Subregion 4 Transit-Oriented Development Implementation Project The Central Avenue-Metro Blue Line Corridor Neighborhood Conservation Report

TOD

Transit Oriented Development Neighbohood ConservationTOD Strategies

The Maryland-National Capital Park and Planning Commission September 2011 prince george’s county planning department www.pgplanning.org

TABLE OF CONTENTS

OVERVIEW 3

Introduction 4 maps Project Area Figure 1: Neighborhood Conservation Focus Area 4 Purpose of Neighborhood Conservation Element Figure 2: Seat Pleasant Neighborhood (2009 Aerial) 4 Neighborhood History Figure 3: Carmody Hills-Pepper Mill Village Neighborhood (2009 Aerial) 5 Figure 4: Capitol Heights Neighborhood (2009 Aerial) 5 Demographics 6 Figure 5: Walker Mill-Ritchie Neighborhood (2009 Aerial) 5 Population Figure 6: Existing Land Use 9 Education, Employment, and Income Figure 7: Existing Zoning 10 Housing Figure 8: Vacant Properties 11 Ladse n U and Zoning 8 Figure 9: Publicly Owned Properties 12 14 Land Use Figure 10: Development Activity 16 Zoning Figure 11: Year of Construction 17 Vacant Land Figure 12: M-NCPPC Park and Recreation Facilities 18 Property Ownership Figure 13: Green Infrastructure Figure 14: Foreclosures in Zip Code 20743 20 develom p ent activity 13 Figure 15: Preliminary Conservation Areas 22 Development Activity Summary Figure 16: Sustainable Communities 24 Approved Residential Developments Approved Mixed-Use Projects

Ni r e ghbo hood CoNDITIONS 15 Housing Sidewalks Street Lighting Roadways Parks and Recreation and Green Infrastructure Foreclosure Trends

SBE U R GION 4 MASTER PLAN Neighborhood Conservation Strategies 21 Foreclosure Prevention Homeownership and Home Improvement Business and Neighborhood Development

NEI R GhbO HOOD conservation areas 22

State Policies and Legislative Programs 23

Neighborhood Conservation Programs 23 State County

OVERVIEW century as an important roadway for trade between rural • Existing and potential opportunities for creating safe The Subregion 4 Central Avenue Metro Blue Line Corridor Maryland and the District of Columbia. Its original streetcar pedestrian access to Metro stations. TOD Implementation Project will carry out the goals and rail line transported workers from their bedroom communities • Historic resources that connect residents to their cultural vision from the Subregion 4 Master Plan by facilitating and In 2010, the Prince George’s County Council approved the into downtown D.C. until the mid-twentieth century, and heritage. focusing community and economic development resources to Subregion 4 Master Plan and Sectional Map Amendment, today, the corridor features four Metro Blue Line stations, two promote mixed-use development around the corridor’s Metro which establishes the land use and development policies within of which opened within the past ten years. These investments Successful and equitable TOD along the Central Avenue-Metro stations, strengthen and support local businesses, improve the Subregion 4 Planning Area. The Subregion 4 Planning Area in transportation facilitated the development that exists along Blue Line Corridor can occur through the collaboration of pedestrian safety and Metro access, and conserve well-established covers a 29-square mile area that encompasses the communities the corridor today, which consists of traditional suburban community stakeholders, private sector, and public sector neighborhoods. Additionally, this project will pursue the goals located in the center of the county from the District of Columbia residential neighborhoods, auto-oriented commercial centers, partners, all of whom are dedicated to the vision for the area defined throughEnvision Prince George’s to ensure the long-term boundary on the west, the Capital Beltway on the east, US 50 and industrial development. and the future of Prince George’s County. success of the county. and the Metro Orange Line Corridor on the north, and Suitland Parkway on the south. At this moment, Prince George’s County is poised to benefit from the growth and investment potential that can be generated The goals and policies outlined in the Subregion 4 Master Plan by TOD around the four Metro rail stations: Capitol Heights, implement the vision and goals recommended by the 2002 Addison Road-Seat Pleasant, Morgan Boulevard, and Largo Approved Prince George’s County General Plan. The 2002 General Town Center. Given their distinct characteristics and the Plan designates Subregion 4 as an area located within the specific character and needs of the surrounding communities, Developed Tier, which places special emphasis on policies that each station has a unique opportunity to realize the county’s will strengthen neighborhoods, support economic development TOD goals. along corridors, capitalize on transportation investments, and encourage transit-supporting, mixed-use, pedestrian-oriented The Central Avenue-Metro Blue Line Corridor presents a neighborhoods. number of distinct opportunities and advantages: The Subregion 4 Master Plan further highlights the 2002 • Four Metro Blue Line stations. General Plan’s goals by recognizing that the Central Avenue- • Commercial development potential due to neighborhoods Metro Blue Line Corridor presents significant transit-oriented underserved by retail establishments. development (TOD) and economic investment potential for • FedEx Field, which hosts corporate, social and sporting the county. Transit-oriented development locates a mix of events, concerts, and trade shows. uses (commercial, retail, institutional, and residential) around • Employment and residential proximity to the District of transit stations and creates a variety of economic, social, and Columbia. Capitol Heights Metro Station. Morgan Boulevard Metro Station. environmental benefits for established communities. • Walkable, urban character and street grid in Capitol Heights and Seat Pleasant. Creating TOD areas provides communities with long- term social, economic, and environmental benefits, such as • Traditional architectural design in residential neighborhoods. revitalizing aging commercial centers, increasing pedestrian • Convenient access to transportation connections to national mobility and public safety, reducing vehicle trips, providing and international destinations. a variety of housing choices, spurring job growth, and • Available vacant/undeveloped land. decreasing infrastructure costs. Through ongoing private and • Presence of public parks, recreational facilities, and wooded public partnerships, transit-oriented development will enable areas. neighborhood lifestyles; a mixture of shopping, restaurant, • The Chesapeake Beach Rail Trail currently in construction. recreational, and entertainment options; and diversified • Eight shopping centers. employment opportunities. • Potential for cultural and entertainment venues. The Central Avenue-Metro Blue Line Corridor, a major • An inventory of approximately 3.7 million square feet of transportation corridor within the heart of Prince George’s industrial and commercial office, leasable space. County, has played a significant role in the social and economic • Potential for quality commercial services. growth and physical transformation of the county for over one • Well-established, stable neighborhoods. Addison Road-Seat Pleasant Metro Station. Largo Town Center Metro Station. hundred years. Central Avenue opened in the late nineteenth

Neighborhood Conservation Strategies 3 nΜ

62ND TULIP TREE COLUMBIA CAP BELT IL S STATE SHERIFF RD TILIA WOODVIEW REED CABIN BRANCH D R ANNAPOLIS REDSKINS HUSKWOOD D

BELLE HAV MCCORMICK R O F Seat Pleasant JERICHO CITY S FEDEX T T INTRODUCTION NYE CLA OATE O NORTH ENGLEWOOD L

OOD YBRICK SEA PINES ELKWOOD N EN OME ARTIN LUTHER KING W TECHNOLOGY SEAT PLEASANT DR S LANDOVER M JAVA LWOOD ADDISON ELI INDO CEDARLEAFDATELEAF GONDAR BIRCHLEAF CHAPE MARTIN LUTHER KING CARMODY HILLS SEAT PLEASANT BISHOP PEEBLES CARAWAY FOOTE MANN FIELD 704 PEPPER MILL VILLAGE GLEN WILLOW FIJI APOLLO U MARBLEW Proct je Area EASTERN AVE V NEIGHBORHOOD DUEL GOLDMINE ELSA

Eads St LEE GARRETT A MORGAN NEIGHBORHOOD ASSET CAPITAL VIE 61ST 60th St 60th YORKNOLLS 69TH SHERIFF LEE L LAKE ARBOR WY 68TH HILL OAKS Dix St HASTINGS WILLOW HILL K KOLB CAP BELT OLA WEST MILL 59th St 59th ARENA

JAMES FARMER68TH KOLB CARRINGTON MICHELE

Clay Pl PEPPER MILL ! ATLEE 67TH MINNA LIBERIA 70TH BLACKLOG GIDDINGS KOLB The Subregion 4 Central Avenue-Metro Blue Line Corridor TOD Implementation 70TH CANYON K K 69TH 56THPRINCE GEORGE’S COUNTY KANO NALLEY BAIN SHOPPERS EADS DRYLOG CAPON K HERO

VAUXHALL FINCH CYPRESSTREE Clay St CYPRESSTREE ZACHERY J BOOKER FALLS LAKE

57TH J 95 Largo

CYPRESSTREECYPRESSTREE 62nd St 62nd DISTRICT OF COLUMBIA §¨¦

58th St 58th CANYON 58TH J HILL RD TOLA

63rdSt 61stSt CINDY JOST 56th Pl WESTON H PICARD Project area is located in Prince George’s County, adjacent to the District of Columbia. 59TH JOPLIN EARLY MAHOGANY 57th St N WARLEY Town 69TH ARLENE JEFFERSON HEIGHTS PACER CAPITAL BELTWAYCAPITAL CENTER

Blaine St ADEL HARRIS n 68TH ! GREIG JADE Μ 71ST ONYX READING Center

CALMOS 65TH 69TH BALSAMTREE Central Avenue is a key gateway and major transportation corridor. The corridor is EAGLE BALTIC BALSAMTREE HYLTON G DADE CROWN AVON 60TH CRANE INGRID LIMERICK

57th Pl East Capitol St BALTIC BABB 60TH CHATSFIELD 64TH

64TH ESSLOG BISHOP GENTRY 61ST SWAN R Capitol CONGRESS D SOPER FIELD BIRCHLEAF approximately four miles long and includes properties on and near Central Avenue UREY 62ND FRESNO CEDARLEAF R G JADELEAF E n ASHLEAF T Heights Μ BURGUNDY YOST FOOTE YACHT CABLE HOLLOW TAILGATE N 57th St S BRIGHTSEAT A St ADAK DRYLOG LOTTSFORD E 214 DATELEAF VALLEY PARK VU H 71ST C FAYE SEAT PLEASANT LARGO O COOLIDGE MARYLAND PARK A EASTERN INDEPENDENCE GIBBS G and four Metro Blue Line stations. From west to east, the stations are Capitol Heights, Ayers Pl CALDER R D 68TH CLINGLOG BRINDLE LA TUNIC 69TH SPECTATOR EMMET SULTAN 214 LARGOOLD LARGO CENTRAL AVE VU Y YEOMAN 68TH 70TH GLEN VALLEY 69TH BALSAM Addison Road- G 70TH PEPPER MILL VALE C 68TH L n WEST MILL Central Ave Μ A Addison Road-Seat Pleasant, Morgan Boulevard, and Largo Town Center. Largo Town Seat Pleasant E SEAT PLEASANT BLACKLOG Morgan TAYSIDE B 67TH WILLOW HILL N I HASTINGS n SOUTHERN AVEBAYOU Μ YOLANDA N QUIRE 71ST GIDDINGS ATHENA B D B St ALTOONA R Boulevard XENIA ZELMA A R EADS CAPITAL

CHAMBER 332 C N CAPON VU C CENTRAL L

NEIGHBORHOOD CINDY CANYON HARRY S TRUMAN Center, the final stop on the Blue Line, is the station east of Morgan Boulevard outside E H

ABEL A R CALMOS HILLVIEW ROLLING RIDGE F HILL

ABDUL MILFAN IEL !

BALBOA BELGIUM D JONQUIL ! ST MARGARETS EARLY 69TH ELDER ADDISON RD WYNNLEIGH PRINCE CLOVIS ROLLINS AVE AVA DUNBAR BYE SUFFOLK TOPEKA

of the Capital Beltway. FedEx Field, home of the Washington Redskins National CAPITOL HEIGHTSBLVD MENTOR NOVA FOY EAGLE 68TH BALTIC BABB CENTRAL FAWNCREST WALKER MILL AVON GENTRY CAPITOL HEIGHTS HANLON DAVEY CROWN 214 HAMPTON PARK Football League team, is located approximately one mile north of the Morgan NEIGHBORHOOD NEIGHBORHOOD Capitol COOLIDGE VU CAMPUS OPUS n HARRIS Μ EAST CAPITOL ADAK SISALBED Heights TUNIC VU214 ERNIE BANKS Boulevard Metro Station. The land within the corridor is under the purview of several COLETON SULTAN DAIMLER MILKY Addison Road - 495 H AKIN A YOLAND §¨¦ SANTO ESTHAMPTON n R Μ WALKW ATHENA Seat Pleasant R jurisdictions, including Prince George’s County, the City of Seat Pleasant, and the XENI ZELM WALBRIDGE SOUTHERNBAYOU Y LEGEND QUIRE 332 ER MILL RITCHIE S VU T CHAMBER MI R A AL Y GLEN R A NT IA Y ABDUL A LFAN CE ASHWOOD U Town of Capitol Heights. Central Avenue/East Capitol Street Extended (MD 214) Corridor Study Area Metro Blue Line ROLLINS

CAPBELT OL S M BYE EAST HAMPTON A nΜ Neighborhood Conservation Focus Area 0 0.5 1 PRITCHARD N Metro Station PEARSE FOY ADDISON MILLWOOF Miles I SHAD D Figure 2. Seat Pleasant Neighborhood (2009 Aerial) R is a state road maintained by the Maryland State Highway Administration (SHA). TEAKWOOD SUFFOLK

MILLRACE OLD RITCHIE VENTURA VENTURA QUARRY Figure 1. Neighborhood Conservation Focus Area WALBRIDGE SISALBED

LARCHMONT EDGEWORTH

CLOVIS OPUS WESTIN

PAREV PAREV

HIGHMOUNT AVIS CAP BELT IL S IL CAP BELT PU RPOSE of neighborhood conservation element DISTRICT OF COLUMBTheCity of Seat Pleasant borders theSANTO easternWILBURN corner of the District of Columbia, just S IL CAP BELT ABEL DRUM OLD WALNUT PRINCE GEORGE’S COUNT CAPPY CAPITOL HEIGHTS PRESCOT north of East Capitol Street (see Figure 2). While the communityBEECHNUT was firstSITKA platted in NOVAEMO Development (DHCD) and other ELFIN ONSLOW HALSTED IONA OLD WALKER MILL NEW ORCHARD HIGHVIEW FALKLAND TOWNE AMBLER MENTOR TOYON The Subregion 4 Master Plan defines a comprehensive set of neighborhood CARRIAGE HOUSE GLACIER1873,FABLE the bulkRIBA of its development did not occur until the extension of the Washington, applicable county, state, and federal APPLEWOOD CEDARHOLLOW

