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Members of the public can offer their input on the county's future at a day-long town meeting next month.

Prince George's is at a crossroads

"Prince George's County is at a crossroads," the Planning Board states. "Will we choose bold action or business as usual?"

The document recounts how the 2002 General Plan vision for growth and land use fell short of its original goals over the years. Without commitment to a new direction, the county can expect more spread out development, continued failure to capitalize on the promise of transit-oriented development, and lagging investment to spark revitalization of communities inside the Beltway.

Tier boundaries from the Prince George's County General Plan.

Between 2002 and 2010, residential growth in the county departed from the General Plan by spreading out into over 6,400 acres of the "Developing Tier," a rapidly suburbanizing area outside the Beltway. The lion's share of the county's development occurred there, including 73% of residential and 60% of commercial growth.

In the "Developed Tier," inside the Beltway, growth lagged. It fell short of goals by capturing 25% rather the hoped-for 33% goal. However, what was built there consumed just 5% of the county's land area.

Development in the pipeline, which has been approved but not yet built, promises more of the same. More than 79% of residential units in the development pipeline are single-family detached houses in the Developing Tier. Yet according to the Planning Board, demand forecasts show that more than 60% of the new housing units to be built should be multifamily units located in walkable communities at transit-accessible locations.

All photos by the author unless otherwise noted.

How and Where We Grow points to the costs of these growth patterns: spread-out development at densities that are difficult to support with quality transit or retail services, long commutes, and a future as a bedroom community to the region. Over the past 40 years, a third of the county's open space, agricultural, and forested land were converted to low-density residential development. The loss of open space has fragmented natural areas and undermined the agricultural economy.

Furthermore, the board notes that the county has attracted the fewest number of new residents of an area jurisdiction from 2000 to 2010. "Without recalibration of county priorities and policies that promote TOD [transit-oriented development] and high-quality, mixed-use development," the paper says, "it is likely that the county will be at a continued disadvantage to its neighbors when it comes to attracting residents and employers who value the connectivity and amenities that other such communities provide."

The county needs a unified vision

The board notes that the structure of county government undermines unity and fosters internal competition through the lack of at-large council members on the county council. "While the County Executive can focus and coordinate resources, the nine different Council members, oftentimes with nine different priorities, it is difficult to agree upon a single vision for the county," says the paper. "In practice this means that public dollars get spread across the county, instead of being concentrated in a few places to make a truly significant impact."

A "clear mismatch in stated goals and actual infrastructure investment" emerges when assessing the county's transportation spending priorities, the board finds. There's also far more commercial and mixed-use zoning than the market can support. The paper notes that the county's weak commercial tax base makes it a challenge to compete for employers or have the financial resources to address community needs, like crime and poor schools.

Given these tough observations, the planners put forth a realistic agenda for the future with this set of specific recommendations aimed at leveraging existing infrastructure:

• Define density targets and growth goals for the tiers to shift the focus of development to the centers and the Developed Tier.
  
• Make a stronger commitment by targeting new growth to the Developed Tier and increase the growth objectives for the tier.
  
• Locate the new hospital center and key government functions at a transit-oriented development location.
  
• Reduce the backlog pipeline development (which can linger for decades). Prioritize and phase development by requiring bonding for infrastructure improvements. Also use the water and sewer process to more aggressively discourage greenfield development.
  
• Prioritize and fast track building permits in targeted areas (County Council is currently advancing a bill to do this).
  
• Revise surcharge fees for schools and public safety, encourage development in the Centers and Developed Tier by reducing fees, and phase growth in the Developing Tier through fee increases.
  
• Adopt new zoning ordinance and subdivision regulations. Ensure they are supportive of the General Plan goals, including encouraging transit-oriented development.
  

The planning board's honest, stern assessment of the county's challenges and practical list of reforms offer the chance for Prince George's County to change its ways. County leadership has shown some appetite for meaningful reforms. At the request of the county council and executive, the state delegation enabled the county to reduce fees for developments around Metro stations during the last Maryland legislative session.

The County Council is also advancing a bill to expedite development review for projects close to Metro stations. Meanwhile, the debate over where to locate the proposed Regional Medical Center has shifted away from expansive open sites to parcels around the Largo Town Center Metro station.

