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Express Plan Review


Express Review


Commercial Building Plans


Process Description:
The Express Review – Commercial Building Plans process is an expedited commercial review in which all design professionals and trade plan reviewers are present and working together during the plan review. This premium service is optional for an additional cost.  The following projects are eligible for Express Review: new construction, alterations, interior completions, additions, change of use, shell buildings, grading and preliminary reviews.  The Express Review allows projects to accelerate the review and permitting process, which allows construction to begin sooner.  This service is heavily dependent upon the completeness of plans and all associated documents. The following individuals are required to attend the Express Review:  owner, project coordinator, project contact person and all those that have professionally sealed the project plans (i.e. engineer, architect, landscape architect, sprinkler designer, pre-cast engineer, pre-engineered metal building engineer and pre-engineered wood trusses engineer).  The absence of any design professional will result in immediate rejection without review and minimum Express Review fees will be due.  For new buildings, failure of the owner and the designer to attend the review will result in immediate rejection without review and minimum Express Review fees will be due. 

The City of Raleigh also offers other commercial plan review options that may better suit the needs of your specific project such as:  Standard Review - Commercial, Pony Express Review - Commercial, Stand Alones - Commercial and Pre-Submittal Conferences.

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

Exceptions to the process:
The following types of projects are not eligible to use the Express Review program without administrative approval and will be considered on a case-by-case basis:

  • Institutional Occupancies
  • Hazardous Use Facilities
  • Residential


*Note: Contact Steve Luxton, Express Review Supervisor, at (919) 516-2183 with any questions regarding the specifics of your project and the appropriateness of using the Express Review program.


Are there any prerequisites/requirements for this process?


How do I start the process?

  • Schedule an Express Review:  Client may call the Express Review main line (919) 516-2850 or contact Express Coordinators directly:  Teri Lewter (919) 516-2571 or Faye Roberts (919) 516-2570  to schedule a tentative Express Review date 
  • 48 Hours After the Review is Scheduled: The client must send a completed Express Application to an Express Coordinator within 48 business hours to confirm the scheduled date and time.  Completed applications may either be faxed to (919) 516-2688 or emailed to any of the following Express Coordinators:  Teri Lewter or Faye Roberts.  If the Express Application is not received within 48 business hours, the tentative review date will be cancelled.  When the Express Application is received, an Express Coordinator will either email or fax a confirmation and transaction number to the Project Contact with instructions to print and complete one of the documentation packages below as appropriate for the specific type of project  
  • Five business days prior to scheduled review: The client must complete and return all required documentation five (5) business days prior to scheduled review. Failure to submit appropriate paper work by deadline will result in cancellation and fees. Client will be instructed to print, complete and return one of the documentation packages below as appropriate for the specific type of project:

 

New Building, Additions, Change of Use, Alterations w/Site Work - (Review slots available Monday - Friday @ 8:30 a.m.)

  1. Completed City of Raleigh Permit Application - one copy per address or type of work being done. Please include the names, addresses and NC license numbers for all applicable contractors
  2. Completed Express Application/Confirmation
  3. Two (2) copies of the Site Plan
  4. Two (2) copies of the Recorded Map (.doc) or (.pdf )
  5. Two (2) copies of the Financial Responsibility Form, if grading is part of the project
  8. Accessibility Compliance form (for buildings that have been issued a certificate of occupancy)


Alterations and Interior Completions w/out Site Work - (Review slots available Monday - Friday @ 8:30 a.m. and 1:30 p.m.)

  1. Completed City of Raleigh Permit Application - one copy per address or type of work being done. Please include the names, addresses and NC license numbers for all applicable contractors, proposed work, construction and electrical cost
  2. Completed Express Application/Confirmation
  3. Two (2) copies of either an approved or proposed Suite Layout
  6. Accessibility Compliance form (for buildings that have been issued a certificate of occupancy)
  8. Shell Variable form   (applies only to interior completion projects)


Grading w/Site Work - (Review slots available Monday - Friday @ 1:30 p.m.)

