Approved Takoma/Langley Crossroads Sector Plan

AbstrAct

Title: ApprovedTakoma/LangleyCrossroadsSectorPlan

Author: TheMaryland-NationalParkandPlanningCommission PrinceGeorge’sPlanningDepartment

Subject: ApprovedTakoma/LangleyCrossroadsSectorPlan(portionofPlanningArea65)

Date: November2009

SourceofCopies: TheMaryland-NationalParkandPlanningCommission PrinceGeorge’sCountyPlanningDepartment 14741GovernorOdenBowieDrive UpperMarlboro,MD

SeriesNumber: 212092306

NumberofPages: 176

Abstract: ThisdocumentistheApprovedSectorPlanfortheTakoma/LangleyCrossroadsarea.Thesectorplanportionsof the1989Approved Master Plan for Langley Park-College Park-Greenbelt and Vicinity(PlanningArea65).Developedwiththeassistanceof thecommunity,propertyowners,residentsandelectedofficials,thisdocumentrecommendgoals,policies,strategies,andactionspertainingtodevelopmentpatterns,environmentalinfrastructure,transportationsystems,publicfaculties,parksandrecreation,economicdevelopmentandurbandesign.

ApprovedSectorPlanNovember 2009

tAkomA/LAngLey crossroAds

The Maryland-National Capital Park and Planning CommissionPrince George’s County Planning Department

www.pgplanning.org

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the mAryLAnd‑nAtionAL cApitAL pArk And pLAnning commissionSamuelJ.Parker,Jr.,ChairmanRoyceHanson,ViceChairman

officers

OscarRodriguez,ExecutiveDirectorPatriciaColihanBarney,Secretary-TreasurerAdrianR.Gardner,GeneralCounsel

TheMaryland-NationalCapitalParkandPlanningCommissionisabicountyagency,createdbytheGeneralAssemblyofMaryland in1927.TheCommission’s geographic authority extends to the greatmajorityof MontgomeryandPrinceGeorge’sCounties:theMaryland-WashingtonRegionalDistrict(M-NCPPCplanningjurisdiction)comprises1,001squaremiles,whiletheMetropolitanDistrict(parks)comprises919squaremiles,inthetwocounties.

TheCommissionhasthreemajorfunctions:

• Thepreparation,adoption,and,fromtimetotime,amendmentorextensionof theGeneralPlanforthephysicaldevelopmentof theMaryland-WashingtonRegionalDistrict;

• Theacquisition,development,operation,andmaintenanceof apublicparksystem;and• InPrinceGeorge’sCountyonly,theoperationof theentirecountypublicrecreationprogram.

TheCommissionoperates in eachcounty throughaPlanningBoardappointedbyand responsible to thecountygovernment.Alllocalplans,recommendationsonzoningamendments,administrationofsubdivisionregulations,andgeneraladministrationofparksareresponsibilitiesofthePlanningBoards.

ThePrinceGeorge’sCountyDepartmentofPlanning(M-NCPPC):

• Ourmissionistohelppreserve,protectandmanagethecounty’sresourcesbyprovidingthehighestqualityplanningservicesandgrowthmanagementguidanceandbyfacilitatingeffectiveintergovernmentalandcitizeninvolvementthrougheducationandtechnicalassistance.

• Ourvisionistobeamodelplanningdepartmentof responsiveandrespectedstaff whoprovidesuperiorplanningandtechnicalservicesandworkcooperativelywithdecision-makers,citizensandotheragenciestocontinuouslyimprovedevelopmentqualityandtheenvironmentandactasacatalystforpositivechange.

PrinceGeorge’sCountyPlanningBoard MontgomeryCountyPlanningBoardSamuelJ.Parker,Jr.,Chairman RoyceHanson,ChairmanSylvesterJ.Vaughns,ViceChairman JohnM.Robinson,ViceChairmanSarahCavitt JosephAlfandreJesseClark JeanB.CryorJohnH.Squire AmyPresley

Takoma/Langley C

rossroads Approved Sector Plan

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prince george’s countyJackB.Johnson.County Executive

county counciL

TheCountyCouncilhasthreemainresponsibilitiesintheplanningprocess:(1)settingpolicy,(2)planapproval,and(3)planimplementation.Applicablepoliciesareincorporatedintoareaplans,functionalplans,andthegeneralplan.TheCouncil,afterholdingahearingontheplanadoptedbythePlanningBoard,mayapprovetheplanasadopted,approvetheplanwithamendmentsbasedonthepublicrecord,ordisapprovetheplanandreturnittothePlanningBoardforrevision.ImplementationisprimarilythroughadoptionoftheannualCapitalImprovementProgram,theannualBudget,thewaterandsewerplan,andadoptionofzoningmapamendments.

Council Members

ThomasE.Dernoga,1stDistrict,Council Vice ChairWillCampos,2ndDistrictEricOlson,3rdDistrictIngridM.Turner,4thDistrictVacant,5thDistrictSamuelH.Dean,6thDistrictCamilleExum,7thDistrictTonyKnotts,8thDistrictMarilynnBland,9thDistrict, Council Chairperson

Clerk of the Council

RedisC.Floyd

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tAbLe of contentsOfficers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .iiiCountyCouncil. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .ivForeword. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .ix

1.ExEcutivESummary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xiBackground. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xiiPlanArea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xiiOpportunitiesandConstraintsSynopsis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xiiiVision. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xivKeyPlanRecommendations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xiv

2.BackgroundandExiStingconditionS. . . . . . . . . . . . . . . . . . . . . . . 1Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2PriorPlansandInitiatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5OutreachStrategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7PlanMakingMethodology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9ExistingConditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

3.PLanviSion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19PlanVision. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

4.concEPtPLanELEmEntSandrEcommEndationS. . . . . . . . . 25LandUseandUrbanDesign . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26TransportationSystem. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32TrailsandPedestrianAccess . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44EnvironmentalInfrastructure. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50PublicFacilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55HistoricPreservation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62ParksandOpenSpace..........................................................62CommunityDevelopment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64

5.imPLEmEntationStratEgy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72BestPracticesfromOtherCommunities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72Amendmentsto2002GeneralPlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82PublicFacilitiesCostAnalysisandEstimates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83NextSteps. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83

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List of tAbLesTable1. AreaApproximateOverallDensity(NetArea) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xivTable2. MajorProjectMilestones. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10Table3. HousingDistribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15Table4. FARRangesforLandUses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31Table5. AnnualAverageDailyTraffic,DailyServiceVolumesandLevelsof Service . . . . . . . . 35Table6. RoadwayDefinitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36Table7. ProposedRoadwayClassifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43Table8. PrinceGeorge’sCountyPubicSchoolswithin

Takoma/LangleyCrossroads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58Table9. 3DIRankingof PrinceGeorge’sCountyPublic

SchoolswithinTakoma/LangleyCrossroads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58Table10.ProjectedSchoolEnrollmentandCapacityNeeds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59Table11.FireandRescueFacilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59Table12.Summaryof Strategies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79Table13.ToolstoPreserveAffordableResidentialandCommercialSpace . . . . . . . . . . . . . . . . . 80Table14.PhasingScheduleforProjectedDevelopment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83Table15.Implementation/ActionSchedule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84Table16.Takoma/LangleyCrossroadsSectorPlanFacilityCostEstimates . . . . . . . . . . . . . . . . . 87

List of figuresFigure1. Examplesof theoverallrangesof densitiesbydifferentareas . . . . . . . . . . . . . . . . . . . . 30Figure2. Eyesonthestreet . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32Figure3. ProposedTakoma/LangleyTransitCenter. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34Figure4. RoadSection:InterimandfinalbuildoutforUniversityBoulevard . . . . . . . . . . . . . . . 37Figure5.RoadSection:NewHampshireAvenue. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43Figure6.ProposedRamblassection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

6.aPPEndicESAppendixA:ProceduralSequenceChart. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93AppendixB:CaseStudiesandBestPractices. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 95AppendixC:OpportunitiesAndConstraintsReport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109AppendixD:Takoma/LangleyCrossroadsRefined

Market&FinancialEvaluationsMemorandum. . . . . . . . . . . . . . . . . . . . . . . . . . 131AppendixE:Glossaryof PlanningTerminology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 143AppendixF:PrinceGeorge’sCountyResolution. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 151

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List of mApsMap1. Constraints...........................................................xiiMap2. FutureOpportunities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xiiiMap3. SectorPlanBoundary. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3Map4. Takoma/LangleyCrossroadsPlanArea . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10Map5. ExistingLandUse . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11Map6. ExistingZoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12Map7. ExistingStreetNetworkPattern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13Map8. FutureOpportunities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16Map9. Constraints...........................................................17Map10. ConceptPlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21Map11. TransportationNetwork. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22Map12. CommunitySpace. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23Map13. FutureLandUse. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28Map14. Exampleof Texasdonutdevelopment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31Map15. Proposedandexistingtransitstops . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33Map16. PrimaryThoroughfares . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39Map17. ConceptPlan(portion) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40Map18. NewStreetsProposal. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42Map19. BikewaysandTrails . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46Map20. NaturalResources/GreenInfrastructure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49Map21. PublicFacilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56Map22. PlanSequencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84

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foreword

ThePrinceGeorge’sCountyPlanningBoardispleasedtomakeavailablethe2009 Approved Takoma/Langley Crossroads Sector Plan.

TheTakoma/LangleyCrossroadsSectorPlanareaisdesignatedaregionalcenterandrepresentsanopportunitytocreatealivable,pedestrian-friendly,andvibrantcommunity.Policyguidanceforthisplanderivedfromthe2002 Prince George’s County Approved General Plan,landuseandtransportationstudiesconductedbythePrinceGeorge’sCountyPlanningDepartmentandcountyfunctionalareamasterplans,includingthe2005 Approved Countywide Green Infrastructure Planandthe2008 Approved Public Safety Facilities Master Plan.

Thegoalsandoutreachstrategyreport,whichoutlinedthemajorissuesintheareaandprovidedthestructurefortheplan,waspresentedtothePlanningBoardandDistrictCouncilonFebruary5,2008.Theplanwasproducedthroughanextensivepre-planningeffortthatengagedthecommunityandstakeholdersthroughthecreationofaCommunityLeadershipTeamandathree-daystakeholderworksession,whichprovidedvaluableinputandhelpedtodefinethesectorplan’svisionsandstrategies.

Thisplancontainsrecommendationsforlanduse,environment,transportationsystems(includingroadways,transit,bicycle,pedestrianandtrailfacilities),publicfacilities,parksandrecreation,historicpreservation,andurbandesign.Eachplanelementprovidesavisiondescribingfuturedesirableconditions,policiesstatingtheintentuponwhichgovernmentdecisionsareevaluatedandstrategiesprovidingageneralcourseofactiontoachievethesegoals.Althoughthisplan’sdrivingforcehasalwaysbeenthecreationofthePurpleLineandthepotentialdevelopmentaroundthelightrailtransitstations,residentshavevoicedaloudconcernforthepossiblelossofaffordablehousingandtheneedtocreatealivablecommunityintheTakoma/LangleyCrossroadsarea.Becauseoftheseconcerns,theplanexaminesandmakesrecommendationsforhousinginitiativesthatshouldbeconsideredinordertopreservehousingoptionsforresidentsatallincomelevels.Theseinitiativeswillrequirethecooperationandinvolvementofpublic,nonprofit,andfor-profitinterestsinTakoma/LangleyCrossroads,allofwhichhavestatedastrongdesiretorevitalizeandretaintheuniqueinternationalfabricofbusinessesandresidentspresentinTakoma/LangleyCrossroads.Withthestronginterestanddedicationofthesegroups,localbusinessesandresidentswillbewellpositionedtothriveinthefutureTakoma/LangleyCrossroadscommunity.

Duringtheplanningprocess,weaskedtheresidentsofthisareatoenvisionhowTakoma/LangleyCrossroadscanparticipateinthecounty’sgrowthandtoproposethechangesnecessarytomakethathappen.WearecontinuingthiseffortcountywidethroughanEnvision Prince George’sinitiativetoengageabroadcrosssectionofstakeholdersindevelopingasharedvisionforthecounty’sfuturedirectionandgrowth.WeinviteyoutovisittheEnvision Prince George’s websiteatwww.envisionprincegeorges.orgtolearnmoreabouthowtoparticipateinthisexcitinginitiative.

OnJune23,2009,theDistrictCouncilandthePlanningBoardheldaduly-advertisedjointpublichearingon thePreliminaryTakoma/LangleyCrossroadsSectorPlan.ThePlanningBoardadopted theplanwithmodificationsperPGCPBResolutionNo.09-136onSeptember24,2009.TheDistrictCouncilapprovedtheplanperCB-86-2009onNovember10,2009.

ThePlanningBoardappreciatesthecontributionsofthecommunityandstakeholdersthroughouttheplandevelopmentphaseandatthepublichearing.Welookforwardtothisplanprovidingthefoundationforthecreationofavibrant,mixed-use,transit-orientedcommunityaroundtheTakoma/LangleyCrossroadsareathatwillbenefitthecommunityandPrinceGeorge’sCountycitizensandresidentsforyearstocome.

Sincerely,

SamuelJ.Parker,Jr.,AICPChairmanPrinceGeorge’sCountyPlanningBoard

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1

executive summAry

conflicts,thesectorplanningprocessbetweenthetwocountieswasseparatedinNovember2008.However,throughoutthecompletionofbothsectorplans,thebicountyteamhascontinuedtoworktogether.Whiletherehasbeenaseparationinthescheduleandplandevelopment, the planning process continues witheachcountydevelopingplanswithsharedelementsthat address transportation and the environment.This important collaborationwill continue as planimplementationproceeds.

pLAn AreA

The TLC sector plan area overlaps the borders of Montgomery and Prince George’s Counties atUniversity Boulevard where it intersects with NewHampshireAvenue.TheprimaryimpetusforthesectorplanisthePurpleLine,aproposed16.4-milelightraillinetoconnectthecommunitiesbetweenBethesdainMontgomeryCountyandNewCarrollton inPrinceGeorge’sCounty. Stationswithin the TLC area areproposedatNewHampshireAvenue(MD650)andUniversityBoulevard(MD193)andRiggsRoad.TheTLC sector plan boundary iswithin theDevelopedTierofthe2002Prince George’s County Approved General Plan.

bAckground

OnNovember10,2009,thePrinceGeorge’sCountyCouncil, sitting as theDistrict Council, adopted aresolution (CR-86-2009) approving the Takoma/LangleyCrossroads(TLC)SectorPlan.Thepurposeoftheplanistoenhancethecharacterandqualityof lifeofthecommunityandprovidefortransit-orienteddevelopmentaroundtheproposedPurpleLinelightrail transit stations. The plan contains a vision forthe futureof thecommunityand supportinggoals,policies, objectives, and recommendations thatcelebrateandbuilduponthediversityoftheexistingandfutureresidentoftheTLCarea.Theapprovedsectorplanamends the1989LangleyPark-CollegePark-GreenbeltApprovedMasterPlan.Basedontheapprovedsectorplan’slanduserecommendations,aSectionalMapAmendement(SMA)willbepreparedtorevisethezoningpreviouslyapprovedbythe1990SMAthatincludedtheLangleyParkcommunity.

Because the sector plan area encompasses threejurisdictions, M-NCPPC staff initiated a jointand collaborative planning process involvingMontgomeryandPrinceGeorge’sCountiesandtheCityofTakomaPark.Dueto legislatedscheduling

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Map 1. Constraints

opportunities And constrAints synopsis

The opportunities and constraints of the TLCSectorPlanareawereorganizedintoeightgoals infive categories: redevelopment needs, areas likelyto remain stable, auto circulation issues,pedestriancirculation and safety issues, and open space andenvironmentalissues.Theanalysisexaminedexistingand potential assets of the Crossroads area whileeffectivelyaddressingitsdeficiencies.

Map1andMap2aregraphicdepictionsofthemajorconclusions of this opportunities and constraintsanalysis.Followingthesegraphicsisabriefoverviewthat further explains the primary findings.The fulltextoftheOpportunitiesandConstraintsReportisattachedasAppendixC.

Constraints consist of:

• Disconnectedneighborhoods• Wideroadswithhightrafficvolumesthatarebarriersandunsafeforpedestrians

• Lackof streetconnectionstoprovidealternativeroutestousingmainarterialsforlocaltrips

• Poorconnectionsbetweenvariouslanduses,especiallyresidentialneighborhoodsandthecommercialcore

• Internalorientationof landuses;buildingssetfarbackfromstreets

• Topographicbarrierssouthof UniversityBoulevardthatcutoff commercialareasfromusestothesouth

• Shallowlotsalongthesouthsideof UniversityBoulevard

Future opportunities include:

• Usepotentialforwalkablemixed-usefocusedonfuturetransitstations

• Createnewpedestrianandvehicularconnectionswithintheplanarea

• Redesignstreetstoencouragemorepedestrianactivityandsafety

• Redeveloplargecommercialsitesandtheirparkinglotareasasmoreurbanenvironments

• Improvevisualandphysicalconnectionstoparksandopenspace

• DesigngatewayareastoestablishidentityandwelcomevisitorstotheCrossroads

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Map 2. Future Opportunities

vision

ThevisionfortheTLCsectorplanareaistoachieveatransit-orientedandpedestrian-friendlycommunitythatcelebratesandbuildsupontheculturaldiversityoftheexistingandfutureresidentsoftheTLCwithamixofoldandnewbusinesses,providingqualityretailgoodsandservicestoservethesurroundingresidentsaswellasothershoppers.Anewlyupdatedmixed-usecenterprovidesnumerousopportunitiesfornewand long time residents to gather and socialize inrestaurants,culturalandrecreationalfacilities,plazas,andothercommunityfacilities.

key pLAn recommendAtions

This plan responds to the goals established in theM-NCPPCGoalsandOutreachStrategyReportfortheTLCSectorPlan,adoptedJanuary16,2008.Thefollowingarekeyrecommendationsfromthesectorplandocument.

Land Use and Urban Design

• Improveconnectivityinthesectorplanareabycreatingacompactnetworkof pedestrian-friendlystreets

• Integratetransit-orienteddevelopmentprinciplesimmediatelyaroundthetransitstations.Featurecondotypeunitsatrelativelyhighdensities(40–50dwellingunitsperacre)

• Integratehorizontallymixedlanduseparcels,primarilytownhomes,asatransitionusebetweenthedensermixed-useareasandthesingle-familydetachedhousingareasthatliewithinthestudyareaboundaries

• Encourageaffordablehousinginitiatives:SetasidehousingunitsintheCrossroadsareaaswork/liveunits;includinghousingmadeavailabletosmallentrepreneursorotherbusinesspeoplewhocanbeattractedtotheTLCcommunity

• Locateentertainmentvenuessuchasrestaurants,cafes,andboutiquestylebusinessesintheproposedRamblascorridor

• EncouragedensitiesinappropriatelocationswiththeTLCarea:

table1. Proposed Area Approximate Overall Density (Net Area) Ranges

TOD 1 New Hampshire Station 1.6 to 2.5 FAR

TOD 2 Riggs Road Station 1.3 to 1.8 FAR

Other mixed-use development 0.8 to 1.8 FAR

Multifamily housing only areas 0.8 to 1.4 FAR

FAR:FloorAreaRatio

• Allowparallelon-streetparkingonallstreets,includingoff-peakhoursonthemainarterials

• CreategeneralarchitecturalguidelinesforbuildingsinTLC

• CreateCrimePreventionThroughEnvironmentalDesign(CPTED)principlesaspartof allfuturesitedevelopmentplans

Transportation and Trails System

• Plananintegratedlightrailtransitsystemthatprovidesefficientanduser-friendlytransitservicetothesectorplanareathatwillchangeitfrombeingaprimarilyautomobile-basedtransportationnetworktoamultimodalsystemthatwillreducetheuseof privateautomobilesasmobilityoptionsformosttripstoandfromthesectorplanarea

• Developatransportationsystemthatissafe,efficient,andaccessibleandthatreducesdependencyontheautomobile.Thissystemshouldsupporttheproposedandpreferreddevelopmentandlanduseconceptwithintheadoptedlevel-of-servicestandards

Trails System

• Expandthebicycleroutenetworkwithsafe,convenient,andattractivebicyclefacilitiesasshareduseroadways,on-roadbikelanes,cycletracks,sidepaths,storageandparkingfacilities,andsaferoadcrossingsonallstreets

• Createsaferoutesbyidentifyinghigh-prioritysidewalkandbikewaycorridorsthatleadtoschools,transitcenters,parks,andotheractivitycenterswheresidewalkandbikewayconstructionisrequiredtoimprovesafety,accessibility,andmobility

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• Improveconnectionsbetweenneighborhoodsandamonglanduseswithinnovativedesignsthatareintegratedwithlandusesandthatfacilitatepedestriansandbicyclists,includingfunctionalanddistinctivesignage,widesidewalks,bicycleroutes,andmultiusepathways

• Providecontinuousneighborhoodsidewalkandtrailconnectionstothemultiuserecreationaltrailsalongthestreamvalleycorridorsof SligoCreek,LongBranch,andtheNorthwestBranch.Recognizethatthesetrailsserveasimportantfunctionalbikewaysthatarebothrecreationalandcommuterfacilities

• Developadequatebicyclehubfacilitiesandservicesatthetransitcenter

Environmental

• Restoreandenhancewaterqualityinareasthathavebeendegradedandpreservewaterqualityinareasnotdegraded

• Requireon-sitemanagementof quantityandqualitythroughtheuseof environmentallysensitivestormwatermanagementtechniquesforallnewandredevelopmentactivities

• Preserveandenhancetheexistingurbantreecanopy

Public Facilities

• DesignatelocationforanewmultilevellibrarybeconstructedwithintheTLCsectorplanareaneartransitandeasilyaccessiblebypedestrians

• LocatealibraryservicescenterintheLangleyParkcommunity/recreationcenter

• Providefireandrescuefacilitiesthatcontinuetomeettheneedsof thecommunitybaseduponestablishedcountystandards.

Historic Preservation

• CreatepedestrianlinkagestotheMcCormick-GoodhartMansion/LangleyParkhistoricsitetoenhancetheproperty’saccessibilitytothelargercommunityandtoencouragevisitation

Parks and Open Space

• CreatearecreationhubservingthesectorplanareaaroundtheLangleyParkCommunityCenter,LangleyPark-McCormickElementary,andtheBoysandGirlsClub

• Createrecreationalfacilitiesthatarescaledandintegratedintourbanneighborhoodsbydevelopingsmallerrecreationalparksinneighborhoodsaspartof redevelopmentprojects

Quality of Life/Community Development

• ProvidesocialservicesandprogramstoservethecommunitythroughcoordinationwithPrinceGeorge’sCountyHealthDepartment,CASAdeMarylandandotherorganizations.

• Workwiththecommunityandorganizationsinandaroundthecoreareainordertoenhancethevitalityandcharacterof thecommunityandestablishamarketbaseforlocalbusinesses

• Encourageaffordablehousingasredevelopmentoccursbyrecommendingprogramsthatprovideworkforcehousingasanessentialingredientof newdevelopmentandprovideassistanceforresidentstoremaininthesectorplanarea

Economic Development

• Createamarketingworkgrouptodevelopmarketingstrategies

• ContinuebrandingtheTLCcorridorasaninternationalcorridor

• Recruitandretaininternationallyfocusedbusinesses

• CoordinatewithareabusinessorganizationstocreatespecialeventsintheTLCareasuchasfestivalsandblockpartiestoembracethemulticulturalaspectsof theresidents

• Developabusinessdirectory/kioskattransitstops

• DevelopgatewaypointsonmajorstreetsandboulevardsaspedestriangatewaysdesignedtointroduceresidentsandvisitorstotheTLC/InternationalCorridorthroughseveralstrategies

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Project Description

TheTakoma/LangleyCrossroads(TLC)areacoreisamixtureoflow-tomedium-densitystripcommercialcentersaroundwhichareavarietyof housingtypeswithsingle-familydetacheddwellingspredominantsouthofUniversityBoulevardandtypicalpost-WorldWarII-stylegardenapartmentspredominanttothenorth.

TLCisconsideredMaryland’sInternationalCorridorduetothecommunity’shighlydiverseracialandethnicpopulationanditsconcentrationof businessesthatcatertoboththemulticulturalneighborhoodandaregionalclientele.MaintainingtheInternationalCorridoraspectsoftheTLCisapriorityofthissectorplan.Inadditiontosustainingthelocalresidentialdiversityofthearea,thepurposeofthesectorplanistomaintaintheTLC’scurrentroleasacommercialcenterfornumerousethnicgroupsintheregion,andamarketthatgivesTLCauniqueeconomicbaseforthefuture.

TheunincorporatedcommunityofLangleyParkwasdesignatedasacommunitycenterbythe2002Prince George’s County Approved General PlanduetothepotentialforPurpleLinestationsattheintersectionofNewHampshireAvenueandUniversityBoulevardandRiggsRoadandUniversityBoulevard.Thisarea,whichisnowpartofTakoma/LangleyCrossroads,isalsolocatedintheDevelopedTierandisalongtheUniversityBoulevardCorridordesignatedintheGeneralPlan.ThePrinceGeorge’sCountyGeneralPlanplacesparticulardevelopmentemphasisoncenterswithintheDevelopedTier,wherethereisaconcentrationofpublictransportation,particularlymetrorailandcommuterrailservice.Itdefinescommunitycentersasconcentrationsofactivities,services,andlandusesthatservetheimmediatecommunitynearthesecenters.Thesetypicallyincludeavarietyofpublicfacilities,servicesincludingintegratedcommercial,office,andsomeresidentialdevelopmentandcanincludemixed-useandhigher-intensityredevelopmentinsomecommunities.Untiltheboundariesarerefinedbysmallareaplans(includingsectorplans),centersaredefinedgenerallytoconsistoftheareawithinone-halfmileorafive-minutewalkofatransitstation.ThecoreoftheLangleyParkcommunitycenterislocatedwithinone-quartermileofthemajortransitstationsplannedfortheTLC.

Plan Purpose

ThepurposeoftheTLCsectorplanistoenhancethecommunitycharacterandprovidefortransit-orienteddevelopmentaroundplannedtransitfacilities.Thissectorplanwillcontainpolicies,objectives,andrecommendationsthatwillguidefuturegrowthanddevelopmentaroundtheproposedPurpleLinestations.Theprimarygoalofthisplanningeffortistoimplementthetransit-orienteddevelopment(TOD)recommendationsofthe2002Prince George’s County Approved General Plan.TheplanseekstodeterminehowthecommunitycanbenefitfromthecombinedtransportationanddevelopmentadvantagesofferedbyfuturePurpleLinestationsattheintersectionofNewHampshireAvenue(MD650)andUniversityBoulevard(MD193)aswellastheRiggsRoadStation,neartheintersectionof RiggsRoadandUniversityBoulevard,inPrinceGeorge’sCounty.Thesectionalmapamendment(SMA)willbeasubsequentprocessthatwillfollowaftertheapprovaloftheTLCsectorplan.

Sector Plan Area Boundary

TheTLCsectorplanareaisbroadlyboundedtotheeastandsoutheastbyamajorPEPCOtransmissionline,tothesouthalongErskineStreet,tothenorthbytheNorthwestBranchCreek,QuebecStreet,andKeokeeStreet,andtothewestbyLongBranchCreek,CarrollAvenue,andMerrimacDrive(SeeMap3.SectorPlanBoundary).Thesectorplanareaextendstothecommercialpropertiestothesouthof theconvergenceofLongBranchandSligoCreekandthesmallcommercialareaatCarrollAvenueandMerrimacDrive.ThestudyareaalsoincludestheUniversityBoulevard/RiggsRoadintersectiontotheeastoftheCrossroads.Inaddition,itincludestwopotentialPurpleLinestationsthatwillservetheTLCarea.ThefirstpotentialtransitstationislocatedatNewHampshireAvenue(MD650)andUniversityBoulevard(MD193),andthesecondisneartheintersectionofUniversityBoulevardandRiggsRoad(MD212).

TheTLCareaisdenselypopulatedwithamixtureofsingle-familyresidences,multifamilyunits,offices,andretailspaces.ItisashortdrivefromtheUniversityofMarylandandtherevitalizedSilverSpringCentralBusinessDistrictandiseasilyaccessibletoregionalemploymentcentersincludingWashington,D.C.,andtheFoodandDrugAdministrationcampusintheWhiteOakneighborhood.

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Map 3. Sector Plan Boundary

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History

TheTLCsectorplanareaisaphysicallyagingyetthrivingmulticulturalcommunitylocatedalongtheborderofMontgomeryandPrinceGeorge’sCountiesinMaryland.TheareawasnamedTLCduringthe1980sbyagroupofcommunitybusinessleaderswhorecognizedanopportunitytounitethestrengthsofthebusinessesinunincorporatedLangleyParkinPrinceGeorge’sCountytothosewithintheCityofTakomaParkinMontgomeryCounty.

Langley Park

Oncealarge,ruralestate,LangleyPark,anunincorporatedcommunity,hasexperiencedmanysocial,cultural,economic,andphysicalchangesoverthecourseofitshistory.Duringthelate1940s,developersconvertedthefarmlandintonewsubdivisionsandadvertisedLangleyParkasoneof PrinceGeorge’sCounty’sfirstplanneddevelopments.Developersconstructedbungalowsandgardenapartmentsforthecommunity’snewresidents.YoungWorldWarIIveteransandtheirfamiliesflockedtothearea.Inthenextfewdecades,LangleyParkbecameamiddle-classenclaveof predominantlywhiteresidents.

ThepopulationofLangleyParkbegantochangeinthe1970safterdesegregationasAfricanAmericansmovedintothecommunity,inhabitingapartmentcomplexesandsingle-familyhomes.Althoughsomeestablishedfamiliesremained,thewhitepopulationinLangleyParklargelydeclinedasmanymovedtotheoutersuburbs.HispanicandCaribbeanimmigrantsledanewwaveofmigrationintothecommunityduringthe1980s,originatingfromcountriessuchasElSalvador,Mexico,Guatemala,Jamaica,andtheWestIndies.Inaddition,AsianandAfricanimmigrantshavesettledintothearea.LangleyParkprovedtobeanattractivelocaleforimmigrantsduetotheavailabilityofaffordable

housingthatcouldalsoaccommodatefamilies.TheintegrationofthesenewgroupsintoLangleyParkreflectedalargertrendofincreasedmigrationtogreaterWashingtonduringthe1980sand1990s.

Presently,LangleyParkisanethnicallydiversecommunit,inwhichpersonsofHispanicdescentarethemajority,atroughly57percentofthepopulationaccordingtothe2000census.Theincreasedimmigrationofresidentsfromavarietyofcountriesanditsrichnessofmanycultureshasaddedadistinctiveelementtothecommunity.

Commercial Development

Overthecourseofitsdevelopment,thecommercialdistrictofLangleyParkalsoexpandedtomeetthedesiresoftherapidlygrowingpopulation.BusinessesopenedalongUniversityBoulevard,includingtheLangleyParkShoppingCenter.Builtin1959,theLangleyParkShoppingCenter,locatedononeofthecornersofUniversityBoulevardandNewHampshireAvenue,servedasananchorinthecommercialdistrict,foreachquadrantofthisintersectiondevelopedasaretailuse.TheareawashometothesecondlargeststripmallinMaryland.LangleyParkalsoattractedhigh-endmerchantssuchasLansburg’sDepartmentStore,whichservedthemiddle-andhigh-incomecommunitiesintheimmediateareaandthegreaterWashingtonarea.

AstheAfrican-Americanpopulationmovedintothearea,merchantsalteredtheirmerchandisetoreflectthetasteandpreferencesofthearea’snewresidents.AftertheinfluxofinternationalnewcomerstotheTLCarea,localmerchants,manyfromimmigrantcommunitiesthemselves,respondedtotheincreaseddiversityintheregionbyopeningnewbusinessesthatdirectlycateredtotheneedsofthegrowingimmigrantpopulations.Thesebusinessesprovidedgoodsandservicesspecifictothepreferencesofthecommunitytheywishedtoserve.In1988,theInternationalMalllocatedonUniversityBoulevard,partiallyfundedbybondsissuedbyPrinceGeorge’sCounty,wasdevelopedspecificallyforthispurposeandhasbecomeacentrallocaleofinternationallyfocusedbusinesses.

TheLangleyParkPlazaMallintheregionhasbecomeanewtouristdestinationformanyrecentimmigrants,especiallythosefromCentralAmerica.Thisisduetoafountain,nestledinasectionofthemall,whichattractsTakoma/LangleyCrossroad’svisitors.Recentimmigrantstakephotosinfrontof thefountain,nowanimportantlandmark,toshow

Popular Fountain located in Langley Park Plaza Mall

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theirfamiliesandfriendsfromtheirnativecountriesthattheyhavearrivedintheUnitedStates.

TheInternationalCorridorfeaturesavarietyofretailestablishmentsincludingSalvadoranbakeries,Africanfabricstores,andIndianrestaurants,whichcatertothelocalpopulationbutalsoattractaclientelefromthegreaterWashingtonmetropolitanarea.ThecommercialdevelopmentoftheTakoma/LangleyCrossroads,asaresultofthesocialandculturalchangesinthearea,hasbecomeavitalcomponentnotonlyofitseconomicgrowth,revitalization,andstability,butalsoofthesocialandculturalsupportof itsvariouscommunities.(SeeAppendixCforhistoryreferences.)

prior pLAns And initiAtivestitle: PrinceGeorge’sCountyApproved

GeneralPlan

date: October2002

author: TheMaryland-NationalCapitalParkandPlanningCommission

Key Recommendations

TheTLCareaisdesignatedasacommunitycenterwithintheDevelopedTier.

• Encourageandsupportqualitydevelopment• Useexistingandproposedcountyinfrastructureefficiently

• Enhancequalitycharacterof communitiesandneighborhoods

• Preservescenicareas• Protectenvironmentalresources

title: Takoma/LangleyCrossroadsPedestrianAccessandMobilityStudy

date: July2007

author: MetropolitanWashingtonCouncilof Governments(COG),NationalCapitalRegionTransportationPlanningBoard(TPB),Transportation/LandUseConnectionsProgram(TLC)

Key Recommendations

Short-Term (0 to 5 years):• Installanewtrafficsignalattheintersectionof

NewHampshireAvenueandLebanonStreetwithstripedcrosswalks

• EliminatetheabilitytoturnrightonredforvehiclestravelingeastboundatUniversityBoulevard

• Addpedestrian-controlledsignalsinthemedians

• Designof intersectionsanddrivewaysshouldreinforcepedestrianrights-of-way

• Addpedestriancrossingsignals• Stripecrosswalksonalllegsof majorandkey

neighborhoodintersections• IncludecurbrampsthatmeetADAaccessibility

guidelinesandSHAaccessibilitypolicyandguidelinestoallsidewalksthataremissing

• Addmedianslocatedincrosswalksforpedestrianrefuge

• Installtimedsignalizationtoaccommodatepedestriancrossings

• Evaluateallsignageatintersections• Considerofferingtrafficandpedestriansafety

educationandtraining

Long-Term (15 years and beyond) • Maintaintrafficvolumesbyencouraging

alternativeformsof transportation• Createvibrantpublicspacesforthecommunity

togatherandinteract• Pursuealternativeformsof pedestrian

channelizationtoprovidesaferoutesforpedestrianstowalk

• Promotegreenwayconnectionsbyprovidinglinkagestoparksandtrailsincloseproximitytothesectorplanarea

• Createdistinctionsbetweenpedestrianandautomobilespaces

• Adddesigncomponentssuchascentermedianstoreducecrossingdistances

• Encouragepedestrian-friendlylanduseandurbandesignthroughmixed-usedevelopment

• Enhanceconnectivitybetweenlandusesforpedestrianandbiketraffic

title: Approved Master Plan for Langley Park-College Park-Greenbelt and Vicinity and Adopted Sectional Map Amendment for Planning Areas 65, 66, 67

date: August1989(masterplan);May1990(sectionalmapamendment)


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Key Recommendations

• Emphasizetheimportanceof thepreservation,enhancement,andprotectionof establishedresidentialareas

• Supportpublic/privatepartnershipstoaddresshousingissues

• Providehousingsolutionsforseniorcitizens• Retainexistingandvariedhousingstock• Encourageretailuseswhereappropriate• Recommendfutureemploymentareas• Recommendimprovementof depressedliving,commercial,andemploymentareas

• Recommendtheintegrationof transportationsystems

title: InternationalCorridorIssueIdentificationStudy

date: March2002


Thestudyprovidesananalysisofexistingconditionsinthesectorplanarearelatedtohistoricresources,demographics,existinglanduseandzoning,transportation,publicfacilities,environmentalfeatures,economicdevelopment,urbandesign,andexistingcountygrowthpoliciesandmasterplans.

Key Recommendations

• Enhancethecharacterqualityof communitiesandneighborhoods

• Reevaluateplanninganddevelopmentpolicies• Assessbusinessandemploymentopportunitieswithinthecorridorandcreateaneconomicdevelopmentstrategy

• Integratesocialservicesdeliverysystem• Createamultiagencycoordinationgrouptoprovideinputandadvicetoplanning,program,andimplementationactivities

title: InternationalCorridorCommunityLegacyPlan

date: July2003

author: PrinceGeorge’sCountyandCityof TakomaPark

Key Recommendations

• Developanaction-orientedstrategicplan• Supportthecommunity’svision:

• Arevitalizedinternationalcorridor• Aninternationalcorridorthatcelebratesculturaldiversityandissafeandfestiveforresidentsandvisitors

• Ensuresafe,well-maintainedapartmentcomplexes

• Enhanceandimprovesocialandeducationalservices

title: Bi-County Transitway—International Corridor Planning Study

date: December2003


Key Recommendations

• Stressestheneedforcommunity,developers,investors,andotherstakeholderstoparticipateincorridor’srevitalization

• Emphasizestransit-orienteddevelopmentatbicountytransitwaystations

• Conductstransitwaystationareaevaluationtoanalyzedevelopmentpotentialthatwouldinclude:• Developmentconcept• Developmentstrategy• Projectimplementationplan

title: NeedsAssessmentforaMulti-CulturalCenterinLangleyPark,Maryland

date: March2002

author: ParkerRodriguez,Inc.

Public Outreach Event

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Key Recommendations

• Establishamulticulturalcentertomeetthecommunity’shumanserviceandeducationalneeds

title: MarketStudyfortheInternationalCorridorCommunityLegacyArea(ICCLA)

date: May2003

author: EconomicsResearchAssociates

Key Recommendations

TheICCLACommunityDevelopmentCorporationshouldbethecentralorganizationtoprovidemanagementforthecorridor.

• Improvethephysicalimageof theICCLA• Makethecorridorpedestrianfriendly• Improvethestreetscape• Addressperceivedandrealissuesof crimeandpublicsafety

• Developandnurturetheinternationalandethniccharacterof theTakoma/LangleyCrossroads

• Promotebusinessandcommercialinterestswithinthearea

• Acquiresufficientfundstosupportthemanagementprogramof theICCLA

• Planfortheintegrationof transit-orienteddevelopmentwithintheICCLA

• EmphasizethefuturePurpleLineprojectwithinlong-termplanningfortheICCLA

outreAch strAtegy

Publicoutreachandresidentparticipationwerebothprioritiesofthisplanningeffort.Severalapproacheswereemployedtobringattentiontothesectorplanarea,obtaincommentsonprojectgoalsandresults,andbuildalong-termcommitmenttotheultimatesuccessoftheproject.

TheTLCareahasuniqueoutreachobstaclesthatwereaddressedinthepreplanningprocess.Asaresult,uniqueapproacheswereconsideredforthisplan.Thegoalwastoincreasethenumberof residents,businessowners,andotherstakeholdersinterestedinandcommittedtotheplanningprocessfortheTLC,aswellasimprovethequalityoftheinteractionsthattookplace.

CommunityoutreachfortheTLCsectorplanbeganinJuly2007withtheinitiationofstakeholdermeetings.Theoutreachstrategyinvolvedongoingactivitiesandtheinitiationofnewactivitiesthatweredesignedtoreachouttoallmembersofthecommunity,includingthosewhohavenotactivelyparticipatedinthepast.TheseactivitiesinvolvedalargecommunityengagementsessiononMay21,2008,followedbycommunityworkshopsonJune12and14,2008,todiscusspotentialdevelopmentscenariosandaplanninganddesignworksessiononJune24–26,2008.Afterapreferredlanduseanddesignconceptwasdeveloped,communityengagementsessionswereheldtorefineandvalidatethepreferredconceptonJuly17and19,2008,withafinalpresentationofthepreferredconceptonNovember6,2008.

Theoutreachstrategyforthesectorplaninvolvedsixmajorcomponents:

1. Community Engagement Plan

Inordertoensuretheinvolvementofbothestablishedorganizationsandhistoricallyunder-representedcommunities,acommunityleadershipteam(CLT)wasrecruitedandtrainedineffectivepublicparticipation.TheCLTservedtobridgethegapbetweenthecommunityandtheprojectteam.CommunityorganizationsandbusinessesthatparticipatedintheCLTincludedthefollowing:

CASAdeMarylandIMPACTSilverSpringMarylandMulticulturalYouthCenterTheArchdioceseofWashingtonComitédePadresHispanosCaribbeanSelf-HelpCenterChillumCivicAssociationTemploRosadeSaronCocoCabañaTheTenacityGroupPanGroupComunidadCatólicaIglesiaCristianaCanaBucklodgeMiddleSchool(studentparticipation)ElitePropertiesComitédePadresHispanos

TheCLTfocusedonbuildingrelationshipswiththecommunitytohelpmaketheplanningeffortmoretangiblebyconveyingtheimportanceof participatingintheplanningprocess.TheCLTassistedplanningstaffwithdevisingandimplementingtechniquestoreachoutandengage

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thecommunity.Theteamalsosolicitedinputfromthecommunityandhelpedtoidentifyissuesof importanceforplanningstaff.Indoingso,itservedasanimportantconduitofinformationbetweenthestaffandthecommunity.

2. Marketing Activities

Ongoingmarketingactivitiesincludethedistributionofprintedmaterialssuchasbrochures,rackcards,andpostersfeaturingtheTLCsectorplanlogo.Postersadvertisingthesectorplaneffortwereplacedinbuses,busshelters,andnumerousstorefrontsinthecrossroads.PublicationsandpublicnoticesweremadeavailableinEnglishandSpanish.Awebsitewascreatedtoprovidedetailedinformationaboutthesectorplanprocess.AtelephonehotlinewasalsoestablishedtoenableinterestedpeopletoprovideinputtotheprojectteaminEnglishorSpanish.

3. Media Campaign

AnaggressivemediacampaignwasusedtopublicizethesectorplanprocesswithaspecialfocusontheSpanishmedia.Itincludedcommunicationwithlocalnewspaperreportersandeditors,aswellasradioandtelevisionshowproducers.TheSpanishlanguagenewspaper,El Pregonero,featuredseveralstoriesonthesectorplaneffort.Theprojectteamhadguestspotsonlocalcabletelevisionandradioshowswiththegoalofreachingabroadsectionofthecommunity.

4. Participation in Community Events

Planningstaffparticipatedincommunityevents(e.g.,festivalsandcommunitydays)andinitiated

neweventsdesignedtopublicizeandsolicitinputintothesectorplanprocess.TheseincludedparticipationinNationalNightOut,HispanicHeritageFestival,andLangleyParkDayduring2007and2008.Spanishlanguageinterpreterswerealwaysprovidedtofacilitatecommunicationwiththemultilingualcommunity.

