Chapter 4: Recommendations for Future Development

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1 Chpter 4

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3 Chpter 4: Recommendtions Chpter 4: Recommendtions for Future Development Trnsforming Lrgo Town Center The Wshington Metropolitn Are s economy is one of the strongest regionl economies in the country, nd it is swiftly trnsforming itself for the twenty-first century. All you hve to do is look round the Wshington, D.C. metropolitn region, nd you will see qulity, thriving development tking plce. Prince George s County s 15 Metro sttions represent the Wshington region s lst gret frontier for trnsitoriented development. Tht is why the Prince George s County Council voted to put in the necessry incentives to spur trnsit-oriented development for our residents. If Prince George s County is to relize this vision, it must clim it s destiny nd move forwrd into the future with confidence nd collbortive cn-do ttitude. The residents of Prince George s County believe in the future of this county s the Wshington region s next gret plce in which to live, work, nd ply. This is why they cme out to prticipte in the plnning process tht will hopefully trnsform the Lrgo Town Center sector pln vision into implemented relity. The Lrgo Town Center Metro Sttion is one of the county s crown jewels when it comes to ccessibility (by highwy nd trnsit) nd s potentil nchor for compct, wlkble, trnsitoriented community. Low-rise suburbn sprwl hs not creted rel plce t Lrgo Town Center. Recognizing this relity, we must py close ttention to our regionl neighbors nd tke heed not to merely imitte their efforts but know tht it is our time for bold ction nd continue to tke the steps necessry to trnsform the Lrgo Metro Sttion nd the surrounding res. Prince George s County supports incentives for new development tht exceeds the minimum requirements of the Lrgo Town Center Sector Pln. The County lso supports incentives for mixed-income multifmily housing in pproprite loctions within the sector pln re provided tht the development is six stories or more in height nd otherwise exceeds ll other minimum design stndrds required by the pln. In our view, these mesures constitute the only wy in which our leverged county resources will bring bout the vibrnt, trnsitoriented community t Lrgo Town Center tht we ll wnt to see. The Preliminry Lrgo Town Center Sector Pln is forwrd-looking blueprint for Prince George s County to bring bout genuine trnsit-oriented development t this Metro sttion. Implementtion of the Lrgo Town Center Sector Pln must emphsize outrech to ensure public understnding nd wreness of the new tier designtion of the sector pln re from the Developing Tier to the Developed Tier. Trnsforming Lrgo Town Center into competitive nd vibrnt destintion requires redevelopment of the existing prcels surrounding the Metro sttion nd prioritizing those prcels with the highest visibility nd ccessibility. These prioritized properties, including The Boulevrd t the Cpitl Centre nd the joint development site, comprise the trnsit-oriented development (TOD) core. They offer development opportunities tht cnnot be replicted in nother Lrgo Town Center loction. Lrgo Town Center s untpped rel estte potentil cn be ttributed to the strength of the surrounding residentil communities, hevy pss-by trffic, nd esy ccess vi highwy nd public trnsit. It is n excellent loction for mix of lnd uses tht includes residentil, hospitlity, retil, office, institutionl, nd locl-serving businesses. The mrket nlyses for ech rel estte sector concluded tht limited new demnd is vilble for Lrgo Town Center under current conditions except for residentil development. The dispersion nd uneven qulity of existing residentil, commercil (retil nd office), nd hospitlity sector products compromises the re s mrket potentil especilly within the retil sector. Consequently, the long-term strtegy for Lrgo Town Center requires comprehensive pproch to the re. The county, its residents, nd business owners must recognize the properties within qurter mile of the Metro sttion nd bounded by Aren Drive, Lottsford Rod, nd the Cpitl Beltwy (I-495/I-95) s uniquely situted nd, therefore, pproprite for dense development s well s community-centric uses tht should not be promoted in other res. Exmples of these specilty uses include most ctegories of retil, monuments/civic buildings, nd public prks nd plzs. Generting nd hrnessing the re s underutilized mrket potentil ner the Metro sttion begins with four implementtion priorities. These include: Chpter 4: Recommendtions 63

4 Approved Lrgo Town Center Sector Pln nd SMA Focusing retil ctivity Proctively ttrcting one or more mjor institutionl uses Encourging dense residentil development Improving sfety Achieving these gols requires combintion of grnd nd smll steps. The county nd the greter Lrgo community need to leverge the Metro sttion's vlue s mssive infrstructure investment for the benefit of the tx bse nd the economic development potentil tht could benefit both. Fresh development pproches should be considered, such s reconfigured commercil retil nd office spce requirements in mixed-use projects, given the mrket limittions t ply. Gol: New Mixed-Use Retil Center Within the TOD Core The best route to chieve higher qulity retil is to concentrte retil supply so s to ggregte the demnd generted by Lrgo s vrious customer groups. The current zoning for Lrgo Town Center should be mended to llow the chnges proposed in the Lrgo Town Center Sector Pln, which include better connectivity nd specific loctions where retil is pproprite. (See Mp 18: Illustrtive Retil Pln on pge 65.) This includes mending the current zoning to eliminte the ground-level commercil requirement for prcels outside of the retil-designted res (for more informtion on zoning recommendtions, see Development District Overly Zone Are Zoning Recommendtions on pge 101). Currently, retil in Lrgo Town Center is consolidted t three primry loctions: The Boulevrd t the Cpitl Centre, Lrgo Town Center Shopping Center, nd Inglewood Resturnt Prk. With 451,667 squre feet (not including the AMC Thetres), The Boulevrd t the Cpitl Centre hs the most retil spce nd the highest vcncy rte (18.7 percent). The mix of retilers t this center does not follow cohesive merchndising strtegy nd, therefore, offers few opportunities for tennts to cluster or ttrct similr customers to severl stores or resturnts. Mss merchnt pprel shops nd fst csul eteries occupy pproximtely 60 percent of the totl retil spce. A new direction is required to trnsform this re surrounding the Metro sttion into true center nd destintion. Two retil nodes re proposed ner the Metro sttion in the TOD core re. The proposed northern retil node is locted between Aren Drive nd the existing movie theter long the new North Hrry S Trumn Drive Extended. (See Mp 19: Illustrtive Aren Drive/Hrry S Trumn Drive Retil Node on pge 67.) The proposed southern retil node is locted ner the Metro sttion. (See Mp 20: Illustrtive Metro Retil Node on pge 69.) The merchndising options for these two retil nodes differ from one nother. The proposed northern (Aren Drive) retil node hs three nchor intersections the first t Aren Drive, the second t the southern edge of the civic green, nd the third tht reestblishes the movie theter s n nchor. In-line stores between these intersections re plnned for smll estblishments comprised of neighborhood goods nd services nd food nd beverge retilers. These retil ctegories re trgeted here due to their untpped demnd potentil s noted in the mrket nlysis. The repositioning of the retil t The Boulevrd t the Cpitl Centre onto Hrry S Trumn Drive will llow for right sizing of the vilble retil spce tht is consistent with the findings of the Mrket Anlysis. The lrger formt resturnts nd retilers re locted t the nchor intersections, connected together by smller estblishments with depths of 60 to 75 feet. These in-line spces re designed for collection of neighborhood goods nd services nd food nd beverge retilers. These retil ctegories re trgeted due to their untpped demnd potentil s noted in the mrket nlysis. Retil street environments throughout the Wshington metropolitn re hve vrying lengths Min Street, Annpolis (1,350 feet); Clrendon Boulevrd, Arlington (2,640 feet); nd King Street, Alexndri (4,020 feet). No golden rule dicttes the length of thriving retil street. This dimension is best determined by plnning for nd encourging stores nd eteries tht fulfill the mrket s unmet retil demnd. For the plnned retil long North Hrry S Trumn Drive, pproximtely 250,000 squre feet of retil will be ccommodted long continuous frontge of pproximtely 1,600 liner feet. From pedestrin stndpoint, this distnce is consistent with comfortble six-minute wlk. 64 Chpter 4: Recommendtions

