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CHAPTER 1105 Review Procedures — Chapter Overview

CHAPTER 1105 Review Procedures

Document typechapter
Identifier1105
CitationChapter 1105
Ordinances detectedS, 116-84, ER, OF, 26-22, 22-24
Original sourceAmerican Legal Publishing
Content hash4569b7aca8f709f0165f84bd59ab8fb7686857a9c1b4633e3f45a4d4029de754

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2025-04 (current)
Sheffield Lake Overview
Codified Ordinances of Sheffield Lake, OH
CODIFIED ORDINANCES OF THE CITY OF SHEFFIELD LAKE, OHIO
CERTIFICATION
ROSTER OF OFFICIALS
ADOPTING ORDINANCE NO. 116-84
COMPARATIVE SECTION TABLE
TABLES OF SPECIAL ORDINANCES OF SHEFFIELD LAKE
CHARTER
PART ONE - ADMINISTRATIVE CODE
PART THREE - TRAFFIC CODE
PART FIVE - GENERAL OFFENSES CODE
PART SEVEN - BUSINESS REGULATION CODE
PART NINE - STREETS, UTILITIES AND PUBLIC SERVICES CODE
PART ELEVEN - PLANNING AND ZONING CODE
CHAPTER 1101 Gemeral Provisions
CHAPTER 1103 Administration and Decision-Making Bodies
CHAPTER 1105 Review Procedures
1105.01 COMMON REVIEW REQUIREMENTS.
1105.02 CODE TEXT AND MAP AMENDMENTS.
1105.03 CONDITIONAL USES.
1105.04 MINOR SUBDIVISIONS.
1105.05 MAJOR SUBDIVISIONS.
1105.06 SITE PLAN REVIEW.
1105.07 ALTERNATIVE EQUIVALENT REVIEW.
1105.08 VARIANCES.
1105.09 ZONING PERMIT.
1105.10 APPEALS.
1105.11 INTERPRETATION OF THE CODE.
CHAPTER 1107 Zoning Districts and Principal Use Regulations
CHAPTER 1109 Planned Residential Developments (PRD)
CHAPTER 1111 Accessory and Temporary Use Regulations
CHAPTER 1113 General Development Standards
CHAPTER 1115 Landscaping and Screening Standards
CHAPTER 1117 Parking and Access Standards
CHAPTER 1119 Signs
CHAPTER 1121 Subdivision Design Standards
CHAPTER 1123 Wind Energy Systems
CHAPTER 1125 Wireless Telecommunications
CHAPTER 1127 Nonconformities
CHAPTER 1129 Enforcement and Penalties
CHAPTER 1131 Definitions
PART THIRTEEN - BUILDING CODE
PART FIFTEEN - FIRE PREVENTION CODE
OH
Sheffield Lake
Codified Ordinances of Sheffield Lake, OH
CHAPTER 1105 Review Procedures
CHAPTER 1105 Review Procedures
CHAPTER 1105
Review Procedures
1105.01   Common review requirements.
1105.02   Code text and map amendments.
1105.03   Conditional uses.
1105.04   Minor subdivisions.
1105.05   Major subdivisions.
1105.06   Site plan review.
1105.07   Alternative equivalent review.
1105.08   Variances.
1105.09   Zoning permit.
1105.10   Appeals.
1105.11   Interpretation of the Code.
   1105.01 COMMON REVIEW REQUIREMENTS.
   The requirements of this section shall apply to all applications and procedures subject to development review procedures established in this code, unless otherwise stated.
   (a)   Summary of Review Procedures.  Table 1105-1 provides a list of all review procedures utilized in the administration and enforcement of this code, the applicable review authority, the type of review hearing or meeting, and the decision-making responsibility of each review authority.
TABLE 1105-1: SUMMARY OF REVIEW PROCEDURES AND MEETING/HEARING TYPE

