After completing construction of all site improvements and buildings, Record Documents shall be submitted for review and approval. Approval of the Record Documents submittal completes the construction and approval process and provides the City with the final plans and records of the constructed improvements (whether public or private), the plat of survey for all lands subject to sale or transfer, and other documents for recording with the Geauga County Recorder. The submission requirements for the Record Documents submittal are in Chapter 1113 (Submittal Content Requirements). The Record Documents submittal shall be reviewed according to the following procedures.
(a) 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 complete, the Community Development Administrator shall accept the application for review and forward copies of the Record Documents to the City staff, Municipal Engineer and municipal consultants for their review and comments.
(b) Plan and Document Review. The Municipal staff, Municipal Engineer and municipal consultants shall review the plans and documents for compliance with the municipal ordinances, standards and specifications; and compliance with accepted professional engineering and architectural standards and practices. Each reviewer shall prepare written comments; note deficiencies; and make a recommendation for approval, approval with conditions, 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 returned to the Community Development Administrator within 10 business days unless otherwise required by the Administrator:
(c) Community Development Administrator Review of Single Building Site Project. When all submittal deficiencies have been corrected and final recommendations have been received from the plan reviewers, the Community Development Administrator shall:
(1) Approve the Record Documents submittal and issue a Zoning Certificate for Compliance in accordance with Chapter 1115 (Zoning Certificates); or
(2) Approve the Record Documents submittal with conditions to be completed prior to the issuance of a Zoning Certificate for Compliance; or,
(3) Deny the Record Documents submittal because the submittal or construction does not conform to the approved Construction Documents submittal. The Community Development Administrator shall prepare a written decision stating the reasons for the denial and refer to each specific ordinance, standard, specification and other municipal regulation with which the Record Documents do not comply.
(d) Community Development Administrator Review of Major Development. When all submittal deficiencies have been corrected and final recommendations have been received from the plan reviewers, the Community Development Administrator shall schedule the submittal for consideration at the next available meeting of the Planning Commission. The Community Development Administrator shall forward to the Planning Commission Secretary copies of the Plat of Record and all supporting materials; final staff review comments and recommendations; and other documents and information relevant to the submittal.
After the initial Plat of Record for a condominium project has been approved, the Community Development Administrator may approve, approve with conditions or deny a subsequent Plat of Record as an approved phase of development adding buildings to the condominium.
(e) Planning Commission Action.
(1) The Planning Commission shall review the application materials and other documents transmitted by the Community Development Administrator, hear the testimony presented and consider all exhibits submitted by the applicant, City staff and municipal consultants, and review the applicable criteria in Section 1111.605
(Criteria for Record Approval). The Planning Commission may request additional evidence, testimony, documents, studies or reports. The Commission shall discuss the project and findings of fact (see Section 1111.021
) upon which it relied in deciding the submittal. Planning Commission may impose terms or conditions of approval for compliance with the requirements of the Planning and Zoning Code and other applicable City regulations.
(2) After the close of the hearing and discussion, the Planning Commission may vote upon the submittal or direct the Community Development Administrator to prepare a written Announcement of Decision, incorporating findings of fact and terms and conditions of approval for action at a later meeting.
(3) The Planning Commission shall adopt an Announcement of Decision with findings of fact and, if approved, finding compliance with all applicable City regulations. The decision shall recommend to Council approval, approval with conditions or denial of the plat of record and acceptance or rejection of lands or improvements offered for dedication to public use.
(f) Council Action. The Community Development Administrator shall forward to the Clerk of Council copies of the Record Documents Submittal and all supporting materials, final staff review comments and recommendations, the Planning Commission's Announcement of Decision, a draft ordinance following the Planning Commission's recommendations for acceptance or rejection of public improvements, and other documents and information relevant to the submittal.
(1) Council shall review the submittal materials and other documents transmitted by the Community Development Administrator; hear the testimony presented and exhibits submitted by the applicant, City staff and municipal consultants; and review the applicable criteria in Section 1111.605 (Criteria for Record Approval). Council may request additional evidence, testimony, documents, studies or reports. Council shall discuss the application and findings of fact (see Section 1111.021) relied upon in deciding the submittal. Council may impose terms or conditions of approval for compliance with the requirements in the Planning and Zoning Code and other applicable City regulations.
(2) After the close of the hearing and discussion, Council may vote upon the submittal or direct the Community Development Administrator to prepare a written Announcement of Decision, incorporating findings of fact and terms and conditions of approval for final vote within 35 calendar days.
(3) Council shall adopt an Announcement of Decision with findings of fact and, if approved, finding compliance with all applicable City regulations and Planning Commission recommendations. Council shall approve, approve with conditions or deny the application. Council shall pass an ordinance accepting lands, easements or improvements for dedication to public use.
(4) Certification of Acceptance Required. The City shall not accept any lands, easements, or improvements for public use nor assume any liability or maintenance responsibility therefor unless the President of Council certifies the approval and acceptance thereof upon the plat of record.
(5) Conformance requirements. Lands, easements, or improvements offered for dedication to public use shall comply with all applicable municipal ordinances, standards, specifications and other requirements unless a waiver,exception, or variance has been granted by the Planning Commission or Council.
(g) Issuance of Zoning Certificate for Compliance. When the Record Documents Submittal has been approved and the conditions thereof, if any, have been satisfied, the Community Development Administrator shall issue a Zoning Certificate for Compliance pursuant to Chapter 1115 (Zoning Certificates).
(Ord. 2635. Passed 1-13-11; Ord. 3040. Passed 12-13-18.)