However, the county's spending priorities still reflect business as usual, with a focus on building costly intersections for new communities like National Harbor and Konterra instead of investments to enhance access to transit stations or improve bus service. Expensive sprawl-supporting highway projects remain high on the county's wish list for state funding, such as roads to support the 6,000-acre greenfield Westphalia development located outside the Capital Beltway and miles from the nearest Metro station.

Despite the mixed and sometimes contradictory priorities pursued by the county, the Planning Board and staff are making waves by pointing out the costs of continuing old ways that will allow the county to fall further behind.

Check out the Plan Prince George's 2035 website, and plan to attend the half day town meeting on June 15 beginning at 9:30 am at the University of Maryland College Park.

Plan calls for three urban nodes, new parkland

Planners envision creating three new "activity centers" clustered around the Food and Drug Administration, whose 9,000 employees began moving here in 2009, and Washington Adventist Hospital, which wants to move here from Takoma Park.

Concept drawing of the White Oak Science Gateway from the Montgomery County Planning Department.

The largest would be LifeSci Village, a partnership between local developer Percontee and Montgomery County to build a planned community for bioscience research and technology behind the FDA campus. Today, it's a 300-acre brownfield site containing a shuttered sludge treatment plant and a concrete recycling facility.

"We have to create a compelling reason for people to come here," says Jonathan Genn, executive vice president at Percontee. Bioscience workers "tend not to [have] your normal 9-to-5 week," he adds. "They're working nights and weekends. They want that vitality."

An "academic quad" at LifeSci Village. Image from Percontee.

Designed by New Urbanist architecture firm Torti Gallas and Partners, the $3.2 billion project would contain a research campus with several "world-renowned" academic institutions, along with offices and labs, a hotel and conference center. There would be a commercial district with shops, restaurants and entertainment venues, and up to 5,300 new homes, including apartments, townhomes and some single-family homes.

Another "activity center" would be at 40-acre White Oak Shopping Center at New Hampshire and Route 29 would give way to apartments, offices and shops in buildings up to 200 feet tall surrounding an "urban plaza" and a "neighborhood green" for community gatherings. The plan encourages redeveloping the 1960's-era garden apartments behind the shopping center, but only if the new buildings set aside at least 15% of their units for affordable housing.

The third would be in Hillandale, where both Georgetown University and Montgomery College have expressed interest in buying the former National Labor College campus at New Hampshire Avenue and the Beltway.

Meanwhile, residents would get a larger open space network, including neighborhood parks, a recreational park and a proposed, 130-acre expansion of Paint Branch Park into the FDA property, the vast majority of which is unused.

Planners seek new approach to congestion

The Science Gateway plan is a 180-degree turn from previous plans for White Oak and East County, which sought to keep the status quo. Planners say that old solutions won't fix White Oak's real issues, and that improving transit and bringing amenities closer to where people live is the best way to handle traffic.

The commercial district at LifeSci Village. Image from Percontee.

"Creating a really vibrant, mixed-use community ... is a mitigating factor," says Genn. "People can walk to work, bike to work, people can do other activities after work. All of those things mitigate traffic impact at rush hour."

In total, the Science Gateway plan allows up to 8,500 new homes and 13 million square feet of new commercial space containing up to 43,000 new jobs. That's more than double the amount of homes and commercial space here today, and nearly triple the amount of jobs.

Planners hope that new transit and improved local street connections will help reduce the Science Gateway's traffic impacts. Montgomery County's proposed Bus Rapid Transit network would connect the three centers to each other and to the rest of the region with lines along Route 29 and New Hampshire Avenue, and Randolph Road.

BRT lines currently under study (in blue) and an extension to LifeSci Village (in green). Image from the Montgomery County Planning Department.

The plan also calls for connecting dead-end streets where possible and building a new street grid at the White Oak Shopping Center and LifeSci Village. Planners recommend rebuilding a bridge that carries Old Columbia Pike over the Paint Branch, which was closed to cars 30 years ago, and creating a network of "green streets" with bike lanes.

