Posts about Prince George's
The latest future population projections forecast that by 2040 the District of Columbia will have a population of 883,600. That would far eclipse the historic high of 802,178, from the 1950 census.
Despite that growth, DC would still rank as only the 4th most populous jurisdiction in the region, behind Fairfax, Montgomery, and Prince George's. But the next 26 years could narrow that gap considerably. Demographers project that only Fairfax will add more people than DC. Prince George's will add fewer than half as many.
The forecasts come from the Metropolitan Washington Council of Governments (COG), which is sort of a United Nations for local governments in the DC region.
COG's forecast report has a treasure trove of fascinating demographic info, not only about population, but also jobs and households. For example, by 2040 COG's demographers expect DC to have over 1 million jobs.
Of course, these are only projections. Nobody can predict the future with 100% accuracy. COG's forecasts often fail to predict the biggest peaks during booms and lowest dips during busts. But all in all they've historically been reasonably accurate.
So get ready for more neighbors.
Cross-posted at BeyondDC.
Prince George's County officials want everyone to know that the county is serious about transit-oriented development and making the most of its Metro stations. A promise to plan needed streets, sidewalks and parks around a short list of stations could be an important change to county spending that's been focused on big-ticket road projects.
The county has been lobbying hard to get the FBI headquarters at the Greenbelt Metro station. Next week, officials break ground on a new Maryland Department of Housing and Community Development headquarters at the New Carrollton station. And the county has committed to locate a $650 million hospital at Largo Town Center station.
All are examples of the county's strategy targeting five Prince George's Metro stations: Largo, New Carrollton, Prince George's Plaza, Branch Avenue, and Suitland. The county will speed up the approval process around these sites and offer financial incentives for transit-oriented development.
The county has also committed to plan infrastructure such as streets, sidewalks, and parks around each station. For the last few years, the county's requests to the state government for transportation projects listed infrastructure at Metro stations, but did not make a detailed request. County officials now are committing to assessing specific station area needs, to make sure that infrastructure at Metro stations are in the line for funding from the county, state, or other sources. The current draft of the county's 20-year land use plan also calls to revise the county's capital project lists to align with its transit-oriented development priorities.
But apart from the Purple Line, which isn't entirely in the county, the lion's share of local and state funds continue to flow to expensive road widening, interchanges and other facilities that chase sprawl.
The county has won a state commitment to spend $150 million on an interchange at Suitland Parkway and MD-4, and a new interchange for MD-210 (Indian Head Road) at Kerby Hill Road for $100 million. The Suitland and MD-4 (Pennsylvania Avenue) interchange feeds development at the 6,000-acre greenfield Westphalia project, which is a bad deal for the county.
The county's top request from the state this year is to fund another interchange for MD-210, which could cost close to $100 million. The complete plan for 7 interchanges along MD 210 prices at more than $600 million. Those numbers dwarf the $26 million the state committed last year for pedestrian and bicycle improvements.
Rushern Baker's administration's pledges to help spur development at priority Metro stations are very welcome. Residents are hoping to see them follow through.
When built, the Purple Line could dramatically improve transit commutes in Montgomery and Prince George's counties. To explore that and other changes the line will bring, researchers created a series of maps including this one of the "commute shed" of each Purple Line station, or how far you can get on transit before and after it's built.
Two weeks ago, the Purple Line Corridor Coalition organized a workshop called "Beyond the Tracks: Community Development in the Purple Line Corridor" to bring different stakeholders together and talk about ways to prepare for changes along the future light-rail line between Bethesda and New Carrollton, which awaits federal funding and could open in 2020.
The coalition is a product of the National Center for Smart Growth at the University of Maryland, which hosted the workshop. Members of the group include nonprofit organizations, developers, and local governments in Montgomery and Prince George's counties. At the workshop, they looked at examples from cities like Minneapolis and Denver, which recently built light-rail lines.
The 16-mile corridor contains some of the region's richest and poorest communities, in addition to major job centers and Maryland's flagship state university. When it opens in 2020, the Purple Line will help create the walkable, urban places people increasingly want. However, rising property values could potentially displace small businesses and low-income households. To illustrate and explore these issues, the Center for Smart Growth produced a series of awesome maps.
