§ 155-16.80  ZONING CERTIFICATES.
   (A)   Applicability.
      (1)   No building or structure may be erected, constructed, reconstructed, enlarged, moved, or structurally altered, nor may any excavation or grading commence without a building permit, site development permit, or other required permit.
      (2)   No building permit or other permit pertaining to the use of land, buildings or structures may be issued until a zoning certificate is issued by the Zoning Administrator certifying that the activities proposed on the permit are in compliance with the provisions of this zoning ordinance. No zoning certificate is required for routine maintenance or repair of buildings, structures, or equipment.
      (3)   Any permit or zoning certificate issued in conflict with the provisions of this zoning ordinance is void.
   (B)   Application.  Every application for a building permit must also be accompanied by an application for a zoning certificate. Zoning certificate applications must include at least the following information:
      (1)   Plans in duplicate, drawn to scale, showing:
         (a)   The actual shape and dimensions of the lot to be built upon;
         (b)   The sizes and locations on the lot of buildings and structures already existing, if any;
         (c)   The location and dimensions of all proposed off-street parking and loading spaces and access drives; and
         (d)   Such other matters as the Zoning Administrator may deem necessary to determine conformance with this zoning ordinance.
      (2)   Information describing:
         (a)   The existing and proposed use of each building and land area on the lot;
         (b)   The number of dwelling units proposed to be accommodated; and
         (c)   Such other matters as the Zoning Administrator may deem necessary to determine conformance with this ordinance.
      (3)   The certification and seal, when applicable, of a registered professional architect or project engineer when any building or structure is below the established flood protection elevation plus 0.5 feet, to show compliance to provisions in the Water Resource Ordinance.
      (4)   Certification by the project engineer, when applicable, that the proposed construction or development is in accordance with the site development plan as required in the Water Resource Ordinance and that the required permit has been filed.
      (5)   Certification by the project engineer, when applicable, that the plans for the building permit are in compliance with compensatory storage and detention requirements of the Water Resource Ordinance.
   (C)   Action by Zoning Administrator.  Within 15 days of receipt of a complete application for a zoning certificate, the Zoning Administrator must act on the application. If the proposal complies with all applicable provisions of this zoning ordinance, the zoning certificate must be issued. If the Zoning Administrator determines that the proposal does not comply with one or more provisions, the zoning certificate must be denied, and the Zoning Administrator must advise the applicant in writing of the reasons for denial. If the Zoning Administrator fails to act within the required 15 days, the zoning certificate will be considered denied.
   (D)   Appeals.  If the Zoning Administrator denies a zoning certificate, the applicant may appeal the action in accordance with the appeal procedures of § 155-16.100.
(Ord. effective 10-1-2012)