Redefining the kinds of developments allowed along Interstate 270 could mean more retail, restaurant, housing and recreational opportunities for the community – while attracting the kinds of coveted employers that power the local economy.
An important first step in that direction happens May 12, when Hilliard City Council Council of the Whole is scheduled to hear proposed updates to zoning standards within the Interstate 270 corridor. Those changes would promote future high-quality redevelopment of properties on both sides of the interstate. The meeting will start at 6:15 p.m. at City Hall, 3800 Municipal Way.
The Hilliard Planning & Zoning Commission is scheduled to review the same information at a special meeting on May 22. The Commission will make recommendations to Council about the proposed zoning document, including any recommended changes. The meeting will start at 7 p.m. at City Hall, 3800 Municipal Way.
“The I-270 area is Hilliard’s economic engine,” said Dan Ralley, Assistant City Manager and Director of Community Development. “It is the source of a significant number of jobs, which produce a large proportion of the income tax revenue that funds city services and promote great quality of life. We want to make sure that this area has modern zoning standards in place that promote future development opportunities and offer flexibility to property owners and developers.”
About the proposed zoning changes
Future developments on both sides of I-270 could look very different than they do today.
The I-270 District consists of the area surrounding the Cemetery Road interchange and Hilliard’s portions of the Mill Run development. The corridor extends both south and north to the city limits. Today, much of the corridor reflects an approach to development that – while once logical – is outdated in the high-tech, post-pandemic economy.
The proposed zoning code changes introduce the concept of allowing secondary permitted uses on existing properties and on future developments.
In short, a property owner who commits to a minimum of 10,000 square feet of office space per acre would be allowed to have secondary permitted uses on the site, such as housing or retail.
For example, a five-acre site would need to dedicate 50,000 square feet of office space to be eligible for the secondary permitted use.
“This zoning strategy encouraging mixed-use concepts serves as a model for the type of redevelopment we want to see in this crucial area,” said Ralley. “Higher density on underused land allows us to address housing shortages, reduce the cost of public infrastructure and services, and improve quality of life by creating walkable neighborhoods where residents live, work and play.”
If approved, rezoning would not affect the use by current property owners, Ralley noted.
Setting the direction for growth and thoughtful development
Encouraging mixed-use development around premium offices and allowing for flex employment are among the 8 Big Ideas in the City’s Comprehensive Plan, which was updated in 2023.
That plan – which was developed with significant resident input and approved by City Council in 2023 – sets the direction for Hilliard’s growth, development and land use. It serves as a guide for elected officials, City Staff, developers and the community when considering future development. Five focus areas within Hilliard, including the I-270 corridor, were detailed in the Community Plan update.
This strategy isn’t new, Ralley noted. The City has spent the last two years researching how to best amend the zoning code to implement these concepts that were recommended in the Community Plan update.
By defining land-use standards in each part of the city, the Comprehensive Plan ensures future development reflects the community’s vision and promotes quality of life for our residents.
The I-270 corridor was one of five areas within the Community Plan that were identified for zoning updates. Within the I-270 corridor, the plan calls for zoning changes that would encourage the creation of mixed-use developments, including:
- Mixed-use centers around premium office sites: The proposed zoning changes would allow stand-alone office sites to be transformed into distinct mixed-use neighborhood centers that provide amenities to nearby workers and residents. This makes those large office buildings more viable as employment locations while encouraging redevelopment.
- Flex employment: The proposed zoning changes would create a new flex employment district that encourages development in underused areas. It also can spark conversion of less productive light industrial, distribution, and commercial warehouse spaces into high-value tech, bio-medical, data, research, incubator, and startup facilities. Many of the properties within this proposed zoning district are zoned for manufacturing today.
Why mixed use in the I-270 corridor makes sense
Mixed-use development projects include more than one use. They typically include some combination of office, medical, retail, industrial, housing and recreation/open space. This type of development also focuses on being pedestrian and bicycle friendly.
Such mixed-use spaces make sites more viable as future employment locations while also creating neighborhood gathering places.
“Mixed-use communities help create amenity-rich office environments along with commercial and residential areas that draw young professionals to our community,” Ralley said. “That helps attract and retain the kinds of quality employers Hilliard finds attractive.”
Mixed-use communities also are attractive to “empty nesters” and older adults, who want to continue living in Hilliard but may not want the responsibilities of owning large, single-family houses. Learn more about Hilliard’s Comprehensive Plan here.
Learn more about the I-270 Development District here.
Learn more about community development design standards & guidelines here.
