Columbus, OH Zoning
Districts & Requirements
Every zoning district in Columbus with permitted uses, setbacks, height limits, and density requirements — in plain English. Columbus uses a traditional Euclidean zoning code (Title 33) with 41+ districts. In 2024, the city adopted Title 34 ('Zone In') adding six new mixed-use district types along transit corridors — but Title 33 still governs the vast majority of parcels. Height is controlled separately via height districts (H-35, H-60, H-110, H-200) mapped on the zoning map, not embedded in the use district. Always check both the use district and the height district.
22
Zoning districts
6
Overlay districts
915,000
Population
2024
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| SR | Single-family on 7,200 SF lots, 60-ft wide. Columbus's standard suburban product. | 35 ft (H-35 default) | 50% |
| R-1 | Single-family, slightly denser than SR. 50-ft lot width, still 7,200 SF minimum. | 35 ft (H-35 default) | 50% |
| R-2 | Single-family and two-family. 5,000 SF minimum. The duplex district. | 35 ft (H-35 default) | 50% |
| R-3 | Single-family on 5,000 SF lots. Like R-2 minus the duplexes. | 35 ft (H-35 default) | 50% |
| R-4 | 1-4 family dwellings, 2,500 SF lots. Highest-density residential without going apartment. | 35 ft (H-35 default) | 50% |
| AR-12 | Entry-level apartment district. 12.1 DU/acre, 35-ft height cap. Townhouses and small apartments. | 35 ft (H-35) | 50% |
| ARLD | 17.4 DU/acre, 35-ft height. More units per acre than AR-12 but still low-rise. | 35 ft (H-35) | 50% |
| AR-1 | 36.3 DU/acre, 60-ft height. Mid-rise apartments with real density. Elevator buildings. | 60 ft (H-60) | 50% |
| AR-2 | 54.4 DU/acre, 60-ft height. High-density apartments. The most common mid-rise district. | 60 ft (H-60) | 50% |
| AR-3 | Unlimited density, 35-ft height. Institutional-scale housing — hospitals, nursing homes, group living. | 35 ft (H-35) | 50% |
| AR-4 | 36.3 DU/acre, 60-ft height. Like AR-1 plus dormitories and broader institutional uses. | 60 ft (H-60) | 50% |
| C-1 | Small-scale retail and office. Grocery, salon, pharmacy. Dwellings above only. | 35 ft (H-35 typical) or per height district | Per building code |
| C-2 | Professional office district. Medical, legal, financial. No retail. Dwellings above allowed. | 35 ft (H-35 typical) or per height district | Per building code |
| C-3 | Full retail plus office. Restaurants, hardware, gyms. The general commercial workhorse. | 35 ft (H-35 typical) or per height district | Per building code |
| C-4 | Everything: retail, office, auto, bars, hotels. Full commercial entitlement. Dwellings above most uses. | Per height district (H-35 to H-200) | Per building code |
| C-5 | Auto-oriented corridor commercial. Gas stations, drive-throughs, car washes. The strip district. | Per height district (typically H-35) | Per building code |
| Downtown | Maximum flexibility. Any use except heavy industrial. No height cap in H-200. The most valuable zoning in Columbus. | 200 ft (H-200 typical downtown) | Per building code |
| M | General manufacturing plus all C-1 through C-5 commercial uses. Warehousing and light industrial. | Per height district | Per building code |
| M-2 | Heavy manufacturing with 50-ft street setback. Warehousing, truck terminals, food processing. | Per height district at time of zoning | Per building code |
| UC | 12 stories base, 16 with affordability bonus. Near-downtown transit corridors. The new high-density play. | 12 stories (16 with affordability bonus) | Per code |
| UCN | 5 stories base, 7 with affordability bonus. Key intersections and transit stops. | 5 stories (7 with affordability bonus) | Per code |
| UG-1 | 4 stories max along major corridors. Mixed-use infill in older neighborhoods. | 4 stories | Per code |
Residential
5 districts in Columbus
SR
Suburban ResidentialThe bread-and-butter suburban single-family district. 7,200 SF minimum, 60-ft lot width. Found throughout Columbus's post-war neighborhoods and newer subdivisions.
