Unlocking the potential for inclusive transit-oriented development in Anne Arundel County Station vision and economic impact December 2020 CONTENTS Executive summary ............................................................................... 1 A closer look at TOD .............................................................................. 5 Background: TOD in Anne Arundel ............................................................ 6 TOD can take many forms ........................................................................ 7 Commuter rail vs. light rail TOD ................................................................ 8 Station typologies ..............................................................................9 TOD in Anne Arundel County — barriers and equity ................................. 11 State, County and station barriers to TOD and potential solutions .................................................................................. 11 Equity toolkit — promoting equity in Anne Arundel County .......................... 17 Hypothetical TOD visioning model and economic impact analysis ........... 23 Odenton (MARC) ..................................................................................... 27 Cromwell-Glen Burnie .............................................................................. 37 Laurel Racetrack (MARC) ......................................................................... 47 Conclusion ............................................................................................. 57 Limitations and restrictions In preparing the report, Ernst & Young LLP (EY US) relied upon certain data and information provided by the Greater Washington Partnership (client) and other Appendix ............................................................................................... 58 stakeholders referenced in the appendix. No procedures were performed by EY US to evaluate the accuracy or completeness of data and information provided, and no such procedures were included in the agreed-upon scope of work in the agreement between client and EY US. Accordingly, EY US expresses no opinion and issues no Assessing development potential through the TOD Readiness Index ............ 59 other form of assurance regarding the data and information provided. The procedures EY US performed do not constitute an audit of historical financial statements or an examination of prospective financial statements in accordance with standards established by the American Institute of Certified Public Accountants (AICPA). Readiness assessment support ................................................................ 64 The services performed by EY US were advisory in nature. Our scope of work was determined by client and agreed to by EY US pursuant to the terms of the agreement. Certain analyses and findings in the report are based on estimates and/or assumptions about future events that were provided by client. There will usually be differences Stakeholders interviewed ......................................................................... 64 between estimated and actual results because future events and circumstances frequently do not occur as expected, and those differences may be material. We make no representation of, nor do we take any responsibility over, the achievement of estimated or projected results. The findings and analyses contained in the report are based Typology detail analysis — setting a vision ................................................. 65 on data and information made available to EY US through the date hereof. Should additional relevant data or information become available subsequent to the date of the report, such data or information may have a material impact on the findings in the report. EY US has no future obligation to update the report. Incentives overview ................................................................................. 68 Neither the report nor any of our work constitutes legal opinion or advice. No representation is made relating to matters of a legal nature, including, without limitation, Station sections: content support ............................................................. 71 matters of title or ownership, legal description, encumbrances, liens, priority, easements and/or land use restrictions, the validity or enforceability of legal documents, present or future national or local legislation, regulation, ordinance or the like, or legal or equitable defenses. Station sections: assumptions and methodology support ........................... 73 The report is intended solely for use by client. While we believe the work performed is responsive to client’s request pursuant to the scope of work in the SOW, we make no representation as to the sufficiency of the report and our work for any other purposes. Any third parties reading the report should be aware that the report is subject to limitations, and the scope of the report was not designed for use or reliance by third parties for investment purposes, or any other purpose. We assume no duty, obligation or responsibility whatsoever to any third parties that may obtain access to the report. Photo from Maryland Transit Administration Unlocking the potential for inclusive transit-oriented development in Anne Arundel County | Station vision and economic impact Unlocking the potential for inclusive transit-oriented development in Anne Arundel County | Station vision and economic impact I Reliance restricted; prepared solely for the Greater Washington Partnership. Does not constitute assurance or legal advice. Please refer to limitations and restrictions on page I. Reliance restricted; prepared solely for the Greater Washington Partnership. Does not constitute assurance or legal advice. Please refer to limitations and restrictions on page I. II Executive summary Typology and readiness assessment findings • Low to medium commercial and residential density Odenton Executive — with a focus on more walkable, human-scale The connected community development — is best suited for the nine stations. The hypothetical development could shift Odenton into • Odenton, Cromwell-Glen Burnie and Laurel Racetrack a denser residential community with a more defined summary rail stations present the most promising near-term commercial presence and sense of place. opportunities based on the analysis of TOD readiness. • The potential for TOD surrounding the County’s rail stations I Leverage creative financing for parking infrastructure could grow if transit service/frequency on the MARC Constructing a new parking structure to make space for Penn Line, MARC Camden Line and Light RailLink was development at the existing surface lots is key to unlocking increased during peak hours (e.g., 15 minutes or less). Odenton’s TOD potential. Creative strategies for managing parking demand should be considered in conjunction with Barriers to TOD in Anne Arundel County streamlining available incentives, such as fee waivers. Stacking Transit-oriented development (TOD) integrates public transportation options and relatively local, state and federal funding and financing could further • Limited financing and funding for TOD dense mixed-use development. This report examines TOD potential near rail stations support construction of a new garage. • Permitting delays and development uncertainty in Anne Arundel County, Maryland (Anne Arundel or County) and identifies barriers to • Lack of united stakeholder vision for TOD II Improve connectivity to Fort Meade to transition Odenton into a two-way commuter hub development. It also includes potential solutions and case study examples of TOD success • Limited light rail connectivity to points of interest Adding multiuse trails or conducting a wayfinding study achieved by other communities. Lastly, to further illustrate the potential benefits of additional • Limited light rail and Camden Line frequency could improve the station area’s connectivity to Fort Meade, TOD, this report presents hypothetical new developments and the potential economic • Community concerns regarding added density Maryland’s largest employer. If the state were to pair the TOD impacts by highlighting three specific station areas in the County (Odenton, Cromwell- designation of the Maryland Department of Transportation State and County policy considerations (MDOT) with an expanded use of the MJM job creation tax Glen Burnie and Laurel Racetrack) that currently have strong potential for TOD, and credit, it could also help attract commercial tenants that would • Establish a state TOD designation at Cromwell-Glen Burnie complement Fort Meade. provides options for policy- and market-based efforts to encourage inclusive mixed-use and Laurel Racetrack that incorporates incentive benefits development at those stations. • Retain state TOD designation for Odenton III Create a pedestrian-oriented environment with more amenities Today, deficiency of funding, absence of an integrated and TOD could also be enhanced further by layering federal- • Expand the More Jobs for Marylanders (MJM) tax credit program to apply to all industries coordinated vision and a lack of an easily accessible and level incentives where possible and seeking public-private Incorporating leading practices for suburban retrofitting, adding creating jobs in TOD-designated areas public amenities, such as a parks/event areas, and leveraging reliable transit system within the County present significant partnerships (PPP).1 local historical assets could create a dynamic living