Land Use
Green Space
Green Space characterizes the areas along Gills Creek that will either remain
largely undeveloped due to environmental constraints or will be improved as
part of the Gills Creek Greenway project. In addition, Green Space also includes the triangle at the intersection of Fort Jackson Boulevard and Kilbourne
Road. This use category indicates opportunities for preserving natural areas,
restoring environmentally degraded areas, and providing new or improved park
and recreation space. All such areas will also enhance the built environment.
General Land Use Descriptions
Single-Family Residential
The Single-Family Residential area is intended to create, maintain and promote
single-family residential neighborhoods. It is intended to preserve the land to
provide housing opportunities for individual households. By maintaining these
a s s i n g l e - f a m i l y, t h e r e i s a n o p p o r t u n i t y f o r s t r e n g t h e n i n g a n d , i n s o m e i n s t a n c es, stabilizing the existing neighborhoods within and at the periphery of the
study area.
M u l t i - f a m i l y R e s i d e n t i a l - To w n h o m e s
G i v e n t h e p r o x i m i t y t o M i d l a n d s Te c h n i c a l C o l l e g e a n d c o m m e r c i a l u s e s , t h i s
area could redevelop from single-family homes into townhomes. The shallow
depth of the parcels and difficult access due to the traffic volumes on Beltline
Boulevard limit the possibilities for redevelopment. This category provides an
opportunity to maximize development of these parcels by increasing the density
with a product that is suitable for their location and configuration. In addition,
this would provide a new housing option in the node and be a complementary
transitional use from the commercial corridor to adjacent neighborhoods.
Multi-family Residential - Apartments & Condominiums
Over time, the existing apartment and condominium complexes will likely redevelop into new multi-family product. This use category maintains this type of
housing option in close proximity to major commercial areas and transportation
corridors.
Neighborhood Mixed Use
The Neighborhood Mixed Use area is intended to encourage the development of
a pedestrian-friendly core of retail, office, civic and recreational uses to support nearby residents. Development within the area should promote a safe and
walkable environment while providing a sensitive transition between higher intensity uses and neighboring residences. It is recommended that no new single
tenant commercial use shall occupy a space greater than 50,000 square feet. In
addition, higher density residential including townhomes, apartments and condominiums should be encouraged.
Highway Commercial
The Highway Commercial area is intended to allow auto-oriented commercial development at major interchanges. The use category encourages a full range of
re t a i l a n d s e r v i c e u s e s d r a w i n g f ro m a l o c a l o r re g i o n a l m a r k e t a re a , p a r t i c u l a rly those with larger footprints (greater than 50,000 square feet) than cannot be
easily accommodated in Neighborhood Commercial. Development is intended to
be accessible for motorists, but access for transit users, bicyclist, and pedestrians shall be supported.
Office
The Office category is intended to maintain existing and accommodate new
small office uses.
I t s h o u l d s u p p o r t a r a n g e o f e m p l o y m e n t o p p o r t u n i t i e s , p a rticularly neighborhood-serving businesses, such as doctors’ and real estate offices. The area is mostly developed and should redevelop in a way that provides
a complementary transition to existing neighborhoods with regard to site and
building design.
Institutional
Institutional category is intended to preserve the land for the existing Institut i o n a l u s e s s u c h a s M i d l a n d s Te c h n i c a l C o l l e g e a n d p l a c e s o f w o r s h i p .
Land Use
General & Residential Land Use Recommendations
Supporting Recommendations
Attract and retain key anchors,
both commercial and civic, that
draw residents, patrons, and
visitors to populate the area
and keep activity levels high.
Encourage a mixture of uses
within the area and individual structures to generate a
more consistent activity level
throughout the day and week.
Promote commercial or retail on
the ground floor with a complementing set of uses, residential and/or office, on upper floors.
In rewriting the zoning ordinance, ensure existing and
new districts reinforce the uses and character of place
envisioned in the Devine Street/Fort Jackson Boulevard
Commercial Node Plan.
Consider a form-based code as a flexible alternative to
conventional zoning.
Consider a mixed-use district that promotes a mixture of
commercial, institutional and residential uses to encourage
pedestrian-oriented development and quality community
design.
Streamline the entitlement process to reduce carrying
costs for development projects that meet project goals.
