Permit Requirements for a Commercial Structure
2012 International Codes adopted and enforced.
The following information/plans will be required for full plan submittals for Building Department review, please read all items over very carefully.
Plans are to be stamped by a Colorado Licensed Architect and Colorado Registered Engineers. All plans are to be drawn to scale, such as 1/4" = 1' or 1/8" = 1'.
- At least 5 sets of the Site Plan. Show distances from building to property lines and other structures on same site. "Approved" site plans will be required on most Commercial projects.
- Three sets of floor plans for each level. Indicate uses of all rooms or areas on floor plans.
- Two sets of building section details showing all components of construction from bottom of footing to top of roof.
- Two sets of all wall framing/assembly details, showing all parts of the wall assemblies.
- Design block (or Code Analysis) must be on all Commercial plans. Show Occupancy classification, Type of construction, indicate fully sprinkled or non-sprinkled, square footage of each level and provide calculations showing the building area is in compliance with the International Building Code requirements and exceptions. The wind speed design must comply with the adopted Larimer County Wind Speed Map.
*Energy Code Compliance Requirements*
An Energy Code Compliance Report, prepared by the designing/project Architect shall be provided as a part of the plans submittal for building permit. The structure must be designed to comply with either ASHRAE/IESNA 90.1 or Chapter 4 [CE] and applicable tables for Climate Zone 5 of the 2012 International Energy Conservation Code (IECC). A Com Check energy Code analysis of the structure will be accepted as part of the required compliance report. (Com Check is a Three Part Report: Building Envelope, Mechanical and Electrical). An Air Leakage Test is required on all new structures and large additions.
The following items shall be addressed within the Required Energy Code Compliance report in addition to the items noted above:
- Electrical Power and Lighting Systems shall indicate compliance with Section C405 of the 2012 International Energy Conservation Code (IECC) specifically.
- Buildings shall comply with one of the following options:
- Efficient HVAC Performance in accordance with Section C406.2 – 2012 IECC
- Efficient Lighting System in accordance with Section C406.3 – 2012 IECC
- On-Site Supply of Renewable Energy in accordance with Section C406.4 – 2012 IECC
Note: Individual Tenant Spaces shall comply with either Section 406.2 or Section 406.3 unless documentation is provided that demonstrates the entire building is in compliance with Section C406.4 – 2012 IECC.
**Section C408 – 2012 IECC requires HVAC and Electrical Systems to be commissioned in accordance with Sections C408.2 and C408.3 – 2012 IECC. Final Commissioning Reports shall be provided to the Building Department and the Building Owner in compliance with each section. (**New structures and additions over 15,000 sq. ft. in area.)
- Two sets of floor and roof framing plans. Show all header and beam sizes, spacing - span and type of joists and rafters. Includes engineered floor and roof truss layouts if trusses used. Indicate all design loads used.
- Two sets of section through Stairway detail plans showing rise, run, headroom and graspable handrails and their extensions.
- Two sets of Engineered Foundation plans with section details indicating reinforcement and anchor bolts, design information, etc. Indicate all design loads used.
- Two sets of detail drawings of all fire wall assemblies and listing number of such assemblies.
*See Special Note. All such assemblies require full inspection.
- Two sets of detail drawings of all roof/ceiling or floor/ceiling fire rated assemblies and listing number of such assemblies.
*See Special Note. All such assemblies require full inspection.
- Two sets of HVAC plans showing all duct sizes, fire/smoke damper locations (if required), list Btu's of all appliances. Show locations of all HVAC units and water heaters and provisions for outside combustion air. Indicate on plans how outside air and ventilation requirements are to be satisfied.
- Two sets of plumbing plans showing: sizes of piping (DWV), clean out locations and indicate type of materials to be used.
- Two sets of gas piping plans showing sizes and lengths of run on all gas piping. Provide a list of Btu's of appliances connected thereto.
- Two sets of building elevation plans, all sides shall be shown.
- Two sets of ceiling plans showing locations of all Exit signs and Exit Illumination provisions. (These items may be shown on floor plans, if so desired.)
- Two sets of complete door and hardware and window schedules. (Sizes of all doors and windows and complete door hardware listings required.)
- Two sets of room finish schedules (floors, walls and ceilings).
- For engineered steel buildings only. Provide two sets of wet stamped building plans or two wet stamped Design Certification letters from the steel building manufacturer certifying that the building will comply with Larimer County Wind and Snow loading requirements. Also provide anchor bolt setting plans with the size, diameter and embeddment depth of the anchor bolts called out. These are required in addition to the other requirements in this listing.
- For footing and foundation only permits. (1) Provide two sets of engineered footing and foundation plans with sections and design information including soils report number and soils engineering firm. (2) Two sets of underground plumbing plans. (3) Site plans and other information as noted in item #1. (4) Design Block as noted in item #5.
- If kitchen hoods are a part of your project the following is required: (1) Two sets of plans for the hood, if Type I hood two sets of fire extinguishing system plans are required. (2) Two sets of plans for the hood duct and shaft. For type I hoods provide detail plans of shaft and listing number for the minimum 1-hour fire rating of the shaft.
- For wood working businesses, provide two full sets of engineered plans and calculations for the entire dust collection system. See Product Conveying system provisions of the Mechanical Code as well as the Fire Code. Dust collection systems must be interlocked with all dust producing machines.
- For Tenant Finish projects in "strip mall" or Condominium situations, provide a "Key" plan showing the location of the tenant space being finished in the building and the occupancy groups of the tenants on each side and above or below such space being finished.
*Special Note: Concerning items 9 and 10 above. Details of how penetrations in fire rated assemblies are to be protected are required, along with the listing number of the material or system to be used. Section 107.2.2 - 2012 IBC. Approval of such systems or materials is required prior to actual use of such materials of systems. All such assemblies require full inspection.
Specialty plans, such as those indicated in items 20 and 21 of this handout, are required on such items that are not typical to all types of Commercial construction. Such as; Spray Painting operations using flammable finishes which need approved paint booths and mixing rooms. Toilet room "blow-up" details are always good to be sure that accessibility requirements are met.
Notations or markings in red-ink are not permitted on plans, "red-lines" are reserved for Building Department review notes and corrections.
Approvals From Other Agencies Are Required
Fire Department Reviews and Approvals:
The applicant for Building Permit must take two sets of plans for the project to the Fire Department having jurisdiction. The Fire Department concerned then reviews the plans and issues Larimer County Building Department a letter of project approval when the plans have been reviewed and approved by such fire department. Until the Fire Department having jurisdiction issues an "approval letter", no building permit will be issued for the project concerned.
Health Department Reviews and Approvals: (Drinking and Dining establishments, Pet Shops.)
The applicant must take a set of all plans by the Larimer County Health Department for review and approval. The health department must sign off/approve plans in the computer system prior to issuance of a building permit. Obtain a copy of the Larimer County Health Department Plan Review Requirements pamphlet for further direction.
State of Colorado Electrical Board:
Larimer County Building Department does notreview electrical plans. A separate review and permit are required from the State of Colorado Electrical Board. The State of Colorado Electrical inspectors do all electrical inspections. (2011 NEC – 2014 NEC as of July 1, 2014)
This handout is not intended to be all inclusive, it is merely to give a good basic outline as to plan submittal requirements.
For further information on requirements for your specific project please feel free to call (970) 498-7700. SG/12-2013.