Approved New Carrollton TDDP

Abstract

Title: ApprovedNewCarrolltonTransitDistrictDevelopmentPlanandTransitDistrictOverlayZoningMapAmendment

Author: TheMaryland-NationalCapitalParkandPlanningCommissionPrinceGeorge’sCountyPlanningDepartment

Subject: AmendedTransitDistrictDevelopmentPlanandTransitDistrictOverlayZonefortheNewCarrolltonMetroArea

Date: May2010

SourceofCopies: TheMaryland-NationalCapitalParkandPlanningCommissionPrinceGeorge’sCountyPlanningDepartment14741GovernorOdenBowieDriveUpperMarlboro,MD

SeriesNumber: 2107092306

NumberofPages: 203

Abstract: Thisdocumentcontainstextandmapsoftheapprovedtransitdistrictdevelopmentplan(TDDP)andtransitdistrictoverlayzoningmapamendmentfortheNewCarrolltonMetroStationandvicinity.ThisplancontainsanamendedTDDPandtransitdistrictoverlayzone(TDOZ)whichtogetherreplacethe1989Approved New Carrollton Transit District Development Plan.Theplanalsoamendsthe2002Prince George’s County Approved General Plan,the1994Bladensburg-New Carrollton and Vicinity Approved Master Plan and Sectional Map Amendment,andthe1993Landover and Vicinity Approved Master Plan and Sectional Map Amendment.

DevelopedbyM-NCPPCwiththeassistanceofthecommunity,theNewCarrolltonTDDPcontainsacomprehensivedevelopmentvision,developmentreviewprocessrequirements,andform-baseddevelopmentstandardsandguidelines.ItcontrolsandguidestheuseanddevelopmentofalllandwithintheNewCarrolltonTDOZfromtheinitialsubmittalofplanstotheissuanceofpermits.Together,theTDDPandTDOZareintendedtofostertransit-orienteddevelopmentthatincreasestheuseofpublictransit,maximizesreturnoninvestmentintransitfacilitiesandservices,encouragesappropriatedevelopmentneartransitstationswithcoordinatedurbandesignelements,andincreaseslocaltaxrevenue.

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The Maryland‑National Capital Park and Planning Commission Royce Hanson, Chairman

Samuel J. Parker, Jr., AICP, Vice Chairman

Officers PatriciaColihanBarney,ExecutiveDirectorAlWarfield,ActingSecretary-TreasurerAdrianR.Gardner,GeneralCounsel

TheMaryland-NationalCapitalParkandPlanningCommissionisabicountyagency,createdbytheGeneralAssemblyofMarylandin1927.TheCommission’sgeographicauthorityextendstothegreatmajorityofMontgomeryandPrinceGeorge’sCounties:theMaryland-WashingtonRegionalDistrict(M-NCPPCplanningjurisdiction)comprises1,001squaremiles,whiletheMetropolitanDistrict(parks)comprises919squaremiles,inthetwocounties.

TheCommissionhasthreemajorfunctions:

WThepreparation,adoption,and,fromtimetotime,amendmentorextensionoftheGeneralPlanforthephysicaldevelopmentoftheMaryland-WashingtonRegionalDistrict;

WTheacquisition,development,operation,andmaintenanceofapublicparksystem;and

W InPrinceGeorge’sCountyonly,theoperationoftheentirecountypublicrecreationprogram.

TheCommissionoperatesineachcountythroughaPlanningBoardappointedbyandresponsibletothecountygovernment.Alllocalplans,recommendationsonzoningamendments,administrationofsubdivisionregulations,andgeneraladministrationofparksareresponsibilitiesofthePlanningBoards.

ThePrinceGeorge’sCountyDepartmentofPlanning(M-NCPPC):

W Ourmissionistohelppreserve,protectandmanagethecounty’sresourcesbyprovidingthehighestqualityplanningservicesandgrowthmanagementguidanceandbyfacilitatingeffectiveintergovernmentalandcitizeninvolvementthrougheducationandtechnicalassistance.

W Ourvisionistobeamodelplanningdepartmentofresponsiveandrespectedstaffwhoprovidesuperiorplanningandtechnicalservicesandworkcooperativelywithdecision-makers,citizensandotheragenciestocontinuouslyimprovedevelopmentqualityandtheenvironmentandactasacatalystforpositivechange.

Prince George’s County Planning Board Montgomery County Planning Board SamuelJ.Parker,Jr.,Chairman RoyceHanson,ChairmanSylvesterJ.Vaughns,Vice Chairman JohnM.Robinson,Vice ChairmanSarahCavitt JosephAlfandreJesseClark JeanB.CryorJohnH.Squire AmyPresley

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Prince George’s CountyJack B. Johnson, County Executive

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

Council MembersThomasE.Dernoga,1st District, Council Vice ChairWillCampos,2nd DistrictEricOlson,3rd DistrictIngridM.Turner,4th DistrictAndreaHarrison,5th DistrictSamuelH.Dean,6th District CamilleExum,7th DistrictTonyKnotts,8th District MarilynnBland,9th District, Council Chairperson

Clerk of the CouncilRedisC.Floyd

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CoNTeNTsPlan

Foreword. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ixPlan Highlights. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xi TheVision. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xi PlanFramework. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xi TheNeighborhoods. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xi AMultimodalTransportationSystem. . . . . . . . . . . . . . . . . . . . . . . . . . .xii SustainableandAccessibleEnvironmentalInfrastructure. . . . . . . . . . . .xii UrbanDesign. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .xii OtherKeyZoningandImplementationRecommendations . . . . . . . . . xiii

Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 Purpose. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 Background. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 Location. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 DemographicProfile. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 DevelopmentPattern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 DevelopmentPotential. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 PlanningProcess . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 PreliminaryPlanning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 PublicOutreachStrategy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8 MeetingSummaries..........................................8 Stakeholders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9 RelationshiptotheUnderlyingZones. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9 RelationshiptothePrinceGeorge’sCountyZoningOrdinance. . . . . . . . . . . .9 RelationshiptoOtherPlans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 1992MarylandEconomicGrowth,ResourceProtectionand PlanningAct. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 1997SmartGrowthandNeighborhoodConservationAct. . . . . . . . . . .10 2007StormwaterManagementAct. . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 2009SmartandSustainableGrowthAct. . . . . . . . . . . . . . . . . . . . . . . . .10 2002GeneralPlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11 Bladensburg-NewCarrolltonandVicinityMasterPlan(1994) andtheLandoverandVicinityMasterPlan(1993). . . . . . . . . . . . . .12 TransportationDemandManagement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 AmendmentProcedures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12

Vision of Transit-Oriented Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13 VisionStatement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13 PlanElements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 SummaryDescription. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 NeighborhoodsElement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20 TransportationSystemsElement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 EnvironmentalInfrastructureElement . . . . . . . . . . . . . . . . . . . . . . . . . .36 UrbanDesignElement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43

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Transit District Development Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 AdministrationandApplicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55 NewCarrolltonTDDPComponents. . . . . . . . . . . . . . . . . . . . . . . . . . .55 SubmittalRequirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56 ApplicabilityofSitePlanRequirements. . . . . . . . . . . . . . . . . . . . . . . . . .59 ResponsibilityforRequiredImprovements. . . . . . . . . . . . . . . . . . . . . . .61 PermittedandProhibitedUseswithintheNewCarrollton TransitDistrictOverlayZone . . . . . . . . . . . . . . . . . . . . . . . . . . . . .62 TransitDistrictOverlayZoningMapAmendment. . . . . . . . . . . . . . . . . . . . .63 Introduction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .63 PublicLandPolicy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64 ZoningInPublicRights-Of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64 LimitationsontheUseofZones. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64 GuidelinesforCommercialZoning. . . . . . . . . . . . . . . . . . . . . . . . . . . . .65 ConditionalZoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .65 TransitDistrictOverlayZones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .65 ComprehensiveRezoningChanges. . . . . . . . . . . . . . . . . . . . . . . . . . . . .65 Mixed-UseZoningRecommendations . . . . . . . . . . . . . . . . . . . . . . . . . .66 ApprovedMapAmendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .68 DevelopmentStrategy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .103 PhasingandImplementation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .103 EngineeringAssessmentofProposedVehicularCrossingsof SharedRailAlignment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .105 UrbanLandInstituteTechnicalAssistancePanelRecommendations forPublicImprovements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .106 Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .106 PreliminaryPublicFacilitiesFinancingPlan . . . . . . . . . . . . . . . . . . . . .106 TransportationDemandManagement. . . . . . . . . . . . . . . . . . . . . . . . . .116 CommunityandEconomicDevelopment. . . . . . . . . . . . . . . . . . . . . . .117

Development Standards and Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . .127 GeneralTDDPStandardsandGuidelines. . . . . . . . . . . . . . . . . . . . . . . . . .127 GeneralBuildingEnvelopeandSiteStandardsandGuidelines. . . . . . . . . . .129 GeneralIntent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .129 Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .129 Guidelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .130 Neighborhoods. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .131 GeneralOpenSpaceandStreetscapeStandardsandGuidelines. . . . . . . . . .142 GeneralIntent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .142 Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .142 Guidelines. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .143 GroundCover. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .144 OpenSpaces. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .144 Plazas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .146 GeneralSquaresandGreensGuidelinesandStandards. . . . . . . . . . . . .147 Parks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .149 Streetscapes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .150 GeneralParkingFacilitiesStandardsandGuidelines. . . . . . . . . . . . . . . . . . .163 GeneralIntent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .163 Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .163 SharedParking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .165

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On-StreetParking. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .166 Off-StreetParking. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .166 BicycleParking. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .168 BuildingFormandScaleStandardsandGuidelines. . . . . . . . . . . . . . . . . . .170 BuildingOrganizationandOrientation. . . . . . . . . . . . . . . . . . . . . . . .170 BuildingFormandHumanScale . . . . . . . . . . . . . . . . . . . . . . . . . . . . .170 VisualTreatmentofLarge-ScaleBuildingForms. . . . . . . . . . . . . . . . . .171 SpecialBuildingType:Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .172 FunctionalRelationshipofMultifamilyandOtherResidential BuildingstoSurroundingPublicSpaces . . . . . . . . . . . . . . . . . . . . .173 BuildingFacadeTreatments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .174 BuildingFenestration(DesignofWindowandDoorOpenings). . . . . .175 Signage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .176 Security-ConsciousBuildingDesign. . . . . . . . . . . . . . . . . . . . . . . . . . .177

Appendices. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .181 AppendixA-ProceduralFlowchartforTDDP-TDOZMA. . . . . . . . . . . . .181 AppendixB LeadershipinEnergyandEnvironmentalDesign(LEED) Background...........................................182 EnvironmentalSiteDesign(ESD)Guidelines. . . . . . . . . . . . . . . . . . . .183 AppendixC-ProposedBonusDensityProgramfortheNewCarrollton TransitDistrictOverlayZoneMetroCore . . . . . . . . . . . . . . . . . . . . . .186 AppendixD-BikeFacilityDefinitions . . . . . . . . . . . . . . . . . . . . . . . . . . . .189 Acknowledgments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .191

Maps

1. NewCarrolltonTDOZBoundaries. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32. LocationofNewCarrolltonTDOZ. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43. NewCarrolltonExistingLandUse. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .64. IllustrativeVisionConceptDiagram . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .145. IllustrativeNewCarrolltonTDOZSitePlan. . . . . . . . . . . . . . . . . . . . . . . . .166. GreenInfrastructurePlanFeatures. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .197. NewCarrolltonTDOZNeighborhoods.............................218. IllustrativeStreetClassificationPlan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .289. IllustrativeTDOZParkingPlan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3110. IllustrativeTDOZTransitPlan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3311. IllustrativePedestrianandBicyclePathPlan. . . . . . . . . . . . . . . . . . . . . . . . . .3512. IllustrativeBuiltEnvironmentalFeaturesConcept. . . . . . . . . . . . . . . . . . . . .3713. IllustrativeEnvironmentalSiteDesign(ESD)Stormwater ManagementPlan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4414. IllustrativePotentialLocationsforPublicArt. . . . . . . . . . . . . . . . . . . . . . . . .4815. IllustrativePotentialLocationsforWayfindingSignage . . . . . . . . . . . . . . . . .5016. PreferredLandUsePlan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5717.SummaryofApprovedZoningChanges. . . . . . . . . . . . . . . . . . . . . . . . . . . . .6718. ApprovedZoningMap. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10219. IllustrativeTDOZNeighborhoodDevelopmentPhasingPlan. . . . . . . . . . .104

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Tables

1. NewCarrolltonTDDPStreetHierarchy. . . . . . . . . . . . . . . . . . . . . . . . . . . .302. ExistingandNewZoningInventory(inacres)NewCarrollton TDDP/TDOZ. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .663. PublicFacilitiesCostEstimatesbyTDDPNeighborhoodPublicFacilities CostEstimates—MetroCoreExpendituresbetween2010and2020. . . . . 1124. EstimatedExpendituresforPublicFacilitiesEstimatedExpendituresfor PublicFacilities—2010to2015 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1135. PrinceGeorge’sCountyandMarylandStateHousingAssistance Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1246. PrinceGeorge’sCountyandMarylandStateNeighborhood RevitalizationResources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1257. PrinceGeorge’sCountyandMarylandStateEconomicDevelopment Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1268. RecommendedStreetCharacteristicsandDesignCriteria . . . . . . . . . . . . . .1519. MaximumParkingRatiosforLandUseswithintheNewCarrollton TDOZ. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16310. SharedParkingPercentageRequirementsbyTimePeriod. . . . . . . . . . . . . . .165

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ThePrinceGeorge’sCountyPlanningBoardofTheMaryland-NationalCapitalParkandPlanningCommissionispleasedtomakeavailablethe2010New Carrollton Approved Transit District Development Plan and Transit District Overlay Zoning Map Amendment.Theapprovedtransitdistrictdevelopmentplancontainsrecommendationsforfuturetransit-orienteddevelopment.Theapprovedtransitdistrictoverlayzoningmapamendmentexpandsthe1989NewCarrolltonTDOZtoincludepropertiesnorthandsouthoftheNewCarrolltonMetroStation.

OnJune16,2009,theDistrictCouncilandthePlanningBoardheldajointpublichearingonthepreliminarytransitdistrictdevelopmentplanandproposedtransitdistrictoverlayzoningmapamendment.ThePlanningBoardadoptedtheplanwithmodificationsperPGCPBResolutionNo.09-120inSeptember2009.TheDistrictCouncilapprovedtheplanwithadditionalmodificationsperCR-33-2010inMay2010.

Policyguidanceforthisplancamefromthe2002Prince George’s County Approved General Plan;landuseandtransportationstudiesconductedbythePrinceGeorge’sCountyPlanningDepartment;andcountyfunctionalareamasterplans,includingthe2005Approved Countywide Green Infrastructure Plan,the2008Approved Public Safety Facilities Master Plan,andthe2009Approved Countywide Master Plan of Transportation.

Theoveralldevelopmentconceptproposedbythisplanbuildsontherecommendationsofthe2004New Carrollton Transit-Oriented Development Strategy Planning Study.InputonproposedpublicinfrastructureinvestmentswasprovidedbyanUrbanLandInstituteTechnicalAssistancePanelconvenedinJuly2007.CommunityplanningworkshopswereheldinDecember2007andApril2008.Thoseworkshopsandanextensiveoutreachprogramprovidedthecommunitywiththeopportunitytoexpressitsconcernsonplanningissues.Asaresult,thisisanapprovedplandevelopedfor—andwiththehelpof—theNewCarrolltoncommunity.

Thisplanreflectsthecounty’svisiontotransformtheNewCarrolltonMetroStationareaintoapremierehigh-intensityurbancenterandregionaldestinationanchoredbyatransformedMetrostationandfeaturingawalkablemixed-useenvironmentandadiverseresidentialcommunity.Theplanrecommendschangesinlanduseandfuturepublicinfrastructureinvestments.TheplanalsospecifiesstepsforphaseddevelopmentattheMetrostation,apreliminarypublicfacilitiesimplementationstrategy,andcommercialrevitalizationalongAnnapolisRoadbetweenVeteransParkway(MD410)andtheCapitalBeltway(I-95/I-495).Thetransitdistrictoverlayzoningmapamendmentincludeszoningchangestosupportimplementationofthelanduseconceptsinthetransitdistrictdevelopmentplan.

AsPrinceGeorge’sCounty’sonlyfull-serviceintermodaltransportationcenter,theNewCarrolltonMetroStationpresentsanuntappedopportunitytocreatealivable,pedestrian-friendly,andvibrantcommunity.Duringtheplanningprocess,weaskedarearesidentstoenvisionhowtheNewCarrolltonareawilldevelopintothatcommunity,andtoproposethechangesnecessarytomakethathappen.WearecontinuingthiseffortcountywidethroughtheEnvisionPrinceGeorge’sinitiativethathasengagedabroadcrosssectionofstakeholdersindevelopingasharedvisionforthecounty’sfuturedirectionandgrowth.WeinviteyoutovisittheEnvisionPrinceGeorge’swebsiteatwww.mncppc.org/Envisiontolearnmoreabouthowtoparticipateinthisexcitinginitiative.ThePlanningBoardappreciatesthecontributionsofthecommunityandstakeholdersthroughoutthedevelopmentoftheplan.Asaresultofthecommunity’sparticipationandcommitment,thisplanprovidesthefoundationforthecreationofavibrant,mixed-use,transit-orientedmetropolitancenteraroundtheNewCarrolltonMetroStationthatwillbenefitNewCarrolltonandPrinceGeorge’sCountycitizensandresidentsforyearstocome.

Sincerely,

SamuelJ.Parker,Jr.,AICPChairmanPrinceGeorge’sCountyPlanningBoard

Foreword

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TheNewCarrolltontransitdistrictdevelopmentplan(TDDP)istoprovidefortransit-orienteddevelopment(TOD)withintheNewCarrolltonTransitDistrictOverlayZone(TDOZ).The2002Prince George’s County Approved General PlandefinesTODasdevelopmentthatactivelyseekstoincreasetransituseanddecreaseautomobiledependencyby:

W Locatinghomes,jobs,andshoppingclosertotransitservices

W Locatingthemixofcriticallanduses(live/work/shop)incloserproximitytooneanother

W Establishinglanduse/transitlinkagesthatmakeiteasiertousetransit(railandbus)

The VisionBy2030,theNewCarrolltonMetropolitanCenterisapremierdestinationintheregioncomprisedofupto7,000housingunits;6,180,000squarefeetofoffice/retailspace;anextensivesystemofcivic,park,andopenspaces;andanefficientstreetandcirculationnetworkthatfeelswelcometopedestrians,bicyclists,andvehiculartrafficalike.TheMetrostationcomplex,rebuiltasagrandurbantransportationcenter,anchorsthecenterandbrandsitasadistinctiveurbanplace.Fivevibrantanddiverseneighborhoodswithdistinctcharactersandfunctions—rangingfromadense,mixed-useurbancoretoapreservedresidentialneighborhood—definethecenter.Concentratedandviablecommercialactivityservesasaneconomicdriverandincomegeneratorinthecountyandgeneratesaccessibleandqualityemploymentforlocalresidents.TransitandenhancedpedestrianconnectionsareaugmentedbythecompletionofthePurpleLine.AnewcrossingcarriesthePurpleLineandvehiculartrafficacrossthesharedrailalignmentbetweenareasnorthandsouthoftheMetrostation.Newparks,environmentally-sensitivedesign,andmixed-incomehousingdistinguishthecenterforitscommitmenttosustainabilityandsocialequity.

Plan FrameworkSuccessfulTODatNewCarrolltonreliesonfourkeyelements:(1)vibrant,diverse,andviableneighborhoods,(2)amultimodaltransportationsystem,(3)sustainableandaccessibleenvironmentalinfrastructure,and(4)pedestrian-orientedurbandesign.

The Neighborhoods TheNewCarrolltonTDDPidentifiesfiveneighborhoods,eachwithadistinctivecharacterandfunctionthatsupportstransit-orienteddevelopmentgoals.Theseneighborhoodsare:

WThe Metro Core—Mixed-useheartoftheTDDPwithmedium-tohigh-densitycommercial,retail,andresidentialuses.

W Annapolis Road—Primarycommercialcorridorwithmedium-densityresidentialandrevitalizedcommercialusesclusteredatmajorintersections.

W Garden City—Medium-density,mixed-useresidentialandcommercialneighborhoodwitheasyandwalkableaccesstotheMetrostationandthefuturePurpleLine.

W North Hillside Residential—Primarilyexistingresidentialneighborhood;phasedinfilldevelopmentwillbringsomecommercialandretailusesandanewpublicschool.

WWest Lanham Hills/Hanson Oaks—Preservedsingle-familydetachedandattachedneighborhoods(nozoningorlandusechangesproposedinthisneighborhood).

PlAN HiGHliGHTs

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A Multimodal Transportation systemThiselementconsistsofanintegratednetworkofstreets,pedestrianpathways,andtransitconnectionsthroughouttheTDOZarea.Specifically,theplanrecommends:

W UpgradingtheNewCarrolltonMetroStationtoaccommodatetheadditionalridershipthatwillbegeneratedbyfuturedevelopmentintheTDOZareaaswellasbythefuturePurpleLine.

W ReconstructingHarkinsRoad,85thAvenue,GardenCityDrive,andCorporateDriveaslandscapedboulevards.

W ConstructingabridgeortunnelcrossingtheMetrorail/Amtrak/MARCrailalignmentthatwillcarryvehicularandpedestriantrafficandafutureextensionofthePurpleLine.

W ExpandingthePennsyDrivebridgeoverpassatUS50fromtwotofourlanes.

W Creatingasystemofgreenpedestrian/bicyclepathwaystolinktheMetrostationwithotherpointsofinterestthroughouttheTDOZarea.

W Employingtraffic-calmingdesignfeaturestomakestreetssaferandmoreattractiveforpedestriansandbicyclists.

sustainable and Accessible environmental infrastructure Thiselementconsistsofnaturalfeatures,wildlifehabitat,parks,recreationandopenspaces.Specifically,theplanrecommends:

W Preserving,restoring,andenhancingexistingelementsofthe2005Approved Countywide Green Infrastructure Plan.

W DevelopingalandscapedgreenwayalongtheBeaverdamCreekstreamvalleyasamajorcommunityamenityfortheGardenCityneighborhood.

W Developingsmallor“pocket”parkstoserveneighborhoodsthatcurrentlylackopportunitiesforconnectionwithnaturallandscapes,especiallythroughouttheNorthHillsideresidentialarea.

W Ensuringthatnewandreconstructedstreetsincludesustainableorenvironmentalsitedesign(ESD)featuresintheirlandscapingtohelpreducestormwaterrunoffandimprovewaterqualityinnearbystreams.

W PreservingandimprovingtheexistingWestLanhamHillsNeighborhoodPark.

Urban designThiselementgovernsthequalityofthepublicrealmandthelayout,appearance,andrelationshipofbuildingstothestreettofosterawelcoming,pedestrian-friendly,andsustainablemetropolitancenter.Specifically,theplanrecommends:

W Creatinga“greaturbantransitcenter”attheNewCarrolltonMetroStationthatservesasagrandmultimodalspaceandgatewaytoPrinceGeorge’sCounty.

W Supportingthedevelopmentofaniconicoffice/civicbuildingintheGardenCityneighborhoodtoserveasaplace-definingvisuallandmarkfortheNewCarrolltonTDOZarea.

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W CreatingaconnectedsystemofopenandgreenspacestomaketheTDOZneighborhoodsmoreattractiveandaccessibleandtocreaterecreationalopportunitiesforresidents,workers,andvisitorstothearea.

W CreatingwayfindingsignagethatisclearandattractivetohelppedestriansanddriversfindtheirwaytotheMetrostationandotherpointsofinterest.

W PlacingworksofpublicartatstrategiclocationswithintheMetrostationandinpublicopenspacesthroughouttheplanarea.

W Encouragingdeveloperstoincorporategreenroofsandothersustainableandenergyefficienttechnologiesintheirbuildings.

W Ensuringthatstreetsandopenspacesaredesignedtoprovideasafeenvironmentfortheiruserstohelppreventundesirableorillegalactivities.

other Key Zoning and implementation recommendationsW RezonetheI-1(LightIndustrial)areastoM-X-T(Mixed-Use-TransportationOriented)toencouragemixed-useddevelopmentneartheMetrostation.

W RezonetheC-S-C(CommercialShoppingCenter)areasalongAnnapolisRoadbetweenmajorintersectionstomixed-useresidential,retail,andcommercialusestocreateanurbanstreetscapewhileconcentratingfuturecommercialdevelopmentatthoseintersections.

W Establishatransportationdemandmanagementdistricttomanagetransportationimpactsandreducetrafficcongestiongeneratedbyfuturedevelopment.

W EstablishabusinessimprovementdistricttocoordinatestreetscapeimprovementsandpromotecommercialrevitalizationalongAnnapolisRoad.

W Establishataxincrementfinancingdistricttoraisefundsneededtosupporttheactivitiesofthebusinessimprovementdistrict.

W PlanforandbuildanewschoolwithintheTDOZareatoaccommodateanadditional500studentsasaresultoffutureresidentialdevelopment.

W Establishabonusdensityandintensityprogramtopromotethedevelopmentofworkforceandmixed-incomehousing,andcommercialspaceforlocalbusinesseswithintheMetroCoreneighborhood.

W Identifypublicandcommunity-basedresourcestohelphomeownersfacingforeclosureremainintheirhomes.

Purpose ThepurposeoftheNewCarrolltonTDDPandTDOZistoensurethatfuturedevelopmentaroundtheNewCarrolltonMetroStationmaximizestransitridership,revitalizestheareawhilemaintainingitssocio-economicdiversity,andadoptsasustainabledevelopmentpattern.TheTDOZwillfoster(re)developmentconducivetoNewCarrollton’sMetropolitanCenterdesignation.

TheNewCarrolltonTDDPsetsoutadevelopmentvisionfortheNewCarrolltonTransitDistrictthatarticulatesvibrantanddiverseneighborhoods,amultimodaltransportationsystem,sustainableandaccessibleenvironmentalinfrastructure,andpedestrian-orientedurbandesign.Thisvisionemphasizes:

W Transit-orienteddevelopment(TOD)neartheMetrostationandclearlydefinedneighborhoodswithdistinctcharactersandfunctions.

W Pedestrian-oriented(re)devel-opmentinthetransitdistrict.

W Protectedenvironmentallysensitiveareas,minimalimpactsofdevelopment,andexpandedrecreationalopportunitiesandtrail/bikewayconnections.

W MaximumhousingopportunitieswithinwalkingdistanceoftheMetrostation.

iNTrodUCTioNATDOZisdefinedasamappedzonethatissuperimposedoverotherzonesinadesignatedarea—referredtoasatransitdistrictperSection27-548.02oftheZoningOrdinance—aroundaMetrostationandwhichmaymodifycertainrequirementsfordevelopmentwithinthoseunderlyingzones.TheimplementationoftheNewCarrolltonTDOZiscontingentonthepreparationandapprovaloftheNewCarrolltonTDDPbythePrinceGeorge’sCountyDistrictCouncil.

ATDDPisdefinedintheZoningOrdinance(Section27-548.02)asthespecializedplanthatprovidesboththerequirementsfordevelopmentwithinaspecificTDOZandaflexibleforumforjointdevelopmentbetweenthepublicandprivatesectors.AllnewdevelopmentandredevelopmentwithintheTDOZrequiresadetailedsiteplanapprovedbythePrinceGeorge’sCountyPlanningBoardandshallbeundertakeninaccordancewiththeapplicablerequirementsofthePrinceGeorge’sCountyCodeunlessmodifiedbytherequirementsoftheTDDP.Allmandatorydevelopmentrequirementsanddesignstandardsshallapplytoallpropertieswithinthetransitdistrict,exceptasexemptedbytheAdministrationandApplicabilitysectionofthisTDDP.TheTDDPshallbebindinguponallownersofpropertywithintheTDOZ,theirheirs,successors,and/orassignees.

Transit-orienteddevelopment(TOD)isgenerallydefinedasdevelopmentthatislocatedwithinaten-minutewalkor½mileofacommuterrailorrailtransitstation(PlanningandUrbanDesignStandards,AmericanPlanningAssociation,2006).The2002Prince George’s County Approved General PlanfurtherdefinesTODasdevelopmentthatactivelyseekstoincreasetransituseanddecreaseautomobiledependencyby:

W Locatinghomes,jobsandshoppingclosertotransitservices1

W Locatingthemixofcriticallanduses(live/work/shop)incloserproximitytooneanother

W Establishinglanduse/transitlinkagesthatmakeiteasiertousetransit(railandbus)

1 Transitincludesbus,busrapidtransit(BRT),lightrailtransit/streetcar(LRT),andheavyrail,alsoknownasrapidtransit(includingsubwayandcommuterrailtrains).

2 Introduction

BackgroundlocationTheboundariesoftheNewCarrolltonTDOZwereestablishedpartiallyonthebasisofrecommendationscontainedinthe2004NewCarrolltonTODstudy.Theywerefurtherrefinedduringacommunity-basedplanningprocessthatincludedcommunityworkshopsheldinDecember2007andApril2008.

TheNewCarrolltonTransitDistrictoccupiesportionsofPlanningAreas(PA)69(Bladensburg–NewCarrollton)and72(Landover)incentralPrinceGeorge’sCountyjustinsidetheCapitalBeltway(I-95/I-495)(seeMap1.NewCarrolltonTDOZBoundariesandMap2.LocationofNewCarrolltonTDOZ).Itencompassesapproximately640acresincludingtheNewCarrolltonMetroStation.TheMetrostationistheterminalOrangeLineMetrostationsecuringrapidtransitaccessfromNewCarrolltontotherestofthemetropolitanregion.InadditiontoMetrorail,NewCarrolltonprovidesaccesstoMARC(MarylandAreaRegionalCommuter),Amtrak,andextensivebusservice.TheNewCarrolltonTransitDistrictcontainsaportionoftheCityofNewCarrolltonandisborderedtothewestbytheTownofLandoverHills.

demographic ProfileTheNewCarrolltonTransitDistrictOverlayZonehadapopulationof5,160in2000accordingtotheU.S.Census.Theareahadamedianhouseholdincomeof$39,317,significantlylowerthanthecounty’s$55,256average,buttrendingclosetothe2000nationalaverageof$40,816.Thismayhaveacorrelationtopovertylevelsof11.6percentintheTDOZ,significantlymorethanthecounty’slevelof7.5percent.NewCarrolltonislessethnicallydiversethantherestofthecounty.In2000,thearea’spopulationwasonly10percentwhitecomparedto26percentforthecounty.Blackresidentscomprised80.4percentoftheTDOZ’spopulationcomparedto62percentofthecounty’spopulation.ThepresenceofSpanish-speakingcommunitymembersatthecommunityworkshopssuggests,however,arecentinfluxofLatinohouseholdsintotheTDOZarea.

TheTDOZ’spopulationisproportionatelyyoungtomiddleagedwith32percentofthepopulationfallingbetweentheagesof25and44.Morethanathird(34.7percent)oftheadultresidentsintheNewCarrolltonTDOZhavecompletedhighschoolcomparedto27.3percentforthecounty,butthesamepopulationhadlowerpercentsofpopulationachievingpartialcollege,associates,bachelors,orgraduateleveldegreesthanthecounty.Inaddition,18.9percentoftheadultpopulationhaslessthananinth-gradeeducationcomparedto4.7percentforthecounty.ThesestatisticsindicatethattheremaybeaneedforhighereducationinitiativesinsocialprogramsintheTDOZ.Owner-occupieddwellingunitsintheTDOZwere38.8percentofthearea’stotalhousingstockcomparedtothecountyrateof61.8percentin2000.

development PatternLanduseintheTDOZisfragmentedduetobuiltandnaturalbarriers.TheMetroCoreisdominatedbythepartiallyelevatedsharedrailright-of-wayforMetrorail,Amtrak,andMARCthatobstructsvehicularandpedestriantrafficbetweenareastothenorthandsouth.Developmenttothesouthofthestationisconstrainedbyaprotectedwaterwayandwetlandsarea—anoffshootofBeaverdamCreek—andisolatedbymajortransportationscorridorssuchasUS50andI-495.

Themajorityofthelanddirectlyadjacenttotherailalignmentispubliclyownedandeitherundevelopedorusedfortransit-relatedsurfaceparking,twoparkinggarages,andaMetrorailstorageandinspectionyard.To

MetrorailserviceisoperatedbytheWashingtonMetropolitanAreaTransitAuthority(WMATA).AmtrakserviceisoperatedbytheNationalRailPassengerCorporation,andMARCrailserviceisprovidedbytheMarylandDepartmentofTransportation(MDOT)throughacontractwithAmtrak.

Introduction 3

Map 1. New Carrollton TDOZ Boundaries

4 Introduction

Map 2. Location of New Carrollton TDOZ

Introduction 5

thesouthoftherails,betweenUS50andI-495,theMetroEast/GardenCityofficeparkcontainsprimarily2-to12-storyofficebuildings.

Northoftherails,thelandadjacenttoI-495isoccupiedbymorethan30three-tofour-storymultifamilyrentalandcondominiumresidentialbuildingsinavarietyofconditions.AllthepropertiesabuttingAnnapolisRoad(MD 450)arecommercialinnature,eithersmall-scalestripcommercialestablishmentsorlargershoppingcenterswithparkinginfront.AlongVeteransParkway(MD410),M-NCPPCownstheWestLanhamHillsPark.Thisneighborhoodparkincludestenniscourts,abasketballcourt,aplayground,awalkingtrail,andacommunitycenter.ThisparkabutstheWestLanhamHillsneighborhood,whichcontainssmallsingle-familyresidences.Anattachedtownhomedevelopment,HansonOaks,andseveralsingle-familyhomesarelocatedsouthofEllinRoadandeastofMD410.Manyoftheresidentshavelivedintheirneighborhoodsforyearsandarestronglycommittedtopreservingtheirhomesandqualityoflifewhilemakingstrategicimprovements.ThefearsofWestLanhamHillsresidentsaboutpotentialcommunityimpactsfromfuturedevelopmentposeachallengetothecounty’splanstopromotetransit-orienteddevelopmentattheMetrostation.

TheInternalRevenueServicecomplexandtheComputerScienceCorporation(CSC)officebuildingdominatetheintersectionofHarkinsandEllinRoadonthenorthsideoftheMetrostation.Northofthestation,asmallsingle-familyneighborhoodbacksuptoAnnapolisRoad.TheMetrostationareahasrecentlybecomethefocusofdeveloperattention.OneexampleofthisistherecentpurchaseoftheCSCofficebuildingbyadeveloperseekingtoerectanewmixed-useprojectnorthofthestation.Map3.NewCarrolltonExistingLandUsedepictsthecurrentpatternofuseswithintheTDOZarea.

Panoramic views of New Carrollton Metro Station south entrance (top) and north entrance (bottom)

TheNewCarrolltonMetroStation,theterminalstopfortheMetrorailOrangeline,openedforservicein1978.ThestationalsoservesMARCcommuterrail,Amtrak,PeterPan/Greyhoundbuses,20Metrobuslines,andfourTheBuslines.ThevarietyofpassengertransportationservicesavailableatNewCarrolltonmakesthisstationoneofonlytwo“full-service”intermodaltransportationcentersinthemetropolitanWashingtonregion.ItsonlypeerinthisregardisUnionStationinWashington,D.C.TheproposedPurpleLinewillfurtherenhancetheleveloftransportationaccessattheNewCarrolltonMetroStationbyprovidinglightrailtransit(LRT)orbusrapidtransit(BRT)servicetoCollegePark,SilverSpring,andBethesda.TheMarylandDepartmentofTransportation(MDOT)completedadraftenvironmentalimpactstatement(DEIS)onproposedroutealignmentsandmodalchoices(LRTorBRT)forthePurpleLineinSeptember2008.MarylandGovernorMartinO’MalleyannouncedtheselectionofthePurpleLineLocallyPreferredAlternative(LPA)inAugust2009.TheLPAmodeoftransitwillbelightrail(LRT)asrecommendedbyMDOTbecauseofitsgreaterabilitytoattractlarge-scaletransit-orienteddevelopment.ThePurpleLinewillfollowVeteransParkway(MD410)andEllinRoadtotheNewCarrolltonMetroStation.

6 Introduction

Map 3: New Carrollton Existing Land Use

Introduction 7

development PotentialTheNewCarrolltonMetroStationareaisatransit,commuterrail,andvehiculartraffichubintheNationalCapitalregionandservesasagatewaytotheregionforvisitorsfromtheNortheast.Assuch,theMetrostationareaanchorssignificantresidential,office,andretaildevelopmentpotentialwithintheTDOZ.However,whilemajoremployers,suchastheIRSandthe200acreMetroEastOfficeParktothesouthofthestation,havelocatedintheareaandunderscoreditsattractivenessasacommercialofficelocation,modestnewdevelopmenthasoccurredsincetheMetrostationopened.

Recognizingitspotentialtobecomeanurbandestinationwhiledecreasingtrafficcongestionandenhancingtheemploymentoptionsandqualityoflifeofcountyresidents,theTDDPwasdevelopedtoaddressthearea’sweaknesses,identifycatalyticdevelopmentopportunities,andregulatethedesignofthearea.

Planning ProcessPreliminary PlanningInlate2003,M-NCPPCinitiatedaplanningstudyfortheNewCarrolltonMetroStationanditssurroundingcommunities.Thisstudywasintendedtodevelopavisionoffuturetransit-orienteddevelopment(TOD)aroundthestationinpreparationforanupdateofthecurrentNewCarrolltontransitdistrictdevelopmentplan(TDDP).TheexistingTDDP,whichwasenactedin1989,neededtobeupdatedtoreflectthe2002GeneralPlan’srecommendationforTODaroundtheNewCarrolltonMetroStation.Anextensivepublicparticipationefforttookplaceduring2004,includingacommunityplanningcharrettethatwasheldinMay.Thefinalplanningstudyreport,2004New Carrollton Transit-Oriented Development Strategy Planning Study,wasreleasedinDecember2004.ItrecommendedanexpansionoftheTDOZtoincludepropertiesonbothsidesoftheMetrorail/Amtrak/MARCstationcomplex.Italsorecommendedpublicinfrastructureimprovementssuchasanupgradedstationcomplexandseveralvehicularcrossingsofthesharedrailalignmenttoimproveconnectivitybetweenareasnorthandsouthofthestation.

Inearly2007,M-NCPPCandthePrinceGeorge’sCountyEconomicDevelopmentCorporationrequestedthattheUrbanLandInstitute(ULI)assembleandconductatechnicalassistancepanel(TAP)toassessthepotentialofthe2004planningstudy’srecommendedpublicimprovementstospurnewdevelopmentintheMetrostation’svicinity.M-NCPPCpreparedbriefingmaterialsforreviewbythepanel,includingapreliminaryengineeringfeasibilityassessmentoftheproposedvehicularcrossingsofthesharedrailalignment.

TheULI/TAPmetinJuly2007andmadethefollowingkeyrecommendations:

• UpgradetheNewCarrolltonMetroStationtoallowgreaterpedestrianconnectivitybetweentheareasnorthandsouthofthestation.TherearecurrentlynofundsallocatedintheWMATACapitalImprovementPlanthroughFY 2013forNewCarrolltonstationimprovements.

• Allowdevelopmentnorthandsouthofthestationtooccurindependentlyratherthantryingtocreateasingleneighborhoodthatcouldstraddlethesharedrailalignment.

• Createanenhancedpedestrianlinkagethroughthestationthatcouldbelinedwithtraveler-servingretailoutlets.

• DevelopanattractivepedestrianaxistoconnectthestationwithafutureiconicofficebuildingintheGardenCityareaneartheUS50/CapitalBeltwayinterchange.Theterm“iconicofficebuilding”identifiesthisstructureasalandmarkthatwouldbevisiblefromthenearbyfreeways(US50andI-95/I-495)andfromotherlocationswithin,andoutsideof,theTDOZ.

8 Introduction

• Considertheconstructionofvehicularcrossingsofthesharedrailrights-of-wayatthelaterstagesofdevelopmentwhensufficientadditionaldevelopmentvaluehasbeengeneratedtohelpfundtheseimprovements.

Public outreach strategyTheplanningstaffsolicitedstakeholderandcommunityinputineverystepoftheconceptualandfinalplanningfortheNewCarrolltontransitdistrictdevelopmentplan.Thepublicoutreachstrategywasdesignedaroundaseriesofstakeholderinterviews,internalcharrettesforimplementingpublicagencies,andpublicworkshops.TheinterviewsweredesignedtodevelopalistofinitialissuesandopportunitiesfortheTDOZaroundwhichinitialdesignconceptscouldbegenerated.Theinterviewswerealsousedtodevelopandrefinealistofkeystakeholders.ThepurposeofthestakeholderandcommunityworkshopswastoevaluateplausibledevelopmentscenariosfortheareaandunderstandanyneworcontinuedconcernswithdevelopmentwithintheTDOZboundaries.

Meeting summariesInputreceivedfromcommunitymeetingsandpublicagencycharrettes(hands-on,intensiveworkshops)wascarefullyconsideredinthepreparationofthispreliminaryTDDP.Theplanbalancesresponsivenesstostakeholderconcernswiththebestavailablepracticesintransit-oriented,sustainabledevelopment.

OnOctober15and16,2007,astakeholdercharretteforimplementingpublicagencieswasheldatM-NCPPCtogatherinputandfurtherdeveloppreliminarydesignconceptsbeforedisplayingthempublicly.Discussionsinthistwo-daycharrettefocusedontheoperationalandimplementationaspectsoftheconceptualdesignsaswellasmeetingthe2002GeneralPlanexpectationsthatthesitewillevolvetobeafullyfunctioningtransit-orienteddevelopmentmetropolitancenter.Followinganinitialpresentationofthearea’sexistingconditions,thecharrettewasdevotedtostrategizingconceptualdesignsandgatheringlocalknowledgefromstakeholders.

OnDecember5and6,2007,twoeveningcommunityworkshopswereheldinNewCarrollton.ThefirstmeetingfocusedontheareadirectlysurroundingtheNewCarrolltonMetroStation.ThemeetingontheDecember6focusedontheAnnapolisRoad(MD450)corridor.Atbothmeetings,aSpanishtranslatorwasprovidedinordertoallowstakeholderswhospeakEnglishasasecondlanguagetoparticipate.ThesemeetingswereintendedtointroducecommunitymemberstoexistingconditionsintheTDOZ,announcetheinitiationoftheplan,andfindoutwhatthecommunityhopedforthefutureofthesite.Citizensexpressedavarietyofneedsfromreducedtrafficimpacts,maintaininglocalcharacter,andaffordabilityandimprovedretailonAnnapolisRoad.

OnFebruary20,2008,asecondstakeholdercharrettewasheldforimplementingpublicagenciestorefinedraftplanrecommendationsfortheTDDP.Theemphasisofthemeetingwasonensuringthatthepoliciesandstrategiescontainedintheplanwillmeetthegoalsandplansofimplementingpublicagencies.Stakeholdersdiscussedstreetwidths,sections,andlogisticsforkiss’n’rideandparkingfacilitiessurroundingthetransitstation.TherewasalsosignificantdiscussionofparkingstandardsfortheTDOZandthenecessity

Community residents reviewing proposed plan exhibits

Introduction 9

ofbalancingresidentialconcernswhileencouragingtransituse.Asaresultofissuesraisedatthismeeting,theplanningteammetwithWMATA,theDepartmentofPublicWorksandTransportation(DPW&T),andtheMarylandDepartmentofTransportation(MDOT)tofurtherrefineplandetails.

AfinalcommunityworkshopwasheldonApril12,2008.AttentionfocusedonimprovingconnectivitywithintheamendedTDOZ,enhancingaccesstothefuturePurpleLine,makingAnnapolisRoadsaferandmorepedestrian-friendly,andlimitingorcontrollingtheimpactsoffuturedevelopmentonexistingresidentialareasnorthoftheNewCarrolltonMetroStation.

stakeholdersInpreparingtheupdatedNewCarrolltonTDDP/TDOZ,M-NCPPCstaffinvolvedawidevarietyofpublicandprivatesectorstakeholders.KeyPrinceGeorge’sCountypublicagenciesincludedDPW&T,theDepartmentofEnvironmentalResources,theEconomicDevelopmentCorporation,andtheDepartmentofHousingandCommunityDevelopment.Anumberofcountyandmunicipalelectedofficialsalsoprovidedessentialinputtothepreliminarydraftplan.TheyincludedthemayorandcounciloftheCityofNewCarrollton,themayorandcouncilofLandoverHills,themayorandcounciloftheTownofGlenarden,andCountyExecutiveJackJohnson.KeystateandregionalgovernmentstakeholdersincludedtheMarylandStateHighwayAdministration(SHA),theMarylandDepartmentofTransportation(MDOT),theNationalRailroadPassengerCorporation(Amtrak),andtheWashingtonMetropolitanAreaTransitAuthority(WMATA).

relationship to the Underlying ZonesTheDistrictCouncilcreatedtheTDOZin1984toaddresstheproblemsofsprawl,trafficcongestion,depletionofenvironmentalresources,andthegrowingdemandforhousingopportunities.Developmentthatisdesignedtorespondtotheseissuesisdefinedastransit-orienteddevelopment.

TheTDOZissuperimposedoverthezoningmapforthesubjectareaandtherebymodifiesspecificrequirementsofthoseunderlyingzones.TheTDDPforaTDOZcanchangetheunderlyingzoningofthepropertywithinthetransitdistrictbyfollowingtheproceduressetforthinthePrinceGeorge’sCountyZoningOrdinance,Part10A,Section27-548.02to27-548.09.

relationship to the Prince George’s County Zoning ordinanceTheNewCarrolltonTDDPstandardsandguidelinesshallapplytoallproposednewdevelopmentsubmittedforapprovalonoraftertheTDDP’seffectivedateofenactmentbytheDistrictCouncil.FordevelopmentstandardsnotcoveredbytheNewCarrolltonTDDP,theotherapplicablesectionsofthePrinceGeorge’sCountyZoningOrdinanceshallserveastherequirement.Alldevelopmentshalllikewisecomplywithallrelevantfederal,state,county,andlocalregulationsandordinances.

Community workshop presentation—April 12, 2008

10 Introduction

relationship to other Plans 1992 Maryland economic Growth, resource Protection and Planning ActThislegislationwasenactedtoencourageeconomicgrowth,limitsprawldevelopment,andprotectthestate’snaturalresources.ItestablishedconsistentgenerallandusepoliciestobelocallyimplementedthroughoutMaryland.Thesepolicieswerestatedintheformofeightvisions.The1992MarylandPlanningActwasupdatedwiththepassageofthe2009SmartandSustainableGrowthActof2009(seediscussionbelow).

1997 smart Growth and Neighborhood Conservation ActThisactbuildsonthefoundationoftheeightvisionsadoptedinthe1992act,asamended.Theactisnationallyrecognizedasaneffectivemeansofevaluatingandimplementingstatewideprogramstoguidegrowthanddevelopment.

In1997,theMarylandGeneralAssemblyenactedapackageoflegislationcollectivelyreferredtoastheNeighborhoodConservationandSmartGrowthInitiative.TheMarylandSmartGrowthprogramhasthreebasicgoals:tosavevaluableremainingnaturalresources,tosupportexistingcommunitiesandneighborhoods,andtosavetaxpayersmillionsofdollarsinunnecessarycostsforbuildinginfrastructuretosupportsprawl.Asignificantaspectoftheinitiativeisthesmartgrowthareaslegislation,whichrequiresthatstatefundingforprojectsinMarylandmunicipalities,otherexistingcommunities,andindustrialandplannedgrowthareasdesignatedbycountieswillreceivepriorityfundingoverotherprojects.Thesesmartgrowthareasarecalledpriorityfundingareas.

2007 stormwater Management ActThislegislationwasenactedintolawbytheMarylandGeneralAssemblyin2007.Itmandatesenvironmentallysensitivesitedesignthatwillcapturestormwateron-siteandallowittosoakintothegroundtothegreatestpracticalextent.Theactrequireson-sitestormwatermanagementsystemstomimicnaturalecosystems.Italsorecommendstheuseof“microscale”technologiessuchasgreenroofs,permeablepavements,bioswales,andraingardenstodrainareasoflessthananacre.TheMarylandDepartmentoftheEnvironment(MDE)ischargedundertheactwithdevelopingappropriaterulesandregulationstoimplementtheact’sprovisions.MDEisalsorequiredtodevelopamodelstormwatermanagementordinancethatcanbereplicatedbylocaljurisdictionsseekingtorequirenewdevelopmentintheirareastoemploygreenstormwatermanagementpractices.

