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, Mass Grading, Site Permitting Review and preliminary reviews. Express Review accelerates the project plan review and permitting processes, 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: Commercial Standard Review, Commercial Pony Express Review, 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 Jack Newsome, Project Coordinator, at (919) 516-2177 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?

• Clients must comply with all of the requirements of the Commercial Standard Review process as well as the requirements of the Express Review
• 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
• Client must research the parcel and address to confirm that the project address is correct and is in the City of Raleigh database prior to scheduling an Express Review. If you think your address is incorrect, contact the GIS Addressing Team at (919) 780-4471 for address assignments. Address issues must be resolved prior to scheduling an Express Review
• Project address must be within the Raleigh City Limits or Extra-Territorial Jurisdiction (ETJ) before scheduling an Express Review. If property is not within the Raleigh City Limits or ETJ, an Annnexation Petition must be filed and approved before an Express Review can be scheduled
• Be prepared to provide Express staff with a valid address, a clear description of work to be done and square footage of the project
• Contact Wake County Environmental Services in advance of scheduling an Express Review for all projects involving food/beverage service. Clients will be provided a complete list of required items to bring to the Express Review including a Wake County Department of Environmental Services Plan Review Application
• A Recorded Map of property & address is required except for Grading Review only. Recorded Map application is available in the list to the right
• The Infrastructure Construction Plans process must be completed and approved (i.e. Public Works, Public Utilities, Transportation, etc.). Express Reviews will not be scheduled until all public improvement issues have been resolved. Contact Paul Kallam in the Public Works Department at (919) 516-2159, if you have any questions regarding public improvements
• A Site Plan is required. Express Reviews will not be scheduled until all pending issues have been resolved with the Planning Commission or City Council
• A Suite layout must be approved, if applicable
• Clients must comply with the City of Raleigh Tree Conservation process. A Forestry Specialist in the Zoning Division must determine if a tree protection permit and inspection is required for the project before an Express Review can be scheduled. Client must contact the Zoning Division for this determination before calling to schedule an Express Review

How do I start the process?

• Schedule an Express Review: Client may call the Development Services Customer Service Center and speak with staff from Meeting Scheduling/Facilitation at (919) 516-2570 or (919) 516-2571 to schedule a tentative Express Review date
• 48 Hours After the Review is Scheduled: The client must send a completed Express Application within 48 business hours to confirm the scheduled date and time. Completed applications may either be faxed to (919) 516-2688 or emailed to a Meeting Scheduler/Facilitator Celia McCoy or Isaac Roldan. If the Express Application is not received within 48 business hours, the tentative review date will be cancelled. When the Express Application is received, staff 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 will be assessed

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

• Completed Express Application/Confirmation
• Completed Permit Application
• Two (2) copies of the Site Plan
• Two (2) copies of the Recorded Map
• Two (2) copies of the Financial Responsibility Form, if grading is part of the project
• Responsibility for Utility Form
• Stormwater Express Permitting Data Form
• 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.)

• Completed Express Application/Confirmation
• Completed Permit Application
• Two (2) copies of either an approved or proposed Suite Layout
• Responsibility for Utility Form
• Stormwater Express Permitting Data Form
• Accessibility Compliance Form (for buildings that have been issued a Certificate of Occupancy)
• Building Code Summary Shell Variable Form - applies only to interior completion projects

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

• Completed Express Application/Confirmation
• Completed Permit Application
• Two (2) copies of the Site Plan
• Metes and Bounds survey for Tree Conservation as determined by the Zoning Division
• Two (2) copies of the Financial Responsibility Form, if grading is part of the project
• Stormwater Express Permitting Data Form
• Clients are encouraged to contact Lisa Booze of the Stormwater Utility 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
• Clients should be familiar with Site Permitting and Mass Grading Only 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 in the list to the right to learn more about client options and the program requirements.

• Pre-Submittal Conference Application

What do I need to submit during the Express Review?

• Commercial Standard Review - Requirements
• Commercial Plan Review Contact List

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. (Clients fill in "Demolition" in the Proposed Work section of the City of Raleigh Permit Application)
• Certificate of Insurance (City of Raleigh is named as the certificate holder)
• Contractor Bond Form for work in Public Streets that encroaches into the Public Right of Way
• Special Inspections

Where do I submit my application?

• Plans will be kept at the DSCSC for a period of six (6) months for any approved project that is waiting for contractor information. Notices will be sent at sixty and thirty days as a reminder to pick up plans by the deadline date or they will be discarded and the Express Application will be voided. Plans that were not approved must be picked up at the DSCSC within 30 days after the Express Review. Unapproved plans will be discarded after 30 days
• 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 Commercial Standard Review process. Outstanding Express Review fees must be paid prior to submitting plans for Commercial Standard Review

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

• Address problems
• Tree Protection holds
• Tree Conservation areas are not recorded
• Incomplete application(s)
• Application square footage doesn't match the plans
• Contractor data incomplete
• Need City of Raleigh Business License
• Need proof of Workers Compensation
• Plans are not sealed, signed, or bound
• Administrative holds from the Department of City Planning
• Late for appointment (review cancelled)

Re-Review Process:

• Re-review comments may be obtained by using the Online 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?

• A deposit equal to one hour of Express Review service will be required at the time of scheduling an Express Review. If the review exceeds one hour and additional fees are due, the balance will be collected at the end of the process when permits are issued.
• All remaining 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 and Site Review Included (New Building) Cost: First hour is $1,200/hour (minimum 1 hour); $300 additional per 15 minute increment; $800/hour for grading or preliminary site; Re-review: $1,200/hour
• scheduled one week after the initial review
• Building Plan Review w/out Site Review (Alterations, etc.) Cost: $800 first hour; $200 additional per 15 minute increment; Re-review: $800 first hour; $200 additional per 15 minute increment. May be scheduled at any available time within ten (10) days following initial review
• Site Review w/out Building Plan Review (Grading) Cost: $800 first hour; $200 additional per 15 minute increment; Re-review: $800 first hour; $200 additional per 15 minute increment. May be scheduled at any available time within ten (10) days following initial review
• Cancellation or Re-scheduling: After paperwork has been received by the Express Coordinator and the date is confirmed, there will be a charge to cancel/re-schedule. The cancellation/re-scheduling 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 (3) 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/re-scheduled 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/re-scheduling 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 Commercial Standard Review process. Outstanding Express re-review fees must be paid prior to submitting plans for the Commercial Standard Review
• See Development Services Fee Schedule
• Payment types accepted are cash, MasterCard, Visa or check made payable to: City of Raleigh
• All fees are processed by Development Services Customer Service Center 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