Transit-Oriented Development Areas

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1 Transit-Oriented Development Areas Introduction This section: Serves as an initial guide for assessing the transit-oriented development potential of the county s transit station areas Provides criteria for prioritizing the 17 transit station areas to determine which station areas warrant immediate consideration for further TOD planning and development Provides a basis for conducting more detailed assessments of specific candidates for TOD projects in each station area Evaluation Criteria The criteria below have been developed using national and local experience as a first step in evaluating the transit-oriented development potential of transit station areas in Prince George s County. The criteria have been used for an initial evaluation of the 17 transit station areas in the county, the results of which follow: Factors Criteria Plan consistency The recommendations in current master or small area plans are consistent with transit-oriented development principles, guidelines and standards. The recommendations in current master or small area plans are consistent with applicable General Plan goals and objectives. Access and Parking Bus access data The frequency and coverage of feeder bus service is adequate to support TOD. Needed bus capital, or major operational (service) improvements are already programmed or being implemented. Vehicular access data There is direct and adequate access to and from the adjoining street network. The adjoining street network is adequate. Needed capital improvements are already programmed or underway.

2 Factors Criteria Pedestrian access: There are direct pedestrian connections to and from all transit facilities and service at the station. If not, there is good potential for creating such connections. The sidewalk network at the station site is complete. If it is not, work to complete the sidewalk network is already programmed or underway. Parking data There is ample parking or land available for parking outside the prime opportunity area. 1 There is structured parking within ½ mile of the transit station. There is structured parking or the potential for shared parking within ½ mile of the transit station. There is publicly owned parking (WMATA, State or County) within ½ mile of the transit station. Market Opportunities There is a viable local market for at least two of four types of land use. residential retail commercial institutional There are prospective tenants or identified demand for the site. Comparable sites or projects have been successfully developed in this metropolitan area. There are developers or investors interested in committing to transit-oriented development of the site. 1 ¼ to ½ mile radii from the station 38 STRATEGIC FRAMEWORK FOR TOD

3 Factors Development Constraints Criteria Site assembly and land acquisition is/will not be difficult. There are no significant environmental constraints or mitigation costs on transit-oriented development at the site. No additional, or only minor, infrastructure or capital improvements are needed to attract transitoriented development. Needed infrastructure or capital improvements are already programmed or underway. Pipeline Pipeline development is consistent with General Plan goals and objectives for this Tier and Growth Policy Center. Pipeline development is consistent with transit-oriented development criteria. STRATEGIC FRAMEWORK FOR TOD 39

4 Map 1: Boundary Map 40 STRATEGIC FRAMEWORK FOR TOD

5 Map 2: Metro System Map. Printed with permission from Washington Metropolitan Area Transit Authority STRATEGIC FRAMEWORK FOR TOD 41

6 Description of Station Areas Introduction Each station area in Prince George s County is summarized below. A map and data profile for each station is included in Appendix A (Station Area Profiles). Blue Line Capitol Heights The Capitol Heights Metrorail Station is at the intersection of Southern Avenue and East Capitol Street at the District of Columbia line and is 6.11 acres. The Suitland-District Heights & Vicinity Master Plan (1985) is the applicable master plan for this Metrorail site, which is in the C-O (Commercial-Office) Zone. There are no known environmental constraints on the station area site. The nearest community is the Town of Capitol Heights. The General Plan places this station in the Developed Tier and classifies it as a Community Center. The surrounding land uses within one-half mile of the station are vacant property and single-family units, some of which are very small parcels. The land uses planned within one-half mile of the Metrorail are commercial, retail, office, and single-family units. There is no developer interest at this time. This station area is located within a state-designated enterprise zone, which entitles businesses to property tax credits. Addison Road-Seat Pleasant The Addison Road-Seat Pleasant Metrorail Station is south of Central Avenue (MD 214) and east of Addison Road, and the station area contains 12 acres. The Addison Road Metro Town Center Sector Plan (2000) is the applicable plan for the station site, which is in the C-O (Commercial-Office) Zone, superimposed by a Development District Overlay Zone (DDOZ). There are no identified environmental constraints on the site, or the immediate vicinity. Wilburn Estates and Peppermill Village, both predominantly residential developments, are the nearest adjacent communities. The General Plan places this station in the Developed Tier and classifies it as a Community Center. The land uses within one-half mile of the station consist of vacant parcels of land at the southeast quadrant of MD 214 and Addison Road. A small retail shopping center and a gas station are located north and southwest of the station site, respectively. The planned uses within one-half mile of the station are commercial, office and retail. The sector plan proposes a town center near the Addison Road Metro Station, north of Central Avenue and east of Addison Road South. The town center would include pedestrian-oriented mixed retail, office and residential development. A detailed site plan for a Dunkin Donuts/Baskin Robbins across from the station was approved in A developer is interested in constructing a 42 STRATEGIC FRAMEWORK FOR TOD

