Mount Rainier Mixed-Use Town Center Development Plan Mount Rainier, Maryland Urban Design & Planning The Mixed-Use Town Center Development Plan articulates a future vision for downtown Mount Rainier through a broad and inclusive public participation process. Civic leaders, artists, business owners, property owners, residents and other community members enthusiastically participated in seven community meetings, including a handson charrette design session. The project team, alongside community and civic stakeholders, synthesized several interrelated ideas, encompassing transportation, pedestrian safety, land use, demographics, cultural institutions, environmental issues, bike commuting, economic development, historic preservation and civic participation. Preserving and Reviving a Historic Urban Center The City of Mount Rainier, established in 1910, is a historic community located on US Route 1 at the District Line. Today, Mount Rainier boasts a vibrant artist community, regionally-significant cultural institutions, a neighborhood-serving commercial downtown, active residential and civic participation, and several state-protected historic structures. Over the past decade, city, county and state governments have increasingly recognized significant opportunity for expressing Mount Rainier s richness and character. Neighborhood Identity and Sense of Place The Development Plan envisions Mount Rainier as a vital, pedestrian-oriented, mixed-use town center with special focus on the city s artistic, historic and environmental traditions. Rather than a singular design parti, the plan vision articulates multilayered ideas: a grand boulevard and traditional main street, separate but interconnected character areas, vehicular, bike and pedestrian design improvements, both modern and traditional architectural recommendations, and design guidelines for civic, residential and commercial buildings. Sustainability and Public Space Additionally, the plan proposes human-scaled green infrastructure to highlight the sustainability aspirations of the Mount Rainier community: a new public green at the prominent intersection at Rhode Island Ave and 34th Street, and a stormwater LID prototype at the topographic base of the 34th Street hill. Connecting People through Transportation Options Today, Mount Rainier boasts a Walk Score of 74, and seeks to improve walkability and connections in the future. In addition to new pedestrian and bicycle paths, the Plan anticipates the new Rhode Island Avenue light rail, and reduces overall parking counts through shared parking strategies in the urban core. The Development Plan serves as a contemporary record for Mount Rainier s visions, aspirations and values. Over the coming decade, public and private development, investments and priorities will be measured according to ideas embedded in the Mount Rainier Mixed-Use Town Center Development Plan.
plan vision The Mount Rainier Mixed-Use Town Center Development Plan creates a development framework for downtown Mount Rainier for the next decade and beyond. The Plan Vision defines three character areas within downtown Mount Rainier: Upper 34th Street is a cultural and neighborhood hub for residents that builds upon the existing Glut Food Co-Op, Joe s Movement Emporium and other newer businesses. It is the primary focus area for facade improvement and the preferred location for local neighborhood-serving retail tenants. Rhode Island Avenue as an urban boulevard is characterized by a wide grand spatial enclosure, new development and destination retail with tenants who prefer more exposure. A Civic Center / City Center as the new heart of Mount Rainier, with the introduction of a civic green space at the current bus turn-around location in order to create a community-oriented space in front of City Hall and the library. Upper 34th Street Future Civic Green and City Center MAIN STREET BOULEVARD Rhode island Avenue Civic Core / City Center Illustrative plan with three character areas Pedestrian activity focus areas Boulevard versus Main Street character Regulating plan with five-minute walk
existing conditions and process Mount Rainier From incorporation in 1910 to the 1950s, the City of Mount Rainier grew from a small streetcar suburb into an established historic town through an influx of working class families and a series of annexations. Like other Prince George s County cities, the population declined from the 1950s to the 1990s, marginalizing downtown businesses and building stock. In the 21st century, several city and county initiatives, such as the 2004 Gateway Arts District Plan, have fueled new momentum and growth within Mount Rainier. Rhode Island Avenue, circa 1910 Public Outreach One of the most critical components of a successful and sustainable development plan is an open and inclusive public participation process. At the Hands-on Charrette Workshop, one of seven community meetings, the community divided into groups to discuss ideas and concerns about transportation, land use, streetscape, the pedestrian realm, development infill opportunities and vacant buildings, potential additions and subtractions to existing buildings, and historic preservation. Each group annotated drawings with their thoughts and presented their findings to each other. The community sketches were then integrated with initial design sketches. Aerial of Existing Conditions of Downtown Mount Rainier Rhode Island Avenue, today Upper 34th Street, today 34th Street, circa 1955 Lower 34th Street, today Stakeholder meeting Community members present ideas Sample table drawing Table discussions
