Where Columbus Is Building Housing Ahead of Zone In Phase 2

In the autumn 2026 permit window, Columbus authorized 1,435 new residential housing units across 168 new-structure building permits, representing $233.4 million in total declared construction valuation.

Multi-family buildings utterly dominated the city's housing pipeline: 1,303 units across 45 permits totaling $184.7 million. By contrast, single-family, duplex, and three-family structures accounted for just 132 units across 123 permits totaling $48.7 million.

Where is multi-family housing actually breaking ground? While Zone In Phase 1 focused on central urban transit corridors, autumn 2026 permits reveal that the vast majority of permitted apartment units are concentrated in outer automobile-oriented suburban nodes.

The Far Northwest (ZIP 43235) leads all communities with 372 units across 12 permits ($52.8M valuation), followed by Northwest Columbus/Dublin (43016) with 276 units ($28.6M), and the Olentangy River corridor (43214) with 259 units ($40.0M). Downtown Columbus (43215) recorded 186 units across 2 permits.

A handful of large-scale residential developments make up the majority of autumn permit volume. The single largest permit was issued Oct. 7, 2026, for Riverside Flats at 3670 Olentangy River Rd. (259 units, $40 million valuation).

On Perrins Lane along Riggins Run (ZIP 43016), developer J. Carter Bean Architect secured permits in early October for 237 units across two buildings ($24 million total). In Downtown Columbus, PCI Design Group permitted 186 units between 135 Cleveland Ave. (104 units) and 365 E. Spring St. (82 units).

To build multi-unit apartments in commercial and manufacturing zones ahead of comprehensive zoning overhauls, developers have increasingly bypassed map rezonings in favor of council use variances.

In 2026, Columbus logged 113 council variance filings compared to 45 rezonings—a ratio of 2.51 variances for every rezoning. In 2021, that ratio stood at 1.29 to 1. Planning staff have actively advised applicants to seek companion council variances rather than rezonings while Phase 2 is pending.

Columbus City Council President Pro Tem Rob Dorans, chair of the Zoning Committee, is scheduled to convene a public hearing on Zone In Phase 2 on Thursday, Nov. 5, 2026, from 6 p.m. to 8 p.m. in Council Chambers at City Hall (90 W. Broad St.).

Phase 2 encompasses roughly 40% of the city, focusing on commercial corridors, business campuses, and suburban transition districts. The hearing will present a summary of public comments collected during the 60-day survey period that closed Oct. 24.