5 Chpter 4: Recommendtions Mp 18: Illustrtive Retil Pln 202 /49 y (I-95 eltw B l it Cp 5) rd tsfo Lot one or more mjor Rd. or t yn W us p Cm Lndover Rd. MD h McCormick Dr. 1 r. No rd rbo ea k L 202 Lotts ford Rd. y us W D Rd. M over Dr. p Cm Lnd Aren 5 rt h 4 Retil Ares: 2 M 5) 5/49 2. Lrgo Town Center Shopping Center 3 Nor th Hrr ys 3. Metro D Trum.M ve la nd r. r nt Ce Lrg o Dr. We 4. Retil Min Street Focus retil within the one-qurter mile rdius of the Metro sttion. it Cp Integrte open spces. 5. Lke Arbor Villge Shopping Center Legend M 4 21 Develop long the new Min Street (Hrry S Trumn Drive Extended). st l Be y (I-9 ltw 1. Resturnt Prk Feet Blue Line Metro Sttion Hlf-Mile Rdius Retil Ares Existing Blocks Existing & Proposed Open Spce Nturl Edge Pln Are Boundry Qurter-Mile Rdius Street-level Retil Proposed Open Spce Plzs, Squres, & Greens Prk Chpter 4: Recommendtions. 65

6 Approved Lrgo Town Center Sector Pln nd SMA The southern Metro retil node is plnned for neighborhood goods nd services tennts s well s food nd beverge estblishments with focus on quick service resturnts. The design nd composition of the public spce should reflect nd ccommodte the dining ctivity tht will occur in the djcent retil loctions. Incresed retil development t the existing Lrgo Town Center Shopping Center nd the Inglewood Resturnt Prk is not recommended t this time. As the Lrgo Town Center mrket evolves, these res my struggle s impired retil loctions especilly when compred to the future retil nodes nerer the Metro sttion. As result, efforts to redevelop these existing retil res into nonretil uses should not be discourged. Strtegies: Encourge collbortion between the county nd owners of existing shopping centers who wish to redevelop their properties in phses with mix of uses. Amend the current zoning to promote connectivity nd retil within the TOD core. Amend the current zoning to eliminte groundlevel commercil for prcels outside the TOD core. Encourge developers to rebrnd the re nd develop mrketing strtegy for complementry uses. Encourge the developer of the proposed northern (Aren Drive) retil node to seek neighborhood goods nd services nd food nd beverge retilers. Encourge the developer of the proposed southern (Metro) retil node to seek neighborhood goods nd services nd food nd beverge retilers with focus on quick service resturnts. Enforce the development stndrds tht require continuous frontge. Discourge new retil development outside of the TOD core, nd encourge non-retil development. Gol: New Mjor Institutionl Use Within the TOD Core A mjor institutionl user ner the Metro sttion would serve s n importnt ctlyst to commercil demnd, creting mrket distinction nd ttrcting new tennts. Secondry demnd from new institutionl nchor would reduce existing vcncies nd encourge new investment. In the bsence of mjor institutionl user, prospects for new office development will remin wek over the next 5 to 10 yers. One option would be to ssemble nd combine the properties long the southestern side of the Metro sttion, including the WMATA prcel, to support lrge institutionl use with multiple buildings. Another site option would be to locte lrge institutionl use with multiple buildings north of the sttion closer to Aren Drive nd est of the new retil street, Hrry S Trumn Drive Extended. The lrger scle of such development project nd its bility to control the qulity of the djcent buildings nd users would strengthen the site s mrketbility nd ppel to potentil tennts. The introduction of n institutionl use would lso impct residentil nd retil spce demnds by incresing the size of the nerby time-limited customer bse. Strtegies: Assemble nd combine the properties long the southestern side of the Metro sttion. Incentivize the redevelopment of The Boulevrd t the Cpitl Centre nd the Metro sttion site. Enforce the development stndrds to promote better siting nd density. Gol: Dense Residentil Development Within Hlf Mile of the Metro Sttion Expnding the Lrgo Town Center residentil bse will be criticl in trnsforming the TOD core re into vibrnt, wlkble community. Residents provide ctivity outside norml working hours nd ptronize retil, entertinment, nd service estblishments. Any plns for new residentil development must identify the best prcels for such uses regrdless of the current lnd use configurtion nd zoning. Prcels within qurter mile of the Metro sttion nd well buffered from the Cpitl Beltwy re best suited for residentil development. While retil uses help to crete vibrnt, wlkble 66 Chpter 4: Recommendtions

