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What does a zoning site plan need in Ohio?
A zoning site plan in Ohio is a scaled drawing of the whole lot that shows the property lines, every existing and proposed building with its size, the distance from each building to each line, and the drive, well, septic system and easements. It goes to the city, village, township or county zoning office with the zoning permit application, usually before the building permit.
What must be on it?
Each office has its own form, but almost all ask for these:
- Property lines with their lengths and the street or road frontage;
- Existing buildings, with their outline and size;
- The new building or addition, with its outline, size and height;
- Setbacks: the distance from each building to the front, side and rear lines, measured square to the line;
- The drive and parking, and its connection to the road;
- The well, the septic tank and leach field, or the water and sewer connections;
- Easements for utilities, drainage or access, from your deed or plat;
- The scale and a north arrow, plus the address, parcel number and owner's name.
What else might the office ask for?
Depending on the lot and the building: floodplain lines, wetlands or stream setbacks, steep slopes, grading and drainage, lot coverage, and the location of a future house when the barn is built first. Some offices also want the building's elevations or a floor plan with the zoning application.
Can I draw it myself?
For a small shed or a fence, many townships accept the owner's own sketch if it is drawn to scale. Some require more. Franklin County, for example, requires that the site plan for new residential construction be prepared by a design professional such as a registered surveyor, engineer or architect. Ask your zoning office before you start.
Where do the setbacks come from?
From the zoning resolution or code for your zoning district. It sets the front, side and rear setbacks, the height limit, how much of the lot may be covered, and often how large and how many accessory buildings may be. Corner lots usually have two front setbacks. On a lot of record that is smaller than today's rules expect, there may be special provisions; read them before you design.
Who reviews it?
- Inside a city or village: its zoning or planning department.
- In a township with zoning: the township zoning inspector.
- In a township zoned by the county: the county planning or zoning office.
- Where there is no zoning: no zoning permit, though the health department, the county engineer (for a driveway) and the floodplain administrator may still review the site.
Where do I get the information to draw it?
Start with your survey or the plat for your subdivision. The county auditor's or GIS map shows the parcel lines and aerial photos, though not to survey accuracy. The deed lists recorded easements. The health department has the septic permit and drawing for an existing system.
What causes a site plan to be sent back?
Most often: a missing setback dimension, a building drawn without its size, no scale, the septic field left off, or a building that does not meet a setback. A short check against the zoning resolution before you apply prevents most of these. Zoning and site plans describes what James Kehl Architects draws.
Short answers
What needs to be on a zoning site plan in Ohio?
Property lines with lengths, existing and proposed buildings with sizes, the setback from each building to each line, the drive, well, septic and easements, the scale, a north arrow, and the address and parcel number.
Who reviews a zoning site plan in Ohio?
The city or village zoning department inside its limits; the township zoning inspector or county zoning office outside them, where zoning has been adopted.
Can I draw my own site plan?
Many townships accept an owner's scaled sketch for small projects; some, such as Franklin County for new residential construction, require a design professional.