Committee of the Whole

AGENDA Committee of the Whole 5:00 PM Monday, July 13, 2026 Council Members Emily, President Tina Cottone, Vice President Greg Betts Kathy Parker-Jones Nadia Rasul Andy Teater Cynthia Vermillion Joshua Rauch, City Manager Diane (Dee) Werbrich, Clerk of Council City Hall, Council Chambers | 3800 Municipal Way, Hilliard, OH 43026  Committee of the Whole - July 13, 2026 Page 1. Call to Order 2. Roll Call 3. Approval of Minutes 06222026 COW (FINAL) 3-8 4. Business A. E-Bike/E-Scooter Update 5. Items for Discussion 6. City Manager Updates 7. Adjournment hilliardohio.gov Page 2 of 8  Agenda Item 3. Committee of the Whole - June 22, 2026 CALL TO ORDER President Cole called the meeting to order at 5:00 PM. ROLL CALL Council Members Present: President Emily Cole, Vice President Tina Cottone, Mr. Greg Betts, Ms. Kathy Parker-Jones, Ms. Nadia Rasul, Mr. Andy Teater, and Ms. Cynthia Vermillion Staff Members Present: Law Director Thaddeus Boggs, City Manager Joshua Rauch, Assistant City Manager Dan Ralley, Assistant City Manager Kyle Kridler, Chief of Police Michael Woods, Director of Community Relations Andrea Litchfield, Planning Director John Talentino, Deputy Planning Director Jackie Yeoman, Zoning Officer Kristie Shaffer, Intern Kristina Amundson, and Clerk of Council Diane Werbrich Others Present: Vince Papsidero, Chair of the Hilliard Housing Steering Committee APPROVAL OF MINUTES President Cole asked if Council had any changes or corrections to the June 8, 2026, COW meeting minutes. Hearing none, the minutes were approved as submitted. BUSINESS A. Hilliard Housing Study Ms. Yeoman and Mr. Papsidero gave a presentation on the Housing Study (See Attached) COUNCIL QUESTIONS President Cole expressed her appreciation to Ms. Yeoman and the entire Housing Steering Committee for their hard work on this important study. She noted that she has reviewed the report multiple times and acknowledged the depth and detail contained in each section. President Cole stated that she and Council are grateful for the level of effort and thoughtfulness that went into the study. Ms. Rasul asked whether the study considered housing options for recent college graduates or young professionals, particularly those who graduated from Hilliard high schools and may wish to return to the community. She specifically inquired about opportunities such as rent-to-own programs or housing available at that income level. Ms. Yeoman responded that the study does not include recommendations for any specific development targeted to that age group. However, she explained that a key finding of the study is the need for the City to expand the range of available housing options. Increasing housing diversity would help attract and retain young professionals so the City can better meet the needs of residents across all generations. Ms. Yeoman also highlighted the current low vacancy rate, which limits available housing options. She stated that the study recommends reviewing strategies to support and encourage the development of “missing middle” housing types, which are often difficult to build due to limited economies of scale and regulatory challenges. She added that the City is exploring ways to ease regulatory barriers and support such development, including initiatives like the pre-approved plans program, which is intended to simplify the process for constructing smaller-scale homes such as duplexes which are housing types that are not currently common in new construction. Ms. Rasul noted that the average age of a Hilliard resident is 36 and asked whether the study projected an average age for future residents. Ms. Yeoman replied that the consultant did not project an average age but did identify changing household trends. While the City currently has a high percentage of family households, two- person households represent the fastest-growing demographic with projections indicating household sizes will shift significantly over the next 20 years toward one- and two-person households, which will influence the types of housing needed. Ms. Yeoman noted that while some individuals prefer larger homes, the predominance of larger housing stock can create a mismatch when most households consist of one to two people who may not be able to afford those large housing types and this imbalance results in a gap in available housing options. Page 3 of 8  Agenda June 22, 2026Item 3. Committee of the Whole Minutes She added that additional research on this topic could be conducted, as this specific information was not included in the study. Ms. Rasul thanked Ms. Yeoman and the Housing Steering Committee for all they have done. Vice President Cottone referenced slide 16 of the presentation, noting that 75 percent of community respondents identified housing affordability as a concern. She asked whether additional detail was available regarding the source of this concern, specifically, whether it stemmed from long-term residents finding their current homes are increasingly unaffordable, families with college-aged children seeking housing in Hilliard but unable to afford it, or prospective buyers who cannot purchase a home in the community. Ms. Yeoman responded that the survey included a general question asking respondents whether they believed housing affordability was a concern, but it did not