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Council approves rezoning for 112‑unit Hard Road apartments amid strong neighborhood opposition
Summary
After hours of presentations and public testimony, Columbus City Council approved rezoning 0290‑2026 and related variances to permit a 112‑unit apartment complex at 2100 Hard Road; the applicant committed 34 units (30%) to 80% area median income but neighbors raised concerns about height, density, traffic and notice.
Columbus City Council voted to approve Rezoning 0290‑2026, clearing the way for a 112‑unit apartment development at 2100 Hard Road after an extended zoning committee hearing and public testimony.
City planning and zoning staff recommended approval, saying the site is consistent with the Northwest plan’s guidance for increased residential density on corridors and that the project includes design revisions to reduce frontage massing and preserve trees near single‑family homes. Planning staff and the housing strategy office cited local housing pressures: the census tract has seen household growth outpace housing supply, rent increases of roughly 45% since 2020, and a median single‑family home price in the area cited at $455,000.
Traffic management staff said the proposal would generate estimated peak traffic volumes (about 52 AM peak trips and 61 PM peak trips), below the 200‑trip threshold that would require a traffic impact study, and noted the existing center turn lane on Hard Road reduces the need for additional turn lanes.
The applicant, represented by attorney David Hodgej, described site design changes made after staff feedback, commitments to preserve mature trees, and an affordability pledge: 34 of 112 units (about 30%) will be set at 80% of area median income (AMI), a commitment the applicant said will be recorded in the development agreement.
Neighbors who opposed the rezoning framed their objections around scale, massing and process. Scott Frederickson, a longtime nearby resident, urged the council to require smaller buildings and a two‑story design, saying, "The scale of this proposal, specifically the three‑story height, is not appropriate for the surrounding area." Deborah Link, speaking remotely, said the neighborhood organized petitions and raised concerns about notice and developer responsiveness. Other neighbors described traffic and safety fears on Hard Road and the loss of tree canopy and privacy.
Proponents at the hearing argued that the development addresses a pressing housing shortage. Jonathan Bashier and Julia Bashier asked the council to approve more housing, saying the region faces a substantial unit shortfall and rising rents that price many residents out of the city.
Council debate emphasized the tradeoffs between neighborhood fit and citywide housing needs; several members urged better early engagement with neighbors on future rezonings. The council adopted the rezoning as amended by voice and roll call (roll call recorded in the hearing transcript). The companion council variance (0291‑2026) to reduce the east perimeter yard from 25 ft to 15 ft and the Hard Road building setback from 60 ft to 5 ft — measures the applicant said were necessary to preserve trees on the west and create street‑facing buildings — was considered and adopted during the same proceeding.
Next steps: the approval authorizes the zoning change and binding site‑plan commitments tied to the council variance; building permits, final engineering, and any administrative reviews remain subject to city permitting processes. The applicant said affordability and site design commitments will be formalized in the development agreement.
