Related Information Departments: City Manager Inspections Inspections Department Employee Contact List

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 is intended to provide a mimimum acceptable level of protection to life and property from fire, wind, siesmic 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. 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 Express Review - Commercial (limited service available for an additional fee), Pony Express Review - Commercial (limited service for small and simple projects) and Stand Alones - Commercial  (walk-through permitting). 

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 Pony Express process for more information or contact Leon Skinner at (919) 516-2191 for assistance.

Commercial plans are reviewed by internal city staff only in accordance with the International Building Code including 2006 N.C. Amendments (2006 editions of the N.C. Building Code; N.C. Mechanical Code; N.C. Plumbing Code; and the 2005 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 2006 NC Rehab Code.

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?

• 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 an Inspections Department Commercial Permit Specialist (Gate Keeper) at either (919) 516-2572 or (919) 516-2573
• 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 grading submittals
• An address is required for each building. Contact the Planning Department at (919) 516-2626 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 

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 an Inspections Department  Commercial Permit Specialist at  (919) 516-2572 or  (919) 516-2573. Gate Keeping  is an administrative review of the plans to verify there is adequate information for a detail code review to begin
• All other proposed work (alterations, fit-ups, etc.) may be submitted to an Inspections Department Commercial Permit Specialist 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 Review?

Where can I find detailed information regarding submittals?

• Commercial Plan Review Contact List
• Gatekeeping Checklist
• Special Inspections
• Public Utilities Handbook
• Planning Department for Zoning Ordinances (919) 516-2626
• Primary Fire District 
• Plan Review Resubmittal
• Exit Passageway Requirements
• Site Accessibility Program
• Flood Proofing Certificate for Non-Residential Structures
• Foundation Certification Statement Example 
• FEMA Elevation Certificate and Instructions Form A Non-FEMA Area
• Lowest Floor Elevation Certification Form B  
• Hazardous Material Summary  
• General Procedures for Determining Minimum Facilities
• Stormwater Permit Checklist

Where do I submit my application?
Office:               City of Raleigh
Department:    Inspections
Division:           Permits
Address:          One Exchange Plaza, Suite 404, Raleigh, NC  27601
Adjacent to:     219 Fayetteville Street
Phone #:          (919) 516-2572 or (919) 516-2573
Hours:              8:00 a.m. to 4:45 p.m.


General Plan Review Information:

• Wind Speed - 100 MPH, Fastest wind speed three second gust
• Snow Load for Raleigh, N.C. - 15 lbs.
• Frost Depth - 12 inches

Electrical Plan Review Information:

• Power plans for each area (alteration/renovation) must indicate all device and equipment locations/direct hook-ups
• Show and size all equipment disconnects
• Show lighting plans (on reflected ceiling plans) for each area of alteration/renovation must indicate control locations, fixture and lamp types, no. of lamps and ballast(s) and voltage operation
• Specify location of all service, service disconnects, panels, transformers and distribution equipment (new and existing) within space and/or where affected by this project
• Provide all panel schedules (new and existing) within space and/or where affected by this project must include branch wiring and O.C. device size(s)
• Show both (new and existing) ‘connected’ and ‘code’ load calculations for all panels, busses, feeders, generators, and services, including continuous non-continuous contributions
• Provide a single line-riser diagram showing service and feeder wire, equipment grounds, conduit and O.C. device sizes, fuse types, max. available, fault current and equipment & device bracing. Include transformer sizes, grounding electrodes conductors and grounding bonding jumper sizes and identifying ground electrodes to be used
• Indicate location of all (new and existing) services (with plaques, if required)
• Show compliance and distance per DOI interpretation regarding entrance distances. (Horizontally not more than twice the nominal width of the service enclosure and vertically not more than the greater of 5’ or twice the nominal height of the service enclosure.)
• Show wiring methods to be used, including conductor material and insulation types, and conduit types. Compliance with NCSBC, Volume X for all “new work”. (Indicate both specified and allowed values for interior exterior application.)
• Approval of overhead service. (Note: Within a development (subdivision or site plan), all utilities that serve a project shall be underground and originate from pad mounted or subterranean distribution points located off the public right of way. (Comply with the City of Raleigh Ordinance 10-3059c.)

