Standard Review - Commercial Building Plans

Process Description:
The Standard Review - Commercial Building Plans process is one of several commercial building plan review options that ensures all commercial construction complies with the NC State Building Code. The NC State Building Code is a legally enforceable document to safeguard health, safety, and public welfare. The NC State Building Code intends to provide a minimum acceptable level of protection to life and property from fire, wind, seismic events and other hazards. The NC Building Code also seeks to protect emergency responders during emergency operations. A successful review will result in the issuance of all trade permits necessary to allow commercial construction within the City of Raleigh's jurisdiction (City Limits and ETJ). This process includes new buildings, additions, alterations, change of use and land disturbing (grading). The City of Raleigh also offers several other commercial plan review options that may better suit your specific project needs such as Commercial Express Review (limited service available for an additional fee), Commercial Pony Express Review (limited service for small and simple projects) and Commercial Stand Alone Review (walk-through permitting).

• Projects that are on a site that is less than 12,000 sq. ft. disturbed area with improvements can submit for Commercial Building Review and Site Review together.
• Projects that are on a site that is greater than or equal to 12,000 sq. ft. disturbed area with improvements a Site Review must be conducted prior to building plan submittal

When does a project require a plan review and/or permits?

According to the State Administrative Code, no person may commence or proceed with:

1. The construction, reconstruction, alteration, repair, movement to another site, removal, or demolition of any building;
2. The installation, extension, or general repair of any plumbing system;
3. The installation, extension, alteration or general repair of any heating or cooling equipment system; or
4. The installation, extension, alteration or general repair of any electrical wiring, devices, appliances, or equipment...

without first securing from the Inspections Department with jurisdiction over the site of the work each permit required by the North Carolina State Building Codes and other State or local law or local ordinance or regulation applicable to the work. (General Statute 153A-357 and 160A-417). For more details, reference the specific technical code for each trade as provided by the Department of Insurance. If you are still unsure if your project warrants a review and permitting, please reference the Commercial Pony Express Review process for more information or contact Leon Skinner at (919) 872-4134 for assistance.

Commercial plans are reviewed by internal city staff in accordance with the 2009 North Carolina State Building, Plumbing, and Mechanical Codes and the 2008 National Electric Code. Copies are available from the N.C. State Fire Marshal's Office located at 322 Chapanoke Road, Suite 200, Raleigh, N.C. 27603 or they may be contacted at either (919) 661-5880 or http://www.ncdoi.com Copies of the N.C. Rehab Code are available at (704) 432-1093 or see Rehab Code links to the right for 2009 code. For more information, please also reference the Rehab Code Decision Diagram.

Plan revisions that require a re-review after permit issuance (field revisions), may cause permits to be voided which will require a new review and additional permitting fees.

See the City of Raleigh Development Services Glossary for any unfamiliar terms.

Are there any prerequisites to this process?

• Projects that are on a site that is >12,000 sq. ft. disturbed area with improvements a Site Review must be conducted prior to building plan submittal
• If property is on a state road then all NCDOT driveway or encroachment permits must be obtained prior to building permit issuance
• Client must submit a security (letter of credit) in the amount of 1.5x the cost of public improvements to the City prior to submitting for building permit
• Only County and City of Raleigh projects must have approval from the State Fire Marshal's office prior to permit issuance
• Contractor must be licensed in the state of North Carolina (Exemption rules see http://www.nclbgc.com )
• Contractor must have a City of Raleigh Business License, if work is being done within the City Limits of Raleigh
• Prior to submittal of new buildings, additions, or change of use, clients are required to schedule a Gate Keeping appointment with the Development Services Customer Service Center. Gate Keeping sessions will not be conducted without a scheduled appointment due to research requirements. Contact Sandra Hodges at (919) 996-2432 or Sandy Wagner at (919) 996-2429 to schedule this appointment
• A successful Gate Keeping review will result with plans being accepted into Commercial Review when all Gate Keeping requirements are met
• A recorded map of property & address is required for new buildings, additions, change of use, and site permitting reviews
• An address is required for each building. Contact the GIS Addressing Team at (919) 780-4471 for address assignments
• Infrastructure Construction Plans must be submitted to the Public Works Department for review and approval, if applicable, prior to starting the Commercial Review process
• Preliminary Site Plan process must be completed and approved, if applicable
• Grading permit requests and Building permit requests must be submitted as separate review packages. The Grading permit must be approved prior to the Building permit approval
• When applicable, a Tree Conservation review may be required as determined by the Gate Keeper
• All construction requiring a wastewater disposal system will be required to have an approved Improvement Permit and an Authorization to Construct from the Wake County Department of Health. Proposed new construction, additions and change of use projects are required to have these approvals prior to building permit issuance
• Wastewater Disposal Systems must obtain Improvement Permit and a Authorization to Construct from the Wake County Department of Health

How do I start the process?

• If proposed work is for new buildings, additions, or change of use, the client must schedule a Gate Keeping appointment with the Development Services Customer Service Center. Gate Keeping is an administrative review of the plans to verify there is adequate information for a detail code review to begin. Gate Keeping sessions will not be conducted without a scheduled appointment due to research requirements. Contact Sandra Hodges at (919) 996-2432 or Sandy Wagner at (919) 996-2429 to schedule a Gate Keeping appointment.
• All other proposed work (alterations, fit-ups, etc.) may be submitted to a Development Services Customer Service Representative without an appointment; however, walk-ins will be assisted in the order they arrive

What do I need to submit to the City for a Standard Commercial Plan Review?

