After a half-decade of debate, the framework proponents say will remake Columbia into a walkable, vibrant city is now law. 

The County Council this week unanimously approved the long-awaited plan that promises, over 30 years, to bring mass transit, a mix of residential and commercial space and expanded arts programs to downtown Columbia.

In front of the council since November, the plan was introduced on behalf of developer General Growth Properties Inc., which owns much of the land in downtown, including the Columbia mall.

It gives GGP the ability to build up to 5,500 new residential units, 5 million square feet of office and 1.24 million square feet of retail space.

“It just opens up a whole new chapter for Columbia’s future,” said Gregory Hamm, GGP’s vice president for master planned communities.

“I think it’s kind of difficult to overstate the good things we believe will come from this.”

Mary Kay Sigaty, the Columbia Democrat who served as chairwoman when the legislation first came before the council and who is largely credited with leading council members through revising the plan, said she believes it could be the linchpin for economic recovery in the county.

“I feel like I’ve been re-invited to come down and be a part of it all,” said Sigaty, recalling the excitement of moving to a young Columbia in 1972.

Among the components of the plan, approved Feb. 1 in the form of amendments to the county’s general plan and zoning regulation, are:

• Renovation of Merriweather Post Pavilion, with ownership eventually transferring to the community.

• A transit hub that would serve a new downtown shuttle bus and Howard Transit lines.

• A public art program requiring builders to commission public artwork or contribute money toward a fund for community art.

While GGP has not announced a specific agenda for which buildings will lead the redevelopment, Hamm said his company will strive to bring hotel, office, retail and residential space online simultaneously.

He said the company probably will break ground in 2012.

“When we’re done with all the supplemental approvals, we’ll then focus more keenly on the first piece of redevelopment,” he said.
 
Redevelopment will require the developer to offer specific public amenities, such as school sites and pedestrian pathways, in order to proceed with building.

Steps to amend the county’s Adequate Public Facilities Ordinance, which is designed to ensure development won’t overcrowd infrastructure and schools, along with other regulations including design guidelines, need to be approved before General Growth or its successors can proceed. GGP filed for bankruptcy in 2009.

The council has 120 days to pass amendments to its APFO.

Housing trust fund

The final version of the legislation, which was amended dozens of times, included a much-debated trust fund to provide affordable housing downtown.
 
The fund, expected to cost GGP more than $43 million, will facilitate a housing program for families who earn less than the county’s $100,000 annual median income.
 
Grace Kubofcik, who represents the Howard County League of Women Voters, said the trust fund closes a gap between people who can afford to live in Howard County and those who cannot, and creates flexibility for meeting housing requirements in the county.
 
Several amendments, which were rejected, would have required the developer to provide reduced-priced housing to a certain percentage of lower-income earners.

Council Chairwoman Courtney Watson, who helped negotiate the affordable housing amendment, said the trust fund “rounds out the plan as the citizens’ plan.”
 
Details of how the trust fund will operate and be regulated will be addressed in future legislation.

During the more than 50 hours of public hearings and work sessions, GGP’s plan elicited strong testimony both pro and con.

The morning after the council vote, members of the New City Alliance and other citizen groups that supported the plan gathered near Lake Kittamaqundi, an area that will be part of a new cultural district according the plan, to laud the council’s plan.

‘What we’ve been waiting for’

“This is what we’ve been waiting for, this is what we, all of you, have been working for,” NCA founder David Yungmann told the crowd.

Jud Malone, president of Columbia Tomorrow, a nonprofit group that supported GGP’s plan, said housing, transportation and arts advocates will need to take action to make components of the plan a reality.
 
“We have the opportunity to really knit together the leadership we have now and move toward a new direction,” he said.

But opponents, who worry the increase in housing density and subsequent traffic will overwhelm downtown roads, have indicated there will be a petition to bring the measure to referendum in November’s election.

Bridget Mugane, an attorney who advocated reducing the maximum residential density to 2,000 units, said a plan to petition will be announced in coming weeks.
 
