The approval process recommended for Downtown Columbia is comprised of three steps and the legislative adoption of two components: a General Plan Amendment and a Zoning Regulation Amendment.
The preceding diagram portrays the three step process needed to implement the community vision for Downtown.
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County and Community Guidance - The County prepares a vision framework document incorporating public comment. With the publication of this document, step 1 is complete.
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Proposal by Property Owner - Using the framework and informal community guidance, General Growth Properties, Inc. (GGP), formulates a General Plan Amendment and Zoning Regulation Amendment for submittal to County Council.
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Legislative / Public Review - Planning Board and County Council review GGP’s proposal and receive community guidance through the County’s formal, legislative process for amendments. Council votes to approve, to deny or to approve with modifications. The timeframe for this step will depend on the complexity of the proposal and quantity of the public testimony.
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2 Components
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A General Plan Amendment (GPA) - requested by the principal property owner (original petitioner), which proposes to formally adopt a downtown development master plan for Downtown Columbia, and
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A Zoning Regulation Amendment (ZRA) - requested by the principal property owner (original petitioner), which defines the development program, amenity requirements, required phasing, Planning Board review criteria, and all of the related entitlement grants, exactions and County-mandated requirements.
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To achieve the community’s vision for Downtown Columbia, the County Council will need to review and eventually approve a downtown development master plan and Zoning Regulation Amendment to implement that plan. The County Administration is proposing that the original petitioner request an approval of a General Plan Amendment by the County Council via the legislative process.
Consistent with the submittal of a General Plan Amendment and consistent with the requirements set forth under Section 125 of the Zoning Regulations, (New Town District), the original petitioner would be expected to petition for a Zoning Regulation Amendment that would implement the downtown development master plan. These two proposed amendments, GPA and ZRA, would be introduced to the public at the same time, so that the relationship between the downtown development master plan and its implementation through the Zoning Regulations would be clearly understood. The County Administration proposes this as the recommended approach for Downtown because the amendments are adopted through legislation. Legislative processes afford the public the maximum opportunity to interact with their elected officials. The other processes that could be utilized, such as amendment to the Preliminary Development Plan or a rezoning case, would be quasi-judicial, requiring that elected officials not speak with the public or anyone else about the case. With the legislative approach, elected officials are free to meet with the public and to discuss the amendments as much as they may find helpful.