New Lot Splits and Subdivisions

WHAT YOU SHOULD KNOW ABOUT PURCHASING LAND THAT DOES NOT HAVE SANITARY SEWER ACCESS:
Prior to purchasing a land for new home construction it is important to determine availability of sanitary sewer. If sewer is not available, it is necessary to determine if the lot is capable of supporting a STS for the proposed project. A lot has to have an evaluation of the soil, land features, size, and other features that determine if a properly sized system can be installed.

You can contact the SCHD Environmental Desk at 330-926-5600 to ask if an evaluation has been done. 
If not, please see our Soil & Site Evaluation Form information.

EXISTING VACANT LOTS
Even if a lot has been created decades ago, the lot may not be capable of sustaining a properly sized STS.  Existing lots that have past documented approval by the SCHD may still be approvable under the new state rules until December 31, 2009.  After that date the lot will have to be capable of supporting a STS design according to the new rules. If the previous approval was for an off-lot discharging system, it is unlikely that the off-lot discharging system can be approved. If the lot cannot support a non-discharging system, the lot must meet the Ohio EPA's NPDES permit requirements in order for a discharge to be permitted.

MINOR LOT SPLITS
Splitting an existing parcel into two to five lots generally constitutes a minor subdivision. Each proposed lot must have an individual evaluation. If an existing home is located on one of the proposed sub lots, a soil and site evaluation is not necessary for that lot; however, a Basic Evaluation of an Existing HSTS of the system serving the home is necessary.

MAJOR SUBDIVISONS
Generally, a major subdivision is one that involves the creation of more than five new lots.  Instructions for major subdivisions are under development.

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Soil and Site Evaluation
Prior to the issuance of a permit to install a new or replacement STS, a Soil and Site Evaluation is necessary. In some cases a Soil and Site Evaluation is also necessary prior to an Alteration Permit. The evaluation process involves an assessment of soil conditions and site specifics. Click here for the Application Form.  Instructions for the Site and Soil Evaluation application are as follows:

UPDATE FOR AN EXPIRED APPROVAL/ TRANSFER OF APPROVAL/ PROJECT OR PLAN CHANGES
The evaluation approval, which is not a permit, is valid for one year. If you have not obtained your sewage treatment system (STS) permit within the approval period, if the approval is to transfer to a new property owner, or if the project or plan has changed, it is necessary to make application for an update. It is also necessary to apply for an update if the specific project plan was not provided at the time of application and the approval was only for determination of general suitability. An update fee is charged if the changes require a repositioning of the STS area, review of a specific site plan when not originally provided, or otherwise requires a site visit by the Health District.

LOT EVALUATION FOR AN EXISTING VACANT PARCEL
Before making application for sewage treatment system approval for a vacant parcel with the intent of building a new home, duplex or triplex, check with your community zoning department to be sure that your proposed project is capable of meeting local land use, lot size and set back requirements and complete the following steps:

• Obtain a temporary address. Call the Summit County Engineer’s office at 330-643-8530 for the temporary address. (Cuyahoga Falls, Hudson, Mogadore, Munroe Falls, Silver Lake, Stow and Tallmadge issue their own numbers, please contact these communities directly).
• Prepare a site plan containing the following information on a single piece of paper not larger than 11 x 17 inches:
  
  

  An appropriate scale such as 1 inch equals 50 feet. Note: reducing a plan on a photocopier renders the scale inaccurate and is not acceptable.

  Property boundaries, easements, and north arrow indicator. Topographic contour lines (2’ intervals) of existing ground surface and of any proposed grading and filling with referenced elevations.

  Landscape features: ponds, creeks, wetlands, drainage swales, rock outcrops, man-made cuts, etc.

  Zoning setback lines for structures.

  Outline of proposed home and any other structures (garage, shed, driveway, pool, patio, deck, barn, paved areas, abandoned wells, fuel tanks, etc.)

  If known, proposed location of the private water system or the municipal water service line.

  Existing and proposed underground utility locations from source to house (electric, gas, geothermal lines, phone, cable, etc)

  Location of all structures, roads, water wells and septic systems within 50’ of property boundaries, storm sewers and other buried tile, oil and gas wells and easements.

  Additional information may be required during the review process.

• Prepare the site: Clearly mark and label house and garage outline and all property corners. The lot will have to be sufficiently cleared of brush or undergrowth to permit the movement of excavation equipment for test holes. Post a 12” x 18” house number sign along the road frontage of the lot with the assigned address.
• Obtain an excavator: two or more test pits will have to be dug to a minimum depth of 6 feet. If you do not have the equipment and ability to excavate the holes, you will need to hire an excavator.
• Indicate the number of bedrooms in order to determine the wastewater load. The regulations define a bedroom as “any room within a dwelling that might reasonably be used as a sleeping room including but not limited to rooms designated as a den, office, or study.”  If this is not indicated on the application, the review will be based on a four bedroom, single family home.
• Return the completed site plan and the “Site & Soil Evaluation Application,” including a copy of the temporary address assignment from the Engineer along with the non-refundable fee.
• Call to schedule the appointment: Allow a few days for the paperwork to be processed and reviewed by the inspector, then call the office between 8:00 and 9:00 a.m. at 926-5600 to schedule the test hole excavations.