Petitioners will target the plan’s density, she said.

This article has been updated.

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user comments (23)

user snorton81 says...

There goes the neighborhood! GGP is in the business of making money. Jim Rouse built Columbia out of love. We have a huge conflict of interest. We may be looking at a transformation to Pottersville like Jimmy Stewart's nightmare in "It's a Wonderful Life." "Hotel, office, retail and residential space online simultaneously . . ." however, residential is listed last. Interesting. We shall see.

Posted 2:44 PM, 02.02.10 | Permalink

user blueprint13 says...

This is a great development!!! Now it is up to legislators to look at each project individually. What all has to remember that everything needs to go through an approval process with GGP or anyone else. All this has done is create actual limits of what can be put in Town Center no more than 5500 units or specific office and retail space. It can always be less but hope this will continue to add a piece to Columbia’s core while the other villages remain the same. Minor developments in the Village center are needed but every other neighborhood should be built out with open space included. This is just a completion of Columbia not a change. With this and Blandair Park, Columbia will be a one stop shop for livable community with an Urbanized core with trees. This make public transportation easier to come and hopefully bring business hubs jobs with continued diversity and ultimate integration of cultures. Ken Ulman is over the Baltimore area Regional Transportation Authority he can hopefully center some projects here to relieve future congestion here. One thing I’m happy about is that at least someone born and raised in Columbia is the County Executive not someone from another place in the county or another city all together. Hopefully some of those values of his upbringing will represent in the foundation of central Columbia planning.

Posted 3:25 PM, 02.02.10 | Permalink

user commonsenseplease says...

James Rouse created Columbia out of love? WHAT???? Rouse was a DEVELOPER! To think he wasn't in it for the money would come as a surprise to Teachers and Connecticut General who invested in Columbia. Yes, Rouse tried to do the right thing and usually did, but there's not one reason to expect GGP will be any different.

Posted 4:06 PM, 02.02.10 | Permalink

user mdcommish says...

A little secret people should know...GGP had a plan in place for emminent domain to repossess most of the housing in Wilde Lake.... why do you think they're delaying upgrading the village center, while increasing its boundaries. To build McMansions, and tear everything down.... The good news is GGP will be long before this ever happens

Posted 2:16 PM, 02.03.10 | Permalink

user says...

Commish. Unless you have proof that GGP was planning to pursue eminent domain it's totally irresponsible for you to write that. I find it hard to believe given that GGP has only been around for 5 years and started working on the new master plan almost immediately after thet bought Rouse Co. And GGP has nothing to do with the Village Center, which Rouse sold to Kimco ten years ago. Kimco was ready to redevelop that center over a year ago but the Wilde Lake loons who require a grocery store and preservation of some "green" halted it. Last, GGP isn't going anywhere. The bankruptcy case will be over this year. Truly frightening to think someone with such a loose grip on facts is getting paid to carry a gun and has authority over citizens. Where's that guy from this message board who thinks the cops are running wild.......

Posted 2:47 PM, 02.03.10 | Permalink

user independent says...

Unless you have proof about commish, user, please heed your own wise yet poorly stated advice.

Posted 3:52 PM, 02.03.10 | Permalink

user david14750 says...

I just read the last few posts and believe the burden of proof is on commish. I'm not sure what other proof Inedpendent is looking for. If he's going to make accusations about GGP, back them up with some facts. He appears to have a basic misunderstanding of what's happening with the village center so isn't it fair for User to ask him to support his assertions? Personally, I don't think his statements are accurate in the least and he seems pretty willing to rip anyone on this message board.

Posted 4:37 PM, 02.03.10 | Permalink

user wildelakemike says...

Hey, guys, leave mdcommish alone. A little creative writing is good for the soul. And, it was funny, too! Didn't you recognize the sarcasm? Jon Stewart, watch out!

Posted 5:36 AM, 02.04.10 | Permalink

user citizentaxpayerjane says...

