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Tenant Finishes/Remodels Requirements

The following information/plans will be required for full plan submittals for Building Department review. 2009 International Codes adopted and effective July 31, 2011.

*Note: Plans are to be stamped by a Colorado Licensed Architect. A Colorado Registered Structural Engineer is to stamp the structural portions of the plans if structural work is being done. All plans are to be drawn to scale, such as 1/4" =1' or 1/8" = 1'.

  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.
  2. Three sets of floor plans for each level. Indicate uses of all rooms or areas on the floor plans.
  3. Two sets of all wall framing/assembly details, showing all parts of the wall assemblies.
  4. A Design block (or Code Analysis) must be on all Commercial plans. Show Occupancy classification, Type of construction, fully sprinkled or non-sprinkled, square footage of each level and provide calculations showing building size is in compliance with the Building Code requirements & exceptions.

    The Design Block must include energy code compliance information from the designing Architect. The structure must be designed to comply with either ASHRAE/IESNA 90.1 or Chapter 5 and Table 502.2 for Climate Zone 5 of the 2009 International Energy Conservation Code (IECC). A Com Check energy Code analysis of the structure or unit will be accepted also. Calculations showing energy code compliance are required as a part of the plans submittal.

  5. 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 on plans. To be provided for any new floor or roof areas or altered areas.
  6. 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.
  7. Two sets of Engineered Foundation plans with section details indicating reinforcement and anchor bolts, design information, etc.. Indicate all design loads used on plans. To be provided for all new areas that are added as a part of the remodel/tenant finish.
  8. * 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" on next page. All such assemblies require full inspection.
  9. * 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" on next page. All such assemblies require full inspection.
  10. Two sets of Heating, Venting, Ventilation & 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 & ventilation requirements are to be satisfied, using the proper adopted Tables and code.
  11. Two sets of plumbing plans showing: sizes of piping (Drain, Waste & Vent), clean out locations and indicate type of material to be used for all plumbing lines.
  12. Two sets of gas piping plans showing sizes and lengths of run on all gas piping and list Btu's of appliances connected thereto.
  13. 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.)
  14. 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.
  15. Two sets of room finish schedules. For all new/replacement floor, wall and ceiling finishes.
  16. If kitchen hoods are a part of your project the following plans & details are required:
    1. 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.
    2. 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.
  17. 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.
  18. 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 & 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.

Plans NOTE:

Specialty plans, such as those indicated in plan requirements 16 & 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 a set 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 & 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.

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.