MINOR LOT SPLIT
See the above instructions for a lot evaluation. Obtain temporary addresses for the proposed building lots. The site plan must include contour lines and indicate the existing and proposed new parcel lines. The process is similar, but will need to include the existing and proposed parcel lines. CAUTION: it is not advised that you have a survey completed to determine the exact parcel lines at this time. After review of the proposal there may be required changes and adjustments that would necessitate a resurvey and additional expense.

REPLACEMENT EVALUATION
The scale site plan does not need to be submitted initially for the replacement evaluation. You will need to complete the “Site & Soil Evaluation” application and submit it with the evaluation fee. The inspector will work with you to identify replacement options. The first consideration is to determine if the replacement system may possibly be designed for soil absorption without a discharge of effluent to a ditch, storm sewer, creek, stream or ground surface. Test excavations may be necessary in order to make this determination and you will need to make arrangements with an excavator as described in the instructions for a lot evaluation. If it is determined that the treated wastewater will have to discharge off lot, then you will also need to apply for an NPDES (National Pollution Discharge Elimination System) permit from the Ohio EPA.

THE EVALUATION PROCESS
Based on site conditions such as soil characteristics, topography, dimensions, riparian zones and wetlands, the inspector will make a determination of whether the proposed site and/or project may be achieved while meeting the minimum requirements of the STS regulations. Frequently, adjustments must be made to the site plan, such as relocation of the proposed house location or reducing the footprint of the proposed house in order to meet the regulations. In some cases, if adjustments cannot be made, the proposed project will be disapproved.

IF APPROVED
If the lot(s) are approved, the form and the approved stamped site plan may be presented to the local zoning, building and planning agencies as proof of approval by the Health District for the creation of the proposed parcel. For existing vacant parcels or newly created parcels, the evaluation is not sufficient for the issuance of zoning or building permits. According to State of Ohio regulations, the approval is only valid for one year.

HOW IS THE STS DESIGN DETERMINED?
You will take your site approval along with the detailed soils evaluation forms to your STS installer, builder, engineer or surveyor to design the system. The designer will work with you to determine the most appropriate system type for your site conditions and priorities. The Health District will not design the system, but will review the design to determine compliance with the STS regulations prior to issuing a permit.

WHAT IF THE SITE WAS NOT APPROVED?
If the staff determines that the lot does not meet the minimum requirements of the STS regulations, the application will be disapproved. At your cost, you may have the soil reevaluated by a certified soil scientist as a second opinion.

NEXT STEPS IN BUILDING YOUR HOME
You will need to apply for your private water system and STS permits from the Health District. See the instruction for applying for a STS permit. Once you have obtained your private water system permit and STS permit, you may then apply for your zoning permit from your local zoning office and apply for building permits from the Summit County Department of Building Standards or local Building department (Boston Heights, Cuyahoga Falls, Fairlawn, Macedonia, Reminderville, Silver Lake, Stow, Tallmadge, and City of Twinsburg each have their own building department).

Ohio law requires that underground utilities be located prior to excavation. Your excavator must contact the
OHIO UTILITIES PROTECTION SERVICE at 811 or 1-800-362-2764

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Ohio Department of Health Approved Household Aerobic Treatment Plants
Ohio Department of Health Approved List of Septic Tanks
US EPA Listing of Aeration Tank Manufacturers

Suppliers: Under Development

Tank manufacturers: Under Development
Aerobic Unit Manufacturers: Under Development
Pipe, boxes, risers, etc.: Under Development
Aggregate: Under Development
Chlorination and De-Chlorination supplies: Under Development

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OPERATION AND MAINTENANCE PROGRAM FOR SEPTIC SYSTEMS
In November 2003, the Health District notified known home septic system owners of a proposed program to promote proper operation and maintenance of septic systems. Presentations were made to twenty-four local government bodies, three focus groups, and six public forums to introduce the proposal and solicit comments. Based on the community response, significant modifications have been made to the proposal. The Board of Health voted on June 10, 2004 on the adoption of code changes to implement the operation inspection program.

The modified program is limited to the inspection of septic systems that drain wastewater into an open or closed ditch, field tile, storm sewer, creek, stream or other body of water. Although present Health District records identify approximately 2400 discharging systems, the total number of discharging systems is unknown at this time. After an inspection has occurred, the property owner will receive a copy of the inspection report and an invoice for the inspection fee. The original $35 annual operation permit fee has been changed to a $55 fee per inspection that will not be levied more frequently than once within a two year period.

The Operation Inspection program was passed by the Board of Health by Resolution 53-04 on June 10, 2004.  You may review this chapter at the following link: EH Code 0868 Operation Inspection.   Click on the link to view Resolution 53-04.