This county exacts eminent domain for developers when asked. In my small world I've seen it more than once. Based on my experience, I'd believe anything someone said about the county pursuing eminent domain for developers. And it's not funny by any stretch when your land is threatened and no one in the county will help. True story.

Posted 7:22 AM, 02.04.10 | Permalink

user blueprint13 says...

Eminent domain is a little extreme. Even though people are split for the downtown plan the community would go crazy if that occurred. That would change the essence of Columbia and destroy the Villages and open space and 90% of residents will be against that. It has no chance at all in this community. I know Kimco wants to expand village center boundaries but there is a school in the area as well as other residential property. Kimco can do a better job with the village center development. I do think village centers should have condos or housing not 500 apartments 200 maybe the max and if there are people living on the premises I think it means more to keep the village green. An organic grocery such as David's could expand and be Wilde Lake's Whole Foods. That way there will be at least something there for those in the community from Rosalyn Rise and other areas that may not have cars but can buy fresh Fruits Veggies and get everyday items a little more expensive than Giant but at least its there. Also Harpers Choice and Dorsey’s Search is right around the corner so if people don’t want organic you have Giants close by. Main point being if there was eminent domain used the 3 councilmen representing Columbia and the County Executive will be gone next election.

Posted 9:58 AM, 02.04.10 | Permalink

user mdcommish says...

Who said I work for HCPD?...I'm in twilight of my career as far as LE goes 41 states allow their citizens to be armed, its called right to carry, and its on its way to MD Kimco plans to sell the area back to GGP, and is increasing the boundary (doing GGP's dirty work) b4 the sale, so most people won't suspect this. Emminent domain isn't used in the county, maybe you all should look at properties used to build schools a little more closely.

Posted 12:49 PM, 02.04.10 | Permalink

user mdcommish says...

Btw...we've already debunked David is a REALTOR, and being so, suppports mass development to line his pockets. After being competely obliterated in his argument about the financial health of GGP, which he is completely financially illiterate, now he resorts to low tactics of name calling. Dave, I can play that game too.

Posted 12:55 PM, 02.04.10 | Permalink

user wildelakemike says...

A few points need to be clarified. First, Kimco's proposed extension of the Wilde Lake Village boundary has nothing to do with ownership. All of property rights of each owner, including the school system, remain in tact. Kimco is merely following the dictum of CB29 in proposing village boundary lines. They can explain why the boundary they proposed makes sense, but I think was to aid in building connectivity between Wilde Lake and downtown Columbia, which is a good thing. Second, eminent domain is a legitimate government action. However, if implemented, it does require the government to pay the fair market value for the land that is taken. Assuming that there is a rationale for such a taking (and I agree with blueprint13 that it would be hard to make that case), there would have to be a huge capital expenditure. Bottom line, this is a very highly unlikely scenario. Finally, ad hominem attacks against David merely because he is in real estate adds nothing to this discussion.

Posted 1:09 PM, 02.04.10 | Permalink

user david14750 says...

Why does being a Realtor cause me to be "debunked" and make my opinions unimportant? I've lived in Howard Co for over 35 years and none of my business is selling condos and apartments in Columbia. Frankly, my business will benefit far more from the other 1,500+ houses Howard Co builds each year in the suburbs and out west, which it will continue to do regardless of this downtown plan. In addition, there are over 1,800 Realtors in Howard Co, so another 180+ units each year in downtown Columbia(many of which will be rentals) aren't going to make a dent. The COunty asspciation of Realtors hasn't even taken a position on the plan and hasn't been involved at all as an industry. Is it at all possible that, despite what I do for a living, I've researched and paid attention and actually believe this is a great thing for Howard Co? Next, where were my financial arguments "obliterated"? Before becoming a Realtor, I spent 20 years in corporate finance, banking and running two companies with institutional funding. I know a great deal about capital markets, the financial side of development and, yes, bankruptcy. I am far from financially illiterate and I'll go toe to toe with you or anyone else on this message board when it comes to financial matters. I'm looking all over for where I called you or someone else a name and can't find that. Can you enllighten me on that?

