All real estate development within the City shall be required
to comply with the requirements of this code, except for subdivisions
the final subdivision plats for which were approved by the City Council
after 1950. For historic building rehabilitation, the Secretary of
the Interior's "Standards for Rehabilitation and Guidelines for Rehabilitating
Historic Buildings" shall establish the general guidelines to be followed
by the Plan Commission concerning landmarks and older buildings in
an historic district in the City.
The Plan Commission shall be required to review and make its
recommendation to the City Council upon applications referred to the Commission
within 30 days of the date such application and all required supporting
documents (including applicable plans, elevation studies, detail drawings
and specifications pertaining to the proposed construction, exterior
renovation or addition) are filed with the Commission by the Building
Official, unless the applicant and the Commission jointly agree to
extend the time for Commission review. For Plan Commission reviews
involving a certificate of appropriateness issued by the Columbia
Heritage and Preservation Commission, the time for completion of the
Plan Commission's review will not commence to run until the Plan Commission
has received the certificate of appropriateness and the recommendation
of the Columbia Heritage and Preservation Commission regarding the
issuance of the building permit. Plan Commission recommendations shall
be forwarded to the City Council for action at the next successive
regular meeting of the City Council to be held not less than five
days after the decision of the Commission. The City Council shall
be required to make its decision regarding the application within
30 days after the Plan Commission has made its recommendation regarding
the issuance of the building permit. Failure of the City Council to
act within the time aforesaid shall be deemed approval of the application
and shall authorize the Building Official to issue the building permit,
provided the applicant has otherwise complied with City ordinance
requirements for building permit issuance.
For building permit applications that require a recommendation
of the Plan Commission and City Council action, the Building Official
shall promptly issue the requested building permit for applicants
that are approved by the City Council, provided the applicant has
otherwise complied with City ordinance requirements for building permit
issuance. For applications which are approved by the City Council
subject to an applicant making modifications to the building plans,
the applicant must make the required modification in the applicant's
building plans before the building permit will be issued by the Building
Official. For applications which are disapproved, no building permit
will issue until the applicant makes a new application which is approved
by the City Council, after the recommendation of the Plan Commission.
For all applications denied, or approved subject to modification,
the City Council shall advise the Building Official and the applicant,
in writing, as to the Council's decision on the building permit application;
the Plan Commission's recommendation regarding the application; and
the reasons for the denial or required modification.