2009 smart and sustainable Growth ActTheSmartandSustainableGrowthActof2009clarifiesthelinkbetweenlocalcomprehensiveplansandlocallanduseordinances.Thebillreinforcestheimportanceofplanningforsustainablegrowthanddevelopmentinalllocaljurisdictionswithinthestate.Theeightplanvisionsstatedinthe1992MarylandPlanningActarereplacedwithanupdatedandexpandedlistoftwelvevisions:

1. Ahighqualityoflifeisachievedthroughuniversalstewardshipoftheland,water,andair,resultinginsustainablecommunitiesandprotectionoftheenvironment.

2. Citizensareactivepartnersintheplanningandimplementationofcommunityinitiativesandaresensitivetotheirresponsibilitiesinachievingcommunitygoals.

3. Growthisconcentratedinexistingpopulationandbusinesscenters,growthareasadjacenttothesecenters,orstrategicallyselectednewcenters.

4. Compact,mixed-use,walkabledesignconsistentwithexistingcommunitycharacterandlocatednearavailableorplannedtransitoptionsisencouragedtoensureefficientuseoflandandtransportation

Introduction 11

resourcesandpreservationandenhancementofnaturalsystems,openspaces,recreationalareas,andhistorical,cultural,andarcheologicalresources.

5. Growthareashavethewaterresourcesandinfrastructuretoaccommodatepopulationandbusinessexpansioninanorderly,efficient,andenvironmentallysustainablemanner.

6. Awell-maintained,multimodaltransportationsystemfacilitatesthesafe,convenient,affordable,andefficientmovementofpeople,goods,andserviceswithinandbetweenpopulationandbusinesscenters.

7. Arangeofhousingdensities,types,andsizesprovidesresidentialoptionsforcitizensofallagesandincomes.

8. Economicdevelopmentandnaturalresource-basedbusinessesthatpromoteemploymentopportunitiesforallincomelevelswithinthecapacityofthestate’snaturalresources,publicservices,andpublicfacilitiesareencouraged.

9. Landandwaterresources,includingtheChesapeakeandcoastalbays,arecarefullymanagedtorestoreandmaintainhealthyairandwater,naturalsystems,andlivingresources.

10. Waterways,forests,agriculturalareas,openspace,naturalsystems,andscenicareasareconserved.

11. Government,businessentities,andresidentsareresponsibleforthecreationofsustainablecommunitiesbycollaboratingtobalanceefficientgrowthwithresourceprotection.

12. Strategies,policies,programs,andfundingforgrowthanddevelopment,resourceconservation,infrastructure,andtransportationareintegratedacrossthelocal,regional,state,andinterstatelevelstoachievethesevisions.

Together,thetwelvevisionsprovideguidingprinciplesthatdescribehowandwheregrowthcanbestoccurwithoutcompromisingthestate’snaturalandculturalresources.Theactacknowledgesthatthecomprehensiveplanspreparedbycountiesandmunicipalitiesarethebestmechanismtoestablishprioritiesforgrowthandresourceconservation.Onceprioritiesareestablished,itisthestate’sresponsibilitytosupportthem.

2002 General PlanThe2002Prince George’s County Approved General PlanprovidesbroadguidanceforthefuturegrowthofPrinceGeorge’sCounty.Thisguidanceisgiventhroughcountywidelandutilizationpoliciessuchaseconomicdevelopment,theenvironment,transportation,housing,publicfacilities,andurbandesign.Thesepoliciesfocusontheneedtoconcentratefuturedevelopment,balanceenvironmentalconcernswitheconomicdevelopment,createdevelopmentcentersthatservebothexistingandfuturecommunities,encourageagreaterrangeofhousingtypes,maintainadequatepublicfacilitiesandservicelevels,andarticulateavisionandstandardsforthedesignofthephysicalenvironment.

TheGeneralPlandelineatesthreegrowthmanagementareasknownastiers:theDevelopedTier,theDevelopingTier,andtheRuralTier.TheNewCarrolltonTransitDistrictiswithintheDevelopedTier.WithintheDevelopedTier,fourpoliciesgovernlanddevelopment:

Policy 1—Encouragemediumtohigh-density,mixed-use,transit-andpedestrian-orienteddevelopment.

Policy 2—Preserve,restore,andenhanceenvironmentalfeaturesandgreeninfrastructureelements.

Policy 3—Provideatransportationsystemthatisintegratedwithandpromotesdevelopmentandrevitalization.

Policy 4—PlanandprovidepublicfacilitiestosupportandfitintotheDevelopedTier’sdevelopmentpattern.

12 Introduction

TheGeneralPlanspecificallytargetsgrowthatalimitednumberofdesignatedcentersandwithintheDevelopedTierorientedtodirectservicebyMetrorail.TheNewCarrolltonMetroStationareaisdefinedasaMetropolitanCenter.TheGeneralPlandefinesMetropolitanCentersas“placeswhereintensiveconcentrationsoflandusesandeconomicactivitiesattractemployers,workers,andcustomersfromotherpartsofthemetropolitanWashingtonareasuchaslargegovernmentserviceormajoremploymentcenters,majoreducationcomplexes,orhigh-intensitycommercialuses”(p.47).High-densityresidentialdevelopmentmayalsobelocatedinornearMetropolitanCenters.MetropolitanCenterscaneffectivelybeservedbymasstransit.

Bladensburg‑New Carrollton and Vicinity Master Plan (1994) and the landover and Vicinity Master Plan (1993)TheNewCarrolltonTDDP/TDOZupdatesthe1989ApprovedNewCarrolltonTransitDistrictDevelopmentPlan.BecausetheNewCarrolltonTransitDistrictOverlayZoneisexpandedtoincludeportionsofPlanningAreas69(Bladensburg-NewCarrollton)and72(Landover),theTDDP/TDOZamendsthe1994 ApprovedBladensburg-New Carrollton and Vicinity Master Plan and Sectional Map Amendmentandthe1993Approved Landover and Vicinity Master Plan and Sectional Map Amendment.

Transportation demand ManagementTheGeneralPlanenvisionsqualityTODatPrinceGeorge’sCountyMetrostationssuchasNewCarrollton.ImplementingTODwithintheNewCarrolltonTDOZareawillrequirebalancingtheoptimummixanddensitiesoflanduseswiththetransportationinfrastructureandservicesthatareneededtoefficientlyaccommodatethem.ThischallengeiscomplicatedbythefactthattherearefewoptionstoaddorexpandroadstoaccommodatetheadditionalvehiculartrafficthatmayresultfromnewdevelopmentorredevelopmentwithintheNewCarrolltonTDOZ.Therefore,amultimodaltransportationnetworkthatintegratesthedevelopmentpatternwithexpandedpublictransportation,pedestrian/bicyclepathways,andtransportationdemandmanagement(TDM)initiativeswillbeneededtoaccommodatethedesireddevelopment.

TransportationdemandmanagementisdefinedinSection20A-201ofTitle20A,Transportation,ofthePrinceGeorge’sCountyCodeas“…aprocessorprocedureintendedtoreducevehicletripsduringspecifiedperiodsoftheday.Thisincludes,butisnotlimitedto,suchstrategiesascarandvanpools,transituseincentives,parkingfeesanddisincentives,improvedpedestrianandbicycleaccessandfacilities.”Title20AcontainsguidelinesforimplementingTDMstrategies,includingtheestablishmentandoperationofdesignatedtransportationdemandmanagementdistricts(TDMD).

TheNewCarrolltonTDDPauthorizestheestablishmentofaTDMDforthetransitdistrictthroughpetitiontotheCouncilinaccordancewithSection20A-204ofthePrinceGeorge’sCountyCode.Italsoauthorizestheestablishmentofatransportationdemandmanagementtechnicaladvisorycommitteetoanalyze,recommend,andimplementthepoliciesapprovedbytheDistrictCounciltoachievetheNewCarrolltonTDDP’stransportationgoals,policiesandobjectives.AmoredetaileddiscussionofTDMmaybefoundintheTransitDistrictDevelopmentPlanchapter.

Amendment ProceduresTheNewCarrolltonTDDP/TDOZhasbeenformulatedinaccordancewiththerequirementsofthePrinceGeorge’sCountyZoningOrdinance,asstipulatedinSection27-213.02through27-213.05.ThespecificstepsaregraphicallyillustratedinAppendixA:ProceduralFlowchartforTDDP-TDOZMA.TheDistrictCouncilmayamendtheTDOZasstipulatedinSection27-548.09.01,AmendmentofApprovedTransitDistrictOverlayZone.

Vision statementTheNewCarrolltontransitdistrictdevelopmentplan(TDDP)envisionstheNewCarrolltonMetroStationanditsvicinitydevelopingintoPrinceGeorge’sCounty’spremierenewurbancenterbytheyear2030.AsavibrantanddiversedestinationanchoredbyseveralfederaltenantsandbyatransformedandmoreaccessibleMetrostation,theareaisprojectedtoseethedevelopmentofupto4,540,000squarefeetofnewcommercialofficespace,1,640,000squarefeetofnewretailspace,and7,000newresidentialunits.

ThedevelopmentconceptfortheNewCarrolltonTransitDistrictOverlayZone(TDOZ)envisionsnewdevelopmentconcentratedprimarilyinthreefocusareas:MetroCore,AnnapolisRoad,andGardenCity.Theseareasaredesignatedneighborhoodswithintheplanningframeworkfortransit-orienteddevelopment(TOD)attheNewCarrolltonMetroStation.Theyaredefinedindetailinthefollowingdiscussiononplanelements.Theplanframeworkdiagram(seepage15)illustratesgraphicallyhowtheplanelementswillworktogethertosupportthevisionofTODwithintheNewCarrolltonTDOZareaasitistransformedbetween2010and2030.

Theareawillfeatureamixofhigh-intensitycommercialoffice,retail,andresidentialusesservingPrinceGeorge’sCountyandneighboringportionsoftheWashingtonmetropolitanarea.TheexistingIRScomplexandMarylandComputerScienceCorporationofficebuildingwillbejoinedbyadditionalfederaltenantsandanumberofnewhigh-rise,mixed-useofficeandresidentialbuildingsranginginheightupto22storiesintheimmediatevicinityofthe

VisioN oF TrANsiT‑orieNTed deVeloPMeNT

Examples of vibrant mixed-use development

14 VisionofTransit-OrientedDevelopment

Map 4. Illustrative Vision Concept Diagram

VisionofTransit-OrientedDevelopment 15

Metrostation.Thenewmixed-usecorewillbeanchoredbyarenovatedMetrostationwithmultipleescalatorsandawidened,retail-linedpedestrianconcourseconnectingitsnorthandsouthentrances.NorthoftheMetroCorearea,AnnapolisRoadwillbetransformedintoatree-linedurbanboulevardwithmid-rise,mixed-usecommercialandresidentialbuildingsbuiltuptothewidenedsidewalks.AnewpedestrianplazaattheintersectionofAnnapolisandHarkinsRoadswillaffordapanoramicviewoftheNewCarrolltonMetroStationcoretothesoutheast.EastoftheMetrostation,theparkinglotsandmostoftheexistinglow-tomid-risecommercialbuildingsintheGardenCityofficeparkwillbereplacedwithnewmixed-usecommercialandresidentialinfilldevelopmentframingalandscapedurbangreenway.Themultifamilyresidentialenclavealong85thAvenuenortheastoftheMetroCoreareawillseesomeredevelopmentassomestructuresarereplacedbynewmid-tohigh-riseinfilldevelopmenthousingamixtureofresidentialandcommunity-servingretailuses.

NotalloftheareawithintheamendedNewCarrolltonTDOZwillexperiencethetransformationenvisionedfortheMetroCore,AnnapolisRoad,andGardenCityareas.TheWestLanhamHillsresidentialneighborhoodwestoftheIRSofficecomplexwillremainagreenenclaveofsingle-familydetachedhomes.Newinfilldevelopment—ifany—willberequiredtoconformtotheneighborhood’sexistingcharacterandzoningcontrols.ThenewerHansonOakstownhousesubdivisionlocatedwestofEllinRoadwillalsoretainitsexistingcharacter.

Map4.IllustrativeVisionConceptDiagram,illustratesconceptuallyhowfuturedevelopmentandredevelopmentintheTDOZareawillreflecttheplanvision.ThediagramshowsthethreemaindevelopmentandredevelopmentareasprimarilyintheimmediatevicinityoftheMetrostation(MetroCore)withhigherdensityandtallerbuildingsandwithanimprovedstationandpedestrianconnectionbetweenthenorthandsouthsidesofthestation.ThediagramalsoshowsthegrowthofanewneighborhoodinGardenCitywithaddedresidentialandcommercialuses,anewstreetnetwork,andaproposedlocationforaniconicbuildingthatwillbethelandmarkofthisfutureneighborhood.AcrossAnnapolisRoad,thediagramshowsinfillandredevelopmentofcommercialstripswiththreemaingatewaystohelpguidevehiculartrafficandpedestrianstotheMetroCoreareaandthenewandimprovedMetrostation.

Map5.IllustrativeNewCarrolltonTDOZSitePlan,depictshownewdevelopmentmightoccurwithintheexpandedNewCarrolltonTDOZandthedistributionofbuildingsandopenspacesthroughouttheplanarea.

Plan elementsSuccessfulTODatNewCarrolltonreliesonfourkeyelements:vibrant,diverse,andviableneighborhoods;amultimodaltransportationsystem;sustainableandaccessibleenvironmentalinfrastructure;andpedestrian-orientedurbandesign.

AsdevelopmentpatternsatPrinceGeorge’sCounty’sMetrostationsattest,thesefourcriticalelementsarenotself-implementing.ToensurethattheyareincorporatedintofuturedevelopmentattheNewCarrolltonMetroStation,theTDDPcontainsdetaileddevelopmentstandards,guidelines,andrecommendationsfortheNewCarrolltonTDOZ.

New Carrollton TDDP – Plan Framework


Map 5. Illustrative New Carrollton TDOZ Site Plan


summary descriptionNeighborhoodsTheneighborhoodselementisthecenterpieceoftheNewCarrolltonTDDP.Eachofitsfiveneighborhoodswillserveadifferentfunctionandpossessadistinctcharacterwhilereflectingacommitmenttocompact,pedestrian-oriented,andsustainabledesign.

WTheMetroCoreneighborhoodwillserveastheTDOZ’scentrallocationandasaregional“downtown”servingmuchofnorthernPrinceGeorge’sCounty.Thetallestmixed-usestructuresandgreatestvarietyoftransit-orientedlanduseswillbelocatedhere.

WTheAnnapolisRoadCorridorwillcontinueasamajorcommercialdistrict.Auto-orientedservicesthatremainwillbeprimarilylocatedatornearmajorintersections.Tofosteranurbanstreetscape,newinfillmixed-usedevelopment,withground-floorretailfrontagesandparkingintherear,willbringbuildingsuptowidenedsidewalksalongthecorridor.

WTheNorthHillsideResidentialneighborhoodwillremainprimarilymultifamilyresidentialincharacter.However,infilldevelopmentwillreplacesomeoftheexistinggardenapartmentswithmid-tohigh-riseresidentialtowersandmixed-useoffice,retailspace,andanewstate-of-the-artpublicschool.

W GardenCitywillevolvefromanunattractiveandfunctionallyobsoletesuburbanofficeparktoamedium-density,mixed-useneighborhoodbuiltaroundanewgreenwaypark.

W WestLanhamHillsandtheHansonOakssubdivisionwillremainasstable,tree-shaded,single-familyresidentialenclavesthatsheltertheirresidentsfrommoreintensivedevelopmentintheotherTDOZneighborhoods.

Together,theseneighborhoodswillhelpreinforceNewCarrollton’spositionasamajorurbancoreandthecounty’spremieremetropolitancenter.

Examples of typical transit-oriented development as recommended for the New Carrollton TDOZ


TransportationSystemsAsmultimodalaccessibilityandconnectivityaretheprimeobjectivesofTOD,thetransportationsystemselementaddressesthedesign,location,andaccessibility(whereapplicable)ofstreetsandroadways,pedestrian/bicyclepathways,andpublictransit.Aproperlyplannedandbalancedtransportationsystemallowsresidentsofallagestoenjoyindependentmobility,whethertheywalk,bike,ridepublictransit,ordrive.

WhilemostoftheexpandedNewCarrolltontransitdistrictiswithinaten-minutewalkoftheMetrostation,theelevatedsharedrailalignmentseparatestheareasnorthandsouthoftheMetrostation.AnexpandedandrevampedMetro/Amtrak/MARCstationcomplex,withmultipleescalatorsconnectingitsnorthandsouthentrancesandawidenedandbrightlylitpedestrianconcourse,willhelpovercomethisbarrier.AnewconnectionthatcarriesvehiclesandanextensionoftheplannedPurpleLineacrosstherailalignmentwillalsoprovideadirectlinkbetweenthetwoareas.

Thephotostotherightillustratethevarietyofmodalchoices,unparalleledinthecounty,thatareavailabletotravelersusingtheNewCarrolltonMetroStationcomplex.

EnvironmentalInfrastructureandOpenSpaceTheenvironmentalinfrastructureelementconsistsofexistingandproposednaturalareas,parks,openspaces,landscaping,surfacewatersystems,plazas,andstreets.Existingnaturalareas,identifiedinthe2005CountywideGreenInfrastructurePlan,providethefoundationfortheplan’senvironmentalinfrastructurevisionintheNewCarrolltonTDOZarea.Map6.GreenInfrastructurePlanFeatures,illustrateswherethesefeaturesarelocatedwithintheTDOZarea.

Theplanenvisionsaseriesofinterconnectedopenspacesdesignedtoenhanceresidents’qualityoflife,conservenaturalresources,

Example of environmental infrastructure (natural and environmental site design)

Variety of transportation modes at New Carrollton Metro Station


andminimizetheimpactofdevelopmentonthenaturalenvironmentandonstormwaterqualityandvolume.TheprincipalnewgreenfeatureintheexpandedNewCarrolltonTDOZwillbethegreenwayparkalongBeaverdamCreekinGardenCity.Severalsmallerneighborhood“pocket”parkswillbelocatednorthandsouthoftheMetrostationasfocalpointsandcommunityamenitiesforsurroundingdevelopment.TheexistingWestLanhamHillsneighborhoodparkandthegreenwayflankingbothsidesofVeteransParkway(MD410)willbepreservedasnaturalgreenlandscapes.Anetworkofon-andoff-streetpedestrianpathwayswillconnectallofthesegreenopenspaces.

Thephotographofenvironmentalinfrastructureillustratesoneexampleofenvironmentalinfrastructurewithinanurbanbuiltenvironment.

Map 6. Green Infrastructure Plan Features


UrbanDesignTheurbandesignelementgovernstheappearanceandlayoutofbuildingsandtheirrelationshiptostreets.ItestablishestheidentityoftheNewCarrolltonTDOZasametropolitancenterwhileaccommodatingmultimodaltrafficandincorporatingnaturalfeatures,greendesign,andlow-impactlandscapes.

TheurbandesignvisionfortheNewCarrolltonTDOZisthatofadistinctiveurbanplaceanchoredbyalandmarkmultimodaltransportationcenter.AtransformedMetro/Amtrak/MARCstationcomplexwillwelcomeregionalandintercitytravelerstoPrinceGeorge’sCounty.SurroundingthestationwillbethetallestbuildingsintheTDOZ,housingamixofresidential,commercialoffice,andretailuses.Togetherwiththestationcomplex,theseuseswillserveasavisuallandmarkandhelptheMetrostationareaevolveintoanattractiveandpopulardestinationforresidentsandvisitors.AnadditionallandmarkwithintheTDOZareawillbeaniconicbuildinglocatedinthesoutheastcorneroftheGardenCityneighborhoodandconnectedtotheMetrostationcomplexbyapedestrian-orientedstreet.

EachofthefourTDDPelementsisdiscussedingreaterdetailinthefollowingsections.Whereappropriate,planmapsanddiagramsareincludedtoprovideaclearerunderstandingofhowthevariousfeaturesoftheNewCarrolltonTDDPwillworktogethertohelpcreateauniqueurbanplaceandlivablecommunity.

Neighborhoods elementTheTDDPenvisionsfivedistinctandtransformedneighborhoodsintheNewCarrolltonTDOZ:MetroCore,AnnapolisRoadCorridor,GardenCity,WestLanhamHillsandHansonOakssubdivision,andNorthHillside.TheMetroCore,AnnapolisRoadCorridor,andGardenCityneighborhoodswillbesubstantiallyredevelopedwhiletheNorthHillsideResidentialneighborhoodisexpectedtoseenewscattered-siteinfilldevelopment.(SeeMap7.NewCarrolltonTDOZNeighborhoods)

TheWestLanhamHillsneighborhoodandtheHansonOakssubdivisionarestableandattractiveexistingresidentialcommunities.Theplanenvisionstheseareasasretainingtheirvillage-like,tree-shadedcharacter.ItsetsforthimplementationstrategiesforstabilizingandprotectingWestLanhamHillsandHansonOaksfromthepotentialimpactsoffuturedevelopmentinkeepingwiththeGeneralPlangoalofstrengtheningexistingneighborhoods(2002Approved Prince George’s County General Plan,page31).Specificneighborhoodstabilizationgoals,objectives,andpoliciesarediscussedunder“CommunityandEconomicDevelopment”intheTransitDistrictDevelopmentPlanchapter.

ThenewTDOZneighborhoodsaredescribedbelow.

MetroCoreThisneighborhoodincludestheblocksformerlycontainedinthe1989NewCarrolltonTDOZ,thepropertiesalongthesouthsideofCrossStreet,theMetrostation/jointdevelopmentarea(northandsouthsides),andallotherpropertieswestoftheexitfromwestboundJohnHansonHighway(US50)andsouthofthesharedMetro/Amtrak/MARCrailalignment.

TheMetroCorewillserveasaregional“downtown”locationforthecounty,withthemostactiveandintensivelydevelopedmixofusesintheNewCarrolltonTDOZ.Itwillcontainthemostdiversedevelopmentmixandtallestbuildings—mid-tohigh-riseresidentialunits,officespace,publicparking,retail,andanewcentralsquare.Asthecounty’smostaccessibleintermodaltransportationhubandcentralactivityareafortheNewCarrolltonTDOZ,theMetroCorewillcontinuetohavethehighestlevelsofpedestrianactivityandtransitservice.

TheMetroCorewillbeanchoredbyarenovatedorreconstructedNewCarrolltonMetroStationwithmultipleescalatorsandabrightly-litpedestrianconcourselinedwithtraveler-servingretailshops.A


landscapedplazawillmarktheintersectionofHarkinsandEllinRoads.TheplazaandstreetscapewillbedesignedtoaccommodateafuturePurpleLinelightrailtransitstationlocatedatgradeonthesouthsideofEllinRoadneartheMetrostation’snorthentrance.Anoval-shapedplazawillmarkthesouthentrancetothestation.AllrecommendedstreetcrosssectionsaresubjecttoapprovalormodificationbyDPW&Tand/orWMATA.

ConsistentwithitsroleasthecoreoftheTDOZarea,theMetroCorewillfeatureacombinationofhighintensity,mixed-useretailandresidentialdevelopment.Thenewdevelopmentwillcomplementtheexistingofficeandcommercialusesandhelpmaketheareaan18-hour-a-dayactivitycenter.BuildingsintheMetroCorewillbefourto22storiesinheight.Mixed-usecommercialandresidentialbuildingswillhaveactive

Map 7. New Carrollton TDOZ Neighborhoods


groundflooruseswithdirectvisualconnectionstoadjacentstreets.Parkingwillbeinstructures.High-qualityurbanstreetscapesandpublicspaceswillmakethisaninvitingareaforpedestrians.Theplanenvisionsacultural/performingartsfacilityasoneoptionforacommunityamenitythatcouldaddtothevalueofdevelopmentinthevicinityoftheMetrostation.TheIRSpedestrianbridgeacrossEllinRoadshouldberemovedastheMetroCoreisdevelopedandpedestriancrosswalksandamenitiesareprovided.

Atfinalbuildout,theMetroCorewillcontainupto2,600,000squarefeetofcommercialofficespace,100,000squarefeetofretailspace,and3,000residentialunits.

AnnapolisRoadCorridorTheAnnapolisRoadCorridorformsthenorthernedgeoftheNewCarrolltonTDOZandconsistsofthepropertiesfrontingAnnapolisRoad(MD450)fromapointapproximately600feeteastoftheMD450/MD410intersectiontotheCapitalBeltway(I-95/I-495).

AnnapolisRoadwillcontinuetoserveasanimportanttransportationroute.However,theroadwillalsoacquirethelookandfunctionofanurbanboulevardandbecomethesettingforalively,community-servingcommercialactivitycenter.Thehighway-orientedusesalongthecorridorareprojectedtograduallybereplacedbyanewmedium-density,mixed-usecommercialnodebetweenRiverdaleRoadand85thAvenue.Aportionofthisnewmixed-usenodewillextendalongthesouthsideofAnnapolisRoadtoapointjusteastofHarkinsRoad.TheplanrecommendsthatshoppingcenterownersalongAnnapolisRoaddevelopplansforthephasedredevelopmentoftheirpropertiestonew,mixed-useurbanplacesasthemarketpermitsthis

transformationtotakeplace.Newmid-risemultifamilyresidentialbuildingswithactivecommercialground-flooruseswillfrontonAnnapolisRoadwestofRiverdaleRoad.Improvedstreetscapesandpedestrian/vehicularcrossingsalongthecorridorwillpromoteincreasedbikeandpedestriantraffic.ThiswillinturnenliventhecorridorasadestinationandgatewaytotheMetroCore.AnewplazawillmarktheintersectionofAnnapolisandHarkinsRoadsthatwillaffordascenicviewofthelandmarkbuildingsmarkingthelocationoftheNewCarrolltonMetroStation.Theplanenvisionsasmall,commercialBird’s eye view of Annapolis Road Corridor looking toward Metro Core

Bird’s eye view of Metro Core looking south


shoppingcenterorsimilarofficeretailuseonthesouthwestcornerofAnnapolisRoadandWestLanhamDrive.However,abuildingwithmorethanonestorywillbeneededtoconformtotheplanvision.

Mostbuildingsalongthecorridorwillrangefromthreetosixstoriesinheight.Somehigh-riseresidentialbuildingsandmixed-usecommercialbuildingswillbeuptoeightstoriesinheight.Thesebuildingswillbelocatedatthemajorintersectionsandwillserveaslandmarkstohelptravelersorientthemselvesastheytravelalongthecorridor.Parkingwillbelocatedtotherearorsideofbuildings,mostlyinstructures.BuildingswillhavelittleornosetbackfromAnnapolisRoad.Thelimitedsetbackswillhelptocreatehigh-qualityedges,urbanstreetscapes,andpublicspaces.Thesefeatureswillhelptoredefinethecorridorasaninvitingandsafeplaceforpedestrians.

Atfinalbuildout,theAnnapolisRoadCorridorwillcontainupto1,000,000squarefeetofcommunity-servingretailspace,500,000squarefeetofcommercialofficespace,and1,000residentialunits.

GardenCityThisneighborhoodincludestheexistingMetroEastOfficeParksouthofGardenCityDriveandeastoftheexitrampfromwestboundJohnHansonHighway(US50).

TheplanenvisionsthesuburbanMetroEastOfficeParkbeingdevelopedintoamixed-useneighborhoodwithastreetnetworkthatprovidesefficientpedestrian,bicycle,andvehicularaccessthroughout.ThisareawillincorporateaniconicofficebuildingneartheUS-50/I-495interchange.Thisbuildingwillbehighenoughtoprovideavisuallandmarkforhighwaymotoristsaswellaspedestriansdisembarkingfromthetransitstation.AnewlandscapedgreenwayalongtheBeaverdamCreekstreambedwillprovidetheneighborhoodwithanewandattractivegreenrecreationalamenity.Together,thenewgreenwayandCorporateCenterDrivewillprovideastrongpedestrian-orientedlinkbetweentheMetrostationandtheiconiccommercialbuilding.Mixed-useresidentialdevelopmentwilllinebothsidesofthelineargreenway.Mixed-useoffice/retaildevelopmentwilloccupytheblocksadjacenttoGardenCityDriveandUS50tohelpbufferthemixed-useresidentialareasfromtransportation-relatednoiseimpacts.Thebird’seyeviewofGardenCityprovidesaviewofhowtheGardenCityredevelopmentmightoccur.

Anewnorth-southcollectorstreetwillintersectCorporateDriveatthelocationoftheiconicofficebuilding.Atitsnorthernend,thestreetwillmergewithanextendedCobbDrivetoprovideavehicular/pedestrianconnectionwith85thAvenueandtheneighborhoodstothenorthofthesharedrailalignment.Aproposed

Example of mixed-use residential development in Washington, D.C.

Example of medium density development in Alexandria, VA


extensionoftheplannedPurpleLinelightrailtransitroutewillfollowthisstreet.ItwillhaveastationandapossibleplazaattheintersectionwithCorporateDrive.

Althoughconnectedtotheregionbybusandrailtransit,theGardenCityneighborhoodwillhaveaninternalorientationbecauseitissurroundedbyexistinghighwaysandrailtransportationbarriers.Aself-containedandcompleteneighborhood,itwillbecharacterizedbymixed-usedevelopment(includingresidential,retail,andoffice).Existinglargedevelopmentparcelswill,over

time,beredevelopedasawalkable,connectedstreetgrid.Buildingheightswillrangebetweenfourand12stories.Commercialandmixed-usecommercialbuildingswilltypicallyhavegroundfloorretailuseswithstorefrontsorientedtothepublicstreets.Parkingwillbelocatedtotherearorsideofbuildings.Buildingswillhavelittleornosetbackfromadjacentstreets,therebycreatinghigh-qualityedges,urbanstreetscapes,andpublicspaces.Asaresult,thisareawillbeaninvitingandsafeplaceforpedestrians.ThisareawillalsoprovideforafuturePurpleLinetransitstationandplaza.Thetransitstationandiconicbuildingwillbeconnectedbya“mainstreet”environmentalongCorporateCenterDrive.

TheGardenCityareawillbemuchmoreaccessibletotheArdwick-Ardmoreindustrialarea,theTownofGlenarden,andotherdestinationstothesouthasaresultofanewvehicularunderpasscrossingUS50andaPennsyDrivebridgeoverpassthatiswidenedfromtwotofourlanes.

Atfullbuildout,theGardenCityneighborhoodisprojectedtohaveupto1,400,000squarefeetofofficespace,500,000squarefeetofretailspace,and1,500residentialunits.

NorthHillsideResidentialTheplanenvisionsthisneighborhoodretainingitsmultifamilyresidentialcharacter.Thisareawill,overtime,seeinfillredevelopmentthatprovidesmorehousingdiversity,parksandopenspace,anewpublicschool,andalimitedamountofneighborhood-servingcommercialuses.Newdevelopmentwillgenerallyrangefrom4to12storiesandhavedirectvisualconnectionsandorientationtoadjacentstreets.Off-streetparkingwillbelocatedtotherearorsideofbuildingsandwillmostlybestructured.Residentialbuildingswillhavesmalllandscapedsetbacksfromadjacentstreetsthatfunctionasattractiveandsafeplacesforpedestrians.

Atfullbuild-out,theNorthHillsidemultifamilyresidentialneighborhoodwillhaveupto1,500additionaldwellingunits,40,000squarefeetofretailspace,and40,000squarefeetofcommercialofficespace.

Bird’s eye view of Garden City looking east


WestLanhamHillsNeighborhoodandHansonOaksSubdivisionTheplanenvisionsnochangeinthecharacteroftheWestLanhamHillsneighborhoodorthenearbyHansonOakssubdivision.TheWestLanhamHillsneighborhoodwillcontinuetobeastablesingle-familyresidentialareawithastrongconnectiontotheexistingparkthatseparatesitfromVeteransParkway(MD410).Theareawillcontinuetobecharacterizedbyquiet,tree-shadedstreetsandsingle-familydetachedhomesguardedbylargedeciduoustrees.Ifhomesareremovedorremodeled,thechangesshouldreflectthecharacteroftheexistingneighborhoodsandadjacenthomes.Whetherexistingornewinfill,theresidencesinWestLanhamHillswillcontinuetodisplayaneclecticmixofarchitecturalstylesandlandscapingfeaturesthatreflecttheirowners’personaltastes.ThetypicalWestLanhamHillsresidencephotographillustrateswellthe“villageinthecity”feeloftheWestLanhamHillsneighborhood.

ThenewerHansonOakssubdivisionwillcontinuetobeasecludedenclaveofsingle-familytownhomesarrangedaroundculs-de-sac.

Transportation systems elementTheNewCarrolltonTDDPenvisionsthousandsofnewresidents,employees,andvisitorsintheTDOZ.Mostofthearea’sfutureresidentsandworkerswillliveand/orworkwithinaten-minutewalkoftheMetro/Amtrak/MARCstationcomplexandwillnotneedtodriveformostdailytrips.

TheTDOZ’sbuiltenvironment(buildings,openspaces,andcirculationroutes)willbedesignedtopromotetheuseofanumberoftransportationalternatives.OtherthanthetransitservicesprovidedintheMetroCore,streetsandhighwayscurrentlydominatethearea’sexistingtransportationinfrastructure.Theplanenvisionsenhancedtransit,pedestrian,andbicycleaccessandmobilitywithinonemileofthestationalongwithreducedautomobiledependency.

TransportationDemandManagementAkeyfeatureinthetransportationplanfortheTDOZistheuseoftransportationdemandmanagement(TDM)techniquestoensurethataveragelevelsofservice(LOS)fortheroadsservingthisareadonotexceedtheminimumLOSstandardofLevelEmandatedbytheGeneralPlanforareaswithintheDevelopedTier.TDMmodifiestheadequatepublicfacilitiesrequirementfornewdevelopmenttohaveneededpublicinfrastructureinplacebyrequiringparkingandpedestrian/bicycleaccessstudieswithindesignatedTDOZs.

TheNewCarrolltonTDDPwillpermittheestablishmentofatransportationdemandmanagementdistrict(TDMD)inaccordancewiththeprovisionsofTitle20A,Transportation,ofthePrinceGeorge’sCountyCode.AmoredetaileddiscussionofTDMmaybefoundintheTransportationDistrictDevelopmentPlanchapter.

Typical West Lanham Hills residence

Typical Hanson Oaks residences


TransportationChoicesSuccessfulTODcommunitiesprovideresidentschoicesinmakingtheirjourneysbylocatingadiversemixofcomplementaryuseswithinconvenientreachofpedestrian/bicyclepathwaysandpublictransit,allwithinanattractiveurbanenvironment.Bydoingthis,goodTODmaximizesaccessandmobilitywhilereducingdependenceontheautomobile.TheTDDPtakesfulladvantageoftheNewCarrolltonMetroStationbyenvisioningaTDOZ-widenetworkofsafeandwidesidewalksandpedestrian/bicyclepathways,clearlymarkedon-streetbicycleroutes,convenientandfrequenttransitservice,andvehicularroutesreconfiguredforgreaterpedestrian/bicyclistsafety.Pedestrian,bicyclist,andvehicularmobilitywillbefurtherenhancedbyanextensivenetworkofinstalledwayfindingsignstohelptravelersgettopointsofinterestinsidetheTDOZ,especiallytheMetrostation.Thisbalancedapproachtotransportationplanningandengineering

willhelpprovideconvenientmultimodalaccessthroughouttheTDOZ.Itwillalsoensurethatwalking,bicycling,andtransittripsareassafeandenjoyableasautomobiletrips.Modalchoiceswillbefurtherenhancedbytheexpansionofprivate-sectorautomobile-sharingservicesbeyondtheMetrostationtoconvenientlocationsthroughouttheTDOZ.

ThefollowingdiscussionoftransportationsystemswithintheNewCarrolltonTDOZisorganizedbyprimarytransportationmode:streetsandroadways,busandrailtransit,andpedestrian/bicycletrailfacilities.

StreetsandRoadwaysInresponsetocommunityconcernsoverpedestriansafety,theplan’svisionforthestreetnetworkintheexpandedTDOZisthatallinternalstreetswillfunctionas“completestreets.”Completestreetsarestreetswhosedesignconsiderstheneedsofmultipleusers,includingpedestrians,cyclists,motorists,children,theelderly,andphysicallychallengedpersons.Completestreetsaregenerallysafer,moreeffective,moreenvironmentallyfriendly,andsupportiveofhealthierandmoreactivelifestyles.

TheperimeteroftheNewCarrolltonTDDPareaiscurrentlydefinedbytwomajorarterials—AnnapolisRoad(MD450)andVeteransParkway(MD410)—andtwofreeways—JohnHansonHighway(US50)andtheCapitalBeltway(I-95/I-495).Sincethreeofthesefourmajorroadsarehigh-speedvehicularroutes,theplanenvisionstheapplicationof“completestreets”principlestoAnnapolisRoadandlocalstreetswithintheTDOZ.Strategictraffic-calmingmeasureswillbeusedtoslowdownvehiculartrafficandmakethesestreetssaferforpedestriansandbicyclists.

The“completestreets”visionisalsoconsistentwithgrowingnationalsupportfortheideathatstreets,otherthanlimited-accessfreewaysandexpressways,shouldserveusersofpublictransitandnonmotorizedmodesoftravel(walkingandbicycling)aswellasmotorists.Thissupportisevidencedbythere-introductionoftheSafeandCompleteStreetsActof2009(H.R.1443)byRep.DorisMatsui(D-California)and(S.584)bySen.ThomasHarking(D-Iowa)inMarch2009.IfpassedinthefuturebyCongress,thislegislationwillrequirefederal,state,andlocaltransportationplanningagenciestoimplementcompletestreetprincipleswhentheyplan,design,andbuildneworreconstructedstreetsandroads.

Example of a “complete street” in Washington D.C.


Map8.IllustrativeStreetClassificationPlan,illustratestheproposedstreetnetworkbyfunctionaltypeatfinalbuildout,includingnewlocalstreetsintheGardenCityneighborhood.AsadditionalareasonthenorthsideoftheMetrostationdevelop,including(butnotlimitedto)theareabetweenAnnapolisRoad,85thAvenue,andHarkinsRoad,additionalstreetconnectionsshouldbeincludedtoensureaccessbyfoot,bike,andcar.Astreetgrid,anadditionalconnectiontoMD450,and400-footblocksarerecommended.Betterconnectionswillnotonlyimprovewalkabilitywithinone-halfmileoftheMetrostation,butwillprovidebetterlinkagesforresidentsnorthofMD 450toaccesstheMetrostationsafelybyfootand/orbicycle.

Theimprovementsrecommendedinthissectionwilltransformtheexistingstreetsystemfrombeingdesignedformotorvehiclestoamultimodalsystemthatservestransit,pedestrians,andbicyclistsequallywell.Therecommendeddesignsforthemajorexistingandnewstreetsareintendedtocomplementthelandusesanddevelopmenttheyadjoinandprovidesafeandconvenientaccessforallmodes.

Streets:AsthemostcommonlyusedopenspaceintheTDOZ,streetswillbesafeandcomfortable,especiallyforpedestrians.Well-markedcrosswalkswillbestandardatallintersections.Timedcrossingsignalswithcountdowndisplayswillbelocatedatmost,ifnotall,signal-controlledintersections.TheDevelopmentStandardsandGuidelineschaptercontainsdetailedstreetscapestandardsandguidelinesthataredesignedtoensurethecreationof“completestreets”withintheTDOZarea.

TheplanrecommendsthatDPW&TconsiderprohibitingthroughcommercialtrucktrafficonFinnsLaneasawaytoaddresscommunityconcernsabouttrafficimpactsandpedestriansafetyonthisresidentialstreet.Thisprohibitionofthroughcommercialtrucktrafficcouldbeenforcednotonlywithappropriatestreetsignagebutthroughtheuseoftraffic-calmingmeasuressuchasmid-blockpedestriancrossingsprotectedbycurbbump-outs,curbbump-outsatstreetintersections,stopsigns,andtheadditionofbikelanes.TheplanalsorecommendsthatFinnsLaneberetainedasatwo-laneroadwaywithnofuturewideningtofourlanes.

Motorists:TheplanenvisionsvehicularaccesswithintheTDOZasanimportantbutnotdominantfeatureofthearea’sbuiltenvironment.Vehicleswillbeaccommodatedwithinanintegratednetworkofpedestrian-andbicycle-friendlystreets,withmotoristshavingeasyaccesstoon-andoff-streetparking.Off-streetparkingwillbeaccessedgenerallyfromthesideorrearofproperties.Street-frontcurbcutsforoff-streetparkingaccesswillbestrictlylimitedwithintheMetroCore,AnnapolisRoad,andGardenCityneighborhoods.

Integrated Network:NewTODintheNewCarrolltonTDOZwilllinktheAnnapolisRoadCorridorandGardenCityneighborhoodwiththeMetrostationwhilerespectingtheattractiveresidentialcharacteroftheWestLanhamHillsneighborhood.AnenhancedpedestrianlinkagewillconnectthenorthernandsouthernhalvesoftheTDOZarea.Avehicularconnectionwillbebuilttocrossthesharedrailalignmentviaanoverpassorinatunnelduringthelaterstagesofredevelopment.TheproposedextendedPurpleLinelightrailtransitservicemaysharethegrade-separatedrailcrossingalignmentasitsvehiclestravelthroughtheTDOZ.Otherelementsofthetransportationnetworkwillincludenewstreets,sidewalks,andoff-streetbicycleandpedestrianpathsintheMetroCore,AnnapolisRoad,andGardenCityneighborhoodstoprovidecriticallinkagesbetweenresidentialareas,commercialservices,andtheMetrostation.Map8depictsthestreetcirculationnetworkfortheTDOZ.

Pattern:ThefourhighwaysthatdefinetheboundariesoftheTDOZandthesharedrailalignmentthatcutsthroughtheareawillhelpshapenewdevelopmentwithintheareaprimarilybecausetheypresentbarrierstotravelintoandoutoftheTDOZarea.AnewstreetgridwillhelptotransformtheGardenCityareafromasuburbanofficeparktoanattractive,mixed-useneighborhoodwithamajorgreenwayfeatureatitscenter.NorthoftheMetrostation,newandredesignedlocalstreetswillhelptocreatestrongerlinkagesbetweentheAnnapolisRoadCorridorandthestation.

TheplanenvisionssignificantlyimprovedconnectivitywiththeArdwick-Ardmoreindustrialdistrict,theTownofGlenarden,andotherareassouthoftheTDOZareaaspartoftheredevelopmentoftheGardenCity


Map 8. Illustrative Street Classification Plan


businessdistrict.TheenhancedconnectivitywillbeaccomplishedpartlythroughtheconstructionofatleastonenewvehicularunderpasscrossingUS50.ThenewvehicularcrossingmightalsocarryanextendedPurpleLineunderUS50.APennsyDrive/US50overpassbridgewidenedfromitscurrentinadequatetwolanestofourlaneswillalsocontributetotheTDOZ’senhancedaccessibilitytoareassouthofUS50.

Functional Hierarchy:Theplanenvisionsprimaryconnectionstothesurroundingregionthatwillfeatureextensivelandscapinganddistinctivestreetscapes.TheseelementswillhelpidentifytheTDOZasauniqueurbanplace.Secondaryroutesthatlinkneighborhoodsandconnecttocommunitydestinationswillformtheinternalspineofthecommunity.Internalstreetsforlocalaccesswillbedesignedtoimposeslowervehiclespeedsandfunctionasplacesofshareduse.Table 1relatestheterminologyusedinthisplantodefinestreettypestothefunctionalstreetclassificationterminologycurrentlyusedbyPrinceGeorge’sCounty.

Parking:TheplanenvisionsparkingfacilitiesthatcomplementthepedestrianenvironmentintheTDOZ.Thisstandardwillapplytobothon-andoff-streetparking.(ParkingforWMATA’spatronsisdiscussedinthefollowingsectiononbusandrailtransit.)Properlysitedon-streetparkingwillserveasapedestriansafetybufferalongAnnapolisRoad,HarkinsRoad,EllinRoad,85thAvenue,andGardenCityDrive.On-streetparkingonAnnapolisRoadwillberestrictedtooff-peakhours.Off-streetparkingfacilities,whethersurfacelotsorstructuredparking,willbeaccessiblewithoutbeingunattractiveorunsafeforpedestriansandwillbedesignedtocomplementthesurroundingbuiltenvironmentoftheTDOZ(seeMap9.IllustrativeTDOZParkingPlan).Theplanenvisionspreferentialparkingforcar-sharingvehiclesinpublicparkinggaragesandatselectedon-streetlocationsthroughouttheTDOZareasubjecttotheapprovalofDPW&Tand/orSHA.

Theplanenvisionstheuseofadvancedparkingmanagementmeasures,includingsharedparkingarrangementsandelectronicparkingmanagementsystems,forstructuredparkingfacilitieslocatedwithintheNewCarrolltonTDOZaspartofanoverallstrategyforTDMintheareabasedontechnicalandeconomicfeasibility(seedetaileddiscussionofTDMintheTransitDistrictDevelopmentPlanchapter).Sharedparkingarrangementsforattacheduseswithstaggeredhoursofoperationcouldhelptoleveloutpeakperiodsofparkingdemand.Anexampleofthiswouldbeparkingsharedbetweenamedicalofficecomplexandacinemaorotherentertainmentcomplex.Anothermoretechnologicallyadvancedtool,intelligentelectronicparkingmanagementsystems,wouldincludesensorstoguidemotoriststoavailableparkingspacesandinteractiveentrancesignsthatdisplaythenumberofavailablespaceswithinafacility.ThesesystemswouldbesimilartotheelectronicparkingmanagementsystemusedintheparkinggaragesatBaltimore-WashingtonInternationalThurgoodMarshallAirport.Theywouldhelpreducetheenergywasteandairpollutiongeneratedbymotoristscruisingstreetsandparkingfacilitiesinsearchofavailableparkingspaces.

Temporarysurfacereplacementparkingforexistingbuildingsmaybeallowedonundevelopedland.TDDPparkingstandardsforlandscaping,lighting,andstormwatermaybemodifiedatthetimeofDSPtoaddressthetemporarynatureoftheparking.Suchparkingshallnotexceed30monthsofusefromthedateofitscompletion.

BusandRailTransitTransit:TheNewCarrolltonMetroStationisamajorcommunityamenitywithintheTDOZ.However,thecurrentlayoutofthestationfacilityisthatofanauto-orientedsuburbantransithubwithlargesurfaceparking,kiss-and-ride,andbusturnaroundareasonbothsidesofthestationandtwoparkinggaragesonthestation’ssouthside.Itattractsmuchmorevehiculartrafficthanfoot/bicycletraffic.Theplanenvisionsatransformedurbantransitfacilitywithconvenientmultimodalconnectionsandattractive,pedestrian-friendlytransitplazasframingitsnorthandsouthentrances.Overtime,theexistingsurfaceMetrostationparkingwillbereconfiguredasstructuredparkingandincorporatedintohigh-risemixed-useTOD.ThebusturnaroundareaswillbereconfiguredtobetteraccommodatethefuturePurpleLinestationandnewpedestrian/transitplazas.DedicatedstructuredparkingforWMATA’spark-and-ridepatronswillreplace


Table 1

New Carrollton TDDP Street HierarchyType Nearest

County Equivalent

Transit District Example

Character and Function

Freeway/Expressway

Freeway/Expressway

JohnHansonHighway(US50)

VeteransParkway(MD410)

High-capacity,limited-accessroadwaysthatconnecttheTDOZareawithotherpartsoftheWashington,D.C.metropolitanregionHighwayspeedlimits40to55mphDividedlandscapedorjerseywall-equippedmediansGrade-separatedinterchangesorwidely-spaced(1,000-to2,000-footinterval)signal-controlledat-gradeintersectionsPedestriansandbicyclistsprohibited

Arterial Arterial AnnapolisRoad(MD450)

MediumcapacitycommuterroutePrimarycommercialstripMediumautomobilespeeds(maximum35mphrecommended)DividedlandscapedmedianCenterturnlanesBicyclelanesRestrictedon-streetparking(prohibitedinprevailingdirectionduringrushhours)

Collector Collector EllinRoad

HarkinsRoad

85thAvenue

ProvideaccesstotheMetrostationLinkneighborhoodsConnectresidentialtocommercialandretailactivitiesNarrowerthanarterialsorlimited-accessroadsModeratelylowautomobilespeeds(maximum25mphrecommended)Bicyclelanes

LocalStreet

ParkRoad

Alley

ResidentialStreet

PrimarilyforlocalcirculationandaccessibilityinresidentialareasNarrowestwidthsLowautomobilespeeds(maximum20mphrecommended;10mphrecommendedforalleys)

Sidewalks

Off-StreetPathways

N/A BicycleandpedestrianroutesProvidesafepedestrian/bicyclepassagealongstreetsandroadsProviderecreationalbenefitsinopenspace/parkareasNoautomobileorothermotorizedtrafficpermitted


Map 9. Illustrative TDOZ Parking Plan


thesurfaceparkingontheMetrostation’snorthside.(WMATAopenedanewparkinggaragein2005asdedicatedreplacementparkingforthesurfaceparkingareaonthestation’ssouthside.)Theparkingwillbevisuallyintegratedwithsurroundingbuildingsthroughtheuseofground-floororfull-heightlinerretail/officeusesonthesidesfacingthetransitplazaandstreet.Theplanrecommendsconsiderationoftheoptiontoconvertsomeoftheseparkingspacestosharedparkingastheareaisdevelopedinaccordancewiththeplanvision.SuchsharedparkingwillhelptoreducethetotalamountofparkingneededtoservetheMetrostationandthesurroundingdevelopmentactivity.Theplanenvisionspreferentialparkingforcar-sharingvehicleswithinWMATA-ownedparkingfacilitiessubjecttoWMATAapproval.Thereplacement/conversionofexistingWMATAsurfaceparkingspacesandthedesignandconstructionofnewpublicparkingspaceswillneedtobenegotiatedandcoordinatedbetweentheappropriatepublicworksandtransitagencies(DPW&T,theMarylandDepartmentofTransportation(MDOT),andWMATA)andthedevelopersoffuturemixedandcommercialuses.

