(a) Conditions Requiring Certificate. A zoning certificate shall be required for any of the following:
(1) Construction or alteration of any building, including accessory buildings;
(2) Change in the use of an existing building or accessory building to a use of a different classification;
(3) Occupancy and use of vacant land;
(4) Change in the use of land to a use of a different classification;
(5) Any change in the use of a nonconforming use.
(b) Plans Required. Applicants for a zoning certificate shall be required to submit plans in duplicate, drawn to scale in black line or blueprint, showing the actual shape and dimensions of the lot to be built upon or to be changed in its use, in whole or in part; the exact location, size and height of any building or structure to be erected or altered; in the case of a proposed new building or structure, or proposed alteration of an existing building or structure as would substantially alter its appearance, drawings or sketches showing the front, sides and rear elevations of the proposed building or structure or of the structure as they will appear after the work for which a permit is sought shall have been completed; and the existing and intended use of each building or structure or part thereof.
(c) Industrial and Commercial Construction. In addition to the above, plans for new construction in any industrial or business district (other than planned unit developments) must be submitted for approval to the City Development Commission. An application and site plan shall be submitted in the form and number as prescribed by the Commission no later than ten days prior to the Commission meeting at which the application will be discussed. The site plan shall include at least the following information:
(1) The existing and proposed topography of the subject property by contours with intervals not to exceed five feet;
(2) Lot dimensions and all required setback lines;
(3) The location and dimensions of all existing buildings, structures, signs, parking lots, paved areas, utilities, storm sewers and existing uses;
(4) All current and proposed landscaping, including grassy areas, with a detailed description of the types of plants involved;
(5) The location, height, arrangement, identification, elevations and dimensions of all proposed buildings, structures and uses;
(6) The location of proposed signs, indicating height, size, type and orientation;
(7) The location and dimensions of any proposed utility lines and easements, including water, sanitary sewer, storm sewer, electric, telephone and gas;
(8) The design, location and dimensions of all parking and loading facilities, curb cuts, access drives and walkways;
(9) Water management, sediment control and erosion prevention plans, and, if applicable, the location of any flood-prone areas;
(10) A proposed schedule of development;
(11) A lighting plan;
(12) Dumpster and/or refuse storage locations;
(13) A vicinity map, at a scale not to exceed 1:2,000, to indicate the location of the development in relation to the community;
(14) The name, address and telephone number of the engineer/architect who prepared the drawings;
(15) The date of preparation of such drawings and a notation of any revision dates; and
(16) Any other information which the Commission or the Code Enforcement Officer may reasonably require. The Commission shall review, approve or reject site plan applications in accordance with the requirements of this Zoning Code.
(d) Issuance.
(1) No owner shall use or permit the use of any structure, building or land, or part thereof, hereafter created, erected, changed, converted or enlarged, wholly or partly, until a zoning certificate has been issued by the Code Enforcement Officer. Such certificate shall show that such building or premises, or a part thereof, and the proposed use thereof, are in conformity with the provisions of this Zoning Code. It shall be the duty of the Code Enforcement Officer to issue a certificate, provided that he is satisfied that the structure, building or premises, and the proposed use thereof, conform to all the requirements of this Zoning Code, and, if applicable, provided that the site plan has been approved by the Commission. No permit for excavation or construction shall be issued by the Code Enforcement Officer unless the plans, specifications and intended use conform to the provisions of this Zoning Code.
(2) A zoning certificate shall be issued not less than three days nor more than ten days after the application therefor has been received, provided that the purpose conforms to this Zoning Code and provided that approval of the site plan by the Commission is not required. Where such approval is required, a zoning certificate shall be issued within forty-five days after the application is received, provided the development conforms to this Zoning Code.
(3) Upon written request from the owner or tenant, the Code Enforcement Officer shall issue a zoning certificate for any building or premises existing at the time of enactment of this Zoning Code 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 Zoning Code.
(e) Fees. A fee, as set forth in Section 1133.03, shall accompany each application for a zoning certificate and shall be deposited to the credit of the General Fund.
(Ord. 4320. Passed 11-15-93.)