A. Authority. The Village Manager shall have authority to issues certificates of zoning compliance, but only in accordance with the provisions of this Section.
B. Purpose. The certificate of zoning compliance is intended to serve two general purposes. First, it provides a procedure for reviewing plans for conformance with the Code and a means for evidencing such conformance. Second, it serves as an adjunct to, and thus must be filed prior to or with, all other applications filed pursuant to this Code with respect to a specific use or development proposal. When so filed, it serves as a vehicle for routine plan review by the Village Manager prior to consideration of special requests by other officials, boards, and commissions, thus avoiding needless special reviews of defective plans.
C. Certificate Required. Except where expressly waived by another provision of this Code, unless a certificate of zoning compliance shall have first been obtained from the Village Manager:
1. The construction, reconstruction, remodeling, alteration, or moving of any structure shall not be commenced; and
2. No land vacant on the effective date of this Code shall be used or occupied for any purpose, except open space; and
3. The grading, excavation, or improvement of land preliminary to any construction or use of such land shall not be commenced; and
4. Building or other permits pertaining to the construction, reconstruction, remodeling, alteration, or moving of any structure or the use of any land or structure shall not be issued by the Village; and
5. No temporary use shall be established or maintained except as provided on Paragraph 5-102C1 of this Code; and
6. No land shall be annexed to the Village.
In any case where a certificate of zoning compliance is not required under this Code, the Manager shall, on written request, issue a certificate of such fact.
D. Relation to Other Applications. No application filed pursuant to Part II of this Article VII with respect to a specific use or development proposal shall be processed unless an application for a certificate of zoning compliance shall first have been received, processed, and approved, or denied solely on one or more grounds that form the basis for the application filed pursuant to said Part II. It is the intent of this Section that no application filed pursuant to Part II of this Article VII with respect to a specific use or development proposal shall be processed until the Village Manager is satisfied that the proposed use or development complies with the provisions of this Code in all respects except those within the scope of such application. Any application for a building permit shall also be deemed an application for a certificate of zoning compliance.
E. Procedure.
1. Application. Applications for certificate of zoning compliance shall be filed in accordance with the requirements of Section 7-201 of this Code.
2. Action on Application. Within 10 days following receipt of a completed application for a certificate of zoning compliance, the Village Manager shall cause the application and related submissions to be reviewed for compliance with this Code and shall inform the applicant whether the application has been granted or denied. In any case where an application is granted, the Manager shall issue a separate certificate of zoning compliance, which shall state on its face, in bold type, that:
THIS CERTIFICATE DOES NOT SIGNIFY BUILDING CODE REVIEW OR APPROVAL AND IS NOT AUTHORIZATION TO UNDERTAKE ANY WORK WITHOUT SUCH REVIEW AND APPROVAL WHERE EITHER IS REQUIRED. SEE THE GLENCOE BUILDING CODE FOR DETAILS.
BEFORE ANY STRUCTURE TO WHICH THIS CERTIFICATE IS APPLICABLE MAY BE OCCUPIED OR USED FOR ANY PURPOSE, A CERTIFICATE OF OCCUPANCY MUST BE OBTAINED. SEE SECTION 7-302 OF THE GLENCOE ZONING CODE AND THE GLENCOE BUILDING CODE FOR DETAILS.
Alternatively, the certificate of zoning compliance may be issued by means of a stamp on any other permit issued by the Village, which stamp shall state
CERTIFICATE OF ZONING COMPLIANCE -- SEE ZONING CODE § 7-301 FOR CONDITIONS AND LIMITATIONS.
In any case where an application is denied, the Manager shall state the specific reasons therefor and shall cite the specific provisions of this Code upon which such denial is based. If relief from such demand would be available pursuant to a companion application filed in connection with the application for a certificate of zoning compliance the Manager shall so inform the applicant and shall promptly process such companion application. If such application is approved, the Manager shall issue the requested certificate of zoning compliance in accordance with the terms and conditions of such approval.
If relief from the Manager's denial of a certificate of zoning compliance would be available by variation or special use permit, but no application therefor has been filed, the Manager shall so state and shall refer the applicant to the appropriate provisions of this Code.
3. Contents of Certificate. Each certificate of zoning compliance (or accompanying building permit, as the case may be) issued pursuant to this Section shall state the specific use of the subject property for which it is issued, shall identify the specific plans, if any, pursuant to which it is issued, and shall set forth any conditions imposed in connection with any approval granted pursuant to this Code.
4. File of Certificates. Every certificate issued pursuant to this Section shall be kept on file in the central address files and shall be a public record open to inspection in accordance with the provisions of the Illinois Freedom of Information Act.
F. Effect of Issuance of Certificate of Zoning Compliance. The issuance of a certificate of zoning compliance shall not authorize the establishment, expansion, or extension of any use nor the development, construction, relocation, alteration, or moving of any building or structure, but shall merely authorize the preparation, filing, and processing of applications for any additional permits and approvals that may be required by the codes and ordinances of the Village, including but not limited to a building permit, a certificate of occupancy, and subdivision approval.
G. Limitations on Certificates. Subject to an extension of time granted by the Village Manager pursuant to Subsection 7-101K of this Code, a certificate of zoning compliance shall become null and void six months after the date on which it was issued unless within such period construction, reconstruction, remodeling, alteration, or moving of a structure is commenced or a use is commenced.
H. Void Certificates. Any certificate of zoning compliance issued in violation of the provisions of this Code, whether intentionally, negligently, or innocently, shall be void ab initio and shall give rise to no rights whatsoever.