Review Procedure

City Council

Planning Commission

BZBA

Administrative Staff

Code and Text Amendment

PH/D

PM/R

Planned Residential Development Concept Plan

PH/D

PM/R

Planned Residential Development Zoning Map Amendment and Development Plan

PH/D

PM/R

Conditional Use

AH/D

AH/R

Minor Subdivision

D

Major Subdivision: Preliminary Plat

PM/D

PM/R

Major Subdivision: Final Plat

PM/D

PM/R

Site Plan Review

PM/D

Alternative Equivalent Review

PH/D

PM/R

Variance

AH/D

Zoning Permit

D

Appeals

AH/D

Interpretation of the Code

D

Abbreviations:

PH = Public Hearing                
AH= Adjudication Hearing
PM = Public Meeting

R = Recommendation
D = Decision

(b)   Authority to File Applications.
      (1)   Unless otherwise specified in this code, applications for development review procedures defined in this code may be initiated by:
         A.   An owner of the property that is the subject of the application; or
         B.   An agent authorized in writing by the owner, which may include a lessee of the property, attorney, or other representative.
      (2)   Property owners or their authorized agents of all the lots subject to the review or submittal shall be required to sign the application or provide written documentation that all property owners wish to proceed with the application.
      (3)   The Planning Commission or City Council may initiate code text and map amendments under this code with or without written authorization or application from the property owner who may be affected.
   (c)   Application Submission Schedule. The schedule for the submission of applications in relation to scheduled meetings and hearings of the review bodies shall be established by the City Clerk and made available to the public.
   (d)   Application Contents.
      (1)   Applications required under this code shall be submitted to the Zoning Inspector.
      (2)   All applications shall be in a form and in such numbers as established by the Zoning Inspector and made available to the public.
      (3)   Applications shall be accompanied by a fee as established by City Council pursuant to Section 1105.01(g): Fees.
      (4)   Complete Application Determination.
         A.   The Zoning Inspector shall only initiate the review and processing of applications submitted under this chapter if such application is determined to be complete.
         B.   An application shall be determined to be complete if the applicant has submitted all of the forms, maps, and other submittal requirements required for the specified application.
         C.   The Zoning Inspector shall make a determination of application completeness within five (5) business days of the application filing.
         D.   If the application is determined to be complete, the application shall then be processed according to the procedures and timelines set forth in this code.
         E.   If an application is determined to be incomplete, the Zoning Inspector shall provide written notice to the applicant along with an explanation of the application's deficiencies. No further processing of an incomplete application shall occur until the deficiencies are corrected and the Zoning Inspector determines that the application is complete.
         F.   The City shall not be required to process an incomplete application, forward an incomplete application to any decision-making body, or be subject to any required timelines of review for incomplete applications.
         G.   If the applicant fails to correct all deficiencies and submit a complete application within sixty (60) days of the notice provided by the Zoning Inspector, the incomplete application shall not be reviewed, the applicant's original filing fee shall be forfeited, and the incomplete application shall be deemed withdrawn. The Zoning Inspector may grant one sixty (60)-day extension if just cause is shown.
         H.   No reconsideration of an incomplete application shall occur after expiration of the sixty (60)-day period, and an applicant in need of further development approval under the code shall, pursuant to all of the original requirements this chapter, submit a new application, and submit a new filing fee.
         I.   If any false or misleading information is submitted or supplied by an applicant on an application, that application shall be deemed incomplete.
   (e)   Simultaneous Processing of Applications.
      (1)   Whenever two (2) or more forms of review and approval are required by review boards under this code, the Zoning Inspector shall determine the order and timing of review.
      (2)   The Zoning Inspector may authorize a simultaneous review of applications, so long as all applicable requirements are satisfied for all applications.
   (f)   Pre-application Conferences or Meetings.
      (1)   Prior to filing an application, an applicant may request a meeting with the Zoning Inspector or Director of Public Service for a pre-application conference to discuss the proposed application or project.
      (2)   Where a pre-application meeting with a review board is allowed as an optional task in the procedures of this section, the applicant shall submit a request for a pre-application meeting to the Zoning Inspector for placement on the agenda of the next regularly scheduled meeting or any special meeting that may be called by the applicable review board.
      (3)   The purpose of the pre-application conference or meeting shall be to discuss the proposed application or project, review submittal requirements, and discuss compliance with the provisions of this code and adopted plans prior to the submission of an application.
      (4)   No action can be taken by the staff and/or any review boards until the applicant submits an actual application and/or plan to the City pursuant to the laws and policies of the City. Therefore, all discussions that occur between the applicant and/or applicant's representative(s) and staff, and/or City review boards, that occur prior to the date the applicant submits an actual application and/or plan including, but not limited to, any informal meetings with City staff, review boards, any pre-application conferences or meetings, are not binding on the City and do not constitute official assurances or representations by the City or its officials regarding any aspects of the plan or application discussed.
   (g)   Fees.
      (1)   Any application for development review under this code shall be accompanied by such fee as shall be specified from time to time by ordinance of City Council. There shall be no fee, however, in the case of applications filed by the Mayor, City Council or the Planning Commission.
      (2)   The fees shall be in addition to any other fees that may be imposed by the City, State, Lorain County, or other agency having jurisdiction.
      (3)   Such fees are adopted to cover the cost to the City for investigations, legal advertising, postage, and other expenses resulting from the administration of planning and zoning activities.
      (4)   Unless otherwise identified in the fee schedule adopted by City Council, no application shall be processed or determined to be complete until the established fee has been paid.
      (5)   If the City determines that the costs on a particular application will exceed the filing fee as established by City Council as a result of preparation of legal descriptions, maps, studies, or other required information, or as a result of the need for professional expert review, study, or testimony, the Zoning Inspector is authorized to collect such additional costs from the applicant.
      (6)   Application fees are not refundable except where the Zoning Inspector determines that an application was accepted in error, or the fee paid exceeds the amount due, in which case the amount of the overpayment will be refunded to the applicant.
   (h)   Public Notification for Public Meeting. For all public meetings required by this code, the City shall comply with this code and all applicable State notice requirements.
   (i)   Public Notification for Public Hearings.
      (1)   Applications for development approval that require public hearings, including all adjudication hearings, shall comply with all applicable State requirements and the public meeting notice requirements established in Section 1105.01(h): Public Notification for Public Meetings, above.
      (2)   The clerk of the applicable review board shall be responsible for providing the required notice as specified in Table 1105-2.
      (3)   Content. Notices for public hearings, whether by publication or mail (written notice), shall, at a minimum:
         A.   Provide the name of the applicant or the applicant's agent;
         B.   Indicate the date, time, and place of the public hearing;
         C.   Describe the land involved by street address, Lorain County parcel identification number, or by legal description;
         D.   Describe the nature, scope, and purpose of the application or proposal;
         E.   Identify the location (e.g., the offices of the Zoning Inspector) where the public may view the application and related documents;
         F.   Include a statement that the public may appear at the public hearing, be heard, and submit evidence and written comments with respect to the application; and
         G.   Include a statement describing where written comments will be received prior to the public hearing.
            (Ord. 26-22. Passed 4-26-22.)
      (4)   Notice Requirements. Published and mailed notice for public hearings shall be provided as defined in Table 1105-2.
TABLE 1105-2: NOTICE REQUIREMENTS

