Columbus Plan Commission Meeting - March 11, 2026

The Columbus Plan Commission met on March 11, 2026, at 4:00 p.m. in Council Chambers. The meeting included approval of previous minutes, a public hearing on a rezoning request from Volunteers of America, and a discussion on proposed zoning ordinance revisions related to build-to-rent developments and procedural changes for small-scale projects.

Consent Calendar

• Minutes of the February 11, 2026 meeting were approved by unanimous vote.

Public Comments & Testimony

• No members of the public addressed the commission on the rezoning item.

New Business Requiring Commission Action: PC-26-3 – Volunteers of America Rezoning

• Request: Rezone 0.61 acres at the southwest corner of 14th Street and Hutchins Avenue from PUD (Planned Unit Development) to RM (Residential: Multi-Family) for an affordable housing project named “Hutchins Crossing.”
• Project details: 17 multifamily units, two-story, no elevator, 100% ADA on the first floor, focused on adults with high needs. Funded through state support. The project will include a purchase agreement with United Way, which currently owns the property. Parking will be leased from United Way, and a variance may be sought for parking requirements.
• Staff report: The area is identified as future residential in the comprehensive plan. Relevant goals include developing diverse housing types and affordable housing. The property is within the Columbus Central Neighborhoods plan, which promotes mixed-use and mixed-income redevelopment. Proximity to parks (0.31 miles to Greenbelt golf course), commercial goods (0.16 miles), and transit (Route 3) was noted. Sidewalk gaps exist along 14th Street.
• Applicant testimony: Chloe Ingle King, development associate with Volunteers of America, stated that the project is supported by the state and has received positive feedback from neighboring organizations, including the school corporation, Central Park Apartments, and a nearby property owner. An open house on February 26, 2026, was well-received.
• Commission discussion: Questions covered parking adequacy, property ownership, and potential transit station relocation. Staff recommended two commitments: (1) traditional neighborhood design with structures fronting 14th Street or Hutchins Avenue and parking behind, and (2) improvements to the sidewalk on the south side of 14th Street between Central Park and Hutchins Avenue.
• Vote: Motion to forward the rezoning to City Council with a favorable recommendation, subject to the two commitments. Approved unanimously.

Discussion Items: Zoning Ordinance Revisions

Build-to-Rent Developments

• Presentation by Jesse: Since 2019, the build-to-rent market has grown 130% and accounted for 8.4% of all single-family housing starts in 2025. In 2024, 39,000 new single-family BTR homes were completed, with 71,000 units started by June 2025. The average monthly mortgage payment for a new home is 37%–52% higher than the average BTR rent. Median household income ($83,150 nationally) has not kept pace with median home sale prices ($416,900), making homeownership difficult for many.
• Discussion: Build-to-rent communities typically operate like apartment complexes but offer single-family experiences. They can take the form of traditional neighborhoods, cottage courts, or mixed-density developments. Concerns included: private vs. public streets, emergency services access, trash service, and the potential for large institutional investors to dominate the market. The commission discussed a threshold of 12 units for small-scale developments (3–12 units) where more flexibility could be granted (e.g., private streets, reduced infrastructure requirements). The number 12 was based on research and consistency with small-scale multifamily definitions. The approach aims to encourage infill development and privately funded affordable housing while preventing serial developments that circumvent regulations. Staff clarified that the zoning ordinance cannot regulate whether units are for rent or sale; the focus is on building types and site design.
• Consensus: The commission was comfortable with the 12-unit threshold and the general direction. Concerns were noted about ensuring future subdivision feasibility and avoiding monopolization by large firms.

Procedures for Small-Scale Projects (3–12 Units)

• Presentation by Jeff: The zoning ordinance currently treats all projects requiring a zoning compliance certificate the same, regardless of scale. Proposed changes tailor requirements based on project size. For 3–12 unit residential projects, requirements will be reduced: no certified site plan needed (zoning exhibit accepted), fewer drawings, and simpler lighting and parking documentation. For commercial/industrial projects under certain thresholds, similar reductions apply. A foundation release option for large commercial/industrial projects was also introduced. The goal is to remove unnecessary costs and delays for smaller developments, particularly infill projects.
• Discussion: The commission discussed the need for sidewalks on public streets for small projects—staff suggested that if the project is 12 units or fewer and on an existing lot, sidewalk requirements may be waived, leaving gaps for the city to fill. The RE3 zoning district (for rural villages like Clifford, Rugby, etc.) was introduced to maintain status quo in low-density areas. Permanent supportive housing was removed as a distinct use; it will be regulated by unit count.
• Consensus: The commission expressed support for the proposed procedural changes, with the caveat that safeguards should prevent clustering multiple small developments to avoid regulatory intent.

Key Outcomes

• PC-26-3 Rezoning: Approved to forward to City Council with a favorable recommendation and two commitments. First City Council opportunity: April 7, 2026.
• Zoning Ordinance Revisions: The commission reached consensus on the 12-unit threshold for build-to-rent and small-scale multifamily developments, and on the procedural streamlining for projects of 3–12 units. Staff will continue to refine the ordinance language and present more detailed proposals at future meetings.
• Next Steps: Staff to further develop parking regulations and address serial development concerns. The next meeting agenda may include parking discussions.

Adjournment: The meeting adjourned at approximately 5:30 p.m.