  1. Completed City of Raleigh Permit Application - one copy per address or type of work being done. Please include the names, addresses and NC license numbers for all applicable contractors, proposed work and grading cost 
  2. Completed Express Application/Confirmation
  3. Two (2) copies of the Site Plan
  4. Metes and Bounds survey for Tree Conservation as determined by the Zoning Division  
  5. Wake County Construction and Demolition Debris Waste Management Plan
  6. Two (2) copies of the Financial Responsibility Form, if grading is part of the project
  7. Stormwater Express Permitting Data form
  8. Clients are encouraged to contact Lisa Booze of the Stormwater Division  at (919) 516-2155, at least one week prior to the review date, to preliminarily discuss the project to eliminate potential delays or denial of conservation issues on date of review
  9. Clients should be familiar with Grading Review  requirements


Pre-Submittal Conference - This is an optional pre-review service providing clients an opportunity to discuss issues with trade/site reviewers to prevent stumbling blocks during the formal plan review process.  Click on the Pre-Submittal Conference link above to learn more about client options and the program requirements.


What do I need to submit at Express Review?

Standard Submittal Package
  1. City of Raleigh Permit Application
  2. Express Application
  3. If Site Plan is not required, five (5) sets of sealed plans are required. For faster service, please consider submitting eight (8) sets of plans.  All plans must include the following when applicable: approved Infrastructure Construction plans, sealed metal building drawings, sealed Pre-cast concrete drawings, and sealed engineered wood trusses
  4. If  Site Plan is required, ten (10) sets of sealed plans are required at review for all projects involving food/beverage service.  Wake County Environmental Services will review this extra set; Wake County Department of Environmental Services Plan Review Application 
  5. Two (2) copies of the Site Plan, if applicable 
  6. Each set of plans must be assembled and ready prior to the Express Review
  7. If project includes trusses, pre-cast, etc., these sealed plans must also be included in the package
  8. A North Carolina Registered Design Professional must seal all plans and be in attendance during the Express Review 
  9. A landscape plan must be sealed by a North Carolina Registered Design Professional which may be a North Carolina landscape architect
  10. Two (2) copies of the Recorded Map (.doc) or (.pdf ) except for Grading Review only
  11. Two (2) copies of the Financial Responsibility Form, if grading is part of the project
  12. Responsibility for Utility form
  13. Stormwater Express Permitting Data form
  14. Suite layout must be provided for multi-tenant buildings
  15. For projects that require Fire Protection features (Alarm, Sprinkler, Stand Pipes, Access, Fuel Tanks, etc.) please review and submit according to the Sprinkler and Standpipe Design Guide


Where can I find detailed information regarding submittals?

 

What additional documents may be needed?

  • Application for Demolition (If there is an existing structure on the property that needs to be demolished, obtain a Demolition Permit and have the building demolished before the Express Review date.)
  • Certificate of Insurance (City of Raleigh is named as the certificate holder)
  • Bond For Work in Public Streets for work that encroaches into the Public Right-of-Way

 

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) 516-2571, (919) 516-2570 or main line (919) 516-2850
Fax:                   (919) 516-2688
Hours:              8:00 a.m. to 4:45 p.m.

What are the keys to success?

  • Make sure all information provided is accurate and received on time
  • This service is heavily dependent on the completeness of submitted plans and associated documents
  • All construction plans are designed to meet the requirements of the 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 (contractor license, contact information, business license, workers compensation, liability insurance, etc.) must be complete, current and valid in the City of Raleigh Contractor file
  • Contractor must have a City of Raleigh Business License, if work is being done within the City Limits of Raleigh  
  • Contractors performing work in the right-of-way must have workers compensation, general liability insurance and a $5,000 bond to work in the right-of-way   
  • Plans must be sealed, signed, and bound
  • All attendees must show up on time for the scheduled Express Review
  • Permits must be picked up within five (5) business days of being notified that they are ready.  If permits are not picked up within five (5) business days, the permits will be voided and Express Review fees will be charged. The project will then be required to go through the Standard Review process. Outstanding Express Review fees must be paid prior to submitting plans for Standard Review


What are the top ten common oversights that result in Plan Review Unresolved Issues?   