5. Outreach Events

Planningstaffparticipatedinnumerousoutreacheventsassociatedwiththestate’sPurpleLineplanningprojectandtheassociatedfunctionalmasterplaneffortsinbothcounties.PurpleLineoutreacheventsprovidedanopportunitytoinformthecommunityaboutrelatedlanduseplanningefforts.AmultijurisdictionalPurpleLinecoordinatingcommitteewascreatedtoensurethatthevariousplanningeffortswerecoordinated,includingtheproposedPurpleLine,transitcenter,andtheTLCsectorplan.

6. Additional Public Participation Tools

Additionalpublicparticipationtoolswerealsoutilized,including:

• Meetingswithstakeholders,includingbusinesses,propertyowners,PTAs,andchurchleaders.

• AdvertisedpublicmeetingswereheldintheTLCcommunity.

• Additionalpublicopenhousestookplaceinfrontof grocerymarketsandonSaturdaystoattempttocaptureresidentswhodidnotattendthetraditionalmeetings.

• AcommunityengagementsessionwasheldtoelaborateuponpreliminarydesignconceptsandcontributetoapreferredconceptonJuly17and19,2008.

Becauseoftheimportanceofcreatinganewmixed-usecorefortheTakoma/LangleyCrossroads,specialeffortsweremadetoinvolvethelocalcommerciallandownersandbusinessoperatorswhoselandandbusinesseswouldbedirectlyaffectedbyeffortstopromotewidespreadmixed-useredevelopment.Inadditiontothedoor-to-doorrecruitingeffortsinmid-June2008,planningstaff contactedmembersofthebusinesscommunityandinvitedthemtoattendopenhouses.One-on-oneinterviewswereheldwithbusinessoperatorsandcommercialpropertyownersthroughouttheprocess.Planningstaffalsoattendedspecialmeetingswiththebusinesscommunity.Oneofthe

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July2008validationmeetings,forexample,wasspecificallyorganizedforbusinessownersandoperatorsandlocaleconomicdevelopmentstaff.

Fivemajorpublicmeetingswereheldduring2008thattargetedallsegmentsofthecommunity.Thesemeetingsfeaturednumerousexhibitswherecitizenscouldlearnabouttheplanningprocessandaskquestions.Spanishlanguageinterpreterswerealsoavailableatthemeetings.

pLAn mAking methodoLogy

PrinceGeorge’sandMontgomeryCounties’CommunityPlanningDepartmentsworkedjointlyontheTLCsectorplan.Duringpre-initiation,theteammetandcreatedprocessestoworktogetherincludingcreatinga24-monthprocess.Sinceinitiation(February2008),theteamworkedwithconsultantsduringthepreplanningandplanningphasesofthisplan.OnMay22,2008,theCountyCouncilofMontgomeryCountyapprovedtheirFY2009operatingbudget,whichincludedtheworkprogramforplanningactivitiesintheMontgomeryCountyParkandPlanningDepartments.Thisapprovalincludedasix-monthdelayintheTLCsectorplanprocessforMontgomeryCounty.Thisbecameaconcernforbothcountiesbecauseoftheongoingjointprocess.However,thetwodepartments,throughdiscussions,concludedthattheplanprocesswouldbeseparatedafterthelastpublicmeetingonNovember6,2008.Sincethischangeinschedule,theTLCbicountyteamhascontinuedtoconferandcollaboratewherepossible.Whiletherehasbeenaseparationinthescheduleandplandevelopment,eachcountyisdevelopingaplanwithsharedelementsthataddresstransportationandtheenvironment.Theplanprocesschartoutlinesthemajorprojectmilestoneswithinthe24-monthapprovedschedule.(SeeTable2,MajorProjectMilestones.)

existing conditions

Community Profile/Existing Demographic Characteristics

TheexistingconditionssectionanalysisevaluatestheTLCstudyarea,whichincludesthenortheastsectionoftheCityofTakomaPark,MontgomeryandPrinceGeorge’sCounties.ThissectionsalsodescribesindetailthePrinceGeorge’sCountyboundarywithspecificrecommendations.

ThestudyareaincludesthenortheastsectionoftheCityofTakomaParkandspanssmallportionsof MontgomeryandPrinceGeorge’sCountieswithnearly70percentoftheTLCpopulationlivinginPrinceGeorge’sCounty.Demographiccharacteristicsdetailedinthe2000U.S.censuswereavailableforsevenU.S.censustractsthatincludethestudyarea.

TLCisconsideredoneofthemostdenselypopulatedcommunitiesintheStateofMaryland.SevenU.S.censustracts(8055,8056.01,8056.02,8057,7020,7017.04,7017.03)definetheareafromwhichdemographiccharacteristicsdetailedinthe2000U.S.censusaredrawn.In2000,approximately29,000peoplelivedinthisarea.Between1990and2000,thepopulationgainedapproximately3,350people,a13percentincreaseacrossthedecade.

Foraperiodofalmost30years,theWashingtonregionhasservedasadestinationforimmigrantsfromCentralAmerica,SouthAmerica,theCaribbean,Asia,andAfrica.TheTLCareanowrepresentsoneoftheregion’slargestconcentrationsofimmigrantandinternationalpeople,cultures,andreligions.LatinoswithoriginsinElSalvador,otherCentralAmericancountries,andSouthAmericacompriseoneofthelargestethnicgroupsinthearea.OthersignificantimmigrantgroupsintheareaincludeVietnamese,Korean,Indian,andWestAfrican.Whilemosthouseholdsarerenting(68percent),thepopulationisnotastransientaswouldbeexpected;almosthalfofthepopulationlivedinthesameresidencesfiveyearspriortothe2000U.S.census.

Existing Land Use and Zoning

TheoverallcharacteroftheTLCcommunityisthatofapost-WorldWarIIsuburbanareaoflow-tomedium-density,single-usedevelopment.Specifically,theTLCcommunityisfocusedonaconvergenceofstripshoppingcenter-stylecommercialandentertainmentuses,behindwhicharelocatedresidentialcommunities.Single-familyhousing,mostlyofbrickconstruction,isfoundinthewesternandsouthernquadrantsofthestudyarea.MostoftheareanorthofUniversityBoulevardisoccupiedbyaseriesofgardenapartmentdevelopments.Additionalsingle-familyneighborhoodsarelocatedontheverynorthernedgeofthestudyareaandextendtothenorthbetweenthestudyareaandNorthwestBranchStreamValleyPark(SeeMap5.ExistingLandUseandMap6ExistingZoning).

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Map 4. Takoma/Langley Crossroads Plan Area

table2.Major Project Milestones

Joint county procedures(prince george’s and montgomery county)

prepLAnning• Consultant selection• Initial community outreach• Building background information• Establishing resource team

Spring–Summer 2007

pLAnning• Authorization/initiation• Preparation of the preliminary

plan• Permission to print• Joint public hearing• PB adoption/endorsement

January 2008January–October 2008March 2009 June 2009 May 2009

prince george’s county procedures

• District Council approval• District Council approval

November 2009November 2009

initiate smA process Sectional Map Amendment (SMA) Fall 2010

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Map 5. Existing Land Use

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Map 6. Existing Zoning

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TheTLCareaiswidelyrecognizedasalocalandregionaldestinationfeaturingethnicrestaurantsandshopsandotheruniqueretailserviceneeds.Thetypicallysuburbancharacteroftheseattractionsdoesnotreflectthemultinationalculturaltiesthatsupportit.

AsseenonMap6,mostofthestudyareaiszonedforvarioustypesofresidentialdevelopment.MostoftheparcelsalongNewHampshireAvenuearealsozonedforresidentialdevelopment,whilealongUniversityBoulevardmorearezonedforcommercialdevelopment.ThehighestintensitydevelopmentispermittedattheintersectionofNewHampshireAvenueandUniversityBoulevardandat

Map 7. Existing Street Network Pattern

theintersectionofUniversityBoulevardandRiggsRoad.

Existing Circulation Network

TheTLCareaisdefinedinlargepartbyitsnetworkofroads(SeeMap7.StreetNetworkPattern).Withthreeregionalarterials(UniversityBoulevard,NewHampshireAvenue,andsectionsofRiggsRoad)comingtogetheratthislocation,muchofthebuiltenvironmentisdominatedbymovingcars.Seventypercentoftrafficonthesethreeroadsispass-throughtraffic;thatis,motoristsaredrivingthroughthisareatoreachadestinationelsewhere.However,localresidentsmustalsousetheseroadstoreachnearby

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attractionsbecauseotherwisetherearefewalternativewaystomovethroughthestudyarea.Asidefromthethreemainregionalarterials,thereareanumberofsecondaryroadsontheedgesofthestudyarea,suchasCarrollAvenueonthewesternedge.Manyoftheroadsintheareaareclassifiedasminorroads,primarilyprovidingaccesstoresidentialdevelopment.MinorroadsintheareaincludeWildwoodDrive,MerrimacDrive,andPhelpsRoad.

BecauseofitsoriginalEuclidianzoninganddevelopmentpatterns,mostlanduseswithinthestudyareahavelittleornodirectconnectivitybetweenthem.Thestudyareaisdissectedbytwobusyregionalarterials(UniversityBoulevardandNewHampshireAvenue)thataresignificantbarrierstoeasypedestrianaccessandposenumeroussafetyissues.

TheTLCcommunityhasmanyresidentsandvisitorswhohavenoaccesstocars.Unfortunately,thepedestrianenvironmenttyingnearbyneighborhoodstoattractionsandbetweenvariouscommercialparcelsisanafterthought.Especiallynoticeablearethefewdirectconnectionsbetweentheresidentialareasandthecommercialcoreofthecrossroads.Hightrafficvolumesandnumerouscurbcutsalongthemainarterialsalsomakeitdifficultandoftendangerousforvehiclesandpedestrianstonavigatethroughthestudyareaorenterorleavespecificproperties.Furthermore,ahighlevelof transitusealongthemainarterialscreatesaseriesof conflictsbetweenpedestrianstryingtoaccesstransitservicesandfast-movingorturningvehicles.

Open Space and Environmental Profile

TheTLCplanareahasalimitedamountofgreenspace,muchofwhichisassociatedwithschoolsorothercommunityfacilities.SligoCreekParkway,LongBranchStreamValley,andNorthwestBranchStreamValleyParksandthePEPCOtransmissionlineontheeasternedgeofthestudyareaformagreenbeltwayalongtheedgesorjustoutsideoftheofficialstudyareaboundary.Theseareimportantnaturalresourcesthatofferecologicalandrecreationalopportunities.Nevertheless,thereispoorconnectivitybetweenthesenearbyresourcesandtheresidentialareasofthecrossroads.Althoughtheresidentialportionsofthestudyareahavesubstantialtreecover,thecommercialareasdevelopedwithouteffectivelandscapeorresourceprotectionrequirementsarelargelywithoutany“green”character.

Economic Profile

Currently,theplanareafeaturesanestimated167,000squarefeetofofficespaceand1,000jobs,roughlytwopercentofofficespaceandoffice-basedjobsinMontgomeryandPrinceGeorge’sCounties.Thetwocountiesareprojectedtoexperiencehealthyoffice-basedemploymentgrowthoverthenextfewdecades.Currently,theplanarea’sretailbusinessescaptureanestimated17percentofallretailsalesmadeintheInternationalCorridortradearea.

Basedonareviewofcurrenteconomicconditions,theplanareaislikelytomaintainitscurrentshareof futuretradearearetaildemandiftransitisnotadded.However,withtheintroductionofthePurpleLineandthepotentialadditionofmanymorehouseholdsandfirms(andassociatedretailspending),theplanareabusinessescouldincreasetheircaptureoftradearearetailspending.Itisestimatedthatthismayoccurslowlyoverthefirsttenyears,andacceleratesignificantlyoncethePurpleLineisintroducedandacriticalmassof customersisadded.

Housing Profile

Thehousingprofilesectionanalyzestheentirestudyarea,whichincludesdatafromoutsidethesectorplanboundary.ThisinformationwascompiledbyusingdatafromcensustractsandPrinceGeorge’sandMontgomeryCounties’TransportationAnalysisZones.

TLC Study Area

The2000U.S.censusreported9,150housingunitsintheTLCstudyarea,ofwhich64percentaremultifamilyunits.One-thirdareinbuildingswithtenormoreunitsand24percentareinstructureswithfivetonineunits.About27percent(2,463units)aresingle-familydetached.Whilemosthouseholdsrent(68percent),almosthalfofthepopulationlivedinthesameresidencefiveyearspriortothe2000census.In2000,abouttwo-thirdsoftherentalhouseholdspaidbetween$500and$749permonth,alowerratethanMontgomeryandPrinceGeorge’sCounties’averagerentalcostrangingbetween$1,000and$1,499.

Prince George’s County Portion of the Study Area

ThePrinceGeorge’sCountyportionofthesectorplanareacontainstwopercentofthecounty’stotalhousingunits.Closetothreequartersofthehousingstockinthisportionoftheplanareaismultifamily,

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whileonlyalittleoverone-thirdofhousingunitscountywidearemultifamily.Only21.4percentof theunitsintheplanareaaresingle-familydetached,whereasmorethanhalfofthehousingunitsinthecountyaresingle-familydetached.Townhousesareonly6percentofthetotalhousingunitsinthePrinceGeorge’sCountyportionofthestudyarea,comparedto15percentinthecounty.

table3. Housing Distribution

Housing Units TLC Countywide

Occupied 6,109 286,610

Owner-occupied 26.3% 61.8%

Renter-occupied 73.7% 38.2%

At3.33personsperhousehold,thehouseholdsinthePrinceGeorge’sportionoftheplanningareaaremuchlargerthanthe2.74-personhouseholdscountywide.Thesehousingunitsarealsopredominantlyrenter-occupied.Onlyalittleoverone-quarterofthehousingunitsareowneroccupied,comparedtoalmosttwo-thirdsofthecounty’shousingunits.

Opportunities and Constraints

Duringtheplanningprocess,staffanalyzedexistingconditionstodocumenttheopportunitiesandconstraintswithintheTLCplanarea.Theopportunitiesandconstraintsanalysisfocusedonphysicalaspectsofissuesofconcerntotheplanarea.

Theopportunitiesandconstraintsanalysissuggestspotentialmeasuresthatcanenablethethreelocaljurisdictionsresponsibleforthestudyarea(PrinceGeorge’sCounty,MontgomeryCounty,andtheCityofTakomaPark)toidentifytheexistingandpotentialassetsoftheTLCareawhileeffectivelyaddressingitsdeficiencies.

Key Conclusions of Analysis of Existing Conditions

Maps8and9illustratethemajorconclusionsofthisanalysisvisuallyshowthefutureopportunitiesandconstraintsthatexistintheTLCarea.

Opportunities to Explore

Land Use• Thearea’scommercialcorecanevolvefromitstraditionalstripcommercialdevelopmenttoamoreurbancharacterif itcanobtainsufficientfuturemarketsupportandtransitisimplemented.Transit-orienteddevelopmentcancreatefuturehubsof activityinthequarter-mileorsoaroundthePurpleLinestations.

• ThegardenapartmentcomplexesintheTLCareaprovideopportunitiesforfuturedevelopmentwithmarketandtransitsupport.Redevelopmentisalsoanopportunitytoprovideagreatervarietyof housingchoices,whileretainingafocusonaffordablehousingavailability.

• Mixed-usedevelopmentcanbeameanstoincreaseredevelopmentfeasibilityandintroduceaffordablehousingbyofferinghigherintensitiesasincentivestoincludeaffordableunitsinadevelopment.Byincreasingthedevelopmentpotentialof asite,TLCwouldbeabletoattractmoredevelopersforavarietyof projects.

Transportation• Therearemanydifficultiesinmodifyingthefunctionsandscaleof thetworegionalarterialsthatdefinethestudyarea.Currently,70percentof existingtrafficispass-throughtraffic,andmuchlocaltrafficisforcedontobusyregionalarterials.Thescaleof thesearterialsmakesitdifficulttofinddesignsolutionsthatwilltreattheserights-of-waymorelikeurbanstreetsthanhighways.

• AreconfiguredlocalstreetsystemforimprovedtrafficcirculationwithintheCrossroadscanrelievekeyintersectionsof somepressures.Byofferinglocalresidentsandbusinessesalternativestousingarterialsforshortinternaltrips,theconditionsonthearterialswillimprove.

• Moredirectpedestrianconnectionsbetweendifferentlandusesshouldbeapriorityindesigninganewlocalstreetsystem.Insomecases,pedestrian-onlylinksbetweendifferentusesareapossiblesolutiontoexistingaccessdifficulties.Anotherpriorityismakingexistingconnectionsacrossthemainarterialssafer.

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opportunities:

� UsepotentialTransitOrientedDevelopmentnearthetwoPurpleLinestationstopsasfocusforwalkableplaceswithmixed-usedevelopmentandstreetlevelpedestrianactivity

� Improveconnectionsto(andthrough)parksandopenspace

� Establishmorepedestrianandvehicularconnectionsbetweenlanduses

� Explorelow-densitycommercialusesandlargeparkingareasassitesforredevelopmentneartheproposedtransitstationsandactivitynodes

� Designgatewayareastowelcomepeopletothecrossroads

Map 8. Future Opportunities

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constrAints:

� Disconnectedneighborhoods

� Wideroadswithahighvolumeof trafficthatarebarriersandunsafeforpedestrians

� Poorconnectivitybetweenvariouslanduses;e.g.,tomajorcommercialattractionsfromneighborhoods

� Lackof streetconnectionsthatprovidevehicularandpedestrianchoices

� Internalorientationof alllanduses

� Lackof connectionstomajorcommercialactivitynodes

� Topographicchangesthatimpedeconnections

� Narrowlotsalongthesouthsideof UniversityBoulevard

Map 9. Constraints

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• Theconnectionstoadjacentareasandattractionscanbeimproved.Importantregionalrecreationandopenspacearenearby,butitishardformanyinthestudyareatoreachthem.Also,futureplansmustrecognizedifferentaccommodationsforrecreationalcyclingandwalkingversuscommutingorfunctionalcyclingandwalking,andimprovepedestrianaccesstoexistingandfuturetransit.

Recreation, Open Space, and Community Facilities Needs• Theplanareahasrecreationalandcommunityfacilityneedsthatarespecifictoitsinternationaldiversity.Forexample,soccergamesareanimportantsocialactivity,

butthelackof nearbyfieldshampersthesegatherings.

• Thereisnoexistingcentralactivityspaceforcommunityeventsthatcanactasacommonmeetingareaforresidents.

• Redevelopmentandreconfigurationof thelocalcirculationsystemcanbeconsideredtoincreaseaccesstoimportantopenspaceareasjustoutsidethestudyarea.

• Greensettingsandlinkagescanhighlightthestudyarea’spublicfacilitiesandlandmarkssuchasthehistoricmansionortheproposedbranchlibrary,inpartbymakingthemmorevisiblepartsof theoverallTLCenvironment.

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pLAn vision

ThevisionfortheTakoma/LangleyCrossroads(TLC)sectorplanareaistoachieveatransit-orientedandpedestrian-friendlycommunitythatcelebratesandbuildsupontheculturaldiversityof theexistingandfutureresidentsoftheTLCcommunity.Thecommunitywillhaveamixofoldandnewbusinesses,providingqualityretailgoodsandservicestoservethesurroundingcommunityaswellasothershoppers.Anewlyupdatedmixed-usecenterwillprovidenumerousopportunitiesforpeopletogatherandsocializeinrestaurants,culturalandrecreationalfacilities,plazas,andothercommunityfacilitiesthatservetobringnewandlongtimeresidentstogether.

WithintheTLCsectorplanboundaries,thefollowingarehighlightedasfoundationsforthevision.

• TransitStationCenter• Aregionalcenterthatincreasespedestriansafetyinthecrossroadsareabyconsolidating

busrouteswhilealsohighlightingtheinternationalcharacterof theplanningareaindesignandfunction.

• PurpleLineStations• TransitstationsintheTLCareathatencompassthediversityof theareabyincludingbilingualsignage,pedestrianconnectivity,andapublicrealm.

• LangleyParkCommunity(residentsandbusinessowners)

• Acommunitythatissafe,vibrant,attractive,andencouragesresidentstosafelywalktotransit,work,shops,andhomes.Itisawellconnectedcommunitythathastrailsandsidewalkswithattractivelandscapingandlighting.

ThefollowingmapsillustratethevisionfortheTakoma/LangleyCrossroadssectorplanarea.

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Map 10. Concept Plan: The map shows the density recommendations for the sector plan area as well as the designation of Purple Line stations, transit center location, and proposed road layout

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Map 11. Transportation Network : The map shows proposed road layout and designation of roads for proposed road widths.

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Map 12. Community Space : The map shows proposed public facilities proposals, public space designation, and existing public uses.

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LAnd use And urbAn design

Vision

Takoma/LangleyCrossroads(TLC)isenvisionedasavibrant,pedestrian-friendlycommunityinPrinceGeorge’sCountywithadistinctiveinternationalsenseofplace.ThecommunityisorganizedaroundtwoPurpleLinestations.Theinclusionofseveralofthefollowingdesignattributesmaycontributetocreatingasenseofplace:anewbustransitcenterandanetworkofcorrespondingurbanboulevardsandpublicplaces.Uniquearchitecturalandstreetscapeelementsfurthercontributetothearea’sinternationalcharacter.

Background

Severalcomponentswhencombinedcancreateapedestrian-friendlyenvironment.Theseprinciplesaretransit-orienteddevelopment(TOD),placemaking,andCrimePreventionThroughEnvironmentalDesign(CPTED).

Transit-Oriented Development

Transit-orienteddevelopmentaddressesthedesigndetailsrequiredtocreatecompact,walkablecommunitiescenteredonhigh-qualitytransitsystems.TODmakesitpossibletoliveinacommunitywithoutcompletedependenceonacarformobility.Thedensityandconcentrationof buildingsarehighestatthecore,nearthetransitstop,decreasemoderatelyinthecenterwithin1/4mileofthetransitstop,andultimatelytransitiondowntomatchthecharacterofthesurroundingdevelopment,approximately1/2milefromthestation.FourkeyTODprinciplesareaddressedbelowtoinfluencethecreationofasaferandmorewalkablecommunity.

1. Greater Density than the Community Average

Akeyingredientforwalkablecommunitiesandsupportfortransitishavingsufficientresidentialdensitiestoreducewalkingdistancesbetweenresidencesandotherdestinations,includingcommercialservices,schools,parks,andtransit.

2. A Mix of Uses

Atransit-supportiveenvironmentincludesamixtureofresidential,commercial,service,employment,andpublicuses,makingmanytripsbetweendestinationsshorterandmore

walkable.OneofthemostvisuallydistinguishablefeaturesofTODistheactivestreetscape,whichisorientedtowardpedestrians.Amixofusescreatesmultipledestinationsaroundthetransitstation,whichhelpsgeneratepedestriantraffic.

3. Quality Pedestrian Environment

Thereareseveralcomponentsthatcontributetoaquality environment in a TOD area includingallowingforconvenientandcomfortableplacesforpedestrians.

Severalcomponentswhencombinedcancreateapedestrian-friendlyenvironment.Theseelementsinclude:

• Buildingswhoseprimaryentrancesareeasilyaccessiblefromthestreet

• Buildingswhosearchitecturalfeaturesconveyasenseof place,relatetothestreet,andenhancethepedestrianenvironment

• Buildingsthathavedesignelementsandamenitiessuchasstorefrontwindows,awnings,architecturalfeatures,lighting,andlandscaping,whichenhancethestreetscapeandhelpcreateacomfortablepedestrianenvironment

• Buildingsandsitesdesignedtoallowfordirectpedestrianaccessbetweentransit,variouslanduses,andthesurroundingareas

• Parkinglocatedonthesideortotherearof buildings

• Sidewalkpresencealongsitefrontages,whichconnecttosidewalksandstreetsonadjacentandnearbyproperties

• Streetpatternsbasedonaninterconnectedgridsystemthatsimplifiesaccessforallmodes

• Pedestrianroutesbufferedfromfast-movingtrafficandexpansesof parking

• Treesshelteringstreetsandsidewalksprovidedalongwithpedestrian-scalelighting

• Buildingsandparksthatprovideafocalpointoranchorforkeyareasorintersections

• Secureandconvenientbicycleparkingisavailable

4. A Defined Center

• Transitsystemsareparticularlysuccessfulincommunitiesandneighborhoodsthathave

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definedcentersthatoffermultipleattractionsandprovidereasonsforpedestrianstofrequentanarea.Havingdifferentzoneswithdistinctcharacteristicsalsohelpstocreateasenseof place.Thissenseof placemaybecreatedbyincludingatleastseveralof thefollowingattributes:• Thedensityandbuildingsarehighestinthecorenearthetransitstation,moderatingsomewhatinthecenterthatiswithin1/4mileof thetransitstation,andultimatelytransitioningintheedgetomatchthecharacterof surroundingdevelopmentapproximately1/2milefromthestation.

• Buildingsarelocatedclosertothestreetandaretypicallytallerthanthesurroundingarea.

• Parkingislesspredominant,beinglocatedtotherearandinparkingstructures.Parkingrequirementsarereducedincloseproximitytotransit,comparedtothenorm.

• Sidewalksarewiderthaninlowerdensityareasandofferpedestrianamenitiessuchasstreettrees,benches,kiosks,andplazas.

Placemaking

Placemakingisadesignmethodthatcombinesvariousphysicalandvisualcomponentstocreateadistinctsenseofplaceinaparticulararea.Thisprocessinvolvesestablishingidentifiableneighborhoodsthroughamixtureofuniquearchitecture,aestheticallypleasingviewsandpublicplaces,identifiablelandmarksandfocalpoints,andahumanelementgeneratedbycompatiblescalesof developmentandongoingpublicstewardship.Otherkeyelementsofplacemakingincludelivelycommercialcenters,mixed-usedevelopmentwithground-levelretailuses,human-scaleandcontext-sensitivedesign,safeandattractivepublicareas,andimage-makingelementsinthepublicrealm.

Crime Prevention Through Environmental Design

CrimePreventionThroughEnvironmentalDesign(CPTED)isbasedontheideathatthebuiltenvironmentinfluencesboththerealityandperceptionofcrime.Throughproperdesignandeffectiveuseofthebuiltenvironment,CPTEDcanhelptoreducetheincidenceandfearofcrimeandimprovetheoverallqualityoflife.CPTEDrequirestheparticipationofallcommunitymembers:police,employees,neighbors,businessowners,serviceorganizations,professionalgroups,students,andresidents.

ThedesignandimplementationofCPTEDfocusesonitscoreprinciples:territorialreinforcement,naturalsurveillance,activitysupport,accesscontrol,andmaintenance,whileemphasizingthephysicalenvironment,people’sbehavior,theproductiveuseofspace,andcrime/lossprevention.

• territorialreinforcement:theprinciplethatpeopleprotectterritoriesthattheyidentifyastheirownandrespecttheterritoryof others.Territorialitycanbeestablishedthroughdesignelementssuchasthecleardelineationof publicandprivateareas(throughlowwalls,fences,sidewalks,privateyards,etc.)andconsistentmaintenanceof bothpublicandprivatespaces.

• naturalsurveillance:drawsontheprincipleof “eyesonthestreet”andtheideathatpublicspacesaresafer—andcriminalactivitiesareriskier—whenotherscanviewthem.Naturalsurveillancecanbeachievedbydesignelements(windows,balconies,porches,outdooractivityareas)thatincreasevisibilityof thestreetaswellasbypreservingsightlinesthroughappropriatemaintenanceof treesandshrubberyandbyensuringtheprovisionof adequatelighting.

• activityprogramming:involveslocatingusesandamenitiessothattheyfosternaturalsurveillance.Programmedactivitiessuchasfestivals,farmer’smarkets,recreationactivities,andeventsincreasethelegitimateuseof spacesanddiscourageordisplaceillegitimateusesinthesesameplaces.

• accesscontrolmeasures:includecreatinglimitationsthatdiscourageillegitimateaccesstopublicorprivateareas.Accesscontrolmeasuresincludeensuringthevisibilityof commercialandresidentialentrancesandexits;controllingaccessthroughuseof mannedorotherwisecontrolledaccesspoints,orthroughlimitingthenumberof unitsperentrancetoreduceanonymity;andinstallingtraffic-calmingmeasuresthatminimizespeedingandeasygetaways.

• maintenance:involveseffortstocreateasenseof orderandattentivenesstotheconditionof thephysicalenvironment.Thistoolreinforcesterritorialitythroughtheupkeepof propertiesandpublicspacesbyestablishingregularlyscheduledmaintenanceof amenitiessuchaslightingandlandscaping.Withoutthesemeasuresinplace,anareamaybecomeanenvironmentthatismorehospitabletocrime.

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Map 13. Future Land Use

design goALs• Promotehighqualitydesign• Createpedestrian-friendlythoroughfares• Createpublicfocalplaces• Providesafecommunitiesthroughdesignthatdeterscriminalactivity

• Providefortransit-orienteddevelopment(TOD)consistentwiththeGeneralPlangoals

• Facilitatedensitiesandamixof usesthatreflectthevisionof theareayetaresupportedbyexistingandproposedinfrastructure

• Promote/encouragequalitydevelopmentthatcreatesasenseof placebasedontheuniquecharacterintheTLCarea

• Promote“green”designandconservationof naturalresources

poLicy 1EstablishqualityresidentialandcommercialdesignforallnewconstructionaspartofTODprinciplesinthecoreareasimmediatelyaroundthetransitstationsbyimplementingdesignguidelinesandpoliciesforbuildingformanddesigncharacter.Thedevelopmentofdesignguidelineswillbeapartof

thesubsequentsectionalmapamendment(SMA)process.

Strategies• Utilizetownhomesasatransitionusebetweenthedensermixed-useareasandthesingle-familydetachedhousingareasthatliewithinthestudyareaboundaries.Suchunitsprovideamoreaffordablepathtohomeownershipthandetachedhousingandmaypresentanopportunitytoincreasetheproportionof owner-occupiedunitsintheTLCcommunity.

• SetasidehousingalongUniversityBoulevardbetweenthetwoPurpleLinestationstopsforlive/workunits.Live/workunitsprovidehousingtostartupandsmallentrepreneurs.

• ProvidehousingintheTLCsectorplanareaforpopulationswithspecialneeds,inparticularforseniorsandthedisabled.Seniorhousingunitsshouldbeintegratedintomixed-usedevelopmentssothatresidentshavebetteraccesstoneighborhoodservices.

• Ensureappropriateuseofdesignelementssuchasentrances,porches,canopies,androof profilesbasedonconsistentdesignstandards.

• Establishwell-definedpublicspacethroughtheincorporationof acontinuousstreetwall

Mixed-use is a common trait of urban neighborhoods

Example of residential and commercial design as part of a mixed use community.

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of buildingfacadesandotheramenitiessuchasfences,walls,andlandscapingthatdefinepublicspaces.

• Ensureappropriateform,massing,use,height,siting,fenestration,andrelationshiptothestreetforallnewbuildings.

• Encourageprogramsfordevelopmentof qualityaffordableandworkforcehousingthatcreateopportunitiesforexistingresidentstoremaininthearea.

poLicy 2Future redevelopment of existing commercial sitesshouldnotresultinareplicationoftoday’sone-story,stand-alonebuildingssurroundedbysurfaceparking.

Strategies• Stipulatemixed-usetorangefromtheverymodest(two-orthree-storywalk-upstructures)tothemoreambitious(multistory,mid-risestructures).

• Makeground-floorretailrelativelysmallscale,similartocurrentserviceswithinthecommunity.

• Locatelarger,moreregionally–orientedbusinessesintheTODareasordirectlyoff themainarterials.Incontrast,anumberof smaller,morelocally–orientedusescanbelocatedoff thesearterialsinsidetheneighborhoodstheymostdirectlyserve.

• Locatesmaller,morelocally–orientedusesinsidetheneighborhoodstheymostdirectlyserve.

• Allowmaximumdensitiesof2.5FARand80–footbuildingheightsatproposedTOD1NewHampshireStationarea(see Map 13).

• Allowmaximumdensitiesof1.8FARand60–footbuildingheightsatproposedTOD2RiggsRoadStationarea(see Map 13).

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Low: 10 to 20 DU/acre Medium: 20 to 40 DU/acre High: 40 to 50 DU/acre

Floor AreA rAtio (FAr)Ameasureofsiteddevelopmentintensityusuallyusedfornonresidentialormixed-usedevelopments.ThePrinceGeorge’sCountyZoningOrdinance27-107.01(91)definesFloorAreaRatioas,“TheratiooftheGrossFloorAreaofallBuildingsor

StructuresonaLottotheareaofthatLot”.

Figure 1. Examples of ranges of densities

• Dedicationof buildingspaceforuseof communitygroupsornonprofits

• Provisionsforpublicopenspacebeyondnormalrequirements

• Dedicationof publicright-of-way• Acquisitionof silverorgoldLEEDcertificationforconstructionof greenbuildings

• Inclusionof greeninfrastructurefeaturessuchasbio-retentionof stormwater

poLicy 4Allowparallel,on-streetparkingandoff-peakparkingonmainarterialroadways.Rowsofparkedcarscanreducetheneedforcostlyoff-streetparkingspacesandactasaveryeffectivebufferbetweenpedestriansandmovingtraffic.

Strategies• Designbuildingstoscreenoff-streetparkingutilizingbuildings.

• Accesspointstoparkingareasalongthesestreetsshouldbefromsidestreets,notthemainstreet.Thiseliminatesnumerouscurbcutsandkeepsthepedestrianrealmmorecontinuousandconflictfree.

poLicy 3CreatedensityrecommendationsfortheTLCareathatallowfortransit-orientedandmixed-usedevelopment.

AnimportantfactorindevelopingthedensityrecommendationsfortheTLCsectorplanareaisthecostofmixed-useandmultifamilyconstruction.GiventheconcernthatredevelopmentmightleadtoadecreaseofworkforcehousingchoicesinTakoma/LangleyCrossroads,theallocationprocesssoughttolimitmostdensitiesinthestudyareatothosewhoseconstructiontechniques(approximatelyfourtofivestories)areakintoconventional“stickbuilt”methods.Onceabovefivestories,constructioncostsrisesharply,makingitmoredifficulttosetasidesuchunitsasworkforcehousing.Consequently,aconcertedeffortwasmadewithintheprioritysequenceoftheallocationprocesstospreadoutmuchoftheresidentialdevelopmentsothatbuildingsrelyingonmoreexpensiveconstructiontechniqueswerelimitedtothoseareaswheresuchcostsmightbettersucceedeconomically.Ingeneral,thisconcernlimitedresidentialdensitiesto50unitsperacre.

Figure1showsexamplesoftheoverallrangesof densitiesbydifferentareaswithintheCrossroads.Table4showstherangeofoverallcombinedresidentialandnonresidentiallevelsintheTODandothermixed-useareasandtranslatestheresidential-onlydensitiestoprobableFARs.

table4. FAR Ranges for Land Uses

Area Approx. overall density (net Area)

TOD 1 New Hampshire Station

1.6 to 2.5 FAR

TOD 2 Riggs Road Station

1.3 to 1.8 FAR

Other mixed-use development

0.8 to 1.8 FAR

Multifamily housing only areas

0.8 to 1.4 FAR

StrategiesConsiderpoliciesthatwillgranthigherFARsabovetherecommendedlimitasanincentivefordevelopersonlyforcommunitybenefitssuchas:

• Inclusionof workforcehousing

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Map 14. Example of Texas doughnut development

• Whenparkingmustbeadjacenttostreetsorwillbehighlyvisible,parkingstructuresshouldhavearchitecturalorlandscapingtreatmentsthatblendthemmoreeasilyintotheoverallbuiltenvironment.

poLicy 5Establishdesignguidelinesandregulations fornewandin-filldevelopmentintheTLCarea.

Strategies • Requirebuildingstallerthanfivestoriestobesetbackafterthefifthfloortoreducemassing.

• Wherepossible,designcommercialbuildingentrancesatintersectioncorners.

• Encouragetheuseof buildingsdesignedintheTexasDoughnutstyleforresidentialareas,atechniquethatscreensoff-streetparkingandcreatesprivateoutdoorspaceforresidentsandtenants.InaTexasDoughnutdesignabuildingorgroupof buildingsencirclesamultistoryparkinggarage.ATexasDoughnuthasthebenefitof maintaininganurbanstreetscapewhileprovidingsuburbanparkingratios(see Map 14).

• Townhomesandmultifamilyentrancesshouldfacepublicstreetsandnotprivateparkingareas.

poLicy 6Utilize Crime Prevention Through EnvironmentalDesign(CPTED)principlestoimprovesafety.

Strategies• Requiresomeformof fenestrationonallbuildingelevationsregardlessof landusetoencouragetheprincipleof eyesonthestreet,whichisacrimepreventiontechnique.Donotpermitbuildingstohaveexpansiveblankwalls.

• Streetlightsshouldbesetatcloserintervalstocreatemoreevenlightingandavoidglarespotsthatmakedarkerareasappearevendarker.

• Streetlightfoot-candleilluminationlevelsinthestudyareashouldinitiallybehigherthannormaltoencouragenighttimefoottrafficandmakesurveillanceeasier.Installhighintensitystreetlightssothatincreasedlightingencouragesnighttimefoottrafficandmakessurveillanceeasier.Streetlightscan

eventuallybe“rebulbed”tolowerlevelonceneighborhoodsstabilize.

• Discouragetheplantingof low,denseshrubberyinparksandotheropenspacessuchasparkinglotsastheycouldhidepotentialassailants.(seeFigure2)

poLicy 7IntegrategreenelementsanddesignsintothefuturedevelopmentofthePurpleLinetransitsysteminordertopromotebetterdesignandtodecreasetheamountofimpervioussurfaceswithinthesectorplanarea.

StrategyCoordinatewiththeMarylandTransitAdministration(MTA)andtheStateHighwayAdministration(SHA)topromotetheinclusionof greenelementsinthedevelopmentofthePurpleLinestationsinthesectorplanarea.Theseelementsmayincludetreeplantings,greentracks,andlandscaping.

trAnsportAtion system

Vision

ThevisionfortheTLCtransportationsystemistocreateaneffectiveandefficientmultimodaltransportationsystemthattakesintoaccountdevelopmentneartheproposedPurpleLineandtransitcenterandthatbalancesallproposeddevelopment.Thissystemofroads,sidewalks,trails,andmasstransitisintegratedwiththerecommendedlanduseplantoencourageauser-friendlysystemthatwouldlinktheTLCsectorplanareawithotherkeydestinationsintheregion.

Figure 2. Eyes on the street

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Map 15. Proposed and existing transit stops

Background and Recent Studies/Improvements

TheTLCsectorplanareaispresentlyservedbyatransportationnetwork,whichincludesresidentialstreets,collectorstreets,arterialstreetswithregionalandlocalbusservices,andfragmentedsidewalks.Theexistingtransitservicewithinthesectorplancanbecharacterizedasslowandunreliablebecauseitmainlyoperatesonroadwaysthatarecongestedduringmorningandafternoonpeakcommutinghours.Atthepresenttime,thereisnoefficient,reliable,andhigh-capacitytransittoattractadditionaldevelopmentandpromotemultimodaltransportationuse.

Inordertoprovideabetterconnectionandtransferamongtheexistingbustransitroutesservingthearea,theMarylandTransitAdministration(MTA)planstoconstructatransitcenterthatisproposedtobelocatedonthenorthwestquadrantoftheUniversityBoulevard(MD193)andNewHampshireAvenue(MD650)intersection.Thisareaservesbetween10,000to13,000transitpassengersonadailybasisonthebusroutesthatpassthroughthearea.Thehighvolumeofexistingtransitridershipmakesthisareaoneofthebusiestbustransferpointsinthecounty(see Map 15).

Thistransitcenterwillbeessentialtoeliminatingredundantbusstopsthatencouragemanyexisting

dangerouspedestrianmovementsinthearea.ThecurrentdesignforthetransitcenterisshowninFigure3.Adequatepedestrianandbicycleaccesstothetransitcenterwillbecriticalcomponentsofthesectorplan.

Bicyclehubfacilitiesthatservetransitriderswhowalkandbiketowork,school,andotherplacescanbeincorporatedintothetransitcenter.Bicyclehubfacilitiescouldincludeenclosedbicyclestoragelockersandparkingfacilities,retailservices,andinformationabouttransitoptions.

TherearenumerousschoolsinandaroundtheTLCareathatneedbothadequatepedestrianandbicycleaccess.Safeandadequateaccesstoschoolsshouldbemaintainedandenhancedthroughcreationof shared-useroadwaysandtrailcreationandpreservation.Finally,therearemanypotentiallimitationstoconventionalbikefacilitiesalongthemainroadsduetoinadequatestreetwidths,intersectionconflicts,high-frequencybusroutes,highpedestrianuseonsidewalks,orotherobstacles.Thecountyshouldtestavarietyofdifferentfacilitytypesalongconstrainedstreets.

InordertomorecomprehensivelyaddressthetransitmobilityandaccessibilityissuesinthePurpleLinecorridorbetweenBethesdaandNewCarrollton,whichincludesthesectorplanarea,MTAhaspreparedandreleasedforcommentstheDraft

Figure 3. Proposed Takoma/Langley Transit Center

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PurpleLineAlternativeAnalysisEnvironmentalImpactStatement(DEIS),datedSeptember2008.Thestudyconsidersarangeoftransitalternativestoimproveeast-westmobilityinthe16.4-milecorridorthatconnectsseveralmajoractivitycentersattheexistingMetrorailstations(Bethesda,SilverSpring,CollegePark,andNewCarrollton)withthesectorplanareaandtheUniversityofMaryland.TheproposedPurpleLinewillalsoconnecttoallMARCcommuterraillinesatSilverSpring,CollegePark,andNewCarrolltonMetroStations,andAMTRAKregionalrailserviceatNewCarrolltonStation.Thisstudyevaluatestwotransitmodes:busrapidtransit(BRT)andlightrailtransit(LRT).

WhilebothmodescanprovidetheneededmobilityandaccessibilityrequiredfortheDEIS,theLRToptionisprojectedtohaveahigherridershipthanBRT.Itwillattractmoreautomobiletripstotransitandthusgreatlyreducesautomobileusealongmajorcorridorsinthesectorplanarea.TheLRTalsoprovidesmuchfastertraveltimesthanBRTbetweenthekeydestinations.Forthesereasons,thesectorplantransportationrecommendationshavebeendevelopedbasedontheassumptionthatthepreferredmodeforthePurpleLineisLRT.ThereforetheplanrecommendsthatthePurpleLinebeconstructedasLRT.

