Development
What's at stake in the Prince George's County elections
The September 14th Democratic primary could dramatically change Prince George's County's current trajectory of lagging behind the region on job growth, Metro station area development, and quality public schools. Or, with poor choices, it will get more of the same, just with new faces.
Cheverly Metro. Photo by Genista.
For all practical purposes, the primary is the "main" election in this overwhelmingly Democratic county. As a result of term limits, the County Executive and five of nine County Council seats are turning over.
My choice to buy a house close to the Addison Road-Seat Pleasant Metro station reflects the potential of a broader trend in our region. It is predicted that within the next 15 years, over 70% of the nation's households will consist of my demographic (single professionals with no children), retirees, and/or empty nesters. These types of households tend to prefer living in urban mixed-use areas that are compact and walkable, close to transit, with convenient access to restaurants, retail services, and jobs.
I specifically chose to move inside the Beltway, close to the Addison Road Metro Station, because I saw the promise of this area. It has all the building blocks of becoming a great community: two Metro stations within walking distance of each other and directly adjacent to the District of Columbia; a nearby shopping center with grocery and drug stores and plenty of space for restaurants; and acres upon acres of vacant or underutilized land just waiting to be developed or redeveloped with high-quality, mixed-use, pedestrian-friendly and transit-oriented buildings.
Unfortunately, the potential of my Metro station area, and the other 14 Metro station areas in Prince George's County, is far from realized. Missing sidewalks, poor street lighting, hazardous street crossings, aging infrastructure, and poorly designed buildings, coupled with the perception and reality of high crime, has left many inner-Beltway communities struggling. Meanwhile, other Metro station areas in the region are thriving, including the Rosslyn-Ballston corridor in Arlington, and the U Street corridor in the District.
Prince George's 15 Metro station areas represent the county's greatest untapped economic development opportunity. In one sense, we all know that, and we've all be saying that for nearly 30 years, ever since the first Metro stations were built in this county in the early 1980s. But tapping into that golden opportunity will take more than words The 86 square miles of land area inside the Beltway, known as the "Developed Tier," is far larger the than the whole of the District of Columbia (which is only 68 square miles). If properly planned, the inner-Beltway area could accommodate most of the county's growth and development for the next several decades. Yet the lion's share of new development in the county is scattered across the countryside, outside the Beltway, in the areas that we call the "Developing" and "Rural" tiers. This sprawling development obligates taxpayers to support and maintain thousands of miles of costly new roads, public services, and infrastructure. It also undermines our efforts to keep up with backlogged infrastructure improvement needs of existing communities such as fixing roads, installing missing sidewalks and streetlights, and replacing worn out water and sewer pipes. Allowing scattered development across the whole of the county It's time for sensible solutions that will lead us to a shared and sustainable prosperity. I've collaborated with the Coalition for Smarter Growth, Prince George's Advocates for Community Based Transit, and the Prince George's Green Power Coalition to create a "Smart Growth Platform" (which will be released next month) for candidates, which provides recommendations in detail on how the county can change course and truly commit to investing in our existing communities and leveraging the economic development opportunity of 15 Metro stations. Here are a few key recommendations:
We need elected leaders who will do more than just talk about the benefits of transit-oriented development. We need them to have the discipline to work together to make it happen. This means that, in addition to aligning the Department of Public Works and Transportation's budgets and procedures with the county's stated land use plans and priorities, the county must also stand firm against developers and other special interest groups who seek to build anything they want, anywhere they want, without regard to the smart growth and transit-oriented development standards that have been outlined in the county's General Plan and the various area master plans.
With the right leadership, Prince George's County could become the jewel and the envy of the Washington Metropolitan Area, with exciting Metro station-centered urban areas, revitalized main streets and commercial corridors, beautiful parks and thriving farms
Bradley Heard is an attorney and citizen activist who resides in the Capitol Heights area of Prince George's County. A native of Virginia Beach, Virginia, Brad spent most of his adult life in Atlanta, Georgia before moving to Prince George's County in 2007. Brad hopes to encourage high-quality, walkable and bikeable development in the inner Beltway region of Prince George's County. 
Comments
@ggwash
- Latest Metro map drafts add Anacostia parks and other tweaks
- Bikeshare is a gateway to private biking, not competition
- DC Council makes major policy changes overnight
- Short-term Washingtonians deserve a voice, too
- Public land deals have both benefits and pitfalls
- Parklets give every block a little park
- Judge denies injunction against closing schools
There's probably 200+ square miles inside the Beltway.
by Joey on Jul 19, 2010 11:09 am • link • report
There are 86 square miles of Prince George's County inside the Beltway.
by Matt Johnson on Jul 19, 2010 11:12 am • link • report
by Bianchi on Jul 19, 2010 11:26 am • link • report
The reason why all the development is outside of the inner beltway communities in PG and the rest of the region is because those inner areas are swamped with crime and poverty what developer do u know is willing to drop a major financial investment in a area with no market or incentive to build?
by Mike on Jul 19, 2010 12:03 pm • link • report
There is good news in that the Envision Prince George's summit meeting has 6 primary goals; one of which is sustain. A subset of the sustain goal is to further emphasize and create incentives for TOD use at the Metro stations currently in use and eventually put in a request for information about the possibility of Metro stops along the Baltimore/Washington corridor: like IVO Konterra Town Center.
