Code and Legal Topics
May 2004
Permits and Fees
The express plan check process, often called 'over the counter' permitting, is a critical component of tenant improvement delivery. Permit acquisition is the pivot point of a Fast Track job because it allows the contractor to close the walls, floors and ceilings which he may have built while the final design drawings and details were being completed and the permit not yet issued.
TiCon has recently completed a survey of bay area building departments in order to present a picture of 'over the counter' plan check availability in our area as well as the cost of building permits. The survey basis, for the fees and plan check times, is a 10,000 square foot tenant improvement with a valuation of $300,000.00. The survey, originally done in April 2002, is updated here as of April 2004.
City |
Over the counter Plan Check Key
|
Fees |
% of project |
Building Official |
Normal plan check |
| Campbell |
A, B |
$ 7,500.00 |
2.5 |
B. Bruckhart |
2 to 3 weeks |
| Cupertino |
D |
$ 3,700.00 |
1.03 |
G. Casteel |
1 to 2 weeks |
| Fremont |
A, B |
$ 3,260.00 |
1.09 |
M. Abolhoda |
2 weeks |
| Los Gatos |
F |
$ 6,067.00 |
2.02 |
N. Ghiossi |
2 - 4 weeks |
| Milpitas |
E |
$ 6,445.00 |
2.15 |
E. Rodriguez |
4 weeks |
| Morgan Hill |
C |
$ 3,563.00 |
1.19 |
L. Ford |
2 to 4 weeks |
| Mountain View |
No O.T.C |
$ 5,601.00 |
1.87 |
R. Geary |
3 weeks |
| Newark |
C |
$ 3,403.00 |
1.13 |
R. Collier |
2 to 3 weeks |
| Palo Alto |
C |
$ 4,900.00 |
1.63 |
F. Herman |
4 to 6 weeks |
| Redwood City |
A |
$ 3,837.00 |
1.28 |
J. Latorra |
3 weeks |
| San Jose |
A, D |
$14,100.00 * ** |
4.7 |
L. Wang |
1.5 to 5 weeks |
| Santa Clara |
A, C |
$ 4,194.00 |
1.4 |
S. Lee |
1 to 3 weeks |
| San Leandro |
C |
$ 3,368.00 |
1.12 |
W. Shock |
3 weeks |
| San Mateo |
No O.T.C. |
$ 5,738.00 |
1.91 |
S. Davis |
4 weeks |
| Sunnyvale |
C |
$ 5,878.00 |
1.96 |
A. Fatapour |
3 to 4.5 weeks |
|
Over the counter Plan Check Key - criteria under which these cities will issue an 'over the counter' permit.
A |
By Appointment only |
B |
3,000 square foot maximum |
C |
Only simplest plan, no life/safety issues |
D |
10,000 s.f. max. if plans have architect's stamp, 3,000 s.f. if by others |
E |
600 square foot maximum |
F |
Only plans having no structural |
|
*In addition to the more or less 'standard' fees charged by cities for permits, San Jose imposes an excise tax for Commercial, Retail and Mobile Home Parks, of some 3% of the project value. There are exemptions applicable to the C.R.M.P. tax for construction in designated redevelopment and enterprise zones.
** San Jose also enforces its CDDD (Construction and Demolition Diversion Deposit) program which, although refundable if properly documented, adds $3,500.00 to the fee example above.
What all of this means is that the majority of bay area cities have an over the counter permitting process. Although the criteria vary, the general theory is: The smaller and less complex the project is, the more likely it is that an over the counter permit can be issued. In practice large projects can be done on this basis if the application is professional and complete.
TiCon has developed a successful strategy for this process which involves: a) selection of design team familiar with the OTC process and commercial tenant improvements b) preliminary meeting(s) with the plan check engineer to review the scope of the work and feasibility of an OTC permit c) a design package that meets the individual city's submittal requirements.
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