The Planning and Zoning Division works with residents, businesses, contractors and developers to ensure that home or business improvement projects meet the City’s zoning requirements, primarily in terms of use and location. Planning Staff works closely with the Board of Zoning and Planning (BZAP) and City Council to ensure proposed developments are appropriate for the community and in line with Master Plan objectives.
March 2025
BZAP Work Session
BZAP Hearing
April 2025
BZAP Work Session
BZAP Hearing
The Board of Zoning & Planning (BZAP) reviews all planning and zoning related applications, including variances, conditional uses, signage plans, subdivisions, site plans and development plans. The Board also makes recommendations to City Council pertaining to rezoning requests and changes to the Unified Development Ordinance, the City’s zoning code.
The Board of Zoning & Planning typically meets on the first and third Wednesdays of each month. The first meeting is an informal Work Session, where commercial projects are typically discussed. The formal meeting follows on the third Wednesday, at which time the Board takes action on all items on the agenda.
Visit our Online Agenda Portal current or past BZAP meeting agendas. Visit our Archives Portal for BZAP Meeting audio files.
The Unified Development Ordinance (UDO) guides development and land use in Upper Arlington, ensuring growth aligns with the city’s vision and zoning regulations. It establishes standards for zoning districts, site design, land use, and building requirements to promote a well-planned and sustainable community.
The Master Plan serves as the principal guiding document when addressing long-term goals, growth and development issues. It is the broadest, most comprehensive policy document for the City, designed to set objectives and implementation strategies that will ultimately protect and preserve the community’s makeup and quality of life.
The Upper Arlington Master Plan addresses important issues related to land use, economy, community appearance, community facilities and services, housing, transportation, technology and sustainability. These elements express the community’s interest in developing a plan that supports a high quality of life and improved provision of services and facilities through sound land use, revenue enhancement and targeted redevelopment efforts.
Adopted in 2001—following an extensive, three-year review and update process—the Master Plan replaced an extremely outdated planning document from 1962. Per a directive of the Master Plan to undertake a review and update process every 10 years, an updated version of the Master Plan was adopted in 2013.
The entire 2001 Master Plan can be accessed via Archives Portal – City Plans search.
The following chapters can be found by clicking the “Bookmarks” symbol in the top-right area of the menu bar.
- Introduction
- Executive Summary
- Kingsdale
- Henderson Road
- Lane Avenue
- Tremont Road
- Northwest Boulevard
- Southeast UA
- State Route 33
- The Mallway
Application & Plan Submission
All residential and commercial building permit applications are date-stamped upon submittal and reviewed in the order in which they were received. The review of residential building permits takes seven-10 business days. The review of commercial building permits takes 10-15 business days.
Residential and commercial building that have a change in the footprint proceed to step 2, residential interior remodels proceed to step 4.
Zoning Review
The Unified Development Ordinance regulates land use and development within the City. Zoning regulations protect property values by ensuring new development is compatible with the surrounding community and maintains the character of established neighborhoods.
Building plans are reviewed by the Planning Officer–as well as the Engineering Division and Parks & Recreation Department on all new buildings–to ensure compliance with all provisions of the Unified Development Ordinance. If plans are in compliance, they are approved and forwarded for Building Review. If plans do NOT conform to Unified Development Ordinance zoning requirements, the applicant is given two options:
- Redesign the project to comply, OR
- Seek a variance from the Board of Zoning & Planning. Contact the Planning Division for assistance with the variance process by completing the email form below.
Variance Process – Should your improvement project not meet the City’s zoning standards, a variance may be required. A variance is a granting of relief from Unified Development Ordinance standards, and can only be authorized by the Board of Zoning & Planning. In order for a variance to be granted, the Board of Zoning & Planning must find that practical difficulties unique to the property exist that prevent full compliance with the zoning requirement. Download our Guide to Variances and the Variance Process brochure below.
Board of Zoning & Planning Deadlines – The following deadlines are in place to allow enough time for Staff review prior each Board of Zoning & Planning Work Session:
- Preliminary/Final Development Plans – 5 pm of the second Wednesday before the end of each month
- Rezoning Requests – 5 pm of the third Wednesday before the end of each month
- Meeting Minutes – To access Board of Zoning & Planning meeting minutes, which include documents submitted for all agenda items, visit Archives Portal – Board of Zoning & Planning Meeting Minute Archives.
