Portsmouth, Ohio

Portsmouth engaged ZoneCo to modernize a zoning ordinance that had accumulated decades of piecemeal amendments, inconsistent definitions, and discretionary bottlenecks. The city’s goals were straightforward and ambitious: create a code that is easy to read, fair to administer, and aligned with Portsmouth’s economic development, housing, and quality-of-place priorities. ZoneCo’s approach married legal precision with urban design sensibilities, producing a clear regulatory framework that supports reinvestment while protecting established neighborhood character.

The project began with a diagnostic audit. ZoneCo traced routine pain points—conflicting standards, duplicative approvals, unclear roles for boards and staff, and outdated use categories that no longer reflected modern businesses or housing types. That audit paired with small-group stakeholder interviews—city staff, developers, neighborhood leaders, and business owners—to translate technical problems into practical outcomes. The team then established guiding principles: simplify approvals, calibrate standards to context, reduce uncertainty, and convert the comprehensive plan’s goals into predictable rules.

Structure and clarity were early wins. The draft code reorganized content into logical chapters with plain-language purpose statements, consolidated use tables, and graphics that explain height, frontage, and lot standards at a glance. Ambiguous overlays were replaced or rationalized, and legacy provisions were rewritten to be objective and measurable. A streamlined “how to use this code” section and process flowcharts now guide applicants and staff through submittals, findings, timelines, and appeals.

Housing was a central focus. Portsmouth’s traditional blocks and modest lots can support “missing middle” options if the rules allow them. The rewrite therefore legalized small-scale multifamily where context supports it, clarified accessory dwelling unit permissions, and right-sized parking—especially near walkable corridors and civic destinations. These changes reduce reliance on variances and shift many predictable projects to administrative review, accelerating delivery while preserving quality.

Economic development reforms target friction, not standards. The code modernizes use definitions to welcome contemporary enterprises—light fabrication, co-working, neighborhood services—and trims conditional-use triggers in appropriate districts. Adaptive reuse provisions allow historic and underutilized buildings to transition to new life with clear performance conditions rather than bespoke negotiations. For small businesses, reduced thresholds for site plan review and transparent criteria cut uncertainty and cost.

Design and resilience are integrated without adding red tape. Context-based districts align dimensional rules with the city’s existing fabric; transitions manage height and massing near sensitive edges. Tree, stormwater, and floodplain requirements reference best-practice manuals but include flexible compliance paths, including shared solutions and performance options. Historic areas receive tailored standards that respect Portsmouth’s architectural heritage while accommodating accessibility and modern systems.

Finally, ZoneCo emphasized implementation. The project delivered a transition memorandum, staff training, checklists, and a digital code format to keep the ordinance living, legible, and enforceable. Early indicators—fewer variances for common infill, clearer staff reports, faster administrative approvals—suggest the rewrite is working as intended: reducing friction, encouraging investment, and making Portsmouth’s development rules as welcoming and dependable as the city itself.