Commercial Permits

Certificate of Occupancy

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.

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.

 Use the "Apply for a Permit" instruction tab for submittal directions. The following information may be needed as your project progresses towards completion:

Inspections:

  • Inspections can be scheduled online through the Town’s website.
  • Inspections are generally performed between the hours of 8:30 am and 3:30 pm.  If not ready for a scheduled inspection, you must cancel by 8:30 am by calling (520)229-4830.
  • To speak with an Inspector for an estimated inspection time window, call (520) 229-4830 between 8:00 and 8:30 am.
  • Performed work must be ready for the inspector when they arrive and work is not to be concealed prior to inspection.
  • Access to the property or tenant spaces must be provided for inspection, and a means to access areas, such as roofs, must also be provided (by use of OSHA-compliant equipment).
  • Inspections outside of normal work hours may be available on a limited basis.  These are charged at $60 per hour (2 hour minimum) and  the request must be made to the building official and pre-approved well in advance.

The following is intended to provide information about specific inspection types:

  • Engineering Site Inspection Requirements
  • Site Accessibility:  New sidewalks, hardscaping, and accessible parking areas will be inspected with a 2’ digital level to verify maximum 2% cross slope and longitudinal slopes as approved.
  • Final Site Inspection: A final site inspection will be performed to verify the site has been cleaned of construction debris, dumpsters have been removed and sidewalks, wheel stops or landscaping was not damaged.
  • Zoning Inspection Requirements
  • Building Colors and Materials:  Inspections will be performed to ensure the exterior matches the approved architectural design, including paint colors, materials and exterior finishes.
  • Water Conservation:  An irrigation audit is required after the installation of new landscaping and irrigation.  Also, the property owner should consider signing up for the “WaterSmart” program to help detect water leaks or abnormal usage.
  • Outdoor Lighting:  Exterior wall mounted light fixtures cannot exceed 9’ from finished grade to the center of the fixture.  Pole mounted lights cannot exceed the plan approved height. 
  • Public Art:  New commercial buildings require that public art be installed prior to issuance of the CofO.  Public art must be reviewed and approved by the Town prior to installation. 
  • Roof:  Coating material for roofs or inside of parapet walls must match the color approved during architecture review, or must be a color that matches or blends with the building.  Be aware that white is not an acceptable color as it exceeds the maximum 60% reflectivity requirement.
  • Screening:  New mechanical equipment must be screened from public view.  This requirement applies to both roof and ground mounted equipment. 
  • Fire Inspection Requirements
  • Combustible materials:  Combustibles, including construction trailers, are not allowed on site without established fire flow.
  • Inspections:  Contact (520)825-5959 to schedule fire related inspections. Golder Ranch Fire District performs fire inspections within the Town of Oro Valley.
  • Knox-box: New construction will require that a key to the business is provided so that it can be placed in the knox-box for emergency access by the Fire Department. 

Construction Work Hours:

  • You may perform construction related activities from 6:00 am to 6:00 pm, seven days a week. 
  • From April 15 thru October 15, concrete pours may begin as early as 5:00 am and end as late as 7:00 pm. From October 16 thru April 14, concrete pours must fall within the standard construction work hours.
  • An Extended Construction Work Hours Permit is available on a case by case basis as approved by the Building Official.  Requests should be made at least two weeks in advance of the date(s) needed.

Certificate of Occupancy (C of O) and Permit Close Out

  • The following items need to be completed and submitted to the Town in a PDF format via e-mail to permits@orovalleyaz.gov for issuance of the C of O:
  • Completed Inspection Card – All building and fire safety inspections need to be signed 
  • Business License – Confirmation of a valid TOV business license is required
  • Golder Ranch Fire District final inspection report
  • Chlorination Report – Required if potable water lines are modified or newly installed with the project.  Lab results and a narrative are required.
  • Air Balance Report – Required if two or more HVAC systems are modified or newly installed.  The report requires a shop stamp or letter of approval from the Engineer of record.
  • Pima County Health Department Certificate - Required for restaurants or food service projects. 
  • A Temporary Certificate of Occupancy may be available for stocking, training, or initial public openings. Temporary C of O requests are evaluated on a case by case basis and require that minimum life safety elements are in place and specific conditions are met.
  • Please be aware that C of O’s are generally issued via e-mail within 24 hours of receiving all required approvals and documents as described above.

Commercial Building

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. 

 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 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 new permit application 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

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

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.

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 electronically via e-mail
  • The person responsible for the permit (applicant, contractor, etc.), must print one full size set of:
    • Permit  
    • Stamped approved construction plans
    • Inspection card (white paper is acceptable)
    • 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.

Construction Trailers

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

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

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 electronically via e-mail
  • The person responsible for the permit (applicant, contractor, etc.), must print one full size set of:
    • Permit  
    • Stamped approved construction plans
    • Inspection card (white paper is acceptable)
    • 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.

Tenant Improvements

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 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.
  • 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

  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 of any kind (Fire Sprinkler, Fire Alarm, Hood Systems, etc.) are NOT allowed for Tenant submittal packages. Incomplete submittals will not be accepted.

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 electronically via e-mail
  • The person responsible for the permit (applicant, contractor, etc.), must print one full size set of:
    • Permit  
    • Stamped approved construction plans
    • Inspection card (white paper is acceptable)
    • 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.

How to Apply:

Apply for a Permit

Step 1.Complete the Permit Application

Permit Application(PDF, 469KB)

Step 2.See individual project checklists above which include fees and review timelines

Step 3.Prepare your project for electronic submittal by doing the following:

  • 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. Application, Construction Plans, Soils Report, Structural Calculations, etc.)

Step 4.Email the entire submittal in PDF format to: permits@orovalleyaz.gov (if the file is larger than 10MB, submit as a link)

You will receive an email that your submittal has been received