7 Chpter 4: Recommendtions Mp 19: Illustrtive Aren Drive/Hrry S Trumn Drive Retil Node Chpter 4: Recommendtions 67

8 Approved Lrgo Town Center Sector Pln nd SMA environment, residentil development beyond the designted retil nodes noted previously should not be forced to include retil spce on the first floor. Dispersing retil demnd over lrger geogrphy would undermine the retil focus the pln needs to chieve long-term sustinbility. Ground floor fitness centers nd ctive residentil menity spces with lobbies provide mny of the sme benefits s dedicted ground-floor retil in enlivening nerby sidewlks nd public spces. Strtegies: Incentivize prcels within hlf-mile of the Metro sttion for new medium- to high-density residentil development. Move the Lrgo Town Center sector pln re from the Developing Tier into the Developed Tier. Remove the requirement for ground-floor retil s prt of residentil development outside of the TOD core. Discourge new retil uses outside of the TOD core. Gol: A Sfe nd Attrctive Public Environment The sfety of n re, s reflected in its crime sttistics, is n essentil component of comfortble retil environment. Perhps more importnt, however, is the perception of sfety ttched to shopping nd eting districts. Retil res tht hve poorly mintined storefronts, overgrown lndscping, crcked sidewlks nd pvement, nd vcnt stores send messge tht no one cres bout the re s ppernce or its future. To potentil customers, this negligence is trnslted into perception of visul blight nd even personl dnger. Districts with drk corners, ptches of unlit sidewlks, storefronts without evening illumintion convey hrbor for illicit ctivity regrdless of whether or not such ctivity tkes plce. Isolted shopping res with few or no people on the sidewlks, storefronts cluttered with signge, nd prking lots with little ctivity feel unmonitored. Retil streets dominted by loiterers become worrisome environments to people who might otherwise ptronize the retilers in these res. For customer, especilly one without regulr involvement in the retil district, these perceptions become convincing resons not to ptronize retil district s stores nd resturnts. For the res surrounding the Lrgo Town Center Metro Sttion, perceptions of n unsfe environment re pervsive throughout the community. For retil conditions to improve in the zones intended for retil development, crime prevention through environmentl design (CPTED) principles should be incorported into the reconfigurtion nd rebrnding of retil services t Lrgo Town Center. The six min concepts of CPTED re: Surveillnce: Potentil offenders feel incresed scrutiny nd limittions on their escpe routes. Potentil customers feel protected should criminl event occur. Control Access: By limiting or focusing the points of entry nd exit into n re, the re s ctivity is chnneled. Front doors nd rer exits to estblishments re well lit. Territoril Reinforcement: Retilers nd lndowners disply commitment nd pride in their estblishments s well s personl involvement in its dily cre. This includes sweeping the sidewlks or weeding tree grtes. Mintennce: Storefronts re pinted, nd windows re clen. Streets nd sidewlks re free of litter. Trsh cns re regulrly emptied. Activity Support: The built environment encourges sfe ctivities such s sidewlk dining, children plying, or festivl ttendnce. Trget Hrdening: Retilers often instll window brs or security gtes in unsfe res. The irony is tht these techniques reinforce the perception tht the re is dngerous nd cn often led to more criminl ctivity. Frequently chnging locks is n effective security mesure. End of the dy ctivity should lso be monitored by security personnel or surveillnce cmers. With combintion of these mesures in plce, the commercil districts surrounding the Lrgo Town Center Metro Sttion hve the opportunity to overcome difficult history of unsfe conditions nd to re-ttrct both retilers nd customers. 68 Chpter 4: Recommendtions

9 Chpter 4: Recommendtions Mp 20: Illustrtive Metro Retil Node Chpter 4: Recommendtions 69

10 Approved Lrgo Town Center Sector Pln nd SMA Strtegies Form business improvement district to coordinte the development nd implementtion of progrms to improve public streetscpes nd open spces in the TOD core including the progrmming of community events for public spces. Estblish tx increment finncing district or other specil-purpose txing mechnism to generte the funds necessry to improve nd mintin the public environment. Implement CPTED prctices through the enforcement of the development stndrds contined in this sector pln. Prtner with county gencies responsible for mintining environmentl qulity (Deprtment of Public Works nd Trnsporttion, Deprtment of Environmentl Resources) to enforce stormwter mngement nd other ntipollution regultions. Gol: TOD-Comptible Development beyond the TOD Core The primry TOD strtegy for the Lrgo Town Center sector pln re is to concentrte medium- to high-density mixed uses in the TOD core (southwest qudrnt) with prominent retil focus. This strtegy lso entils ttrcting n institutionl user to further ctlyze residentil nd retil development in the TOD core nd dditionl development beyond. North of Aren Drive, the sector pln recognizes the county s plns to centrlize dditionl government functions long McCormck Avenue (northwest qudrnt). The sector pln recommends zoning nd other development controls to fcilitte the continued evolution of this re into higher density government services center. Est of Lottsford Rod (northest qudrnt), the existing Kiser Permnente helth cre complex is seen s the potentil nchor for new office development with medicl services focus. The sector pln recommends zoning nd other development controls to incentivize the trnsformtion of this qudrnt into higher density medicl services district. Within the southest qudrnt, the sector pln recommends the (re)development of the Lrgo Town Center Shopping Center site nd the vcnt prcel to its southwest with new medium-density residentil uses s mrket conditions permit. Strtegies Discourge new retil uses outside of the TOD core. Require the dediction of new public rights-ofwy s prt of future development to improve street connectivity in the res north of Aren Drive. Employ trffic-clming mesures, such s the removl of one-wy streets, reconfigurtion of the entrnce rmp to westbound Centrl Avenue, on-street prking, nd lower posted speed limits to lower trffic speeds nd improve pedestrin/ bicyclist sfety. Incentivize new infill office nd institutionl uses north of Aren Drive. Incentivize new medium-density residentil development in the southest qudrnt. Urbn Design nd Plnning Objectives To chieve the overll gol of lively, wlkble, nd ttrctive TOD surrounding the Lrgo Town Center Metro Sttion, the following generl urbn design nd plnning objectives re estblished: Emphsize high-density nd intensity mixed use within qurter- to hlf-mile rdius of the Metro sttion to energize this core re nd serve trnsit riders. Locte buildings close to the street to help ctivte the streetscpe s well s to provide verticl definition of the street. Implement complete streets (shred-use streets) principles on ll interior streets in the Lrgo Town Center Development District Overly Zone (DDOZ) to provide sfe nd convenient ccommodtion for ll potentil users, including pedestrins, cyclists, motorists, nd trnsit riders like (see Street Design Criteri Complete Streets for dditionl informtion on complete streets on pge 143); Modify the mix nd mount of retil offerings within the TOD core re long the new min street, Hrry S Trumn Drive North Extended, nd ner the Metro sttion. Relegte prking (surfce or structured) behind buildings, msking it from the public relm. 70 Chpter 4: Recommendtions