7 CVS drugstore in the southeast quadrant of Central Avenue and Addison Road, on land owned by Prince George's County. Morgan Boulevard The Morgan Boulevard Metrorail Station is located on the west side of Morgan Boulevard and north of Central Avenue (MD 214), and the station area consists of 25 acres. The Landover & Vicinity Master Plan (1993) is the applicable master plan for the station and vicinity. The Metrorail station is in the R-R (Rural Residential) and L-A-C (Local Activity Center) Zones. There are some environmental constraints on the site including floodplain and steep slopes. The nearest adjacent communities include Randolph Village, Summerfield (military housing) and Willow Hills, all of which are residential developments. This station is the nearest to FedEx Field and the Prince George s Sports and Learning Complex. The General Plan places this station in the Developed Tier and classifies it as a Regional Center. The surrounding land uses within one-half mile include singlefamily detached and attached dwelling units, multifamily units, military housing, commercial retail and service, industrial and vacant land. The Morgan Boulevard-Largo Town Center Sector Plan is being prepared and will be completed in spring There is developer interest in the Norair Property but no new development activity at this time. Largo Town Center The Largo Town Center Metrorail Station is the future terminal for the Blue Line. It is located west of Lottsford Road, south of Arena Drive and north of Central Avenue (MD 214) and consists of approximately 22 acres. The Largo-Lottsford Master Plan (1989) is currently the applicable plan. However, this station is included in the Morgan Boulevard-Largo Town Center Sector Plan, which will be completed in spring The station area is in the C-O (Commercial-Office) Zone, and no known environmental constraints have been identified. The nearest adjacent communities include residential developments at Lake Arbor and Largo and a mixed residential and commercial development at Largo Town Center. The General Plan places this station in the Developing Tier and classifies it as a Metropolitan Center. There has been some developer interest in the Largo Town Center area, but no development applications have been filed yet. The Boulevard at Capital Centre, a major commercial and retail development, has been approved for the former site of the Capital Centre. Orange Line Cheverly The Cheverly Metrorail Station is located within the Town of Cheverly, south of US 50 and west of Columbia Park Road, and is STRATEGIC FRAMEWORK FOR TOD 43

