What changes a site plan in Ohio
Five Ohio conditions decide who reviews a plan, how a campground is laid out and when earthwork can start.
Certification decides the reviewer. The Board of Building Standards certifies municipal, township and county building departments, and "any department, personnel, or person may enforce only the type of building code for which certified" (ORC 3781.10) [1, 3]. Where no certified department exists, the Superintendent of Industrial Compliance enforces the code (ORC Chapter 3781) [2]. Which body reviews the building, and on what calendar, depends on that certification, so it is confirmed for the parcel before any schedule is quoted.
RV park plans go to the state health code first. OAC 3701-26-05(C) requires the plan review package to reach the director at least 45 days before the license application [4]. An Ohio RV park site plan is therefore a health submittal as much as a zoning one.
Spacing rules set the density. OAC 3701-26-04(I) requires 15 ft side to side and 10 ft end to end between recreational vehicles [5]. Those separations constrain the pad layout whatever the local zoning allows.
Stormwater coverage waits for a letter. Under OHC000006, coverage for disturbance of 1 acre or more, or a larger common plan, is not effective until the Ohio EPA approval letter is received [6, 7]. Grading is scheduled after that letter arrives, not after the NOI is filed [6].
A 21-day lead time, 45 days in two watersheds. The NOI is filed "at least 45 days prior for sites within the Big Darby Creek and portions of the Olentangy River watersheds… and at least 21 days elsewhere" [6, 8].
Approval layers: local, county and state
| Layer | Who acts | What it covers |
|---|---|---|
| Zoning and site plan | The municipality or township | The use, the site plan and any rezoning or variance under the local code |
| Building plan approval | A building department certified by the Board of Building Standards (ORC 3781.10) [1, 3] | Plan approval and occupancy; the department enforces only the code type it is certified for [1] |
| No certified department | The Superintendent of Industrial Compliance (ORC Chapter 3781) [2] | State enforcement of the building code [2] |
| Construction stormwater | Ohio EPA | OHC000006 coverage at 1 acre or a larger common plan [6, 7] |
| RV parks | The Ohio Department of Health and local health district licensors (OAC 3701-26) [9] | Plan review, licensing and spacing [9, 4] |
The Board may allow certified departments to accept third-party plan examination and inspection reports, but issuing certificates of plan approval and occupancy "remains the exclusive authority of the certified personnel" (ORC 3781.10(15)) [1]. Local stormwater offices fold the state permit into plan review: the Lake County Stormwater Management Department directs that OHC000006 "should be used for plan development," and the City of Oregon requires an NOI under it [10, 7].
Who prepares and seals what
| Item | Rule |
|---|---|
| Residential exemption | "No seal is required for any plans... for any residential buildings, as defined in section 3781.06," or for industrialized one-, two- or three-family units (ORC 3791.04(A)(2)(b)) [11] |
| No technical design analysis | No seal for work that "does not involve technical design analysis" as the Board defines it by rule (ORC 3791.04(A)(2)(c)) [11] |
| Non-architects | May prepare plans for residential buildings (ORC 4703.18(C), effective April 12, 2021) [12] |
| Kind of test | By building type, with no dollar or area test (ORC 3791.04) [11] |
The preliminary site plan comes before any of those sealed documents. It sets out the buildings, drives, parking, pads and sites, the yield and a site data table, and it is the drawing taken to a free preliminary review such as Columbus's, to a lender and to a contractor. The architect or engineer of record builds the sealed set on it, along with the stormwater pollution prevention and grading work that OHC000006 coverage needs; the studio does not design grading, drainage, stormwater, water or sewer. Who prepares a site plan explains the split.
Statewide overlays
| Overlay | Current rule |
|---|---|
| Building code | The 2024 Ohio Building Code, Mechanical Code and Plumbing Code, effective March 1, 2024, based on the 2021 International Codes (Amendments Group 100, adopted August 11, 2023) [13, 14, 15] |
| Construction stormwater | OHC000006, effective April 23, 2023 and expiring April 22, 2028; 1 acre or a larger common plan; coverage not effective until the Ohio EPA approval letter is received [6, 7] |
| NOI lead time | At least 21 days before construction; at least 45 days in the Big Darby Creek and Olentangy River watersheds [6, 8] |
| NOI processing fee | $200 for 1 to 5.99 acres, plus $20 for each whole acre above that, with a "$500 Maximum Fee" at 20 acres and up [16] |
Disturbed acreage drawn on the concept sets both the permit question and the NOI fee band, and a parcel inside the Big Darby Creek or Olentangy River watersheds moves from the 21-day to the 45-day lead time [6, 16].