By giving residents, workers and visitors alternatives to driving, the plan's goal is that 30% of all trips will be made without a car by 2040. That may seem unrealistic, but 25% of White Oak residents already commute to work by foot, bike or transit today. The Metrobus K and Z lines, which serve White Oak, are some of the most-used routes in suburban Maryland.

Strict staging requirements would ensure that new development wasn't occurring without the public infrastructure needed to support it. Under the plan, most of the development wouldn't occur until after the Bus Rapid Transit lines on Route 29 and New Hampshire were funded and built. The Planning Department would have to submit reports every 2 years showing that infrastructure has caught up to development.

Science Gateway could improve jobs-housing imbalance

While the Science Gateway could help fix the region's jobs-housing imbalance by putting more jobs on the east side, closer to where the most affordable housing is, reducing the need to commute to the I-270 corridor or Northern Virginia for work.

There are no fewer than 5 plans each calling for a similar amount of development as in the White Oak plan along I-270, like the the Great Seneca Science Corridor in Gaithersburg, which both residents and smart growth advocates criticized for putting too much development in an isolated area.

Many of them suggested that White Oak was a better location for it, and East County residents agree. In 2009, the East County Citizens Advisory Board demanded more jobs and investment in the area, while visitors to a 2010 open house advocated for more density and transit.

Improving pedestrian, bike and transit connections could help traffic in White Oak. Photo by the author.

Nonetheless, most of the Science Gateway isn't allowed under the county's Adequate Public Facilities Ordinance, which discourages new development in congested areas based on the assumption that everyone will drive everywhere no matter what.

But "even if Montgomery County limited development," planners note, "regional and local traffic will continue to congest the highway network." To make White Oak eligible for new development, planners simply recommend not including regional highways like Route 29 and the Beltway in traffic counts, which would lower the area's traffic counts, making it eligible for new housing and job growth.

Not everyone's convinced, however. "This just means we're going to suffer from more traffic," said Alison Praisner Klumpp, Calverton resident and current member of the East County Citizens Advisory Board, said at a presentation on the plan earlier this month. Carole Ann Barth, president of the Montgomery County Civic Federation and a resident of Four Corners, called the plan "shallow, simplistic and ultimately impractical" while claiming it would force people to live in apartments against their will.

Plan needs transit, some industry to succeed

As someone who currently lives and bikes in White Oak, I'm excited by the Science Gateway plan. Having more jobs, shopping and housing choices in East County will encourage hopefully make this area a destination of choice once again.

However, this plan can't happen without good transit, especially a direct connection to LifeSci Village. While the staging requirements require BRT to be funded and built before major development occurs, the county's current plans call for buses without dedicated lanes on much of New Hampshire Avenue and Route 29. Without fast, reliable transit, people will continue to drive, placing an undue burden on area roads.

Should we keep some light industrial activity in White Oak? Photo by the author.

In addition, planners may want to reconsider preserving some of the light industrial uses in the plan area, like at the Montgomery Industrial Park on Industrial Parkway. Just 1% of Montgomery County is zoned for industrial activity, and there aren't many other places where it can go. There may not be enough of a market to rezone all of it for mixed-use development, as the plan recommends.

Studies show that a majority of Americans across racial and generational lines want to be close to transit, jobs, shopping, dining and entertainment, and communities across Montgomery County and the region are responding. If White Oak wants to reclaim its former prosperity, it can and should follow suit.

The Montgomery County Planning Board will hold a public hearing on the White Oak Science Gateway Master Plan this Thursday at 6:30pm at the Planning Department, located at 8787 Georgia Avenue in Silver Spring. To sign up to testify or send written comments, visit their website.

Here is the full list.

Transit projects:

• $100 million for MARC enhancements, including Penn Line weekend service, 2 new Camden Line weekday roundtrips, and new locomotives.
  
• $280 million for final design for the Purple Line.
  
• $170 million for final design for the Red Line in Baltimore.
  
• $100 million for final design for the Corridor Cities Transitway in Montgomery County.

Road projects:

• $125 million for construction of an interchange between I-270 and Watkins Mill Road in Montgomery County.
  
• $100 million for construction of an interchange at Kerby Hill Road and Indian Head Highway in Prince George's.
  