TheStateofMarylandselecteditslocallypreferredalternative(LPA)inAugust2009fortheplannedPurpleLinetransitservicebetweenNewCarrolltonandBethesda,Maryland.TheLPAwillbelightrailservice,andthestate’salignmentwillfollowVeteransParkway(MD410)andEllinRoadtoitsinterimterminusattheNewCarrolltonMetroStation.AfuturePurpleLinetransitstationstopwillbeattheintersectionofAnnapolisRoad(MD450)andVeteransParkway(MD410).The2009Approved Countywide Master Plan of TransportationenvisionsafutureextensionofthePurpleLinetoareassouthoftheNewCarrolltonMetroStation,includingLandoverGateway,Largo,Westphalia,andNationalHarbor.TheNewCarrolltonplanrecommendsclosecoordinationbetweenDPW&T,MDOT,andWMATAandthesurroundingcommunityneighborhoodsofHansonOaksandWestLanhamHillstomitigatepotentialenvironmentalimpactsfromtheplannedPurpleLine.AnewtrafficlightwillbeplacedatHansonOaksDriveandEllinRoadandsoundbarriersonUS50nearVeteransParkwaywillbeaddedtoaddresscommunityconcerns.IngressandegressalternativesshouldbeexploredfortheHansonOaksandArdwick-Ardmoreneighborhoods.

TheplanalsoenvisionsbusstopsalongAnnapolisRoad,HarkinsRoad,EllinRoad,85thAvenue,andGardenCityDrivebeingupgradedwithattractivelightedshelters,postedroutemapsandschedules,andvariablemessagesignsthattellwaitingpassengerswhenthenextbuswillarriveandwhatrouteitserves.NewbusservicemaybeaddedalongCorporateDriveandoneormoreofthenewgridstreetsintheGardenCityneighborhood.

Connectivity:AccesstotheentireMetrobusandrailsystem,theAmtrakintercity/regionalrailsystem,andtheMARCcommuterrailsystemisavailablefromtheTDOZ.OnlyoneotherMetrostationintheentireregionalMetrorailsystemhavecomparablelevelsofintermodaltransportationaccess.ThePurpleLinewill,whencompleted,providedirectservicetoMontgomeryCountyandpointssouthofNewCarrollton,includingLandover,LargoTownCenterMetro,andNationalHarbor.Giventheplan’srecommendationforatleastonevehicularcrossingofthesharedrailalignment,asingletunneloroverheadcrossingthatcarriesboththePurpleLineandothervehiculartrafficmightbeacost-effectiveoption.WMATAisconductingaseriesofdetailedaccessstudiesforMetrostationsinPrinceGeorge’sCounty.TheplanrecommendsthatWMATAincorporateconsiderationofthisissueinitsplanningforfutureaccessneedsattheNewCarrolltonMetroStation.MorespecificrecommendationsforoneormorevehicularcrossingsarepresentedaspartofthepublicfacilitiesimplementationstrategyintheTransitDistrictDevelopmentPlanchapter.

Map10.IllustrativeTDOZTransitPlan,depictstheplannedtransitnetworkthatwillservetheTDOZ.


Map 10. Illustrative TDOZ Transit Plan


Pedestrian/BicycleTrailFacilitiesTheinternalstreetsystemisdesignedtoprovidegoodaccess—particularlyforpedestrians—totheavailabletransitservices,tolinktheTDOZneighborhoods,andtocreateanattractiveurbanenvironmentwhereusersareeasilyorientedtotheirsurroundings.AlthoughpedestrianandbicycleaccommodationsarecurrentlylimitedinthevicinityoftheNewCarrolltonMetroStation,thiswillchangeovertimetoincludefacilitiessuchascontinuouson-andoff-streetbikelanes,widersidewalks,andgreenpedestrianlinks.

Theplanenvisionsacomprehensivepedestrianandbikenetworkwiththefollowingprimaryfeatures:

1. ApedestrianfocusintheMetroCoretocomplementtheintermodaltransportationservicesandurbandevelopmentinthisarea.

2. AsafeandattractivepedestrianenvironmentinGardenCity.

3. BicyclefacilitiesandaccessthroughouttheNewCarrolltonMetropolitanCenter,especiallyattheMetrostation,whereon-streetbicycleparkingmightbeconsolidatedinacomprehensivebicycleparkingandservicefacilitysimilartotheoneconstructedandopenedatWashington,D.C.’s,UnionStationin2009(suchafacilitywouldbedevelopedandoperatedprivatelyorthroughapublic-privatepartnershipbetweenWMATAandprivatedevelopers,allsubjecttoWMATAapproval).

4. PedestrianandbicycleaccessimprovedalongAnnapolisRoad.

5. Openspaceutilizedtoprovidepedestrian/bicyclelinkageswhereappropriatetoconnecttheMetrostationandotherpointsofinterestwithintheTDOZ.

6. PotentialpedestrianandbicycleaccessacrosstheCapitalBeltwaytolinktheTDOZtoneighborhoodsandrecreationalfacilitieseastofthefreeway.

7. Awell-designednetworkofinstalledwayfindingsignsalongthestreetsandpedestrian/bicyclepathwaysoftheTDOZtohelptravelersgettoandfromtheMetrostation,employment/retailcenters,andotherpointsofinterest.

8. Greenpedestrianlinksalonglandscapedboulevard-stylestreetsnorthandsouthoftheMetrostationandanenhancedarcade-stylepedestrianlinkagethroughthestationlinedwithtraveler-orientedretailservices.

TherecommendedpedestrianandbicyclecirculationnetworkisdepictedinMap11.IllustrativePedestrianandBicyclePathPlan.

Example of pedestrian and bicycle paths

Bicycle parking station in Washington, D.C.


Map 11. Illustrative Pedestrian and Bicycle Path Plan


environmental infrastructure elementTheenvironmentalinfrastructureelementconsistsofexistingandproposednaturalareas,parks,openspaces,landscaping,surfacewatersystems,plazasandstreetswhichworktogethertopreserve,enhance,andrestorethenaturalenvironmentanditsecologicalfunctions.Existingnaturalareas,identifiedinthe2005Approved Countywide Green Infrastructure Plan,providethefoundationfortheplan’senvironmentalinfrastructurevisionintheNewCarrolltonTDOZarea.

TheplanenvisionsnaturalandbuiltlandscapeswithintheNewCarrolltonTDOZthatcombinebeautyandfunction.Builtlandscapeelementswillworktogetherwithclimate,landforms,drainagepatterns,andnaturalvegetationtomaximizeaestheticvalueswhileminimizingenvironmentalimpacts.Naturalareaswillblendandcontrastwithbuiltfeaturestocreateanattractiveandsustainablegreenenvironment.Duetothisdiversityoflandscapes,thevisualcharacterofthelandscapeswithintheNewCarrolltonTDOZwillrangefromformalpublicopenspacesandrights-of-waytoinformal/naturalgreenspaces.

TheplanenvisionsseveralenvironmentalinfrastructurezonesandrelatedfeatureswithintheTDOZ:

1. MetroCore:mostformalincharacter.

2. AnnapolisRoad(MD450)Corridor:somewhatformal,withinformaledges.

3. GardenCity:somewhatformaldevelopmentareasandnaturalopenspaceandparkelements.

4. NorthHillsideResidential:formalstreets,informaldevelopment.

5. WestLanhamHills:retainedexistinglargecanopytrees,residentialyards,gardens,andlawns.

6. MajorTree-LinedStreets:SeveralstreetsformtheprimaryaccessrouteswiththeTDDPandareenvisionedasbeingheavilyplantedwithcanopyshadetreesand/orothergreenstreet/stormwatermanagementdevices.

Map12.IllustrativeBuiltEnvironmentalFeaturesConcept,depictshowthelandscapingprinciplesdescribedabovemighthelpshapetheopenspaceandstreetnetworkwithintheNewCarrolltonTDOZ.

Examples of how landscaping can shape open space and public streets

ThecountypromotesacomprehensiveapproachtopreservingandenhancingtheremainingecosystemsnativetoPrinceGeorge’sCountythroughits2005Approved Countywide Green Infrastructure Plan.Thecountydefines“greeninfrastructure”asanetworkoflargeundisturbedlands(hubs)connectedbydesignatedpathwaysforthemovementofwildlifeandhumans(greencorridors)andappliesspecialdevelopmentrestrictionswithinthesedesignatedareas.


Map 12. Illustrative Built Environmental Features Concept


PublicSpaces,Parks,andOpenSpacesArangeofpublicspaces,parks,andopenspaceswillbedistributedthroughouttheNewCarrolltonTDOZ,providingaesthetic,recreational,andenvironmentalbenefits.FacilitiesproposedaspartoftheTDDPinclude:

Garden City Greenway:ThiswillbethelargestopenspaceelementwithintheTDOZ.ThegreenwaywillprovideacentralvisualfocusfortheGardenCityneighborhood.Itwillbeprimarily“wild”and“natural”incharacter(native/naturalizedplantings,naturalstreamchannel,wetlands,etc.),withmoreformalizededges(streettrees,widepedestrianpaths,seatingareas,pedestrian-scaledlighting,interpretivesignage)framedbythesurroundingbuildings.

Theplanenvisionsthegreenwayasaseriesofconnected“blocks”withinthefabricoftheGardenCityneighborhoodthatwillprovidevisualrelief,stormwatermanagement,wildlifehabitat(foodandshelter),andrecreationalopportunities—perimeterjogging/biking/strollingpath—forresidentsandusersofadjacentdevelopment.ThecrosssectionofaparkroadandgreenwayedgedetailstheshiftinlandscapecharacterattheGreenway’sedge,andthebird’seyeviewoftheGardenCitygreenwaylookingeastprovidesanillustrativeperspectiveofhowthecompletedgreenwaymightlook.

Cross section of a park road and greenway edge

Bird’s eye view of the Garden City greenway looking eastExamples of greenway landscapes


Metro Core South Wetland Park:Theplanenvisionsthisenvironmentalinfrastructurefeatureasalargeparkprovidingpassiveopenspaceandastormwaterdrainageamenityfeature.Itisenvisionedtobesurroundedbyamplepedestrianpathsandseatingareas.LiketheGardenCitygreenway,theinternalportionwillalsobewildandnaturalincharacter(native/naturalizedplantings,naturalstreamchannel,wetlands,etc.),withmoreformalizededges(streettrees,widepedestrianpaths,seatingareas,pedestrian-scaledlighting,interpretivesignage).

Metro Core North and South Transit Plazas:TwonewtransitplazaswillprovidepedestrianaccesstotheMetrostationfromthenorthandsouth.TheNorthTransitPlazawillalsoprovidealandscapedtransferareaforbusesandthefuturePurpleLine,whichwillhaveanat-gradestationatthislocation.ItwillconnecttoasmallerpedestrianplazaattheintersectionofEllinandHarkinsRoads.Thetwostationplazaswillbemodernandurbanincharacter.Theywillincludedecorativepaving,plantings,seatingareas,directionalsignage,andotheramenities.Theplazaswillbeintegratedwithadjacent,activeground-floorretail/commercialusesandtransitfunctions(buses,taxis,kiss-and-ride).

Plan view of north and south Metro transit plazas

Bird’s eye view of north Metro transit plaza looking northeast

Plan view of Metro Core South wetland park

Example of light rail line and transit plaza

Example of existing wetland park


Future Garden City Purple Line Transit Plaza:TheplanenvisionsacompactplazathatwillprovidepedestrianaccessforafutureGardenCityPurpleLinestation.Modernandurbanincharacter,itwillconsistprimarilyofdecorativepaving,plantings,seatingareas,directionalsignage,andotheramenities.Theplazawillbeintegratedwithadjacent,activeground-floorcommercial/retailuses.AniconiccommercialofficebuildingmightbesitedadjacenttothePurpleLinetransitplazatoprovideanorientinglandmarkfortravelersaccessingthePurpleLinefromelsewherewithintheTDOZorpointsoutsideofthearea.

North Side Neighborhood Parks:Twosmallneighborhoodparkswillfaceeachotheracross85thAvenuenortheastoftheNorthMetroPlaza.Theywillprovidepassiveoutdoorspaceforadjacentresidentialandneighborhood-servinguses.Seatingareas,strollingpaths,plantings,totlots,andplayequipmentwillbedesignedtoexploitthepotentialviewsofferedbytheslopingsites.Theneighborhoodparkswillbevisuallyandfunctionallyintegratedwithadjacentdevelopment.Theywillalsobewelllitanddesignedtoprecludehiddenor“dead”areasthatmightprovideopportunitiesforillegalactivities.

North and South Green Pedestrian Connections:Theplanenvisionstwonewpedestrianlinks,onetothenorthoftheMetrostationandonetoitssouth.Thesepedestrianconnectionswillproviderecreationalopportunities(walking,jogging,biking,etc.)andallowpedestrianstosafelyandcomfortablycirculatebetweenmajorTDOZdestinations,suchastheMetrostation,theGardenCitygreenway,neighborhoodparks,andretail/commercialcenters.

ThenorthandsouthpedestrianconnectionsallowpedestrianstowalkfromtheexistingWestLanhamHillsParkalonganattractiveandcomfortablesidewalkalongEllinRoadtotheMetroStationorcontinuetotheAnnapolisRoadCorridoralongacombinationofsidewalksandopenspacesthatwillserveasanalternativeto85thAvenue.SeeMap11.IllustrativePedestrianandBicyclePathPlan.

Detention Pond Parks/Open Spaces:TwostormwaterdetentionpondsonthenorthsideoftheMetrostationofferopportunitiesforecologicallyfunctionalopenspace.ThefirstpondislocatedadjacenttotheHansonRidgesubdivisionbetweenEllinRoadandthesharedrailalignment.Thesecondpondislocatedalong85thAvenuenortheastoftheMetrostation.Theplanenvisionsthesespacesbeingtransformedintomoreattractivelow-impactstormwatermanagementfeaturesthroughtheuseofenhancedplantings,paths,seating,lighting,andsitefurnishings.

Gateway Features:TheplanenvisionsspecialpublicopenspacesbeingcreatedattheAnnapolisRoadgatewaysintotheTDOZ(intersectionswithVeteransParkway[MD410]and85thAvenue).AnothergatewaypublicspacewillbelocatedattheintersectionofHarkinsRoadtoprovideadramaticvisualandfunctionallinkwiththeMetrostation.AmoredetaileddiscussionofthesespecialpublicspacesisfoundundertheUrbanDesignPlanElement(Gateways).

Streets as Open Space:StreetsdirectlyaffectthequalityoflifewithintheTDDPand,ideally,shouldbedesignedtopromotelivabilityandsafeoptionsfortravel.Trafficfunctionmustbeconsideredinconjunctionwithboththecharacterofthesurroundingcommunityandtheprovisionoffacilitiesforothermodes(suchasbikingandwalking).Criteriaoflivablestreetsincludetravelmodechoice,supportofregionalmultimodaltravel,supportofeconomicvitality,pedestrianandbicycleaccessibility,supportofpublicsocialcontact,communityorientationandidentity,asafeandcomfortableenvironment,buildingsorientedtothestreet,andcontributingenvironmentalbenefitsthroughinnovativedesignandmaintenance.Streetstargetedforan

Example of existing neighborhood park


increasedlevelofimprovementincludeAnnapolisRoad(MD450),HarkinsRoad,85thAvenue,EllinRoad,GardenCityDrive,andCorporateCenterDrive(seeTransportationSystemsforfurtherdetails).

SustainableStormwaterManagementTheplanenvisionsnewenvironmentalsitedesigndevelopmentandinfrastructurethatwillmimicthenaturalenvironmentbytrappingandfilteringstormwaterrunoffthroughtechniquessuchaslivinggreenroofsandbioswales.Developerslookingtobuildqualityresource-conservingprojectsintheTDOZshouldtakeadvantageofthegeneralsustainablesitesguidelinescontainedintheU.S.GreenBuildingCouncil’sLeadershipinEnergyandEnvironmentalDesign(LEED)greenbuildingprinciples.

TechniquestobeemployedaspartofoverallTDOZenvironmentalsitedesignstormwatermanagementinfrastructureshouldinclude:

1. GreenStreets:Greenstreetsareacomponentofalargerwatershedapproachtoimprovingaregion’swaterqualityandrequireabroad-basedallianceforplanning,funding,maintenance,andmonitoring.Agreenstreetisdesignedtointegrateasystemofstormwatermanagementwithinitsright-of-way,reducetheamountofwaterthatispipeddirectlytostreamsandrivers,beavisiblecomponentofasystemofenvironmentalinfrastructurethatisincorporatedintotheaestheticsofthecommunity,makethebestuseofthestreettreecanopyforstormwaterinterceptionaswellastemperaturemitigationandairqualityimprovement,andensurethestreethastheleastimpactonitssurroundings,particularlyatlocationswhereitcrossesastreamorothersensitivearea.Theexampleillustrateshowgreenstreetscanenhancetheaestheticsofaneighborhoodwhilecarryingouttheirstormwatermanagementfunctions.

Example of existing urban streets treated as open space

Example of a green street with integrated environmental site design (ESD) stormwater management features


2. Bioswales,OpenorFlushCurbedSwales:Gentlyslopinglandscapeddepressionsthatcollect,filter,clean,andinfiltratestormwaterpriortoitsdischargeintosewers,groundwater,rivers,orstreams.Downspoutsandcurbcutscanbelocatedtodirectrunoffintoswalesandlandscapinganddrainscanbedesignedtopromoteinfiltration.Wherenecessary,soilamendmentsmaybeappliedtoenhancetheabilityofthesoiltoabsorbstormwaterrunoff.

3. FilterStrips:Narrowlandscapebordersthatconsistofvegetation,gravel,andothermaterialsthatretainstormwaterrunoffandallowittopercolateintothegroundorundergrounddrainageratherthanrushoff-siteintolocalstormsewers.

4. SidewalkPlantingAreas:Areasbetweenthecurbandsidewalkthatcontainstreettreesandotherplantings.Benefitsincludeimperviousareareduction,increasedrainfallinterceptionandstormwaterinfiltration,aesthetics,pedestrianbufferingfrommovingcars,andhabitatforsmallwildlife.

Techniquestobeconsideredforuseinindividualdevelopmentprojectsmayinclude:

1. GreenRoofs:Greenroofsarevegetatedroofsystemsthatarelow-maintenancealternativestoconventionalroofs.Theyincorporatenaturalvegetationandactasnaturalspongesbyretainingsomestormrunoffon-site.Greenroofsimprovestormwaterqualitybyfilteringstormwaterrunoff.IntheNewCarrolltonTDOZtheywillhelptoreducetheamountofstormwaterrunoffreleasedintotheBeaverdamCreekstreamdrainage.Theroofswillalsohelptoinsulatethebuildingsonwhichtheyareinstalled,reducingspaceheatingandcoolingbillsintheprocess.Theplanenvisionsmany,ifnotmost,newdevelopmentprojectswithintheTDOZincorporatinggreenroofsandothergreentechnologiestomanageandreducestormwaterrunoffon-site.

2. RainGardens:Shallow,depressed,landscapedareasthatprovideaestheticbenefits,retention,andtreatmentofstormwater.Benefitsincludeaesthetics,infiltration,reductionofrunoffratesandvolumes,groundwaterrecharge,andsedimentandpollutioncontrol.

3. TreePlantings:Inadditiontoproducingoxygenandcapturingcarbonfromtheatmosphere,treesinterceptrainwaterasitfallsfromthesky,slowingitsmovementandpreventingitfromeverbecomingsurfacerunoff.Theirrootscanalsohelptopromotestormwaterinfiltrationincompactedurbansoils.

4. RainWaterStorageandReuse:Above-andbelow-groundcisternsholdwatercollectedfromroofs.Thiswatercanbeparticularlyvaluableforlandscapeirrigationpurposes.UndergroundretentionofstormwaterrunoffwillbetheoptionofchoiceinanurbanplacesuchastheNewCarrolltonMetropolitanCenter.Theuseofrainwatercanhelptoreduceoreveneliminatetheuseofpotable(drinking)waterinirrigationsystems.Greywaterfromdomesticactivitieslikedishwashing,clotheslaundering,andbathingcanalsoberecycledandcommingledwithcollectedrainwaterforirrigationpurposes.

5. PermeablePaving:Pavementswithintegralspacesthatallowwatertoseepintoanaggregate(gravel)baseand/orsubsoils.Benefitsincludeaesthetics,reducedrunoffratesandvolumes,durability,groundwaterrecharge,andsedimentandpollutionfiltration.Notappropriateforenvironmentallysensitiveorhighgroundwatertable(subsurfacewaterlevelsatorneartheground’ssurface)areas.

Example of a stormwater filter strip


6. BuildingDownspoutPlanters:Thesesystemsincluderoofdownspoutsystemsintendedonlyforinfiltrationandconveyance;structurallandscapedreservoirplantersusedtocollect,filter,andinfiltratestormwaterrunoff;flow-throughplantersthatinfiltrateaswellasdischargethroughanoutflowdevice.Benefitsincludeaesthetics,reducedstormwaterrunoffratesandvolumes,protectionofbuildingfoundationsfromwaterdamage,groundwaterrecharge,andsedimentandpollutioninfiltration.

Itisexpectedthatacombinationofthesetechniqueswillbeemployedbynewdevelopmentprojectstoachieveupto100percentretentionofstormwaterrunoffon-sitewithlittleornodischargeintolocalstormsewers.Map13.IllustrativeEnvironmentalSiteDesign(ESD)StormwaterManagementPlan,depictsonepotentialconceptforimplementingESDstormwatermanagementfeatureswithintheNewCarrolltonTDOZ.

Urban design elementTheUrbanDesignElementgovernstheappearanceandlayoutofbuildingsandtheirrelationshiptostreets.ItestablishestheidentityoftheNewCarrolltonTDOZasametropolitancenterwhileaccommodatingmultimodaltrafficandincorporatingnaturalfeatures,greendesign,andlow-impactlandscapes.UrbandesigncriteriafornewdevelopmentwithintheNewCarrolltonTDOZwillrequirethatnewdevelopmentorredevelopment:

1. Maintainorenhancethecharacterofexistingstableresidentialareas.

2. Createapedestrian-andbicycle-friendlyenvironment.

3. Createcompact,mixed-useareas.

4. AccommodatepedestriansandbicyclistsinthedesignofnewandreconstructedstreetsthroughouttheTDOZ.

5. Featurequalitydesignandmaterialsintheinstallationofsignage,lighting,landscaping,streetfurniture,andarchitecture.

6. IncludeparkingthatservestheMetrostationcomplexandnearbyuseswithoutdominatingpublicspacesordisruptingthevisualappearanceofthebuiltenvironment.

Theplanenvisionstheuseofacomprehensiveurbandesignprocessthatwillincorporatethefollowingprinciples:

1. Use and Respect Context—Takeadvantageofthespeciallocation-relatedandtopographicqualitiesthatcanhelptomaketheNewCarrolltonMetropolitanCenteradistinctiveurbanplace.Acknowledgeandmakeuseofexistingassetssuchasstableandattractiveresidentialareas,commercialdistricts,institutionaluses,andpublicspaces.

Example of permeable paving


Map 13. Illustrative Environmental Site Design (ESD) Stormwater Management Plan


2. Create Urban Structure—Developthepatternandcharacterofbuildingsandspacesthatwillconstitutethestructureofanurbanplace.

3. Make Connections—Createcirculationnetworksthatmovepeopleefficientlywithoutcompromisingthequalityofthesurroundingbuiltenvironmentorendangeringthesafetyofpedestriansandbicyclists.ScheduleandprogrampublicinfrastructureimprovementsthatwillenhancepedestrianandvehicularconnectivitybetweentheareasnorthandsouthoftheMetrostation.

4. Detail the Place—Fillinthebuiltenvironmentwithappropriateandattractivelandscaping,streetfurniture,publicart,facadetreatments,signage,etc.

5. Manage Implementation—Createorassignanentitytomanagethedevelopmentofthenewurbanplaceaccordingtothevisionpresentedinthisplan.

Inordertoimplementtheseprinciples,theplanexpectsthatindividualprojectswilldemonstratecompliancewiththeurbandesigncriteria(describedabove)and,wherepossible,commitmenttotheneedto:

1. Createagreatstation.

2. Incorporatepublicart.

3. Promotewayfinding.

4. Createappropriategateways.

5. Introduceaniconicbuilding.

6. UtilizeCrimePreventionThroughEnvironmentalDesign(CPTED)principles.

AGreatStationThecenterpieceoftheentireTDDPwillbethetransformationoftheNewCarrolltonMetroStationinto“agreatplaceforpeople.”TheJuly2007UrbanLandInstituteTechnicalAssistancePanel(ULITAP)recommendedthetransformationandupgradingoftheMetrostationasakeyearlyactionthatcouldhelpchangethearea’simageandserveasacatalystforfutureprivate-sectordevelopmentinthestation’svicinity.

Agreatstationatthislocationlargelydependsonhowitrelatestoitsimmediateenvirons.Onesolutionmightbean“invisiblestation”likePioneerSquareinPortland,Oregon,wherethetransitstationelementsareseamlesslyintegratedintoawonderful,pedestrian-filledpublicsquare.Inaddition,partofthefundsusedtopayforthispublicamenitywereraisedbyencouragingresidents,businesses,andorganizationstoeachpaytohavetheirnameengravedinoneofthethousandsofpavingbricksusedtoconstructPioneerSquare.

AnothersolutionmaybeaboldarchitecturalstatementlikethenewCentralStationinBerlin,Germany.Thisfacility,openedin2006,isthelargestintercityrailpassengerstationinEurope.UnliketheNewCarrolltonMetroStation,however,theBerlinCentralStationdoesnotcurrentlyconnectdirectlywiththecitysubway,

Exterior view of new Berlin Central Station


orU-Bahn,system.OlderexistingexamplesofgrandtransportationspacesincludeUnionStationinWashington,D.C.;30thStreetStationinPhiladelphia,PA;andGrandCentralStationinNewYorkCity.

ThephotographsofthenewBerlincentraltrainstationandtheolderCincinnatiUnionTerminalillustratehowattractivepublictransportationfacilities—neworold—mightserveasinspirationfortheredesignandtransformationoftheNewCarrolltonMetroStation.

Thekeytothestation’ssuccesswillbeensuringthatitaddstotheenergy,value,andidentityofthenewurbanplacewithoutcompromisingitsprimaryfunctionasanintermodaltransportationcenter.Withoutprescribingaspecificdesignsolution,performancecriteriaforthestationshouldinclude:

1. Publicspacesprovidedatboththenorthandsouthentriesthatincorporateactivegroundflooruses,seatingareas,partialorcompleteweatherprotection,landscaping,andpublicartthatarenotdominatedbybustransitfunctions.

2. InspiringmodernarchitecturebefittingthetransitheartofaGeneralPlan-designatedmetropolitancenter.

3. Enhancedpedestrianandbicycleconnectionsprovidedthroughoutthestationtolocationsnorthandsouthofthestation.

4. VisibilityfromotherpartsoftheTDOZandsurroundingareas.

5. Easeofwayfinding(intuitive,clearlymarkedroutes)betweentransportationmodesandlanduses,andbetweentheMetrostationandotherlocationswithintheTDOZ.

6. Astationenvironmentthatpromotesapositivepedestrianexperience;inotherwords,elementsofvisualsurprisesuchasunexpectedvistas,opportunitiesforpeople-watching,convenienttraveler-servingretailservices,andattractivepublicareas.

7. Bustransfer,parkandride,kiss-and-ride,andtaxiservicesarewithinareasonablewalkbutdonotinconvenienceorthreatenthesafetyoftravelerswhohavenotdriventothestation.

TheconceptualrenderingoftheredevelopedNewCarrolltonMetroStationdepictshowaredesignedandexpandedstationmightappeartotravelersandvisitorsenteringorleavingitssouthentrance.Torealizethisvision,WMATA,theMarylandDepartmentofTransportation(MDOT),andthePrinceGeorge’sCountyDepartmentofPublicWorksandTransportation(DPW&T)willhavetoworktogethertomakeaestheticandfunctionalimprovementstotheexistingstationarea.AsrecommendedbytheJuly2007ULITAP,thisshouldtakeplaceduringtheinitialphaseofredevelopmentattheMetrostation. Conceptual rendering of New Carrollton Metro

Station redeveloped as mass transit “theater”

Exterior view of Union Terminal in Cincinnati, Ohio


PublicArtTheplanenvisionsworksofartinstalledatstrategicpubliclocationsattheMetrostationandthroughouttheTDOZarea.BesidestheMetrostation,otherappropriatelocationsforpublicartincludecommunitygateways,otherplazas,andparks.Map14.PotentialLocationsforPublicArt,identifiesprimary(recommended)andsecondary(desirable)siteswherepublicworksofartmightbeinstalledwithintheTDOZarea.

Publicartmightalsobedesignedtoincorporatethefunctionsandfeaturesofatransitbusstop(shelterandrouteinformation),withthepriorapprovalofWMATAandDPW&T.“PublicArtasTransitBusStop”showshowpublicartcanbedesignedtoserveautilitarianaswellasanartistic/aestheticpurpose.

Theplananticipatesthatworksofpublicartwillbecommissioned,installed,andmaintainedthroughapublic/privatepartnershipwithcommunityinvolvementandcollaboration.Federaltransportationandstate/localinfrastructurefundscanbetappedforartinstallationsattheMetrostationandinpublicrights-of-waythrougha“percentforart”program.TheprimaryfederaltransportationfundingsourceforpublicartswillbetheU.S.DepartmentofTransportation’sTransportationEnhancementprogram,whichsetsasideaportionoffederalhighwayfundingforcommunity-basedactivitiesthatincludepublicarts.FundingforthisprogramisauthorizedundertheSafe,Accountable,Flexible,andEfficientTransportationEquityAct—ALegacyforUsers.StatefundingislikelytocomefromtheMarylandPublicArtCommission,whichwascreatedbyGovernorMartinO’MalleyinAugust2008.Inaddition,WMATAhassponsoredtheinstallationoflarge-scalepublicartworkswithinanumberofMetrostationsthroughouttheregionalsystemthroughitsMetroArtsProgram.

WayfindingSignageWayfindingincludesinformationandsignagesystemsdesignedtoassistandorientpedestrians,bicyclists,andmotoristsinreachingtheirdestinationsanddiscoveringotherservicesandamenitiesthatareavailableinadevelopedarea.TheplanenvisionsacombinationofsignsinstalledthroughouttheTDOZtoprovidedirectionalassistanceandguidancetopeopletravelingtoandthroughthearea.

Thewayfindingsystemwillbedesignedto:

1. Providedirectiontoallresidents,workers,andvisitorstothearea.

2. Promotethecommunity’sidentity.

3. Servepedestrians,bicyclists,publictransitusers,andmotoriststhroughtheirappropriatescaleandforms.

4. Coexistharmoniouslywithstreetandtrafficcontrolsignage.

Thissystemwillinclude:

1. Highway Directional Signs:ThedesignandinstallationofthesesignswillbecoordinatedthroughMDOT,DPW&T,WMATA,andCityofNewCarrolltonpublicworksofficials.Thesignswill

Public art as transit bus stop


Map 14. Illustrative Potential Locations for Public Art


incorporatedirectionalinformationto“NewCarrolltonCenter,”“Metro,”andotherpointsofinterestintheTDOZ.

2. Gateway/Landmark Signs:Incorporate“NewCarrolltonCenter”(orotherbranding)text(orimages)aswellasinformationonscenicvistasorpointsofinterestintothedesignofanyTDOZareagatewayfeatures.

3. Directional Signs:Providedirectionalsignsto“NewCarrolltonCenter”(orotherbranding)orotherdestinations(suchasMetro)atintervalsalongallmajorstreetswithintheTDOZarea.

4. Destination Signs:Providesigns,asnecessary,forselectedpointsofinterestwithintheTDOZarea.

5. Station Area Signs:Provideeasilyunderstoodstationareasignstoeasewayfindingbetweentransitmodesandbetweenthestationandotherpointsofinterestinthearea.

Severalexamplesofpedestrian-scaledwayfindingsignsareillustrated.

Map15.IllustrativePotentialLocationsforWayfindingSignage,depictswherethedifferenttypesofwayfindingsignsmightbeappropriatelyinstalledwithintheTDOZarea.

GatewaysGatewaysprovideasenseofarrivalforpedestrians,bicyclists,publictransitusers,andmotoristsastheyenteraspecificplaceordistrict.Theyhelptovisuallydistinguishanareafromthesurroundingurbanfabricbyincorporatingelementsthatstandoutfromtheirsurroundings.Theymayalsoestablishorreinforceaspecialthemeforanarea,suchashistory,thearts,ortechnology.Openareas,plazas,architecturalfeatures,andotherdefiningelements(suchasplanters,signage,lighting,etc.)canallserveasgateways.

TheplanenvisionsthreegatewaysalongAnnapolisRoadthatwillguidevehicularandpedestriantravelerstotheNewCarrolltonMetroStationandthesurroundingarea.ThefirsttwoarelocatedatmajorintersectionswithHarkinsRoad—whichprovidesthemostdirectaccesstotheMetrostation—and85thAvenue—whichaccessestheNorthHillsidemultifamilyneighborhoodandtheMetrostation.ThethirdgatewayisattheintersectionofVeteransParkway(MD410)andAnnapolisRoad.ThislocationistheprimarywesterngatewayintotheNewCarrolltonTDOZwelcomingpeopletotheareaandtheMetrostation.Newdevelopmentatthesegatewayswillprovidedirectionalvisualcuesthatarebothattractiveandsafe.Thefollowingconceptualplansketches(seepage50)depicthoweachofthesegatewaylocationsmightappearwhencompleted.

Examples of pedestrian-scaled wayfinding signs


Map 15. Illustrative Potential Locations for Wayfinding Signage


Conceptual plan sketch of MD 450/Harkins Road gateway intersection

Conceptual plan sketch of MD 450/85th Avenue gateway intersection

Conceptual plan sketch of MD 450/MD 410 gateway intersection


DuringthelatterstagesofredevelopmentoftheGardenCityneighborhood,additionalgatewaylocationsmaybeidentified,landscaped,andmarkedwithappropriatesignagewhereexitrampsfromJohnHansonHighway(US50)andtheCapitalBeltway(I-95/I-495)meetlocalstreets.

Inaddition,environmentalsitedesignstormwatercontroldevicesmaybeinstalledatsomeofthegatewayswithintheTDOZtoprovidevisualinterestwhilehelpingtoreducerunoffintolocalstormsewersandBeaverdamCreek.TheexamplesofenvironmentalsitedesignstormwatercontrolsshowexistingurbangatewaylocationsinotherU.S.citieswithintegratedESDstormwatermanagementfeatures.

IconicOfficeBuilding—GardenCityLandmarkscanmakeiteasierforpeopletofindtheirwayaround,emphasizethehierarchyofaplace,andshowthewaytoanimportantlocation.Distinctivebuildingscanserveasalandmarkprovidingavisualreferencepointwithinthecommunity.RecognizingtheimportanceoftheNewCarrolltonMetroStationasthefunctionalanchoroftheTDOZ,theplanenvisionsaniconicofficebuildinglocatedattheeasternterminusofCorporateDrive.ThisbuildingwilltoweroveritsneighborsandserveasavisuallandmarkforsiteusersandmotoristsontheBeltwayandJohnHansonHighway.Alongwithitsextraheight,theiconicofficebuildingwillpossessarchitecturalfeaturesthatemphasizetheuniquenessandimportanceoftheNewCarrolltonMetropolitanCenter.Theconceptualsketch

Conceptual sketch of proposed iconic office-civic building looking northwest

Examples of environmental site design stormwater controls integrated into urban gateways


depictsthemostadvantageoussiteforthisproposedlandmarkstructure,andtheexamplesabovedemonstrateexistingiconicbuildings.

CrimePreventionThroughEnvironmentalDesignThefollowingdiscussionoftherationaleforanddefinitionofCrimePreventionThroughEnvironmentalDesign(CPTED)isexcerptedfromthe2008Approved Public Safety Facilities Master Plan(pages35-36).

“Oneofthemostimportantandpressingqualityoflifeissuesfacinganycommunityissafetyandtheperceptionofsafety.Howsafepeoplefeelinaparticularlocationandenvironmentoftendetermineswheretheychoosetolive,work,andplay.Highcrimeratesandtargetedmediacoverageofcriminalactivitymayfuelperceptionsthatanentirecommunity,city,orcountyisunsafedespitecrimebeingisolatedorconcentratedinspecificareas.”

Perceptionsofcrimeandconcernsaboutsafetyhavemajornegativeeconomicconsequences:peoplewillchoosetoavoidnighttimeactivitiesorstayawayfromareastheyperceivetobeunsafe.Thelackofinvestment(inbothtimeandmoney)inareasperceivedtobeunsafeonlyexacerbatesstereotypesthatserveasabarriertoredevelopmentandreinvestment.

Crimepreventionisthemostdirectwaytoincreasepublicsafetyandeliminatetheperceptionthataplace,situation,orenvironmentisunsafe.Placesareoftenconsideredunsafebecausetheyprovide,throughtheirlayoutorphysicaldesign,ampleopportunitiesforcriminalactivitytoflourish.Poorlighting,shadows,hidingplaces,blindcorners,orisolatedareasnotonlycausepeopletofeeluneasy,butprovidescenarioswherecriminalscanpreyonpotentialvictims,usingtheelementofsurpriseandwithoutfearofbeingwitnessedbyothers.

Examples of iconic office and mixed-use buildings in Providence, RI; Portland, OR; and Washington, DC

Examples of CPTED – active streets and street lights


CPTEDisacrimepreventionphilosophybasedonactivelydesigningthebuiltenvironmenttoreducecrimeandtheperceptionofcrimewhileenhancingthequalityofaplacetoinvitesafeinteractionamongusers.CPTEDutilizesurbandesigntechniquestoeliminateopportunitiesforcriminalactivityandfosterpositivesocialinteractionamongusersofspace.

TherearefouroverlappingCPTEDprinciples:

1. Surveillance

2. Accessmanagement

3. Territorialreinforcement

4. Qualityenvironments

Surveillanceisprovidedwhenpeoplearepresentinanenvironmentandcanseewhatisgoingon.Placeswhereallpubliclyaccessiblespacescanbeseen,withclearsightlinesandgoodlighting,providemaximumvisibilityandpromotesurveillance.Thisprincipleisalsoreferredtoas“eyesonthestreet.”

Managingaccesstoalocationattractspeopleandvehiclestoappropriateplacesandrestrictsthemfrominappropriateones.Placeswithmanagedaccessincorporatewell-definedroutes,spaces,andentrancesthatprovideforconvenientandsafemovementwithoutcompromisingsecurity.

Territorialreinforcementdefinestheboundariesbetweenpublicandprivatespaceandencouragescommunityownershipofthepublicsphere.Acleardelineationbetweenpublicandprivateownership,usingdesigntechniquessuchaslandscaping,fencing,and/orsignage,identifiestheappropriateuseofspaceandreinforcestheprideandresponsibilityofownership.

Qualityenvironmentsarewell-designed,well-maintainedplacesthatattractpeopleandprovideopportunitiesforregularsurveillance.Anattractivepublicspaceencouragesactivity,promotesrespectforcleanliness,andreducesthelikelihoodofcrimeorvandalism.Increasedpublicactivityinaqualityenvironment,inturn,improvessurveillance.

DetailedCPTEDstrategiesandguidelinesarecontainedintheDevelopmentStandardsandGuidelineschapter.

Administration and ApplicabilityNew Carrollton TddP Components TheNewCarrolltonTDDPissubdividedintofiveneighborhoods—MetroCore,AnnapolisRoadCorridor,GardenCity,NorthHillsideResidential,andtheWestLanhamHills/HansonOaksneighborhood.Eachofthefiveneighborhoodshasadistinctsetofdevelopmentstandardsandguidelinesthatimplementtheconceptsandrecommendationsforthatarea:1. MetroCore(WMATA,Amtrak,

PrinceGeorge’sCountyRevenueAuthority,U.S.InternalRevenueService,ComputerScienceCorporationofficecomplex,MDOT,CrossStreetcul-de-sac,Amtrakelectricalsubstation,andadjacentstormwatermanagementpondproperties)

2. GardenCity(includestheexistingofficepark)

3. AnnapolisRoadCorridor(propertiesfrontingAnnapolisRoadbetweenVeteransParkwayandtheCapitalBeltway)

4. NorthHillsideResidentialneighborhood(multifamilyresidentialpropertiesfronting85thAvenuegenerallybetweenHarkinsRoadandAnnapolisRoad)

5. WestLanhamHillsneighborhoodandHansonOakssubdivision—single-familydetachedandattached(collectivelyidentifiedasastablecommunitytobepreserved;nozoningchangesrecommended)

TrANsiT disTriCT deVeloPMeNT PlAN

National Harbor, MD

56 TransitDistrictDevelopmentPlan

TheTDDPcomponentsforeachneighborhoodthatguidedevelopmenttoachievethetransit-orienteddevelopment(TOD)conceptareasfollows:

1. PreferredLandUsePlan(SeeMap16.PreferredLandUsePlan)

2. StreetCirculationPlan

3. BuildingEnvelopeandBlockStandardsandGuidelines

4. OpenSpaceandStreetscapeStandardsandGuidelines

5. ParkingFacilityStandardsandGuidelines

6. BuildingFormandScaleStandardsandGuidelines

7. AppendixB:LeadershipinEnergyandEnvironmentalDesign(LEED)Background

submittal requirements ApplicantsarestronglyencouragedtomeetwithPlanningDepartmentstaffattheconceptualdesignphaseoftheirprojectstoreviewapplicablestandards,obtainapreliminaryevaluationofpotentialconformanceissues,andidentifyrequireddocumentation.Allsubmittalswillbereviewedforconformancewiththetransitdistrictdevelopmentplan(TDDP)standards.TherecommendationsoftheUrbanDesignsectionwillbeconsideredbythePlanningBoardinreviewingplanssubmittedforconceptualsiteplananddetailedsiteplan.

Eachapplicantortheapplicant’sheirs,successorsand/orassigneesshallsubmitthefollowing:

1. AerialPhotograph—Showthedevelopmentsiteandagenerallocationmap.

2. DetailedSitePlan—Includenarrativeandgraphicdescriptionsoftheproposeddevelopmentandasiteplanthatclearlyidentifies:

a. Architecturalelevations,buildingtypes,sections,perspectives,buildingmaterials,buildinglocations,andbuildingenvelopesinconformancewiththeNewCarrolltonTDDPdesignstandards.

b. AstatementexplaininghowtheproposeddevelopmentconformstotheTDDPstandards.

c. Allrequiredstreetscapeimprovementsincludingpedestriancrosswalklocationsanddesigns,sidewalks,bikeways,streettreesandotherplantings,signage(includingbicyclerouteandvehicularparking/travellanemarkings),andpavingdetails.

d. Locationofallbuildingsandotherimprovements.

e. Build-tolines.

f. Overallsitedimensions.

g. Locationofutilities.

h. Existingconditionsplanshowingexistingenvironmentalfeatures(streams,wetlands,floodplains,woodlands,andlandscapetrees;treesshouldbeclassifiedbycaliper[trunkdiameter]andtype).

i. Landscaping,buffering,andscreeningimprovements(includingtheentirepublicstreetfrontageofthedevelopmentsite).

TransitDistrictDevelopmentPlan 57

Map 16. Preferred Land Use Plan


j. Treeconservationplanandrelateddocumentationasrequired.

k. Pavedsurfacesandtypeofpavingmaterial.

l. Parkand/orplazalocationanddesign(whereapplicable,dependingonthethresholdsizeoftheproposeddevelopment).

m. Zoning,existingimprovements,streets,alleys,sidewalks,andcurblineswithin150feetofthesite.

n. Existingandproposedrights-of-wayandexistingstreetcenterline.

o. Parkingplan(thetotalnumberofparkingspacesbytype[on-street,surface,andstructured]andsharedparkingutilizationschedule,ifapplicable).

p. Lightingplan(lightingdetailsandspecificationsincludingtype,height,location,andmethodofilluminationinfoot-candlesforexteriorbuildingfacades,streetscapes,andoutdoorspaces).

q. Locationofpublicschool(s)orotherpublicfacilities.

3. TrafficStudyandCirculationPlan—Showallpedestrian,bicycle,andvehicularcirculationandaccessroutesonandadjacenttothedevelopmentsite.Submitatrafficimpactanalysisfortheproposedusesonthesite.

4. PhotographsandLocationsofAdjacentProperties—Ifthedevelopmentsitebordersasingle-familyresidentialneighborhood,submitphotographsandlocationsofpropertieswithin150feetthatshowbuildingmass1,scale2,materials,androofpitches3ofsingle-familyhomes.

5. SignPlan—Signpermitapplicationsshallsubmitbothsigndetailsandagraphicrepresentationofthelocationsoftheproposedsignageonallbuildings.Theplanshallincludethelocation(s),size,height,color,letteringstyle/size,constructiondetails,architecturalmaterials,specifications,andmethodofillumination.TheplanshallbeinconformancewiththesignstandardsfortheNewCarrolltonTDDP.

6. ConceptualStormwaterManagement/EnvironmentalSiteDesignPlan—SubmitallconceptualstormwatermanagementplanstothePrinceGeorge’sCountyDepartmentofPublicWorksandTransportation(DPW&T)forreviewandapproval.DPW&Tapprovalmustbeobtainedbeforebuildingorgradingpermitscanbeissued.

7. TreeConservationPlan(TCPtypewillvarywiththetypeofapplicationsubmitted)—IncludeallinformationrequiredbytheWoodlandandWildlifeHabitatConservationOrdinance,especiallythelocation,type,andcaliperofexistingtreestobepreserved.

8. OtherSupportingDocumentation—Includesupportingdocumentswhererequestedinthedevelopmentstandards(e.g.,streetscapeorparkingprovisions)orinsupportofaproposedrezoningtoanappropriatemixed-usezonecategoryconsistentwiththelanduserecommendationsoftheTDDPforthesite.

AllstreetscapelightingshallbecoordinatedwithDPW&TandtheMarylandStateHighwayAdministration(SHA).

InadditiontoconformingtoallTDDPstandards,allsiteplanapplicationsshalladdressapplicablelanduseandurbandesignguidelinescontainedintheTDDP.

1 “Buildingmass”referstothethree-dimensionalbulkofabuilding:height,width,anddepth.2 “Scale”referstothesizeofabuildinginrelationtosurroundingbuildingsorstructures.3 “Pitch”referstotheangleofslopeforaroof;aflatroofwouldhavea0angleofslope.


Withtheexceptionofrequirements6(ConceptualStormwaterManagement/EnvironmentalSiteDesignPlan)and8(OtherSupportingDocumentation),allapplicationsmustmeettheaboverequirementsatthetimeofsubmissioninordertobeconsideredcomplete.Incompletesiteplanapplicationswillnotbeacceptedforsiteplanreview.

Applicability of site Plan requirementsNewdevelopmentintheTDOZissubjecttodetailedsiteplanreview.NewdevelopmentmustshowcompliancewiththeTDDPstandardsinthesiteplanreviewprocess.

NotwithstandingrequirementsintheZoningOrdinanceforapprovalofaconceptualsiteplan(CSP)intheM-X-Tandotherzones,compliancewithTDDPcomponents#1–#7(seeNewCarrolltonTDDPComponentsonpage56)attheconceptuallevelsatisfiesallrequirementsforCSPapprovalforpropertyintheTDDP.SubmissionofaCSPisthereforenotrequiredbytheTDDP;however,itisanoptionalapplicationthatmaybeusefulinresolvingconceptualdesign-relatedissues.