VERGO ORANGE TREE RYON CAP BELT IL A ILCAP BELT conservation recommendations. The recommendations address homeownership, HEATH DENISE WALKER MILL A ILCAP BELT LEGEND KAYAKBaltimoreGUNTHER and Annapolis Electric Railway in 1909. New commuter service offered by FOLCROFT agencies to initiate programming. This BROOKE WATERFORD IAGO QUO WENDOVER DARLINGTON HEARTLAND BUTTERWORTH JANSEN OAKFORD IRON FORGE home improvements, and neighborhood and business development. The purpose of TITAN RONALD EDENVILLE UTE RICHVILLE Study Area Boundary

the ChesapeakeSUE Beach Railway, as well as a streetcar system operated by the Columbia CASTLEWOOD effort will also include local residents, CASTLEWOOD RALLY FALCONET HEATH KAREN the Neighborhood Conservation Element is to refine, prioritize, and facilitate the CONNIE nΜ Metro Station PINE GROVE MARKUS and elected officials, among others. One PARD RailwayMARLBORO Company, fueled new development. ASHEVILLE ALAKING SILVERTON FAIRFIELD SAMPSON BIRDIEMetro Blue Line DAKOTA initiation of programming for those recommendations. This report is one of three initial RUGGED CHAPPARAL ALBERTA important product of this element will NOVA BETTIE WOODLARK RITCHIE STATION LENAPE BANKRUN ROSCOE reports created for the Subregion 4 TOD Implementation project; the two remaining LORTON OPUSAfter World War II, three low- to moderate-income subdivisions were built on land PACIFIC GOULD SE RD be the preparation of an action plan that OU WHIT E H designatedRUSTON for veterans, expanding the area’s single-family housing. TheySTARSHINE were soon reports are the Central Avenue Metro Blue Line Corridor Resource Report and the ROCHELL LENASKIN ADDISON TULIP SHAMROCKLEE JAY BENSON is supported by stakeholders and can QUARTER DUMONT VAL WALKER MILL WEBER TENNY BERRY Summary and Assessment of TOD Plans and Design Standards Report. followed BROOKSby other low-income residential developments. By the 1960s the African- 0 0.25BEECH PARK0.5 1 U4 BREWTON ANNY be implemented by county agencies, V RIDLEY BETHANY LAURA BAUMANN Miles American population of Seat Pleasant had begun to grow in what had previously been SANSBURY RD local municipalities, and community I Whereas the Central Avenue Metro Blue Line Corridor Resource Report examines the An example of existing housing stock in Capitol Heights. a predominantly white community. Blue Line Corridor as a whole, the Neighborhood Conservation Report focuses on the groups. In addition, the report will be western half of the corridor that extends between Shady Glen Drive/Hill Road and the used to inform the residents of the sector plan component of the Subregion 4 TOD The trend towards higher-density land development emerged during the mid 1960s 290607.326743 District of Columbia (see Figure 1). Four neighborhoods—Seat Pleasant, Carmody implementation project, which will provide guidance for land use, transportation, with the acquisition of land along Central Avenue and Sheriff Road and the onsetThis ofmap may not be reproduced, stored in a retrieval system, 2009 Aerial or transmitted in any form, including electronic or photo Hills-Pepper Mill Village, Greater Capitol Heights, and Walker Mill Richie—comprise and public facilities planning efforts, as well as zoning strategies and the potential for federal housing programs. The expansion of the Metrorail system in the 1980s reproduction,and without the express written permission of The Maryland-National Capital Park and Planning Commission. this neighborhood conservation area, hereafter referred to as the “focus area.” one or more regulating plans for the area. SUBREGIONconstruction 4 TRANSIT-ORIENTED of the Addison Road-Seat DEVELOPMENT Pleasant IMPLEMENTATIONMetro Station led to PROJECT new commercialFor more information, contact the Prince George’s County THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland. J:\SubregionTOD 4 Implementation Program andSMA\Mapping-Month/Date development, including the Addison Plaza Shopping Center. The focus area includes several strong but evolving communities that are faced with a NEI R GhbO HOOD history range of demographic and socioeconomic challenges—aging populations, increasingly Most commercial development in the Seat Pleasant community has been in the form aging housing, lower levels of education, higher than average foreclosure rates, The focus area, once a part of the Piscataway Indian Nation, became subject to of strip commercial uses along major travel routes and has included gas stations, and below-average household incomes. The Neighborhood Conservation Element subdivision development with the expansion of the electric streetcar, trolley lines, and supermarkets, convenience and hardware stores, banks, personal services, and appropriately targets the focus area based on the findings of a recently completed interurban railways. Its first settlement occurred in the mid-seventeenth century when professional offices. While residential and commercial uses predominate in the area, existing conditions analysis. This analysis is supported by recommendations of the large land grants were being developed into plantations and manors within Prince approximately 227 acres of the city are public and quasi-public in nature; the majority Subregion 4 Master Plan and the Capitol Heights Transit District Development Plan, George’s County. As developers began to purchase land near these transportation lines of this land constitutes the National Harmony Memorial Park, a privately owned as well as funding from the state’s Community Legacy Program and development and partition farm parcels into building lots, District of Columbia residents began to cemetery. Today, the Seat Pleasant community has a population of well over 4,800 pressures resulting from the community’s proximity to the District of Columbia. migrate to the area in search of affordable homes within commuting distance of the city. residents. The report is intended to be used as a resource, as the Planning Department works with agencies such as the Prince George’s County Department of Housing and Community

4 Subregion 4 TOD Implementation Program nΜ

62ND TULIP TREE COLUMBIA CAP BELT IL S STATE SHERIFF RD TILIA WOODVIEW REED CABIN BRANCH D R ANNAPOLIS REDSKINS HUSKWOOD D

BELLE HAVEN MCCORMICK R O F JERICHO CITY S FEDEX T NYE CLAYBRICK T O NORTH ENGLEWOOD OATES nΜ L SEA PINES ELKWOOD NOME TECHNOLOGY MARTIN LUTHER KING LANDOVER JAVA ADDISON ELI INDO 62ND TULIP TREE GONDAR CHAPELWOOD CAP BELT IL S COLUMBIA STATE MANN BISHOP PEEBLES CARAWAY GLEN WILLOW SHERIFF RD TILIA WOODVIEW FIJI APOLLO DUEL MARBLEWOOD GOLDMINE REED CABIN BRANCH ELSA LEE GARRETT A MORGAN D ASSET CAPITAL VIEW 61ST R ANNAPOLIS REDSKINS HUSKWOOD SHERIFF LEE D L LAKE ARBOR WY

BELLE HAVEN MCCORMICK R HILL OAKS

K KOLB O CAP BELT OLA ARENA CARRINGTON MICHELE KOLBF ATLEE JERICHO CITY KOLB S MINNA LIBERIA FEDEX K T NYE CLAYBRICK T K 56THPRINCE GEORGE’S COUNTY KANO NALLEY BAIN SHOPPERS K O HERON

VAUXHALL FINCH CYPRESSTREE NORTH ENGLEWOOD OATES CYPRESSTREE ZACHERY J L BOOKER FALLS LAKE 57TH 95 Largo

J SEA PINES CYPRESSTREE ELKWOOD NOME CYPRESSTREE §¨¦ DISTRICT OF COLUMBIA TECHNOLOGY 58TH J TOLA MARTIN LUTHER KING H JOST LANDOVER PICARD 59TH JOPLIN JAVA MAHOGANY WARLEY Town ADDISON ELI INDO CHAPELWOOD GONDAR JEFFERSON HEIGHTS PACER CAPITAL BELTWAYCAPITAL nCENTER JADE Μ CARAWAY GREIG n BISHOP PEEBLES 71ST ONYX Μ READING Center

MANN 65TH 69TH BALSAMTREE GLEN WILLOW FIJI BALSAMTREE APOLLO HYLTON G DUEL MARBLEWOOD GOLDMINE ELSA 60TH LIMERICK LEE GARRETT A MORGAN CRANE ASSET CAPITAL VIEW 60TH INGRID CHATSFIELD

61ST 64TH

64TH ESSLOG 61ST SWAN R SHERIFF LEE L LAKE ARBOR WY CONGRESS D HILL OAKS FIELD BIRCHLEAF 62ND TULIP TREE 62ND CEDARLEAF R CAP BELT IL S FRESNO JADELEAF K KOLB CAP BELT OLA ARENAG E COLUMBIA KOLB CARRINGTON MICHELE FOOTE ASHLEAF STATE T CABLE HOLLOW ATLEE TAILGATE MINNA N LIBERIA BRIGHTSEAT KOLB DRYLOG LOTTSFORD E SHERIFF RD TILIA DATELEAF VALLEY PARK WOODVIEW K K 71ST CABIN BRANCH C NALLEY SEAT PLEASANT 56THPRINCE GEORGE’ KANO BAIN SHOPPERS EASTERN REED LARGO O K HERON INDEPENDENCE GIBBS G

VAUXHALL FINCH CYPRESSTREE CYPRESSTREE ZACHERY R D 68TH FALLS LAKE CLINGLOG BRINDLE LA J BOOKER 69TH SPECTATOR R

57TH J 95 Largo ANNAPOLIS LARGOOLD LARGO CYPRESSTREE DISTRICT OF CO CYPRESSTREE §¨¦ 70TH REDSKINS 68TH 58TH J TOLA 69TH HUSKWOOD GLEN VALLEY D JOST 70TH PEPPE H PICARD MCCORMICK 59TH JOPLIN MAHOGANY 68TH BELLE HAVEN R WARLEY Town WES O Carmody HJEFFERSONills-P epperHEIGHTS Mill Village PACER GreaterCAPITAL BELTWAYCapitolCAPITAL CENTER Heights BLACKLOG Morgan TAYSIDE n 67TH WILLOW HILL decade saw the construction of the much anticipated Capitol Heights Metro Station, F HA n JADE Μ Μ GREIG 71S S 71ST ONYX READING Center GIDDINGS

65 69TH JERICHO CITY BALSAMTREE BALSAMTREE T

HYLTON G T MILL H H Boulevard STINGS R MILL CAPITAL FEDEX

E

TH T EADS CAPON T NYE CLAYBRICK 60TH 0TH ST O CRA LIMERICK S COUNTY6 SLOG NE INGRIDAN CHATSFI O

CINDY CANYON OATES HARRY S TRUMAN 64T

64T ES NORTH ENGLEWOOD L 61 R providing area residents easier access to the Washington metropolitan region. Today, the SW ELD D CALMOS HILLVIEW CONGRESS HILL SEA PINES LUMBIA FIELD BIRCHLEAF ELKWOOD NOME 62ND FRESN CEDARLEAF EARLY R 69TH JONQUIL TECHNOLOGY G JADELEAF E PRINCE LANDOVER FOOTE ASHLEAF T AVA DUNBAR MARTIN LUTHER KING CABLE HOLLOW TAILGAT N JAVA BRIGHTSEAT DRYLOG LOTTSFORD E ADDISON ELI INDO 71ST DATELEAF VALLEY PARK C neighborhood still maintains a sense of place despite its loss of commercial activity. The SEAT PLEASANT LARGO EAGLEO 68TH BALTIC BABB CHAPELWOOD GONDAR EASTERN INDEPENDENCE GIBBS RG CENTRAL

CLINGLOG A CARAWAY 68TH BRINDLE L DAVEY AVON GENTRY 69TH SPECTATOR BISHOP PEEBLES CROWN LARGOOLD LARGO MANN HAMPTON PARK 70TH GLEN WILLOW 68TH 69TH GLEN VALLEY 214 FIJI APOLLO 70TH PEPPER MILL DUELVU MARBLEWOOD GOLDMINE CAMPUS 68TH Capitol COOLIDGE ELSA WEST MILL E land around the stationLEE has been declared an enterprise zone; the town is promoting GARRETT A MORGAN BLACKLOG TAYSID HARRIS ASSET CAPITAL VIEW WILLOW HILL Morgan n 61ST 67TH Μ EAST CAPITOL HASTINGS nΜ 71ST GIDDINGS ADAK SHERIFF L LAKE ARBOR WY Heights TUNIC VU214 LEE Boulevard HILL OAKS EADS CAPON SULTANCAPITAL DAIMLER K KOLB CAP BELT OLA MILKY ARENA the designation to encourage economic growth.CARRINGTON MICHELE CINDY CANYON HARRY S TRUMAN KOLB H ATLEE CALMOS HILLVIEW Addison Road - MINNA 495 LIBERIA HILL AKIN KOLB A YOLANDA §¨¦ EARLY 69TH JONQUIL n K K R BAR NALLEY DUN PRINCE Μ WA WESTHAMPTON56THPRINCE GEORGE’S COUNTY KANO BAIN SHOPPERS AVA ATHENA K R HERON

Seat Pleasant VAUXHALL FINCH

CYPRESSTREECYPRESSTREE XENIA ZACHERY CARMODY HILLS - BAYOU ZELMA SOUTHERN LKER MILL Y FALLS LAKE QUIRE J BOOKER 57TH 95 Largo

EAGLE 68TH BABB RITCHIE J CYPRESSTREE BALTIC CYPRESSTREE S §¨¦ CENTRAL 332 DISTRICT OF COLUMBIA VU 58TH J TOLA DAVEY CROWN AVON GENTRY CHAMBER Walker Mill-RitchieJOST T HAMPTON PARK MILFAN H PICARD TRAL 59TH JOPLIN R MAHOGANY 214 ABDUL CEN U WARLEY Town U ROLLINS ASHWOOD PACER COOLIDGE PEPPER MILL VILLAGE V CAMPUS JEFFERSON HEIGHTS CAPITAL BELTWAYCAPITAL CENTER Capitol CAPBELT OL S M n n HARRIS BYE EASTGREIG HAMPTON JADEA Μ Μ EAST CAPITOL 71ST READING Center PRITCHARD ONYX

ADAK 65TH 69TH N BALSAMTREE BALSAMTREE PEARSE Heights TUNIC 214 FOY ADDISON MILLWOOF HYLTON G VU LUMBIA SHADY GLEN D SULTAN DAIMLER R 60TH CRANE LIMERICK NEIGHBORHOOD MIL TEAKWOOD INGRID

60TH CHATSFIELD 64TH

SUFFOLK 64TH ESSLOG ERN Addison Road - 495 H MILLRACE 61ST R AKIN E’S COUNTY The OLD RITCHIEWalker Mill-Ritchie neighborhood borders the southern side of CentralSWAN Avenue, A D YOLANDA

KY §¨¦

VENTURA VENTURA QUARRY CONGRESS n R FIELD BIRCH Μ WALKERWESTHAMPTON MILL 62ND FRESNO CEDA R ATHENA Seat Pleasant R WALBRIDGE SISALBED G JAD E XENIA ASH SOUTH BAYOU ZELMA Y T QUIRE FOOTE CABLE HOLLOW TAILGATE N RITCHIE LARCHMONT S EDGEWORTH DRYLOG BRIGHTSEAT E

