[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6259791,"mediaKeyId","3137212-cca5dc0069cca2ae0179e73c123b4519","parentId",3137212,"title","Upper Arlington Civic Association asks council for permit to sell alcohol at Neighbors Night Out","audioSeconds",451,"startMs",3612000,"endMs",4063000,"viewUrl","/Search/View?dp=1&key=3137212-cca5dc0069cca2ae0179e73c123b4519&start=3612&end=4063","thumbnailUrl","https://assets.pipeline.soar.com/3137212-cca5dc0069cca2ae0179e73c123b4519/thumbnail_3612000.jpg","articleUrl","/articles/6259791/Upper-Arlington/Franklin-County/Ohio/Upper-Arlington-Civic-Association-asks-council-for-permit-to-sell-alcohol-at-Neighbors-Night-Out","mediaUrl","https://secure.pipeline.soar.com/6259791-13dcc6d03aec5639d0ee37c21e2246ab/orig.mp4?Expires=1771213814&Signature=dHt0aS8AHAWbZ-9XpKXCJUOejrdB0ehzi7Nj3fIU7IwcTi~i1kc2WPkJcteTZrMSAoKaBnGutKSF~S09nnpKxHdACdzTU~bDvyppUjJrehGgDBzYF-3sAuJTHNIRsWRkQO~QAZd-sWoX9QBGLDul6GEteVrpHfHIGeD~qEJ3AGQyA-4nu5yZTRukvqdgnLj41CC5QiMqKeF1grWh1MfagkhCJnSfitG8XSm0R3vUqOOgBLXglPeKvb5YAMqNK4Z32YxJDOmkOQnEvMqsmLc57sK5JuVfcIqVdlMMSs4YyzEpE0TTjVCuDwtU3gzSqN2I~GtzClAPRQrDBKJGXmRwwA__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Upper Arlington OH","date","2025-04-21T00:00:00Z","article","The Upper Arlington Civic Association asked City Council on April 21 for permission to sell alcohol at this year’s Neighbors Night Out, the association’s fundraising community event.

Shelby Croft, the association’s president, told the council the event would be on the back half of the Tremont Library parking lot on Aug. 23, with two staffed beverage stations (one for beer, one for wine/seltzers), a fenced perimeter, a staged band area and a separate children’s activity area. “We are a 501(c)(3) volunteer nonprofit,” Croft said. “This event is our fundraiser and it’s family‑friendly; the first couple of hours are very much geared toward families and kids.”

Organizers told council they expected several hundred attendees based on prior years (the association said the event has drawn between roughly 600 and 800 people in previous runnings) and that volunteers, junior directors (high‑school‑age assistants), and public safety staff would monitor the fenced area. Croft said the association would coordinate with police and fire; the group also plans roadway closures and event fencing so alcohol sales are confined to a controlled footprint.

Council discussion and next steps

Council members asked about on‑site controls and crowd safety. Croft said police and fire would be present, the perimeter would be fenced and volunteers would staff entrances and children’s areas. Councilmember McAdams asked whether the fenced area would be limited to the beverage garden or enclose the entire event; Croft said the perimeter would enclose the event area, consistent with other city‑permitted beverage areas at public events.

The ordinance authorizing a permit was introduced and will proceed to a second reading; council did not record a final vote on the permit request on April 21.

What organizers said

- Event date: Aug. 23 (evening)
- Location: back half of Tremont Library parking lot (roadway closures planned)
- Alcohol plan: two staffed beverage stations; fenced perimeter; ID checks and volunteer staffing
- Family programming: separate kids’ area with activities and junior directors

No formal council vote on the permit was recorded at the April 21 session; the ordinance was introduced and will return to council for a subsequent reading.","mediaType","Video","parentTitle","Upper Arlington OH, City Council Meeting - April 21, 2025","oneSentenceSummary","The volunteer Upper Arlington Civic Association asked council on April 21 for a city permit to sell beer and wine at its Neighbors Night Out fundraiser on Aug. 23 in the Tremont Library parking lot; organizers described a fenced service area, family programming and on‑site police and fire presence.","taxTitle","Upper Arlington, Franklin County, Ohio","taxId",65958,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6259798,"Council reviews draft housing market study calling for infill, townhomes and senior housing",1827,1335000,3162000,"/Search/View?dp=1&key=3137212-cca5dc0069cca2ae0179e73c123b4519&start=1335&end=3162","https://assets.pipeline.soar.com/3137212-cca5dc0069cca2ae0179e73c123b4519/thumbnail_1335000.jpg","/articles/6259798/Upper-Arlington/Franklin-County/Ohio/Council-reviews-draft-housing-market-study-calling-for-infill-townhomes-and-senior-housing","https://secure.pipeline.soar.com/6259798-71a2595c800456e068dd58b5016a2bdb/orig.mp4?Expires=1771213814&Signature=hUs6RSEr6IplLEd4K8lP8nWLwlfTZFuYfKkQgVcSuuFeJj8xMW9IQXiR3eQwJLIat6w500SoabQFjVf5S3NJIYDE8GNkQSV0Go4QtThZRE9DvgsyzVY7owGJdooarcdtj-4FkItIvCWtOA7CSMAaq9H~uON5E0AvNhFWpDLqkl0T8~FUY2Y8SewDdlr5lmDuZEJao1xLIiDZzOrPOrbCBbTScWdo~-kBjieCVQt-dPldOtDfQSGvQQEPUu5HRLYWfUWZUy3qdJ10yf~-JkjEfjs34-9ZWowCqbPeCutgBJO0XqnDKdM0bt9mD1pZ8yrUu0pcNeFjogd9lA-v0JNGtA__&Key-Pair-Id=KUT5TJCACFTXG","Upper Arlington City Council on April 21 received a draft housing market analysis from Community Scale principal Nels Nelson that frames the city as a desirable, built‑out suburb with a tight housing market and limited land for new construction.