Effective March 1, 2024 the Ohio Board of Building Standards has mandated adoption of the new 2024 Ohio Building (OBC), 2024 Mechanical (OMC), 2024 Plumbing (OPC) and 2024 Existing Building (OEBC) Codes, these codes apply to all new building and trade applications beginning March 1, 2024.
Free Ohio Digital Codes
The electronic versions of the 2024 OBC, OMC, OPC & OEBC are now available on ICC’s Ohio eCode Bookshelf: Ohio Building Codes – ICC Digital Codes (iccsafe.org)
Currently, the 2024 OBC, OMC and OEBC are in read only format, but ICC is in the process of converting them to digital format. The conversion of the OMC and OEBC will be complete by end of January and conversion of OBC will be complete in early February. The 2024 OPC is already in digital form with both search and cut-and-paste functionality. When the conversion of the remaining codes is complete, they all will have this functionality. We encourage building departments to direct code users to this free resource.
Building Review
Once zoning approval is received, plans proceed to the Chief Building Official (residential projects) or the Commercial Plans Examiner (commercial projects) to ensure compliance with Chapter 13 of the City’s Codified Ordinances, the Ohio Building Code, and/or the most recent version of the Residential Code of Ohio.
The purpose of the building code is to provide minimum standards and requirements for construction and construction materials to make buildings safe and sanitary for their intended use and occupancy.
If plans fail to meet code, a correction letter will be issued explaining reasons for the plan rejection, and citing specific sections of the code. Two new sets of plans must be resubmitted highlighting all revisions, along with a letter addressing the corrections. Resubmitted plans are reviewed on a “first-come, first-served” basis.
Trade Permits
All residential and commercial trade permit applications are date-stamped upon submittal and reviewed in the order in which they were received. The review of residential trade permits takes five-10 business days. The review of commercial trade permits takes 10-15 business days.
Inspections
Requests for inspections must be submitted by 3 pm for service on the next business day. Inspection requests must be submitted:
- Online via our Online Applications & Permits Portal through your Permit/Account
- By phone: 614-583-5070
- Leave the following details when you call: Address, permit number, requested date of inspection, contact information
Inspection Schedules
- Building, HVAC, and Driveway Approach inspections occur Monday–Friday except on City holidays.
- Plumbing inspections must be scheduled with Franklin County Public Health at 614-525-3160.
- Electrical inspections are Monday-Friday except on City holidays.
- The Electrical Inspection Request Line is 614-583-5081.
- Commercial inspections occur each business day.
The City of Upper Arlington’s Master Plan serves as the guiding framework for preserving and enhancing the community’s character and quality of life. A key focus of the plan is to foster a more sustainable, walkable, and competitive city through innovation, efficiency, wellness, and environmental stewardship.
A truly sustainable community considers environmental, social, and economic impacts, striving to reduce energy and water consumption, minimize waste and pollution, and promote responsible growth.
Upper Arlington is committed to implementing sustainable and environmentally responsible practices in alignment with the regional sustainability agenda. Our goal is to achieve zero waste, zero pollution, and zero emissions by 2050, ensuring a cleaner, healthier future for generations to come.
HIGHLIGHTS
- Upper Arlington is part of the Sustainable Ohio Public Energy Council (SOPEC) that serves communities across Ohio with collective buying power to provide simple, valuable, and reliable public energy programs.
- The City of Upper Arlington received the Ohio EPA award for Encouraging Environmental Excellence in Communities and the Clean Energy Community Award from Power a Clean Future Ohio in 2024.
- Leader in Food Waste Collection Programs
- Upper Arlington was named a one-star Ohio Green Fleet community by Clean Fuels Ohio. The City currently operates both hybrid and electric vehicles.
- DC-Fast electric vehicle charging stations are available at the Municipal Services Center and the Public Services Center, and is a code requirement for larger parking lots.
- Upper Arlington is among the only communities in Central Ohio to allow rooftop solar panel installations on the front of residences and businesses (click for map of locations).
- All traffic signals, pedestrian walk signals, and most street lights are LED.
