Zoning

PLEASE NOTE THAT THE ZONING REVIEW ROOM WILL BE CLOSED FROM 9–10:30 AM ON THE SECOND TUESDAY OF EACH MONTH FOR STAFF TRAINING.

The Zoning Code regulates the type of activity that may occur within specific geographic areas of the city. By extension, zoning laws determine the placement of structures on a given site. While there are subcategories, land uses can be grouped under three general categories: residential, commercial and industrial.

More detailed information on zoning code and districts can be found online at City of Columbus Zoning Code.

Zoning Staff performs zoning clearance reviews and coordinates the rezoning and zoning variance processes.

The Zoning Section consists of the following three units:

ZONING CLEARANCE

Responsible for ensuring that all development and redevelopment is in compliance with the zoning code. A certificate of zoning clearance is required prior to the construction or alteration of any building or structure as well as a change, modification or establishment of a use.

PUBLIC HEARING

Coordinates the public processes established by the zoning code that enable property owners and developers to modify or change the zoning of a tract of land. There are four types of public hearing processes related to zoning.

The following is a list of frequently used Zoning terms and associated definitions.

Architectural review commission 
When used without clarification means the historic resources commission created by Chapter 3117, C.C., or an architectural review commission created by Chapter 3319 to Chapter 3331, C.C., inclusive, and having jurisdiction over the application. 

Area commission 
Established to afford additional voluntary citizen participation in decision-making in an advisory capacity and to facilitate communication, understanding and cooperation between neighborhood groups, city officials and developers. 

Board of Zoning Adjustment (BZA) 
Hears and decides appeals from any persons affected by any order, requirement, decision or determination made by the director in the administration or enforcement of the Zoning Code except for those matters subject to the jurisdiction of the graphics commission or the board of commission appeals. The board shall also hear and decide requests for special permits and variances (except for those under the jurisdiction of City Council, the Graphics Commission or the Board of Commission Appeals) and any other matter upon which it is required to pass under the Zoning Code. 

Certificate of Appropriateness (C of A)
Issued by the Architectural Review or Historic Resources Commission to an applicant stating that the proposed construction, alteration or demolition of a structure, architectural feature or listed property pursuant to the application filed is appropriate under the terms of the chapter of the Zoning Code, consistent with the architectural characteristics, guidelines and standards affecting same or due to unusual and compelling circumstances or substantial economic hardship does not require such consistency and that, therefore, a permit can be issued.

Change of Use [zoning] 
Any alteration in the use of a lot for zoning purposes which may entail the need for additional parking or loading facilities. 

Columbus Graphics Commission 
The duties of the graphics commission:

• Hear and decide all requests, except as provided for in C.C. 3359, for appeals or variances from the application of this Graphics Code
• Hear and decide all requests, except as provided for in C.C. 3359, for special permits where required by this Graphics Code
• Hear and decide all requests, except as provided for in C.C. 3359, for approval of a graphics plan and any other action required by this Graphics Code to be heard by the graphics commission
• Review, except as provided for in C.C. 3359, special graphics control area design criteria and standards proposed for adoption and to make a recommendation to city council
• Serve as a board of appeals from rulings or procedures of the board of examiners of general and limited sign erectors
• Review the existing Graphics Code and propose new legislation to be prepared by the department
• Review all pending legislation pertaining to graphics and make recommendations to city council
• Recommend changes to the City Codes pertaining to graphics

Condominium 
A building or group of buildings, in which dwelling units, offices or floor area are owned individually, and the structure, common areas and facilities are owned by all the owners on a proportional, undivided basis. 

Council variance 
A variance to allow a use that is not permitted by the underlying zoning district. City Council may also consider variances to yard, height and parking only if in conjunction with a use variance or a rezoning. 

CZO 
Chief Zoning Official 

Development Commission 
And advisory body to the administration and to City Council in matters related to zoning code changes, rezoning applications and various planning initiatives. 