332 CLOVIS OPUS WESTIN D LOTTSFORD ELEAF PAREV VU 7 VALLEY PARK PAREV C T CHAMBER SEAT PLEASANT LEAF RLEAF ATELEAFAVIS O

MILFAN TRAL HIGHMOUNT R EASTERN 1ST LEAF NGLOG INDEPENDENCE GIBBS LARGO G CAP BELT IL S IL CAP BELT ABDUL CEN ASHWOOD U CSANTOAPITOLWILBURN HEIGHTS S IL CAP BELT R ROLLINS DISTRICT OF CO 68TH CLI BRINDLE LA 69TH SPECTATOR RUM CAPBELT OL S M LARGOOLD LARGO BYE D EAST HAMPTON A 70TH ABEL 68TH 69TH GLEN VALLEY PRITCHARD OLD WALNUTN 70TH PEPPER MILL CAPPY PEARSE FOY ADDISON MILLWOOF SHADY GLEN D 68TH PRINCE GEORGIN WEST MILL CAPITOL HEIGHTS R BLACKLOG TAYSIDE TEAKWOOD NEIGHBORHOOD Morgan PRESCOT 67TH WILLOW HILL EMO BEECHNUTSITKA NOVA HASTINGS nΜ SUFFOLK ELF IONA MILLRACE ONSLOW HALSTED OLD WALKER MILL 71ST NEW ORCHARD GIDDINGS

OLD RITCHIE ER HIGHVIEW VENTURA VENTURA QUARRY TOWNE Boulevard CAPITAL SISALBED FALKLAND EADS CAPON AMBLER WALBRIDGE MENTOR TOYON CARRIAGE HOUSE FABLE CINDY CANYON HARRY S TRUMAN LARCHMONT GLACI RIBA OPUS EDGEWORTH HILLVIEW APPLEWOOD CALMOS

CLOVIS WESTIN CEDARHOLLOW HILL

PAREV PAREV RYON

HIGHMOUNT VERGO AVIS EARLY 69TH JONQUIL CAP BELT IL S IL CAP BELT WILBURN S IL CAP BELT ORANGE TREE

DISTRICT OF COLUMBIA SANTO AVA DUNBAR PRINCE CAP BELT IL A ILCAP BELT DENISE A ILCAP BELT ABEL DRUM HEATH AYAK WALKER MILL LEGEND FOLCROFT OLD WALNUT K GUNTHER CAPPY EAGLE BABB WATERFORD 68TH BALTIC PRINCE GEORGE’S COUNTY IAGO QUO BROOKE CENTRAL CAPITOL HEIGHTS DARLINGTON HEARTLAND BUTTERWORTH WENDOVER DAVEY AVON GENTRY PRESCOT IRON FORGE CROWN BEECHNUTSITKA NOVAEM JANSEN HAMPTON PARK ELFIN HALSTED IONA OAKFORD NEW ORCHARD O ONSLOW OLD WALKER MILL TITAN RONALD EDENVILLE 214 HIGHVIEW UTE RICHVILLE Capitol COOLIDGE Study Area Boundary VU CAMPUS

FALKLAND TOWNE SUE AMBLER CASTLEWOOD MENTOR CASTLEWOODHARRIS TOYON RALLY CARRIAGE HOUSE n GLACIER FABLE RIBA Μ EAST CAPITOL FALCONET KAREN ADAK APPLEWOOD HEATH CEDARHOLLOW Heights TUNIC 214 RYON VU nΜ Metro Station VERGO ORANGE TREE SULTAN MARKUS CONNIE DAIMLER PINE GROVE MILKY

PARD ASHEVILLE ALAKING CAP BELT IL A ILCAP BELT DENISE MARLBORO A ILCAP BELT HEATH W LEGEND H GUNTHER FOLCROFT Addison Road - 495 KAYAK ALKER MILL AKIN A WATERF YOLANDA §¨¦ IAGO BROOKE SILVERTO SAMPSON QUO FAIRFIELD BIRDIEMetro Blue Line R DARLIN HEARTLAND BUTTERWORTH n DAKOTA WENDOVE A ALBERTA Μ WALKWESTHAMPTON IRON F CHAPP JANSEN OAKFORD RUGGED ATHENA Seat Pleasant R TITAN RONALD EDENV LY XENIA BAYOU ZELMA Y SOUTHERNWOODLARK RITCHIE STATION UTE RICHVILLE NOV Study Area Boundary QUIRE LENAPE

SU US BETTIE ER MILL RITCHIE S CASTLEWOOD CASTLEWOOD U332 RAL V FALCONET BANKRUN CHAMBER ROSCOE T E K IFIC ARAL MILFAN HEATH KAREN R ILLE ORD GTONLORTON OP N TRAL R ORGE n ABDUL CEN U Μ ROLLINS ASHWOOD MARKUS CONNIE Metro Station PINE GROVE PAC GOULD E RD CAPBELT OL S M PARD ASHEVILLE ALAKING S MARLBORO BYE OU EAST HAMPTON A UMBIA T E H PRITCHARD N ADDISON WHI PEARSE Figure 3. Carmody Hills-Pepper Mill Village Neighborhood (2009 Aerial) FOY MILLWOOF SILVERTON FAIRFIELD FigureRUSTON 4. Capitol Heights NeighborhoodSAMPSON (2009BIRDIEMetro Aerial) Blue Line STARSHINE SHADY GLEN D ROCHELLDAKOTA ALBERTA R RUGGED CHAPPARAL LENASKIN TEAKWOOD ADDISON TULIP

WOODLAR SHAMROCKLEERITCHIE STATIONJAY ’SBENSON COUNTY SUFFOLK NOVA QUARTER LENAPE DUMONT BETTIE VAL MILLRACE OLD RITCHIE

WALKER MILL WEBER VENTURA BANKRUN TENNY ROSCOE BERRY VENTURA QUARRY LORTON OPUS BROOKS 0 0.25BEECH PARK0.5 SISALBED 1 VU4 BREWTON ANNY WALBRIDGE GOULD RD PACIFIC RIDLEY SE LOVIS LARCHMONT EDGEWORTH

Carmody Hills, an unincorporated community, was platted in the 1930s and is one U C OPUS WALKER MILL-RITCWESTINHIE PAREV The area adjacent to the southeasternO border of the District of Columbia and known LAURA PAREV BAUMANN Miles H BETHANY AVIS

WHIT E M HIGHMOUNT SANSBURY RD CAP BELT IL S IL CAP BELT RUSTON STARSHINE WILBURN S IL CAP BELT ROCHELL LENASKIN DISTRICT OF COL SANTO ADDISON TULIP DRU SHAMROCKLEE JAY BENSON QUARTER DUMONT ABEL VAL OLD WALNUT WEBER NEIGHBORHOOD of severalWALKER subdivisions MILL constructed in the mid-twentieth centuryBERRY around the City of today as the Town of Capitol Heights was subject to agricultural pursuits in the 1870s CAPPY I TENNY PRINCE GEORGE BROOKS 0 0.25BEECH PARK0.5 1 CAPITOL HEIGHTS PRESCOT 4 ANNY BEECHNUTSITKA VU BREWTON NOVAEMO RIDLEY ELFIN ONSLOW HALSTED IONA OLD WALKER MILL NEW ORCHARD HIGHVIEW BETHANY LAURA BAUMANN Miles Seat Pleasant (see Figure 3). The community was named after the Carmody family, SANSBURY RD (see Figure 4); an expanse of land between Watts and Cabin Branches was subdivided FALKLAND TOWNE AMBLER MENTOR TOYON GLACIER FABLE RIBA CARRIAGE HOUSE APPLEWOOD CEDARHOLLOW I RYON

who were instrumental in developing the area. The community’s development was into small parcels by the Jackson Brothers to serve as market garden tracts for the VERGO ORANGE TREE CAP BELT IL A ILCAP BELT DENISE A ILCAP BELT 290607.326743 HEATH WALKER MILL LEGEND KAYAK GUNTHER FOLCROFT

WATERFO IAGO QUO BROOKE This map may not be reproduced, stored in a retrieval system, WENDOVER DARLINGTON HEARTLAND BUTTERWORTH fueled first by the Chesapeake Beach Railway and the Washington, Baltimore and IRON F harvesting of produce. JANSEN TITAN OAKFORD RONALD EDENVIL or transmitted in any form, includingUTE electronic or photo Study Area Boundary

SUE RICHVILLE CASTLEWOOD 2009 Aerial CASTLEWOOD RALLY 290607.326743 reproduction, without the express written permission of FALCONET Annapolis Electric Railway and later by the construction of Martin Luther King Jr HE K ATH ORGE AREN RD n This map may not be reproduced, stored in a retrieval system, LE CONNIE Μ Metro Station The Maryland-National Capital Park and Planning Commission. PINE GROVE MARKUS PARD ASHEVILLE ALAKING or transmitted in any form, includingSUBREGIONIn electronic 1904, or photo Capitol 4 TRANSIT-ORIENTED Heights was platted DEVELOPMENT by O.B. Zantzinger IMPLEMENTATION on 400 acresPROJECT overlookingFor more information,MARLBORO contact the Prince George’s County 2009 Aerial Highway and Central Avenue. Figure 5. Walker Mill-Ritchie Neighborhood (2009 Aerial) SILVERTON FAIRFIELD SAMPSON BIRDIEMetro Blue Line DAKOTA reproduction, without the express written permission of Planning Department in Upper Marlboro,RUGGED Maryland. CHAPPARAL ALBERTA

THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT WOODLARK RITCHIE STATION NOVA LENAPE J:\SubregionTOD 4 Implementation Program andSMA\Mapping-Month/Date The Maryland-National Capital Park theand Planning District. Commission. The small 20 by 100-foot lots were promoted by the developer as having BETTIE BANKRUN ROSCOE SUBREGION 4 TRANSIT-ORIENTED DEVELOPMENT IMPLEMENTATION PROJECT For more information, contact the Prince George’s County LORTON OPUS

GOULD E RD By 1942, the community was well established with approximately 130Planning houses Department and in had Upper Marlboro,picturesque Maryland. views of the nation’s capital, a proposed electric railway, crystal-clear spring PACIFIC US THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT HO J:\SubregionTOD 4 Implementation Program andSMA\Mapping-Month/Date WHIT E RUSTON STARSHINE extending westward to the Town of CapitolROCHELL LENASKIN ADDISON TULIP SHAMROCKLEE JAY BENSON expanded several blocks to the south and east by 1965. During the 1960s, an evaluation drinking water, no cash payments, no interest, no landlords, and “no colored people.” QUARTER DUMONT VAL WALKER MILL WEBER TENNY BERRY BROOKS 0 0.25BEECH PARK0.5 1 VU4 Heights and eastward to the Capital BREWTON ANNY of housing conditions found that nearly one-third of homes in the neighborhood were Improvements to Central Avenue in the form of grading and resurfacing coincided RIDLEY BETHANY LAURA BAUMANN Miles SANSBURY RD in need of repair. Street paving and drainage improvements, along with heightened with the development plan for Capitol Heights. Although Capitol Heights was not Beltway (see Figure 5). Of the present I code enforcement, encouraged the construction of new homes during the 1970s in located on rail or streetcar lines, the anticipation of future rail development and its roads serving the neighborhood, Walker previously inaccessible sections of the community. proximity to neighborhoods that were served by rail made it attractive to families. Mill Road is one of the oldest dating back

290607.326743 to the Civil War. Southwest Branch served This map may not be reproduced, stored in a retrieval system, or transmitted in any form, including electronic or photo Pepper Mill Village, also an unincorporated The community became incorporated in 1910 in an effort to improve2009 public Aerial services. as a mill site for the Walker Family and was reproduction, without the express written permission of community near Central Avenue, underwent However, the town did not secure its first water lines until the 1930s, which triggered The Maryland-National Capital Park and Planning Commission. SUBREGIONalso attractive 4 TRANSIT-ORIENTED to early settlers. The DEVELOPMENT Ritchie IMPLEMENTATION PROJECT For more information, contact the Prince George’s County demographic changes similar to Seat a wave of development including a commercial strip along Old Central Avenue and THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland. J:\SubregionTOD 4 Implementation Program andSMA\Mapping-Month/Date family had a farm along Forestville-Ritchie Pleasant in the 1960s. Today it is a relatively the town’s fire and public works departments. Although bus transportation on the Road in the nineteenth century, and with The construction of Wilburn Estates was triggered by the extension of sewer lines. stable, predominantly African-American Washington, Marlboro & Annapolis Motor Lines facilitated growth in the 1920s, most the arrival of the Chesapeake Beach community. of the community’s residential areas did not fully develop until the housing boom, Railroad in the 1890s, the station near the farm became known as Ritchie Station. post World War II. The Hillside portion of Greater Capitol Heights experienced the The rail line spurred new subdivisions along its “stopping places.” While most residents consider the two most growth during this period, tripling the population of the original Capitol Heights neighborhoods to be independent, according with the construction of garden-style apartments and other multifamily housing. Development has proceeded unevenly in the neighborhood. While its western to the 2000 Census, Carmody Hills-Pepper section is older and more rural in character, its eastern section reflects a more modern Gateway to Pepper Mill Village. Mill Village is a designated place with a total The 1970s proved challenging for the town. Central Avenue had been redesigned, development pattern triggered by the extension of sewer lines in 1956. Rolling Ridge, combined population of nearly 5,000. diverting traffic away from the core business district along Old Central Avenue. The Wilburn Estate, and Millwood were constructed during this period along with Oakcrest sharp reduction in vehicular traffic, inadequate parking facilities, increased crime, Towers, Walker Mill Gardens, and Kennedy Woods. and modest incomes caused the business district’s gradual decline. The following

