Columbus Planning Division

Adopted: July 16, 2018

C2P2 GUIDING PRINCIPLES | C2P2 DESIGN GUIDELINES | C2P2 LAND USE POLICIESColumbus Citywide Planning Policies
First Edition

Columbus Planning Division

Adopted: July 16, 2018

C2P2 GUIDING PRINCIPLES | C2P2 DESIGN GUIDELINES | C2P2 LAND USE POLICIESColumbus Citywide Planning Policies
First Edition

CITY COUNCIL

DEPARTMENT OF DEVELOPMENT

Shannon G. Hardin, Council President
Michael Stinziano, Council President Pro Tempore
Elizabeth C. Brown
Mitchell J. Brown
Jaiza N. Page
Emmanuel V. Remy
Priscilla R. Tyson

Steven Schoeny, Director
Quinten L. Harris JD, MPA, Deputy Director
Hannah R. Jones, Deputy Director
Rory McGuiness, Deputy Director

DEVELOPMENT COMMISSION
Michael J. Fitzpatrick, AIA, ChairJohn A. Ingwersen, AIA, Vice Chair
Marty Anderson, Esq.
Jack A. Cooley, Ph.D.
Maria Manta Conroy, Ph.D.
Amanda Golden, APA
Kay Onwukwe, AIA, APA, NCARBPLANNING DIVISION
Kevin Wheeler, Administrator
Mark Dravillas, AICP, Assistant Administrator
PROJECT TEAM
Jackie Yeoman, Planning Manager
Christopher Lohr, Planning Manager
Alex Beim, Senior PlannerAlex Sauersmith, Senior Planner
Marc Cerana, GIS Analyst

		Contents
6
INTRODUCTION
8		About C2P2
12		 Background14		 Additional Planning in Central Ohio
15
GUIDING PRINCIPLES
17		 Guiding Principle #1: Healthy and Complete Communities
18		 Guiding Principle #2: Guided Growth and Sustainable Development
19		 Guiding Principle #3: Design and Character
20
DESIGN GUIDELINES
22		 Residential Design Guidelines
22			 General Residential, Single and Two Unit
23			 Multiunit
24			 Open Space, Parking
25			 Connectivity
26			 Landscaping, Buffering and Screening
27			 Natural Resources, Public and Private Art
28		 Commercial Design Guidelines
28			 General Commercial, Facades
29			 Setbacks, Height30			 Open Space
31			 Parking
32			 Connectivity
33			 Landscaping, Buffering and Screening
34			 Natural Resources, Public and Private Art
35			 Graphics
36
LAND USE POLICIES38		 General Land Use Policies
39		 Residential: Very Low Density, Low Density
40		 Residential: Low–Medium Density, Medium Density, Medium–High Density, 					High Density, Very High Density
41		 Mixed Use 1
42		 Mixed Use 2
43		 Mixed Use 3
44		 Commercial
45		 Office, Employment Center46		 Institutional
47		 Industrial and Warehouse, Recreation and Parks
48		 Open Space, Private Open Space
49		 AgricultureCO LU M B U S C IT YW ID E P LANNING P O LIC IE S | 1ST EDI TI ON
Introduction

INTRODUCTION
Columbus Citywide Planning Policies
FIRST EDITION

8		About C2P2
12		 Background14		 Additional Planning in Central Ohio

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Introduction

Introduction
Columbus Citywide Planning Policies (C2P2) will help guide the next generation ofdevelopment in the city of Columbus. As Central Ohio is projected to grow by up to 1 million
people by 2050 (source: insight2050), Columbus Citywide Planning Policies are designed
to guide and focus our share of this growth in a manner that supports the city’s economic
competitiveness, benefits the environment, and improves resident’s quality of life. The C2P2
Guiding Principles (Healthy and Complete Communities, Guided Growth and Sustainable
Development, and Design and Character) serve as a basis for key development strategies
implemented through the use of C2P2 Land Use Policies and Design Guidelines.

Healthy cities anticipate and prepare for change. They
are connected, inclusive, and diverse. For Columbus thiswill mean embracing and guiding growth, encouraging
reinvestment, and enhancing established neighborhoods.
These goals speak to the way land is used, the form
development takes, and how we get around.

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Introduction

What is Connectivity?
Connectivity is a term used todescribe sidewalk and street
networks that are continuous
between developments (newand old). Urban areas typicallyhave a high level of connectivity
due to the grid street pattern.
In Suburban areas, connectivity can be lost when areas
have issues such as dead-end
streets or incomplete sidewalks.
Connectivity is a benefit to thecommunity as it supports walking and biking and improves
access to transportation.
What is a Recommended
Land Use (RLU) Map?
The RLU map provides a land
use recommendation for eachpiece of property within a plan
area boundary. The recommendations correspond with C2P2
Land Use Policies and Area
Specific Policies in the Land
Use Plan. The map is a primaryelement of the Land Use Plan.

8

About C2P2
Columbus Citywide Planning Policies serve as the basis for land use planning within the cityof Columbus and specifically address land use and design in development review. The goal isto adopt C2P2 in every area of the city in order to establish consistent, predictable policies
citywide that are updated regularly. C2P2 includes four primary elements: Guiding Principles,
Design Guidelines, Land Use Policies, and Land Use Plans. Together, the four elements are used
to guide community and city review of rezoning and variance applications. Table 1.1 (below)
provides a description of each element.
Table 1.1: Four primary elements of Columbus Citywide Planning Policies (C2P2)
C2P2 Element

Description

Application

Guiding Principles“Big picture” ideas that express how the city should
develop and serve as the foundation for the Land Use
Polices and Design Guidelines.

Citywide

Design Guidelines

Recommendations for the placement and designof development (what development should “look”
like), including topics such as connectivity, setbacks,
parking, open space, and natural resources.

Citywide

Land Use Policies

Detailed policies (text) designed to be used with the
Recommended Land Use Map in an area’s Land Use
Plan. These policies provide flexible guidance on key
land use issues and scenarios.

Citywide

Land Use Plan(s)Developed for each area individually. It includes a
Recommended Land Use Map and Area Specific
Policies, and provides recommendations to address
special circumstances in each area.

Area Specific

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Introduction

COLUMBUS CITYWIDE PLANNING POLICIES ARE:
insight2050
insight2050 is a collaborative
project led by the Mid-Ohio
Regional Planning Commission(MORPC) and its partners at
the Columbus District of the
Urban Land Institute (ULI
Columbus) and Columbus 2020.
The project was designed tohelp communities in Central
Ohio plan for development andpopulation growth over the next
30+ years.
insight2050 also modeled four
growth scenarios to illustrate
how Central Ohio might choose
to accommodate the projected
population growth. The comparison of the four scenarios
shows that focusing growth
in infill and redevelopment
locations in and around cities
provides a significant fiscalsavings, reduces the amountof miles driven in vehicles,
reduces public health costs,
and conserves both energy andwater consumption.
(Source: MORPC,
www.getinsight2050.org)• Adopted city policy.
• Used to guide community and city review of future rezoning and variance requests.
• NOT…City code or law, and do not change existing zoning or zoning overlays already in place.
• NOT…used to address operational issues or issues unrelated to the built and naturalenvironment, such as healthcare, code enforcement, and public safety. These items areoutside the scope of the planning process.
• NOT…used to directly plan for traffic, congestion, or stormwater issues. (Instead, thesematters are addressed as part of the development review process managed by the
Department of Building and Zoning Services.)

BENEFITS OF C2P2
C2P2 will:• Provide consistent, predictable, and up-to-date citywide policies.
• Institute best practices developed by the City of Columbus over 20+ years.
• Provide a clear response to insight2050 and projected growth patterns for Central Ohio.
• Offer a consistent neighborhood planning process.
• Result in clear, predictable, and consistent responses to development proposals.
• Support housing and job options for a growing and diverse population.
• Encourage development patterns that support transportation options.
• Serve as a basis to consider code updates to facilitate community development.
• Provide for regular updates to ensure planning policies are current citywide.

C2P2 AND THE COMMUNITY
Adoption of C2P2 in each area of Columbus provides communities with the most up-todate, best practices for land use and design. Unlike a static plan, updates to the Guiding
Principles, Design Guidelines and Land Use Policies (when adopted by City Council) will apply
automatically to every area where C2P2 has been previously adopted.
Community engagement is a key component of C2P2 and input will be sought at both acitywide and neighborhood level based on the type of update proposed. Updates to the
Guiding Principles, Design Guidelines and Land Use Policies will include engagement at a

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Introduction

What are Area Specific
Policies?
Each community has distinct
land use situations in whichmore unique, specific land use
guidance may be appropriate.
In these cases, Area Specific
Policies (ASP) are developed torespond to the unique attributes of individual areas. Area
Specific Policies are included inarea Land Use Plans.
What is a Recommended
Land Use (RLU) Map?
The RLU map provides a land
use recommendation for eachpiece of property within a plan
area boundary. The recommendations correspond with C2P2
Land Use Policies and Area
Specific Policies in the Land
Use Plan. The map is a primaryelement of the Land Use Plan.

citywide level, while Land Use Plans will be developed by city staff in partnership with arealeadership and the community. Land Use Plans are area specific and include a Recommended
Land Use Map and Area Specific Policies (See Table 1.2).

