Open-Parking Garage Allowed Below Highrise?

3/22/2023

Can "open parking garages" be located below high rise buildings?

If so, can the standpipes for the parking garage be manual dry and can sprinklers be omitted in the portion of the building considered an open-garage expect for the level directly below the high-rise occupancy?

Trying to get some big-picture understanding here, thanks.

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7 Comments

Pete H

3/22/2023 06:55:04 am

As long as the parking garage meets all IBC definitions for an "open parking garage" (around section 406) and your state still adopts older code that allows for an omission of sprinklers in open parking garages... yeah, you can get away with it and your state still allows an older edition of IBC that allows for an omission in parking garages.

But just be advised that newer codes are requiring sprinkler protection in ALL parking garages (check out NFPA 88A 2023 edition) as similar moves were made to remove the omissions for open parking garages around IBC 2021.

So it depends what the adopted code of your state accepts.

Franck

3/22/2023 08:27:54 am

If the question is "is it mandatory to have sprinkler protection?", then Pete answered quite clearly and the answer is probably no (might depend on your AHJ).
But if your question is "would it be advisable to provide sprinkler protection?", then I would strongly suggest that the answer is yes...

With new cars, it is more and more difficult to prevent a total loss in an unprotected parking structure, even for "open parking garage". This is related to the amount of plastic (increasing), the provision of plastic fuel tanks... and not to speak about electric vehicles.

I would even suggest to protect this area as an EH Gr 1 occupancy (the current OH Gr 2 proposed by NFPA 13 in the last edition might move to an EH Gr 1 in the next future for the above mentioned issues).

Todd E Wyatt

3/22/2023 09:00:12 am

SUMMARY
The adopted, scoping Code (e.g. 2021 IBC) identifies WHERE an automatic sprinkler system (ASPS) and WHERE a standpipe system are required based on the building’s Occupancy Classifications (OC) AND per “special uses” such as a “high-rise building” (HRB) and a “open parking garage” (OPG).

Q1 : Can "open parking garages" be located below high rise buildings?
A1 : Yes.

Q2 : Can the standpipes for the parking garage be manual dry?
A2 : It depends IF the Building meets the requirements per the adopted, scoping Code (see REFERENCES Section 905 Standpipe Systems).

Q3 : Can sprinklers be omitted in the portion of the building considered an open-garage expect for the level directly below the high-rise occupancy?
A3 : It depends IF the Parking Garage meets the requirements per the adopted, scoping Code (see REFERENCES Section 903.2.10 Group S-2 Parking Garages)

EXPLANATION
A1 : A “high-rise building” (HRB) is defined as “a building with an occupied floor located more than 75 feet (22 860 mm) above the lowest level of fire department vehicle access.” A HRB is not an Occupancy Classification (OC) but is considered a “special use” which has additional requirements (see 2021 IBC Section 403 High-Rise Buildings) as do Open Parking Garages (OPG)(See 406.5 Open Parking Garages).

The Open Parking Garage (OPG) portion of the HRB is classified as a “Group S-2 Low-Hazard Storage” occupancy. You did not identify the OC for the stories above the PG.

A2 : If the a HRB includes a Group A Assembly OC, then “Class I automatic dry and semiautomatic dry standpipes or manual wet standpipes” are NOT permitted (IBC 905.3.2 Group A Ex 2). Otherwise, review “2021 IBC Section 905 Standpipe Systems 905.3 Required Installations” for requirements.

A3. ASPS are required in Group S-2 Parking Garages per 2021 IBC 903.2.10 Group S-2 Parking Garages ... see REFERENCES below. If the OPG meets any of these (3) requirements, an ASPS is required throughout the OPG.

2021 IBC Section 510 Special Provisions includes special requirements for ...
510.4 Parking Beneath Group R
510.2 Horizontal Building Separation Allowance
510.7 Open Parking Garage Beneath Groups A, I, B, M and R
510.7.1 Fire Separation
... which addresses the “Allowables” (Building Height, Number of Stories, and Building Area).