Neighborhood Conservation Strategies 5 DEMOGRAPHICS Age of Population Employment Status Over 70 percent of the focus area population and approximately 73 percent of the The most important resource available to a community is its residents. This section Over 65 percent of the focus area age sixteen and older is in the labor force. Forecasts county’s population are 18 years or older. The median age of individuals living in the presents a socioeconomic and demographic profile to provide information about the indicate that this segment of the population will rise to nearly 89 percent by 2015. focus area is 34.5 as compared to 33.3 in Prince George’s County. strengths and challenges facing the focus area. The profile summarizes population, Forty-six percent of the focus area’s employed population is working in service-related housing, income, and general employment characteristics. Age of Population industries. Da o ta s urces Source: 2010 U.S. Census Data Employed Population by Occupation 16.00 Source: 2010 ESRI Forecasts Data was compiled using the 2000 and 2010 U.S. Census, 2009 American Community 14.00 Survey (ACS) estimates, and Public-Use Microdata Area (PUMA). The 2010 and 2015 12.00 4.6 1.6 17.5 1.3 Agri/Mining projections were generated utilizing ESRI Business Analyst and CoStar software. To 10.00 8.00 11.9 Construction date, the U.S. Census Bureau has only released Summary File 1 data for the 2010 6.00 Focus Area Manufacturing census; therefore, certain data were unavailable at the time of publishing this report. 4.00 Prince George's County Wholesale Trade Where available, 2010 census data has been included and was obtained by identifying 2.00 9.3 Percentof Population Retail Trade 0.00 census tracts within the Subregion 4 TOD focus area boundary, which includes census Trans/Utilities 0 5 10 15 20 25 35 45 55 65 75 85 tracts 802700, 802803, 802805, and 802901. Information to to to to to to to to to to to + 3.0 4 9 14 19 24 34 44 54 64 74 84 Finance/Ins/RE Pouionp lat 4.7 Services 46.0 According to the 2000 Census, the focus area has 2,910 households and 8,790 residents; Public Administration the population is expected to decline by one percent annually between 2010 and ED UCATION, EMPLOYMENT, and INCOME 2015, according to population trends and projections. The average household size of 3.00 is slightly higher than the county average of 2.75. The population became Educational Attainment Travel Time predominantly African-American (over 95 percent) during the second half of the Ninety-eight percent of the working population in this focus area is employed outside of twentieth century as African-Americans increasingly relocated to the area in search In 2010, approximately 35 percent of focus area residents reported that completion the home, most of whom commute at least ten minutes to his/her place of employment. of affordable suburban housing in close proximity to transit. of high school was their highest level of education, which was less than the state’s 39 According to the 2000 Census, the average travel time to work for those living in percent but higher than the county’s 28 percent. However, 21 percent of residents had the focus area was 32 minutes, slightly shorter than the 35.9-minute average county Gender of Population received an associates degree or higher, which was less than both the state and county. commute. Females represent a slight majority, comprising approximately 53 percent of the population in the focus area, which is also true for Prince George’s County. Educational Attainment Source: 2010 ESRI Forecasts, 2009 ACS 45 Sex of Population 40 Travel Time to Work 35 Source: 2010 U.S. Census Data 30 Source: 2000 U.S. Census Data 56 25 30 54 20 15 25 52 10 50 Focus Area 20 Percentof Population 5 48 0 Prince George's County 15 46 Focus Area Maryland 10 Focus Area 44 42 Prince George's County 5 Prince George's County Percentof Population 40 0 Males Females Focus Area 46 54 Prince George's County 48 52 Percentof LaborForce Population

6 Subregion 4 TOD Implementation Program Means of Transportation HINOUS G Year Structure Built According to the 2000 Census, the majority of the labor force population in the focus Housing Age Source: 2000 U.S. Census Data area drove alone to work (56.1 percent) while 25 percent and 16 percent used public 70 transit and carpooled, respectively. Approximately 17 percent of the population did The focus area is characterized by aging housing. The majority (61.6 percent) of the 60 not own a vehicle. housing units in the focus area were built prior to 1969; approximately 50 percent 50 of the county’s housing was constructed prior to that same year. 40 Means of Transportation to Work 30 Focus Area Source: 2000 U.S. Census Data 20 0.4 Prince George's County 1 1.7 10 Percentof Housing Units 0 24.9 Drove Alone 1999 to 1995 to 1990 to 1980 to 1970 to 1969 or Carpooled 2000 1998 1994 1989 1979 Earlier Public Transit

56.1 Walked Housing Occupancy Other Means 15.9 Worked at Home According to 2010 census data, there were 6,511 housing units in the focus area, of which 8.97 percent were vacant, which is higher than the county’s 7.4 percent vacancy rate. The majority (67 percent) of housing units are owner-occupied, single-family detached homes. The median home value for 2010 was projected at $218,157. The Prince George’s County median home value was projected higher, according to trends, Income at $271,200.

According to 2010 ESRI forecasts, the median household income for the focus area is $58,780, lower than the county ($69,002), state, and national median household Housing Occupancy income. Nearly 20 percent of households recorded a median income below $25,000. Source: 2010 U.S. Census Data Forecasts indicate median household incomes are expected to increase at a rate of two percent annually between 2010 and 2015. 70 60 50 40 Median Household Income Focus Area Source: 2010 ESRI Forecasts 30 Prince George's County 30 20 25 10 20 Percentof Housing Units 15 0 10 The focus area is characterized by an aging housing stock Owner Occupied Renter Occupied Vacant 5 0 Focus Area Prince George's County Percentof Population

Neighborhood Conservation Strategies 7 LAND USE AND ZONING Table 1. Land Use by Parcel and Acreage Currently, the majority of the industrial properties in this area that front along Central Land Use Acres % of Total Avenue are part of a Development District Overlay Zone. The overlay zone limits new Recent and proposed infill development has and will continue to increase density development to lower intensity industrial and commercial uses that do not require Bare Ground 170 14 within the focus area. Residents have expressed concern that higher densities may outdoor storage and are not auto-service related. Commercial 41 3 significantly impact land use, infrastructure, traffic patterns, and their overall quality of life. The following analysis outlines existing land use and zoning patterns to help Forest 262 22 V ACANT LAND identify potential impacts of new development on existing communities. Industrial 20 2 Fourteen percent of the properties in the focus Institutional 90 8 area, or 170 acres, are vacant (see Figure 8 page L EAND US Mixed Use Commercial 3 0.3 11). Approximately, a quarter of those properties The focus area includes approximately 1,201 acres of land and reveals a traditional Parks and Open Space 90 8 are publicly owned. For this report, vacant suburban pattern of development. Residential uses constitute the predominant land Residential 484 40 properties are defined as having a “bare ground” use (see Table 1,) with commercial uses and some institutional uses clustered along land use. Transportation (including Metrorail stations) 41 3 Central Avenue and Old Central Avenue (see Figure 6 on page 9). The majority of the vacant properties are located While approximately 14 Note: Properties bisected by the corridor study area boundary are included in their entirety in both in residential zones. Several may prove suitable for percent of the existing land is analyses. The land use analysis is based on 2007–2008 data. infill residential development or redevelopment; other properties may require land assembly to An example of a vacant parcel in Capitol categorized as bare ground— Heights. an indicator of significant Table 2. Zoning by Parcel and Acreage allow for future development. vacant land—it is important Zoning Acres % of Total to note that much of this land Open Space (O-S) 31 2.3 PORTR PE Y OWNERSHIP has been platted for ongoing Reserved Open Space (R-O-S) 9 0.7 Approximately 22 percent of the focus area is publicly owned. Ownership is divided or anticipated residential Rural Residential (R-R) 19 1.4 among 13 public/quasi-public agencies (see Figure 9 page 12). The largest property development. Parks and open Townhouse (R-T) 175 13.1 owners include the Board of Education, the Washington Metropolitan Area Transit space and land, designated as Multifamily, Medium-Density Residential (R-18) 20 1.5 Authority (WMATA), the City of Seat Pleasant, and the Maryland-National Capital forest, comprise a notable 30 An M-NCPPC park off of Bugler Street in Capitol Multifamily, Medium-Density Residential Park and Planning Commission (M-NCPPC). percent of the focus area. Heights. 55 4.1 Condominium (R-18C) ZONING One-Family, Triple-Attached Residential (R-20) 8 0.6 One-Family, Semidetached and Two-Family, The majority of the focus 3 0.3 2.5% 2.3% 0.7% Detached Residential (R-35) area is zoned residential with 0.2% 1.4% 0.3% One-Family, Detached Residential (R-55) 723 54 approximately 81 percent of 4.1% 9.6% 1.5% its land area falling within a 13.1% 1.5% One-Family, Detached Residential (R-80) 49 3.6 0.02% 4.1% 0.6% Local Commercial, Existing 0.2 0.01 residential zone (see Zoning 0.01% 0.3% Distribution chart, Table 2 Ancillary Commercial (C-A) 0.3 0.02 3.6% and Figure 7 on page 10 ). The Commercial Office (C-O) 20 1.5 54.0% majority of these properties Commercial Miscellaneous (C-M) 4 0.3 Publicly-owned vacant land off of Capitol Heights WMATA is an important landowner in the focus area. are zoned R-55—which Commercial Regional Center (C-S-C) 55 4.1 Boulevard. promotes small-lot, residential O-S R-O-S R-R R-T R-18 R-18C Light Industrial (I-1) 3 0.2 subdivisions, followed by R-T, R-20 R-35 R-55 R-80 C-1 C-A which permits slightly higher- Mixed-Use Infill (M-U-I) 34 2.5 C-O C-M C-S-C I-1 M-U-I M-X-T density, one-family detached Mixed-Use, Transportation-Oriented (M-X-T) 129 9.6 Source: Prince George’s County Planning Department and attached, two-family, Source for Table 1 and Table 2: Prince George’s County Planning Department. and three-family dwelling units. While industrial zoning does not command a notable land mass, 6 percent for commercial development. The combination of such zoning, a strategic approximately 12 percent of the land area is zoned for some form of mixed-use and location and transit accessibility, increases the area’s attractiveness to potential new investment and development.

8 Subregion 4 TOD Implementation Program Figure 6. Existing Land Use Map

KING 61ST FIELD FOOTE63RD 63RD MARTIN LUTHER EASTERN62ND Eads St VU704

60th St 60th 68TH 62ND BRINDLE 69TH YORKNOLLS WILLOW HILL VALLEY PARK STEVENSON

Dix St 68TH 57th St 57th 57th St 57th JAMES FARMER BIRCHLEAF

WEST MILL

68TH 70TH EAST MILL 59th St 59th Clay Pl St 59th BLACKLOG 70TH PEPPER MILL 67TH GIDDINGS

NALLEY

PEPPER CANYON DRYLOG MARY SCOTT EADS 69TH CAPON Clay St HASTINGS

DATELEAF

62nd 62nd 62nd St St

58th St 58th HILL

63rdSt 61st 61st St

56th Pl WESTON CANYON Banks Pl CINDY 56th St 57th St EARLY ARLENE Blaine St 69TH ADEL HARRIS AVA 67TH 68TH CALMOS EAGLE BALTIC DADE UNICORN BABB AVON 57th Pl EAST CAPITOL BALTIC BISHOP

CROWN GENTRY Capitol n UREY COOLIDGE 57thSt Heights Μ BURGUNDY

56th Pl BALTIC YACHT YOST A St ADAK S SOPER FAYE DAIMLER H A MARYLAND PARK Ayers Pl CALDER D

BUGLER 214 Y EMMET TUNIC VU 56th St CENTRAL SOUTHERN YEOMAN G DOLESULTAN WHIST Addison

BALSAM L DOLE Road-Seat n E Μ N VALE Central Ave BRENNER ULINE Pleasant BAYOU ATHENA QUIRE

YOLANDA

REM REM B St ALTOONA 332 VU XENIA DAWN CLEARFIELD CHAMBER ZELMA OLD CENTRAL ABEL ROLLINS ADDISON ROLLING RIDGE BALBOA ABDUL BELGIUM MILFAN MILLWOOF ELDER CLOVIS WYNNLEIGH BYE TOPEKA MILLWHEEL

NOVA FOY SUFFOLKBEND OPUS FAWNCREST HANLON MENTOR CANADA CABIN BRANCH MILLRACE

VICTORIANNA

WALBRIDGE

SISALBED COLETON DISTRICT OF COLUMBIA LARCHMONT WESTIN PRINCE GEORGE’S COUNTY

CAPITOL HEIGHTS HARRINGTON SANTO

FLEMINGTON

EVERS LEGEND

NEWCROFT HALSTED nΜ Metro Station Institutional Corridor Study Area Mixed-Use Commercial Parks and Open Space Metro Blue Line Transportation Residential High Bare ground Residential Low Commercial Residential Low Medium Forest Residential Medium Industrial Residential Medium High

This map may not be reproduced, stored in a retrieval system, Existing Land Use or transmitted in any form, including electronic or photo reproduction, without the express written permission of 0 0.125 0.25 0.5 The Maryland-National Capital Park and Planning Commission. Miles SUBREGION 4 TRANSIT-ORIENTED DEVELOPMENT IMPLEMENTATION PROJECT For more information, contact the Prince George’s County I THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland.

Neighborhood Conservation Strategies 9 Figure 7. Existing Zoning Map

KING 61ST FIELD FOOTE63RD 63RD MARTIN LUTHER EASTERN62ND Eads St VU704

60th St 60th 68TH 62ND BRINDLE 69TH YORKNOLLS WILLOW HILL VALLEY PARK STEVENSON

Dix St 68TH 57th St 57th 57th St 57th JAMES FARMER BIRCHLEAF

WEST MILL

68TH 70TH EAST MILL 59th St 59th Clay Pl St 59th BLACKLOG 70TH PEPPER MILL 67TH GIDDINGS

NALLEY

PEPPER CANYON DRYLOG MARY SCOTT EADS 69TH CAPON Clay St HASTINGS

DATELEAF

62nd 62nd 62nd St St

58th St 58th HILL

63rdSt 61st 61st St

56th Pl WESTON CANYON Banks Pl CINDY 56th St 57th St EARLY ARLENE Blaine St 69TH ADEL HARRIS AVA 67TH 68TH CALMOS EAGLE BALTIC DADE UNICORN BABB AVON 57th Pl EAST CAPITOL BALTIC BISHOP

CROWN GENTRY Capitol n UREY COOLIDGE 57thSt Heights Μ BURGUNDY

56th Pl BALTIC YACHT YOST A St ADAK S SOPER FAYE DAIMLER H A MARYLAND PARK Ayers Pl CALDER D

BUGLER 214 Y EMMET TUNIC VU 56th St CENTRAL SOUTHERN YEOMAN G DOLESULTAN WHIST Addison

BALSAM L DOLE Road-Seat n E Μ N VALE Central Ave BRENNER ULINE Pleasant BAYOU ATHENA QUIRE

YOLANDA

REM REM B St ALTOONA 332 VU XENIA DAWN CLEARFIELD CHAMBER ZELMA OLD CENTRAL ABEL ROLLINS ADDISON ROLLING RIDGE BALBOA ABDUL BELGIUM MILFAN MILLWOOF ELDER CLOVIS WYNNLEIGH BYE TOPEKA MILLWHEEL

NOVA FOY SUFFOLKBEND OPUS FAWNCREST HANLON MENTOR CANADA CABIN BRANCH MILLRACE

VICTORIANNA

WALBRIDGE

SISALBED COLETON DISTRICT OF COLUMBIA LARCHMONT WESTIN PRINCE GEORGE’S COUNTY

CAPITOL HEIGHTS HARRINGTON SANTO

FLEMINGTON

EVERS

NEWCROFT LEGEND HALSTED

nΜ Metro Station C-A M-A-C R-35 C-M M-U-I R-55 Corridor Study Area C-O M-X-T R-80 Metro Blue Line C-S-C O-S R-M Addison Road DDOZ I-1 R-18 R-O-S Capitol Heights TDOZ I-3 R-18C R-R L-A-C R-20 R-T

This map may not be reproduced, stored in a retrieval system, Existing Zoning or transmitted in any form, including electronic or photo reproduction, without the express written permission of 0 0.125 0.25 0.5 The Maryland-National Capital Park and Planning Commission. Miles SUBREGION 4 TRANSIT-ORIENTED DEVELOPMENT IMPLEMENTATION PROJECT For more information, contact the Prince George’s County I THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland.

