Columbus, Ohio is moving forward with historic changes to its city structure as phase two of the Zone In project takes shape. Designed to modernize the city’s outdated zoning rules, which have not been updated in 70 years, the initiative focuses on making the city more walkable, transit-friendly, and connected while promoting housing growth and economic opportunity. Officials say this transformation is essential to meeting the demands of a rapidly growing population and addressing the city’s housing challenges.
Luis Teba, the Zone In project manager, explained that the central goal is to create neighborhoods where housing, jobs, shops, and recreational areas are closer together. This would reduce the need for long commutes, ease traffic congestion, and build stronger community connections. A prime example of this approach is Grandview Crossing, a mixed-use development that has transformed a former landfill into a thriving neighborhood with apartments, offices, shops, restaurants, and green spaces designed for public use. According to Teba, these kinds of developments reflect where people increasingly want to live and work, combining the convenience of urban life with the amenities of vibrant, connected spaces.
Before Zone In, Columbus’ zoning system followed a model known as Euclidean zoning, which strictly separated residential, commercial, and industrial areas. While once the norm across the United States, this system has proven less compatible with modern preferences and needs. Over decades, the rigid separation limited flexibility, discouraged mixed-use development, and contributed to urban sprawl. Zone In seeks to replace that with a flexible, modernized approach that encourages sustainable growth, investment, and diverse housing options.
The first phase of Zone In concentrated on removing barriers to new construction and expanding access to housing. Between 2010 and 2020, Columbus saw a significant decline in housing supply, a trend that continues today. Without reform, city leaders warn of a potential housing crisis by 2030. By addressing zoning regulations, officials aim to create additional housing capacity and ensure that growth keeps pace with the city’s needs.
Phase two, now underway, covers nearly half of Columbus and expands the focus beyond housing. It incorporates mixed-use developments, industrial and warehouse areas, business districts, and institutional campuses. The goal is to integrate residential, commercial, and employment opportunities within closer proximity, promoting both economic vitality and community engagement. Since its launch in June, notable developments have emerged in neighborhoods such as the Short North, where new high-rise proposals exceed height limits from the old zoning code. For instance, one proposed building is set to reach 16 stories, and another nine stories, developments that would not have been possible under the previous 72-foot height restriction.
City leaders believe this more flexible zoning approach is crucial for Columbus to remain competitive and livable. Alongside creating new housing, the initiative also aims to ensure access to high-quality jobs with fair wages, supporting both economic growth and social equity. Green spaces, public areas, and cultural amenities are integrated into planning to promote health, sustainability, and community interaction.
The city plans to present its updated zoning code for phase two to the city council in 2026. After that, attention will turn to residential areas, with the objective of completing the overall zoning modernization by 2027. Teba emphasized that the changes are not just about physical infrastructure but about building communities where people can thrive without being constrained by outdated regulations. By “zoning in” on a balanced mix of housing, employment, and amenities, Columbus hopes to set a precedent for urban growth that meets the demands of the future while preserving the character and inclusivity of its neighborhoods.