I recommend reviewing “510.2 Horizontal Building Separation Allowance” ... “A building shall be considered as separate and distinct buildings for the purpose of determining area limitations, continuity of fire walls, limitation of number of stories and type of construction where the following conditions are met ...” as it may have applications to your Project.

Todd E Wyatt

3/22/2023 09:00:42 am

REFERENCES
Chapter 9 Fire Protection and Life Safety Systems

Section 903 Automatic Sprinkler Systems
903.2 Where Required
903.2.10 Group S-2 Parking Garages
An automatic sprinkler system shall be provided throughout buildings classified as parking garages where any of the following conditions exists:
1. Where the fire area of the enclosed parking garage in accordance with Section 406.6 exceeds 12,000 square feet (1115 m2).
2. Where the enclosed parking garage in accordance with Section 406.6 is located beneath other groups.
Exception: Enclosed parking garages located beneath Group R-3 occupancies.
3. Where the fire area of the open parking garage in accordance with Section 406.5 exceeds 48,000 square feet (4460 m2).

Section 905 Standpipe Systems
905.3 Required Installations
Standpipe systems shall be installed where required by Sections 905.3.1 through 905.3.8. Standpipe systems are allowed to be combined with automatic sprinkler systems.
Exception: Standpipe systems are not required in Group R-3 occupancies.
905.3.1 Height
Class III standpipe systems shall be installed throughout buildings where any of the following conditions exist:
1. Four or more stories are above or below grade plane.
2. The floor level of the highest story is located more than 30 feet (9144 mm) above the lowest level of fire department vehicle access.
3. The floor level of the lowest story is located more than 30 feet (9144 mm) below the highest level of fire department vehicle access.
Exceptions:
1. Class I standpipes are allowed in buildings equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2.
2. Class I standpipes are allowed in Group B and E occupancies.
3. Class I standpipes are allowed in parking garages.
4. Class I standpipes are allowed in basements equipped throughout with an automatic sprinkler system.
5. Class I standpipes are allowed in buildings where occupant-use hose lines will not be utilized by trained personnel or the fire department.
6. In determining the lowest level of fire department vehicle access, it shall not be required to consider either of the following:
6.1 Recessed loading docks for four vehicles or less.
6.2 Conditions where topography makes access from the fire department vehicle to the building impractical or impossible.

905.3.2 Group A
Class I automatic wet standpipes shall be provided in nonsprinklered Group A buildings having an occupant load exceeding 1,000 persons.
Exceptions:
1. Open-air-seating spaces without enclosed spaces.
2. Class I automatic dry and semiautomatic dry standpipes or manual wet standpipes are allowed in buildings that are not high-rise buildings.

Chapter 4 Special Detailed Requirements Based on Occupancy and Use
Section 401 Scope
401.1 Detailed Occupancy and Use Requirements
In addition to the occupancy and construction requirements in this code, the provisions of this chapter apply to the occupancies and use described herein.

Section 403 High-Rise Buildings
403.1 Applicability
High-rise buildings shall comply with Sections 403.2 through 403.6.
Exceptions: The provisions of Sections 403.2 through 403.6 shall not apply to the following buildings and structures:
2. Open parking garages in accordance with Section 406.5.
403.2 Construction
403.3 Automatic Sprinkler System
403.4 Emergency Systems
403.4.3 Standpipe System
A high-rise building shall be equipped with a standpipe system as required by Section 905.3.
403.5 Means of Egress and Evacuation
403.6 Elevators