10 Subregion 4 TOD Implementation Program Figure 8. Vacant Properties Map

KING 61ST FIELD FOOTE63RD 63RD MARTIN LUTHER EASTERN62ND Eads St VU704

60th St 60th 68TH 62ND BRINDLE 69TH YORKNOLLS WILLOW HILL VALLEY PARK STEVENSON

Dix St 68TH 57th St 57th 57th St 57th JAMES FARMER BIRCHLEAF

WEST MILL

68TH 70TH EAST MILL 59th St 59th Clay Pl St 59th BLACKLOG 70TH PEPPER MILL 67TH GIDDINGS

NALLEY

PEPPER CANYON DRYLOG MARY SCOTT EADS 69TH CAPON Clay St HASTINGS

DATELEAF

62nd 62nd 62nd St St

58th St 58th HILL

63rdSt 61st 61st St

56th Pl WESTON CANYON Banks Pl CINDY 56th St 57th St EARLY ARLENE Blaine St 69TH ADEL HARRIS AVA 67TH 68TH CALMOS EAGLE BALTIC DADE UNICORN BABB AVON 57th Pl EAST CAPITOL BALTIC BISHOP

CROWN GENTRY Capitol n UREY COOLIDGE 57thSt Heights Μ BURGUNDY

56th Pl BALTIC YACHT YOST A St ADAK S SOPER FAYE DAIMLER H A MARYLAND PARK Ayers Pl CALDER D

BUGLER 214 Y EMMET TUNIC VU 56th St CENTRAL SOUTHERN YEOMAN G DOLESULTAN WHIST Addison

BALSAM L DOLE Road-Seat n E Μ N VALE Central Ave BRENNER ULINE Pleasant BAYOU ATHENA QUIRE

YOLANDA

REM REM B St ALTOONA 332 VU XENIA DAWN CLEARFIELD CHAMBER ZELMA OLD CENTRAL ABEL ROLLINS ADDISON ROLLING RIDGE BALBOA ABDUL BELGIUM MILFAN MILLWOOF ELDER CLOVIS WYNNLEIGH BYE TOPEKA MILLWHEEL

NOVA FOY SUFFOLKBEND OPUS FAWNCREST HANLON MENTOR CANADA CABIN BRANCH MILLRACE

VICTORIANNA

WALBRIDGE

SISALBED COLETON DISTRICT OF COLUMBIA LARCHMONT WESTIN PRINCE GEORGE’S COUNTY

CAPITOL HEIGHTS HARRINGTON SANTO

FLEMINGTON

EVERS

NEWCROFT HALSTED

LEGEND

nΜ Metro Station Corridor Study Area Metro Blue Line Vacant Property (Bare ground land use) Publicly Owned Vacant Land

This map may not be reproduced, stored in a retrieval system, Vacant Properties (2008) or transmitted in any form, including electronic or photo reproduction, without the express written permission of 0 0.125 0.25 0.5 The Maryland-National Capital Park and Planning Commission. Miles SUBREGION 4 TRANSIT-ORIENTED DEVELOPMENT IMPLEMENTATION PROJECT For more information, contact the Prince George’s County I THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland.

Neighborhood Conservation Strategies 11 Figure 9. Publicly-Owned Properties Map

KING 61ST FIELD FOOTE63RD 63RD MARTIN LUTHER EASTERN62ND Eads St VU704

60th St 60th 68TH 62ND BRINDLE 69TH YORKNOLLS WILLOW HILL VALLEY PARK STEVENSON

Dix St 68TH 57th St 57th 57th St 57th JAMES FARMER BIRCHLEAF

WEST MILL

68TH 70TH EAST MILL 59th St 59th Clay Pl St 59th BLACKLOG 70TH PEPPER MILL 67TH GIDDINGS

NALLEY

PEPPER CANYON DRYLOG MARY SCOTT EADS 69TH CAPON Clay St HASTINGS

DATELEAF

62nd 62nd 62nd St St

58th St 58th HILL

63rdSt 61st 61st St

56th Pl WESTON CANYON Banks Pl CINDY 56th St 57th St EARLY ARLENE Blaine St 69TH ADEL HARRIS AVA 67TH 68TH CALMOS EAGLE BALTIC DADE UNICORN BABB AVON 57th Pl EAST CAPITOL BALTIC BISHOP

CROWN GENTRY Capitol n UREY COOLIDGE 57thSt Heights Μ BURGUNDY

56th Pl BALTIC YACHT YOST A St ADAK S SOPER FAYE DAIMLER H A MARYLAND PARK Ayers Pl CALDER D

BUGLER 214 Y EMMET TUNIC VU 56th St CENTRAL SOUTHERN YEOMAN G DOLESULTAN WHIST Addison

BALSAM L DOLE Road-Seat n E Μ N VALE Central Ave BRENNER ULINE Pleasant BAYOU ATHENA QUIRE

YOLANDA

REM REM B St ALTOONA 332 VU XENIA DAWN CLEARFIELD CHAMBER ZELMA OLD CENTRAL ABEL ROLLINS ADDISON ROLLING RIDGE BALBOA ABDUL BELGIUM MILFAN MILLWOOF ELDER CLOVIS WYNNLEIGH BYE TOPEKA MILLWHEEL

NOVA FOY SUFFOLKBEND OPUS FAWNCREST HANLON MENTOR CANADA CABIN BRANCH MILLRACE

VICTORIANNA

WALBRIDGE

SISALBED COLETON DISTRICT OF COLUMBIA LARCHMONT WESTIN PRINCE GEORGE’S COUNTY CAPITOL HEIGHTS HARRINGTON SANTO

LEGEND FLEMINGTON

EVERS n Housing Authority of Prince George's County Μ Metro Station NEWCROFT M-NCPPC HALSTED Corridor Study Area Potomac Electric Power Company Metro Blue Line Prince George's County Property Lines Redevelopment Authority of Prince George's County Publicly Owned Properties (Focus Area) State of Maryland Board of Education Town of Capitol Heights City of Seat Pleasant United States Postal Service Department of Housing and Urban Development Washington Metro Area Transit Authority Department of Veterans Affairs

This map may not be reproduced, stored in a retrieval system, Publicly Owned Properties or transmitted in any form, including electronic or photo reproduction, without the express written permission of 0 0.125 0.25 0.5 The Maryland-National Capital Park and Planning Commission. Miles SUBREGION 4 TRANSIT-ORIENTED DEVELOPMENT IMPLEMENTATION PROJECT For more information, contact the Prince George’s County I THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland.

12 Subregion 4 TOD Implementation Program DEVELOPMENT ACTIVITY 269 parking spaces on 29 acres. Sixty-eight of the units will be single-family detached Villages at Pepper Mill and 58 will be townhouses. The Villages at Pepper Mill is a 96-unit townhouse development on 18 acres located DEVELOM P ENT ACTIVITY SUMMARY Glenwood Hills (Phases I, II, and III) at the intersection of Cindy Lane and Central Avenue. The Development Activity Summary (see Table 3 and Figure 10 on page 14) identifies developments proposed, planned, or currently under construction in the focus area. Glenwood Hills also lies within walking distance of the Metro station, south of Central Apovedp r Mixed-Use Projects Avenue in the vicinity of Rollins Avenue and Karen Boulevard. It consists of three The Commons at Addison Road Apovedp r Residential Developments phases and includes 593 housing units (single-family, detached houses; multifamily condominium units; and townhouses), a community center, and 539 parking spaces. Four major residential developments have been approved in the focus area: Brighton This multistory development, planned for a two-acre parcel at the southwest corner Commercial uses are proposed to be incorporated following the construction of the Place, Glenwood Hills, The Park At Addison Road Metro and Villages at Pepper Mill. of Central Avenue and Addison Road, includes 171 multifamily condominium units, residential component. Of the four, only The Park At Addison Road Metro is currently under construction. a 32,820 square foot library, 37,170 square feet of office, 15,890 square feet of retail The Park At Addison Metro space, an enclosed swimming pool building, and an underground parking garage. Brighton Place Minimizing the effects of new development on surrounding residential communities is Located on 33 acres near the intersection of Addison Road and Wilburn Street, this important to the success of any development. There are a variety of techniques and strategies Brighton Place is located within walking distance of the Addison Road-Seat Pleasant development includes 27 single-family, detached houses; 155 townhouses; and 14 that can be pursued to ensure neighborhood compatibility with new development; many Metro Station. It is east of Rolling Avenue and 1,500 feet south of its intersection mixed-use units (featuring commercial uses on the ground floor). with Old Central Avenue (MD 332). The project comprises 126 residential units and of these techniques have been identified within the Subregion 4 Master Plan and will be identified, programmed, and prioritized in this report.

table 3. FOCUS AREA Development Activity Case Land Total Number Title Owner Address Description Acreage Zone Status Date Site Number Use Units 1 DSP-07061 Villages at Pepper Mill Pepper Mill, LLC 28 Cindy Lane Townhouses 17.91 R-T, DDO Residential 96 Approved 5/27/2010 Undeveloped 171 Multifamily (condos), The Commons at Addison Dawn Limited 32,820 square-foot library, C-S-C, 2 DSP-06001-01 6301 Central Avenue 2.98 Mixed-Use 171 Pending 4/8/2010 Undeveloped Road (ICON) Partnership 37,170 square feet of office, R-55, DDO 15,890 square feet of retail East of Rollins Avenue and 1500 feet south of Single-family, detached; R-55, R-T, 3 DSP-04082 Brighton Place Beazer Homes Inc. Rollins Avenue and Old Central Avenue (MD 332) 29 Residential 126 Approved 11/30/2006 Undeveloped townhouses DDO intersection

The Park at Addison Metro West of Addison Road and approximately 3000 feet Single-family, detached; 196 (14 DSP-05022; Addison Road M-U-I, Partial 4 (Addison Road Phase I & south of Addison Road and Central Avenue (MD townhouses; 33.04 Mixed-Use mixed-use Approved 4/20/2006 05072 South, LLC DDO Developed II) 214) intersection mixed-use units unit)

North of Central Avenue (MD 332) and Commercial parking facility with a 5 DSP-04066 Mission of Love Douglas Edwards approximately 100 feet west of Teona Road and 0.32 C-M Commercial 0 Approved 4/7/2005 Undeveloped metro shuttle bus Central Avenue (MD 332) intersection

New Life Assembly of God New Life Assembly Construct a new church and Partial 6 DSP-88062-08 7230 Central Avenue 20.52 R-80 Commercial 0 Pending 2/17/2009 Church of God Church maintain existing church as a day care Developed

Townhouse; single-family detached; DSP-07003; Glenwood Hills 6925 Central Avenue multifamily (condos); commercial 7 Glenwood Hills, I, II, III 121 M-X-T Mixed-Use 593 Approved 10/7/2008 Undeveloped 07046; 07048 Venture LLP use; community center/pool/ multipurpose court. Source: Prince George’s County Planning Department.

Neighborhood Conservation Strategies 13 Figure 10. Development Activity Map

KING 61ST FIELD FOOTE63RD 63RD MARTIN LUTHER EASTERN62ND Eads St VU704

60th St 60th 68TH 62ND BRINDLE 69TH YORKNOLLS WILLOW HILL VALLEY PARK STEVENSON

Dix St 68TH 57th St 57th 57th St 57th JAMES FARMER BIRCHLEAF

WEST MILL

68TH 70TH EAST MILL 59th St 59th Clay Pl St 59th BLACKLOG 70TH PEPPER MILL 67TH GIDDINGS

NALLEY

PEPPER CANYON DRYLOG MARY SCOTT EADS 69TH CAPON Clay St HASTINGS

DATELEAF

62nd 62nd 62nd St St

58th St 58th HILL

63rdSt 61st 61st St

56th Pl WESTON CANYON Banks Pl CINDY 56th St 57th St EARLY ARLENE Blaine St 69TH ADEL HARRIS AVA 67TH 68TH CALMOS EAGLE BALTIC 6 DADE UNICORN BABB AVON 57th Pl EAST CAPITOL BALTIC BISHOP

CROWN GENTRY

Capitol UREY 1 n COOLIDGE 57thSt Heights Μ BURGUNDY

56th Pl BALTIC YACHT YOST A St ADAK S SOPER FAYE DAIMLER H A MARYLAND PARK Ayers Pl CALDER D

BUGLER 214 Y EMMET TUNIC VU 56th St CENTRAL SOUTHERN YEOMAN G DOLESULTAN WHIST Addison

BALSAM L DOLE Road-Seat n E Μ N VALE Central Ave BRENNER ULINE Pleasant BAYOU ATHENA QUIRE

YOLANDA 2 REM REM 5 B St ALTOONA 332 VU XENIA DAWN CLEARFIELD CHAMBER ZELMA OLD CENTRAL ABEL ROLLINS ADDISON ROLLING RIDGE 7 BALBOA ABDUL BELGIUM MILFAN MILLWOOF ELDER CLOVIS WYNNLEIGH BYE TOPEKA MILLWHEEL

NOVA FOY SUFFOLKBEND OPUS FAWNCREST HANLON MENTOR CANADA CABIN BRANCH MILLRACE

VICTORIANNA

WALBRIDGE

SISALBED COLETON DISTRICT OF COLUMBIA LARCHMONT 3 WESTIN PRINCE GEORGE’S COUNTY

CAPITOL HEIGHTS HARRINGTON SANTO 4 FLEMINGTON

EVERS

NEWCROFT LEGEND HALSTED

nΜ Metro Station Corridor Study Area Metro Blue Line Property Lines Development Activity Detailed Site Plan Detailed Site Plan Under Construction

This map may not be reproduced, stored in a retrieval system, Development Activity or transmitted in any form, including electronic or photo reproduction, without the express written permission of 0 0.125 0.25 0.5 The Maryland-National Capital Park and Planning Commission. Miles SUBREGION 4 TRANSIT-ORIENTED DEVELOPMENT IMPLEMENTATION PROJECT For more information, contact the Prince George’s County I THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland.