Vision - upper 34th street A Local Main Street The plan re-imagines 34th Street as a revitalized, neighborhood-serving main street with smaller-scaled buildings, historic character, new pedestrian-scaled signage, attractive and simple fenestration, use of color, awnings and porches and outdoor seating. Additionally, public investments in street lamps, trees and improved parking will enhance the existing streetscape. Illustrative Plan Existing Conditions Storefront design standards Historic restoration of Kline s Bakery Front-yard edge definition Bike sharrow lane Signage standards Pay-on-foot parking meters
Vision - rhode island avenue An Urban Boulevard The plan re-imagines Rhode Island Avenue as a vibrant, grand boulevard that identifies and reflects the community of Mount Rainier. Rhode Island Avenue borrows elements from traditional European boulevards, such as a landscaped median, multi-lane right-of-way, generous pedestrian sidewalks to enhance social interaction, urban furniture, trees and a commuter cycle track. Illustrative Plan Existing Conditions Commuter bicycle track Reconfiguring street section to prioritize pedestrian and bike circulation Sensitivity to existing residential context
Vision - Civic CORE / CITY CENTER A Municipal Center The plan re-imagines a series of unrelated building in downtown Mount Rainier as a cohesive municipal center. The City Hall, City Library, future Meeting Hall, future Civic Green and future Transit Station reinforce downtown as being a special place and are vital anchors within the Mount Rainier community. Illustrative Plan Existing Conditions Integrating modern and historic architecture New multi-modal transit stop Re-routing existing bus traffic around new Civic Green Texturized pedestrian crossings for traffic control Special street paving to encourage pedestrian activity
Perry Street Implementation Creating a clear path to Implementation To focus reinvestment in this strategically located urban center, the Plan created a series of tools to provide clarity and understanding of how to implement the vision components. First, the Plan created four categories of Design : 1) Public Space, 2) Site Design, 3) Architectural Elements, and 4) Other Guidelines such as parking, public art and signage. Sixty Eight pages of the Plan provides guidance on these four major categories and also explains the goals of the standards, provides a discussion of the Mixed-Use Town Center (M-U-TC) Committee design review process and a review of the historic district character areas and general historic building renovation recommendations and standards. As part of the Implementation Chapter components, the Plan establishes implementation priorities and provides further details on land use, buildings, and transportation / infrastructure in specific Area Recommendations and Charts. Expanding the preservation of our built environment, specific building recommendations for renovations, additions and new in-fill construction are addressed. Additionally, the Plan lays out charts articulating implementation actions, responsible agencies and stakeholders, possible implementing tools and funding sources and whether it is a near term, medium term or long term phase action item. Urban Design Plan N LEGEND District Rhode Island Avenue District Upper 34th Street District Civic core/city center Open space opportunity sites Parcel Civic buildings Bunker Hill Road 32nd Street Perry Street Eastern Avenue Rhode Island Avenue 33rd Street Retail storefront focus optional focus Existing crosswalk New crosswalk Bus transit stop Boundary 34th Street 35th Street 5 Minute Walk The urban design plan describes the framework between inter-related plan elements: three districts, potential land-use, retail focus, pedestrian improvements, transit positioning, significant civic buildings and new infill opportunities. The following urban design plan provides detailed boundaries for district areas, retail storefront focus zones, open space, major development opportunities, and infrastructure improvements within the M-U-TC study area. 36th Street D.17 Public Space 1. Sidewalks shall be made of durable, attractive materials that are pedestrian-scaled. Decorative paving materials, such as brick, precast, and granite pavers, are recommended. 2. Special art paving installations are recommended in areas with high visibility. 1. Street trees are required along both 34th Street and Rhode Island Avenue. (Please refer to the street plans on pages D.18 and D.22 for appropriate spacing.) 