What you can build
- ✓Single-family detached home
- ✓Accessory structures (garage, shed)
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial or retail
- ✗ADUs (not permitted by-right)
Key numbers
- Height
- 35 ft (H-35 default)
- Lot min
- 7,200 SF
- Width
- 60 ft
- Coverage
- 50%
- Front
- 25 ft (or half ROW, whichever is greater)
- Side
- 5 ft (3 ft if lot 40 ft wide or less)
- Rear
- 25% of lot depth
What this means in practice
50% coverage on 7,200 SF = 3,600 SF footprint. Two stories gets you ~6,500 SF of living space. The 25% rear yard requirement is unusual — on a 120-ft deep lot that's 30 ft of rear setback, deeper than most cities require. Factor that into your site plan. Spec homes in SR neighborhoods are well-understood by Columbus lenders.
R-1
Residential 1Similar to SR but allows narrower lots (50 ft vs 60 ft). Same 7,200 SF minimum. Common in older Columbus neighborhoods closer to the core.
What you can build
- ✓Single-family detached home
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial
Key numbers
- Height
- 35 ft (H-35 default)
- Lot min
- 7,200 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 25 ft (or half ROW)
- Side
- 5 ft (3 ft if lot 40 ft wide or less)
- Rear
- 25% of lot depth
What this means in practice
The 10-ft narrower lot width vs SR doesn't change the math much but it matters for infill — many older Columbus lots are platted at 50 ft. If you're assembling land for a small subdivision, R-1 sites are cheaper per front foot than SR but yield a similar product.
R-2
Residential 2Columbus's first density district. Allows duplexes on 5,000 SF lots at 50-ft width. Most of the older neighborhoods around downtown — Victorian Village, Italian Village, Clintonville — have significant R-2 zoning.
What you can build
- ✓Single-family home
- ✓Two-family dwelling (duplex)
- ✓Accessory structures
- ✗Triplexes or larger multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft (H-35 default)
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 25 ft (or half ROW)
- Side
- 5 ft (3 ft if lot 40 ft wide or less)
- Rear
- 25% of lot depth
What this means in practice
A duplex on a 5,000 SF lot at 50% coverage = 2,500 SF footprint. Two stories = ~4,500 SF gross, split into two ~2,200 SF units. In hot neighborhoods like Italian Village or Merion Village, duplex conversions and new-build duplexes pencil well — $1,500-2,000/month per unit. Always check the height district; some R-2 areas have H-60 overlays near corridors.
R-3
Residential 3Same lot standards as R-2 (5,000 SF, 50-ft width) but only allows single-family. Common in transitional neighborhoods. If you want to build a duplex, you need a rezone to R-2 or higher.
What you can build
- ✓Single-family home
- ✓Accessory structures
- ✓Home occupation
- ✗Duplexes or multifamily
- ✗Commercial
Key numbers
- Height
- 35 ft (H-35 default)
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 25 ft (or half ROW)
- Side
- 5 ft (3 ft if lot 40 ft wide or less)
- Rear
- 25% of lot depth
What this means in practice
R-3 to R-2 rezonings are common and generally supported if the area character is compatible. If you're buying R-3 land with duplex intent, price in the rezoning timeline (3-6 months through Columbus Development Commission and City Council). Check adjacent zoning — if neighbors are already R-2 or R-4, your case is stronger.
R-4
Residential 4The densest base residential district. Allows up to four units per building on lots as small as 2,500 SF. Found in Columbus's oldest urban neighborhoods — near-east, near-south, Franklinton.
What you can build
- ✓Single-family home
- ✓Duplex, triplex, fourplex
- ✓Accessory structures
- ✗Five or more units (need apartment district)
- ✗Commercial or retail
Key numbers
- Height
- 35 ft (H-35 default)
- Lot min
- 2,500 SF
- Width
- 25 ft
- Coverage
- 50%
- Front
- 25 ft (or half ROW)
- Side
- 3 ft
- Rear
- 25% of lot depth
What this means in practice
At 17.4 DU/acre, R-4 is where small multifamily pencils. A 5,000 SF double lot = 2,500 SF footprint at 50% coverage. Two stories = ~4,500 SF gross for four 1,100 SF units. In Franklinton and near-east Columbus, fourplex new construction is the sweet spot — low per-unit cost, no commercial lending requirements, strong rental demand from OSU and downtown workers.