Asset rules that reach the plan
RV parks and campgrounds. Ohio's health code fixes the layout before zoning does.
| Rule | Standard |
|---|---|
| Definition | An RV park is land used for parking five or more self-contained recreational vehicles (OAC 3701-26-01) [9] |
| Plan review | Package to the director at least 45 days before the license application (OAC 3701-26-05(C)) [4] |
| Location evaluation | The licensor evaluates the location within 21 days of a request (OAC 3701-26-03(B)) [17] |
| License processing | License applications processed within 30 days (OAC 3701-26-03(D)) [17] |
| Spacing | 15 ft side to side and 10 ft end to end between recreational vehicles (OAC 3701-26-04(I)) [5] |
| Temporary campground form | Clermont County's plan review form lists 15 ft from buildings and public roads, 10 ft from camp roads, 7.5 ft from property lines and recommended 1,000 sq ft sites [18] |
| Sewage | Dump stations under OAC 3701-26-05(F), or individual sewer connections [19] |
Car washes. Ohio's car wash rules are set city by city; these are the ones on record.
| City | Rule |
|---|---|
| Tallmadge | Ord. 2023-82, Sec. 1104.07 E(8): 10 stacking spaces per car wash lane at 8 x 20 ft; a car wash as primary use at least 500 ft from residential use, public parks or trails, schools and places of worship; no outdoor loudspeakers; vacuums not along streets [20] |
| Mayfield Heights | Codified Ord. 1171.09(e): 8 stacking spaces per vehicle entrance; 150 ft frontage and 300 ft depth minimum [21] |
| Perrysburg | A two-year moratorium from January 2023; an extension (Ord. 83-2024) was defeated 5-1 on December 19, 2024, as reported by WTOL and the Sentinel-Tribune [22, 23] |
| Brook Park | A one-year moratorium in May 2023, citing a flooded market, as reported by Cleveland Scene [24] |
| Parma and Stow | Moratoria citing oversaturation, as reported by Cleveland Scene [24] |
Fuel and underground storage tanks. Ohio's tank programs sit with the State Fire Marshal's BUSTR and the PUSTRCB under ORC 3737.91, and the Petroleum UST Financial Assurance Fund is mandatory: $100 per tank to BUSTR, and for program year 2026 a PUSTRCB fee of $350 per tank with a $55,000 deductible or $550 with an $11,000 deductible [25, 26, 27].
Industrial outdoor storage and flex. Mentor's Codified Ordinances 1161.04(h) require outdoor storage in its M-1, M-2 and MIP districts to be fully screened from off-site views, enclosed on all sides not bounded by a building and secured by a gate [28]. In Grove City the IND-1 district permits warehousing, contractors and wholesale by right, while outdoor storage needs a Special Use Permit with a $100 fee, on which the Planning Commission acts within 60 days and which is void if not commenced within 6 months (GCC 1135.09) [29].
Shared parking. Hamilton Township caps shared parking at 50 percent of required spaces and requires a recorded agreement before a zoning certificate is issued (Chapter 7) [30].
Layout standards by class sit on the asset pages for RV parks, car washes, gas stations, industrial outdoor storage, flex space and industrial sites; car wash and gas station regulations by state sets the Ohio cities beside others.
Columbus and the Intel corridor
Columbus approves most commercial sites at staff level, which is covered in depth on the Columbus metro page.
| Step | Rule |
|---|---|
| Preliminary Site Compliance Plan | "a free review that includes all departments and divisions that will be included in the Final Site Compliance Plan review process," ending in a virtual meeting [31] |
| Final Site Compliance Plan | $600; first review 12 business days, later reviews 6 business days; a revision after approval costs $300 [32, 33] |
| Order of approvals | Rezonings or variances are approved before the final site plan [34] |
| Building plan review | Commercial building plan review generally takes 4 weeks from submission, and plan approval is valid 1 year [35] |
Intel's February 28, 2025 update moved Ohio One Mod 1 construction completion to 2030, with operations between 2030 and 2031, and Mod 2 to 2031 with operations in 2032 [36]. New Albany says Intel raised its investment to $28 billion in March 2024, and records a $90 million ODOT road commitment [37].