• $49 million for widening US 29 to three lanes from Seneca Drive to MD 175 in Howard County.
  
• $82 million for construction of an interchange on US 15 at Monocacy Boulevard in Frederick.
  
• $20 million for design of a new Thomas Johnson Bridge between Calvert and St. Mary's counties.
  
• $60 million for reconstruction of in interchange at I-695 and Leeds Avenue in Baltimore County.
  
• $44 million for BRAC-related construction near Aberdeen Proving Ground.
  
• $54 million for construction of a new interchage on US 301 at MD 304 on the Eastern Shore.

Of course, cars aren't held to the same standard.

There also aren't many drivers on the ICC. Around 21,000 cars per day use the road. The state says that meets projections, but the projections seem to change. At one point they were as high as 71,000.

But is anyone proposing the state shut the road? Nope. Instead, the strategy is to try and boost car use.

Lawmakers hoped to induce more traffic with lower tolls last year, although that proposal was never accepted. This year the state raised the speed limit to make driving more attractive.

When it comes to bikes and transit, it's cut and run at the first hint of a problem. For cars, it's roll out the red carpet and hope for more traffic.

This isn't the first time this has happened. When Virginia's I-95 HOT lanes were first proposed, the firm hoping to expand the highway called its proposal "BRT/HOT lanes," but of course nothing resembling actual BRT was ever built.

Transportation advocates should remember this the next time someone proposes a "multimodal" highway. Odds are they won't deliver.

Cross-posted at BeyondDC.

After a pleasant ride southbound against the commute rush on Martin Luther King Avenue, I turn onto Sheridan Road SE. This on-street section is the western extension of the Suitland Parkway Trail. It could certainly use sharrows or even a bike lane/cycle track, as the travel lanes are very wide.

Construction debris from the unfinished Sheridan Station development litters the sidewalk adjacent to the road. I swerve around something that was burned to the curb cut and a pile of mulch that sprawls onto the trail. There's no clear signage for the trailhead, but this is where it starts.

This is the nicest part of the trail in the city, though. There's separation from the parkway, and weeds and garbage haven't colonized the path yet.

It quickly gets worse, though. In some areas, there's so much underbrush, weeds, plant debris, garbage, and broken glass on the far side of the trail that there's just one passable "lane." I'm now limited to a space 3 feet wide, keenly aware that cars traveling over 50 miles per hour are just inches away.

The trail separates from the parkway for a short distance, where it's quickly overtaken by nature.

Grass grows through cracks in the pavement, reaching the point where the trail needs to be completely rebuilt. The surface is completely broken here.

When I get back to the parkway, the lane farthest from the road is still blocked, whether by trash and dead leaves or by low-hanging tree branches. I either have to get off my bike or move into oncoming traffic to pass it.

There's a speed limit sign placed not next to the trail, but in it. There's plenty of room 4 feet to the right.

Here's an uncharacteristically clear section of the trail. It's right in front of the speed limit sign, though, so I get the feeling it was kept that way so drivers could see the sign.

East of Stanton Road, the garbage littering the path makes me think I've found a mobile automobile repair shop.

A stream culvert passes under the trail and road here. Unfortunately, it narrows the trail.

This is the steepest climb on the trail, though thankfully it's much less steep than taking parallel streets like Good Hope Road or Pennsylvania Avenue. Here, you reach two places where the trail is collapsing due to erosion of the ground below.

After crossing two exit ramps, the trail continues under the Alabama Avenue bridge. The trail is very overgrown here, and I can pick out mulberries, Ailanthus (Tree of Heaven), Virginia creeper, and other weedy plants overrunning the pavement.

Under the bridge, the trail is barely 3 feet wide, making it impossible for two cyclists to pass each other here. The lanes of the parkway must be at least 12 feet wide, and they should be narrowed to give enough space for the trail.

If you haven't noticed by now, the parkway itself has a brand-new layer of asphalt, while the adjacent trail has not seen the same level of care or investment.

At Southern Avenue, the boundary between DC and Prince George's County, the trail abruptly ends.

I trudge up the hill through waist-high weeds to get to Southern Avenue. To add insult to injury, there's no gap in the guard rail, so you have to lift your bike over the rail to get to the sidewalk.