Apartment Residential
6 districts in Columbus
AR-12
Apartment Residential 12The lowest-density apartment district. 3,600 SF per unit, 35-ft height limit. Designed for townhouse developments and small apartment buildings that transition from single-family areas.
What you can build
- ✓Apartment buildings (5+ units)
- ✓Townhouses (up to 8 per row, 12/acre)
- ✓1-4 family dwellings (R-4 standards)
- ✓Religious facilities, schools, day care
- ✗Commercial or retail (need commercial district)
- ✗Buildings over 35 ft without height district change
Key numbers
- Height
- 35 ft (H-35)
- Lot min
- 3,600 SF per unit (20,000 SF for apartment complex)
- Width
- 50 ft
- Coverage
- 50%
- Front
- 10-25 ft
- Side
- 5 ft (20% of lot width aggregate, max 16 ft)
- Rear
- 25% of lot depth
What this means in practice
12.1 DU/acre at 35 ft = 3-story walk-up product. On a half-acre site (21,780 SF): 6 units at 3,600 SF/unit. The 20,000 SF minimum for apartment complexes means you need nearly half an acre to do a 5+ unit building. Townhouses at 12/acre with 1,500 SF lots are the most efficient AR-12 product — 3-story, 18-ft-wide attached units sell or rent well near OSU and Short North.
ARLD
Apartment Residential Low DensitySteps up density to 2,500 SF per unit interior (1,500 SF corner). Still capped at 35 ft. Common along secondary corridors where the city wants gentle density.
What you can build
- ✓Apartment buildings
- ✓Townhouses
- ✓1-4 family dwellings
- ✓Religious facilities, schools
- ✗Commercial or retail
- ✗Buildings over 35 ft
Key numbers
- Height
- 35 ft (H-35)
- Lot min
- 2,500 SF per unit interior / 1,500 SF corner
- Width
- 50 ft
- Coverage
- 50%
- Front
- 10-25 ft
- Side
- 5 ft (20% aggregate, max 16 ft)
- Rear
- 25% of lot depth
What this means in practice
The jump from 3,600 to 2,500 SF/unit is significant — a half-acre site goes from 6 to 8-9 units. Corner lots at 1,500 SF/unit are even better: a 15,000 SF corner parcel could support 10 units. Three-story walk-ups with surface parking are the standard ARLD product. No elevator, no structured parking — keeps construction costs under $150/SF.
AR-1
Apartment Residential 1The first apartment district with serious density. 1,200 SF per unit, 60-ft height (5 stories). This is where mid-rise apartment development pencils in Columbus — along High Street, Broad Street, and major corridors.
What you can build
- ✓Mid-rise apartment buildings
- ✓Townhouses
- ✓1-4 family dwellings
- ✓Religious facilities, schools, colleges
- ✗Commercial (need C district or mixed-use)
- ✗Hotels or extended-stay
Key numbers
- Height
- 60 ft (H-60)
- Lot min
- 1,200 SF per unit interior / 900 SF corner
- Width
- 50 ft
- Coverage
- 50%
- Front
- 10-25 ft
- Side
- 5 ft (20% aggregate, max 16 ft)
- Rear
- 25% of lot depth
What this means in practice
At 1,200 SF/unit, a 1-acre AR-1 site = 36 units. Five stories at 50% coverage on 43,560 SF = ~109,000 SF gross. That's 36 units averaging ~2,400 SF gross per unit (including corridors and common area) — works for 1BR and 2BR mix. You'll need an elevator at 4+ stories. Surface parking won't fit at this density on most sites — budget for structured or underground.
AR-2
Apartment Residential 2High-density apartment district at 800 SF per unit. Found along Columbus's major arterials and near downtown. Most of the city's newer mid-rise apartment construction happens in AR-2 zones.