GOING FORWARD: C2P2 TIMELINE AND IMPLEMENTATIONC2P2 may be adopted in areas through a two-step process. Step 1, early adoption, provides
neighborhoods the opportunity to benefit from C2P2 Design Guidelines earlier than theirscheduled Land Use Plan update. Step 2 is complete adoption of C2P2, including updated
Land Use Plans, by area. In Step 2, the City will work directly with each area to develop Land
Use Plans, including a Recommended Land Use Map and Area Specific Policies (see Table 1.2).
Implementation of C2P2 as citywide policy will occur over several years, and three phases ofpublic engagement are currently planned (see Table 1.3). Phase I (2018) includes educating thecommunity on C2P2 and providing areas the opportunity for early adoption of C2P2 Design
Guidelines. Phase II (2019) includes citywide public engagement on C2P2 Land Use Policies
and Design Guidelines and will result in the first citywide update to C2P2. Phase III (2020)
includes area focused public engagement and complete adoption of C2P2, including Land Use
Plans, by area.
Table 1.2: Adoption steps and public engagement type for each element of C2P2
Adoption Stage

Step 1:
Early Adoption

Step 2:Complete
Adoption

C2P2 Element

Engagement/
Application

Description

Guiding Principles

Citywide

The foundation for the guidelines,
policies and plans.

Early Adoption

Citywide

Design recommendations for
proposed development.

Land Use Policies

Citywide

Policy text used with Land Use Plans
to provide guidance on land use.

Land Use Plan

Area Specific

Recommended Land Use Map andArea Specific Policies.

Table 1.3: Phases of public engagement for C2P2
Phase

Year

Engagement

Goals• Step 1: Early Adoption by area

10

Phase I2018

Educate community on C2P2
policies and timeline

Phase II2019Engage stakeholders citywide
on land use policies and design
guidelines• First update to C2P2 Design
Guidelines and Land Use Policies

Phase III2020
(ongoing)

Engage stakeholders by area todevelop Land Use Plans• Step 2: Complete adoption of
C2P2 by area, including Land
Use Plans

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• Establish C2P2 as a citywide
basis for land use planning

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Introduction

USING COLUMBUS CITYWIDE PLANNING POLICIES: BASIC STEPS
Follow five basic steps to review development proposals using the Columbus Citywide
Planning Policies:
Begin with an area’s C2P2 Land Use Plan (Step 1-3)*:*When C2P2 Design Guidelines have been adopted for an area (early adoption), but a C2P2
Land Use Plan is not in place, proceed to Step 5. In this case, development proposals will be
reviewed for consistency with C2P2 Design Guidelines and an area’s previously adopted Area
or Neighborhood Plan. If there is a conflict between an existing plan’s recommendation and
C2P2 Design Guidelines, the more current policies will be used.
Step 1: Identify the location of the development on the Recommended Land Use Map
located within the C2P2 Land Use Plan. Refer to the map legend to determine therecommended land use for the site location. Online mapping applications are alsoavailable at: www.columbus.gov/planning
Step 2: Refer to the Land Use Classification Table for a general description of the land use
recommendation for the site.
Step 3: Review the Area Specific Policies located within the C2P2 Land Use Plan to determine
if any apply to the site.
Then proceed to C2P2 Land Use Policies (Step 4):
Step 4: Review the C2P2 Land Use Policies (pages 36–49) that corresponds with the land use
recommendation for more specific policy information.
Then proceed to C2P2 Design Guidelines (Step 5):
Step 5: Refer to any relevant C2P2 Design Guidelines (pages 20–35) for the proposeddevelopment.

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Introduction

Background1993 COLUMBUS COMPREHENSIVE PLAN
In 1993, Columbus City Council adopted the City’s first Comprehensive Plan in over 80 years.
The effort was, in part, a response to development pressures and service challenges that had
emerged during the prior decade. The plan established a framework for addressing planningand development, capital improvements, and community facility issues on a citywide basis.
Implementation of the plan led to a number of key initiatives that remain in place today, including:• Requirements for sidewalks, street trees, and street lights• Parkland Dedication Ordinance• Traffic Standards Code• Traditional Neighborhood Development Code• Increased emphasis on riparian corridors• Environmental Conservation District – 1st City policy to protect the Darby

AREA PLANNING PRIOR TO C2P2
After the 1993 Comprehensive Plan was adopted, the city focused on smaller scale neighborhood and area plans to address land use, urban design, and related issues. Over the past
25 years, area planning has evolved to be better suited to supporting development review,which is the primary use of the plans. Area plans no longer address operational issues such as
refuse collection, safety services, and code enforcement. While important to the community,
these issues are difficult to implement through an area plan and are better addressed throughspecific initiatives. Area plan recommendations instead focus on land use and urban design as
a way to directly impact development review in the city. Parcel level land use recommendations
were also introduced through the use of geographic information systems (GIS).

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Introduction

Columbus currently has over 40 neighborhood and area plans, covering over 90% of the city’s
corporate boundary. The update schedule for area plans is influenced by a number of factors,
including development activity, broader city priorities, and the age or relevance of the current
document. However, due to the amount of time required to update each area plan, the City
has been unable to keep all plans updated within the preferred 10-year timeframe. Outdated
plans have resulted in a number of challenges for the city and community, including: significant
differences between current and older plan policies, inconsistent policies for property owners
and developers working on projects in multiple areas, planning area boundaries that are inconsistent with newly formed area commission boundaries, and an absence of a broader policy
framework for citywide development issues.

C2P2: A RESPONSE TO AREA PLAN CHALLENGES
The Columbus Citywide Planning Policies (C2P2) were created as a response to the challenges
encountered through the past area planning process. C2P2 will provide communities withthe most up-to-date, best practices for land use and design and will be updated regularly. As
adopted citywide policy, updates to the C2P2 Guiding Principles, Design Guidelines and Land
Use Policies will apply automatically to every area where C2P2 has been previously adopted.
This method creates a consistent neighborhood planning process that allows all areas within
the city to benefit from the most up-to-date policies for land use and design review.
C2P2 is based on best practices developed with community stakeholders over the past 20+
years of area planning. The document is a reflection of the city’s most current area plan bestpractices, land use polices, and design guidelines. Implementing citywide policies allows forclear, predictable, and consistent responses to development proposals throughout the city andalso directly responds to findings in insight2050, a public/private initiative in Central Ohio toplan for growth over the next 30+ years (www.getinsight2050.org).
C2P2 includes Land Use Plans developed specifically for each area in Columbus. Land Use
Plans (previously titled Neighborhood or Area Plans) are developed by city staff in partnershipwith community members to provide specific land use recommendations for an area. Land Use
Plans focus on Area Specific Policies and a Recommended Land Use Map. Rezoning or variance applications are reviewed by city staff and the community for consistency with Columbus
Citywide Planning Policies, including the Design Guidelines, Land Use Policies, and Land Use
Plan. For more information, see Using Columbus Citywide Planning Policies: Basic Steps on
page 11.

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Introduction

Additional Planning in Central Ohio
Columbus Citywide Planning Policies address land use and design for development proposals
within the city of Columbus. C2P2 is specific in subject matter in order to provide focused guidance for development review, and it is designed to complement other planning efforts related tocity infrastructure, recreation and parks, transportation and more. Examples of additional planning efforts in the City of Columbus and Central Ohio include insight2050 (Mid-Ohio Regional
Planning Commission), Connect Columbus (City of Columbus), NextGen (Central Ohio Transit
Authority), and AgeFriendly Columbus (The Ohio State University College of Social Work).

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Guiding Principles

GUIDING PRINCIPLESColumbus Citywide Planning Policies
FIRST EDITION

17		 Guiding Principle #1: Healthy and Complete Communities
18		 Guiding Principle #2: Guided Growth and Sustainable Development
19		 Guiding Principle #3: Design and Character

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Guiding Principles

Guiding Principles
INTRODUCTION
C2P2 Guiding Principles are “big picture” ideas that provide a vision for how the city should
develop and describe citywide priorities relative to land use and development. The three
Guiding Principles serve as the foundation for the Land Use Policies and Design Guidelines, andeach are comprised of a vision statement and principle statements. Each principle statement isaligned with C2P2 Land Use Policies (LU) and/or C2P2 Design Guidelines (DG), as indicatedby an abbreviation at the end of each statement (pages 17–19).