8 30.2 acres. The Bladensburg-New Carrollton & Vicinity Master Plan (1994) is the applicable master plan north of the station, and the Landover & Vicinity Master Plan (1993) applies to the area south of the station. A sector plan for the station area has been initiated and will be completed in November This plan has been initiated to implement the long-range vision concept that resulted from the 2002 Tuxedo Road/Arbor Street Planning and Urban Design Study. The station is in the R-55 (Single-Family Residential) Zone and is adjacent to floodplain to the south and west. The General Plan places this station in the Developed Tier and classifies it as a Community Center. Land uses within one-half mile of the Metrorail are service-commercial, single-family residential, industrial and warehouse/activities. The uses planned within one-half mile of the station are service-commercial. The long-range vision for this station includes mixed-use, transit-oriented service and commercial development. The vision includes a new streetscape along Kenilworth Avenue from Frolich Lane, east along Tuxedo Road and Arbor Street to the Metrorail station and the construction of a pedestrian bridge to the station. No new development proposals have been submitted for the station area. Currently, the Tuxedo industrial area is undergoing land assembly by three existing business owners. The Town of Cheverly is participating in the formulation of the sector plan, which is to be completed in spring Landover The Landover Metrorail station is near the intersection of US 50 and Landover Road and consists of 31.2 acres. The Landover & Vicinity Master Plan (1993) is the applicable master plan for this area, which is in the I-1 (Light Industrial) Zone. There are no known environmental constraints identified for the station area. An employment park is the development nearest this station. The General Plan places this station in the Developed Tier and classifies it as a Community Center. An office park comprises the land use within one-half mile of the station. Planned land uses within one-half mile consist of industrial uses. There is no known developer interest or activity at this station. New Carrollton New Carrollton Metrorail Station is located along Ellin Road; the intersection of John Hanson Highway (US 50) and I-95 consists of acres. The station is also a MARC commuter rail and an AMTRAK (intercity rail) station. The site comprises approximately 10.3 acres. The Landover & Vicinity Master Plan (1993) is the applicable plan for this site, which is zoned I-1 (Light Industrial) and R-55 (Single-Family Residential). There are no known environmental constraints on the Metrorail station site or in the vicinity. The Internal Revenue Service (IRS) complex, a major office development, is also near the station. The General Plan places this station in the Developed Tier and classifies it as a Metropolitan Center. 44 STRATEGIC FRAMEWORK FOR TOD

9 The surrounding land uses within one-half mile of the site are major office employment, industrial, warehouse, flex space, and residential development at West Lanham Hills and Whitfield Terrace. The planned land uses within one-half mile are commercial, office and a business park. There are development options under consideration for WMATA-owned and state-owned parcels near this station. Green Line West Hyattsville The West Hyattsville Metrorail Station is located near the intersection of Queens Chapel Road and Ager Road. The station area is a transit district overlay zone (TDOZ) consisting of approximately 27.5 acres. The West Hyattsville Transit District Development Plan (1998) is the applicable plan for this site, which is zoned M-X-T (Mixed-Use Transportation-Oriented). The site is constrained by a 100-year floodplain on the station site itself and on the majority of the surrounding area. The nearest adjacent communities are the City of Hyattsville, the City of Mount Rainier, and the residential development and commercial corridor in Chillum. The General Plan places this station in the Developed Tier and classifies it as a Community Center. The surrounding land uses within one-half mile of the Metrorail are single-family and multifamily residential, service and neighborhood retail, vacant/undeveloped property, commercial, industrial buildings, sports fields and stream valley parkland. The land uses proposed by the TDDP within one-half mile include single-family and multifamily residential, office, service and retail commercial, mixed use, public recreation and open space. Some developer interest has been expressed in the relocation of a CVS Pharmacy from the north side of Queens Chapel Road to the south side, replacement of the former Trak Auto store; development of a two-story day care/office building on Ager Road, south of Hamilton Street; and possible redevelopment of the former Ginns warehouse site with townhouses. The City of Hyattsville has obtained a community legacy grant for planning studies that include the station area and has received a major redevelopment (New Economy Town) proposal. A joint state, county and city pilot study of TOD potential at West Hyattsville was completed in April 2003 with a preferred development alternative, market analysis, and a development phasing and implementation plan. A new sector plan and possible sectional map amendment (SMA) for this station will commence in FY (See Case Study: The West Hyattsville TOD Planning Study..) Prince George s Plaza The Prince George s Plaza Metrorail station is located across East West Highway (MD 410) from the Prince George s Plaza Shopping Center. The station area is a transit district overlay zone (TDOZ) consisting of approximately 254 acres. The Prince George's Plaza STRATEGIC FRAMEWORK FOR TOD 45

