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 Land Use &
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 Code Enforcement
 700 North Tryon Street
 Charlotte, NC 28202

 fax 704-336-3839

What is a Mega Project?

Effective July 1, 2008, all projects that meet the "Mega Project definition" will be subject to hourly permitting charges. Click here for policy memo.

Mega Projects are defined as (Per Section 106 of Building Development Ordinance):

Any high rise project (bldg with height at or above 75 feet above Fire Department access, as defined by the Building Code);

  • Any assembly project w/ a gross square foot area of 100,000sf or larger;

  • Any mixed use project with a gross square foot area of 200,000sf or larger;

  • Any commercial or industrial projects with a gross square foot area of 300,000sf or larger;

  • Any institutional project with two smoke compartments or a gross sq ft area of 50,000sf or larger;

  • Other projects of similar size or complexity, requiring staff resources comparable to the above, as determined by the Director or his designee.

Defining Multiple Building Sites for Mega Project Review Status

Designer/Owner information used to clarify Mega Project parameters.   "Other Projects" that may be included in the Mega Project review program. (See BDC ordinance Section 106 above.)

A "Mega Project" may include multiple buildings located on the same site. The projects on the site may be phased or built simultaneously depending on the scope of work and project schedule time lines. The combined square footage of all the buildings on the site may be used to determine project qualification as a "Mega Project."

Initial determination of Mega Project status shall be made by the Mega Project Manager with input from the On Schedule Project Manager. This determination is usually made when the application is submitted to the Mega Project Coordinator for scheduling.

The following examples represent information that will be assessed by the Project Managers to determine which path of review will be required for the project.

The total square footage of all buildings attached by structures, walls, tunnels or walkways is designed and constructed such that the total square footage of all connected buildings would exceed the ordinance criteria.

On multiple building sites where one or more stand alone buildings meet the criteria for a Mega Project all the buildings on the site may be reviewed as a single Mega Project.

Other criteria may also be used to further define "Mega Project" reviews to include; project ownership, whether single or multiple designers or design teams will be utilized for all site buildings and who will be in responsible charge for coordinating either individual projects or all projects on multiple building sites.   

Mega Accounts:

 

The Department of Code Enforcement requires that an account be established in order to proceed with the Mega Project Program.  The minimum amount of this bond is $50,000. 
The owner, lead designer, or lead design firm may create this account.  If the lead design firm has an existing account, it is the responsibility of the lead designer to notify the Mega Plan Coordinator. 
This account is a Land Use Bond account through the LUESA Revenue Collection Department. 
The Mega Account can be set up after the initial Project Scoping Meeting with the review team, however, it must be in place prior to any further meetings or scheduling of projects will occur.
Mega Project Accounts are required to be established through the LUESA Revenue Collection Department. You may contact them at 704-336-3801 for account options. For information on setting up a bond, click here.
Fees:
Customers will be invoiced monthly for Mega Project fees. If an account is not current and charges cannot be billed to the account, further meetings and plan reviews will not be scheduled until the account is in good standing.  Detailed billing information will be available from Revenue Collection upon request.
An hourly charge of $145.00 will be assessed for the time associated with staff review, pre-review, or other administrative duties by the reviewer on the project. If necessary, management time spent for project meetings, preliminary code reviews, plan review, or other problem resolutions will require a separate hourly charge. Additional fees will be charged to the project account for attorneys or consultants required by Code Enforcement to resolve specific issues with a project. The hours will be billed in half-hour increments. Plans Examiners will track time dedicated to the review of the project daily.
Mega Projects will still be subject to phased construction fees if applicable.
Mega Project charges must be current prior to permit issuance.

