Tenant Finishes/Remodels Requirements
2012 International Codes adopted and enforced.
The following information/plans will be required for full plan submittals for Building Department review:
Plans are to be stamped by a Colorado Licensed Architect. A Colorado Registered Engineer is to stamp the structural portions of the plans if structural work is being done. Colorado Registered Mechanical Engineer for Mechanical work, etc. 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. These will be required on all "Change of Occupancy" applications.
- Three sets of floor plans for each level. Indicate uses of all rooms or areas on the floor plans.
- 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 building size/area is in compliance with the Building Code requirements and exceptions.
*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 are used. Indicate all design loads used. To be provided for any new floor or roof areas or altered areas.
- Two sets of section through Stairway detail plans showing rise, run, headroom and graspable handrails and their extensions. For new stairs and existing stairs where the use or occupancy has changed.
- Two sets of Engineered Foundation plans with section details indicating reinforcement and
anchor bolts, design information, etc. Indicate all design loads used. To be provided for
all new areas that are added as a part of the remodel/tenant finish.
- Two sets of detail drawings of all fire wall assemblies and listing number of such assemblies, if any such assemblies are required due to this project.
*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, if any such assemblies are required due to this project.
*See Special Note. All such assemblies require full inspection.
- Two sets of Heating, Venting, Ventilation and Air Conditioning plans showing all duct sizes,fire/smoke damper locations in any fire-rated assemblies, list Btu's of all appliances. Show locations of all furnaces and associated units and water heaters on the plans. Indicate on plans how outside combustion air is to be provided for gas fired units. Indicate on plans how outside air and ventilation requirements are to be satisfied, using the proper adopted Tables and code.
- Two sets of plumbing plans showing: sizes of piping (Drain, Waste and Vent), clean out locations and indicate type of material to be used for all plumbing lines.
- Two sets of gas piping plans showing sizes and lengths of run on all gas piping and list Btu's of appliances connected thereto.
- Two sets of ceiling plans showing locations of all Exit signs and provisions for Exit
Illumination. (These items may be shown on floor plans if so desired.)
- Two sets of complete door, door hardware and window schedules. Sizes of all doors and
windows and complete door hardware listings required, even if existing. These are needed to
verify exit width requirements and to assist in ventilation requirements.
- Two sets of room finish schedules. For all new/replacement floor, wall and ceiling
- If kitchen hoods are a part of your project the following plans and details are required:
- Two sets of plans for the hood itself, listing the manufacturer and giving installation
information for the hood used. For Type I hoods, two sets of fire extinguishing system
plans are required also.
- Two sets of plans for the hood duct and shaft. For type I hoods provide detailed plans of the rated shaft and listing number of the assembly used 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 8 and 9 in this document. 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. Approval of such systems or materials is required prior to actual use of such materials or systems. (A "Listing Number" is the number assigned to a given product or assembly by a testing lab or agency such as UL, ETL, or RADCO.) All such assemblies require full inspection.
Specialty plans, such as those indicated in plan requirements 16 and 17 of this handout, are required on such items that are not typical to all types of Commercial construction. Such as; Spray Painting operations which involve the spray application of flammable finishes, these operations are required to have approved paint booths and mixing rooms. Two sets of all such plans must be submitted to the Fire Department having jurisdiction as well as this department for review. Provide all listing numbers for all such units in the submittals. (A "Listing Number" is the number assigned to a given product or assembly by a testing lab or agency such as UL, ETL, or RADCO.) 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 "plans 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. Kitchen hoods plans must be reviewed and approved by the health department and the hoods inspected on-site by them as well.
State of Colorado Electrical Board:
Larimer County Building Department does not review electrical plans. A separate permit is 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