2013 Approved Subregion 5 Master Plan and Sectional Map Amendment i ABSTRACT Title: Approved Subregion 5 Master Plan and Sectional Map Amendment Author: The Maryland-National Capital Park and Planning Commission Subject: Master Plan and Sectional Map Amendment for Subregion 5 (Planning Areas 81A, 81B, 83, 84, and 85A) of Prince George’s County, Maryland Date: July 2013 Source of Copies: The Maryland-National Capital Park and Planning Commission 14741 Governor Oden Bowie Drive Upper Marlboro, Maryland 20772 Series Number: 515132306 Number of Pages: 280 Abstract: This document contains text and maps of the Approved Subregion 5 Master Plan and Sectional Map Amendment for Planning Areas 81A, 81B, 83, 84, and 85A. The plan amends the 1993 Approved Master Plan and Sectional Map Amendment for Subregion V, Planning Areas 81A, 81B, 83, 84, 85A, and 85B. It also amends the 2002 Prince George’s County Approved General Plan. This plan was developed with citizen input during numerous community planning workshops in 2007–2008. Planning policies in the 2002 General Plan are refined as land use concepts for the Brandywine Community Center and for the Rural Tier. Consistent with policies in the 2002 General Plan, future development is primarily directed toward areas with existing or planned infrastructure and away from areas that are designated to retain rural character. Specific commercial areas in Clinton and Brandywine are designated for future mixed- use, transit- and pedestrian-oriented development suitable for a wide array of public, commercial, employment, and residential land uses. The land use concept for the Brandywine Community Center refines the boundaries of this center identified in the 2002 General Plan, and encourages development centered on a future transit hub. The key planning concept in Accokeek preserves the rural Livingston Road corridor as the focus of the community and recommends low-intensity future development. In the Rural Tier, the future development pattern is planned to minimize impacts to the environment and infrastructure. The plan addresses the subregion’s environmental infrastructure, transportation, schools, fire, police, library, parks, recreation, economic development, historic preservation, and scenic roads. The sectional map amendment approved zoning changes to allow implementation of the land use concepts in the master plan. ii 2013 Approved Subregion 5 Master Plan and Sectional Map Amendment THE MARYLAND‑NATIONAL CAPITAL PARK AND PLANNING COMMISSION Elizabeth M. Hewlett, Chair Françoise Carrier, Vice Chair Officers Patricia Colihan Barney, Executive Director Joseph Zimmerman, Secretary-Treasurer Adrian R. Gardner, General Counsel The Maryland-National Capital Park and Planning Commission is a bicounty agency, created by the General Assembly of Maryland in 1927. The Commission’s geographic authority extends to the great majority of Montgomery and Prince George’s Counties: the Maryland-Washington Regional District (M-NCPPC planning jurisdiction) comprises 1,001 square miles, while the Metropolitan District (parks) comprises 919 square miles, in the two counties. The Commission has three major functions: • The preparation, adoption, and, from time to time, amendment or extension of the General Plan for the physical development of the Maryland-Washington Regional District. • The acquisition, development, operation, and maintenance of a public park system. • In Prince George’s County only, the operation of the entire County public recreation program. The Commission operates in each county through a Planning Board appointed by and responsible to the county government. All local plans, recommendations on zoning amendments, administration of subdivision regulations, and general administration of parks are responsibilities of the Planning Boards. The Prince George’s County Department of Planning (M-NCPPC): • Our mission is to help preserve, protect and manage the County’s resources by providing the highest quality planning services and growth management guidance and by facilitating effective intergovernmental and citizen involvement through education and technical assistance. • Our vision is to be a model planning department of responsive and respected staff who provide superior planning and technical services and work cooperatively with decision-makers, citizens and other agencies to continuously improve development quality and the environment and act as a catalyst for positive change. Prince George’s County Planning Board Montgomery County Planning Board Elizabeth M. Hewlett, Chair Françoise Carrier, Chair Dorothy F. Bailey, Vice Chair Marye Wells-Harley, Vice Chair Manuel R. Geraldo Amy Presley John P. Shoaff Norman Dreyfuss A. Shuanise Washington Casey Anderson iv 2013 Approved Subregion 5 Master Plan and