(A) No person shall commence or proceed with construction of any new building or with the reconstruction, alteration, repair, moving or demolition of any existing building prior to the issuance of a zoning certificate. Application for a zoning certificate shall be filed with the Zoning Administrator and may be made prior to or in conjunction with application for a permit under the North Carolina State Building Code. Application for a zoning certificate may be made by the landowner, a lessee or person holding an option or contract to purchase or lease land, or an authorized agent of the landowner. An easement holder may also apply for a zoning certificate as is authorized by the easement. Approval of a zoning certificate runs with the land. Application shall include the following information:
(1) A plat of survey drawn from an actual survey made by a professional land surveyor licensed by the North Carolina Board of Examiners for Engineers and Surveyors drawn to a scale of at least one inch to 40 feet (1" = 40'), of the parcel of property showing its actual dimensions and indicating the size, location and distance from property lines of the proposed building, any other existing building(s), and any other improvements proposed to be accomplished, including but not limited to driveways, sidewalks and parking areas.
(2) A drawing of the proposed building drawn to scale and in sufficient clarity and detail to indicate the nature and character of the work to be done, and consisting at minimum of a floor plan and elevations of the building (except, however, that the Zoning Administrator may approve minor construction work without compliance with this requirement).
(3) A description of the use to which the completed project shall be devoted.
(4) Any other information the Zoning Administrator may deem reasonably necessary to evaluate compliance of the applicant's proposal with the provisions of this chapter.
(B) The Zoning Administrator shall review each element of the application and if satisfied that the work described therein complies with this chapter, issue a zoning certificate. After a zoning certificate has been issued, no changes or deviations from the terms of the application, plans or permit shall be made until specific written approval has been obtained from the Zoning Administrator. If the Zoning Administrator finds the application to be deficient or the information contained therein to be contrary to the provisions of this chapter, the application for a zoning certificate shall be denied and a written statement setting forth the reasons for the rejection provided to the applicant.
(C) A zoning certificate shall expire six months after the date of issuance if the work authorized has not commenced. If after commencement the work is discontinued for a period of 12 months, the certificate shall immediately expire. Upon expiration, the certificate shall become void and no work may be performed until a new certificate has been secured.
(D) Consistent with § 153.026, a zoning certificate shall not be issued until the applicant secures a permit under the National Flood Insurance Program.
(Ord. passed 4-1993; Am. Ord. passed 6-7-2021; Am. Ord. passed 10-7-2024)