Findlay panel recommends time limits for building projects, defers definition of 'substantially complete'

The City of Findlay Planning and Zoning Committee recommended that council adopt zoning code changes (ZA-11-2025) adding Section 13.29 to set maximum timeframes for construction activity and tools for enforcement when projects stall.

The proposal establishes that construction shall be completed within 12 months of the date of permit issuance or the date of the footer inspection, whichever is later, for most residential projects, and within 24 months for multifamily, commercial and industrial projects. The measure contemplates administrative extensions for good cause and enforcement options including suspension or revocation of permits, performance guarantees and abatement if necessary. Planning staff read the draft: “Construction shall be completed within 12 months of the date of permit issuance or the date of the footer inspection, whichever is later.”

Committee members and staff discussed how using the footer inspection as the timing trigger gives applicants more real construction time because the footer inspection typically occurs after excavation and rebar placement and before concrete is poured. One committee member asked whether a footer inspection is conducted “before they actually pour concrete,” and a staff member clarified it occurs after the excavation and rebar are in place but before pouring. The committee also considered, but did not adopt at this stage, adding objective criteria to define when a building is “substantially completed.” Members agreed that drafting such a definition is substantive and should be pursued separately with input from the law director and possibly addressed in a future maintenance-code revision.

Committee members moved to recommend the ordinance with the planning commission’s edits; the motion was seconded and carried by voice vote. The rule is not retroactive and applies only to projects that require a permit.