Law changes, 2023 to 2026
| Date | Change |
|---|---|
| April 23, 2023 | OHC000006 takes effect [6] |
| August 11, 2023 | Amendments Group 100 adopted, bringing the Ohio codes onto the 2021 International Codes [13] |
| October 20, 2023 | Deadline for prior permittees to file a renewal NOI under OHC000006 [38, 39] |
| March 1, 2024 | The 2024 Ohio Building Code takes effect [13, 15] |
| December 19, 2024 | Perrysburg's car wash moratorium extension is defeated, as reported by WTOL [22] |
Proof points
- Grove City Innovation Center. Two multi-tenant flex buildings totaling 270,000 SF on 27.41 acres; the Planning Commission recommended approval to Council on December 5, 2023 [40].
- Frazier Business Center, Grove City. A 12,000 SF flex building on 2.24 acres in IND-1 on Haughn Road; the Planning Commission recommended approval to Council with stipulations on March 5, 2024, and staff found it "will provide the city with additional flex space that can cater to smaller-scale" users [41].
- Grove City development plan. Two 6,000 SF buildings in IND-1 with a future building phase shown on the plan; staff recommended approval with stipulations on January 2, 2024 [42].
The Grove City small-bay industrial model project works through that city's development plan path in full.
What the preliminary plan carries in Ohio
For an Ohio parcel the studio draws the whole project short of engineering: buildings and floor plans, internal roads, drive aisles, parking, pads, sites and units, with the yield. On an RV park the pad grid starts from the 15 ft side and 10 ft end separations [5]. The site data table shows disturbed acreage against the 1 acre OHC000006 trigger and the NOI fee band [6, 16], and on a car wash it counts stacking against the local ordinance, such as Tallmadge's 10 per lane [20]. Preliminary versus final site plan follows the plan from the preliminary review to the sealed set.
Ohio borders Pennsylvania, Michigan, Indiana, Kentucky and West Virginia; the service areas index lists every state the studio covers.
Frequently asked questions
Who approves commercial building plans in Ohio?
Can a third party review plans in Ohio?
Certified departments may be allowed to accept third-party plan examination and inspection reports, but certified personnel keep the exclusive authority to issue plan approval (ORC 3781.10(15)) [1].
Which building code applies in Ohio?
The 2024 Ohio Building Code, effective March 1, 2024, based on the 2021 International Codes [13].
What is the Ohio construction stormwater trigger?
When does the Ohio construction general permit expire?
OHC000006 runs from April 23, 2023 to April 22, 2028 [6].
How early must the Ohio NOI be filed?
When must RV park plans be filed in Ohio?
The plan review package goes to the director at least 45 days before the license application (OAC 3701-26-05(C)) [4].
What is the minimum RV spacing in Ohio?
15 ft side to side and 10 ft end to end between recreational vehicles (OAC 3701-26-04(I)) [5].
Sources
- 1)ORC 3781.10, Board of Building Standards, Ohio Legislative Service Commission, Ohio Revised Code. Accessed 2026-10-10.
- 2)ORC Chapter 3781, Ohio Legislative Service Commission, Ohio Revised Code. Accessed 2026-10-10.
- 3)About the Board of Building Standards, Ohio Department of Commerce. Accessed 2026-10-10.
- 4)OAC 3701-26-05, recreational vehicle parks, plan review, Ohio Department of Health, Ohio Administrative Code. Accessed 2026-10-10.
- 5)OAC 3701-26-04, recreational vehicle parks, standards, Ohio Department of Health, Ohio Administrative Code. Accessed 2026-10-10.
- 6)Ohio EPA Permit No. OHC000006, construction stormwater general permit (effective April 23, 2023), Ohio Environmental Protection Agency. Accessed 2026-10-10.
- 7)Construction Site, stormwater management, City of Oregon, Ohio. Accessed 2026-10-10.
- 8)OHC000006 fact sheet, Ohio Environmental Protection Agency.
- 9)OAC 3701-26-01, recreational vehicle parks, definitions, Ohio Department of Health, Ohio Administrative Code. Accessed 2026-10-10.