Development Review Procedure

Published Notice

Written (Mailed) Notice

Zoning Map Amendment

All notice shall be provided in accordance with Article IV, Section 12 
of the City Charter

Code Text Amendment

Published notice required a minimum of 10 days before the initial public hearing of Planning Commission and City Council

None Required

Planned Residential Developments Concept Plan

Published notice required a minimum of 10 days before the public hearing

Written notice to the applicant and all adjoining, adjacent and abutting property owners of all properties subject to the application shall be required a minimum of 10 days prior to the hearing.

Planned Residential Development Zoning Map and Development Plan

All notice shall be provided in accordance with Article IV, Section 12
of the City Charter

Conditional Use

Published notice required a minimum of 10 days before the public hearing

Written notice to the applicant and all adjoining, adjacent and abutting property owners of all properties subject to the application shall be required a minimum of 10 days prior to the hearing.

Variances, Appeals, or Alternative Equivalent Review

No published notice is required

Written notice to the applicant and all adjoining, adjacent and abutting property owners of all properties subject to the application shall be required a minimum of 10 days prior to the hearing.

(Ord. 22-24. Passed 6-6-24.)
      (5)   Published Notice.
         A.   Published notice shall be provided in a newspaper of general circulation and the City may also provide additional published notice by electronic media including, but not limited to, posting online at the City's website.
         B.   The content and form of the published notice shall be consistent with the requirements of this section and State law.
      (6)   Written (Mailed) Notice.
         A.   The City shall provide written notice for all hearings, where required.
         B.   Written notification of property owners shall apply only to the initial presentation of the application for the public hearing in front of the applicable review board.
         C.   Written notice shall be postmarked no later than the amount of days specified in Table 1105-2 prior to the hearing date at which the item will be considered.
      (7)   Constructive Notice.
         A.   Minor defects in any notice shall not impair the notice or invalidate proceedings pursuant to the notice if a bona fide attempt has been made to comply with applicable notice requirements. Minor defects in notice shall be limited to errors in a legal description, typographical or grammatical errors, or errors of actual acreage that do not impede communication of the notice to affected parties. Failure of a party to receive written notice shall not invalidate subsequent action. In all cases, however, the requirements for the timing of the notice and for specifying the time, date, and place of a hearing shall be strictly construed. If questions arise at the hearing regarding the adequacy of notice, the decision-making body shall direct the department having responsibility for notification to make a formal finding as to whether there was substantial compliance with the notice requirements of this code, and such finding shall be made available to the decision-making body prior to final action on the request.
         B.   When the records of the City document the publication, mailing, and/or posting of notices as required by this chapter, it shall be presumed that notice of a public hearing was given as required by this section.
   (j)   Conduct of Public Hearing.
      (1)   Rights of All Persons at Public Hearings. Any person may appear at a public hearing and submit information or evidence, either individually or as a representative of a person or an organization. Each person who appears at a public hearing shall be identified, state his or her address, and if appearing on behalf of a person or organization, state the name and mailing address of the person or organization being represented.
      (2)   Continuance of a Public Hearing or Deferral of Application Review.
         A.   An applicant may request that a review or decision-making body's consideration of an application at a public hearing be deferred by submitting a written request for deferral to the Zoning Inspector prior to the publication of notice as may be required by this code. The Zoning Inspector may grant such requests, in which case, the application will be considered at the next regularly scheduled meeting.
         B.   A request for deferral of consideration of an application received by the Zoning Inspector after publication of notice of the public hearing as required by this code shall be considered as a request for a continuance of the public hearing, and may only be granted by the review or decision-making body.
         C.   The review or decision-making body conducting the public hearing may, on its own motion or at the request of the applicant, continue the public hearing to a fixed date, time, and place provide the date, time, and place is publicly announced at the time of continuance.