request further detail or context. She noted that while this information was not included in the report, the consultant team could be asked to follow-up to see if they could provide any demographic trends associated with respondents who indicated concern. Vice President Cottone referenced Slide 21 of the presentation, which indicates that the model estimates an annual demand in Hilliard for approximately 150 housing units with three or more bedrooms. She questioned whether continuing to develop primarily three-, four-, and five-bedroom homes is appropriate, given that the community already largely consists of these housing types. She expressed concern about whether this approach supports the goal of expanding housing options for a broader range of residents. Ms. Yeoman responded that the study indicates there will continue to be demand for traditional single-family homes as well as multi-unit developments, however, it also identifies significant demand for alternative housing types, which are often more difficult to develop. She emphasized that the question is how to strategically encourage the development of these additional housing types within identified focus areas. Ms. Yeoman clarified that the study does not recommend increasing large-lot single-family housing, nor does it suggest eliminating it entirely, as there remains a market for such homes. Rather, the goal is to meet the needs of both current and future residents by expanding housing options. Through data analysis and discussions with the Steering Committee, the conclusion was that providing a wider variety of housing types would better address these needs. She further noted that while single-family construction may continue, its proportion of new development may decrease as other housing types increase. Ms. Yeoman cited a statistic indicating that in the mid-1980s the “missing middle” housing, such as duplexes, triplexes, and small apartment buildings accounted for approximately 7 percent of new construction, compared to just 0.2 percent in 2021. While she acknowledged it would be unrealistic for such housing to comprise the majority of new construction, but increasing its share back to 7 percent would significantly benefit demographics seeking these housing options. She concluded that expanding the range of housing types, sizes, and locations would provide more price points and lifestyle choices, helping to better meet the community’s diverse housing needs. Vice President Cottone asked why housing options other than three-bedroom single-family homes are difficult to build. Ms. Yeoman responded that housing economics are currently challenging across the board. Based on discussions with developers throughout this process and in her broader professional experience, she noted that development costs including land, labor, and interest rates are very high, making any type of housing project difficult from a financial perspective. She further explained that “missing middle” housing is particularly challenging to develop due to a lack of economies of scale because the costs associated with architectural design, plan preparation, the Planning and Zoning (P&Z) processes, time, labor, and legal services are relatively similar regardless of whether a project includes 4 units or 300 units. As a result, these upfront costs are disproportionately high compared to the overall return on investment for smaller-scale developments and are typically not undertaken by large-scale builders. Ms. Yeoman stated that while the City cannot solve all of these challenges, it can take steps to better support this type of development. For example, the City can help reduce barriers by updating the zoning regulations, so developers are not required to go through additional processes to build these housing types. She also suggested implementing a pre-approved plans program, which would allow homeowners interested in adding an accessory unit to use City-approved designs which could save approximately $10,000 to $20,000 in design costs, potentially making such projects more feasible for homeowners who wish to add a unit for a family member or friend. Ms. Yeoman emphasized that the goal is to identify and apply a balanced set of tools to help support the development of a wider variety of housing types. Ms. Yeoman stated that staff anticipate presenting draft Zoning Code updates to Council this fall for feedback, with the goal of completing the updates within approximately 12 months. She noted that the updated code is expected to streamline the development process. However, she cautioned that even where zoning permits hilliardohio.gov Page 4 of 8  Agenda June 22, 2026Item 3. Committee of the Whole Minutes development, projects must still meet applicable engineering requirements and discussions with the Engineering Division on sewer capacity improvements related to stormwater overflow could occur, but such improvements are complex and would likely require a multi-year effort. She emphasized that addressing housing needs is a long-term and multifaceted challenge. Housing is a complex issue, and solutions will be implemented incrementally over a 20-year period. While the City would like to begin addressing these issues as quickly as possible, she noted that meaningful progress will take time. Ms. Parker-Jones asked whether the