No excavation, grading, or improvement shall be commenced, and no building or structure shall be erected, constructed, enlarged, structurally or otherwise materially altered, or moved in whole or in part, and no use of buildings or land shall be established or changed in the Village of Moreland Hills, prior to the issuance of a Zoning Certificate. A Zoning Certificate shall be issued by the Building Inspector only when the plans for the proposed use, building or structure fully comply with the regulations set forth in this Planning and Zoning Code.
(a) A Zoning Certificate shall be issued under the following circumstances:
(1) Single-Family Detached and Uses Accessory Thereto. An application for a single-family detached dwelling or use accessory thereto has been reviewed and approved according to the procedures in Chapter 1127, Development Plan Review Procedures unless exempt from the requirements of Chapter 1127 pursuant to Sections 1151.17 and 1153.25.
(2) All Other Permitted Uses. An application for any other permitted use not described in subsection (a)(1) above, has been reviewed and approved according to the development plan review procedures set forth in Chapter 1127, Development Plan Review Procedures or reviewed and approved pursuant to any other applicable procedures set forth in this Planning and Zoning Code.
(3) Variance Requests. All applicable applications have been reviewed and approved according to the provisions of this Code, and a variance from a requirement of this Planning and Zoning Code has been reviewed and approved, according to the procedures set forth in Chapter 1151, Appeals and Variances.
(4) Similar Uses. An application for any use not specifically listed in this Planning and Zoning Code as a permitted use has been reviewed and approved by the Planning Commission according to the procedures set forth in Chapter 1171, General Use Regulations. (Ord. 2015-14. Passed 5-13-15.)
(b) Applications for Zoning Certificates are available in the Office of the Building Inspector. A completed application form accompanied by all other applicable submission requirements as well as the application fee shall be submitted to the Building Inspector.
(c) Expiration of Zoning Certificate. All Zoning Certificates shall expire if work there under does not progress under a schedule at least as rapid as the following, unless the Planning Commission finds due cause to extend such deadlines.
(1) Six months from issuance, work shall have begun (e.g., ground shall have been broken).
(2) Two (2) years from issuance, work shall be complete as shown on the approved development plan.
(3) Certificates which have expired shall require a new application, and the applicant shall comply with all provisions of this Code in effect on the date of the new application.
(d) No Zoning Certificate for excavation, construction, or reconstruction shall be issued unless the plans, specifications, and the intended use or occupancy conform to the provisions of this Planning and Zoning Code.
(Ord. 2012-21. Passed 7-11-12.)