   (k)   Withdrawal of Application. Any request for withdrawal of an application shall be either submitted in writing to the Zoning Inspector or made through a verbal request by the applicant prior to action by the review or decision-making body.
      (1)   The Zoning Inspector shall approve a request for withdrawal of an application if it has been submitted prior to publication of notice for the public hearing on the application in accordance with this code.
      (2)   If the request for withdrawal of an application is submitted after publication of notice for the public hearing in accordance with this code, the request for withdrawal shall be placed on the public hearing agenda and acted upon by the review or decision-making body.
   (l)   Examination and Copying of Application and Other Documents. Documents and/or records may be inspected and/or copied as provided for by State law.
   (m)   Effect of any Approvals.
      (1)   The issuance of any approval or permit under this code shall authorize only the particular development, alteration, construction, or use approved in the subject application.
      (2)   All approvals shall run with the land or use and shall not be affected by change in ownership.
   (n)   Modifications or Amendments of Approved Applications.
      (1)   For any review procedure, the Zoning Inspector is authorized to allow minor changes related to design of an approved application where the change is insignificant and has minimal impact to the overall design of the development or subdivision. This shall not give the Zoning Inspector the authority to vary the requirements of this code or any conditions of approval.
      (2)   Where the Zoning Inspector determines that the proposed modification, amendment, or change is not minor, the applicant shall be required to resubmit an application and payment of additional fees for the application to be reviewed in accordance with the procedures and standards established for its original approval.
   (o)   Reapplication after Denial of an Application. If an application is denied, the applicant may:   
      (1)   Appeal the decision in accordance with the applicable appeals procedure established in this code; or
      (2)   Make changes to the application that will fully address all issues and findings identified for the denial and resubmit a new application, including any required fees. Any such resubmission shall contain evidence that shows how the new application has substantially changed to address each of the findings of the original decision. The Zoning Inspector shall have the authority to determine if the evidence submitted substantially changes the application to address all issues as part of the complete application determination in Section 1105.01(d)(4). If it does not, the Zoning Inspector shall return the application, with reasons for their determination in writing, along with any paid fees; or
      (3)   Submit a new application if the proposed use and design of the site will be entirely different than the denied application.
   (p)   Subsequent Development.
      (1)   Development authorized by any approval under this section and this code shall not be carried out until the applicant has secured all other approvals required by this code or any other applicable provisions of the City's Codified Ordinances.
      (2)   The granting of any approval or permit shall not guarantee the approval of any other required permit or application.
      (3)   The City shall not be responsible for reviewing the application for compliance with any permits, certificates, or other approvals that may be required by Lorain County, the State, or other agencies having jurisdiction.
   (q)   Records. The City shall maintain permanent and current records of all applications and the decisions related to those applications in City Hall.
   (r)   Computation of Time.
      (1)   In computing any period of time prescribed or allowed by this code, the date of the application, act, decision, or event, from which the designated period of time begins shall not be included. The last date of the period of time to be computed shall be included, unless it is a Saturday, a Sunday, or a legal holiday observed by the City of Sheffield Lake where the City administrative offices are closed for the entire day, in which case the period runs until the end of the next day which is not a Saturday, a Sunday, or a legal holiday.
      (2)   When the period of time prescribed is less than seven (7) days, intermediate Saturdays, Sundays, and legal holidays shall be excluded from the computation (i.e., business days and not calendar days).
      (3)   When the City offices are closed to the public for the entire day which constitutes the last day of the period of time, then such application, act, decision, or event may be performed on the next succeeding day which is not a Saturday, a Sunday, or a legal holiday observed by the City of Sheffield Lake in which the City administrative offices are closed for the entire day.
         (Ord. 26-22. Passed 4-26-22.)