@Bianchi: From my legwork, the only person who would come the closest to supporting transit is Gerron Levi, delegate from the Laurel area. The two main candidates (Rushern Baker and Sherriff Michael A. Jackson) have a storied history of corruption that plagued them in a similar manner that has plagued Jack Johnson's political career (if you want to call it that).
by C. R. on Jul 19, 2010 12:11 pm • link • report
I'm not entirely sure that Metrorail to BWI makes the most sense either. It might be more sensible to offer improved MARC or Amtrak service instead, given the huge costs and long travel times that would be involved (although I will admit that a single-seat Metro ride would certainly be easier and more user-friendly)
by andrew on Jul 19, 2010 12:35 pm • link • report
So basically anyone who wants to live in quiet non urban areas go to a different county? Everybody does not want to live in a city or a place where their neighbors are nearby some like places where they can have 5, 10 r 20 acres of their land around their house and to not be bothered by others.
by kk on Jul 19, 2010 12:38 pm • link • report
Not sure why you include New Carrolton in your analysis of under-used Metro stations - New Carrolton is a large transportation hub and sees a lot of Metro ridership. The Metro station there gets 10,000 daily boardings on the average weekday. That's similar to Bethesda station.
by Alex B. on Jul 19, 2010 12:59 pm • link • report
- http://urbanplacesandspaces.blogspot.com/2010/03/sustainable-transportation-advocacy-and.html
- http://urbanplacesandspaces.blogspot.com/2010/03/more-ideas-for-developing.html
I was concerned about writing it because at the time I worked for Baltimore County, and it is sensitive to raise such issues.
Anyway, this is a big issue in Baltimore County and the Baltimore region just as it is in the DC region, and especially PG County which lags somewhat the appreciation for sustainable transportation policy that exists within the greater region.
Despite the EnvisionPG County program, it seems like sustainable transportation and land use vision isn't a high priority amongst elected officials (and candidates) there.
by Richard Layman on Jul 19, 2010 1:28 pm • link • report
I think he means greenfield planned communities and faux "town centers" that seem to springing up in Upper Marlboro, Brandywine, and Accokeek. Just check out where the new homes are being built in Prince George's County. To it's credit, New Home Guide is now providing Walk Scores for the various new developments. A number of the communities are made up of town homes located far beyond the Beltway. What's the point of putting medium-density planned communities so far off from everything else to make them completely car-dependent? The places aren't even that cheap... it's just poor planning. That's what the county should be trying to avoid; not limiting the ability to live in rural environments should they so choose.
by Adam L on Jul 19, 2010 1:31 pm • link • report
by grumpy on Jul 19, 2010 1:37 pm • link • report
When Governor Martin O’Malley’s announced his decision to relocate the Maryland Department of Housing and Community Development (DHCD) to Prince George’s County, Baker was the only County Executive Candidate in attendance. He was and quoted on the evening news saying, “As the anchor of a mixed-use development project near a county Metro Station we can generate hundreds of jobs and opportunities for county residents and small businesses. Prince George’s has an opportunity to unite and develop the kind of model transit oriented project that I outlined in my Jobs and Economic Development Plan. Right now we have 22 hundred acres of undeveloped and under-developed land around 14 of our Metro stations.
Has another County Executive Candidate even held a press conference on the issue?
When looking at Metro stop development Rushern says that the County needs to establish smart green growth and development initiatives that bring jobs, tax dollars, training, and opportunity in a way that is environmentally sound. Infrastructure improvements and sustainable communities must be truly livable. This means we have to have public participation in growth decisions covering areas such as: infrastructure, transportation, walkable communities, housing, economic development, resource conservation and historic character. Rushern Baker is the only County Executive candidate who has the experience, vision and leadership to take on transit oriented development and make it work.
by james on Jul 19, 2010 2:11 pm • link • report
by Froggie on Jul 19, 2010 6:56 pm • link • report
I know people that have moved to Upper Marlbolo and Mitchellville just for those reasons.
They can get larger houses with more land on them metro rail/bus didn't matter because they don't use it. They really just wanted a large detached house in a suburban area that had more land than would be available inside the Beltway.
by kk on Jul 19, 2010 8:08 pm • link • report
by Rich on Jul 19, 2010 9:04 pm • link • report
Rushern Baker has even confronted his opponents but also his mentor Wayne Curry over smart growth and pointed out that the mac mansions' lack of infrastructure would be devastating to county finances.
