Within six months of approval of the Construction Documents, the applicant shall file the Preconstruction Submittal with the Community Development Administrator for review and approval. Approval of the Preconstruction Submittal is required prior to starting any earth moving activities or construction activity. The content requirements for the Preconstruction Submittal are listed in Chapter 1113 (Submittal Content Requirements). [See Sections 1111.305 (Construction Documents; 1 & 2 Family Dwellings) and 1111.307 (Minor Construction Approval) which require the Preconstruction Submittal to be filed with the project Construction Documents.]
The Preconstruction Submittal shall be reviewed according to the following procedures.
(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. A Preconstruction Submittal for a new building, or for modification to the architectural design, style or exterior finish materials of an existing building, shall be transmitted to the City Architect for review, recommendations and compliance with the architectural design criteria and standards in the Planning and Zoning Code and the approved building plans.
(2) Submittal Review. The Municipal staff, Municipal Engineer, City Architect and municipal consultants shall review the plans for compliance with municipal ordinances, standards and specifications; compliance with accepted engineering and architectural standards and practices; and compliance with the approved Construction Documents. The plan reviewers shall prepare written comments, note deficiencies, and make suggestions to the applicant and recommendations to the Community Development Administrator. A reviewer 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 revision. The applicant may correct the deficiencies and submit the application 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 corrected or revised plans to the Community Development Administrator within 90 days of the date when the review comments were transmitted to the applicant, the submittal shall expire and all approvals shall terminate and be null and void.
(4) 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 submittal within ten (10) business days.
A. Approval. If the submittal documents are approved, the Community Development Administrator shall transmit the approved submittal to the Public Service Director for scheduling of a Preconstruction Meeting. After the Preconstruction meeting, the Community Development Administrator shall issue a Zoning Certificate in accordance with Chapter 1115 (Zoning Certificates) and the applicant may start construction.
B. Approval with conditions: If the application is approved with conditions, the submittal plans and documents shall be revised to comply with the conditions and submitted for review and approval prior to the scheduling of a Preconstruction Meeting.
C. Denial. If the Construction Documents fail to comply with Municipal ordinances, standards or specifications, the Community Development Administrator shall deny the submittal. 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 municipal regulation with which the Preconstruction Submittal does not comply.
(Ord. 2635. Passed 1-13-11; Ord. 3040. Passed 12-13-18.)