Nelson said the study estimates that meeting projected household growth and correcting a tight vacancy rate would require roughly 57 housing units per year and that the most feasible additions in Upper Arlington are “missing middle” products such as townhomes, small multifamily and senior housing rather than stand‑alone large apartment complexes. “This is a draft document, and we really want your input,” Nelson said during the presentation.

The report, commissioned by the city after an RFP process, compared Upper Arlington with peer communities, analyzed household and housing stock data, and combined that with an opt‑in community survey. Among the study’s findings: Upper Arlington’s median household income is about $155,000 (2025), regional HUD median income is about $110,000, overall vacancy is just under a commonly cited 5% benchmark (the consultants called the market “tight”), and the city has seen growth in families with children while losing population in the 20–34 and 50–64 bands.

Why it matters: Upper Arlington is largely built out and landlocked. The study says small infill and redevelopment—townhomes, four‑unit conversions, ADUs and senior projects—can add housing without drastic character changes while supplying housing better matched to younger buyers and downsizing older adults. By contrast, Nelson told the council, large rental projects typically show a negative municipal return in today’s economics and would likely require a subsidy; Community Scale estimated an illustrative financing gap of approximately $63,000 per rental unit in current conditions.

Key data and findings

- Estimated annual housing need (households → units, including replacement and vacancy adjustment): about 57 units per year through 2050.

- Affordability gap: based on local inputs the study estimates a household earning the city median (about $155,000) could afford roughly a $480,000 house under current mortgage/tax assumptions while typical prices in parts of the city are higher, producing an affordability gap.

- Product economics: a tear‑down/rebuild on a very small lot would likely price above about $1.1 million; new large single‑family on half‑acre lots pushes toward roughly $2.1 million. Converting a similar parcel into four attached units would produce lower per‑unit sales (~$783,000 in the consultant example) and would better serve buyers earning less than the highest income cohorts.

- Municipal revenue per acre and per unit: higher intensity projects can yield more municipal revenue per acre while very high‑value single‑family lots show high revenue per unit because the denominator is one unit.

- Schools: staff obtained address‑by‑address school enrollment from Upper Arlington City Schools and cross‑tabulated students per structure type. Single‑family types (medium home/small lot) showed among the highest students per unit; small multifamily and some townhome types produced far fewer students per unit in the preliminary dataset. Nelson cautioned the school analysis was “hot off the press” and flagged minor adjustments as likely.

Public input and survey

Community Scale collected 716 opt‑in survey responses (the firm noted response bias is likely). Survey respondents prioritized medium‑density infill (townhomes/quadplexes), senior housing and accessory dwelling units as preferred additions; the first choice for where growth should go was medium‑density infill. The firm also reported 64% of survey respondents were “very satisfied” with living in Upper Arlington (compared with a 33% national average noted by the consultant).

Council discussion and staff notes

Council members pressed the consultants on projections and local impacts. Vice President Close and others asked whether the charts showing declines in the 20–34 and 50–64 age cohorts were actuals or simple trend extrapolations; Nelson said the left side of that slide showed actual change and the right side simply carried those changes forward and that policy choices can alter the forecast. Nelson summarized the takeaway: “we’ve been failing to capture young adults” and noted Upper Arlington is gaining children and some senior households, creating a risk the community could become concentrated in a narrow set of life stages without policy changes.

Councilmember Walter repeatedly urged commissioners to consider school funding implications before adopting housing policy: “One of the primary reasons people move here is for the schools,” he said, and asked staff to provide project‑level student counts for recently built developments. Staff and the consultant said the address‑matched enrollment file had been shared with the schools and that James (city staff) had the spreadsheet to produce further analysis.

Calculations of municipal revenue factored in local property tax, income tax (including an assumed work‑from‑home share of earnings, which consultants said they reduced/cut to be conservative) and marginal service costs (police, fire, parks). City staff said some capital and debt service costs were included in the consultant’s breakeven calculations; they also noted that large multifamily projects compete across jurisdictional lines where neighboring communities’ abatements or incentives affect developer site choice.

Other details and follow‑ups

- Consultants flagged “townhomes on small lots” as a promising way to add diverse housing without large character changes and to modestly increase age diversity.

- Senior housing (including a project referenced with National Church Residences) was strongly supported by respondents and identified as an opportunity.

- Consultants and council agreed that final policy choices and any up‑zoning or corridor plans would be folded into the city’s master plan process; staff said an RFP to begin master‑plan work is expected this summer with more detailed options in the fall.

What’s next

City staff and Community Scale will revise the draft based on council comments and additional data requests, including clarifying year‑over‑year demographic changes and refining school enrollment cross‑matches. Nelson said the draft will be updated with council input and that the study is intended to inform—rather than dictate—master plan decisions that follow.","Community Scale presented a draft housing market analysis to Upper Arlington City Council on April 21 that recommends modest annual housing production, ‘missing middle’ infill such as townhomes, and prioritized senior housing; consultants warned large multifamily will likely need public subsidy to be financially viable in today’s market.","actionData","errors"]

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Upper Arlington Civic Association asks council for permit to sell alcohol at Neighbors Night Out

Council reviews draft housing market study calling for infill, townhomes and senior housing