11 Chpter 4: Recommendtions Estblish open spce to foster rnge of ctivities, nd provide new gthering spces for the community. Trnsit-Oriented Development Core For Lrgo Town Center, the TOD core re is bounded by the Cpitl Beltwy nd open spce to the west, MD 214 (Centrl Avenue) to the south, Aren Drive to the north, nd Lottsford Rod to the est. (See Mp 1: Sector Pln Are Boundry on pge 4.) At its center is the Metro sttion. Beyond the core re, new development within the study re should bide by the generl plnning objectives listed bove but should scle down to trnsition to the surrounding lower density development nd, prticulrly, to the neighboring residentil res. Concentrting development within hlf-mile of the Metro sttion, with higher density nd intensity within qurter mile, loctes uses where residents, employees, nd visitors cn conveniently choose public trnsit s vible trnsporttion option. Public trnsit subsequently benefits from incresed ridership. Generlly, hlf-mile represents n verge 10-minute wlk; qurter-mile rdius represents n verge five-minute wlk. (See Mp 1: Sector Pln Are Boundry on pge 4.) A person will redily choose to wlk rther thn drive if the wlk is five minutes or less; if the environment is welcoming, person my choose to wlk much longer distnces. Development District Stndrds Development district stndrds pply to ll new development within the entirety of the Lrgo Town Center sector pln re per the DDOZ. The stndrds re included in this document in Chpter 8: Lrgo Town Center Development District Stndrds on pge 127 nd comprise design guidelines for the TOD core re. The stndrds llow flexibility in the development review process, foster high-qulity development, nd promote the gols of the sector pln. The loction, size, height, design, lot coverge of structures s well s criteri for streets, prking nd loding, open spce, nd signge re specified in the stndrds. The concept pln for the TOD core in the southwest qudrnt (s defined bove), long with ccompnying design stndrds, will govern future growth, coordinte development, nd ensure the intended vision is chieved. The concept pln loctes elements of the built environment within the TOD core, including blocks, streets, frontge types, building heights, open spces, tril connections, nd importnt gtewys. (See Mp 7: Illustrtive TOD Core Concept Pln on pge 24. )For the remining portions of the sector pln re, outside the TOD core, future concept plns my be developed by the county. Street Network While the study re hs mple vehiculr ccess to network of surrounding regionl thoroughfres within the sector pln re, such s Cpitl Beltwy, US 50 ( John Hnson Highwy), nd Bltimore-Wshington Prkwy, the street network is very limited. The Existing Street Network (see Mp 21 on pge 77) depicts only the connecting streets within the sector pln re nd illustrtes the gps in the network. To crete vibrnt, pedestrin-friendly environment tht is more urbn in nture, more street connections need to be built in order to crete smller, more wlkble blocks. To chieve the gol of wlkble community t Lrgo Town Center, the sector pln proposes new street grid consisting of smller, interconnected blocks. Concentrting on the TOD core, the proposed street network provides connected grid round the Metro sttion. (See Mp 22: Illustrtive Street Network on pge 78.) These new streets form buildble blocks nd provide multiple routes nd ccess points within nd to the core. The new streets will provide better ccess for vehicles but will lso provide more welcoming environment for pedestrins nd cyclists. As development continues outside of the TOD core, n effort should be mde to connect other streets s well such s extending Mercntile Lne est of Lottsford Rod through the Inglewood Resturnt Prk nd to the west, rriving t the UMUC Acdemic Center t Lrgo on McCormick Drive. Additionlly, s development occurs in the southest qudrnt of the sector pln re, the existing streets should be reconfigured nd dpted to use by pedestrins nd cyclists s well s drivers. The prcel sndwiched between Lrgo Center Drive nd MD 214 (Centrl Avenue) currently feels isolted, more prt of highwy interchnge thn prt of the sector pln re. In order to correct this perception nd improve pedestrin nd Chpter 4: Recommendtions 71

12 Approved Lrgo Town Center Sector Pln nd SMA cyclist sfety nd ccess, the cloverlef loop should either be removed entirely, with vehiculr ccess to Centrl Avenue provided from Lndover Rod, or reconfigured s 90-degree turn off of Lrgo Center Drive s shown in Mp 22: Illustrtive Street Network on pge 78. The current rmp from Lrgo Center Drive cretes free-flow condition for vehicles nd n unsfe pedestrin crossing for residents or employees of future development. To note, trffic nlysis would need to be conducted to determine the vibility of either scenrio. If this prcel nd/or the Lrgo Town Center Shopping Center site re (re)developed, considertion should be given for the provision of future connections between the two sites. Coordintion with Mrylnd Deprtment of Trnsporttion (MDOT) will be required in this cse becuse future street connections would likely require the closing of the existing entrnce rmp to westbound MD 214 (Centrl Avenue). A different type of infill opportunity occurs est of Lndover Rod north of the Ernest Everett Just Middle School where low-density residentil development my ppropritely occur. Here, the disconnected portions of Cmpus Wy North will join, nd neighborhood street network my be built to connect existing neighborhoods to the north nd est. While beyond the time frme of this sector pln, Mp 2: Illustrtive Street Network on pge 78 depicts possible full buildout of the sector pln re nd completed street grid. The ctul loction of new streets my differ from those shown; however, new development within the sector pln re should be designed with the intent of connected street network. Future concept plns developed by the county for the remining portions of the sector pln re outside the TOD core should locte nd govern the ctul street connection points nd routes. Any proposed street connections my be either privte or public provided tht public ccess to privte streets is secured through written greement between the developer nd the Prince George s County Deprtment of Public Works nd Trnsporttion. Gol: A Wlkble nd Accessible Community Strtegies Replce the sector pln re s existing superblocks nd cul de scs with network of smller, interconnected blocks. Extend Hrry S Trumn Drive north from the Lrgo Town Center Metro Sttion to Aren Drive. Eliminte the one-wy street pir between MD 214 (Centrl Avenue) nd the Metro sttion by converting Hrry S Trumn Drive nd Lrgo Drive West into two-wy streets. Eliminte or reconfigure the entrnce rmp to westbound MD 214 to help lower trffic speeds long Lrgo Center Drive. Fcilitte new street connections north of Aren Drive to improve the ccessibility of lnd uses in the northest nd northwest qudrnts of the sector pln re. Complete Cmpus Wy North between Lke Arbor Drive nd Woodview Drive/Metropolitn Wy to provide n lternte connecting route between neighborhoods est of MD 202. Apply complete street principles nd trfficclming mesures to ll new nd improved streets within the sector pln re. Street Types The proposed street types promote complete street pproch, with streets designed to provide for trnsit, pedestrin, nd bicyclist use, s well s privte vehicle use. Furthermore, streets within TOD ct s the community s primry nd most frequently used open spce nd should be designed ccordingly to serve this purpose with comfortble, shded sidewlks nd plz res. This strtegy coordintes with the county s nd stte s gols for complete streets. Two streets tht connect through nd beyond the sector pln re will continue to serve s rteril streets. These two existing streets re Aren Drive, running est-west, nd Lottsford Rod, running north-south. As lrgevolume rterils, these two streets effectively divide the study re into four seprte qudrnts. Development in ech qudrnt is perceived s isolted from the development cross the street. While these streets will retin their functionl clssifiction, trffic-clming mesures, such s bike lnes nd mrked crosswlks, should be considered s possible future dditions to these streets long with continuous sidewlks, street tree plntings, nd continuous pedestrin-scle street lighting to encourge sfe wlking nd cycling to the Metro 72 Chpter 4: Recommendtions