ThepreliminaryupdatetotheCountywideMasterPlanofTransportation(MPOT)recommendstheextensionofthePurpleLineasafixed-guidewayfacilityfromNewCarrollton,throughthecentralandsouthernpartsofPrinceGeorge’sCounty,toNationalHarbor.Thisextensionwouldprovide

additionalconnectivitybetweenthesectorplanareaandLandover,LargoTownCenter,andNationalHarbor,aswellasintermediatelocations.TheMPOTwasapprovedin2009.Theplancontainsabicycleandpedestrianelementandacountywideplanmap.Theplanalsocontainsmanytransitimprovementrecommendationsanditemphasizesaneedforcompacttransit-orienteddevelopmentthatwillencouragebikingandwalkingandreduceincreasesinvehicleemissions.The1989Approved Master Plan for Langley Park-College Park-Greenbelt and Vicinityand1990 and Adopted Sectional Map Amendment for Planning Areas 65, 66, and 67containsmanylong-term“guidelines”thatarestillrelevanttodayandtheseareintegratedintotheMPOT.

roAdwAy goALsThemajorroadwaysservingthesectorplanareaareNewHampshireAvenue(MD650),asix-lanedividedarterialfacility;UniversityBoulevard(MD193),asix-lanedividedarterialfacility;andRiggsRoad(MD212),asix-lanedividedarterialroadwaysouthofMD193,transitioningtoatwo-laneundividedcollectorfacilitynorthofMD193(seeTable6).The2007annualaveragedailytraffic(AADT)volumesalongthesemajorroadwaysservingthesectorplanarearangefromapproximately41,000vehiclesalongUniversityBoulevard,39,000vehiclesalongRiggsRoadsouthofUniversityBoulevard,38,000vehiclesalongNewHampshireAvenue,to20,000vehiclesalongRiggsRoadnorthofUniversityBoulevard(see Table 5).

table5. AADT, Daily Service Volumes and Levels of Service

roadways existing no. of lanes & master plan designation

existing Average daily traffic

planned maximum daily service volume

existing Level of service

New Hampshire Avenue (MD 650)

6-lane arterial 38,200 80,770 C

University Boulevard (MD 193) 6-lane arterial 41,300 80,770 C

Riggs Road (MD 212) north of MD 193

2-lane collector 20,000 15,930 F

Riggs Road (MD 212) south of MD 193

4-lane arterial 39,200 80,770 C

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table6. Roadway Definitions

roadway name definition

Freeway A divided highway for through traffic, with full access control by grade separation at intersections, intended solely to carry large volumes of traf-fic over medium to long distances. Rights-of-way range from 300 to 600 feet.

Parkway A corridor of parkland containing a limited access, divided scenic roadway with full or partial access control. The width of the median, as well as the park corridor, is variable dependent on the topography and adjacent natu-ral and cultural features. Parkways are typically limited to noncommercial traffic and provide scenic gateways.

Expressway A divided highway for medium- to high-speed traffic, with controlled ac-cess and some or all intersections at grade. Access to abutting properties is generally not recommended. Rights-of way are generally a minimum of 200 feet.

Arterial A divided highway with intersections at grade and with geometric designs and traffic controls intended to expedite the movement of traffic. Direct access to abutting properties may be permitted by variance but may also be controlled. Rights-of-way are generally a minimum of 120 feet.

Collector A multilane or two-lane roadway designed to carry medium-speed traffic between arterial and internal local streets and to connect the residential neighborhoods to major traffic generators. Major collectors include sepa-rate left-turn lanes at major intersections and may incorporate medians to control left-turn access. Direct access to abutting properties on major collectors may be permitted but may also be controlled. Collector rights-of-way are generally a minimum of 80 feet and up to 100 feet on major collectors.

Primary Roads Two-lane residential roadways providing access to the development along the roadway.

Forplanningpurposes,theratioofexistingorprojecteddailytrafficvolumestodailyservicevolumes,typicallydefinedoverarangeofoperatingconditions,isusedtodescribecongestionlevel,orlevelofservice(LOS),experiencedbydriversalongagivenroadway.TheLOSisameasureofusageandcapacityleveloftransportationinfrastructure.ThelevelsofservicerangefromLOSA,free-flowconditionwithlittleornocongestion,toLOSF,failureconditionwithstop-and-gotraffic.

TheGeneralPlanrecommendsLOSEorbetterforallareaswithintheDevelopedTier,whichincludesthesectorplanarea.Table5identifiestheExistingAADTvolumes,therecommendeddailyservicevolumes,andtheexistingLOSforkeyroadwaysservingthesectorplanarea.

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Light rail transit in San Francisco, California

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Figure 4. Road Section: Interim and final build out for University Boulevard

ExceptforRiggsRoadnorthofMD193,whichiscurrentlyatwo-laneundividedfacility,allmajorroadwayswithinthesectorplanareoperatingatacceptablelevelsofservice.However,theintersectionofUniversityBoulevardwithNewHampshireAvenueandtheintersectionof UniversityBoulevardwithRiggsRoadareheavilycongestedduringweekdaypeakperiodsandweekends.

Therearenumerousconflictpointsintheareaforpedestrians,cyclists,andvehiculartrafficincludingtheconvergenceofseverallocalandregionalbusroutesandinadequatecontinuoussidewalks.Mostintersectionswithinthesectorplanboundaryareinhospitableandchallenging.Thisaddstotrafficcongestionbyencouragingautouseevenforshortlocaltripsthatwouldotherwisebemadeonfoot.

BothUniversityBoulevardandNewHampshireAvenuearefunctioningas“mainstreets”forthesectorplan,butlittleexistsalongthemtocreateauniqueidentity.Sidewalksalongthesecorridorsareeithermissingornotcontinuousandaccessible.Alongthesebusycorridorsareareaswherethestreetscapeeitherdoesnotexistorneedstobeupgradedwithadditionalamenitiessuchaswell-definedcrosswalks,streettrees,pedestrian-scalelighting,anduser-friendlyanddual-languagesignage.

InordertoimprovetheexistingcirculationdeficienciesandincreasingpedestriansafetyproblemsinthevicinityoftheMD193andMD650intersection,theMarylandStateHighwayAdministration(SHA)hasconstructedroadandsafetyimprovementsalongMD193andNewHampshireAvenueapproaches.Thesecapitalprojectsincludesteel-railfencingwithinthemedianofbothUniversityBoulevardandNewHampshireAvenue.Whiletheseprojectsarehelpfultofunnelpedestriansawayfromdangerousmid-blockcrossings,theareaneedsmoreimprovementsthatwillencouragewalkingandbicyclingandenhancethepublicrealmingeneral.

ThestreetscapeupgradesincludesidewalkimprovementsalongthesouthsideofUniversityBoulevardeastofNewHampshireAvenue,modificationstoexistingtrafficsignals,andtheinstallationofanewpedestrian-activatedsignalattheintersectionofMD650withLebanonStreet.However,theimprovementsdonotaddresstheoperationalproblemsassociatedwithheavyleftturns.

Asaresult,therecommendedtransportationsystemforthesectorplanareahasbeendevelopedtoconcentrateonmaximizingtheutilityoftheexistingtransportationnetworkandchangesthatwill:

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Multimodal roadway, San Francisco, CaliforniaExample of Light Rail Transit in San Francisco California.

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Map 16. Primary Thoroughfares

• Improvetheabilityof internalroadwaystosafelyandefficientlymanagethecurrentandprojectedtrafficvolumes

• Providepleasantanddirectconnectionstoexistingbusservice,theplannedTakoma/Langleytransitcenter,andthePurpleLinefixedguidewaytransit(FGT)

• Defineandincorporatestreetscapethatispleasant,inviting,andimprovesthevisualandfunctionalqualitiesof majorcorridorsinthesectorplanarea

• Reducedependencyonautomobileuse• Includeaninterconnectedsystemof crosswalksaspartof anattractiveandsafepedestriannetworkthatencourageswalkingtowork,shops,schools,parks,andtransit

Sincethesectorplanareaiswithinthe2002GeneralPlan’sdesignatedDevelopedTier,therecommendedtransportationinfrastructurewill:

• Capitalizeoninvestmentsintransportationandotherinfrastructure

• Promotetransit-supporting,mixed-use,pedestrian-orientedneighborhoods

• Renew/redevelopcommercialstrips• Capitalizeonpublicinvestmentintheexistingtransportationsystem

• Ensuretransitsupportiveandtransitserviceabledevelopment

• Requirepedestrian-oriented,transit-oriented,transitsupportive,andserviceabledevelopment

Duringtheplanningprocess,muchattentionwaspaidtoredefiningthefuturetransportationpatternsforTLCandtofusethedifferenttypesofcirculationintoatrueoverallsystem.Severalprinciplesunderpinnedthetransportationsystemthatsupportstherecommendedgoalsandstrategies:

• ThefuturesystemshouldgiveCrossroadsresidentsandvisitorsavarietyof choicesregardinghowtoaccesstheareaandtomoveaboutwithinit.

• Alltypesof roadwayswithinthecrossroadsshouldbegreenstreetswhosefunctionanddesigncontributetoagreenerCrossroadsenvironment.

• Thesystemshouldbebasedonaconceptof completestreetswheredifferentmodes—transit,autos,cyclists,andpedestrians—share

theright-of-waywithotheruserswhilebeingadequatelyprovidedforthemselves.

• Safetyandconvenienceof Crossroadsresidentsandvisitors,especiallypedestrians,shalltakeprecedenceovermaximizingautoflows.

• Trafficflowsmustmeetstandardsforacceptablelevelsof servicewithinahighlyurbanizedcontext.

Road Circulation

ProvidingformoredirectaccesstothefuturetransitstationsisaprioritywithintheTLCplanarea.Anothergoalofthesystemistooffermoredirectaccessfromsurroundingneighborhoodsintoandthroughthecommercialormixed-useareasratherthanforcingmovementsaroundthemandontothemainarterialstoreachvariousdestinations.SouthofUniversityBoulevardthesenewconnectionsareprimarilyusedonexistingcommercialsitestochannelaccesstoandfrompropertiesinamoreorderlywayandtocreatesmallerdevelopmentparcelsfromtheexistingexpansive“superblock”layoutofthecommercialcore.Forareasnorthof UniversityBoulevard,agreaternumberofnewconnectionsareneeded.BoththecommercialsitesandthegardenapartmentareascurrentlyhavefewcontinuouswaystomovetoandfromotherplanarealocationsandtherearenodirectconnectionstothefuturetransitstationatRiggsRoad.Anotherimpetusforaddingnewlinksistoavoidtosomedegreeputtingevenmoretrafficatthetwomainintersections.Forexample,theextensionof

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Map 17. Concept Plan (portion). Illustration of how the concept plan fulfills the goal of giving motorists, cyclists, and pedestrians a wider set of transportation nodes through the study area.

KanawhaStreeteastwardtoconnecttoUniversityBoulevardbeyondRiggsRoadprovidesmotoristsandcyclistswithanotherwaytoavoidtheRiggsRoad-UniversityBoulevardintersection.

Previoussectionshavedescribedmanyofthegreenstreetsandcompletestreetsaspectsoftheproposedcirculationnetworkwithintheplanarea.Theimplementationofthegreenstreetsandcompletestreetsconceptscaneasilyoccuroncetherights-of-wayhavebeenacquired.Manyoftherequirednewlinkswilllikelyoccurwhenredevelopmentreconfigureslocationstothepatternofdevelopmentparcelsshownonthepreferredalternativeconceptmapandsuchrights-of-waycanbesetasideanddedicatedtothelocaljurisdictions.Oneofthebiggestchallengesposedbytheconceptplanishowtoimplementredesignsofboththemainarterials,NewHampshireAvenueandUniversityBoulevard,andhowtomakethemmoreconsistentwiththeseconcepts.

trAnsportAtion goALs• Provideamultimodalinfrastructurethatsupportsthepreferredlanduseconcept;providesafe,efficient,reliable,andattractiveaccommodationsforallmodesandusers;andimprovethequalityof lifeforthesectorplanarearesidents,workers,andvisitors

• Recommendadequaterights-of-way,functionalclassification,anddesiredmultimodalcrosssections(whenneeded)formajorroadwayswithinthesectorplanareaforexistingandfutureneeds

• Providechoicesinmodesof transportation• Increasetheavailabilityof highqualitypublictransportation

• Designateandrecommendadequaterights-of-wayforfuturePurpleLine

• Utilizecompletestreetandcontext-sensitiveconceptstopromotetravelbytransit,walking,andbikingasviablealternativestotheautomobile

• Ensureconnectivitybetweenalltransportationmodes(see Map 18).

Overall Transportation Policies and Strategies

poLicy 1Plan for a light rail transit system that providesefficient and user-friendly transit service, that willtransform theTLCarea fromanautomobile-based

transportationnetworktoamultimodalsystem,withthe Purple Line as an important component, toreducethenumberofautomobiletripstoandfromthearea.

Strategies:• Encouragetransit-orienteddevelopment

(TOD)withinthesectorplanarea.Allnewdevelopmentandredevelopmentapplicationsshouldbereviewedfortransit,bicycle,andpedestrian-supportivedesign.

• Coordinatetransitserviceexpansions,servicemodifications,andfacilitiesplanningforthesectorplanareawithMTA,WMATA,MontgomeryCountyRideOn,andPrinceGeorge’sCountyDPW&TthroughthecurrentandsubsequentDPW&TTransitServiceOperationPlans,andtheCountywideMasterPlanofTransportation(MPOT).

• Identifywaystocomprehensivelyplanforincreaseddurationbusservice.

• Ensurethatplanning,design,engineering,andconstructionoftheTLCtransitcenteriscompleted.

• ExplorethefeasibilityofcreatingtwonewmultiuseparkingstructuresneartheplannedPurpleLinestationswithinthesectorplanarea.

• Ensurethatallexistingandplannedroadwaysandaccessdrivewaysareconstructedtoensureadequatetransitlinkagebetweentheplanneddevelopmentareas,transitcenter,andPurpleLinestations.

• ExplorewaystostagethedevelopmentoftransitserviceenhancementsandthePurpleLinelightrailconstructiontoaccommodatethephasesof planneddevelopmentwithinthesectorplanarea.

• CoordinatewithWMATA,theMontgomeryandPrinceGeorge’sCounties’DPW&T,andthedevelopmentcommunitytoprovideunified,well-lighted,accessible,attractive,durable,andall-weatherbusshelterswithbenches,trashcans,dual-languageroutemapsandschedules,andhighlyvisibleandeffectivewayfindingsatallbusstopsthroughoutthecorridor,withpriorityalongNewHampshireAvenue,UniversityBoulevard,andRiggsRoad.

• Identifyandcreateatransportationdemandmanagementdistrict(TDMD)forthesectorplanareainaccordancewithSection20A-204ofthePrinceGeorge’sCountyCode.ThemainpurposeoftheTDMDistohelpimplementtheGeneralPlanpoliciesfortheDevelopedTierbyrecommendingtimelytransportation-relatedimprovementsoractionsthatwillreduce,ordivert

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Map 18. New Streets Proposal

toothermodes,thevehicletripsgeneratedbythepreferreddevelopmentforthesectorplan,inordertomeetlocalvehicletripreductiongoals.

• Createanongoingcommunityoutreachtoolthatinformsresidentsof availabletransitservicesincludingprovidingeducationandtrainingclassesinEnglishandSpanishregardingtrafficrulesandsafepedestrianbehavior.

table7. Approved Roadway Classifications

roadway name Lanes road classification right‑of‑way (feet)

A-11: New Hampshire Avenue ( MD 650) 6 Arterial 120

A-12: Riggs Road, south of MD 193 (MD 212) 6 Arterial 120

A-16: University Boulevard (MD 193) 6 Arterial 125–154

MC-201:Merrimac /14th Avenue 4 Major Collector 90–100

C-207: Riggs Road North of MD 193 4 Collector 80

poLicy 2Developatransportationsystemthatissafe,efficient,accessible,andreducesdependencyontheautomobile.Thissystemshouldsupportthesectorplan’sproposedandpreferreddevelopmentandlanduseconceptwithintheadoptedlevel-of-servicestandards.

Strategies:• Provideforcommutingefficiencyandpeakperiodtraveldemandsthroughgeometricimprovementsandupgradedtrafficcontrolsystems.

• Protectfuturerights-of-wayforallrecommendedtransportationinfrastructure(seeFigure5).

• Utilizecontext-sensitiveroadwaydesignwithlandscaping,multimodalamenities,andequitablehighwayandsafetysignageforallusersincludingthelargenon-English-speakingpopulationwithinthesectorplanarea.

• Ensureredundancyandconnectivitywithintheroadwaynetwork.

• Minimizetheimpactoftrafficintrusions,includingneighborhoodcut-throughtraffic,identifyingwaystoreduceparkingrequirementsfornewdevelopment,andinstallingpedestrianandvehicularsafetyimprovements,especiallyalongresidentialstreets.

Highway Functional Classifications

Functionalclassificationdefinesaroadway’sroleinthesystemnetworkintermsoftriplength,total

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Figure 5. Proposed Road Section: New Hampshire Avenue

numberoflanes,theminimumright-of-waylimitation,theleveloflandaccess,andimportantdesignrequirementssuchasdesignspeedandsightdistance.TheroadwayclassificationsintheTLCsectorplanareshownonTable7anddiscussedindetailbelow.RoadwayclassificationsforareasadjacenttothesectorplanareaareavailableintheMPOT.

poLicy 3Developafunctionalclassificationforallproposedandexistingroadsintheconceptplan.

Strategy

Inadditiontothefunctionalclassificationoftheroadways,thissectionproposestheidentificationof majorroadwaysservingtheplanareaintermsof contextanduse.Thisisdonetoidentifytheintendedanddesiredrelationshipbetweenthespacesbetweencurbs,consistingofthenumberoftravellanes,medians,on-streetparking,transitaccommodation,andbicyclelanes,andthespacefortheprovisionof otherroadsideelements,suchassidewalks,plantingstrips,streetfurniture,andbuildingsetbacks.

• majortransitBoulevard:UniversityBoulevardshouldbeconstructedasamajortransitboulevard.Amenitieswithintheright-of wayshouldincludesixtravellanes,threeineachdirection,widecontinuoussidewalks,improvedlighting,designatedbicyclelanes,andpedestriancrosswalksdelineatedwithspecialpavementormarkingsatallintersectingstreets.Theplanrecommendstheroadcrosssectionincludeamedianwideenoughtoadequatelyaccommodateanat-gradePurpleLinelight-railtransitandtheneededpedestrianandstationfacilities.(SeeFigure4.RoadSection:InterimandfinalbuildoutforUniversityBoulevard)

• majorurbanBoulevard:EnsurethatNewHampshireAvenueandRiggsRoadsouthof MD193aretransformedtoattractiveandwalkablesix-lanemajorurbanboulevardsthatsupportadiversemixof pedestrian-orienteddevelopment.Ataminimum,thedesiredelementstobeincludedalongorwithinthelimitsof therights-of-wayarelandscapedmedians,streettrees,adequatepedestrianzonesthatwillincludewidesidewalks,streetfurniture,spaceforseating,pedestrianscalelighting,andbusstopswithall-weathersheltersandseats.Otherdesiredtrafficcontrol

elementsincludelowerpostedspeeds(35MPH),speed-enforcingcameras,designatedbicyclelanes,off-peakon-streetparking,intersectionswithhighvisibilitycrosswalks,pedestriancount-downsignals,andred-lightenforcingcameras.Betweenintersections,designshouldconsolidatecommercialdrivewaysandprovidecurbextensionsandpedestrianrefugeislandsinthemediantoreducepedestriancrossingdistance.

• Proposedramblas:Theplanenvisionsatwo-laneroadwaywithwideandgreenmedians,pedestrianwalkways,andexclusivebikewaysthatextendacrossUniversityBoulevardandcreateawidegreenvistaconnectionwithinthesectorplanareaeastof theUniversityBoulevardandNewHampshireAvenueintersection.

trAiLs And pedestriAn Access

Vision

Thevisionforthetrailssystemofthesectorplanistocreateacomprehensivenetworkofon-andoff-roadbicyclefacilitiesandsidewalksthatconnectallpartsoftheTLCarea,providingresidentsandvisitorswithconvenientaccesstotransitstations,workplaces,parks,commercialareas,andmanyotherdestinations.

Background

BikingandwalkingarepopularactivitiesintheTLCarea,whichischaracterizedbylow-tomedium-densityresidentialandcommerciallanduses.TheareaisamajortransitservicelocationandincloseproximitytotheUniversityofMarylandcampus.Itisoneofthebusiestbus-transferlocationsintheWashingtonmetropolitanregion.

Improvingaccesstotransitisamajorobjectiveof theTLCsectorplan.Newandinnovativeideasforcapitalimprovementsareneededtoimprovepedestrianandbicyclecirculationingeneralandtoimproveaccesstotransit.Improvementsthatcreateaccessfromoutsideofthestudyareaonthesurroundingroadsandoff-roadtrailswillfacilitatebothwalkersandriders.

Therearemanychallengestofacilitatingpedestriansandbicycliststhroughthearea.Muchoftheurban

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forminthisareacreatesbarrierstopedestrianandbicyclemobility.Streetscapesareorientedtolargesurfaceparkinglotswithseveraldrive-upanddrive-throughcommercialestablishments.Wideroadswithlargevolumesofvehiclesandmanydrivewayentrancemovementsmakegettingaroundbyfootorbybicycledifficult.Thereislittleinthewayofgreeninfrastructureorgreenspacewithinthecommercialcorearea.

TheTLCPedestrianAccessandMobilityStudy(2007)wassponsoredbytheMetropolitanWashingtonCouncilofGovernments(COG)aspartofthetransportationandlanduseconnectionprogramtocreateavisionforthearea.ThisplanincorporatestheCOGstudy’srecommendationsforaddressingthesafetyandmobilityissuesthatpedestriansfaceintheTLCarea.Thestudyaccomplishedmanytasks,whichincludedidentifyingshort-andlong-termimprovementtoenhancepedestriansafetyandmobility;examininghowtointegratepedestrianandbicycleimprovementsintotheplannedTLCtransitcenterandPurpleLinefacilitiesdesigns;and,finally,weighingshort-termsafetyneedsandretrofitprojectsagainstthelong-termvisionforthearea.

TheTLCAccessandMobilityStudyoutlinedseveraldetailedproposalsforimprovingpedestriansafetyintheshort-termandlong-term.Theproposalsarethebasisformanyofthetransportationrecommendationscontainedinthisplan.Theshort-termrecommendationsaddresssafetyconcernswhilethelong-termrecommendationscanbeimplementedasredevelopmentandreconstructionoccursinthearea.

trAiLs And pedestriAn Access goALs• Increasetheuseof bicyclingforalltrippurposesintheTLCarea.

• Improvethesafetyof pedestriansandbicycliststhroughouttheTLCarea.

poLicy 1Expandthebicycleroutenetworkwithsafe,convenient,andattractivebicyclefacilitiessuchasshared-useroadways,on-roadbikelanes,cycletracks,sidepaths,storageandparkingfacilities,bicycleparking,andsaferoadcrossingsonallstreets.

Strategies• Createanintegratednetworkof bicyclefacilitiesthatextendstoallpartsof theTLCarea.Theexistingnetworkrequiresnewbicyclefacilitiesandconnectionstoexistingtrailsforpeoplewithawiderangeof bicycleexperience.

• Createbikelanes,shareduseroadways,andwide,outside-curblanestoimproveridingconditionsforbicyclists.Amenitiescanenhancethepublicrealmandshouldbeincludedinallpublicandprivatedevelopmentproposals.

poLicy 2Createsaferoutesbyidentifyinghigh-prioritysidewalkandbikewaycorridorsthatleadtoschools,transitcenters,parks,andotheractivitycenterswheresidewalkandbikewayconstructionisrequiredtoimprovesafety,accessibility,andmobility.

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Figure 6. Proposed Ramblas Section

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Map 19. Bikeways and Trails

StrategyDevelopsafepedestrianandbiketrailsfornewschoolsandotherpublicfacilities.Thisplanemphasizesanewconceptthatencouragesallofthelocalgovernmentagenciestoworkcloselytogethertodevelopsaferoutestoexistingandplannedactivitycentersandschools.

poLicy 3Improveconnectionsbetweenneighborhoodswithinnovativedesignsthatareintegratedwithlandusesandthatfacilitatepedestriansandbicyclists,includingfunctionalanddistinctivesignage,widesidewalks,bicycleroutes,andmulti-usepathways.

StrategiesNewroadwaydesigntreatmentswillbeevaluatedfortheireffectiveness,andperformancemeasuresshouldbedevelopedatthetimeofcapitalimprovementsplanning,includinggrantapplications,tomonitorandtomeasureprogressovertime.Performancemeasuresshouldincludethenumberofspotimprovementscompletedortheamountofstormwaterdivertedfromstormdrains.

poLicy 4Utilizeinnovativemethodstomakecomprehensiveimprovementstostate,county,andlocalroadimprovementplans.

StrategyAdoptapolicythatcodifiestheroutineaccommodationofbicyclesandpedestriansasapartofallstreetimprovements.Thesepolicieswillplayanimportantroleinbuildingsupportforthefullimplementationofthisplan.

poLicy 5ProvidecontinuousneighborhoodsidewalkandtrailconnectionstothemultiuserecreationaltrailsalongthestreamvalleycorridorsofSligoCreek,LongBranch,andtheNorthwestBranch.Recognizethatthesetrailsserveasimportantfunctionalbikewaysthatarebothrecreationalandcommuterfacilities.

StrategyUpdatethebikeway(see Map 19) withadditionalneighborhoodconnectionsthatarenotyetidentifiedthatmaybeappropriatetoaccomplishthepedestriansafetygoal.

poLicy 6Developadequatebicyclehubfacilitiesandservicesatthetransitcenter.

StrategyCreatehubfacilitiesatthetransitcenterthatincludebicyclestorage,bicycleparking,andbicycle-relatedservicessuchasbikerentalsandrepairstoenhancetheviabilityofbicyclingandconnectcyclistswithothersustainableformsoftransportation.Severalcriteriaareutilizedtodistinguishhubfacilities,including,butnotlimitedto,whetherornotthereareproposedrailtransitorbusrapidtransitservices,employmentandpopulationdensity,thenumberorsizeofactivitycenters,anddemonstratedbicycle

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Example of raised paved pedestrian crossing - Hyattsville MD

Cycle tracks in urban setting. PBIC Image Library - Carl Sundstrom

activity.Thisplanencouragesthecountytostudythefeasibilityofofferingbicyclerentalswithsmartcardtechnologysystemsthatoffercommuterbikes.

Joint Coordination of Transportation and Trail Recommendations TLCsectorplanwasdevelopedincoordinationwithaparalleleffortbyMontgomeryCounty.Bothplansincludeadditionalexplanationofcertainfeatures,issues,andapproachesthatarecommonbutneverthelessrequireclarification—oftenasaresultofdifferentimplementationstrategies,technicalterms,oraspectsoftherespectivecountycodes.Thisadditionalclarificationisprovidedsolelyforclarificationandreaderconvenience.TheoverallvisionoftheplanissharedbybothcountiesandtheCityofTakomaPark.

University Boulevard and Purple Line FacilitiesBoththeMontgomeryCountyplanandthePrinceGeorge’sCountyplanacknowledgetheprioritytobegiventothePurpleLineplanning,engineering,anddesignprocess.BothplansrecognizethatthePurpleLineintegrationwithintheUniversityBoulevardright-of-waywillnothavea“typicalsection”widthduetosite-specifictransitstationandareacirculationneeds.

Bothplanssupportshowingandrecommendingtherequiredminimumright-of-wayalongUniversityBoulevardbaseduponthemostrecentavailableMTAPurpleLineconceptplans,andthelatestSHApreparedtypicalcrosssections(interimandultimate),aswellasanysubsequentrefinementstotheseplansbySHAand/orMTA.Bothplansalsosupporttheestablishmentofadditionalfacilitiesoramenitiesadjacenttotheright-of-wayrequiredbythePurpleLineprojectsuchastherequiredlandscapebufferandpedestrianpathbetweenthebuildinglineandtheUniversityBoulevardcurb.Theimplementationmechanismseachcountyusestoestablishthesefacilitiesoramenitiesaredifferent,butmayinclude

right-of-wayoreasementreservation,dedication,orpurchase.ThePrinceGeorge’sCountyplanalsorecommendscreationofsidewalk,streetscape,anddevelopmentstandardsaspartoffuturezoningregulationsanddesignstandardswithinthesectionalmapamendment(SMA)thatwillguidefutureredevelopment.

Local Street ConnectivityBothcountiesplansshareavisionforimprovingstreetconnectivitytoensureshorterblocksthatprovidemoreoptionsforpedestrian,bicycle,andmotorvehiclecirculationandbetterseparationof throughtrafficonthestatehighwaysfromlocaltrafficaccessingresidencesandbusinessesintheplanarea.Theestablishmentofafinerstreetgridwasexaminedintheplanningprocessandremainsakeyobjectiveofbothplans.Theimplementationof thefinerstreetgridsupportsanapproachthatcallsforthereviewofrealignedornewbusinessstreetconnectionsonacase-by-casebasisatthetimeof redevelopment.

ThesharedobjectivesofbothplansistoprovideanetworkoflocalstreetsthatconnectallfourquadrantsoftheUniversityBoulevard/NewHampshireAvenueintersection.ThreelocalstreetconnectionsthatmayformtheidealstreetgridmeetattheMontgomeryCounty/PrinceGeorge’sCountyboundary:

• Futurefeasibilityof realigningLebanonStreetinPrinceGeorge’sCountyandAnnStreetinMontgomeryCountywillonlybeevaluatedinconjunctionwithfutureredevelopmentof theblockboundedbyLebanonStreet,NewHampshireAvenue,andUniversityBoulevardanduponfinaldesignof theTLCtransitcenter.

• FuturenewstreetinMontgomeryCountymeetsexistingEdwardsStreetinPrinceGeorge’sCounty,andafuturelocalstreetinPrinceGeorge’sCountywillserveasanextensionof HoltonLaneinMontgomeryCountywhenbuilttoUniversityBoulevard(MD193),oppositeof 15thStreet,asatwo-laneroadwaywithsidewalksin40-footright-of-way.

• Futurefeasibilityof anextensionof 14thStreetfromUniversityBoulevard(MD193)toHoltonLaneinMontgomeryCountyandPrinceGeorge’sCountywillonlybeevaluatedinconjunctionwithfutureredevelopmentof theaffectedblockandparcels.

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Green stormwater best practices

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Map 20. Natural Resources/Green Infrastructure

Bothplanssupporttheongoingconsiderationof operationalapproachestoimprovetheperformanceoftheintersectionofUniversityBoulevardandNewHampshireAvenueforallusers.

environmentAL infrAstructure

Vision

ThevisionforenvironmentalinfrastructureintheTLCsectorplanareaistoensurethattheuniqueenvironmentalfeaturesinthestudyareaareprotectedandallnewdevelopmentincorporatesimprovementsthatreducetheimpactontheenvironment.

Background

ThelivabilityoftheTLCareaisenhancedbytheincreasedincorporationofthelandscape,bothexistingandcreated,intothedesignofthearea.TheTLCsectorplanareaisahighlyurbanarea,withsignificantamountsofimpervioussurfaces.Whilethemajorityofthesectorplanareawasdevelopedyearsago,mostofthedevelopmentthatcurrentlyexistswasnotsubjecttotheenvironmentalprotectionsinplacetoday.TheTLCsectorplanisanopportunitytorecommendtheretrofitofthesehighlydevelopedareastoincludeenvironmentallysensitivesitedesigntechniquesthatwillcontributetothelivabilityandlong-termeconomicviabilityof thisarea.

TheTLCplanareahasalimitedamountofgreenspace,muchofwhichisassociatedwithschoolsorothercommunityfacilities.SligoCreekParkway,LongBranchStreamValley,andNorthwestBranchStreamValleyParksandthepowerlineright-of-wayontheeasternedgeoftheplanareaformagreenbeltwayalongtheedgesoftheofficialplanareaboundary.Theseimportantnaturalresourcesofferecologicalandrecreationalopportunitiesforresidentsandvisitorsinthecommunity.Nevertheless,thereispoorconnectivitybetweenthesenearbyresourcesandtheresidentialareasof theCrossroads.ThecommercialareasoftheTLChavebeendevelopedwithouteffectivelandscapeorresourceprotectionrequirementsandarelargelywithoutany“green”characterincludingtreecoverage,grassedmedians,oradequatelandscaping.

Green Infrastructure

The2005ApprovedCountywideGreenInfrastructurePlanwasdevelopedtoprotect,enhance,andrestoreimportantenvironmentalfeaturesofcountywidesignificance.Forthissectorplanarea,thecountywidenetworkwasnotmodifiedtoincludeanyadditionalareasoflocalsignificancebecausetheseareaswerealreadyincludedinthecountywidenetwork.ThedesignatedgreeninfrastructurenetworkforthissectorplanareaisshownonMap20.

Thedesignatedgreeninfrastructurenetworkisdividedintothreeenvironmentalassessmentcategories:regulatedareas,evaluationareas,andnetworkgaps.Regulatedareascontainenvironmentallysensitivefeaturessuchasstreams,wetlands,buffers,the100-yearfloodplain,andsteepslopesthatarecurrentlyregulated(i.e.,protected)duringthelanddevelopmentprocess.Evaluationareascontainenvironmentallysensitivefeatures,suchasuniquewildlifehabitats,thatarenotcurrentlyregulatedduringthedevelopmentreviewprocess.Networkgapscompriseareasthatarecriticaltotheconnectionofregulatedandevaluationareasandaretargetedforrestorationinordertosupporttheoverallfunctionandconnectivityofthegreeninfrastructurenetwork.Networksneedtobeconnectedtoprovidethebestpossibleenvironmentforthepreservationof allaspectsofanecosystem,whichincludevegetation,wildlifehabitat,andwaterquality.

Duetothehighlyimperviousandbuiltnatureofthissectorplanarea,themajorityoftheplanareaisoutsideofthedesignatedgreeninfrastructurenetwork.AsmallareaofthesectorplaniswithinthenetworkandisassociatedwiththeNorthwestBranchStreamValleyPark.ThemajorityofthestreamsinthisplanareahavebeenpipedundertheexistingroadnetworkinastormdrainnetworkthatemptiesintosmalltributariesofSligoCreekandNorthwestBranch.Theplanincludesstrategiestoaddressgreeningtheexistingandproposedinfrastructurebyusingthebuiltenvironmentasabenefitandtherebymitigatingthenegativeeffectsof conventionaldevelopmenttechniques.

Itshouldbenotedthattheenvironmentalresourcesshownonallthemapsareconceptualinnatureandhavenotbeenvalidatedinthefield.Theyarebasedonthebestavailablemappinginformation.Thelimitsoftheelementsofthegreeninfrastructurenetworkshouldnotbeusedforsite-specificdecisions.Beforedetailedplansaredevelopedforanyproperty,anapprovednaturalresourceinventoryisrequired.

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Water Quality

TheportionoftheTLCareathatislocatedwithintheboundariesofPrinceGeorge’sCountydrainsintotwoseparatewatershedsthatultimatelyflowintotheAnacostiaRiver.ThenortheasternportionofthearealieswithintheNorthwestBranchwatershed,whilethesoutheasternportionoftheareadrainstotheSligoCreekwatershed.WaterqualityassessmentsrankedboththeNorthwestBranchandSligoCreekwatershedsashaving“verypoor”conditionswhenmeasuredforbenthicinvertebratesandhabitatquality.1Thedegradedconditionsofthesestreamsareattributedtothehighlevelsofimpervioussurfaceswithintheirrespectivewatersheds.Theseimpervioussurfacesdonotallowrainfalltoinfiltratebackintotheground,andthereforecreateanimpermeablelayerwhichallowsthestormwatertoflowoffthelandintoexistingstormwatermanagementinfrastructuresystemsandsubsequentlytostreams.Becausetheimperviousareaslackanythingtoslowthewater’svelocityasittravelsdownhill,thestreamsystemseventuallyreceivingthisinfluxofwater(fromnonpointlocations)areseverelyerodedduetothewater’suncheckedvelocity.Thesectorplanaddressesthedegradedwaterqualityandphysicalconditionof existingstreamswithintheprojectboundarybyincorporatingenvironmentallysensitivesitedesignwhilesupportingthedesireddevelopmentpattern.

UndertheStateofMarylandSurfaceWaterQualityClassificationSystem,SligoCreekisconsideredaClassIwaterwaywhileNorthwestBranchisclassifiedasaClassIVwaterway.ClassIwatersaredefinedassuitableforwatercontactsports,thegrowthandpropagationoffish(otherthantrout),andotheraquaticlifeandwildlife,whileClassIVwatersarecapableofholdingorsupportingadulttrout.Becauseoftheirhabitatpotentialfortrout,thehealthofClassIVwatersalsodependsonkeepingin-streamwatertemperaturesrelativelylowandconstant.

Becauseimpervioussurfaces,suchasasphalt,resultinhighertemperaturesthanvegetatedareas,thethreatofincreasedstreamtemperaturesafterarainfalleventcangreatlydamagethefishpopulationsinNorthwestBranch.Theplanaddressesalternativemethodstothetreatmentof stormwatersuchthatthestreamswillnotbeimpactedthroughtheimplementationofthisplan.

1 Scale includes “good,” “fair,” “poor,” and “very poor.” Prince George’s County has no streams rated “good.”

Theplanningareacontainsapproximately218acresofimpervioussurfaces(54.2percentoftheplanningarea).Impervioussurfaceareasabove10percentareknowntoresultindegradedwaterquality.Itisanticipatedthattheamountofimpervioussurfacesinthestudyareawillnotbereducedovertime;infacttheyarelikelytoincrease.However,theimpervioussurfacescanbedesignedtobettertreatrunoffandcanresultinpositivechangesforthereceivingstreams.Theplanrecommendstheuseof environmentallysensitivestormwatermanagementtomitigatethenegativeeffectsofextensiveimpervioussurfacesinthisarea.

Urban Tree Canopy

ThesectorplanarealieswithintheDevelopedTier,asdesignatedinthe2002GeneralPlan.Theareacontainsapproximately21acresoftreeandforestcover(5.1percentoftheplanningarea).Thegoalsetforthinthe2002GeneralPlanistomaintain26percenturbantreecanopyandforestcoverintheDevelopedTier.Theterm“urbanforest”includestreesthatgrowindividually,insmallgroups,orinforestedconditions,locatedonpublicorprivatelandsincitiesandtowns.Urbantreecanopyprovidesmanybenefitstocommunitiessuchasreducingtheoveralltemperatureofbuiltspaces,providingoxygen,removingpollutantsfromtheair,andwhenstrategicallyplantedorpreserved,improvingwaterqualitybyabsorbingpollutantsfromstormwaterrunoff.Treesalsoprovidebeautyandasenseofproportiontothebuiltenvironment.Theprinciplesofurbanforestrydonotseektorecreateforestsastheyexistedpriortodevelopment,buttoprovidetreecanopycoveragethatinterceptsrainwater,helpstoreduceoveralltemperatures,andprovidesoxygen.

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LEED certified building in Bowie, Maryland

LEED Certified building in Bowie, Maryland

Thelackoftreecoverinthesectorplanarearesultsinhigheroveralltemperatures,reducedairquality,andreducedwaterquality.Asredevelopmentoccursinthearea,theplanrecommendstheplantingandpreservationoftrees,whichshouldbeenforcedandemphasized.Communitytreeplantingeffortsshouldalsobeencouragedtoincreasethetreecanopyovertime.

Noise

Noiseisgenerallydefinedasanyformofunwantedsound.Noiseisacompositeofallbackgroundnoisesemanatingfrompointandnonpointsourcesandistransferredtoareceptororreceiver.Theamountofnoisetransmittedcanvaryconsiderablyduetoelevations,theexistenceofbarriers,andprojectdesign.Ingeneral,thenoiseenvironmentof thesectorplanareaiswithintheacceptableparameterssetbythestateof65dBALdnforresidentialoutdooractivityareasand45dBALdnforindoorlivingareasinresidentialuses.

ThemajorsourcesofnoiseinthesectorplanareaareNewHampshireAvenue(MD650)andUniversityBoulevard(MD193).Bothroadsareclassifiedasarterials,andarelikelytoproducenoiselevelsabove65dBALdn(measurementofdecibellevelsduringdayandnight),themaximumstatestandardforresidentialuses.The65dBALdnnoisecontourextendsapproximately300feetfromthecenterlineofeachroadwayasdeterminedusinganoisemodel.Thenoisemodeldoesnotaccountfornoisereductionsthatmaybeachievedbychangesintopographyorinterveningstructuresandvegetation,sotheactuallevelsofnoisemayvaryfromsitetosite.

AsdevelopmentproposalsareevaluatedfortheimpactsofnoisefromNewHampshireAvenueandUniversityBoulevard,eachsitewillbeevaluatedforconformancewithnoisestandards.Inadenseareasuchasexistsinthesectorplanarea,itwillbedifficulttoaddressnoiselevelsinalloutdooractivityareasusedforresidentialrecreationbecauseof existingroadwaysandbuildinglayouts.However,asnewdevelopmentsareplanned,outdooractivityareasshouldbelocatedoutsidethe65dBALdnnoisecontoursorbehindbuildingstoreducetheneedfornoisebarriers.Interiornoiselevelsforresidentialbuildingsanduseswithinthe65dBALdnnoisecontourscanbeaddressedthroughtheuseofproperbuildingmaterialstoreduceindoornoise.

Light Pollution

Lightpollutionisdefinedaslightthatcausesaglowinthenightskyfromartificialsourcessuchasstreetlights,lightsfromcommercialuses,andlightsfromresidentialsources.Lightpollutionalsoincludes“lightspill-over”whenonepropertyismorebrightlylitthananadjacentone.ThewidelyacceptedCrimePreventionthroughEnvironmentalDesign(CPTED)guidelineswerewrittentoaddresshowbuiltenvironmentscanbedesignedtohelpreducecrime.ThebasicprincipleCPTEDsetsoutisthatlightlevelsshouldbekeptasconstantaspossiblefromonepropertytothenextinordertoreducetheamountoftimethatthehumaneyeneedstoadjusttothedifferentlightlevels.Thislightingschemehastheabilitytoreducecrimebyprovidinganevenleveloflightacrossvariousproperties.Reducinglightpollutionalsoservestoreduceoverallenergycostsbydirectingthecorrectlightlevelsintherightplaces,reducingtheneedforhigherwattagefixtures.Themainsourcesoflightpollutionintheplanareaaretheexistingcommercialuses,inparticulartheauto-relateduses.Asnewandredevelopmentproposalsareevaluated,lightlevelsshouldbeconsideredandoveralllightingshouldbeminimizedandproperlydirected.

The Built Environment

PortionsoftheTLCsectorplanareaareproposedforredevelopmentwhileothersaretoremainastheycurrentlyexist.Duetothelackofpreservednaturalecosystemsinthearea,itisimportanttorestoretheecologicalfunctionsofthesesystemsthroughcreatedinfrastructuresuchaslow-impactstormwatermanagement,sustainablebuildingtechniques,conservationlandscapingtechniques,andotherinnovativeenvironmentallysensitivetechniques.

Increasedimportanceisbeinggiventosustainablebuildingtechniques,whichseektocreateastructurethatprotectstheoccupant’shealthwhileutilizingnaturalresourcesmoreefficientlyinordertoreducetheoveralloperatingcosts.Thesebuildings,oftencalled“greenbuildings,”havesocial,economic,andenvironmentalbenefitsthatseektomaintainaqualityoflifeforfuturegenerationswhileincorporatingtheneedsoftoday’susers.

Ashasbeenmentioned,thesectorplanareaishighlyurbanizedandincludesmanyopportunitiestoredevelopusingsustainablebuildingpractices.Sustainablydesignedbuildingsareabletoenhance

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andprotectthesensitiveurbanecosystemsthatexist,whileimprovingairandwaterqualitytoenhancequalityoflifeforthehumanoccupantsandsurroundingcommunity.Energyconservationthroughtechniquesthatutilizewaterreuseorself-sustainingsourcessuchassolarcanprovidedecreasedemissionsofnoxiousgasesanddecreasetheheatgivenofffromthesebuildings.Asustainablydesignedbuildingcansaveenergycosts,decreasetheamountofheatgeneratedinurbanareas,helptoreduceemissionstoboththeairandwater,andreducethewasteassociatedwithconventionalbuildingpractices.