COMMERCIAL PLAN REVIEW SUBMITTAL PACKAGE
Required for Submittal	Site Review and Commercial Building Application Building Code Summary Sheet (doc) (pdf) Site and Commercial Building Data Sheet Permit Application (used for Townhome submittal only)
Recommended for a Successful Review	Site Review Checklist Commercial Building Checklist
Required for Some Projects	Accessibility Compliance Form FEMA Flood Elevation Certificate and Instructions FEMA Floodproofing Certificate Interactive Financial Responsibility Ownership Form (doc) (pdf) Foundation Certification Statement Foundation Certification Statement Sample Hazardous Materials Summary Lowest Floor Elevation Certification Responsibility for Utility Form
Required Prior to Permit Issuance	Contractor Information Form (This form is intended for projects that were out to bid at the time of plan intake. This form must be submitted prior to permit issuance.) Fee (see Development Fee Schedule)

Where can I find detailed information regarding submittals?

• Commercial Plan Review Contact List
• Commercial Building Checklist
• Site Review Checklist
• 2009 Building Code Summary Sheet (City of Raleigh)
• Special Inspections
• Public Utilities Handbook
• Primary Fire Districts Map
• Plan Review Resubmittal
• Exit Passageway Requirements
• Accessibility Compliance Form
• Foundation Certification Statement
• Foundation Certification Statement Sample
• FEMA Flood Elevation Certificate and Instructions
• FEMA Floodproofing Certificate Interactive
• Lowest Floor Elevation Certification
• Hazardous Materials Summary
• Awnings Submittal Requirements

*Note: Please also reference the following Municipal Code sections for more information regarding local fire code requirements:

Sec. 5-2034. Primary fire district described

Sec. 5-2035. Flammable liquids storage; restrictions on location

Sec. 5-2036. Electric service entrances in fire district

Sec. 5-2038. Issuance of blasting permits; requirements

Sec. 5-2041. Smoke detectors required

Sec. 10-2103-G Townhome Requirements

Where do I submit my application?

What are the keys to success?

• Verify the project address is correct. To check the current address assigned to a specific property, check the iMaps on-line property mapping system. If you think your address is incorrect, contact the GIS Addressing Team at (919) 780-4471
• Recorded Map - If there is no recorded map for the property, a copy of the current survey, in addition to the property description on file with Wake County Register of Deeds, will be accepted
• Must have site plans prepared by a registered design professional; plot plans are unacceptable
• All Infrastructure Construction Drawings are designed to meet the requirements of the current North Carolina State Code(s)
• Make sure that the square footage is the same on the application as it is on the plans
• Contractor information (contact information, business license, workers compensation insurance, liability insurance, etc.) must be correct in the City of Raleigh Contractor file. Contact the Development Services Customer Service Center at (919) 516-2495 to confirm the accuracy of all required data
• Contractor must have a City of Raleigh Business License
• Plans must be sealed, signed, and bound by a North Carolina Registered Design Professional. Design Professional Seals, when applicable to the project, must appear on each sheet and must be signed and dated by the design professional. Contact the NC Board of Engineers or the NC Board of Architects, if you believe your project does not require a seal or to confirm if a design professional is registered in N.C.
• All plans and specifications must contain information, in the form of notes or otherwise, on the technical properties of the building materials to be used where such properties are essential to show compliance with technical building codes. Code references used shall be specific, see NCABC Vol 1A, 302.1

What are the common oversights that will prevent plans from being accepted into Gate Keeping?

1. Addressing problems (Contact the GIS Addressing Team at 919-780-4471)
2. Wrong code summary sheet - Building Code Summary Sheet
3. Recorded Map not included
4. Site plans not included; No PIN number
5. Sprinkler and Fire Alarm plans not included
6. Sprinkler hydraulic calculation not included
7. Truss data with reaction loads (shop drawings from Truss manufacturer including reactions) not included
8. Wake County Environmental Services forms are not included (Appendix S Review Guide, menu, etc.)
9. Financial Responsibility Ownership Form for Grading is not included
10. Plans are not sealed, signed, or bound by a North Carolina Registered Design Professional
11. Accessibility Compliance Form (incorporated into all sets of plans)

What fees are involved and when do I pay them?

• Permit fees are due when the permits are ready for pickup. There are two "upfront" fees that are due when the submittal package is delivered. These are the Commercial Review fee that is charged for new building & additions that are 4,000 square feet and larger, and the Land Disturbing (Grading) review fee
• See Development Services Fee Schedule for permit fees, Commercial Review fee and the Land Disturbing (Grading) review fee
• All other permit fees are due at the end of the process before permits are issued
• Payment types accepted are cash, MasterCard, Visa or check made payable to: City of Raleigh
• All permit fees are processed by the Development Services Customer Service Center cashiers located at One Exchange Plaza, Suite 400
• The Wake County Department of Health requires a review fee for all construction requiring a wastewater disposal system. Contact the Director of Environmental Services at (919) 856-7400 with inquiries

How long will this process take?

• The first review cycle is approximately 2 - 3 weeks
• All subsequent reviews for unresolved issues are approximately two business days per trade
• After all trade reviews are approved, it will take an additional three (3) business days for final review approval. A Final Reviewer will notify the client via email, fax or phone that their permits are ready and will provide instructions for picking them up