13 Chpter 4: Recommendtions sttion from other neighborhoods. A trffic nlysis nd coordintion with the Deprtment of Public Works nd Trnsporttion (DPW&T) will be required to ensure tht these chnges nd/or other complete street fetures re implemented. While bike lnes or sidepths re encourged long existing rterils where speeds re too high for cyclists to sfely shre lnes with vehicles, seprte bike fcilities should not be required or encourged long other Lrgo Town Center streets. The TOD core nd other neighborhood streets shll be designed to slow vehicle speeds, nd cyclists should shre the lnes with vehicles. Where bikes nd crs shre lnes, pproprite signge should be dded to lert drivers to the presence of cyclists. An exception to this pproch is long the existing portion of North Hrry S Trumn (from Lrgo Center Drive to the Metro sttion) due to the high volume of buses nd privte commuter vehicles. As cn be seen in the street sections below, North Hrry S Trumn is trnsformed from four-lne, one-wy street into four-lne, two-wy street with bike lnes nd prking (see Figures 8-12 on pges ). The sector pln lso recommends tht Lrgo Drive West should lso be converted from four-lne, one-wy street to two-wy, four-lne street. Together, these chnges will eliminte the one-wy street pir tht currently discourges pedestrins nd bicyclists from trveling long them. A trffic nlysis nd coordintion with DPW&T will be required to implement this chnge. Street types re governed by the development district stndrds nd, s cn be seen in the street sections in Street Design Criteri (see Figures 8-12 on pges ), the street types re comprised of similr components, including trvel lnes, prllel prking, the street tree zone, the cler pedestrin zone, nd the semiprivte zone. These components comprise street rights-of-wy, whether public or privte. As new streets re constructed or existing streets re reconstructed, they should be built in conformnce with these stndrds. As Lrgo Town Center redevelops, lleys (or service lnes) will ccompny streets, providing vehiculr ccess; however, unlike streets tht seprte blocks, lleys occurring within blocks re more utilitrin in chrcter nd re not considered prt of the public relm. Nonetheless, dimensionl nd other design criteri pply to lleys nd cn be found in the development district stndrds. Open Spce Open spces within urbn neighborhoods re criticl nd help define the sense of plce. They crete the community s meeting spces nd cn become the hert nd identity of the community. They cn be s smll s n outdoor living room or lrge enough to hold communitywide event. For rich urbn environment, vriety of spces re needed. As building development occurs, open spces shll be incorported tht re either publicly owned or publicly ccessible. The open spce types in Lrgo Town Center will include plzs, squres, nd greens, s well s prks nd greenwys. In order to promote ccess to nd involvement in outdoor ctivities by ll, open spces should be evenly distributed throughout Lrgo Town Center with no residentil building, office, or institution more thn three-minute wlk to n open spce. For the Lrgo Town Center TOD core, the concept pln governs the open spce loctions (see Mp 7: Illustrtive Concept Pln Digrm on pge 24). For the remining portions of the study re, open spce shll be plnned ccording to the development district stndrds (see Chpter 8 on 127). Alterntively, the county my develop concept plns in the remining portions of the sector pln re to locte the open spce types. Open Spce Types Generl descriptions of the open spce types follow; specific design criteri for open spce cn be found in the development district stndrds section on 127). Refer to Chpter 8: Lrgo Town Center Development District Stndrds under Open Spce Criteri for detiled descriptions of the open spce types included in this sector pln. Accessibility For ll open spces, ccessibility should be provided throughout the public relm, ensuring ll spces meet or exceed Americns with Disbilities Act requirements. Sites should be grded to minimize the need for stirs nd rmps. TOD Core Open Spce Types Within the TOD core, one min civic squre nd severl greens re incorported. As with the streets nd blocks, Chpter 4: Recommendtions 73

14 Approved Lrgo Town Center Sector Pln nd SMA Figure 2: Illustrtive Sttion Squre Perspective Rendering 74 Chpter 4: Recommendtions

15 Chpter 4: Recommendtions Figure 3: Illustrtive Aren Drive Green Perspective Rendering Chpter 4: Recommendtions 75

16 Approved Lrgo Town Center Sector Pln nd SMA Figure 4: Illustrtive Hrry S Trumn Gtewy Rendering 76 Chpter 4: Recommendtions