What you can build
- ✓High-density apartment buildings
- ✓Townhouses
- ✓1-4 family dwellings
- ✓Fraternity/sorority houses
- ✓Apartment hotels
- ✗Standalone commercial
- ✗Heavy institutional uses
Key numbers
- Height
- 60 ft (H-60)
- Lot min
- 800 SF per unit interior / 600 SF corner
- Width
- 50 ft
- Coverage
- 50%
- Front
- 10-25 ft
- Side
- 5 ft (20% aggregate, max 16 ft)
- Rear
- 25% of lot depth
What this means in practice
800 SF/unit on 1 acre = 54 apartments. Five stories at 50% coverage = ~109,000 SF gross for 54 units — about 1,600 SF gross per unit after corridors and common area, so ~900 SF net average unit. This is the standard Columbus market-rate apartment product: studio/1BR-heavy, amenity package, structured parking. Projects on High Street and along I-670 corridor are mostly AR-2.
AR-3
Apartment Residential 3No per-unit density limit but only 35-ft height. Designed for institutional campus housing — hospitals, nursing homes, group homes. No side yard required except per building code.
What you can build
- ✓Apartments (unlimited density)
- ✓Nursing homes and hospitals
- ✓Community centers
- ✓Rooming houses
- ✓All AR-2 uses
- ✗Commercial retail
- ✗Manufacturing
Key numbers
- Height
- 35 ft (H-35)
- Lot min
- No per-unit minimum
- Width
- 50 ft
- Coverage
- 50%
- Front
- 10-25 ft
- Side
- None required (per building code only)
- Rear
- 25% of lot depth
What this means in practice
The unlimited density sounds exciting but the 35-ft height cap limits you to 3 stories — so you're packing units into a low-rise footprint. Best for micro-units, SRO-style housing, or institutional group living where unit sizes are small. The zero side yard requirement lets you build lot-line to lot-line, which helps maximize a tight site. Most AR-3 parcels are near hospitals (OSU Wexner, Grant, Riverside).
AR-4
Apartment Residential 4Same density and height as AR-1 (1,200 SF/unit, 60 ft) but adds dormitories and all AR-3 institutional uses. The university-area apartment district.
What you can build
- ✓Apartment buildings
- ✓College dormitories
- ✓Nursing homes and hospitals
- ✓Community centers
- ✓All AR-3 uses
- ✗Commercial retail (without C overlay)
- ✗Manufacturing
Key numbers
- Height
- 60 ft (H-60)
- Lot min
- 1,200 SF per unit interior / 900 SF corner
- Width
- 50 ft
- Coverage
- 50%
- Front
- 10-25 ft
- Side
- 5 ft (20% aggregate, max 16 ft)
- Rear
- 25% of lot depth
What this means in practice
AR-4 is primarily found near Ohio State's campus and along Neil Avenue. The dormitory entitlement is the key differentiator from AR-1. If you're building student housing, AR-4 is your district. Standard product: 5-story, 36+ units, studio/1BR, bike parking, structured parking underneath. Walk-to-campus premium adds $200-400/month over comparable non-university units.
Commercial
5 districts in Columbus
C-1
Neighborhood CommercialNeighborhood-serving commercial: bakeries, barber shops, grocery stores, pharmacies, florists — all under 2,000 SF for food service. Apartments allowed above ground-floor commercial only.
What you can build
- ✓Neighborhood retail (grocery, pharmacy, florist)
- ✓Barber/beauty/nail salons
- ✓All C-2 office uses
- ✓Dwellings above commercial
- ✓Day care centers
- ✗Drive-throughs
- ✗Auto-oriented uses
- ✗Bars or nightclubs
- ✗Ground-floor residential (must be above commercial)
Key numbers
- Height
- 35 ft (H-35 typical) or per height district
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per building code
- Front
- 25 ft (or half ROW, whichever is greater)
- Side
- None required (unless abutting residential)
- Rear
- Per building code
What this means in practice
C-1 is the mixed-use play in Columbus's walkable neighborhoods — Short North, German Village, Clintonville. Ground-floor retail with apartments above. The 2,000 SF cap on restaurants keeps it neighborhood-scale. If you need a full-service restaurant or bar, you need C-3 or C-4. Check the height district — C-1 parcels on High Street often have H-60, which unlocks 5-story mixed-use.