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Guiding Principles

GUIDING PRINCIPLE #1

Healthy and CompleteCommunities
Neighborhoods should have a mix of uses that provide a
range of housing types, retail and community services, andemployment opportunities. Neighborhoods should also be
served by multiple transportation options.
• Mixed-use and highest density residential development isencouraged within established commercial centers andalong primary corridors with access to transit. (LU)
• Retail development should be strategically located withincommercial nodes and mixed use areas. (LU)
• Protection and expansion of employment oriented land uses,
including office and manufacturing, is a priority. (LU)
• Local agriculture and supportive uses are encouraged. (LU)
• Access to parks, open space and recreational opportunities
should be provided for all neighborhoods. (DG)
• Connectivity within and among developments should be
provided through streets, sidewalks, bikeways and multi-use
trail networks. (DG)

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Guiding Principles

GUIDING PRINCIPLE #2

Guided Growth andSustainable Development
As Columbus’ population grows over the next few decades,
how and where development occurs will impact the quality oflife in our city. Guided and planned development will conserveboth economic and environmental resources, provide accessto natural areas and open space, and encourage investment inneighborhoods.
• Priority should be placed on revitalization of Columbus’
older neighborhoods through inﬁll development in order toprovide economic opportunities and an improved quality oflife for all residents. (LU)
• Development that utilizes existing infrastructure within urban
and established suburban neighborhoods is a priority. (LU)• Natural resources, including rivers and wetlands, should beprotected and preserved in new development. (DG)
• Site design should incorporate and highlight natural featuresand open space. (DG)
• Parking should be balanced with the goals of reducing
development’s impact on the natural environment, creating
walkable and bikeable neighborhoods, and encouraging theuse of transit. (DG)• Green building techniques, conservation development, andalternative energy sources are encouraged. (DG)18

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Guiding Principles

GUIDING PRINCIPLE #3

Design and Character
Columbus’ diverse neighborhood character adds to thevibrancy of the city. High quality development can enhance
the character of neighborhoods, create a sense of place forresidents, and attract investment. Design guidelines provide abasis for thoughtful development that is both functional andaesthetically pleasing.
• Downtown Columbus’s role as the cultural, political, andeconomic heart of the region should be recognized andstrengthened. (LU)(DG)• Established neighborhoods should be enhanced with highquality and appropriate inﬁll development guided by land
use and design recommendations. (LU)(DG)• Higher intensity uses should incorporate design elements tominimize impacts on adjacent lower intensity uses. (DG)
• Building placement and design should contribute to apedestrian-friendly streetscape. (DG)
• Historic buildings and homes that contribute to thecharacter of existing neighborhoods should be considered
for preservation or incorporation into development. (DG)

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Design Guidelines

DESIGN GUIDELINES
Columbus Citywide Planning Policies
FIRST EDITION

22		 Residential Design Guidelines
22			 General Residential, Single and Two Unit
23			 Multiunit
24			 Open Space, Parking
25			 Connectivity
26			 Landscaping, Buffering and Screening
27			 Natural Resources, Public and Private Art

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28		 Commercial Design Guidelines
28			 General Commercial, Facades
29			 Setbacks, Height30			 Open Space
31			 Parking
32			 Connectivity
33			 Landscaping, Buffering and Screening
34			 Natural Resources, Public and Private Art
35			 Graphics

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Design Guidelines

Design Guidelines
INTRODUCTION
The C2P2 Design Guidelines are recommendations for the placement and design of development (what development should look like) including topics such as connectivity, setbacks,
parking, open space, and natural resources. The guidelines include specific standards fordesign, but are intended to allow for flexibility in application. Rezoning or variance applications
are reviewed for consistency with Columbus Citywide Planning Policies, including the Design
Guidelines, Land Use Policies, and Land Use Plan (see also About C2P2, pp. 8–11).
It is important to note that the C2P2 Design Guidelines are city policy and do not replace
the zoning code and its legislatively adopted standards. The guidelines do not replace regulations for traffic management, storm water and sewer management, or parkland dedication.
These regulations are managed by the Department of Public Service, Department of Public
Utilities, and the Recreation and Parks Department, respectively. Additionally, the guidelines
do not replace FAA and State notification requirements for construction in the vicinity of
airports. Regulations regarding airports are managed by the FAA and Ohio Department ofTransportation.

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Residential Design Guidelines

RESIDENTIAL DESIGN GUIDELINES
GENERAL RESIDENTIAL DESIGN GUIDELINES
1. The appropriateness of infill development should be measured in terms of height,
width, setbacks, and lot coverage. Projects that are proposed at a density higher than
the recommended land use may be supported if they include a high level of site andarchitectural design.
2. Sensitive site design, cluster development and other design approaches should be used topreserve open space, natural resources, and other ecologically sensitive areas.
3. Building materials should be of high quality and durability, such as traditional masonry,
stone, stucco, wood, etc.
4. Front facades should be designed to provide aesthetic appeal through the appropriate use
and placement of doors and windows.
5. Development adjacent to parkland should be oriented in such a way that it faces the park
(houses should not back up to parkland).
6. Lights should have fully shielded, recessed lamps directed downward to prevent glare andshine above the horizontal plane.
7. Building owners/developers are encouraged to conserve and rehabilitate historic buildings
and architectural elements and to consult the Historic Preservation Office regarding bestpractices in maintaining and rehabilitating historic structures.
SINGLE AND TWO UNIT
1. New single and two-unit housing should be oriented to the street and reflect the prevailingsetback and spacing of nearby homes, as appropriate.
2. The design and character of new development, including homes, additions, and garages,
should be appropriate and based on the principal and nearby structures in terms of height,
width, setbacks, lot coverage, roof pitch, other.
3. Garages should be located and accessed from the rear of the property for those sites withalley access.
4. Accessory buildings (including, but not limited to, detached garages) should be located to
the rear of the principal building.

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Residential Design Guidelines

SINGLE AND TWO UNIT CONTINUED
5. Front porches are encouraged.
6. Attached garages facing front elevations should not exceed 40 percent of the home’s
width (including the garage) and be set back at least two feet from the front elevation.
In situations where it is not feasible to set back the garage from the front elevation, afunctional front porch of at least 100 square feet should extend beyond the face of the
garage. Additionally, side facing garages should provide windows on the front elevation of
the home. Single bay garage doors and/or garage doors with windows are preferred.

MULTIUNIT
1. The primary facade on the ground level of multiunit buildings should include entrances,
stoops, porches, balconies or other features to contribute to street activity.
2. Multiunit buildings should incorporate building articulation through the use of bays,
balconies, cornice lines, and varying rooflines.
3. Multiunit development should incorporate plazas and courtyards which are open to andvisible from the primary street.
4. Variation in building design is encouraged for multiunit developments with multiple
buildings.
5. Building height transitions should be used to create a scale and massing that is appropriate
based on the surrounding uses.
6. Setbacks of higher stories from the front facade should be considered for taller buildings tolessen their visual impact.
7. Multiunit development should include usable open space as described in the Open Space
guidelines. Neither required setbacks nor stormwater detention basins substitute forrecommended open space.
8. Multiunit development should face public streets and open space. Parking lots should beplaced behind or, if necessary, next to buildings.
9. In urban areas, roof pitches should be appropriate based on nearby contributing building’s
roof pitch.

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Residential Design Guidelines

OPEN SPACE
1. Open space should be integrated into new development, serving in one or more of thefollowing ways: an organizational element, a central green space, connection to adjacent
open space, protection of natural areas, and/or as a buffer along scenic roadways.
2. Open space should include landscaping, trees and connections to sidewalks or trails as
appropriate. The design and placement of landscaping should consider the type of open
space, its relationship to the built environment and the best use of the space.
3. Usable open space should be incorporated along bodies of water (streams, rivers, etc.)
for active or passive recreational use. When appropriate, opportunities to connect to theregional trail system should be pursued (see also Natural Resources section).
4. Development proposals should clearly delineate areas set aside for stormwater
management.
5. Neither required stormwater detention basins nor setbacks substitute for recommended
open space.
6. Development should address open space—buildings should front parks and open space.

PARKING
1. Requests for parking reductions, including those beyond that provided by applicable overlay
provisions, will be considered based on:a. the presence of on-street parking,b. mixed use development pattern of surrounding area,c. pedestrian accessibility,d. access to transit,
e. extent of variance requested,f. size and nature of use,g. potential impact on adjacent residential uses, andh. provision of pedestrian and bicycle facilities beyond that required by code.
2. Shared parking arrangements are encouraged, particularly between land uses with differingpeak hours.

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Residential Design Guidelines

PARKING CONTINUED
3. The use of green technologies to manage stormwater runoff in parking lots, subject to city
engineering requirements, is encouraged. Examples include rain gardens, bio-swales andpervious pavement.
4. Bicycle parking should be incorporated into development projects as required by code.
Additional consideration should also be given to including supporting facilities in multiunit,
office and mixed use developments.
5. Structured parking, designed to minimize visual impacts and buffered from adjacentresidential, should be considered for high density residential, mixed use, office, or
institutional projects.
6. Parking structures should not front primary corridors, but should instead be placed at therear of development.
7. Parking lots should be hidden to the greatest extent possible by locating it to the rear orside of a building.

