Over the next 25 years, the Columbus Region is projected to grow by nearly a million people, driven in part by major corporate investments made in Central Ohio. For the better part of the last decade, the city of Columbus has been strategically planning for this. Several big steps have been taken to address this increase in population. Initiatives like LinkUS & ZoneIn were launched in 2024 and Amtrak announced multiple studies for routes in Ohio.

The Role of Zoning in Growth

Similar to Cincinnati, Columbus is also experiencing a pivotal moment. As discussed in Part 1 of our series, zoning has historically been a way to segregate demographics and reinforce racist policies. While redlining and blockbusting were made illegal with the passage of the Fair Housing Act of 1968, similar mindsets still exist. Notably, Columbus has not updated its zoning code since the 1950’s. Today, the phrase “Not In My BackYard” or “NIMBY,” is widely used to describe opposition to real estate and infrastructure developments in a resident’s local area-despite tolerance for the same development located elsewhere. More often than not, these developments include affordable housing, which is critical to addressing the nationwide housing shortages and increasing density.

Density plays an important role in spiking ridership for public transportation systems. In densely populated areas, more people live, work, and socialize within close proximity. This makes public transportation a practical option for daily commutes.

The overarching problem that we are seeing in Ohio cities right now is that zoning does not allow for a larger population density. This, in turn, can not sustain a meaningful transportation system that is not completely reliant on personal vehicles. The stemming issue being a solution structure that looks like this:

When, in reality, all pieces need to work together concurrently with zoning, integrating with transportation and those in turn to increase density, like this:

The need for increased population density, in a given area, will play an important role in the growth of cities. More densely populated neighborhoods allow for walkability, reduce the need for personal vehicles, and can lessen commute times for residents. Additionally, cities with a higher density are better equipped to fund and maintain utilities and infrastructure like roads, public transportation, and waste management, as the tax revenue from a larger population allows for better investments.

Why do we need increased density?

With population growth on the horizon, Columbus must rethink how land is used. This doesn’t mean eliminating single-family housing—it means making room for diverse housing types like townhomes, cottage courts, and apartments while ensuring space for schools, retail, and essential services. Higher density improves walkability, reduces commute times, and strengthens city infrastructure by generating tax revenue to support roads, public transit, and utilities.

What are LinkUS and ZoneIn?

So, what do LinkUS and ZoneIn do to address this issue? LinkUS is a comprehensive plan to provide funding for BRT, bike lanes, sidewalks and better mobility, while ZoneIn is an overhaul of the zoning laws in Columbus that allow for less required parking, taller structures, and more density. The passage of these two policies is a great example of the concurrent solution to fixing zoning, transportation and density all at the same time.

LinkUS will expand public transit, increasing COTA service by 45%, adding new sidewalks, trails, and bike-sharing hubs. The first phase, scheduled to start construction in late 2025, with completion in 2020 includes three major corridors:

• Northwest Corridor (Dublin-Downtown)
• East Main Street Corridor (Downtown-Reynoldsburg)
• West Broad Street Corridor (Downtown-Prairie Township)

ZoneIn is Columbus’s first zoning update in 70 years. Phase 1, passed in July 2024, allows for smaller setbacks, 12-16 story buildings, and mixed-use developments along key corridors like High Street. Phase 2 will focus on accessory dwelling units and neighborhood zoning changes.

Private Investment and what it means for Columbus

Major companies like Intel, Amazon, and Google have made multi-billion-dollar investments in Columbus, turning it into a Midwest tech hub. Intel’s $20 billion semiconductor manufacturing plant alone is presumed to create thousands of jobs in the region. Amazon and Google’s continued investment in data centers solidifies Columbus as an attractive location for technology companies. These investments from national companies will spark real estate development, higher education collaboration, and improved infrastructure that will drive the city’s economic growth and attract higher talent to the city.

This kind of investment also positions Columbus to become a transportation hub. Already the largest city in Ohio, Columbus is also positioned in the center of the state. With Amtrak’s studies currently underway and LinkUS, Columbus could stand to be the focal point of Ohio.

The Capital Line and Urban Development

To kick start major developments in Columbus, the city announced the Capitol Line last year. The project spans across the Scioto River from COSI to 4th Street. With the Scioto Mile Riverfront development that was completed in 2015, the Capitol line will continue to connect downtown and create a destination for Columbus residents.

“Downtown has evolved over the past decade from an employment center to an experience center.” – Downtowncolumbus.com

By creating an urban pathway through the center of downtown, this 2 mile loop will right-size the existing streets that are currently oversized for the corresponding traffic flow. Additionally, it will create a pedestrian and bike friendly zone and slow down traffic making the area walkable and lively.

Credit MKSK

While zoning changes will help future private developments, public development is also needed to spark growth. With this design, the public right of way will be designed to allow life back into the city and attract visitors.

Amtrak Service in Columbus

When Amtrak service comes to Columbus, a new station will be constructed. While there is no official announcement, most likely that station would be in the area around the convention center off of High Street. This would be an excellent location as it is within walking distance of the Nationwide arena, the Clippers & Crew stadiums, as well as the planned Capital Line.

Amtrak has an opportunity to connect this entertainment center with not only those living in proximity to Columbus but people in Cleveland and Cincinnati. Imagine having the ability to ride the train from your apartment in Cincinnati, chat and play games with your friends on the way, grab a few beers at the baseball game and take a nap on the ride back, all within a day and not have to worry about parking or who is driving. This is an incredible investment opportunity for all sports teams, businesses, and entertainment venues in Ohio.

Columbus is positioned to benefit greatly from Amtrak investment in Ohio. The most highly anticipated route will be from Cleveland, through Columbus & Dayton, ending in Cincinnati and making local stops between the major cities. Together there are 6 proposed routes / extended services that would service cities in Ohio. According to WOSU, improved passenger rail connectivity could bring between 133,000 and 268,000 annual riders and between $9.2-17 million in revenue. Total economic impact is expected to be even higher. Notably, Amtrak investment will also create jobs. Estimates range from 400-1200 across the state. Realistically, Amtrak will not ride into Columbus until 2030. The good news is that the first steps have already been taken. The Corridor ID program, funded from the bi-partisan infrastructure bill, allocated $500,000 for a study on each identified corridor. Those study results are expected soon. For more information on the Ohio corridors, please visit AllAboardOhio.org.

Long Term Vision

Quality transit systems take time to develop, but the progress being made now sets the foundation for a more connected future. Cities like Seattle built strong bus networks before expanding into light rail, and Ohio is following a similar path with BRT, streetcar projects, and Amtrak investments.

Investing in public transportation is not just about improving mobility, it’s about revisiting how cities grow and how communities interact. Transportation systems will shape the urban landscape, helping to create more inclusive, resilient, and connected communities. ZoneIn, LinkUs, the Capital Line, and Corporate investments also do their part to allow and produce more density. But it only works if done jointly. The policies being implemented today will contain urban sprawl, make for a better, more efficient and equitable city in the near future.