TheZoningOrdinancedefinesdevelopmentasanyactivitythatmateriallyaffectstheconditionoruseoflandorastructure.Redevelopment,rehabilitation,andrenovationofexistingstructuresareallformsofdevelopment.Achangefromalowerintensitytoahigherintensityuse,asindicatedinTableIIinSection4.7oftheLandscapeManual,isalsoaformofdevelopment.

ThefollowingusesareexemptedfromtheTDDPstandardsandtherequirementsofsiteplanreview.

1. Legallyexistingdevelopment.

Untilasiteplanissubmitted,allbuildings,structures,andusesthatwerelawfulorcouldbecertifiedasalegalnonconforminguseonthedateoftransitdistrictoverlayzoningmapamendment(TDOZMA)approvalareexemptfromtheTDDPstandardsandfromsiteplanreviewandarenotnonconforming.Untilasiteplanissubmitted,activeshoppingcenterswithfreestandingcommercialusesonperimeterpodsitesarealsoexemptfromtheTDDPstandardsandfromsiteplanreviewandarenotnonconforming.However,theissuanceofabuildingpermitorauseandoccupancypermitforachangeinownershipforanypropertywithfrontagealongapublicstreetshallrequirerestorationorinstallationoflandscapestrips,buffering,andscreeninginaccordancewithSections4.2and4.4oftheLandscapeManual,asmodifiedbythestreetscapestandardsofthisTDDP.Theplanrecommendstheshoppingcenterownersconsiderdevelopingplansforthephasedredevelopmentoftheirpropertiestonewmixed-useurbanplaces.

2. Legallyexistingparkingandloading.

Untilasiteplanissubmitted,alllegallyexistingparkingandloadingspacesintheTDOZthatwerelawfulandnotnonconformingonthedateofTDDP/TDOZapprovalareexemptfromtheTDDPstandardsandsiteplanreview,neednotbereducedinamountorsize,andarenotnonconforming.Thenumberofparkingspaces,loadingspaces,andlandscapingremainingaftertheacquisitionordedicationofright-of-wayfornewstreetsintheTDOZshallbedeemedasadequate.

3. Single-familyresidentialdwellings.

Alladditionstosingle-familyresidentialdwellingsareexemptfromTDDPstandardsandsiteplanreviewiftheresidentialusecontinues.

4. Multifamilydevelopment(seefollowingpage).


AnadditiontoamultifamilyresidentialstructurethatwaslawfulandnotnonconformingonthedateofTDOZMAapprovalisexemptfromtheTDDPstandardsandsiteplanreviewiftheadditiondoesnotincreasethegrossfloorarea(GFA)bymorethantenpercentor1,000squarefeet,whicheverisless.

5. Nonresidentialdevelopment.

AnadditiontoanonresidentialstructurethatwaslawfulandnotnonconformingonthedateofTDDP/TDOZapprovalisexemptfromtheTDDPstandardsandsiteplanreviewiftheadditiondoesnotincreasetheGFAbymorethantenpercent.

6. Parkingfacilities.

Resurfacing,restriping,oraddinglandscapingtoparkingfacilitiesnotrequiredbytheTDDPdevelopmentstandardsareexemptfromtheTDDPstandardsandsiteplanreviewifthefacilitieswerelawfulandnotnonconformingonthedateofTDOZMAapprovalandremaininconformancewithallpreviouslyapplicableregulations.

7. Nonconformingbuildings,structures,anduses.

a. Restorationorreconstructionofanonconformingbuildingorstructure,oracertifiednonconforminguse,isexemptfromtheTDDPstandardsandsiteplanreviewifitmeetstherequirementsofSection27-243(a)(1)oftheZoningOrdinance.

b. Exceptforimprovementslistedbelowinnumber8,apropertyownermaynotexpandacertifiednonconforminguse,orauseorstructurethatwaslawfulonthedateofTDOZMAapprovalbutdoesnotconformtotheTDDPstandards,unlessadetailedsiteplanisapprovedwithfindingsthattheexpansioniscompatiblewithadjacentusesandmeetsthegoalsoftheTDDP.

8. General.

ThefollowingareexemptfromtheTDDPstandardsandsiteplanreviewiftheexistingorproposeduseispermitted:

a. Permitsforalterationorrehabilitation,withnoincreaseingrossfloorarea

b. Canopies

c. Fences

d. Decks

e. Ordinarymaintenance

f. Changesinoccupancy

g. Changesinownershipexceptforpropertieswithstreetfrontage(see1above)

h. Signs.

(1) SignsforadevelopmentthatdoesnototherwiserequireadetailedsiteplanwillbereviewedinthepermitreviewprocessforcompliancewithTDDPstandards.DeparturesforsignsthatdonotcomplywiththeTDDPstandardsandthatdonototherwiserequireadetailedsiteplanwillbereviewedinthesiteplanprocess.Signsinadevelopmentrequiringadetailedsiteplanwillalsobereviewedinthesiteplanprocess.

(2) NewandreplacementsignsaresubjecttotheTDDPstandards.

i. RefacingofanexistingsignisexemptfromtheTDDPstandards.


responsibility for required improvements WithintheNewCarrolltonTDOZ,thedeveloper/propertyownershallberequiredtoconstructstreetscapeorotherpublicimprovementsaspartofanydevelopmentproject.Strongconsiderationshouldbegiventotheinclusionofappropriateenvironmentalsitedesign(ESD)structuresandfeatures.Maintenanceofpublicimprovementsshallbecoordinatedwiththeapplicablestate,county,andmunicipalagencies.Dedicationandmaintenanceofallnewrights-of-wayandstreetscapeimprovementsshallbedeterminedatthetimeofpreliminaryplanofsubdivisionapproval.

ListofImprovementsConsiderationshouldbegiventothecreationofabusinessimprovementdistrictwithintheTDOZthatwouldbechargedwithmaintainingpublicimprovements.

Examplesofimprovementsrequiredaspartofdevelopmentinclude:

W Constructingpublicspacesorfacilitiessuchasparks,plazas,schools,andcommunitymultipurposeusefacilities

W MaintainingESDstormwaterstructuresandfeatures

W Installingsidewalks,includingcurbsandgutters

W Undergroundingutilities—Thisstandardappliesonlytonewutilitiestobeplacedwithproposeddevelopmentorredevelopment.Overheadpowerlinesforstreetcarsorlightrailtrainsshallbeexemptfromthisrequirement.

W Installingstreetfurniture(benches,trashreceptacles,bicycleracks,etc.)alongprivatelymaintainedrights-of-waywithintheTDOZ

W Installingandmaintainingstreettreesandstreetlights

W Dedicatingpublicaccesseasements

W Providingpublicart

Allstreetfurnitureonprivaterights-of-waywithintheTDOZshallbemaintainedbythepropertyowner/developer.Nostreetfurnitureorpublicworksofart,otherthanpubliclymaintainedstreetlightsandstreettrees,shallbeinstalledwithinpublicrights-of-waywithoutthepermissionofDPW&Tand/ortheCityofNewCarrolltonexpressedthroughanexecutedmemorandumofunderstandingwiththedeveloper/applicant.Allnon-M-NCPPCparksandopenspaceelementswithintheTDOZshallbemaintainedinaccordancewithawrittenagreementnegotiatedbetweenthecountyandtheCityofNewCarrolltonorotherappropriatelocalentities.

ThresholdsW Alldevelopmentprojectswithmorethan100linearfeetofstreetfrontageandminimumgrossfloorarea(GFA)greaterthan35,000squarefeetofnewspaceshallbesubjecttotherequirementtoprovidestreetscapeimprovements,includingundergroundedutilities,dedicatedeasements,andpublicopenspacessuchasparksandplazas.

W Alldevelopmentprojectswith30to100linearfeetofstreetfrontageandGFAof10,000to35,000squarefeetofnewspaceshallbesubjecttotherequirementtoprovidestreetscapeimprovementswith


theexceptionofundergroundedutilities,dedicatedeasements,andpublicopenspacessuchasparksandplazas.

W Alldevelopmentprojectswithlessthan30linearfeetofstreetfrontageandGFAlessthan10,000squarefeetofnewspaceshallbeexemptfromTDDPpublicimprovementrequirements.

Permitted and Prohibited Uses within the New Carrollton Transit district overlay Zone PermittedUsesIngeneral,permitteduseswithintheNewCarrolltonTDOZarethesameasthosepermittedintheunderlyingzonesaccordingtothePrinceGeorge’sCountyZoningOrdinance.Exceptionstothisrulearediscussedinthefollowingsectiononprohibiteduses.

ProhibitedUsesCertainusesthatarecurrentlypermittedwithinunderlyingzonesareincompatiblewiththeNewCarrolltonTDDPvisionoftransit-orienteddevelopment(TOD)withintheTDOZ.AsspelledoutintheGeneralPlan,TODisbydefinitiondesignedtopromotetransituseanddecreaseautomobileuse.Thisrequiresabuiltenvironmentthatismadeupofusesthatcomplementeachotheraswellashelptopromotetransituse.

TheusescontainedinthefollowinglistareincompatiblewithGeneralPlanrequirementsforsuccessfulTOD.Mostoftheusesareauto-orientedinnatureanddependonvehiculartrafficfortheirbusiness.Theseusesaretypicallyfoundinstripcommercialdevelopment,notTOD.Otherusescontainedinthislisthaveimpactsbecauseoftheirdesignorfunctionthatrenderthemincompatiblewithresidentialandmixed-useareas.Inaddition,someusesgeneratelargeamountsoftrafficandrequiresignificantamountsofparking,usuallyintheformoflargesurfaceparkinglots.Theseareasareunattractiveandunsafeforpedestriansandthereforeareincompatiblewithpedestrianandtransit-friendlydevelopment.

Thefollowinguses,andanyusethatissimilarinnatureoroperationtoanyofthese,areprohibitedasnewuseswithintheNewCarrolltonTDOZwhetherornottheyarepermittedinanyoftheunderlyingzones:

1. Drive-throughordrive-inrestaurant

2. Fast-foodrestaurantthatisnotwithinashoppingmalloranintegratedshoppingcenter,anofficebuilding,orahotel

3. Vehicle,boat,mobilehome,orcampingtrailersales,rental,repair,orstorage

4. Gasstation

5. Animalhospital

6. Motorizedbicyclerepairshop

7. Funeralparlor

8. Lawnmowersalesorrepairshop

9. Limousineservice

10. Massageestablishmentotherthanalicensedfull-servicespathatmayormaynotbepartofahotelorinn


11. Methadonetreatmentcenter

12. Printingshopexceeding2,000squarefeetofgrossfloorarea

13. Pawnshop

14. Seafoodmarketcontainingmorethan3,000squarefeetofgrossretailspace

15. Amusementparkwithinawhollyenclosedshoppingmall

16. Outdoorrifle,pistol,orskeetshootingrange

17. Animalorpoultryraising(otherthancustomaryhouseholdpets)

18. Sandandgravelwet-processing

19. Satellitedishantennamorethantenfeetindiameter,toserveonlyonedwellingunit,inaccordancewithSection27-451.01

20. Taxicabdispatchingstation

21. Cemetery

Transit district overlay Zoning Map AmendmentintroductionThelanduserecommendationsintheNewCarrolltonTransitDistrictDevelopmentPlan(seeMap16.PreferredLandUsePlan)arereinforcedbythecomprehensiverezoningproposal,alsoknownasatransitdistrictoverlayzoningmapamendment(TDOZMA)(seeMap17.SummaryofApprovedZoningChanges),whichbringsthezoningoftheplanningareaintoconformancewiththelanduseplan.

TheTDOZMAwasinitiatedbythePlanningBoardinSeptember2007,withtheconcurrenceoftheDistrict(County)CouncilinOctober2007,withtheexpressintenttoprocesstheTDOZMAandtheNewCarrolltonTDDPsimultaneously.TheprocedurefollowedwasinaccordancewithCB-33-1992,whichestablishedtheframeworkfortheprocessofsimultaneousapprovaloftheTDDPandTDOZMAbytheDistrictCouncil.TheproceduralsequenceforthisconcurrentprocessisillustratedinAppendixA:ProceduralFlowchartforTDDP-TDOZMA.

ComprehensiverezoningthroughtheTDOZMAisrequiredtoimplementthelanduseplancontainedintheTDDP.TheTDOZMAhelpstoensurethatfuturedevelopmentwillbeinconformancewithcountylanduseplansanddevelopmentpolicies.Thosepolicies,inturn,shapethecounty’sabilitytoaccommodatefuturedevelopment.TheTDOZMAalsocorrectsexistingzoningthatisincompatiblewithTOD.Inaddition,theTDOZMAreducespiecemealrezoningwithintheTDOZ.Finally,theTDOZMAwillbringzoningintogreaterconformitywithcountylandusegoalsandpoliciesfortheNewCarrolltonTDOZ.DevelopmentthatconformstotherequirementsoftheNewCarrolltonTDDPwillhelpenhancethehealth,safety,andgeneralwelfareofallPrinceGeorge’sCountyresidents.

TheapprovaloftheTDOZMAwillresultintherevisionoftheofficialzoningmapforPlanningAreas69(Bladensburg-NewCarrollton)and72(Landover).ThelastapprovedsectionalmapamendmentsforPlanningAreas69and72wereenactedin1994and1993,respectively.Futurecomprehensiveexaminationsofthezoningwithinthoseportionsoftheseareaswilloccurinaccordancewiththeproceduresestablishedfortransitdistrictoverlayzoningmapamendments.


ThefollowingarecomprehensiverezoningpoliciesestablishedbythePlanningBoardandDistrictCouncilforpreparationoftheTDOZMA.

Public land PolicyThispolicyisthatallpubliclandshouldbeplacedinthemostrestrictiveordominantadjacentzonethatbearstheclosestrelationshiptotheintendedcharacterofthearea.Therefore,thezoningofbothpublicandprivatelandshouldbecompatiblewithsurroundingzonesandprovideforappropriatefutureuses.

Adistinctionismadewherelargeparcelsoflandaresetasidespecificallyaspublicopenspace.Inthesecases,theR-O-S(ReservedOpenSpace)ZoneortheO-S(OpenSpace)Zoneisappliedasthemostappropriatezone,dependingontheproperty’ssize.

AlthoughfederalandstategovernmentpropertyisnotsubjecttotherequirementsoftheZoningOrdinance,thecomprehensiverezoningprocessismeanttoapplyazoningcategorytoallland,includinggovernmentproperty,regardlessofownership.TheR-O-SZoneisgenerallyappliedtofederalandstateproperties,unlessspecificusesortheintendedcharacterofthepropertyorareashouldwarrantanotherzoningcategory.ThispolicycomplieswithSection27-113ofthePrinceGeorge’sCountyZoningOrdinance.Section27-113statesthatanylandwhichisconveyedinfeesimplebytheUnitedStatesofAmericaorbytheStateofMarylandshallimmediatelybeplacedintheR-O-SZoneuntilazoningmapamendmentforthelandhasbeenapprovedbytheDistrictCouncil.

Zoning in Public rights‑of‑wayPoliciesgoverningthezoningofpublicstreetandrailroadrights-of-way(bothexistingandproposed)arecontainedinSection27-111ofthePrinceGeorge’sCountyZoningOrdinance.ThisproposedTDOZMAhasbeenpreparedinaccordancewithSection27-111.

limitations on the Use of ZonesZoningclassificationsproposedintheTDOZMAarelimitedbytherangeofzoneswithintheordinanceavailableatthetimeoffinalactionbytheDistrictCouncil.However,therearecertainrestrictionsonwhenthesemaybeappliedtoproperties(Section27-223oftheZoningOrdinance).

Reclassificationofanexistingzonetoalessintensezoneisprohibitedwhere:

(g)(1)“ThepropertyhasbeenrezonedbyZoningMapAmendmentwithinfive(5)yearspriortotheinitiationoftheSectionalMapAmendmentorduringtheperiodbetweeninitiationandtransmittaltotheDistrictCouncil,andthepropertyownerhasnotconsentedinwritingtosuchrezoning;”or

(g)(2)“BasedonexistingphysicaldevelopmentatthetimeofadoptionoftheSectionalMapAmendment,therezoningwouldcreateanonconforminguse.Thisrezoningmaybeapproved,however,ifthereisasignificantpublicbenefittobeservedbytherezoningbasedonfactspeculiartothesubjectpropertyandtheimmediateneighborhood.Inrecommendingtherezoning,thePlanningBoardshallidentifythesepropertiesandprovidewrittenjustificationsupportingtherezoningatthetimeoftransmittal.ThefailureofeitherthePlanningBoardorpropertyownertoidentifytheseproperties,orafailureofthePlanningBoardtoprovidethewrittenjustification,shallnotinvalidateanyCouncilactionintheapprovaloftheSectionalMapAmendment.”

Inordertoclarifyagivenparcelofland’slevelofprotectionfromlessintensiverezoningbyphysicaldevelopment,theZoningOrdinancestatesinSection27-223(h)that:

“Theareaofthe‘property,’asthewordisusedinSubsection(g)(2),above,istheminimumrequiredbytheZoningOrdinancewhichmakestheuselegallyexistingwhentheSectionalMapAmendmentisapproved.”


Guidelines for Commercial ZoningThecomprehensiverezoningproposalwillrecommendthemostappropriateofthecommercialormixed-usezoneslistedinthePrinceGeorge’sCountyZoningOrdinance.Thechoiceofzonesisdeterminedbythecommercialneedsofthearea,theTDDPrecommendations,andthetypeofuseandstatusofdevelopmentonaffectedpropertiesandthesurroundingarea.

Conditional ZoningSafeguards,requirements,andconditionsbeyondthenormalprovisionsoftheZoningOrdinancethatcanbeattachedtoindividualzoningmapamendmentsviaconditionalzoningcannotbeusedinTDOZMAs.Inthepiecemealrezoningprocess,conditionsareusedto(1)protectsurroundingpropertiesfrompotentialadverseeffectsofaproposedzoningmapamendmentand/or(2)toenhancecoordinated,harmonious,andsystematicdevelopmentoftheRegionalDistrict(thecombinedareasofMontgomeryCountyandPrinceGeorge’sCountyexcludingtheCityofLaurel).WhenapprovedbytheDistrictCouncilandacceptedbythezoningapplicant,conditionsbecomepartofthecountyzoningmaprequirementsapplicabletoaspecificpropertyandareasbindingasanyprovisionofthecountyZoningOrdinance(seeConditionalZoningProcedures,Section27-157(b)).

Intheory,zoningactionstakenaspartofthecomprehensiverezoning(TDOZMA)processshouldbecompatiblewithotherlanduseswithouttheuseofconditions.However,theTDOZMAisnotintendedtorepealtheadditionalrequirementsdeterminedviaconditionalzoningcasesthathavebeenapprovedbeforeitsinitiation.Therefore,whenspecialconditionsforthedevelopmentofspecificpropertieshavebeenpubliclyagreeduponandhavebecomepartoftheexistingzoningmapapplicabletothoseproperties,thoseconditionsshallbebroughtforwardintheTDOZMA.Thisisaccomplishedbycontinuingtheapprovedzoningwithconditionsandshowingthezoningapplicationnumberonthenewlyadoptedzoningmap.Thisactiontakesplaceonlywhenitisfoundthattheexistingzoningiscompatiblewiththeintendedzoningpatternorwhenordinancelimitationsprecludearezoning.Similarly,findingscontainedinpreviouslyapprovedSMAsshallbebroughtforwardintheTDOZMAwherethepreviouszoningcategoryhasbeenmaintained.

Transit district overlay ZonesTDOZsmaybeincludedinaTDOZMA.However,theflexiblenatureofthesezonesrequiresabasicplanofdevelopmenttobesubmittedthroughthezoningapplicationprocessasazoningmapamendmentinordertoevaluatethecomprehensivedesignproposal.Thebasicplanidentifieslandusetypes,quantities,andrelationships.ItistheonlylegaltoolthroughwhichaTDOZcanberecognizedaspartoftheZoningOrdinance.Anapplicationmustbefiled,includingthebasicplan,andthePlanningBoardmusthaveconsideredandrecommendedapprovalofthezoningapplicationinorderfortheTDOZtobeincludedwithintheTDOZMA.Duringthecomprehensiverezoningandbeforethesubmissionofsuchproposals,propertymustbeclassifiedinaconventionalzonethatprovidesanappropriatebasedensityfordevelopment.Intheory,thebasedensityzoneallowsforanacceptablelevelofalternativedevelopmentshouldtheownerchoosenottopursuethefulldevelopmentpotentialindicatedbythesectorplan.(SeeSection27-223(b),Section27-225(b)(1),Section27-226(a)(2),andSection27-226(f )(4)).

Comprehensive rezoning ChangesToimplementthedevelopmentpoliciesandlanduserecommendationscontainedintheNewCarrolltonTDDP,manyparcelsoflandhavebeenrezonedtobringthezoningintoconformancewiththeapprovedTDDP.Thecomprehensiverezoningprocess(viatheTDOZMA)isthebestwayforthepublicsectortoachievethis.Therefore,theTDOZMAhasbeenapprovedasanamendmenttotheofficialzoningmap(s)concurrentlywiththeTDDP.


TheTDOZMAincludes16zoningchangesthataffect186propertieswithintheNewCarrolltonTDOZ.TheTDOZwillensurethatthedevelopmentoflandaroundtheNewCarrolltonMetroStationmeetsthegoalsestablishedintheNewCarrolltonTDDP.

Thezoningchangeswillresultinanewzoninginventoryforthearea(seeTable2:ExistingandNewZoningInventory).Specificchangestoexistingzoningareshownonthefollowingmaps.Thesemapsareincludedforillustrativepurposesonly.The1”=200’scaleamendedzoningmapsrepresenttheofficialzoningboundaries.

Mixed‑Use Zoning recommendationsImplementationofthelong-rangelanduserecommendationsoftheNewCarrolltonTDDPfortransit-orienteddevelopmentwillrequiremixed-usezoningtechniquesandform-baseddevelopmentcontrols.TheZoningOrdinancecontainsseveralmixed-usezoningcategories.TheyincludetheDevelopmentDistrictOverlayZone(DDOZ),TransitDistrictOverlayZone(TDOZ),Mixed-Use-TransportationOriented(M-X-T)Zone,Mixed-UseInfill(M-U-I)Zone,Mixed-UseTownCenter(M-U-TC)Zone,andComprehensiveDesignZones(CDZs).Unfortunately,noneofthesezonescombinesuse,design,andadministrativeregulationsinamannerthatwilleffectivelyachievethecharacterandvisionrecommendedbytheTDDP.Thesezoneseitherrequirepropertyownerapplication,havebecomeunwieldytoadminister,orarenotsuitabletechniquestoachievetheenvisionedcharacterforfuturedevelopmentwithintheTDOZ.

Theplanrecommendsthatanappropriatesetofmixed-use,form-basedzoningcategoriesortechniquesbepreparedtocreateaneffectiveandefficientsetofregulations.Thesenewormodifiedregulationswillhelptoimplementthemixed-use,pedestrian-andtransit-orienteddevelopmentpatternsrecommendedbythe2002GeneralPlanandrecenttransitdistrictdevelopmentplans,includingtheNewCarrolltonTDDP.

Subtitle27A.UrbanCentersandCorridorNodesisthenewmixed-usezoningtoolthatwasenactedbytheDistrictCouncilin2010(CR-1-2010).Itwillimplementthepolicyrecommendationsofthe2002GeneralPlanandrecentplansincludingBladensburg-NewCarrolltonandLandover,streamlineandstandardizeregulationsandprocesses,andsupplementorreplaceexistingmixed-usezones.Asfuturedevelopment

Table 2

Existing and New Zoning Inventory (in acres) New Carrollton TDDP/TDOZ

Zone Existing Zoning New Zoning Net Change

M-X-T 73.71 254.0 180.2R-55 87.7 65.4 -22.4R-T 6.6 6.6 0.0R-18 37.6 20.8 -16.8C-2 12.5 0.0 -12.5C-O 12.8 32.1 19.3R-H 1.1 0.0 -1.1R-10 0.0 13.9 13.9C-S-C 76.9 38.0 -38.8I-1 136.4 1.4 -135.0O-S 0 15.1 15.1Source:M-NCPPCNote:Allacreageisapproximate.


Map 17. Summary of Approved Zoning Changes


occurswithintheNewCarrolltonTDOZ,certainprovisionsofSubtitle27Amaybeappliedtofine-tunethedevelopmentrequirementsforpermittedusesthatareconsistentwiththeNewCarrolltonTDDP’svisionfortransit-orienteddevelopment.

Anotherfactoristhe2010Subregion 4 Approved Master Plan and Sectional Map Amendment.TheTDOZ’sGardenCityneighborhoodandaportionofitsMetroCoreneighborhoodlieinsidetheSubregion4boundary.M-NCPPCmayapplycertainprovisionsofSubtitle27AatselectedlocationswithintheSubregion4SMA,includingtheabove-referencedportionsoftheNewCarrolltonTDOZ,toguidefuturemixed-usedevelopmentthatisconsistentwiththeSubregion4masterplanvision.

Inaccordancewiththeabove-citedrecentplanningandzoningchanges,theapprovedNewCarrolltontransitdistrictoverlayzoningmapamendment(TDOZMA)reclassifiesanumberofpropertiesintotheM-X-TZone,includingsomecommercialpropertiesalongAnnapolisRoadandmostoftheI-1-zonedpropertiesintheexistingGardenCitybusinesspark.Inaddition,theTDOZMAreclassifiessomelow-densityCommercialShoppingCenter(C-S-C)usesonAnnapolisRoadthatarenotatmajorintersectionsintomedium-tohigh-densitymultifamilyresidentialzones(R-18andR-10).

Approved Map AmendmentsMap17.SummaryofApprovedZoningChanges,depictstheapprovedzoningrecommendationsfortheNewCarrolltonTDOZ(seepage67).Thedetailedapprovedzoningmapamendmentsareasfollows:

Change Number

Zoning Change Area of Change (acres)

Approved SMA/ZMA/SE 200’ Scale Index MapNumber Date

1 I-1toO-S 2.3 N/A N/A 206NE07UseandLocation:UndevelopedlandlocatedonthesoutheastcornerofGardenCityDriveandCorporateDrive.Discussion:RezoningfromtheI-1ZonetotheO-SZonewillhelptopreservethispropertyasanattractiveopenspace.Itspreservationwillhelptoimplementtheplan’svisionofanenhancedgreeninfrastructure/openspacesystemfortheredevelopedGardenCityneighborhood.

Use Address Location Legal Description Tax Account

Undevelopedland GardenCityDrive,MD0-0000

052A2 Parcel:18 2234847


Change Number 1 (see zoning change on preceding page)


Change Number Zoning ChangeArea of Change (acres)


2

C-OtoO-SM-X-TtoO-SR-55toO-STotal

.42.46.89.6

TDOZMA 1989 206NE07

Discussion:RezoningfromtheC-O,M-X-TandR-55ZonestotheO-SZonewillhelptopreservethisareaasanattractiveopenspace.Itspreservationwillalsohelptoimplementtheplan’svisionofagreenbuffertohelpprotecttheWestLanhamHillsandHansonOaksneighborhoodsfrompotentialimpactsthatmightresultfromfuturedevelopmentattheNewCarrolltonMetroStation.Use Address Location Legal Description Tax Account

Stormwaterpond 000000ELLINRD,MD20784-0000 051F2

Metroview,Plat1ParcelA

2276830

Undevelopedland000000DAVENPORTRD,HYATTSVILLE,MD20784-0000

051F2 PTPAR128EQ.1043AC 2242295

UndevelopedlandARDWICKARDMORERD,HYATTSVILLE,MD20784-0000

051F2ARDWICK-MITCHELLSSUB,FRTPTLTS1-5&ADJ6250SFABNDEQ.4273ACL7207F400,Block19

2273316

UndevelopedlandARDWICKARDMORERD,HYATTSVILLE,MD20784-0000

051F2ARDWICK-MITCHELLSSUB,FRTPTLTS6.7.8&ADJ3750SFABNDEQ32948SFL7207F400,Block19

2273324

UndevelopedlandDECATURRD,HYATTSVILLE,MD20784-0000

051F2WESTLANHAMHILLS,LOT1EX2111SQFT&LOT2EX1619SQFTTOPGCO,Block116

2205029


051F2WESTLANHAMHILLS,LOT3EX2202SQFT&LOT4EX2669SQFTTOPGCO,Block116

2205037


051F2WESTLANHAMHILLS,LOT5EX3135SF&LT6EX3601SFTOPGCO,Block116

2205045


051F2WESTLANHAMHILLS,LOT7EX4067SF&LOT8EX4534SFTOPGCO,Block116

2205052


051F2WESTLANHAMHILLS,LOT9EX5389SFTOPGCO,Block116

2205060

Undevelopedland 000000ELLINRD,MD0-0000 051F2 METROVIEW,PLAT1PARCEL

B 2276848

Undevelopedland000000ELLINRD,HYATTSVILLE,MD20784-0000

051F2 STRFR#225500896/97,Parcel236 3018421

Undevelopedland000000ELLINRD,HYATTSVILLE,MD20784-0000

051F2 STRFR#227682296/97,Parcel237 3018439

UndevelopedlandELLINRD,HYATTSVILLE,MD20784-0000

051F2 PTPARAEQ.2438AC,Block116 2276814

UndevelopedlandTriangularparcellocatedoffofEllinRoadsurroundedbyTaxAcct#2276814

051F2 Notavailable Notavailable



051F2WESTLANHAMHILLS-RESUB,PTLT24EQ.1219ACPERSURVEY,Block116

2209914


051F2WESTLANHAMHILLS-RESUB,REARPTLT25EQ.1277AC,Block116

2205367

Undevelopedland000000EMERSONPL,HYATTSVILLE,MD20784-0000

051F1 PTPAR49TRSDT09/09/92SB01/02/86L6246F748 2205375

Change Number 2 (see zoning changes on preceding page)


Change Number



3 I-1toC-O 27.6 N/A N/A 206NE07206NE08

Discussion:RezoningfromtheI-1ZonetotheC-OZonewillallowforredevelopmentofthesepropertieswithhigher-quality,moreintensivecommercialofficeuses.Thenewdevelopmentwillhelpimplementtheplan’svisionforattractive,pedestrian-friendlycommercialofficedistricts.Itwillalsohelptobufferadjacent,mixed-useresidentialneighborhoodsfromthetrafficnoisegeneratedbyJohnHansonHighway(US50),CapitalBeltway(I-95/I-495),andMetrorail/Amtrak/MARCrailoperations.

Use Address Location Legal Description Tax Account

Undeveloped ARDMORERD,MD20785-0000(SEquadrantofCorporateDriveintersection)

052A2 3.3798ACCOMBFR2262871,22384182242519APPR&CORRPERSRVMCF02,Parcel122

2253250

Officecommercial

8201CORPORATEDR,LANDOVER,MD20785-0000

052B2 METROEAST-RESUB,Block:C,Lot:3

3479508

Parkinglot 8331CORPORATEDR,LANDOVER,MD20785-0000


3479516

Officecommercial



3479524

Officecommercial

PROFESSIONALPL,MD20785-0000

052B1 METROEAST,Block:A,Lot:3

2223808

Officecommercial

8200PROFESSIONALPL,LANDOVER,MD20785-0000


2223741

Officecommercial



2223782

Undeveloped GARDENCITYDR,LANHAM,MD20706-0000

052A3 Parcel:13 2253904

Undeveloped CRITTENDENPL,MD0-0000

052B1 LANHAMACRES,BlockE,PARTOFLOT4

2209799



2209781



2209773


Change Number



4 I-1toM-X-T 62.3 N/A N/A206NE08

Discussion:RezoningfromtheI-1ZonetotheM-X-TZonewillallowforredevelopmentofthesepropertieswithmixedresidential,retailandofficeuses.Thenewdevelopmentwillhelpimplementtheplan’svisionofavibrant,pedestrian-friendly,mixed-useneighborhoodinGardenCity.Use Address Location Legal Description Tax Account

Metroparkinglot

ARDMORERD,MD0-0000(boundedbyGardenCityandCorporateDrive)


2253250

Undeveloped ARDMORERD,MD0-0000(boundedbyJohnHansonHighwayandCorporateDrive)


2253250

Undeveloped ARDMORERD,MD0-0000(triangularlotoffofCorporateDrive)


2253250

Officecommercial


052B2 METROEAST,Block:B,Lot:12

2223824

Undeveloped 8050CORPORATEDR,LANDOVER,MD20785-0000

052B2 METROEAST,CORRINLANDAREA2004,Block:B,Lot:11

2223816

Officecommercial


052B2 METROEAST-RESUB,Block:B,Lot:6-A

2223857

Hotel 8330CORPORATEDR,LANDOVER,MD20785-0000

052B2 METROEAST-RESUB,Block:B,Lot:9

2223865

Officecommercial


052B2 METROEAST-RESUB,Block:B,Lot:10

2223873

Officecommercial


052B1 METROEAST,Block:B,Lots:1&2

2223758

Officecommercial


052B1 METROEAST,Block:B,Lot:8 2223832

Officecommercial

4301GARDENCITYDR,LANDOVER,MD20785-0000

052A1 METROEAST,(7/1/09REACORRFINWCHG),Block:B,Lot:4

2223774

Officecommercial


052A1 METROEAST,Block:B,Lot:3 2223766


Change Number



5 I-1toM-X-T 43 N/A N/A 207NE07206NE07

Discussion:RezoningfromtheI-1ZonetotheM-X-TZonewillallowforpotentialair-rightsdevelopmentofmixed-usecommercial,retail,andinstitutionalusesovertheexistingMetrorailstorageandinspectionyard.Alternately,intheeventthatWMATAchoosestorelocatethisfacilitytoaccommodateapossibleextensionoftheMetroOrangeLine,theresultingbrownfieldsitecanberedevelopedwithmixeduses.Thenewdevelopmentwillhelpimplementtheplan’svisionofanattractive,mixed-useactivitycenteradjacenttotheMetrostation.Use Address Location Legal Description Tax Account

SHAmaintenanceyard


044B4 METRO-LINERSTATIN(2.99ATO3970985STR09),Parcel192

2261691

SHAmaintenanceyard


052B1 Parcel114 2261709

Metrorailyard


044B4 NEWFROM2261691STR09,Parcel:273

3970985

Metrorailyard

COBBRD,MD0-0000 052B1 Parcel34 2275790

Metrorailyard


052B1 Parcel:115 2238392

Metrorailyard

CAPITALBELTWAY,MD0-0000

052B1 Parcel:115 2238400

Metrorailyard


052A1 PAR112&PAR113 2209765

Metrorailyard

GARDENCITYDR,MD0-0000

052A1 Parcel:272 2275782

Metrorailyard


052A1 NEpartofparcel36 2275618


Change Number



6 M-X-TtoO-SR-HtoO-S

Total

0.81.01.8

N/A N/A 206NE07

Discussion:RezoningfromtheM-X-TandR-HZonestotheO-SZonewillhelptopreservethesepropertiesasattractiveopenspace.Theirpreservationwillhelptoimplementtheplan’svisionofanenhancedgreeninfrastructure/openspacesystemfortheNorthHillsideresidentialneighborhood.Use Address Location Legal Description Tax Account

Stormwaterpond

ELLINRD,LANHAM,MD20706-0000

052A1 WESTLANHAMHILLS,Block:7,Lot:1

2205078

Stormwaterpond



2205086

Stormwaterpond



2205094

Stormwaterpond



2205102

Stormwaterpond



2205110

Stormwaterpond

Unknown(locatedbetweenLots5and6)

052A1 Notavailable Notavailable

Stormwaterpond



2205128

Stormwaterpond



2205136

Stormwaterpond



2205144

Stormwaterpond



2205151


Change Number



7 C-2toR-18C-OtoR-18

C-S-CtoR-18Total

6.12.40.59

A-4262A-4267SE-1147 1965

206NE07

Discussion:RezoningfromtheC-2,C-O,andC-S-CZonestotheR-18Zonewillallowforredevelopmentofthesepropertieswithmedium-density,multifamilyresidentialuses.Thenewdevelopmentwillhelpimplementtheplan’svisionofanattractivemultifamilyresidentialcommunityalongAnnapolisRoad(MD450)betweenVeteransParkway(MD410)andRiverdaleRoad.Use Address Location Legal Description Tax Account

Cardealership 7710ANNAPOLISRD,HYATTSVILLE,MD20784-0000

051E1 CHRYSLERS,IMPSPARCELBMTC10-0454,ParcelB

2257087

Cardealership 7666ANNAPOLISRD,HYATTSVILLE,MD20784-0000

051E1 IMPSNRLANHAM,Parcel:122

2200483

Gasstation 7666ANNAPOLISRD,HYATTSVILLE,MD20784-0000

051E1 WESTLANHAMESTATES-CROWNSADDN,IMPSPARCELAPTA1207-09,Parcel12

2198257

Church 7731FINNSLN,LANHAM,MD20706-0000

051F1 TIMBERLAKE,ParcelD 2257095

Commercial 7729FINNSLN,LANHAM,MD20706-0000

051F1 Parcel:23 2201937


051F1 Parcel:22 2201945


051F1 Parcel:22 2201945


Change Number



8 R-55toR-18C-S-CtoR-18

Total

0.83.34.1

SE-1288SE-3546SE-3542SE-3838

1999 206NE07

Discussion:RezoningfromtheC-S-CandR-55ZonestotheR-18Zonewillallowforredevelopmentofthesepropertieswithhigher-density,multifamilyresidentialuses.Thenewdevelopmentwillhelpimplementtheplan’svisionofanattractivemultifamilyresidentialcommunityalongAnnapolisRoad(MD450)betweenVeteransParkway(MD410)andRiverdaleRoad.Use Address Location Legal Description Tax AccountRadioShackandparkinglot

7700FREDERICKRD,HYATTSVILLE,MD20784-0000

051E1 WESTLANHAMHILLS,Block:103,LOTS18&19

2178747

Gasstation 7703ANNAPOLISRD,HYATTSVILLE,MD20784-0000

051F1 LANHAMKNOLLS-GENTILESADDN,PARCELAEX297SQFT

2204816

House 7702GARRISONRD,HYATTSVILLE,MD20784-0000

051F1 ARDWICK-MITCHELLSSUB-RESUB,Block:66,Lot:22

3240462



3240454



3240447

Undeveloped GARRISONRD,HYATTSVILLE,MD20784-0000

051F1 ARDWICK-MITCHELLSSUB,PTLTS2&3(AREACHGPERSURVEY94)PTA604-097/1/09,Block:66

2209617

OneStopcommercial

7705ANNAPOLISRD,LANHAM,MD20706-0000

051F1 LANHAMKNOLLS,.067AEQABNDPTFOXHALLDR,Block:A,Lot:2

2169878

Popeye’s 7711ANNAPOLISRD,LANHAM,MD20706-0000

051F1 LANHAMKNOLLS,LOT1EX4811SFADJNELINELOT2,Block:A

2237923

Popeye’s ANNAPOLISRD,LANHAM,MD20706-0000

051F1 LANHAMKNOLLS,30SQFTLOT1ADJNELINELOT2,Block:A

2169886

Tailor/DryCleaners

7405HARKINSRD,LANHAM,MD20706-0000

051F1 LANHAMKNOLLS,L6177F719,Block:A,Lot:3

2222727

KFC 7731ANNAPOLISRD,LANHAM,MD20706-0000

051F1 LANHAMKNOLLS,LOT15EX1032SQFTTOPGCO,Block:B

2248698

KFC 000000HARKINSRD,LANHAM,MD20706-0000

051F1 LANHAMKNOLLS,LOT14EX350SFTOPGCO,Block:B

2248680

KFC HARKINSRD,LANHAM,MD20706-0000

051F1 LANHAMKNOLLS,PTLT11EX151SFLOT12EX350SF&LOT13EX350SFTOPGCO,Block:B

2248672

Gasstationandconveniencestore

ANNAPOLISRD,LANHAM,MD20706-0000

051F1 WESTLANHAM,Block:B,Lot:1 2212066


ANNAPOLISRD,LANHAM,MD20706-0000








9

C-2toR-10C-OtoR-10

C-S-CtoR-10Total

6.3512588.2244561.40845415.984168

SE-3808SE-1330SE-3947SE-1238

205NE07206NE07

Discussion:RezoningfromtheC-2,C-O,andC-S-CZonestotheR-10Zonewillallowforredevelopmentofthesepropertieswithhigh-density,multifamilyresidentialuses.Thenewdevelopmentwillhelpimplementtheplan’svisionofanattractivemultifamilyresidentialcommunityalongAnnapolisRoad(MD450)betweenVeteransParkway(MD410)andRiverdaleRoad.Use Address Location Legal Description Tax Account

Office7740FINNSLN,LANHAM,MD20706-0000

043F4FINIANSCOURT-PINEINVESTMENTCORPORATIONADDN,PARCELA

2200459

Office7726FINNSLN,LANHAM,MD20706-0000

043F4FINIANSCOURT-PINEINVESTMENTCORPORATIONADDN,IMPSPARCELA

2248045

PrinceGeorge’sCountyparkinglot

FINNSLN,LANHAM,MD20706-0000

043F4 FINIANSCOURT,Lot:1 2274728

PrinceGeorge’sCountyparkinglot


043F4 FINIANSCOURT,Lot:2 2274736

Undeveloped/street7718FINNSLN,LANHAM,MD20706-0000

043F4 ParcelB 2270775

PrinceGeorge’sCountyoffice


043F4 FINIANSCOURT,Lot:3 Notavailable

Gasstationandservicecenter


043F4 SUNOCOOFPA-RESUB,IMPSPARCELC 2267847

Laundromat7800ANNAPOLISRD,LANHAM,MD20706-0000

043F4 SUNOCOOFPA-RESUB,IMPSPARCELD 2267839

Retail7900ANNAPOLISRD,LANHAM,MD20706-0000

043F4

ANNAPOLISROADHUMBLEOIL&REFINCOPROP,PARCELATDTS/B7/2/96L10878F056

2199701

Retail7970ANNAPOLISRD,LANHAM,MD20706-0000

043F4 CARROLLTONREALTYSUB,Lot:5 2182590

Liquorstore7904ANNAPOLISRD,LANHAM,MD20706-0000

043F4ANNAPOLISROADHUMBLEOIL&REFINCOPROP,.2237ACEQPTPARB

2171403

Carrental7998ANNAPOLISRD,HYATTSVILLE,MD20784-0000

043F4CARROLLTONREALTYSUB,CERTOFCONVEYANCE7/28/09,Lot:6

2182608

Cardealership8100ANNAPOLISRD,HYATTSVILLE,MD20784-0000

043F4 BURTONSUBDIVISION,PARCELA 2180891


Change Number Zoning Change Area of Change

(acres)Approved SMA/ZMA/SE 200’ Scale

Index MapNumber Date

10

R-55toM-X-TC-OtoM-X-T

C-S-CtoM-X-TTotal

7.80.727.836.3

SE-3486SE-1632SE-529SE-3554SE-548SE-2169SE-1629SE-3095

SMA

1969

1994

206NE07207NE07

Discussion:RezoningfromtheR-55,C-O,andC-S-CZonestotheM-X-TZonewillallowforredevelopmentofthesepropertieswithmixedcommercialandretailuses.Thenewdevelopmentwillhelpimplementtheplan’svisionofanattractive,pedestrian-friendly,mixed-usecommercialdistrictalongAnnapolisRoad(MD450)betweenWestLanhamDrive/HarkinsRoadand85thAvenue.Use Address Location Legal Description Tax AccountGasstationandconveniencestore

8461ANNAPOLISRD,HYATTSVILLE,MD20784-0000

044A4 BECKETTPROPERTY,PARCELA 2184471

Shoppingcenter8301ANNAPOLISRD,HYATTSVILLE,MD20784-0000

044A4 CARROLLAN,PARCEL6 2193860

Gasstationandservicecenter


044A4 DOWNESPROPERTY,PARCELEQ19600.00SQFT 2221141

Bankanddrugstore


044A4CARROLLAN,PARCEL10(ENTIREIMPSRAZEDFOR4/1/03)(TOWNANNEX06)

2184109

Church8001ANNAPOLISRD,HYATTSVILLE,MD20784-0000

043F4 EPISCOPALCHURCHPROPERTY,PARCELA 2254696

Shoppingcenter 7933ANNAPOLISRD,LANHAM,MD20706-0000 043F4 DEFENSESHOPPING

CENTER,PARCELA 2219715

Auto-relatedservice

7911ANNAPOLISRD,LANHAM,MD20706-0000 043F4

STEUARTPETROLEUMCOPROPERTY,PARCELEQ13721SQFT

2262152

Fastfood 7903ANNAPOLISRD,LANHAM,MD20706-0000 051F1

WESTLANHAM,LOTS2&3LIBER7666FOLIO90&93L7760F285

2172161

Officeandparkinglot

7901ANNAPOLISRD,LANHAM,MD20706-0000 051F1 WESTLANHAM,Block:A,

LOT1,4,5,6 2209187

Undeveloped 7708CROSSST,LANHAM,MD20706-0000 051F1

WESTLANHAM,(ENTIMPSRAZED3/1/09),Block:A,Lot:7

2269892



2207397



2211381



2199941




2221778

House 7800CROSSST,LANHAM,MD20706-0000 051F1 WESTLANHAM,Block:A,

Lot:12 2213189



2173896


WESTLANHAM,(ENTIREIMPSRAZED12/1/08),Block:A,Lot:14

2270577

Undeveloped 7808CROSSST,LANHAM,MD20706-0000 051F1 WESTLANHAM,Block:A,

Lot:15 2226074



2226066



2253219

Undeveloped 7812CROSSST,LANHAM,MD20706-0000 052A1


2210441



2202026


WESTLANHAM,(ENTIREIMPSRAZED1/1/09),Block:D,Lot:7

2251759



2204741



2204733



2227049



2177798

Undeveloped 7801CROSSST,LANHAM,MD20706-0000 051F1 WESTLANHAM,LTS1&2

(ENTIMPSRAZED3/1/09) 2245298

Undeveloped CROSSST,LANHAM,MD20706-0000 051F1 WESTLANHAM,Block:C,

Lot:9 2192581


WESTLANHAM,(ENTIMPSRAZED3/1/09)Block:C,Lot:8

2192573



2173961



2273076



2219814


Undeveloped CROSSST,LANHAM,MD20706-0000 051F1 WESTLANHAM,LTS3&4 2209278



2209260



2209328


Change Number 10 (see zoning changes on preceding pages)





11 C-S-CtoM-X-T 1.5 N/A N/A 206NE07Discussion:RezoningfromtheC-S-CZonetotheM-X-TZonewillallowforredevelopmentofthesepropertieswithmixedresidential,retail,andofficeuses.Thenewdevelopmentwillhelpimplementtheplan’svisionofanattractive,pedestrian-friendlymixed-useresidentialdistrictalongAnnapolisRoad(MD450)betweenFinn’sLaneandWestLanhamDrive.Use Address Location Legal Description Tax Account

Checkcashing/moneytransfer


051F1

TIMBERLAKEPROP,PTPARCELA&PARCELCEX993SFNAMECORPERDEEDL4934F514

2178234

Conveniencestore/pawnshop


051F1TIMBERLAKEPROP,PTPARCELANAMECORRPERDEEDL4934F514

2178192

Drycleaners/autoservicecenter


051F1TIMBERLAKEPROP,PTPARCELBNAMECORRPERDEEDL4934F514

2178184


Change Number



12 R-18toM-X-T 29.4 N/A N/A 206NE07207NE07

Discussion:RezoningfromtheR-18ZonetotheM-X-TZonewillallowforredevelopmentofthesepropertieswithmixedresidentialandlimitedcommercialuses.Thenewdevelopmentwillhelpimplementtheplan’svisionofanattractiveandpedestrian-friendlyneighborhoodinNorthHillside.Use Address Location Legal Description Tax Account

Multi-family 530985THAVE,HYATTSVILLE,MD20784-0000





052A1 CARROLLAN,PTPAR2EQ7.6177AC

2180008

Multi-family 5400-546485THAVE,HYATTSVILLE,MD20784-0000

044A4 CARROLLANGARDENSCONDO

225condominiumunits



Approved SMA/ZAPS/SE 200’ Scale Index MapNumber Date

13R-55toM-X-TC-OtoM-X-T

Total

6.23.810.0

TDOZMA 1989 206NE07

Discussion:RezoningfromtheR-18andC-OZonestotheM-X-TZonewillallowforredevelopmentofthesepropertieswithmixedhigh-risecommercialandretailusesalongwithanewintermodaltransitplaza.Thenewdevelopmentwillhelpimplementtheplan’svisionofadistinctivemixed-useurbanplaceandintermodaltransportationcenterattheMetrostation.Use Address Location Legal Description Tax AccountUndeveloped(publicutility)

ELLINRD,HYATTSVILLE,MD20784-0000 051F2 PUBLICUTILITYOPERATING

PROPERTY,Parcel:230 2249308

Substation ELLINRD,HYATTSVILLE,MD20784-0000 051F2

POTOMACELECTRICPOWERCOPROPERTY,PARCELAEX.1603ACPUBLICUTILITYOPERPROPERTY

2249282

Substation ELLINRD,HYATTSVILLE,MD20784-0000 051F2 POTOMACELECTRICPOWERCO

PROPERTY,PARTOFPARCELA 2249290

Undeveloped(publicutility)

ELLINRD,HYATTSVILLE,MD20784-0000 051F2

.5228ACBETSEC5.6WESTLANHAMHILLS&PARRPUBUTLTYOPERPROP,Parcel:31

2249274

NewCarrolltonMetrostation

ELLINRD,HYATTSVILLE,MD20784-0000 052A2

2.0987ACBETSEC5.6WESTLANHAMHILLS&PARR,Parcel:220

2227957

NewCarrolltonMetrostationparkinglot

ELLINRD,LANHAM,MD20706-0000 052A1 WESTLANHAMHILLS,LIBER5112

FOLIO239,Block:7,Lot:27 2205342
































ELLINRD,LANHAM,MD20706-0000 052A1 Parcel:12 2205235


00000085THAVE,HYATTSVILLE,MD20784-0000

052A1 WESTLANHAMHILLS,LIBER5112FOLIO239,Block:7,Lot:16 2205227











14 C-S-CtoM-X-T 0.7 N/A N/A 206NE07Discussion:RezoningfromtheC-S-CZonetotheM-X-TZonewillallowforredevelopmentofthesepropertieswithmixedresidential,retail,andofficeuses.Thenewdevelopmentwillhelpimplementtheplan’svisionofanattractive,pedestrian-friendlymixed-usenodealongAnnapolisRoad(MD450)atitsintersectionwith77thAvenueandGarrisonRoad.Use Address Location Legal Description Tax Account

Commercial7701GARRISONRD,HYATTSVILLE,MD20784-0000

051E1 WESTLANHAMHILLS,NWPTPARCELA,Block:103 2204774

Commercial7703GARRISONRD,HYATTSVILLE,MD20784-0000

051E1WESTLANHAMHILLS,18000SQFTADJNWPTPARCELA,Block:103

2212322





15 C-S-CtoC-O 0.3 N/A N/A 206NE07Discussion:RezoningfromtheC-S-CZonetotheC-OZonewillallowforanexpansionoftheexistingofficeuseontheadjacentC-Oparcel.Thenewdevelopmentwillhelpimplementtheplan’svisionofattractive,pedestrian-friendly,mixed-usecommercialusesalongAnnapolisRoad(MD450)atitsintersectionwith77thAvenueandGarrisonRoad.Use Address Location Legal Description Tax Account

ParkingLotGARRISONRD,HYATTSVILLE,MD20784-0000

051E1WESTLANHAMHILLS,14925SQFTEQPTOFSEPTPARA,Block:103

2172476





16 R-55toM-X-T 0.2 N/A N/A 206NE07Discussion:RezoningfromtheR-55ZonetotheM-X-TZonewillallowforredevelopmentofthispropertywithmixedresidential,retail,andofficeuses.Thenewdevelopmentwillhelpimplementtheplan’svisionofanattractive,pedestrian-friendlymixed-usedistrictalongAnnapolisRoadbetween85thAvenueandWestLanhamDrive.Use Address Location Legal Description Tax Account

Undevelopedland

5302WESTLANHAMDR,LANHAM,MD20706-0000

051F1WESTLANHAM,(ENTIREIMPSRAZED4/1/09),Block:B,Lot:6

2225423


Map 18. Approved Zoning Map


development strategyPhasing and implementationTheNewCarrolltonTDDPenvisionsredevelopmentoftheMetrostationareatakingplaceoveran18-to20-yearperiodbeginningin2010.ThesequenceofdevelopmentisprojectedtobeginwiththeMetroCore(northside),followedbytheAnnapolisRoadCorridor,MetroCore(southside),andGardenCity.AcriticalpartoftheredevelopmentoftheTDOZwillbetherenovationandupgradingoftheMetrostationitselftoprovideanenhancedpedestrianlinkbetweendevelopmentonbothofitssides.