10 Transit District Development Plan (1998) is the applicable plan for this site, which is zoned M-X-T (Mixed-Use Transportation-Oriented). There are no known environmental constraints on this Metrorail site. The Cities of College Park and Hyattsville and the Town of University Park are the nearest adjacent communities. The General Plan places this station in the Developed Tier and classifies it as a Regional Center. The surrounding land uses within one-half mile of the Metrorail are comprised of single-family and multifamily dwelling units, service and neighborhood retail, vacant commercial buildings, office buildings, stream valley parkland, and the Prince George's Plaza Shopping Center. The planned land uses within one-half mile are multifamily residential, office, service and retail commercial, mixed use and open space. A mixed-use development is being considered for the Belcrest Center. Development project applications have been submitted or approved for Belcrest Center, The Boulevard mixed-use development, a Giant Food Store, a 13-story high-rise apartment complex, and a Target department store. College Park-University of Maryland The College Park Metrorail Station is located at the southeast quadrant of the intersection of the Paint Branch Parkway and the CSX railroad tracks. The station area is a transit district overlay zone (TDOZ) consisting of approximately 22 acres. The Transit District Development Plan for the College Park-Riverdale Transit District Overlay Zone (1997) is the applicable plan for the station site, which is zoned M-X-T (Mixed-Use Transportation-Oriented). The 100-year floodplain within one-half mile of the station consists of 97 acres of floodplain and 12 acres of nontidal wetlands. Ninety-three acres of woodlands have been identified as possible environmental constraints. The US 1 (Baltimore Avenue) commercial corridor and residential and university-related communities in the City of College Park are the nearest adjacent developments. The southern part of the station area is in the Town of Riverdale Park. The General Plan places this station in the Developed Tier and classifies it as a Metropolitan Center. Land uses within one-half mile of this station include office, research and industrial employment. The planned land uses within one mile of this station include mixed-use office, retail, hotel, and light industrial and recreation. There is a pending detailed site plan that proposes a three-story, 82,000-square-foot office/laboratory building for the FDA at the site south of the existing FDA building. WMATA proposes construction of a 1,261-space parking garage to replace the existing 607-space surface parking lot. WMATA is proposing a mixed-use development in the existing parking area that will include 320 apartments. There is a possibility that at least one Bi-County Transitway (Purple Line) stop will be located at or near the College Park-University of Maryland Metrorail Station. The State of Maryland has just commenced a purpose and need study for a possible transitway 46 STRATEGIC FRAMEWORK FOR TOD

11 connector between a major university parking facility proposed at the Capital Beltway (I-95\I-495) and the main campus. Greenbelt The Greenbelt Metrorail Station is located at the southeast quadrant of the intersection of the Capital Beltway and the CSX railroad tracks and consists of 260 acres. The Greenbelt Metro Area Sector Plan is the applicable plan for the station site and vicinity, which is in the C-O (Commercial-Office) Zone. The stream valley system at this site contains wetland, floodplain and woodland that have been identified as possible environmental constraints. The State of Maryland owns 111 acres of permanent open space land within one-half mile of the Metrorail station. Springhill Lake Apartments, a major multifamily residential development, the City of Greenbelt and the single-family residential community of Hollywood in eastern College Park are the nearest adjacent communities. The General Plan places this station in the Developed Tier and classifies it as a Metropolitan Center. Land within one-half mile of the station is mostly vacant except the area east of the railroad tracks. The land uses planned within one-half mile of the station include mixed-use retail, office, entertainment, and residential. As of this writing, the Greenbelt Station Conceptual Site Plan (CSP-01008) and the Greenbelt Station Preliminary Subdivision Plat have been approved. Southern Avenue The Southern Avenue Metrorail Station, located on the east side of Southern Avenue and southwest of 23rd Parkway, consists of approximately 19.3 acres. The Heights and Vicinity Master Plan (2000) is the applicable plan for the station site and vicinity, which is in the C-O (Commercial-Office) Zone. There are moderate slopes that have been identified as possible environmental constraints. The residential communities of Hillcrest Heights in the county and Barnaby Terrace and Shipley Terrace across Southern Avenue in the District of Columbia are the communities nearest this station. The General Plan places this station in the Developed Tier and classifies it as a Community Center. Land uses within one-half mile of the station include parkland, townhouses, and vacant land. The uses planned within one-half mile of the station are commercial, office and multifamily. There has been no developer interest expressed in this station at this time. Naylor Road The Naylor Road Metrorail Station is located on the west side of Branch Avenue at Naylor Road and consists of 7.6 acres. The Heights and Vicinity Master Plan (2000) is the applicable plan for the station site and vicinity, which is in the C-M (Commercial-Miscellaneous) Zone. No known environmental constraints have been identified at this site. The single- and multifamily residential community of Hillcrest Heights is the neighborhood nearest the Naylor Road STRATEGIC FRAMEWORK FOR TOD 47