Posted 1:20 PM, 02.04.10 | Permalink

user mdcommish says...

wilde lake...this is a continuation froma previous post, otherwise I'm all issues Kimco cannot make $ in Wilde lake, why do you think they can't attract merchants? The traffic isn't there, most residents utilize public assistance, crime is high (on a comparable avg.), and most people in wilde lake go to other village centers to shop. Kimco, being in the business knows this. Why do you think they sold Dobbin Ctr. five yrs. ago? Look at what GGP has built downtown so far, all high end housing. They would like to redevelop the lake area and tear town the blight that exists due to an exorbatant amt. of sec. 8 housing. Most have never been to Summerlin in NV, or the Woodland in TX, thats GGP's future for Columbia... not a community with housing for all. That would be the progressive left and developer's agenda, because Uncle Sam always pays the bills on time. This isn't my idea, it's a corp. who's #1 priority is to maximize shareholder wealth, which was already completely wiped in the last yr.

Posted 1:26 PM, 02.04.10 | Permalink

user mdcommish says...

Check the bill, there is no limit on how much GGP can build a year, you know that. You may not be selling codos and apts. YET (very few exist in Columbia that aren't sec. 8 rentals) but you will be soon, or any other realtors seeking a financial bonanza at the expense of quality of life.

Posted 1:32 PM, 02.04.10 | Permalink

user commonsenseplease says...

Hey Commish, congrats on quickly becoming the least informed pperson on the message board. And that's not a "name calling" - it's just an opinion of your lack of knowledge. Look at the phasing chart man. The amount of residential units is limited by phase and the figure is an average. Do you really think they're goingto build 2,0000 units in the first year and try to sell them all? And your statements about GGP. I'm no financial expert but I read an awful lot of analyst reporting on GGP and you're way off base.

Posted 1:46 PM, 02.04.10 | Permalink

user mdcommish says...

NONsense, did you check today's news on GGP? Yea about that 6 month extension they need to "reorganize"... Do I believe GGP will build 20,000 units in the first yr? The company will be long liquidated by then. What statements do you feel are off base about GGP? the fact it was de-listed on the NYSE for going bankrupt, and now trades on over the counter on pink sheets...

Posted 2:02 PM, 02.04.10 | Permalink

user mdcommish says...

Dave, does your background include debt markets and investment banking? CDO's (collateralized debt obligations) were in their infantcy back in your day...Either way you should have basic knowledge of asset backed securities, and current financial knowledge that 10% of all mortgage holder currently in the US have home values worth 75% or less of what they actually owe on their mortgage..but hey, whats another 5,000 residential units and 13mil. sq. ft. of commercial space?

Posted 2:07 PM, 02.04.10 | Permalink

user david14750 says...

It actually does. I ran a healthcare securitization program when that industry started and know how it has chanegd over the years. Partially responsible for our global troubles right now. GGP's has two primary forms of debt - their unsecured corporate debt and the secured debt on properties. Overall, the company maintains a debt service coverage of more than 1.3 times, which is pretty standard for REITs at this time. It's one of the best in their sector. Their problem is that the performing debt is maturing and, depiste the properties being good and the coverage being there, the market does not have the capacity to refinance all of that debt. That's why the eixtsing lenders have been so willing to refinance and stay in place for another few years. The do believe the Company has unresolved unsecured debt at the holding company that still need to be renogotiated. Most analysts believe it will be converted to preferred equity. The residential and commercial MBS markets are very different. The residential market is a mess because of low LTV's and foreclosures, which you correctly point out. The commercial market is more a lack of liquidity, as the commercial property sector has not experienced near the value hits or floreclosures that have been seen in residential. Both lovcal and national economists believe that home values will begin to rebound in 2010, but I expect Columbia will lag behind because it's no longer a much desired area for people who want better schools and can afford to live in Ellicott City or west. Building 5,000 units right away in that market would be a complete failure, as the market could not absorb that level of inventory. GGP and any investor and lender already know that. It's more likely that the units will come on line evenly over the 10 years in the plan's Phase One. Another note on home values, especially Oakland Mills, Hickory Ridge and Wilde Lake, economists and community planners expect that the community amenities, social/recreational additions and new jobs in downtown will be a significant boost to those neighborhoods (Oakland Mills assumes that the bridge connection is completed). Who is building 13 million sf of commercial space and where? This plan calls for under 6 million sf if you combined both the retail and commercial. Regarding your other post, the NYSE always delists companies when they file bankruptcy because the volume of shares being traded isn't sufficient for the exchange to make any money. I don't think the people who bought at fifty cents and have riden the stock up to over $10 care much anyway. GGP has a pretty high market cap (stock price x shares outstanding) for a company that's got one foot in the grave. That should keep you busy for a while.

