Dayton

1. Pre-application research with Dayton Zoning Administration (~5d)
   Pull parcel from Montgomery County Auditor (mcohio.org/auditor); identify zoning district (R-1, R-2, R-3, R-4 etc.) and any overlay (Wright-Patterson AICUZ, Source Water Protection per Ord. 31426-15, Historic Districts under DMC 150.404). Email zoning@daytonohio.gov or call 937-333-3904 for an informal review.
2. File Conditional Use Application with BZA (~10d)
   Submit Conditional Use application to Dayton Zoning Administration at 371 W. Second Street. Application package: site plan, floor plans, elevations, narrative addressing the Conditional Use criteria in DMC 150.701-150.706 (compatibility, parking, traffic, neighborhood character).
3. Public notice and BZA hearing (~35d)
   City posts the parcel and mails neighbor notices 10-21 days before the BZA hearing. Owner or agent presents at the public hearing; BZA may approve, approve with conditions, or deny.
4. Building permit application via Dayton Building Services (~5d)
   After Conditional Use approval, file building permit through Dayton Building Services (DMC 152). Include structural, MEP, energy compliance package per RCO 2019 (IRC 2018 with Ohio amendments).
5. Building plan review (~21d)
   Concurrent review by structural, MEP, fire, and zoning. Source Water Protection overlay (Ord. 31426-15) triggers an additional review for parcels above the Mad River wellfield aquifer.
6. Permit issuance (~5d)
   Permit issues after corrections cleared and fees paid. Conditional Use approval valid for 12 months unless extended.
7. Construction inspections
   Foundation, framing, MEP rough, insulation, drywall, final. Inspections requested through Dayton Building Services portal.
8. Certificate of Occupancy (~5d)
   Final inspection issues CO; ADU eligible for occupancy. Long-term rental allowed; STR requires separate registration if Dayton has adopted an STR ordinance at time of CO.

• Long-term rental: yes (Dayton Municipal Code Chapter 150 (residential uses by-right post-Conditional Use)) 30-day-or-longer lease unrestricted once ADU has CO. Dayton has a Rental Registration program (DMC Chapter 93 housing) for the principal dwelling-plus-rental on the same parcel.
• Short-term rental: with-restrictions (Dayton Municipal Code (STR ordinance under consideration; current state-of-play is patchwork)) Dayton has not adopted a comprehensive STR ordinance; pre-2026 STRs operate under existing zoning. Confirm with Zoning Administration before booking platform listing.
  • Wright-Patterson AICUZ overlay limits residential intensity in 65+ DNL contours
  • Historic District review applies in designated districts (Oregon, St. Anne's Hill, South Park, McPherson Town)
  • Lodging excise tax may apply via Montgomery County Convention Facilities Authority
• Office rental: no Dayton zoning prohibits non-residential tenancy in ADUs; commercial use requires rezoning.
• Home office: yes Home occupation permitted under DMC 150 with limits on signage, employees, and customer traffic.
• Studio / workshop: yes Personal artist/workshop accessory use permitted alongside residential.
• Agriculture: with-restrictions Backyard chickens permitted under DMC 91; livestock varies. Urban-agriculture overlay districts govern community gardens.
• Relative support: yes Family-occupancy ADU is the most-cited driver of the 2022 ADU amendment - granny flats / in-law apartments.

• Dayton CityWide Development - Affordable Housing programs — varies by program (Income-qualified Dayton homeowners; specific programs target ADU-adjacent uses such as accessory rental for affordable housing)
• Ohio Homestead Exemption — Eligible homeowners 65+ or permanently disabled receive a property-tax reduction on the principal dwelling.

Staff: Zoning Administration (Conditional Use intake / Zoning verification), Dayton Building Services (Residential building permits and inspections), Board of Zoning Appeals (BZA) (Conditional Use hearings (DMC 150.701-150.706))

• Water: City of Dayton Department of Water · 30d connect · $2,400
• Sewer: Montgomery County Environmental Services (treatment); City of Dayton sewer · 30d connect · $2,800
• Electric: AES Ohio (formerly DP&L) · 30d connect · $1,600
• Gas: Vectren / CenterPoint Energy · 30d connect · $1,500

Realistic total: best 8mo · typical 12mo · worst 18mo

Dayton metro labor pool is healthy. BZA hearing schedule (monthly) is the typical bottleneck on Conditional Use approvals. Source Water Protection overlay reviews can add 2-4 weeks on parcels above the Mad River wellfield.

Modular pathway Ohio Industrialized Unit Program (OBBS) · inspectors are occasional with modular · 2 modular permits (last 24mo)

I-75 / I-70 are the practical truck corridors; downtown street-grid load limits restrict module size on infill lots in Oregon Historic District and similar.

Tornado / hail exposure (Memorial Day 2019 tornadoes affected Trotwood and parts of Dayton-Harrison Township). Carrier appetite is normal but premium delta runs above small-village comparisons.

Dayton city is mostly fee-simple platted neighborhoods with low HOA prevalence. Newer infill subdivisions and condo conversions carry HOA covenants that may prohibit accessory dwellings.

• airport-noise-zone — Wright-Patterson AFB AICUZ overlay covering eastern Dayton, parts of Riverside, Huber Heights, and Fairborn within 65+ DNL contours and accident potential zones · +14d · +6% cost
  Sound-attenuation construction (STC 30+) required in 65+ DNL. APZ-I and APZ-II zones limit residential intensity outright. (map)
• historic-district — Dayton historic districts include Oregon, St. Anne's Hill, South Park, McPherson Town, Wright-Dunbar, Grafton Hill · +30d · +12% cost
  Certificate of Appropriateness required from the Landmarks Commission. ADU must use compatible materials and proportions. (map)
• flood-zone — FEMA SFHA along the Great Miami River, Mad River, Stillwater River, and Wolf Creek · +14d · +8% cost
  Miami Conservancy District levee system protects much of central Dayton. Floodplain Development Permit required in SFHA. Levee-protected zones still require flood-zone analysis. (map)
• other — Source Water Protection Overlay (Dayton Zoning Code Section 150 per Ord. 31426-15) covering the Mad River wellfield · +14d · +4% cost
  Restricts hazardous-substance uses; ADUs are allowed but onsite fuel storage / vehicle service is prohibited. Affects parcels in northeast Dayton above the Great Miami buried-valley aquifer. (map)