12 station. The General Plan places this station in the Developed Tier and classifies it as a Community Center. Land uses within one-half mile of the Metrorail are commercial strip development, a partially vacant shopping center, and duplex and multifamily residential development. The planned land uses within one-half mile are commercial, office and retail. No new development proposals have been submitted for this station area. Some developer interest has been expressed in redeveloping the partially vacant shopping center on Branch Avenue across from the station. Suitland-Federal Center The Suitland Road Metrorail Station is located north of Suitland Parkway at the intersection with Silver Hill Road and consists of approximately 18.4 acres. The Suitland-District Heights & Vicinity Master Plan (1985) is the applicable master plan. The station is currently zoned C-O (Commercial Office) and O-S (Open Space) but is undergoing a zoning map amendment process for the M-U-TC (Mixed-Use Town Center) Zone. No known environmental constraints have been identified at the station site. The site is adjacent to the Suitland Federal Center, which employs 8,000 workers. The General Plan places this station in the Developed Tier and makes it part of the Suitland-Iverson Regional Center. The surrounding land uses within one-half mile of the station are the Suitland Federal Center government office complex, apartments, and commercial establishments. The land uses planned within one-half mile of the station are commercial, office, retail and residential uses. The Federal Government is replacing two buildings in this complex (Census Bureau headquarters and National Oceanographic and Atmospheric Administration) and is planning a possible consolidation of other agencies. Branch Avenue The Branch Avenue Metrorail Station is located just inside the Capital Beltway (I-95/I-495), east of Branch Avenue and north of Auth Road, and consists of approximately 37.9 acres. The Branch Avenue station is the southern terminal of the Green Line. It is being studied by the state as a possible multimodal facility for either a bus rapid transit (BRT) or light rail line along Branch Avenue (MD 5) into Charles County. The Heights and Vicinity Master Plan (2000) is the applicable plan for the station area, and the station is in the M-X-T (Mixed-Use Transportation-Oriented) Zone. Auth Village and the Town of Morningside, both predominantly single-family residential neighborhoods, are the communities nearest this station. The General Plan places this station in the Developed Tier and classifies it as a Metropolitan Center. The land uses within one-half mile of the station consist of undeveloped land, Metrorail storage yard, commercial office and single-family residential. The uses planned within one-half mile are 48 STRATEGIC FRAMEWORK FOR TOD

13 mixed-use developments that include office, retail, and medium- to high-density residential. The proposed Camp Springs Town Center is the largest development in the immediate vicinity of the station area. WMATA is considering an air rights project over the station that includes a mix of townhouses and multifamily residential, office and retail development. Maryland Rail Commuter (MARC) The Maryland Rail Commuter (MARC) system is operated for the Maryland Transportation Administration by CSX. The system grew out of a consolidation in 1974 and 1976 of the Camden and Brunswick local service of the Baltimore and Ohio (B&O) Railroad, and the Penn Line local service that was originally operated by Conrail (formerly Penn Central.) The MARC Camden Line serves commuter rail stations in the county at Laurel Racetrack, Laurel City, Greenbelt, College Park and Riverdale. The Greenbelt Metrorail and MARC Stations are located together in a station area that has been designated as a Metropolitan Center in the General Plan, and the Riverdale MARC station has been designated as a possible future Community Center. The MARC Penn Line serves Prince George s County stations at Bowie State University, Seabrook and New Carrollton. The latter is a Metrorail terminal and an AMTRAK intercity rail station 2 and is designated as a Metropolitan Center in the General Plan. The General Plan designated the Seabrook MARC station as a possible future Community Center. Both the Penn and Camden Lines terminate at Union Station in the District. Together, the two commuter rail lines transport approximately 2,025 county riders each workday. The MARC system presents some opportunities for attracting transit-oriented development that will appeal to retail customers and office workers who live outside the county. These opportunities are concentrated at the Greenbelt and New Carrollton MARC stations and Metrorail terminals. However, the Riverdale station, which is in the Developed Tier, and Seabrook station, which is in the Developing Tier, should also be evaluated for the potential of attracting transit-oriented development that is consistent with the recommendations in the General Plan. Riverdale MARC The Riverdale MARC Station is located in the historic town center of Riverdale Park, at the intersection of Queensbury Road with the 2 New Carrollton would also be the interim terminal for the first Prince George s County segment of the proposed Bi-County Transitway (Purple Line) light rail system under study by MDOT and WMATA. STRATEGIC FRAMEWORK FOR TOD 49