C-2
Office CommercialPure office: medical practices, law firms, banks, accounting, engineering. No retail sales. Apartments permitted above office uses. Found along suburban corridors and near hospital campuses.
What you can build
- ✓Medical and dental offices
- ✓Professional services (legal, financial, engineering)
- ✓Banks and credit unions
- ✓Broadcasting stations and studios
- ✓Dwellings above office uses
- ✓Day care, schools, libraries
- ✗Retail sales
- ✗Restaurants or bars
- ✗Manufacturing
Key numbers
- Height
- 35 ft (H-35 typical) or per height district
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per building code
- Front
- 25 ft (or half ROW)
- Side
- None required (unless abutting residential)
- Rear
- Per building code
What this means in practice
C-2 sites near hospitals (OSU Wexner, Mount Carmel, OhioHealth) are prime for medical office buildings. The no-retail restriction limits your ground-floor income to office tenants, but medical office rents in Columbus run $22-30/SF NNN. Apartments-above-office is underutilized in C-2 — consider it if the height district allows 4+ stories.
C-3
Community CommercialCommunity-scale commercial with a broad use table: restaurants, clothing stores, hardware, exercise facilities, dry cleaners, bookstores. Everything C-1 and C-2 allow, plus general retail. Apartments above permitted.
What you can build
- ✓All C-1 and C-2 uses
- ✓Full-service restaurants
- ✓Clothing, hardware, electronics stores
- ✓Exercise facilities and gyms
- ✓Dry cleaning, pet care (no outdoor boarding)
- ✓Dwellings above commercial
- ✗Auto sales or repair
- ✗Bars and nightclubs (need C-4)
- ✗Hotels
- ✗Drive-in theaters
- ✗Manufacturing
Key numbers
- Height
- 35 ft (H-35 typical) or per height district
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per building code
- Front
- 25 ft (or half ROW)
- Side
- None required (unless abutting residential)
- Rear
- Per building code
What this means in practice
C-3 is the most common commercial zoning in Columbus strip centers and neighborhood retail nodes. If you're buying a retail property or building mixed-use, C-3 gives you maximum flexibility for tenant mix without the C-4 uses (bars, auto, hotels) that generate neighborhood opposition. Restaurants with liquor licenses are fine in C-3 — bars and nightclubs are not.
C-4
Regional Scale CommercialThe most permissive commercial district. Adds auto sales/repair, bars/nightclubs, hotels, warehouse clubs, furniture stores, and hospitals to the C-3 use table. Apartments allowed above most commercial uses.
What you can build
- ✓All C-1, C-2, C-3 uses
- ✓Auto sales and repair
- ✓Bars, nightclubs, entertainment
- ✓Hotels and motels
- ✓Hospitals
- ✓Warehouse clubs, supermarkets
- ✓Dwellings above commercial (most categories)
- ✗Heavy manufacturing
- ✗Salvage or junk yards
- ✗Adult entertainment (distance separation required)
Key numbers
- Height
- Per height district (H-35 to H-200)
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per building code
- Front
- 25 ft (or half ROW)
- Side
- None required (unless abutting residential)
- Rear
- Per building code
What this means in practice
C-4 is where the big deals happen. The hotel entitlement alone makes C-4 land more valuable than C-3 in the right locations. Bars/nightclubs require 500-ft separation from schools and churches — verify before signing a LOI. Auto repair needs 100-ft separation from hospitals, schools, and religious facilities. Check height district carefully: C-4 with H-200 near downtown is a high-rise play; C-4 with H-35 in the suburbs is a strip mall.
C-5
Highway CommercialHighway-oriented commercial for uses that depend on auto traffic: gas stations, drive-throughs, car washes, truck stops. Found along I-70, I-71, and I-270 corridor frontage roads.
