1111.307 MINOR CONSTRUCTION APPROVAL.
   When a minor construction project is proposed which is otherwise subject to standard development plan review pursuant to Section 1111.003, (Plan Review and Approval Required), the Community Development Administrator may review the application and make a preliminary determination that the standard development plan review procedure is not necessary.
   (a)   For the purposes of this Section, a minor construction project includes the following:
      (1)   Construction of small incidental accessory structures of 1,000 square feet in area or less;
      (2)   An addition of 5% or less of the floor area of the building, not to exceed 2,000 square feet;
      (3)   The interior alteration of an existing building without change to the building's exterior architectural design, style or finish materials.
      (4)   Minor design modifications with no discernible impact on neighboring properties, the public, or intended occupants.
   (b)   The applicant shall submit a permit application, payment of fees, scaled drawings indicating the minor construction and other documents requested by the Community Development Administrator to determine the impact of the project. An Applicant shall file both the construction drawings for a minor construction and the Preconstruction Submittal documents required by the Community Development Administrator with the application.
   (c)   The Community Development Administrator shall review the application for compliance with the criteria listed in (a) above, the Planning and Zoning Code and other applicable City ordinances, standards and specifications. The Community Development Administrator may request review by and comments from Municipal Staff, the Municipal Engineer or municipal consultants. The reviewers shall prepare written comments regarding their findings, note plan deficiencies, make recommendations to the Community Development Administrator, and suggestions to the applicant. The reviewers may recommend approval, approval with revisions, or denial. A plan reviewer who notes a deficiency, or recommends approval with revisions or recommends denial, shall refer to the specific ordinance, standard or specification upon which such comment is based. Written review comments shall be completed, and returned to the Community Development Administrator within 10 business days:
   (d)   Review Comments. When the review is complete and all review comments have been received, the Community Development Administrator shall forward the comments to the applicant within three (3) business days.
       (1)   If deficiencies are noted by the plan reviewers, the Community Development Administrator shall transmit the review comments to the applicant for correction and resubmittal. Thereafter, the applicant may correct the deficiencies and submit the plans for further review or may withdraw the submittal by sending a written notice of withdrawal to the Community Development Administrator.
      (2)   If the applicant fails to submit revised or corrected plans to the Community Development Administrator within six (6) months of the date when the review comments were transmitted, the application and all prior approvals and submittals shall terminate and be null and void.
   (e)   Action by Community Development Administrator. When all deficiencies have been corrected and all final recommendations from the plan reviewers are received, the Community Development Administrator shall prepare and issue a Zoning Certificate within three (3) business days for approval, or approval with conditions, or a written decision for denial of the Construction Documents Submittal.
      (1)   Approval. If the Construction Documents are approved, the Community Development Administrator shall issue a Zoning Certificate in accordance with Chapter 1115 (Zoning Certificates).
      (2)   Approval with conditions. If the application is approved with conditions, plans and documents shall be corrected or revised to comply with the conditions prior to the issuance of a Zoning Certificate. Conditions may include changes in the setbacks, layout, 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. When the Community Development Administrator confirms that the submittal has been revised as required, the Administrator shall issue a Zoning Certificate in accordance with Chapter 1115 (Zoning Certificates). The applicant may proceed with the next required submittal.
      (3)   Denial. If the Construction Documents fail to meet the criteria for minor construction or to comply with Municipal ordinances, standards and specifications, then the Community Development Administrator shall deny the submittal and shall not issue a Zoning Certificate. The Community Development Administrator shall state in the written decision the reasons for the denial and refer to each specific ordinance, standard, specification or other regulation with which the Construction Documents do not comply. Failure to submit a revised plan within 60 days, or file a written appeal in accordance with Chapter 1119 (Appeals and Variances) shall terminate the application and all previous approvals shall be null and void.
         (Ord. 2635. Passed 1-13-11; Ord. 3040. Passed 12-13-18.)