II. Background This chapter provides background information that was used as a basis for formulating the Preliminary Subregion 5 Master Plan and Proposed Sectional Map Amendment. Section A, Planning Context and Process, describes the location of the study area, the purposes of this master plan, prior plans and initiatives, and the public process used to prepare this master plan. Section B, Existing Conditions, contains profiles of Subregion 5 including the area’s history, demographic, economic, environmental, transportation and land use information. Section C, Key Issues, summarizes the key planning issues that are addressed in this master plan. A. Planning Context and Process Master Plan Study Area Boundaries The master plan study area includes land in south and southwest Prince George’s County generally bounded by the Potomac River, Tinkers Creek, Andrews Air Force Base, Piscataway Creek, the CSX (Popes Creek) railroad line, Mattawoman Creek, and the Charles County line. The subregion is approximately 74 square miles of land, equivalent to 15 percent of the total land area of Prince George’s County (See Map II-1, page 2). Within these boundaries are established and new residential neighborhoods, medical services, schools, commercial and industrial businesses, large retail centers, a regional park, two general aviation airports, a national park, environmental education centers, sand and gravel mining operations, a golf course, agriculture, and large forested areas. (See discussion of communities in section B. 6. and in Chapter IV, Land Use—Development Pattern.) For this master plan, Subregion 5 encompasses the following three communities (See Map II-2, page 3) in Planning Areas 81A, 81B, 83, 84, and 85A1. The Planning Department has divided the county into planning areas, which are smaller units than subregions. Community Planning Areas Location Accokeek 83 and 84 East and west sides of MD 210, north of Charles County Brandywine 85A East and west of MD 5/US 301, north of Charles County Clinton 81A and 81B South of Andrews Air Force Base and Tinkers Creek, between Friendly High School on Allentown Rd. and the historic site, His Lordship’s Kindness, on Woodyard Rd. Plan Purpose The Subregion 5 master plan and SMA establishes development policies, objectives and strategies that are consistent with the recommendations of the 2002 Prince George’s County Approved General Plan. The Subregion 5 master plan supersedes all earlier plans prepared by The Maryland‑National Capital Park and Planning Commission (M‑NCPPC) for the planning areas (PA 81A, 81B, 83, 84, and 85A), and updates the General Plan and functional master plans. 1 Planning Areas are established in the Prince George’s County Code, Sec. 27‑645 through 664. Preliminary Subregion 5 Master Plan and Proposed Sectional Map Amendment 1 d 2 a o R en lvania Av ue n Pen nsy w o Map II-1: Subregion 5 Master Plan Boundaries and Plannnt ing Areas lle A Howard County Montgomery Anne County Arundel Andrews AFB County DC Prince ) Rd rd George's ya od (Wo Virginia 23 R County 2 o D s M a r y v il le R o a Subregion 5 d 81A M Calvert D 5 County ( B r a n c Charles h A County v ) e d ) R y a Preliminary Subregion 5 Master Plan and Proposed Sectional Map Amendment Subregion5Master PlanandProposed Preliminary w ta a Vicinity Map c is (P 3 2 Subregion 6 2 D M 81B ) y w H in ra C rt e b o (R 1 0 3 S Henson Creek/ U FAIRFAX COUNTY Flo ral P ark South Potomac R oad R MD 381 (Brandy E d wine R V a d) I o R R n 85A o C t s A g in v M L i ) O y w ) T H y d w a H O e d) H R n ek i P n e a ia ok r d c C n c ( (I ( A 0 3 1 1 37 0 2 84 D 3 D M M S U / 5 D 83 M M D 2 2 8 ( B er ry Ro ad) 2 1 0 2 Legend Scale in Miles Planning Areas CHARLES COUNTY Subregion 5 Major Roads Preliminary Subregion 5 Master Plan and Proposed Sectional Map Amendment Subregion5Master PlanandProposed Preliminary Map II-2: Communities Howard County Montgomery Anne County Arundel Andrews AFB County ) DC Prince Rd d ar dy George's oo 3 (W R Virginia 22 o County D s M a r y v il le R o a Subregion 5 d M Calvert D 5 County ( B r a Charles ) n d c County R h y A a v w e a t ) a c is Vicinity Map P ( 3 2 Clinton Subregion 6 2 D M ) y w H in ra C rt e b o (R 1 0 3 S U Henson Creek/ Flo FAIRFAX COUNTY ral P South Potomac ar k R oad R d MD 3 (Br E 81 andyw R in I V e R R n d) o t C s ) g A y in v M w L i H ) O d y a T e ) w H Rd H O n k n a ee i i k a P d co r In c ( A C Accokeek ( ( 0 3 1 37 1 2 D 0 M Brandywine 3 D M S U / 5 D M M D 2 2 8 ( B erry R oa d) CHARLES COUNTY 2 1 0 2 Scale in Miles 3 The objectives of this plan are to: • Update the 2002 General Plan. • Analyze existing development and current zoning patterns for consistency with the 2002 General Plan. • Amend the zoning map through a sectional map amendment to allow for the implementation of the plan’s land use recommendations. • Set policies that will guide future development in Subregion 5. Prior Plans and Initiatives The Subregion 5 master plan is the third major comprehensive land use plan developed specifically for southwestern Prince George’s County. The first Master Plan for Subregion V, adopted in 1974, implemented and amended the 1964 Prince George’s County Plan. This was followed by sectional (zoning) map amendments in 1978 and 1979. In 1982, the Prince George’s County General Plan was approved. This General Plan established a framework of four policy areas (Categories I–IV) that generally corresponded to developed, developing, possible future development and permanent rural areas of the county. Subregion V did not include any Category I lands (designated for Metrorail service), but did include the other categories: Category II (developing areas served by public water and sewer beyond the direct Metrorail service area); Category III (staged future development, large‑lot areas and/or agricultural areas with water and sewer service); and Category IV the portions of the Subregion that were to remain rural in perpetuity. In 1993, the second Approved Master Plan and Sectional Map Amendment for Subregion V, Planning Areas 81A, 81B, 83, 84, 85A and 85B was approved, implementing and amending the 1982 General Plan. It envisioned a concept of three suburban communities and villages along MD 210 (Accokeek) and MD 5 (Brandywine and Clinton), separated by one interior suburban village (Tippett) and three rural living areas (West Accokeek/Moyaone, Piscataway/Danville, and Cedarville). The 2002 Prince George’s County Approved General Plan, the county’s current plan, set forth new goals, objectives, policies, and strategies for the county. This General Plan divided the county into three policy areas: the Developed Tier, Developing Tier, and Rural Tier (Map II-3, page 5). These policy areas correspond to areas of significant economic development, residential development, and preservation. This master plan includes land within the Developing and Rural Tiers (Map II-3). Based on the boundaries established in the General Plan, 54 square miles (73 percent) of Subregion 5 are designated as part of the County’s Developing Tier and 20 square miles (27 percent) of Subregion 5 are designated as part of the County’s Rural Tier. Under the 2002 General Plan, the Developing Tier is envisioned as an area of low‑ to moderate‑density suburban residential communities, distinct commercial centers, and transit‑serviceable employment areas. Growth policies in the Developing Tier encourage compact residential neighborhood design and limit commercial uses to designated centers. The Rural Tier portion of the subregion is located in two areas: one west of Indian Head Highway (MD 210) and the other between Accokeek and Brandywine, mostly south of Floral Park Road. The Developing Tier comprises the remaining land area within Subregion 5. 4 Preliminary Subregion 5 Master Plan and Proposed Sectional Map Amendment Map II-3: Prince George's County General Plan Tiers Howard County 5 Montgomery I-9 County Anne Arundel County US 50 Washington, D.C. 1 US I-66 Prince George's County 5 9 I-4 MD 4 MD 2 1 1 0 0 3 S Subregion 5 U 3 Fairfax 2 2 MD County MD MD 3 5 8 2 Calvert County MD 3 Charles County 8 Legend Subregion 5 4.5 2.25 0 4.5 Developed Tier Scale in Miles Developing Tier Rural Tier Major Roads Preliminary Subregion 5 Master Plan and Proposed Sectional Map Amendment 5 The vision for the Rural Tier is protection of large amounts of land for woodland, wildlife habitat, recreation and agricultural pursuits, and preservation of rural character and vistas. Land use, environmental, transportation, and public facilities policies recommended for the Rural Tier are intended to balance pressure for residential development and landowners’ equity with the desire to maintain rural character and sustainable natural environments. Table II 1. Proportion of Land Use Policy Tiers in Subregion 5 Policy Tier County County Sub.