What you can build
- ✓Gas stations and truck stops
- ✓Drive-through restaurants
- ✓Car washes
- ✓Auto service centers
- ✓Highway-oriented retail
- ✗Residential
- ✗Heavy manufacturing
- ✗Uses requiring pedestrian foot traffic
Key numbers
- Height
- Per height district (typically H-35)
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per building code
- Front
- 25 ft (or half ROW)
- Side
- None required (unless abutting residential)
- Rear
- Per building code
What this means in practice
C-5 land along highway interchanges is priced for gas stations and fast food — $15-30/SF. The long-term play on C-5 sites near developing areas (Franklinton, Near East) is a rezone to C-4 or CPD mixed-use as the corridor urbanizes. Columbus is actively discouraging new C-5 rezonings along transit corridors under the Zone In framework.
Downtown
1 district in Columbus
Downtown
Downtown DistrictCovers the central business district. Permits any residential, commercial, institutional, or light manufacturing use. Subject to Downtown Commission design review. Height depends on the height district — most of downtown is H-200 (200 ft).
What you can build
- ✓High-rise residential
- ✓Office towers
- ✓Hotels
- ✓Retail and entertainment
- ✓Mixed-use of any combination
- ✓Light manufacturing
- ✗Heavy manufacturing
- ✗Salvage yards, junkyards
- ✗Adult entertainment (with separation requirements)
- ✗Billboards
- ✗Drive-throughs (conditional use only)
Key numbers
- Height
- 200 ft (H-200 typical downtown)
- Lot min
- None
- Width
- None
- Coverage
- Per building code
- Front
- Per Downtown Commission guidelines
- Side
- Per Downtown Commission guidelines
- Rear
- Per Downtown Commission guidelines
What this means in practice
Downtown District with H-200 = ~15-18 story buildings. The Downtown Commission reviews design but not use — you have broad flexibility. Drive-throughs require a conditional use, which is a political fight downtown. The real constraint is parking: surface lots are disappearing as land values rise. Budget $25,000-40,000 per structured parking space. Most active development corridors: Gay Street, Long Street, Nationwide Boulevard, and the Scioto Peninsula.
Manufacturing
2 districts in Columbus
M
ManufacturingBroad manufacturing district. Includes all commercial uses (C-1 through C-5), plus warehousing, light manufacturing, food/beverage production, and chemical processing. 25-ft setback from street.
What you can build
- ✓All commercial uses (C-1 through C-5)
- ✓Warehousing and distribution
- ✓Light manufacturing
- ✓Food and beverage production
- ✓Research and development
- ✗Residential (except security dwelling)
- ✗Heavy/noxious manufacturing (600-ft separation from residential)
Key numbers
- Height
- Per height district
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per building code
- Front
- 25 ft
- Side
- Per building code (buffer if adjacent to residential)
- Rear
- Per building code
What this means in practice
M-district land in Columbus is the industrial-to-commercial conversion play. The fact that all C-1 through C-5 uses are permitted means you can do retail, restaurants, or office without a rezone. Brewery taprooms, creative office, and maker spaces are thriving in M-zoned areas of Franklinton, the Brewery District, and along Parsons Avenue. Open storage must be 100 ft from residential and 30 ft from streets.
M-2
Manufacturing 2Heavier manufacturing: truck terminals, rail yards, large-scale food processing, chemical operations. 50-ft setback from street with required landscaping buffer. No parking in the buffer zone.
What you can build
- ✓Heavy manufacturing and processing
- ✓Truck terminals and freight
- ✓Large-scale warehousing
- ✓All C-2 commercial uses
- ✓Cannabis cultivation and processing
- ✗Residential
- ✗Most retail (C-1, C-3, C-4 uses excluded)
- ✗Hotels
Key numbers
- Height
- Per height district at time of zoning
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per building code
- Front
- 50 ft (landscaped buffer required)
- Side
- Per building code
- Rear
- Per building code
What this means in practice
The 50-ft landscaped buffer is the biggest site constraint — on a narrow parcel it eats significant buildable area. M-2 sites near the Rickenbacker Intermodal Terminal and along I-270 South are priced for logistics ($3-8/SF land). For developers, M-2 parcels near downtown (Franklinton, South Side) are rezoning candidates — converting M-2 to CPD mixed-use can multiply land value 5-10x.
Zone In (Title 34)
3 districts in Columbus
UC
Urban CoreTitle 34 district for high-intensity mixed-use near downtown. 12-story base height, up to 16 with affordability bonus. No parking minimums. Applied to parcels along major transit corridors in the 2024 Zone In update.
