Detailed Multi-family, Commercial, Non-Residential or Mixed-Use Guide

Provide a comprehensive code analysis that indicates the code being used (IEBC, or IBC), occupancy, use, type of construction, floor-area (sf), building coverage (sf), separated or non-separated uses, sprinklered (13, 13D, 13R)(or non-sprinklered), number and type of parking spaces (full, compact, accessible, van accessible) and such similar items. For remodels and alterations, provide type of construction, area of the scope of work, level of alteration, indicate use (occupancy) and if the use is a change from the previous occupancy of the space.

Scaled plan showing north arrow, lot dimensions, lot area, existing and proposed improvements, distances to property lines from existing and proposed structures, distances between all structures, topographical information (contours), building height information (low point within 25’ of the tallest side, see B.R.C. Sections 9-7-5 & 9-16-1), easements, location of any off-street parking and parking access (includes confirmation of existing curb cuts), landscaping (including the location of existing and proposed trees and shrubs including required street and alley trees), location of water meter(s), location of existing and proposed utilities, location of existing and proposed impervious areas, location and description of existing and proposed swales, location of sumps or other drainage discharges, and the extent of flood zones and regulated wetland areas on the property. Plans not to scale are not acceptable. All fonts must be clear and easy to read. All plans shall be clear and legible. Illegible plans will be rejected.

Scaled plans labeling each unit with a discreet address or number and total floor area per definitions in B.R.C. Section 9-16 for Floor Area and Floor area for attached dwelling units (Inclusionary Housing) or Floor are for detached dwelling units (Inclusionary Housing) as applicable. For all units identify all interior and exterior dimensions, room sizes and uses, ceiling heights, locations and sizes of external openings including windows and doors, hallway and stair widths, location and type of plumbing fixtures as well as existing and proposed rough-ins, locations of furnaces and water heaters, location of electrical services, mechanical and plumbing chases. Provide an exiting plan. For larger sets of plans (10 sheets or more) please provide bookmarks for the sheets in the plan set so individual sheets may be accessed.

Must clearly show what building elements are to be removed, including locations of existing plumbing fixtures which are intended to be relocated or removed.

Two-dimensional drawings of all sides of the building. Perspective or isometric drawings may be provided as supplemental information only.

May be part of the site plan if it does not obscure details, otherwise include on separate sheet(s). Adjustments for grades must be shown and a table in support of the graphic analysis must be provided. For sloped lots, shadow analysis shall use Table 2 actual shadow lengths as shown on the Solar Access Guide.

For existing buildings, indicate the scope (repair, alteration, addition, change of occupancy/use, or relocation), level of alteration, and provide an analysis of current accessibility features and provide a breakout of project costs and how compliance with 2018 IEBC is being achieved.

Including, but not limited to fire rated wall and/or floor/ceiling assemblies, and sound transmission class (STC) ratings.

Include the size, species, grade, and spacing of framing members, specify connections, dimension footings and foundations, specify roof and wall sheathing, roof covering material and underlayment, wall siding and underlayment, insulation, foundation drainage, and location of grade.

For conventional roof framing, provide a roof framing plan showing the size, grade, span and spacing of all roof and ceiling members. Also include ridges and valleys, roof pitches, mechanical screenings, and location and size of skylights. For complex truss framed roofs, provide stamped manufacturer’s truss drawings for each type of truss must be provided and keyed to the roof framing plan.

Scaled plan showing north arrow, property lines, streets, existing and proposed improvements, topographical information, easements, existing and proposed utilities including water and irrigation meters, any off-street parking and parking access, all landscape materials such as walks, patios, trees, shrubs and other plant material, and irrigation components. Include a landscape requirements chart as described in B.R.C. Section 9-9-12(d)(1)(J), planting details found in the Design and Construction Standards, and required planting notes. The plan must indicate all required landscaping and irrigation including street and alley trees, parking lot screening and landscaping, and overall landscape requirements. See B.R.C. Section 9-9-12(d) for a comprehensive list of requirements including water conservation and xeriscape standards. Visit the Landscaping webpage for additional resources and sample plans.

Required lighting plans should show the location of all buildings and building heights, parking, and pedestrian areas on the lot or parcel; the location and description (including mature height) of existing and proposed trees and the location of light fixtures on adjacent properties or the street right-of-way within 10 feet of the subject property; the location and height above grade of all proposed and existing light fixtures on the subject property; the type, initial lumen rating, color rendering index, and average wattage of each lamp source; the general style of the light fixture such as cutoff, lantern, coach light, globe, and a copy of the manufacturer’s catalog information sheet and IESNA photometric distribution type, including any shielding information; control descriptions (timer, motion, sensor, time clock etc.); aiming angles and diagrams for sports lighting fixtures; and a light calculation which shows the maximum light levels on a grid not to exceed ten feet by ten feet across the entire site and extending a minimum of ten feet beyond the lot or parcel property line. The grid shall also indicate maximum to minimum uniformities for each specific use area.

Signed by an architect, electrical engineer, electrical contractor, or lighting consultant may be submitted in lieu of an exterior lighting plan if the property is already in compliance with the outdoor lighting section of the Boulder Revised Code (1981).