When Progress Meets Red Tape: Columbus' First Fully Automated Parking Structure Faces Outdated Advisory Rules

Columbus is at a pivotal moment in urban development. The city’s own zoning and planning framework supports modernization, yet outdated advisory structures threaten to obstruct progress.

Later this month, the Board of Zoning Adjustment (BZA) will review a proposal for Columbus’ first fully automated parking structure in the Urban General Neighborhood 1 (UGN-1) zoning district. This project is a perfect example of smart urban development—a highly efficient, fully compliant design that aligns with the city’s vision for sustainability, density, and transportation innovation.

However, despite its minimal variance request—solely for maneuvering space due to the fact that no drivers are required for parking—this project is already at odds with outdated zoning policies and the influence of Area Commissions like the Franklinton Area Commission (FAC).

This isn’t just about a single development. It’s about how procedural inconsistencies and advisory bodies with no formal zoning expertise can delay, obstruct, and misdirect Columbus’ growth.

The Conflict: Modern Zoning Standards vs. Outdated Advisory Votes

For decades, Columbus has relied on Area Commissions as advisory bodies, designed to provide community feedback on development. However, these commissions have evolved into gatekeepers rather than facilitators, holding disproportionate power in the zoning process.

Our project—a fully automated, high-efficiency parking structure—meets all UGN-1 zoning requirements and embodies the city’s development goals: ? Urban Density Compliance ? Sustainable Transportation Solutions ? Modern Parking Technology ? Minimal Variance Request (Maneuvering Only) ? Full Alignment with City Development Goals

Yet, the Franklinton Area Commission (FAC)—a volunteer-based, non-professional advisory body—wields an advisory vote that carries significant weight in zoning approvals, despite lacking technical expertise in zoning, land use, or building codes.

The Problem: Advisory Votes that Function as Veto Power

• Area Commissions were intended to be advisory but now act as one-third of an unofficial voting block, along with the Development Commission and city staff.
• In many cases, Area Commissions reject projects based on personal or non-zoning-related concerns, rather than actual compliance with city development standards.
• Recorded transcripts from FAC meetings show discussions veering into personal opinions and procedural missteps that create unnecessary barriers for compliant projects.

This is not how smart zoning decisions should be made.

Taking Action: Bringing the Fight to City Council

The real authority to reform this outdated process lies with Columbus City Council—the body that creates the zoning policies that Area Commissions are supposed to follow.

That’s why we’ve taken formal steps to request a policy review and legislative action to:

?? Remove the advisory vote from Area Commissions while maintaining public hearings for transparency and feedback. ?? Ensure zoning decisions are based on professional standards and compliance with city code rather than subjective community votes. ?? Create a formal Task Force to assess Area Commission consistency, procedural fairness, and potential legislative reforms.

Our Formal Email to City Council

For full transparency, here is the exact email we sent to all Columbus City Council members and legislative aides to initiate this process:

?? Subject: Request for Formal Discussion & Task Force on Area Commission Consistency & Zoning Process Reform

Dear Columbus City Council Members and Legislative Aides,

I am writing to formally request a meeting with the Zoning Chair and relevant committee members to discuss a legislative initiative focused on Area Commission consistency and zoning process reform.

We recently received confirmation from City Attorney Lara Baker-Morrish that City Council holds ultimate legislative authority over Area Commissions, as their duties are spelled out in city code. While the Department of Neighborhoods provides administrative staffing for these commissions, it does not guide their work or enforce procedural consistency—meaning any necessary reforms must come through City Council.

Key Concerns & Need for Reform

As a developer committed to working within Columbus’ zoning process, I fully support public engagement and transparency. However, there are significant concerns regarding how Area Commissions exercise their advisory role, including:

1. Procedural Inconsistencies & Lack of Oversight
2. Excessive Influence in the Zoning Process Without Technical Expertise
3. Non-Zoning-Related & Prejudicial Comments Impacting Decisions

Proposed Legislative Reform

We are not advocating for the elimination of Area Commissions or public hearings. Instead, we propose:

• Removing the formal advisory vote from Area Commissions while still requiring public hearings for transparency.
• Ensuring that zoning decisions are made based on compliance with city code and professional zoning/planning standards, rather than subjective advisory votes.
• Establishing a formal Task Force to evaluate procedural inconsistencies and recommend improvements to the zoning process.

Request for a Meeting & Public Discussion

Given the public nature of this issue and the legislative authority of City Council, we respectfully request the following:

1. A formal meeting with the Zoning Chair and relevant Council members to discuss the formation of a Task Force for Area Commission Consistency & Zoning Reform.
2. An opportunity to present this issue at an upcoming Monday Zoning Committee public meeting to bring these concerns into formal discussion.
3. Guidance on how to introduce a legislative proposal to modify the advisory role of Area Commissions while maintaining public hearing requirements.

Best regards,

What’s Next?

?? We will be presenting these concerns at an upcoming Columbus City Council Zoning Committee meeting. ?? We will continue pushing for legislative action and will update stakeholders on next steps. ?? If you have faced similar challenges with Area Commissions, we encourage you to speak out and join this conversation.

This is a defining moment for Columbus’ growth. Let’s push for a fair, consistent, and modern zoning process.

#ColumbusDevelopment #UrbanPlanning #ZoningReform #SmartCities #PolicyChange #CityCouncil #SustainableGrowth #DevelopmentMatters #FutureOfCities