Improving the Suitland Parkway Trail is a chicken-and-egg argument: no one uses it because it goes nowhere, so it isn't used, which means it isn't maintained. But if the District and Prince George's County are serious about making cycling a viable option for communities east of the Anacostia River, they have to do a better job of creating trails and other infrastructure, and they have to actually maintain them. If our leaders are serious about all their claims about "One City" and working with our neighbors, they'd sit down together and find a way to make this a priority.

There are rumors that the trail will one day extend to at least the Branch Avenue Metro station, if not farther south to Andrews. In 1994, the National Park Service did a feasibility study of extending the trail, but nearly 20 years later, nothing has happened.

It's also unclear who would be in charge of this construction, the National Park Service or Prince George's County. I'll believe that the local governments actually see some level of priority here when I see shovels in the ground.

In the meantime, DDOT and Mayor Gray should at least send a crew to pick up debris and clear the underbrush so what's there can be used by District cyclists and pedestrians. It's literally the least they could do.

Inefficiency is the least of the problems with this style of law enforcement. Police who drive all day don't understand the reality of walking on the county's roadways. When you get out of the squad car and join the thousands who cross Veirs Mill every day (it's among the county's busiest bus corridors), you suddenly learn that "it's kind of scary."

All of this raises the question: in an increasingly urbanized county, where is the cop on the beat? Downtown Bethesda throngs with people on weekend evenings, and the police sit in parked squad cars behind rolled-up windows. If they were on foot, they would have plenty to do—especially in the late evening when drivers often zoom through the emptying streets.

Foot patrols succeeded in calming downtown Silver Spring after a series of brawls in 2010. But they ended once the brawls went away.

Street fighting is hardly Montgomery County's biggest law enforcement problem. Driver violations of pedestrian rights are ubiquitous, and they do far more harm. There are as many pedestrian deaths per year in the county as homicides.

Where people walk, we need police on foot. Not just on a few not-so-secret "stings"—Capt. Didone said these operations will continue only through the end of the month—and not just in response to occasional outbreaks of crime.

Police should be walking every day, in Aspen Hill and Germantown as well as Bethesda and Silver Spring, protecting the rights of pedestrians as a routine element of law enforcement. Drivers need to understand that they can be ticketed any time they break the law, not just between 11:00 and 3:00 during the month of May.

It sounds far out, but it might actually work. Montgomery County is blessed with a number of above-ground public parking garages in the downtowns of Silver Spring, Bethesda, and Wheaton. Their rooftop levels have great views, but outside of a few events each year, most of them are empty.

Our parking garages may not be as pretty as the Herzog and de Meuron-designed garage in Miami Beach which doubles as an event space. But since many of our garages are intended for commuters, they're usually next to Metro stations or bus stops, meaning you don't have to drink and drive.

People and cars are forbidden from using the top floors of many public garages in Montgomery County.

Unfortunately, most parking garage roofs in Montgomery County are blocked off with chains when they're not being used for parking. County police threaten to arrest anyone who tries to go up there.

In 2011, photographer Chip Py attempted to do a photo shoot of a popular go-go band atop a parking garage in downtown Wheaton. He'd been detained by police for taking pictures there before, so he decided to contact the Department of Transportation, which manages the garages.

"It was 13 people, lights and everything. And I didn't want to risk going in there and getting it shut down," Py said. But officials from the county said he'd get arrested for trespassing. "You can't do anything in there except park a car," he remembers being told.

Of course, people go anyway. One Saturday afternoon last year, I decided to visit the top floor of every parking garage in downtown Silver Spring. As with any forbidden-but-accessible place in the urban realm, I also found teenagers. On one garage roof, I walked into a stairwell to leave and stumbled on two kids sketching and listening to music on a little boombox. The smell of pot wafted through the air. I wanted to ask, "Why are you here?" but before I could, they freaked out and packed up.

To me at least, the answer is obvious. I remember sneaking onto the roof of the Town Square Garage on Ellsworth Drive with my friends from high school before it opened in 2004. There's the thrill of breaking the rules, yeah, but there's also the great view and the feeling like you're in the middle of everything and completely alone at the same time.

