Bolthole Index

Franklin County, Ohio

Zoning, building permits and septic rules in the Village of Riverlea, Ohio

The entire Village of Riverlea, Ohio is zoned Single Family Residence, and the village sets its own zoning rules1. Building permits and inspections inside the village run through Riverlea's contract with Franklin County2. Septic and well permits inside Riverlea: we could not confirm who issues them, so ask Franklin County Public Health.

At a glance

Zoning
Whole village zoned Single Family Residence1
Building permit
Required for new construction, remodeling and renovations; issued through the village's contract with Franklin County2
Second home on a lot
Not allowed; one single-family dwelling per lot3
Minimum house size
1,700 square feet of net living area above ground4
Minimum lot size
5,000 square feet per house5
Maximum height
2½ stories6
Lot coverage
40% of the lot, counting buildings and hard surfaces7
Septic and wells
Not confirmed for Riverlea; ask Franklin County Public Health8

Who to call

Zoning

Village of Riverlea Planning Commission

Zoning questions, certificates of appropriateness and review of exterior projects inside Riverlea

Building permits

Franklin County Building Department

Building permits and inspections for Riverlea under the village's contract with the county

614-525-3166

142 S. Front St., Columbus, Ohio, 43215

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

Going off-grid in Village of Riverlea means bringing your own water and power. The kit we’d start with:

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Does the Village of Riverlea, Ohio have zoning?

Yes. The entire Village of Riverlea is zoned Single Family Residence1. No one may build, occupy or use land in the village for anything except a single-family dwelling, an accessory use to one, or a permitted home occupation9.

For a buyer that means one house per lot: no more than one single-family dwelling, or part of one, may sit on any village lot, so a second dwelling unit is not allowed3. Franklin County's zoning resolution covers unincorporated land only, so it is the village, not the county, that decides zoning questions inside Riverlea10.

We did not find an official rule on RVs, tiny homes or manufactured homes inside Riverlea, so do not assume any is allowed; ask the Planning Commission before buying.

What size, lot and setback rules apply in Riverlea?

A new single-family house in Riverlea needs at least 1,700 square feet of net living area above ground, not counting garage, porches or breezeways4. Each sleeping room must be at least 125 square feet4.

No house may go on a lot smaller than 5,000 square feet, though one single-family dwelling may be built on a lot already separately owned and shown in Franklin County Recorder records5. Buildings may not exceed 2½ stories6. Buildings, driveways, decks, patios, pools, sidewalks and other hard surfaces together may cover no more than 40% of the lot7.

Setbacks: front setbacks start at 35 feet but follow the nearest existing houses where homes are already built, and side setbacks are at least 10 feet11. The rear setback is 15% of lot length, but not less than 10 feet11.

Do you need a building permit in Riverlea, and who issues it?

Yes. Riverlea requires permits and inspections for all new construction, remodeling and renovations in the village2. They are issued under the village's contract with the Franklin County Board of County Commissioners and follow the residential code Franklin County adopts12.

The order matters. Exterior work beyond maintenance first needs a certificate of appropriateness from the village Planning Commission, and only after the certificate is signed can building permits be applied for through the Franklin County Economic Development & Planning Department13. Permit and inspection fees are set by the county board and equal what the county charges township residents14. Before anyone occupies a new or altered building, a certificate of occupancy and compliance must come from the Franklin County Building Department15.

To apply, contact the16 office: you can apply in person at 142 S. Front St., Columbus, Ohio, 43215, or online16.

How do septic permits work inside Riverlea?

We could not confirm who issues septic or well permits for land inside Riverlea, or whether a given lot has a sewer connection available. Franklin County Public Health reviews, inspects and regulates sewage systems in its district8, and it reviews and approves permits for the construction, alteration and abandonment of private water systems17. Ohio law requires a board of health installation or alteration permit for a new or replacement sewage treatment system18.