Air Pollution

TheWashingtonmetropolitanareaisconsidereda“nonattainmentarea”bytheEnvironmentalProtectionAgencyforairquality,mainlyduetohighlevelsof ozone.Thenegativeeffectsofairpollutionarebecomingincreasinglyrecognizedandeffortstomitigateitseffectarebeingundertakennationwide.Airqualityissuesresultmainlyfromnitrogenoxidegases(NOx)andvolatileorganiccompounds(VOCs)thataremostlyby-productsofburninggasolineandcoal.Thesegasescombinewhenheatedupbyhotsummerdaysandincreasinglywarmingurbanareastocreateozone,whichcanbedetrimentaltothehealthofhumans,animals,andplantsalike.Oneofthesourcesofozoneisthemixingofvehicleexhaustintheatmosphereandtheheatingeffectoftheearth.Iftheoverallnumberof vehicletripscanbereduced,socantheamountofozoneformed,thereforehelpingtoimprovetheairqualityintheregion.

Thereareseveralsmallstepsthatcanbetakentoimproveairqualityinthesectorplanareathatincludereducingtheoverallnumberofvehiclemilestraveled,providinganetworkoflinkagesforalternativeformsof transportation,andprovidingmoreopportunitiesforridesharing.Whencombinedwithincreasesintreecanopyandtheimplementationofsustainablebuildingtechniques,localizedairqualitycanbeimprovedandacontributioncanbemadetoimprovingregionalairquality.

environmentAL infrAstructure goALs• Implementthesectorplan’sdesireddevelopmentpatternwhileprotectingenvironmentallysensitivefeaturesbymeetingthefullintentof environmentalpoliciesandregulations.

• Restoreandenhancewaterqualityinthesectorplanareathathavebeendegradedandpreservewaterqualityinareasnotdegraded.

• Address,throughappropriatemeasures,issuesof energyconsumption,lightpollution,airpollution,andnoiseimpacts.

• Utilizeenvironmentallysensitivedesignandsustainablebuildingsolutionsfornewandredevelopmentopportunities.

poLicy 1Restoreandenhancewaterqualityinareasthathavebeendegradedandpreservewaterqualityinareasnotdegraded.

Strategies• Identifyareastargetedforpreservationof openspaceandutilizelinearstormwaterpondsandcreatedwetlandsystemsasanamenitytothepublicspace.

• Requiretheuseof conservationlandscapingtechniquesthatreducewaterconsumptionandtheneedforfertilizersorchemicalapplications.

• Identifytrashremovalstrategyforurbanstormwatermanagementandstormdrainageprograms.

• Implementdemonstrationprojectsinopenspaceareasthatprovideeducationalinformationregardingtheimportanceof preservingwaterqualityandexplaintheinnovativetechniquesusedtodoso.

poLicy 2Requireon-sitemanagementofwaterquantityandqualitythroughtheuseofenvironmentallysensitivestormwatermanagementtechniquesforallnewandredevelopmentactivities.

Strategies• Requirethefirstinchof rainfalltobecontrolledon-sitethroughmethodsthatfacilitateinfiltration,evapotranspiration,orreuseof thestormwater.

• Requireenvironmentallysensitivedesignstormwatertechniquessuchasraingardens,bioretentionandinfiltrationareas,innovativestormwateroutfalls,undergroundstormwatermanagement,greenstreets,cisterns,rainbarrels,grassswales,andstreamstabilizationtothefullestextentpossibleonnewandredevelopmentprojects.

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• Requiretheuseof sharedenvironmentallysensitivestormwatermanagementfacilitieswhereappropriate.

• Requiretheuseof undergroundstormwatermanagementfacilitieswherespaceislimitedforsurfacetreatments.

• Requirestreettreeplantingstobeincorporatedasstormwatermanagementfeaturesasanelementof bothgreenstreetsandopenspaceenhancement.

• EstablishmaximumimpervioussurfacepercentagesintheTLCareaduringtheevaluationof developmentproposals.

• Requirethatlargetractsof impervioussurfacesbedisconnectedthroughtheuseof carefulsitedesign,alternativepavers,soilamendmentsandconditioning,bioretentionareas,rooftopgardens,andotherlandscapingtechniques.

• Designparkingareastoincludeshareddrivewaycutsand/orstructuredlots.Theuseof parkinggaragesand/orundergroundparkingshallalsobepriority.

poLicy 3Implement environmentally sensitive buildingtechniquesandreduceoverallenergyconsumption.

Strategies• Encouragetheuseof greenbuildingtechniquesandstandardsasdesignatedbytheU.S.GreenBuildingCouncil.Newbuildingdesignsshouldincorporatethelatestenvironmentaltechnologiesinprojectbuildingsandsitedesigns.Asredevelopmentoccurs,theexistingbuildingsshouldbereused

andredesignedtoincorporateenergyandbuildingmaterialefficiencies.

• Encouragetheuseof atleastthreegreenbuildingtechniquesoneachneworredevelopmentproject,includingbutnotlimitedto:• Creationof graywaterreusesystem• Theuseof lowvolatileorganiccompound(VOC)materials

• Recycledand/orsustainablebuildingmaterialsasdesignatedbytheU.S.GreenBuildingCouncil

• Greenroofs• Renewable/alternativeenergysourcessuchaswind,solar,geothermal,andhydrogen

• Supportthedevelopmentof acountywidegreenbuildingprogramthatprovidesincentivesforreducingtheoverallimpactsof buildingsontheenvironmentandtoprovidecleaner,healthierbuildingstosupportthehealthandwellnessof countyresidentsandworkers.

• Reduceenergyconsumptionthroughtheuseof moreeffectiveandenergy-efficientindoorandoutdoorlightingandairmovementsystemssuchasHVACsystems.

poLicy 4Preserveandenhancetheexistingurbantreecanopy.

Strategies• Requireaminimumof 10percenttreecanopycoverageonallnewandredevelopmentprojectsandencouragethepreservationof existingspecimentrees(trees30inchesorgreaterindiameteratbreastheight).

• Encouragethedevelopmentof community-basedtreeplantingprogramsandwherepossibledirectfee-in-lieumoniescollectedforconformancewiththeWoodlandConservationOrdinancetothoseprograms.

• Requireadiversityof native-stocktreeswhenplantingstreet,landscape,andlawntreesinordertopromoteecosystemhealthandresiliencyagainstdiseaseandinsectpests.

• Increasethepercentageof urbantreecanopyintheTLCsectorplanareabyplantingtreesandothervegetationespeciallyalongroadways,inmedianstrips,andwithin

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Langley Park Community Center


residentialcommunities,andensurethattherootspaceissufficientforlong-termsurvival.

• Planttreesinstrategiclocationstocoolbuildingsandmechanicalequipmenttoreduceoverallenergyconsumption.

poLicy 5Reducelightpollutionandintrusionintoresidentialcommunitiesandenvironmentallysensitiveareas.

Strategies• Encouragetheuseof alternativelightingtechnologiesforathleticfields,shoppingcenters,gasstations,andvehiclesalesestablishmentsthatreducelightintrusiononadjacentpropertiessothatsafelightlevelsaremaintained.

• Requiretheuseof fullcut-off opticlightfixturesforalloutdoorlightingexceptincaseswheresafetywouldbecompromised.

• Requireadetailedlightingplantobesubmittedforallnewprojectsthatconsidersexistinglightlevels.

poLicy 6Reduceairpollutiontosupportcommunityhealthandwellnessandchampionnonmotorizedalternativesbyplacingahighpriorityontransit-orienteddevelopmentandtransportationdemandmanagementprojectsandprograms.

Strategies• Designdevelopmentandredevelopmentprojectstominimizetheneedformotorvehicletripsandtopreventconditionsthatmaycreatelocalairpollutionnuisances.

• Provideanimproved,continuousnetworkof sidewalksandbikewaystofacilitatesafepedestrianuseandaccess.

• Providepark-and-ridelotsalongmajorroadsforcarpools,vanpools,andtransitusers.

poLicy 7Reduce adverse noise impacts to meet State of Marylandnoisestandards.

Strategies• EvaluatedevelopmentandredevelopmentproposalsusingPhaseInoisestudiesandnoisemodels.

• Provideforadequatesetbacksforprojectslocatedadjacenttoexistingandproposednoisegeneratorsandroadwaysofarterialclassificationorgreater.

• Provideapprovedattenuationmeasureswhennoiseissuesareidentified.

• Providesoundbarriersbetweenincompatibleuses.• Restricthoursofoperationforusesthatproduceexcessivenoise.

pubLic fAciLities

Vision

Thevisionforpublicfacilities intheTLCsectorplanistoprovidepublicfacilitiesinlocationsthatserveandpromotealivablecommunity.Keyelementsof thisvisionincludecreatinganewarchitecturallysignificantcentrallibraryandupdatingpublicschoolfacilities.

Background

PublicfacilitiesinPrinceGeorge’sCountyandthedeliveryofpublicservicesarelargelybaseduponsuburbanandruralmodels.Thesemodelsareinsufficientforurbandevelopmentatthecommunitycenterandregionalcenterscale.ManyexistingpublicfacilitiesintheTLCareaareoverutilized,deteriorated,anddonotefficientlyservetheexistingandfuturepopulation.

Duringtheplanningprocess,anumberof participantsexpressedtheneedformorecommunity-orientedpublicfacilitiesinthestudyarea.

Public Schools

Therearesixelementaryschools,twomiddleschools,andtwohighschoolsinPrinceGeorge’sCountythatservetheTLCsectorplanstudyarea.TheseschoolsareshowninTable8.Theschools’names,addresses,2008enrollments,state-ratedcapacitiesandpercentofcapacitiesarealsoidentified.

Condition of Public School Facilities

Eightoftheschoolswhichservicethestudyareawereconstructedinthe1950sandearly1960s,andtwoof theschoolswereconstructedin2000and2002,respectively.Althoughthemajorityoftheschoolsare

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Map 21. Public Facilities

over50yearsofage,mostofthemareinrelativelygoodcondition.

Parsons3D/InternationalconductedafacilitiesconditionassessmentofpublicschoolswithinPrinceGeorge’sCounty.Itexploredthephysicalconditionsofeachschool,bothinternalandexternal.Parsonsidentifiedwhichschoolsrequiredimprovementsbaseduponageandthecostofrenovationversusthereplacementofthefacility.Thestudymeasuredschoolsbaseduponafacilitiesconditionindex(FCI)whichisameasurementof“afacility’sconditionrepresentedbytheratioofthecosttocorrectaschoolfacility’sdeficienciestothecurrentreplacementvalueofthefacility.”

SchoolswithanFCIof0–40percentareconsideredtobeingoodcondition.SchoolswithanFCIof 40–75percentareconsideredtobeinfaircondition,andschoolswithaFCIgreaterthan75percentareconsideredtobeinpoorcondition.Schoolsconstructedsince1993werenotevaluated.

Table9includestheFCIforpublicschoolswithintheTLCsectorplanarea.Sixoftheschoolsevaluatedareingoodconditionandtwoareinfaircondition.MaryHarris“MotherJones”ElementaryandNorthwesternHighSchoolwerenotevaluated.

Population Projections and Their Impact on Public Schools

Thecurrentpupilyieldratesarebasedonthefollowingfactors:0.16forelementaryschools,0.13formiddleschools,and0.14forhighschools.Elementaryschoolsarebuilttoaccommodate740students,middleschoolshaveacapacityfor900–1,000students,andhighschoolshaveacapacityfor1,500–2,200students.Inaddition,elementaryschoolshaveaneighborhoodorientationwhilemiddleschoolsandhighschoolshaveamoreregionalorientation.

Thisplanprojectsanincreaseof1,795dwellingunitsinthestudyareaby2030.Basedoncurrentpupilyieldfactors,thedwellingunitgrowthisprojectedtoyield287additionalelementaryschoolstudents,233additionalmiddleschoolstudents,and251additionalhighschoolstudents.Theprojectedstudentpopulationdoesnotgenerateaneedfortheconstructionofanewmiddleorhighschool.TheplannedconstructionofthenewHyattsvilleAreaElementarySchooladjacenttotheNicholasOremMiddleSchoolwillprovideadditionalelementaryschoolseatstobetterservethestudyareaandalleviatetheimpactthattheprojecteddeficitof368elementaryschoolseatswillhaveatbuildout.

Table 10 shows the State-Rated Capacity, 2,017projected enrollment, existing and projected excessseats and deficit seats, pupil yield and projectedenrollmentatbuildoutforthestudyarea.

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Langley Park-McCormick Elementary School

table8. Prince George’s County Pubic Schools within Takoma/Langley Crossroads

school name Address state‑ rated capacity

Actual enrollment9/30/07

percent capacity

Adelphi elementary school 8820 Riggs Road,Adelphi

456 361 79

carole highlands elementary school

1610 Hanon StreetTakoma Park

618 627 101

cool spring elementary school

8910 Riggs RoadAdelphi

591 422 71

Langley park‑mccormick elementary school

8201 15th AvenueHyattsville

489 441 90

Lewisdale elementary school 2400 Banning Place Hyattsville

475 565 119

mary harris “mother Jones” elementary school

2405 Techumseh StreetAdelphi

774 734 95

buck Lodge middle school 2611 Buck LodgeAdelphi

757 631 83

nicholas orem middle school 6100 Editors Park DriveHyattsville

825 745 90

high point high school 3601 Powder Mill RoadBeltsville

2,253 2,172 96

northwestern high school 7000 Adelphi RoadHyattsville

2,053 2,486 121

source: prince george’s county public schools educational facilities master plan 2007‑2008

table9. 3DI Ranking of Prince George’s County Public Schools within Takoma/Langley Crossroads

school name construction date

building size (square feet)

site size(Acreage)

2008 3di fci

school condition

Adelphi elementary school 1954 38,872 14.6 8% Good

carole highlands elementary school

1953 54,125 10 13% Good

cool spring elementary school

1955 139,211 21.74 9% Good

sources: prince george’s county public schools educational facilities master plan 2007‑2008 & parsons 3di, may 2008

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table9. 3DI Ranking of Prince George’s County Public Schools within Takoma/Langley Crossroads

Langley park‑mccormick elementary school

1958 64,194 10 47% Fair

Lewisdale elementary school

1953 54,103 9.6 41% Fair

mary harris “mother Jones” elementary school

2002 76,842 46.3 N/A N/A

buck Lodge middle school 1958 122,497 24.5 37% Good

nicholas orem middle school

1962 105,697 16.3 39% Good

high point high school 1954 332,412 38.8 32% Good

northwestern high school 2000(Replacement)

355,000 39.1 N/A N/A


table10. Projected School Enrollment and Capacity Needs

schools state‑rated capacity

2017 projected enrollment

excess seats/ deficit

pupil yield

projected seats needed with pupil yield

projected buildout enrollment

projected excess/ deficit

percent capacity with dwelling unit growth

elementary 3,403 3,484 -81 0.16 287 3,771 -368 111

middle 1,582 1,083 499 0.13 233 1,316 266 83

high 4,306 3,813 493 0.14 251 4,064 242 94


table11. Fire and Rescue Facilities

station name company number Address equipment

chillum‑Adelphi 34 7833 Riggs Road 2 engines, 1 aerial truck, 1 ambu-lance

college park 12 8115 Baltimore Avenue

2 engines, 1 ambulance, 1 aerial truck, 1 paramedic, 1 hazmat/ foam truck

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poLicyPreserve, retain, and support existingpublic schoolfacilities, school sites, andpropertiesownedby theBoardofEducation

Strategies• Constructurbanschoolsonadequatesitesinareaswhereschoolsareneeded,yetavailabledevelopablelandislimited.

• Collocatenewschoolswithpublicfacilitiesandparkswhenfeasibleandappropriate.

• ConstructthenewHyattsvilleAreaElementarySchoolusingacompact,two-storydesignadjacenttoNicholasOremMiddleSchool.

Library Facilities

TheTLCsectorplanareaiscurrentlyservedbytheHyattsvilleBranchLibrary.Thislibraryisthreemilesoutsideoftheplanarea.TheHyattsvilleBranchLibrarywasbuiltin1964onathree-acresiteandislocatedat6550AdelphiRoadinHyattsville.Ithasapublicservicesquarefootageof22,063.A20,000-square-footadditiontotheHyattsvilleBranchLibraryisplannedintheFY2009–2014CIP.ItisestimatedthattheprojectwillbecompletebyJune2013.

Baseduponrecommendedlibrarystandards,abranchlibrarycansupportapopulationof40,000.Accordingtocurrentpopulationestimatesandtheprojectedgrowth,thereisacurrentneedforalibraryfacilitywithintheplanareatoprovidebetterservicetotheTLCcommunity.ThedesignatedconstructionofanewlibraryisshownintheFY2009–2014CIPtobefundedbeyondsixyears.Thelocationhasnotbeendetermined.

pubLic fAciLities goALAssesstheadequacyofexistingcommunityfacilitiesandtheneedtoprovideadditionalresourcesforschools,libraries,publicsafety,cultural,recreation,andsocialservices.

poLicy 1ItisrecommendedthatanewmultilevellibrarybeconstructedwithintheTLCsectorplanareaneartransitandeasilyaccessiblebypedestrians.

Strategies• Placeafloatinglibrarysymbolinthevicinityof UniversityBoulevardandRiggsRoadwithinthePublicFacilitiesmaptoindicatetherecommendationof alibraryintheplanarea.

• ConsidercollocatinglibraryservicesinexistingLangleyParkCommunityCentertomeettheincreasingdemandfromthecommunityforcomputingandinternettechnology.

poLicy 2Asalong-termgoal,itisrecommendedtocreatealibraryservicescenterintheLangleyParkCommunityCenterinthespacethatwillbevacatedbytheNorthernAreaOffice,PrinceGeorge’sCountyDepartmentofParksandRecreation.ThisproposedlibraryservicecenterwouldprovidelimitedlibraryservicesandpublicinternetaccesscomputerstotheTLCcommunities.TheproposedlibraryservicecenterwillbelocatedintheexistingspacethatisoccupiedbyPrinceGeorge’sCountyDepartmentofParksandRecreationNorthernAreaOffice,whichwillberelocated.

StrategyLocatealibraryservicescentersymbolonthepublicfacilitiesmap(see Map 21).

Public Safety

TheTLCsectorplanreaffirmsthegoals,objectives,policies,andstrategiesidentifiedintheMarch2008ApprovedPublicSafetyFacilitiesMasterPlan(PSFMP)containsstandardsforpolicefacilities.Theplanstatesthat“TheInternationalAssociationof ChiefsofPolice(IACP)recommendsthatspacerequirementsforspecificpublicsafetyagenciesarebasedontheparticularuseandfunctionofthestructure.Generally,theIACPrecommends250–300squarefeetofspaceperstaffmemberinthebuilding.Anumberofpolicedepartmentsinthecountryareconductingin-depthspacerequirementstudiesandconstructingbuildingsbasedontheoperationalfunctionsconductedinthespace,aswellasstaff growthprojections.”ThePSFMPrecommendsthataspacestudybeconductedpriortotheconstructionorrenovationofanypolicefacility.

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McCormick-Goodhart Mansion (Historic Site 65-007)

ThePrinceGeorge’sCountyPoliceDepartmentistheprimarylawenforcementagencyinthecounty.TheDistrictIPoliceStationinHyattsvilleprovidescountypoliceservicestotheTLCsectorplanarea.TheDistrictIStationishousedinthe47,446-square-footHyattsvilleJusticeCenterlocatedat5000RhodeIslandAvenue.

DistrictIhasthesmallestpatrolareainthecounty,whichisa36-square-milearea;however,itisthemostdenselypopulated,withapopulationofover206,500.

In2007,DistrictIhad146,627callsforservice.DistrictIwasthesecondbusiestdistrictstationinthecountyin2007,whileDistrictIIIreceivedthemosttotalcallsforservice.

Thefollowingarepublicsafetyfacilitypoliciesandstrategiesasstatedinthe2002PrinceGeorge’sCountyApprovedGeneralPlan.ThesepoliciesandstrategiesalsoarerestatedintheMarch2008approvedPSFMP.

poLicy 3Efficientlyprovideneededpublicfacilities.

Strategies• Providespecializedpoliceservicesatsatelliteofficesinspecificneighborhoodsandcenters.

• Seekopportunitiesforco-location(eitherinsinglebuildingsorsingleproperties)of

compatibleandcomplementaryfacilitiesinfutureplanningeffortsforpolicesatelliteoffices.

• DesignateapolicesatelliteofficewithintheTLCplanareaalongUniversityBoulevardorNewHampshireAvenue.

Fire and Rescue Facilities

TherearetwofireandrescuefacilitiesthatprovideservicetotheTLCplanarea.Thestations’names,companynumbers,addresses,andequipmentareshowninTable11.

TheChillum-AdelphiFireStation,Company34,respondedto4,151callsforemergencymedicalserviceand843firecallsin2007.TheCollegeParkFireStation,Company12,respondedto1,554emergencymedicalservicecallsand676firecallsin2007.

ThefollowingpoliciesandstrategiesreaffirmtherecommendationsofthePublicSafetyFacilitiesMasterPlan(PSFMP).

poLicy 4Providefireandrescuefacilitiesthatmeettheneedsofthecommunitybaseduponestablishedcountystandardsandtheirabilitytoaccommodatemodernvehiclesandequipment.

Strategies• ReaffirmthePSFMPrecommendationfortheChillum/AdelphiFire/EMSStationasalong-termpriorityprojectwhichincludesrenovation/replacementof facilitywithrecommendedfundingafter2021.

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McCormick-Goodhart Mansion

Example of multi-use field

• ContinueservicefromtheChillum/AdelphiFireStation,Company34,andtheCollegeParkFireStation,Company12.

historic preservAtion

Vision

PreserveandutilizeallhistoricresourceswithintheTLCplanareaasvitalelementsinthecommunity.

Background

TheTLCsectorplanboundariesincludeonedesignatedPrinceGeorge’sCountyhistoricsite,theMcCormick-GoodhartMansion(HistoricSite65-007),locatedat815115thAvenue.ThehistoricsitewasalsolistedintheNationalRegisterof HistoricPlacesinAugust2008.ThegrandestatemansionisalsoknownasLangleyPark,aftertheGoodhartfamily’sancestralhomeinKent,England.TheestatealsolentitsnametoitsvicinityatthewesternedgeofPrinceGeorge’sCountyonceredevelopmentbeganinearnestafterWorldWarII.

Builtin1924,theMcCormick-GoodhartMansionisofoutstandinghistoricalandarchitecturalsignificance.ItwasdesignedasacountryestateforanaffluentAnglo-AmericanfamilybyoneoftheleadingarchitectsoftheWashingtonarea.Thesurvivingestatehousewasoncethecenterofafarmofmorethan500acressituatednorthandwestof Bladensburg.ThehousewasdesignedbynotedWashington,D.C.,architectGeorgeOakleyTotten,Jr.,forFrederickandHenriettaMcCormick-Goodhart.Thearchitecturalfocusofthemassive,two-and-one-half-storyGeorgianRevivalstylebrickandconcretestructureisatwo-story,pedimentedporticocenteredonthemain(southern)façade.Thehouseisoneoftwosurvivinggreatcountryhousesofthe1920sinPrinceGeorge’sCounty.

TheLangleyParkpropertywassoldbytheMcCormick-Goodhartheirsin1947,andthemansionand25surroundingacresbecamethecenterfortheEudistFathers,aFrenchCanadianCatholicorder.In1963,thepropertywaspurchasedbyarealestatesyndicate,andtheWillowbrookgardenapartmentswerebuiltaroundthemansion.Untilthe1990s,themansionservedasaschoolforthelocalcommunityandwassubsequentlyvacant,untilrecenteffortstorehabilitateandadaptivelyusethesignificantstructurewereinitiatedbyCASA de Maryland.Therehabilitationofthebuildingby

CASA de MarylandasacommunityservicecenterforTLCisexpectedtobecompletedbylate2009.Whencompleted,thebuildingwillbeoneofthecounty’sfirstandmostimportantrehabilitationprojectsexpectedtoreceiveaLeadershipinEnergyandEnvironmentalDesign(LEED)Goldcertification.

historic preservAtion goALEnhancetheaccessibilityoftheMcCormick-GoodhartMansion/LangleyParkasaculturalassetandresourceforthesurroundingcommunity.

poLicyDeveloppedestrianlinkagestotheMcCormick-GoodhartMansion/LangleyParkhistoricsiteandenhancetheproperty’saccessibilitytothelargercommunity.

Strategies• Developwayfindingandinterpretivesignage.• Provideweb-basedinformationsourcesfocusedontheMcCormick-GoodhartMansion/LangleyParkhistoricsiteanditshistoricimportanceandcurrentroleinthecommunity.

pArks And open spAce

Vision

CreateastrategyfordevelopmentandimprovementofparkpropertieswithintheTLCsectorplanarea.CreateadditionalopportunitiesforpublicparksandopenspaceswithintheTLCsectorplanarea.

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Langley-Hampshire Park, a neighborhood park located in the community

Background

Duringtheplanningprocess,anumberof participantsexpressedtheneedformoreactiveparkspaceandadditionalcommunityfacilityspace.Thereexistsanumberofexcellentregionalpark,recreational,andenvironmentalresources,butmostarejustoutsidetheTLCplanareaboundariesandgettingtothemisnoteasy.Theplanaddressespotentialcommunityfacilitiesinavarietyof locationsusuallywithsomeformofgreenspacesettingandthatareoftenlinkedtoeachotherbymajorgreenconnectors.TheplanalsoaddressestheissueofconnectivitybyproposingacentrallinkthroughoutthestudyareaandtiesintoregionaltrailsthatrunthroughtheSligoCreekandNorthwestBranchstreamcorridorparks.

goALs• Ensurethatresidentsarewithinaten-minutewalktoavarietyof activerecreationalopportunities.

• Enhancethemixof recreationalopportunitiesthatareavailableforpeopleof allages.

• Ensurethatbothprivateandpubliceffortsdevelopandoperatethe“menu”of recreationalofferings,includingsports,freeplay,socialspaces,pathsandtrails,programs,andevents.

• Providerecreationalspacesthroughoutthesectorplanareaincludingtheshoppingdistrictandresidentialneighborhoods.

poLicy 1CreatearecreationhubservingthesectorplanareaaroundtheLangleyParkCommunityCenter,LangleyPark-McCormickElementary,andtheBoysandGirlsClub.

Strategies• Linkexistingcommunityfacilitiestoanewsetof playfieldsand,tothehistoricmansionsiteinasmallcampussetting,makingthemmorevisibletoeachother.

• CreatedirectpedestrianandvisualcorridorstotheLangleyParkCommunityCenter/LangleyPark-McCormickElementarySchoolutilizingsidewalkconnectionsandproposednewroadwayconnections.

poLicy 2Createrecreationalfacilitiesthatarescaledandintegratedintourbanneighborhoodsbydevelopingsmallerrecreationalparksinneighborhoodsaspartofredevelopmentprojects.

Strategies• AddtotherecreationalspacesurroundingtheBoysandGirlsClubtocreateplayfieldslargeenoughfororganizedsports.

• ExpandtheLangleyParkCommunityCenterintothevacatedspacewhenM-NCPPC/NorthernAreaOfficesrelocate.

• BuildanewgymfortheLangleyParkCommunityCenter.

• Utilizeoutdoorrecreationalfacilitiesatschoolstoserveneighborhoodparkneeds.

poLicy 3Create an urban greenspace integrated withinshopping districtswith emphasis toward creating asocialspaceandaplaceforfreeplay.

Strategies• Utilizeurbangreenspaceasapublicfacilityorvisuallandmarkthattiestogethermoredirectlytheareasouthof theboulevardandthegreensystemtothenorth.

• Requireresidentialredevelopmentprojectstoprovidelandandamenitiesthataccommodateparksforactiverecreationwithinresidentialneighborhoods.Allneighborhoodsshouldcontainaminimumof 40,000squarefeetof parklandtoincludeasmallplayfieldforpick-

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Example of single family housing in Langley Park

upsportsorfreeplay,playground,walkingloopsthatcanbeintegratedintothesidewalkssystem,picnicspotsandsports.Theparklandcanbedividedintotwoareaswithinaneighborhood,howevershouldbedevelopableforactiverecreation.

• Ensurethatresidentsinmixed-usedevelopmentprojectsarewithinaten-minutewalkingdistancetoneighborhoodparksortherecreationalhubattheLangleyParkCommunityCenter.

community deveLopment

Vision

EnsurethattheTLCsectorplanareacontinuestodevelopinawaythatbenefitstheoverallhealthandwellnessofitsresidents.Residentslocatedwithinthesectorplanareawillhaveaccesstohealthyfoods,reliabletransitsystem,safepedestrianandbicycleconnectivity,openspace,employment,andhousingoptionsthatwillhelpindividualsinmakinghealthychoices.

Thissectionisdividedintothefollowing:Housing,CommunityHealthandWellness,MulticulturalCenter,andEconomicDevelopment.

Housing

Background

The sector planpresents various strategies to fulfillthehousingelement.Theseinclude:

• strengtheningexistingneighborhoods

• preservingexistinghousingstock

• providingavarietyofqualityhousingchoices

• promoting mixed-use development in order toestablish a healthy communitywhere housing,employment, retail, and civic uses are locatedclosetoeachother

• increasing opportunities for higher-densitymultifamilydwellings

• providingaphased strategy for reinvestment indistressedhousing

TheTLCsectorplanareacontainstwopercentof PrinceGeorge’scounty’stotalhousingunits.More

thanhalfofthehousingstockintheTLCareaismultifamily;countywide,alittleoverone-thirdof thehousingunitsaremultifamily.Only21.4percentoftheunitsintheplanareaaresingle-familydetached,whereasmorethanhalfofthehousingunitsinthecountyaresingle-familydetached.Townhomesareonly6percentofthetotalhousingunitsinTLCcomparedto15percentinthecounty.At3.33personsperhousehold,thehouseholdsinTLCaremuchlargerthanthe2.74-personhouseholdscountywide.HousingunitsintheTLCsectorplanareaarepredominantlyrenter-occupied.Onlyalittleoverone-quarterofthehousingunitsareowneroccupied,comparedtoalmosttwo-thirdsofthecounty’shousingunits.

TheGeneralPlanpresentsthecounty’shousinggoalofcreatinganadequatesupplyofworkforcehousingthroughoutthecounty.Torealizethisgoal,theGeneralPlanrecommendstwokeypolicies:

“Provideopportunitiesforhigh-densityhousingwithinCenters,atselectedlocationsalongCorridors,andinmixed-useareas.”

“Ensurehigh-qualityhousingforallpricerangeswhileencouragingdevelopmentofavarietyof high-valuehousing.Specificgoalsinclude:encouragingappropriateinfill;encouragingmoreintense,high-qualityhousingandeconomicdevelopment;promotingtransit-supporting,mixed-use,pedestrian-orientedneighborhoods;andensuringcompatibilitywithsurroundingneighborhoods.”

Thesectorplanpresentsanopportunitytoachievethecounty’shousingvisionbyimplementingthehousingpoliciescontainedintheGeneralPlan.

housing goALs• Implementpoliciesfromthe2002PrinceGeorge’sCountyApprovedGeneralPlanthatareapplicableinthesectorplanarea.

• Ensurethatnewdevelopmentsarecompatiblewithsurroundingneighborhoods.

• Provideavarietyof housingtypesforarangeof incomes,includingworkforcehousing.

• Promotemixed-usedevelopmentinordertoestablishahealthycommunitywherehousing,employment,retail,andcivicusesarelocatedclosetoeachother.

• Improvehighconcentrationof distressedhousinginandoutsidethesectorplanarea.

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• Designandbuildasafepedestriannetworktoconnectexistingneighborhoods,schools,andotherpublicfacilities,suchascommunitycentersandlibraries.

poLicy 1Facilitateavarietyofresidentialdensitiesandhousingtypesthroughouttheplanarea.

Strategies• Provideamixof incentivesandrequirementstoprivatedeveloperstoincludeworkforcehousingwithinmarketratedevelopments.

• SeekopportunitiesforthePrinceGeorge’sCountyDepartmentof HousingandCommunityDevelopmenttoinvestinnewhousingbyprovidingfinancialincentivesforthedevelopmentof mixed-incomehousing,inclusiveof workforceandstarter-homeownershipandrentalunits.

• Facilitateapartnershipbetweennonprofitsandprivatedeveloperstoconstructnewhousingintheprojectarea.

• Partnerwithnonprofitandfor-profithousingdeveloperstoformulateandimplementinnovativestrategiestoexpandworkforcehousingopportunities.

• Promotethedevelopmentof communitieswithhigh-qualitydesignandamenities.

poLicy 2Identify and implement policies and mechanismsthatgiveexistingresidentstheoptionofremaininginTLCasthearearedevelops.

Strategies• Providehomeownershipandfinancialtrainingandcounseling,bothbeforeandafterthepurchase,forcurrentarearenterswishingtopurchasehomes.

• Providefinancialincentivestosupportfirst-timehomeowners.

• Provideforeclosurepreventioncounselingandassistance.

• Developandimplementfundingstrategiesforsingle-familyrehabilitationprogramsthatattractmoderate-incomehomeowners.

• Createanaffordablehousingadvisoryworkgrouptoaddresscommunitydevelopmentintheplanarea.Thisworkgroupwillalsowork

withthePlanningBoardandM-NCPPCstaff tocreateahousingstrategyfortheTLCplanareapriortoapprovalof thesectionalmapamendment.

Community Health and Wellness

Background

Communityhealthandtheenjoymentoflivinginacommunityaregreatlyaffectedbyitsphysicalconditions,appearance,andsafety.TLChasexperienceduncoordinateddevelopmentasaresultofitsbeinganoldercommunityandthepressureof bicountyintersectionsthatdominatethearea.Revitalizationoftheareawillneedtobuildonitsstrengthsandaddressitschallenges.Thesectorplanrecommendspoliciesandstrategiestocreatewellnessinthecorridorandrevivethephysical,social,andeconomicvitalityofthecommunity.Theresidentshaveexpressedaneedtohavesafeplacestoexerciseandwalk,openspace,parkland,areliabletransitsystem,andhealthfacilitiestosupportthegrowingpopulation.

community heALth And weLLness goALs• Ensurethatcommunityhealthandwellnesspoliciesaredevelopedandimplemented.

• Ensurethatthepublicinfrastructuresystemisestablishedsothatparks,restaurants,shops,schools,libraries,andothercommunityresourcesareconvenientlylocatedandphysicallyaccessible.

• Ensurethatthetransportationnetworkismultimodalandsustainable.

• Ensurequalityandworkforcehousingisavailableinthecenter,corridornodes,andcorridors.

• Ensuretherearelocalliving-wagejobsandlocalbusinessownership.

• Createsafepedestrianandbicycleconnectionswithinthecenter,corridornodes,andcorridors.

poLicy 1Createamodelof communityhealthandwellnessinitiativestoserveresidentswithintheTLCarea.

Strategies• DesignatetheTLCsectorplanareaasa

wellnessopportunityzoneordistrict,in

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whichincentivesandpoliciesareprovidedinamannersimilartoMarylandSmartGrowthpoliciestosupportandencouragehealthandwellnessinthearea.

• Undertakeahealthimpactassessmenttoprovideunbiasedinformationaboutanticipatedhealthbenefitsandcostsof proposeddevelopmentactivitiesfortheTLCareaandapplytheresultstourbandesignandtransportationpolicies.

• Establishrecreationalandeducationalprogramstoservethecommunityincluding:- Sportprogramsforyouthandadults- Partnershipswithlocaluniversityand

communitycollegetoofferclassesforyouthandadults

- Programsfordrugabuse,alcoholism,andgangprevention

- ContinuingeducationprogramscoordinatedwiththeBoardof Education

• Makeavailablegrantsorloanstosupporttheimplementationof initiativestobenefitthehealthandwellnessof theresidents.

• Provideincentivesfordeveloperstocreatehealthimpactassessmentsandprovidehealthandwellnessamenitiesasapartof thedevelopmentprocess.

• Developapubliceducationandcommunityparticipationprocesstoensureinvolvementinmakingdecisionsthatimpactthehealthandwellnessof itsmembers.

• Encouragewalkingandbikingbypromotingresourcesforpedestriansandcyclistsinsteadof

automobiles,includingbicycleparking,bicyclestorageunits,benches,tables,anddrinkingfountains.

• Provideincentivesfordeveloperstoincludeshowerandchangingfacilitiesforthosewhocommutetoworkonbicycles.

• Encouragecarshareprogramstoestablishoutletsinthesectorplanarea.

• Integratewalkingandbikingintotheassessmentof motorvehicleandmasstransittransportationpolicies.

• Developeconomicincentivestosupportadiversemixof uses,workforcehousing,andemploymentatlivablewageswithinandaroundthesectorplanarea.

• Requirethatdevelopmentproposalsdemonstratetheirabilitytoprovidereadyaccesstoavarietyof communityresources,suchasgrocerystores,parks,housing,andemploymentopportunities.

• Encouragedevelopmentthatsupportsahealthyeconomyandprovidesavarietyof living-wagejobs.

• Exploretheoptionof providingdensitybonusesforhousinginthecenter,corridornodes,andcorridors.

• EncouragetheuseofthePurpleLinetoeliminatecongestiononarterialandcollectorroads.

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Future site of Casa de Maryland headquarters (Courtesy of Casa de MD)

Multicultural Center

Background

In2005,CASA de Maryland,whichisrecognizedasthelargestLatinoandimmigrantorganizationintheStateofMaryland,purchasedtheMcCormick-GoodhartmansionfromSawyerRealty,LLC,withthegoalofrenovatingthemansionandrelocatingtheirheadquartersandadditionalcommunityservicestothebuilding.Therenovationswillincludetherestorationoftheexteriortoitsoriginalhistoricappearanceandinteriorrenovationstomeethistoricalstandards.Withfundingraisedfromprivateandpublicpartnership,CASAanticipatesstartingconstructionin2008andopeningoneyearlater.ThemansionservesasaheadquartersandmulticulturalcenterthatwillbeaLEEDcertifiedGoldhistoricbuilding;oneofthefirsthistoricbuildingstobeLEEDcertifiedintheStateof Maryland.ItalsowillcontainseveralnonprofitorganizationsthatprovideavarietyofservicestoresidentsinandaroundLangleyPark.

muLticuLturAL center goALs• Offeravarietyof servicesandprogramstoservethecommunity

• Provideasafeandaccessibleenvironmentforpedestriansandvehicles

• Supportthedevelopmentandgrowthof localnonprofitorganizations

• Provideaconvenientlocationforlocalnonprofitorganizationsthatsupportthecommunity

poLicy 1EncouragetherenovationoftheMcCormick-Goodhartmansionandprovideadestinationforlocalnonprofitorganizationsinthecommunity.

Strategies• Supporttherenovationof theMcCormick-GoodhartmansionbyCASAdeMarylandasaheadquartersandmulticulturalcentertoservethecommunityandmaintainthemansion’shistoricintegrity

• Encouragetheuseof greenbuildingtechniquesthatreduceenergyconsumption

• Encouragecertificationof thebuildingundertheLEEDGoldprogram

• Improvepedestrianandvehicularaccesstothesite

• Provideincentivestobringlocalnonprofitorganizationstothecenter

poLicy 2Providesocialservicesandprogramstothecommunity.

Strategies• CreateapartnershipbetweenlocalnonprofitsandtheBoardof Educationtooffereducationalprogramsforliteracyandcitizenshipclasses

• Coordinatewithexistingnonprofitorganizationstoofferavarietyof servicestothecommunity,suchaslegal,financial,social,healthcare,andjobtraining

Economic Development

Background

MaintainingculturalusesintheTLCsectorplanareawillenliventhedistrictandattractusersfromaroundtheregion.Additionally,jurisdictionaleffortstoattractnewbusinesseswillhelptoincreasedemandforexpandedspaceinthefuture.

In2003,EconomicResearchAssociates(ERA)preparedaneconomicanalysisfortheTLCareainwhichthefollowingconclusionswerecreated:

• 65,000–70,000squarefeetof additionalretailspacecouldbesupported

• 175–250newmultifamilyhousingunitsshouldbeconsidered

• Futureemploymentcouldyieldanadditional24,000squarefeetof officespace

SuccessfulrevitalizationofTLCisdependentuponthe“unificationandbeautification”ofitsphysicalspacebyutilizingcertainimprovementstoreducethetrafficpatterns,limitcurbcuts,andfosterpedestrianperceptionsofsafety.Improvementstotheareawilllikelyincreasepedestrianfoottrafficandmightcreatea“pingpong”effectwhereconsumerswillwalkfromstoretostoreandgeneratemoreretailsales.

Becauseofchangesinoveralleconomicconditionssince2003,BasileBaumanProstCole&Associates(BBPCA)reviewedtheERAreportinlate2007andfactoredinadditionaldatatorevisethoseestimatestoaccountforthefour-yeartimedifference.The

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updatedreportalsoincludedanalysisofportionsof TakomaParkandMontgomeryCountythatbordersthePrinceGeorge’scountyplanarea.BBPCA’sanalysisidentifiesanumberofstudyareachangesthataffectrealestateopportunitiesintheTLC.Theyincludethefollowing:

• Retailspendingrosefromanestimated25percentof averagehouseholdincomein2003to29percentin2007

• Thesectorplanstudyareaadded784householdsabovethoseprojectedinthe2003studyandthisindicatesthereisadditionaldemandfornewhousing2

• Retailspendingpotentialinthefive-andten-mileradiisurroundingtheCrossroadsgrewby$566millioninexcessof thatprojectedinthe2003study,suggestingopportunitiesmayexistformarketableretailspacebeyondthe67,000squarefeetprojectedin2003

Theintroductionoftransithasgenerallybeenfoundtohaveapositiveimpactontheeconomicviabilityofcommunities.TheTLCareahasastrongopportunitytocapturealargershareofthegrowththatoccursinsurroundingPrinceGeorge’sandMontgomeryCounties.Demandforgoodsandservicesfromnewhouseholds,businesses,and

2 Household number is a population estimate of growth for the five-mile radius surrounding the cross-roads based on demographic data from ESRI (based on the census).

transitridersmaycauseareasalesandvolumetoincreaserapidly.

economic deveLopment goALs• Createamarketingworkgrouptoimplementtheeconomicstrategiesof theeconomicdevelopmentrecommendations

• BrandtheTLCsectorplanareawithaninternationaltheme

• Workwithareaorganizationstocontinuerecruitmentandretentionof ethnicbusinesses

• WorkwithareaorganizationstoplanspecialeventsintheTLCsectorplanarea

• Workwithareaorganizationstocreateabusinessdirectory/kioskattransitstations

• WorkwithareaorganizationstodevelopapublicmarketfortheTLCplanarea.AnindoormarketfortheTLCplanareawillincreasethepopularityof thecommunityasaninternationalretaildestination.Themarketwillalsosupplybusinessownerswithaneconomicalrentalspacetoselltheirproducts.

poLicy 1Createamarketingworkgrouptodevelopmarketingstrategies.

Strategies• Creatingamarketingworkgroupisakeyfirststepindevelopingmarketingstrategiestoenhancedemand.Theworkgroupwillbechargedwiththeconsiderationof eachstrategyandbroadoversightof implementation.Sincethemarketing

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Retail in Langley Park

International fabrics from retailers in Langley Park

strategiescanenhancedemandforexistinggoodsandservices,theworkgroupshouldbeformedassoonaspossibleandshouldincluderepresentationfromthefollowinggroups:• Maryland’sInternationalCorridorCommunityDevelopmentCorporation

• Propertyandbusinessowners• RedevelopmentAuthorityof PrinceGeorge’sCounty

• PrinceGeorge’sCountyEconomicDevelopmentCorporation

• Communityandethnicorganizations• TheMaryland-NationalCapitalParkandPlanningCommission

• PrinceGeorge’sCountyDepartmentof PublicWorksandTransportation

• Establisharegularmonthlymeetingforthesevariousstakeholderstofosterconsistentparticipationandcommitmenttocreatingasuccessful,long-termmarketingplanfortheTLCarea.

poLicy 2CreateabrandingcampaignfortheTLCsectorplancorridorincludinganinternationaltheme.