17 Chpter 4: Recommendtions Mp 21: Existing Street Network Cm 202 pu Lndover Rd. MD McCormick Dr. ) 5/495 y (I-9 w lt e B l Cpit Rd. rth No y sw rd tsfo Lot 202 Lotts ford Rd. r. No rd rbo ea Lk y us W D Rd. M over Dr. p Cm Lnd Aren rt h M Hrr ys 5/49.M ve la nd r r nt Ce Lrg o Dr. We st it Cp (I-9 twy l Bel D Trum 5) Nor th Legend M Feet Blue Line Metro Sttion Hlf-Mile Rdius Pln Are Boundry Qurter-Mile Rdius Streets Existing. Mrch 01, 2013 Chpter 4: Recommendtions 77

18 Approved Lrgo Town Center Sector Pln nd SMA Mp 22: Illustrtive Street Network pu Cm Lndover Rd. MD 5) ford Rd. McCormick Dr. h 5/49 y (I-9 w lt e B l Cpit ts Lot rt No y sw 202 r. No 202 Lotts ford Rd. y us W D Rd. M over Dr. p Cm Lnd Aren rd rbo ea k L rt h M Hrr ys 5/49.M ve la nd r r nt Ce Lrg o Dr. We st it Cp (I-9 twy l Bel D Trum 5) Nor th Legend M Feet Blue Line Metro Sttion Hlf-Mile Rdius Streets Existing Pln Are Boundry Qurter-Mile Rdius Streets Proposed Common Access Esements Proposed. Mrch 01, Chpter 4: Recommendtions

19 Chpter 4: Recommendtions Mp 23: Illustrtive Potentil Buildout Street Network pu Cm Lndover Rd. MD ) 5/495 y (I-9 w lt e B l Cpit ford Rd. McCormick Dr. ts Lot rth No y sw 202 r. No 202 Lotts ford Rd. y us W D Rd. M over Dr. p Cm Lnd Aren rd rbo ea k L rt h M 5) 5/49 Nor th Hrr ys nd r. l r nt Ce Lrg o Dr. We M e. Av 4 21 st it Cp l B -9 y (I eltw D Trum Legend M Feet Blue Line Metro Sttion Hlf-Mile Rdius Streets Existing Pln Are Boundry Qurter-Mile Rdius Streets Proposed Chpter 4: Recommendtions Common Access Esements Proposed. 79

20 Approved Lrgo Town Center Sector Pln nd SMA the open spces here re governed by the concept pln (see Mp 7: Illustrtive Concept Pln Digrm on pge 24). The min squre is locted ner the Metro sttion directly djcent to the upper sttion entrnce nd its existing plz. The detched squre is pproximtely one cre in size, designed to hold communitywide civic gtherings s well s festivls nd events. The squre is surrounded by mixed-use buildings 6 to 10 stories in height (see Mp 6: Recommended Building Heights Pln on pge 23) nd ctivted by retil ground-floor uses s illustrted in the rtist s perspective rendering (see Figure 2. Sttion Squre Perspective Rendering on pge 74). Ner Aren Drive, second prominent open spce is locted. The green here t the north entrnce of the new min street, North Hrry S Trumn Drive, helps direct views into the spce nd welcomes visitors. Surrounded by ground-floor retil in mixed-use, 6- to 10-story buildings, the green is intended s min hub of retil ctivity nd s such should be progrmmed with ctivities nd events relted to dynmic shopping experience s cn be seen in the perspective rendering in Figure 3. Aren Green Perspective Rendering on pge 75. In ddition to the two prominent open spces, other greens nd pedestrin pssges re distributed throughout the TOD core with no building locted more thn three-minute wlk from n open spce. Greenwy trils re plnned to connect future residents nd employees to the existing prks to the west nd est: Summerfield Community Prk nd Lrgo Lottsford Prk. Through the TOD core, the greenwy tril is plnned to run prllel to the ril line, pssing over the Beltwy nd connecting to Aren Drive. Trils lso brnch off of the greenwy tril to connect to the UMUC Acdemic Center t Lrgo nd other development to the north s well s to the Lrgo Town Center Lke Prk to the south. Development Tiers The 2002 Generl Pln lys the foundtion for ll plnning nd development ctivities in the county. It is tool to better mnge growth by linking growth policies, cpitl improvement, economic development, nd environmentl protection. To govern growth, the 2002 Generl Pln defines three policy res: the Developed, Developing, nd Rurl Tiers. As defined in the 2002 Generl Pln, the vision for the Developed Tier is network of sustinble, trnsit-supporting, mixed-use, pedestrin-oriented, medium- to high-density neighborhoods; the vision for the Developing Tier is to mintin pttern of low- to moderte-density suburbn development; nd the vision for the Rurl Tier is the protection of lrge res of woodlnd, wildlife hbitt, recretion, nd griculture. Currently, Lrgo Town Center is locted within the Developing Tier nd, notbly, is the only Metro sttion locted outside of the Developed Tier. In ddition to the tiers, n overly designtion of centers nd corridors is estblished by the 2002 Generl Pln. Lrgo Town Center is designted s one of six metropolitn centers within the county. As described in the 2002 Generl Pln, metropolitn centers hve high concentrtion of lnd uses nd economic ctivities tht ttrct employers, workers, nd customers; re trget res for high-density residentil development nd employment; nd cn effectively be served by mss trnsit. It is primry recommendtion of this sector pln to include the entire Lrgo Town Center sector pln re within the Developed Tier to better lign with the vision of this sector pln, the policies of the 2002 Generl Pln, nd the gols of metropolitn center. The shift from the Developing to the Developed Tier will llow Lrgo Town Center to become high-priority re for county infrstructure nd incentive progrms (see the 2002 Generl Pln reltionships to other plns on pge 8 s well s Mp 4 on pge 9). Environmentl Recommendtions The Lrgo Town Center sector pln re currently contins network of strems nd their ssocited buffers, shown in Mp 11 on pge 39 s the green infrstructure network of locl significnce. Although no portion of the sector pln is within the countywide green infrstructure network, the fetures designted s being of locl significnce re criticl to the long-term vibility of the strems tht remin in the re. These strems nd their ssocited buffers ply vitl role in protecting the downstrem resources by removing pollutnts nd cooling the wter temperture fter the wter leves the developed surfces. Mngement of stormwter runoff will continue to be n issue s the re develops. While mny of the developed sites in the sector pln re hve stormwter mngement fcilities, some were constructed under the ssumption tht the downstrem regionl pond, plnned in 1989, 80 Chpter 4: Recommendtions

