter months.

Maybe the code should follow the Federal Highway Administrations classification ratings

https://en.wikipedia.org/wiki/Truck_classification

The IBC definition is taken directly from the the US Code of Federal Regulations.

49 CFR 390.5 (linked)

Commercial motor vehicle means any self-propelled or towed motor vehicle used on a highway in interstate commerce to transport passengers or property when the vehicle—

(1) Has a gross vehicle weight rating or gross combination weight rating, or gross vehicle weight or gross combination weight, of 4,536 kg (10,001 pounds) or more, whichever is greater; or
(2) Is designed or used to transport more than 8 passengers (including the driver) for compensation; or
(3) Is designed or used to transport more than 15 passengers, including the driver, and is not used to transport passengers for compensation; or
(4) Is used in transporting material found by the Secretary of Transportation to be hazardous under 49 U.S.C. 5103 and transported in a quantity requiring placarding under regulations prescribed by the Secretary under 49 CFR, subtitle B, chapter I, subchapter C.​

 

[mtlogcabin]

Might use the same weight classification. However note the difference in use. CFR49 requires the vehicle use be related to commerce and the IBC does not. So under CFR 49 an RV or a privately owned truck used for personal use would not fall under the definition of a commercial vehicle.

2018 IBC
[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.

49 CFR 390.5 (linked)
Commercial motor vehicle means any self-propelled or towed motor vehicle used on a highway in interstate commerce to transport passengers or property when the vehicle—

(1) Has a gross vehicle weight rating or gross combination weight rating, or gross vehicle weight or gross combination weight, of 4,536 kg (10,001 pounds) or more, whichever is greater; or

(2) Is designed or used to transport more than 8 passengers (including the driver) for compensation; or

(3) Is designed or used to transport more than 15 passengers, including the driver, and is not used to transport passengers for compensation; or

(4) Is used in transporting material found by the Secretary of Transportation to be hazardous under 49 U.S.C. 5103 and transported in a quantity requiring pl

Definition of commerce
(Entry 1 of 2)

2: the exchange or buying and selling of commodities on a large scale involving transportation from place to place
a major center of commerce
interstate commerce

 

[classicT]

Might use the same weight classification. However note the difference in use. CFR49 requires the vehicle use be related to commerce and the IBC does not. So under CFR 49 an RV or a privately owned truck used for personal use would not fall under the definition of a commercial vehicle.

2018 IBC
[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.

49 CFR 390.5 (linked)
Commercial motor vehicle means any self-propelled or towed motor vehicle used on a highway in interstate commerce to transport passengers or property when the vehicle—

(1) Has a gross vehicle weight rating or gross combination weight rating, or gross vehicle weight or gross combination weight, of 4,536 kg (10,001 pounds) or more, whichever is greater; or

(2) Is designed or used to transport more than 8 passengers (including the driver) for compensation; or

(3) Is designed or used to transport more than 15 passengers, including the driver, and is not used to transport passengers for compensation; or

(4) Is used in transporting material found by the Secretary of Transportation to be hazardous under 49 U.S.C. 5103 and transported in a quantity requiring pl

Definition of commerce
(Entry 1 of 2)

2: the exchange or buying and selling of commodities on a large scale involving transportation from place to place
a major center of commerce
interstate commerce

Actually, the same CFR Section defines Interstate Commerce as the following:

Interstate commerce means trade, traffic, or transportation in the United States—

(1) Between a place in a State and a place outside of such State (including a place outside of the United States);
(2) Between two places in a State through another State or a place outside of the United States;
(3) Between two places in a State as part of trade, traffic, or transportation originating or terminating outside the State or the United States.​

 

[RLGA]

Other than height restrictions on most parking garages, what would prevent a motor home/camper from being parked in a parking garage? I don’t think there is anything different between any of these vehicles other than where they are used when operated.

The aggregate quantity of fuel stored in a parking garage will exceed the quantities per a control area for determining Group H, and every car has a fuel tank greater than 5 gallons, so I don’t see how fuel quantity would be a factor—I think the requirements for parking garages takes those specific hazards into consideration.

Also, the materials used in vehicles vary from metals to plastics to rubber, and in various quantities, so restricting storage based on the materials used in the manufacture of various vehicle types should also not be a factor—again, I think this is taken into consideration when establishing requirements for parking garages.

I would, however, recommend that propane tanks be emptied before storing vehicles—that is a risk mitigation plan and not necessarily a code-based requirement.

Thus, my vote is for Group S-2.

 

[classicT]

Other than height restrictions on most parking garages, what would prevent a motor home/camper from being parked in a parking garage? I don’t think there is anything different between any of these vehicles other than where they are used when operated.

The aggregate quantity of fuel stored in a parking garage will exceed the quantities per a control area for determining Group H, and every car has a fuel tank greater than 5 gallons, so I don’t see how fuel quantity would be a factor—I think the requirements for parking garages takes those specific hazards into consideration.

Also, the materials used in vehicles vary from metals to plastics to rubber, and in various quantities, so restricting storage based on the materials used in the manufacture of various vehicle types should also not be a factor—again, I think this is taken into consideration when establishing requirements for parking garages.