CONNECTIVITY
1. Development should connect to the public sidewalk, bikeway network, adjacent parks, andmulti-use trail network. Within a given site, an interconnected series of streets, sidewalks,
and paths should be provided.
2. Connectivity within and among developments to parks and open space should be a designpriority.
3. Connectivity between developments via public streets is encouraged. In the caseconnectivity via public streets is not feasible, pedestrian connections should be considered.
4. Traditional suburban curvilinear block and street design should be avoided unless it
facilitates preservation of natural features.
5. Maintenance of existing street and alley grids is encouraged. Evaluation of potential disposalof right-of-way (ROW) should consider whether the subject ROW is improved and thedegree to which it provides connectivity not otherwise available.

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Residential Design Guidelines

LANDSCAPING, BUFFERING AND SCREENING
1. Landscape installations should enhance buildings, create and define public and private
spaces, and provide shade, aesthetic appeal, and environmental benefits.
2. Buffering of adjacent uses, particularly lower density residential, should use elements suchas existing and new vegetation, fencing, masonry walls, mounding, orientation of residential
garages, and placement of site lighting such that it avoids spillage into adjacent sites.
3. Landscaping should be used to support storm water management goals for filtration,
percolation, and erosion control consistent with the Department of Public Utilities
Stormwater Manual.
4. Plant species should be adapted to urban conditions. Native species are encouraged andinvasive species should be avoided.
5. Existing landscaping should be preserved and integrated into site design where feasible(see also Natural Resources section).
6. Screening should be provided between residential and non-residential uses.
7. Service and loading zones should be located to the rear, side, or in an internal location to
reduce visibility and noise and should be screened appropriately.
8. Parking lots should be screened from view from public right-of-way and adjacentdevelopment. Screening should include a combination of the following items: walls, mounds,
trees, shrubs, and/or landscaping.
9. Chain link fencing is not appropriate for screening.
10. Street trees should be provided as part of new development, with guidance from theRecreation and Parks Department.

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Residential Design Guidelines

NATURAL RESOURCES
1. Development should be appropriately sited to conserve natural features as integral
components of development or as part of public or private park and recreation systems.
2. Protected natural areas should be clearly delineated from development to prevent
encroachment, particularly in the case of single-unit homes (e.g. split-rail fencing and bollards).
3. Usable open space should be incorporated along bodies of water (streams, rivers, etc.)
for active or passive recreational use. When appropriate, opportunities to connect to theregional trail system should be pursued (see also Open Space section).
4. Stream corridors, wetlands, ravines and the 100-year floodplain should be protected in anatural state (more specific methodology is found in the Department of Public Utilities
Stormwater Manual).
5. Mature trees provide significant environmental benefits and should be preserved wheneverpossible. Tree preservation measures should be density neutral.
6. Alternative “green” methods to manage stormwater should be considered (i.e. bio-swales,
vegetated swales, native landscaping, naturalized detention and retention basins, pervious
surfaces), consistent with Department of Public Utilities Stormwater Manual.

PUBLIC AND PRIVATE ART
1. Art placed on city property or within public right-of-way must be approved by and meet theevaluation criteria of the Columbus Art Commission, as provided in City Code.
2. Existing art incorporated into structures should be conserved where feasible.
3. Integration of art in larger development projects is encouraged, as is placement of art inpublic spaces, such as plazas.
4. Works of art should be designed with consideration to maintenance and durability.

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Commercial Design Guidelines

COMMERCIAL DESIGN GUIDELINES
GENERAL COMMERCIAL DESIGN GUIDELINES
1. Buildings should be generally parallel to and facing the street, with an entrance door(s)connected to the public sidewalk.
2. A consistent level of detailing and finish should be provided for all sides of a building,allowing for service areas.
3. Building materials should be of high quality and durability, such as traditional masonry,
stone, stucco, cedar, etc.
4. Buildings should be articulated by dividing facades into modules or bays, use of piersand columns, recessed and projecting bays, varying rooflines and building setback above
cornice line as appropriate.
5. Drive-through pickup windows and coverings should be located to the rear or side of theprincipal building.
6. Awnings and associated framing systems should be compatible with building design.
7. For multistory buildings, ground floor uses should address and contribute to the street. Thiscan be accomplished through such design elements as door entries, windows, and landscaping.
8. Building owners/developers are encouraged to conserve and rehabilitate historic buildings
and architectural elements and to consult the Historic Preservation Office regarding bestpractices in maintaining and rehabilitating historic structures.

FACADES
1. Street level facades adjacent to a public sidewalk should be as transparent as possible tocreate an interesting pedestrian environment, except for residential spaces on ground floors.
2. Street level facades should incorporate a high level of design and material quality.
3. Blank walls should not be presented to primary streets. Buildings with blank walls (without
doors or windows) adjacent to side streets and residential areas should use building
articulation and landscaping to mitigate impacts on adjacent uses.
4. Design elements should be used to distinguish between street level and upper story
windows.

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SETBACKS
1. Buildings in urban areas should generally have a zero foot setback. Consideration of larger
setbacks should be based on the incorporation of public spaces, placement of adjacentbuildings, and/or unique geometry.
2. Consideration should be given to allow reduced setbacks for commercial buildings insuburban areas when parking and circulation are placed behind the principal structure (seealso Parking section).

HEIGHT
1. Requests for a variance in height will be considered based on:a. Site size and situationb. Adjacent usesc. Quality of architectural design and materials
d. Parking provision
2. Building height transitions should be used to create scale and massing that is appropriate
relative to surrounding uses.
3. The use of a setback from the front, rear and/or side facade(s), or other design strategies,
should be used to lessen the visual impact of taller buildings.

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OPEN SPACE
1. Open space should be integrated into new development, serving in one or more of thefollowing ways: an organizational element, a central green space, connection to adjacent
open space, protection of natural areas, and/or as a buffer along scenic roadways.
2. Open space should include landscaping, trees and connections to sidewalks or trails as
appropriate. The design and placement of landscaping should consider the type of open
space, its relationship to the built environment and the best use of the space.
3. Usable open space should be incorporated along bodies of water (streams, rivers, etc.)
for active or passive recreational use. When appropriate, opportunities to connect to theregional trail system should be pursued (see also Natural Resources section).
4. Development proposals should clearly delineate areas set aside for stormwater management.
5. Neither required stormwater detention basins nor setbacks substitute for recommended
open space.
6. Development should address open space—buildings should front parks and open space.

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Commercial Design Guidelines

PARKING
1. Requests for parking reductions, including those beyond that provided by applicable overlay
provisions, will be considered based on:a. the presence of on-street parking,b. mixed use development pattern of surrounding area,c. pedestrian accessibility,d. access to transit,
e. extent of variance requested,f. size and nature of use,g. potential impact on adjacent residential uses, andh. provision of pedestrian and bicycle facilities beyond that required by code.
2. Shared parking arrangements are encouraged, particularly between land uses with differingpeak hours.
3. The use of green technologies to manage stormwater runoff in parking lots, subject to city
engineering requirements, is encouraged. Examples include rain gardens, bio-swales andpervious pavement.
4. Bicycle parking should be incorporated into development projects as required by code.
Additional consideration should also be given to including supporting facilities in multiunit,
office and mixed use developments.
5. Structured parking, designed to minimize visual impacts and buffered from adjacentresidential, should be considered for high density residential, mixed use, office, or
institutional projects.

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PARKING CONTINUED
6. Parking structures should not front primary corridors, but should instead be placed at therear of development.
7. Parking lots should be placed to the rear or side of a building and be hidden from viewto the greatest extent possible. In situations where a parking lot is proposed in front of abuilding, the following should be considered:a. Larger shopping centers may incorporate outlot development designed in such a way
as to screen parking areas. No parking or circulation aisles should be located between
outlot development(s) and the right-of-way.
b. Smaller suburban shopping centers (i.e. strip centers) should be limited to no more than
two rows of parking plus drive aisle between the building and right-of-way.
8. A high level of landscaping and screening should be provided between the right-of-way andparking lot. (See also Landscaping, Buffering and Screening)
9. Large commercial parking lots should include a network of pedestrian walkways to provide
access to the building (s) and adjacent sidewalk(s).

CONNECTIVITY
1. Development should connect to the public sidewalk, bikeway network, adjacent parks, andmulti-use trail network. Within a given site, an interconnected series of streets, sidewalks,
and paths should be provided.
2. Connectivity within and among developments to parks and open space should be adesign priority.
3. Connectivity between developments via public streets is encouraged. In the caseconnectivity via public streets is not feasible, pedestrian connections should be established.
4. Traditional suburban curvilinear block and street design should be avoided unless it
facilitates preservation of natural features.
5. Maintenance of existing street and alley grids is encouraged. Evaluation of potential disposalof right-of-way (ROW) should consider whether the subject ROW is improved and thedegree to which it provides connectivity not otherwise available.