TheplanrecognizestheWMATAJointDevelopmentProgramastheappropriatevehiclefortheredevelopmentofWMATA-ownedjointdevelopmentsitesintheMetroCorearea.Inaddition,thenorthportionoftheMetroCoreconsistsofseverallargeparcelsunderamixtureofpublicandprivateownership.Forthesereasons,theredevelopmentofthenorthportionoftheMetroCoreareaisseenasoccurringfirst,generallybetween2010and2015.TheplannedconstructionofthePurpleLinelightrailtransitlinebeginningin2013or2014willfurtherenhancetheredevelopmentofthisarea.

TheAnnapolisRoadCorridorisseenasthenextsiteofredevelopmentactivity,withredevelopmentgenerallytakingplacebetween2013and2018.TheplanenvisionsspilloverdemandresultingfromtheongoingredevelopmentoftheMetrostationanditsimmediateenvirons.

TheMetroCore’ssouthernportionconsistsentirelyoflargeparcelsunderpublicownership.TheimplementationaladvantagesofthisfactarepartiallynegatedbytherelativeisolationoftheareafromotherpartsoftheTDOZandthesurroundingcountybyJohnHansonHighway(US50)andthesharedMetrorail/Amtrak/MARCrailalignment.TheexistenceofwetlandsattheintersectionofGardenCityDriveandCorporateDrivealsoimposesconstraintsonthepotentialforredevelopmentofstate-ownedlandsinthatarea.Forthesereasons,theredevelopmentoftheMetroCore’ssouthernportionisseenastakingplacebetween2015and2020.


Map 19. Illustrative TDOZ Neighborhood Development Phasing Plan


TheGardenCityneighborhoodposesthegreatestredevelopmentchallenges.ItislocatedfartherfromtheMetrostationthananyotherneighborhoodintheTDOZarea.Inaddition,theareaconsistsofanumberoflargeparcelsthatarealmostentirelyunderprivateownership.Finally,theareaiscurrentlyafunctionallyobsoleteandunattractivesuburbanofficeparkwithnondescriptofficeblockssurroundedbyacresofsurfaceparkinglots.Nevertheless,theplanenvisionstheGardenCityareabecomingamoreviableredevelopmentsiteasredevelopmentelsewhereintheTDOZpushespropertyvaluesuptothepointwherepropertyownersmayfinditmoreprofitabletoredeveloptheirpropertiesorselltodeveloperswhoareseekingredevelopmentopportunitiesinthearea.Accordingly,redevelopmentoftheGardenCityareaisenvisionedastakingplacebetween2019and2028.Map19.IllustrativeTDOZNeighborhoodDevelopmentPhasingPlan,illustratesthelocationandsequenceofproposedphaseddevelopmentintheTDOZarea.

ThereaderisadvisedthatthetimingofredevelopmentwithintheNewCarrolltonTDOZcanonlybeestimatedatthispoint.AgreatdealdependsoncontinuingdevelopmentmarkettrendswithinPrinceGeorge’sCounty,themetropolitanWashingtonregion,andtheUnitedStates/globaleconomiesasawhole.AnotherfactorthatmustbetakenintoaccountisthepossibilitythatkeypropertyownersmayhaveplansfortheirsitesthatcouldsignificantlyimpacttheoveralldevelopmenttimetableproposedfortheNewCarrolltonTDOZarea.WhileredevelopmentoftheNewCarrolltonTDOZareaisunlikelytotakeplaceinashortertimeframeeveninthebestofeconomicconditions,aneconomicdownturncouldextendredevelopmentoftheNewCarrolltonTDOZareawellpast2030.ThetimelineillustratestheproposedtimingofdevelopmentineachTDOZneighborhoodbetween2010and2028.

engineering Assessment of Proposed Vehicular Crossings of shared rail AlignmentPartofthevisionfortheNewCarrolltonstationareaincludescreatingmoreconnectionstofacilitatestreetactivityandinteractionbetweenlandusesnorthandsouthofthestation.SeveralmajorbarrierssurroundandbisecttheNewCarrolltonTDOZarea:thetraintracksownedbytheWashingtonMetropolitanAreaTransitAuthority(WMATA),Amtrak,andMARC;JohnHansonHighway(US50)tothesouth;theCapitalBeltway(I-95/I-495)totheeast;AnnapolisRoad(MD450)tothenorth;andVeteransParkway(MD410)tothewest.Thesebarrierslimitvehicular,bicycle,orpedestrianaccessintoandwithinthearea.

PBConsult,Inc.,theconsultantsretainedtohelpM-NCPPCpreparethepreliminarydraftNewCarrolltonTDDP/TDOZ,investigatedtheengineeringfeasibilityofseveralnewcrossingsofthesharedrailalignment,US50,andI-95/I-495.Thesecrossingswererecommendedforfurtherstudyinthe2004New Carrollton Transit-Oriented Development Strategy Planning Study.

Ateachlocation,generalizeddatasuchastopography,soilconditions,andutilitieswerecollected,andaconceptualanalysiswasperformedinaccordancewithAmericanAssociationofStateHighwayandTransportationOfficials(AASHTO),MarylandStateHighwayAdministration(SHA),WMATA,andAmtrakdesignstandards.Althoughthisstudyaddressedgeneralfeasibility,moredetaileddataanddesignwouldbeneededtounderstandthespecificconstraintsandopportunitiesateachlocation.

Themostimportantcrossingoptionsconsideredbythestudywereforthesharedrailalignment.TheseincludedproposedcrossingssouthwestofthestationattheAmtrakelectricalsubstation,atHarkinsRoad,atProfessionalPlacejustnortheastofthestation,andatCobbRoadjustwestoftheCapitalBeltway.Bridgeaswellastunneloptionswereassessedfortechnicalfeasibility.TheHarkinsRoadoptionwasfoundtobeinfeasibleaseitherabridgeortunnelcrossingduetotoo-steepgrades.Thesouthwest/substationcrossingwasfoundtobeinfeasibleasabridgecrossing,aswastheProfessionalPlacecrossingoption.OnlytheCobbRoadoptionwasfoundtobetechnicallyfeasibleaseitherabridgeortunnelcrossing.At$18million,thetunneloptionwasfoundtobecheaperthanthebridgeoption($22million).PBConsultrecommendedthe


tunnelcrossingoptioninordertoavoidtheadditionalexpenseofamajornewbridgeandtheneedtorelocateAmtrak’soverheadelectricalcatenaries.

Urban land institute Technical Assistance Panel recommendations for Public improvementsTheengineeringassessmentwasakeyelementofinformationprovidedbyM-NCPPCfortheUrbanLandInstitutetechnicalassistancepanel(ULI/TAP)whichmetinJuly2007toassessthepotentialofthe2004planningstudy’srecommendedpublicimprovementstospurnewdevelopmentintheMetrostation’svicinity.Severalkeyrecommendationsweremade,including:

1. UpgradingtheNewCarrolltonMetroStationtoallowgreaterpedestrianconnectivitybetweentheareasnorthandsouthofthestation.(TherearecurrentlynofundsallocatedintheWMATACapitalImprovementPlanthroughFY 2013forNewCarrolltonstationimprovements).

2. Allowingdevelopmentnorthandsouthofthestationtooccurindependently,ratherthantryingtocreateasingleneighborhoodthatcouldstraddlethesharedrailalignment.

3. Creatinganenhancedpedestrianlinkagethroughthestationthatcouldbelinedwithtraveler-servingretailoutlets.

4. DevelopinganattractivepedestrianaxistoconnectthestationwithafutureiconicofficebuildingtobebuiltintheGardenCityareaneartheUS50/CapitalBeltwayinterchange(theterm“iconicofficebuilding”identifiesthisstructureasalandmarkthatwouldbevisiblefromthenearbyfreeways(US50andI-95/I-495)andfromotherlocationswithin,andoutsideof,theTDOZ).

5. Delayingtheconstructionofvehicularcrossingsofthesharedrailrights-of-wayuntilthelaterstagesofdevelopment,whenenoughadditionaldevelopmentvaluehasbeengeneratedtohelpfundtheseimprovements.

Thefindings,conclusions,andrecommendationsoftheULIpanelwereusedtohelpshapetheupdatedNewCarrolltonTDDP.

improvementsPreliminary Public Facilities Financing PlanApreliminarydraftpublicfacilitiesfinancingplanwaspreparedbyPBConsultforM-NCPPCinordertoprovideanoverviewofpublicfacilitiesneedsfortheNewCarrolltonTDOZ,toestimatethepotentialcostsforthesefacilities,andtopresentalternativesforfinancingtheseimprovements.Highlightsofthatplanarepresentedinthissection.Thereaderiscautioned,however,thatthisinformationispreliminaryatbest,andwillrequiredetailedanalysisinordertoproduceanimplementableplan.Also,nopreliminarycostinformationwasavailablefortheplannedPurpleLinebecausetheMarylandDepartmentofTransportation(MDOT)hadnotselectedapreferredalignmentnordeterminedwhethertheservicewillbebusrapidtransitorlightrailtransitasofNovember2008.

Forthepurposesofthepreliminarypublicfacilitiesfinancingplan,phasingassumptionsweredevelopedbyPBConsult,Inc.,inaccordancewiththephasingrecommendationsoftheJuly2007ULITAPonNewCarrollton.

Thephasingplanassumesthatredevelopmentofeachneighborhoodwouldnotcommenceuntilallparcelsareassembled.Thisstrategyistypicalinrealestatedevelopmentsincehavingallparcelsassembledforaprojectmitigatestheriskthatafullplancannotberealizedbecauseofunforeseenacquisitioncostsortheinabilityto


purchaseallparcels.Thelandacquisitionprocessispresumedtobeginin2008andcontinuethrough2019,uponcommencementofconstructionofthefinalneighborhood,GardenCity.

ImprovingtheexistingstationanddevelopingtheMetroCorebeforetheotherneighborhoodsposesanumberofdistinctadvantages:

1. Investinginthestationwillsendastrongsignaltopotentialdevelopersaboutthestateandcounty’scommitmenttolong-terminvestmentinthearea.

2. Fundingforstationimprovementswouldberelativelystraightforwardthroughfederalformulaandgrantprograms.

3. Developinganargumentforstationenhancementsiseasierthanredevelopmentofanisolatedlight-industryzonetoaresidentialdistrictorastrip-mallcorridortoamixed-usezone.Oncedeveloped,thetransformedstationcouldattractdeveloperinterestintheseotherTDDPneighborhoods.

4. ImplementingpublicimprovementsintheMetroCorewillcostlessthancarryingoutpublicimprovementsintheGardenCityneighborhood,whichrequiresmajorinvestmentsasanewroadnetworkandgreenwaypark.

5. DevelopinganewpublicschoolintheMetroCorewillensurethisfacility’savailabilitytomeetthedemandthatwillresultfromfutureresidentialdevelopmentintheTDOZarea.

FollowingcommencementofMetroCoredevelopment,improvementsalongtheadjacentcommercialcorridor,AnnapolisRoad,shouldbegin.PropertytaxrevenuesfromthiscommercialcorridorwouldbesignificantcomparedtothosegeneratedfromthemoreresidentialGardenCity.Thus,itmaybepossibletosetasidesomeoftheadditionaltaxrevenuegeneratedbythecorridorforuseinmeetinganyfundinggapsinGardenCity,whichwouldrequiresignificantlyhigherexpendituresonpublicfacilities(e.g.,newroadnetwork,elementaryschooltosupportnewpopulation,etc.).

Finally,programmingpublicinvestmentsintheGardenCityneighborhoodtotakeplaceinthelatterstagesofphaseddevelopmentintheTDOZareawillenablethecountytocapitalizeontheincreasedpropertyvaluesgeneratedbynewdevelopmentwithintheMetroCoreandAnnapolisRoadneighborhoods.

Todeterminebyhowmuchtheproposeddevelopmentplanwouldimpactstudyareapropertyvalues,PBConsultdevelopedapropertyvaluemodelusingGISdata,accordingtothefollowingsteps:

1. Createdadatasetofparcelswithinthethreeproposedneighborhoods

2. Estimatedparcelvalueestimationpersquarefoot,bycurrentlanduse

3. Adjustedparceldatasetwithnewproposedlanduses—oldusesarereplacedbynewones

4. Appliednewparcelvaluespersquarefoot,basedonnewlanduses

5. Developedthebaselineforecast,assumingaconservativeonepercentannualpropertyvaluegrowthrate,excludinginflation1

6. DevelopedTDDPpropertyvalueforecast

1 GivenrecentsignificantfluctuationsintherealestatepropertymarketswithintheVA-DC-MDregion,historicpropertygrowthrateshavenotbeenusedasabasisforpropertyvalueforecasts


Thechangesinthebaselinevaluechartsummarizetheresultsofthisanalysis.Basedontheseresults,thetotaladditionalpropertyvaluegrowthresultingfromthemoreintensivelandusesproposedbytheTDDPcouldbeashighas160percent,fromtodaythrough2030.

ThemostcriticalpublicfacilityneedstosupportthedevelopmentofthethreeTDDPneighborhoodsinclude:

1. Publicutilities

2. Streetimprovementsandconstruction

3. Recreationalandopenspace

4. Transitimprovements

5. Improvedwayfindingsystems

6. Schools

Thetotalestimatedcostforthesefacilityimprovementsis$368,930,100(in2008dollars).Assumingacontingencyof40percent,costscouldrunashighas$517,902,140(in2008dollars).Thecostofpublicinfrastructureimprovementschartbreaksoutthecostoftheserecommendedpublicimprovementsbytypeandneighborhood.Theannualexpendituresfortheseimprovementsbytypebetweentheyears2010and2029areshowninthePublicInfrastructureCostsbyTypeandTDOZNeighborhoodchart.

ThepreliminarydraftpublicfacilitiesfinancingplanestimatedthatnewdevelopmentwithintheTDOZareacouldpotentiallygenerateapproximately$115,936,600innewincrementaltaxreceiptsthatcouldbededicatedtopublicfacilitycapitalexpenditureswithintheareaoverthetotal18-to20-yearperiodofredevelopment.Thiswouldleaveafundinggapof$252,993,500.Again,costestimatesfortheproposedPurpleLinecannotbedeterminedatthistimebecauseMDOThadnotselectedafinalalignmentormodeoftransitasofNovember2008.

Table3(Seepage112)showsthephasedbreakoutofprojectedpublicfacilityexpendituresbetween2010and2028fortheMetroCore,AnnapolisRoad,andGardenCityneighborhoods.Table4(Seepage113)depictsthephasedbreakoutofprojectedpublicfacilityexpendituresoveracomparabletimeperiodfortheentireNewCarrolltonTDOZarea.AsTable3indicates,transitexpendituresaremostlyrequiredintheshorttermtorenovatetheNewCarrolltonMetroStationandcarryoutrelatedbusserviceimprovements.Ontheotherhand,streetimprovementexpendituresare“back-loaded”intotheoutyearsofdevelopment(post-2020)primarilybecauseofthenewstreetgridthatwillbeconstructedaspartoftheredevelopmentoftheGardenCityneighborhood.Likewise,expendituresfortheproposednewpublicschoolwouldnotberequireduntilafter2020,whenresidentialbuildoutintheTDOZisexpectedtoprovidethedemandforanewelementaryschool.Finally,publicutilityexpendituresareexpectedtoberequiredbetween2010and2020aspartoftheinfrastructuresupportfornewdevelopmentintheTDOZ.

Anumberoflocalandfederalsourcescouldbetappedtohelpfundtransportationandpublicutilityimprovements.Thelocalsourcescouldalsobetappedtohelpfundrecreation,openspace,andschoolimprovements.Thesefundingsourcesaresummarizedbelow.

1. Tax Increment Financing (TIF)—Sections14-201through14-214oftheMarylandAnnotatedCode,termedthe“TaxIncrementFinancingAct,”allowanycountyormunicipalityinthestate,exceptBaltimoreCity,touseTIFasatooltoissuebondsforfinancingthedevelopmentofindustrial,commercial,orresidentialareaswithoutamendingitscharter.PrinceGeorge’sCountycurrentlyhasataxincrementfinancingdistrictfundsetup,operatedunderthesameguidelinesastheaboveMarylandState


Changes in baseline value of parcels in three TDOZ neighborhoods based on rezoning


Public infrastructure costs by type and TDOZ neighborhood


Phased TDOZ public infrastructure costs by type


Table 3.

Public Facilities Cost Estimates by TDDP Neighborhood Public Facilities Cost Estimates—Metro Core Expenditures between 2010 and 2020StreetImprovements $13,333,300WayfindingSignage 59,700RecreationandOpenSpaceFacilities 35,666,700Transit 53,333,300PublicUtilities 22,448,300Total $124,841,300

Public Facilities Cost Estimates—Annapolis Road (MD 450) Expenditures between 2013 and 2018StreetImprovements $10,833,300WayfindingSignage 30,100RecreationandOpenSpaceFacilities 12,666,700Transit 3,333,300PublicUtilities 1,333,300Total $28,196,700

Public Facilities Cost Estimates—Garden City Expenditures between 2019 and 2028StreetImprovements $131,351,700WayfindingSignage 22,100NewPublicSchool 72,000,000RecreationandOpenSpaceFacilities 4,666,700Transit 3,333,300PublicUtilities 4,518,300Total $215,892,100

Total Public Infrastructure Cost Estimate for New Carrollton TDOZ $368,930,100

Total Cost Estimate Plus 40% Contingency $517,902,140

laws.AllproposalsforfinancingusingTIFdistrictsmustbeapprovedbythePrinceGeorge’sCountyCouncil.Fundsarebasedonaformulasetupindividuallyforeachprojectbasedonthecharacteristicsofthedevelopment.Theprimaryadvantagesofthistoolarethatincrementaltaxrevenuesondevelopmentvaluesgeneratedbyinfrastructureimprovementsarefullycapturedtohelppayforthoseimprovements,andthatthefundcanbelocallyadministered.TheprimarydisadvantageisthatTIFfundingmightbeviewedasadiversionofpotentialtaxbasegrowthtobenefitaselectedclassofbeneficiaries.TheMarylandEconomicDevelopmentCorporationisapotentialresourceforfundingandtechnicalassistancetohelpthecountyinitiateanddevelopaTIFfortheTDOZarea.


2. Development Impact Fees (DIF)—Theseprogramsarebasedonthegeneralprinciplethatbuildersorusersofnewdevelopmentshouldpaytheincrementalcostofnewpublicinfrastructurethatwillberequiredtoaccommodatetheservicedemandsgeneratedbythatdevelopment.Generally,aDIFispaidwhenabuildingpermitispulledfornewresidentialornonresidentialconstruction.ThemainadvantageofDIFsisthatlocalgovernmentscanprogramandconstructnewinfrastructuretomeettheneedsofnewdevelopmentasitoccurs.Inaddition,communityresistancetonewdevelopmentmaybetemperedbytheknowledgethatthenewdevelopmentwill“payitsownway”fornewpublicinfrastructure.TheprimarydisadvantageisthattheincreaseddevelopmentcostsresultingfromtheimpositionofDIFsmayreduceaffordablehousingopportunities.Inaddition,economictrendsinthedevelopmentmarketmayresultininsufficientDIFsbeingcollectedtopayforneedednewpublicinfrastructure.

Table 4.

Estimated Expenditures for Public Facilities Estimated Expenditures for Public Facilities—2010 to 2015StreetImprovements $23,500,000WayfindingSignage 56,000RecreationandOpenSpaceFacilities 25,000,000Transit 54,500,000PublicUtilities 24,900,000Total $127,956,000

Estimated Expenditures for Public Facilities—2016 to 2020StreetImprovements $41,600,000WayfindingSignage 56,000RecreationandOpenSpaceFacilities 19,700,000Transit 2,500,000PublicUtilities 2,500,000Total $66,356,000

Estimated Expenditures for Public Facilities—2021 and beyondStreetImprovements $90,100,000NewPublicSchool 72,000,000RecreationandOpenSpaceFacilities 4,800,000Transit 4,000,000Total $170,900,000

Total Estimated Public Infrastructure Expenditures $365,212,000

Note:Theplan’srecommendationforanewpublicelementaryschoolisbasedonapublicfacilitiesneedsassessmentconductedfortheNewCarrolltonTDOZareathatestimatedthatthe5,500residentialunitsenvisionedwithintheplanareaatfullbuildoutcouldgenerateuptoanadditional500studentsingradesPre-K–8.Theplanenvisionsanewelementaryschoolfor600to800students.


3. Special Tax Districts—SimilarinpurposetoTIFs,specialtaxdistrictsareestablishedtohelppayfortheinfrastructurenecessarytosupportdevelopmentorredevelopmentofanarea.Themaindifferencebetweenthetwoisthewaythetaxisassessed.WhileTIFdistrictscollecttaxesleviedonpropertyvaluesaboveanestablishedlevel(ashiftinallocationoftaxesfromthegovernmenttoaspecialprojectfund),specialtaxdistrictsincreasetheadvalorem(valueadded)taxratechargedontheproperty(orestablishesanadditionalfeebasedassessment).Thisallowstaxrevenuesfrompropertiesreceivingbenefitsfromthenewinfrastructuretobecomeavailableforthepurposesofthedistrictwithoutconstrainingthefuturetaxrevenuestreamthatestablishedgovernmentalbodiesexpecttoreceivefromincreasedpropertyvaluesandadditionaldevelopment.SpecialtaxdistrictsareauthorizedinPrinceGeorge’sCountyandallmunicipalitieswithinthestate.Theprimarybenefitofthistoolisthatincrementalinfrastructurecostsarenolongerbornesolelybythenewdevelopment.Theprimarydisadvantage—sharedwithTIFs—istheriskofpublicperceptionthatspecialtaxdistrictsmayplaceotherpartsofthecountyatadisadvantagewithregardtocollectedtaxrevenues.

4. Recordation Fees/Transfer Taxes—Arecordationfeeispaidbasedonrealestatetransactions.Feesarebasedonthevalueofthepropertyeachtimecertainlandrecordsofthecountyarechanged.Qualifyingtransactionsincludebutarenotlimitedtothechangingofaproperty’sownershipandrefinancing.RecordationtaxesaremadepossiblebyTitle12,TaxPropertyArticle,bytheAnnotatedCodeofMaryland.Recordationfeesgotothegeneralcountyfundandaredistributedasdeemedappropriate.TheprimaryadvantagefortheuseofrecordationfeesisthattheyarealreadyineffectinPrinceGeorge’sCounty.

Inadditiontorecordationfees,transfertaxesarepaidwhenanypropertychangesowners.Currently,transferfeesarefullydesignatedtotheboardofeducationandarenotexpectedtocontributetofundingforpublicinfrastructureimprovementsintheNewCarrolltonTDOZarea.

5. Parking Garage Revenue—Witharound1,700off-streetparkinggaragesandmeteredon-streetparkingthroughouttheregion,PrinceGeorge’sCountycouldpotentiallyfundsomefuturepublicinfrastructureimprovementsintheNewCarrolltonTDOZareathroughapercentageappropriationofcountyparkingrevenue.InFY2006,PrinceGeorge’sCountycollected$5,223,979inparking-relatedfees.Currentlyfundsareputintothecountygeneralfundanddistributedonanagreed-uponbasis.Theprimarybenefitofusingparkinggaragerevenuesisthattherevenuestreamispredictable.Theprimarydisadvantageisthatexistingparkingrevenuesmayalreadybededicatedforcurrentpublicimprovementprojects.Inthiscase,parkingfeesmighthavetoberaisedtohelpfundfuturepublicinfrastructureimprovementswithintheNewCarrolltonTDOZarea.

6. Joint Development Opportunities—Jointdevelopmentisamethodbywhichprivatefundsareusedtodeveloptransitpropertyresultinginprofitfortheprivatedeveloperandadevelopedassetforthetransitagency.Risksrelatedtothedevelopmentareeithersharedorbornebythetransitagencyortheprivatedeveloper.Throughjointdevelopment,atransitagencyandaprivatedevelopermaypartnertodevelopcertainassets.Itcanalsobeanarrangementwherebythetransitagencyreceivesrevenuesortransitfacilitiesandthedeveloperreceivesuseofeitherrealestateorsomeotherassetownedbythetransitagency.Theprimaryadvantageofthistoolisthesharingofriskbetweenthetransitagencyandtheprivatedeveloper.Itsprimarydisadvantageisthegreatercomplexityandtimerequiredforprojectplanning,approval,anddevelopment.

Currently,WMATAownsnearly36acresattheNewCarrolltonMetroStationsite.TheStateofMarylandownsanadditionalnineacresbetweenGardenCityDriveandthePennsyDrivebridge


overpassthatiscurrentlyoccupiedbyasurfaceparkinglot.Together,thesesitesrepresentopportunitiesforsignificantnewdevelopment.

7. Federal Transit Administration (FTA) Section 5307 Urbanized Area Formula—TheFTASection5307program(49U.S.C.5307)makesfederalresourcesavailabletourbanizedareasfortransitcapitalexpenditures.Eligibleusesincludeplanning,engineeringdesign,andevaluationoftransitprojects,aswellascapitalinvestmentsinnewfixedguidewaysystems.FundsareapportionedandflowtoPrinceGeorge’sCountyaccordingtoapredeterminedformula.ForWashington,D.C.,Virginia,andMarylandthesefundswereprojectedtototal$151,201,836inFY2008.ItispresumedthatsomeofthesefundscouldbeputtowardinfrastructureorcapitalimprovementsoftheNewCarrolltonTOD.Theprimaryadvantageofthissourceisthatcountyandstatefundscouldbesignificantlyleveraged,especiallyiffederalfundingissecuredforthefuturePurpleLine.Theprimarydisadvantageistheuncertaintyofbeingawardedfundingthroughaverycompetitiveprocess,letalonewhatthegrantamountmightbe.Inaddition,thefederalfundswouldcarryadditionalrestrictionsandrequirementsforaccountabilityinthehandlingofgrantfunds.

8. Congestion Mitigation and Air Quality (CMAQ) Funds—TheCMAQprogramisjointlyadministeredbytheFederalHighwayAdministration(FHWA)andFTA.Theprogramwasreauthorizedin2005undertheSafe,Accountable,Flexible,andEfficientTransportationEquityAct:ALegacyforUsers(SAFETEA-LU).TheSAFETEA-LUCMAQprogramprovidesover$8.6billiondollarsinfundingtostatedepartmentsoftransportation,metropolitanplanningorganizations,andtransitagencies.Fundsareearmarkedforinvestmentinprojectsthatreducecriteriaairpollutantsfromtransportation-relatedsourcesoveraperiodoffiveyears.FundingisavailableforareasthatdonotmeettheNationalAmbientAirQualityStandards(nonattainmentareas)aswellasformernonattainmentareasthatarenowincompliance(maintenanceareas).TheSAFETEA-LUrequiresagenciestogiveprioritywhendistributingCMAQfundstodieselengineretrofitsandothercost-effectiveemissionreductionandcongestionmitigationactivities.Theprimaryadvantageofthissourceisthatcountyandstatefundscouldbesignificantlyleveraged.ItisalsopredictableinthesensethatfundsareprovidedtotheStateofMarylandbasedonaformula.Theprimarydisadvantageofthissourceistherestrictednumberofactivitiesthatareeligibleforfunding.

TODatNewCarrolltoncouldpotentiallyqualifyforCMAQfundingthroughitspotentialtomitigatecongestionandreducetransportation-generatedairpollution.Theestablishmentofatransportationdemandmanagementdistrict(TDMD)couldfurtherenhancetheNewCarrolltonTDOZ’spotentialtoreceiveCMAQfunding.

9. Transportation Enhancement Funds—TransportationEnhancement(TE)activitiesarefederallyfundedprojectsthatexpandtravelchoicesandenhancethetransportationexperiencebyimprovingthecultural,historic,aesthetic,orenvironmentalaspectsoftransportationinfrastructure.TEprojectsmustrelatetosurfacetransportationmodes,includinghighways,publictransit,intercitybusandrailservice,pedestrian,andbicycling.Projectscanincludebicycleandpedestrianfacilities,streetscapeimprovements,refurbishmentofhistorictransportationfacilities,andotherinvestmentsthatenhancecommunitiesandaccess.FundingforTEprojectsisprovidedthroughSAFETEA-LU.Theprimaryadvantageofthissourceisthatcountyandstatefundscouldbesignificantlyleveraged.Theprimarydisadvantageistheuncertaintyofbeingawardedfundingthroughaverycompetitiveprocess,letalonewhatthegrantamountmightbe.TheMarylandDepartmentofTransportation(MDOT)TransportationEnhancementProgramisanadditionalpotentialsourceoffederalfundsforpublictransportationinfrastructureimprovements.


10.Surface Transportation Program (STP) Funds—TheSTPprovidesflexiblefundingthatmaybeusedbystatesandlocalitiestofundpublicinfrastructureimprovementsincludingbridgeprojectsonpublicroads,transitcapitalprojects,andpublicbusterminalsandfacilities.Eligibleactivitiesforfundinghavebeenexpandedtoincludeadvancedtruckstopelectrificationsystems;highaccident/highcongestionintersections;environmentalrestorationandpollutionabatement;controlofnoxiousland-dwellingandaquaticweeds;andreestablishmentofnativespecies.STPfundsintheamountof$32.5billionhavebeenauthorizedthrough2009.Fundsaredistributedamongthestatesbasedonlane-milesoffederal-aidhighways,totalvehicle-milestraveledonfederal-aidhighways,andestimatedcontributionstothehighwayaccount.Theprimaryadvantageofthisfundingsourceisitsflexibilityregardingthetypesofactivitiesthatcanbefunded.Itsprimarydisadvantageistheuncertaintyofbeingawardedfundingthroughaverycompetitiveprocess,letalonewhatthegrantamountmightbe.

Transportation demand ManagementThe2002GeneralPlanenvisionsqualityTODatDevelopedTiercentersatMetrostationssuchasNewCarrollton.ImplementingthisGeneralPlanvisionfortheDevelopedTierwillrequirebalancingtheoptimummixanddensitiesoflanduseswiththetransportationinfrastructureandservicesthatareneededtoefficientlyaccommodatethem.Tothisend,theTDDPseekstoensureaconvenientandefficienttransportationnetworkintheNewCarrolltonTDOZarea.TheTDDPalsoseekstoprotectexistingstableresidentialneighborhoodsfromaddedtraffic.

ThisTDDPispremisedontheassumptionthat,atbuildout,thepreferreddevelopmentpatternintheNewCarrolltonTransitDistrictmaygeneratelevelsofautomotivecongestionthataresomewhathigherthanatpresent.However,theTDDPisalsopredicatedontheparallelassumptionthatgreatervehicularcongestionwithintheTDOZcanbemitigatedby(1)improvementstoothercomponentsofthetransportationnetwork—particularlytransitandtransportationdemandmanagementinitiatives—and(2)ensuringthatnewdevelopmentisdesignedtobebothpedestrian-andtransit-friendly.DoingthiswillencouragesignificantlyhigheruseoftransitandmakeitdesirableandsafetousebicyclesorwalktoandwithintheTDOZ.

TherearefewoptionstoaddorexpandroadstoaccommodatetheadditionalvehiculartrafficthatmayresultfromnewdevelopmentwithintheNewCarrolltonTDOZ.Thearterialsandmajorcollectorroadsinthetransitdistrictarealreadybuiltouttotheirmasterplanrights-of-wayandalignments.Furthermore,thestreetnetworksinadjoiningneighborhoodsarenotenvisionedintheplanasplayingasignificantroleinaccommodatingfuturethroughtrafficintheTDOZ.Therefore,amultimodaltransportationnetworkthatintegratesthedevelopmentpatternwithexpandedpublictransportation,pedestrian/bicyclepathways,andtransportationdemandmanagement(TDM)initiativeswillbeneededtoaccommodatethedesireddevelopmentandtohelpensuretheoperationalintegrityofallcomponentsofthetransportationnetworkwithintheNewCarrolltonTDOZ.

TransportationdemandmanagementisdefinedinSection20A-201ofTitle20A,Transportation,ofthePrinceGeorge’sCountyCodeas“…aprocessorprocedureintendedtoreducevehicletripsduringspecifiedperiodsoftheday.Thisincludes,butisnotlimitedto,suchstrategiesascarandvanpools,transituseincentives,parkingfeesanddisincentives,improvedpedestrianandbicycleaccessandfacilities.”Title20AcontainsguidelinesforimplementingTDMstrategies,includingtheestablishmentandoperationofdesignatedtransportationdemandmanagementdistricts(TDMD).

TheNewCarrolltonTDDPauthorizestheestablishmentofaTDMDforthetransitdistrictthroughpetitiontotheCouncilinaccordancewithSection20A-204ofthePrinceGeorge’sCountyCode.Uponreceiptofthepetition,theCouncilshalldirectthePlanningBoardtoconductatransportationsystemcapacityanalysistodeterminewhetherornottransportationsystemimbalanceswillrequiretheestablishmentofaTDMD.AnyTDMDthusestablishedwillhelpimplementtheGeneralPlanpolicy(DevelopedTierPolicy3,page35)


thatrecommendstransportationsystemsbebothmultimodalandintegratedwiththepreferreddevelopmentpatternsinintensive,higher-density,mixed-useareassuchastheNewCarrolltonTDOZ.

TheTDMDisintendedto:

1. EnsurethatthepreferreddevelopmentpatterncanbeachievedintheNewCarrolltonTDOZwhileoptimizingtheoveralloperationalintegrityofthetransportationnetworkinthetransitdistrictanditsenvirons.

2. Reduce,ordiverttoothermodes,thevehicletripsgeneratedbytheproposeddevelopmentandredevelopmentintheNewCarrolltonTransitDistrict,particularlysingle-occupantvehicletrips,duringpeaktrafficperiods.

3. Provideandmaintainadequate,multimodaltransportationandmobilityoptionsforthetransitdistrict’sresidents,workers,andvisitors.

4. Establishandmaintainamultimodalnetworkoftransportationservicesandfacilitiesthatsupports:

a. ThedevelopmentpatternrecommendationsforNewCarrolltonasaGeneralPlanMetropolitanCenter.

b. AllotherprovisionsoftheNewCarrolltonTDDP.

c. Goals,objectives,andpoliciesofthe2002Prince George’s County Approved General Plan.

d. Theapplicableprovisionsofthe2009Approved Countywide Master Plan of Transportation.

TheTDDPalsoauthorizestheestablishmentofatransportationdemandmanagementtechnicaladvisorycommittee(TDMTAC)toanalyze,recommend,andimplementthepoliciesrequiredtoachievetheNewCarrolltonTDDP’stransportationgoals,policies,andobjectives.TheTDMTACwillbecomposedoftransportationstafffromM-NCPPC,MDOT(MTAandSHA),WMATA,andDPW&T.

TheTDMTACwillevaluate,analyze,andmanagethetransportationdemandgeneratedbynewdevelopmentandredevelopmentinthetransitdistrictasprovidedforbyTitle20A,Subdivisions2and3.Itwillalsocoordinatethetransportationservicesneededtoaccommodatethatdevelopment,includingfeederandcommuterinterceptbusservicesanddemandmanagementprogramsforemployersintheNewCarrolltonTransitDistrict.TheTDMTACwillalsoassisttheDistrictCouncilindeterminingtransportationadequacyinthetransitdistrictinaccordancewiththeproceduresandguidelinesofTitle20AandanyotherguidanceordirectivesthatthePrinceGeorge’sCountyPlanningBoardortheDistrictCouncilprovidesinadoptingandapprovingthisTDDP.InitialstaffsupportfortheTDMTACwillbeprovidedbytheCountywidePlanningDivisionofM-NCPPC.

Community and economic developmentCommunityandEconomicDevelopmentImplementationStrategiesandToolsThevisionfortheNewCarrolltonTransitDistrictDevelopmentPlanispredicatedonthreeelements:thevariety,stability,andaffordabilityoftheTDOZarea’shousingstocktocreatediverseandstableneighborhoods;anenhancedphysicalandnaturalenvironmenttoprovideahigh-qualityoflifeforitsresidents;andthediversityandabilityofitsbusinessestogeneratehigh-qualityemploymentopportunitiesaccessibletoresidentsandcommuters.Thefollowingsectionsspelloutgoals,objectives,andstrategiestoimplementtheseelements.Strategiesareidentifiedasbeingshort-term(ST=1–3years),medium-term(MT=4–7years),orlong-term(LT=8yearsandbeyond).


StableandAffordableNeighborhoodsTwokeytrendsposeathreattothestabilityanddiversityoftheneighborhoodsinandaroundtheNewCarrolltonarea—therisingcostofhomeownershipandincreasingforeclosurerates.Medianhomevaluesincreased14percentperyearfrom2000to2007translatingtoajumpinhomevaluesto$345,215in2007fromjust$135,207in2000.Sincemid-2007,however,thenationalsubprimemortgageimplosionhascausedhomevaluesandsalesvolumestodeclinesharplyinmanypartsoftheUnitedStates.AccordingtotheWashingtonPost2008HousingOutlook,eventhehotPrinceGeorge’sCountyresidentialmarkethasbeguntofeeltheeffectsofthenationalmortgagecredit/housingcrisis.WithinthepostalzipcodeareathatincludestheNewCarrolltonTDOZ(20784),medianhomevalueshaverisenlessthanonepercent($100)andhomesaleshavedropped44percentsince2007.Meanwhile,anecdotalevidenceindicatesthatforeclosuresareontheriseintheresidentialneighborhoodofWestLanhamHills.

Thesetrendsareparticularlyproblematicbecausethearea’slowermedianhouseholdincomeincreasesthesusceptibilityofhouseholdstopredatorylendingpractices.Thelowermedianhouseholdincomealsotendstoplacehomeownershipopportunitiesbeyondthereachofmanyresidents.In2007,themedianhouseholdincomewithinaone-mileradiusoftheMetrostationwasalmost$15,000lessthanthemedianincomecountywide.Meanwhile,only43percentofarearesidentswerehomeownerscomparedto64percentofresidentscountywide.

Anumberofworkforcehousinginitiativeshavebeeninitiatedbythefederalgovernment,theStateofMaryland,andPrinceGeorge’sCountysince2000.Theprimarypurposeoftheseprogramsistoenableemployeestoliveclosertotheirplacesofworkandtherebyreducethetimeandfinancialcostsassociatedwithlongcommutestoandfromwork.Thesesavingscanpotentiallyallowqualifyinghomebuyerstoaffordlargerandmoreexpensivehomesaswellasimprovetheirhouseholdqualityoflife.

ThefederalgovernmenthasplayedtheleadingroleinpromotingandfundingworkforcehousinginitiativesintheWashingtonmetropolitanregionbecauseitisthelargestemployerinthearea.ThreefederallyfundedprogramsareavailabletoassistqualifyinghomebuyersinMaryland,Virginia,andtheDistrictofColumbia.TheAmericanDreamDownpaymentInitiative(ADDI)providesdownpaymentassistance.TheHomePurchaseAssistanceProgramprovidesinterest-freeandlow-interestloansthatenableborrowerstopurchasesingle-familyhomes,condominiums,orcooperativeapartments.TheSmartCommuteProgramassistshomebuyersplanningtopurchasenewhomeslocatedwithin¼milefromapublictransitbusstoporwithin½mileofapublicrailstation.Participatinglendersinthisprogramrequireareduceddownpayment(threepercentofpurchaseprice)andincorporatethepotentialtransportationsavingsintotheircalculationofqualifyingincome.AllthreefederalprogramsareadministeredlocallyinPrinceGeorge’sCountyandotherWashington-areajurisdictions.

TheStateofMarylandofferstwoworkforcehousing-relatedprogramsforqualifyingfirst-timehomebuyers.TheDownPaymentSettlementExpenseLoanProgram(SELF)providesapartialsubsidyofclosingcosts.TheLiveNearYourWorkProgramofferssmallsettlementcostassistancegrants(threepercentoftotalsettlementcosts)tohomebuyerswhoarepurchasingahomewithin25milesoftheirplaceofemployment.

Inadditiontotheseprograms,MontgomeryCountyandtheDistrictofColumbiaincorporateinclusionaryzoningprovisionsintotheirrespectivezoningordinances.MontgomeryCountyrequiresaffordablehousingasapercentageofnewhousinginproposeddevelopmentsthatcontain20ormoreunitsinapplicablezones.TheDistrictofColumbiaawardsbonusdensityinapplicablezonesfortheproductionofaffordablehousinginproposeddevelopmentsoftenormoreunits.Inaddition,theDistrictofColumbiaspecificallytargetsworkforcehousingforpublicserviceemployeessuchasteachers,policeofficers,firefighters,andnurseswhocannotaffordtopurchasemarket-ratehousingintheDistrict.Bothjurisdictionshaveaffordableworkforcehousingtrustfundsthatwerecreatedinthelate1980s.Thesefundsaresupportedbyamixoftaxes,fees,


anddevelopercontributionsinreturnforbonusdensitygrants.Thetrustfundsinbothjurisdictionsareadministeredbytheirrespectivedepartmentsofhousingandcommunitydevelopment.

PrinceGeorge’sCountyofferslow-interestratefirstmortgageswithdownpaymentandclosingcostassistancetoqualifyingfirst-timehomebuyersaspartofitsHomeownershipInitiative.In2010,thecountywillalsobeginworkingwithM-NCPPCtoidentifysuitablelocationsforworkforcehousingwithinthecounty.

Theplanrecommendsthatprioritybegiventodevelopableorredevelopablesitesthatarewithin¼mileofapublictransitbusstoporwithin½mileoftheNewCarrolltonMetroStation.Usingthisrecommendedcriterionwillhelptoavoidsaddlingthepurchasersofworkforcehousingunitswiththepotentiallycripplingfinancialcostsassociatedwithlongcommutestowork.TheplanalsorecommendsthatthecountyandM-NCPPCcollaboratewithexperiencednonprofithousingprovidersandprivatedevelopersincraftingappropriateworkforcehousingproductiontargets.

Finally,theplanrecommendsthecreationofabonusdensityprogramtoprovideworkforcehousingandcommercialspaceforsmalllocalbusinesseswithintheMetroCoreneighborhoodoftheNewCarrolltonTDOZ(seethediscussionunder“ViableandAccessibleEconomicandEmploymentOpportunities”foradditionaldetailsaboutproposeddensitybonusbenefitsforsmall/localbusinesses).TheMetroCoreneighborhoodisspecificallytargetedbecauseitistheareawiththegreatestdevelopmentpotentialduetoitsplanneddensityofdevelopment.ThatsamedensitywillenablethisneighborhoodtoabsorbasignificantnumberofnewhousingunitswithoutsomeofthepotentialimpactsthatmightaffectmoresensitiveareaswithintheTDOZ.AnotherimportantreasonfortargetingtheMetroCoreneighborhood—andrequiringnewworkforcehousingunitstobeprovidedon-site—istoprovideopportunitiesforbuyersorrentersofnewworkforcehousingunitstoliveclosertotheirjobsand/ortransitaccesstothosejobs.

ArecommendedbonusdensityprogramisdetailedinAppendixC:ProposedBonusDensityProgramfortheNewCarrolltonTDOZ.TherecommendedplanmustbeenactedthroughseparatelegislationbytheDistrictCouncil.

Thetrendsandsocio-economiccharacteristicsdescribedaboverequireamultiprongedapproach.Theycallfornewworkforcehousing,enhancedhomeownershipassistanceandforeclosureprevention,property-taxreliefforthemostvulnerablehouseholds,andinvestmentinhigh-qualityaffordablerentalhousing.Thesesolutionswillallowexistingresidentstonotonlyremainintheirhomes,buttoliveincloseproximitytoavarietyoftransitoptionsandpotentialemployers.ProvidingworkforcehousingwillextendthesameopportunitytocriticalmembersofPrinceGeorge’sCountysociety—itspoliceofficers,teachers,nurses,andfire/emergencymedicalservicepersonnel,amongstothers.