2. Low maintenance tree species with large canopies shall be used. The following chart outlines recommended maple, ash, oak and linden trees. More trees can be found in the Prince George s County Landscape Manual (2010). sidewalk and street tree IllustratIon. Species Type/Name Recommended Street Trees (Shade) Scientific Name Maple Trees: Red Maple Acer rubrum cultivars Ash Trees: Autumn Purple White Ash Blue Ash Oak Trees: Scarlet Oak Willow Oak Red Oak Black Oak Linden Trees: American Linden Greenspire Littleleaf Crimean Linden Silver Linden Fraxinus americana Fraxinus excelsior Quercus coccinea Quercus phellos Quercus rubera Quercus veluntina Tilia americana Tilia cordata Greenspire Tilia euchlora Tilia tomentosa D.27 To assist in educating the M-U-TC Design Review Committee, elected officials, plan reviewers, property owners and the public to the unique characteristics of each site, the Plan also provides information sheets on every major downtown property or cluster of properties in a Section entitled Property and Building Cluster Profiles. Existing condition data, the proposed development plan vision and implementation factors, along with recommendations for differing levels of improvement or new infill are all addressed in this section. Urban Design Framework Key (Regulating Plan) outlining Districts, Open Space, New Infill, Retail Frontage, New Crosswalks, and Transit Station Architectural Elements Example of Public Space and Building Standards 1 Site Design Civic Core Building Redevelopment Public Policy Success At its vote to adopt the plan in the Fall of 2010, Prince George s County made a policy decision to implement and use the Mount Rainier Mixed-Use Town Center Plan as the new template and model for all future mixed-use town center plan initiatives in the entire County. This policy decision expands the impact of this Plan and restructures development practices throughout a growing jurisdiction of over 500 square miles, shaping future development in existing urban centers and towns. example of color, lighting, and materials working together to create a unified façade. Color and Lighting Colors shall enhance or highlight the original or historic character of the building and be compatible with the historic feel of downtown Mount Rainier. 1. Buildings shall use a limited palette of paint colors (no more than three: one base color and one or two colors for trim or accents). Walls with artwork and murals are exempted. 2. Lighting fixtures should carefully blend in with building architecture. Lights highlighting architectural features, such as cornices and openings, are encouraged. Example of Design Guidelines Materials Siding Natural wood or composite equivalent (eg. hardiplank) is permitted. Synthetic siding (eg. vinyl and aluminum) is not permitted. Stucco Surfaces finished in stucco should be smooth and hand-troweled. Spray-on stucco finishes and exterior insulation and finish systems (EIFS) are discouraged. Masonry Walls should be made of brick or natural stone. Masonry should retain its natural color and not be painted over. D.43 E.16 Example of Implementation Timeline and Chart: Short-term (0-5 years) Medium-term (5-10 years) Long-term (10+ years) Singer Building - 3300 Rhode Island Avenue Existing Condition Lot Area (sf) 5,895 Existing Improvements (sf) 16,000 (est) Building Height (ft) 40 (est) Land Use Mixed-use (commercial and residential) Year Built 1936 Description / Physical Condition Three-story brick building in poor condition having been vacant for 20 y rs Historic Designation Integrity Moderate Leased or Owned For sale Ownership Entity Metro Development Proposed Development Plan Vision Land Use Mixed-use Product Type Retail and residential Square Footage 16,000 Building Height 40 ft / 3-stories Historic Preservation Design Standards Guidelines Design Factors TBD Parking Off site Other Use of sidewalk space Implementation Factors Phasing Near term (priority) Cost High Benefit High Regulatory / Incentives / Etc. TBD Comments Singer triangle rebirth potential - coordinate redevelopment with 3308 and 3310 Rhode Island Avenue as much as possible. 33rd Street Rhode Island Avenue Example of Property and Building Cluster Profile: Documentation of Existing Conditions Proposed Plan Vision Implementation Factors Comments 34th Street 1. New buildings shall have a primary façade oriented 4. All new buildings shall have a primary building façade towards 34th Street, Perry Street, and Rhode Island on the build-to line. The building s frontage will cover Avenue. Buildings in downtown Mount Rainier shall 80 percent minimum of the total build-to line. create a consistent street wall that provides a sense of enclosure to the public space. 5. Properties with no alley access may have a side setback to allow vehicle access. 2. Buildings with façades on both 34th Street and Rhode Island Avenue must have two primary façades. 6. Existing residential buildings should have fences lining the build-to line. Front building additions 3. For new buildings without a required setback, the may extend to the build-to line, as long as they build-to lines are property lines directly abutting are sensitive to the existing structure and do not street rights-of-way. conceal the architectural integrity of the building. Example of Architectural Design Guidelines: Street Definition, Frontage and Setbacks D.31