What you can build
- ✓High-rise mixed-use
- ✓Apartment buildings (12-16 stories)
- ✓Office and retail
- ✓Hotels
- ✓Ground-floor commercial
- ✗Auto-oriented uses
- ✗Heavy manufacturing
- ✗Single-family detached (not prohibited but impractical)
Key numbers
- Height
- 12 stories (16 with affordability bonus)
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per code
- Front
- Build-to zone
- Side
- Per code
- Rear
- Per code
What this means in practice
The affordability bonus gets you 4 extra stories (12 to 16) by providing 20% of units at affordable rates for 15 years. At 16 stories, a quarter-acre Urban Core site can support 150+ apartments. No parking minimums means you can eliminate structured parking if transit access supports it — saving $25,000-40,000 per space. Currently mapped on limited parcels along High Street, Broad Street, and Cleveland Avenue corridors.
UCN
Urban CenterMid-rise mixed-use at key intersections and near LinkUS transit stations. 5-story base, 7 with affordability bonus. No parking minimums. The workhorse Zone In district.
What you can build
- ✓Mixed-use buildings (5-7 stories)
- ✓Apartment buildings
- ✓Retail and office
- ✓Restaurants and services
- ✗Auto-oriented commercial
- ✗Heavy manufacturing
- ✗Drive-throughs (conditional)
Key numbers
- Height
- 5 stories (7 with affordability bonus)
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per code
- Front
- Build-to zone
- Side
- Per code
- Rear
- Per code
What this means in practice
The most commonly mapped Zone In district. 5 stories by-right is a significant upgrade from the H-35 (3-story) limitation that previously covered these parcels. At 7 bonus stories, a half-acre site can support 60-80 apartments over ground-floor retail. The no-parking-minimum policy is the real game-changer — it drops project costs 10-15% compared to a parked building. But lenders still want to see parking ratios; most developers are building 0.5-0.75 spaces/unit even without the mandate.
UG-1
Urban General 1Four-story mixed-use along major corridors in older Columbus neighborhoods. No affordability bonus available — 4 stories is the cap. No parking minimums.
What you can build
- ✓Mixed-use buildings (up to 4 stories)
- ✓Apartment buildings
- ✓Retail and office
- ✓Townhouses
- ✗Buildings over 4 stories
- ✗Auto-oriented uses
- ✗Heavy commercial
Key numbers
- Height
- 4 stories
- Lot min
- None specified
- Width
- None specified
- Coverage
- Per code
- Front
- Build-to zone
- Side
- Per code
- Rear
- Per code
What this means in practice
UG-1 is the gentle-density play along corridors like Sullivant Avenue, Parsons, and East Main. Four stories without parking requirements pencils for smaller developers — a 10,000 SF lot at 80% coverage yields ~32,000 SF gross, or about 24-30 apartments. No affordability bonus means 4 stories is your ceiling. Compared to the old H-35 zoning, you gain one full story — that extra floor often makes the difference between a deal that pencils and one that doesn't.
Development Bonus Program
Under the 2024 Zone In (Title 34) districts, developers can earn 2-4 extra stories by providing 20% of units at affordable rates for a minimum of 15 years. Urban Core goes from 12 to 16 stories. Urban Center goes from 5 to 7. Urban General districts have no bonus. The affordability requirement is real — 20% of units is a significant cost — but the extra floors of market-rate units typically more than compensate. No bonus is available under the legacy Title 33 districts. Run both scenarios in your pro forma before committing to an affordability plan.
Overlay Districts
Commercial Zoning Overlays
Columbus has numerous commercial overlays (mapped on the GIS) that modify setbacks, signage, parking, and design standards for specific corridors. Check the overlay map before assuming base district standards apply. Common overlays along High Street, Broad Street, and neighborhood commercial nodes. Overlays can restrict or expand what the base district allows.
Downtown Commission Review
All development in the Downtown District requires Downtown Commission review for design standards — building orientation, facade materials, ground-floor activation, parking screening. Expect 1-2 months for review. The Commission reviews design, not use, so your entitlement is broad but your building has to look right.