14 Subregion 4 TOD Implementation Program NEIGHBORHOOD CONDITIONS Heights, City of Seat Pleasant, and unincorporated areas in Prince George’s County ROWY AD A S could have a dramatic impact on the focus area. The purpose of neighborhood conservation is to preserve and strengthen the positive Central Avenue is a divided, six-lane state highway intended to accommodate through aspects of neighborhoods. This effort begins by identifying community assets that can traffic and access to uses along and adjacent to the corridor. The corridor for the SIDEWKS AL purposes of this report is approximately four miles long. There are four Metro stations be enhanced, as well as community challenges that need to be addressed. along or adjacent to the corridor, and all are on the Blue Line. Continuous sidewalks encourage residents to HINOUS G walk by providing dedicated routes separated There are a series of major and minor collector roads, such as Old Central Avenue, from vehicular traffic. Sidewalk gaps along Shady Glen Drive, and Hill Road, that cross the neighborhoods and connect them to The neighborhoods consist of a diverse array of single-family dwellings, townhouses, an entire block (or part of a block) exist Central Avenue and the focus area. Area residents have expressed frustration regarding and apartment buildings. The housing displays a range of architectural styles, such within many of the neighborhoods. The traffic within and outside their neighborhoods. Despite the implementation of traffic as craftsman and colonial revival, row houses, bungalows, cape cods, ranch houses, most common sidewalk gaps occur where calming in some of the neighborhoods, speeding remains a primary concern. Motorists and varies in quality of construction, condition, floor area, lot size, and landscaping. adjacent subdivisions join, where the and pedestrians have noted that some of the busiest access points at Central Avenue Despite this diversity, the majority of the approximately 11,000 homes were built frontage sidewalks on perpendicular streets and Cindy Lane and the pedestrian walkway at the Addison Road-Seat Pleasant Metro in the 1960s. A modest number of newer homes are interspersed throughout the do not account for the side yards of corner Station are dangerous and dysfunctional. neighborhoods; approximately 19 percent of homes were constructed after 1990 (see lots, where lots remain vacant, and where the Figure 11 on page 16). right-of-way is too narrow to accommodate SHA and the DPW&T handle roadway improvements within the focus area. The principal sidewalks. An example of a street without sidewalks. funding sources used by these agencies are the state’s Consolidated Transportation Program Overall, the neighborhoods are in fair to good condition with pockets of poorly (CTP) and the county’s CIP. The community will need to work with the state and county maintained homes and yards, abandoned vehicles, and dump sites. These pockets, Sidewalk construction can be implemented through a variety of methods, one of which in order to program necessary roadway improvements into the CTP or CIP. is the capital improvement program (CIP). The CIP often includes road construction while relatively isolated, reveal vulnerabilities. Addressing these vulnerabilities and projects that provide accommodations for pedestrians and bicyclists. While there are enhancing the communities’ inherent strengths will be critical to increasing their Pksaar nd Recreation and GREEN INFRASTRUCTURE limited funds available at the state and county level to retrofit the construction of appeal to reinvestment and development. sidewalks, it is important for communities to identify sidewalk gaps, especially those Park and recreation facilities and green Code Enforcement hampering safe access to schools and transit. infrastructure (see text box below) are an essential part of a healthy and sustainable Residents have voiced concerns and STREET LIGHTING community (see Figure 12 on page 17 and Figure 13 on page 18). Two approved plans frustration over the lack of code Street lighting enhances public safety for residents, pedestrians and motorists; it address ways in which these assets could be enforcement in their neighborhoods. improves visibility, reduces the risks of night-time accidents and complements crime enhanced and preserved in the focus area. Some of the most common complaints prevention efforts. A number of neighborhood streets lack adequate street lighting. include chipped paint, loose gutters, tall The Capitol Heights Transit District weeds, abandoned vehicles, and debris The street lighting section of the Prince Development Plan recommends: George’s County Department of Public accumulation. Violations of the municipal • Transforming the Watts Branch Stream Works and Transportation’s (DPW&T) code occur frequently throughout the Valley into an upgraded greenway. The Chesapeake Beach Railway Trail crosses neighborhoods. Whether they are the Division of Traffic is responsible for the through the neighborhood conservation area. An example of a poorly maintained property. installation and maintenance of street • Developing East Capitol Street result of ignorance of the law or disregard lighting. Depending on the size of the area, Extended, Capitol Heights Boulevard, for it, these violations detract from the neighborhoods’ visual appeal, health, and safety The 2005 Countywide Green Infrastructure it generally takes 30 to 60 days to perform and Old Central Avenue as low-impact Plan was developed to protect, enhance and reduce property values. Consistent code enforcement in the Town of Capitol a lighting needs study. If improvements development or “green” streets. and/or restore important environmental are warranted due to documented safety features of countywide significance (i.e., The Addison Road Metro Town Center and green infrastructure). The network is problems (i.e., traffic accidents and Vicinity Sector Plan recommends: divided into three categories: regulated pedestrian activity, etc.), the county areas (protected during the land bears the cost of installation. Absent a An example of a street with regularly-spaced • Establishing Cabin Branch stream as development process), evaluation areas documented safety problem, the requesting lighting a continuous stream valley park, with (not currently protected during the land homeowners are responsible for installation preservation of a “primary management development process), and network gaps area.” (potential connections between regulated and conversion costs (annual energy and maintenance expenses are borne by the and evaluation areas considered to be county). The county does not consider street lighting requests for state-maintained • Promoting on-site woodland critical to ensuring optimum levels of highways, streets maintained by an incorporated town or municipality, and private conservation. ecosystem preservation, restoration, and streets. Streets outside the county’s jurisdiction should be addressed to the SHA or functioning). Examples of residential code violations and illegal dumping. governing municipality.

Neighborhood Conservation Strategies 15 Figure 11. Year of Construction Map

KING 61ST FIELD FOOTE63RD 63RD MARTIN LUTHER EASTERN62ND Eads St VU704

60th St 60th 68TH 62ND BRINDLE 69TH YORKNOLLS WILLOW HILL VALLEY PARK STEVENSON

Dix St 68TH 57th St 57th 57th St 57th JAMES FARMER BIRCHLEAF

WEST MILL

68TH 70TH EAST MILL 59th St 59th Clay Pl St 59th BLACKLOG 70TH PEPPER MILL 67TH GIDDINGS

NALLEY

PEPPER CANYON DRYLOG MARY SCOTT EADS 69TH CAPON Clay St HASTINGS

DATELEAF

62nd 62nd 62nd St St

58th St 58th HILL

63rdSt 61st 61st St

56th Pl WESTON CANYON Banks Pl CINDY 56th St 57th St EARLY ARLENE Blaine St 69TH ADEL HARRIS AVA 67TH 68TH CALMOS EAGLE BALTIC DADE UNICORN BABB AVON 57th Pl EAST CAPITOL BALTIC BISHOP

CROWN GENTRY Capitol n UREY COOLIDGE 57thSt Heights Μ BURGUNDY

56th Pl BALTIC YACHT YOST A St ADAK S SOPER FAYE DAIMLER H A MARYLAND PARK Ayers Pl CALDER D

BUGLER 214 Y EMMET TUNIC VU 56th St CENTRAL SOUTHERN YEOMAN G DOLESULTAN WHIST Addison

BALSAM L DOLE Road-Seat n E Μ N VALE Central Ave BRENNER ULINE Pleasant BAYOU ATHENA QUIRE

YOLANDA

REM REM B St ALTOONA 332 VU XENIA DAWN CLEARFIELD CHAMBER ZELMA OLD CENTRAL ABEL ROLLINS ADDISON ROLLING RIDGE BALBOA ABDUL BELGIUM MILFAN MILLWOOF ELDER CLOVIS WYNNLEIGH BYE TOPEKA MILLWHEEL

NOVA FOY SUFFOLKBEND OPUS FAWNCREST HANLON MENTOR CANADA CABIN BRANCH MILLRACE

VICTORIANNA

WALBRIDGE

SISALBED COLETON DISTRICT OF COLUMBIA LARCHMONT WESTIN PRINCE GEORGE’S COUNTY

CAPITOL HEIGHTS HARRINGTON SANTO

FLEMINGTON

LEGEND EVERS

Year of Construction NEWCROFT nΜ Metro Station HALSTED Pre-1900 Corridor Study Area 1900–1920 Metro Blue Line 1921–1940 Property Lines 1941–1960 1961–1980 1981–1999 2000–Present Unknown

This map may not be reproduced, stored in a retrieval system, Year of Construction or transmitted in any form, including electronic or photo reproduction, without the express written permission of 0 0.125 0.25 0.5 The Maryland-National Capital Park and Planning Commission. Miles SUBREGION 4 TRANSIT-ORIENTED DEVELOPMENT IMPLEMENTATION PROJECT For more information, contact the Prince George’s County I THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland.

16 Subregion 4 TOD Implementation Program Figure 12. M-NCPPC Park and Recreation Facilities Map kj Seat Pleasant Pepper Mill Community Center Community Center KING 61ST FOOTE FIELDkj MARTIN LUTHER 62ND EASTERN 63RD Eads St VU704

60th St 60th 68TH 62ND BRINDLE 69TH YORKNOLLS WILLOW HILL VALLEY PARK STEVENSON

Dix St 68TH 57th St 57th 57th St 57th JAMES FARMER BIRCHLEAF

WEST MILL

68TH 70TH EAST MILL 59th St 59th Clay Pl St 59th BLACKLOG 70TH PEPPER MILL 67TH GIDDINGS

NALLEY

PEPPER CANYON DRYLOG MARY SCOTT EADS 69TH CAPON Clay St HASTINGS

DATELEAF

62nd 62nd 62nd St St

58th St 58th HILL

63rdSt 61st 61st St

56th Pl WESTON CANYON Banks Pl CINDY 56th St 57th St EARLY ARLENE Blaine St 69TH ADEL HARRIS AVA 67TH 68TH CALMOS EAGLE BALTIC DADE UNICORN BABB AVON 57th Pl EAST CAPITOL BALTIC BISHOP

CROWN GENTRY Capitol n UREY COOLIDGE 57thSt Heights Μ BURGUNDY

56th Pl BALTIC YACHT YOST A St ADAK S SOPER FAYE DAIMLER H A MARYLAND PARK Ayers Pl CALDER D

BUGLER 214 Y EMMET TUNIC VU 56th St CENTRAL SOUTHERN YEOMAN G DOLESULTAN WHIST Addison

BALSAM L DOLE Road-Seat n E Μ N VALE Central Ave BRENNER ULINE Pleasant BAYOU ATHENA QUIRE

YOLANDA

REM REM B St ALTOONA 332 VU XENIA DAWN CLEARFIELD CHAMBER ZELMA OLD CENTRAL ABEL ROLLINS ADDISON ROLLING RIDGE BALBOA ABDUL BELGIUM MILFAN MILLWOOF ELDER CLOVIS WYNNLEIGH BYE TOPEKA Millwood MILLWHEEL

NOVA Neighborhood Recreation Center kj FOY SUFFOLKBEND OPUS FAWNCREST HANLON MENTOR CANADA CABIN BRANCH MILLRACE

VICTORIANNA

WALBRIDGE

SISALBED COLETON DISTRICT OF COLUMBIA LARCHMONT WESTIN PRINCE GEORGE’S COUNTY

CAPITOL HEIGHTS HARRINGTON SANTO LEGEND

FLEMINGTON nΜ Metro Station

EVERS Corridor Study Area NEWCROFT Metro Blue Line HALSTED Property Lines M-NCPPC Parks

kj M-NCPPC Recreation Center Brooke Road kj Neighborhood Recreation Center kj M-NCPPC Community Center

This map may not be reproduced, stored in a retrieval system, M-NCPPC Park and Recreation Facilities or transmitted in any form, including electronic or photo reproduction, without the express written permission of 0 0.125 0.25 0.5 The Maryland-National Capital Park and Planning Commission. Miles SUBREGION 4 TRANSIT-ORIENTEDOakcrest Community DEVELOPMENT Center IMPLEMENTATION PROJECT For more information, contact the Prince George’s County I THE MARYLAND-NATIONAL CAPITALkj PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland. kj Neighborhood Conservation Strategies 17 Figure 13. Green Infrastructure Map

KING 61ST FIELD FOOTE63RD 63RD MARTIN LUTHER EASTERN62ND Eads St VU704

60th St 60th 68TH 62ND BRINDLE 69TH YORKNOLLS WILLOW HILL VALLEY PARK STEVENSON

Dix St 68TH 57th St 57th 57th St 57th JAMES FARMER BIRCHLEAF

WEST MILL

68TH 70TH EAST MILL 59th St 59th Clay Pl St 59th BLACKLOG 70TH PEPPER MILL 67TH GIDDINGS

NALLEY

PEPPER CANYON DRYLOG MARY SCOTT EADS 69TH CAPON Clay St HASTINGS

DATELEAF

62nd 62nd 62nd St St

58th St 58th HILL

63rdSt 61st 61st St

56th Pl WESTON CANYON Banks Pl CINDY 56th St 57th St EARLY ARLENE Blaine St 69TH ADEL HARRIS AVA 67TH 68TH CALMOS EAGLE BALTIC DADE UNICORN BABB AVON 57th Pl EAST CAPITOL BALTIC BISHOP

CROWN GENTRY Capitol n UREY COOLIDGE 57thSt Heights Μ BURGUNDY

56th Pl BALTIC YACHT YOST A St ADAK S SOPER FAYE DAIMLER H A MARYLAND PARK Ayers Pl CALDER D

BUGLER 214 Y EMMET TUNIC VU 56th St CENTRAL SOUTHERN YEOMAN G DOLESULTAN WHIST Addison

BALSAM L DOLE Road-Seat n E Μ N VALE Central Ave BRENNER ULINE Pleasant BAYOU ATHENA QUIRE

YOLANDA

REM REM B St ALTOONA 332 VU XENIA DAWN CLEARFIELD CHAMBER ZELMA OLD CENTRAL ABEL ROLLINS ADDISON ROLLING RIDGE BALBOA ABDUL BELGIUM MILFAN MILLWOOF ELDER CLOVIS WYNNLEIGH BYE TOPEKA MILLWHEEL

NOVA FOY SUFFOLKBEND OPUS FAWNCREST HANLON MENTOR CANADA CABIN BRANCH MILLRACE

VICTORIANNA

WALBRIDGE

SISALBED COLETON DISTRICT OF COLUMBIA LARCHMONT WESTIN PRINCE GEORGE’S COUNTY

CAPITOL HEIGHTS HARRINGTON SANTO

FLEMINGTON

EVERS LEGEND

NEWCROFT HALSTED nΜ Metro Station Corridor Study Area Metro Blue Line Property Lines Green Infrastructure Plan Evaluation Area Network Gap Regulated Area

This map may not be reproduced, stored in a retrieval system, Green Infrastructure or transmitted in any form, including electronic or photo reproduction, without the express written permission of 0 0.125 0.25 0.5 The Maryland-National Capital Park and Planning Commission. Miles SUBREGION 4 TRANSIT-ORIENTED DEVELOPMENT IMPLEMENTATION PROJECT For more information, contact the Prince George’s County I THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland.