Posted 3:19 PM, 02.04.10 | Permalink

user says...

Riddle me this... how does a working knowledge of health care receivables and their securitization make you an expert on real estate investment trusts? 1.3 is a pretty standard debt servicing coverage ratio, compared to who Simon Properties. Maybe you should be considering the CURRENT ratio, of .91 to get a good drift of weather GGP will survive the rest of 2010. For the Layman, your modeling assumes conditions will turn around...which they won't. Jobless claims were unexpectedly up this week. People don't see this in MD, because the area is shielded by the Fed. govt. The mall properties are good? Mall vacancies are at a 20 yr. high. So once again I don't know what fantasy world you live in Dave, but it sounds a lot better than the current economic conditions actually gripping this country. The total development proposed will be roughly 13 million sq. feet. The company had a market cap of 20B back in '07 and now has a 2.83B market cap...I'd say that's phenominal leadership

Posted 4:55 PM, 02.04.10 | Permalink

user david14750 says...

I'm always suspect of people who refer to a company as having "gone bankrupt," since that doesn't really mean anything and the people who talk that was assume that means things are closing down. Nonetheless, you are correct that securitization is a form of asset-based recveivables lending. It was also the original term for packaging mortgages in a pool and selling them as securities - mortgage backed securitties (MBS), also known these days as CDO and other nicknames. Simon's coverage is lower, due mostly to the fact that retail is down and they aren't as diversified as GGP. The current ratio is high because the performing, current debt that is maturing must be counted as a current liability. However, those maturing debt obligations, classified as "current" today, are tied to long-term assets. If a project lender refused to extend and takes the long-term asset instead, all but a few of the loans are adequately secured. But banks don't want to run malls, GGP is a good operator so GGP has been successful in getting over half of the debt extended already. My assumptions do not assume conditions will improve, as the coverage is fine as-is. If a lender wants to foreclose on a property instead of extending maturing debt, they'll get the property. Very few of those loans have parent guarantees. Now, if things get worse, which certainly might happen as long as Obama is at the helm. You are also correct that mall vacancies are high (that 20% is probably right), but GGP's are better than that and they have a good bit of cushion if 2010 continues to lag. I assume the 13 million sf includes the residential, which I wasn't including in the commercial because everyone involved in thios for siz years has separated the commercial and residential figures. Finally, a $3 billion market cap is hardly a company that's going out of business. As for leadership, the leadership that ran it down from $20B to less than $1B was fired over a year ago and current management is who has turned it around. By all accounts, current management has done a pretty good job.

Posted 5:44 PM, 02.04.10 | Permalink

user commonsenseplease says...

Way too serious. The discussion of GGP's financial condition is interesting, but who cares? Howard Co needs a plan to redevelop Town Center and now we have it. It belongs to us now and it's getting donw with or without GGP. Whether it's GGP's condition or some other complaint, the opponents will always have a reason to oppose development.

Posted 8:43 AM, 02.05.10 | Permalink