Housing Steering Committee considered the potential increase in traffic and related impacts that could result from additional types of housing, such as triplexes, etc. Ms. Yeoman responded that traffic impacts were discussed by the Steering Committee and that staff also consulted with the City Engineer during the planning process. She emphasized that the plan primarily recommends new housing within central Hilliard, where infrastructure and public services already exist, allowing the City to utilize existing resources without significant additional investment. Ms. Yeoman noted that her research indicated housing is not a major generator of traffic compared to many forms of commercial development. While residential development does generate traffic, its impacts are typically much lower than those associated with uses such as drive-thru restaurants and other high-traffic commercial businesses. She explained that along the Cemetery Road Corridor, significant increases in traffic are not anticipated from new housing development, particularly if residential uses replace existing commercial sites. In mixed-use, walkable environments, traffic volumes could potentially decrease as more trips are made on foot rather than by vehicle. Ms. Yeoman stated that traffic impacts are not being overlooked and that each development proposal will be required to complete a traffic impact study as part of the review process. She noted that traffic considerations are evaluated on a site-by-site basis to ensure that any potential impacts are appropriately addressed. Ms. Parker-Jones stated that affordability is one of the main reasons for considering middle housing and asked how the City could ensure that those properties are developed at the appropriate price point, noting that it would be easy for a high-end condominium developer to come into the community and pursue a project. Mr. Papsidero responded that one of the strategies identified in the study is the use of an affordability bonus. He explained that this tool allows the City to secure a portion of a development as affordable housing for a specified period, such as five, 10, or 20 years, in exchange for incentives such as a density bonus. He noted that affordability bonuses have been used successfully in downtown Columbus and other Columbus neighborhoods and are a common tool used nationally. Through this approach, affordable units can be secured for a period of time regardless of whether they are rentals or owner-occupied units. Mr. Papsidero continued that housing exists on a spectrum and that affordability can be achieved in different ways. As an example, he noted that if the City is successful in attracting empty nesters to smaller, more affordable housing options, it may free up existing older housing units at a lower price point that could then become available to young families. He stated that there is no legal mechanism for the City to require a specific sales price for a private development unless the City is providing an incentive, such as a density bonus, infrastructure assistance, or other financial tools commonly used by municipalities. While Tax Increment Financing (TIF) has constraints in this situation, he noted that when incentives are provided, the City can require affordable housing set-asides through the development approval process. Those units can be secured for a defined period of time, or potentially in perpetuity, which he described as one of the most valuable ways to preserve affordable housing. Ms. Yeoman added that another key concept identified in the housing study is that a lack of housing supply is one element contributing to rising home prices. While it is not the only factor, it is an important factor driving housing costs upward. She reiterated that increasing the housing supply over the next 10 to 20 years is intended not necessarily to lower housing prices, but to help stabilize housing costs so that prices do not continue to increase significantly year after year. She explained that adding more supply and a greater variety of housing types will create additional housing options at different price points. For example, a newly constructed 900-square-foot home will generally cost less than a newly constructed 3,000-square-foot home. While the smaller home may not be affordable to everyone, it would be attainable for a broader range of households. Ms. Yeoman stated that if the City wishes to address true affordability standards, such as providing affordable housing to households earning 60 percent of the Area Median Income (AMI), or a household annual income of approximately $67,000, incentives can be a very helpful tool. She noted that these programs can be used to lock in guaranteed affordable units at specific price points and preserve that affordability for a designated period of time. Ms. Vermillion thanked Ms. Yeoman and Mr. Papsidero for their work with the Housing Steering Committee throughout the development of the housing study and recommendations. Ms. Vermillion stated that affordable housing is a national issue and noted that actions taken at the local level alone will not solve the broader housing crisis. She remarked that she considers the situation to be a crisis, citing the fact that household hilliardohio.gov Page 5 of 8  Agenda June 22, 2026Item 3. Committee of the