1129.03 ZONING CERTIFICATE REQUIRED.
   No building or structure shall be erected, constructed, enlarged, structurally altered, or moved in whole or in part, and no use of buildings or land shall be established or changed in the City of Rocky River prior to the issuance of a zoning certificate. A zoning certificate shall be issued only when the plans for the proposed use, building, or structure fully comply with the regulations set forth in this Development Code.
   (a)   A zoning certificate shall be issued under the following circumstances:
      (1)   Single-Family Detached & Two-Family Dwellings and Uses Accessory Thereto. An application for a single-family detached and two-family dwellings or use accessory thereto has been reviewed and approved by the Zoning Administrator according to the procedures of this Chapter, and when applicable, the dwelling has been reviewed and approved by the Design and Construction Board of Review. Any use accessory to a dwelling shall also, at the discretion of the Zoning Administrator, be reviewed and approved by the Design and Construction Board of Review.
      (2)   All Other Permitted Uses. An application for any other permitted use not described in sub-section (a)(1) above, has been reviewed and approved by the Planning Commission or the Zoning Administrator according to the development plan review procedures set forth in Chapter 1127.
      (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 Development Code has been reviewed and approved by the Board of Zoning and Building Appeals, according to the procedures set forth in Chapter 1133.
      (4)   Similar Uses. An application for any use not specifically listed in this Development Code as a permitted or conditional use has been reviewed and approved by the Planning Commission according to the procedures set in Chapter 1125, Administrative Powers and Duties. If the similar use is classified as a conditional use by the Planning Commission, an application for a conditional use certificate shall be reviewed and approved, as required by this Development Code, prior to a zoning certificate being issued.
   (b)   Applications for zoning certificates are available in the Office of the Zoning Administrator. A completed application form accompanied by all other applicable submission requirements shall be submitted to the Zoning Administrator.
   (c)   Expiration of Zoning Certificate. All zoning certificates, except those for single-family detached and two family dwelling units, 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.
   (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 Development Code.