Baker has been committed to smart growth before some of his opponents even lived in the county. His first job out of college was with a community development citizens group. He understands how to develop the county to the benefit of the community.
Unlike his rivals, Rushern Baker actually lives in walking distance to a metro station. Smart growth is not just one point among others but a way of life.
by Hellmut Lotz on Jul 19, 2010 10:02 pm • link • report
I hear your point, but I think that is more so due to the mis/non-education of the populace about its immense benefits. You don't have to tell me, but convincing some 850,000 others is a different story. Things change once one's mindset changes. I truly believe that statement.
Furthermore, in regards to all the social issues which keep perpetuating the divisiveness within the region: it's all about education. Think of it this way: we had to learn to speak and write in order to communicate with one another, else the most mundane things would be extremely challenging. I simply think that as a society we can do better about educating one another. The adage holds true to this day: "What you don't know can't hurt me." OR (the more popular version, "What you don't know can hurt you."
Simply put, the disparities among varying levels of emphases in education, just for the sake of understanding something whether or not one may need it in their everyday life, is starkly and blatantly apparent. Needless to say, bringing up the rear is Prince George's, and the snowball effect only exacerbates the problem (hence, why every last Metro Station is grossly underutilized - some far more than others).
This is why, when I went to the Envision Prince George's meeting, I was delighted to hear that there would be educational sessions to inform the general public about the benefits of TOD at the Metro. Bradley points out the most salient statistic about him being representative of his generation: 7 out of 10 single persons will continue to live that way over the next - at least - 20 years, if not far more. Unfortunately, after having signed up for the event and indicating that I would volunteer to assist my time, I have yet to receive any response whatsoever.
My concern is that the lack of knowledge about TOD now can hurt the economically depressed people in the area - and particularly inside the Beltway - in the long run, as demand will only increase and drive up the price of once-affordable housing.
by C. R. on Jul 20, 2010 12:14 am • link • report
by Jim Titus on Jul 20, 2010 7:37 am • link • report
Mel Franklin was just endorsed by the Washington Post. If we want to defend the rural tier, we need to support him. Google Mel Franklin and consider a contribution.
It's our best chance yet to preserve open space in Prince George's County and benefit smart growth.
by Hellmut Lotz on Jul 20, 2010 7:50 am • link • report
Furthermore, Why should Prince Georges county get a state agency. What about Cecil, Washington, Talbot or any other county. In fact, Prince Georges County is the home of the University of Maryland at College Park which employees over 15000 state employees.
These votes that O'Malley is counting on are very, very expensive and the citizens of Maryland are paying the price! Vote NO MALLEY!
by James Sorrenz on Jul 20, 2010 7:28 pm • link • report
The relocation of the agency will anchor redevelopment around a metro station, which will generate tens of millions of dollars in taxes every year.
It's smart growth that will pay for itself over and over again.
by Hellmut Lotz on Jul 20, 2010 9:37 pm • link • report
I was agreeing with you until you wrote this:
Protect and preserve our precious farmland, open space, and natural preserves by refusing to permit scattered low density development and new "town centers" planted in open fields far from existing Metro stations, transit corridors and established communities.
With that comment proves that YOU want PG County to remain the same by continuing to lag behind Virginia and DC in Job Growth, Upscale Retail Growth, and new Development.
For you to say that you don't want PG County to build new Upscale Office/Retail Centers in Abandoned open areas is for you to say that you would Hate to see PG County(if not ALL of Suburban Maryland) to attract the Tysons Corner style Development which proves that you have NO Respect for PG County to compete against Northern Virginia for Job Growth and Upscale Retail...
PG County is better off without anti-Progressive, anti-Development, Transit So-Called Smart Growth Hustlers because this same BS talk about promoting more growth ONLY around Transit Centers in PG County have been shoved down our throats for decades but all it proves is that PG County lacks behind Virginia in Jobs and Upscale Retail and better planned Highways and Transit due to BS Political Hustling of so-called Smart Growth(Subliminary Anti-Growth) policies...........
by tim on Jul 21, 2010 12:43 am • link • report
The reason why all the development is outside of the inner beltway communities in PG and the rest of the region is because those inner areas are swamped with crime and poverty what developer do u know is willing to drop a major financial investment in a area with no market or incentive to build?
re;
And don't forget that it is FAR MORE EXPENSIVE to Develop inside the Beltway due to existing development and property taxes being more Expensive......
by tim on Jul 21, 2010 12:45 am • link • report
@kk
I think he means greenfield planned communities and faux "town centers" that seem to springing up in Upper Marlboro, Brandywine, and Accokeek. Just check out where the new homes are being built in Prince George's County. To it's credit, New Home Guide is now providing Walk Scores for the various new developments. A number of the communities are made up of town homes located far beyond the Beltway. What's the point of putting medium-density planned communities so far off from everything else to make them completely car-dependent? The places aren't even that cheap... it's just poor planning. That's what the county should be trying to avoid; not limiting the ability to live in rural environments should they so choose.
re:
Why don't you make those same argument about the Mass Development in Prince William County, Loudon County, Stafford County, and Faulquer County.