14 railroad right-of-way. The station area is approximately 1.2 acres and is currently proposed to be rezoned to M-U-TC (Mixed-Use-Town Center). The Planning Area 68 Master Plan (1994) is the applicable master plan for this site. No known environmental constraints have been identified in the station area. This station is near the Cities of Hyattsville, Mount Rainier and College Park, and the Towns of Riverdale Park, Edmonston, University Hills, North Brentwood, and Brentwood. This site is in the Developed Tier, and the General Plan classifies it as a possible Community Center. Land uses within one-half mile include single-family residential, retail, industrial and commercial office developments. The planned land uses are retail, office, multifamily, condominium and townhouse residential. The Douglas Jemal Group is renovating the historic town center property. This redevelopment project includes an additional 7,000 square feet of new office space. Seabrook MARC The Seabrook MARC station is located on the southeast side of Lanham-Severn Road (MD 564), north of Carter Avenue. The site is 1.3 acres and is zoned C-M (Commercial Miscellaneous). The Glenn Dale-Seabrook and Vicinity Master Plan (1992) is the applicable plan for this station area. No known environmental constraints have been identified for this site. The residential community of Seabrook is nearest the station area, which is in the Developing Tier and is classified as a possible Community Center in the General Plan. Land uses within one-half mile of the station area include single-family residential, a post office, and some retail and service activity. No developer interest has been expressed in this site. Evaluation Matrix The evaluation criteria discussed above were applied to each station area to provide an initial assessment of transit-oriented development potential at county transit and stand-alone commuter rail stations. These criteria, and the evaluations that resulted from applying them, are preliminary. The matrix serves as the first step that has to be undertaken in the more detailed determination of which TOD options are best suited to each station area. The evaluation matrix also provides a beginning point for identifying the order in which the station areas with the most significant TOD potential will warrant the more detailed planning discussed in the Recommendations. As such, it is principally to be used in initiating station area evaluations and site-specific project planning. These criteria and the station area evaluations should also be regularly reviewed. 50 STRATEGIC FRAMEWORK FOR TOD

15 STRATEGIC FRAMEWORK FOR TOD 51 Legend: Blue Line Table 3: Initial Evaluation of TOD Potential at Transit Station Areas May 2003 CRITERIA Plan Consistency Access & Parking Market Opportunities Development Constraints Pipeline = may not favor TOD = may support TOD = favors TOD Capitol Heights Addison Road-Seat Pleasant Morgan Boulevard Largo Town Center Orange Line Cheverly Plan under development Plan under development Plan under development Landover New Carrollton Green Line West Hyattsville Prince George s Plaza College Park-U. Md.

16 52 STRATEGIC FRAMEWORK FOR TOD Legend: CRITERIA Plan Consistency Access & Parking Market Opportunities Development Constraints Pipeline = may not favor TOD = may support TOD = favors TOD Greenbelt Southern Avenue Naylor Road Suitland-Federal Center Branch Avenue MARC Riverdale Seabrook