When a retailer says, “Navigating the permitting process remains one of the biggest challenges we face today,” it’s worth listening to their suggestions on how to fix the problem. And at this year’s SPECS Show (Store Planning, Equipment, Construction, and Facilities Services Seminar), produced by Chain Store Age, they didn’t hold back.
SPECS, now in its 61st year, provides a vital forum for the nation’s top retailers and suppliers to network, share ideas, and collaborate on innovative solutions for the evolving retail landscape. At this year’s event in Grapevine, TX, Streetsense Managing Director Larisa Ortiz was invited by Chain Store Age to moderate a session on strategies for accelerating the permitting process. While the audience primarily consisted of retailers, the insights shared were something public officials needed to hear. The discussion featured Greg Goodrich from the City of Colleyville, TX; Aaron Harris, Senior Vice President of Development at Dutch Bros Coffee; and Justin Storm, Executive Director of Construction at CVS.
The High-Stakes Balancing Act
Permitting itself isn’t the problem — after all, it ensures businesses meet reasonable standards for safety, building codes, and public welfare. But too often, delays, inconsistencies, and discretionary decision-making cost businesses valuable time and money. For retailers, every extra week of permitting impacts profitability, lease agreements, and market entry strategies. And for city leaders who say they want to help small businesses, this is no small matter.
The JPMorgan Chase Institute estimates that the average small business has only 27 days of cash reserves, with many Main Street businesses having less than 20 days’ worth. In a highly competitive landscape — where more retail space exists than businesses to fill it — cities must recognize that they are competing for business. As one panelist put it, “Excessive regulatory barriers only make it more likely that businesses take their investments, jobs, and tax revenue elsewhere.” That’s not a good outcome for anyone.
Practical Solutions Cities Need to Hear
The panel discussion highlighted several practical solutions for streamlining the permitting process:
✅ Increase staffing and funding: One expeditor put it bluntly: “Double your fees and cut approval times in half — we’d pay it gladly.” The public-sector panelists acknowledged that this would require a shift in how cities view return on investment, as additional revenue typically goes into the general fund instead of being reinvested in permitting offices. But as one panelist noted, “That kind of short-sighted thinking is exactly the problem.”
✅ Conditional approvals with redline drawings: An expeditor suggested allowing conditional approvals based on redline drawings so projects can move forward while minor adjustments are finalized.
✅ Architect self-certification for small remodels: An architect pointed out that major cities like New York and Chicago allow architects to self-certify minor remodels, reducing the burden on permitting offices and expediting approvals.
These are all ideas worth exploring. At the end of the day, the discussion at SPECS underscored a critical truth: The faster businesses can open, the sooner they generate tax revenue, create jobs, and contribute to the local economy. And in an era of shrinking municipal budgets, that’s more important than ever.
About Us
The Public & Non-Profit Solutions team at Streetsense works with cities to develop strategies that position them as attractive destinations for retail. Often, that means identifying and eliminating self-imposed barriers that hinder business growth and investment. Contact us, and let’s devise a strategy to improve your district or city’s retail experience.
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