Historic and Architectural Review Districts
Columbus has multiple historic districts — German Village, Victorian Village, Italian Village, Brewery District, and others — each with architectural review commissions. Exterior modifications visible from public right-of-way require Certificate of Appropriateness. New construction must be compatible with the historic character. Budget 1-3 extra months for review. German Village Commission is the strictest — they regulate everything including mortar color.
University Area Review Board
Covers the OSU campus area. Reviews new construction and major renovations within the University District boundaries. Focuses on building scale, setbacks, parking, and neighborhood compatibility. Student housing projects face particular scrutiny on density and parking.
FEMA Flood Overlay
FEMA flood zones affect parcels along the Scioto River, Olentangy River, Alum Creek, and Big Walnut Creek corridors. Check FEMA FIRM maps before making an offer — floodway vs. flood fringe makes a major difference. The Scioto Mile redevelopment included significant flood mitigation, but upstream and downstream parcels may still carry flood risk.
CPD — Commercial Planned Development
Site-specific zoning negotiated with the city. Common for large projects that don't fit neatly into base districts. The CPD text becomes the zoning — it specifies permitted uses, height, setbacks, and design standards for that specific site. Many of Columbus's biggest mixed-use projects (Easton, Polaris, Grandview Yard) are CPDs. Requires Development Commission and City Council approval (6-12 months).
Frequently Asked Questions
How do I check zoning for a specific Columbus property?
Use the city's online zoning map at gis.columbus.gov/zoning/ — enter any address to see the base zoning district, height district, and any overlays. You need both the use district (R-2, C-4, etc.) and the height district (H-35, H-60, etc.) to know what you can build. The Franklin County Auditor site has parcel boundaries and ownership.
What's the difference between Title 33 and Title 34?
Title 33 is the legacy zoning code with 41+ traditional districts — it still governs about 95% of Columbus parcels. Title 34 ('Zone In') was adopted in 2024 and applies six new mixed-use district types to about 12,000 parcels along transit corridors. If your parcel was remapped under Zone In, Title 34 controls. Check the zoning map to see which code applies to your site.
How do height districts work?
Columbus separates use districts from height districts. Your parcel has both — e.g., 'C-4, H-60' means regional commercial uses with a 60-ft height limit. Height districts are H-35 (35 ft), H-60 (60 ft), H-110 (110 ft), and H-200 (200 ft). The height district is shown on the zoning map as a separate layer. You can request a height district change through rezoning, but it's a separate action from changing the use district.
Can I build apartments in a commercial district?
Yes — in C-1, C-2, C-3, and most C-4 uses, dwelling units are permitted above ground-floor commercial. Ground-floor residential is not allowed. This is Columbus's version of mixed-use: put retail or office on the ground floor and apartments above. The density follows the apartment district standards closest to your site's height district.
What's a CPD and when do I need one?
CPD (Commercial Planned Development) is site-specific negotiated zoning. You need it when your project doesn't fit a base district — unusual use mix, height beyond what's mapped, or a large mixed-use development. The CPD text you negotiate with the city becomes your zoning. Process takes 6-12 months through Development Commission and City Council. Most large Columbus projects use CPDs.
Do the Zone In districts eliminate parking requirements?
Yes. Title 34 (Zone In) districts have no government-mandated parking minimums. Developers decide how much parking to build based on market demand and lender requirements. In practice, most developers are still building parking (0.5-1.0 spaces per unit for residential) because lenders require it and tenants expect it. But eliminating the mandate gives you flexibility to reduce parking and build more units if the location supports it.
What areas of Columbus are best for multifamily development?
AR-1 and AR-2 districts along High Street (Short North to Clintonville), the University District (AR-4), Franklinton (AR-1 and M-district conversions), and the new Zone In corridors along Cleveland Avenue, Broad Street, and Sullivant Avenue. Check the height district — many AR-2 parcels on High Street have H-60, which gives you 5 stories of apartment density. Franklinton M-district parcels are the current value play: commercial uses are already permitted, and the area is rapidly gentrifying.
Get the full property profile for
any address in Columbus
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.