  1. Address problems
  2. Tree protection  holds
  3. Incomplete application(s)
  4. Application square footage to match plan
  5. Contractor data incomplete
  6. Need City of Raleigh Business License 
  7. Need proof of Workers Compensation
  8. Plans are not sealed, signed, or bound
  9. Administrative holds from the Department of City Planning  
  10. Late for appointment (review cancelled)


Re-Review Process:

  • Re-review comments may be obtained by using the On-line Development Center.  Click on the Plan Review tab at the top of the form, enter your transaction number and click "Submit"; Form also allows searches by address
  • All plan revisions must be clouded.  A transmittal letter stating the unresolved issues and how they were corrected must be stapled to the top left corner of each set of plans
  • Re-review of plans without a transmittal letter and clouded revisions will be rejected.  A one (1) hour minimum review fee will be charged to the contact person and another re-review date will be scheduled 

 

What fees are involved and when do I pay them?

  • All Express Review fees are collected at the end of the process when permits are issued
  • Pre-Submittal Conference  $600 per hour
  • If services are rendered and a permit is not issued, payment must be made within five (5) business days.  Failure to pay outstanding fees may result in discontinuance of all future Express services
  • Building Plan Review w/out Site Review: Cost: $800 1st hour; $200 additional per 15 minute increment; Re-review: $360 1st hour; $200 additional per 15 minute increment.  May be scheduled at any available time within ten (10) days following initial review
  • Building Plan Review and Site Review Included: Cost: $1,200/hr.; $800 /hr. for grading or preliminary site; Re-review: $1,200 /hr. May be scheduled one week after the initial review
  • Cancellation/Rescheduling: After paperwork has been received by the Express Coordinator and the date is confirmed, there will be a charge to cancel and re-schedule. The cancellation deadline is three (3) business days prior to the review date.  A first time cancellation/re-scheduling fee of $250 will be charged, if made before the three business day deadline. A second time cancellation/re-scheduling fee of $500 will be charged, if made before the three business day deadline. Canceling/re-scheduling for a third time will eliminate the project from Express Review. If review is canceled after the three business day deadline, a minimum one hour review fee will be charged. Failure to notify an Express Coordinator of cancellation will also result in an automatic charge (minimum of one hour review) to the contact person and/or firm.  All cancellation fees must be paid prior to rescheduling another date. The Express Fees listed above are charged in addition to all standard permit fees
  • Nighttime Express fees -  $1,600 per hour
  • When all requested information is made available at the scheduled review, plans are rarely denied.  However, in the event that an Express Review results in a rejection, permits will not be issued until all outstanding issues have been resolved.  The client may schedule another Express Review time or bring the plans through the Standard Review process.  Outstanding Express re-review fees must be paid prior to submitting plans for the Standard Review
  • See Fee Schedule
  • Payment types accepted are cash, MasterCard, Visa or check made payable to: City of Raleigh
  • All fees are processed by the Inspections Department  cashiers located at One Exchange Plaza, Suite 404


How long will this process take?

  • Review times may vary based on the complexity of the project
  • If all required information has been received, permits for interior completions, alterations and grading will be issued within 24 hours of approval
  • If all required information has been received for new construction and additions, permits will be issued within two (2) business days
  • Projects with multiple applications will be processed in a minimum of five (5) business days 


Guide Home Page

 


For More Information Contact:
Teri Lewter
Permit Specialist
Inspections Department
One Exchange Plaza Suite 404
Raleigh, NC 27601
919-516-2571

Faye Roberts
Permit Specialist
Inspections Department
One Exchange Plaza Suite 404
Raleigh, NC 27601
919-516-2570

Steve Luxton
Express Review Supervisor
Inspections Department
One Exchange Plaza Suite 404
Raleigh, NC 27601
919-516-2183