Disclaimer: This Code of Ordinances and/or any other documents that appear on this site may not reflect the most current legislation adopted by the Municipality. American Legal Publishing provides these documents for informational purposes only. These documents should not be relied upon as the definitive authority for local legislation. Additionally, the formatting and pagination of the posted documents varies from the formatting and pagination of the official copy. The official printed copy of a Code of Ordinances should be consulted prior to any action being taken.

For further information regarding the official version of any of this Code of Ordinances or other documents posted on this site, please contact the Municipality directly or contact American Legal Publishing toll-free at 800-445-5588.

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Detected legislative history

  • Ordinances of Sheffield Lake, OH
  • ORDINANCES OF THE CITY OF SHEFFIELD LAKE, OHIO
  • ORDINANCE NO. 116-84
  • ORDINANCES OF SHEFFIELD LAKE
  • ording to the procedures and timelines set forth in this code
  • order and timing of review
  • adopted plans prior to the submission of an application
  • ordinance of City Council
  • adopted to cover the cost to the City for investigations, legal advertising, postage, and other expenses resulting from the administration of planning and zoning activities
  • adopted by City Council, no application shall be processed or determined to be complete until the established fee has been paid
  • Ord. 26-22
  • ordance with Article IV, Section 12
  • Ord. 22-24
  • ords of the City document the publication, mailing, and/or posting of notices as required by this chapter, it shall be presumed that notice of a public hearing was given as required b
  • ordance with this code
  • ordance with this code, the request for withdrawal shall be placed on the public hearing agenda and acted upon by the review or decision-making body
  • ords may be inspected and/or copied as provided for by State law
  • ordance with the procedures and standards established for its original approval
  • ordance with the applicable appeals procedure established in this code; or
  • Ordinances
  • ords
  • ords of all applications and the decisions related to those applications in City Hall
  • Ordinances and/or any other documents that appear on this site may not reflect the most current legislation adopted by the Municipality
  • Ordinances should be consulted prior to any action being taken
  • Ordinances or other documents posted on this site, please contact the Municipality directly or contact American Legal Publishing toll-free at 800-445-5588

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