I n p a r t n e r s h i p w i t h t h e C o u n t y, e v a l u a t e t h e p o s s i b i l i t y o f
a n n e x i n g t h e p r o p e r t i e s i n t h e C o u n t y ’s j u r i s d i c t i o n i n t o
t h e C i t y.
Encourage additional residential development, particularly
redevelopment of existing mult i f a m i l y, w h i c h w i l l i n c r e a s e t h e
residential population in the
node.
Consider density bonuses to incentivize higher density development.
Allow and promote a mixture
of housing types attainable to
workers in a broad spectrum of
incomes.
Land Use
Supporting Recommendations
Nonresidential Land Use Recommendations
Boost investor confidence in
the area to attract non-residential development.
Consider community development districts or municipal improvement districts.
Define and participate in catalyst projects that will continue
the momentum that has been
built recently with private investment.
Identify key redevelopment project(s) that have the potential to transform a subarea of the node and stimulate additional investment.
Assemble and acquire key parcels, as needed, to create a
d e v e l o p m e n t / r e d e v e l o p m e n t o p p o r t u n i t y.
Issue a developer request for proposals (RFP) to partner
with the private sector in the development/redevelopment.
Incentivize new development, including mixed-use development projects through a variety of financing options:
• Low Interest Loans
• Infrastructure Grants
• Ta x I n c r e m e n t F i n a n c i n g
•General Obligation Bonds
•Revenue Bonds
Tr a n s p o r t a t i o n
R o a d w a y, I n t e r s e c t i o n & S i g n a l i z a t i o n R e c o m m e n d a t i o n s
Supporting Recommendations
Increase connectivity in the
node with street connections,
both public and private, that
i m p r o v e a c c e s s f o r v e h i c u l a r,
bicycle and pedestrian traffic.
Consider road diets on all
streets with four or more
lanes with traffic volumes that
can be handled with less than
four lanes.
Where adequate dimension exists, install raised medians
o n D e v i n e S t r e e t t o i m p r o v e s a f e t y a l o n g t h a t c o r r i d o r.
Consider bump-outs to improve safety along certain sections of Devine Street, Fort Jackson Boulevard and Beltline Boulevard.
Consider roundabouts where the benefit of reducing vehic l e s p e e d s w h i l e m a i n t a i n i n g t r a ff i c f l o w t h ro u g h a n i n t e rsection outweighs the impacts to pedestrian accessibility
a n d c o n n e c t i v i t y.
Study additional intersection
configurations to improve the
safety of the Devine Street/
Fort Jackson Boulevard/Cross
Hill Road intersection.
Improve basic signage and signalization within the node.
Install speed feedback signs
at locations where speeding
occurs frequently and in locations with high populations of
vulnerable users, such as around schools, parks, or community centers.
Tr a n s p o r t a t i o n
Supporting Recommendations
B i c y c l e , P e d e s t r i a n , Tr a n s i t & P a r k i n g R e c o m m e n d a t i o n s
Study the need for bicycle facilities within or
along the roads that pass through the study area.
W i t h t h e i n c o r p o r a t i o n o f b i c y c l e f a c i l i t i e s , c l e a rly indicate the corridor as a bike boulevard with
bicycle route signage or pavement markings to
designate route, restricted vehicle movement,
limited bicycle stop signs and one-way vehicle
movements.
Provide bicycle parking/bike corrals.
Encourage connections (i.e., streets, sidewalks,
greenways, etc.) to adjacent neighborhoods to
bring traffic—and potential customers—to the
node.
Provide safe crosswalks at all intersections and
mid-block crossing areas.
Improve pedestrian and bicycle mobility and
s a f e t y a t t h e I - 7 7 / F o r t J a c k s o n B o u l e v a rd i n t e rchange.
I n s t a l l p e d e s t r i a n c ro s s i n g s i g n a l s a t a l l i n t e rsections and major midblock crossings.
Initiate a study to collect and document existing transit service data to understand existing
and potential gaps in the system and define future needs.
Improve pedestrian/bicycle connectivity to transit.
C o n d u c t a p a r k i n g s t u d y, o r s t u d i e s , a s n e e d e d .
Promote the use of on-street parking in appropriate areas, and allow on-street parking to be
counted toward meeting
parking requirements.
Consider modifying parking requirements for development in the node to
take into account use of alternative modes (i.e., transit, pedestrian, and
bicycle).
Promote the use of shared parking between commercial uses to reduce the
amount of land devoted to surface parking in the node.
