MenuSite Permitting Review
Site Permits
When an applicant wishes to clear land, perform grading activities, and install improvements on a site, plans for Site Permitting Review must be submitted. Improvements include but are not limited to stormwater pipes or detention devices, utility lines, building footprints, street improvements, driveways, parking lots, retaining walls, etc. The plans will be reviewed by Plan Reviewers from Stormwater, Tree Conservation, Zoning, Transportation Services, Transit, Public Utilities, Fire Protection, and Site Accessibility, for compliance with all applicable Raleigh City Code requirements.
Retaining wall locations are required to be identified early in the site review process and a (SRW) segmental retaining wall package with station numbers submitted for free standing walls not part of the building structure. A site plan must be provided with the submittal of (SRW's) to identify the locations.
Once the retaining walls have been permitted through the site review process, all subsequent building plan submittals must include a retaining wall package marked "FOR REFERENCE ONLY" indicating that permits for the retaining walls were previously issued under separate transactions numbers. This serves as a notice to the building official that the retaining walls have already been permitted.
Improvements to a property may require a Stormwater Tracking Permit be obtained. A Land Disturbance Permit must be obtained when an applicant wishes to disturb more than 12,000 square feet of land per City Code Part 10 Chapter 5 Section 5008. A Flood Permit is required when the proposed work is located within a flood hazard area. If Neuse River Buffer exists on the property, a Neuse River Buffer Permit may be required. Tree Conservation and Land Disturbance are typically done during the same plans review; however, a Tree Conservation Permit may be applied for separately, if requested. Some improvements may also require a Zoning Permit.
After the plans submittal package is submitted to the Development Services Customer Service Center (see Standard Submittal Package requirements below), the plan is assigned a transaction number and routed for review. At the end of a review cycle, the client will be contacted via fax and/or email with either review comments for unresolved issues or instructions to pick up the approved permit(s). Clients may also track plan review and/or permit status by using their assigned transaction number or the project street address on the City of Raleigh Online Development Center. Site Permitting Review must be approved prior to Building Permit Review or approval.
See the City of Raleigh Development Services Glossary
for any unfamiliar terms.
Are there any prerequisites/requirements for this process?
For Site-Review, a Preliminary Site Plan approval may be required
Exceptions to the process:
If no improvements are proposed, an applicant may submit plans for Mass Grading Only
What permits can be issued under this process?
- Building (is required for sites with retaining walls that are over five feet in height)
- Land Disturbance
- Stormwater Tracking
- Flood
- Neuse River Buffer
- Watershed
- Tree Conservation
- Zoning
How do I start the process?
Submit a complete Standard Submittal Package to the Development Services Customer Service Center located at One Exchange Plaza, Suite 400 Raleigh, NC.
What do I need to submit to the City?
| SITE PERMITTING REVIEW SUBMITTAL PACKAGE | |
| Required for Submittal | Site Review and Commercial Building Permit Application Site and Commercial Building Data Sheet (printed on plan cover sheet)Contractor Information Form (prior to permit issuance)Fee (see Development Fee Schedule for rates) |
| Recommended for a Successful Review | Site Review Checklist Commercial Building Checklist (if client is submitting for building review at the same time) |
| Required for Some Projects | Building Code Summary Sheet 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 |
What additional documents may be needed?
- Additional requirements are necessary, if client chooses the optional expedited review process (Express Review)
- Approval for a Neuse River Buffer disturbance from the State of NC Division of Water Quality is needed when ANY disturbance of the Neuse River Buffer is shown on the grading and drainage plan
- Approval from the Federal Emergency Management Agency (FEMA) for an encroachment into a designated floodway is needed, if shown on the grading and drainage plan
- Approval from the US Army Corp of Engineers for any wetland disturbance is needed, if shown on the grading and drainage plan
- If work is proposed within NC DOT right-of-way, provide preliminary NC DOT approval.
- A lighting plan, if exterior lights are to be installed as part of this project
- Additional information may be requested dependent upon the specifics of each project
Where can I find detailed information regarding submittals?
Where do I submit my application?
All commercial plans should be submitted to the Development Services Customer Service Center.
What are the keys to success?
- Accurately review checklists to ensure you have included all documents, fees and plan requirements. Incomplete plans will be returned without a review
- When a Land Disturbance permit and a Tree Conservation permit are applied for at the same time, a tree protection fence must be erected prior to issuance of the permits. Reference the Tree Proctection Details
- Major plan revisions after permit issuance may require a new plan review, re-issuance of permits and additional fees
Plan Review Requirements:
See the Site Review Checklist.
What are the top ten common oversights that result in Plan Review Unresolved Issues?
- Incomplete or no Financial Responsibility Form (doc) or (pdf)
- Lack of Stormwater quantity, quality, and Erosion cControl calculations
- Existing and proposed grades not shown
- Preliminary Site plan approval or zoning case number not shown
- Project, property, and floodplain boundaries and offsite conditions not shown
- Disturbed area not clearly delineated
- No vicinity map
- Improper details or incomplete detail sheet
- Inadequate size and length to width ratio for sediment basins
- Inadequate construction sequence on the erosion control plan
What fees are involved and when do I pay them?
- Payment types accepted are cash, MasterCard, Visa or check made payable to: City of Raleigh
- All grading Site Review fees are processed by the Development Services Customer Service Center cashiers located at One Exchange Plaza, Suite 400, Raleigh, NC
- See Development Fee Schedule
How long will this process take?
- First review cycle is approximately ten (10) business days
- Each subsequent review cycle is three (3) business days
For More Information:
For Stormwater Questions:
Ben Brown, Stormwater Development Supervisor
Public Works Department
One Exchange Plaza, Suite 304
Raleigh, NC 27601
919-996-2168
For Tree Conservation Questions:
Andy Gilliam, Chris Crum, or Mary Ann Metcalf, Forestry Specialist
Inspections Department
One Exchange Plaza, Suite 304
Raleigh, NC 27601
919-996-2552, 919-996-2561, or 919-996-2562
For Zoning Questions:
Patrick ONeal, Mitch Haley, or Kathryn Willson, Site Review Specialist
Inspections Department
One Exchange Plaza, Suite 304
Raleigh, NC 27601
919-996-2557, 919-996-2554, or 919-996-2551
For Transportation Services Questions:
Paul Kallam, Project Engineer II
Public Works Department
One Exchange Plaza, Suite 304
Raleigh, NC 27601
919-996-2406
For Public Utility Questions:
Pat Paine, Civil Engineer
Public Utilities Department
One Exchange Plaza, Suite 620
Raleigh, NC 27601
919-857-4548
For Site Accessibility Questions:
Steve Luxton
Construction Administration
One Exchange Plaza, Suite 504
Raleigh, NC 27601
919-996-2183
For Fire Protection Questions:
Steve Berry, Construction Supervisor (Fire)
Assistant Fire Marshal, Fire Department
310 W. Martin Street, Suite 200
Raleigh, NC 27602
919-996-5972; Mobile: 919-796-9731
Project Coordinator:
Jack Newsome
Development Services Customer Service Center
One Exchange Plaza Suite 400
Raleigh, NC 27601
919-996-2177