 
Step by Step Process
Step 1   
A Point Person on the Designer side will be needed to help coordinate all presentations, preliminary reviews, Gate Meetings, Exit Meetings, and facilitate the Mega projects through the plans review system.
This point person will submit a Preliminary Meeting application and OnSchedule application through Electronic Plan Management (EPM)
Step 2
Preliminary Meeting:
The Mega Plan Coordinator will schedule a preliminary meeting with the design team and the plans examiners.  The intention of this meeting is discuss the scope of the project based on the Agenda provided.  There is not a charge for the initial preliminary meeting.  The Project Manager will provide a Detailed Agenda and Code Analysis Summary, within 48 hours of the scheduled meeting.  This information must be sent, via email, to the Mega Plan Coordinator.  The documentation will be forwarded to each Code Enforcement attendee.  The point person will also take formal minutes at the meeting and provide these minutes to Mecklenburg County Code Enforcement within 3 days after the meeting; the minutes must be uploaded to the EPM website.  Drawings will need to be 70 - 80 % complete in order for estimation of hours to occur.  
At the conclusion of this meeting, if the OnSchedule application has been submitted, the plans examiners will determine the length of review time needed.   If for any reason the plans examiners do not have sufficient information to estimate hours needed for review, another meeting will be scheduled after the bond account has been established.  There will be a charge for any additional meetings and required/scheduled preliminary meetings.
The Mega Coordinator will attend the end of the Preliminary Meeting.  The detailed Mega Process will be discussed as well as Phasing/Permitting/Certificate of Occupancy, etc.
If you have questions, please call the Mega Plan Coordinator assigned to your project – 704-336-3837
 Step 3
Review Slot notification:  OnSchedule application submitted for scheduling 
An account must be in place prior to further interactions with Mecklenburg County Code Enforcement.  From this point forward, time devoted to the review and discussion of the project will be chargeable.
The Mega Plan Coordinator will verify an account has been established and formal minutes have been received.  If these items are in place, the project will be scheduled and the point person will receive notification of the review slot, the number of hours scheduled, and the cancellation policy.  The Plan Review dates must be accepted/rejected in the EPM project website within 48 hours of scheduling.
Step 4
Gating Meeting:
A Gating Meeting is required on all Mega projects with all designers and Plans Examiners present. All Gatekeeping functions will be handled at the meeting.
This gating meeting may be scheduled up to 2 weeks prior to the plan submittal date, but no later than 5 days prior to the plan submittal date.  The plan submittal package may be uploaded to the EPM website at the completion of the meeting.  A minimum of 3 (18”x24”) sets are required for the Gate Meeting (additional sets may be required).  These sets will be left for the Plans Examiners.  If the package is incomplete, an additional gating meeting will be scheduled, time permitting.  If the package is not complete prior to the submittal date, the project will be cancelled and the designer will be charged $145.00 per hour for each scheduled B/E/M/P review.
Notification of cancellation must be received two weeks prior to submittal date.  If notification of cancellation is not received, the designer will be charged $145.00 per hour for each scheduled B/E/M/P review.
Additional meetings may be scheduled prior to or after the gating meeting as requested by the design team or as required by the review team.  These additional meetings must be scheduled/coordinated with your Mega Project Coordinator.
Step 5   
General Submittal Requirements:   
These are given as a general guideline.  Click Here to access the Code Enforcement Plan Submittal Guidelines The submittal package will need to include all items relayed to the design team during the Scoping/Preliminary meeting and during any subsequent meetings or communications between the point person, design team and Mecklenburg County Code Enforcement.
Drawings/Documents may not be uploaded until after the completion of the Gate Meeting.
All Documents/Drawings for plan submittal must be uploaded no later than 12:00pm, 2 days prior to the start of Plan Review.  All plans entering the system shall be complete.  Files must be separated by Trade and file size must not exceed 40mb.  If file size exceeds 40mb, please separate files within trade.  Drawings must be formatted to Scale, Landscape, and Bookmarked. Project Manager listed on the OnSchedule application will be the Point of Contact for the project.
NOTE:  Drawings must not state:  “Issued for Bid, Issued for Permit, Not for Construction, Issued for Review, etc” Drawings may only state “Issued for Construction”

 
For Charlotte-Mecklenburg Projects, The Following Are Required:
1.     A completed building permit application with its valid completed address verification form. The permit shall be complete with all contractors' license numbers, designated costs, and permit type, etc prior to permit issuance. NOTE: for multiple buildings, site structure, or tenant spaces there shall be a permit for every tenant and every building. (Separate permits are required for all structures and tenant spaces including but not limited to Apartment Buildings, Tenant Spaces, Phasing, Retaining Walls, etc.)
 
2.     Construction documents with complete Building Code Summary (Appendix B) and the site and landscape plans. (Site, zoning, architectural documents, structural, fire protection, utilities-fire, plumbing, mechanical, and electrical plans.)
 