Set standards for bicycle parking within parking lots.
General Urban Design Recommendations
Urban Design & Placemaking
Supporting Recommendations
Create a center of activity that functions as a gathering place for the
c o m m u n i t y.
Improve the visual quality of all the major corridors into the node.
Initiate a streetscape study to improve the scale and aesthetic quality of
the area.
E n c o u r a g e b e t t e r a r c h i t e c t u r a l q u a l i t y.
Create a sense of arrival into the City with a gateway that is uniquely
Columbia.
Seek opportunities to enhance the character of the node. Develop and
implement a plan for public art.
Design bus shelters to reinforce the character of the area.
Help the area become a more vibrant, “24/7” environment where businesses can thrive.
Sponsor programs and events that bring residents and visitors alike into
the node.
Allow for outdoor entertainment with limits on locations and hours.
Modify any regulations that would prohibit vendor carts or pop-up retail
in appropriate destinations on these streets.
Urban Design & Placemaking
Supporting Recommendations
Build awareness of the larger opportunity of Gills Creek in the system of greenways and blueways in
the greater Columbia region.
Work with County Departments
(Conservation Commission, Parks
and Recreation Commission, Planning Commission) to initiate a city/
county greenway master plan.
Through marketing, build support
for a linked system of trails with
destinations, including the Devine
Street/ Fort Jackson Boulevard
Node.
P r o m o t e e n v i r o n m e n t a l b e n e f i t s o f i m p r o v i n g t h e G i l l s C r e e k c o r r i d o r.
Facilitate environmental education and encourage stewardship.
Wo r k w i t h M T C t o f ro n t p l a n n e d c a m p u s e x p a n s i o n a l o n g G i l l s C re e k .
Provide support for pop-up retail in existing commercial center parking
lots until the adjacent sites redevelop.
Enhance the Gills Creek corridor for recreational activities.
Coordinate with state and federal agencies for the construction of a continuous greenway trail along the creek.
Continue to work with Gills Creek Watershed Association to promote the use
o f t h e c r e e k a s a “ b l u e w a y. ”
Work with the property owners that adjoin the corridor to define public access areas.
Gills Creek Concept
Gills Creek Greenway Recommendations
Urban Design & Placemaking
G i l l s C r e e k To d a y
Gills Creek Concept
Supporting Recommendations
Embrace the Gills Creek corridor as a focal point, community amenity
and economic development asset in the node.
Leverage the amenity to attract additional investment to the area, particu l a r l y a l o n g a n d f r o n t i n g o n t h e c o r r i d o r.
Work with the owners of commercial properties along the corridor to
develop the edges with in a manner that activates the public spaces of
t h e c o r r i d o r.
Identify the Crowson Road corridor as the urban centerpiece of the Gills
Creek system.
Urban Design & Placemaking
Supporting Recommendations
R e c o g n i z e t h a t M i d l a n d s Te c h n i c a l C o l l e g e i s a n i m p o r t a n t i n s t i t u t i o n o f
higher learning within the node and that the students, staff and faculty provide a customer base to area establishments which is currently not
fully realized.
Convene a working group with MTC representatives to discuss items for
continued collaboration, which may include a long range plan for coordinated improvements to the campus and the surrounding area.
General Urban Design Recommendations
Coordinate MTC expansion and parking needs with the City of Columbia
and neighboring retail centers.
Collaborate with MTC to create and improve safe pedestrian connections
t h ro u g h t h e c a m p u s t o c re a t e c o n n e c t i o n s b e t w e e n e x i s t i n g n e i g h b o rhoods and commercial destinations.
W o r k w i t h M T C t o p r o g r a m o u t d o o r e v e n t s a l o n g t h e G i l l s C r e e k c o r r i d o r,
once a greenway is in place, where it borders the campus.
Nonresidential Land Use Recommendations
Land Use
D e v i n e S t r e e t To d a y
Devine Street Concept
Supporting Recommendations
D i re c t s m a l l e r- s h o p , s p e c i a l t y s t o re , re s t a u r a n t s a n d s m a l l p ro f e s s i o n a l
service uses along the western end of Devine Street and in the Crowson
R o a d c o r r i d o r.
Rehabilitate and reuse existing buildings for new uses along Devine
Street.
Promote the rehabilitation of the front facades of businesses (including
updated signage and window treatments).