I would, however, recommend that propane tanks be emptied before storing vehicles—that is a risk mitigation plan and not necessarily a code-based requirement.

Thus, my vote is for Group S-2.

Ron, what is your thought about the leading description of 311.3. Storage of noncombustible materials with negligible amounts of plastic trim?

311.3 Low-Hazard Storage, Group S-2
Storage Group S-2 occupancies include, among others, buildings used for the storage of noncombustible materials such as products on wood pallets or in paper cartons with or without single thickness divisions; or in paper wrappings. Such products are permitted to have a negligible amount of plastic trim, such as knobs, handles or film wrapping.

 

[RLGA]

Ron, what is your thought about the leading description of 311.3. Storage of noncombustible materials with negligible amounts of plastic trim?

Notice that it states “Storage Group S-2 occupancies include, among others, buildings used for...” The bold font portion means that the text that follows what I quoted above is not describing the sole defining features of a Group S-2 occupancy—there are other features (not described) that also fit the Group S-2 occupancy. There are many things that can be stored and the code cannot list them all, so the description in Section 311.3 helps the code user to narrow down what can and cannot be in Group S-2 that isn’t already listed.

Now, I do have to revise my decision based on the storage of boats—I didn’t see that Group S-1 included dry boat storage, so if both vehicles and boats are located in the same space, then the most restrictive (i.e., Group S-1) would apply. If boats were stored separately from the RVs/campers/ATVs, then you could have a multiple occupancy building consisting of Groups S-1 and S-2.

 

[cda]

So back to op.

18,000 sq ft

If it is a S-1 what fire protection is required


If it is a S-2 what fire protection is required

Either one requires a fire sprinkler system?

 

[classicT]

If fire area exceeds 12,000sf, both occupancies require fire sprinklers.

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).
...
​

903.2.10 Group S-2 Enclosed Parking Garages
An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages in accordance with Section 406.6 where either of the following conditions exists:

1. Where the fire area of the enclosed parking garage exceeds 12,000 square feet (1115 m2).​

 

[Sifu]

Based on my research (unconfirmed at this point) the building is a IIIB. So if I am reading this correctly, at 18,000s.f., an S-2 could be allowed without sprinklers if the space is divided into approved fire areas, but as an S-1, the size would require sprinklers either way. Plus, all other concerns aside, I need to have the correct classification for the building.

Ron's assertion that it is no different from a parking garage is the reason I asked the question. I do not know of anywhere the code specifies how long a car should be parked in a building for that building to be considered a parking garage but it seems like the intent is for transient storage as opposed to long term, which carries with it the concerns over the lack of observation. In other words could a situation develop that would go un-noticed in an enclosed building (like mini-storage) without frequent traffic and create an increased hazard that might otherwise be less hazardous in a building that had frequent traffic. But I may be wrong in that and would like some additional documentation if I were to enforce it that way. Over the weekend I read a little more deeply into the business plan (I know...get a life), and they make the following statement under the services section "Look into storage for PODS until car storage fills up". I think this would move it firmly into the S-1 classification. Either way, this is a good discussion. Better at least than everybody saying it is a stupid question!

 

[classicT]

Based on my research (unconfirmed at this point) the building is a IIIB. So if I am reading this correctly, at 18,000s.f., an S-2 could be allowed without sprinklers if the space is divided into approved fire areas, but as an S-1, the size would require sprinklers either way. Plus, all other concerns aside, I need to have the correct classification for the building.

Ron's assertion that it is no different from a parking garage is the reason I asked the question. I do not know of anywhere the code specifies how long a car should be parked in a building for that building to be considered a parking garage but it seems like the intent is for transient storage as opposed to long term, which carries with it the concerns over the lack of observation. In other words could a situation develop that would go un-noticed in an enclosed building (like mini-storage) without frequent traffic and create an increased hazard that might otherwise be less hazardous in a building that had frequent traffic. But I may be wrong in that and would like some additional documentation if I were to enforce it that way. Over the weekend I read a little more deeply into the business plan (I know...get a life), and they make the following statement under the services section "Look into storage for PODS until car storage fills up". I think this would move it firmly into the S-1 classification. Either way, this is a good discussion. Better at least than everybody saying it is a stupid question!

Well put, and thanks for the topic. Always enjoy a good challenging question where multiple perspectives are shared.

 

[mtlogcabin]

I went with the S-1 classification because of the boats and ATV's and I might assume watercraft.
We have indoor storage here and they stack the watercraft and snowmobiles 3 high in a 16 ft tall building. Boats stay on the trailers and nobody stores an ATV we use them year round.

 

[RLGA]

Duration of parking is not an element of classifying parking structures. That said, there is an issue regarding the classification of "commercial motor vehicles" per the IBC definition. A Class C recreational vehicle (RV) may or may not exceed the gross vehicle weight rating of 10,000 lb; however, every Class A RV I looked at is well over that threshold. So if any large RVs are intended to be stored, whether the building is classified as Group S-1 or Group S-2, a sprinkler system will be required throughout the building if the fire area exceeds 5,000 sq. ft. (Ref. Section 903.2.9, condition 4, and Section 903.2.10.1 -- 2018 IBC).