DDRC approves Core Spaces mixed-use tower with conditions; commissioners press garage design changes
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Summary
The DDRC granted a certificate of design approval for a proposed mixed-use development on Main Street with conditions requiring increased landscaping, public-accessible open space, coordination on murals and programming for garage-facing light boxes, and further staff review of the garage facade materials.
The Design and Development Review Commission voted to grant a certificate of design approval for a proposed mixed-use development that would fill a downtown surface parking lot bounded by Main, Hampton, Assembly and Washington streets.
Staff described the proposal as a roughly 725-unit mixed-use project featuring a 26-story market-rate tower (just over 290 feet at its highest point), a 22-story student-dormitory mass (about 240 feet), and an attached multi-level parking structure. Staff recommended approval with conditions and called attention to several outstanding design issues related to the parking structure's visibility, landscaping and upper-story window articulation. Staff also noted that some garage design updates were submitted after the packet and may not be fully reflected in the materials presented.
Doug Titchener, representing the project team, said the development will "accelerate the success of Downtown Columbia" and described the garage as a solution to provide parking for the existing neighboring office buildings and the new residences. Ashwini Denoy, on the design team, said the site is approximately 2.62 acres and that the project was designed to remain under 300 feet. The applicant described a material palette of brick at the base, cementitious panels, metal accents and perforated metal screening on the parking structure.
Commissioners focused extensive questioning on the parking structure's appearance, scale and treatment. Several commissioners asked for additional measures to mask the garage massing and to integrate the garage materials more closely with the residential tower. Staff and the design team noted constraints: to maintain natural ventilation the garage must preserve a significant portion of open area (approximately a 50% open-air requirement referenced by the applicant) and adding more screening could reduce parking capacity.
Public comment included support from the Main Street District (the City Center Partnership) and student and young-professional speakers who said the project would provide desired housing and activate Main Street. Matt Kennel of the Main Street District said the project "will bring much needed density and activity to the heart of the Main Street District" and urged approval. A student speaker said the development would help retain graduates and add walkable housing options.
The commission approved the certificate subject to the staff-recommended conditions and several additional items included in the motion: explore increasing the setback along the westernmost section of the Washington Street façade to accommodate additional landscaping; add landscaping along the wall overlooking the existing City of Columbia surface parking lot; install ground-level wall sconces on all primary frontages; coordinate upper-story window articulation with staff; ensure the southern open space is continuously public and accessible; provide a programming plan for the parking-structure light boxes; coordinate with 1 Columbia on the proposed mural at Assembly and Hampton; complete right-of-way encroachment approvals with staff; require signage to return for separate review; and review the full garage façade and materials on all levels for compatibility with the residential tower.
A motion to approve the certificate with those conditions passed on a roll-call vote with all commissioners present voting in favor.