Dwelling 
A structure or portion thereof that is used exclusively for human habitation. 

Dwelling unit 
A single, self-contained unit providing independent living facilities for one or more individuals that contains eating, living, sanitary and sleeping areas in addition to a cooking facility, all for exclusive use by the occupants. This definition does not apply to units in dormitories, homeless shelters, hotels, motels or other buildings designed for transients. 

Easement 
Grant of one or more property rights by the property owner for use by the public, a corporation, or another person of entity. 

Flood Plain (also special flood hazard area) 
A river or other watercourse and its adjacent area subject to inundation by the "base flood." A "Special Flood Hazard Area" is also known as a "flood plain" or "100-year flood plain" and is composed of the "floodway" and the "floodway fringe." Special Flood Hazard Areas are designated by the Federal Emergency Management Agency as either Zone A, AE, AH, AO, A1-30, or A99. 

Frontage 
Side of a lot abutting on a street; the front lot line. 

Graphic 
Any communication designed to be seen from any public place utilizing letters, words, numbers, symbols, pictures, color, illumination, geometric or irregular shapes or planes, in whole or part, including all structural components. The term graphic specifically includes the terms sign, architectural decoration, mural, sculpture, show window display, outline lighting and banner. 

Nonconforming building 
A building which was erected legally but which does not comply with subsequently enacted zoning regulations for the district in which it is located. 

Nonconforming graphic 
A graphic which was erected legally but which does not comply with subsequently enacted provisions of the Graphics Code.

Nonconforming use 
A use which was initiated legally but which does not comply with subsequently enacted regulations of the use district in which it is situated. 

Lot 
A parcel of land occupied or designed to be occupied as a unit by a building, apartment complex, multiple dwelling development or commercial complex and the accessory buildings or uses customarily incident to it, if any, including such open spaces as are required by this Zoning Code and such open spaces as are arranged and designed to be used in connection with such building or buildings. Such lots shall be of record in the appropriate county recorder's office. 

Parcel 
A contiguous lot or tract of land owned and recorded as the property of the same persons or controlled by a single entity. 

Plat 
A map or site plan of all or a portion of a subdivision showing the boundaries and location of individual properties and streets. 

Rezoning 
A change of the zoning classification of particular lots or parcels of land. Rezoning is also known as "amending the zoning map" and can be approved only in ordinance form by City Council after receiving a recommendation at a public hearing of the Development Commission. 

Right-of-Way
A general term denoting land, property or the interest therein, usually in the configuration of a strip, acquired for or devoted to transportation purposes. When used in this context, right of way includes the roadway, shoulders or berm, ditch and slopes extending to the right-of-way limits under the control of the state or local authority. 

Setback 
The minimum distance of a specified physical feature from a property line or street right-of-way. The minimum setbacks in a zoning ordinance may define the building envelope and establish the required yards-front, rear, and side. The zoning ordinance also indicates what may be permitted in which yards: parking, fences, accessory buildings, patios, etc. 

Special Permit 
Required by the Board of Zoning Adjustment for specified uses due to unique characteristics relative to location, design, size, operation, circulation or need for public services and to provide supplemental criteria. 

Variance 
Permission to depart from the literal requirements of a zoning code. 

Zoning 
Delineation of districts and the establishment of regulations governing the use, placement, spacing and size of land and buildings. 

Zoning Clearance 
Determination that an application is in conformity with the provisions of the Zoning Code or as permitted by a variance, special permit or decision from an appeal. A "certificate of zoning clearance" is required and shall be obtained prior to the construction or alteration of any building or structure. The establishment, change or modification in the use of any building, structure or land, or the grading, excavating or filling of land. 

WHAT IS ZONING CLEARANCE?

Zoning clearance determines if an application is in conformance with the provisions of the Zoning Code or as permitted by a variance, special permit, or decision from an appeal.