Its like your trying to say that Maryland does not deserve to develop at the same rate as Northern Virginia and Suburban Maryland should continue to lag behind Virginia in Office Growth and Upscale Retail Growth.......
by tim on Jul 21, 2010 12:52 am • link • report
Jim, the good news is that Mel Franklin, the leading candidate, running in District 9, which includes the rural tier, does not take developer money.
Mel Franklin was just endorsed by the Washington Post. If we want to defend the rural tier, we need to support him. Google Mel Franklin and consider a contribution.
It's our best chance yet to preserve open space in Prince George's County and benefit smart growth.
re-
Only a PG County/Suburban Maryland Hater would agree to the above statement especially if they want PG County to continue to Lag behind Northern Virginia with Jobs, Upscale Retail, better planned Highways, and Transit....
The only reason why someone would support preventing Development in rural parts of PG County is because they don't wish to see PG County to Compete against The Developing Rapidly Empire of Northern Virginia.......
by tim on Jul 21, 2010 1:03 am • link • report
by Mike on Jul 21, 2010 7:30 am • link • report
On top of all that, we all be stuck in even more traffic because more and more people are living further and further away from the city.
By contrast, there are wonderful opportunities around the metro stations and inside the beltway where people can live near work, take public transportation, send their kids to existing schools and benefit from the infrastructure and services that are already in place.
So there are plenty of good reasons not to stop the sprawl in the rural tier.
So lets not get personal and debate the issue on the merits. If you can't do that, you are only embarrassing yourself.
by Hellmut Lotz on Jul 21, 2010 10:45 am • link • report
Dude, if you see how many houses they're building out here in Accokeek, you'd understand why preserving land from development is important. Development is good if it's mixed development. Building thousands upon thousands of single family homes and no retail or support infrastructure is terribad. I could see if they'd try to urbanize like NoVa, but out here in south P.G., its houses at full speed.
re: I don't care about the houses being built in Southern PG County. I am stating that Southern, Eastern, and Northern PG County should Push for more Office, Upscale Retail, and Hotel Development like Tysons Corner, Reston, Sterling, Dale City, and Dulles...
by tim on Jul 22, 2010 11:09 pm • link • report
Tim, with all due respect, developing in the rural is very expensive to the tax payer. We have to pay for water and power utilities. We have to build new police stations and schools.
On top of all that, we all be stuck in even more traffic because more and more people are living further and further away from the city.
By contrast, there are wonderful opportunities around the metro stations and inside the beltway where people can live near work, take public transportation, send their kids to existing schools and benefit from the infrastructure and services that are already in place.
So there are plenty of good reasons not to stop the sprawl in the rural tier.
So lets not get personal and debate the issue on the merits. If you can't do that, you are only embarrassing yourself.
re-
With all due respect Hellmut Lotz, I don't hear people out in Loudon County, Prince William County, Falquer County, and Stafford County complaining about Development...
Again why do you people always Hate on PG County for trying to grow at the same rate as Northern Virginia but will NEVER Complain about the Sprawling Development in Virginia that has made Northern Virginia Rich in Economic and Business Growth...........
by tim on Jul 22, 2010 11:14 pm • link • report
I welcome having you participate at Greater Greater Washington, but if you want to, you are going to need to start respecting the other people here.
First of all, stop asserting conspiracy theories every time someone advocates against any particular thing in Maryland. We support some things in Maryland and oppose others, and support somethings in Virginia and oppose others.
You are welcome to argue why a particular project is good or bad, but I need to ask you to stop saying that people hate Maryland. Nobody does.
Second, it's poor etiquette and hard to read if you paste people's entire comment. You need to quote only 1-2 sentences. The way most people do it (I think) is they enclose just those 1-2 sentences in italic tags: <i> before the text and </i> after.
I'm cracking down on problematic commenters and ask you to obey these rules if you want to keep commenting. First, no conspiracy theories. And second, quote only up to 2 sentences and use italics.
by David Alpert on Jul 23, 2010 11:14 am • link • report
by Concern Citizen on Jul 29, 2010 6:44 pm • link • report
Prince George's county better wake an realize the the political games are just that. Payback for votes. Owe Malley and Baker do not care one iota about PG county. Period.
by James Sorrenz on Aug 1, 2010 7:55 am • link • report
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