Strategies• Developamultiprongedbrandingstrategythataddressesmarketingof theinternationalcorridortoimprovevisitors’perceptionandrecognitionof theareaasaspecialplace

• Developalogoandcolorschemebyagraphicartist

• Useof thelogoandcolorschemeonsignage,brochures,directories,maps,andbanners,oftencoordinatedbyanorganizationchargedwithrevitalization

• Installandmaintainbrandingelementsthroughoutthearea

poLicy 3Recruitmentandretentionofethnicbusinesses.

Strategies• Recruitandretainethnicbusinesses,throughmarketingandsiteselectionassistance,businessretentionvisits,andtechnicalassistance,inordertostrengthenandexpandtheCrossroadsethnicretailandrestaurantofferings.• Buildrelationshipswithcommercialbrokersintheregionandeducatebrokersabouttheuniquecharacterof theCrossroadsincludingtheethnicandinternationalflairthatissignificanttotheCrossroadsimageandidentity.

• BuildrelationshipswithpropertyownersintheCrossroadstoencouragethemtofocusoninternationalbusinessesasspaceturnsoveratindividualproperties.

• Createadatabaseof availablespaceintheCrossroads.

• Createbusinessretentionvisitstomeetwithaspecifiednumberof businessesperiodically.Meetwithdifferentbusinessesduringeachretentionvisitsothatovertimeavarietyof businesseswillbereached.

• Createatechnicalassistanceprogramcomprisedof smallbusinessdevelopmentandtechnicaltrainingworkshopsaimedatbothprospectivenewandexistingbusinesses.Topicsmightincludebusinessplanning,businesspermitting,windowdisplays,customerservicetechniques,ande-marketing.

poLicy 4PromotethediversityoftheTLCsectorplanthroughspecialeventsplanning.

StrategyEncouragethedevelopmentofaspecialeventsprogramforholdingeventssuchasinternationalfestivalsand“openhouse”eveningsinwhichbusinessesareopenforextendedhours.As

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Office space along University Boulevard

recommendedinthe2003InternationalCorridorCommunityLegacyPlan,specialeventscouldalsoincludemonthlyethnicfestivalsfocusedaroundimportantholidaysbycountry(i.e.VietnameseMoonFestivalinAugust,MexicanCinco de MayoinMay,andCaribbeanCarnivalinFebruary).

poLicy 5Developabusinessdirectory/kioskattransitstations.

StrategiesCreate a business directory at each transit station,completewitha color-codedmapanddirectoryof shops.Thebusinessdirectoryshouldemphasizethearea’s international character, and multilingualcategoriesofshopsandrestaurantsshouldbelisted.

poLicy 6Develop gateway points on major streets andboulevards designed to introduce residents andvisitors to theTLC/InternationalCorridor throughseveralstrategieslistedbelow.

Strategies• Encouragehighlyidentifiableanduniqueornamentalstreetlightsalongthetransitboulevard.

• Encouragebusinessesandrestaurantstohaveonelargeflagfromthecountrytheyrepresentmountedtothefrontof theirbuildings.

• EncouragemenusandsignstobeinEnglishandthenativelanguageof thebusiness.

• Encouragecreationof anawningdistrict(mandatoryawningsonnewfacades)withfabricandpatternsthatreflecttheowners’countries.

• DesignateeachsmallparkwitharegionalidentitythatreflectstheethnicgroupsrepresentedintheTLCarea.Parkdesignswouldincorporateelementsuniquetothevariousworldregions.

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introduction

TheTakoma/LangleyCrossroads(TLC)sectorplanrecommendsasetofimprovementsinlanduse,transportation,andotherelementsofthebuiltenvironmentwithintheplanarea.ImplementationoftheseimprovementsareneededtoachievethevisionoftheplanaspresentedintheConceptPlanElementsandRecommendationschapter.Toimplementthisvision,thecollaborationofthepublicandtheprivatesectorwillbeinstrumental,aswellasthecontinuingsupportofthelocalresidentsandtheircivicassociationsthatrepresentthem.Muchofthebuiltenvironment,suchasthestreetsandsidewalks,greenspaceandtrails,andpublicfacilities,willbepartoftheoverall“publicrealm”designed,built,andmanagedbythepublicsector.Publicsectorinvolvementisneededformanagingtheoverallprocessandapprovingnewdevelopments.However,itwillbeuptotheprivatesectortobuildthenewmixed-usefacilities,newresidentialunits,andthenewinfrastructureproposedinthisplan.Thesedecisionswilloccurincrementallyoverthenext20years.(SeeTable12)

Thefollowingimplementationstrategylistsarecommendedsetofprograms/incentivesthatcouldbeofferedtotheprivatesectortoinduceandencourageitsparticipationinfuturedevelopment,investmentintheplanvision,andtomeetmanyofthepublicsector’sowngoalsfortheplanarea,especiallyinlanduseandhousing(seeTable15.Implementation/ActionSchedule).

Theimplementationstrategyisdividedintothefollowingsections:

• BestPracticesfromOtherCommunities• PublicFacilitiesCostAnalysisandEstimates

• PlanPhasing• AmendmentstoGeneralPlan• NextSteps

best prActices from other communities

Facilitatingtransit-supportiveredevelopmentandrevitalizationintheTLCareawillrequireacoordinatedplan,particularlytoensurethattheinternationalcharacteroftheareaispreservedandthatexistingsmallbusinessesandresidentsaregivenstrongopportunitiestothriveinthearea.Thepurposeofthissectionoftheplanistopresenta

listofbestpracticesfromothercommunitiesthatcanprovideguidanceforsimilaractionsintheplanarea.Thebestpracticesforredevelopmentandrevitalizationaredividedintothreebroadcategories:

• IncentivestoFacilitateRedevelopment• MarketingtoEnhanceDemand• ToolstoPreserveAffordableResidentialandCommercialSpace

Incentives to Facilitate Redevelopment

Whiletheintroductionoftransitinthecommunitymayofferamoreattractiveenvironmentfromwhichtoattractnewresidentsandbusinesses,brick-and-mortarredevelopmentmaybehastenedviaincentivestargetedatreducingthecostof development.Inthesuggestedstrategies,threekeyareasofcostreductionaretargeted:

• Reducingthecostof parking• Reducingthetime(andassociatedcost)spentindevelopmentreview

• Reducingtheup-frontcostof financing

Animportantfirststepintheimplementationofincentivestofacilitateredevelopmentisthecreationofanincentivesworkgroupcomprisedof representativesofpublicandprivatestakeholders.Theworkgroupwillbechargedwiththedevelopmentofeachstrategyandensuringstrategiesareimplemented.Ideally,theworkgroup,headedbytheM-NCPPCinMontgomeryandPrinceGeorge’sCounties,wouldbecreatedassoonasthePurpleLineiscommittedandtheopportunitytofacilitateredevelopmentemerges.Theworkgroupshouldincluderepresentativesofthefollowinggroups:

• TheMaryland-NationalCapitalParkandPlanningCommission


• RedevelopmentAuthorityof PrinceGeorge’sCounty


• RevenueAuthority• Maryland’sInternationalCorridorCommunityDevelopmentCorporation

• Propertyandbusinessowners• Communityandethnicorganizations

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Withthisbroadrepresentationofkeystakeholdersinvolvedinreviewingandimplementingincentivesforredevelopment,TLCwillbebetterpositionedtoattractfuturedevelopmentopportunities.

Proposed incentives:

Reduce parking requirements

Transit-orienteddevelopment(TOD)offersopportunitiestoreducethenumberofparkingspacesbelowconventionalparkingrequirementsforretail,office,andresidentiallanduses.TODmixesusesandincreasesaccessibility,therebydecreasingthenecessityofmultipleandevensinglecarownershipamongsinglesandfamilies.Giventhehighcostofstructuredparking,reductionsintherequirementsforparkingcangofarinimprovingaTODproject’sfinancialviability.

ReducingparkingrequirementsinTLCmakespracticalsensenotonlyinlightofthepotentialfuturetransitinvestment,butalsoconsideringtherelativelylowratesofautomobileownershipandrelativelyhighratesoftransituseintheneighborhoodssurroundingtheCrossroads.

methodsofimplementation:Createatransitordevelopmentoverlaydistrictthatreducesparkingpermittedfordifferentusesintheoverlaydistrict.Anotheralternativeistouseanapplicationandnegotiationsprocessthroughwhichthecountyreviewseachpropertyandanumberoffactors

relatingtoitsredevelopmentinordertocalculatetheparkingreduction.

Create a parking district

ThecreationofaparkingdistrictintheTLCareainconcertwithreducedparkingrequirementscouldensuresuccess.Ingeneral,parkingdistrictsallowjurisdictionstomanageparkingsupplyanddemandonadistrictwidebasisandtypicallyprovidepublicgarages.Theparkingdistrictwouldofferthebenefitofpotentiallyreducingthecostofstructuredparkingtodevelopers.Thiscostreductioncanoccurwhenenactedincombinationwitha“paymentinlieuofparking”policy.

MontgomeryCountycurrentlyhasseveralparkingdistrictsinthecounty’surbannodes,includingthoseinSilverSpringandBethesda.ThecountyDepartmentofPublicWorksandTransportationmanagestheparkingdistrictprogram.

methodsofimplementation:CreateaparkingdistrictasamultijurisdictionalentityincludingMontgomeryCounty,TakomaPark,andPrinceGeorge’sCounty.Thisentitywouldbechargedwithoversightofthedesign,construction,operation,andmaintenanceofafacilityorfacilitiesincooperationwiththeRevenueAuthority.Thisentity,inadditiontobeingchargedwiththeconstructionandoperationofpooledparkingforthedistrict,mayalsomanageothercomplementaryprograms,suchasarrangementswithcar-sharing

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Example of mixed-use building utilizing ground floor retail and above ground parking.

serviceproviders(andspotsdesignatedforsharedcarsmaybereservedinnewparkingfacilities).

Provide public parking garage

Offeringapubliclyrunparkinggaragecoulddecreaseprivatesectorcostsofconstructionandbeimplementedthroughthecreationofaparkingdistrictandfundedthroughtheuseofpaymentinlieuofparking.Adetailedparkingstudytocalculatethepotentialneedforandrecommendedsizeof apublicgarage,basedonpossibleredevelopmentprojectslinkedtotransit,wouldbeanimportantfirststepindeterminingwhetherthisstrategyisappropriateforTakoma/LangleyCrossroads.

Thesiteofthepublicstructureshouldbeaccessible(andwell-marked)frommajortransportationroutesbutnestledbehindprimecommercialfrontageandintersectionsmostvaluableforprivatesectordevelopment.Wrappingthegaragewithotheruseswouldavoidtheintroductionofa“blankwall”andenhancethenumberof “eyesonthestreet”forcrimeprevention.

methodsofimplementation:Incorporatethecreationoftheparkinggarageaspartofaprivatesector-ledredevelopment.Asdevelopersandpropertyownersexpressinterestinredevelopment,theyshouldbeapproachedaboutthepotentialforapublicgarageintheirprojectplans.

Allow for payment in lieu of parking

Withthecreationofaparkingdistrict,feesmaybepaidinlieuofprovidingparkingon-siteandaregenerallysetlowerthanthecostofbuildingparkingon-siteinordertoenticedeveloperstousethisoption(andbolstertheparkingdistrictfund).Thissystemindividualizesthecostof providingparkingandcreatesincentivesfordevelopersandpropertyownerstoeconomize.

Fees-in-lieuaremostoftenafixed-dollaramountmultipliedbythenumberofparkingspacesthatnormallywouldhavebeenrequiredforthegivenlanduse.Thedistrictthenusestheaccumulatedfundstoconstructparkingstructuresorlotsthatcanservemultiplepurposes(i.e.,large-scalesharedparking).Thisoptiongivesdevelopersadditionalflexibility,andparkingcanusuallybedevelopedwithinaconvenientdistanceandatlesscost.

methodsofimplementation:CreateapaymentinlieuofparkingprogramfortheTLCsectorplanarea.

Encourage and regulate shared parking

Asanalternativetoorcomplementarytoaparkingdistrict,sharedparkingarrangementsbetweenpropertyownersallowfortheprovisionofareducednumberofspaceson-site.Sharedparkingisacooperativeparkingagreementreachedbytwoormoreuserstakingintoaccountvariablepeakdemandtimesofeachuse.Forexample,anofficebuildingmayshareparkingfacilitieswitharetaildestinationsolongastheirhoursofpeakoperationdonotsubstantiallyoverlap.Inothermunicipalities,sharedparkinghasallowedforuptoa50percentreductioninrequiredparkingspacesfortwoormoreuseslocatedonthesameoradjacentparcels.

methodsofimplementation:Createanapplicationandapprovalprocessforasharedparkingplanfordevelopersorpropertyownersratherthanby-rightapproval.Thismethod,thoughmorecomplicatedthanby-rightstandards,couldoffermoreprecisereductionstiedtospecificusesandtheirpeakparkingdemands.Anapprovedsharedparkingplanthenwouldrunasrestrictivecovenantswiththeland.Sharedparkingplansshouldbemonitoredandreviewedonanannualorotherwiseregularbasisasdeterminedbytheimplementingagency.

Facilitate low-to-no interest loans

Avarietyofsourcescanbetappedforlow-to-nointerestloansforredevelopment,particularlywhentheredevelopmentoccursinalow-to-moderate-incomecommunityandoffersaffordablehousing.

methodsofimplementation:Createandpromotepotentialsourcesoflow-to-nointerestloansfortheTLCareastoinclude:

• commercialBuildingLoanFund:TheRedevelopmentAuthorityof PrinceGeorge’sCounty’scommercialbuildingloanfund(CBLF)canbetargetedtocommercialconstructionintheTLCarea.Asubcomponentof theCBLF,thenewbuildingloanprogram(NBLP),canbeusedasanincentivetoretailandcommercialprojectsinTakoma/LangleyCrossroads,sinceitisanInnerBeltwaycommunityinwhichmarketassessmentindicatesfuturedemandforspace.Theprogramcanprovideupto50percentof thefinancingof constructioncostsfortheproject,withamaximumof $2millioninfinancingforasingleproject.

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• communitydevelopmentFinancialinstitutions(cdFis)andmicro-lenders:Thesenationalandlocalfinancialinstitutionsprimarilyfocusonsmallbusinessesandentrepreneurs,butalsoareinterestedinaffordablehousingprovisioninlow-tomoderate-incomecommunities.InstitutionsincludeSeedco,EnterpriseCommunityPartners,andothers.Seedcooffersacommunitypartnershipmodel,inwhichitwillpartnerwithgovernmentagencies,corporations/financialinstitutions,colleges,industryassociations,foundations,andtheUnitedWay.Seedcoutilizesfundingsourcessuchasnewmarketstaxcredits(NMTC,describedlater)tofundrealestatedevelopmentsthatconnectanchorinstitutionstotheircommunity,smallbusinessassistancetoincubatorsandexpansionloans,andaffordablehomeownershipprograms.Seedcoalsomakesloansrangingfrom$200,000to$1.5milliontofaith-basedandcommunityorganizationstoadvancetheircapacity.

• newmarketstaxcredits(nmtc):TheNMTCprogram,structuredtosupportinvestmentinlow-incomecommunities,allowsinvestorstoclaima39percentcreditonequityinvestmentstocommunitydevelopmententities(CDEs)overaseven-yeartimeframe.TheCDEsthenusethisequitytoinvestinloanstoqualified

businessesandcommercialandmixed-userealestatedevelopmentprojectsinlow-incomecommunitiesthathavehistoricallylackedaccesstotraditionalsourcesof equitycapitalanddebt.NMTCscanbeleveragedtosupportinvestmentinmosttypesof commercialrealestate,includingofficeandretailspace,daycarecenters,andindustrialdevelopment(butnotrentalresidentialunits).Investmentmayalsobemadeinnewandexistingbusinesses.

Marketing to enhance demand

IncreasingvisitationtoanddemandforspaceintheTLCareathroughmarketingeffortsisakeyaspectofimplementingredevelopmentandrevitalizationandincreasingtheoddsthatexistingsmallbusinesseswillbeabletothriveinaredevelopedTLCarea.EffortstoencouragevisitationtotheTLCareacanhelptoimproveretailsales,whichwouldhelpbusinessesadjusttohigherfuturerentsthatmaybeassociatedwithredevelopment.Jurisdictionaleffortstoattractnewbusinesses(bothoffice-andretail-based)wouldhelptoincreasedemandforexpandedspaceinthefuture.

methodsofimplementation:CreateamarketingworkgrouptodevelopmarketingstrategiestoenhancedemandintheTLCsectorplanarea.Theworkgroupwillbechargedwiththeconsiderationofeachstrategyandbroadoversightofimplementation.Sincethemarketingstrategiescanenhancedemandforexistinggoodsandservices,theworkgroupshouldbeformedassoonaspossibleandshouldincluderepresentationfromthefollowinggroups:

• Maryland’sInternationalCorridorCommunityDevelopmentCorporation

• Propertyandbusinessowners• RedevelopmentAuthorityof PrinceGeorge’sCounty


• RevenueAuthorityof PrinceGeorge’sCounty

• Communityandethnicorganizations• TheMaryland-NationalCapitalParkandPlanningCommission


• OthersmallbusinessorganizationsintheTLCarea

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Banner promoting retail business along University Boule-vard in the TLC plan area.

InclusionofthesevariousstakeholdersinregularmeetingswillensurethatpartiesneededtoimplementastrongmarketingpackageintheTLCareawillbebroughttogether,increasingtheoddsforasuccessful,long-termmarketingeffort.

Brand the corridor

TheuniqueinternationalflavoroftheTLCareaisitstopeconomicasset,onethatshouldbeemphasizedwithamultiprongedbrandingstrategy.Savvymarketingoftheinternationalthemecouldservetoimprovevisitors’perceptionsandrecognitionoftheareaasaspecialplace.

methodsofimplementation:CreateabrandingcampaignfortheTLCsectorplanareathroughtheMarketingWorkGrouptoinclude:

• Developmentof alogoandcolorschemebyagraphicartist

• Useof thelogoandcolorschemeonsignage,brochures,directories,maps,andbanners,oftencoordinatedbyanorganizationchargedwithrevitalization

• Installationandmaintenanceof thosebrandingelementsthroughoutthearea,oftenbylocalpublicworksstaff

• Repetitionof alogoandcolorschemeovertimeisrequiredtofirmlyingrainabrandinavisitor’sorpassersby’smind.Forthisreason,itisimportanttocarefullyselectalogoandcolorschemethatwillhavelong-termappeal,becausethelongerthosebrandingelementsareinplace,themorefirmlytheywilltakerootforpotentialcustomers.Costsassociatedwithbrandingeffortsarenotlimitedtotheone-timedesign,purchase,andinstallationof brandingelements.Ongoingmaintenancewillbeneeded,assignsandbannersfadeovertime.

Improve recruitment and retention practices

Focusedrecruitmentandretentionofinternationalbusinesses,throughmarketingandsiteselectionassistance,businessretentionvisits,andtechnicalassistance,isneededtostrengthenandexpandtheCrossroads’ethnicretailandrestaurantofferings.Componentsofrecruitmentandretentionincludemarketingandsiteselectionassistance.

Buildingrelationshipswithandeducatingcommercialbrokersintheregion(whoserveasthefront-linemarketerstoretailers)aboutthe

uniquecharacterofTLCovertime,couldhelplandnewbusinesseswiththeethnicandinternationalflairthatiskeytotheTLCimageandidentity.Also,buildingrelationshipswithpropertyownersinTLCwillbethekeytoencouragingthemtofocusonethnicandinternationalbusinessesasspacesturnoveratindividualproperties.

methodsofimplementation:Ensurethatcounty-leveleconomicdevelopmentagenciesassistlocalrevitalizationorganizationsandprospectivebusinessesbymaintaininganelectronicdatabaseofavailablespaces.Suchadatabaseisimportantnotonlyforaidingprospectivebusinessesinfindingsuitablespaces,butalsotohelprelocateexistingbusinesseswithintheCrossroadsaspropertiesredevelop.

Business retention visits

Anannualorbiannualbusinessretentionweekcanbeusedtoperiodicallyvisitaspecifiednumberofbusinesses.Eachtime,differentbusinesseswouldbevisitedsothatovertime,broadcoverageofavarietyofbusinessesisachieved.Economicdevelopmentorganizationstaffand,attimes,localpoliticalleadersalsoparticipate.Thepurposeofthesevisitsistoenhancemutuallearningandlistening—foreconomicstaffandpoliticianstolearnaboutthebusinessowners’concerns,andforthebusinessownerstolearnaboutresourcesavailable.

technicalassistance:Smallbusinessdevelopmentandtechnicaltrainingworkshopsaimedatbothprospectiveandexistingbusinessescanbeutilizedtoretainbusinesses.Topicscouldinclude,butarenotlimitedto,businessplanning,businesspermitting,windowdisplays,customerservicetechniques,ande-marketing.

Retail space located at Langley Park Shopping Center

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methodsofimplementation:Ensurethatcounty-leveleconomicdevelopmentagenciesguidelocalorganizationsinbusinessrecruitmentandretentionstrategiestoincludemarketing,siteselection,businessretentionvisits,andtechnicalassistance.Sucheffortsarebestguidedbyanorganizationwithsufficientresourcesinpersonnelandtimetocoordinateandmanagetheeffort.

Support special events planning

ThediversityoftheTLCareacanbecelebratedthroughspecialevents,suchasinternationalfestivalsand“openhouse”eveningsinwhichbusinessesareopenforextendedhours.Asrecommendedinthe2003InternationalCorridorCommunityLegacyPlan,specialeventscouldalsoincludemonthlyethnicfestivalsfocusedaroundimportantholidaysbycountry,suchasVietnameseMoonFestivalinAugust,MexicanCinco de MayoinMay,andCaribbeanCarnivalinFebruary.Theplanningandimplementationofspecialeventscanrequiresignificanthumanresources,preferablywithpaidstaffmanagingtheeventsandvolunteerssupportingtheplanningandimplementationprocesses.

methodsofimplementation:Coordinatethecreationofspecialeventsthroughthemarketingworkgroup.

Create business directory/kiosk at transit stations

TheplannedtransitstationswillbecomethenewgatewaystoTLCandpotentiallyhigh-trafficareasforvisitorsandresidents.Theywillalsoserveasappropriatesitesfororientationtothearea’sshopsandrestaurants.Eachstationshouldfeatureabusinessdirectory,completewithacolor-codedmapanddirectoryofshops.Toemphasizethearea’sinternationalcharacter,multilingualcategoriesofshopsandrestaurantsshouldbelisted.

methodsofimplementation:Coordinatecreationsofbusinessdirectory/kioskthroughthemarketingworkgroup.

Tools to preserve affordable residential and commercial space

TheTLCcommunityhasstronglyexpresseditsdesirefortheretentionandsupportofaffordablehousingandaffordablespaceforsmallbusinessesinthesectorplanarea.Withtheadditionof enhancedtransitservicetothearea,thereisalsoanequityargumentforprovidingresidentswithhousingclosetotransittoimprovetheiraccesstoemploymentopportunitiesintheregion.To

addressthisissue,anumberofstrategieshavebeenconsideredfromenhancedcommunicationtoset-asidesforsmallbusinessspace.(seeTable13)

ThereisstrongdemandforqualityaffordablehousingandcommercialspaceintheTLCandvicinityarea.Inthecurrenthousingmarket,however,affordablehousinghasbecomeincreasinglyscarce,resultinginheavierhousingcostburdensforworkforceandlowerincomehouseholds.Thisimbalanceisbeinggivenpriorityattentioninthesectorplan.Astheplanseekstoimplementhousing-relatedpoliciesfromthe2002PrinceGeorge’sApprovedCountyGeneralPlan,particularattentionisgiventostrategiestopreventgentrificationwhileensuringamixofhousingproductsintheTLCcommunity.Inlinewiththisobjective,theplanrecommendsprovidingadequatenumbersofhousingunitsthatwillbemaintainedasaffordableinthelongterm.

TheenvisionedTakoma/LangleyCrossroadscommunitywillberesponsivetothelong-termhousingneedsofthelowerincomemembersofthecommunity,whomaybedisplacedasaresultof higherhousingcostsinnewqualitycommunities.Currently,manyhouseholdswithintheareaareexcludedfromthehousingmarketduetotheirincomelevels.In2006,forexample,theaveragehouseholdincomeinthemarketareawas$40,612,withthecounty’saverageat$55,256.Manyhouseholdsinthiscategoryliveinrentalunits.

Asindicatedearlier,marketforcesinrecenttimeshaveresultedinthedevelopmentofincreasednumbersoflargesingle-familyhomesandveryfewmultifamilyandaffordableones.From2000to2006,

Retail businesses located within the Langley Park International Corridor

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forexample,amere4percentofpermitsforhousingunitsinthecountywereissuedformultifamilyunits,withanoverwhelmingmajority(96percent)forsingle-familyunits.Thiswasdespitethefactthatmorethan38percentofhouseholdscountywideand57.4percentintheTLCmarketareawererenters.

methodsofimplementation:Animportantfirststepinimplementingtoolstopreserveaffordabilityistheformationofanaffordabilityworkgroup.Theworkgroupwillbechargedwiththeconsiderationofeachstrategy,reviewofstaffproposals,andoversightofimplementation.Becausesomeofthestrategies—suchasenhancedcommunicationandrightoffirstrefusal—canbeimplementedwhetherornottransitisrealizedinthearea,theworkgroupshouldbeformedassoonaspossibleandshouldincluderepresentationfromthefollowinggroups:

• PrinceGeorge’sCountyDepartmentof HousingandCommunityDevelopment

• TheMaryland-NationalCapitalParkandPlanningCommission

• Maryland’sInternationalCorridorCommunityDevelopmentCorporation

• RevenueAuthority• Propertyandbusinessowners• RedevelopmentAuthorityof PrinceGeorge’sCounty

• Communityandethnicorganizations

AregularmonthlymeetingofthesevariousstakeholdersshouldmovetheTLCareaclosertothepreservationandexpansionofaffordablehousingandcommercialspaceopportunities.

Proposed incentives are:

Establish a moderately priced workforce housing dwelling unit program (MPDU)AnexampleofanactiveMPDUprogramislocatedwithinMontgomeryCounty,whichrequiresthatbetween12.5percentand15percentofthetotalnumberofunitsineverysubdivisionorapartmentbuildingof20ormoreunitsshouldbemoderatelypriced,remainswidelyacclaimedforitssuccess.Todatemorethan11,000affordablehousingunitshavebeenproducedundertheprogram.

methodsofimplementation:CreateMPDUstandardsthroughtheaffordabilityworkgrouptoinclude:

• Setaside:15percentaffordableunitsinmarketrateresidentialproject

• compensation:upzonedresidentialdevelopmentinplanareaequivalenttoa20percentdensityincrease

• incomegroupserved:upto65percentareamedianIncome(AMI)

• Lengthofaffordability:30yearsforhomeownership,99yearsforrental

• Projectthreshold:10units(Washington,D.C.is10,MontgomeryCountyis20units)

• nonprofitorcountypurchaseoption:upto40percent(Washington,D.C.is25percent)

• relief:limited;off-siteorfees-in-lieushouldbeavoided

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table12. Summary of Strategies

creation of work groups / entities

recommended strategy responsible Agencies timeframe

Create a multijurisdictional entity/workgroup

M-NCPPC – Prince George’s and Montgomery Counties, City of Takoma Park

Short term

Create an affordability work group

M-NCPPC – Prince George’s and Montgomery Counties, City of Takoma Park, DHCD

Short term

Create a marketing work group M-NCPPC – Prince George’s and Montgomery Counties, City of Takoma Park, EDC

Short term

incentives to facilitate redevelopment


Reduce parking requirements M-NCPPC Long term

Create a parking district M-NCPPC, DPW&T and Revenue Authority Long term

Provide public parking garage M-NCPPC, DPW&T and Revenue Authority Long term

Allow for payment in lieu of parking

DPW&T and M-NCPPC Long term

Encourage and regulate shared parking

M-NCPPC and DER Long term

Streamlined/fast-track development review

M-NCPPC Long term

Facilitate low-to-no interest loans Redevelopment Authority, EDC, and MIC-CDC Long term

marketing to enhance demand


Brand the corridor MIC-CDC, property and business owners, community and ethnic organizations, M-NCPPC, and DPW&T

Short term

Improve recruitment and retention practices

MIC-CDC, property and business owners, and EDC Short term

Support special events planning MIC-CDC, property and business owners, community and ethnic organizations

Short term

Create business directory/kiosk at transit stations

MIC-CDC, property and business owners, M-NCPPC, and DPW&T

Short term

dpw&t – department of public works and transportation / edc – economic development corporation / mic‑cdc – maryland international corridor community development corporation / dhcd – department of housing and community development / der – department of environmental resources

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Purchase foreclosed houses“DownPaymentonYourDream”assistanceisintheformofdeferredloans.Thereareseveralscenariosforthe“DownPaymentonYourDream”loans:

• Thelesserof 3.5percentof thepurchasepriceor$15,000topurchaseavacantforeclosedpropertyinoneof 33eligiblezipcodes.

• Thelesserof 7percentof thepurchasepriceor$20,000topurchaseavacantforeclosedpropertyinoneof 12targetedzipcodes.

• Thelesserof7percentofthepurchasepriceor$20,000topurchaseavacantforeclosedpropertyinoneofthe33eligiblezipcodesasworkforcehousing.Workforcehousingisdefinedasforecloseduponpropertieslocatedinoneof33zipcodespurchasedbyteachers,policeofficers,nurses,firefighters,oremployeeswithinathree-mileradiusoftheirplaceofemployment.

methodsofimplementation:CreateaprogramforthepurchaseofforeclosedhousesintheTLCsectorplanareathroughcoordinationwiththeDepartmentofHousingandCommunityDevelopment.

Adopt a Tenants Opportunity To Purchase Act UnderWashington,D.C.’sTenantsOpportunityToPurchaseAct(TOPA),alandlordmustprovidetenantsanopportunitytopurchaseif theownersellstheproperty.If desired,tenantshavetherighttosellorassigntheirrightstoyetanotherthirdparty.Inmanycases,tenantshavesoldtheirrightstootherdevelopers.Inexchangefortheserights,thenewdeveloperconvertsthepropertyintoacondominiumoracooperative.Thus,thedevelopergivescashtoeachtenantwhodecidestovacatethepropertyorprovidesadiscountedunittotenantswhodecidetopurchase.

methodsofimplementation:CreateaprogrammodeledonTOPAintheTLCsectorplanareathroughcoordinationwiththeDepartmentof HousingandCommunityDevelopment.

Create an affordable housing trustTheMarylandGeneralAssemblycreatedtheMarylandAffordableHousingTrust(MAHT)in1992tomakeaffordablehousingmoreavailablethroughouttheStateofMaryland.MAHTpromotesaffordablehousingforhouseholdsearninglessthan50percentofareaorstatewidemedianincomeby:

table13. Tools to Preserve Affordable Residential and Commercial Space


Establish a moderately priced dwelling unit program

DHCD Short term

Purchase foreclosed houses DHCD Short term

Adopt a Tenants Opportunity to Purchase Act

DHCD Long term

Create an affordable housing trust M-NCPPC and DHCD Long term

Allow the building of residential studio rentals

M-NCPPC Short term

Enhance outreach activities and communication

DHCD and community and ethnic organizations Short term

Provide density bonus M-NCPPC and DHCD Long term

Establish commercial linkage fees M-NCPPC and DHCD Long term

Set aside affordable space for small business

M-NCPPC and DHCD Long term

dpw&t – department of public works and transportation / edc – economic development corporation / mic‑cdc – maryland international corridor community development corporation / dhcd – department of housing and community development / der – department of environmental resources

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• Fundingcapitalcostsof rentalandownershiphousing

• Providingfinancialassistancefornonprofit/developercapacitybuilding

• Fundingsupportiveservicesforoccupantsof affordablehousing

• Fundingoperatingexpensesof affordablehousingdevelopments

MAHTdoesnotprovidedirectrentalassistancetotenants,capacitybuildingassistancethatisnotrelatedtoaspecifichousingdevelopment,orpurchaseofgranteepersonalproperty,suchasofficefurnitureorequipment.MAHTholdstwofundingroundsperyear,generallyinFebruaryandAugust.Themaximumawardamountis$150,000.Eligibleapplicantsincludesnonprofitorganizations,publichousingauthorities,governmentagencies,andprofit-motivatedentities.

methodsofimplementation:EncourageparticipationintheMarylandAffordableHousingTrustintheTLCsectorplanareathroughcoordinationwiththeDepartmentofHousingandCommunityDevelopment(DHCD).

Allow the building of residential studio rentalsResidentialstudiounitsprovidealow-costhousingoptionforsingle-personhouseholds.Traditionallyresidentssharekitchen,bathroom,andlaundryfacilities,buthaveaprivateroomforlivingandsleeping.Modernresidentialstudiounitsmayofferfull-serviceefficiencyapartmentsthatincludeakitchenette,privatebathroom,andsomestoragespace.Thishousingtypecanprovideveryaffordablenewconstructiontoservesingle-personhouseholdswhoareoftennowsharingovercrowdedhousingnotdesignedforthenumberofsinglepersonslivinginthem.

methodsofimplementation:CoordinatewithM-NCPPCandDHCDonthecreationofazoningusetoallowresidentialstudiorentalsintheTLCsectorplanarea.

Enhance outreach activities and communicationEnhancedoutreachandcommunicationwiththeTLCbusinessandresidentialcommunitiesarenecessarytohighlightprogramsthatwouldfacilitateretentionofaffordablespace,aswellasdiscussissuesandprovideinformationonupcomingprojects(especiallytheconstructionschedulesrelatedtotransportationimprovements).Avirtualclearinghouseviawebsiteisone

mechanismfordynamicallypostingaffordablehousingandcommercialspaceprograms.

TheCityofMadison,Wisconsin,hasavirtualclearinghouseforaffordablehousingavailableonitswebsite.The“HousingDevelopers’Toolbox”includeslinkstothecity’sinclusionaryzoningprogram,itsaffordablehousingtrustfund,andcityinitiativesusingfederalCommunityDevelopmentBlockGrantsandtheHOMEInvestmentPartnershipsProgram.

Theclearinghousewouldprovideacentralizedsourcefordevelopers,propertyowners,tenants,andothersinterestedinaffordablespacetolearnaboutcurrentprograms,programfundingsources,anddepartmentsandstaffresponsibleforadministration.

methodsofimplementation:EnhanceoutreachactivitiesandcommunicationofaffordablehousingprogramsthroughtheaffordabilityworkgroupintheTLCsectorplanarea.

Provide density bonusDensitybonusestiedtotheprovisionofaffordablehousingofferonepotentialtypeofincentivetoprovidehousingforlow-tomoderate-incomegroupsintheTLCarea.Affordablehousingdensitybonusesmaybewrittenintothezoningcodeandofferedsolelyasanincentiveoraspartofamandatetoprovideaffordablehousingthroughinclusionaryzoning.

Examplesof communitiesthatofferdensitybonuseseitheraspartof inclusionaryhousingprogramsorstand-alonebonusesincludeArlingtonCounty,Virginia;Atlanta,Georgia;LosAngeles,California;MontgomeryCounty,Maryland;andSacramento,California.

methodsofimplementation:CreateadensitybonusstandardthroughtheaffordabilityworkgroupintheTLCsectorplanareaincoordinationwiththeproposedFARstandards.

Establish commercial linkage feesCommerciallinkagestrategiesrequiredevelopersofcommercialspacestocontributetothedevelopmentofaffordablehousingthroughlinkagefees.Usually,feesareassessedonasquare-footbasis.Theselinkagefeescanbemandatoryorchargedinexchangeforadditionaldensityasanoptionalincentivetoprovidethefundingforaffordablehousing.Linkagefeesareestablishedthroughordinanceorlegislation.Examplesof

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linkagefeeprogramsincludethoseinBoston,whichraised$45millionbetween1986and2000,andSanFrancisco,whichproduced$38millionbetween1981and2000.

methodsofimplementation:CoordinatewithM-NCPPCandtheaffordabilityworkgrouponthecreationofcommerciallinkagefeesintheTLCsectorplanarea.

Set aside affordable space for small businessAsavariationtoadensitybonusforaffordablehousing,anintensitybonuscouldbeenactedbyordinancethatwouldgivedeveloperswhosetasideaffordablespaceforsmallbusinessesadditionalintensityoverthatnormallyallowed.

methodsofimplementation:CoordinatewithM-NCPPC,theaffordabilityworkgroup,andtheEconomicDevelopmentgrouponthecreationofpoliciestosetasideaffordablespaceforsmallbusinessesintheTLCsectorplanarea.

Table15identifiestheassociatedimplementationstrategiesfortheplanarea.Thetableprovidesasummarymatrixoftheseimplementationstrategies,includingresponsibleimplementingagenciesandthetimeframefortheseimplementationactions.

Plan Phasing

Theimplementationoftheplanvisionandthepreferreddesignconceptwilltakeplaceincrementallyoverthenext20yearsasaresultofthecollaborativeeffortsofthepublic,private,andcivic/not-for-profitcommunity.Thevision’spreferredconceptwastestedtoexamineitseconomicviabilityanditsimpactontrafficcongestionanddemand.Asaresult,thepreferreddesignconceptwasfoundtobe:

• Viablefromtheeconomicdevelopmentperspective,butitsachievementdependsontransitimprovement,particularlytheimplementationof thePurpleLine

• Reasonablefromatrafficimpactperspective,butalsorequirestransitimprovements

TheimplementationofthePurpleLineisinstrumentalfortheachievementoftheplanvision.Consequently,approvinganysignificantchangestotheareashouldbelinkedtotheprogressoftheproject.Therefore,theplanisproposingphasingfuturegrowthtocloselymatch

thePurpleLineprogress.Thisphasingproposalisdividedintothreestagesoverthenext20years:

1. Beforetheconstructionof PurpleLine(0–5years)

2. Duringtheconstructionof thePurpleLine(5–10years)

3. OncePurpleLineisoperational(10+years)

Table14showsasummaryoftheproposedphasingscheduleforprojecteddevelopmentintheplanareathroughthethreestages.Mostoftheprojecteddevelopmentintheresidentialunitsandnonresidentialofficeandretailspace,isproposedtooccuraftertheimplementationandactualoperationofthePurpleLine.However,duringitsdesignandconstruction,overthenexttenyears,gradualnewdevelopmentandimprovementsintheexistingurbanfabricwillbeneededtomeettheinterimdemandwithintheplanarea.

Amendments to 2002 generAL pLAn

Redesignation of Community Center to Regional Center

The2002GeneralPlanestablishesgoalsandpoliciesfordevelopment/growthtiers,centersandcorridors.TheTLCsectorplanhasbeendesignatedasacommunitycenterwithintheDevelopedTier.TheGeneralPlanprovidesfortheamendmentof itsdesignationsthroughthecomprehensiveplanningprocess.TheTLCsectorplandefinesthecenterboundariesandredesignatestheLangley Park Community Center to the Takoma/Langley Crossroads Regional Center.

Redesignation is theresultof theplangoalsandpoliciesthatevolvedduringthecomprehensiveplanningprocesstoincreasedensityinthecoretransit-orienteddevelopment(TOD)sectionsof theplanareaaswellasthe recommendation formoreresidentialunitsaroundthesecoresections.TheTLCsectorplanrecommendsthechangefromacommunitycenterdesignationtoaregionalcenter.ThisnewdesignationwouldbetteraccommodatetheproposedPurpleLinestationsatUniversityBoulevardandNewHampshireAvenueaswellasatRiggsRoadandUniversityBoulevard.

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table14. Phasing Schedule for Projected Development

period no. of residential units

retail (square feet)

office (square feet)

total nonresidential (square feet)

Existing 5,600 850,000 167,000 1,017,000

0-5 Years 300 50,000 20,000 70,000

5-10 Years 700 110,000 80,000 190,000

10+ Years 3,800 510,000 408,000 918,000

Total (includes existing units)

10,400 1,520,000 675,000 2,195,000

PurpleLine.Asstatedseveraltimesintheplan,implementationof thePurpleLineandbuildingtwostationsinTLCisthebedrockonwhichallthemarketprojections,redevelopmentgoalsandrecommendationsof thisplanrest.ShouldanythingdelaythePurpleLinesignificantlybeyonditscurrentschedule,thefeasibilityof thedevelopmentphasingwouldneedtobere-examinedfromamarketandtransportationstandpoint.

Thissectorplanhasestablishedaframeworkforthefutureof thearea,buttheprivatesectorwillbetheultimatedriverof changeinTakoma/LangleyCrossroads.Redevelopmentwilltriggermanyof theimprovementsshownonthepreferredconceptplansuchasnewstreetconnections,reconfigurationof existingparcelsintosmallerdevelopmentblocks,andthecreationof apublicmarket.Moresignificantly,thestatusof theregionaleconomyandtheavailabilityof neededdevelopmentresourcesatanygiventimeoverthenextdecadeorsowillbeprimaryfactorsforprivatesectordecisionsaboutredevelopmentandrevitalizationinTakoma/LangleyCrossroads.

TherearemanyeffortsrelatedtomarketingtheInternationalthemeandimprovingthecompetitivepositionof existingbusinessesthatcanandshouldbeundertakennowtopreparelocalbusinessestotakepartinthechangesthatcouldoccurinthefuture.Therearealsoinitiativesrelatedtotheprovisionof arangeof housingchoicestoallowexistingresidentstocontinuetoliveinthearea.Theseinitiativesshouldbejointlyembracedbythepublic,nonprofitandfor-profitgroupsinTakoma/LangleyCrossroads.Duringtheplanningprocess,thesegroupshaveallstatedastrongdesiretorevitalizeandretaintheuniqueinternationalfabricof businessesandresidentspresentinTLC.WorkingtogetherinTLCwillensurethecommunityiswell-positionedtoremainandthrive.

pubLic fAciLities cost AnALysis And estimAtes

PerSection27-646(b)(4)oftheZoningOrdinance,allapprovedsectorplansmustcontainanestimateofthecostofallpublicfacilitiesthatmustbeacquiredorconstructedinordertocarryouttheobjectivesandrequirementsof thesectorplan.Table16illustratesthecostestimatesforallnewand/orimprovedpublicfacilitiesintheplanarea.Theseestimatesarebasedoncurrent(2009)dollars.(Table 16)

next steps

TheTLCsectorplanwillguidelandusepolicyforthesectorplanarea.Thelanduseanddesignrecommendationscontainedwithintheplanwillbeimplementedthroughtheapplicationof zoninginaseparatesectionalmapamendment(SMA)tothecountyzoningmap.

Theworkdoneforthisphaseof theoverallprocessisafoundationforfutureplanningforTakoma/LangleyCrossroads.Becausethestudyareaconsistsof twocounties,itisexpectedthatslightlydifferentdevelopmentstandardsorspecificationswillcomeintoplay,inpartbyimplementingoradaptingeachcounty’scurrentzoningandsubdivisionrequirementsordevelopmentguidelinestospecificlocationsoneithersideof thecountyboundaryline.Eachcountywillalsoneedtorelateitstreatmentof TLCtotheplanningneedsandprogressof othernearbyareaswithinitsboundaries.

Perhapsthemostimportantactionsthatmightaffectfurtherprogressinrefiningandimplementingtheconceptplanpresentedinthisstudyarethosepertainingtothedevelopmentof the

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table15. Implementation/Action Schedule

immediate Actions (0‑5 years)

Actions responsible Agencies

Evaluate the installation of pedestrian-activated signals at key intersections, and dual-language directional and street signage along major roadways within the sector plan area.