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Commercial Design Guidelines

LANDSCAPING, BUFFERING AND SCREENING
1. Landscape installations should enhance buildings, create and define public and private
spaces, and provide shade, aesthetic appeal, and environmental benefits.
2. Buffering of adjacent uses, particularly lower density residential, should use elements suchas existing and new vegetation, fencing, masonry walls, mounding, orientation of residential
garages, and placement of site lighting such that it avoids spillage into adjacent sites.
3. Landscaping should be used to support storm water management goals for filtration,
percolation and erosion control consistent with the Department of Public Utilities
Stormwater Manual.
4. Plant species should be adapted to urban conditions. Native species are encouraged andInvasive species should be avoided.
5. Existing landscaping should be preserved and integrated into site design where feasible(see also Natural Resources section).
6. Screening should be provided between residential and non-residential uses.
7. Service and loading zones should be located to the rear, side, or in an internal location to
reduce visibility and noise and should be screened appropriately.
8. Parking lots should be screened from view from public right-of-way and adjacentdevelopment. Screening should include a combination of the following items: walls, mounds,
trees, shrubs, and/or landscaping.
9. Chain link fencing is not appropriate for screening.
10. Street trees should be provided as part of new development, with guidance from theRecreation and Parks Department.

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NATURAL RESOURCES
1. Development should be appropriately sited to conserve natural features as integral
components of development or as part of public or private park and recreation systems.
2. Protected natural areas should be clearly delineated from development to prevent
encroachment.
3. Usable open space should be incorporated along bodies of water (streams, rivers, etc.)
for active or passive recreational use. When appropriate, opportunities to connect to theregional trail system should be pursued (see also Open Space section).
4. Stream corridors, wetlands, ravines and the 100-year floodplain should be protected in anatural state (more specific methodology is found in the Department of Public Utilities
Stormwater Manual).
5. Mature trees provide significant environmental benefits and should be preserved wheneverpossible. Tree preservation measures should be density neutral.
6. Alternative “green” methods to manage stormwater should be considered (i.e. bio-swales,
vegetated swales, native landscaping, naturalized detention and retention basins, pervious
surfaces), consistent with Department of Public Utilities Stormwater Manual.

PUBLIC AND PRIVATE ART
1. Art placed on city property or within public right-of-way must be approved by and meet theevaluation criteria of the Columbus Art Commission, as provided in City Code.
2. Existing art incorporated into structures should be conserved where feasible.
3. Integration of art in larger development projects is encouraged, as is placement of art inpublic spaces, such as plazas.
4. Works of art should be designed with consideration to maintenance and durability.

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Commercial Design Guidelines

GRAPHICS
1. In urban areas, blade signs are recommended.
2. In suburban areas, monument style signs are recommended and should not be taller thansix feet.
3. Wall signs should not obscure or interfere with architectural lines and details and should besized to fit in with the building’s facade design.
4. New signage should be designed to be a logical and complementary component of theoverall design of a storefront.
5. Buildings should not be dominated by graphics. Crowded or cluttered graphics
arrangements should be avoided.
6. Signs for storefronts/businesses in the same building/development should be ofcoordinated design—reinforcing rather than competing with each other.
7. Large commercial developments should utilize integrated signage, with an emphasis onwall signs and central identification signage for the entire development, rather than multiple
freestanding signs.
8. Excessively large signs are discouraged.
9. Some types of signs are generally discouraged (or otherwise prohibited in city code),
including ad murals, off-premises signs, billboards, signs with flashing lights or bare bulbs,
co-op signs, rotating signs, pole signs, automatic changeable copy signs, bench signs, androof-mounted signs.

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Land Use Policies

LAND USE POLICIESColumbus Citywide Planning Policies
FIRST EDITION

38		 General Land Use Policies
39		 Residential: Very Low Density, Low Density
40		 Residential: Low–Medium Density, Medium
Density, Medium–High Density, HighDensity, Very High Density
41		 Mixed Use 1
42		 Mixed Use 2
43		 Mixed Use 3
44		 Commercial

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45		 Office, Employment Center46		 Institutional
47		 Industrial and Warehouse, Recreation andParks48		 Open Space, Private Open Space
49		 Agriculture

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Land Use Policies

Land Use Policies
INTRODUCTION
The C2P2 Land Use Policies are text designed to correspond with an area’s Recommended
Land Use Map (within a C2P2 Land Use Plan) and provide flexible guidance on key land use
issues and scenarios. The policies and map work together to form recommendations regarding
future land use. Development proposals are reviewed for consistency with Columbus Citywide
Planning Policies, including the Design Guidelines, Land Use Policies, and Land Use Plan (seealso About C2P2, pp. 8–11).

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What is density?
Density refers to the number ofresidential units within a given
area. It is calculated by dividing
the total number of residential
units on a site by the total acreage of the site. For example, adevelopment with 100 residential units on a 10-acre site has adensity of 10 dwelling units peracre (du/ac), or a developmentwith 40 residential units on a
10-acre site has a density of 4
du/ac. The density ratio does
not differentiate between thetype of residential development(single-family vs. multifamily).
Density calculations allow forclustering of units on a smaller
portion of the developablesite to accommodate natural
resource preservation and larger
open space designations.

GENERAL LAND USE POLICIESThe general land use policies apply to multiple land use classifications and are used toreview development proposals when applicable. It is important to note that Columbus
Citywide Planning Policies are adopted as city policy, not code. The policies do not replace
the zoning code or apply to existing uses that are consistent with the zoning code or are
legally nonconforming.
1. Development proposals that require a zoning change or variance are reviewed forconsistency with Columbus Citywide Planning Policies, including the Design Guidelines,
Land Use Policies, and Land Use Plan (see also About C2P2, pp. 8–11). Land use and design
are both integral components of development proposals, and site plans and related
information should be provided to review for consistency with C2P2.
2. Recommended density ranges are guidelines for future development which work in
conjunction with the C2P2 Design Guidelines.
3. Density ranges do not guarantee that development proposals will be approved at the
maximum density. Additionally, consideration may be given to densities higher than therecommendation for projects that include a high level of site and architectural design and/or
access to enhanced transit.
4. Density is typically measured in terms of dwelling units per acre (i.e. “Gross Density”). The
calculation includes the area of the entire site including internal roads and open space.
5. Density calculations allow for clustering of units on a smaller portion of the developable site
to accommodate natural resource preservation and larger open space designations.
6. Recommendations of this plan do not apply to properties outside Columbus. Land use
recommendations for areas that are currently not in Columbus are provided in the event
they are annexed to the City in the future.
7. Requests for homebased daycare within residential areas should be reviewed per State of
Ohio standards. Columbus Planning does not consider requests for homebased daycare in
residential areas to be a change of use, and therefore does not comment on such requests.

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Land Use Policies

VERY LOW DENSITY RESIDENTIAL, <4 DU/ACRE
Very low density residential development is predominantly comprised of single-unit homes
at a density of less than 4 du/acre. This classification applies to the least intense residential
portions of an area and includes existing low density residential neighborhoods, single-unit
homes on large lots, and areas of undeveloped land. It is recognized that undeveloped land andexisting homes on large lots, particularly those that are located along primary corridors, may
be subject to development proposals inconsistent with the land use recommendation in terms
of use and/or density. Alternative proposed uses and/or higher density proposals may merit
support if they are consistent with the Columbus Citywide Planning Policies (C2P2) Guiding
Principles. Principles that may apply include: enhancing established neighborhoods with highquality and appropriate infill development, revitalizing Columbus’ older neighborhoods throughinfill development, and utilizing existing infrastructure. Refer to the C2P2 Guiding Principles formore information (pages 15–19).
In situations where a proposed use is inconsistent with the Very Low Density Residential
recommendation, the following should be considered:
1. Densities higher than the recommended land use may be appropriate in instances wheremore intense uses are present, such as higher density residential, manufacturing, orcommercial, or when site design mitigates impacts on adjacent residential uses andsignificant natural resource preservation is provided.
2. In situations where higher densities may be appropriate, the proposed net density (notincluding regulated floodway, floodplain or stream corridor protection zones) will be
reviewed for compatibility with adjacent uses, potential impact on natural resources, andother factors.
3. New uses could include office, residential, institutional, recreation, and/or open space,depending on the scale and intensity relative to surrounding uses.
4. Proposals should follow the C2P2 Design Guidelines for the proposed use.

LOW DENSITY RESIDENTIAL, 4–6 DU/ACRE
This classification is similar to the Very Low Density Residential classification and includes singleunit homes and limited amounts of multiunit housing developed at a density of 4–6 du/acre.
Proposals should follow the Residential Design Guidelines.

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LOW–MEDIUM DENSITY RESIDENTIAL, 6–10 DU/ACRE
Low-Medium Density Residential is characterized by smaller lot, single-unit homes, doubles,
townhouses, and smaller scale multiunit housing developed at a density of 6–10 du/acre.
Proposals should follow the Residential Design Guidelines.

MEDIUM DENSITY RESIDENTIAL, 10–16 DU/ACRE
This classification is similar to the Low-Medium Density Residential classification, but withsomewhat higher densities. It is characterized by smaller lot, single-unit homes, doubles,
townhouses, and smaller scale multiunit housing developed at a density of 10–16 du/acre.
Proposals should follow the Residential Design Guidelines.