Chapter 5 General Building Heights and Areas
Section 510 Special Provisions
510.7 Open Parking Garage Beneath Groups A, I, B, M and R
Open parking garages constructed under Groups A, I, B, M and R shall not exceed the height and area limitations permitted under Section 406.5. The height and area of the portion of the building above the open parking garage shall not exceed the limitations in Section 503 for the upper occupancy. The height, in both feet and stories, of the portion of the building above the open parking garage shall be measured from grade plane and shall include both the open parking garage and the portion of the building above the parking garage.
510.7.1 Fire Separation
Fire barriers constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 711 between the parking occupancy and the upper occupancy shall correspond to the required fire-resistance rating prescribed in Table 508.4 for the uses involved. The type of construction shall apply to each occupancy individually, except that structural members, including main bracing within the open parking structure, which is necessary to support the upper occupancy, shall be protected with the more restrictive fire-resistance-rated assemblies of the groups involved as shown in Table 601. Means of egress for the upper occupancy shall conform to Chapter 10 and shall be separated from the parking occupancy by fire barriers having not less than a 2-hour fire-resist

Todd E Wyatt

3/22/2023 09:01:27 am

REFERENCES continued ...

510.7.1 Fire Separation
Fire barriers constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 711 between the parking occupancy and the upper occupancy shall correspond to the required fire-resistance rating prescribed in Table 508.4 for the uses involved. The type of construction shall apply to each occupancy individually, except that structural members, including main bracing within the open parking structure, which is necessary to support the upper occupancy, shall be protected with the more restrictive fire-resistance-rated assemblies of the groups involved as shown in Table 601. Means of egress for the upper occupancy shall conform to Chapter 10 and shall be separated from the parking occupancy by fire barriers having not less than a 2-hour fire-resistance rating as required by Section 707 with self-closing doors complying with Section 716 or horizontal assemblies having not less than a 2-hour fire-resistance rating as required by Section 711, with self-closing doors complying with Section 716. Means of egress from the open parking garage shall comply with Section 406.5.

Section 406 Motor-Vehicle-Related Occupancies
406.5 Open Parking Garages
406.5.1 Construction
406.5.2 Openings
406.5.3 Mixed Occupancies and Uses
Mixed uses shall be allowed in the same building as an open parking garage subject to the provisions of Sections 402.4.2.3, 406.5.11, 508.1, 510.3, 510.4 and 510.7.
406.5.4 Area and Height
406.5.5 Area and Height Increases
406.5.6 Fire Separation Distance
406.5.8 Standpipe System
An open parking garage shall be equipped with a standpipe system as required by Section 905.3.
406.5.9 Enclosure of Vertical Openings
406.5.10 Ventilation
406.5.11 Prohibitions

Casey Milhorn

3/22/2023 09:03:44 am

I agree with Franck. I hate to even think about 20 years from now and there's a garage full of lithium ion batteries in an unsprinklered area, right under a hi-rise full of people.

As far as the standpipes, that one is a little tricky. I'm not familiar enough with IBC to know if you can do a class I manual dry for the garage levels, and then pick up a wet class III automatic after the garage levels. If the garage exceeds 75', I would say that's a definite no to class I standpipes. In similar situations, we have asked for the stairwells to be heated, which allows for a continuous class III standpipe all the way up. I'll add that I wouldn't want to be the responding fire department, with an electric vehicle fire, and then have to wait on water from pumper truck, and on top of that, being pumped into a system that may not have been pressure tested per NFPA 25 schedule (this gets overlooked a lot).

You can look at an automatic dry standpipe, but most fire marshal's I have talked to do NOT want an automatic dry standpipe. I don't think I've designed/installed one of those in 20 years at least. The possibility of tampering also scares the heck out of me. What if someone decides to turn that nice red handle when it's 0 degrees out. Dry valve trips and you've got frozen/damaged standpipes.

Glenn Berger

3/22/2023 12:25:20 pm

To the question "Can an open parking garages" be located below high rise buildings?"

The question is best answered by performing a code analysis based upon the required and applicable codes and regulations. Type IA construction, which is the most restrictive" would allow it.

Open-Parking Garage Allowed Below Highrise?

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