- 10)Construction Permitting and Plan Review Forms, Lake County Stormwater Management Department. Accessed 2026-10-10.
- 11)ORC 3791.04, plans and specifications, Ohio Legislative Service Commission, Ohio Revised Code. Accessed 2026-10-10.
- 12)ORC 4703.18, architects, Ohio Legislative Service Commission, Ohio Revised Code. Accessed 2026-10-10.
- 13)2024 Ohio Building Code rules, effective March 1, 2024, Ohio Board of Building Standards. Accessed 2026-10-10.
- 14)Building Code Updates, City of Canton. Accessed 2026-10-10.
- 15)Governor DeWine, Lt. Governor Husted Announce Effective Date for Ohio's Updated Building Codes, Office of the Governor of Ohio. Accessed 2026-10-10.
- 16)Stormwater Program (updated August 4, 2025), Ohio Environmental Protection Agency. Accessed 2026-10-09.
- 17)OAC 3701-26-03, recreational vehicle parks, licensing, Ohio Department of Health, Ohio Administrative Code. Accessed 2026-10-10.
- 18)Temporary Campground Plan Review Application, Clermont County Public Health. Accessed 2026-10-10.
- 19)OAC Chapter 3701-26, Ohio Department of Health, Ohio Administrative Code. Accessed 2026-10-10.
- 20)Ordinance 2023-82, Exhibit A (car wash standards), City of Tallmadge. Accessed 2026-10-10.
- 21)Codified Ordinances 1171.09, Car Washes, City of Mayfield Heights (American Legal Publishing). Accessed 2026-10-10.
- 22)Perrysburg council votes 5-1 to halt car wash moratorium, WTOL. Accessed 2026-10-10.
- 23)Perrysburg council discontinues car wash moratorium, Sentinel-Tribune. Accessed 2026-10-10.
- 24)Brook Park Joins Car Wash Moratorium Parade, Cleveland Scene. Accessed 2026-10-10.
- 25)Financial assurance fund coverage, Ohio Petroleum Underground Storage Tank Release Compensation Board. Accessed 2026-10-10.
- 26)Obtaining Fund Coverage, Ohio Petroleum Underground Storage Tank Release Compensation Board. Accessed 2026-10-10.
- 27)Ohio BUSTR Compliance: Complete Guide for Station Owners, Gas Station Compliance Hub. Accessed 2026-10-10.
- 28)Codified Ordinances 1161.04, outdoor storage in commercial and industrial zones, City of Mentor (American Legal Publishing). Accessed 2026-10-10.
- 29)Codified Ordinances 1135.09, Permitted Uses, City of Grove City (American Legal Publishing). Accessed 2026-10-09.
- 30)Zoning Resolution Chapter 7, Parking, Loading and Circulation, Hamilton Township, Ohio. Accessed 2026-10-10.
- 31)Commercial Zoning Clearance, City of Columbus, Building and Zoning Services. Accessed 2026-10-10.
- 32)Engineering Site Plan Review, City of Columbus, Building and Zoning Services. Accessed 2026-10-10.
- 33)Site Compliance Plan Submittal Process, City of Columbus, Building and Zoning Services. Accessed 2026-10-10.
- 34)Site Compliance Plan approval process (flowchart), City of Columbus, Building and Zoning Services. Accessed 2026-10-10.
- 35)Building Plan Review, City of Columbus, Building and Zoning Services.
- 36)Ohio One Construction Timeline Update (February 28, 2025), Intel Newsroom. Accessed 2026-10-10.
- 37)Silicon Heartland, City of New Albany. Accessed 2026-10-10.
- 38)Construction Stormwater General Permit Renewal (effective April 23, 2023), webinar, Ohio Environmental Protection Agency. Accessed 2026-10-10.
- 39)Re-notification required for Ohio's General Permit for Construction Stormwater Discharges, Vorys Energy and Environmental Blog. Accessed 2026-10-10.
- 40)News Flash Archive, Planning Commission Updates, City of Grove City. Accessed 2026-10-09.
- 41)Planning Commission staff report, Frazier Business Center final development plan (March 5, 2024), City of Grove City. Accessed 2026-10-09.
- 42)Planning Commission staff report, development plan (January 2, 2024), City of Grove City. Accessed 2026-10-09.