OHIO — DEVELOPMENT ADVISORY & ARCHITECTURE
How do you get a community development project approved in Ohio?
Start with zoning and the Ohio Building Code, then the money. nSCALE is based in Columbus and licensed in Ohio, working across Columbus, Dayton, Trotwood, and the surrounding region on affordable housing, resilience hubs, and mixed-use community projects.
Columbus, Ohio — nSCALE base
01 — WHAT WE DO
What does nSCALE do in Ohio?
nSCALE provides feasibility studies, architectural design, owner's representation, and land sourcing across Ohio. Because we're based in Columbus and our founder, Christopher Pettis, is a Dayton native, we know the state's zoning, building, and funding landscape from the inside.
We work with community development corporations, faith-anchored sponsors, and municipal clients to move projects from concept to construction — from a Level 1 scoping study through full architectural design and construction administration. Columbus is home. The Miami Valley is home. We don't fly in and fly out.
02 — APPROVALS
How does development approval work in Ohio?
The Ohio Building Code
The Ohio Building Code (OBC) is the state's commercial building code, adopted from the International Building Code (IBC) with amendments by the Ohio Board of Building Standards. The Board certifies plan examiners and building officials across the state. Commercial projects go through plan review — either by the local building department (in cities like Columbus and Dayton that have their own certified departments) or by a Board-certified plan examiner in smaller jurisdictions. A Certificate of Occupancy is required before the building can be used.
Columbus zoning
Columbus zoning is governed by City Code Title 33. The city is currently modernizing its zoning code through the "zone it" initiative, which aims to update regulations to reflect current development patterns and community goals. The code includes traditional zoning districts (residential, commercial, industrial), form-based districts in some neighborhoods, and overlay districts for specific areas like the University District and Downtown. Projects that don't meet the base zoning requirements can seek variances from the Board of Zoning Adjustment or modifications from the Columbus Planning Commission.
Dayton and Montgomery County
Dayton and Montgomery County have their own zoning codes. The City of Dayton's zoning is administered by the Planning and Community Development Department. Montgomery County zoning applies to unincorporated areas. Trotwood, where nSCALE's Maranatha Life Campus is located, has its own zoning code within Montgomery County. Each jurisdiction has its own plan review process, permit fees, and timeline — we navigate all of them.
03 — FUNDING
What funding is available for community projects in Ohio?
Ohio Housing Finance Agency (OHFA)
OHFA administers the federal Low-Income Housing Tax Credit (LIHTC) program in Ohio, along with the Housing Trust Fund and the Housing Credit program. OHFA releases a Qualified Allocation Plan (QAP) each year. Affordable housing projects compete for LIHTC allocations in a spring round.
Community Reinvestment Area (CRA)
Ohio's CRA program allows municipalities to offer property tax abatements for redevelopment in designated areas. The abatement applies to the increase in property value from the redevelopment, not the existing value. Terms are negotiated with the municipality, and the school district must be notified.
JobsOhio
Ohio's private, nonprofit economic development corporation provides grants, loans, and incentives for projects that create jobs and investment. JobsOhio works with local partners like Columbus 2020 and the Dayton Development Coalition to fund infrastructure, site preparation, and workforce development.
Tax Increment Financing (TIF)
TIF districts allow municipalities to capture the increased property tax revenue from a redevelopment and use it to finance infrastructure. TIF is a local tool — the municipality establishes the district and negotiates the terms with the developer.
Ohio Department of Development
The state's Department of Development administers the Community Development Block Grant (CDBG) program, the Ohio Housing Trust Fund, and several other community development programs targeting low- and moderate-income communities.
05 — LICENSURE
Is nSCALE licensed in Ohio?
Yes. nSCALE is licensed in Ohio and has been active across the state. The firm can also become licensed in any other state as needed through NCARB reciprocity.
Christopher Pettis, NCARB, serves as the principal architect for all Ohio projects.
06 — FAQ
Common questions about development in Ohio
What building code does Ohio use?
Ohio uses the Ohio Building Code (OBC), which is based on the International Building Code (IBC) with Ohio-specific amendments adopted by the Ohio Board of Building Standards. Commercial projects go through plan review by a certified plan examiner or the local building department. Residential buildings follow the Ohio Residential Code. The OBC is updated on a regular cycle, so the version in effect depends on when your project is submitted.
How does Columbus zoning work?
Columbus zoning is governed by City Code Title 33, which the city is currently modernizing through its zone-it initiative. The code includes traditional zoning districts, form-based districts in some neighborhoods, and overlay districts for specific areas. Most community development projects need a zoning clearance or a variance. Projects that don't meet the base zoning requirements go through the Board of Zoning Adjustment or the Columbus Planning Commission.
What is a Community Reinvestment Area in Ohio?
A Community Reinvestment Area (CRA) is an Ohio property tax abatement program that allows municipalities to exempt a percentage of the increased property value from taxation for a set period — typically 10 to 15 years. CRAs are used to incentivize redevelopment in designated areas. The municipality negotiates the terms with the developer, and the school district must be notified. nSCALE can help you determine whether your site is in a CRA and negotiate the abatement.
How do I apply for LIHTC through OHFA?
The Ohio Housing Finance Agency (OHFA) administers the federal Low-Income Housing Tax Credit (LIHTC) program in Ohio. OHFA releases a Qualified Allocation Plan (QAP) each year that defines the scoring criteria and application requirements. Applications are submitted during OHFA's competitive round, typically in the spring. You need a complete feasibility study, a pro forma, and a concept design to apply. nSCALE's Level 3 full underwriting package is designed to meet OHFA's submission requirements.
What is JobsOhio and how can it help my project?
JobsOhio is Ohio's private, nonprofit economic development corporation. It provides grants, loans, and other incentives to projects that create jobs and investment in Ohio. JobsOhio works with local partners like Columbus 2020 and the Dayton Development Coalition. For community development projects, JobsOhio can fund infrastructure, site preparation, and workforce development. Eligibility depends on job creation, capital investment, and the project's location.
How long does plan review take in Ohio?
Commercial plan review in Ohio typically takes four to eight weeks, depending on the jurisdiction and the project's complexity. Columbus's plan review process runs through the Department of Building and Zoning Services. Dayton's runs through the Building Department. Smaller jurisdictions may use the Ohio Board of Building Standards' certified plan examiners. Expedited review is sometimes available for an additional fee. nSCALE can manage the submission and respond to comments to keep the process moving.
What is the difference between Columbus and Montgomery County zoning?
Columbus has its own zoning code (City Code Title 33) administered by the city's Department of Building and Zoning Services. Montgomery County zoning applies to unincorporated areas outside city limits and is administered by the county's planning department. Cities like Dayton and Trotwood within Montgomery County have their own zoning codes. If your project is in an unincorporated area, you follow county zoning; if it's within a city, you follow that city's code.
Does nSCALE work in Dayton?
Yes. Christopher Pettis, nSCALE's founder, is a Dayton, Ohio native. nSCALE has active projects in Trotwood, which is in Montgomery County adjacent to Dayton, including the Maranatha Life Campus. We work across the Miami Valley region and understand the local zoning, building, and funding landscape. Columbus is our base, but Dayton and the surrounding region are home territory for us.