Commercial Permits

The following information is meant to help the contractor and business owner become familiar with the Town’s processes and procedures in order to have a successful building project and ultimately receive a Certificate of Occupancy (C of O) for the project.

Most often a building or investigative inspection permit has been issued for a project. 

A summary of the C of O standards have been included in the "Commercial Construction Information Guide". Please review this guide and return a signed "Applicant Document" acknowledging the instructions have been read.

Inspections:

Commercial plans are reviewed for compliance with the 2018 International Building Code (IBC) and 2017 National Electric Code (NEC)

Notice to applicant:

• A summary of the C of O standards have been included in the "Commercial Construction Information Guide".  Please review this guide and return a signed "Applicant Document" acknowledging the instructions have been read.
• It is the applicant / owner’s responsibility to ensure all private rules and regulations of the subdivision are adhered to.  Contact your HOA or property management to determine applicable requirements.
• Plans are required to be designed by an Arizona Registrant(signed, dated and sealed) with associated calculations and manuals.
• Scale should be appropriate for clarity, but no less than ¼” scale and twelve point font
• The subject property must have an approved Development Plan and Architectural approval.  Include related case numbers for the plans approved through the Planning Division. 
• If the plans include exterior changes to the building, then please be aware that an additional architecture review may be needed. Please input "minor changes" in the search box in the upper right corner of this website for instructions.

 Use the "Apply for a Permit" instruction tab and provide the following information:

Cover sheet

• Plan index, Building Code edition, project title, project address, plan preparer and owner info
• Code summary according to the IBC 2018
• List any Special Inspection(s) required by the codes or the design professional
• Location map of the project
• Include: Height, area calcs, exiting, number of require plumbing fixtures

Deferred Submittals and Revisions

• Note on cover sheet all items to be deferred: The “Deferred Items” shall be submitted for review to the Town of Oro Valley as a deferred submittal.
• Do not install items that have been submitted as a revision or are listed as a deferred submittal until the plans for those items have been reviewed and approved by the Town.
• Proposed plan revisions or deferred submittals should be submitted as soon as possible.
• Be aware that reviews may take between 10-20 business days to complete.
• A cover sheet describing the purpose of the revision is required to be submitted with all revisions or deferred submittals.

Soil Analysis

• A sealed soils report is required for every site. Report must relate to foundation design.
• If report is over 1 year old, provide statement from the engineer that conditions have not changed.

 Site Walls

• Provide design for site walls proposed with this permit.
• Engineering required for walls over 6’ in height (measured from top of footing).
• Engineering required if over 4’, measured from bottom of footing, or any wall height with applied surcharge loads (e.g.driveways, slopes, etc.)

Site Plan 

• Provide an architectural site plan showing the location of the proposed building.

Floor Plan

• Exiting plans with fire and life safety requirements
• Exiting analysis with occupant load calculations
• Accessible route throughout building
• Accessibility compliance with ADDAG 2010 for all restrooms when required.

Foundation Plan

• Plan view of foundation dimensioned layout
• Details of footing size, reinforcement, anchors, hold downs
• Footing and wall schedule, details of reinforcement

Framing Plan

• Plan view of structural components: beams, trusses, headers and connection details
• Size, spacing, species and grade of materials

Elevation Views

• Show all sides of the building or structure fully dimensioned and labeled accordingly
• Show finished floor elevation, existing and proposed grade
• Label all exterior finishes with approved colors and or materials. Include roof (including flat sections).
• Show how the building drainage (gutters)are integrated into the building

• A project consisting of a new building(s) that will be within 1’ of the maximum allowable height requires two elevation certifications during the course of the project. 

  A pad and building height certification is required to confirm the building will not exceed the maximum allowable heights.   

  These certifications must be completed by a registered Land Surveyor and shall consist of the following: 

  1. Stated elevation and certification that the finished constructed building pad elevation is per the approved plans (this is done after the dirt pad has been graded but prior to concreate pour)
  2. Stated elevation and certification that the constructed top of roof height is per the approved plans and does not exceed the maximum allowable building height (this is done after roof nailing and exterior wall sheathing but prior to drying in of the roof)

  The attached certification form(PDF, 204KB) is to be used by the land surveyor.  