18 Subregion 4 TOD Implementation Program FRECLOSO URE TRENDS Maryland Foreclosure Hot Spots The negative impact of foreclosure on communities is far reaching. Not only are residents losing their homes but also communities are suffering economically, physically, During the first three quarters of 2010, there were 930,437 property foreclosure A foreclosure hot spot is defined as a community that has more than 10 foreclosure and socially. The growth in foreclosure rates can lead to immediate and visible increases events in the United States. Foreclosure events are defined as either notices of default events in the current quarter and also has a foreclosure concentration ratio that is in crimes such as theft, vandalism, squatting, and arson, which can in turn amplify (preforeclosure status), notices of foreclosure sales (auction status), or lender purchases greater than 100. Communities are rated compared to the state foreclosure average and accelerate neighborhood decline and deter development and reinvestment. of foreclosure properties (bank-owned/REO status). One foreclosure event represents rate of one foreclosure per 106 households for the third quarter of 2010 and measured a rate of one foreclosure for every 139 U.S. households. Though the number of by a foreclosure index of 100. There are three hot spot types: “high,” “very high,” and Research indicates that foreclosures tend to reduce the value of nearby properties; foreclosures increased by 3.9 percent from the previous quarter, they decreased by “severe.” High foreclosure communities have foreclosure indices between 100 and 200, the magnitude of these price declines appears to differ, depending on the strength 0.8 percent from the same quarter in 2009. very high foreclosure communities have foreclosure indices between 200 and 300, of the local housing market and the distance between a foreclosed home and other surrounding homes, among other factors. Moreover, neighborhoods that have State of Maryland Foreclosure Trends and severe foreclosure communities have foreclosure indices that are greater than 300. significant concentrations of vacant properties are not attractive to potential buyers, Prince George’s County Foreclosure Hot Spots further challenging community-stabilization efforts. The State of Maryland experienced 14,087 foreclosure events in the third quarter of 2010, which is one foreclosure for every 166 households. On the whole, foreclosures Prince George’s County has the greatest number of hot spots in Maryland. Of the 99 In addition, vacant homes drain municipal coffers. Lower property values caused by decreased in Maryland when compared to the previous quarter and the third quarter hot spot zip codes within the state, Prince George’s County has 31. There are three foreclosed homes result in a smaller tax base. Foreclosed properties also place strains of 2009. There was a 9.9 percent decline in foreclosures between the second and third zip codes categorized as severe with an average foreclosure rate of 28 and a foreclosure on public facilities by shifting the burden of property maintenance (property and quarters of 2010 and a 4.8 percent decrease from the third quarter 2009. Improvements index of 386, 19 zip codes categorized as very high with an average foreclosure rate yard maintenance, etc.) on municipal budgets. in the Maryland foreclosure market helped the state drop from a national ranking of 43 and a foreclosure index of 246, and 9 zip codes categorized as high with an of eleventh, which was one of the highest in foreclosures in the second quarter, to average foreclosure rate of 58 and a foreclosure index of 184. The Capitol Heights fifteenth in the third quarter. community is categorized as a very high foreclosure hot spot, with a rate of 40 and foreclosure index of 269. The reduction in foreclosure events is largely attributed to efforts by the state to combat the growing rate of foreclosures. In July 2010, the state instituted a foreclosure While there are statewide efforts to address foreclosures, the foreclosure trends and mediation law that directs lenders to provide homeowners with information about hot spots data suggest that there may be a need to have local policies and programs various foreclosure prevention programs, such as the federal Home Affordable in place that are specific to the needs of homeowners in Prince George’s County and, Modification Program (HAMP) and other assistance programs targeted towards more specifically, within the Capitol Heights community to help slow the rate of homeowners facing foreclosure. foreclosures in the area. Prince George’s County Foreclosure Trends Foreclosures in the Focus Area

Like the state, Prince George’s County has experienced a drop in foreclosures. There Figure 14 on page 20 illustrates the distribution of foreclosure events within the focus were 4,115 foreclosure events in the county. This represented a 5 percent decline area, as of early November 2010. Foreclosure events were split somewhat evenly from the previous quarter and 7.6 percent decline from the same quarter in 2009. between types. There were 21 properties up for auction, 27 properties owned by However, while its foreclosure trends have improved, the county still commands the lenders, and 31 properties that were in preforeclosure status (see Table 4). highest foreclosure rate in the state (29.2 percent of total state foreclosures), which is more than double the percentage of Baltimore City, the next highest jurisdiction. tABLE 4. focus area FORECLOSURES Type Total Percent of Total The focus area is located within the Capitol Heights, 20743 zip code. There were 240 foreclosure events in the third quarter of 2010 for the zip code area, which represents Preforeclosure 31 39 one foreclosure for every 71 households. While this zip code experienced a 17.2 percent Bank-owned 27 34 decline in foreclosures between the second and third quarter of this year, it underwent Auction 21 27 a 7.1 percent increase from the third quarter in 2009. Of those 240 foreclosure events, Total 79 100 58 households received notices of default, 124 households received notices of sale, and the remaining 58 properties were purchased by their lenders. Note: All foreclosure statistics and related data were provided by RealtyTrac (www.realtytrac.com) and Property Foreclosures in Maryland Third Quarter 2010, published by the Maryland Department of Housing and Community Development, October 2010 (www.dhcd.state.md.us).

Neighborhood Conservation Strategies 19 Figure 14. Foreclosures in Zip Code 20743 Map

KING 61ST FIELD FOOTE63RD 63RD MARTIN LUTHER EASTERN62ND Eads St VU704

60th St 60th 68TH 62ND BRINDLE 69TH YORKNOLLS WILLOW HILL VALLEY PARK STEVENSON

Dix St 68TH 57th St 57th 57th St 57th JAMES FARMER BIRCHLEAF

WEST MILL

68TH 70TH EAST MILL 59th St 59th Clay Pl St 59th BLACKLOG 70TH PEPPER MILL 67TH GIDDINGS

NALLEY

PEPPER CANYON DRYLOG MARY SCOTT EADS 69TH CAPON Clay St HASTINGS

DATELEAF

62nd 62nd 62nd St St

58th St 58th HILL

63rdSt 61st 61st St

56th Pl WESTON CANYON Banks Pl CINDY 56th St 57th St EARLY ARLENE Blaine St 69TH ADEL HARRIS AVA 67TH 68TH CALMOS EAGLE BALTIC DADE UNICORN BABB AVON 57th Pl EAST CAPITOL BALTIC BISHOP

CROWN GENTRY Capitol n UREY COOLIDGE 57thSt Heights Μ BURGUNDY

56th Pl BALTIC YACHT YOST A St ADAK S SOPER FAYE DAIMLER H A MARYLAND PARK Ayers Pl CALDER D

BUGLER 214 Y EMMET TUNIC VU 56th St CENTRAL SOUTHERN YEOMAN G DOLESULTAN WHIST Addison

BALSAM L DOLE Road-Seat n E Μ N VALE Central Ave BRENNER ULINE Pleasant BAYOU ATHENA QUIRE

YOLANDA

REM REM B St ALTOONA 332 VU XENIA DAWN CLEARFIELD CHAMBER ZELMA OLD CENTRAL ABEL ROLLINS ADDISON ROLLING RIDGE BALBOA ABDUL BELGIUM MILFAN MILLWOOF ELDER CLOVIS WYNNLEIGH BYE TOPEKA MILLWHEEL

NOVA FOY SUFFOLKBEND OPUS FAWNCREST HANLON MENTOR CANADA CABIN BRANCH MILLRACE

VICTORIANNA

WALBRIDGE

SISALBED COLETON DISTRICT OF COLUMBIA LARCHMONT WESTIN PRINCE GEORGE’S COUNTY

CAPITOL HEIGHTS HARRINGTON SANTO

FLEMINGTON

EVERS

NEWCROFT LEGEND HALSTED nΜ Metro Station Corridor Study Area Metro Blue Line Property Lines Bank-Owned Preforeclosures Auctions

This map may not be reproduced, stored in a retrieval system, Foreclosures 20743 Source: RealtyTrac - 11/15/10 or transmitted in any form, including electronic or photo reproduction, without the express written permission of 0 0.125 0.25 0.5 The Maryland-National Capital Park and Planning Commission. Miles SUBREGION 4 TRANSIT-ORIENTED DEVELOPMENT IMPLEMENTATION PROJECT For more information, contact the Prince George’s County I THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland.

20 Subregion 4 TOD Implementation Program SUBREGION 4 MASTER PLAN NEIGHBORHOOD assistance to encourage property owners to reinvest and correct outstanding • Require developers to submit a public involvement strategy that identifies how CONSERVATION STRATEGIES code violations. stakeholders are impacted by their proposed development. • Provide financial incentives that encourage investor-owners to reinvest in their • Minimize the impact of higher-density, transit-oriented development The following highlights key neighborhood conservation strategies included in the property without passing the cost of reinvestment to lower income tenants. to existing neighborhoods by creating appropriate buffers between new Subregion 4 Master Plan applicable to the focus area. development projects and mature neighborhoods. NEI R GhbO HOOD and BUSINESS DEVELOPMENT HOWNERSOME HIP • Provide assistance to help building/business owners determine the most • Provide foreclosure prevention counseling and assistance. effective changes for the building and ensure façade renovations meet the • Provide homeownership and financial training and counseling, both before and established design criteria. after the purchase, for current area renters wishing to purchase homes. • Acquire land and partake in land assemblage for disposition and use by non- • Strengthen existing neighborhoods through programs encouraging homeownership profit or for-profit developers. and maintenance of affordable housing stock. • Establish a land bank to hold property, clear title, and package land for • Develop and implement funding strategies for single-family rehabilitation development purposes. programs that retain and attract moderate-income homeowners. • Provide financial incentives to support first-time homeowners. • Develop relationships with lenders holding foreclosed properties as a basis for identifying vacant and abandoned properties that can be acquired, renovated, and marketed to low- to moderate-income homeowners and affordable-housing renters.

• Encourage for-profit developers to Strategically acquiring and consolidating land Façade improvements to existing businesses would collaborate with community-based could facilitate redevelopment. improve the corridor’s appeal to new investment. organizations that provide counseling An example of a local abandoned house. services to support both home buyers • Seek technical assistance for the National Trust for Historic Preservation Main and renters. Street program (Old Central Avenue). • Seek opportunities for the Department of Housing and Community Development • Establish business improvement to invest in new housing by providing financial incentives for the development districts (BID) as a means of building of mixed-income housing, inclusive of workforce, starter homeownership, and the capacity of existing retail business rental units. owners located near proposed or existing transit-oriented development H P OME IM ROVEMENT sites. • Establish design guidelines to • Encourage the current and future encourage architectural sensitivity Old Central Avenue business owners within housing rehab standards as to develop an association that would part of the overall approach to both eventually evolve into a BID. Developing a business association could help minor and major rehabilitation of • Establish neighborhood development revitalize the commercial area in and around Old existing housing. guidelines to promote site plans that Central Avenue. • Rehabilitate existing single-family and incorporate urban and suburban multifamily housing, using a variety characteristics through lower density developments, use of open space, and of federal, state, local, and private infrastructure improvements that promote pedestrian linkages to retail and sector resources. mass transit. An example of infill development out of character • Link identification of code violations with the surrounding community. • Ensure that development proposals for the centers are compatible in scale and with financial incentives and technical incorporate vehicular and pedestrian connections to adjacent residential areas.

Neighborhood Conservation Strategies 21 KING MARTIN LUTHER

Figure 15. Preliminary Conservation Areas Map NEIGHBORHOOD

SEAT PLEASANT CONSERVATION AREAS KING F O MARTIN LUTHER I OT Subregion 4 Master Plan Eads St E And Sectional Map Amendment VU704 For discussion purposes, Figure 15 proposes St 60th EASTERN 68 preliminary areas suited to neighborhood Dix St T H DRYLOG conservation efforts and neighborhood-oriented, Clay Pl St 59th public-private reinvestment. The selection of

Clay St 62nd 62nd St

these areas is based on: St 58th 63rdSt 61st 61st St 56th Pl Banks Pl • The completed inventory and assessment 57th St N Blaine St W O C of community assets and challenges (see R TI C L Neighborhood Conditions). BA

57th Pl Y HILL RD EAST CAPITOL E AV • Windshield surveys conducted by Planning D Capitol February 2009 n Department staff. 57thSt Heights Μ A Plan for the Heart of Prince George’s County 56th Pl

A St C R • A synthesis of neighborhood concerns raised A The Maryland - National Capital Park & Plannig Commission LE YOST Ayers Pl P G I U T B CENTRAL VU214

during the January 2011 Subregion 4 TOD 56th St

O L

The Subregion 4 TOD implementation project

H Addison Road - Implementation community meeting. nΜ SHADY GLEN builds off of the issues identified in the E Seat Pleasant

I

G ZELMA

• The issues presented in the Subregion 4 approved Subregion 4 Master Plan. H

T

B St S 332 Master Plan (see Subregion 4 Master Plan OLD CENTRAL VU XENIA Neighborhood Conservation Strategies). • The character areas envisioned by the 2008 approved Capitol Heights Transit ROLLINS

ADDISON H District Development Plan (TDDP) and discussed further in the Resource Guide. VENTURA C N A • Thecurrent designated sustainable community areas (see Figure 16 on page 24). R B N I

B

A C

LEGEND

Publicly Owned Properties Corridor Study Area Prince George's County

Board of Education nΜ Metro Station Redevelopment Authority of Prince George's County

City of Seat Pleasant Metro Blue Line State of Maryland

Department of Housing and Urban Development 1/4-mile Radius from Metro Station Town of Capitol Heights

Department of Veterans Affairs Property United States Postal Service

Residents, business and property owners, agency representatives, and elected officials joined the Subregion 4 Housing Authority of Prince George's County TOD Implementation team on January 19, 2011, to share insights into their communities. Preliminary Neighborhood Conservation Area Washington Metro Area Transit Authority M-NCPPC Capitol Heights TDDP Urban Single-Family Character Area 0 625 1,250 2,500 Potomac Electric Power Company Feet

It is proposed that initial neighborhood conservation efforts begin with the Urban Further discussion will be warranted among the Prince George’s County Planning Neighborhood Character Area as identified in the Capitol Heights TDDP. The Department, local residents, elected officials, the Department of Housing and TDDP, which was shaped by considerable community input and participation and Community Development, and other applicable county and state agencies to finalize was approved by the Prince George’s County District Council in 2008, recommends the boundaries of the neighborhood conservation area, refine initial target areas, and the small-town, residential character be retained for this area. identify appropriate programs and funding to address identified community concerns.