Plumbing Plan Review Information:

• Show isometric riser and floor plan view for water service /distribution system
• Show proper protection of potable water supply
• Provide plumbing fixture schedule. Show floor plan of fixtures with gender identification
• Show complete DWV isometric and floor plan view for all plumbing fixtures
• Show all traps, interceptors and separators.  Oil for grease interceptors require Public Utilities’ approval with a minimum of 1000 gallon capacity
• Show sizing compliance for storm drainage (primary and secondary) roof drain location with complete isometric diagram
• Provide details and dimensions for all elements pertaining to Volume 1C Accessibility. Coordinate with architect for plan location of elements
• For alteration/renovation show code compliance for all equipment changes/addition of system. See above requirements

Mechanical Plan Review Information:

• Show ventilation air compliance for all habitable space. (Outside air, system controls
• Show exhaust systems compliance. (Type, discharge, pressure equalization etc.)
• The size of all ducts shall be clearly labeled and delineated on mechanical plans
• Provide location and type of damper. Fire, fire/smoke, or smoke damper must be clearly shown
• Show compliance for all boiler/water heaters
• Show calculations for refrigerant limits and machinery room compliance, when required
• Commercial kitchen equipment information shall be sealed by a Design Professional for code compliance (i.e. Canopy Hoods)
• Provide all mechanical equipment location and clearances on mechanical plans
• For alteration/renovation show code compliance for all equipment changes/addition of system. See above requirements
• Provide total square footage of refrigerated area for walk in coolers, freezers, refrigerated cases or refrigerant systems not part of a heating/cooling system to be installed by licensed refrigerant contractor for permit fee

Fuel Gas Plan Review Information:

• Show developed length, type of gas, and pressure supplied to equipment
• Design shall be shown by isometric drawing with location and line sizing identified
• Provide equipment identification at branch termination with BTUH listing

Flood Plain Plan Review Information:

• Proposed finished floor elevation of building, electrical, and mechanical equipment
• Dry Flood Proofing:  the structure is to include “dry flood proofing” certification, and must be sealed by the designer (FEMA Floodproofing Certificate)
• Wet Flood Proofing:  a variance must be submitted and approved by City Council prior to issuance of permit
• Emergency Preparedness Action Plan is a document detailing how flood protection measures are to be installed and the responsible parties. (A sample plan may be obtained from the Stormwater Engineer’s office.)
• Foundation Certification is required for any part of the structure below regulatory Flood Protection Elevation (RFPE), and must be sealed by the designer 
• Flood Study is required for any encroachment into a regulatory floodway and must be sealed by the designer
• Lowest Floor Elevation Certification  is required for all new structures located in a flood hazard area prior to Certificate of Occupancy. One of two (2) forms is required. Form A for structures within FEMA regulated floodplains (original is required) and Form B for all others

Architectural Plan Review Information:

• Provide architectural floor plans of each floor showing the location and ratings of all walls proposed for the project
• The square footage of each floor must be shown on the corresponding floor plans
• A door schedule that defines the applicable rated doors, frames, and hardware should be provided. Indicate hazardous area locations for glass
• Elevations with dimensions defining overall building height, floor-to-floor heights, or heights to ridge and eave as applicable to the type of building construction proposed should be shown
• A roof plan showing roof slopes, drainage system and through wall scuppers must be provided, if applicable to the project
• Wall sections showing material sizes, construction and fire-rated assemblies, as applicable to the project, must be provided
• Shell building plans shall show all proposed plumbing, HVAC and electrical work (if any are to be included) on the plans
• Masonry construction requires type of brick ties, spacing of weep holes, control joints, flashing, shelf and relief angles indicated on plans
• A floor slab vapor barrier must be shown
• For pre-engineered metal buildings, submit the manufacturer’s letter of engineering certification, an engineered sealed foundation plan and complete architectural plans. The letter of engineering certification shall state the model number, size and design loads for the building. The letter also should state that the structural integrity of the building will be maintained as shown in the architectural plans and that the building meets the North Carolina State Building Code for live and dead loads for Raleigh. These loads must be stated in the correspondence. The foundation plans must be designed by a registered architect or engineer and show the size and reinforcement of footings or turn-down slab and reaction loads for all columns. Also, specify reinforcing, bolt pattern and bolt size for the building. Metal building drawings and columns reactions shall be submitted
• For any building constructed with any part of the structure below the regulatory flood plain elevation, flood-proofing certification must be provided at time of plans submittal
• If appropriate for the proposed occupancy, complete City of Raleigh Hazardous Material Summary form
• All fabric awnings or canopies must be accompanied by a letter of certification of fire resistance from the manufacturer. Fabric awnings and canopies must meet the ground snow loads and be constructed to support all live and dead loads
• Provide on the plans the calculations for the means of egress widths for the entire floor occupancy load and the exiting capacity of all exits including all stairs, doors, corridors and ramped exits. See Building Code Summary (.doc) or (.pdf )
• Posting of Occupant load will determine minimum facilities count
• Assembly Occupancies and Assembly use areas will require:

1. Clearly indicate type of assembly on area or rooms (A-1, A-2, etc)
2. Seating Arrangement, if used for occupant load
3. Exit capacity of the means of egress
   

Structural Plan Review Information:

• Complete footing and foundation plans
• A footing schedule defining footing sizes and the required reinforcing
• The established footing depth below grade must be shown
• The thickness of the floor slab and size of reinforcing must be shown
• Provide location, size and amount of reinforcing steel
• Provide strength of concrete according to design
• Wood beams, joists, girders, headers and rafters with details of connections and supports must be shown
• The sizes, species, and design strength of all members must be provided
• All steel columns, girders, joists, purloins, beams and base plates must be provided
• A complete lintel schedule must be provided
• Indicate the type of anchoring for steel bearing directly on masonry
• Complete shop drawings for engineered components (pre-cast, wood trusses, etc.) shall be submitted
• The total of dead and live loads for floor areas, roofs, balconies, porches, breezeways, corridors, stairs, mezzanines and platforms must be shown. Also, show concentrated loads, such as file rooms, machinery and fork-lift areas, if greater than those shown on the Code Summary Sheet. Identify shear walls, bracing, strapping, fastening, reinforcement and any special anchoring required
• Indicate on roof framing plan where concentrated loads (such as mechanical equipment, cranes, etc.) may be placed
• Complete structural plans for canopies over entrances, exterior exit stairs and gas pumps, if applicable, should be included in the submittal

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 Willa Hinton (919) 516-2638
• Recorded Map  (.doc) or (.pdf ) - 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 Permits Division at (919) 516-2495 to confirm the accuracy of all required data
• Contractor must have a City of Raleigh Business License, if work is being done within the City Limits of Raleigh 
• 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 Board of Engineers or the Board of Architects, if you believe your project doesn't 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 top ten common oversights that will prevent plans from being accepted into Gate Keeping?   

1. Address  problems
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 -  (Review Guide, menu, etc., are not included
9. Financial Responsibility Form  for Grading is not included
10. Plans are not sealed, signed, or bound by a North Carolina Registered Design Professional
    

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 Grading Review fee   
• See Fee Schedule for permit fees, Commercial Review fee and the 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 Inspections Department  cashiers located at One Exchange Plaza, Suite 404
• 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 

Guide Home Page

For More Information Contact:
Lois Plankers
Commercial Permit Specialist
Inspections Department
One Exchange Plaza Suite 404
Raleigh, NC 27601
919-516-2572

Jocelyn Cochrane
Commercial Permit Specialist
Inspections Department
One Exchange Plaza Suite 404
Raleigh, NC 27601
919-516-2573

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