Section Views

• Show views and details of all structural members
• Label all framing members and provide connection details, including manufacture and model number of all framing connectors.
• Detail how all exterior mechanical units are screened from view. Include height of parapets or screen walls and height of HVAC units, vents or other rooftop units along with location and how everything is screened from view. A view shed analysis may be necessary due to location of building and surrounding properties.

Mechanical Plan

• Plan view of layout of ductwork
• Equipment schedule; BTU rating, fuel source, location
• Combustion/relief air and exhaust ventilation sizes
• Demonstrate that rooftop equipment is fully screened (See section view comments)
• Review the Oro Valley Zoning Code section 25.1 for odor abatement requirements

Energy Conservation Code Compliance

• Provide calculations according to 2018 IECC. 
• Comcheck is available at www.energycodes.gov

Plumbing Plan

• Plan view showing layout of fixtures, DWV, water/gas pipe
• Fixture schedule, gas/water pipe sizing calculation

Electrical Plan

• Plan view showing outlets, lights and circuits
• Panel schedule with circuits, over current ice and wire size
• Submit load calculations & service size

Outdoor Lighting Plan

• A calculation of code compliance shall include the following information submitted in table format:

• Size (acres) of property
• Lighting Zone from OVZCR 27.5.E.2
• Lighting Option used from table 27-5
• Allowed lumens (shielded & unshielded)
• Lumens used (shielded & unshielded)
• Luminaire Schedule:

• ID number or letter of each outdoor fixture
• Identify the fixtures as shielded, unshielded or recessed
• Mean lumens per fixture
• Quantity of each fixture
• Include fixtures that are exempt per code and label those fixtures with the code section allowing exemption.

• Include height of lights fixtures – Ensure compliance with the OVZCR 27.5.F.1 thru 5.
• Cut sheets of exterior fixtures
•  Review OVZC 27.5 for all related code.

Fire Sprinklers

• Are they required by IBC? IFC? Are they deferred?
• If so, sealed plans and hydraulic calcs or deferred submittal statement on cover sheet and all applicable sheets.
• Note that backflow prevention is required on fire service lines per the fire code and the plumbing code.

Kitchen Hoods

• Drawings for fire suppression system
• Must be UL listed and meet requirements of IBC, IMC, and IFC

Special Inspection Agreement Form is required for certain items such as:

• Post-tensioned slab, Concrete >2500 psi,
• Slender Masonry, Field Welding, High Strength Bolts, other as specified by project engineer

Plan review is 20 business days for 1st and 2nd submittals. 3rd and subsequent review times are less and may vary based on the scope of changes made to the plan set.

Submit plans for Commercial permits, online through the Customer Portal.  In the Customer Portal select the Commercial Permit Permit category. Then select the permit type related to your project. 

Prior to issuance of the permit, the following documents must be submitted to the Town:

• Proof of sewer connections fees paid to Pima County may be required if applicable
• Valuation of project cost breakdown provided to the Building Official for review and approval 
• Payment of all permit fees - staff will contact you when the fees have been determined

Permit Issuance

• Permits are issued through the online portal
• The person responsible for the permit (applicant, contractor, etc.), must print one full size set of:
  • Permit  
  • Stamped approved construction plans
  • Supporting documents such as Calculations, Soils Reports, Special Inspector Reports, Energy Reports, etc.
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors

***Failure to have printed copies of the items above on the job site may result in a failure of inspections.

Commercial plans are reviewed for compliance with the 2018 International Building Code (IBC) and 2017 National Electric Code (NEC)

The following is a list of items required for submitting a permit. Use the "Apply for a Permit" instruction tab below for permit submittal directions.  In the Customer Portal, this project is in the Commercial Building Permit category and is an "Other or Misc" permit type.

Site plan 

• Location map identifying the proposed location of the trailer
• Indicate the distance from nearest property lines
• Size of the trailer
• Identify access for use including emergency access and parking (if used by the public)
• At least one ADA access parking area is required
• Indicate the nearest fire hydrant or another approved source of fire flow within 300 feet of the proposed modular structure/trailer

Structural Plan

• Include ADA accessible ramp, guardrail/ handrail details, dimensions, and elevation views

Mechanical, Plumbing and Electrical Plan(s)

• Provide transformer fault current information for the proposed location. (must not exceed 10,000kva)
• Provide the maximum service size that is to be used (200 amps maximum).
• Include the type, size and location of panel. Provide the type and size of the waste and water supply lines.
• A Pima County Wastewater Card for the connection and fixture units is required – including temporary connections