Whole Minutes incomes over the past several decades have not kept pace with the rising cost of housing. She observed that many older residents were fortunate to enter the housing market decades ago when homes were more attainable and expressed concern for younger individuals and families who are attempting to enter the housing market today amid significantly higher housing costs. Ms. Vermillion stated that she did not see any discussion in the study regarding institutional ownership of housing and asked whether that issue had been examined as part of the housing analysis. Ms. Yeoman replied that institutional ownership was not specifically studied. However, she noted that one of the recommended strategies is for the City to consider partnering with nonprofit organizations on the redevelopment of underutilized properties or City-owned properties that may be sold in the future, which could help provide housing subsidies and support affordability goals. Ms. Vermillion apologized and clarified that this was not the issue she was referring to and asked specifically how much of the City's housing stock is owned by corporations. Ms. Yeoman responded that staff had discussed the topic with CommunityScale and were advised that researching that is a complex and detailed undertaking that would require a separate study. As a result, it was not included within the scope of the housing study. Ms. Vermillion stated that several years ago she had requested a report from the County Auditor's Office regarding housing ownership patterns and based on the information available at that time, she did not believe the level of corporate ownership warranted significant concern. However, she noted that was several years ogo and that investor purchases of residential properties have increased since then. She suggested that the City may be able to obtain updated information in a cost-effective manner by working with the Auditor's Office. Ms. Yeoman responded that staff would look into the matter. Ms. Vermillion stated that understanding the extent of corporate investments is important because she believes it contributes to rising housing prices and affects housing affordability within the community. Ms. Vermillion asked whether manufactured housing was considered as part of the housing study, noting that she did not see it discussed in the report. She commented that manufactured housing has changed significantly over the years and suggested it may be a tool the City should consider to help improve housing affordability. She expressed concern that many of the housing types being discussed, including quadplexes, may not ultimately be affordable if they are newly constructed. Referring to recently built townhomes priced around $300,000, she questioned whether those units could truly be considered affordable. Ms. Yeoman responded that affordability depends on a household's income level, noting that a home price that is affordable for one household may not be affordable for another. Ms. Vermillion stated that affordability should be evaluated using more than income alone, as households with higher incomes may also carry significant debt. Ms. Yeoman agreed with that observation. Ms. Vermillion then asked whether Homeowners Association (HOA) fees were considered in the affordability calculations presented in the study. She noted that more housing developments include HOA fees and that future townhome and similar developments are likely to have fees that may be significant and impact overall housing costs. Ms. Yeoman replied that manufactured housing was not specifically discussed as part of the study, but staff is not opposed to considering it as a potential housing option. She noted that manufactured housing could be a useful resource and tool for addressing housing needs, but additional research would be needed. Ms. Yeoman explained that the primary challenges related to manufactured housing are often tied to Building Code requirements rather than the Zoning Code, although zoning regulations can also play a role. She stated that staff could further evaluate the issue and provide additional information when they return to Council, including what would be required to permit manufactured housing and what considerations would need to be addressed. She added that manufactured housing may be an area where further research and policy analysis are warranted. Ms. Vermillion stated that she would welcome additional research on manufactured housing and its potential role in expanding affordable housing opportunities within the community. Ms. Vermillion commented that the study's affordability measure is based on housing costs representing 30 percent of a household's gross income. She noted that households do not take home their gross income and that affordability challenges can be even greater when expenses such as childcare are considered. She stated that housing costs consuming 30 percent of gross income can still represent a significant financial burden for many families. Ms. Yeoman agreed and stated that those are great points and these issues are items they intended to address through the strategies that have been recommended. Ms. Vermillion noted that the study indicates approximately 42 percent of Hilliard households earn less than $112,000 annually and asked whether that data had been