21 Chpter 4: Recommendtions would be built. Becuse this fcility ws never built nd is not likely to be built in the future, mngement of stormwter on-site will be criticl issue in the future. The pln proposes the use of the complete street design elements, which in the current county ordinnce do not emphsize stormwter mngement nd street tree fetures. When the new street grid is developed nd the current grid retrofitted, street trees nd stormwter mngement should be included in the designs so tht the result is green street tht integrtes multiple functions. One re of prticulr concern is the wooded re to the west of The Boulevrd t the Cpitl Centre nd est of I-95/I-495 (Cpitl Beltwy). This re is t much lower elevtion thn the shopping center nd contins diverse network of strems nd wetlnds tht provide much needed stormwter mngement benefits even though this re ws not designed to function s stormwter mngement fcility. This re should be preserved in order to serve this vitl stormwter mngement role nd to provide much needed buffer between the Cpitl Beltwy nd future development. Trils should be plced djcent to this re in the developed re tht is higher in elevtion to preserve the nturl fetures nd to provide sfe re for tril users. Another re recommended for permnent preservtion is hedgerow of specimen trees locted long the estern boundry of The Boulevrd t the Cpitl Centre ner Aren Drive (with Prcel I). This re contins severl trees tht re 30 inches or greter in dimeter t brest height nd re required to be preserved unless request for vrince is pproved. If the development round this strip is sensitively designed, these trees cn be preserved in plce, nd the re cn become criticl link in the open spce network. If tril or vehiculr connection is needed through this re, it should be locted to void the specimen trees nd their criticl root zones. The existing strem segment tht lies between the Lrgo Town Center Metro Sttion nd The Boulevrd t the Cpitl Centre ws evluted to determine if it serves vitl ecologicl function in the overll system. This strem segment is piped bove the Metro sttion nd is piped for short section below the sttion to provide for rod crossing. Presently, this strem forms somewht of physicl nd visul brrier between the Metro sttion nd The Boulevrd t the Cpitl Centre. The open spce pln shows this re to be prt of the permnent open spce network. To mke this more estheticlly plesing nd functionl system, the strem should be reconstructed to become n menity nd serve s stormwter mngement fcility. Trils should be excluded from this re nd provided on djcent prcels. No strem restortion projects were identified within the sector pln re or in the surrounding res. As development occurs nd mitigtion projects re needed to ddress proposed impcts, loctions should be sought within the wtershed frther downstrem. Gol: A Green nd Sustinble Community Strtegies: Identify plces where green infrstructure elements of locl significnce cn be permnently preserved nd, where possible, restored nd enhnced. Preserve the woodlnds long strems s woodlnd conservtion to meet their own requirements or those of djcent sites. Identify suitble sites for nd construct replcement green infrstructure elements within the Southwest Brnch Wtershed. Implement environmentl site design techniques on-site to the mximum extent prcticble with specil ttention being pid to quntity controls. Shre stormwter mngement fcilities nd functions between development sites to reduce the overll lnd consumption needed to mnge stormwter with n emphsis on mnging stormwter quntities in shred fcilities. Identify priority downstrem loctions within the Southwest Brnch Wtershed for strem nd wetlnd restortion projects required for mitigtion. Reconstruct the strem system between the Lrgo Town Center Metro Sttion nd the southest portion of The Boulevrd t the Cpitl Centre s n menity nd to serve greter role in stormwter mngement to improve wter qulity. Integrte stormwter mngement nd environmentl site design fetures with complete street designs for ll new nd reconstructed interior streets within the sector pln re. Chpter 4: Recommendtions 81

22 Approved Lrgo Town Center Sector Pln nd SMA Gol: A Sfe nd Helthy Community Strtegies: For buildings proposed within the 65 decibel noise contours, their ssocited indoor nd/or outdoor ctivity res should be locted outside the noise contours or shielded from the noise sources. (See Lrgo Town Center Development District Stndrds, Architecturl Design Criteri, under Exterior Wlls on pge 162.) Provide n interconnected tril network for recretionl purposes tht is designed nd mintined to permit sfe use by pedestrins nd bicyclists. Incorporte CPTED principles into the design of buildings nd public spces. Construct new streets nd/or reconstruct existing streets to provide sfe nd convenient ccess for pedestrins, bicyclists, public trnsit users, nd motorists (i.e., pply complete street principles in ll cses). Tble 10: Pupil Yield Rtes (2008) Dwelling Unit Type Elementry Middle High Single-Fmily, Detched Single-Fmily, Attched Multifmily, Grden Style Multifmily with Structured Prking Public Fcilities Gol 1: Adequte Student Cpcity t All Public Schools Serving the Sector Pln Are The primry fctors for determining cpcity needs for public schools re n nlysis of the dwelling unit projections, school enrollment, nd school cpcity. The projected number of dwelling units is multiplied by the ltest pupil yield fctors to determine the future number of students. The rtio of public school enrollment divided by the number of residentil dwelling units is pupil yield in its simplest form. Dt obtined from the Bord of Eduction nd the Plnning Deprtment were used in the September 2008 updte of the pupil yields. For plnning purposes, pupil yields for single-fmily detched dwelling units re used on the elementry, middle, nd high school levels. The updted pupil yields re 0.16 pupils per dwelling unit for elementry schools, 0.13 pupils per dwelling unit for middle schools, nd 0.14 pupils per dwelling unit for high schools. In Prince George s County, elementry schools re built to ccommodte students, middle schools hve cpcity for 900 1,200 students, nd high schools hve spce for 1,500 2,200 students. In ddition, elementry schools re intended to serve the immedite neighborhood the school is locted within while middle nd high schools hve more regionl orienttion. Tble 11: School Enrollment nd Cpcity School Nme Address Enrollment (2013) Acdemy of Helth Sciences t Prince George s Community College Phyllis E. Willims Elementry School Thoms G. Pullen Elementry School Lke Arbor Elementry School Ernest Everett Just Middle School 301 Lrgo Rod, Lnhm Hll, Lrgo, MD Prince Plce, Upper Mrlboro, MD Brightset Rod, Hyttsville, MD Lke Arbor Wy, Mitchellville, MD Cmpus Wy North, Mitchellville, MD Stte Rted Cpcity (SRC) Cpcity (%) 199 N/A N/A Chpter 4: Recommendtions

