(a)   No Zoning Certificate for excavation, construction or reconstruction shall be issued by the Zoning Inspector unless the plans, specifications and the intended use conform to the provisions of this Zoning Code.
   (b)   Within ten days after receipt of the application or upon approval by a specified review body, the Zoning Inspector shall issue a Zoning Certificate if the application complies with this Zoning Code and if the application is accompanied by the proper fee.
      (1)   Review by Board of Zoning Appeals. The Zoning Inspector shall not issue a Zoning Certificate for a land use subject to public hearing and review by the Board of Appeals until authorized by the Board of Appeals pursuant to Section 1137.05 (Powers and Duties).
      (2)   Review by Planning Commission. The Zoning Inspector shall not issue a Zoning Certificate for any of the following applications unless a Site or Development Plan has been approved by the Planning Commission and any necessary zoning amendments are approved by Council:
         A.   S-1 District or PD District Development Plans pursuant to Section 1135.10 (Development Plan Review by Planning Commission);
         B.   Manufactured home park applications pursuant to Section 1157.10;
         C.   A use subject to the performance standards of Section 1155.02.
   (c)   Expiration of Zoning Certificate.
      (1)   A Zoning Certificate issued for the construction of a new building or the alteration of an existing building shall be void unless substantial construction is commenced within one year after date of issuance and unless construction is completed within two years after date of issuance. Every such Zoning Certificate already issued shall be subject to the same provisions except that the time period shall run from the effective date of this section.
      (2)   A new Zoning Certificate is required upon application if no substantial construction activity is started or if the use is changed within one year of the date of the Certificate, or if construction extends beyond two years of the date of issuance of the Certificate.
      (3)   The Zoning Inspector shall for just cause be authorized to extend either or both of the time periods upon written application therefor.
   (d)   Nonconforming Uses. Upon written request from the owner or tenant, the Zoning Inspector shall issue a Zoning Certificate for any building or premises existing at the time of enactment of this chapter certifying, after inspection, the extent and kind of use made of the building or premises and whether such use conforms to the provisions of this chapter. No charge shall be made for issuing a Zoning permit in accordance with this division.
(Ord. 1584. Passed 9-17-07.)