Plan review is 10 business days

Permit fees are generally $120.00.  Fee may vary due to number of trailers and scope of project

Permit Issuance

• Permits are issued through the online portal
• The person responsible for the permit (applicant, contractor, etc.), must print one full size set of:
  • Permit  
  • Stamped approved construction plans
  • Supporting documents such as Calculations, Soils Reports, Special Inspector Reports, Energy Reports, etc.
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors

***Failure to have printed copies of the items above on the job site may result in a failure of inspections.

Demolition or Blasting Permits

• Demolition permits are required for the removal of buildings and structures

• Blasting permits are most often needed when the installation of roads and underground utilities are located in areas where extensive rock formations are located.

Demolition Permits are reviewed for compliance with the 2018 International Building Code (IBC)

• Submittal requirements:
  • Site plan of the entire property
  • Indicate which structure will be removed
  • Include a description of the proposed work and reason for demolition
  • Include a floor plan showing which sections of the structure will be removed
  • Identify the location of all utilities

Pool and Spa demolition information can be found on the pool and spa webpage.

Blasting Permits are reviewed for compliance with the 2018 International Fire Code (IFC)

Blasting permits are often needed for construction projects when the installation of roads and underground utilities are located in areas where extensive rock formations are located.

• Review and complete the required items listed on this Checklist(PDF, 339KB)

Submit plans for demolition or blasting, online through the Customer Portal. 

In the Customer Portal select the Demolition Permit category followed by the appropriate permit type.

• All documents must be in PDF format.
• The security level in the PDF must allow the Town to apply stamps, markups and ultimately approvals on the document.
• Do not mix portrait and landscape pages in the same document. Rotate all pages the same direction.
• Label the documents with the appropriate name (i.e. Application, Construction Plans, Soils Report, Structural Calculations, etc.)

Investigative Inspection Permits

All businesses located in Oro Valley are required to have a Certificate of Occupancy (C of O) to occupy a commercial property.  

A Certificate of Occupancy (C of O) is often obtained through the Tenant Improvement (TI) process. However, a new C of O can be issued without a Tenant Improvement (TI)I plan for minor changes to businesses such as: 

• Moving into a commercial space that was formally occupied by a similar business. For example an accounting firm moves into a former law office space. 
• Restaurants making no changes to the cooking line, appliance type or location
• No structural changes to the tenant space.
• Only making cosmetic changes such as new paint and carpet
• Change of ownership. 

The Investigative Inspection Permit confirms that construction work is not being performed that requires a Tenant Improvement Plan. 

Investigative Inspection Permits cannot be utilized for the following types of commercial projects:

• Moving a business into a space that has never been occupied by any business
• Change of vastly different businesses (occupancy classification and use) such as moving a restaurant into a tenant space formally occupied by an accounting firm.

The business owner or representative must submit the following for an Investigative Inspection Permit:

• A basic dimensional floor plan that identifies:
  • Rooms
  • Describe the use of each room
  • Exits (hallways and doors)
  • Total square footage
  • An arrow indicating North

Change of Ownership and Change of Business Use Investigative Inspection documents will be reviewed by the Building Safety and Zoning Code staff for compliance. 

• A change of ownership and business use permit fees are generally $120.00

In addition to Oro Valley requirements, the applicant should communicate with the Pima County Health Department when changing owners of a food establishment.

Submit plans for an Investigative Inspection Permit, online through the Customer Portal.

In the Customer Portal select the Investigative Inspection Permit category.

• All documents must be in PDF format.
• The security level in the PDF must allow the Town to apply stamps, markups and ultimately approvals on the document.
• Do not mix portrait and landscape pages in the same document.
• Rotate all pages the same direction. All pages of the building plans (i.e. site plan, framing, roof, plumbing, etc.) should be in one PDF.
• Label the documents with the appropriate name (i.e. Floor Plan, etc.)

Staff will review the application.

Once the permit is issued, the following inspections will be required to be scheduled through the online portal:

• Investigative 
• Final Accessibility
• Electrical Reconnect if power has been discontinued
• C of O Fire
• C of O Administrative
• C of O Zoning
• Permit Final
• Business License

The business owner or representative must schedule the inspections. Go to the schedule inspections webpage for instructions.

Ensure a Town of Oro Valley business license is obtained.   

