Within one (1) year of approval of the Preliminary Plan for a major development or approval of the Concept Plan for a single building site development, the applicant shall submit the Construction Documents submittal to the Community Development Administrator for review and approval (see §1111.305 for separate provisions for 1 and 2 family dwellings and accessory structures). Approval of the Construction Documents submittal is required prior to filing a Building Permit application with Geauga County, if one is required. The content requirements for the Construction Documents submittal are listed in Chapter 1113 (Submittal Content Requirements).
A Construction Documents submittal shall be reviewed according to the following procedures.
(Ord. 2785. Passed 9-12-13; Ord. 3040. Passed 12-13-18.)
(a) Municipal Staff and Consultant Review.
(1) Initial review. Within three (3) business days of receipt, the Community Development Administrator shall review the application and verify that the fees have been paid. If the submission is deficient, the Community Development Administrator shall notify the applicant of the changes and revisions or additional information needed.
When the application is complete the Community Development Administrator shall accept the application for review and forward copies of the proposed development plan to the City staff, Municipal Engineer and municipal consultants for their review and comments. Development plan submittals which propose new buildings, or modifications to the architectural design, style or exterior finish materials of an existing building, shall be transmitted to the City Architect for review and recommendations regarding compliance with the architectural design criteria and standards in the Planning and Zoning Code.
(2) Plan Review. The Municipal staff, Municipal Engineer, City Architect and municipal consultants shall review the plans for compliance with the Comprehensive Plan and other Master Plans of the municipality; municipal ordinances, standards and specifications; compliance with accepted professional engineering and architectural standards and practices; and substantial compliance with the approved concept and Preliminary Plans. The reviewers shall prepare written comments of the plan deficiencies, suggestions to the applicant and recommendations to the Community Development Administrator. The reviewers may recommend approval, approval with revisions, or denial. A plan reviewer who notes a deficiency, or recommends approval with revisions or denial, shall refer to the specific ordinance, standard or specification upon which such comment is based.
Written review comments shall be returned to the Community Development Administrator within the following time frames unless otherwise required by the Administrator:
A. A project of five (5) acres or less - 10 business days.
B. A project of more than five (5) acres - 15 business days.
(3) Review Comments. When all review comments have been received, the Community Development Administrator shall forward the comments to the applicant within three (3) business days.
A. If deficiencies are noted by the plan reviewers, the Community Development Administrator shall transmit the review comments to the applicant for correction and submittal. Thereafter, the applicant may correct the deficiencies and resubmit the plans for further review, or withdraw the submittal by sending a written notice of withdrawal to the Community Development Administrator.
B. If the applicant fails to submit revised or corrected plans to the Community Development Administrator within six (6) months of the date the review comments were transmitted to the applicant, the application and all prior approvals and submittals shall terminate and be null and void.
(b) Action by the Community Development Administrator. When all deficiencies have been corrected and final recommendations from the reviewers are received, the Community Development Administrator shall approve, approve with conditions or deny the application within ten (10) business days.
(1) Approval. If the Construction Documents are approved, the Community Development Administrator shall provide written notice of approval to the applicant. The applicant may proceed with the next required submittal.
(2) Approval with conditions. If the Construction Documents are approved with conditions, plans and documents shall be corrected or revised to comply with the conditions and submitted for further review. Conditions may include changes in the setbacks, open space arrangement, on-site control of access to streets, or features such as fences, walls and plantings to screen and buffer the proposed development from the surrounding area.
(3) Denial. If the Construction Documents fail to comply with Municipal ordinances, standards or specifications, then the Community Development Administrator shall deny the submittal and shall not issue a Zoning Certificate. The Community Development Administrator shall prepare a written decision and send it to the applicant stating the reasons for the denial and refer to each specific ordinance, standard, specification or other regulation with which the Construction Documents fail to comply.
(Ord. 2635. Passed 1-13-11; Ord. 3040. Passed 12-13-18.)