(a) Applicability.
(1) The Community Development Administrator has the responsibility for reviewing and issuing Zoning Certificates for:
A. All applications for Zoning Certificates required for the construction, reconstruction, alteration, or expansion, in whole or in part, of one- and two-family dwellings and accessory structures related thereto;; and
B. Applications that have been granted Final Development Plan approval by the Planning Commission and Council, as applicable.
(2) Prior to the Community Development Administrator issuing a Zoning Certificate the applicant shall:
B. Have documented to the satisfaction of the City that all other agency approvals that may be required have been granted.
(b) Initial Review. For applications that are not subject to subsection 1111.17(a)(1)A., above, the applicant may request from the Community Development Administrator a Record of Decision based on preliminary plans that have been submitted with sufficient detail for the Community Development Administrator to prepare a Record of Decision to guide the applicant on the current level of compliance and any further deficiencies that need to be overcome before the Zoning Certificate is issued. During this review, the Community Development Administrator may request review and opinions from City staff, Municipal Engineer and municipal consultants for their review and comments.
(c) Review of Construction Documents.
(1) Administrative Review and Comment. The Community Development Administrator shall accept, review, distribute and receive comments from the Municipal staff, Municipal Engineer, City Architect and municipal consultants for a complete application according to Section 1111.01(e) and (f).
(2) Action by Community Development Administrator. When all deficiencies have been corrected and all final recommendations from the plan reviewers are received, the Administrator shall issue an Announcement of Decision for approval, approval with conditions or denial of the Construction Documents Submittal within ten (10) business days.
A. Approval. If the Construction Documents are approved, the Community Development Administrator shall issue a Zoning Certificate.
B. 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 reviewers confirm that the Construction Documents and Preconstruction Submittals have been revised as required, the Community Development Administrator shall issue a Zoning Certificate.
C. Denial. If the Construction Documents fail to comply with Municipal ordinances, standards and specifications, then the Community Development Administrator shall deny the submittal and 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 do not comply.
(d) Zoning Certificate. Issuing the Zoning Certificate permits the applicant to commence construction subject to the construction and post construction requirements in Section 1111.25. (Ord. 3273. Passed 5-9-24.)