WHAT'S DOWN THERE?

HOW TO MAINTAIN YOUR HOME SEWAGE TREATMENT SYSTEM

DOLLARS DOWN THE DRAIN VIDEO

Coming Soon:

Operation Inspections
Information on the inspection of discharging STS, variance approved parcels, and major subdivision lots approved or permitted prior to 1/1/2007.

Basic Evaluation of an Existing STS
Information on the evaluation of a system prior to the application for a local zoning or building permit when the project will involve the expansion of the building footprint and/or potential for greater occupancy and thus greater wastewater flow. Basic Evaluation of an Existing HSTS (application and instructions)

Operation Permits
Information on Operation Permits for STS approved or permitted after 1/1/2007

Septic Tank Pumping
Guidelines and requirements for septic tank pumping

A written notification and inspection fee is required to be submitted to the Health District prior to the abandonment.

Notice of STS Abandonment application and instructions

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STS Contractors

REGISTERED CONTRACTORS

OTHER STS CONTRACTORS
There are other contracting professionals who do not require registration with the Health District.  The Health District provides a listing of contractors who have notified our agency as to their availability to perform these services; however, the Health District does not list these companies and individuals as a recommendation and cannot warrant or guarantee their quality or ability to perform the service. These contractors include the following :

Soil Evaluators
A soil evaluator examines the soil and site conditions of a parcel of land to determine suitability of the site for a STS and to determine the general sizing requirements of a STS. The Health District provides this service as part of the Soil & Site Evaluation which is included in the fee; however, an applicant may choose to contract with a soil scientist for the initial review (Health District fee is not discounted) or the applicant may hire a soil scientist as a second opinion when the applicant feels that the Health Districts evaluation was inappropriately strict. Association of Ohio Pedologists (Soil Scientists)

Designers
Once a site has been evaluated a designer may work with the home owner to identify the various STS design types that fit the site conditions. The designer would then draft a scale drawing of the proposed design and submit the design to the Health District for review and approval. Several installers provide this service as well as engineering and surveying companies.

Real Estate Transfer Inspectors
Homes with a septic system must have a service provider, registered with SCGHD (or a SCGHD sanitarian) conduct the evaluation prior to transfer.   Inspections on private water systems must be conducted by a private water system contractor registered with the Ohio Department of Health (or a SCGHD sanitarian).  A list of registered contractors is provided above.

INFORMATION FOR CONTRACTORS	For more information on consumer protection: General information from the Summit County Office of Consumer Affairs Fact Sheet on Hiring Home Improvement Contractors
Contractor Registration Application Form
Ohio Utilities Protection Service – Call Before You Dig

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Real Estate Transfer Inspections
Effective September 1, 2008, any 1, 2, or 3-family dwelling within Summit County General Health District (SCGHD) served by a household sewage treatment system and/or a private water system, must have an inspection on each system before the property can transfer ownership.    Homes with a septic system must have a service provider, registered with SCGHD, or a SCGHD sanitarian conduct the evaluation prior to transfer.   Inspections on private water systems must be conducted by a private water system contractor, registered with the Ohio Department of Health, or a SCGHD sanitarian. 

Sellers who wish to have the SCGHD perform the point of sale inspection must submit an application to the Health District for these services.  To receive an application, please call the Environmental Health front desk at 330-926-5600.  Currently the SCGHD charges $275.00 to inspect the household sewage treatment system and private water system combined, $200 to inspect the household sewage treatment system only, and $150 to inspect the private water system only.  Inspections are performed on a first come first served basis.  Inspections are typically performed Monday through Thursday between 8:00 a.m. and 3:00 p.m.  SCGHD usually schedules the inspections within a few days after the application is received.

If a private company is used to conduct the point of sale inspection, registered service providers and private water system contractors will submit copies of inspection reports to the SCGHD for review.  The SCGHD will review the report and issue the private company a certificate of review. 

Any questions regarding the point of sale program or the training can be answered by contacting Brent Paulus at (330) 926-5635, Ryan Pruett at (330) 926-5645, or the Environmental Health Desk at (330) 926-5600.

Private Point of Sale Inspectors

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Surface Water Quality
Failing or poorly operated STS have been found to cause a significant impact on the water quality of creeks, streams and lakes. SCHD is implementing a program of monitoring the water quality in areas where STS are concentrated.  SCHD is also working in partnership with Summit County communities to meet Phase II Storm Water requirements. For more information on storm water, click on the following links:

SUMMIT COUNTY ENGINEER:
Summit County Storm Water Management
Summit County Communities for Clean Storm Water

SUMMIT SOIL AND WATER CONSERVATION DISTRICT:
NPDES Phase II Programs
Storm Water Quality

OHIO ENVIRONMENTAL PROTECTION AGENCY:
Storm Water Programs

Cuyahoga River Remedial Action Plan

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