Zoning clearance is required and should be obtained prior to:

• construction or alteration of any building or structure
• establishment, change, or modification in the use of any building, structure, or land
• adding new impervious surfaces
• parking lot alterations and additions
• installation of dumpsters, mechanical equipment, and aboveground utility equipment
• installation of external graphics

Zoning clearance is often performed in conjunction with the plan review process for building permits and is one of the regulatory agencies that participates in the One Stop Shop plan-review process.

HOW TO OBTAIN ZONING CLEARANCE

There are three options for obtaining Zoning Clearance:

Building Permits: When a scope of work is contained within an existing building/structure, zoning clearance can typically be granted as part of the building permit review process, in correlation with review by the Building Division (BuildingPlanReviewInfo@columbus.gov).

Final Site Compliance Plan (FSCP): When a project includes exterior alterations to a site, the most common process to obtain zoning clearance is through the FSPC review process, which is coordinated through the Site Engineering section (EngineeringInfo@columbus.gov). The FSCP incorporates reviews by all applicable departments/divisions, dependent on the scope of work.

Zoning Clearance Only: For minor exterior site alterations that do not require review by other departments or divisions, a zoning clearance only review can be utilized. If a project submitted for zoning clearance only is determined to require review by other departments/divisions, then the application may be escalated to a FSCP submittal. Zoning clearance only reviews can be submitted digitally through ZoningInfo@columbus.gov or by providing hard copies at the Building and Zoning Services Customer Service Center at 111 N Front St. Please refer to the Department’s fee schedule to determine the fees associated with the zoning clearance reviews.

PRELIMINARY ZONING REVIEWS

Preliminary Site Compliance Plan (PSCP) reviews are offered through Site Engineering (EngineeringInfo@columbus.gov). The PSCP review is a free review that includes all departments and divisions that will be included in the Final Site Compliance Plan review process. Culminating in a virtual meeting between the applicant and reviewers, PSCP submittals and meeting dates are coordinated directly with Site Engineering.

Alternatively, a Preliminary Zoning Review can be applied for using the Zoning Review Form located in the Document Library. Preliminary Zoning Reviews may be submitted digitally through ZoningInfo@columbus.gov or by providing hard copies at the Building and Zoning Services Customer Service Center at 111 N Front St. Please refer to the Department’s fee schedule to determine the fees associated with the Preliminary Zoning Review submittal. Preliminary reviews do not result in any form of approval or zoning clearance, and comments can only be provided based on the completeness of the application materials.

CERTIFICATES OF APPROPRIATENESS/APPROVAL

Some properties lie within historic districts or within overlays or special zoning districts that require approval for improvements or changes to the exterior of a building or property, before zoning clearance can be issued. Most of these processes are coordinated by the Development Department’s Division of Planning (PlanningInfo@columbus.gov).

GRAPHICS PERMITS

Graphics permits are required for all external signs that are illuminated, signs that encroach into the right-of-way, as well as non-illuminated sign with an aggregate area of 10 SF or greater. Graphics permits may only be pulled by a sign erector that is licensed with the City of Columbus. The current list of licensed sign erectors can be found here: https://ca.columbus.gov/ca/GeneralProperty/PropertyLookUp.aspx?isLicensee=Y&TabName=APO. Under License Type in the drop-down menu select "Sign Erector Gen" or “Lim Sign Erector”, leave the other fields blank and click search to generate a list of all licensed sign erectors with the City of Columbus.

CUSTOMER INQUIRIES

Staff is available for consultation at the Building and Zoning Services Customer Service Center at 111 N Front Street during its regular business hours. Alternatively, you can request information and seek consultation by e-mail at ZoningInfo@columbus.gov.