Where a public sewer is accessible and available, Ohio requires connection to it for sewage disposal19. Because the village is small and densely platted, ask Franklin County Public Health and the village whether sewer and water serve the lot before you plan a septic system or well. The county notes that when a property has a private well or cistern, building permits are issued only after Franklin County Public Health approves the plans16.

Building a home in Riverlea: the steps, in order

  1. Confirm the lot meets the minimum lot size and that a second dwelling is not part of the plan53.
  2. Ask Franklin County Public Health about sewer, septic and well for the address8.
  3. Apply to the village Planning Commission for a certificate of appropriateness13.
  4. With the signed certificate, apply for building permits through Franklin County13.
  5. Pass inspections under the village's contract with the county20.
  6. Secure the certificate of occupancy and compliance from the Franklin County Building Department before moving in15.

What stays with Franklin County, and what to check before you buy?

Franklin County's own rules for unincorporated land do not apply inside Riverlea. The county's building and zoning pages are for land outside the village; see the Franklin County page for that. Inside Riverlea, the county acts as the village's contracted building department, and septic and wells remain with Franklin County Public Health8.

Also check owner-builder options: we found no official owner-builder exemption for Riverlea, so ask the county building department before planning to do electrical or plumbing work yourself. For context, Franklin County's effective property tax rate is 1.5%21, and the typical home value is about $301,34022.

Watch-outs

  • Riverlea's single-family-only zoning means a second house, guest house or other additional dwelling on a village lot is prohibited3.
  • The 1,700-square-foot minimum for new houses rules out small homes and cottages in the village4.
  • Zoning is set by the village1, but we could not confirm its rules on RVs, tiny homes, short-term rentals, driveways beyond apron replacement, or flood areas; ask the Planning Commission before you buy.
  • Septic and well permits for Riverlea addresses were not confirmed; Franklin County Public Health is the office to ask8.

Sources

  1. Riverlea Code § 151.020 Single Family Dwelling Residence Limitation; Accessory Uses and Home Occupation Uses (Village of Riverlea), quoted and re-checked
  2. Riverlea Code § 150.005 Adoption of Franklin County Residential Code for One- and Two-Family Dwellings (Village of Riverlea), quoted and re-checked
  3. Riverlea Code § 151.020 Single Family Dwelling Residence Limitation; Accessory Uses and Home Occupation Uses (Village of Riverlea), quoted and re-checked
  4. Riverlea Code § 151.020 Single Family Dwelling Residence Limitation; Accessory Uses and Home Occupation Uses (Village of Riverlea), quoted and re-checked
  5. Riverlea Code § 151.021 Height and Area Limitations (Village of Riverlea), quoted and re-checked
  6. Riverlea Code § 151.021 Height and Area Limitations (Village of Riverlea), quoted and re-checked
  7. Riverlea Code § 151.021 Height and Area Limitations (Village of Riverlea), quoted and re-checked
  8. Water Quality, quoted and re-checked
  9. Riverlea Code § 151.020 Single Family Dwelling Residence Limitation; Accessory Uses and Home Occupation Uses (Village of Riverlea), quoted and re-checked
  10. Franklin County Zoning Resolution, quoted and re-checked
  11. Riverlea Code § 151.022 Yard Restrictions (Village of Riverlea), quoted and re-checked
  12. Riverlea Code § 150.005 Adoption of Franklin County Residential Code for One- and Two-Family Dwellings (Village of Riverlea), quoted and re-checked
  13. Village of Riverlea Planning Commission (riverleaohio.org)
  14. Riverlea Code § 150.006 Fees for Permits and Inspections Furnished by Board of County Commissioners (Village of Riverlea), quoted and re-checked
  15. Riverlea Code § 150.051 Certification of Occupancy and Compliance (Village of Riverlea), quoted and re-checked
  16. Franklin County Building Department (franklincountyohio.gov)
  17. Water Quality, quoted and re-checked
  18. Rule 3701-29-09 | Site review and permits for STS installation and operation (Ohio statewide rule), quoted and re-checked
  19. Rule 3745-42-07 | Best available technology for connection into sanitary sewers and centralized collection and treatment (Ohio statewide rule), quoted and re-checked
  20. Riverlea Code § 150.005 Adoption of Franklin County Residential Code for One- and Two-Family Dwellings (Village of Riverlea), quoted and re-checked
  21. Effective property tax rate: Bolthole Index county data
  22. Typical home value (Zillow): Bolthole Index county data

Written October 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Village of Riverlea

Village of Riverlea’s own rules

  • Building permitRequired

    New construction, remodeling, and renovations inside Riverlea village limits.

