In the first official county reaction to General Growth Properties’ plan to redevelop downtown Columbia, the Department of Planning and Zoning Thursday recommended approving the plan — with revisions.

In a lengthy technical report, the county’s zoning staff urged that the plan be divided into five-year phases, with a list of projects that have to be completed at the end of each phase and a cap on the amount of residential, office and retail space that can be built.

“There is widespread agreement that phased development with clear benchmarks is necessary to ensure orderly development that enhances rather than overwhelms downtown and the broader community,” the report states.

General Growth, the second-largest owner of U.S. shopping malls, owns the Columbia mall and six other shopping centers in Maryland. It also owns and develops planned communities and is the majority landowner in downtown Columbia.

On Oct. 1, the company formally submitted its long-awaited, 30-year plan to redevelop downtown Columbia with 5,500 residential units, 5 million square feet of office space, about 1.25 million square feet of retail space and hundreds of hotel rooms.

General Growth officials have said they hope to have the plan approved in spring 2009.

Overall, General Growth made a “substantial effort” toward achieving goals for downtown that were set by the county, the technical report states, and the plan is a “bold and ambitious attempt.”

“Although there are areas where the proposal should be strengthened, it clearly reflects the substantial investment of time, effort and resources which (General Growth) has already committed to preparing for Downtown Columbia’s future,” the report states.

While county staff found much to admire in the plan, they also had numerous criticisms, some of which already have been brought up by residents critical of the plan.

Among other problems, the planners found:

• height limits were excessive in some places;

• General Growth did not address how to draw tenants to downtown and ways to have village centers remain compatible with new retail;

• the company was overly ambitious in estimating how many visitors to downtown would not drive there because of mass transit and other improvements;

• General Growth should replace, acre-for-acre, any loss of undeveloped land in Symphony Woods and consider alternate locations in case the Columbia Association does not allow its land to be used;

• the company did not do enough to explain how future development will pay for amenities and infrastructure;

• minimum affordable housing standards need to be written in to the zoning regulations;

• during each phase, the developer should have to complete at least one project in the areas of transit, environmental and cultural improvements.

A Planning Board hearing, without public comment, is scheduled for Dec. 11 at 7 p.m. at the Bain Center, 5470 Ruth Keeton Way in Columbia. Planning staff will present their report and General Growth also will give a presentation. The first opportunity for public comment be a hearing on Jan 8 at 6 p.m. at The Bain Center. Additional nights will be scheduled as needed.

After the Planning Board hearings, the County Council will set dates to hear the plan, which is divided into a general plan amendment and zoning regulation amendment.

The technical staff report is 76 pages long and has a 61-page appendix. It can be found on the county’s Web site at www.co.ho.md.us/DPZ/boardscommissions.htm#zra113.

The plans are being considered during a precarious time for the Chicago-based real estate investment trust. Stock in the company fell below the $1 mark this week amid concerns the company will not be able to refinance debt coming due by the end of the year.

In filings with the Securities and Exchange Commission, the company said it might have to file for bankruptcy in order to seek legal protection for its creditors if it can not refinance the debt coming due.

Company spokesman Jim Graham said this week the company’s financial situation would not keep it from operating its properties around the country. General Growth wants to remain as Columbia’s developer, but regardless of whoever develops downtown, a plan should be put in place, he said.

This story is an update of a previous version.

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