Two kids hang out atop a Silver Spring parking garage in 2010.

That's not too different from being in a great urban park or plaza. Public parking garages belong to the public, and we should think about them as part of the public realm. In other words, Montgomery County should take advantage of all this empty space they have, especially since it's not being used for parking. Of course, not all parking garages are engineered to actually hold people, like this one in Phoenix that violently shook when Arizona State University students held a dance party on top. We'd have to make sure that our garages were up to the task.

In recent months, there's been a lot of talk about growing the county's nightlife scene. However, it's primarily been about street-level drinking, or in the case of the Quarry House Tavern in downtown Silver Spring, subterranean drinking.

Not only would rooftop events on parking garages be a good use of wasted space, but they might be unusual enough to draw people here for a night out. The DC area may have a lot of rooftop bars, but definitely not one like this.

For more examples, check out this photoset of views from parking garages in downtown Silver Spring.

Purple Line open houses: The Maryland MTA is holding 5 open houses to inform residents about the Purple Line, now looking a lot more likely to actually become a reality. They're tonight (Tuesday) in Silver Spring, Thursday 5/9 in Riverdale, Saturday 5/11 in Langley Park, Tuesday 5/14 in Bethesda, and Wednesday 5/15 at Woodridge Elementary School in Hyattsville. Each is 5-8 pm, except the Saturday one which is 11-2.

Bike to school: If you have children in school and don't bike to school regularly, tomorrow is a great time to try. 17 DC schools are participating, and for the dozen on those which are on Capitol Hill, families can congregate in Lincoln Park for an event featuring Ray LaHood, then form bike trains to the schools. Sandra Moscoso has more on Greater Greater Education.

Walk Route 1: CSG's next walking tour looks at Route 1 in Fairfax, the oft-forgotten highway where big box sprawl has the potential to become eco-friendly, walkable communities. Volunteers will help groups take the bus from Huntington Metro for those arriving by transit. RSVP before it's full!

Height "master plan" meetings: The National Capital Planning Commission and DC Office of Planning are working together on a study that might recommend changes to the federal height limit, or might not. Regardless, the issue is sure to be completely noncontroversial, since as we know nobody ever wants to argue about the height limit. (Kidding.) The first public involvement is next week, with a meeting Monday, May 13, 6:30-8:30 pm at the Petworth Library, and then Saturday, May 18, 10:30-12:30 at the MLK Library by Gallery Place Metro.

Learn about, push for BRT: There's a big hearing on Montgomery County's BRT plans on Thursday, May 16, 6-9 pm in Silver Spring. Can you testify? Also, Montgomery transportation planner Larry Cole will talk about BRT as well as MARC expansion at ACT's monthly meeting Tuesday, May 14, 7:30 pm in Silver Spring.

What's up with Pennsylvania and Potomac? The second public meeting on the intersection at Potomac Avenue Metro is Thursday, May 16, 6:30-8:30 pm at Payne Elementary. Have DDOT and its consultants listened made the early designs even better to walk and bike, or have they gotten worse? We'll find out!

Bike to work: Just a little over a week after Bike to School Day (but much farther down our chronological calendar) is Bike to Work Day on Friday, May 17. Pledge to ride, stop by one of the pit stops around the region, join one of the commuter convoys along popular routes, and support almost all of the event sponsors.

Talk Smart Growth with David Grosso: Ward 3 Vision, the smart growth resident group in upper Northwest DC, is having a meet and greet on Tuesday, May 21, 6:30 pm at Guapo's by the Tenleytown Metro. At-large councilmember David Grosso will be there to hear from you about your vision for a more walkable and vibrant Ward 3 and all of DC.

Roosevelt Ride: Ride around Greenbelt, the New Deal planned community, in your best New Deal-era attire, followed by a picnic. You can also get a free tour of the Greenbelt Museum, which shows how families lived in what was built as working-class housing in 1937. That's Sunday, May 26; the ride starts at 11, the picnic after, and the tours at 1.

Have an event we should consider including on the ? Send them to events@ggwash.org. Please include a URL to a webpage that has the information about your event as well, so that we can link directly to your event.