GoalMaintainandcreatediverseandstableresidentialneighborhoods

objectiveEnsureresidentshaveaccesstoinformationoncountyandstatehousing-relatedservicesandprogramsincludingforeclosureprevention,financialcounseling,andhomeownershipandrentalassistance

StrateGieSW Providetechnicalassistancetocivicassociationstoensuretheyarefamiliarwithcountyandstatehousing-relatedservicesandprogramsandcanmarketthemeffectivelytotheirmembers(ST)

W EstablishapointofcontactwithinthePrinceGeorge’sCountyPlanningDepartmenttoserveasaresourcetoassistindividualresidentsinaccessinginformation(ST)


W Identifypublicandcommunity-basedresourcesthatcanhelphomeownersfacingforeclosureremainintheirhomesor,ifnecessary,sellthemwithoutforeclosure(ST)

W Identifypublicandcommunity-basedresourcestoassisthomeownerassociations(HOAs)andcivicassociationsinkeepingforeclosedandvacatedhomescleanedupandmonitoringthesepropertiestohelppreventtrespassingbysquattersorusers/sellersofillegaldrugs(ST)

W Identifypublicandnonprofithousingservicesresourcesthatcanassisttheresidentsoftherentalapartmentunitson85thAvenuetoorganizeatenantassociationtoassisttheminpreservingorincreasingaffordableworkforcehousingopportunitieswithintheTDOZ

objectiveRehabilitateforeclosedvacanthousingunits

StrateGieSW Inventorythenumberandconditionofforeclosedvacanthousingunits(ST)

W Buildthecapacityofexistingnonprofithousingproviderstopurchase,rehabilitate,andsellforeclosedhousingunitsasaffordablehousing(STtoMT)

objectiveIncreasethesupplyofhigh-quality,affordablypricedworkforcehousing

StrateGieSW Providetechnicalandfinancialassistancetononprofithousingproviderstodeveloporhelpdevelopworkforcehousingasacomponentofnewandrenovatedresidentialandmixed-useresidentialdevelopmentprojects(STtoMT)

W ProvidedensitybonusestoprivatedevelopersofpropertiesintheMetroCoreneighborhoodwhoincludeworkforcehousingunits(MTtoLT)

W WorkwithlargepubliclandownerssuchasWMATAandMTAtoensurethatworkforcehousingunitsareintegratedintotheirdevelopmentswhereverfeasible(LT)

Table5(seepages124-125)summarizesselectcountyandstatefundingsources,programs,andservicesavailabletoaddressthearea’shousingneeds.

HighQualityofLifeNewCarrolltonarearesidentsexpressedthedesireforadditionalopenspace,greendesign,improvedsafety—inparticularenhancedlightingandtrafficcalming—andneighborhoodimprovementsduringtheTDDPplanningprocess.TheseneedsandtheirproposedsolutionsarediscussedingreaterdetailintheTransportation,GreenInfrastructure,andUrbanDesignsections.Table6(Seepage125)summarizesselectcountyandstatefundingsourcesandprogramsavailabletofosterahigh-qualityoflifeforNewCarrolltonarearesidents.

An example of mixed-income housing in Kentlands, MD


GoalEnhancethequalityoflifeforlocalresidents

objectiveEnsureresidentshaveaccesstoinformationoncountyandstateneighborhoodrevitalizationandopenspacegrantprograms

StrateGieSW Providetechnicalassistancetocivicassociationsandothercommunity-basedorganizationstoensuretheyarefamiliarwithcountyandstateneighborhoodrevitalizationandopenspacegrantprogramsandcanmarketthemeffectivelytotheirmembers(ST)

W EstablishapointofcontactwithinthePrinceGeorge’sCountyPlanningDepartmenttoserveasaresourcetoassistindividualresidentsinaccessinginformation(ST)

Table6summarizesselectcountyandstatefundingsources,programs,andservicesavailabletopromoteneighborhoodrevitalizationandenhancepublicopenspace.

GoalEnsurethatthepublicschoolsintheTDOZareaandsurroundingcommunitiesarenotovercrowded,featurecutting-edgetechnologyandqualityinstructionalopportunities,andserveasactivecentersfortheircommunities.

objectiveConstructapublicschoolservinggradespre-kindergartenthroughtheeighthgrade(PreK–8)withintheTDOZtoachieveaschoolsystemthatoperatesat100percentofcapacityorlessateveryschoolbasedonprojectedbuildoutofthearea

StrateGieSW Developbasicstandardsandguidelinesfortheconstructionofanurban-scalePreK–8school(ST)

W PlaceafloatingPreK–8schoolsymbolwithinthemultifamilyresidentialdevelopmentareawithintheNorthHillsideResidentialNeighborhood(ST)

W Acquiresufficientlandduringtheredevelopmentprocessforanurban-scalePreK–8school(STtoMT)

W Constructanurban-scalePreK–8schoolintheNorthHillsideResidentialNeighborhood(MT)

ViableandAccessibleEconomicandEmploymentOpportunitiesExistingconditionsintheNewCarrolltonareaincludinglowerhouseholdsincomes,car-orienteddevelopment,poorbranding,andincreasingcompetitionfromotherlocationsintheregionnecessitateboththeuseofcountyandstatetoolstostimulateeconomicrevitalization,attractinvestment,andcreatehigh-qualityjobsandthecreationand/orenhancementofbusinessorganizationstopromotetheareatoinvestorsandcoordinatedevelopment.

Duringthecommunityplanningworkshops,someresidentsraisedconcernsaboutopportunitiesforlocalbusinessestoleasesuitablecommercialspaceinfuturecommercialormixed-usedevelopmentwithintheNewCarrolltonTDOZarea.Toaddresstheseconcerns,theplanrecommendsthatcommercialspaceforlocal/smallbusinessesbemadeavailableaspartofthebonusdensityprogramoutlinedinAppendixC(seeearlierdiscussionunder“StableandAffordableNeighborhoods”).


AnimportantpartoftheefforttopromoteeconomicrevitalizationintheNewCarrolltonTDOZwillbethecreationofventureopportunitiesforlocalsmallbusinesses.Adequateneighborhood-servingcommercialservicesareanessentialelementinguaranteeingahighqualityoflifeforTDOZarearesidents.Theseservicesshouldbeofferednotonlybynewbusinessesbutbyviableexistingbusinessesaswell.TheplanrecommendsatargetedbusinessdevelopmentinitiativebyPrinceGeorge’sCountyandtheStateofMarylandtoassistexistingbusinessesaswellasnewstartups.Anappropriatenonprofitorquasi-publicimplementingentitysuchastheproposedBIDshouldalsobesolicitedtoparticipateinthiseffort;ifnecessary,financialand/ortechnicalassistanceshouldbeextendedtotheorganizationtohelpitbuilditscapacitytohelpimplementthebusinessdevelopmentinitiative.Newandinnovativebusinessdevelopmenttoolssuchasmicrolending,investmentclubs,andincubatorprogramsshouldbeevaluatedand,wherefeasible,usedtoassistinterestedcommunityresidentsandotherentrepreneursinstartingnewbusinessesorexpandingexistingbusinesses.

Whiletheareaqualifiesforanumberofeconomictoolsandincentives,ithasadistinguishingfeaturewhichincreasesitsattractivenesstoinvestors:theAnnapolisRoadCorridor(MD450)isastate-designatedpriorityfundingarea(PFA).Thisdesignationearnstheareapriorityconsiderationovernon-PFAsforfundingfromtheMarylandstategovernment.SelecteconomicprogramsandincentivestargetingthecorridorincludetheEnterpriseZoneTaxCredit,theJobCreationTaxCredit,andtheSustainableCommunityprograms.

Untilrecently,thecorridorhadanewcommunitydevelopmentcorporation—theAnnapolisRoadInnerBeltwayAlliance(ARIBA)—whoseprimarymissionwastopromotethephysicalimprovementandeconomicrevitalizationoftheMD450corridorbetweentheCapitalBeltwayandtheBaltimore-WashingtonParkway.Unfortunately,ARIBAwasunabletogeneratetheresourcesneededtohelpitcarryoutitsmission.Asaresult,itisnolongerinbusiness.Theplanrecommendsthatanothernonprofitorquasi-publicorganizationbeidentifiedorcreatedtoadvocateforandcoordinaterevitalizationeffortsalongAnnapolisRoad.Thatorganizationshouldbetargetedforcapacity-buildingtechnicalassistanceandseedmonies,ifnecessary.Itsadvocacyandcoordinationworkwillbecriticaltotheeconomicviabilityandtransformationofthecorridor.Ifabusinessimprovementdistrict(BID)isformed,thisorganizationmightpotentiallyplayaroleinitsadministration.Theformationofamerchantsassociationshouldalsobepursuedinordertogivelocalmerchantsadedicatedorganizationaladvocatefortheircommercialinterests.

Coordinatingdevelopment,marketinginvestmentopportunities,andmaintainingthearea’sappearanceandsafetywillbesimilarlyimportanttothesuccessoftheMetroCorearea.OnepossiblevehiclefortheseinitiativesisaBID,whichcouldinitiallyfocusonenhancingtheaesthetics,cleanliness,andpublicsafetyofthearea.AstheBIDmatured,itcoulddiversifyitsservicestoincludepromotion,coordination,andbusinessattraction.

GoalRevitalizetheNewCarrolltonTDOZareabyattracting,stimulating,andcoordinatinginvestmenttoincreaseemploymentandventureopportunities,residents’medianincome,andthecounty’staxbase

objectiveAttractnewhigh-qualitycommercial,retail,andofficedevelopment

StrateGieSW Marketthecounty’squalityhousingopportunitiesandpublicamenitiestopotentialhigher-incomeresidentstodemonstratetheattractivenessandlocationaladvantagesoftheareaandestablishhigherpricepoints(STtoLT)

W Marketthecounty’sbusinessopportunitiesandservicestocommercial/retailemployersseekinglocationstodevelopworld-classcommercialandmixed-usecommercialspace(STtoLT)


objectiveStimulateandcoordinatenewinvestment

StrateGieSW Buildthetechnicalandfinancialcapacityofanexistingornewnonprofitorquasi-publicorganizationtocoordinatedevelopmentandmarketfinancialincentivestopromoteinvestmentalongtheAnnapolisRoadCorridor(ST)

W ExplorethepossibilityofestablishingandbuildingthetechnicalcapacityofaBIDtocoordinatedevelopmentandmarketthefinancialincentivestoinvestingintheMetroCorearea(MT)

objectiveEnhancetheimageandperceptionoftheMetroCoreandAnnapolisRoadCorridor

StrateGieSW Buildthetechnicalandfinancialcapacityofanexistingornewnonprofitorquasi-publicorganizationtorebrandtheAnnapolisRoadCorridorandpromoteitsassetsandopportunities(ST)

W ExplorethepossibilityofestablishingandbuildingthetechnicalcapacityofaBIDtofundspecialoperatingdistrictsandinfrastructureimprovementstoenhancesafety,security,andmaintenance(MT)

W Explorethepossibilityofestablishingatax-incrementfinancingdistrict(MT)

W Enforceallapplicablecountycodes—particularlypropertymaintenance,zoningcodes,andsignage(ST)

W Enhancesafetyandsecurityalongthecorridor(ST)

GoalProvideopportunitiesforsmall/localbusinessestobenefitfromnewinvestmentintheNewCarrolltonTDOZarea

StrateGieSW Providetechnicalassistancetoestablishedandstartuplocal/smallanddisadvantagedbusinessestoensuretheyarefamiliarwithcountyandstatebusinessdevelopmentservicesandprogramsandarepreparedtotakeadvantageoftheseresources

W ProvidedensitybonusestoprivatedevelopersofpropertiesintheMetroCoreneighborhoodwhoincludesuitablecommercialspaceforsmall/localbusinesses(MTtoLT)

Table7(seepage126)summarizesNewCarrollton’seconomicneedsandselectcountyandstatefundingsources,programs,andtoolsavailabletoaddressthem.


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General TddP standards and GuidelinesThedevelopmentstandardsandguidelinesfortheNewCarrolltonTDOZareorganizedintofourmaincategories:(1)BuildingEnvelopeandSite,(2)OpenSpaceandStreetscape,(3)ParkingFacilities,and(4)BuildingForm.Eachcategoryisdividedintorelatedsubcategoriesthatbeginwithanintentstatement,followedbytherelatedstandardsandguidelines.Correspondingillustrationsareprovidedtodemonstratetheintentofthestandards.

Thestandardsinthissectionareregulatoryinnature.Thatis,theyarequantitativeandmodifyexistingregulationsgenerallycontainedintheZoningOrdinanceandLandscapeManual.ThesestandardsdefinethecharacterofnewdevelopmentandredevelopmentfortheNewCarrolltonTDOZ.Theguidelinesareperformance-orientedinnature.TheysupporttheregulatorystandardsandestablishaconsistentdesignframeworkforqualitysiteandbuildingconstructionwithintheTDOZ.

ModificationoftheTDOZstandardsispermittedthroughtheprocessdescribedinSection27-548.08(c)(2)oftheZoningOrdinance:

“TheapplicantmayaskthePlanningBoardtoapplydevelopmentstandardswhichdifferfrommandatoryrequirementsintheTransitDistrictDevelopmentPlan,unlesstheplanprovidesotherwise.TheBoardmay

deVeloPMeNT sTANdArds ANd GUideliNes

Examples of pedestrian-friendly environments

128 DevelopmentStandardsandGuidelines

amendanymandatoryrequirementsexceptbuildingheightrestrictionsandparkingstandards,requirementswhichmaybeamendedbytheDistrictCouncilunderproceduresinPart10A,Division1.TheBoardmayamendparkingprovisionsconcerningthedimensions,layout,ordesignofparkingspacesorparkinglots.

“InapprovingtheTransitDistrictSitePlan,thePlanningBoardshallfindthatthemandatoryrequirements,asamended,willbenefittheproposeddevelopmentandtheTransitDistrictandwillnotsubstantiallyimpairimplementationoftheTransitDistrictDevelopmentPlan,andtheBoardshallthenfindthatthesiteplanmeetsallmandatoryrequirementswhichapply.”

PerSection27-548.09.01(a)(1)oftheZoningOrdinance,theDistrictCouncilmayapproveanyofthefollowingamendmentstotheTransitDistrictdevelopmentrequirements,underproceduresinPart3,Division2,Subdivision5:

1. ChangestotheTDOZboundary;

2. Changestoanunderlyingzone;

3. Changestothelistofalloweduses,asmodifiedbytheTransitDistrictDevelopmentPlan;

4. Changestobuildingheightrequirements;and

5. ChangetotransportationdemandrequirementsorotherparkingprovisionsintheTransitDistrictDevelopmentPlanwhichdonotconcernthedimensions,layout,ordesignofparkingspacesorparkinglots.

ApropertyownermayrequesttheDistrictCouncilapproveanyoftheamendmentslistedabove.PerSection27-548.09.01(b)(2)oftheZoningOrdinance,theowner’sapplicationshallinclude:(1)astatementshowingthattheproposeddevelopmentconformswiththepurposesandrecommendationsoftheTransitDistrictDevelopmentPlan;and(2)aDetailedSitePlanorConceptualSitePlan,inaccordancewithPart3,Division9.IfaConceptualSitePlanisapprovedwithanapplication,theownermaynotobtainpermitswithoutanapprovedDetailedSitePlan.

Thedevelopmentstandardsaredistinguishedfromtheirrelatedguidelinesbytheuseoftheterms“shall,”“must,”“mayonly,”and“maynot”assetforthinSection27-108.01(19)oftheZoningOrdinance.Thesetermsmarkthedevelopmentstandardsasmandatoryrequirements.Thedevelopmentguidelinesarecharacterizedbytheuseoftheterms“may”and“should.”Theguidelinesarediscretionary.Theyarestronglyrecommended,however,asaidstoreinforcethedevelopmentvisionthatthestandardsareintendedtohelpimplement.TheNewCarrolltonTDDPdevelopmentstandardsandguidelinesapplytotheentireTDOZwiththefollowingexceptions:

1.TheBuildingEnvelopeandSiteStandardsandGuidelinesarearrangedbyneighborhood.

2.Otherstandardsandguidelinesthatarespecifictobuildingtypeorlocationarenotedinbold text.

Unlessstatedotherwise,thesedesignstandardsandguidelinesreplacethestandardsandregulationscontainedintheLandscapeManualandtheZoningOrdinanceofPrinceGeorge’sCounty.

DevelopmentStandardsandGuidelines 129

General Building envelope and site standards and GuidelinesGeneral intentToensurethedevelopmentofappropriatebuildingformsthatreinforcesafeandattractivestreetsandensureconsistentsitingofbuildingsclosetotheright-of-way,withinanattachedroworblockofmixed-use,multifamilyorcommercialbuildings,tocreateacomfortingsenseofenclosurethatdefinespublicspaceandcontributestoapedestrian-friendlyenvironment.

standardsBuildingSitingEachdeveloper,applicant,andapplicant’sheirs,successorsand/orassigneesshallberesponsibleforsitingbuildingsaccordingtotheNewCarrolltonTDDPrequirementsandshallbeobligatedtomeettheserequirementsaspartofanyapplicationfordetailedsiteplan(DSP)andbuilding/gradingpermits.NobuildingorgradingpermitsshallbeissuedwithoutaDSPthatconformstoallbuildingenvelopeandsitestandardsintheTDDP.

AlleysAlleyconstructionwithintherearsetbackshallberequiredforcommercialandmultifamilyresidentialbuildinglotsandoff-streetparkingfacilitiesunlessanalleyalreadyexistsorthedevelopmentsiteis“landlocked”bysurroundingpropertiesthatarenotpartoftheproposedredevelopment.

DedicatedRights-Of-WayforAlleysWhereanalleydoesnotexistandisnotconstructedatthetimeofdevelopment,thedevelopershalldedicatethealleyright-of-waywithintherearsetbacktothecounty.Pendingconstructionofthealley,thedeveloperorownershallmaintainthededicatedright-of-wayby,ataminimum:

1. Soddingandprovidingroutinelandscapemaintenancetothearea.

2. Keepingtheareaclearofdebris,litter,storedmaterials,andvehicles.

BuildingEntriesTheprimaryentrancetoabuildingshallbeclearlyvisiblefromthestreetandshallfrontthestreet.Buildingsfacingpublicplazasorsquaresshallhavetheirprimaryentrancesfacingthepublicspace.Buildingsoncornerlotswherestreetsofdifferentrankintersectshallhavetheirprimaryentrancesonthemoreheavilytraveledstreet.

TreatmentofBuildingFacadesonArterialandCollectorStreetsBuildingfacadesfacingAnnapolis Road,Ellin Road,Harkins Road,85th Avenue,andGarden City Driveshallbetheprimaryentryfacadeorshallbeofcomparablequalityintermsofarchitecture,materials,anddetailing.

UtilityConnectionsandServiceAreasUtilityboxes,meters,andserviceareassuchastrashenclosuresshallnotbevisiblefromthestreet.Ifthesefeaturesmustbeplacednearthepublicstreetorotherspace,theyshallbescreenedfromdirectpublicview.


ApplicabilityofNeighborhoodBoundariesWherenecessary,buildingprojectsthatstraddleneighborhoodsshallcomplywiththerequirementsforbuildingplacement,parking,andlandscapeofthemostrestrictiveneighborhoodtoprovidereasonablecompatibilitywithadjacentdevelopment.

VisualSurveillanceMixed-use,educational/institutional,commercial,andmultifamilyresidentialbuildingsthatfacestreetsorotherpublicspaceshallbedesignedtoallowvisualsurveillanceoftheopenspacebybuildingoccupants.

ADA-CompliantStreetIntersectionCurbCutsStreetintersectionsshallhavecurbcutsforAmericanwithDisabilitiesActaccessonallcorners.Sidewalkobstructionssuchasutilitypolesandstreetlightsareprohibitedattheselocations.

Guidelines1. Usesthatincludenon-pedestrianorauto-orienteduses,includinggarageentries,servicebays,orsimilar

functions,shouldorientthosefunctionsawayfromprimarystreetfrontage,whereverpossible,placingactive,populatedfunctionstowardthestreet.

2. BuildingsshouldbedesignedwithanunderstandingoftheirroleinachievingtheoverallplanninggoalsoftheTDDP,suchasprovidingedgesorenclosuretostreetsandopenspace,creatinglinkagesandgateways,reinforcingpedestrianconnections,aswellasshapingviews.

3. Considerationshouldbegiventoadjoiningsitesallowingbuildingstoshareaccess,amenities,andrelationshipsofformthatwillcreateastrongeroverallidentityfortheTDDParea.

4. Multifamilyandnonresidentialbuildingsshouldfacethestreetandbelocatedalongaconsistentbuild-tolinetocreateacontinuousstreetwall.Thestreetwallshouldclearlydefinetheurbanspaceinfrontofit.Inselectedlocationswithincommercialandmixed-useareas,thestreetwallshouldsitfarenoughbackfromthestreetcurbtopermitamenitiessuchascaféseating,streetfurniture,andavarietyofstreet-sideactivities.

Example of continuous street wall in commercial district


Neighborhoods(SeeMap7.NewCarrolltonTDOZNeighborhoods)

intentToensurethedevelopmentofspecialurbanplacesthatenhancetheoverallvisualcharacteranddistinctivesenseofplacethatisenvisionedfortheNewCarrolltonMetroStationandvicinityasamajorentryanddestinationforPrinceGeorge’sCounty.

MetroCoreNeighborhood

intentTocreateacompact,high-density,andpedestrian-friendlymixed-usecenteraroundtheMetrostationentrancesthatprovidessignificantemployment,includingfederaljobs,high-qualityhousing,andretail.

StandardS1. Buildingswithin500feetoftheMetrostationentrancesshallbeaminimumofsixstoriesinheight.

Buildingsmorethan500feetbutwithin¼mileoftheMetrostationentrancesshallbebetweenfourand16storiesinheight.Additionalheightuptosixstoriesmaybeconsideredinreturnforclearlydefinedcommunitybenefitssuchastheprovisionofworkforcehousingopportunitiesforpublic-andprivate-sectorserviceworkersandcommercialspaceforsmall/localbusinesses.

2. BuildingswestoftheAmtraksubstationalongEllin RoadshallnotexceedeightstoriesinheightandnoadditionalheightinreturnforcommunitybenefitsshouldbeconsideredatthislocationinordertoavoidovershadowingtheWestLanhamHillsorHansonOakssingle-familyresidentialneighborhoods.

Example of high-density mixed-use development


ShouldHealthandHumanServices,astheprimarytenant,beawardedatthissite,thentheheightshallbeadjustedtoaddressfederaltenantrequirements.

3. Buildingheightsshalldecrease,orstepdown,tothreestoriesorlesswhenthesideorrearofacommercialormultifamilybuildingisadjacenttoexistingsingle-familyhomes.Developmentthatisseparatedfromsingle-familyresidentialareasbyastreetorotherpublicspace30ormorefeetinwidthshallbeexemptfromthisrequirement.

4. Buildingsshallsitalongtheestablishedbuild-tolinemeasured20feetfromtheedgeofthecurb.

5. Buildingsshallcovernolessthan60percentoftheirlotandshalloccupyatleast75percentoftheirstreetfrontage.

6. Off-streetparkingshallbeinparkingstructures.

7. Nomorethanonecurbcutforparkingorserviceaccessshallbeallowedonanyblockface.

8. Parkingfacilitiesshallbescreenedfromthestreetwitheitherground-floor“liner”commercialretail/officeusesplusupper-floorfacadesthatmirrorthearchitectureofadjacentbuildings,orfull-height“liner”commercial/residentialuses.

9. Loadingdocksandotherserviceareasshallbearchitecturallyintegratedintotheoveralldesignoftheirdevelopmentandscreenedbysolidwalls,fences,orsolidmetaldoorsofadequateheighttoprovidecompletescreeningfromnormaleyelevel,withinapplicablezoningallowances,onallsideswhereaccessisnotneeded.

10. Mixed-useandnonresidentialbuildingswithpublicstreetorcivicspacefrontagesshallreserveatleast50percentoftheirground-floorfrontageforretailuses.

Example of mixed-use development with ground-floor retail


Metro Core building heights—section view

Metro Core lot coverage—plan view

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11. Parkingfacilitiesandoutdoorserviceareasmustbewelllit,andtheirlightingmustbedesignedtominimizeglareimpactsonadjacentresidentialuses.

12. Switchboxesandutilitymetersmustbelocatedoutofviewfromthepublicstreet.Allutilitiesandtheirconnectionsmustbeunderground.

13. Tomitigatetheurban“heatisland”effect,therooftopsofallnewconstructionorrenovatedbuildingsover10,000squarefeetshallbedesignedinaccordancewiththeheatislandmitigationrooftreatmentcriterionspecifiedundertheLEEDforNewConstructionandMajorRenovation,Version2.2orlater.Freestandingparkinggaragesandroofswithinstalledsolarthermalorphotovoltaicenergysystemsshallbeexemptfromthisrequirement.

14. Environmentalsitedesign(ESD)stormwatermanagementtechniquesshallbeusedthroughouttheMetroCoretoprovideenhancedwaterqualitycontrolsandadditionalgreenspace.

15. Streetsthatarepartofadevelopmentproposalshallbedesignedasgreenstreets.

16. Publicplazasandothercivicspacesshallbedesignedtobesafe,sunny,andattractive,with:

a. No“dead,”poorly-lit,orhiddenareas

b. Maximumfeasiblesouthernexposure

c. Useofatleasttwoofthefollowingoptionsasdecorativeamenities:vegetationplanters,specialpavementtreatments,publicart,orstreetfurnishings

GuidelineS1. Off-streetparkingshouldbelocatedunderorbehindtheusesthattheyserve.

2. Accesstooff-streetparkingshouldbefromthesideorrearofthelot.

3. Buildingfacadesshouldformacontinuousstreetwallonblockfaces.

4. Allloadingdocksandotherserviceareasshouldbelocatedtothesideorrearoftheirdevelopmentandaccessedfromthesideorrearasappropriate.

5. Buildingsshouldshareserviceareastothegreatestextentpossible.

6. Developersofmixed-useresidentialandnonresidentialprojectsshouldincludegreenbuildingfeaturessuchasgreenroofs,renewableenergysystems,andenergyconservationfeaturesintheirdevelopmentstoreduceenvironmentalimpactsandutilityservicecosts.TheyshouldalsoseekLEEDcertificationasapotentialmarketingtoolfortheirprojects.

7. Publicstreetsandspacesshouldbewelllitatnight;publicplazasandcivicspacesshouldhavepedestrian-scalestreetlightsinstalledforpedestriansafetyandtoreinforcetheMetroCore’sdistinctphysicalcharacterafterdark.

8. Signal-controlledstreetintersectionsshouldbedesignedfortrafficcalminginordertomakethemsaferforpedestrians.Considerationshouldbegiventosuchdevicesasspeciallymarkedcrosswalks,signage,medianpedestrianrefuges(onEllin Road,85th Avenue,andGarden City Drive),trafficsignalphasing,timedpedestriansignalswithcountdowndisplays,andcurbextensionsorbumpouts.


9. LeadershipinEnergyandEnvironmentalDesign(LEED)standardsforbuilding,assetforthbytheU.S.GreenBuildingCouncil(USGBC)shouldbereviewedandintegratedintothedesignandconstructionprocessforallnewdevelopmentandrenovationprojects.LEEDSilverorbettercertificationisrecommendedforallnewdevelopment.

10. VariancesshouldbeapprovedtoaddressdesignstandardsforfederaltenantbuildingonEllinRoad,particularlytoaccommodatesecurityrequirements.

GardenCityNeighborhood

intentTocreateacompact,medium-densityandpedestrian-friendlymixed-useneighborhoodeastoftheMetroCore.

StandardS1. Buildingsshallbebetween4and12storiesin

height.

2. Buildingsshallsitalongtheestablishedbuild-tolinemeasured20feetfromtheedgeofthecurb.Buildingsonlocalstreetsshallsitbetween10and15feetfromtheedgeofthecurb.

3. Buildingsshallcovernolessthan60percentoftheirlotandshalloccupyatleast75percentoftheirstreetfrontage.

4. Off-streetparkingshallbeinparkingstructures.

5. Parkingfacilitiesshallbescreenedfromthestreetwitheitherground-floor“liner”commercialretail/officeusesplusupperfloorfacadesthatmirrorthearchitectureofadjacentbuildings,orfull-height“liner”commercial/residentialuses.

6. Loadingdocksandotherserviceareasshallbearchitecturallyintegratedintotheoveralldesignoftheirdevelopmentandscreenedbysolidwalls,fences,orsolidmetaldoorsofadequateheighttoprovidecompletescreeningfromnormaleyelevel,withinapplicablezoningallowances,onallsideswhereaccessisnotneeded.




10. Environmentalsitedesign(ESD)stormwatermanagementtechniquesshallbeusedthroughouttheGardenCityNeighborhoodtoprovideenhancedwaterqualitycontrolsandadditionalgreenspace.

Example of mixed-use medium-density development


Garden City building heights—section view

Garden City lot coverage—plan view

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11. Streetsthatarepartofadevelopmentproposalshallbedesignedasgreenstreets.





GuidelineS1. Off-streetparkingshouldbelocatedunderorbehindtheusesthattheyserve.

2. Accesstooff-streetparkingshouldbefromthesideorrearofthelot.

3. Buildingfacadesshouldformacontinuousstreetwallonblockfaces.

4. Buildingsshouldshareserviceareastothegreatestextentpossible.

5. Switchboxesandutilitymetersshouldbelocatedoutofviewfromthepublicstreet.Allutilitiesandtheirconnectionsshouldbeundergroundwhereverfeasible.

6. Outdoorserviceareasshouldbewelllitatnight;lightingshouldbedesignedtominimizeglareimpactsonadjacentresidentialuses.

7. Developersofmixed-useresidentialandnonresidentialprojectsshouldincludegreenbuildingfeaturessuchasgreenroofs,renewableenergysystems,andenergyconservationfeaturesintheirdevelopmentstoreduceenvironmentalimpactsandutilityservicecosts.TheyshouldalsoseekLEEDcertificationasapotentialmarketingtoolfortheirprojects.

8. Publicspacesshouldbewelllitatnight.

9. Signal-controlledstreetintersectionsshouldbedesignedfortrafficcalminginordertomakethemsaferforpedestrians.Considerationshouldbegiventosuchdevicesasspeciallymarkedcrosswalks,signage,trafficsignalphasing,timedpedestriansignalswithcountdowndisplays,andcurbextensionsorbumpouts.

Example of building facades forming a continuous street wall in Rockville, MD


AnnapolisRoadNeighborhood

intentTocreatearevitalizedandenhancedmoderatedensity,mixed-usecommercialdistrictalongAnnapolisRoad(MD450).

StandardS1. Buildingsshallbebetweenthreeandeight

storiesinheight.BuildingsatthesouthwestcornerofAnnapolisRoadandWestLanhamDriveshouldbeaminimumoftwostoriesinheight.

2. BuildingsonAnnapolis Road(MD 450)shallsitalongtheestablishedbuild-to-linemeasured12feetfromtheedgeofthecurb.

3. Buildingsshallcoverbetween60percentand80percentoftheirlotandshalloccupyatleast70percentoftheirstreetfrontage.

4. Buildingswithoutrearparkingshallhaverearyardsnolessthantenfeetdeep.

5. Off-streetparkinglotsandstructuresshallbeplacedbehindtheiron-siteuses.

6. Serviceareasshallbeplacedbehindtheiron-siteuses,screenedfrompublicview,andwelllitatnight.




10. Environmentalsitedesign(ESD)stormwatermanagementtechniquesshallbeusedthroughouttheAnnapolisRoadNeighborhoodtoprovideenhancedwaterqualitycontrolsandadditionalgreenspace.

11.Streetsthatarepartofadevelopmentproposalshallbedesignedasgreenstreets.





Example of medium-density mixed-use development


Annapolis Road Corridor lot coverage—plan view

Annapolis Road Corridor building heights—section view

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GuidelineS1. Off-streetparkinglotsandstructuresshouldbeaccessedfromthesideorrear.

2. BuildingfacadesshouldformadefinitestreetwallonblockfacesalongAnnapolis Road.

3. Allloadingdocksandotherserviceareasshouldbelocatedtothesideorrearoftheirdevelopmentandaccessedfromthesideorrearasappropriate.

4. Developersofmixed-useresidentialandnonresidentialprojectsshouldbeencouragedtoincludeLeadershipinEnergyandEnvironmentalDesign(LEED)featuressuchasgreenroofs,renewableenergysystems,andenergyconservationfeaturesintheirdevelopmentstoreduceenvironmentalimpactsandutilityservicecosts.TheyshouldalsobeencouragedtoseekLEEDcertificationasapotentialmarketingtoolfortheirprojects.

5. Publicstreetsandspacesshouldbewelllitatnight.

6. Signal-controlledstreetintersectionsshouldbedesignedfortrafficcalminginordertomakethemsaferforpedestrians.Considerationshouldbegiventosuchdevicesasspeciallymarkedcrosswalks,signage,medianpedestrianrefuges(onAnnapolis Road),trafficsignalphasing,timedpedestriansignalswithcountdowndisplays,andcurbextensionsorbumpouts.

NorthHillsideResidentialNeighborhood

intentTocreateanattractive,medium-density,mixed-useresidentialenclavethatprovidesavarietyofhousingoptionsandcommunity-servingcommercialserviceswhileactingasatransitionareabetweenthehigher-densityusesoftheMetroCoreandthelower-densitycommercialservicesoftheAnnapolisRoadCorridor.

StandardS1. Buildingsshallbebetween4and12storiesinheight.

2. Buildingsshallsitbetween20and40feetfromtheedgeofthecurb.

3. Buildingsshallcoverbetween60percentand80percentoftheirlotandshalloccupyatleast65percentoftheirstreetfrontage.

4. Buildingsshallhavesideyardswithacombinedminimumwidthof17feet.Nosideyardshallbelessthanfourfeetwide.Buildingswithoutrearparkingshallhaverearyardsnolessthantenfeetdeep.

5. Off-streetparkinglotsandstructuresshallbeplacedbehindtheiron-siteuses.

6. Serviceareasshallbeplacedbehindtheiron-siteuses,screenedfrompublicview,andwelllitatnight.

7. Allloadingdocksandotherserviceareasmustbelocatedtothesideorrearoftheirdevelopmentandaccessedfromthesideorrearasappropriate.

Examples of medium-density residential development


North Hillside Residential neighborhood lot coverage—plan view

North Hillside Residential neighborhood building heights—section view

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8. Parkingfacilitiesandoutdoorserviceareasmustbewelllit,andtheirlightingshouldbedesignedtominimizeglareimpactsonadjacentresidentialuses.

9. Mixed-useandnonresidentialbuildingswithpublicstreetorcivicspacefrontagesshallreserveatleast25percentoftheirground-floorfrontageforretailuses.Schoolsshallbeexemptfromthisrequirement.


11. Environmentalsitedesign(ESD)stormwatermanagementtechniquesshallbeusedthroughouttheNorthHillsideResidentialNeighborhoodtoprovideenhancedwaterqualitycontrolsandadditionalgreenspace.

12.Streetsthatarepartofadevelopmentproposalshallbedesignedasgreenstreets.





GuidelineS1. Developersofmixed-useresidentialandnonresidentialprojectsshouldincludeLEEDfeaturessuchas

greenroofs,renewableenergysystems,andenergyconservationfeaturesintheirdevelopmentstoreduceenvironmentalimpactsandutilityservicecosts.TheyshouldalsoseekLEEDcertificationasapotentialmarketingtoolfortheirprojects.

2. Signal-controlledstreetintersectionsshouldbedesignedfortrafficcalminginordertomakethemsaferforpedestrians.Considerationshouldbegiventodevicessuchasspeciallymarkedcrosswalks,signage,trafficsignalphasing,timedpedestriansignalswithcountdowndisplays,andcurbextensionsorbumpouts.

General open space and streetscape standards and GuidelinesGeneral intentTopromotethecreationofopenspaceamenitiesthatfitinwith,andenhance,theoverallvisualandphysicalcharacterofthebuiltenvironment(buildingsandstreets).

standards1. Landscape Plan Submission:Landscapeplans,whichaddressalllandareasofalotthatarenotcovered

bybuildings,streetsorpavedareas,shallbepreparedandsubmittedwiththedetailedsiteplan(DSP).Suchplanswilldefinelandscapeconstruction,seedingandplantingmaterials,andirrigationmethods.LandscapeplansshallincorporateESDtechniquesandrelatedconservationlandscapingmeasures.


2. Plant List:Aplantlistshallbeincludedonthelandscapeplanandshallspecifytheplantspecies(botanicalandcommonname),size/caliper,spacing,quantity,constructiondetails(fortrees,shrubs,evergreensandstreettrees),andmethodofirrigationandillumination.Theseplantsshouldbenativeoradaptedspeciestothegreatestextentpossible,inkeepingwithNativePlantsofPrinceGeorge’sCounty(1997–1998).

3. CPTED Guidelines:Landscapeplantsprovidedasbuffersandscreeningshallnotendangerpedestriansbycreatingblindspotsorhidingplaces.AlllandscapeimprovementsshallbeinaccordancewithCrimePreventionThroughEnvironmentalDesign(CPTED)guidelinesforpublicsafety.

Guidelines1. Landscapingshouldserveasanamenity,screen,orbuffertoenhancetheappearanceofstructuresoruses

suchasparkinglotsorlargeblankwalls,ortoincreasetheattractivenessofcommonopenspaces.

2. Landscapingshouldvisuallyframeoccupiedbuildings.

3. Thelandscapingcharacterofadjacentlotsshouldbecoordinated.

4. Landscapingshouldbeusedtomitigateareasoflarge,unbrokenbuildingmassandscreenwalls.

5. Existinghealthytreesshouldbepreservedtothegreatestextentpracticable.Existingdamaged,decayed,ordeceasedtreesshouldberemovedtoprotectremainingtrees.

6. Landscapeandstreetscapeamenities,includingplantings,lawns,fencing,andfurniture,shouldbeusedtocreateclearbordersanddefinecontrolled,ordefensible,spacestoallowpeopletodistinguishpublicfromprivatespaces.

7. Theheightandplacementoflandscapeandstreetscapeamenitiesshouldnotinterferewithnaturalsurveillance.

Example of landscaping within mixed-use TOD


Ground Cover

intentToensurehealthyandattractivegroundcoverthatisvisuallyandfunctionallycompatiblewithotherlandscapingplantmaterialsusedatdevelopmentsites.

StandardS1. Sod: Allpermanentturfgrassareasanddisturbedareasnotproposedforconstructionshallbesodded

atthetimeofdevelopment.Seeding,sprigs,orsodplugsshallbeprohibitedforpermanentgroundstabilization.Sodspecificationsshallbeprovidedonthelandscapeplan.

2. Groundcover:Groundcoverspecificationsincludingname,species,quantity,andspacingshallbeprovidedonthelandscapeplan.Groundcovershallbeplantedataminimumspacingoffourinchesoncenter.

3. Mulch:Mulchshallbeshreddedhardwoodmulchthatisbrownincolorandshallbespecifiedatatwo-tothree-inchdepthonlandscapeplans.Redcedarmulchorrubbermulchshallbeprohibited.

4. Unplanted Mulch Beds:Unplantedmulchbedsshallnotexceedtensquarefeetinarea;largemulchbedsshallbeprohibited.

5. Irrigation:Allsodandgroundcoverareasshallincludeanautomatedirrigationsystemthatusescollectedrainwaterand/orrecycledgreywater(frombathingandlaunderingofclothes)tothefullestextentpossibletomaintainthehealthandvigorofthesodandgroundcover.

GuidelineSGroundcoverandlandscapingwithotherwoodyplantsmaybeusedinplaceofturfgrasstoprovidevisualvarietyandsupportstormwatercontrolfeaturesinsitelandscapes.

open spaces

intent Toensuresafe,attractiveandaccessibleopenspacesthatproviderecreationalopportunitiesandsupportforoutdoorpublicevents.

Tointegrateandutilizelandscapedesigntoenhanceopenspacesandensurethattheyfunctioneffectivelyasspecialplaces,whetherpublicorprivate.

StandardS1. Open Space Elements:Atthetimeofpreliminaryplanofsubdivisionanddetailedsiteplan(DSP),the

DSPshallbereviewedforcompliancewithparkandplazasize,location,activeandpassiverecreationamenities,parkfurniture(benches,trashreceptacles,picnictables,bollards),amenities(examples:fountains,chesstables),playequipment,artwork,lighting,andirrigation.TheDSPshallincludealllocations,quantities,anddetailsforbenches,trashreceptacles,lightingfixtures,bollards,picnictables,recreational/children’splayequipment,andartwork.

2. Parks and Plazas CPTED Guidelines:ParksandplazasshallbedesignedinaccordancewithCPTEDguidelinesforlandscapingandlightingtoprovidepedestriansafetyandsecurity.AnoteindicatingcompliancewiththeseguidelinesshallbeplacedinthegeneralnotessectionoftheDSP.


3. Open Space Landscape:Landscapebedsforparks,plazas,andotheropenspacesshallcoveraminimumareaof500squarefeet,andanoteindicatingcompliancewiththisstandardshallbeincludedinthegeneralnotesontheDSP.ESDstormwatermanagementfeaturesandrelatedconservationlandscapingmeasuresshallbeincorporatedintothelandscapedesign,andanotestatingcompliancewiththisstandardshallbeincludedinthegeneralnotessectionontheDSP.

4. Open Space Shade Trees:Parks,plazas,andotheropenspacesshallhaveatleastoneshadetreeper1,000squarefeetofopenspacearea.

5. Irrigation:Allopenspacelandscapingshallincludeanautomatedirrigationsystemthatusescollectedrainwaterand/orrecycledgreywater(frombathingandlaunderingofclothes)tothefullestextentpossibletomaintainthehealthandvigorofthelandscapeplantings.AnotestatingcompliancewiththisstandardshallbeincludedinthegeneralnotessectionontheDSP.

6. Open Spaces—Americans with Disabilities Act (ADA) Accessibility:Allopenspacesshallbebarrier-freeandaccessibletopersonswithdisabilities,theelderly,peoplewithstrollers,andvendorswithpushcarts.OpenspacesshallmeetADArequirementsforparksandrecreationspaces.

7. Open Space Lighting:Parks,plazas,andotheropenspacesshallbeilluminatedtoaminimum1.25foot-candlesandamaximumof2.0foot-candlesinaccordancewithADArequirementsforparksandrecreationspaces.Fullcut-offopticsshallbeusedtodirectlightingdownward.Noup-lightingshallbeused.

8. Open Space Seating:Openspacesshallprovide60linearfeetofseatingperacrewithaminimumof30linearfeetregardlessofparkorplazasize.Outdoorseatingassociatedwithcafesshallnotcounttowardthisseatingrequirement.Forthebenefitofpersonswithdisabilities,aminimumoffivepercentoftherequiredseatingshallhavebacks.

9. Open Space Trash and Recycling Receptacles:Openspacesshallprovideonetrashreceptacleandatleastonerecyclingreceptacleforeachbenchseatingarea.Trashandrecyclingreceptacledetail,quantity,andlocationsshallbedelineatedontheDSP.

10.Open Space Service Areas:Loadingandserviceareaswithinparksandplazasshallbescreenedfrompublicviewwithappropriatelandscapingandopaquewallsdesignedtofitinwiththesurroundingopenspaceenvironment.

11.Open Space Emergency Accessibility:Openspacesshallbefreeofvehiculartrafficandshallprovidebreakawayorretractablebollardsalongalladjoiningroadwaystoprotectpedestriansandprovideemergencyvehicleaccess.Bollardtype(s)andlocationsshallbedelineatedontheDSPandshallconformtoTDDPdevelopmentstandards.Ifadedicatedemergencyaccessisneeded,itshallbeprovidedusingsoilstabilizationmethodsthatprovideanadequatesub-basecoveredwithturformulch.AnoteindicatingcompliancewiththisstandardshallbeplacedinthegeneralnotesoftheDSP.

GuidelineS1. Openspaceshouldbeusedtoenhancethevalueandamenityofsurroundingdevelopment.

2. Openspaceshouldbindvariousprojectsintocohesiveinterrelateddistrictswhereverpossible.

3. Openspacesshouldprovideavarietyofseatingoptions,includingbenches,seatingsteps,planters,seatwalls,tableseating,picnictables,andgrassyseatingareas.


4. Publicworksofartshouldbeconsideredforallpublicparksandplazas.DrawingsandillustrationsshallbeprovidedtoM-NCPPCstaffforreviewandcomment.

5. Pavedsurfacesshouldprovideacoordinated,distinctivespecialpavingpatterntoprovideinteresttothepublicartarea.

6. Thereshouldbeclearsightlinesthroughtheparkorplazaandclearviewsofsurroundingareas.Avoidfeaturesthatblocksightlinesandmajoraccesspoints.

Plazas

intentTocreatesafeandvisuallyattractiveplazasthatenhanceadjacentbuildingsandhelpcreateasenseofplace.

StandardS1. Plaza Height:Theheight/leveloftheplazashallnotbemorethanthreefeetaboveorthreefeetbelow

thecurblevelofthenearestadjoiningstreetinordertopromotepedestrianvisibilityandsecurity.

2. Plaza Size:Plazaspacesshallbenolessthan40feetacrossnormorethan300feetacross.(Source:Watson,Platus,andShibley.TimeSaverStandardsforUrbanDesign.McGrawHill:2003)

3. Parking Structures Near Plazas:Parkingstructuresthatabutplazasshallnotbeallowedunlesstheparkingstructurecontainsgroundfloorretailorfull-heightlinerretail/commercialuses.

4. Plazas as ESD Stormwater Management Amenities:PlazasshallbedesignedasstormwateramenitiesusingESDstormwatermanagementtechniques.

5. Plaza Shade Trees:Plazashadetreesshallbeamaximumcalipersizeof2½inchesatthetimeofinstallation.Treesshallbeplantedeitherwithgratingsflushtogradeorinaplantingbedwithacontinuousareaofatleast100squarefeetexclusiveofboundingwall.

6. Plaza Electrical Outlets:Theplazashallbeequippedwith115-and220-voltoutletsappropriateforuseinterracedorpavedareasthataredesignedtoaccommodateoutdoorartisticperformances.Allelectricaloutletsshallbethree-pronggroundedwithweatherproofprotectivecoverstomeetUnitedLaboratoriessafetyrequirements.

7. Plaza Amenities:Publicplazasshallbedesignedtosupportavarietyofpedestrianactivities.PlazasthatincludetransitbusstopsorMetrostationentrancesshallincorporatethesefeaturesintotheirdesigntosupportconvenientandsafepublictransitaccess.

8. Plazas in Commercial Areas:Plazasincommercialareasshallfrontadjacentretailuses.Aminimum75percentoftheground-floorbuildingfrontagefacingacommercial-areaplazashallconsistofretailuses.

Example of an urban park with clear sight lines


GuidelineS1. Plazasshouldbedurable,safe,andinvitingspacesthatcanfunctionasoutdoor“livingrooms”forthe

tenantsof,andvisitorsto,nearbybuildings.

2. Plazasshouldprovideamenitiesthatsupportavarietyofactivitiesandfunctions.Thesemayinclude:

a.Entertainment

b.Buswaitingarea

c.Pedestrianlinksbetweenbuildings

d.Caféseating

e.Seatingwalls

f.Fountains

g.Passiverecreationareas

3. Aplazashouldbedesignedtofitinwithandenhancethearchitecturalappearanceofadjacentbuildings,usingsuchmeasuresascompatiblepavingmaterialsandstructuralfeaturesthatechothedesignofprominentnearbybuildings.

4. Aminimumplazawidthtobuildingheightratioof2:1shouldbeincorporatedintothedesignofanyplazatoeliminateclaustrophobicandunsafepedestrianspaces.

General squares and Greens Guidelines and standards

intentToensureattractive,safe,andhealthypublicsquaresandgreensthatcanserveasplacesofrestandrelaxationaswellassupportoutdoorpublicevents.

StandardS1. Submission of Landscaping Plan Documents:Landscapeplandocumentsshallberequiredforall

proposedpublicsquaresandcivicgreens.DrawingsandillustrationsshallbeprovidedtoM-NCPPCstaffforreviewandcommentperthesubmissionrequirementsoftheNewCarrolltonTDDP.

2. Irrigation and Maintenance of Landscaping:Landscapematerialsprovidedinasquareorcivicgreenshallbeirrigatedwithanautomatedirrigationsystemthatusescollectedrainwaterand/orrecycledgreywater(frombathingandlaunderingofclothes)tothefullestextentpossibletomaintainthehealthandvigorofthelandscapeplantings,andanotestatingcompliancewiththisstandardshallbeincludedinthegeneralnotessectionontheDSP.Landscapingareasshallreceiveregularmaintenancetoremovedeadanddiseasedplants,prunehealthyplants,andtreatplantedareasforpestsanddisease.

3. Selection of Landscaping Plant Materials:Avarietyofevergreen,ornamental,andfloweringlandscapematerialshallbeprovidedforvisualvarietyandattractivenessinaccordancewithESDstormwatermanagementbestpracticesandtheLandscapeManual.AllplantmaterialshallconformtoCPTEDguidelines.

Example of plaza amenities in Arlington, VA


GuidelineS1. Publicworksofartshouldbeconsideredanintegralpartofthedesignforallpublicplazas.

