Plans Guide

This document is a guide for building owners, business owners, general contractors and registered design professionals in determining the level of plans and construction documents required for submittal during the permit application process as well as the design/build process.  Contained within are common requirements for common conditions.  This guide cannot possibly address all buildings, processes or situations regulated by code that may be present or proposed in specific situations.

The Fire Code Official may require additional plans and construction documents as necessary.  Consultation with a Registered Design Professional and the Fire Code Official early in the planning process is strongly recommended, if not a necessity.

Level I:  Existing Building Change of Use/Occupancy - Simple

This section is intended to be used where no work is proposed or required to achieve compliance with code, given the proposed use and occupancy type.  (For example:  A new small business office opening in an existing tenant space where the new business will use the existing space as is.)

  1. Consultation with the Fire Code Official is required.
  2. Generally, light cosmetic changes such as paint and flooring are acceptable without plans.

Level II:  Existing Building Change of Use/Occupancy, Remodel or Interior Finish

All construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of Lincoln County Fire Protection District #1 Ordinance 2015-1, 2015 International Building Code, 2015 International Fire Code and relevant laws, ordinances, rules, regulations and standards as determined by the Fire Code Official.

Basic Plan Requirements:

  1. Scale: Shown on drawings.  May be approximate, given existing buildings.
  2. Compass
  3. Building address, as issued by Lincoln County 911 (636-528-6100)
  4. Registered Design Professional seal, signature, phone and email.

 

Code Block Requirements:

  1. AHJ: Lincoln County Fire Protection District #1
  2. 2015 IFC, 2015 IBC
  3. Construction Type(s)
  4. Occupancy Group(s)
  5. Required Separations (separated, non-separated, hour rating)
  6. Fire sprinkler requirements
  7. Fire alarm requirements
  8. Occupancy load (based on IBC calculations)

Plan Requirements:

  1. Label/description of each room and area.
  2. Sufficient detail showing fixtures, appliances and other significant permanent or moveable objects to be located in each room or space.
  3. Existing and proposed fire walls and barriers. Call out hour ratings.  Proposed fire walls and barriers shall include UL number and section detail.  Proposed structural/bearing fire walls or modification affecting structural integrity in any manner shall be signed and sealed by Professional Engineer.
  4. Existing and proposed exterior and interior bearing and non-bearing walls, doors, stairs and all means of egress features and components.
  5. Doors: Include door swing direction, panic hardware (where required) and type of locking mechanisms.  Other detail required as necessary.
  6. Existing and proposed exit signage and emergency illumination. 90 minute back up battery required.
  7. Rechargeable fire extinguisher type, size and location.
  8. Knox Box model and location. Install right of main entry door, 5 feet off grade.  knoxbox.com  Owner to provide keys to all door locks in building, 3 after hours emergency contacts and 8.5x11 floor plan on final inspection.
  9. Existing and proposed cooking appliances, exhaust hoods and fire suppression systems.
  10. Existing, proposed, modification or removal of fire suppression or alarm systems.
  11. Existing and proposed electrical panels, transformers and other major components.
  12. Existing and proposed fencing, gates and other access obstructions.
  13. Assembly occupancies: Typical seating diagram
  14. Special hazards: Existing and proposed fuel storage tanks, flammable and combustible liquids, compressed gasses, and all other hazards as regulated by the International Fire Code.
  15. All other code requirements, as necessary.

Structural modifications and fire protection plans (other than complete removal of an existing fire protection system) require seal and signature by a Professional Engineer.

All Level II plans and construction documents shall be prepared, signed and sealed by a Registered Design Professional.  An Architect’s seal is acceptable, unless stated otherwise.

Level III:  New Building Construction or Addition

Level III Plans shall include all items listed in Level II requirements and in addition:

  1. Structural plans prepared, signed and sealed by a Professional Engineer.
  2. Site Plan, prepared, signed and sealed by a Registered Design Professional.

Site Plan Requirements

Site plans shall indicate:

  1. Lot lines and dimensions
  2. Adjacent lots and buildings
  3. Existing and proposed buildings and dimensions
  4. Roads and drives, including material and dimensions
  5. Parking areas and dimensions
  6. Existing and proposed fire hydrants
  7. Existing and proposed fences, gates and access obstructions
  8. Existing and proposed exterior features regulated by the International Fire Code (LP tanks, gasoline pumps, etc.)

All site plans shall be prepared, signed and sealed by a Registered Design Professional.

Fire Mains, Fire Sprinklers, Fire Suppression & Detection Systems

Plans/shop drawings are required for all fire suppression and detection systems and must be prepared, signed and sealed by a Professional Engineer.  Detail documents, including plans and specifications must be submitted and approved prior to installation but need not be submitted upon Application For Permit.

Kitchen Hood Exhaust Systems

Plans/shop drawings are required for all kitchen hood exhaust systems.  Detail documents, including plans and specifications must be submitted and approved prior to installation but need not be submitted upon Application For Permit.  Below are some common inquiries that may assist with design:

Horn Strobe:                                        Required
Exhaust Fan Shut Down:                     No, must stay active
Make Up Air Shut Down:                    Yes, must shut down
Appliance Electric Shut Off:                Required
Appliance Gas Shut Off:                      Required
Inspections:                                         Light or smoke test for welds/connections, fire wrap inspection.

Residential type ranges in commercial occupancies, such as in a break room do not require a hood exhaust system, unless food is prepared for commercial purposes.  However, a fire suppression system is required.  We do not recommend products,  however, an example of a generally acceptable pre-manufactured system can be found at http://guardianssi.com/ .

Existing Buildings & Critical/High-Risk Occupancy Groups

In regard to existing buildings, Level II plan requirements apply to all of the following occupancy groups where a change of use/occupancy is proposed or where conditions necessitate a Registered Design Professional review and determine requirements.  Level II plan requirements apply regardless of whether construction is taking place.

  1. Assembly
  2. Educational
  3. Institutional
  4. High Hazard

Registered Design Professional Requirements

Plans and construction documents must be prepared, signed and sealed by a Registered Design Professional, including Architects and Engineers.  Certain construction documents must be signed and sealed by only a Professional Engineer.  This section indicates when and Engineer’s seal is required.

Structural Design & Plans:      Professional Engineer
Fire Suppression Systems:      Professional Engineer
Fire Detection Systems:          Professional Engineer
Major Electrical Systems:       Professional Engineer

Submission of Plans

All plans and construction documents must be submitted electronically, in .PDF format.  These can be uploaded during the Application for Permit at www.LCFPD1.org or submitted by email to bnuss@LCFPD1.org  If by email, large files should first be uploaded to a 3rd party service, such as DropBox.