Sectional Map Amendment PRINCE GEORGE’S COUNTY RUSHERN L. BAKER, III, COUNTY EXECUTIVE COUNTY COUNCIL The County Council has three main responsibilities in the planning process: (1) setting policy, (2) plan approval, and (3) plan implementation. Applicable policies are incorporated into area plans, functional plans, and the Prince George’s County Approved General Plan. The County Council, after holding a hearing on the plan adopted by the Planning Board, may approve the plan as adopted, approve the plan with amendments based on the public record, or disapprove the plan and return it to the Planning Board for revision. Implementation is primarily through adoption of the annual Capital Improvement Program, the annual budget, the water and sewer plan, and adoption of zoning map amendments. COUNCIL MEMBERS Mary A. Lehman, 1st District Will Campos, 2nd District Eric Olson, 3rd District Ingrid M. Turner, Esq., 4th District Andrea C. Harrison, 5th District, Council Chair Derrick Leon Davis, 6th District Karen R. Toles, 7th District Obie Patterson, 8th District, Council Vice Chair Mel Franklin, 9th District CLERK OF THE COUNCIL Redis C. Floyd 2013 Approved Subregion 5 Master Plan and Sectional Map Amendment v FOREWORD The Prince George’s County Planning Board is pleased to make available the Approved Subregion 5 Master Plan and Sectional Map Amendment for Planning Areas 81A, 81B, 83, 84, and 85A. This planning document sets forth land use concepts and policies for the communities of Accokeek, Brandywine, Clinton, and Tippett. It addresses policy changes that have occurred since the previous master plan and sectional map amendment (SMA) was approved in 1993, most notably the policy changes in the 2002 Prince George’s County Approved General Plan. Land use policies established in the 2002 General Plan are the foundation of planning concepts in this master plan. Development patterns are guided by the location and character of development sought for the Developing and Rural Tiers in Subregion 5. This plan addresses transit, either light rail or bus-rapid transit, along the MD 5 corridor, from the Branch Avenue Metro Station to Charles County. While providing for the lowest density residential development in the Rural Tier, the plan encourages high-density, transit- and pedestrian-oriented development in the Brandywine Community Center and surrounding several future transit nodes along MD 5. The plan contains additional recommendations for land use, transportation, environment, public facilities, parks and recreation, historic preservation, and other important community priorities. The SMA updated zoning to implement the plan’s vision and land use concepts. Stakeholders in the Subregion 5 planning areas participated in numerous listening sessions, meetings, and workshops throughout the plan preparation process to assist staff in identifying issues and developing alternative planning solutions. The preliminary master plan and proposed SMA that was the subject of joint public hearings held on March 31, 2009 and April 11, 2013 represents the culmination of this effort. Implementing the Subregion 5 master plan represents an opportunity to create livable, pedestrian-friendly, and vibrant communities in southern Prince George’s County. Sincerely, Elizabeth M. Hewlett Chairman Prince George’s County Planning Board vi 2013 Approved Subregion 5 Master Plan and Sectional Map Amendment TABLE OF CONTENTS I. Executive Summary ................................................................1 II. Background . 5 A. Planning Context and Process .....................................................5 B. History of the Area. 11 C. Existing Conditions ............................................................13 D. Key Planning Issues. 24 III. A Vision for Subregion 5 ...........................................................27 IV. Land Use and Development Pattern ...................................................29 A. Future Land Use categories . 30 B. Communities .................................................................35 C. Center and Corridor . 45 D. Rural Tier . 53 E. Aviation . 60 F. Amendments of the 2002 General Plan . 64 V. Environment . 67 A. Green Infrastructure. 67 B. Water Quality, Stormwater Management, and Groundwater. 72 C. Watersheds . 78 D. Chesapeake Bay Critical Area . 83 E. Air Quality and Greenhouse Gas Emissions .........................................84 F. Green Building and Energy Efficiency .............................................86 G. Noise Intrusion. 87 H. Sand and Gravel Mining ........................................................88 VI. Transportation . 93 A. Roads . 94 B. Transit . 112 C. Sidewalks, Bikeways, and Trails . 115 D. Conservation and Enhancement of Special Roadways ................................122