23 Chpter 4: Recommendtions Tble 12: Projected Enrollment Cpcity t Buildout for Single-Fmily Attched Units Schools Stte Rted Cpcity (SRC) 2013 Enrollment Existing Excess Sets/Deficit Projected Buildout Sets Needed Enrollment t Buildout Projected Buildout Excess/ (Deficit) Elementry 2,304 1, , Middle High* Tble 13: Projected Enrollment Cpcity t Buildout for Multifmily Units Schools Stte Rted Cpcity (SRC) 2013 Enrollment Existing Excess Sets/Deficit Projected Buildout Sets Needed Enrollment t Buildout Projected Buildout Excess/ (Deficit) Elementry 2,304 1, , Middle ,224 (289) High* * The Acdemy of Helth Sciences cpcity nd enrollment ws not included in determining future needs. Source: Prince George s County Public Schools, The Mrylnd-Ntionl Cpitl Prk nd Plnning Commission (M-NCPPC) The dwelling unit projections for the Lrgo sector pln re suggest tht school overcrowding will only occur in one middle school in the long-term. At buildout, the pln would experience totl growth of 384 single-fmily ttched nd 11,000 multifmily dwelling units, would generte 726 elementry school student excess potentil cpcity, nd 192 middle school student deficit potentil cpcity (see Tbles 3 nd 4 bove). Strtegies: Consider redrwing ttendnce boundries for the existing middle school in the event of future overcrowding. Consider dding clssrooms to the existing middle school if modified ttendnce boundries do not resolve potentil overcrowding issues. Gol 2: Adequte Access to Public Prk Fcilities Serving the Sector Pln Are The M-NCPPC Deprtment of Prks nd Recretion recently completed the Formul 2040: Functionl Mster Pln for Prks, Recretion, nd Open Spce, which outlines sustinble model for the provision of future prks nd recretion progrms in Prince George s County. The Formul 2040 Pln builds on the recommendtions from Prks & Recretion: 2010 nd Beyond (A Pln for the Future of Prks nd Recretion by the People of Prince George s County). The 2010 nd Beyond pln defines 30-yer vision for the county s prks nd recretion system: To be leder in mnging public resources nd delivering qulity customer-focused progrms. This pln further identifies six themes in support of this vision: 1. Approprite level of service for prks nd fcilities to meet diverse community needs. 2. Nturl res, trees, nd wters tht endure nd cptivte. 3. Recretion nd culture tht inspire helthy lifestyles nd sense of community. 4. Sfe nd ccessible plces nd progrms for ply, relxtion, nd enjoyment. 5. Community enggement nd collbortions tht mximize resources. 6. A sustinble orgniztion to provide qulity services nd fcilities. Chpter 4: Recommendtions 83

24 Approved Lrgo Town Center Sector Pln nd SMA Since the inception of M-NCPPC, the prk system hs been plnned nd designed on suburbn model of cr-oriented prks with lrge res devoted to bll fields, ply res, picnic res, nd trils. With the emphsis on redevelopment of older res, development of trnsit sttions nd wlkble communities, Formul 2040 recognizes the need to develop urbn prk typology nd ssocited design stndrds nd to rethink how urbn prks re cquired, constructed, mnged, nd mintined. Prks nd open spces re integrl to the fbric nd chrcter of the community. The Deprtment of Prks nd Recretion remins committed to providing the best fcilities nd progrms to the residents of Prince George s County. The purpose of Formul 2040 is to proctively pln for the county s current nd future needs regrding progrms, prks, trils, nd open spce. This pln estblishes strtegic frmework of gols, objectives, nd policies to guide the rehbilittion nd moderniztion of existing fcilities long with strtegies nd ction steps to implement the vision. A key recommendtion of the Formul 2040 Pln is to trnsition from the current model of building smller (20,000 squre feet) neighborhood-oriented community centers to constructing lrger (60,000 to 80,000 squre feet) regionl multigenertionl community recretion centers. These new multigenertionl centers will provide n rry of ctivities nd progrms to simultneously serve the recretionl nd leisure needs of ll ge groups while mximizing usge, filling current nd projected gps in service, nd eliminting dupliction of fcilities. This lrger prototype center will hve double gymnsium, n qutics feture, fitness center with running trck, nd flexible multipurpose spces. Two level-of-service stndrds were estblished for this nlysis: Ech county resident should be ble to trvel to recretion fcility in no more thn 15 minutes. The totl combined infrstructure of the county s developed recretionl fcilities should provide t lest two squre feet of recretionl spce per resident including ½ squre foot of qutics per resident. The initil step to meet this gol involved dividing the county into nine service res. These res were lid out so tht from the center of ech service re, ccess to n indoor community center fcility would be within 15-minute trvel time. Service res inside the Cpitl Beltwy re smller in size to ccommodte higher popultion density nd trffic congestion. The Lrgo Town Center sector pln re is locted in the northwestern corner of Service Are 6. The second step in the nlysis ws to determine the mount of existing indoor recretion spce. Projected level-of-service numbers for yer 2040 will chieve t lest two squre feet of recretionl spce per resident. Current nd projected gps in service needs will be stisfied by the construction of new multigenertionl centers s described bove. Service Are 6 is expected to experience 40 percent increse in popultion by yer During this time frme, Service Are 6 will need to cquire 83,272 squre feet of non-qutic recretion spce, 22,244 squre feet of indoor qutic recretion spce, nd 44,488 squre feet of outdoor qutic recretion spce. A multigenertionl center tht will include ll of the needed dditionl recretionl spce for this service re is proposed to be constructed in the southern prt of Service Are 6. Another option to consider in ddition to the cquisition nd development of public prklnd nd recretionl fcilities within highly-urbnized res such s the Lrgo Town Center is the development of privte recretionl menities. Good open spce does not hve to be publicly owned. Strtegies Short-Term Complete the menities to be locted t the Lrgo Town Center Prk. (At the time of this writing, the plns re in permit review, nd the prk menities should be under construction soon.) Mid-Term Develop the recretionl menities pproved for the Woodmore Towne Centre t Glenrden. (This prk is mster plnned nd will be built by the Woodmore Towne Center developer.) Long-Term Renovte nd expnd the Lke Arbor Community Center, nd dd smll urbn prks nd green spces within the new urbnized, privtely owned development within the Lrgo Town Center sector pln re in ccordnce with the pln vision. (Note: These public open spces my or my not be publicly owned.) 84 Chpter 4: Recommendtions