SHA, DPW&T, and M-NCPPC

Evaluate signage at uncontrolled intersections. SHA, DPW&T, and M-NCPPC

Tosupportfuturedevelopment,theplanincludesanImplementation/ActionSchedulethatidentifiesstrategiestoassistinimplementationoftheplansvision.Specificstrategiesandrecommendationshavebeenidentifiedtobeleadbypublicsectorentitiestoencourageprivatesectorinvestmentintheplanareaandcontributetothe implementationof theplanvision.These actions aredivided strategically into four stages: immediateactions(0–5),short-term(5–10years),mid-term(10–15years)andlong-term(15–25years).ThemapabovetakesintoconsiderationtheImplementation/ActionSchedule,aswellasrecommendsphasinglocationsof futuredevelopmentintheplanareabasedoneconomicconditionsandthetimelineofupcominginfrastructureimprovementssuchasthePurpleLine.(seeMap22.PlanSequencing).

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Map 22. Plan Sequencing


Develop an education and training program to educate people about traffic rules, pedestrian safety, and bicycling.

Prince George’s County

Construct speed tables and pedestrian refuge islands at intersections throughout the plan area with curb extensions to reduce the crossing distance.

SHA, DPW&T, private developers

Stripe pedestrian crosswalks in all existing intersections. SHA, DPW&T

Improve bus stops and existing sidewalks within the plan area so that they comply with the Americans with Disabilities Act (ADA).

DPW&T, private developers

Construct the new Hyattsville Area Elementary School adjacent to Nicholas Orem Middle School

PGCPS and BOE

short‑term recommendations (5‑10 years)


Allow for on-street parking at appropriate locations to slow down vehicular traffic and provide a buffer between travel lanes and sidewalks.

SHA, DPW&T, and M-NCPPC

Provide an improved landscaped median and buffer area between the traffic lanes and sidewalks along major roadways within the sector plan area, including limited driveway connections, and installation of pedestrian-scale street lighting.

SHA and M-NCPPC

Designate the plan area as a transportation priority growth district (TPGD) to allow for future development that does not degrade the level of service (LOS) in the plan area below LOS E to be consistent with the 2002 General Plan Policies for the Developed Tier.

M-NCPPC

Establish a traffic demand management district (TDM) throughout the plan area. M-NCPPC

Plant and maintain the landscape buffer along roads and in medians throughout the plan area. Some areas should be considered for plantings while others should be considered for hardscape and sidewalk widening at locations where people gather to wait for transit or where there are many pedestrians.

SHA, DPW&T, and private developers

Abbreviations: SHA=Maryland State Highway Administration; MTA=Maryland Transit Administration; DPW&T=Prince George’s County Department of Public Works and Transportation; WMATA=Washington Metropolitan Transit Authority

mid‑term recommendations (10‑15 years)


Utilize the complete street and context-sensitive concepts as recommended by the preliminary countywide Master Plan of Transportation to promote walking, biking, and transit along with automobile use.

M-NCPPC

Provide connections to the regional greenway and trail network as development or redevelopment occurs.

DPW&T, M-NCPPC, and private developers

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Design future road improvements or resurfacing to conform to the AASHTO Guide to the Development of Bicycle Facilities where feasible and practical.


Extend street medians to lower the speed of turning traffic and reduce the pedestrian crossing distance.


Provide pedestrian walkways through and around large surface parking lots. DPW&T and private developers

Design the geometry of sidewalks at intersections and driveways to emphasize pedestrians have the right-of-way.


Utilize traffic-calming techniques where possible (such as lane narrowing, signage, and speed bumps) to discourage through traffic on residential streets.

SHA, MTA, and M-NCPPC

Long‑term recommendations (15‑25)


Evaluate the condition of sidewalks, medians, and on-road bike lanes along New Hampshire Avenue, University Boulevard, Riggs Road, Merrimac Street/14th Avenue/Kanawha Street and Lebanon/Edwards Streets.

SHA and M-NCPPC

Eliminate existing left-turn lanes at the signalized intersection of University Boulevard and New Hampshire Avenue to improve safety by reducing the number of conflict points at the most heavily traveled intersections.

SHA and M-NCPPC

Establish a grid road network and reduce block size where necessary. A grid road network provides multiple options for pedestrians and bicyclists.

DPW&T and M-NCPPC

Design and construct cycle tracks along New Hampshire Avenue and University Boulevard within the plan area to offer a safe and functional bikeway through the corridor. These lanes should be within the rights-of-way if possible and integrated with the streetscape or sidewalks.


Develop bikeways as connector routes along existing and new roads in the plan area and mark these with appropriate signage and striping.


Incorporate public open space and greenways into new development or redevelopment to serve as nonmotorized connections to the regional trail network.

Private developers

Incorporate Crime Prevention Through Environmental Design (CPTED) elements into all new development and streetscape improvements to ensure that public spaces are designed to be visible, attractive, and safe.


Design and construct bicycle routes along 14th Street, Lebanon Street, Merrimac Street, Tahona Street, and Wildwood Street.


Utilize Holton Street as an alternative bike and pedestrian connection between University Boulevard and New Hampshire Avenue.

DPW&T

Integrate sustainable stormwater management best practices in all future road construction and/or road improvements.


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table16. Takoma/Langley Crossroads Sector Plan Facility Cost Estimates

Abbreviations: SHA=Maryland State Highway Administration; MTA=Maryland Transit Administration; DPW&T=Prince George’s County Department of Public Works and Transportation; WMATA=Washington Metropolitan Transit Authority

schools, Libraries, and public safety

facility type Location project description estimated cost cipyes/no

School Nicholas Orem Middle School Site-Adjacent to Existing School (6100 Editors Park Drive, Hyattsville)

Construct a 788 seat compact, two-story urban elementary school

$26,946,000 YES

Public Safety Along University Boulevard or New Hampshire Avenue within the sector plan area boundaries

Designate a police satellite office.

TBD NO

Library Services Center

Langley Park Community Center/Multicultural Service Center, 1500 Merrimac Drive (in the space to be vacated by the Northern Area Office, Prince George’s County Department of Parks and Recreation)

Locate a library services center that provides limited library services and public internet access computers.

TBD NO

Library Within the sector plan area boundaries

Construct a 25,000-square-foot new branch library. The design or location have not yet been determined by FY 2009–2014 approved county Capital Improvement Program. The sector plan recommends constructing the multilevel, 25,000-square-foot new branch library.

$11,714,000 YES

transit and road facilities

facility type Location project description estimated cost cip yes/no

Internal roadways

Within the sector plan area boundaries

To provide access and internal circulation.

TBD—100% developer funded

NO

Ramblas Cross MD 193 and east of MD 650

To construct a two-lane roadway with wide landscaped median, wide sidewalks, and bike lanes


NO

(continued)

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MD 193, University Boulevard


To reconstruct this roadway as a major transit boulevard with improved street lighting, landscaped median, delineated crosswalks, continuous sidewalks, and bike lanes.

$5,700,000/mile NO

MD 650, New Hampshire Avenue


To reconstruct this roadway as a major urban boulevard with improved street lighting, landscaped median, delineated crosswalks, continuous sidewalks, and bike lanes.

$5,700,000/mile NO

MD 212, Riggs Road, south of MD 193


To reconstruct this roadway as a major urban boulevard with improved street lighting, landscaped median, delineated crosswalks, continuous sidewalks, and bike lanes.

$5,700,000/mile NO

MD 212, Riggs Road, north of MD 193


To reconstruct this roadway as a minor urban boulevard with improved street lighting, landscaped median, delineated crosswalks, continuous sidewalks, and bike lanes.

$5,700,000/mile NO

Merrimac Drive/ 14th Street/ Kanawha Street

Between MD 193 and MD 650

To reconstruct this roadway as a minor urban boulevard with improved street lighting, landscaped median, delineated crosswalks, continuous sidewalks, and bike lanes.

$2,500,000/mile NO

Road Within the sector plan area boundaries

Reroute, extend, and expand existing bus service to the area.

TBD NO

Ramblas Cross MD 193 and east of MD 650

To construct a two-lane roadway with wide landscaped median, wide sidewalks, and bike lanes


NO

(continued)

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Intersection MD 193 and MD 650 Reconfiguration of this intersection and elimination of existing left-turn lanes.

TBD—will be funded in future programs by SHA and property owners

NO

Intersections Within the sector plan area boundaries

Pedestrian-activated signals and dual-language street signage.

TBD—will be funded in future programs by SHA, DPW&T, WMATA, and the City of Takoma Park

NO

Takoma/Langley Park Transit Center

Northwest quadrant of MD 193 and MD 650 intersection

To construct an off-street transit center with associated roadway, intersection, and pedestrian improvements.

$12.3 million, will be funded in future programs by Montgomery and Prince George’s Counties and WMATA

YES

Purple Line Transit way between New Carrollton and Bethesda Metrorail Stations

16.4-mile fixed guided transit (light-rail) along University Boulevard with stations at MD 650 and Riggs Road.

Purple Line construction cost from Montgomery County to New Carrollton is currently estimated to be $600M by the Master Plan of Transportation (MPOT). Cost from Bethesda to New Carrolton is $1.7 B in MPOT.

YES, only for planning

(continued)

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trails, bicycle, and pedestrian facilities


Bicycle shelter facility

Transit center To construct a “bicycle hub facility.” This facility would be a covered bicycle garage with bike racks and limited bicycle services such as compressed air. The facility would be constructed near or within the proposed Purple Line transit center.

TBD NO

Sidewalks All major and minor roads within the sector plan area boundaries

To develop “safe routes” to schools, community facilities, and recreational facilities. Safe routes would consist of new and improved sidewalks, crosswalks, and possibly pedestrian-activated signals. Sidewalk costs will be determined as part of State Highway Administration and county DPW&T road projects for land within the public rights-of-way. All other sidewalks to be developed by private developers along with streetscape improvements. Final locations of all safe routes to be approved by the Planning Board.

TBD NO

Bike Lanes University Boulevard; New Hampshire Avenue, Riggs Road

To stripe existing roads with on-road bike lanes where feasible.

Cost determined as part of SHA road projects

NO

Medians and Buffers

Within the sector plan area boundaries.

To reconstruct road medians and buffers with vegetation, pedestrian refuges, and crosswalks

$3,000,000 NO

(continued)

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Crosswalks and curb extensions

Within the sector plan area boundaries.

To construct raised crosswalks and develop curb extensions on selected streets (location to be determined). Also restripe existing crosswalks

$2,500,000 NO

Cycle Tracks University Boulevard; New Hampshire Avenue

To request that MTA construct a behind-the-curb buffered bike lane along the Purple Line alignment on University Boulevard (MD 193) and New Hampshire Avenue (MD 650). Buffered bike lanes are located in urban areas with high traffic volumes and a mix of uses. They are bidirection or single-direction facilities depending on available land area and other development constraints. The location and limits of these facilities will be determined by the Planning Board during the planning and development process in coordination with MTA and SHA.

TBD NO

Shared-use roads and “Sharrows”

Consider roads such as 14th Street, Lebanon Street, Merrimac Drive, Edwards Place, Tahoma Street, Wildwood Street, New Riggs Road, and Holton Street

To stripe existing and new roads with “share the road” signage and thermoplastic pavement ‘sharrow’ decals to inform motorists to share the road with bicyclists. Sharrows take their name from a combination of the words “share” and “arrow.” Shared-use roads are bicycle facilities where bikes share the road with vehicles, usually on roads with lower traffic volumes and business or residential blocks.

TBD NO

(continued)

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parks, recreation, and open space facilities


Ramblas University Boulevard to Langley Park Community Center

New boulevard with urban open spaces.

TBD NO

Boys & Girls Park

Boys & Girls Clubhouse, Merrimac Drive

Outdoor recreation facility improvements.

$400,000 NO


1500 Merrimac Drive Expansion of community center should Northern Area Offices relocate.

TBD NO


1500 Merrimac Drive Gymnasium addition. $3 million NO

Langley Park-McCormick Elementary School

8201 15th Avenue, Langley Park

Outdoor recreation facility improvements.

$400,000 NO

Carole Highlands Elementary School,

1610 Hannon Street Outdoor recreation facility improvements.

$400,000 NO

Transit Center Plaza

University Boulevard and New Hampshire Avenue

New urban open space. TBD NO

(continued)

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6

Appendix A:procedurAL sequence chArt

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Appendix b:cAse studies And

best prActices

introduction

Takoma/LangleyCrossroads(TLC)isauniqueareathatrequiresaspecificplanofactionthatretainstheculturalassets,minimizesgentrification,andusesrevitalizationtocapitalizeonthecommunity’spotentialforthe21stcentury.TLCincludespartsofMontgomeryCounty,PrinceGeorge’sCounty,andtheCityofTakomaPark.Muchoftheareaconsistsofstable,attractive,single-familyneighborhoodsandhasanumberofmultifamilycomplexes,especiallytothenorthofUniversityBoulevard.Despitethemajorityofitslanddevotedtoresidentialuses,TLCisprobablymostidentifiedforitsmixofbusinessesservingavarietyofethnicgroupsthatunderpinitsimageasan“InternationalCorridor.”

TLCisoneareathatwillbeservedbytheproposedPurpleLinerunningalongUniversityBoulevardandwillhavetwoPurpleLinestations—oneatNewHampshireAvenueandtheotheratRiggsRoad.Inthenearterm,atransitcenterisslatedforconstructiononthenorthwestcorneroftheNewHampshireAvenueandUniversityBoulevardintersection,whichmayoccurpriortotheconstructionofthePurpleLine.

Thesepotentialnewtransportationfacilitiesofferanopportunitytocreatesomeformoftransit-orienteddevelopment(TOD)attheheartofthearea’scommercialdistrict.Althoughtheareatodaysupportssuccessfulbusinesses,additionalinvestmentwithorwithoutTODcouldimprovethequalityoflifeforarearesidents,strengthenthecommunity’sidentityasamulticulturalcorridor,andreinforcetheCrossroadsastheheartofthearea.

Avaluablestepindevelopinganupdatedplanfortheareainvolveslookingatprojectsorcasestudiesinsimilarcommunitiestounderstandwhattheyhavedonetocreatebetterplacesandtoavoidsomeofthepitfallsthatmayhaveimpededimplementationofgoodplans.Althoughcasestudiesofferguidance,theyarenotprescriptivesolutions.Eachcommunityhasitsownsetofopportunitiesandconstraints,andthesolutionstothemarebestmadebythecommunityusingbestpracticesasmodelsandthenapplyingtheselessonstoitsspecificcircumstances.Nevertheless,notbeingawareofsuccesseselsewhereistolimitone’sperspectivesandperhapsoverlookpotentialopportunitiesthatmaynothaveoccurredtocurrentresidents,businessowners,staff,orotherstakeholders.

methodoLogy

Thefollowingreportpresentstheapplicablecasestudyexamplesandbestpracticesthatwereuncoveredthroughareviewofsimilarnationalandinternationalreinvestmentprojects.Theresearchwasfocusedonabroadcross-sectionofcommunitieswithsimilaropportunitiesforreinvestment.Forthemostpart,selectedexampleshavesimilardemographics,physicalconditions,andtransportationfacilitiesastheTLCproject(Althoughanumberofinterestingforeignprojectswerediscovered,theywereultimatelyeliminatedaspotentialmodelsbecausethephysicalparameters,processforimplementation,andpoliciesweretoodifferentfromthecontextandlegalframeworkthatappliestoTakoma/LangleyCrossroads).

Therearenumerousgoodexamplesofagingsuburbandevelopmentstransitioningtomoresuccessful,moreurbanenvironments;manyoftheseoccurredundercircumstancesmuchdifferentthanwhatappliestoTakoma/LangleyCrossroads,e.g.,revitalizationofcommercialcentersinrelativelyaffluentcommunities.Examplesofethnicallydiversesuburbanareasthathavemadethistransitionweremoredifficulttolocateinpartbecausethepresenceofethnicgroupsinsuburbanareasisarelativelynewtrendinmanymetropolitanareas.Asaconsequence,thesearchwasbroadenedtoalsoincludesuccessfuleffortsinmoreurbansituationswhenthosecontextswereatascaleandcharactersimilartothatoftheTLCarea.

Followinganinitialreviewofapproximately30possiblecasestudies,6casestudieswereselectedasmosthelpfultothedevelopmentoftheTLCsectorplan,althoughtheColumbiaHeightsneighborhoodintheDistrictof Columbiaalsooffersvaluablelessonswithitsintegrationofbigboxretailinanurbansetting.Theyare:

• BarrioLoganNeighborhood,SanDiego,California• AlbinaCommunity,Portland,Oregon• DowntownWheaton,Maryland

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• DudleyStreetNeighborhood,Roxbury,Massachusetts• CityHeightsNeighborhood,SanDiego,California• DowntownNewRochelle,NewYork

Thecasestudiesresultedinbettercommunitiesandplacestolive,work,andplay,whichserveasavaluablereferencepointfortheTLCplanningprocess.Whileeachoftheprecisecasestudiesdealtwiththeirownuniquesetofcircumstances,theyalsosharethreekeyelementsthatcontributedtotheirsuccessfulredevelopment:

1. Positiveanddedicatedleadership2. Clearcommunityredevelopmentgoals3. Effectiveutilizationoffunds

Followingthecasestudyexamplesisasectiononbestpracticesintheareasoflanduse,transportation,urbandesign,communityfacilitiesandqualityoflife,andenvironmentalandopenspaceforeachTLCsectorplangoal.Bydisplayingexemplarplanninganddesigndetails,thesebestpracticesexamplesillustratequalitiesandimagesthatthesectorplanforTLCcanstrivetoemulate.

cAse study exAmpLes

Barrio Logan Neighborhood, San Diego, CA

BarrioLoganisasmallcommunityofroughly6,000peoplewherealmost85percentofthepopulationisHispanicandhasexperienceddisinvestmentforalmost30years.Thecommunityanditsresidentsremaineduniteddespiteindustrialzoningthatbroughthazardouslandusesandahighwayprojectthatthreatenedtodividetheneighborhood.ResidentsjoinedtopreventthelandlocatedundertheCoronadoBayBridge,whichwaspromisedtothembythecity,frombecomingamunicipalparkinglot.ChicanoPeople’sParktransformedthespaceandbecameatributetotheirheritagewhileanotherproject,theMercadoApartments,becamethecatalystforreinvestment.Theseeffortswerereinforcedbythecitywithitsownreinvestmentefforts,namely,thedesignationoftheBarrioLoganRedevelopmentProjectArea.

Background

• ProjectArea:toeliminateblightwhilepreservingtheneighborhood’scharacter• Objectiveisdevelopmentthatenhancesthecommunity'sculturalandethnicqualities

Redevelopment Factors

• Partnerships:SanDiegoAssociationof Governments(SANDAG),Cityof SanDiego,MetropolitanTransitDevelopmentBoard(MTDB),MetropolitanAreaAdvisoryCommittee(MAAC,asocialserviceagency)

• Cityofficialsadopted“CityofVillages,”thestrategicframeworktotheGeneralPlanthatencouragesmixed-useandTOD:• DesignatedBarrioLoganasaRedevelopmentProjectArea—accesstoTaxIncrementFinancing(TIF)andfederalgrants

• MTDB’s“TransitFirst,”whichalsoidentifiedBarrioLoganasafocalpoint,aimedto:• Increaseresidentswithin1/4mileof transitfrom3to17percentin20years• Increasejobswithin1/4mileof transitfrom15to43percentin20years

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Private and Public Projects

Completed Projects• MercadoApartments:144-dwellingunitaffordablehousing• Chuey'sRestaurant:8,750-square-footindustrialwarehouserehabilitationproject• GatewayIFamilyApartments:42-dwellingunitaffordablehousing

Planned Projects• MercadodelBarrio:mixed-usewithgrocerystoreona6.8-acrepubliclandparcel• LaEntradaFamilyApartments:85-dwellingunitaffordablehousing• CesarChavezContinuingEducationCenter:50,000squarefeet

Why A Success

Positive and dedicated leadership• Clearcommunityredevelopmentgoalsachieved• Minimizedgentrification• Resultedinnewaffordablehousing• Retainedlocalbusinesses• Introducedcommunityamenitiesandopenspace• Newdevelopmentutilizestransitorienteddevelopmentprincipals• Improvedstreetscapeenvironment

Effective utilization of funds• Catalystprojectthatsparkedreinvestment• PublicInvestment:roughly$5million• PrivateInvestment

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Albina Community, Portland, OR

TheAlbinaCommunityinnortheastPortlandlostpopulation,housing,jobs,andbusinessesfromthe1950sthroughthe1980sduetodisinvestmentandariseindrug-relatedgangactivity.Communitymemberstookactiontoidentifykeylocationswithintheircommunitythatcouldcatalyzereinvestment.Majorthoroughfareswithinthecommunity,suchasMartinLutherKingJr.Boulevard,servedasimportantcommercialcorridorswhileprovidingcriticalbusconnections.Commercialcorridors,likeAlbertaStreet,cateredtosmallerandlocalbusinesseswherereinvestmenteffortsweretargeted.


• Adoptionof theAlbinaCommunityPlan(1989)• Formationof theNorth/NortheastEconomicDevelopmentTaskForceandtheNeighborhoodRevitalizationProgram

• Adoptionof aNeighborhoodRevitalizationStrategy• TaskForceEconomicDevelopmentActionPlan• Roadwayimprovementsforacompletestreetdesign(sidewalks,median,on-streetparking…)• Taxincrementfinancingandotherfundstoattractnewbusinessesandimproveolderones• InvestmentsandProjects• AlbinaCorner:affordablehousingproject• ProbascoEstatesTownhomes• HenryV:commercialbuilding• PortlandCommunityReinvestmentInitiativesOffice:arestored1908bungalow• StandardDairyDevelopment:amixed-useinfilldevelopmentproject• RenovatedSmartBuildingforDoris’CafeandtheAlbinaCoffeeHouse

Why A Success

Positive and dedicated leadership• Strongpublicpolicyguidance• Strongcommunityparticipation

Clear community redevelopment goals achieved • Resultedinnewmixed-usedevelopment• Expandedaffordablehousingnearmixed-usedevelopment• Retainedlocalbusinesses• Improvedcommunitycharacter• Improvedstreetscapeenvironment• Reusedbuildingstopreserveneighborhoodcharacter

Effective utilization of funds• Strategicpublicinvestmentwhichleveragedhighreturnsinprivateinvestment• Catalystprojectthatsparkedreinvestment

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Downtown Wheaton, MD

DowntownWheatoninMontgomeryCounty,Maryland,featuredmorethan800small,local,andethnicbusinessesinadevelopingsuburbofWashington,D.C.Onceahighwaycommercialcorridorandauto-dependentdowntown,thepresenceofaWMATAMetrorailstationofferedtransit-orienteddevelopmentpotential.MontgomeryCounty,inanefforttoretaintheculturallydiverse,localbusinesses,chosetominimizelarge-scaledevelopment,managebuildingheights,andavoidtoomuchofficedevelopmentbyadoptingtheWheatonRetailPreservationOverlayZone.Asaresult,smallbusinesseswereretained,newhousingprojectsweredeveloped,andaDowntownBusinessImprovementDistrictorganizationwasformed.Theoverlayzone,however,becameadisincentivethatdiscouragedmixed-useandcommercialdevelopmentandisnowbeingrevised.


MontgomeryCountyWheatonRedevelopmentProgramInitiatedPolicies• Pedestrianandfaçadeimprovements• CleanandSafeProgram–ambassadors• EnterpriseZone,taxcreditincentives• DesignatedArtsandEntertainmentDistrict• TownCenterDesignPrinciplesandGuidelines• TownCenterRedevelopmentConceptPlanisdesignedaroundatowncommon

Investments

Private sector investment (approximately $410m)• 736residentialunits,$416m+• 600,000s.f.of retail• 300,000–400,000s.f.of office

Public investment (approximately $20.5m)• Eachpublicdollarleveragedapproximately$20of privateinvestment

Why A Success

Positive and dedicated leadership• Strongmunicipalleadership

Clear community redevelopment goals achieved• Retainedsmall,localandethnicbusinesses• Newdevelopmentutilizestransit–orienteddevelopmentprincipals• Improvedgridpatterntofacilitateawalkablecommunity• Increasedresidentialusessupporttransitandprovidedemandforretailbusinesses

Effective utilization of funds• Strategicpublicinvestmentwhichleveragedhighreturnsinprivateinvestment

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Dudley Street Neighborhood, Roxbury, MA

TheDudleyStreetneighborhoodisoneofthepoorestcommunitiesinMassachusetts,locatedtwomilesoutsideofBoston,withapopulationof24,000CapeVerdean,African-American,Latino,andwhiteresidents.Disinvestment,illegaldumping,andarsoncharacterizedthiscommunity.In1984,therewere1,300abandonedlots.Propertyinvestorsoftenburnedhomestocollectinsurancewhentheurbanrenewalprogram,whichprovidedbenefitstopropertyownersintheWestEndandtheSouthEndofBoston,wasnotutilizedinRoxbury.Acommunitycleanupeffortdrewtheattentionofthecity’smayorinthelate1980swhichledtomorewidespreadrevitalizationefforts.Successfromthesecommunityefforts,alongwithaMassachusettsBayTransportationAuthority(MBTA)upgradetothecommunity’slocalcommuterrailstationin2005—includingplatformrenovations,canopies,andotherpedestrian-friendlyimprovements—reassureddevelopers,andsincethentheDudleyStreetNeighborhoodhasexperiencedevengreatercommunity-servingreinvestment.


• Themayor,alongwiththeBostonRedevelopmentAuthority,yieldedthepowerofeminentdomain,allowingthecommunitytoassumecontrolofa1½-square-mileareainRoxbury

• Acommunitylandtrustwasformedtocreateandimplementaredevelopmentplanforanurbanvillage

• Thelandtrustwasinstrumentalinholdingownershiptolandandforlendingandfinancingmechanismsthatprovidedaffordablehousinginperpetuity

Investments and Projects

• 250affordablehomes(duplexes,single-family,townhomes)• ProjectHopeCommunityCenterwitheducationalandworkforcedevelopmentresources• Mixed-usedevelopment(commercialdevelopmentwithlowincomerentalspace)

Why A Success

Positive and dedicated leadership• Localchampion• Strongcommunityvision

Clear community redevelopment goals achieved• Minimizedgentrification• Providedfornewaffordablehousing• Resultedinnewmixed-usedevelopment• Newdevelopmentutilizestransit–orienteddevelopmentprincipals• Includedcommunityservicesandfacilitiesinnewdevelopment

Effective utilization of funds• Catalystprojectthatsparkedreinvestment

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City Heights Neighborhood, San Diego, CA

OneofthemostdiversecommunitiesinSanDiego,CityHeightshasanethnicallydiversepopulationwithmorethan30languagesspoken.Dividedbymajorthoroughfaresandfacingpovertyandlackofeducationalopportunities,itwasdifficultfortheneighborhoodtomaintainastrongsenseofcommunity.PriceCharities,alocalnonprofit,alongwithcommunityleaderssetaboutcreatingchangethroughtheCityHeightsInitiative.ThisinitiativebeganwiththecreationofanUrbanVillagedevelopmentoneightsquareblocksoralmost30acresofland.TheCityHeightsUrbanVillageincludedalibrary,pool,andpolicesubstation.Theprojectattractedevenmorecommunityinvestmentthatreinforcedthecommunity’scommercialdistrict.Newdevelopmentwithamixofusesandaffordableresidentialunitsenhancedtheethnicmixmakingitagreatplacetolive,work,andplay.

Background

• 1,984-acreredevelopmentprojectarea• 30-acreUrbanVillagedevelopment


• PublicPartner:Cityof SanDiego• PrivatePartners:morethantencommittees,CommunityDevelopmentCorporations(CDC),andbusinessandneighborhoodassociations

• PublicRedevelopmentIncentives• Siteassembly• Feereductions• Permittingassistance

• Off-siteimprovements• Housingprograms• Facaderebates• Low-costfinancingincentives

Investments and Projects

• Award-winningCityHeightsUrbanVillage:$137millionpublic/privatepartnership• HollywoodPalms:94-dwellingunitaffordablehousing• UrbanVillageRetailCenter• UrbanVillagetownhomesandofficespaceproject• ParkdelaCruz• TeraltaPark• MetroCenter:amixed-useredevelopmentproject

Why A Success

Positive and dedicated leadership• Strongpublicpolicyguidance

Clear community redevelopment goals achieved• Resultedinnewaffordablehousing• Createdmixed-usedevelopment• Providedincentivesthatassistednewandexistingbusinesses• Includedcommunityservicesandfacilities(library,educationcenter,andpolicesubstation)

Effective utilization of funds• Public-privatepartnerships• Catalystprojectthatsparkedreinvestment

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Downtown New Rochelle, NY

NewRochelle,populationofmorethan70,000,is20milestothenortheastofManhattananda35-minutetrainridetoGrandCentralTerminal.Itisaneconomicallyandethnicallydiversecommunitythatfacedeconomicdownturninthe1980sand‘90s.Signsofthisdownturnpeakedwhenthecommunity’ssuburban-stylemallcloseditsdoorsin1995.Thissetbackwasturnedintoanopportunitywhencityofficialsteamedwithdeveloperstoreinventthemallandcreateanurbanshoppingdestination—NewRocCity.NewRocCityisa500,000-square-foot,mixed-useredevelopmentprojectthatreintroducedthegridtothe15acresthattheNewRochelleMallonceoccupiedandservedasacatalystforreinvestmentinthedowntown.ThedesignforNewRocCityreintroducesstorefrontretailcomplementingthenearbyMainStreetcommercialcorridor.Cityandcountyofficialsalsotransformedthecity’slibraryparkinglotintoLibraryGreen,anactiveparkspace,whichservedasanamenityfortheareaandencouragednewresidentialdevelopment.

Background

• DowntownreinvestmentsupportedbyCityof NewRochelle,WestchesterCounty,andNewRochelleBusinessImprovementDistrict(BID)


• Cityinvestmentincludinga$24millionparkinggarageaspartofthe$190million,500,000-square-footNewRocCitydevelopment

• ConstructionofanIntermodalTransportationCenteroncity-ownedlandwithover$15millioninfederal,state,andcountyfunds

• WestchesterCountyfundedthe$2.8millionLibraryGreenbypurchasingthelandfromthecity;fundswereusedbythecitytodesignandconstructthepark.

• EffortsbytheNewRochelleBIDincluded$150millioninMainStreetimprovements(façadeimprovement,streetscapeandpedestrianimprovements,andbusinessdevelopmentloans)InvestmentsandProjects

• NewRochelleIntermodalTransportationCenter,builtattheMetroNorthtrainstation,includedtheconstructionofamultilevelgarageandpedestriancirculationimprovements

• SeveralcondominiumprojectsincludingAvalon-on-the-Sound,theLoftsatNewRoc,TrumpPlaza,andapartmentsaboveretailinthehistoricdowntown

• LibraryGreenprovidedtwoacresofopen-space

Why A Success

Positive and dedicated leadership• Strongpublicpolicyguidance

Clear community redevelopment goals achieved• Createdmixed-usedevelopment• Newdevelopmentutilizestransit–orienteddevelopmentprincipals• Retainedlocalbusinesses• Providedincentivesthatattractedbusinesses• Introducedcommunityamenitiesandopenspace

Effective utilization of funds• Strategicpublicinvestmentwhichleveragedhighreturnsinprivateinvestment• Catalystprojectthatsparkedreinvestment

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Best Practices

Land Use

Takoma/Langley Crossroads Sector Plan Goal: toprovidefortransit-orienteddevelopmentconsistentwiththeGeneralPlanGoals.

Transit-orienteddevelopment createsvital communitiesaround transit andoptimizes theopportunities forwelcoming,walkable,andmixed-useneighborhoodswherethereisadelicatebalancebetweenthetypesofusesandtheirdensities,thelocationofbuildingsandstreets,architecturalandstreetscapedesign,andinclusionof civicspaces.

Transportation

Takoma/Langley Crossroads Sector Plan Goal: tocreateaneffectiveandefficientmultimodal transportationsystemthattakesintoaccountlanddevelopmentneartheproposedPurpleLineandtransitcenterandthatbalancesproposeddevelopment.

Transportation facilitiescreateconnectionsbetweenand throughplaces forallmodesof travel—vehicular,transit,pedestrianandbicycle—andthequalityofthatexperienceisdefinedbythescaleanddesignofthefacility.

Transit-oriented development in Portland, Oregon, features five stories of residential over ground floor retail. Located across the street from a park, it provides convenient access to transit and is sited close to the street, creating an important street wall. This new urban edge defines a pedestrian and vehicular space that is at a scale that is comfortable and allows for pedestrian activity on the street.

Transit-oriented development in Denver, Colorado, illustrates how a new mixed-use project along a commercial corridor encourages vital pedestrian street activity to create a place.

A neighborhood retail street with a landscaped median is attractive and is at a scale that calms traffic and encourages retail on both sides of the street.

This attractive street in Dallas, Texas, is pedestrian friendly. The scale and location of the sidewalk, trees, benches, and on-street parking and the use of parked cars as a buffer clearly delineates the pedestrian zone.

A separated bikeway in New York City improves safety for all modes by providing pedestrians, cyclists, and automobiles with their own designated space.

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Urban Design

Takoma/Langley Crossroads Sector Plan Goal: toachievequalitydevelopmentthatcreatesasenseofplacethatpeoplecanassociatewithandfeelproudof.

Urbandesignisthecreationofpeople-friendlyenvironmentsdevotedtocivicvitalityandalastingidentity,whichfosterasenseofplace;areactive,vibrant,andinvitingtopeople;andwheretravelisenjoyableandnotjustfunctional.

Sidewalk cafes liven up the sidewalk while landscaping reinforces the pedestrian zone, separating it from the street.

A well-designed retail street can make a shopping trip an outing rather than an errand. Good design can also include cultural elements that help create a unique sense of place, setting the location apart from others.

Good design can combine a wide mix of uses, such as the public space, sidewalk connections, retail, and residential space seamlessly blended together in Clarendon, Virginia.

An active plaza can become a landmark for a community, providing a balance of activities within the space that creates interest and fosters diversity, as shown here in National Harbor, Maryland.

Quality of Life and Community Facilities

Takoma/Langley Crossroads Sector Plan Goal:toprovidethefacilitiesneededbythecommunityandensureaccesstothosefacilities;tofacilitaterelationship-buildingamongexistingcommunity-basedorganizationsandleveragecountyagenciestoaddresssocialpriorities;andtoencouragethepreservationandadaptivereuseofhistoricresourcesasvitalelementsofanycommunityredevelopmentstrategy.

Whethertheheartofacommunitynaturallyevolvesorisplanned,dedicatingresourcesandintegratingcommunityfacilitiescanimproveaneighborhood’squalityoflife,particularlywhentheyareseenasplaceswhereneighborsinteractandbondsaremade.

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Investment in quality community facilities, such as this recreation center in City Heights, California, can help improve quality of life within a neighborhood. The design of this facility with multiple uses ensures a better utilization of the space and broadens the reach of the facility’s potential users.

This playground offers youngsters an activity center that encourages impromptu and vital community connections.

This active park is a center of activity and an attractive amenity for the community.

Environmental/Open Space

Takoma/Langley Crossroads Sector Plan Goal:toensurethattheuniqueenvironmentalfeaturesareprotectedandallnewdevelopmentincorporatesimprovementstoreducetheimpactontheenvironment;andtocreateastrategyfordevelopmentandimprovementofparkproperties,openspace,andpublicactivities.

Greenspacesbreathelifeintoacommunitywhileprovidingenvironmentalbenefits.If well-designed,theycanbecomethecommunity’sidentity,connectiontothenaturalworld,andrecreationaloutlet.

Potential Case Study Examples: Full Listing

Included Case Studies

BarrioLogan,SanDiego,CAAlbinaCommunity,Portland,ORDowntownWheaton,MDDudleyStreetNeighborhood,Roxbury,MACityHeightsNeighborhood,SanDiego,CADowntownNewRochelle,NY

Other Recommendations/Research-Directed Locations

CountryClubPlaza,KansasCityAdamsMorgan,Washington,D.C.RockvilleTownCenter,Rockville,MDEmeryville,CAColumbiaHeights,Washington,D.C.NorthLawndale,ChicagoHumboldtPark,ChicagoColumbiaPike,VAAnnandale,VADowntownTroy\Birmingham,Detroit,MINetcong,NJCollingswood,NJCranfordCrossings,Cranford,NJ

Other Researched Case Studies

Fruitvale,Oakland,CAFlorinMall,SacramentoCounty,CAYborCitydistrict,Tampa,FLBailey’sCrossroads,VACuritiba,BrazilSouthSideWorks,PittsburghEastlandsArea,Charlotte,NCSouthBank,Brisbane,AU

Regions of Promise

FortWorth,TXSanBernardino,CAModesto,CAAtlanta,GAPhoenix,AZOrlando,FLChicago,ILBogotá,Columbia

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Tanner Park in Portland, Oregon, serves as valuable open space for its community. The park provides environmental benefits such as runoff mitigation and filtration while the adjacent buildings provide “eyes on the street” security for the park.

Although the park provides important environmental functions, it is designed to promote activity and serves as vital open space for the community.

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Appendix c:opportunities And

constrAints report

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introduction

Purpose of the Analysis

ThisopportunitiesandconstraintsanalysisdescribestheTakoma/LangleyCrossroads(TLC)area’sstrengths,weaknesses,opportunities,andthreats.ThefindingsofthisanalysiswillhelpidentifymeasuresthatwillenablethethreelocaljurisdictionsresponsibleforthestudyareatocapitalizeontheexistingandpotentialassetsoftheCrossroadsareawhileeffectivelyaddressingitsdeficiencies.ThisanalysiswillbepairedwithacomparisonreportthatwillpresentexamplesfromothercommunitiesbothintheregionandacrossthenationthathavedealtwithissuessimilartothosefacingTakoma/LangleyCrossroads.Themostimmediateuseofthisopportunitiesandconstraintsanalysisandthecomparisonreportwillbeindevelopingseveralalternativeconceptsforincreasingtheattractiveness,wellbeing,andlivabilityoftheCrossroadsarea.

Context and Background

TheTLCissituatedatauniquejunctionof communities,ethnicities,economies,andtransportationservices.TheprospectsoftheproposedPurpleLinetransitservingtheCrossroadsisanimportantspurforexploringwaystocapitalizeontransitasacatalystforcommunityimprovements.AnexplicitgoaloftheTLCsectorplanandsectionalmapamendmentistofostertransit-orienteddevelopment(TOD)nearthetwoproposedtransitstations.SuccessfulTODisdescribedasacompleteneighborhoodthatislocatedclosetohome,office,shopping,andcivicspaces.TODisanareawheretransithelpstocreateandsupportspecialplaces.

Findingthatdelicatebalancebetweenhelpingthecommunityimproveitsqualityoflifeandeconomicdevelopmentopportunitieswithoutlosingthe“heart”ofthecommunityistherealchallengeof thisplanningprocess.TheplanthatultimatelyemergesfromthisprocesswillneedtoaddresshowsignificantimprovementstotheCrossroad’sregional

accessibility,localmixofstoresandservices,increasedattractiveness,andimprovedsafetycanstrengthenthisuniquecommunity’scohesionratherthandiluteit.Oneconcernwillbegentrificationof itssingle-ormultifamilyneighborhoodsoralossof workforceandaffordablehousingandthesubsequentdisplacementofresidents.Anothermajorconcernwillbeanywidespreadlossoflocalentrepreneurialtalentandthereplacementofthemanylocalethnicbusinessesbytheusualnational,

corporate,orfranchisebusinesses,whicharealsoimportanttothearea.Suchafateiscommontomanyredevelopmentefforts.SeeingthathappenattheCrossroadswillsignalthefailureratherthananysuccessforthisplanningeffort.

Thisanalysisbuildsuponavarietyofsourcesincludingpreviousstudiesandresearch,stakeholderinterviewsandon-the-groundobservations.ThepreviousstudiesthatillustratethepotentialfortransformingtheTLCintoamorecohesivecommongroundthatisvibrant,safe,andattractiveinclude:

• TLCPedestrianAccessandMobilityStudy,2007

• TLCSectorPlanResourceManual,2007• NewHampshireAvenueConceptPlan,2007• Bi-CountyTransitway-InternationalCorridorPlanningStudy,2003

• MarkeyStudyfortheInternationalCorridorCommunityLegacyArea(ICCLA),2003

Finding that delicate balance between helping the community improve its quality of life attributes and economic development opportunities without losing the heart

of the community is the “real” challenge of this plan.

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• InternationalCorridorCommunityLegacyPlan,2003

• InternationalCorridorIssueIdentificationStudy,2002

• NeedsAssessmentforaMulti-CulturalCenterinLangleyPark,Maryland,2002

• PrinceGeorge’sCountyApprovedGeneralPlan,2002

• TakomaParkMasterPlan,2000• LangleyPark-CollegePark-GreenbeltApprovedMasterPlan1989

Goals

ThisopportunitiesandconstraintsanalysisrespondstothegoalsestablishedintheM-NCPPCGoalsandOutreachStrategyReportfortheTLCSectorPlan,adoptedJanuary16,2008.

• Landuse:toprovidefortransit-orienteddevelopmentconsistentwithbothcounties’GeneralPlanGoals.

• transportationSystem:tocreateaneffectiveandefficientmultimodaltransportationsystemthattakesintoaccountlanddevelopmentneartheproposedPurpleLineandtransitcenterandthatbalanceswithproposeddevelopment.

• urbandesign:toachievequalitydevelopmentthatcreatesasenseof placeandadestinationthatpeoplecanassociatewith,feelproudof,andthatencouragescommunitygatherings.

• communityFacilitiesandQualityofLife:toprovidethefacilitiesneededbythecommunityandensureaccesstothosefacilities;tofacilitaterelationship-buildingamongexistingcommunity-basedorganizationsandleveragecountyagenciestoaddresssocialpriorities;andtoencouragethepreservationandadaptivereuseof historic

resourcesasvitalelementsof anycommunityredevelopmentstrategy.

• EnvironmentalinfrastructureandopenSpace:toensurethattheuniqueenvironmentalfeaturesareprotectedandallnewdevelopmentincorporatesimprovementstoreducetheimpactontheenvironment;andtocreateastrategyfordevelopmentandimprovementof parkproperties,openspace,andpublicactivities.

Inadditiontothesegoals,thisanalysisalsolooksatopportunitiestoimprovelandusesforareasbeyondtheeffectiveTODedgesandhowtobetterrelatethestudyareawithadjacentneighborhoods.

Area Context

TheTLCinclude’sareaswithinPrinceGeorge’sCounty,MontgomeryCounty,andtheCityof TakomaParkinMaryland.Locatednearournation’scapital,theTLCcanbecharacterizedasasuburbaninfillareawherelanduseshavelittleornoconnectivitybetweenthem.TheTLCareaisaffordableforresidentsandconvenienttoavarietyoflocally-andregionally-orientedbusinesses.Butthestudyareaisdissectedbytwomainarterials—UniversityBoulevardandNewHampshireAvenue—thatactassignificantbarrierstoeasypedestrianaccessandposenumeroussafetyissues.TheCrossroadshasgoodregionalaccess,islocatedalongtheproposedrouteforthePurpleLine,andisneartheUniversityofMaryland.

SligoCreekParkway,LongBranchStreamValley,andNorthwestBranchStreamValleyParksandthepowerlineright-of-wayontheeasternedgeofthestudyareaformtosomeextentagreenbeltwayalongtheedgesorjustoutsideoftheofficialstudyareaboundary.