broken down by age group. Ms. Yeoman replied that the information was not analyzed by age as part of the study, but staff could ask the consultant whether that data is available and could be provided. Ms. Vermillion stated that she believed a breakdown by age would be hilliardohio.gov Page 6 of 8  Agenda June 22, 2026Item 3. Committee of the Whole Minutes instructive because the circumstances of households within that income category can vary significantly. She explained that a retiree living on Social Security who owns their home outright is quite different than a 25-year- old in that income category. Ms. Yeoman agreed. President Cole noted that, due to time constraints, Council would not be able to continue the discussion in depth during the current meeting. She stated that members are welcome to submit any additional questions to staff and may also participate in smaller group discussions to further explore the housing study and its recommendations. President Cole added that Council could invite Ms. Yeoman and Mr. Papsidero to return at a future meeting to continue the discussion and address any outstanding questions. Ms. Vermillion stated that housing is an important and complex topic that warrants additional discussion. She expressed support for scheduling another Committee of the Whole meeting dedicated to continuing the conversation and further reviewing the study's findings and recommendations. Ms. Vermillion stated that housing repair grants are an important housing strategy and that she did not feel the topic was emphasized in the study. She expressed interest in seeing additional research on programs that provide assistance for housing repairs, noting that such programs can help seniors remain in their homes and maintain their properties as they age. She commented that housing repair assistance may be an effective tool for preserving the City's existing housing stock while supporting older residents who wish to age in place. Ms. Yeoman agreed that housing repair programs are an important consideration and stated that staff would bring additional information back to Council on that topic for further discussion. Ms. Vermillion noted that their list of recommended priorities included adoption of a source of income ordinance and asked whether the study examined how many Hilliard residents had been adversely affected by the City's current lack of such an ordinance. Ms. Yeoman replied that the study did not quantify the number of residents affected, however, the Housing Steering Committee identified a source of income ordinance as a high-priority recommendation. She explained that the committee viewed it as relatively straightforward to implement and considered it "low-hanging fruit" because it provides protections for individuals who may need it. Ms. Yeoman added that a model ordinance has already been developed, which could serve as a framework if the City chooses to pursue that recommendation. Ms. Vermillion responded that her concern is with the Housing Authority and the challenges it has experienced, and continues to experience, with processing assistance applications. She stated that she is hesitant to support implementation of a source of income ordinance if residents are required to navigate what she described as a burdensome and time-consuming process due to delays and inefficiencies in Housing Authority administration. Ms. Yeoman acknowledged the concern and stated that one member of the Housing Steering Committee has extensive experience with this and noted that she would follow up with that individual to gather additional information and provide further insight. ITEMS FOR DISCUSSION - NONE CITY MANAGER UPDATES Mr. Rauch asked Council members to forward any additional thoughts, comments, questions, or concerns related to the housing study and discussion to him. He stated that a follow-up discussion would be beneficial but emphasized that it is a complex topic that warrants careful consideration and a deliberate approach. Mr. Rauch noted that the earliest the housing study would return to Council for formal consideration would likely be after summer recess. He reminded Council that a housing study like this and the current discussion provide a high-level, "30,000-foot" framework for addressing housing issues within the community. He explained that many of the more detailed and nuanced discussions will occur as specific recommendations involving zoning and other code changes. Mr. Rauch thanked Council for their feedback, questions, and thoughtful discussion. He stated that staff would take Council's comments into consideration as work on the housing initiatives continues and would keep the process moving forward as additional recommendations and implementation strategies are developed. Vice President Cottone, seconded by President Cole moved to adjourn the meeting by Voice Vote. MOVER: Vice President Cottone SECONDER: President Cole AYES: Cole, Cottone, Betts, Parker-Jones, Rasul, Teater, and Vermillion hilliardohio.gov Page 7 of 8  Agenda June 22, 2026Item 3. Committee of the Whole Minutes ADJOURNMENT AT 6:31 PM _________________________________________ __________________________________________ Emily Cole, President Diane Werbrich, MMC City Council Clerk of Council Approved: _________________________________ hilliardohio.gov Page 8 of 8