2. Pavedsurfacesshouldprovideacoordinated,distinctivespecialpavingpatterntoprovideinteresttothepublicartarea.

Squares

intentTocreatevisuallyinterestingandattractivesquaresthatserve,alongwiththebuildingsandstreetsthatborderthem,tocreateadistinctsenseofplace.

Tocreateeasilyaccessiblepublicspaceslargeenoughtohostneighborhoodorcommunityoutdoorpublicevents.

StandardS1. Minimum Design and Performance Requirements for Squares:Surfacetreatmentandmaterials

(withintheareaback-of-curbtoback-of-curbexcludinganycivicbuilding,publicart,ormonumentfootprint)shallprovideaminimumof30percentpermeablesurfacearea(turf,groundcover,soil,ormulch).Theremainingareashallbepavedsurface.

2. Parking Structures Near Squares:Parkingstructuresthatabutsquaresshallnotbeallowedunlesstheparkingstructurecontainsgroundfloorretailorfull-heightlinerretail/commercialuses.

3 Lighting of Public Square Areas:Lightingofpublicart,pavedareas,andlandscapingshallconformtoCPTEDguidelines.Lightingdetailsandspecificationsshallbeprovidedonthelandscapeplan.LightinglevelsshallbespecifiedaccordingtotheTDDPrequirements.

GuidelineS1. Asquareshouldbesurroundedorenclosedbybuildings,evenifstreetsseparatethosebuildingsfromthe

square.Thisrelationshipofbuildingstospacehelpstocreateasenseofenclosure;i.e.,thesquarebecomesanoutdoor“livingroom”forthesurroundinguses.

2. Squaresshouldbelocatednearclustereddestinationuses,suchasciviccentersorshoppingdistricts,thatcangenerateconstantfoottrafficintoandthroughthesepublicspaces.

3. Squaresshouldbelocatedatmajorpublictransitstopstobeeasilyaccessibleforthosewhocannotdriveordonothaveaccesstoanautomobile.

4. Asquareshouldbedesignedforeasysurveillancefromanypointwithinit.ThisreinforcestheperceivedfeelingofpublicsafetyinlinewithCPTEDguidelines.


Greens

intentToensurethecreationofattractivecivicgreensdesignedtoprovideasenseofplaceandencouragepassiveandactiverecreationbyresidentsandvisitors.

StandardS1. Minimum Design and Performance Requirements for Civic Greens:Surfacetreatmentand

materials(withintheareaback-of-curbtoback-of-curbexcludinganycivicbuilding,public,artormonumentfootprint)shallprovideaminimum60percentpermeablesurfacearea(turf,groundcover,soil,ormulch).Theremainingareashallbepavedsurface.ESDstormwatermanagementfeaturesshallbeincorporatedintothegreendesigntominimizeoff-siterun-offandstreambederosion.

2. Lighting of Public Greens:Lightingofpublicart,pavedareas,andlandscapingshallconformtoCPTEDguidelines.Full-cutoffopticsshallbeusedtodirectlightingdownward.Up-lightingshallbeprohibited.Lightingdetailsandspecificationsshallbeprovidedonthelandscapeplan.LightinglevelsshallbespecifiedaccordingtotheTDDPrequirements.

GuidelineS1. Greensshouldbedesignedtofunctionlikemanicuredgrassymeadowsthatinvitevisitorstosit,recline,

people-watch,orengageinactivesports.

2. Greensshouldbelocatedatmajorpublictransitstopstobeeasilyaccessibleforthosewhocannotdriveordonothaveaccesstoanautomobile.

3. Agreenshouldbedesignedforeasysurveillancefromanypointwithinit.ThisreinforcestheperceivedfeelingofpublicsafetyinlinewithCPTEDguidelines.

Parks

intentToensurethecreationofattractivepublicparksthatfeaturenaturalenvironmentsand/orrecreationalfacilitiesthatsupportbothactiveandpassiverecreation.

StandardS1. Minimum Design and Performance Requirements for Parks:Parksshallpreservenaturalareasas

primaryenvironmentalfeatures.Pavedsurfacesshallbekepttotheminimumrequiredtoprovideaccess,requiredparking,serviceareas,andteamsportsthatrequireapavedsurface,e.g.,basketballandtennis.NewparksthataretobecomepartoftheM-NCPPCgreeninfrastructuresystemshallbecoordinatedwiththeDepartmentofParksandRecreationduringtheirplanning,designandconstructionphases.

2. Community and Recreational Centers:ThelocationofthesefacilitiesshallbedeterminedbyM-NCPPCbasedontherecommendationsoftheapplicablemasterplan(LandoverorBladensburg–NewCarrollton).

3. Lighting of Parks:Lightingofpublicart,pavedareas,andlandscapingshallconformtoCPTEDguidelines.Lightingdetailsandspecificationsshallbeprovidedonthelandscapeplan.LightinglevelsshallbespecifiedaccordingtotheTDDPrequirements.Lightinginpublicparksshallbedesignedtominimizeglareinnaturalareasandnearbyresidentialcommunities.


GuidelineS1. Largeparksshouldincludewell-keptareasthatinvitevisitorstosit,recline,people-watch,orengagein

activesports.Naturetrails,activitycenters,andplaygroundsshouldbeconsideredforsmallerparks.

2. Parksshouldbeintegratedintothedesignatedgreeninfrastructurenetworksothattheycanhelppreservenaturalhabitatsandlocalwildlife.

3. Parksshouldbedesignedforeasysurveillanceofrecreationfacilities,playingfields,otheropenareas,andnaturetrails.ThisreinforcestheperceivedfeelingofpublicsafetyinlinewithCPTEDguidelines.

streetscapes

General intentTocreateconsistentandinvitingstreetscapesalongresidential,commercial,andmixed-usestreetsandadistinctivevisualcharacterthroughouttheTDDParea.

Tocreate“completestreets”toprovideanenvironmentthatiseasier,safer,andmorepleasantforwalking,bicycling,anddriving.

StandardS1. Requirement for Complete Green Streets:Streetsshallaccommodateallmodesoftransportationand

integratewithaninterconnectedstreetandpedestriannetwork.StreetsshallalsobedesignedasgreenstreetsthatincorporateESDstormwatermanagementfeatures.

2. Street Characteristics and Design Criteria:Thefollowingdesignstandardsshallbeusedtoensurethatnewstreetsmeetthefunctionanddemandforthefacilitytype.Becausethefinaldesignoftheroadwaycanvaryfromsegmenttosegment(duetoadjacentlandusesanddemands),thesystemstandardizeskeycharacteristicstoprovideconsistencywhilealsoallowingflexibility.Table 8providesasummaryofkeystreetcharacteristics,designcriteria,andapplications.

3. Maximum Length of Block Perimeters:Blockperimetersshallnotexceed1,600feetmeasuredalongthepublicorprivatestreetright-of-way.

4. Maximum Length of Public and Private Streets:Blocklengthsforpublicandprivatestreetsshallnotexceed500feetbetweenthroughstreets,measuredalongthestreetright-of-way.

5. Permissible Deviations from Strict Compliance with Block Dimension Standards:Thestandardsforblockperimetersandlengthsshallbemodifiedtotheminimumextentnecessarybasedonfindingsthatstrictcompliancewiththestandardsisnotreasonablypracticalorappropriatedueto:

a. Topographicconstraints

b. Existingdevelopmentonabuttingpropertywhichprecludesthelogicalconnectionofstreetsoraccessways

c. Railroads

d. Trafficsafetyconcerns

e. Functionalandoperationalneedstocreatealargebuilding

f. Protectionofsignificantnaturalresources


6. Undergrounding of Public Utilities on New Development Sites:Allutilitylinesonnewdevelopmentsitesshallbeundergroundwherefeasible,bututilityvaultaccesslidsmaybelocatedinthesidewalkarea.

7. Street Connectivity Requirement:ConnectionsshallbeprovidedbetweennewstreetsintheTDDPareaandexistinglocalandminorcollectorstreets.

8. Streetscapes as ESD Stormwater Management Amenities:AllstreetscapesshallincorporateESDstormwatermanagementfeaturesinaccordancewithcountyandstaterequirementsaswellasknownbestpractices.

9. Streetscape Elements as Part of Site Plan Submissions:Streetscapeelementsofstreettrees,streetfurniture,landscapingandplanters,decorativepaving,sculpture/artwork,andbussheltersshallbeprovidedonthestreetscapeplan.Allstreetscapeelementsshallincludeinformationoflocation,spacing,quantity,constructiondetails,andmethodofilluminationandshallberequiredforallstreetsinaccordancewiththeNewCarrolltonTDDPstreetscapesectionsandpublicrealmelements.

10.Advertisements and Signage in Public Spaces:Advertisementsandsignageshallbeprohibitedonallstreetscapeelementswiththeexceptionofbusshelteradvertisementsapprovedbytheappropriatepublictransitauthority(WMATAorTheBus).Thepostingoftransitservice-relatedinformationwithinthepublicright-of-wayshallbesubjecttotheapprovalofMDOT,DPW&TandtheCityofNewCarrollton.

Table 8.

Recommended Street Characteristics and Design CriteriaVehicleLaneWidths(minimumwidths)

TruckRoute=12feetBusRoute=11feetArterial/Collector=11–12feetCommercialStreet=10–11feetResidentialandLocalStreet=9–10feetTurnLane=10-12feet(12feetfortruckroutes)

On-StreetParking Residential=7feetCommercial/Neighborhood=8feet

BicycleLanes(minimumwidths)

Arterial/Collector=6feetCommercialStreet=5feetNeighborhoodStreet=5feet

Sidewalks AllStreets=minimum6feet;maximum12feetCurbExtensionsforPedestrians ConsideronanystreetwithinTDDP/TDOZ;recommendedforstreetsfronted

bymixed-useresidentialornonresidentialdevelopmentLandscapeStrips(designedasESDstormwatermanagementamenities)

ArterialsandCollectorStreets=Preferred;minimum6feetwideParkway=Required;Minimum8feetwideResidentialandLocalStreets=Desirable;minimum6feetwide

Medians 5Lanes=Required3Lanes=Optional


11.Permitted Streetscape Elements:Permittedstreetscapeelementsshallinclude:

a. Streettrees(locatedintreegratesalongurbanstreetsandplantingbedsalongresidentialstreets)

b. Streetfurniture(benches,trashreceptacles,lighting,andbusshelters;priorapprovalfromDPW&T,WMATA,SHA,and/ortheapplicablemunicipalpublicworksagencyshallberequired)

c. Landscapingandplanters

d. Decorativepaving

e. Sculpture/artwork(priorapprovalfromDPW&T,WMATA,SHA,and/ortheapplicablemunicipalpublicworksagencyshallberequired)

12. Consistency of Design Elements:Streetscapeelementssuchaspaving,streetfurniture,andstreettreesshallbeconsistentwithinadevelopmentprojectandshallbeconsistentalongthestreetwall.SamplesofproposedpavingmaterialsshouldbesubmittedwiththedetailedsiteplanforreviewandapprovalbyM-NCPPCstaff,DPW&T,and,whereapplicable,municipalpublicworksofficials.

13.Streetlights:Streetlightsshallbeinstalledonbothsidesofstreetsalongthestreettreealignmentlineand,unlessotherwisedesignatedintheTDDP,atnomorethan60-footintervalsmeasuredparalleltothestreet.Atthetimeofdevelopment,thedevelopershallberesponsibleonlyfortheinstallationofstreetlightsonthesideofthestreetthatisbeingdeveloped.

GuidelineSPublicalleysormajoroff-streetbike/pedestrianpathways,designedasprovidedinthischapter,maybeusedtomeettheblocklengthorperimeterstandardsofthissection.

StreetTypeSpecifications

intentToensurethatallstreettypesaredesignedasattractive,pedestrian-andbicycle-friendlypublicspacesthatconformtotheconceptof“completestreets.”

StandardS1. Permitted Street Types:AllnewstreetsbuiltwithintheTDOZareashallconformtooneofthe

followingtypes:arterials(example:Annapolis Road),collectors(examples:Ellin Road,Garden CityDrive),localstreets,andalleys.

2. Use of Street Design to Slow Down or “Calm” Vehicular Traffic:Streetsshallbedesignedtoencourageorforcedriverstotravelatlowerspeedsanddrivelessaggressivelythroughtheuseofsuchtraffic-calmingdevicesasraisedcrosswalks,speedtablesorhumps,on-streetparking,curbbumpouts

Example of permitted streetscape elements, Hyattsville, MD


atintersectionsandinthemiddleofblocksexceeding250feetinlength,andlandscapedmedianswithpedestriancrossingrefuges.

3. Primacy of Pedestrian Scale in Street Design:Allstreetscapeelements,includingbutnotlimitedtosignage,lighting,andstreetfurniture,shallbedesignedtopedestrianscale.Highway-scaledirectionalsignsandstreetlightsshallberestrictedtogatewayareaswhereaccessrampstoJohn Hanson HighwayandtheCapital Beltwayarelocated.Highway-scaledirectionalsignsplacedatselectedlocationsasrequiredbytheStateHighwayAdministration(SHA)tomeetestablishedhighwaysafetystandardsshallbeexemptfromthisrequirement.

4. Interconnected Street Network:Newlocalstreetsshallbedesignedasaninterconnectedstreetgridsothattrafficcapacitycanbediffusedandmaintainedacrossnumerousstreets.

GuidelineS1. Inpedestrian-orientedareas,nonvehiculartrafficshouldbeprovidedwitheverypracticaladvantageover

vehiculartrafficsolongaspublicsafetyisnotadverselyaffected.

2. Vehiculartravellanesshouldnotexceed11feetinwidth.Widerlanesencouragetraffictomoveathigherspeedsthatendangerthesafetyofpedestrians,waitingtransitriders,andbicyclists.

3. Ellin Road,85th Avenue,andotherTDOZstreetsthathavebeen,ormightbe,proposedaspossibleroutesforthefuturePurpleLineanditsproposedextensionsshouldbedesignedtoaccommodatethistransitfacilityaspartofasafe,pedestrian-friendlystreetenvironment.

Pedestrian/BikeAccesswaysWithinPublicStreetRight-of-Way

intentToprovideclearlydelineated,attractive,andsafepathwaysforpedestriansandbicyclistswithinthepublicstreetrights-of-way.

StandardS1. Requirement for Pedestrian-Scaled Amenities:Within600feetofstationentrances,pedestrian-scaled

amenitiesshallberequiredevery100squarefeetofthesidewalkarea,includingbutnotlimitedto:

a. Streetfurniture

b. Plantings

c. Distinctivepaving

d. Ornamentallighting

e. Drinkingfountains

f. Sculptures

2. Clearly Marked Pedestrian Crossings:Publicstreet,driveway,loadingarea,andsurfaceparkinglotcrossingsshallbeclearlymarkedwithtexturedaccentpavingorpaintedstripes.

3. Articulation of Sidewalk Cross Section:Thedifferentzones(curb,furnishings,through,frontage)ofasidewalkshallbearticulatedusingspecialpavingorconcretescoring.


4. Sidewalks:AllsidewalksdesignatedintheTDDPshallbeconstructedaccordingtothestreetscaperequirementslistedinthissectionandshallmeetthesidewalkwidth(s)delineatedintheTDDPstreetscapesections.SidewalksnotdesignatedintheTDDPshallbeatleastfivefeetwideandshallmeetcountyspecifications.

5. Permitted Materials:Brick,precastpavers,concrete,tintedandstampedasphalt,Belgiumblock,orgranitepaversarepermittedmaterials.SamplesofproposedpavingmaterialsshallbesubmittedwiththedetailedsiteplanforreviewandapprovalbyM-NCPPCstaff.

6. Sidewalk Requirements:Sidewalksarerequiredforallstreetfrontagesalongwhichoccupiedstructures(commercial,residential,ormixed-use)occur.

7. Coordination of Proposed Bikeway Facilities in Public Stree Rights-of-Way with Appropriate Public Works Agencies:Proposednewbikewayfacilitieswithinthepublicright-of-wayofstate-maintainedroadsshallconformtoStateHighwayAdministration(SHA)-approvedstandardsandguidelines,andtheirdesign,approval,andconstructionshallbecoordinatedwithSHA.Similarcoordinationwiththeappropriatepublicworksagencyoragenciesshallberequiredforproposedbikewayfacilitieswithinotherpublicstreetrights-of-way.AppendixD:BikeFacilityDefinitionsmaybereferencedforfurtherguidanceinthedesignofthesefacilities.

GuidelineS1. Sidewalksadjacenttoundevelopedparcelsmaybetemporary.

2. Whereverpossible,widesidewalksshouldbeusedinhigher-densitycommercialandmixed-useareastoallowforamenitiessuchascaféseating,comfortablepedestrianpathways,streettrees,andstreetfurniture.

3. Privatesidewalksandwalkwaysshouldbeprovidedtoconnectstreetsidewalkstoprimarycommercialandresidentialbuildingentries,publictransportation,publicopenspaces,andparkingareasbythemostdirectroutepracticable.On-sitepedestrianwalksshouldnotsubstituteforrequiredpublicsidewalks.

4. Adjoiningdevelopmentsshouldminimizeauto/pedestrianconflictsandmaximizeconvenientaccessbetweenbuildings.

PublicOff-StreetAccessways

intentToprovideclearlydelineated,attractive,andsafepathwaysforpedestriansandbicyclistswithinblocksandotheroff-streetareas.

StandardS1. Requirements for Off-Street Pedestrian Accessways:Off-streetpedestrianaccesswaysshallincorporate

allofthefollowingdesigncriteria: a. Minimumten-footverticalclearance

b. Minimum20foothorizontalbarrierclearanceforpathway

c. Approvedpavementmaterial,withacompactedsubgrade

d. Nonskidboardwalksifwetlandconstructionisnecessary

e. Minimum100squarefeetoftrailheadareaatintersectionswithotherpedestrianimprovements


2. Requirements for Off-Street Trails:Minoroff-streettrailsshallbeaminimumoffivefeetwide,haveaminimumverticalclearanceofeightfeet,aminimumtwo-foothorizontalclearancefromedgeofpathwayandbeconstructedofgravelorwoodchips,appropriateedgematerial,andwithacompactedsubgrade.

GuidelineS1. Pedestrianaccesswaysandgreenwaysshouldbeprovidedasneededtosupplementpedestrianroutesalong

publicstreets.

ParkingLotDriveways

intentToprovideaccessforoff-streetsurfacelotsthataresafeforpedestriansaswellasmotorists.

StandardS1. Parking Lot Driveways as Private Streets:Parkinglotdrivewaysthatlinkpublicstreetsand/orprivate

streetswithparkingstallsshallbedesignedasprivatestreets,unlessoneofthefollowingismet:

a. Theparkinglotdrivewayislessthan100feetlong.

b. Theparkinglotdrivewayservesoneortworesidentialunits.

c. Theparkinglotdrivewayprovidesdirectaccesstoangledparkingstalls.

2. Limits on Driveways and Curb Cuts:Nomorethanonedrivewayandassociatedcurbcutshallbepermittedperblock.

3. Connections to Adjacent Sites:Wherepossible,parkinglotsfornewdevelopmentshallbedesignedtoprovidevehicularandpedestrianconnectionstoadjacentsites.

On-SitePedestrianandBicycleCirculation

intentToprovidesafeon-siteroutesforpedestrianandbicyclecirculation.

StandardSAttractiveaccessroutesforpedestriantravelshallbeprovidedby:

1. Reducingdistancesbetweendestinationsoractivityareassuchaspublicsidewalksandbuildingentrances.Whereappropriate,developpedestrianroutesthroughsitesandbuildingstosupplementthepublicright-of-way.

2. Providinganattractive,convenientpedestrianaccesswaytobuildingentrances.

3. Bridgingacrossbarriersandobstaclessuchasfragmentedpathwaysystems,widestreets,heavyvehiculartraffic,andchangesinlevelbyconnectingpedestrianpathwayswithclearlymarkedcrossingsandinvitingsidewalkdesign.

4. Integratingsignageandlightingthatoffersinterestandsafetyforpedestrians.

5. Connectingparkingareasanddestinationswithpedestrianpathsidentifiedthroughtheuseofdistinctivepavingmaterials,pavementstriping,gradeseparations,orlandscaping.


PedestrianandBicycleLinkages

intentTodevelopwalkableneighborhoodswithcontiguouslinkagesthatsupportpedestrianandbicycleuse,residentialsociability,andcommercialactivity.

StandardS1. American with Disabilities Act (ADA):AllsidewalksshallbeconstructedtomeetADAfederal

standardstocomplywithaccessibledesign.

2. Primacy of Sidewalks Over Vehicular Curb Cuts:Vehicularentrancesshallpermitsafeandclearpedestriancrossings.Sidewalkmaterial(s)shallcontinueacrossdrivewayentrancesatthesamegradeasthesidewalkonbothsidesofthecurbcut.

GuidelineS1. VehicularentrypointsshouldbeminimizedalongallstreetswithintheTDOZandgenerallylimitedto

situationswheresideorrearaccesstoapropertyisnotfeasible.

2. Curbcutsandentrypointsshouldbedesignedtovisuallyindicatethatpedestriansonthesidewalkshaveclearpriorityoverturningvehicles.Thesidewalkshouldnot“disappear”underneathcurbcutsandvehicularentries.

3. Thewidthofentrancedrivesshouldbevisuallyminimized,whereappropriate,bytheprovisionofplantedmedianofatleastsixfeetinwidthseparatingincomingandoutgoingtraffic,especiallyiftwoormorelanesareprovidedineachdirection.

BikewayDetails

intentToprovidesafeandconvenienton-andoff-streetlinkagestoresidences,businesses,andpublicfacilitiesforpedestriansandbicyclists.

StandardS1. Materials:Allbikeways(on-and

off-street)shallbecoordinatedwiththeDepartmentofPublicWorksandTransportation(DPW&T)and/orStateHighwayAdministrationasappropriate.

(SeeMap11.IllustrativePedestrianandBicyclePathPlan.)

2. Configurations and Techniques:BikewayaccessalongstreetsshallbelocatedinaccordancewiththeTDDPcirculationplan.Bikewayaccessshallincorporateallofthefollowingdesigncriteria:

Example of on-street bicycle route


a. On-StreetBikewayAccess(ClassIII)

(1) Verticalclearanceforbikeaccessshallbeatleastsixfeet.

(2) Bikelaneshallbeatleastsixfeetwide.

(3) Identificationconsistingofmountedsignage,lanestripes,andtheinternationalbikesymbolshallbepaintedalongtheon-streetpathwayinaccordancewithcountyand/orstatebikewayrequirements.

b. Off-StreetBikewayAccess(ClassI)

(1) Verticalclearanceforbikepathshallbeatleasttenfeet.

(2) Horizontalclearanceforbikepathshallbeatleastsixfeet.

(3) Thebikewayshallbesurfacedwithasphalt,concrete,gravel,orwoodchipmaterialasapprovedbyM-NCPPC,withacompactedsubgrade.

(4) Nonskidboardwalksshallbeprovidedwherethebikepathmustcrosswetlands.

(5) Apavedtrailheadareaofatleast100squarefeetshallbeprovidedateachpointwhereabikewayintersectsapublicsidewalkorstreetcurb.Atrailmapsignshallbemountedateachtrailhead.

GuidelineS1. Bikewaysshouldbedesignedforeasyaccessfromnearbyusesandpublicstreets.

2. Bikewaysshouldbedesignedforsafety.Overheadandtrailsideobstaclesshouldbetrimmedbackorremoved,andoff-streetbikewaysshouldbedesignedtoallowconvenientsurveillancefromnearbybuildingsandpublicspaces.

Crosswalks,CurbExtensions,andMedians

intentTocreateasafe,attractive,andcontinuouspedestrianenvironmentalongallstreetsandatallstreetintersectionswithintheTDOZ.

StandardS1. Crosswalk Locations/Dimensions:Crosswalksshallbeprovidedatallstreetintersectionsandshall

belocatedwithintwofeetoftheintersectingstreetstopromotepedestrianvisibility.Thecrosswalkdimensionsshallbeaminimum14foot-widecrosswalkwitha2foot-wideconcretebandonbothsidesofthecrosswalktopromotehighvisibility,pedestriansafety,andcontrastfromtheroadwaypavement.Inaddition,atwo-foot-widevehiclestopbarshallbeprovidedaminimumten-footdistancefromthecrosswalkareaandshallbepaintedwithawhitereflectivepaintforhighvisibilitytoencouragemotoristsnottoenterthecrosswalkareauponstoppingattrafficlights.

Example of off-street bicycle route


2. Curb Extension for Detailed Site Plan (DSP) Submittal:Eachdeveloper,applicant,andapplicant’sheirs,successorsand/orassigneesshallberesponsibleforprovidingcurbextensionsatsignal-controlledandotherstreetintersectionsadjacenttoorwithinthedevelopmentsiteasdeemedappropriatebytheStateHighwayAdministrationorDPW&T.CurbextensionsshallbeincludedonthestreetscapeplanandshallbesubmittedaspartofanyapplicationforDSPandbuilding/gradingpermits.NobuildingorgradingpermitsshallbeissuedwithoutaDSPthatconformstoallcurbextensionstandardsintheTDDP.

3. Curb Radii:Curbreturnradiionallintersectionsshallbe15feet.

4. Medians:AcontinuouswidemedianshallbeprovidedalongstreetsasspecifiedonthestreetscapesectionsoftheTDDPtoofferpedestriansrefugeandprotectionfromvehicleturningmovements.Allmediansshallbelandscapedwithtrees,shrubs,andgroundcoverandshallbedesignedasESDstormwatermanagementfeaturestothefullestextentpossible.Largeexpansesofconcrete,lawnareaandmulchareprohibited.

5. Crosswalks for DSP Submittal:Eachdeveloper,applicant,andapplicant’sheirs,successorsand/orassigneesshallberesponsibleforcrosswalkimprovementsalongtheentirelengthofthepropertyfrontagewherestreetintersectionsoccur.Crosswalksshallbeincludedonthestreetscapeplan,shallbesubmittedaspartofanyapplicationforDSPandbuilding/gradingpermits,andshallbeinaccordancewithallcrosswalkstandardsanddimensionsoftheTDDP.NobuildingorgradingpermitsshallbeissuedwithoutaDSPthatconformstoallcrosswalkstandardsintheTDDP.

6. Crosswalk with Median Refuge for DSP Submittal:Eachdeveloper,applicant,andapplicant’sheirs,successorsand/orassigneesshallberesponsibleforpedestriancrosswalkswithmedianrefugeimprovementsalongapplicablestreetsborderingallpropertyfrontagesasspecifiedintheTDDP.Crosswalksshallbedimensionedasspecifiedinthecrosswalkdimensionsstatedinthissectionfor“Crosswalks,CurbExtensionsandMedians.”

GuidelineS1. Streetintersectionsshouldusecurbbumpoutsorshort-radiuscurvestoslowdownright-turningvehicles

andminimizethepossibilitythattheywillstrikepedestriansinthecrosswalks.Wide-radius,right-turncurbsencouragevehiclestomaketheirturnsatspeedsthatarehazardoustopedestriansandbicyclists.

2. Wherestreetwidthspermitit,mediansatintersectionsshouldbewideenoughtoproviderefugeforpedestrianswhoareunabletocompletetheircrossingofthestreetbeforethepedestrianortrafficsignalchangesoroncomingtrafficarrives.

Example of pedestrian-friendly crosswalk


Plan views of curb bumpouts at intersections

Plan views of typical pedestrian-friendly crosswalks

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TreesandLandscaping

intentToenhancethevisual“green”connectionbetweenthebuiltandnaturalenvironmentswithinneighborhoodsandextendthisidentitytocommercialandmixed-useareas.

StandardS1. Street Trees:StreettreesshallbeplantedalongAnnapolis Road,Ellin Road,Harkins Road,85th

Avenue,Garden City Drive,andCorporate DriveaccordingtostreetscapeconstructiondocumentsthathavebeendesignedincoordinationwithandapprovedbyDPW&Tand/orSHA.

2. Street Tree Planting Specifications:Streettreesshallbe2–2½-inchcaliperinsize,located30feetoncenter,plantedintreegrates(minimumfourfeetbysixfeetinsize),limbeduptosixfeetabovefinishedgrade,andprovideapositivedrainagesystemtopromotethehealthandvigoroftherootsystem.StreettreesshallbeplantedasESDstormwatermanagementamenitiesinappropriateareas.Wherenecessary,spacingallowancesmaybemadetoaccommodatefirehydrants,utilityvaults,andotherexistinginfrastructureelements.

GuidelineS1. Streettreesandotherplantingsshouldbe

selectedforattractiveness,droughtresistance,andresistancetoinfestationsanddisease.

2. Anautomatedirrigationsystemthatusescollectedrainwaterand/orrecycledgreywater(frombathingandlaunderingofclothes)shouldbeprovidedinthetreebedstopromotethehealthofthetrees.

3. Streettreespeciesshouldbelarge,broadspreading,open-canopytreesatmaturity.

4. Streettreeplantingareasshouldbeseparatedfromthecurbedgetoallowforvehicleoverhangingand/ordooropeningsandtohelpavoidaccidentaldamagetostreetplantings.

5. Streettreesshouldbeplantedsoastogivetheirfullareatothematurecriticalrootzone.

BuffersandScreening

intentToprovideanattractive,positiveimageoftheTDOZbuiltenvironmentbyscreeningunsightlyviewsandprovidingadequatebuffersbetweenincompatibleuses.

StandardS1. Permitted Screening Materials:Appropriatematerialsforabufferincludecontinuoussolid,opaque

fencesandmasonrywalls.Inallareas,exceptfortheMetroCore,evergreenplantmaterialmaybeusedin

Example of sidewalk buffer strip to protect street trees from cars


combinationwithmetalpicket-type/railfencing.Plantmaterialsshallbeofanappropriatespecies,size,andquantitytoimmediatelyprovideaneffective,year-roundbuffer.

2. Prohibited Screening Materials:Chain-linkfencing(ofanytype),corrugatedmetal,corrugatedfiberglass,flatvinyl,sheetmetal,orwiremeshshallnotbeusedasascreeningmaterial.Theuseofbarbed/razorwireisnotpermitted.

3. Minimum Buffer Requirements:Theminimumbufferyardrequirements(landscapeyard)forincompatibleusesintheLandscapeManual(Section4.7)shallbereducedby50percent.Theplantunitsrequiredper100percentofthepropertylineorright-of-wayshallalsobereducedby50percent.Alternativecomplianceshallnotberequiredforthesereductions.

4 Screening of Residential Areas from Nonresidential Areas:Asix-foot-high,opaquemasonrywallorotheropaquescreeningtreatmentshallbeprovidedinconjunctionwiththereducedwidthofthebufferyardbetweenoffice/retail/commercialusesandresidentialuses.

5. Exemption of Mixed-Use Development from Bufferyard Requirement:Bufferyardsshallnotberequiredbetweenanyuseswithinapropertycontainingmixed-usedevelopmentintheMetroCore.

6. Public Safety Considerations in Placement of Screening and Landscape Elements:Theplacementofwalls,fencesandplantingsshallnotcreateblindspotsorhidingplaces.

GuidelineS1. Thebufferyardrequirementswithinthedevelopmentdistrictmaybereducedtofacilitateacompactform

ofdevelopmentcompatiblewiththeurbancharacteroftheTDOZ.

2. Theuseofwroughtironfencingshouldbelimitedtoavoidaninstitutionalorprison-likeappearance,whichmightgiveavisitortheimpressionthatthepublicspaceisunsafe.

3. Wallsandfencesshouldbeusedtodefineboundaries,provideaccesscontrol,andalsodistinguishprivateandpublicareas.

4. Materialsselectedforbuffersshouldbeofhighqualityandenhancethecharacterofthebuiltenvironment.

LightingofPublicStreetsandSpaces

intentToprovidetheoptimumleveloflightingofpublicspacesforpublicsafetywhileminimizingadverseenvironmentalimpactssuchasglareandlightpollution.

StandardS1. General Street Lighting:Standard“cobrahead”designstreetlightsshallbeinstalledalongallpublic

streetsinaccordancewithcountyorstatedesignandinstallationrequirements,whicheverisappropriate.

2. Pedestrian Streetlights:Allpedestrianstreetlightsshallbeaminimumheightof14feetandamaximumof16feet.Maximumspacingforstreetlightsshallbe60feetoncenter.Fullcut-offopticsshallbeusedtodirectlightingdownward.PedestrianstreetlightingshallbeprovidedalongsidewalksandinpublicspacesinlocationsdeemedappropriatebyDPW&Tand/orSHA.


3. Permitted and Prohibited Streetlight Types:Thefollowingisalistofpermittedandprohibitedstreetlighttypes.

a. Permitted:

High-PressureSodium(HPS)

b. Prohibited:

(1) Incandescent

(2) MetalHalide(MH)

(3) MercuryVapor(MV)

(4) Halogen

(5) Fluorescent

(6) Floodlights(i.e.,noup-lighting)

AnotereferencingcompliancewiththisstandardshallbeplacedinthegeneralnotesoftheDSPandbuildingpermit.

4. Security CPTED Lighting:Securitylightingshallbeprovidedtoilluminatelandscaping,parks,andspecialfeaturesandshallbeinaccordancewithCrimePreventionThroughEnvironmentalDesign(CPTED)standards.(SeeCPTEDGuidelinesattheconclusionofthischapter.)

5. Minimum Lighting Levels:Minimumpublic/privatespacelightlevelsshallbe:

a. 2.0foot-candlesforwalkways

b. 0.5foot-candlesfortrails

c. 1.25foot-candlesforallotheroutdoorareas

6. Maximum Lighting Levels:Maximumpublic/privatespacelightinglevelsshallnotexceed:

a. 2.0foot-candlesforwalkways

b. 1.25foot-candlesfortrails

c. 1.5foot-candlesforallotheroutdoorareas


General Parking Facilities standards and GuidelinesGeneral intentToprovideon-streetparkingandoff-streetsurface/structuredparkingfacilitiesthatenhancepedestrian/motoristsafety;reduceglareandskyglowonthesurroundingneighborhoods;provideadequatelighting;shieldlampbrightness;andimprovemotorist/pedestrianvisibilitywithinthebuiltenvironment.

(SeeMap9.IllustrativeTDOZPlan.)

standards1. Ratios for Uses:Off-streetparkingshallbeprovidedforallnewdevelopmentwithintheNewCarrollton

TransitDistrictOverlayZone(TDOZ)inaccordancewiththestandardsprovidedinTable9.

2. Accessibility:Allon-streetparkingandoff-streetsurface/structuredparkingfacilitiesshallcomplywithADAstandardsandshallbeaccessibleandbarrier-free.Off-streetparkingareasshallnotexceedtwopercentcrossslopesinanydirectionforaccessibleparkingspacesinaccordancewithADAstandards.On-streetparkingareasshallnotexceedthreepercentmaximumcrossslope.Parkingareasshallbeaccessedviarampsfromadjoiningwalkways.

3. Pedestrian Access to Off-Street Parking:

a. SurfaceParking:

(1) Pedestrianwalkwaysthroughparkingareasshallbeprohibited.

Table 9

Maximum Parking Ratios for Land Uses within the New Carrollton TDOZ

Land Use/Character Area Within ¼ Mile of New Carrollton Metro Station

More Than ¼ Mile From New Carrollton Metro Station

Retail/Commercial 2.00spaces/1,000sq.ft. 2.75spaces/1,000sq.ft.Mixed-Use/GroundFloorRetail—OfficeAbove

1.6spaces/1,000sq.ft. 2.25spaces/1,000sq.ft.

Mixed-Use/GroundFloorRetail—ResidentialAbove

1.6spaces/1,000sq.ft.1.6spaces/residentialunit


Mixed-Use/GroundFloorRetail—OfficeorResidentialAbove



Condominium/ApartmentResidential 1.5spaces/residentialunit 2.0spaces/residentialunitResidentialTownhomes 2.0spaces/unit 2.0spaces/unitLive/WorkResidential 2.0spaces/unit 2.0spaces/unitGreenway:ParksandOpenSpace 0.50space/acre

40spaces/ballfield1.0space/acre40spaces/ballfield

Themaximumparkingratiosfornonresidentialusescontainedinthistablearebasedonnetleasablefloorarea.ExistingleasearrangementsasofMay4,2010,whichrequireparkingabovetheamountrecommended,willberecognizedduringthedevelopmentreviewprocess.


(2) Perimeterwalkwaysalongtheedgeofparkingareasshallnotexceedtwopercentcrossslopeandshallbeilluminatedatexactly2.0foot-candlesforADAaccessibilitycompliance.

b. Parkingstructuresshallprovidepedestrianaccesstosurroundingmainbuildingsandshallprovidesafe(exactly2.0foot-candleillumination),direct(maximumdistanceof100feet),accessible(maximum2percentslopes),barrier-free(nosteps)pathways.

4. Construction:Constructionofon-streetparkingandoff-streetsurface/structuredparkingfacilitiesshallbecompletedforanyapproveddevelopmentbeforetheissuanceofuseandoccupancypermitsforthefirstbuilding.

5. Parking Landscaping:Landscapingshallbeprovidedforsurfaceparkingandparkingstructuresasfollows:

a. On-StreetParking:

(1) Landscapingshallbeprovidedadjacenttoon-streetparkingareaspertheNewCarrolltonTDDPstreetscapestandards.

(2) Treepitareasshallbeaminimumoffivefeetwideandfivefeetdeep.Treegratesshallbeaminimumoffourfeetwideandfourfeetdeep.Treepitareasandtreegratesshallplacethecenterofthetreeaminimumof2.5feetfromthefaceofcurbforprotectionfromopencardoors.

b. Off-StreetSurfaceParking:

(1) Parkingperimetersshallscreenviewsofcarsfromthepublicrealmwithbothathree-foothighsolidmasonrywallandevergreenshrublandscaping.

(2) Evergreenshrubsshallbeplantedattherateofthreeshrubspereverytenlinearfeetofperimeterparkingarea.

(3) Landscapedparkingislandsshallbeprovidedasabreakinparkingareasforevery20cars,dimensionedataminimumof10feetinwidthandminimum20feetinlength,plantedwitha2½-inchcalipershadetree,andshallprovidegroundcoverorshrubswithintheisland.

c. Off-StreetParkingStructures:

(1) Landscapingshallbeprovidedalongparkingstructurefoundationfacadesthatfrontthepublicrealm.

(2) Landscapingshallbeprovidedattherateofonetree(2½-inchcaliper)andthreeshrubs(24-inchheight)per10linearfeetofparkingfacade.

(3) Plantingbedsshallbeaminimumfivefeetinwidthandmeetminimumsizecriteria.

6. Parking Lighting:Lightingshallbeprovidedforsurfaceparkingandparkingstructuresasfollows:

a. On-StreetParkingandOff-StreetSurfaceParking:

(1) Fullcut-offlighting.

(2) Pedestrian-scalelightfixturesuptoamaximumheightof16feet.

(3) Streetlightsshallbeaminimum14feetandmaximum16feetinheightforon-streetparkingareasandshallbeamaximumof20feetinheightforoff-streetsurfaceparkingareas.


(4) Illuminationshallbeaminimum1.25foot-candlesandamaximum2.0foot-candles.

b. Off-StreetParkingStructures:

(1) Fullcut-offlightingforexteriorfacades.

(2) Illuminationshallbeaminimum2.0foot-candlesatentrances/exits,0.5foot-candlesatparkinglotedgesandamaximum4.0foot-candlesatthemostbrightlylitlocation(s).

shared Parking

intentToensuretheefficientuseofstructuredparkingfacilitiesthatservemorethanoneusewhilemaintainingoveralloff-streetparkingrestrictionsthatsupportthecreationofapedestrian-andtransit-friendlybuiltenvironmentwithintheTDOZ.

StandardS1. Shared Parking:TofacilitatesharedparkingwithintheTDOZ,Section27-570,MultipleUses,and

Section27-572,JointUseofaParkingLot,shallbewaived.ThemaximumparkingrequirementsstatedinTable9arewaivedforsharedparkingareasinstructures(thereisnomaximumnumberofparkingspacesforsharedparkinggarages).

2. Single Ownership:Foranypropertyunderoneownershipandusedfortwoormoreuses,thenumberofparkingspacesshallbecomputedbymultiplyingthemaximumamountofparkingrequiredforeachlanduse,asstatedunderTable9,bytheappropriatepercentageasshowninthesharedparkingrequirementsbytimeperiod(seeTable10).Thenumberofparkingspacesrequiredforthedevelopmentisthendeterminedbyaddingtheresultsforeachcolumn.Thecolumntotalingthehighestnumberofparkingspacesbecomesthemaximumoff-streetparkingrequirement.

Table 10

Shared Parking Percentage Requirements by Time Period

Type of Use

Weekday Weekend Nighttime

Daytime 6:00 a.m.- 6:00 p.m.

Evening 6:00 p.m.- Midnight

Daytime 6:00 a.m.- 6:00 p.m.

Evening 6:00 p.m.- Midnight

Midnight- 6:00 a.m.

Office/Retail 100 10 10 5 5

Restaurant 50 100 100 100 10

Recreational/Entertainment/Social/Cultural 40 100 80 100 10

Residential 60 90 80 90 100

OtherUses 100 100 100 100 100

Source: Table based on “Shared Parking,” a publication from the Urban Land Institute, Washington, D.C., 1983.


3. Multiple Ownership:Theoff-streetparkingrequirementsfortwoormoreuseswithdifferentownershipmaybesatisfiedbyprovidingajointparkingfacility,andthemaximumparkingrequirementsmaybereducedinaccordancewiththeprocedureoutlinedaboveforsharedparkingforsingleownership.

4. Certification of Shared Parking Arrangement:Wheresharedparkingisutilized,theapplicantshallprovidedetailsofthedevelopment’sproposedusesandrequiredparkingalongwithaletterfromtheparkinglotmanagercertifyingthatthelothasthecapacitytoaccommodateallparkingneedsandthattheparkingownerhasenteredintoanagreementtosharethenumberofspacesrequired.SeeTable10.

on‑street Parking

intentToregulatethedesignandlocationofon-streetparkingtoprovideconvenientaccesstoadjoininguseswithoutcompromisingpedestrian/motoristsafetyandthequalityofthestreetscapeenvironment.

StandardS1. Materials:On-streetparkingareasshallbecoordinatedwiththeDepartmentofPublicWorksand

Transportation(DPW&T)and/orStateHighwayAdministration(SHA)asappropriate.On-streetparkingshallbepermittedduringoff-peakhoursonstateandcountyroadwayssubjecttothepriorapprovalofDPW&Tand/orSHAasappropriate.

2. Siting:On-streetparkingshallnotexceedthemaximumparkingpermittedbytheNewCarrolltonTDDPdevelopmentprogramandparkingsummary.

off‑street Parking

intentToregulatethelocation,siting,anddesignofoff-streetparkingtoprovideconvenientaccesstoadjoininguseswithoutcompromisingpedestrian/motoristsafetyandthequalityofthebuiltenvironmentwithintheNewCarrolltonTransitDistrictOverlayZone.

StandardS1. Materials:Constructionmaterialsforparkinggaragesshallbeselectedaccordingtothefollowinglistof

permittedandprohibitedmaterials.

a. Permitted:

(1) Brickandtilemasonry

(2) Nativestone(orsyntheticequivalent)

(3) Precastmasonry(fortrimandcorniceelementsonly)

(4) GypsumFiberReinforcedConcrete(GFRC—fortrimelementsonly)

(5) Metal(forbeams,lintels,trimelements,andornamentationonly)

b. Prohibited:

(1) Stucco/EIFS(cementitiousfinish)

(2) Split-facedblock


(3) Concrete(exceptforparkingdecksurface)

(4) Concretemasonryunits

(5) Fauxwoodgrain

(6) Woodlapsiding(horizontalconfiguration),smoothorrough-sawnfinish

(7) Hardie-Plankequivalentorbettersiding

2. Siting and Access:Surfaceparkingareasshallbeplacedunderorbehindtheiron-siteuses,dependingontheneighborhoodinwhichtheyarelocated.(See“GeneralBuildingEnvelopeandSiteStandardsandGuidelines.”)Nomorethanonecurbcutandparkingfacilityentrancewillbepermittedalonganysinglecommercialormixed-useblockface.

3. Uses Within Parking Structures Along Street Frontages:Retailusesshallbeprovidedonthegroundfloorofanyparkingstructurewithstreetfrontagewithincommercialormixed-useblocksasidentifiedintheNewCarrolltonTDDP.Retailspacesonthegroundfloorshallhavedisplaywindows,canopies/awnings,andrecessedentrancedoorstoscreentheparkingstructure’sgroundfloorfrompublicview.Parkingstructuresoncornerlotsshallprovideground-floorretailuseswithintheparkingstructurealongboththefrontandsidestreets.

4. Parking Structure Fenestration:Parkingstructureopeningsshallprovideaminimumof75percenttransparencytoprovidevisibilityforpedestriansafety.Ground-floorbuildingfacadefenestrationshallbe75percentalongitsstreetfrontage.

5. Facade Treatments for Parking Structures:Parkingstructurefacadesthatarevisiblefromthestreetorotherpublicplaceshallconsistofhighqualitymaterialsuchasbrick,brickwithconcretebanding,brickwithglassblockbanding,orothermaterialasspecifiedinthepermittedmaterialslistabove.Theappearanceofthefacadesthatarevisiblefromanypublicstreetorspaceshallmimicthearchitectureoftheadjacentbuildings.Parkingstructuresoncornerlotsshallprovidestreet-frontagequalityarchitecturalfacadesalongboththefrontandsidestreets.

6. Parking Structure Height:Structuredparkingshallbebetweentwoandfivestoriesinheight,dependingontheneighborhoodinwhichthefacilityislocated(see“GeneralBuildingEnvelopeandSites”).Parkinggaragesshallnotexceedtheheightofthesurroundingbuildings.

Example of parking garage behind liner mixed uses

Example of parking structure with excellent fenestration


7. Siting of Parking Structures With Street Frontage:Allparkingstructureswithstreetfrontageshallbelocatedatthebuild-tolines(alsoseestandard3above).Eachdeveloper,applicant,andtheapplicant’sheirs,successorsand/orassigneesshallberesponsibleforparkingstructureimprovementsasdelineatedintheNewCarrolltonTransitDistrictDevelopmentPlan(TDDP).

8. Parking Structure Entrances and Exits (Single-Family Residential):Parkingstructureentrancesandexitswithinsingle-familyresidentialareasshallnotbemorethan80squarefeetinarea,andthereshallnotbemorethantwosingle-widthgaragedoorsoronedouble-widthgaragedoorperunit.Alltownhouseandlive/workunitgaragesshallbetuck-under.

9. Parking Structure Entrances and Exits (Multifamily/Nonresidential):Parkingstructureentrancesandexitswithinmultifamilyresidentialornonresidentialareasshallnotexceed16feetclearheightand24feetclearwidthandshallnotbesitedwithin100feetoftheblockcorner.Onlyoneparkingaccessandcurbcutshallbepermittedalonganycommercialblockface.

10.Parking Structure Stairwells:Parkingstructurestairwellsshallprovideuplightingwithaminimumof2.0foot-candlesandamaximumof5.0foot-candles.Glassfacadesshallbeprovidedforhighvisibilityandopennesstoenhancepedestriansafety.Stepsshallprovideopenriserconstructiontoincreasevisibilityforpedestriansecurity.

11.Parking Structure Elevators:Parkingstructureelevatorsshallbelightedtoaminimumof5.0foot-candlesattheentrancetotheelevatorcardoorinaccordancewithADAStandards.Elevatorlandingsshallbeconstructedwithglasswallstoprovideanopenviewtoprovidepedestriansafetyandenhancedvisibility.

GuidelineS1. Allparkingstructureexteriorsshouldbearchitecturallydesignedtointegrateandbecompatiblewith

adjacentbuildingfacades.

2. Parkinggaragesshouldnotvisuallydominatetheblockwheretheyarevisiblefromthestreetorotherpublicspace.

Bicycle Parking

intentToensuretheconstructionofbicycleparkingfacilitiesthatprovideconvenientaccesstoadjoininguseswithoutcompromisingpedestrian/bicyclistsafetyandthequalityofthestreetscapeenvironment.

StandardS1. Materials:AllbicycleparkingareasshallbecoordinatedwithDPW&Tand/orSHAasappropriate.

2. Bicycle Space Required Number:Theminimumnumberofrequiredbicycleparkingspacesshallbeonebicyclespaceforevery20off-streetvehicularparkingspaces.Single-familydwellingunitsshallbeexemptfromallbicycleparkingrequirements.

3. Bicycle Space Dimensions:Bicyclespacesshallbeaminimumofsixfeetlongand2.5feetwideandshallprovideanoverheadminimumclearanceofsevenfeetincoveredspaces.Aminimumfive-foot-wideclearaisleshallbeprovidedbetweeneachrowofbicycleparkingspaces.