“Economic revitalization of the International Corridor will have to reconcile the area’s long-term vision with…how to attract the development that catalyzes

economic revitalization without triggering residential gentrification that, over time, will sap the corridor of the ethnic, cultural and linguistic diversity that makes the

area unique.”

–Bi-County Transitway-International Corridor Planning Study

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Regional Context

Takoma Langley Crossroads Boundary

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Existing Conditions

TheoverallcharacteroftheCrossroadsisthatofapost-WorldWarIIsuburbanareaoflow-tomedium-density,single-usedevelopment—specifically,aconfluenceofstrip-mall-stylecommercialandentertainmentuses,behindwhicharelocatedresidentialcommunitieswithdiverseculturalbackgrounds.Single-familyhousing,mostlyofbrickconstruction,isfoundinthewesternandsouthernquadrantsofthestudyarea.Additionalsingle-familyneighborhoodsarelocatedtothenorthbetweenthestudyareaandNorthwestBranchStreamValleyPark.Alllandusesareinternally-orientedwithfewconnectionsbetweenthem.

TheCrossroadsareaiswidelyrecognizedasalocalandregionaldestinationfeaturingethnicrestaurantsandshopsandotheruniqueretailserviceneeds.Thetypicallysuburbancharacteroftheseattractionsdoesnotreflectthemultinationalculturaltiesthatsupportit.TheCrossroadsappearstohaveagoodnumberofresidentsandusersthatdonothaveaccesstocars,butthepedestrianenvironmenttyingnearbyneighborhoodstotheseattractionsisan

importantnaturalresourcesthatofferecologicalandrecreationalopportunities.

TheStreetNetworksmapaboveillustratestheexistingroadplacementandhighlightstheoveralllackofconnectivitythroughouttheCrossroads.TheExistingbuildingfootprintmapillustratesthepatternofdevelopmentwithbuildingsshowninblackandroads,parking,andnaturalresourceareasshowninwhite.

Area Analysis

the opportunities mAp iLLustrAtes And defines some of the key opportunities within the crossroAds AreA.

� UsepotentialTODnearthetwoPurpleLinestationsasafocusforwalkableplaceswithmixed-usedevelopmentandstreetlevelpedestrianactivity.

afterthought.Therearehightrafficvolumesandnumerouscurbcutsthatmakeitdifficulttonavigatethroughthestudyarea.Furthermore,ahighlevelof transitusealongthemainarterialscreatesaseriesof conflictsbetweenpedestrianstryingtoaccesstransitservicesandvehicles.

ThereispoorconnectivitybetweenresidentialareasandtheSligoCreekParkway,andLongBranchandNorthwestBranchStreamValleyParks.Theseare

� Improveconnections:to(andacross)parksandopenspace

� Establishmorepedestrianandvehicularconnectionsbetweenlanduses

� Explorelowdensitycommercialusesandlargeparkingareasassitesforredevelopmentneartheproposedtransitstationsandactivitynodes

Street NetworkExisting building footprint

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SF detached

SF attached

Multifamily

Office commercial

Parkland

Public

Service commercial

Retail commercial

Religious institution

School

Historic site

Bus stop

Bus line

Existing land use

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� DesigngatewayareastowelcomepeopletotheCrossroads

the constrAints mAp iLLustrAtes some of the mAin chALLenges And constrAints of the study AreA.

� Disconnectedneighborhoods

� Wideroadswithahighvolumeof trafficthatarebarriersandunsafeforpedestrians

� Poorconnectivitybetweenvariouslanduses;example,tomajorcommercialattractionsfromneighborhoods

� Lackof streetconnectionsthatprovidevehicularandpedestrianchoices

� Internalorientationof alllanduses

� Lackof Connectionstomajorcommercialactivitynodes

� Topographicchangesthatimpedeconnections

Constraints

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� Narrowlotsalongthesouthsideof UniversityBoulevard

sector pLAn subAreAs

Anumberofsmallersubareaswithintheoverallstudyareahavetheirownspecificcharacter,constraints,andopportunities.Thecharacteristicsofthestudyareaincludeactivityhubs—nodes,corridors,andmajorarterials—andmultifamilyandsingle-familyneighborhoods.Activityhubsareplaceswhereanumberof activitiesandmovementstakeplace,suchasaschoolorshoppingcenter.TheGeneralPlandefinitionsfornodesarelocationsalongacorridorwithhigh-intensitymixed-use.Corridorsaredefinedaslandwithin¼mileofadesignatedhigh-volumetransportationfacility,andNewHampshireAvenueisamajorarterial.

Subarea A: Activity Hubs, Nodes and Corridors

A.1: Major Activity Nodes (TOD areas)

• UniversityBoulevardandNewHampshireAvenue(MajorCommunityActivityCenter)

Opportunities

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• UniversityBoulevardandRiggsRoad

A.2: Minor Activity Hubs

• UniversityBoulevardandCarrollAvenue• SligoCreekParkwayandNewHampshireAvenue

A.3: Major Commercial Corridor

• UniversityBoulevard

A.4: Major Arterial

• NewHampshireAvenuesouthof UniversityBoulevard

Subarea B: Multifamily Residential Areas

B.1: North of University Boulevard

B.2: South of University Boulevard

Subarea C: Single-Family Residential Areas

C.1: West of New Hampshire Avenue

C.2: East of New Hampshire Avenue

Subarea A: Activity Nodes and Corridors

FortheCrossroads,theareassurroundingtheintersectionofitsmajortransportationarterialsaretreatedasactivitynodesbecauseoftheirconcentrationoftraffic,pedestrianflows,andcommercialbusinesses.Theseactivitynodeshaveastrongregionalreputationasinternationallydiversedestinationsforshops,restaurants,institutions,andotherservicesthatsupportnewimmigrants,local

residents,andnumerouscustomersfromthroughouttheregion.

A-1: Major Activity Hubs, Nodes and Corridors University Boulevard and New Hampshire Avenue

Expansivepavementandlargestorefrontsdominatethisactivitynode.Buildingsarelocatedawayfromtheroadwaystowardtherearpropertylineoftheirsiteswithsurfaceparkinglotsfrontingthem.Thisnodehasthelargestnumberofstorefrontswiththehighestvolumeoftrafficinthearea.Thesurfacelotsoftencannotaccommodatethedemandforparking.ItisalsoidentifiedintheGeneralPlanasaMajorCommunityActivityCenter.

Thehighvolumeoftraffic(morethan90,000vehiclesaday)createsabarrierbetweenlandusesoneithersideoftheroads,makingitdifficultfortheareatoactorappearasacohesivewhole.Theconfigurationoftheintersectionhascreatedirregular-shapedparcelsthatcauseaccess,turningradius,andothertransportationandredevelopmentcomplications.AfuturetransitcenterandPurpleLinestationareproposedatthisnode,whichwilladdtothealreadycomplexdemandsonthisintersection.

University Boulevard and Riggs Road

TheintersectionofUniversityBoulevardandRiggsRoadisimportantasacommercialhubandgateway.ThisnodehasfewerretailstoresandrestaurantsthantheoneatUniversityBoulevardandNewHampshireAvenue.AnotherPurpleLinestationisproposedatthislocationwhereanumberofindependentretailusesresultinnumerousaccesspoints,largeparkingareas,andfewconnectionsbetweenthem.Thisintersectionisalsonotalignedata90-degreeangle,whichresultsinirregular-shapedparcels.Tothenorthofthisintersection,RiggsRoadbecomesatwo-laneresidentialroadfromawiderandheavieruseroadtothesouth.TheUniversityBoulevardintersectionswithNewHampshireAvenueandRiggsRoadarezonedforoffice/commercialandretail/commercial.WithintheCityofTakomaPark,thecommercialpropertiesarewithinamixed-usezone.

A-2: Minor Activity Nodes University Boulevard and Carroll Avenue

Onlythesoutheastquadrantoftheintersectionof UniversityBoulevardandCarrollAvenueislocatedwithinthestudyareaboundary.Thisquadrantis

Subareas

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triangularshaped,which,whiledifficulttodevelop,providesanimportantfocalpointonUniversityBoulevard.ThisoffersexcellentopportunitiestopullbuildingsclosetothestreettoreinforcethisgatewaytotheTakoma/LangleyCrossroads.Thesiteisoccupiedbyagasstationwithagrocerystoreandafewsmalllocally–orientedstores.ACambodiangrocerystoreatthislocationisaregionaldestination.

New Hampshire Avenue and Sligo Creek Parkway

AttheintersectionofNewHampshireAvenueandSligoCreekParkwayarethreecommercialparcelsthathavethepotentialforredevelopmentasaminornodeandasagateway.

A-3: Major Commercial Corridors

Thelandusesalongthemajortransportationcorridorsbetweentheactivitynodesincludemultifamily

residentialusesandstrip-mallcommercialdevelopment.ThemajorityofethnicrestaurantsandretailestablishmentsarealongUniversityBoulevard,aswellasshoppingcenterswithparkinginfrontandsingle-useofficespaceinconvertedresidentialbuildings.

A-4: Major Arterial

NewHampshireAvenuestartingapproximately¼milenorthofUniversityBoulevardismostlylinedwithmultifamilyhousing.SouthofUniversityBoulevard,thewestsideofNewHampshireAvenueispredominantlysingle-familyresidentialwhiletheeastsideconsistsofservice-orientedcommercialusesandtwohotels.Asinglehigh-riseresidentialcomplexisalsolocatedalongtheeastsideofNewHampshireAvenue.MostnotableisthesignificantchangeintopographybetweenUniversityBoulevard,andGlensideDriveandErskineStreet,whicharetheprimaryaccesspointstotheabuttingsingle-familyneighborhoods.

Thefollowingdiscussionhighlightsopportunitiesandconstraintstakenfrominputbystakeholdersandpublicagenciesresponsibleforthisplanningstudy.OpportunitiestoexploreweredefinedbytheconsultantteamintheiranalysisoftheTakoma/LangleyCrossroads.

Activity Node and Corridor Opportunities

Land Use

• PotentialforTODnearthefuturePurpleLinestationsandtransitcenter.

• Reputationasaculturallydiverse“international”destination.

• Healthylocalconsumerservicesandneighborhoodandconvenienceretail.

• Healthycommercialandrealestatemarkets:• Astrongdemandforandhighoccupancyof existingretailspace

• Agrowingregionalpopulation,whichcausesademandfornewhousing,retail,andservices

• Potentialforanincreaseinretailspendingof residents

• Residentialareassupportnearbycommercialusesandprovidedemandforadditionalfacilitiesandservices.

University Boulevard and New Hampshire Avenue looking north

University Boulevard and Riggs Road looking north illustrates the vast amount of paving and lack of placemaking elements such as buildings, landmarks, and landscaping to establish the intersection as a major activity node/place

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• Ethnicallyspecialtyretailthatservesasadestination.

• Avarietyof landuses,includingplacestowork,shop,live,andplay.

• Largesuburbanstripcommercialparcelsareconducivetobecomingmoreurbanandfiner-scaledTODintheactivitynodes.

• Communityandreligiousfacilitieswithintheactivitynodessupportandstrengthenthelivabilityof theoverallarea.

• TheCityof TakomaParkandMontgomeryCountymixed-usezonessupportmixed-use,pedestrian-orienteddevelopment.

• CommercialpropertieswithintheCityof TakomaParkarealsowithinanEnterpriseZone,whichprovidesincentivesforredevelopmentsuchaswaivingimpactfeesandphasingtaxincreases.

Opportunities to explore:• Allowingdeveloperstobuildtoahigherdensityif theyprovidecommunityamenitiesorprovidingotherincentivesthatwouldcatalyzeredevelopmentof theareaandstrengthenthewalkableandtransitnatureof thestudyarea.

Southern quadrant of University Boulevard and Carroll Avenue

Typical shopping center

Converted residential building for office use (bottom floor)

The major activity nodes have the potential for transit -oriented development (TOD)—attractive and inviting places to live, work, and play that encourage transit use. A TOD should:

� Berecognizedasagreatneighborhoodor“village”

� Haveamixof uses

� Balancedevelopmentwithnaturalfeaturesandopenspace

� Tametheautomobile

� Befun

� Beactive18hoursaday

� Bedesignedforwalking

� Besociallyequitable

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Transportation System

• NewHampshireAvenueandUniversityBoulevardprovidegoodaccesstothestudyareaandotherpartsof thelocalregion.

• Highvolumeof trafficandvisibilityalongseveralmajortransportationcorridorsaddtoeconomicdevelopmentpotential.

• Streetrights-of-wayandfutureredevelopmentcanprovidestreetscapeandpublicrealmenhancementsforpedestrianactivity.

• RiggsRoad,CarrollAvenue,andotherroadswithinthesectorplanboundaryofferthepotentialtocreateabettergridof streetsprovidingalternativethoroughfarestoalleviatetrafficincongestedareasandincreasepedestrianaccessibility.

• Hightransitusage(41percentof residentsusetransit)andalowrateof automobileownership(21percentof householdsdonothaveavehicleversusthenationalaverageof ninepercent)supportTOD.

• ProposeddualbikewayonUniversityBoulevardinMontgomeryCountyandsignedsharedroadwayonNewHampshireAvenuefromSligoCreekParkwaytoUniversityBoulevardareamongpossiblefuturebicyclefacilitiessupportingintermodalconnectionstoandfromtransit.

• Proximityof theUniversityof Marylandcallsforexaminingpossiblefuturepedestrian,bicycle,andtransitconnectionstotheuniversity.

• Thecompletionof theLongBranchTrail.

Opportunities to explore:• Accommodatingregionalaccess,highvolumeof traffic,andvisibilityalongseveralmajortransportationcorridorsbutnotattheexpenseof pedestrianaccessibility,safety,oroverallurbandesigncharacterof thearea.

• Consideringanalternativegridof streetstogainparcelinterconnectivity,toalleviatetrafficpressureonthemainroads,andtoprovideadditionalpedestrianconnections.

• Incorporatingorimplementingspecificrecommendations(e.g.,placementof newcrosswalks,preferredtrafficsignals)asoutlinedintheTLCPedestrianAccessandMobilityStudy.

• Designingmajoractivitynodestoalleviateconflictsbetweenpedestrianandvehiclesinawaythatisefficient,safe,andattractive.

• Locatingwell-designedandwell-locatedsignsandothervisualcuestoincreaseefficiencyof motoristspassingthroughtheareaandimprovepedestriancirculation.

• Locatingtransithubs,attractivebusstops,andsafepedestrianconnectionstoandfromtransitdestinations.

• Locatingbicyclefacilitiestoconnectpeopletotransit,jobs,andservices.

• AlleviatingtrafficpressureonUniversityBoulevardwithanalternativeeast-westroute.

Urban Design

• Urbandesignprinciplessuchastheintroductionof aregulargridof streets,

Example of a mix of uses

Example of development along a transit corridor

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buildingheightsthatrelatetostreetwidths,thecreationof boulevardsthatincludeon-streetparking,widetreelinedmedians,widesidewalks,andtheadequateinclusionof othermodesof transportationsuchasbikelanes,bus,ortrolleylanes,canhelptoestablishamoreattractiveandwalkableplacefortheCrossroadscommunity.

• CrimePreventionthroughEnvironmentalDesign(CPTED)measuressuchasvisibleareasforpedestrians,goodlighting,etc.,canenhancepublicsafety.

• UniversityBoulevardandNewHampshireAvenuecouldberedesignedsotheyaremoreintegratedintothecommunitybycreatingdistinctlandmarks,bringingbuildingsclosetothestreet,introducingbranding(e.g.,logo,signage,banners,etc.),andunifyingthestreetwithconsistentlandscape,furniture,andpublicspacetreatments.

• Existingcommercialandmultifamily“superblocks”arelargeenoughtosupportafinergridof smallblocksthatcansupportmixed-usedevelopmentorganizedaroundsafer,moreattractive,andmoreactivestreets.

Opportunities to Explore:• Locatingallnewbuildingsclosetothestreetwithsidewalksandlandscapeareasforpedestrians.

• Connectingdestinationswithanetworkof safeandinvitingsidewalksthatencouragepedestrianmobility.

• CreatingauniquedesignforthefuturePurpleLinestationsandmajoractivitynodestoreflectthearea’smulticulturalcharacter.

• Providingpublicspacesandplazasforcommunitygathering,meetings,interactions,andevents.

• Creatingvisuallyappealingandsafepedestriancrosswalks.

• Reinforcinggatewaysby:• Redevelopingpropertyatkeyintersectionswithtallerbuildings,higherdensity,andbuildingmassingandconfigurationthatdefinethespaceasanimportanttransitionpoint.

• Improvingthetransportationsystem,includingsignalization,intersectionalignmentanddesign,andstreetscapeelements.

• Locatingamajorculturalorcommunityuseasananchor.

• Creatingiconicandvisualcuessuchassigns,banners,sculptures,statues,fountains,orplazas.

Community Facilities and Quality of Life

• ExistinglocalchampionssupportanimprovedCrossroads.

• Marketstandsandalocationforafarmer’s,antique,craft,orothermarketsofferan

Example of separated bike path

Example of pedestrian-scale streets

Example of major arterial with ground-level retail

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opportunitytoencourageviableoptionsforsmallandlocalbusinesses.

• Existingcivicandculturalinstitutionssupportcommunityactivities,enhancethecommunity’squalityof life,andencouragecivicparticipation.

• Designingcompacturbanrecreationfacilitiesincludingskatespots,multipurposecourts(futsal,basketball,volleyball,etc.)andsmall

grassyareasforchildren(e.g.,downtownSilverSpring’stemporary“Green”).

Opportunities to Explore:• Identifyinglocationsforadditionalreligiousinstitutions.

• Providingsocialservicestomeetthediverseneedsof thecommunity,includingjobtraining,immigrationassistance,andhealthcare,amongothers.

• Providingactivitiesforyouthandteens.• Meetingthehighdemandsforactiverecreationopportunitiesforyouthandadultsintheneighborhood.

• Locatingapermanentspaceforacommunitymarketsuchasafarmersmarketorotherspecialdirectretail.Spacecouldbeoutdoorsorinaspeciallydesignedarcadebuilding.

• Examininglocationswherefencingaroundcommercialandresidentialpropertiesinhibitpedestrianandbicycleaccessanddevelopdesignsolutionstoencouragemoredirectpedestrianandbicycleaccessfromneighborhoodsthataresafe,attractive,andlinkdestinations.

• CreatingpartnershipswithlocalfinancialinstitutionstofinanceredevelopmentthroughtheCommunityReinvestmentActandotherprograms.

• Creatingpartnershipswithlocalcommunitydevelopmentcorporationstofacilitateredevelopmentandrevitalizationof theTakoma/LangleyCrossroads.

• Recruitingcommunitydevelopmentfinancialinstitutionstoworkwithlocalresidentsandentrepreneurs,andfundand/orfinancerevitalizationprojects.

Environmental Infrastructure and Open Space

• SligoCreek,LongBranch,andNorthwestBranchparksarevaluableenvironmentalandrecreationalassetsprovidingagreenbuffer,recreationaltrails,andparkfacilities.

Opportunities to Explore:• Integratinggreendesign,suchasenergyefficientbuildings,bio-retentionfeatures,reducedimperviouscoverage,greenstreets,etc.

• Creatingconnectionstotheexistinggreeninfrastructurenetworkandbetterintegratingfutureimprovementswithit.

Existing farmers market

Example of a park for passive recreation

Example of a park with paved walkways and a central feature

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• Developingtheenvironmentalandrecreationalpotentialof theSligoCreek,LongBranch,andNorthwestBranchStreamValleyParkstoimprovewaterquality,maintainagreenbuffer,andlinkwithrecreationaltrailsandparkfacilities.

• Improvingsidewalksandpedestrianfacilitiesalongstreetstocreate“completestreets”thatbecomeplacesforpedestrians,cyclists,andvehicles.

• Establishinglargegreenopenspacesforpassiveandactiverecreationandascommunityactivitycenters.

Activity Node and Corridor Constraints

Land Use

ExistingzoningInPrinceGeorge’sCountydoesnotallowformixed-useorhigherdensitydevelopmentwherezoningisC-S-C(CommercialShoppingCenter)supportsonlyretailandservice-commercialactivities.InMontgomeryCounty,whichpropertyiszonedC-2(GeneralCommercial)orO-M(OfficeModerate)withaCommercialRevitalizationOverlyZone(CROZ)designation.InTakomaPark,propertyintheC-2ZoneispartoftheTakomaPark/EastSilverSpringcommercialrevitalizationoverlayzone.

• Desiredcommunityamenitiesmaynotbefeasibleorcompatiblewithcurrentmarketrealitiesandzoning.

• Existingshoppingcentershavehighoccupancyandrentalrates,indicatingthatbusinessesaremeetingademandandpotentiallyinhibiting

landowners’interestinredevelopingtheirpropertyintheabsenceof incentives.

• Potentialcompetitionbynationalchainsthatresultinthedisplacementoflocalbusinesses.Existingdevelopmentpatternsareinconsistentwithmarketandtransit-orienteddevelopmentpotential.

• Existingcommercialpropertiesmaynotmeetthedemandforqualityretailandspecializeduses.

• Althoughsomeparcelsaresizable,smallparcelsof landandmultiplelandownersatkeylocationsmayrequirelandassemblage.

• Poorpedestriansafetyandconnectionsbetweenretailshoppingcentersreducesconsumerpatronage.

• Publicperceptionthatsomepartsof thecommercialareaareunsafe,unattractive,anddonothavequalityservicesandmerchandise.

• Buildingandsitedesignthatisarchitecturallynotsuitableforcreatingawalkablecommunity.

• Inadequatebuildingfloor-platesinthelargershoppingcenters,whichmakeitdifficulttoattractregionallycompetitivecommercialtenants.

GAteWAYSGateways generally consist of an arrangement of architectural features (such as buildings, planters, signage, lighting, etc.) that provide a sense of entry and transition from one physical area to another.

Gateways to the Takoma/Langley Crossroads include but are not limited to:

� UniversityBoulevardandRiggsRoad

� NewHampshireAvenueandSligoCreekParkway

� UniversityBoulevardandCarrollAvenue

� RiggsRoadatNorthwestBranchStreamValleyPark

These gateways function as the primary entrances to the Takoma/Langley Crossroads.

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Transportation System

• Heavytrafficvolumesandhighspeedscreatecongestion,noiseandairpollution,andvehicle,bicycle,andpedestriansafetyissues.

• AninadequatepedestrianandbicyclistenvironmentasoutlinedintheTLCPedestrianAccessandMobilityStudyandnotedinsiteobservationscreatedby:• Narrowornonexistentsidewalksthatcreatefragmentedstreetscapesandconnections.

• Toomanycurbcutsandothervehicularaccesspoints.

• Insufficientmedianstoprovidesafetyzonesforpedestrianswhocannotcrossthewideroadwidthsinasingletrafficlightcycle.

• Hightrafficvolumesthatcreatedifficultpedestriancrossings,especiallyatunsignalizedcrosswalks.

• Nobicyclefacilities.• Dangerousundesignatedmid-blockcrossingscausedbypoorconnectivityandinsufficientsidewalksandcrosswalks.

• Extensivefencingaroundcommercialproperties.

• Safetyconcernsthatstemfromindirectpedestrianconnections,poorlighting,andtoofeweyesonthestreet.

• Increasedtrafficfromfuturedevelopmentwilladdtoanalreadystrainedroadsystem.

• TravellanesandvolumeoftrafficalongUniversityBoulevardandNewHampshireAvenueformabarrierbetweenadjacentlanduses.

• UniversityBoulevard,NewHampshireAvenue,RiggsRoad,andCarrollAvenuedonotintersectat90-degreeangles,contributingtotrafficcirculationproblemsandlongercrossingdistancesforpedestrians.

Urban Design

• Publicimagedoesnotreflecttheinternationalcharacterof thearea.

• Apooraestheticisrootedinthestrip-mallstyleof development,largesurfaceparkinglotsthatfronttheroads,somepoorlymaintainedstorefronts,andvisualcluttercausedbystoresignage,utilitylines,andvehicles.

• GradechangesalongUniversityBoulevardandNewHampshireAvenueposedesignchallengeswithregardtopedestrianaccess,visibilityfromroadsandsiteredevelopment.

• Abrupttransitionsinusesanddensitiesbetweenthenodesandcorridorsandadjacentresidentialneighborhoods.

• Theconfluenceof single-useshoppingcentersmakesitdifficulttounderstandaccess,causestrafficconflicts,requiresmanycurbcuts,isnotpedestrianfriendly,haslittlevehicularconnectionbetweenindependentparcels,andcausesbackupof vehiclesonmajorroads.

• Parkingareasreconfiguredforsmallercarsandfewertrafficcountsarenowcongestedandhaveconfusingaccesspointscontributingtoback-upsonarterials.

• Majorcorridorsthatdonotintersectata90-degreeangle,creatingtriangular

Typical single use shopping center

Inadequate medians for pedestrian’s safety and lack of sidewalks

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parcelsthataredifficulttodevelop.Thisisaparticularconstraintattheproposedlocationof thetransitcenterandPurpleLinerailstationattheintersectionof UniversityBoulevardandNewHampshireAvenuewherethesmalltriangularparcelwillcreatedesignconstraintsonthetrafficoperationsandaccesstothesite.


• Localdaylaborershaveauniquesetof needsthatshouldbeaddressed.

• Thevariousethniccommunitieshavedifferentneedsanddesiresthatrequirebalancing.

• Publiclandisneededfornewcommunityandpublicfacilities.

• Activerecreationrequireslargeparcels,whichcanbedifficulttofindinareasthatarealreadydevelopedandwheremanyzonesdonothavemandatorydedicationrequirements.


• Largeexistingexpansesof impervioussurface,suchasroadsandparkinglots,andlackof pervioussurfacefoundinparksandopenspace.

• Insufficientgreenspaceandconnectionstotheparksystem.

• Thestreamvalleyparkscannotbeusedforactiverecreationfacilities,suchasballfields,butcanaccommodatepedestrianandbicycletrails.

Subarea B: Multifamily Residential Areas

Themultifamilyresidentialsubareasconsistprimarilyofthree-tofour-storybrick,garden-styleapartmentbuildingsthatvaryinqualitybutaregenerallyingoodconditionandappeartobewellmaintained.Therearesomefour-plexunitswithinthestudyareaaswellastwohigh-risebuildingsonNewHampshireAvenue.TheMontgomeryCountyHousingPartnershipandothersofferaffordableunits.Theentiremultifamilyareaisinwardfocusedwithlittleif anypedestrianandvehicularconnectionsbetweenvariousdevelopments.Withinthesecomplexes,openspaceisusedforrecreation.Windowsfacingthestreetsprovidesomeprotectionaffordedby“eyesonthestreet,”eventhoughcrimeisstillaconcerninthecommunity.

AnumberofpublicfacilitiesarelocatedhereincludingtheBoysandGirlsClub(althoughitsutilizationcouldbeenhancedbyphysicalimprovementsandprogrammingoftheexistingbuildingandsite);theLangleyParkCommunityCenter;thehistoricMcCormick-GoodhartMansion,whichisbeingrenovatedtohousetheCasadeMarylandMulticulturalCenter;andtheTakomaParkRecreationCenter.

Grade change along University Boulevard

Pedestrian path within the shopping center provides access from the multifamily neighborhood

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Theextensivelandareadedicatedtomultifamilyusesuggeststhatsomeareasmightberedevelopedtoprovideadditionalhousingchoices,suchasmarket-ratetownhomesandmid-riseorhigh-risecondominiums.Alternativehousingtypesmustbecarefullybalancedwithmaintainingmuchoftheneededaffordableandworkforcehousingthatthisareacurrentlyoffers.

muLtifAmiLy residentiAL opportunities

Land Use

• Existingandfuturehouseholdspendingneedssuggestadditionaldemandformixed-useretailandresidentialdevelopment.

• Proximitytoproposedtransitstationsoffersanincreaseinaccesstojobsandimprovedwalkabilityof thecommunity.

Opportunities to explore:• Redevelopingmultifamilyproperties.• Capitalizingonthelocationnearexistingandproposedtransitfortransit-orienteddevelopment.

• Infilldevelopment.

Transportation

• On-streetparkinginresidentialareasprovidesforpedestriansafetyandhelpsmeetparkingdemands.

• Theexistingnetworkof sidewalksprovidessomeconnectivity.

Opportunities to explore:• Improvingconnectionsfromtheneighborhoodstotransit,communityfacilities,andcommercialservicesincludingnewstreets.

• Providingfortraffic-calmingimprovementstominimizepedestrian/vehicularconflicts.


Opportunities to explore:• Improvingconnectionstoexistingcommunityfacilities.

• RehabilitatingandimprovingtheBoysandGirlsClub.

• Implementing“completestreets”improvements,whicharedesignedandoperatedtoenablesafe,attractive,and

Example of connections through residential development

Example of sidewalks with pedestrian amenities, including benches, on-street parking and landscaping

Example of neighborhood park

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comfortableaccessandtravelforallusers.Pedestrians,bicyclists,motorists,andtransitridersof allagesandabilitiesareabletosafelyandcomfortablymovealongandacrossacompletestreet.Completestreetsalsocreateasenseof placeandimprovesocialinteraction.


Opportunities to explore:• Encouragingtheuseof stormwatermanagementbestpractices.

• Protectingexistingmaturetreecanopy.• Improvingexistingparkandrecreationfacilitiesandidentifyingnewparkfacilities.

• Usingtheexistingparksystemtoincreasepedestrianandbicycleconnectionsthroughoutthestudyarea.

• Upgradingstreetscapeandinstallingmoresustainablesolutionsforsuchfeaturesasgrassedmediansthatareheavilystressed.

• Creatingusableopenspacesuchaspocketparks,urbanplazas,andsoccerfieldsthroughtheredesignof multifamilyproperties.

muLtifAmiLy residentiAL constrAints

Transportation

• Poorandindirectpedestrianaccesstothemajoractivitynodesandcommercialcorridors.

• Fewvehicularaccesspointsbetweenmultifamilycomplexesandtootherlanduseswithinthestudyarea.

Urban Design

• Internalorientationof allapartmentcomplexesdoesnotfacilitateoverallconnectivitytolocaldestinations,suchascommercialareasandcommunityassets.

• Lackof visualdistinctionbetweenthevariousapartmentcomplexesthataresimilarlydesignedwithcommonbuildingmaterialsandstyles.

• Lackof streettreesandstreetfurnituresuchasbenches,trashreceptacles,andpedestrianlighting.


• Realandperceivedsafetyissuesstemmingfromactivities,suchasdrugdealingandgangactivity.

• Communitysocialissues,suchasalcoholismanddomesticviolence.

• Poormaintenanceof thearea,withanemphasisontrashandlitterclean-up.

• Overcrowdinginapartmentsthatprovideastrainonresourcesandinfrastructure.

• Loiteringandunsafeactivity.• Lackof communityleadership.• Out-migrationandtransientpopulationsmakecommunityoutreachandstabilizationmoredifficult.

Subarea C: Single-Family Residential

Thesingle-familyresidentialareaslocatedsouthof UniversityBoulevardarestable,healthyneighborhoods,withmanyowner-occupiedhomes.Maturetreesandmanywell-maintainedhomesfoundinnearbyneighborhoodsarecharacteristics

Multifamily residential areas front onto the back of commercial developments

Sidewalks are generally available, but have few amenities for pedestrians

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thatmakethemanattractiveplacetolive.ThroughoutthecommercialareasalongNewHampshireAvenueandUniversityBoulevard,therearelessmaturetreecoverandmoremodestbrickhomes.Ingeneral,thesingle-familyneighborhoodsborderingthecommercialcorridorsandactivitynodesareservedbystreetswithonetravellaneineachdirectioninarelativelywell-connectedgrid-likesystem,withsidewalkscommonlylocatedoneithersideofthestreet.

Additionalsingle-familyenclavesarefoundoutsideoftheofficialstudyarea,butarealsoassociatedwiththeCrossroads.Residentsoftheseenclavesalsousetheserviceswithintheactivitynodesandcommercialcorridors.TheseneighborhoodsprovideatransitionbetweenthestudyareaandSligoCreekParktothesouthandNorthBranchParktothenorthandoffervaluableopportunitiestoestablishwell-connectedstreets,sidewalks,trails,andbicyclefacilities.

singLe‑fAmiLy residentiAL opportunities

Land Use

• StableandestablishedneighborhoodssuggestthattheCrossroadsisadesirableplacetolive.

• Avarietyof housingchoicesexistwithintheneighborhoods.

Opportunities to Explore:• Exploringavailabletoolsandstrategiestomaintainhousingaffordabilityandcreatemoreopportunitiesforhomeownership.

• Settingguidelinesforredevelopmentorrehabilitationtolimitthepracticeof “mansionization,”ortheconstructionof largehomesonsmalllots,andthecuttingof maturetreestoprotecttheneighborhoodcharacter.

• Improvingaccessibilitytotransitandemploymentareas.

Transportation

Opportunities to Explore:• ImprovingoverallpedestrianandbicyclefacilitiesandconnectionsasreferencedintheTLCPedestrianAccessandMobilityStudy.

• Examiningwaystoimproveconnectionsorprovidealternateaccessroutesfromthe

Stable and established neighborhood

Example of traffic calming via a traffic circle

Example of bike path

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neighborhoodstomajoractivitynodesandcorridors.

• Providingtrafficcalmingsolutions,asneeded,toassureasafepedestrianandbicyclistenvironment.

• ImplementingtheproposedsharedroadwayforbicyclesonFranklinAvenue.


• Strongcommunityspiritandhistoryof activismthatshouldbebuiltuponinworkingtowardthearea’stransformation.


• Urbanforestfeaturesthroughoutthearea—maturetreecanopy,etc.

• Proximitytopublicparkfacilities—SligoCreekParkway,LongBranch,andNorthwestBranchStreamValleyParks.

singLe‑fAmiLy residentiAL constrAints

Land Use

• Realestatespeculationmaycausepropertyownerstoteardownsmallerhomesandreplacethemwithlargerhomes(mansionization)

• Lackof sidewalksandconnectionstoactivitynodesandcommercialcorridors

• Landisalreadydevelopedwithstableneighborhoodsleavingfewopportunitiestoredevelop

• Pavingof frontyardsforparking• Parkingof commercialtrucks• Trafficonresidentialstreetswherechildrenareplaying

• Trash


• Potentialforthelossof maturetreesduetotheconstructionof largerhomes.

• Potentialincreaseinstormwaterrunoff duetotheconstructionof largerhomes.

• Lackof landfornewneighborhoodparksandgatheringspaces.

Lack of mature cover and pedestrian amenities

Sidewalks are not present in many of the side streets

Some “mansionization” is already occurring in the area

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next stepsCreatingagreatneighborhoodthatiswalkable,safe,andincludesjobopportunitiesandhousingchoicesisthekeytodevelopingsustainableplanningsolutionsthatwillfactorinchoicessuchas:

• Findingtheappropriatescaleof developmenttoimprovethearea’ssenseof placeandqualityof lifeamenities.

• Strikingaviablebalancebetweensupportingexistingandnewbusinessesinawaythatreinforcestheuniquequalitiesof theinternationalandlocalenterprisesandencouragesnewbusinessesthataredesiredbythecommunity.

• Protectingresidentialcharacterwhileenhancinghousingchoices.

Oneofthenextstepsintheplanningprocessincludesexaminingalternativesforpotentialfuturedevelopment,whichwillbepresentedandfurtherexaminedthroughapublicdialogueandreviewprocess.Publicinputonwhatthecommunitydoesanddoesnotlikeabouteachofthevaryingalternativeswillhelptodefineasinglepreferredvisionthatbestreflectsthecommunity’sdesire,thefunctionoftheareainthegreaterregion,andimplementationrealities.

TheTLCisanactive,thrivingareaandanassettotheregionintheservicesandethnicbusinessesitprovidesanditsculturaldiversityasacommunity.Thesepositivequalities,amongothers,includingitsproximitytoournation’scapital,accesstotransitandnearbyparks,andstableneighborhoods,createthepotentialforittobecomeanevengreaterplace.Therearealsomanyobstaclestorealizingitspotentialasa“greatplace.”Physicalbarriers,suchaslimitedsafepedestrianconnections,lackofpublicplacestogather,andtrafficcongestion;andsocialbarriers,suchassafetyconcernsandthedesireforbetterretail,communityfacilities,andeconomicopportunities,willneedtobeovercomebeforeatransformationcanhappen.

Suchopportunitiesandconstraints,asoutlinedinthisanalysis,provideabasisfordevelopingplanalternatives.Theywillbeusedinconjunctionwiththecomparisonreportthatidentifies“bestpractices”fromplacesthathaveachievedpositivetransformationswhilemaintainingthatwhichmakesthemunique.Together,theseresourceswillserveasafoundationtodevelopappropriateandcontextualplanalternativesandrecommendationsforthefutureofTakoma/LangleyCrossroads.Allalternativeswillfocusontheoverallgoalsofthisplanningstudy:toprovideforamixofuseswithdistinct,attractive,andaccessiblecommunityfacilitiesandrecreationalopportunities,andtosupportandmaintainthecommunity’smulticulturaldiversity.

Appendix d:tAkomA/LAngLey crossroAds

refined mArket & finAnciAL evALuAtions memorAndum

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memorAndumJuly30,2008

To: DavidHolden,PBPlacemaking

From: KateShiflet,BBPC

Re: Takoma/LangleyCrossroadsRefinedMarket&FinancialEvaluations

1.0 overview

BasileBaumannProstCole&Associateswastaskedwithperformingtwokeytypesof analysesrelatedtoredevelopmentpotentialintheTakoma/LangleyCrossroadssectorplanarea:1)marketviability;and2)financialviability.

Thisincludesanevaluationof themarketpotentialforresidential,office,andretaildevelopmentthatcouldoccurintheTakoma/LangleyCrossroadsstudyareabasedoncurrenttrendsaswellastheenhancedmarketpotentialassociatedwithtransit.

Theevaluationalsoincludesanalysisof proformafinancialfeasibilitytotestthelikelihoodthatvariousFARanddensitylevelsmightcatalyzeredevelopment(e.g.demolitionandrebuilding).

2.0 mArket viAbiLity of redeveLopment

To provide amarket-based check on designs for the Takoma/LangleyCrossroads Sector PlanStudyArea,BBPCidentifiedpotentialredevelopmentopportunitiesundertwoscenarios:

1. If transitisnotaddedintheStudyArea2. If transitisadded

2.1 EconomicImpactsofTransitCentersTheintroductionof transit–whetherheavyrail, lightrail,busrapid,etc.–hasgenerallybeenfound to have a positive impact on the economic viability of communities. To identify thepotential redevelopment opportunities associatedwith the addition of transit in the Takoma/LangleyCrossroads, BBPCperformed a nationwide review of the quantitative and qualitativeimpactsof transitcentersonnearbyproperties.

Thisreviewincludedassessmentof numerousstudiesthathaveidentifiedimpactsassociatedwithheavy rail, light rail, andbus rapid transit.The reviewalso includedevaluationof qualitative,anecdotal evidence provided toBBPC by the nation’s foremost experts on transit as part of asurveyconductedin2007.

Mostof thequantitative evidence regarding the economic impactsof transit is focusedon theimpactsof heavyrailandlightrail,forwhichthereareseverallong-standingsystemsfromwhich

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toassesslong-termimpacts.Quantitativeevidenceregardingtheimpactsof busrapidtransit islesswell-documented.

Key findings fromBBPC’s reviewof thequantitativeandqualitative impactsof transitcentersonnearbypropertiesinclude:

• Enhancedretailexpendituresandsales:transitridersspendanestimated$0.03to$1.30perrideronretailgoodsandservicesatbusinessesclosetotransit.Salesvolumesincreasedasmuchas33percentincommunitiesanalyzed.

• Increasedleaserates:severalstudiesdocumentedenhancedleaseratespost-implementationof transitimprovements,likelyresultingfromenhancedretailexpendituresandpropertyvalues.Increasesinstudiesconsultedwereupwardsof 65percent.

• Propertyvalues:valuesof propertiesneartransittendedtobe2to25percenthigherthanvaluesof similarpropertiesnotadjacenttotransit.

• Occupancyrates:studiesindicatedthatoccupancyrateswere4percenthigherinpropertiesservedbytransitcomparedtopropertiesnotservedbytransit.

• Image/visibility:transitenhancementwasassociatedwithimprovementstocommercialimage,transformingoncedecliningurbanandsuburbanareastomorevibrantcommercialcenters.

• Newdevelopment:surveyrespondentsestimatedthattransitoftenredistributesregionalgrowththatwouldhaveoccurredelsewheretowardsareasadjacenttotransit.Respondentsestimatedstationareas(e.g.thoseareaswithinwalkingdistanceof transit)couldcapturealargeshareof regionalgrowth(withthemidpointof responsesat40percent).Theserespondentsindicatedthatitwasnotnecessarilytransitpersethatwasresponsiblefortheredistributionof growth,butlandusepoliciessupportiveof higherdensitiesandintensitiesneartransit(aswellaspoliciesdiscouraginggrowthinotherareasof theregionnotservedbytransit).

Basedonthisliterature,BBPCestimatesthattheTakoma/LangleyCrossroadsareahasastrongopportunitytocapturealargershareof thegrowththatoccursinsurroundingPrinceGeorge’sandMontgomeryCounties.Weestimatetheareacouldincreaseitsshareof thecountieshouseholdsandfirmstoamodest1to3percent;however,thisincreaseispredicatedonchangesinlandusepoliciestosupporthigherdensitiesandintensitiesinthisarea.Further,webelievesalesvolumescanincreasemorerapidlytomeettheincreaseddemandforservicesprovidedbynewhouseholdsandfirmsaswellasbynewtransitriders.Wehavenotdifferentiatedbetweenvariousmodesof transitandtheimpactstheymayhaveonredevelopmentopportunities,sincewebelievelandusepolicieswillhaveamoresignificantimpactonredevelopmentpotentialthantransitmode.

2.2 CurrentMarketConditionsandFutureTrendsBothcurrentmarketconditionsandfuturetrendswereevaluatedtoidentifytheseopportunities,including:

• TheTakoma-LangleyCrossroadsStudyArea’scurrentshareof surroundingmarketareasintermsof office,retail,andresidentialspace

• Projectedmarketareagrowthof households,jobs,andretailspending• Trendsintheattractivenesspremiumhouseholds,firms,andshoppersplaceontransit-basedcommunities

Theseconditionsandtrendswereusedtoidentifyreasonablepotentialfuturesharesof surroundingmarket area household, job, and retail spending growth that the Takoma-Langley CrossroadsStudyAreamayattract–bothif transitisadded,andif itisnot.

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2.3 PreliminaryEstimatesOurpreliminaryestimates,coveredindetailinthetableonthenextpage,suggestthattheStudyAreacouldby2028add:

• 340,000squarefeetof officespacewithtransit,and70,000without• 460,000squarefeetof retailspacewithtransit,and230,000without• 2,800residentialunitswithtransit,and1,400without

These development opportunities would be in addition to the existing 167,000 square feet of officespace,850,000squarefeetof retailspace,and5,600dwellingunits.

