Explanation
BACKGROUND:
Columbus is growing and is in need of more housing options. This ordinance seeks to amend the Zoning Code, Title 33, to allow Accessory Dwelling Units (“ADUs”), an additional dwelling unit which has a separate and independent means of ingress and egress that is located on the same lot as and is subordinate to a principal dwelling or apartment house, in all residential and apartment residential districts. Currently, ADUs must go through an extensive Council variance procedure to be allowed on residential and apartment residential lots. These revisions will allow ADUs “by right” in residential and apartment residential districts within Chapters 3332 and 3333 subject to specific conditions, allowing them to be built more expeditiously.
ADUs offer solutions for families to provide housing for aging parents or adult children and can provide an additional source of income to contribute to housing stability. Through the increased access to housing and wealth-building opportunities that accessory dwelling units bring, legacy residents will have more options for aging in place with dignity.
ADUs can also be a means of increasing the supply of market-rate and affordable rental housing in a community, and accommodating new growth without dramatic changes to the character of a neighborhood.
The code revisions propose that ADUs must be clearly accessory and subordinate in scale to a principal dwelling or apartment house, and include allowances for interior/internal, attached, or detached ADUs. They also include specific provisions related to the maximum number of ADUs allowed; maximum height and size; exemptions for parking, frontage, and lot width requirements; increased lot coverage; reduced side and rear yard standards; and increased home occupation. These provisions were established by analyzing ADU legislation from other U.S. cities and jurisdictions as well as the variance requests and issued building permits for ADUs in Columbus between 2019 and September of 2025. Between that time, 110 Council variances have been approved, and 57 building permits have been issued.
All ADUs will be subject to the Building Code and must obtain permits prior to construction. Certificates of Appropriateness or Approval will be required in historic and architectural review areas.
The code revisions also propose habitable space not directly connected to a dwelling unit to be allowed by right. This type of project is slightly different than an ADU in that it does not result in a separate dwelling unit, rather, it only includes some components of a dwelling unit like a bedroom with a bathroom or home office space. These projects are also subject to an extensive Council variance procedure, and 34 such variances to allow habitable space above, within, or connected to a detached garage have been approved between 2019 and September of 2025.
The code revisions include newly defined terms, new sections within Chapter 3321 related to sheds, utility enclosures, and fences, and reorganization of other code provisions to achieve more efficient administration of the Zoning Code without substantively changing said regulations.
City Council held public hearings on July 22, 2025, September 10, 2025, and October 29, 2025, to review and consider the proposed code amendments, and held a 60-day public comment period between August 27, 2025 and October 25, 2025, to collect resident feedback.
FISCAL IMPACT:
No funding is required for this legislation.
Title
To repeal and amend various sections in Title 33 of the Columbus City Codes, entitled “Zoning Code,” to allow Accessory Dwelling Units (ADUs) in all residential and apartment residential districts, to allow habitable space not directly connected to a dwelling unit, and to enact newly defined terms and new sections for development standards related to sheds, utility enclosures, and fences. ($0.00)
Body
WHEREAS, Accessory Dwelling Units (“ADUs”) can be a means of increasing the supply of market-rate and affordable rental housing in a community and accommodating new growth without dramatic changes to the character of a neighborhood; and
WHEREAS, ADUs also offer solutions for families to provide housing for aging parents or adult children and can provide an additional source of income to contribute to housing stability; and
WHEREAS, through the increased access to housing and wealth-building opportunities that ADUs bring, legacy residents will have more options for aging in place with dignity; and
WHEREAS, the City recognizes that at this time, ADUs must go through an extensive Council variance procedure to be allowed on residential and apartment residential lots; and
WHEREAS, in order to allow for more housing opportunities in Columbus, it is necessary to amend the Zoning Code, Title 33, to allow Accessory Dwelling Units in all residential and apartment residential districts by right subject to certain conditions; and
WHEREAS, all ADUs will be subject to the Building Code and must obtain permits prior to construction. Certificates of Appropriateness or Approval will be required in historic and architectural review areas; and
WHEREAS, this ordinance also reorganizes other code provisions to achieve more efficient administration of the Zoning Code without substantively changing said regulations; and
WHEREAS, City Council held public hearings on July 22, 2025, September 10, 2025, and October 29, 2025, including a 60-day public comment period between August 27 2025 and October 25, 2025, to review and consider the proposed code amendments; and
WHEREAS, it has become necessary in the usual daily operation of the Department of Building and Zoning Services to amend the Zoning Code; NOW, THEREFORE,
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF COLUMBUS:
SECTION 1. Council finds and determines that for the general health, safety and welfare of the City and its residents, certain sections of Title 33 of the Columbus City Code, entitled “Zoning Code,” are amended as identified in Exhibit “A,” attached hereto and incorporated herein, with additions underlined and deletions stricken.
SECTION 2. All sections of Title 33 of the Columbus City Code, entitled “Zoning Code,” not amended as identified in Exhibit “A,” or indicated as repealed in this ordinance, remain unchanged and enforceable.
SECTION 3. That Sections 3303.01, 3303.02, 3303.04, 3303.06, 3303.08, 3303.16, 3303.19, 3303.21, 3312.051, 3312.053, 3312.27, 3312.49, 3312.56, 3325.801, 3325.805, 3325.901, 3325.905, 3325.907, 3332.18, 3332.25, 3332.26, 3332.28, 3332.287, 3332.38, 3333.15, 3333.22, 3333.23, 3333.25, 3333.35, 3370.07, and 3391.09 as identified in Exhibit “A” are hereby amended.
SECTION 4. That Sections 3321.15, 3321.17, 3321.19, 3332.25, 3332.28, 3332.283, 3332.355, 3333.22, and 3333.325, as identified in Exhibit “A” are hereby enacted.
SECTION 5. That existing Sections 3303.01, 3303.02, 3303.04, 3303.06, 3303.08, 3303.16, 3303.19, 3303.21, 3312.051, 3312.053, 3312.27, 3312.49, 3312.56, 3325.801, 3325.805, 3325.901, 3325.905, 3325.907, 3332.18, 3332.25, 3332.26, 3332.28, 3332.287, 3332.38, 3333.15, 3333.22, 3333.23, 3333.25, 3333.35, 3370.07, and 3391.09 as identified in Exhibit “A” are hereby repealed.
SECTION 6. That this ordinance shall take effect and be in force from and after the earliest period allowed by law.