3.     Sheet Index from the EPM website.  Only drawings to be reviewed/approved are to be listed on the Sheet Index.   Please do not list Reference Only drawings and Documents on the Sheet Index
 
4.     If the address is in the City of Charlotte or its ETJ, please contact City Engineering/Urban Forestry for submittal requirements – 704-336-6692
 
5.     If the address is located in Pineville, Matthews, Mint Hill, Huntersville, Davidson, or Cornelius, please contact the applicable Town Planning Department for submittal requirements.  You will also need to contact County Land Development for their submittal requirements – 704-432-2520.
 
a.     Please be advised a “Letter of Submittal”, issued from the applicable Town Planning Department is required for all New Construction projects.
b.    This letter must be uploaded when uploading your documents/drawings to the EPM website.
 
6.     If the project is one that requires review by the Department of Insurance (DOI)/Office of the State Fire Marshal (OSFM) – 919-661-5880, their approval shall be received before the permit(s) will be issued. Must provide Approval Letter.  Typical OSFM project review includes buildings over 20,000 sq. ft. owned by City or County governments.
 
7.     Institutional projects will require the customer to obtain a review by the Division of Health Service Regulation (DHSR) – 919-855-3893. A separate set of construction documents must be submitted directly to DHSR by the customer.
Step 6
The required plans examiners perform the plan review. After reviewing the drawings for code compliance, the examiner will enter results in the EPM project website. The customers may review comments and project status online.  The project number must be provided when inquiring about your project.  For disapproved projects, the EPM/Posse Plan Review system will email comments to the Lead Designers as each discipline completes their scheduled plan review. 
It is the Project Manager’s responsibility to forward Plans Examiner’s comments to each applicable Architect/Engineer discipline.
All Projects, either Approved or Disapproved, must adhere to the Mecklenburg County Abandoned Plans Policy.
Plans are Approved:
When all reviews are completed approved, the EPM System notifies the coordinator.  Completed permits are required for all structures, tenant spaces, etc. as discussed in Step 5.  Once your project is approved and the permit/s are ready to be released, you will be required to pay all associated fees from the permitting process or charge it to your account before the permit/s will be released.  The department's permitting software provides the minimum construction cost (based on ICC standards), which is used to verify the minimum permit cost.
·         Please recognize that although we interact with some outside agencies; we have no control over other agencies' work scheduling or requirements. It is the customer's responsibility to provide submittals and obtain their approvals before a permit will be issued from DOI/OSFM, the Health Department, and others, if required.
·         All Contractors named on the permit application/s must be licensed and bonded to work in Mecklenburg County.
The final documents/CD is sent to the Commercial Permit counter to hold for customer pick up. When you pick up the drawings, they are logged out to you and released to your custody.
Plans are Not Approved:
When a project fails in any trade, an EXIT MEETING will be scheduled with the disapproved trade(s) and the designer(s).  This meeting will be scheduled through the Mega Plan Coordinator.   If there are any questions about the code or interpretations, the plans examiner will discuss and evaluate options, if you propose them. They will not recommend design changes; they will only review your proposed design for code compliance, not for design quality. It is the customer's responsibility to have the drawings corrected and resubmitted for plan review. It is highly recommend that you key a Plans Ready date in the EPM website as soon as you have been notified the project has been disapproved.
When resubmitting drawings, a Re-entry/GATE Meeting must be scheduled through the Mega Plan Coordinator. All applicable Plan Examiners and Designers necessary must attend this meeting. A detailed Narrative/Response letter of all revisions to the project shall be submitted along with the revised drawings showing clouded changes.  All changes/revisions other than those related to the Code Comments must be discussed before the revisions are made to the drawings. 
All Gatekeeping functions will take place as a part of this meeting and be included in the time estimated for the review. In the event that there are scheduling conflicts, those trades may hold breakout re-entry meetings with the full understanding that any failure to pass Gatekeeping will result in halting the entire project until all submittal requirements are met. The project will then need to re-schedule a review date.
Upon completion of the Re-Entry/GATE Meeting, you may upload the applicable documents and drawings to the EPM project website.  Drawings/documents must be uploaded no later than 12:00pm 2 days prior to the Plan Review start date.
Your assigned coordinator is your representative within the system and is your contact for all issues relating to your project status.  If you have questions on code needs or interpretations, contact the plan examiner(s) assigned to your project.

 



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