The2,800residentialunitsthatcouldbeaddedwithtransitdonotincludethepent-updemandforaffordablehousingpresentedbyexistingresidentslivinginovercrowdeddwellings.Weestimatethat, if given the chance to rent affordable units, these residentswould demand an additional2,000units(effectivelybringingthecurrentmixof unitsclosertocode).

exhibit 2.1: estimated & Projected Development –

takoma/langley Crossroads, 2008 to 2028

existing, Net New, and total Future Potential

Existing Development

Office (SF) 167,000

Retail (SF) 850,000

Residential (DU)* 5,600

5 Years(2008 to 2013)

10 Years(2008 to 2018)

20 Years(2008 to 2028)

WithoutTransit

Without Transit

With Transit

Without Transit

With Transit

Market Absorption(Net New Space)

Office (SF) 20,000 30,000 100,000 70,000 340,000

Retail (SF) 50,000 110,000 160,000 230,000 460,000

Residential (DU) 300 700 1,000 1,400 2,800

Total Potential Future(Net + Existing)

Office (SF) 187,000 197,000 267,000 237,000 507,000

Retail (SF) 900,000 960,000 1,010,000 1,080,000 1,310,000

Residential (DU) 5,900 6,300 6,600 7,000 8,400

Source: BBPC, 2008

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Moredetailedexplanationsof marketopportunitiesbyuseareprovidedbelow.

2.4 OfficeCurrently, the StudyArea features an estimated 167,000 square feet of office space and 1,000jobs,roughly2percentof officespaceandoffice-basedjobsinMontgomery&PrinceGeorge’sCounties (identifiedas themarketareaswithinwhich the studyarea ismost likely tocompetefornewandexpandingfirms).Thetwocountiesareprojectedtoexperiencehealthyoffice-basedemploymentgrowthoverthenextfewdecades.

exhibit 2.2: Projected Job Growth

Montgomery & Prince George’s Counties

(2008 to 2028)

Net New Jobs

5 Years (2008 to 2013) 26,000

10 Years (2008 to 2018) 53,000

20 Years (2008 to 2028) 113,000

1/ Assumes 1.2 percent annual increase in office‑based employment, based on office‑based job growth through 2014 identified by the maryland department of Labor

Ourtopassumptionsinclude:

• Withouttheintroductionof transit,itisfairtoassumecurrentconditionswillcontinue,andtheStudyAreawillmaintainitsfairshareof officespaceandoffice-basedemploymentgrowthat2percent

• Mostof thefirmslikelytogroworlocateinthisareaareprofessionalservicefirmscateringtothelocalpopulation(e.g.lawyers,doctors,medicalpractitionersandothersfocusingonthenicemarketof recentimmigrants)

• ThePurpleLine,byintroducingamajoramenityandexpandingaccesstotheregionallaborpool,couldcatalyzeadifferentsortof officegrowthintheStudyAreaandattractlarger,regionally-orientedfirms

• Also,sincethePurpleLinecouldstimulatehigher-densityresidentialandretaildevelopment(therebyattractingmoreresidentsandretailfirms),transitcouldcontributetoacceleratedgrowthof firmsthatservelocalresidentsandretailbusinesses(e.g.professionalservicefirmsandlocalfinancialinstitutions)

Netnewofficespaceby2018(roughly timingof the introductionof thenewline)couldresultinonetotwopioneeringprojectsintherealmof 50,000to100,000squarefeet(toaccommodateseveralmediumsizedemployers).Suchdevelopmentcouldserveasacatalystforfutureexpansioninarelativelyuntestedmarket(asfarasattractingregionalofficeemployers),andshouldfocusonbuildtosuitopportunitiestominimizerisk.

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exhibit 2.3: takoma/langley Crossroads Potential office Growth (2008 to 2028)

Based on Various Capture rates of two County Job Growth

Job Capture Rate Net New Jobs Net New Office Space (1/)

Without Transit

With Transit

Without Transit

With Transit

Without Transit

With Transit

5 Years (2008 to 2013) 0.2% - 50 - 20,000 -

10 Years (2008 to 2018) 0.2% 0.6% 110 320 30,000 100,000

20 Years (2008 to 2028) 0.2% 1.0% 230 1130 70,000 340,000

1/ Assumes 300 square feet per employee

2.5 ResidentialTherearecurrentlyanestimated5,400householdsinthestudyarea(accordingtoCensus-basedestimates). BBPC estimates that the effective number of households (that is, the number of households thatwouldbepresent if over-crowdingwasnot an issue)wouldbe closer to7,400(about1.4timeshigherthanthecurrentestimate,basedonresearchprovidedbyTheCommunityFoundation for theNational Capital Region). BBPC used the effective number of householdsratherthanCensus-basedasabenchmarkwithwhichtoprojectfuturedemand.Effectively,thestudyarea’shouseholdsrepresent1.1%of thehouseholdsinMontgomeryandPrinceGeorge’sCounties

exhibit 2.4: Projected Household Growth (2008 to 2028)

Montgomery & Prince George’s Counties

Net New HH

5 Years (2008 to 2013) 29,000

10 Years (2008 to 2018) 60,000

20 Years (2008 to 2028) 125,000

1/ Assumes 0.9 percent annual increase in households, based on household growth through 2014 identified by esri (a census‑based demographic estimation and projection service)

Inidentifyingresidentialopportunities,weassumethat:

• Withouttransit,itissafetoassumetheStudyAreawillmaintainitsfairshareof householdsat1.1percent(takingovercrowdingintoaccount)

• Thecaptureof futurehouseholdgrowthinthetwocountiescouldincreasewithtransit,sincemanysingles,youngcouples,students,andoldercoupleswouldlikelyappreciatethechancetoliveinwalkingdistanceof atransithub

• Thisacceleratedhouseholdgrowthcouldsupportseverallargehousingdevelopmentsintenyearsandtwentyyears(withdemandrampingupoverthesecondtenyearperiod–from2018to2028),eventuallyresultinginthenetadditionof 2,800(ontopof theexisting5,400–foratotalof 8,200dwellings)

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exhibit 2.5: takoma/langley Crossroads Potential Housing Growth (2008 to 2028)

Based on Various Capture rates of two County Household Growth

Household Capture Rate Net New HH Net New Dwelling Units (1/)

Without Transit

With Transit Without Transit

With Transit

Without Transit

With Transit

5 Years (2008 to 2013) 1.1% - 300 - 300 -

10 Years (2008 to 2018) 1.1% 1.7% 700 1,000 700 1,000

20 Years (2008 to 2028) 1.1% 2.2% 1,400 2,800 1,400 2,800

1/ Assumes 300 square feet per employee

Werecommendthatasmallproportionof theseunits–onetotwodozen–shouldbeofferedaslive-workhousingtocatertoaspecializednicheof micro-businessowners/entrepreneurslikelytowanttoliveintheStudyAreawheretheyoperatetheirbusiness.

The pent-up demand for housing provided by overcrowded housing units presents additionalsupport for new housing, in that these residents would likely choose less crowded quarters if givenanaffordablealternative.Weestimatesuchpent-updemandwouldsupportanother2,000units,whichwouldlikelyhavetobesubsidizedgiventheseresidents’limitedfinancialcapacity.Ontopof the8,200market-ratedwellings(existingandfuture),this2,000wouldbringthetotaldwellingcountintheStudyAreato10,200.

2.6 RetailCurrently, theStudyArea’s retailbusinesses captureanestimated17percentof all retail salesmade in the InternationalCorridor tradearea (definedasall the landwithinaneasy5-minutedriveof theCrossroads,whichincludestheresidencesof mostof thebusinesses’mostfrequentcustomers).

exhibit 2.6: Projected retail Spending Growth (2008 to 2028)

international Corridor trade Area (1/)

Net New Retail Spending (2/)

5 Years (2008 to 2013) $1,067 M

10 Years (2008 to 2018) $1,145 M

20 Years (2008 to 2028) $1,318 M

1/ trade area is defined as the 5‑minute driveshed surrounding the crossroads2/ Assumes 1.4 percent annual increase in retail spending, in line with projected growth in households and household incomes in the trade area

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Weassumethat:• TheStudyAreaislikelytomaintainitscurrentshareof futureTradeArearetailexpenditures(e.g.demand)if transitisnotadded

• However,withtheintroductionof thePurpleLineandthepotentialadditionof manymorehouseholdsandfirms(andassociatedretailspending),StudyAreabusinessescouldincreasetheircaptureof TradeArearetailspending(slowlyoverthefirsttenyears,andmoredramaticallyoncethePurpleLineisintroducedandacriticalmassof customersareadded).

exhibit 2.7: takoma/langley Crossroads Potential retail Growth (2008 to 2028)

Based on Various Capture rates of trade Area retail Spending Growth

Retail Spending Capture Rate Net New Sales Net New Retail Square Feet (1/)

WithoutTransit

WithTransit

Without Transit

With Transit

Without Transit

WithTransit

5 Years (2008 to 2013)

17% - $12 M - 50,000 -

10 Years (2008 to 2018)

17% 26% $26 M $38 M 110,000 160,000

20 Years (2008 to 2028)

17% 34% $55 M $110 M 230,000 460,000

1/ Assumes $240 sales productivity per square foot, in line with standards identified in uLi’s dollars & cents of shopping centers

3.0 finAnciAL viAbiLity of redeveLopment

WhilemarketconditionswilldictatewhenandtowhatdegreetheTakoma/LangleyCrossroadscanexpanditsoffice,residential,andretailbase,financialconditionswillimpactwhetherornotindividualpropertyownersanddeveloperswillchooseto(re)developproperties.

To test the financial viability of redevelopment in the Takoma/Langley Crossroads, BBPCperformed an analysis of the financial returns possible from the redevelopment of three demonstration sitesatvarious floorarearatios (FARs).Twodifferentscenarioswere identifiedforeachdemonstratedsite:1) thecurrentpropertyownermaintainsownershipandredevelopsthe site; and 2) the current property owner sells the property to another developer,who thenredevelopsthesite.FARstestedrangedfrom1.0to4.0.

3.1 KeyAssumptionsForallthreedemonstrationsites,BBPCusedthefollowingassumptionstodeterminetheinternalrateof return(IRR)forbothscenarios:

Ingeneral,developersseekaleveragedinternalrateof return(IRR)roughly12to15percentagepointshigherthanthereturnavailablefromsafeinvestmentssuchasTreasuryBills.Withcurrent

SceneriosScenario 1 Property Owner DevelopsScenario 2 Property Owner Sells

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ten-year treasurybillsproviding5percent returns,BBPChasassumed thata leveragedIRRof 17to20percentwillberequiredatminimuminorderfordeveloperstopursueredevelopment.

3.2 DemonstrationSite#1:CommercialNodeatUniversityBoulevard&NewHampshireAvenue

The table below illustrates the intendedprogrammixbasedoff of variousFAR levels rangingfrom1.0–4.0andafixedlandsizeof 545,807SF.Theproposedredevelopmentprogrammixistoinclude35%retail,5%officeand60%residential.

Basedoff of theaboveprogrammixandfixedlandsize,thefollowingtablesillustratesleveragedIRRspossibleundervaryingFARsgivencurrentandprojectedfuturemarketconditionsaswellas required parking requirements based on Prince George’s County Ordinance. Returns aresignificantlylowerfordevelopersthanpropertyownerswhochoosetoredevelopbecauseof thehighcostof landacquisition(estimatedbasedonthecurrentincomegeneratedbyproperties).

New Development rent Assumptions

Use Cost PSF type

Residential $18.00

Office $32.14 NNN

Retail $32.14 NNN

existing rent

Use Cost PSF type

Residential $15.60

Office $25.00 NNN

Retail $25.00 NNN

Parking AssumptionResidential 2 Spaces: 1 unit

Office 1 Space: 250 SF

Retail 1 Space: 200 SF

Financing AssumptionsConstruction Rate $15.60LTV $25.00Loan Fee $25.00

Permanent Rate 7.00%Term (Years) 30

Cap Rate Sale 9.00%

Program MixUse SF Mix

Retail 191,032 286,549 382,065 573,097 764,130 35%Office 27,290 40,936 54,581 81,871 109,161 5%Residential 327,484 491,226 654,968 982,453 1,309,937 60%

Building SF 545,807 818,711 1,091,614 1,637,421 2,183,228 100%

LandSF 545,807 545,807 545,807 545,807 545,807

FAR 1.00 1.50 2.00 3.00 4.00

Parking requirementFAr Spaces

1.0 1,719

1.5 2,579

2.0 3,439

3.0 5,158

4.0 6,877

irr

Scenario 1 Scenario 2FAR IRR IRR

1.0 22.62% 9.42%

1.5 25.09% 13.48%

2.0 26.48% 16.18%

3.0 28.02% 19.66%

4.0 28.84% 21.83%

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Fromthisanalysis,itappearsthatScenario1(inwhichcurrentownerstakeonredevelopment)wouldresultinacceptablereturnlevelsateveryFAR.However,if theseownerschosetoselltheirproperties, lowerIRRswouldresult,andaminimumFARof 2.0wouldberequiredtoachievethetarget17percentIRR.

3.3 DemonstrationSite#2:CommercialNodeatRiggsRoadThe table below illustrates the intendedprogrammixbasedoff of variousFAR levels rangingfrom1.0–4.0andafixedlandsizeof 300,564SF.Theproposedredevelopmentprogrammixistoinclude35%retail,5%officeand60%residential.

Basedoff of theaboveprogrammixandfixedlandsize,thefollowingtablesillustratesleveragedIRRspossibleundervaryingFARsgivencurrentandprojectedfuturemarketconditionsaswellasrequiredparkingrequirementsbasedonPrinceGeorge’sCountyOrdinance.


3.4 DemonstrationSite#3:Residential/Multi-FamilyNodeNearHistoricMansion

The table below illustrates the intendedprogrammixbasedoff of variousFAR levels rangingfrom1.0–4.0andafixedlandsizeof 1,065,042SF.Theproposedredevelopmentprogrammixistoinclude10%retailand90%residential.

Basedoff of theaboveprogrammixandfixedlandsize,thefollowingtablesillustratesleveragedIRRspossibleundervaryingFARsgivencurrentandprojectedfuturemarketconditionsaswellasrequiredparkingrequirementsbasedonPrinceGeorge’sCountyOrdinance.


Retail 105,197 157,796 210,395 315,592 420,790 35%

Office 15,028 22,542 30,056 45,085 60,113 5%

Residential 180,338 270,508 360,677 541,015 721,354 60%

Building SF 300,564 450,846 601,128 901,692 1,202,256 100%

LandSF 300,564 300,564 300,564 300,564 300,564

FAR 1.00 1.50 2.00 3.00 4.00


1.0 947

1.5 1,420

2.0 1,894

3.0 2,840

4.0 3,787

irr


1.0 21.18% 9.56%

1.5 23.92% 13.60%

2.0 25.53% 16.31%

3.0 27.31% 19.77%

4.0 28.28% 21.93%

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4.0 summAry concLusions

AccordingtoBBPC’spreliminaryassessment,thefollowingmaybeconcluded:

• Propertyownerswouldincuracceptablerateof returnsif theychoosetoremainownersandredevelopatallFARlevelsrangingfrom1.0–4.0.

• If propertyownsersdecidetosell,developerswouldrequireaFARrangingfrom2.0–4.0inordertoincuranacceptablerateof return(contingentuponlocationandprogrammix).

• Returnstopropertyownersarehigherthanreturnstodevelopersbecauseof theestimatedhighcostof landacquisitionintheTakoma/LangleyCrossroads.Thehighacquisitioncostsareattributabletotheeconomichealthof existingcommercialandmulti-familyproperties,whichexhibitveryhighoccupancylevelsandstrongrentalrates.\

• Thereisnoguaranteethatexistingpropertyownerswillredevelop,andif FARlevelsaresetbelow2.0,developersmayrequirefinancialincentivestopursueredevelopment.

• Sincelandacquisitioncostsarehigh,assistancewithlandassemblycouldproveastrongincentiveforredevelopment.

• Structuredparkingaddssignificantcoststoredevelopment,andisassumedtobeprovidedbythepropertyownerordeveloperateachFARlevel.Incentivestoreducethecostof structuredparkingcouldenhancethefinancialviabilityof redevelopmentatlowerFARlevels.


Retail 106,504 159,756 213,008 319,513 426,017 10%

Office 0 0 0 0 0 0%

Residential 958,538 1,437,807 1,917,076 2,875,613 3,834,151 90%

Building SF 1,065,042 1,597,563 2,130,084 3,195,126 4,260,168 100%

LandSF 1,065,042 1,065,042 1,065,042 1,065,042 1,065,042

FAR 1.00 1.50 2.00 3.00 4.00


1.0 2,450

1.5 3,674

2.0 4,899

3.0 7,349

4.0 9,798

irr


1.0 17.14% 7.22%

1.5 18.87% 10.82%

2.0 19.84% 12.90%

3.0 20.88% 15.46%

4.0 21.44% 16.99%

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gLossAry of pLAnning terminoLogy

Tofacilitateabetterunderstandingof theinformationanddescriptionswithinPlanningDepartmentworkefforts,thefollowingtermsarelistedanddefined.AmorecompletelistofdefinedterminologycanbefoundontheM-NCPPCwebsite,www.mncppc.org/pgco.

acre:43,560squarefeet.(aboutthesizeof afootballfield)

activitycenter:Acommunityfocalpointprovidingforthecombination,ratherthansaturation,of generalretail,servicecommercial,professionaloffice,higherdensityhousing,andappropriatepublic/quasi-publicuses.

areamasterPlanorareaPlan:Areamasterplansconsistof aplanmapalongwithsupportingdata,textandothermaps.Theyprovidespecificrecommendationsonaplanningareaorsubregionbasisontheenvironment,historicpreservation,livingareas,housing,commercialareas,employmentareas,urbandesign,circulation,andtransportation.

arterial:Ahighway,usuallywithina120-footright-of-way,forthroughtrafficwithaccesscontrolledtominimizedirectconnections,usuallydividedandonacontinuousroute.

at-grade:Levelforaroad,building,orotherstructureatthesamegradeorlevelastheadjoiningproperty(asopposedtoadepressedorelevatedroad,building,orotherfacility).

averagedailytraffic(adt):Theaveragenumberof vehiclespassingaspecifiedpointonahighwayduringa24-hourperiod.

Bikeway:Alane,path,orothersurfacereservedexclusivelyforbikers.

Buffer:Anareaof landdesignedormanagedforthepurposeof separatingandinsulatingtwoormorelandareaswhoseusesconflictorareincompatible(treesseparatinghomesfromanexpressway).

Bufferyard:Oneof severalspecificcombinationsof minimumbuildingsetbacks,landscapedyardwidths,andplantmaterialrequirementssetforthintheLandscapeManualforuseinbufferingincompatiblelanduses.

Build-out:Atheoreticalmeasureof “fulldevelopment”forwhichpublicfacilitiesareplanned.(SeealsoHOLDINGCAPACITY.)

capacity:Themaximumnumberof vehiclesthathaveareasonableexpectationof passingoveragivensectionof alaneoraroadwayduringagivenperiodunderaspecifiedspeedorlevelof service.Strictly,capacityisanabsolutenumberequivalenttoLevel-of-ServiceE.(SeealsoLEVELOFSERVICE.)

capitalimprovementProgram(ciP):Asix-yearcomprehensivestatementof theobjectivesof capitalprogramswithcostestimatesandproposedconstructionschedulesforspecificprojects.TheCIPissubmittedannuallytotheCountyCouncilbytheCountyExecutive.

collector:Atow-to-four-laneroadway,usuallywithinan80-footright-of-way,providingmovementbetweendevelopedareasandthearterialsystemwithminimumcontrolof access.

community:Agroupingof neighborhoodsandvillages,thepopulationof whichmayrangefrom23,000to30,000insuburbanareasandupto40,000incorridorcommunities.MostcommunitiesshouldhaveastheircentersorfocalpointsaCommunityActivityCenter.

communityactivitycenter:Acommercialcentercontaining20-50acresof commercialdevelopmentonasiteareaof 30-60acres,servingapopulationof atleast150,000.Amajorcommunityactivitycentertypicallyincludesuseslistedundercommunityactivitycenterplusoneormoregeneralmerchandiseanchorstores.Canalsobedefinedasacommunityfocalpointproviding

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foraconcentrationof activitiessuchasgeneralretail,servicecommercial,professionaloffice,higher-densityhousing,andappropriatepublicandopenspaceuseseasilyaccessiblebypedestrians.

cooperativeForecasts:Aseriesof population,household,andemploymentforecastspreparedbylocaljurisdictionsthroughtheauspicesof theMetropolitan-WashingtonCouncilof Governments(COG).

comprehensivemasterPlan:Adocumentthatguidesthewayanareashouldbedeveloped.Itincludesacompilationof policystatements,goals,standards,mapsandpertinentdatarelativetothepast,present,andfuturetrendsof aparticularareaof theCountyincluding,butnotlimitedto,itspopulation,housing,economics,socialpatterns,landuse,waterresourcesandtheiruse,transportationfacilities,andpublicfacilities.InPrinceGeorge’sCounty,masterplansamendthecounty’sGeneralPlan.

comprehensiverezoning:(A)Therezoningof aplanningarea(oracombinationof planningareas,municipalities,thoseareassubjecttoanadoptedurbanrenewalplan),eitherselectivelyorinitsentirety,toimplementamasterplanorsectorplanandpoliciestoachievespecifiedplanninggoals.(B)Alegislativeactthatimplementsthelanduserecommendationscontainedinamasterplanbycomprehensiverezoningpropertytoreflectmasterplanpolicies,butneednotfollowallmasterplanorsectorplanlandusepoliciesorrecommendations.

density:Thenumberof dwellingunitsorpersonsperacreof land,usuallyexpressedinunitspergrossacre.

• Single-familydetacheddwellings(rangefromlessthan1to6peracre)onasinglelot.• Townhouses(rangefrom7to12peracre)attachedinarow.• MultifamilyApartments(rangefrom12to48peracre)inonestructure.

gardenapartments:Multiple-unitstructure(2to4storieshigh).

High-riseapartments:Multiple-unitstructure(5ormorestorieshigh)withanelevator.

densityBonusZones:Floatingormixed-usezonesthatallowadditionaldensityinexchangeforpublicbenefitfeaturessuchaspublicbuildings,recreationalfacilities,plazas,trails,andopenspace.

developedtier(asdefinedBythe2002generalPlan):Thesubareaof thecountyconsistingprimarilyof inner-countyareasthatarelargelydeveloped.

developingtier(asdefinedBythe2002generalPlan):Thelargelysuburbansubareaof thecountylocatedprimarilyinthecentralportionof thecounty.

development(asdefinedinZoningordinance):Anyactivitythatmateriallyaffectstheconditionoruseof dryland,landunderwater,oranystructure.

dwellingunit:Aroomorgroupof roomsoccupiedorintendedforoccupancyasseparatelivingquarters.

Easement:Acontractualagreementtogaintemporaryorpermanentuseof,and/oraccessthrough,aproperty,usuallyforpublicfacilitiesandaccessways.

EuclideanZoning:Alsoknownas“buildingblock”zoning,Euclideanzoningischaracterizedbythesegregationof landusesintospecifiedgeographicdistrictsanddimensionalstandardsstipulatinglimitationsonthemagnitudeof developmentactivitythatisallowedtotakeplaceonlotswithineachtypeof district.Typicaltypesof land-usedistrictsinEuclideanzoningareresidential(single-familyandmultifamily),commercial,andindustrial.

Floodplain:Arelativelyflatorlowlandareaadjoiningariver,stream,orwatercourse,whichissubjecttoperiodic,partial,orcompleteinundation.

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Floorarearatio(Far):Therationof thegrossfloorareaof abuildingtotheareaof thelotonwhichitislocated.

Forecast:AsdefinedforuseintheCouncilof Governments(COG)CooperativeForecastingProgram,aprojectiontemperedbystatedpolicyconsiderations,includingthereconciliationof pastandcurrenttrendswithcurrentandfuturepolicies.Ideally,forecastsreflectthebestprofessionaljudgmentconcerningtheimpactof trendsandpresentconditionsonthefuturetrendof developmentandthelikelyeffectivenessof policiestoalterthistrend.Therefore,forecastsshouldrepresentthemostrealisticassessmentof thefuture.

Form-Basedcode:Amethodof regulatingdevelopmenttoachieveaspecificurbanform.Form-basedcodescreateapredictablepublicrealmbycontrollingphysicalformprimarily,withlessfocusonlanduse,throughcityorcountyregulations.

FunctionalPlans:Mapsandsupportingtextthatcomprehensivelycoveraspecifictopic(suchaspublicsafety,transportation,orhistoricpreservation)fortheentirecounty.

generalPlan:ThePrinceGeorge’sCountyGeneralPlan,approvedbytheCountyCouncilinOctober2002,provideslong-rangeguidanceforthefuturegrowthof thecounty.ItidentifiesCentersandCorridorswhereintensiveuse(residential,commercialandemploymentdevelopment)istobeencouraged.Theplanalsodividesthecountyintothreedevelopmenttiers(Developed,Developing,Rural)recognizingthedifferentdevelopmentpatternof differentpartsof thecounty.Theplanalsomakesrecommendationsforinfrastructureelements:greeninfrastructure,transportationsystems,andpublicfacilities.Theplanincludesguidanceforeconomicdevelopment,revitalization,housing,urbandesign,andhistoricpreservation.Futureimplementationeffortsareoutlined.

geographicinformationSystem(giS):Anorganizedcollectionof computerhardware,software,andgeographicdatadesignedtoefficientlycapture,store,update,manipulate,analyze,anddisplayallformsof geographicallyreferencedinformation.

greenBuilding:Practicesthatconsidertheimpactsof buildingsonthelocal,regional,andglobalenvironment,energyandwaterefficiency,reductionof operationandmaintenancecosts,minimizationof constructionwaste,andeliminatingtheuseof harmfulbuildingmaterials.

greencorridor:Anetworkof largeundisturbedlandareas(hubs)connectedbydesignatedpathwaysforthemovementof wildlifeandhumans(greencorridors).

greenhousegases(gHg):Gases,naturallyoccurringand/oremittedthroughhumanactivities,thattrapheatintheatmosphere.

greeninfrastructure:Anetworkof largeundisturbedlandareas(hubs)connectedbydesignatedpathwaysforthemovementof wildlifeandhumans(greencorridors).

greenways:Areasof protectedopenspacethatfollownaturalandmanmadelinearfeaturesforrecreation,transportation,andconservationpurposesandlinkecological,cultural,andrecreationalamenities.

HistoricSite:AnindividualhistoricresourcethatissignificantinAmericanhistory,architecture,archaeology,orcultureandissodesignatedonthecounty’sHistoricSitesandDistrictsPlan.

imperviousSurface:Inenvironmentallanguage,asurface,suchaspavementorabuilding,thatwatercannotpenetrateorpermeate.

infilldevelopment:Developmentthattakesplaceonvacantorunderutilizedparcelswithinanareathatisalreadycharacterizedbyurbandevelopmentandhasaccesstourbanservices.

infrastructure:Thebuiltfacilities,generallypubliclyfunded,thatarerequiredinordertoserveacommunity’sdevelopmentalandoperationalneeds.Theinfrastructureincludessuchthingsasroadsandwaterandsewersystems.

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Landuse(oruse):Thetypesof buildingsandactivitiesexistinginanareaoronaspecificsite.Landuseistobedistinguishedfromzoning,thelatterbeingtheregulationof existingandfuturelanduses.

LEEd(LeadershipinEnergyandEnvironmentaldesign):AninternationallyrecognizedgreenbuildingcertificationsystemdevelopedbytheU.S.GreenBuildingCouncil.

LevelofService(LoS):Asetof operatingconditionsdescribingtheabilityof aroadnetworktohandletraffic.LevelAspecifiesthebesttrafficconditions;LevelFindicatesgridlock.Theadequacyof theroadandstreetnetworkinthecountytransportationsystemisgenerallymeasuredandexpressedintermsof itsLOS.Eachlevelof serviceisoneinahierarchyof indicesthatevaluatethelevelandseverityof automotivetrafficcongestiononaspecificroadsegmentoratspecificintersections.TheGeneralPlanrecommendstheminimumacceptableLOSbyTier.

Lotcoverage:Thepercentageof alotthatiscoveredbybuildings(includingcoveredporches)andareasforvehicularaccessandparkingof vehicles.

masterPlan:Adocumentthatguidesthewayandareashouldbedeveloped.Itincludesacompilationof policystatements,goals,standards,mapandpertinentdatarelativetothepast,present,andfuturetrendsof aparticularareaof thecountyincluding,butnotlimitedto,itspopulation,housing,economics,socialpatterns,landuse,waterresourcesandtheiruse,transportationfacilities,andpublicfacilities.InPrinceGeorge’sCounty,masterplansmayamendthecounty’sGeneralPlan.

masterPlanoftransportation(mPot):Acountywidefunctional,comprehensiveplanof street,road,andhighway;transit;andtrail,bikeandpedestrianfacilitiesneededtoensuretheoperationalintegrityof thecountytransportationsystemandtocomplementthedevelopmentandgrowthenvisionedandrecommendedintheGeneralPlan,andadoptedandapprovedareaplans,inPrinceGeorge’sCounty.

metropolitancenters:Areasof thecountywithahighconcentrationof landuses(suchasgovernmentserviceormajoremployment,majoreducationalcomplexes,high-intensitycommercialuses)thatattractemployersandcustomersfromotherpartsof theWashingtonmetropolitanregion.Metropolitancentersare,ormaybe,cost-effectivelyservedbymasstransit.(SeealsoCOMMUNITY)

mixed-useZoning:Zoningthatpermitsacombinationof useswithinasingledevelopment.Manyzoningdistrictsspecifypermittedcombinationsof,forexample,residentialandoffice/commercialuses.

netLotarea:Thetotalcontiguousareaincludedwithinalot,excludingpublicways(i.e.,streets,alleys)andlandwith100-yearfloodplain.(SeeSection27-107.01of theZoningOrdinance.)

nonconforminguse:Ausethatisprohibitedby,ordoesnotconformto,theZoningOrdinance.Exceptwhenconstructionhasoccurredinoutrightviolationof thecode,nonconformingusesaregenerallyonesthatwereallowedundertheoriginalzoningbuthavenotbeenallowedsincethelandwasrezonedorthelawchanged.Theusemaycontinuetooperatesubjecttolimitations.

openSpace(Landuse,notZoning):Areasof landnotcoveredbystructures,driveways,orparkinglots.Openspacemayincludehomeownersassociationcommonareas,parks,lakes,streamsandponds,etc.

Pedestrian-orienteddesign:Landuseactivitiesthataredesignedandarrangedinawaythatemphasizestravelonfootratherthanbycar.Thefactorsthatencouragepeopletowalkareoftensubtle,buttheymostregularlyfocusuponthecreationof apleasantenvironmentforthepedestrian.Elementsincludecompact,mixed-usedevelopmentpatternswithfacilitiesanddesignthatenhancetheenvironmentforpedestriansintermsof safety,walkingdistances,comfort,andthevisualappeal

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of thesurroundings.Pedestrian-friendlyenvironmentscanbecreatedwithplantingstripsorparkedcars,smallshops,street-levellightingandsigns,andpublicartordisplays.

Planningarea:AdistrictgeographicallydefinedbynaturalormanmadeboundariesasdescribedintheZoningOrdinance.Itisthesmallestgeographicalareaforwhichamasterplanisprepared.PrinceGeorge’sCountyisdividedinto37planningareas,coveringtheentirecountywiththeexceptionof theCityof Laurel(whichisnotunderM-NCPPCjurisdiction).

Plat:Aplatof subdivisionistheplanthatincludesmetesandboundsforlots,parcels,publicroads,landdedication,andmayincludesomeconditionsof approval.

Pollution:Thepresenceof matterorenergy,thenature,location,orquantityof whichproducesundesirableenvironmentaleffects.(A)Nonpointsourcepollution–Pollutiongeneratedbydiffuselanduseactivitiesratherthanfromanidentifiableordiscretefacility.Itisconveyedtowaterwaysthroughnaturalprocesses,suchasrainfall,stormwaterrunoff,orgroundwaterratherthanbydeliberatedischarge.(B)Pointsourcepollution–Inairpollution,astationarysourceof largeindividualemission,generallyof anindustrialnature.Inwaterpollution,astationarysourceof wastewaterdischargeintoastream,suchasfromafactoryorsewagetreatmentplant.

PublicFacility:Afacilitysuchasaroad,school,orsewagetreatmentplantfinancedbypublicrevenuesandavailableforusebythepublic.

Publicimprovements:Avarietyof facilitiesandservicesprovidedbygovernment,suchasstreetlighting,streetwidening,trashcollection,anddrainagesystems.

regionalcenter(asdefinedBythe2002generalPlan):Locationsforregionallymarketedcommercialandretailcenters,officeandemploymentareas,somehighereducationalfacilities,andpossiblysportsandrecreationcomplexesprimarilyservingPrinceGeorge’sCountyHigh-densityresidentialdevelopmentmaybeanoptionattheseCentersif theneededpublicfacilitiesandservices,particularlyschoolsandtransit,canbeprovided.RegionalCentersshouldbeservedbyrailorbusmasstransitsystems.

right-of-Way:(A)Ageneraltermdenotinglandoraninteresttherein,usuallyinastrip,devotedtotransportationorotherpublicpurposes(e.g.,utilities).(B)thelegalrighttopassthroughthegroundsof another.

Sectionalmapamendment(Sma):(A)Therezoningof aplanningarea(oracombinationof planningareas,municipalities,thoseareassubjecttoamasterplan,orareassubjecttoanadoptedurbanrenewalplan),eitherselectivelyorinitsentirety,toimplementamasterplanorsectorplanandpoliciestoachievespecifiedplanninggoals.(B)Alegislativeactthatimplementsthelanduserecommendationscontainedinamasterplanorsectorplanbycomprehensivelyrezoningpropertytoreflectmasterplanorsectorplanpolicies,butneednotfollowallmasterplanorsectorplanlandusepoliciesorrecommendations.

Setback:Thedistancebetweenabuildingorstructure(notincludingground-levelparkinglotsorotherpavedsurfaces)frompropertylinesorfromotherbuildings.

SpecialException:Aprocessbywhichspecialspecificusesarepermittedinzoneswheretheywouldnototherwisebeallowed.RequiresahearingbytheZoningHearingExaminerandmayincludespecificregulationsaddressingscreening,buffering,noise,hoursof operation,appearance,andotherissuesdealingwithimpactandcompatibility.

Stormwatermanagement:Thecollection,conveyance,storage,treatment,anddisposalof stormwaterrunoff inamannertopreventacceleratedchannelerosion,increasedflooddamage,and/ordegradationof waterquality.

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Street:Apublicordedicatedright-of-wayatleast30feetinwidthoraprivateroad,right-of-way,oreasementalongwhichdevelopmentisauthorizedpursuanttoSubtitle24.(SeeSection27-107.01of theZoningOrdinance.)

Streetscape:Theenvironmentof aright-of-wayasdefinedbyadjacentprivateandpublicbuildings,characterof thepavementandstreetfurniture,anduseof theright-of-way.

Structure:Anythingconstructedorbuilt,includingparkinglotsandfencing.(SeeSection27-107.01of theZoningOrdinance.

Subdivision:Thedivisionbyplatordeedof apieceof propertyintotwoormorelots,plots,sites,tracts,parcels,orotherlanddivisionsinaccordancewithSubtitle24of thePrinceGeorge’sCountyCode.

Sustainability:Aconceptthatsupportscreatingandmaintainingabalancebetweenacommunityanditsresourcesbymeetingtheneedsof thecurrentgenerationwithouthinderingtheabilityof futuregenerationstodothesame;sustainableplanningmeansproposinglong–termstrategiesandsolutionstoensurethatfuturegenerationshavetheabilitytomeettheirneedsandtoupholdenvironmental,economic,andsocialequityvalues.

Sustainablecommunities:Communitieswhoseprospectsforlong-termhealtharegood.Residentsdonotdepletetheresourcesthattheydependonfasterthanthoseresourcescanbereplenished.Characteristicsinclude:

• Respectingbasicindividualrightsandclearlyindentifyingresponsibilitiesthatwillmakesustainabilitypossible;

• Improvingtheminimumstandardof living;• Advancingequalopportunitiesforindividualdevelopment;• Providingavibrantdemocracywithaninformedandinvolvedcitizenry;• Promotingadiverseeconomicbase;• Livingwithinecologicalcarryingcapacity;• Protectingnatural/biodiversity;• Maximizingtheuseof people’sabilitieswhileminimizingtheuseof naturalresources.

totalmaximumdailyLoad(tmdL):Theamountof pollutant,orpropertyof pollutant,frompoint,nonpoint,andnaturalsources,thatmaybedischargedtoawaterquality-limitedreceivingwater.TheTMDLprocessprovidesaplanningframeworkforidentifyingloadreductionsorotheractionneededtoattainwaterqualitystandards(i.e.,waterqualitygoalstoprotectaquaticlife,drinkingwater,andotherwateruses).TheCleanWaterAct§303(d)establishedtheTMDLprocesstoguideapplicationof statestandardstoindividualwaterbodiesandwatersheds.

trafficLevelsofService(LoS)SeeLEvELSoFSErvicE:(A)Asetof operatingconditionsdescribingtheabilityof aroadnetworktohandletraffic.LevelAspecifiesthebesttrafficconditions;LevelFindicatesgridlock.(B)Theadequacyof theroadandstreetnetworkinthecountytransportationsystemisgenerallymeasuredandexpressedintermsof itsLOS.Eachlevelof serviceisoneinainahierarchyof indicesthatevaluatethelevelandseverityof automotivetrafficcongestiononaspecificroadsegmentoratspecificintersections.TheGeneralPlanrecommendstheminimumacceptableLOSbyTier.

transitdistrictoverlayZone(tdoZ):AmappedzonesuperimposedoverotherzonesinadesignatedareaaroundaMetrostation.TheTDOZmaymodifycertainrequirementsfordevelopmentwithinthoseunderlyingzones.Permittedusesof theunderlyingzonesmaybemodifiedviatheTDOZ.

transit-orienteddevelopment(tod):Landusesthataresited,designed,andcombinedtomaximizetransit,particularlyrail,ridership.

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transportationimprovementProgram(tiP):Asix-yearregionalscheduleforthestudy,acquisition,upgrading,ordevelopmentof majorhighway,transit,bike,andpedestrianfacilities,andservices.Ajointeffortof theNationalCapitalTransportationPlanningBoardanditsconstituentjurisdictions–principallythestatetransportationagenciesof Maryland,theDistrictof Columbia,andVirginia—theTIPcomplementstheCLRP(seeabove).Anyprojectthatistobeacandidateforfederalfinancialassistancemustbeincludedinbothplans.

treeconservationPlan:Asitemapthatdelineatestreesaveareasandtextthatdetailstherequirements,penalties,ormitigationnegotiatedduringthedevelopmentand/orpermitreviewprocess.

urbandesign:Theprocessof givingform,shape,andcharactertothearrangementof buildings,towholeneighborhoods,orthecity.Urbandesignblendsarchitecture,landscaping,andcityplanningconceptstogethertomakeanurbanareaaccessible,attractive,andfunctional.

volatileorganiccompounds(voc):Gaseswhichareemittedfromcertainsolidsorliquids.VOCsincludeavarietyof chemicals,someof whichmayhaveshort-andlong-termadversehealtheffects.Concentrationsof manyVOCsareconsistentlyhigherindoors.Theabilityof organicchemicalstocausehealtheffectsvariesgreatlyfromthosethatarehighlytoxic,tothosewithnoknownhealtheffects.

Watershed:Anareaof landwithacommondrainagepoint.

Wetland:Anareainundatedorsaturatedbysurfaceorgroundwateratafrequencyanddurationsufficienttosupportaprevalenceof vegetationtypicallyadaptedforlifeinsaturatedsoilconditionsundernormalcircumstances.Nontidalwetlandsarealsoreferredtoasswamps,marshes,andbogs.(SeealsoNONTIDALWETLAND.)

Zoning:Theclassificationof landbytypesof usespermittedandbydensitiesandintensitiespermittedandprohibitedinadistrict,includingregulationsregardingbuildinglocationonlots.

Zoningcategoryordistrict:Anareadesignated(zoned)foratypeof landuseandforacertaindensityorintensityof developmentwithinthattype.

Zoningmap:Theofficial(1inch=200feet)scalemapshowingthelocationof allzoningcategoriesinagivenarea.

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FernV.Piret,Ph.D.,PlanningDirectorAlbertDobbins,III,AICP,DeputyPlanningDirectorVanessaAkinsMosley,Chief,CommunityPlanningNorthDivision

Project TeamAldeaC.Douglas,ProjectLeader,PlannerCoordinator,CommunityPlanningNorthDivision

*JosephChang,ProjectFacilitator,Supervisor,CommunityPlanningNorthDivision

*RagaeiAbdelfattah,ProjectFacilitator,Supervisor,CommunityPlanningNorthDivision

RobertJ.Duffy,AICP,Supervisor,CommunityPlanningNorthDivision

ShannonGuzman,SeniorPlanner,CommunityPlanningNorthDivision

GülGüleryüz,PlannerCoordinator,CountywidePlanningDivision

*JohnMataya,SeniorPlanner,CommunityPlanningNorthDivision

SamWhite,SeniorPlanner,CommunityPlanningNorthDivision

BettySmoot,PrincipalPlanningTechnician,CommunityPlanningNorthDivision

Consultant TeamPBPlacemakingParkerRodriguezBasileBaumanProstCole&AssociatesPeterShapiroGloriaAparicio

Resource TeamHowardBerger,PlannerCoordinator,HistoricPreservationSection,CountywidePlanningDivision

KarenBuxbaum,PlannerCoordinator,SpecialProjectsSection,CountywidePlanningDivision

KateFritz,SeniorPlanner,SpecialProjectsSection,CountywidePlanningDivision

MichaelRegister,PublicationsSpecialist,OfficeofthePlanningDirector

*RodneyHarrell,SeniorPlanner,SpecialProjectsSection,CountywidePlanningDivision

DanJanousek,SeniorPlanner,TransportationSection,CountywidePlanningDivision

*ClairKoroma,PublicationsSpecialist,OfficeandPublicationsServices

FaramarzMokhtari,PlannerCoordinator,TransportationSection,CountywidePlanningDivision

EileenNivera,PlannerCoordinator,DepartmentofParksandRecreation

FrederickB.Shaffer,III,PlannerCoordinator,TransportationSection,CountywidePlanningDivision

ChadWilliams,PlannerCoordinator,CommunityPlanningNorthDivision

TiffanyWilliams-Jennings,PlannerCoordinator,PublicFacilitiesSection,CountywidePlanningDivision

ByronWright,GISSpecialistII,InformationManagementDivision

Technical or Administrative AssistanceRalphBarrett,Supervisor,OfficeServices,OfficeofthePlanningDirector

*MarciaDaring,PrincipalAdministrativeAssistant,CommunityPlanningSouthDivision

BrianaDavis,PrincipalAdministrativeAssistant,CommunityPlanningNorthDivision

JamesJohnson,StockClerkII,OfficeofthePlanningDirector*SenaitKassa,Intern,CommunityPlanningNorthDivision*DariaKaretnikov,Intern,CommunityPlanningNorthDivision

SusanKelley,Supervisor,Publications,GraphicsandOfficeServicesSections,OfficeofthePlanningDirector

*KeishaKing,PrincipalAdministrativeAssistant,CommunityPlanningSouthDivision

NancyMattingly,PrincipalAdministrativeAssistant,CommunityPlanningNorthDivision

GenaTapscott,PrincipalAdministrativeAssistant,CommunityPlanningSouthDivision

GaryR.Thomas,PrincipalPlanningTechnician,CommunityPlanningNorthDivision

LisaWashington,PrincipalAdministrativeAssistant,CommunityPlanningSouthDivision

Montgomery County TeamGlennKreger,Chief,Vision-Community-BasedPlanningBillBaron,Team-Leader,Vision-Community-BasedPlanningMelissaWilliams,SeniorPlanner,Vision-Community-BasedPlanning

*MalaikaAbernathy,SeniorPlanner,Vision-Community-BasedPlanning

IlonaBlanchard,SeniorPlanner,CityofTakomaPark*FormerEmployee

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