22 Subregion 4 TOD Implementation Program STATE POLICIES AND LEGISLATIVE PROGRAMS Plninan g Visions Law (Smart, green, and growing) Legacy and Neighborhood BusinessWorks Program. The act establishes a new focus on transportation within older communities and enhances the role of the Smart Growth The law went into effect in October 2009 and replaces the 1992 Planning Act. The The following summarizes legislative policies and programs offered by the State of Subcabinet that approves the Sustainable Communities designation. Smart, Green, and Growing Act’s new visions address quality of life and sustainability, Maryland that may be useful in supporting neighborhood conservation efforts. public participation, growth areas, community design, infrastructure, transportation, As mentioned above and effective June 1, 2010, all previously designated Community housing, economic development, environmental protection, resource conservation, Legacy Areas and Designated Neighborhoods will be known as “Sustainable 1992l P anning Act (Economic Growth, Resource stewardship, and implementation policies. Communities”. The MD DHCD began accepting applications for Sustainable Protection and Planning Act); updated visions in Community designation in the fall of 2010. Once approved, newly designated 2009 Local jurisdictions must include these visions in comprehensive plans and implement Sustainable Communities (those that applied after June 1, 2010) will retain their them in zoning ordinances and regulations. Jurisdictions must submit reports to the designation for a period of five years. Sustainable Communities also include designated The act provides a basis for the state’s overall growth policy and establishes eight visions Maryland Department of Planning if an adequate public facilities ordinance results Transit-Oriented Development Zones and Base Realignment and Closure Zones; for future development based on the following principles: in a restriction within a PFA (if there is no adequate public infrastructure to support these areas are automatically considered Sustainable Communities effective June 1, • Concentrate development in suitable areas public facilities). The law also authorizes local jurisdictions to establish transfer of 2010 and do not need to reapply for continued designation. development rights programs within PFAs to assist in the purchase of land or towards • Protect sensitive areas Four areas are currently designated as Sustainable Communities within the focus • Establish funding mechanisms to achieve visions the construction of public facilities. area—Maryland Park, Capitol Heights, Fairmount Heights, and Seat Pleasant (see Figure 16 on page 24). During the fall of 2011, the MD DHCD will be working with Local governments are required to address these visions in their comprehensive plans, Smatrowtr G h, Measures, and Indicators and affected communities and elected officials to designate new Sustainable Community which must be updated every six years. They are also mandated to adopt ordinances Implementation of Planning Visions boundaries in the focus area. and regulations that implement plan visions. There is a statewide goal to increase the percentage of growth within PFAs and decrease Features of the Act include: 1997riorit P y Funding Areas Act (SMART GROWTH the percentage of growth outside PFAs. It requires local planning commissions/boards • A 10 percent tax credit of an individual’s to submit annual reports that include smart growth measures and indicators and local Awards were granted under the AND Neighborhood CONSERVATION) or business entity’s qualified renovation Community Legacy Program between smart growth goals beginning July 1, 2011. The report must include time frames for expenditures for the rehabilitation of a 2002 and 2010 for a range of The act directs state funds to priority funding areas (PFA) to finance growth-related achieving smart growth goals, necessary resources, and land preservation measures. commercial building. projects in the focus area, including infrastructure. PFAs are communities and places where local governments want funding the acquisition, demolition and The report must also include which ordinances and regulations were changed and • A 25 percent tax credit of an individual’s for future growth. Eligible projects include highways, sewer/water facilities, economic renovation of vacant and abandoned adopted to implement the state’s planning visions. The indicators and measures include: or business entity’s qualified rehabilitation structures, the rehabilitation of local- development activities, and construction projects. expenditures for the renovation of a income housing, and the preparation • Amount/share of growth inside and outside PFA commercial or residential building, if of local community legacy plans to Hoeill us B 1141 from 2006 Maryland General help prioritize development, totaling • Net density growth inside and outside PFA the certified rehabilitation is of a certified $767,500. Assembly historic structure and a high performance • Creation of new lots/issuance of building permits inside and outside PFA building. The House Bill (HB) is related to components that must be included in comprehensive plans. HB 1141 requires comprehensive plans to include: Smata r nd Sustainable Growth Act of 2009 • Water resources element (WRE), which addresses the relationship of planned NEIGHBORHOOD CONSERVATION PROGRAMS growth to water resources. The act was made effective in July 2009. It clarifies and reiterates that local jurisdictions • Municipal growth element (MGE), which identifies areas for future growth must implement and follow adopted comprehensive plans and defines the term The following summarizes neighborhood conservation programs administered at consistent with an area’s long range vision. “consistency.” Actions that are consistent with a comprehensive plan further the policies, the state and county level. timing of implementation, timing of development, timing of rezoning, development The bill established a task force to examine the impact of population growth trends patterns, land uses and densities/intensities. ThSe e tat of Maryland’s Department of Housing on infrastructure and the environment in the State of Maryland. It also made policy and Community Development (MD DHCD) division The act also requires planning board/commission members to complete a Smart recommendations to address future growth and development. of neighborhood revitalization Growth education course within six months of appointment. Hoeill us B 1160 from 2006 Maryland General Community Investment Tax Credits Assembly Th t e Sus ainable Communities Act of 2010 As part of an annual, competitive application process, 501(c)(3) nonprofit organizations The bill requires a workforce housing element (WHE) be included as part of the The Sustainable Communities Act of 2010 aims to strengthen reinvestment and apply for tax credit allocations. Nonprofit organizations utilize the tax credits as comprehensive planning process in order for jurisdictions to quality for workforce revitalization in older Maryland communities. It updates and extends the Maryland housing grants. The element must assess workforce housing needs, goals, policies, and Heritage Structure Rehabilitation Tax Credit Program through 2014 and creates a new designation of “Sustainable Communities” for areas within the Community objectives to preserve or develop workforce housing.

Neighborhood Conservation Strategies 23 KING MARTIN LUTHER

Figure 16. Sustainable Communities Map

FAIRMOUNT HEIGHTS SEAT PLEASANT FIELD KING FOOTE63RD 63RD 62ND MARTIN LUTHER Eads St WILLOW HILL VU704 BIRCHLEAF

60th St 60th 68TH

62ND WILLOW HILL BRINDLE EASTERN 69TH YORKNOLLS STEVENSON 68TH Dix St JAMES FARMER

WEST MILL 68TH EAST MILL ROYAL OAK Clay Pl St 59th BLACKLOG PEPPER MILL 70TH 70TH VALLEY PARK 67TH GIDDINGS ROYAL OAK

NALLEY

PEPPER CANYON DRYLOG MARY SCOTT EADS 69TH CAPON Clay St HASTINGS

DATELEAF 62nd 62nd St

58th St 58th SEAT PLEASANT

63rdSt 61st 61st St

56th Pl WESTON CANYON Banks Pl CINDY 57th St EARLY MOUNTAIN VIEW ARLENE Blaine St 69TH ADEL HARRIS AVA 67TH 68TH CALMOS UNICORN EAGLE BALTIC DADE MARYLAND PARK BABB AVON 57th Pl EAST CAPITOL BALTIC HILL RD BISHOP CROWN GENTRY Capitol n UREY 57thSt Heights Μ BURGUNDY 56th Pl BALTIC EAST CAPITOLYACHT YOST ADAK A St SOPER FAYE COOLIDGE DAIMLER Ayers Pl CALDER DRUMLEA SOUTHERN EMMET BUGLER CENTRAL VU214 56th St TUNIC DOLE WHIST YEOMAN SULTAN BALSAM Addison DOLE Road-Seat nΜ VALE BRENNER ULINE ATHENA BAYOU Pleasant

YOLANDA REM B St ALTOONA QUIRE 332 OLD CENTRAL VU XENIA CHAMBER DAWN CLEARFIELD ZELMA

ABEL ROLLING RIDGE BALBOA ABDUL BELGIUM MILFAN ELDER CLOVIS WYNNLEIGH BYE TOPEKA MARYLAND PARK ADDISON LARCHMONT NOVA

FOY MILLWOOF SUFFOLKBEND OPUS FAWNCREST MILLWHEEL HANLON MENTOR CANADA

CABIN BRANCH CAPITOL HEIGHTS CAPITOL HEIGHTS MILLRACE VICTORIANNA

WALBRIDGE

SISALBED DISTRICT OF COLUMBIA COLETON WESTIN PRINCE GEORGE'S COUNTY

HARRINGTON

FLEMINGTON LEGEND ROLLINS

EVERS Existing Sustainable Communities Corridor Study Area HALSTED Capitol Heights nΜ Metro Station LARCHMONT AV

Fairmount Heights SHADY GLEN Metro Blue Line LL RD R MI KE Maryland Park AL W

Seat Pleasant

This map may not be reproduced, stored in a retrieval system, Sustainable Communities or transmitted in any form, including electronic or photo reproduction, without the express written permission of 0 0.125 0.25 0.5 The Maryland-National Capital Park and Planning Commission. Miles SUBREGION 4 TRANSIT ORIENTED DEVELOPMENT IMPLEMENTATION PROJECT For more information, contact the Prince George’s County I THE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION PRINCE GEORGE’S COUNTY PLANNING DEPARTMENT Planning Department in Upper Marlboro, Maryland.

24 Subregion 4 TOD Implementation Program incentives for individuals and businesses to donate money, goods, or real property to Thrincee P George’s County Department of Weatherization Program support operational and programmatic costs associated with specific, approved projects Housing and Community Development in a priority funding area. Projects typically involve activities such as: Funded by the federal Department of Energy, the program provides weatherization Community Development Block Grants (CDBG) • Education and Youth Services assistance primarily to households with seniors, the disabled, and families with children under the age of five who are at 200 percent of the state poverty level or at 60 percent • Housing and Community Development CDBG funding provides communities with resources to address a range of community of the state median income, if no applicants meet the first requirement. Preference is • Job and Self-Sufficiency Training development needs. As one of the longest, continually running programs at the given to owner-occupied housing units, but renters are also eligible. Energy auditors • Enhancing Neighborhoods and Business Districts Department of Housing and Urban Development (HUD), the CDBG program assess the applicant’s home and hire contractors to complete necessary work. The • Arts, Culture, and Historic Preservation provides annual grants on a formula basis to states and units of local government. The Department of Social Services has traditionally issued referrals to DHCD. program works to secure affordable housing, provide services to the most vulnerable, • Economic Development and Tourism Promotion and create jobs through business expansion and retention. HUD determines the • Technical Assistance and Capacity Building amount of each grant by using a formula comprised of several measures of community • Services for At-Risk Populations need, including the extent of poverty, population, housing overcrowding, age of housing, and population growth lag in relationship to other metropolitan areas. Community Services Block Grant Program (CSBG) Emergency Shelter Grants Program (ESG) CSBG provides a range of services designed to assist low-income people to attain the skills, knowledge, and motivation needed to achieve self-sufficiency through This program supports homeless shelters and homeless services programs. Grantees— Community Action Agencies. Eligible entities or community action agencies are state governments, large cities, urban counties, and U.S. territories—receive ESG designated by either the federal government or MD DHCD to act on behalf of grants and distribute them to eligible recipients (either local government agencies Maryland’s low-income population. or private nonprofit organizations). ESG funds are available for the rehabilitation or remodeling of a building used as a new shelter, operation and maintenance of the Sustainable Communities Tax Credit Program (formerly referred to as Community facility, essential supportive services (i.e., case management, physical and mental health Legacy and Designated Neighborhoods) treatment, substance abuse counseling, childcare, etc.), as well as homeless prevention and grant administration. See State Policies and Legislative Programs on page 23. Single-Family Rehab Administration (SFRA) Homelessness Prevention and Rapid Rehousing Program The SFRA program helps upgrade the quality of deteriorated dwellings to contemporary This program provides financial assistance/services to prevent individuals and families minimum property standards, including the elimination of all housing code violations. from becoming homeless and help those who are experiencing homelessness to be Program priorities are the correction of code or potential code deficiencies, structural quickly rehoused and stabilized. The funds target individuals and families who would deficiencies, weatherization, and general improvements. Typical activities include roof be homeless but for this assistance. Only local governments’ certified lead agencies for replacement, heating and air conditioning upgrades, and lead based paint abatement. Continuums of Care and nonprofit organizations that have been approved by their Handicapped accessibility improvements are also eligible. While it is a loan-based local jurisdictions as applicants are eligible for funding. program, repayment is deferred for the first ten years. Starting in the eleventh year, Emergency Mortgage Assistance (EMA) Program and each year thereafter, ten percent of the loan is forgiven. Loans are typically up to $30,000. Launched in 2011 and funded by the U.S. Department of Housing and Urban HOME (Homeowner Rehab program) Development’s Emergency Homeowners’ Loan Fund, this program provides short- term assistance to homeowners struggling to pay their mortgage. It issues zero-interest The program provides assistance to existing homeowners with the repair, rehabilitation, loans to homeowners with no payments required for five years. Loan balances decline or reconstruction of owner-occupied units. Eligible projects include: by 20 percent annually, if all loan conditions are met, until the loan is considered paid in full. • Meeting applicable codes, standards, and ordinances • Essential improvements • Energy-related improvements • Lead-based paint hazard reduction • Accessibility for disabled persons

Neighborhood Conservation Strategies 25 26 Subregion 4 TOD Implementation Program Acknowledgments Fern V. Piret, Ph.D, Planning Director Albert G. Dobbins III, AICP, Deputy Planning Director Vanessa Akins Mosley, Chief, Community Planning North Division Project Team Community Planning North Division Robert J. Duffy, AICP, Project Facilitator/Planning Supervisor Tanya Hedgepeth, Project Manager/Planner Coordinator Roberto Duke, Planner Coordinator Sonja Ewing, Planner Coordinator William Washburn, Planner Coordinator Chad Williams, Planner Coordinator *Shannon Guzman, Senior Planner Tamara Jovovic, Senior Planner Sam White, Senior Planner Sara Chadwick, Planner Evelyn Israel, Planner Jeanette Silor, Planner Betty Smoot, Principal Planning Technician Gary Thomas, Principal Planning Technician Resource Team Community Planning South Division Clara Fenwick, Planner Coordinator Countywide Planning Division Michael Asante, Planner Coordinator Harold Foster, Planner Coordinator Kate Fritz, Senior Planner Dan Janousek, Senior Planner Tiffany Julien, Senior Planner Faramarz Mokhtari, Planner Coordinator Christine Osei, Planner Coordinator Dan Sams, Senior Planner Tiffany Williams Jennings, Planner Coordinator Department of Parks and Recreation Carol Binns, Senior Planner, Department of Parks and Recreation Technical and Administrative Assistance M’Balu Abdullah, Senior IT Support Specialist, Office and Publications Services Marc Abresch, Senior IT Support Specialist, Information Management Division Ralph Barrett, Clerical/Inventory Operations Supervisor, Office and Publications Services Mishelle Carson-Reeves, Programmer Analyst II, Information Management Division Briana Davis, Principal Administrative Assistant, Community Planning North Division James Johnson, Senior Clerical/Inventory Operations Assistant, Office and Publications Services Susan Kelley, Administrative Manager, Office and Publications Services Susan Sligh, Publications Specialist *Former Planning Department employee The Maryland-National Capital Park and Planning Commission Prince George’s county planning department www.pgplanning.org

28 Subregion 4 TOD Implementation Program