Zoning Clearance is required for all developments in Residential and Multifamily zoning districts that include:

• new building/structures
• building additions
• exterior building alterations
• parking pad/lot alterations
• new trash or bulk pickup enclosures
• changes of use
• adding dwelling units
• establishing new outdoor uses (storage, playgrounds, dog runs, etc.)
• Contact Zoning to discuss the scope of work for site changes not listed above: zoninginfo@columbus.gov

HOW TO OBTAIN ZONING CLEARANCE

3-Unit Dwelling, Multifamily, Institutional, Commercial:
Zoning Clearance is typically granted as part of either the Final Site Compliance Plan (overseen by Site Engineering, Engineeringlnfo@columbus.gov) or building permit review process (overseen by Building, BuildingPianReviewlnfo@columbus.gov).

Residential 1-Unit and 2-Unit Dwellings:
The city of Columbus does not require a separate submission for Zoning review. Zoning will review the site plan that is submitted with the Building Permit.

PRELIMINARY ZONING ONLY REVIEWS

1-unit, 2-unit, 3-unit Dwellings(PDF, 195KB)
Accessory Dwelling Units (ADU)(PDF, 191KB)

ZONING CLEARANCE ONLY

The Zoning Code limits the location of where additional parking can be added. Therefore, Zoning Clearance is required to expand a driveway or parking pad. For additional information, please see Driveway and Parking Pad Guidelines.

GROUP HOME/SHARED LIVING INQUIRIES

Board of Zoning Adjustment

The Board of Zoning Adjustment is responsible for hearing and deciding appeals from individuals affected by any order, requirement, decision, or determination made by the Director in the administration or enforcement of the Zoning Code, except in cases under the jurisdiction of the Graphics Commission or the Board of Commission Appeals. Additionally, the Board reviews and decides requests for special permits and variances, excluding those matters under the authority of City Council, the Graphics Commission, or the Board of Commission Appeals. The Board also addresses any other matters assigned to it under the Zoning Code.

Graphics Commission

The Graphics Commission is responsible for hearing and deciding all requests related to appeals, variances, and special permits under the Graphics Code, except where otherwise provided in Columbus City Codes (C.C.) 3359 or 3323. This includes reviewing and approving graphics plans and any other actions designated for commission review. The Commission also evaluates proposed design criteria and standards for special graphics control areas and makes recommendations to City Council. Additionally, it serves as an appellate body for rulings or procedures issued by the Board of General and Limited Sign Erectors. The Commission is tasked with reviewing the existing Graphics Code, proposing new legislation for preparation by the appropriate department, evaluating all pending graphics-related legislation, and recommending updates or changes to relevant City Codes.

Council Variance

City Council may grant the following zoning variances:

A. Permit a variation in the yard, height or parking requirements of any district only in conjunction with a change in zoning or a use variance and only where there are unusual and practical difficulties in the carrying out of the zoning district provisions due to an irregular shape of lot, topography, or other conditions, providing such variance will not seriously affect any adjoining property or the general welfare.

B. Permit a use of the property not permitted by the zoning district established on the property if such use will not adversely affect the surrounding property or surrounding neighborhood and if council is satisfied that the granting of such variance will alleviate some hardship or difficulty which warrants a variance from the comprehensive plan.

Before authorizing any variance from this Zoning Code or the 2024 Zoning Code, in a specific case, city council shall first determine that such variance will not impair an adequate supply of light and air to the adjacent property, unreasonably increase the congestion of public streets, increase the danger of fires, endanger the public safety, unreasonably diminish or impair established property values within the surrounding area, or in any other respect impair the public health, safety, comfort, morals or welfare of the inhabitants of the city.

Documents:

- CV Application Link
- Council Variance Process(PDF, 160KB)

Rezoning 

Zoning is the division of land into districts based on current or intended land uses. These districts have uniform zoning regulations including land uses, building height, setbacks, lot size, density, lot coverage, required parking, building design standards, and other specific zoning code requirements. Zoning regulations help ensure that the city grow and change in a managed, predictable way, while safeguarding the health, safety, and welfare of the general public. The appropriate zoning district must be established before beginning any other development process. 

Documents:

-Rezoning Application
-Rezoning Process(PDF, 151KB)  
-List of Title 33 Districts
-List of Title 34 Districts