- Five shared mobility hubs for alternative transportation options are installed around Upper Arlington.
- Installation of solar panels on the Bob Crane Community Center to offset energy usage.
- First Gold-certified Solsmart community in Ohio, showcasing the City as a leader in solar panel process and deployment.
- Completed a studio project with The Ohio State University that examined the City’s emissions and energy use.
- Upper Arlington has been named a Tree City USA community every year since 1990 and continues to plant hundreds of new trees each year.
- All new commercial buildings built since 2007 have been eligible for LEED® certification.
The Building Division and Planning & Zoning Division has a series of informational brochures available that summarize many of the regulations, permit requirements and procedures for various projects and issues related to our divisions. They can be accessed by clicking the Applications & Permits link below.
- Bond Form (PDF Form 3KB)
- Certificate-of-Notice-Form-May-2023
- Contractor Registration Requirements (PDF 100KB)
- Demolition Application Owner Statement (PDF Form 162KB)
- Demolition Sign Affidavit (PDF Form 124KB)
- Engineering Residential Plan Review Checklist
- Guide to Demolition in the Historic District
- Proclamation and Executive Order--Remote Inspections (PDF 227KB)
- Remote Inspection Release Hold Harmless Indemnification and Waiver (PDF Form 303KB)
- Remote-Virtual Inspection Guidelines (PDF 100KB)
- Applications & Permits
- Building Code – Chapter 13 of City’s Codified Ordinances
- Call Before You Dig
- Contractor Registration
- Franklin County Property Search
- Franklin Soil & Water Conservation District
- GIS Mapping
- GIS Map – New Home Build Permits
- International Code Council (ICC)
- Mid-Ohio Regional Planning Commission (MORPC)
- Ohio Board of Building Standards (OBBS)
- Ohio Building Code
- Ohio Revised Code 727
- Permits Record Search
- Property Maintenance Code
- Residential Code of Ohio
- Unified Development Ordinance (UDO)
Building, Planning & Zoning (12)
A plumbing permit is required to install or replace a boiler, water heater, water meter, and any time supply or waste lines are added, altered or removed, or boxes, switches, circuits or fixtures are added.
To schedule an inspection, call the “Inspection Line” at 614-583-5080. Once a building permit has been issued, a series of inspections takes place to ensure the work is being performed according to the approved plan.
It is always best to work out issues related to neighbors in a positive manner. If you have exhausted positive communication methods, the City Attorney’s Office has a free Community Mediation Program. Or you may contact the Police Division with questions using the form below.
Browse the City Codes section for property maintenance violations. Or contact the Building & Planning Department at 614-583-5070.
A building permit is required:
- To construct a deck
- To finish a basement or alter an existing basement
- If there is any framing being removed or added to kitchen/bathroom or if the layout is altered
- If non-loadbearing walls and/or soffits are being removed, altered or added
- To add a porch or covered entry
- If roof decking, exterior sheeting or framing is being replaced along with shingles or siding
- If exterior wall and/or header framing is being altered during window replacement
An HVAC permit is required to install or replace a furnace, RTU, air conditioner, mini split system or range hood, and any time supply air, return air or dryer vent ductwork is added, altered or removed, as well as for new or replacement ventilation fans, etc.
An electrical permit is required to install or replace a temporary electric service, permanent electric service, and anytime new wiring, boxes, switches, circuits or fixtures are added.
Yes, if the shed is less than 200 square feet, a Certificate of Zoning Compliance is required. If the shed is 200 square feet or larger, a building permit is required.
Yes, a fence permit is required to build a new fence or if more than 25% of an existing fence is being replaced.
Yes, registrations are required for general, electricians, plumbers, HVAC, sewer and driveway/sidewalk contractors.
Yes, a separate bond form is required for each trade even if one company is registered for multiple trades.
Typically a permit is required from the Engineering Division when sidewalks are replaced in the public right-of-way. However, the February 2021 sidewalk repair notices mailed to non-compliant properties also function as the permit for purposes of the Sidewalk Maintenance Program. A free permit from the Parks & Forestry Division is required when excavation is performed within 10 feet of a street tree. Permits are not required for leveling or grinding of existing concrete sidewalks.