MEDIUM–HIGH DENSITY RESIDENTIAL, 16–24 DU/ACRE
Medium-High Density Residential is characterized by multi-story, multiunit housing developed
at a density of 16–24 du/acre. Higher density residential development in primary corridors
and commercial districts support neighborhood retail by creating a strong local market, andfacilitating a walkable, transit supportive environment. The Mixed Use 1, 2 and 3land use
classifications also support residential densities in this range. Proposals should follow the
Residential Design Guidelines.

HIGH DENSITY RESIDENTIAL, 24-45 DU/ACRE
This classification is similar to the Medium-High Density Residential, but with somewhat
higher density. It is characterized by multi-story, multiunit housing developed at a density of
24–45 du/acre. Higher density residential development in primary corridors and commercial
districts support neighborhood retail by creating a strong local market, and facilitating awalkable, transit supportive environment. The Mixed Use 2 and 3 land use classifications also
support residential densities in this range. Proposals should follow the Residential Design
Guidelines.

VERY HIGH DENSITY RESIDENTIAL, >45 DU/ACREThe Very High Density Residential is characterized by multi-story, multiunit housing developed
at a density of 45 du/acre or greater. Higher density residential development in primarycorridors and commercial districts support neighborhood retail by creating a strong local
market, and facilitating a walkable, transit supportive environment. The Mixed Use 3 land use
classification also supports residential densities in this range. Proposals should follow the
Residential Design Guidelines

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Land Use Policies

MIXED USE 1, <24 DU/ACRE
This classification supports a mix of land uses, including commercial (retail, office, hotel),institutional, and/or multiunit residential. Development may include a mix of uses on one site(for example, residential units located either above or next to the commercial uses) or only
one use per site. Mixed Use 1 areas generally represent the smaller shopping corridors andneighborhood commercial hubs. These areas, in consideration of nearby residential areas, areappropriate for a mix of uses including residential densities less than 24 du per acre. Withinareas designated Mixed Use 1, the following applies:
1. The designation does not require a mix of uses, but instead promotes mixed use
development where it is a viable development scenario.
2. Mixed use development should support a variety of mobility options including walking,biking and transit (see also Connectivity section, page 24).
3. While commercial auto oriented uses are included in the Mixed Use 1 classification,
proposals for an auto oriented use will be reviewed for potential negative impacts on
surrounding development and the neighborhood. Examples of auto oriented uses include
gas stations, auto sales, auto service, car washes, etc. In situations where a commercial autooriented use is proposed, the following should be considered:a. The appropriateness of the site for an auto oriented use, including the number of similar
uses in a neighborhood and future development opportunities. In situations wherea saturation of auto oriented uses exist within an area, new auto oriented uses are
generally not supported.
b. In areas where a commercial overlay exists, proposals should meet overlay standards.
c. New development should include a high level of site and architectural design to mitigate
impacts on existing and future development.
4. Proposals should follow the Residential and/or Commercial Design Guidelines, as appropriate.

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MIXED USE 2, <45 DU/ACRE
This classification is similar to the Mixed Use 1 classification, but supports residential densities
less than 45 du/acre. This classification supports a mix of land uses, including commercial(retail, office, hotel), institutional, and/or multiunit residential. Development may include a mix
of uses on one site (for example, residential units located either above or next to commercialuses) or only one use per site. Mixed Use 2 areas are the commercial hubs and corridors of
the area, as well as existing large shopping centers. Within areas designated Mixed Use 2, thefollowing applies:
1. The designation does not require a mix of uses, but instead promotes mixed use
development where it is a viable development scenario.
2. Mixed use development should support a variety of mobility options including walking,biking and transit (see also Connectivity section, page 24).
3. While commercial auto oriented uses are included in the Mixed Use 2 classification,
proposals for an auto oriented use will be reviewed for potential negative impacts on
surrounding development and the neighborhood. Examples of auto oriented uses include
gas stations, auto sales, auto service, car washes, etc. In situations where a commercial autooriented use is proposed, the following should be considered:a. The appropriateness of the site for an auto oriented use, including the number of similar
uses in a neighborhood and future development opportunities. In situations wherea saturation of auto oriented uses exist within an area, new auto oriented uses are
generally not supported.
b. In areas where a commercial overlay exists, proposals should meet overlay standards.
c. New development should include a high level of site and architectural design to mitigate
impacts on existing and future development.
4. Proposals should follow the Residential and/or Commercial Design Guidelines, as appropriate.

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Land Use Policies

MIXED USE 3, >45 DU/ACRE
This classification is the most intense use in the planning area. It is similar to the Mixed
Use 1 and 2 classifications, but supports residential densities greater than 45 du/acre.
This classification supports a mix of land uses, including commercial (retail, office, hotel),institutional, and/or multiunit residential. Development may include a mix of uses on one site(for example, residential units located either above or next to commercial uses) or only one
use per site. Mixed Use 3 areas are the commercial hubs and corridors of the area, as well as
existing large shopping centers. Within areas designated Mixed Use 3, the following applies:
1. The designation does not require a mix of uses, but instead promotes mixed use
development where it is a viable development scenario.
2. Mixed use development should support a variety of mobility options including walking,biking and transit (see also Connectivity section, page 24).
3. While commercial auto oriented uses are included in the Mixed Use 3 classification,
proposals for an auto oriented use will be reviewed for potential negative impacts on
surrounding development and the neighborhood. Examples of auto oriented uses include
gas stations, auto sales, auto service, car washes, etc. In situations where a commercial autooriented use is proposed, the following should be considered:a. The appropriateness of the site for an auto oriented use, including the number of similar
uses in a neighborhood and future development opportunities. In situations wherea saturation of auto oriented uses exist within an area, new auto oriented uses are
generally not supported.
b. In areas where a commercial overlay exists, proposals should meet overlay standards.
c. New development should include a high level of site and architectural design to mitigate
impacts on existing and future development.
4. Proposals should follow the Residential and/or Commercial Design Guidelines, as appropriate.

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COMMERCIAL
The Commercial classification includes retail, office, or institutional uses. Fuel service stations arealso supported in this classification. Within areas designated Commercial, the following applies:
1. Retail, services, and office uses are important components of neighborhoods and should beclustered where possible for increased viability.
2. Neighborhood plans do not distinguish between types of retail proposals within thecommercial land use recommendation.
3. Proposals should follow the Commercial Design Guidelines.
4. Expansion of commercial developments beyond an alley into primarily residential districts isgenerally discouraged. Such expansion may be supported in limited circumstances. In situations
where an expansion beyond an alley is proposed, the following should be considered:a. The proposed principle use should be generally compatible with the adopted land use plan.
b. Proposals should comply with existing commercial overlays.
c. New development should be designed to minimize or mitigate impacts, including noiseand light, on the adjacent uses, especially residential uses.
d. Buffering and landscaping should be provided to minimize impacts on the adjacentneighborhood.
e. Proposals should attempt to preserve the existing structure, if historic or contributing.
5. Existing “corner” store buildings located within residential areas offer benefits to thecommunity. When reviewing zoning or variance requests for retail or office uses in thesebuildings, the following should be considered:a. The proposed use is within an existing storefront.
b. New development should be designed to minimize or mitigate impacts, including noiseand light, on the adjacent uses, especially residential uses.
c. Expansion of the building footprint of the retail or office use is discouraged.
d. Residential uses in existing units above the storefront and/or conversion of the storefront
space to a residential use may also be considered, provided the proposed residential use
is consistent with the plan's density and other recommendations.

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Land Use Policies

OFFICEThe Office classification includes traditional and medical office uses. Within areas designatedOffice, the following applies:
1. Office uses are important centers of employment in the city, and the maintenance of officeuses is a priority for the City of Columbus.
2. Proposals should follow the Commercial Design Guidelines.
3. Proposals for alternative uses in areas designated for office are generally not supported.
In situations where a proposed development is inconsistent with the Office land use
recommendation, the following should be considered:a. The site is part of a larger development trend in the vicinity, or is otherwise isolated.
b. New uses could include residential, institutional, recreation, and/or open space. Retailuses are generally discouraged in existing office locations.
c. Proposals should follow the C2P2 Design Guidelines for the proposed use.

EMPLOYMENT CENTER
The Employment Center classification is reserved for sites primarily dedicated to employment,
including office uses. This classification may also include industrial and warehouse uses whenappropriate. Within areas designated Employment Center, the following applies:
1. Considerations for industrial and warehouse uses will be based on adjacent uses andadditional site factors.
2. Generally, retail and residential uses are not supported in these areas.
3. Retail and hotel uses may be supported as a secondary use to the primary business.
4. Proposals should follow the Commercial Design Guidelines.