4. Bicycle Parking Locations:Bicycleparkingshallbelocatedproportionallyateachpublicentrancewithinadevelopment.

a. ParkingStructures:Requiredbicycleparkingwithinastructureshallbelocatedinmainentrancesornearelevators.

b. On-Site:Bicycleparkingnotlocatedwithinaparkingstructureshallbelocatedon-sitewithin50feetofmainbuildingentrances.Bicycleparkingshallnotobstructwalkways.

c. Right-of-Way:Bicycleparkingmaybelocatedinthepublicright-of-waywiththeapprovalofSHA,DPW&T,andtheCityofNewCarrollton.

d. Building:Bicycleparkinglocatedwithinabuildingshallbeeasilyaccessibleforbicyclists.

5. Bike Parking Security

a. Bicycleracks:Securestationaryracksshallbeprovidedthatareanchored/boltedtothegroundforsecurityofbicycleproperty.

b. Bicyclelocker:Lockableenclosuresshallbeprovidedforthestorageofbicyclesforsecurityofbicycleproperty.

6. Bike Parking Access:Bicycleparkingshallhavedirectaccesstothepublicright-of-way.

GuidelineS1. Bicycleparkingshouldbelocatedwithpedestriansafety,visibility,andsecurityofpropertyasmajor

considerations.

2. Bicycleparkingmaybelocatedinsideabuildingwheresecurityconcernswarrantsuchalocation.

Example of secured bicycle parking


Building Form and scale standards and Guidelines Building organization and orientation

intentToencouragehighquality,pedestrian-oriented,enduringbuildingformsthatpromoteasenseofcharacterconsistentwiththevisionfortheNewCarrolltonTDOZ.

StandardS

1. Visual Emphasis on Ground Floor:Buildingsshallemphasizethefirststoryandprimaryentranceswithpedestrian-scaledarchitecturalfeaturesandabasicthree-partorganizationalstructureforbuildingswherethegroundlevel,upperstoryorstories,androofareclearlyidentifiable.

2. Orientation of Buildings to Street:Buildingsshallfacethestreet.Thefacadesofnonresidentialbuildingsoncornerlotsshall“turnthecorner”tofacebothstreets.

GuidelineS

Nonresidentialandmultifamilybuildingsshouldlinethemainstreetinacontinuousline.

Building Form and Human scale

intent

Toencouragebuildingformsthatrespondtothehumanscaleandprovidevisualinterestandorientationinawaythatreinforcesandgivesdefinitiontostreetsandotherpublicspaces.

StandardS

1. Building Design In Support of Streetscape and Open Space Character:Buildingsshallreinforcetheciviccharacterofthestreetanddevelopedopenspacesbyusingoneormoreofthefollowingtechniques:

a. Providingshiftsinmassingandvariationsinheight,profile,androofform,whilemaintainingtheformalrelationshipofbuildingplacementtothepublicstreetfrontage.

b. Minimizinglongwallsofasingleheightorinasingleplane.

c. Varyingfloorheightstofollownaturalgradechangesifsignificantvariationispresent.

2. Building Frontages as Storefronts:Facadesonretailfrontagesshallbedetailedasstorefronts.Nolessthan70percentofgroundfloorretailfrontageshallbeglazedwithclearglass.

3. Maximum Awning Overhang Into Public Right-Of-Way:Awningsshallnotprojectmorethanthreefeetbeyondthebuild-to-lineintothepublicright-of-way,norprovidelessthaneightfeetofverticalclearanceabovethesidewalk.

Example of variations in building facade treatments


GuidelineS

1. Thedesignofawnings,includingthematerialcolor,shouldfitthearchitecturalstyleandcharacterofthebuilding.

2. Buildingsshouldbedesignedtoaddresssiteandcontextdesignissuesinawaythatvisuallyenhancesthesurroundingbuiltenvironment.Effectivetechniquesfordoingthisincludeprovidingedgesorenclosurestostreetsandopenspace,creatinglinkages,orshapingviews.

3. Largebuildingswithseveralstorefrontsshouldhavecompatible,thoughnotnecessarilyidentical,awnings.Awningsshouldbethesamegeneralstyle,materialandproportion,althoughtheymayemploydifferentbutcomplementarycolorsandpatterns.

4. Buildingfacadesthatfacepublicstreetsshouldincorporatealargeamountoftransparentglazingatalloccupiedlevels.

Visual Treatment of large‑scale Building Forms

intentToencouragevariedbuildingformsandprofileswithinlargestructuresorbuildinggroupstovisuallybreakupthemass.

StandardS1. Treatment of Long Building Facades:All

buildingfacadesmorethan100feetinlengthwithpublicstreetfrontageshallbearticulated(visuallybrokenup)throughmassing,material,color,multipleentrances,windows,landscaping,anddetailchangestoappearasmultiplebuildings,whilemaintainingtheirorientationtothepublicstreet.

2. Treatment of Long and Featureless Building Facades:Allfeaturelessbuildingfacadesover80feetinlengthwithpublicstreetorpedestrianaccessfrontageshallbesetbackbehindlinerretailspacesitedatthebuild-tolinealongtheedgeofthepublicsidewalk.

GuidelineSBuildingsshouldbedesignedtoprovidehumanscale,interestandvariety.Thefollowingtechniquesmaybeusedtomeetthisobjective:

1. Variationinthebuildingformthroughtheuseofrecessedorprojectingbays.

Example of building facade with transparent glazing

Example of articulation of long building facade


2. Expressionofarchitecturalorstructuralmodulesanddetail.

3. Diversityofwindowsize,shape,orpatternsthatmayrelatetointeriorfunctions.

4. Windowsrecessedbehindtheprimarywallplane.

5. Emphasisofbuildingentriesthroughprojectingorrecessedforms,detailcolor,ormaterial.

6. Variationsofmaterial,materialmodules,visiblejointsanddetails,surfacerelief,color,andtexturetobreakuplargebuildingformsandwallsurfaces.Appropriatedetailingfeaturesincludesills,headers,beltcourses,reveals,pilasters,windowbays,andsimilarfeatures.

special Building Type: schools

intentTocreatetechnologicallyadvanced,sustainable,urban-scaleschoolfacilitiesthatprovideaccessibleeducationalopportunitiestotheneighborhoodsinandaroundthetransitdistrict.

StandardS1. School Facility Size:The5,500dwellingunitsenvisionedintheplancouldgenerateupto500

additionalstudentsingradesPreK–8.Theurbanschoolshallbedesignedandconstructedtoastate-ratedcapacityof600–800students.

2. School Facility Elements:ThePreK–8schoolshallcontainthethreecriticalelementsofatraditionalmiddleschoolfacility:scienceclassrooms,computerlabs,andagymnasiumwithafullbasketballcourt.

GuidelineS1. Asharedparkingarrangementfortheschoolispreferable;PrinceGeorge’sCountyPublicSchoolsshould

coordinateparkingarrangementswithnearbyparkingfacilityoperators.On-siteparkingshouldbediscouragedexceptforphysicallychallengedemployees.

2. Schoolclassroomsforolderstudentsshouldbelocatedontheupperfloorswithyoungerstudentsassignedtoclassroomsonthelowestfloorsforsafety.

3. Aschoolbusloading/unloadingfacilityshouldbelocatedoff-streetandalongsidetheschool.

4. M-NCPPCandpublicschoolsshouldworkwithpropertyownersintheNorthHillsideResidentialNeighborhoodtoidentifytheoptimalacreageneededtosupportaschool.Acquisitionoftheurbanschoolsitewilloccurduringthepreliminaryplanofsubdivision,preferablythroughthededicationoftheneededacreagefromthepropertyownertothePrinceGeorge’sCountyBoardofEducation.

5. DedicationoftheurbanschoolsitetotheBoardofEducationshouldnotprecludetheabilityofthepropertyownertofullydeveloptheirpropertytotheextentenvisionedintheplan.

6. Theurbanschoolshouldcontaineitheron-siteopenspaceorbeadjacenttoanM-NCPPCparkfacility.Theschoolsiteshouldcontain75squarefeetofopenspaceperstudentorbeadjacenttoapark/openspacefacilitywithequivalentacreage.On-siteopenspaceincludesanyoutdoorrecreationalfacilitiesincludedontheroofoftheschoolbutnotindoorrecreationalfacilitiessuchasagymnasiumormultipurposeroom.

7. TheurbanschoolsiteshouldbewithinreasonablewalkingdistanceoftheMetrostationandpublicparking.


Functional relationship of Multifamily and other residential Buildings to surrounding Public spaces

intentToensurethattheformandscaleofnewmultifamilyandsingle-familyresidentialarchitecturereinforcesthedesiredcharacterofstreetsandopenspacewithintheNewCarrolltonTDOZ.

StandardS1. Safety-Conscious Residential Building Design:Residentialbuildingsshallbedesignedtofacilitate

effectivevisualsurveillanceofallattachedprivateareasandadjacentpublicareas.

2. Taller Buildings and Solar Access:Multifamilyresidentialandnonresidentialbuildingsshallbesitedtominimizethecastingofsolarshadowsoveradjacentsingle-familydwellingsandoutdoorpublicspacessuchasplazasandcivicgreens.

3. Multifamily Buildings and Balconies:Allmultifamilybuildingsshouldprovideabalconyforeachdwellingunitabovethegroundfloortoarticulatethebuildingfacadeandtoincreasenaturalsurveillanceofthesurroundingarea.

4. Garage and Carport Visual Integration: Themassing,materials,anddetailsofagarageorcarportmustbevisuallyintegratedintothebuildingformoftheresidencetowhichitisattached.

5. Garage Door Design:Garagedoorsshallbevisuallyde-emphasizedbybreakingthemupintosmallerdoors(one-carbaysorcarriage-styledoors),incorporatingthedoorsintothearchitecturalcharacteroftheprimarystructure,placingotherarchitecturalfeaturessuchasporches,windowbays,andupperfloorsforwardofthegarage,deeplyrecessingfrontgarageentries,ororientingthegaragetothesideorrear.

GuidelineS1. Residentialbuildingsshouldbedesignedtoprovidevisualinterest,varietyandcompatibilitywiththe

humanscale.

2. Ground-floorresidentialunitsthatadjoinapublicstreetoropenspaceshouldhavedirectstreetorpublicspaceaccess.

3. Visibilityofpublicspacesfromwithinresidencesshouldpromoteasenseofpersonalandcommunitysafety.Themoreactivespaceswithintheresidencesshouldbeplacednexttothepublicstreetsandopenspacesandbeconnectedvisuallybycloselyspaceddoorandwindowopenings.

4. Newresidencesshouldbedesignedtocomplementandenhancetheadjacentnaturalenvironment,especiallytheLowerBeaverdamCreekwatershed.

5. Wheneverpossible,publicplazasandcivicsquaresshouldbelocatedonthesouthsideofnearbytallbuildingstomaximizewintertimesolarexposureandkeepthesespacesfrombecomingshadowed,dead,andcoldduringthewintermonths.


Building Facade Treatments

intentTomandatetheuseofmaterialsandarchitecturaldetailswhichareappropriatetoabuilding’suse,location,andsurroundingcontext,andwhichareenvironmentallyfriendly.

StandardS1. Permitted Building Facade Materials:Street-facingbuildingfacadesshallbefacedwithquality

materialssuchasbrick,stone,ormasonry.

2. Prohibited Building Facade Materials:Tilt-upconcretepanels,smooth-facedconcretemasonrypanels,mirroredglassstucco,wood,EIFS(exteriorinsulatingfinishingsystem),concretemasonryunits,imitationorsyntheticstoneorbrickveneers,andprefabricatedmetalpanelsshallnotbepermitted.

3. Transparency in Expression of Material Properties:Allbuildingmaterialsshallvisuallyexpresstheirspecificproperties.Forexample,strongerandheaviermaterialsshallbeplacedbeneathweaker,lightermaterials.

4. Universal Compliance of (Franchise Outlet Design) Building Facades with TDDP Architectural Standards:Theexteriorfacadesandsignageofallmixed-useandnonresidentialbuildingsmustcomplywiththeTDDParchitecturalstandards.Trademarkfranchiseoutletsshallnotbepermittedexceptasancillaryretailuseshousedinlargercommercialormixed-usecommercialbuildings.Inaddition,theirexteriorfacadesandsignagemustcomplywiththeTDDParchitecturalstandards.

5. Building Frontages as Storefronts:Facadesonretailfrontagesshallbedetailedasstorefronts.Nolessthan70percentofgroundfloorretailfrontageshallbeglazedwithclearglass.

6. Parking Structure Designed as Part of a Main Building:Aparkingstructuredesignedaspartofamainbuildingmustbeintegratedwiththatbuildinginarchitecturaldesignandmaterialsutilized.

7. Integration of Architectural Components:Architecturalcomponentsshallnotappeartobestuckontothebuildingfacade;instead,theyshallappearasintegralelementsofthebuilding.

GuidelineS1. Thehighestlevelofarchitecturaldetailshouldoccuradjacenttoareasofpedestrianactivity.

2. Mixed-useresidentialandnonresidentialbuildingsshouldincludegreenbuildingfeaturessuchasgreenroofs,renewableenergysystems,andenergyconservationfeaturesintheirdevelopmentstoreduceenvironmentalimpactsandresourcecosts.DevelopersareencouragedtoseekLEEDcertificationasapotentialmarketingtoolfortheirprojects.


Building Fenestration (design of window and door openings)

intentToencouragebuildingformsthatusewindowsanddoorstoprovidevisualinterestandenhancethepedestrian’sexperienceoftheadjoiningstreetoropenspace.

StandardS1. Windows and Doors as Generators of

Visual Interest:Groundfloorretailareasshallhavewindowsalongallsidewalkstocreatevisualinterestforpedestrians.

2. Direct Street Access for Retail Uses:Allindividualretailusesshallhavevisibleanddirectstreetaccessandshallberecessedorframedbyashelteringelementsuchasanoverhang,arcade,portico,awning,orotherelement.

3. Required Style of Window Treatments In Facades:Buildingfacadesshallfeatureindividually“punched”windowsinsteadofhorizontal“ribbon-”or“band-”typewindows.

(Seeillustrationsofpreferredandunacceptablewindowtreatments.)

4. Prohibition of Featureless Building Walls:Large,blankbuildingwallsshallnotfacepublicareassuchasstreets,parkinglots,orpedestrianspaces(see“TreatmentofLongandFeaturelessBuildingFacades”).

GuidelineS1. Glasscurtainwallsorothercontinuousfloor-to-

ceilingwindowsshouldbeavoided.

2. Thesizeandtypeofwindowsanddoorsshouldbeappropriatetothescale,proportion,andrhythmofabuilding’sappearanceforitsintendeduseandlocation.

Preferred window treatment

Unacceptable window treatment


signage

intentTocreateapositiveimagewithattractiveandwell-maintainedsignswithintheNewCarrolltonTDOZthatenhancesandcontributestothearchitecturalcharacterofthebuildingswiththedevelopmentdistrict.

StandardS1. Basic Building Sign Design Requirements:

Buildingsignsshallbeconstructedofqualitymaterials.Signsshallbesimplydesigned,containonlyessentialinformation,andshallservetoidentifythename,businesstype,companylogo,andstreetaddressofthebusinessestablishment.

2. Building Sign Placement:Theplacementofthesignshallbeintegratedintotheoverallarchitecturaldesignofthebuilding.Thematerials,colors,type,style,andsizeofasignshallbecoordinatedwiththeotherarchitecturalfeaturesofthebuilding.

3. Prohibition of Temporary Building Signs:Temporarysignsattachedtothebuildingfacadeshallnotbepermitted.

4. Signs for Multi-tenant Buildings:Signsformulti-tenantbuildingsshallbecoordinatedintermsofdesign,placement,size,materials,andcolor.

5. Required Building Sign Clearances:Buildingsignsshallnotprojectmorethantwofeetintothepublicright-of-wayandshallallowaminimumverticalclearanceoftenfeet.

6. Size Restriction on Building Signs in Windows:Windowsignsshallnotoccupymorethan25percentofthewindowinwhichtheyaremounted.

7. Prohibition of Animated Building Signs:Flashingorblinkingsignsshallnotbepermitted.

8. Prohibition of External Carnival-Style Decorative Devices:Pennants,pinwheels,andsimilarcarnival-typedevicesattachedtoorstrungbetweenbuildingsandothersitefeaturesshallnotbepermitted.

9. Prohibition of Back-Lit Signs:Signsmustbeexternallylitanddesignedtoilluminatethesignfaceonly.Boxsignsareprohibited.

GuidelineS1. Windowsignsshouldnotobscuretheinteriorviewofabusiness/retailestablishment.

Example of multiple building entrances with distinctive signage

Example of coordinated multitenant building signage


security‑Conscious Building design

intentTobalancebuildingsecuritywithattractivebuildingdesigntoavoidtheunattractive“crimescene”lookofdecliningneighborhoodcommercialdistricts.

StandardS1. Restrictions on Replacement of Existing Windows:Existingwindowsshallnotbeblockedinor

replacedwithsmallerwindows.Replacementwindowsshallmatchtheexistingwindowindesign,materials,andsizeascloselyaspossible.

2. Prohibition of Exterior Security Features on Windows and Doors:Exteriorsecurityorburglarbarsonwindowsanddoorsshallnotbepermitted.Roll-upsecuritydoorsshallnotbepermitted.

GuidelineS1. Alternativemeansofbuildingsecurityincludingsafetyglass,lighting,andelectronicsurveillanceshould

beconsideredinplaceofsecuritybarsandroll-updoorsoverground-floorwindowsanddoors.

2. Securityscreensanddoorsshouldbeattractiveandcomplementthebuildingsonwhichtheyareinstalled.

Lighting

intentToincorporatelightingasadistinctiveandcharacter-definingelementthatenhancespublicsafetyandminimizeslightpollutionintheNewCarrolltonTDOZ.

StandardS1. Building Lighting as a Required Architectural Feature:Lightingshallbepartoftheoverall

architecturaldesignofallbuildingswithintheTDOZ.

2. CPTED Considerations in the Design of Building Lighting:Lightingshallprovideadequatesafetyandvisibilityaroundbuildingentrancesandperimeters.Exteriorlightingfixturesshallbedesignedandplacedtoavoidblindspots,minimizeglare,andeliminateshadows.

3. Control of Glare from High-Intensity Building Lighting Fixtures:High-intensitylightfixturesontheexteriorofabuildingshalldirectglareawayfromnearbyresidentialareas.

GuidelineS1. Inresidentialareasandmixed-useddevelopmentsthatincluderesidentialuses,signageshouldbelocated

andilluminatedtoavoidglareintonearbyresidentialareas.

2. Allparkingstructuresandsurfaceparkinglotsshouldbewelllit,especiallyatentrances,instairwells,andonvehicleramps.

3. Outdoorserviceareasshouldbewelllit.


CrimePreventionThroughEnvironmentalDesignGuidelinesSecurityrelatestothoseaspectsofacommunity’sbuiltenvironmentthatpromoteboththeperceptionandtherealityofpersonalandpublicsafety.Securecommunitiesareattractiveplacesthatencouragethecontinuousandactiveuseofpublicandprivatespacebyresidents,workers,andvisitors.Suchactiveuseprovidesconstantinformalsurveillance—“eyesonthestreet”—andhelpstoreduceoreliminateopportunitiesforcrime.

CrimePreventionThroughEnvironmentalDesign(CPTED)isadesignmethodologythatfocusesonreducingopportunitiesforcrime,mitigatingfearofcrime,andimprovingqualityoflife.Throughthedesignandmanagementofthephysicalenvironment(buildinguses,residentialandcommercialareas,etc.)andanincreaseinpublicsafetyandeducation,CPTEDprogramshavebeenshowntoincreasecommunitysecurity.FourbasicprinciplesofCPTEDshouldbeconsideredduringsiteplanninganddesign:territoriality,naturalsurveillance,accesscontrol,andplacemaking.

1. Territorialityinvolvesdesigningphysicalattributesthatexpressownership,suchasfencing,signage,landscaping,andpavementtreatments.Physicalelementscanextendanareaofterritorialinfluenceandpotentialoffendersperceivethatareaasundesirable.Awell-maintainedhome,building,orcommunitycreatesasenseofownership,whichhelpstodetercriminals.

Provide clear border definition of controlled space.Thereareseveralwaysthiscanbeachievedincludingfences,plantings,lawn,tactilesurfaces,etc.Thesetypesofboundariesallowpeopletorecognizethattheyaretransitioningfrompublictoprivatespace.Creatingasenseofownershipordefensiblespaceisencouragedtodeterundesiredbehavior.

Provide clearly marked transitional zones.Identifypublic,semi-public,semi-private,andprivatespaces.Controlledspacemustbedemarcatedinordertomoveusersthroughtheenvironment.

Design building and site to encourage interaction.Thiswillprovideopportunitiesforthecommunitytobecomemorefamiliarwiththeirenvironmentandhelpbuildasenseofownership.

Clearly identify buildings, open space, and major circulation paths (bike path, crosswalks, etc.).Usesignageandmarkersthatareeasilyobservedfromthestreet.Thiswillidentifyareasandtheirprogrammeduses.

2. Naturalsurveillanceistheplacementofphysicalfeatures,activities,andpeopleinsuchawayastomaximizevisibility.Apotentialcriminalislesslikelytoattemptacrimeifheorsheisatriskofbeingobserved.Atthesametime,wearelikelytofeelsaferwhenwecanseeothersandbeseenbyothers.

Use physical features, activities, and people in ways that maximize the ability to see.Thiswillhelpdiscourageundesiredbehavior.Theuseofvegetationheights,streetfurniture,andbuildinglayoutcanhelpincreaseeyesontheactivities.

Design security zones that respond to the building and site relationships.Thefocusisoncreatingnaturalsurveillancesolutionsfromthestreettothebuildingfacade.

Improve sightlines.Thereshouldbeclearviewsofsurroundingareas.Designpermeablebarriersthatdonotrestrictvision.Avoidfeatures(tallvegetation,fences,etc.)thatblocksightlinesandmajoraccesspoints.

Lighting design must be incorporated into developments to ensure safety and security.Placementoflightingiscriticaltopedestrianpathways,roads,andpotentialentrapmentspaces.


Locate open spaces and recreational areas so they are visible.Formallydesignategatheringorcongregatingareas.Theseareasshouldbeinlocationsthatarewelllitandencouragegatheringopportunitiesthatarewithinsightlineofresidentialandcommercialactivity.

Create a land-use and activity mix that promotes public safety.Avarietyofusesshouldbedevelopedtoencourageinformalsurveillanceduringthedayandevening.

3. Accesscontrolreducestheopportunityandaccessibilityforcrime.Thephysicalguidanceofpeoplecomingandgoingfromaspacebythejudicialplacementofentrances,exits,fencing,landscaping,andlightingdeniesacriminal’saccesstopotentialvictims.Accesscontrolmethodsshouldbedesignedtocreatetheperceptionofrisktopotentialoffenders.

Overcome distance and isolation.Entranceandexitpointstobuildingsandpublicuses(telephone,restroom,etc.)shouldbedesignedwithincreasedconveniencetomajorcirculationpatterns.

Place safe activities in unsafe locations.Safeactivitiesserveasmagnetsfornormalusersanddiscourageundesirableactivities.

Improve scheduling of space.Productiveusesofspacesreducetheriskofattractingundesirableactivities.Designedspacesandusescanimproveproductivitywhileincreasingthecontrolofbehavior.

Discourage cut-through paths and high-speed traffic.Designstreetsandpedestrianpathstocontrolcirculationpatternsandreducevehicularspeed.Vegetation,pavingelementsandsignscanhelpincreasecommunitysafety.

Organize and promote community policing and surveillance.Organizingcommunitywatchprogramsandincreasedpolicingcanreducepotentialcrimeoffenders.Proactiveinvolvementwillreinforcethepriorityofsafety.

4. Placemakingisanapproachtodesignandrevitalizationthatcarefullylooksatcommunityneedsandintereststodevelopstrategiestoincreaseproductivity,improvetransportationcirculation,andpromoteavibrantcommunityandqualityoflife.Inadditiontodirectcommunityinvolvement,thefollowingisessentialtocreatinga“greatspace”:usesandactivities,comfortandimage,accessandlinkage,sociabilityandmaintenance.(UrbanDesignCollaborative,2002)

Graphics are not regulatory but are intended to illustrate codes.


Create places that are physically compact in design.Developmentofplacemakingconceptslendsitselftonaturalsurveillance.Eyesonthestreetandconnectivitycanbeachievedwithspecialattentiontobuildinglayoutandcirculationpatterns.

Create centers of mixed-use developments near a variety of residential densities.Thisencouragesmorepedestriantravelandactiveareasnearneighborhoods.Designusescreateactivityduringdayandnighthours.Mixingcommercial,retail,education,andrecreationwithhousingallowspeopletosatisfydailyneedswithouthavingtotravelfardistances.Thesecentersbecomeamorelivelyandsafeenvironment.

Create a multimodal transportation network.Walkways,bicyclepaths,andstreetconnectivityencouragenon-autotravelbyofferingalternativeroutesthatconnecttohousing,employment,commercialservices,schools,parks,andpublictransportation.

Design pedestrian-scaled environments.Developmentshouldbedesignedtothecomfortandscaleofpeople.Vegetation,streetfurniture,lighting,andotherelementscanbeusedtoenhanceapedestrianenvironment.Thesedesignfeaturescanalsoreinforceacommunity’sidentityandhistory.

Design facility maintenance into each development project and review maintenance programs on a routine basis.Asuccessfulcomponentofplacemakingistoensurethataprogramisimplementedandissuccessfullymanagedbeyondthedesignphaseforfuturegenerationstoenjoy.

Education and community involvement is critical in the success of a “great space.”Outreachmeetingsshouldbeintegratedintothedesignprocesstodevelopanalysisofusersandpotentialsolutions.Residentsshouldformneighborhoodcommitteestoensurecontinuedinterestoncetheimplementationstrategieshavebeenestablished.

Source: National CPTED Association, Atlas Safety and Security Design, and Urban Design Collaborative

Appendices 181

APPeNdix A

Appendix A - Procedural Flowchart for TDDP-TDOZMA

182 Appendices

leadership in energy and environmental design (leed) Background and environmental site design (esd) Guidelines

A. leadership in energy and environmental design (leed) Certification ProgramAcrosstheUnitedStates,risingenergycostsandconcernsoverthepotentiallocalimpactsofglobalwarminghaveheightenedcallsbyenvironmentalorganizations,communitygroups,forward-lookingbusinessleaders,andcommunityresidentsforenergyconservationandefficiency.Inresponsetothischallenge,in2009theStateofMarylandpassedlegislationthatrequirestheMarylandDepartmentoftheEnvironmenttodevelopaplantoreducestategreenhousegasemissionsby25%below2006levelsby2020.Alteringthedesign,construction,operation,andsittingofbuildingspresentsanunprecedentedopportunitytoaddressthesecallsandachievethesegoals.AccordingtotheU.S.EnvironmentalProtectionAgency(EPA),buildings

aloneaccountfor36%oftotalenergyuse,68%oftotalelectricityconsumptionand38%oftotalcarbondioxideemissionsintheU.S.Locatingbuildingsnexttoaccessibletransitandmixinguses(suchasresidential,office,andretail)alsohasthepotentialtodramaticallyreduceenergyuseandemissions.OneofthemostprominentgreenbuildingandneighborhooddevelopmentadvocatesinthecountryistheU.S.GreenBuildingCouncil(USGBC),amemberorganizationcomposedof18,000companiesandorganizations,80localchaptersandaffiliates,and155,000LEEDcredentialedprofessionals.Topromoteandfacilitateenvironmentallyandsociallyresponsible,healthy,andprosperousbuiltenvironments,USGBCcreatedanewumbrellaratingsystem–LeadershipinEnergyandEnvironmentalDesign(LEED).LEEDisacertificationprogramandnationallyrecognizedratingsystemforthedesign,constructionandoperationofhighperformancegreenbuildings.LEEDpromotessustainableandenvironmentallyresponsibledevelopmentbyrecognizingabuilding’sperformanceinsitedevelopment,waterandenergyefficiency,materialsselectionandindoorenvironmentalquality.Greendesignandconstructionconfersnotonlyhealthandenvironmentalbenefits,butalsogenerateseconomicdividends.Itreducesoperatingcosts,improvesastructure’slongevity,andcanenhancebuildingmarketabilityandoccupantproductivity.Certifyingabuildingand/ordevelopmentmayqualifyabuilderforahostofstateandlocalgovernmentinitiativesandincentivesaswellasincreaseitsvalueandexposuretopotentialclientsand/orbuyers.Additionalinformationisavailableathttp://www.usgbc.org.TheGeneralPlan-designatedNewCarrolltonMetropolitanCenter’sstrategiclocationandtransitaccess,anddevelopablesitesmakeLEEDforNeighborhoodDevelopment(LEEDND)andLEEDforNewConstructionthetwomostpertinentLEEDratingsystemsfortheNewCarrolltonTransitDistrictDevelopmentPlan.

LEED building plaque

APPeNdix B

Appendices 183

LEEDNDadoptsamoreholisticapproachtosustainabilitybyintegratingsmartgrowthprinciplesintogreenbuildingstandards.Itratesanentiredevelopment–ratherthanasinglestructure–basedonitslocationandconnectivity,neighborhooddesign,greenconstructionandtechnology,andinnovationanddesignprocess.LEEDND’semphasisonfosteringcompact,walkablemixed-useneighborhoodswithgoodconnectionstosurroundingcommunitiesiscloselyalignedwithpolicyrecommendationsoftheNewCarrolltonTDDP/TDOZandthe2002ApprovedGeneralPlan.Additionalinformationincludingthe2009RatingSystemand2009ProjectChecklistisavailableathttp://www.usgbc.org/DisplayPage.aspx?CMSPageID=148.LEEDforNewConstructionRatingSystemratesandrecognizesgreencommercialandinstitutionalprojects,includingofficebuildings,high-riseresidentialbuildings,governmentbuildings,andrecreationalfacilities.Additionalinformationisavailableathttp://www.usgbc.org/DisplayPage.aspx?CMSPageID=220.LEEDforNewConstructionisparticularlyrelevanttotheTDOZasitisanticipatedthatNewCarrollton’sredevelopmentwill,overthemedium-tolong-term,involvesignificantnewconstructionindesignatedareas.LEEDforNewConstructionhasbeenadoptedbyUSGBCandhasbeenupdatedtoVersion3forthepurposeofcertifyingLEED-eligibleprojects.TheconstructionofafutureurbanschoolalsohighlightstheimportanceoftheLEEDforSchoolRatingSystem.BasedontheLEEDforNewConstructionratingsystem,theLEEDforSchoolsRatingSystemaddressesissuessuchasclassroomacoustics,masterplanning,moldpreventionandenvironmentalsiteassessmentandprovidesacomprehensivetoolforschoolsthatwishtobuildgreen,withmeasurableresults.CB-61-2010grantsfive-yearrealpropertytaxcreditsforhighperformancebuildingsmeetingLEEDNewConstruction(LEED-NC),LEEDCoreandShell(LEED-CS),andLEEDExistingBuildings(LEED-EB)standardsinPrinceGeorge’sCounty.“Highperformancebuildings”aredefinedasbuildingsthat:(i)achieveatleastasilverratingaccordingtotheUSGBC’sLEEDgreenbuildingratingsystemasadoptedbytheMarylandGreenBuildingCouncil;(ii)achieveatleastacomparableratingaccordingtoanyotherappropriateratingsystem;or(iii)meetcomparablegreenbuildingguidelinesorstandardsapprovedbytheStateofMaryland.

B. environmental site design (esd) GuidelinesEnvironmentalSiteDesign(ESD),nowafirst-linerequirementofstateandcountystormwatermanagementpractice,isadesigntechniqueforthebuiltenvironmenttoprotectandmimicnaturalhydrologicsystemsthroughtheuseofexistingandconstructedenvironmentalinfrastructure.Inanefforttocreatehealthyandsustainabledevelopment,ESDincorporatesasuiteofstrategiesthatpromotesstormwaterinfiltrationatthesitelevelinordertoreduceandmanagestormwaterrunoff.StateandfederalmandatestoachieveTotalMaximumDailyLoads(TMDLs)fortheChesapeakeBayrequiresthereductionofnutrientandsedimentloadingsinallimpairedcountywaterways.

IntentPromotetheuseofESDtechnologiesandstrategiestoreverseandpreventadverseenvironmentalimpactstotheNortheastBranchandBeaverdamstreamvalleysduetodevelopmentandredevelopmentintheNewCarrolltonTransitDistrictOverlayZone(TDOZ).

RecommendationsRestore and preserve natural hydrologic and ecological functions

W ProtectandenhanceexistingwetlandsW Maintainfloodplainsforwaterstorageandfloodmitigation Example of bioretention area in parking lot (USDA-

NRCS, Iowa)

184 Appendices

W MinimizeearthdisturbanceduringconstructionW Maintainexistinggreeninfrastructureandtopographytothemaximumextentpossible

W Utilizestate-of-the-artsedimentanderosioncontroltechnologiesduringconstructionanduntilsoilsandvegetationarestabilized

W ProtectandenhancevegetatedstreambuffersW Utilizenativeplantmaterialstothemaximumextentpossibleespeciallywhenadjacenttonaturalareas

W Avoidlandscapematerialsthatrequireirrigation,chemicalfertilizersorpestcontrol,and/orexcessivemaintenance

W Provideenhancedprotectionstrategiesonhighlyerodiblesoils,areaswithahighlevelofspeciesdiversity,streamswithhighwaterquality,andareasofsensitivelandscapeandstreamgeomorphology

Provide opportunities for rainwater retention and infiltration

W Provideopportunitiesforbioretentionondevelopmentandredevelopmentsites

W Incorporatebioswalesalongnewandretrofittedroadways

W Encourageraingardensonpublicandprivateopenspace

W ProvideundergroundstormwaterstoragefacilitiesW Encouragerainbarrelsonpublicandprivatedevelopmentsites

W Designstreetandparkingtreetrenchestoreceivestormwaterrunoff

Reduce impervious surfaces

W Encouragegreenroofsonnewandredevelopedbuildings

W Incorporateperviouspavementinsidewalksandparkingbays

W Disconnectimpervioussurfaceswithlandscapedwaterinfiltrationtrenches

W Adheretotheparkingmaximumsspecifiedinthe2010New Carrollton Approved Transit District Development Plan and Transit District Overlay Zoning Map Amendment

W EncourageparkingstructureswhereappropriateW DesignandbuildtopavingwidthminimumsW Encouragecarpooling,vanpooling,carsharing,andsharedparkingfacilities

Examples of ESD features to control and filter stormwater runoff (USDA-NCRS, Iowa)

Appendices 185

Redevelop in response to existing and created microclimate conditions

W Utilize“whiteroofs”whereappropriateW PlantshadetreestoreduceenergyconsumptioninbuildingsandtoprovidedesirableoutdoorspacesW ProvidevegetationwhereappropriatetobufferharshwinterwindsW OrientopenspacesandbuildingstotakeadvantageofsolarwarmingandcoolingbreezesW Donotsiteororientbuildingstocreatewindtunnelsorsunlesscanyons

Promote long-term sustainability

W Siteanddevelopurbanopenspacesandparksaspartofaconnectedsystemwithmulti-modalaccessibilityasappropriate

W DevelopmaintenanceandmanagementplansforparksandopenspaceW Organizepublic/privatepartnershipstoconstructhighlyvisibleESDprojectsthatpromotecommunitysupportandeducation

W Supporttheformationofcommunitygrassrootsorganizationsthatcontributetotheon-goingdevelopmentandmaintenanceofparklandandopenspace

186 Appendices

APPeNdix CProposed Bonus density Program for the New Carrollton Transit district overlay Zone Metro CoreThe following outlines the proposed density bonus program for commercial, mixed‑use and residential development in the Metro Core neighborhood of the New Carrollton Transit district overlay Zone.

1. Purpose

Thepurposeofthedensitybonusprogramistoincentivizetheprovisionofpublicbenefits–newworkforcehousingandopportunitiesforlocalbusinesses–withintheNewCarrolltonMetroCoreneighborhoodinaccordancewiththegoalsandstrategiesoftheNewCarrolltonTransitDistrictDevelopmentPlan(TDDP).

2. Objectives

W Toproducemixed-income,workforcehousingopportunitiesforPrinceGeorge’sCountyresidentsandworkersincloseproximitytotheNewCarrolltonMetrostation.

W Toprovideeconomicopportunitiesforlocalbusinessesandexpandemploymentoptionsforlocalresidents.

3. Definitions

W “Workforcehousingunit”meansaunitsetasideforsaleorrenttomoderate-incomehouseholdsasdefinedbythedensitybonusprogram.

W “Moderate-incomehousehold”meansahouseholdofoneormoreindividualswithatotalannualincomeadjustedforhouseholdsizeequaltobetween60%and100%oftheAreaMedianIncome(AMI)asdefinedbytheU.S.DepartmentofHousingandUrbanDevelopmentfortheWashington,DCmetropolitanarea.

W “Localbusiness”meansaprivatefor-profitfirmorenterpriseownedatleast51%byoneormoreresidentsofPrinceGeorge’sCounty,Marylandwithnocorporateornationalheadquartersoutsidethecounty,andlicensedtooperatewithinthecounty.

4. Applicability

Thedensitybonusprogramappliestoallnewresidential,commercial,andmixed-useconstructionintheMetroCoreareaasdesignatedbytheNewCarrolltonTransitDistrict

DevelopmentPlan(seeMap1.MetroCoreNeighborhood).Allpublicbenefitsgeneratedbythedensitybonusprogramshallbeprovidedon-site.

5. Exemptions

Thefollowingshallbeexemptfromtherequirementsofthedensitybonusprogram:

Appendices 187

W Allnewdevelopmentthatdoesnotincluderesidential,commercial,ormixedresidential/commercialuses.

W Allnewdevelopmentbyfederal,stateorcountyagenciesorforfederalorstatetenants.

W ProjectsforwhichDetailedSitePlanswereapprovedpriortotheeffectivedateofapprovaloftheTDDP.

6. Eligibility

Tobeeligiblerentersorbuyersofworkforcehousingunits,householdsmusthaveatotalannualincomeadjustedforhouseholdsizeequaltobetween60%and100%oftheAreaMedianIncomeasdefinedbytheU.S.DepartmentofHousingandUrbanDevelopment(HUD)fortheWashington,DCmetropolitanarea.

7. Workforce Housing Requirements for Rental Projects

Rentsbasedupontheactualincomeofahouseholdshallbeestablishedsothatthehouseholdwillnotexpendmorethanapproximately30%ofitsannualincomeonrentandutilities.

8. Workforce Housing Requirements for Ownership Units

Purchasepricesbasedupontheactualincomeofahouseholdshallbeestablishedsothatthehouseholdwillnotexpendmorethanapproximately30%ofitsannualincomeonmortgagepayments,includingprincipal,interest,propertyinsuranceandtaxes,homeownerassociationorcondominiumfees,andutilities.

9. Resale Restrictions Applicable to Workforce Ownership Units

Forthesecondandallsubsequentsalesofaworkforcehousingunitforaminimumof30yearsfromthedateofinitialowneroccupancy,theresalepriceshallnotexceedthepurchasepricepaidbyeachsellerplusthecostsoftheimprovementspermittedbyregulationtobeaddedtothepurchaseprice,whichamountshallbeeithermultipliedbythepercentagebywhichtheconsumerpriceindexhasrisenorfallensincethedateonwhichthatsellerpurchasedtheproperty,orcalculatedpursuanttoanotherformulaasdeterminedandpublishedbythePrinceGeorge’sCountyDepartmentofHousingandCommunityDevelopment(DepartmentofHousing).

10. Rental Restrictions for Workforce Ownership Units

WTheownershallinitiallyresideintheworkforceownershipunitforaperiodofnotlessthanfiveyears.

WTheownershallprovidenoticetotheDepartmentofHousingpriortorentingoftheworkforceownershipunitofhisorherintenttorenttheunit.

WTheownershallnotrentorleasetheworkforceunitformorethanoneyearoutofanyseven-yearperiod.

W Anyleaseorrentalagreementfortheleaseorrentalofaworkforceownershipunitpursuanttothissectionshallbeinwriting.

W Anyleaseorrentalagreementshallbesubjecttotheincomerestrictionssetforthinthisprogram.

11. Duration of Provisions

Workforcehousingunitsthatareprovidedshallremainasworkforcehousingforaminimumof30yearsfromthedateofinitialowneroccupancyforownershipworkforcehousingunitsandforthelifeoftheprojectforrentalworkforcehousingunits.

188 Appendices

12. Workforce Housing Unit Requirements

WTheworkforcehousingunitsshallbedistributedthroughouttheresidentialcomponentofabuildingandshallnotconstitutemorethan20%ofthehousingunitsonanyfloorofabuilding.

WThetypeofownershipoftheworkforcehousingunitsshallbethesameasthetypeofownershipfortherestofthehousingunitsinabuilding(i.e.ifthemarket-ratehousingismadeupofowner-occupiedunits,theworkforcehousingshallbemadeupofowner-occupiedunits).

WThedistributionofworkforceunittypesshallbecomparabletothedistributionofmarket-rateunittypes(e.g.ifonebedroomscomprise20%ofthemarket-ratehousing,one-bedroomsshouldcomprise20%oftheworkforcehousing).

W Innocaseshalltheworkforcehousingunitsbemorethan10%smallerthanthecomparabledwellingunitsinabuilding,basedonnumberofbedrooms,orlessthan600squarefeetforaonebedroomunit,800squarefeetforatwobedroomunit,or1,000squarefeetforathreebedroomunit,whicheverisless.

WTheworkforcehousingunitsshallbeavailableforoccupancyinatimeframecomparabletotheavailabilityoftherestofthedwellingunitsinabuilding.

WTheexteriordesign,materials,andfinishoftheworkforcehousingunitsshallbecomparablewiththerestofthedwellingunitsinabuilding.

WTheinterioramenitiesoftheworkforcehousingunitssuchasfinishesandappliancesshallbecomparabletothemarket-rateunits.

W Allworkforcehousingunitsshallbeconstructedon-site.

13. Local Business Requirements

Theprogrammayincludeaprovisiontodedicatesquarefootageinthedevelopmentforlocalandemergingbusinesses.

14. Certificate of Compliance

Priortoissuingacertificateofoccupancy,anagreementinaformacceptabletotheDepartmentofHousingthataddressespricerestrictions,homebuyerortenantqualifications,long-termaffordability,andanyotherapplicabletopicsoftheworkforcehousingunitsshallberecordedwiththeDepartmentofHousing.Thisagreementshallbeacovenantrunningwiththelandandshallbebindingontheassigns,heirsandsuccessorsoftheapplicant.

15. Violations

Theprogramshouldrecitespecificpenaltiesforviolationsoftheprovisions.

Appendices 189

Bike Facility definitions1.BikeLanes—On-roaddedicatedone-waybicyclefacilitiesstripedandsignedinaccordancewiththeAmericanAssociationofStateHighwayandTransportationOfficials(AASHTO)GuidefortheDevelopmentofBicycleFacilities.

2.BufferedBikeLanes—On-roadandoff-roaddedicatedone-waybicyclefacilities.Roadsaresignedandsignalizedforbicycleuse.Bufferedbikelanesarealsoreferredtoascycletracks.

3.BicycleBuffers—Acombinationofphysicalspaceandhorizontalelements,suchasstone,brick,concrete,berms,fencesorwalls,andon-roadstriping,establishedtomitigatetensionbetweenvehicles,bicycles,andpedestrians.

4.SidepathsandMultiusePathways—Off-roadbidirectionalmultiusefacilitiesadjacenttomajorroads.

5.SharedUseRoads—Roadsandsharedspaceusedbybicycleandvehicles.Shareduseroadscancontainpaintedmarkingsontravellanesorbicyclistscanutilizewideoutsidelanesandwideshouldersoron-roadsharedspacethatcanbesignedand/orsignalized).

6.HardSurfaceTrails—Recreationaltrailsandothermultiusebidirectionaltrails.

7.NaturalSurfaceTrails—Unpavedtrailsandfootpathsforhiker,biker,andequestrianuse.

8.WaterTrails—Kayak,boat,andcanoetrailsfornon-motorizedwatercraft.

9.Bicycle-CompatibleRoads—Roadsthataredesignedtobecompatiblewithbicycleandpedestrianfacilitiesandthatfacilitatethesemodesoftransportation.A“bicyclecompatible”roadrecommendationmeansthattheroadshouldincorporatetheappropriateorfeasiblebicyclefacility.AppropriatenessisevaluatedbythePlanningBoardandtheimplementingagencyforeachspecificprojectdependingoncommunityneeds,environmentalconstraints,andright-of-wayconstraints,withfinaldeterminationbytheCountyCouncil.Duetosite-specificconstraints,theroadagenciesfrequentlyneedflexibilitywhendeterminingthemosteffectivewaytoaccommodatebikesalongaparticularroad.

10.Bicycle(Bike)Route—Asegmentofasystemofbikewaysdesignatedbythejurisdictionoragencyhavingauthoritywithappropriatedirectionalandinformationalmarkersandsignage,withorwithoutaspecificbicycleroutenumber.

11.Bikeway—Athoroughfareortrailsuitableforbicyclesthatmayeitherexistwithintheright-of-wayofothermodesoftransportation,suchashighways,oralongseparateandindependentcorridors.

Note: AllfacilitiesareevaluatedaccordingtothestandardsapprovedbythePrinceGeorge’sCountyPlanningBoard,withfinaldeterminationbytheCountyCouncil.FacilitiesonroadsownedandmaintainedbytheMarylandStateHighwayAdministrationandthePrinceGeorge’sCountyDepartmentofPublicWorksandTransportationaresubjecttoreviewbytheirrespectiveagencyforconsistencywiththeiragencystandards.

APPeNdix d

ACKNowledGMeNTsTheMaryland-NationalCapitalParkandPlanningCommissionPrince George’s County Planning DepartmentFernV.Piret,DirectorAlbertG.Dobbins,AICP,DeputyDirector

Community Planning North DivisionVanessaAkinsMosley,ChiefRagaeiAbdelfattah,FormerSupervisorRobertJ.Duffy,AICP,SupervisorWilliamWashburn,AICP,ProjectManagerSonjaEwing,AICP,PlannerCoordinatorChrisIzzo,FormerPlannerCoordinatorTamaraJovovic,SeniorPlannerLaineCidlowski,FormerPlannerGaryR.Thomas,PrincipalPlanningTechnicianBrianaDavis,PrincipalAdministrativeAideGenaTapscott,PrincipalAdministrativeAide

Development Review DivisionAlanHirsch,ChiefArieStouten,FormerChiefSteveAdams,RLA,Supervisor,UrbanDesignReviewSectionDebbieGallagher-Tucker,Supervisor,PermitOfficeSusanLareuse,MasterPlannerCatherineJones,PrincipalPlanningTechnician

Countywide Planning DivisionJohnFunkIII,AICP,FormerChiefKipReynolds,ActingChiefEricFoster,Supervisor,TransportationPlanningSectionCJLammers,Supervisor,EnvironmentalPlanningSectionJacquelinePhilson,Supervisor,ResearchSectionGailRothrock,FormerSupervisor,HistoricPreservationSectionFaramarzMokhtari,PlannerCoordinatorTheodoreKowaluk,AICP,SeniorPlanner

Office of the Planning DirectorSusanKelley,SupervisorMichaelE.Register,PublicationsSpecialistMaryE.Goodnow,FormerPublicationsSpecialistRobertMeintjes,PublicationsSpecialistLaTashaHarrison,StockClerkIIJamesJohnson,StockClerkII

Department of Parks and RecreationMaryWells-Harley,DirectorCharlesJ.Montrie,Supervisor,PlanningSectionEileenNivera,PlannerCoordinator,PlanningSection

WashingtonMetropolitanAreaTransitAuthorityJohnB.Catoe,Jr.,FormerGeneralManagerRichardSarles,GeneralManagerStevenE.Goldin,DirectorofRealEstateNatBottigheimer,ActingGeneralManager,PlanningandJointDevelopment

MarylandDepartmentofTransportationHonorableJohnD.Porcari,FormerSecretaryofTransportationBeverlyK.Swaim-Staley,SecretaryofTransportationAndrewScott,SpecialAssistanttotheSecretaryforEconomicDevelopmentDavidA.Halligan,Director,OfficeofPlanningandCapitalProgramming

PBPlaceMakingMarshaKaiser,VicePresident,UrbanPlanningandGovernmentAffairs,ProjectDirectorJamesHencke,ASLA,LEED,AssistantProjectDirector

EconomicResearchAssociatesThomasMartens,SeniorAssociate

Approved New Carrollton TDDP

Documents

Transcript of Approved New Carrollton TDDP