Multifamily zoning approvals in Columbus, Ohio

Columbus City Council adopted the first phase of Zone In in July 2024, rezoning more than 12,300 parcels along major corridors into new Title 34 mixed-use districts. A second phase, covering 66,519 more parcels, was in public comment through October 24, 2026.

Zone In and Title 34

The first phase rezoned 140 miles of primary corridors, with capacity for up to 88,000 new units. The City's own index of Title 34 districts lists UGN-1 (four stories), UGN-2 (five stories plus a bonus), UCT, Urban Center (twelve stories plus a bonus), and UCR, Urban Core (seven stories), each a mixed use district with unlimited net density; the index also lists UCR-R, Urban Core, Restricted, and the CAC and RAC, Community and Regional Activity Center, districts. Phase Two, introduced to City Council in June 2025, targets a further 66,519 parcels for enhanced mixed use, industrial and warehouse operations, and business and institutional campuses, and was in public review through October 24, 2026.

The residential tax abatement

Columbus abates property tax on the improved value of a qualifying residential project inside a Community Reinvestment Area, under one of three geographic Area Designations: Market Ready, Ready for Revitalization, and Ready for Opportunity. A rental project in a Market Ready or Ready for Revitalization area sets aside 10 percent of units at 60 percent AMI and 10 percent at 80 percent AMI, or 30 percent at 80 percent AMI; in a Ready for Opportunity area, 10 percent at 80 percent AMI and 10 percent at 100 percent AMI. A developer may instead pay a fee in lieu of one required unit, fund environmental remediation, or build Class A office space. The Columbus Housing CRA, established January 10, 2024, absorbed most of the city's earlier CRAs.

Staff, the Area Commission, the Development Commission and Council

• Staff review, on a monthly agenda, to determine what conditions a favorable recommendation needs.
• The applicable Area Commission, Historic Architectural Review Commission, Design Review Commission or recognized civic association forms its own recommendation.
• The Development Commission, which holds its authority under Ohio Rev. Code 713.02 and meets generally on the second Thursday of the month, gives an additional recommendation to the Director and City Council.
• City Council takes the final vote as legislation; owners of record within 125 ft of the property are notified of the Council hearing.

Questions

Has Zone In replaced Columbus's zoning code citywide?

No. Phase One rezoned the parcels along mapped primary corridors, over 12,300 of them; Phase Two, covering 66,519 more parcels, was in public comment through October 24, 2026.

Does Columbus require affordable units for its residential tax abatement?

Yes, the set-aside varies by Area Designation, for example 10 percent of units at 60 percent AMI plus 10 percent at 80 percent AMI in a Market Ready or Ready for Revitalization area.

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