    • Permits are issued pursuant to Riverlea's contract with the Franklin County Board of County Commissioners and under the Franklin County residential code, administrative amendments, and applicable updates.
    “With respect to all new construction, remodeling, and renovations in the village, the village requires all permits to be issued and inspections to be conducted pursuant to the village’s contract with the Board of County Commissioners of Franklin County”
  • Building code adoptedAdopted (with conditions)

    New construction, remodeling, and renovations inside Riverlea village limits.

    • The Village's contract requires permits and inspections under the Franklin County residential code, including Franklin County administrative amendments and later updates applied by the Board and Franklin County Building Department.
    • Riverlea retains the right to issue and enforce its own building and zoning regulations and contract with another building department.
    “With respect to all new construction, remodeling, and renovations in the village, the village requires all permits to be issued and inspections to be conducted pursuant to the village’s contract with the Board of County Commissioners of Franklin County, in accordance with the residential code adopted by Franklin County, with administrative amendments adopted by Franklin County, and with any and all additional amendments or updates thereto as may be adopted and applied in the discretion of the Board and the Franklin County Building Department in its provision of residential building inspections in the village.”
  • InspectionsRequired

    New construction, remodeling, and renovations inside Riverlea village limits.

    • Inspections are conducted under the Village's contract with Franklin County and subject to the residential code, administrative amendments, and applicable updates.
    “the village requires all permits to be issued and inspections to be conducted pursuant to the village’s contract with the Board of County Commissioners of Franklin County”
  • Certificate of occupancyRequired

    Buildings or structures erected, altered, or changed in use or construction inside Riverlea village limits.

    • A certificate must be secured from the Franklin County Building Department before occupancy or use.
    • Existing occupancy or use at the time of adoption of the code may continue.
    “No person shall occupy or permit the use of any building or structure or part thereof hereafter erected, altered or changed in use or construction, until a certificate of occupancy and compliance has been secured from the Franklin County Building Department”
  • Local zoningPresent (with conditions)

    Land inside Riverlea village limits.

    • Uses remain subject to Chapter 151's other provisions.
    “No person shall construct, occupy or use any land, lot, premises, building or structure in the village for any purpose or use other than as a single family dwelling, as an accessory use to a single family dwelling, or as a permitted home occupation, as such terms are defined in this section, and otherwise subject to the other provisions of this chapter.”
  • Zoning districtsPartial

    Land inside Riverlea village limits.

    • The opened code establishes villagewide single-family and accessory-use controls; no district schedule was located in the opened material.
    “The entire Village is zoned ‘Single Family Residence’ as noted in Section 151.020 of the Codified Ordinances.”
  • Minimum dwelling sizeSpecified

    New single-family dwelling houses inside Riverlea village limits.

    • Minimum net living area excludes garages, porches, and breezeways.
    • The dwelling must contain at least four rooms including a bathroom; each sleeping room must be at least 125 square feet.

    minimum net living floor area above ground: >= 1700 square feet (Exclusive of garage, porches or breezeways.) · minimum sleeping-room area: >= 125 square feet

    “No single family dwelling house shall hereafter be erected unless it shall have a minimum net floor area for living quarters of 1700 square feet above ground, exclusive of garage, porches or breezeways.”
  • Minimum lot sizeSpecified

    Houses on lots or parcels inside Riverlea village limits.