When all inspections have been approved, then the applicant may obtain a Certificate of Occupancy for the new location or owner. 

Commercial plans are reviewed for compliance with the 2018 International Building Code (IBC) and 2017 National Electric Code (NEC)

Notice to applicant:

• It is recommended that you verify the proposed use is allowed in the specific zoning district.  
• Also be aware of any special requirements that may apply to the proposed use. 
  • For example:  A noise impact study (Zoning Code section 25.1.A.3) may be required as part of a tenant improvement for any use which may generate noise beyond the on-site property boundary.
  • An office only district may not allow retail uses
  • The property's development plan or table 23-1 of the zoning code will provide information about allowed uses.  Also always feel free to reach out to the Town by calling 520-229-4800 and ask to speak to the Planner on Duty for site specific information. 

  Plans are required to be designed by an Arizona Registrant(signed, dated and sealed) with associated calculations and manuals

• Scale should be appropriate for clarity, but no less than ¼” scale and twelve point font
• If the TI plans include exterior changes to the building, then please be aware that an additional architecture review may be needed.  Please input "minor changes" in the search box in the upper right corner of this website for instructions. 

  Use the "Apply for a Permit" instruction tab and provide the following information: 

Cover sheet

• Plan index, Building Code edition, project title, project address, plan preparer and owner info
• Scope of work and nature of the business including business name
• Occupancy group, occupant load, type of construction, number of stories, plumbing fixtures, required exits and exit widths
• Tenant square footage and include patio or porch roof areas
• List Special Inspections as required by the design professional
• Occupancy type of adjacent uses and total square footage of building

Deferred Submittals

• Deferred submittals (Fire Sprinkler, Fire Alarm, Hood Systems, etc.) should be submitted as soon as possible to prevent delays.

Site Plan 

• Location map identifying the tenant space within the footprint of the building and within the overall development
• Identify new or existing tenant parking including accessible spaces and routes 

Floor plan

• Current layout, demolition plan and proposed layout
• Identify all architectural elements including fixtures, counters, cabinets and appliances
• Analysis of exiting with occupant load calculation separate from proposed new construction
• Accessible route throughout proposed tenant space to all exits
• Window and door (hardware/lock/latches) schedules

Section Views

• Building section views and typical details as needed to evaluate structural aspects of design for wall or partition installations to include ceiling heights and suspended ceiling details for construction, etc.
• Detail how all exterior mechanical units are screened from view. Include height of parapets/screen walls, height of HVAC units, vents or other rooftop units and identify location(s). A view shed analysis may be necessary due to building location in relation to surrounding properties.

Framing Plan

• Plan view of structural components: Beams, trusses, headers and connection details
• Size, spacing, species and grade of materials
• Sealed truss layout and engineered design.  Shop drawing of approval of project engineer of truss layout and design.
• Stud wall size and center spacing
• Ventilation calculations and roof vent locations on the roof

Electrical Plan

• Plan view identifying all receptacle outlets, disconnects, lights and circuits
• One-line diagram indicating existing or new service entrance
• Panel schedule showing all circuits, overcurrent devices and wire sizes
• Load calculations and service size
• If new outdoor light fixtures will be added with the TI space permit, include compliance with OVZC 27.5

Plumbing Plan

• Plan view showing layout of fixtures, drain waste, vents, water/gas layout and pipe sizes
• Water/Gas piping calculations
• Fixture schedule
• Pima County Sewer connection fees are required for any new water meters or for upsizing an existing water meter due to the addition of fixtures

Mechanical Plan

• Plan view of existing or new ductwork layout
• Equipment schedule with BTU rating, fuel source and location(s)
• Combustion/relief air and exhaust ventilation sizes
• See roof top equipment screening requirement listed in “Section Views”
• Outside air calculations required with change of mechanical or occupancy use
• Review the Oro Valley Zoning Code section 25.1 for odor abatement requirements

If applicable:

• Include reflected ceiling plan
• Energy Conservation Code Compliance – Comcheck can be used to provide calculations, per 2018 IECC requirements, for free at www.energycodes.gov
• Exiting plans: Path of egress with distance to all exits and occupant loads at each exit

