Events
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HCCA Board Meeting
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9/4/2008 7:00:00 PM
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11915 Gold Needle Way, Columbia MD 21044
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Thursday, September 4. Please call 410 740 0655 if you plan to attend to ensure seating.
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Panel on Downtown Columbia Development
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9/10/2008 7:30:00 PM
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Oakland Manor, Town Center, Columbia
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Open to the public with three panel members.
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HCCA Report -- August 2008
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Columbia Downtown Master Plan – Steps and Timing
In separate meetings with DPZ Director Marsha McLaughlin and GGP’s Greg Hamm, we recently learned of the possible scenario and timetable for GGP’s submission of the “master plan.”
Summary: The master plan is already in completed draft form; it consists of an Interim Amendment to the General Plan and a separate Zoning Regulation Amendment, two long documents. GGP hopes to submit them in late August or early September. They will go to DPZ then the Planning Board, and finally the County Council, with public hearings. GGP believes the process may be completed by next spring but DPZ thinks July or even next fall are likely.
Detailed Discussion
The master plan will be composed of two separate submissions: the first is an Interim Amendment to the General Plan which can change the housing density limits. Currently the General Plan allows for perhaps 1,600 additional housing units in Downtown over the next 20 years and then tapers off; however, GGP says it will request 5,500 units. The review of the GGP Amendment will address the 23 sections of DPZ’s 12/07 Community Vision framework document.
The other submission will be a New Town Zoning Regulation Amendment (ZRA). The ZRA would include phasing (with road improvements tied to each phase, including any new interchange with Route 29; phases also to include financial partnerships), requirements, commitments, affordable housing requirements, possibly village revitalization, new decision criteria for the Planning Board (now is the time to make suggestions), and it could redefine GGP’s gatekeeper role; GGP indicates it could be flexible about this). GGP indicates the first phase will be development of the central Mall area likely stopping short of Symphony Woods for which Columbia Association collaboration is being sought. The second phase would refurbish Merriweather Post Pavilion. Note: ZRAs can be submitted by developers only in August or February but the County Executive or Council members can submit them at any time.
GGP’s submissions will likely be put on the County website.
Although the question was asked, it remains unclear when any fiscal analysis would be done by the county; it will not be part of a GGP submission. In the absence of any analysis, DPZ believes that new revenues will exceed costs. DPZ also notes that a TIF (Tax Incremental Financing) tax could be considered.
There has been no study of affordable housing needs; currently 100 units are in the annual Allocation Table; removing that ceiling would require a bill. GGP is working with a committee of affordable housing advocates.
GGP will submit a traffic impact study and DPZ will review it using the Sabra/Wang study done by in 2007 by DPZ consultants.
Note: There is concern because Gateway currently successfully competes with Downtown to attract businesses in part because of its proximity to U.S. 95. Zoned now only for business under a Rouse covenant, Gateway could compete for mixed housing as well in 2017 when the covenant expires. This is a concern in redeveloping Downtown as a viable economic entity and keeping it as the county hub.
DPZ describes the process and possible dates as follows:
DPZ will review the submissions with an interagency team and prepare Technical Staff Reports which will include a fiscal analysis of anticipated revenues generated and required services/infrastructure. It is possible that the Interim Amendment to the General Plan (GP) would be reviewed first to create a framework for the zoning review. (September).
A month will be allowed for the community to review the proposals. (October)
The Planning Board (PB) would hold separate hearings on the two documents, perhaps with overlap, and make recommendations to the County Council. (November/December). Note: There is no deadline for the PB’s recommendations on the GP Amendment, but there is a 45 day deadline for recommendations on ZRAs.
GGP can then withdraw or revise its submissions and submit them to the Council (not the Zoning Board) which will hold hearings separately on the two documents. The Council may work on companion legislation such as revisions to APFO as it applies to New Town, the annual Allocation Chart, and making Downtown subject to Design Advisory Panel (DAP) review. (Occurring during January to April or even July, after the budget cycle). The Allocation Chart can be increased in annual increments – not all at once -- to reflect phases of Downtown development.
Routing the submissions to the Council provides for better public participation because citizens may contact Council members whereas they could not do so if it were the Zoning Board which would hold quasi-judicial hearings. Note: In any event, the DAP is to start in November, applying to existing master planning areas like the Route 1 Corridor.
The foregoing is my personal account, and should be verified before placing reliance on it. HCCA appreciates the openness of both Marsha McLaughlin and Greg Hamm, and their desire to communicate with the residents.
Bridget Mugane
President HCCA
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HCCA Mission:
The Howard County Citizens Association (HCCA) is a non-partisan organization of County residents.
Our purpose is to bring residents together to provide them a means of expressing their views on the affairs of Howard County and advancing interests for:
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exemplary government and delivery of services
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sound fiscal policies and responsible
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administration of public funds
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orderly growth and development in the best interests of its residents and the environment
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educational system excellence
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preservation of agricultural, historical, and open space
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Today's Baltimore Sun News
Click here for today's Sunpaper County news.
Howard County Blogs
HCCA provides this listing as a community service and does not necessarily agree with the views expressed:
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Recent HCCA News
- Click here for HCCA in local newspapers
- HCCA to host Public Meeting on Downtown Columbia More
- HCCA testimony on sale of county land near county center, CR 39, 40 More
- HCCA testimony on housing development in the Route 1 Corridor, CB 39 More
- HCCA President gives annual report More
- HCCA testimony on B-1 uses in POR/PEC Districts, CB 27 More
- HCCA testimony regarding Zoning Text Amendments, CB 26 More
- HCCA testimony regarding Design Advisory Panel, CB 24, 25 More
- HCCA supports House Bill on Standing in Land Use Matters, HB 246 More
- HCCA sends letter to Governor supporting master plans More
- HCCA supports Senate Bill on Standing, SB 596 More
- HCCA testimony regarding Infill, ZRA 96 More Updated
- HCCA testimony on Neighborhood Preservation Parcels, ZRA 95 More
- HCCA supports Global Warming Solutions Act, SB 309 More
- Opposition to the Riverdale project DPZ SP-08-002 More
- HCCA very active January - February 2008 More
- Testimony on CB 78: Environmental Sustainability Board More
- Testimony on CR 132:Task Force on Public Engagement in the Land Use Process More
- Testimony on Affordable Housing -- CB 66, 67, 68, 72, 74 More
- Testimony on CB-60: Testing Prior to Development of Golf Courses More
- Testimony on CR 116: Green Neighborhood Standards More
- Testimony for Bills 63, 64 -- Building Height More
- Testmony for Design Advisory Panel More
- Testimony on Green Building Legislation More Supplement
- HCCA Critique of Development Review Process More
- Testimony Opposing Two-Family Dwellings More
- Testimony on ZRAs 79, 83: Building Height More
- HCCA Opposes Funding HCC to Purchase Belmont More
- Testimony requiring additional chemical testing of Turf Valley More
- Testmony for tax credit on jointly owned properties More
- Testimony for changes to pre-submission hearings More
- Testimony against changes to RC and RR Zoning More
- April meeting on Climate Change More
- Testimony on Downtown Columbia Height Limits More
- March meeting on Affordable Housing More
- Testimony for Health of Chesapeake Bay More
- Testimony on County Budget More
- HCCA VP on Environmental Commission More
- February meeting on Downtown Columbia More
- Testimony on Standing More
- Testimony on Presubmission More
- Testimony to Transition Team More
- Reception of Newly Elected Officials More
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