DDRC recommends City Council adopt single Downtown Columbia overlay and design guidelines

The Design and Development Review Commission on Thursday voted to recommend that City Council adopt a single Downtown Columbia Overlay District and the accompanying Downtown Design Guidelines, replacing the existing City Center and Innovista overlays.

Staff said the change would consolidate two overlay districts and apply a single set of downtown design guidelines focused on the public realm. Tristan, planning staff, told the commission the effort grew from the Downtown Columbia strategic plan and public engagement that gathered "over 1,100 voices in the community." "We're seeking a positive recommendation from the DDRC to city council for adoption," Tristan said.

The guidelines organize standards into site planning, private realm, public realm and signage, and include new process changes that shift review thresholds away from monetary triggers and toward impacts on the public realm. Staff noted one boundary modification excluding landmarked cemetery parcels from the overlay. The package also includes zoning text amendments that will advance separately to city council; staff and the planning commission recommended approval and the ordinance is scheduled for a zoning public hearing on June 17.

Commissioners asked about the draft history and substantive changes since earlier drafts. Commissioner Leighton noted the packet watermark dated April 2025 versus a January 2025 draft and asked what changed; Tristan said the changes were largely graphic edits and typographical fixes but that freestanding sign height recommendations were adjusted to allow taller signs on roads posted at 35 mph or higher. Tristan summarized, "there really wasn't a whole lot" of content change beyond images and that the document remains a draft until council action.

A DDRC member moved that the commission give a positive recommendation to council for the overlay and guidelines; the motion was seconded and passed by roll call vote. The commission's recommendation will accompany staff materials to council; staff indicated the overlay and guidelines are targeted to become effective in January if adopted.

The commission did not add new substantive conditions to the guidelines package in its recommendation; staff will continue to coordinate with the project team and council on outstanding zoning text amendments and implementation details.

The DDRC's vote sends the consolidated overlay and the design guidelines to City Council for final consideration at a forthcoming public hearing.