Fire Department Required Plan Components

• Fire Sprinkler Plans
• Fire Alarm Plans
• Hydraulic calculations
• If Fire Sprinkler, Alarm and associated calculations aren’t necessary for the proposed project, provide a statement to indicate this on the cover sheet.
• Kitchen Hoods (where applicable) - Identify the type of hood to be required (e.g. Type 1 or 2) and provide proposed Fire Suppression System drawings (3 complete sets). Kitchen hood must meet IBC, IMC and IFC requirements and shop drawings must be provided
• Hazardous Materials – Provide a MSDS list, HMIS and HMMP as applicable per IFC requirements
• Contact Golder Ranch Fire District at (520)818-1017 for more information and for associated review fees 

Plan review timeline depends on the scope of the project: 

• Class I: (10 day maximum review time) **

• Qualifying elements:

• No structural modifications (new roof loads, openings in bearing walls)
• Minimal mechanical, plumbing or electrical revisions (i.e. rerouting existing ductwork with no significant increase in length, moving existing fixtures with no appreciable increase in pipe length and relocating existing electrical components).
• Occupancy load less than fifty (50)
• Either a B (Business Office) or M (Mercantile / Retail) Occupancy
• No fire separation issues (no fire separation walls shown or required)
• No changes to occupancy or building area
• No changes to fire alarm and fire sprinkler plans

• Examples of businesses that could qualify in this category are: retail shops that add only a customer service counter with cash register and display racks, exercise facility that adds only customer service counter, needs no additional toilet room(s). 
• All Class I tenant improvements regardless of the type of business must also fall within the above guidelines.

• Class II: (10 day maximum review time) **

• Qualifying elements:

• Minimal structural modifications (i.e. add mechanical loads to the existing roof structure, change door/ window openings, no additions to the building)
• Minor mechanical, plumbing and electric revisions (i.e. addition of ductwork, addition of plumbing fixtures, addition of electrical components which does not require an increase to the existing service)
• No A (Assembly), E (Education), or I (Institution) occupancies, unless the use is an existing A, E, or I occupancy and meet all other elements for a Class II
• No fire separation issues
• Minor changes to fire sprinkler plans (relocation of heads, no additions to system)
• Minor changes to alarm plan (no additions to system)

• Examples of businesses that could qualify in this category are: retail shops, exercise facilities, business offices, etc. that adds only a customer service counter with cash register, display racks and interior partition walls or modular office spaces that do not require additions to the fire sprinklers or alarm systems, exercise facility that adds only customer service counter, needs no additional toilet room(s).
• All Class II tenant improvements regardless of the type of business must also fall within the above guidelines.

• Class III: (20 day maximum review time) **

• Qualifying elements:

• Structural modifications
• Comprehensive building, fire, mechanical, plumbing, and/ or electrical review required
• Fire separation issues
• Changes in occupancy and/ or building area
• Improvement is for an A, E, or I occupancy
• Additions to fire sprinkler system
• Additions to fire alarm system
• The first time the structure and/ or space is occupied

• The Permit Technicians will conduct a preliminary review using these guidelines and alert the plan review staff which classification and timeline has been selected. Upon receiving the plan, the plans examiner will review the plans to verify the classification selection. The applicant will be notified of the timeline selection. 

** Goal Review days reflect the maximum review time allowed for 1st and 2nd submittals. 3rd and subsequent review times are less and may vary based on the scope of changes made to the plan set. 

Prior to issuance of the permit, the following documents must be submitted to the Town.

• Valuation of project cost breakdown provided to the Building Official for review and approval 
• Payment of all permit fees - staff will contact you when the fees have been determined
• Please review and acknowledge all information provided in the "Commercial Building Construction Information Guide" and submit documentation required. 

  Permit Issuance

• Permits are issued through the online portal
• The person responsible for the permit (applicant, contractor, etc.), must print one full size set of:
  • Permit  
  • Stamped approved construction plans
  • Supporting documents such as Calculations, Soils Reports, Special Inspector Reports, Energy Reports, etc.
• All of the above listed documents must be on the construction site in paper format and available for the building inspectors

***Failure to have printed copies of the items above on the job site may result in a failure of inspections.

• A summary of the C of O standards have been included in the "Commercial Construction Information Guide".  Please review the guide in the following link and return a signed "Applicant Document" acknowledging the instructions have been read.
• It is the applicant / owner’s responsibility to ensure all private rules and regulations of the subdivision are adhered to.  Contact your HOA or property management to determine applicable requirements.