    • A single-family dwelling may be erected on a lot separately owned as shown in Franklin County Recorder records.
    • Minimum public-street frontage is the greater of 50 feet or the specified average; separately owned, separately identified tax parcels have an exception.

    minimum lot area per house: >= 5000 square feet (One separately owned lot shown by Franklin County Recorder records may contain one single-family dwelling.) · minimum public-street frontage: >= 50 feet (The greater of 50 feet and the arithmetic-average frontage stated in § 151.021(C); exception for qualifying separately owned and separately identified tax parcels.)

    “No house shall be erected on any lot or parcel of land containing less than 5,000 square feet per house; provided that 1 single family dwelling may be erected on any lot now separately owned as shown by the records in the office of the County Recorder of Franklin County, Ohio.”
  • SetbacksSpecified

    Buildings and residential structures inside Riverlea village limits.

    • Front setbacks follow the nearest two existing houses or their average where houses are already built; west-side Olentangy Boulevard setbacks require Planning Commission approval.
    • A variance may modify the side-yard restriction for an owner using multiple adjoining lots; garage use is allowed in the rear yard if utility easements are not adversely affected.
    • Grandfathering provision calls for strong consideration of a variance for historically nonconforming structures.

    front setback: >= 35 feet (Subject to existing-house and west-side Olentangy Boulevard provisions.) · side setback: >= 10 feet (Ornamental obstructions may extend no more than 18 inches into side yard.) · rear setback: >= 15 percent of lot length (Not less than 10 feet.)

    “No dwelling house or other structure shall hereafter be erected closer to the adjoining lot line than 10 feet.”
  • Lot coverageSpecified

    Lots or parcels inside Riverlea village limits.

    • The limit includes structures, all buildings, parking areas, garages, parking pads, driveways, decks, patios, swimming pools, sidewalks, and other hard-surfaced areas.

    maximum lot coverage: <= 40 percent of total lot area

    “Structures (including all buildings), parking areas (including garages, parking pads and driveways), decks, patios, swimming pools, sidewalks and other hard-surfaced areas shall not cover more than 40% of the total lot area on any lot or parcel.”
  • Building heightSpecified

    Buildings and other structures inside Riverlea village limits.

    maximum height: <= 2.5 stories

    “No building or other structure shall hereafter be erected to a height of more than 2½ stories.”
  • Accessory dwellingsProhibited

    An additional dwelling unit on a lot inside Riverlea village limits.

    • The rule permits accessory uses, but only one single-family dwelling or part thereof may be located on a village lot.
    “No more than 1 single family dwelling, or part thereof, shall be located on any lot within the village.”
  • Permit feesVariable (with conditions)

    Permits and inspections furnished by the Franklin County Board for land inside Riverlea village limits.

    • The Franklin County Board determines the amount; it must equal the amount charged to Franklin County township inhabitants.
    “The fees to be charged in connection with all permits and all inspections furnished by the Board of County Commissioners of Franklin County, Ohio (the “Board”) shall be in an amount determined by the Board and shall be the same as the amount charged to all inhabitants of the townships of Franklin County.”
  • Permit processPartial

    Residential construction, remodeling, and renovation inside Riverlea village limits.

    • Permits and inspections proceed under the Village's contract with Franklin County and its residential code, administrative amendments, and applicable updates.
    “After receiving and signing the COA, building permits can be applied for through the Franklin County Economic Development & Planning Department.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Village of Riverlea or Franklin County directly.

  • Owner-builder exemption — Owner-built residential construction inside Riverlea village limits.
  • Living in an RV — RV occupancy on private land inside Riverlea village limits.
  • Camping on your land — Temporary camping on private land inside Riverlea village limits.
  • Tiny homes — Tiny-home occupancy inside Riverlea village limits.
  • Manufactured homes — Manufactured-home occupancy inside Riverlea village limits.
11 more unanswered
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Building in a floodplain
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Village of Riverlea publishes no rule on the point, not that none exists. Franklin County’s page lists the county offices to call.

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