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CO LU M B U S C IT YW ID E P LANNING P O LIC IE S | 1ST EDI TI ON
Land Use Policies

INSTITUTIONAL
The Institutional classification includes schools, libraries, government offices, places of worshipand other institutional uses. Within areas designated Institutional, the following applies:
1. Proposals should follow the Residential and/or Commercial Design Guidelines, as appropriate.
2. Existing institutional sites may be subject to redevelopment. In situations where a proposeddevelopment is inconsistent with the Institutional land use recommendation, the following
should be considered:a. Pending support of the Recreation & Parks Department, opportunities for parkland
should be explored.
b. A broad range of adaptive reuses may be appropriate for existing institutional uses andsites, but is largely dependent on the specific location and associated impacts on thesurrounding neighborhood, natural resources and other factors.
c. New uses could include office, residential, recreation, and/or open space, depending on
scale and intensity relative to surrounding uses.
d. New development should be designed to minimize or mitigate impacts on the adjacentuses, especially residential uses, through such means as landscaping, buffering andenhanced setbacks.
e. For new residential uses, the proposed net density (not including regulated floodway,floodplain or stream corridor protection zones) will be reviewed for compatibility withadjacent uses.
f. Retail and entertainment uses may be appropriate on commercial corridors, but are notappropriate in residential areas.

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Land Use Policies

INDUSTRIAL AND WAREHOUSEThe Industrial and Warehouse classification is characterized by industrial, manufacturing, andwarehouse uses. Industrial uses play an important role in employment and the economic vitalityof the city. Within areas designated Industrial and Warehouse, the following applies:
1. In general, industrial areas should be maintained and supported as job centers.
2. Industrial development should be designed to minimize or mitigate impacts on adjacentuses, especially residential uses, through such means as landscaping, buffering, enhanced
setbacks and consideration of building height.
3. Loading, storage, and other external activities that generate noise and other impacts should
not face public rights-of-way or residential or institutional uses. In the event that this is notpossible, such areas should be fully screened.
4. Proposals should follow applicable Commercial Design Guidelines.

RECREATION AND PARKS
The Recreation and Parks classification designates publicly owned facilities that provide
recreation amenities not typically found within sites in the Open Space classification. The
following considerations should be noted:
1. Recommendations for new parkland will be coordinated with the City’s Recreation andParks Department and will be based on the standards and priorities identified by Recreation
and Parks staff. Area and neighborhood plans cannot recommend new parkland without the
support of the Recreation and Parks Department.
2. Connectivity within and among developments to parks and open space should be a designpriority.

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CO LU M B U S C IT YW ID E P LANNING P O LIC IE S | 1ST EDI TI ON
Land Use Policies

OPEN SPACEThe Open Space classification refers to natural areas that do not provide recreational facilities
and includes areas with development restrictions, such as cemeteries, regulated floodway, andconservation holdings. Open space areas could also be owned by the Recreation and Parks
Department and developed with parks facilities in the future. Rights-of-way controlled by thecity or other government bodies are not considered or designated Open Space. The OpenSpace classification is limited to the following scenarios:
1. City and other public agency owned property designated for such use;
2. Privately owned property for which development restrictions are in place, for example, a
conservation easement or floodway; or
3. Acquisition is actively underway by a state or local agency, such as the Franklin Soil andWater Conservation District.

PRIVATE OPEN SPACE
The Private Open Space classification is characterized by private golf courses and sports fields.
It also includes dedicated open space within a development and open space owned by Home
Owners Associations. Within areas designated Private Open Space, the following applies:
1. Existing private open space sites may be subject to redevelopment. In situations where a
proposed development is inconsistent with the recommended land use, the following should
be considered:a. Pending support of the Recreation & Parks Department, opportunities for parkland
should be explored.
b. A broad range of adaptive reuses may be appropriate for existing private open space
uses and sites, but is largely dependent on the specific location and associated impacts
on the surrounding neighborhood, natural resources and other factors.
c. New uses could include office, residential, institutional, recreation, and/or open space,depending on scale and intensity relative to surrounding uses.
d. New development should be designed to minimize or mitigate impacts on the adjacentuses, especially residential uses, through such means as landscaping, buffering andenhanced setbacks.

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Land Use Policies

e. For new residential uses, the proposed net density (not including regulated floodway,floodplain or stream corridor protection zones) will be reviewed for compatibility withadjacent uses.
f. Retail and entertainment uses may be appropriate on commercial corridors, but not in
residential neighborhoods.
g. Proposals should follow the C2P2 Design Guidelines for the proposed use.

AGRICULTURE
The Agriculture classification is characterized by urban and rural food production sites. Withinareas designated Agriculture, the following applies:
1. Existing agricultural sites may be subject to redevelopment. In situations where a proposeddevelopment is inconsistent with the Agriculture land use recommendation, the following
should be considered:a. Pending support of the Recreation & Parks Department, opportunities for parkland
should be explored.
b. A broad range of adaptive reuses may be appropriate for existing agricultural uses andsites, but is largely dependent on the specific location and associated impacts on thesurrounding neighborhood.
c. New uses could include office, residential, institutional, recreation, and/or open space,depending on scale and intensity relative to surrounding uses. Careful attention should
be given to impacts on adjacent properties and residences.
d. New development should be designed to minimize or mitigate impacts on the adjacentuses, especially residential uses, through such means as landscaping, buffering andenhanced setbacks.
e. For new residential uses, the proposed net density (not including regulated floodway,floodplain or stream corridor protection zones) will be reviewed for compatibility withadjacent uses.
f. Retail and entertainment uses may be appropriate on commercial corridors, but not in
residential neighborhoods.
g. Proposals should follow the C2P2 Design Guidelines for the proposed use.

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City of Columbus

Office of City Clerk
90 West Broad Street
Columbus OH 43215-9015
columbuscitycouncil.org

Legislation Details (With Text)
File #:

1897-2018

Version: 1

Type:Ordinance

Status:

PassedFile created:

6/27/2018

In control:

On agenda:

7/16/2018

Final action:

Economic Development & Small BusinessCommittee
7/18/2018

Title:

To adopt the Columbus Citywide Planning Policies as a framework to guide the next generation of
growth and development in Columbus.

Sponsors:
Indexes:
Code sections:
Attachments:

1. ORD1897-2018 C2P2_Final_digital

Date

Ver.

Action By

Action

7/18/2018

1

CITY CLERK

Attest7/17/2018

1

MAYOR

Signed

7/16/2018

1

COUNCIL PRESIDENT

Signed

7/16/20181

Columbus City Council

Approved

7/9/2018

1

Columbus City Council

Read for the First Time

ResultPass

BACKGROUND:The City of Columbus has more than forty adopted neighborhood and area plans, ranging widely in age and content, andcovering more than ninety percent of the corporate boundary. Areas covered by older plans, and areas without a plan, do
not have the benefit of current land use policies and design guidelines. The absence of citywide planning policies also
makes it difficult to address broader issues related to the growth of the region. In response to these challenges, theDepartment of Development’s Planning Division established a new planning framework, Columbus Citywide Planning
Policies (C2P2), to guide the next generation of growth and development in Columbus.
The Columbus Citywide Planning Policies are designed to guide and focus growth in a way that will support economic
competitiveness, improve resident’s quality of life and provide environmental benefits throughout the city of Columbus.
C2P2 includes four primary elements: 1) Guiding Principles: “Big picture” ideas that express how the city should
develop; 2) Design Guidelines: recommendations on the placement and design of development; 3) Land Use Policies:
policy text designed to be used with the map in an area’s Land Use Plan and provide guidance on key land use issues andscenarios; 4) Land Use Plans: developed for individual areas, they include a Recommended Land Use Map and Area
Specific Policies to address circumstances unique to each area.
C2P2 provides the benefits of consistent, predictable, up-to-date policies citywide and a process to ensure that
communities across the city have equal consideration for planning and design policy. City staff will work with civic
leaders and community stakeholders to implement C2P2, including continued regular updates with public engagement tobuild consensus and maintain current policies citywide. The City will work with each community to develop area specificLand Use Plans that may be adopted and used with the Guiding Principles, Design Guidelines and Land Use Policies.
C2P2 is not intended to replace Council-adopted plans and design guidelines for areas with architectural and historicdesign review. Application of C2P2 to specific areas will be reflected in subsequent legislation.
City staff met with representatives from numerous area commissions and civic associations to discuss C2P2 and meetings
were held with community and private sector stakeholders regarding the initiative in cooperation with CM Jaiza Page.
City of Columbus

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File #: 1897-2018, Version: 1

were held with community and private sector stakeholders regarding the initiative in cooperation with CM Jaiza Page.
The Columbus Development Commission voted at the their June 14, 2018 meeting to recommend that City Council
approve the use the Columbus Citywide Planning Policies as a framework to guide the next generation of growth anddevelopment in Columbus.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval.
FISCAL IMPACT: None.
To adopt the Columbus Citywide Planning Policies as a framework to guide the next generation of growth anddevelopment in Columbus.
WHEREAS, the City of Columbus has over 40 neighborhood and area plans varying widely in age and content; andWHEREAS, areas covered by older plans and areas without a plan do not have the benefit of current land use policies
and design guidelines; andWHEREAS, the absence of citywide planning policies has made it difficult to address broader issues related to thegrowth of the region; andWHEREAS, in response to these challenges, the Department of Development’s Planning Division established a newplanning framework, Columbus Citywide Planning Policies (C2P2), to guide the next generation of growth anddevelopment in Columbus; andWHEREAS, community engagement is a key component of C2P2, and input will be sought at both a citywide andneighborhood level based on the need and type of update proposed; andWHEREAS, staff has met with leadership of numerous area commission and civic associations to discuss C2P2, held
meetings for civic leaders and private sector stakeholders in cooperation with City Council Member Jaiza Page, andprovided informational resources to the community; andWHEREAS; after public notice, a public hearing was held on June 14, 2018 at which the Development Commission
approved the Columbus Citywide Planning Policies and recommended its adoption to City Council; now, therefore,
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That the Columbus Citywide Planning Policies are hereby adopted to establish a framework to guide thenext generation of growth and development in Columbus, serving as a basis for engaging civic leaders and community
stakeholders in developing planning policies, including area specific land use plans.
SECTION 2. That the Department of Development is directed to monitor the use of the Columbus Citywide Planning
Policies, and to present to City Council any amendments necessary to keep policies updated and current.
SECTION 3.
That the Columbus Citywide Planning Policies replace and supersede the 1993 Columbus
Comprehensive Plan.
SECTION 4. That the Columbus Citywide Planning Policies shall be kept on file in the Department of Development,
Planning Division.
SECTION 5.

City of Columbus

That this ordinance shall take effect and be in force from and after the earliest period allowed by law.

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City of Columbus

Office of City Clerk
90 West Broad Street
Columbus OH 43215-9015
columbuscitycouncil.org

Legislation Details (With Text)
File #:

1898-2018

Version: 1

Type:Ordinance

Status:

PassedFile created:

6/27/2018

In control:

On agenda:

7/16/2018

Final action:

Economic Development & Small BusinessCommittee
7/18/2018

Title:

To approve the use of the Design Guidelines element of the Columbus Citywide Planning Policies(C2P2) for reviewing development proposals and related issues within the boundaries of the following
community groups: Columbus South Side Area Commission, Fifth by Northwest Area Commission,Franklinton Area Commission (excluding Downtown and East Franklinton districts), Greater South
East Area Commission, Harrison West Society, Hayden Run Civic Association, Mideast Area
Community Collaborative, Milo Grogan Area Commission, North Linden Area Commission, Southwest
Area Commission, and the Westland Area Commission and portions of the city without an adopted
area plan and lacking an area commission, major civic association, historic commission or design
review board.

Sponsors:
Indexes:
Code sections:
Attachments:
Date

Ver.

Action By

Action

7/18/2018

1

CITY CLERK

Attest7/17/2018

1

MAYOR

Signed

7/16/2018

1

COUNCIL PRESIDENT

Signed

7/16/20181

Columbus City Council

Approved

7/9/2018

1

Columbus City Council

Read for the First Time

ResultPass

BACKGROUND:The Columbus Citywide Planning Policies (C2P2) are designed to guide and focus growth in a way that will support
economic competitiveness, improve resident’s quality of life and provide environmental benefits throughout the city ofColumbus. C2P2 is comprised of four elements: Guiding Principles; Design Guidelines; Land Use Policies; and Land
Use Plans.
C2P2 provides the benefits of consistent, predictable, up-to-date policies citywide and a process to ensure that
communities across the city have equal consideration for planning and design policy. City staff will work with civic
leaders and community stakeholders to implement C2P2, including continued regular updates with public engagement tobuild consensus and maintain current policies citywide. The City will then work with individual communities to develop
area specific Land Use Plans to be used in conjunction with the Guiding Principles, Design Guidelines and Land Use
Policies. When all four elements of C2P2 are adopted for an area it is called “complete adoption”.
Area commissions and major civic associations also have the opportunity to support “early adoption” of the C2P2 Design
Guidelines for their individual communities. Early adoption allows areas to use the Design Guidelines with existing
adopted area plan recommendations for development review until such time that an area specific Land Use Plan can beprepared. If there is a conflict between an existing plan recommendation and C2P2 Design Guidelines, the more current
policies will apply. As the C2P2 Design Guidelines are updated, the adopted updates will automatically apply within areas
City of Columbus

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File #: 1898-2018, Version: 1of early adoption.
The following community groups have voted to support early adoption of C2P2 Design Guidelines: Columbus South Side
Area Commission, Fifth by Northwest Area Commission, Franklinton Area Commission (excluding Downtown and East
Franklinton districts), Greater South East Area Commission, Harrison West Society, Hayden Run Civic Association,
Mideast Area Community Collaborative, Milo Grogan Area Commission, North Linden Area Commission, Southwest
Area Commission, and the Westland Area Commission. This ordinance recognizes this support and authorizes use of the
Design Guidelines for reviewing development proposals and related issues in these communities. It is anticipated thatmoving forward additional communities may request early adoption. Legislation will be submitted as necessary toincorporate such communities.
City staff met with representatives from numerous area commissions and civic associations to discuss C2P2 and meetings
were held with community and private sector stakeholders regarding the initiative in cooperation with CM Jaiza Page.
The Columbus Development Commission voted at the their June 14, 2018 meeting to recommend that City Council
approve the use the Design Guidelines element of the Columbus Citywide Planning Policies in any community that
supports “early adoption” as well as in portions of the city without an adopted area plan and lacking an area commission,
major civic association, historic commission or design review board.
DEVELOPMENT COMMISSION RECOMMENDATION: Approval.
FISCAL IMPACT: None.
To approve the use of the Design Guidelines element of the Columbus Citywide Planning Policies (C2P2) for reviewing
development proposals and related issues within the boundaries of the following community groups: Columbus SouthSide Area Commission, Fifth by Northwest Area Commission, Franklinton Area Commission (excluding Downtown andEast Franklinton districts), Greater South East Area Commission, Harrison West Society, Hayden Run Civic Association,
Mideast Area Community Collaborative, Milo Grogan Area Commission, North Linden Area Commission, Southwest
Area Commission, and the Westland Area Commission and portions of the city without an adopted area plan and lacking
an area commission, major civic association, historic commission or design review board.
WHEREAS, the Columbus Citywide Planning Policies are comprised of four elements: Guiding Principles, Design
Guidelines, Land Use Policies, and Land Use Plans for specific areas; andWHEREAS, C2P2 provides the benefits of consistent, predictable, up-to-date policies citywide and a process to ensurethat communities across the city have equal consideration for planning and design policy; andWHEREAS, community engagement is a key component of C2P2, and input will be sought at both a citywide andneighborhood level based on the need and type of update proposed; andWHEREAS, area commissions and major civic associations have the opportunity to support Early Adoption of the C2P2
Design Guidelines for their individual communities, which allows areas to use the Design Guidelines with existing
adopted area plan recommendations for development review until such time that an area specific Land Use Plan can beprepared for the area; andWHEREAS, the Columbus South Side Area Commission, Fifth by Northwest Area Commission, Franklinton Area
Commission (excluding Downtown and East Franklinton districts), Greater South East Area Commission, Harrison WestSociety, Hayden Run Civic Association, Mideast Area Community Collaborative, Milo Grogan Area Commission, North
Linden Area Commission, Southwest Area Commission, and the Westland Area Commission voted to support early
adoption of the C2P2 Design Guidelines; andWHEREAS, staff has met with leadership of numerous area commission and civic associations to discuss C2P2, held
meetings for civic leaders and private sector stakeholders in cooperation with City Council member Jaiza Page, andprovided informational resources; andCity of Columbus

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File #: 1898-2018, Version: 1

WHEREAS, additional communities may support and request early adoption of the C2P2 Design Guidelines, withlegislation being submitted as necessary to address such requests; andWHEREAS; after public notice, a public hearing was held on June 14, 2018 at which the Columbus Development
Commission voted to recommend that City Council approve the use the Design Guidelines element of the Columbus
Citywide Planning Policies in any community that supports “early adoption;” now, therefore
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. That the Design Guidelines element of the Columbus Citywide Planning Policies are hereby adopted as a
guide for development review and related issues within the boundaries of the following community groups: Columbus
South Side Area Commission, Fifth by Northwest Area Commission, Franklinton Area Commission (excluding
Downtown and East Franklinton districts), Greater South East Area Commission, Harrison West Society, Hayden Run
Civic Association, Mideast Area Community Collaborative, Milo Grogan Area Commission, North Linden Area
Commission, Southwest Area Commission, and the Westland Area Commission.
SECTION 2. That the Design Guidelines element of the Columbus Citywide Planning Policies are hereby adopted as a
guide for development review and related issues for portions of the city without an adopted area plan and lacking an area
commission, major civic association, historic commission or design review board.
SECTION 3. That through early adoption, C2P2 Design Guidelines will be used with existing adopted area plan
recommendations. If there is a conflict between an existing plan recommendation and C2P2 Design Guidelines the morecurrent policies will apply, except in the case of the Big Darby Accord where existing policies take precedence.
SECTION 4. That the Department of Development is directed to monitor the use of the Columbus Citywide Planning
Policies, and to present to City Council any amendments necessary to keep policies updated and current.
SECTION 5. That the Columbus Citywide Planning Policies shall be kept on file in the Department of Development,
Planning Division.
SECTION 6.

City of Columbus

That this ordinance shall take effect and be in force from and after the earliest period allowed by law.

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