Like the DC area as a whole, the Purple Line corridor is divided from west to east, with more jobs and affluence on the west side, and more low-income households on the east side. Many of the estimated 70,000 people who will ride the Purple Line each day in 2040 will come from communities in eastern Montgomery and Prince George's county to jobs in Bethesda and Silver Spring.
But today, getting between those areas can be difficult and time-consuming, whether by bus or by car. It's no surprise that many commuters along the eastern end of the Purple Line have one-way commutes over an hour.
These maps, and the map above, show the "commute shed" of three Purple Line stations, or how far you can get on transit in an hour. In all three cases, the Purple Line opens up huge swaths of Montgomery, Prince George's and DC to each community. While the Purple Line only travels through a small portion of our region, it adds another link to our existing Metro and bus network, meaning its benefits will go way beyond the neighborhoods it directly serves.
But better access comes with a price, namely rising property values. The revitalization of downtown Silver Spring has resulted in higher home prices in surrounding neighborhoods because of the increased demand to live there. But Silver Spring and Takoma Park still have substantial pockets of poverty, meaning that low-income residents may not be able to afford to stay in the area once the Purple Line opens.
There are two ways to ensure that neighborhoods near the Purple Line remain affordable for both current and future residents. One is to protect the existing supply of subsidized apartments. Many complexes near the Purple Line have price restrictions for low-income households, but they will expire before it's scheduled to open in 2020.
The other is to build more new housing near the Purple Line. New homes are usually expensive, but increasing the supply of housing to meet demand can result in lower or at least stabilized prices. We're starting to see this in downtown Silver Spring, where thousands of apartments have been built in recent years. But Montgomery officials reduced the number of new homes allowed in Chevy Chase Lake and Long Branch due to concerns about changing the character of each neighborhood.
There are a lot of great and interesting communities along the Purple Line. But many of them are dramatically different places than they were even 10 years ago. They'll be different in 10 more years, whether or not the Purple Line is built. We can't preserve these places in stone, but we should try to ensure that the people who enjoy and contribute to these places can stick around in the future.
The bylaws of older condominium associations often hinder the ability for communities to evolve as the needs of residents change. Some condo associations grapple with this issue as more residents start to ride bicycles.
Matt Johnson rents a condo in Greenbelt. His condo association's rules prohibit storing bikes on balconies. But there's nowhere else to store them outside; there are no bike racks outside anywhere.
They do have a "bike room" in the basement. It is completely unmarked; Matt just assumed it was an electrical closet for the first 3 years he lived there. After the building captain mentioned it to Matt, he went and looked inside.
There are no bike racks or any other elements to which it is possible to lock a bike. It's a big square room with cinderblock walls. Most of the room is full of junk from other residents, just stacked in there, no organization whatsoever. It looks like the only thing not stored in that room are bikes.
Instead, Matt keeps his bike in the dining nook during the warmer months. Whenever he and Ryan have guests over or during the winter, he moves it to their storage locker (also in the basement). It barely fits inside.
Even if they had a bike room, Matt probably wouldn't use it, because having to carry it up and down a bunch of stairs and going through 2 locked doors (for which each unit gets only 1 key) would inhibit daily use of his bike.
Veronica finds high hurdles to change her condo bylaws
When Veronica was president of her condo board in Fairfax Village, in DC's Ward 7, she looked into adding bike racks in their parking lot. However, the association's bylaws, written in 1974, prevent storing bikes outside:
Co-owner shall not place or cause to be placed in the public hallways, walkway, driveways, parking areas or other Common Elements any bicycles, furniture, packages or objects of any kind. The public hallways, walkways and driveways shall be used for no purpose other than for normal transit through them.Once that was a no-go, she looked at the possibility of converting a basement space into a bike room. However, the same provision includes "other Common Elements." Another section of the bylaws has a half page definition of "Common Elements," which includes basements.
Amending the association's bylaws would require approval by two-thirds of owners at a meeting called specifically for that purpose. That's not an insurmountable task, but it would take a significant effort to get that percentage of owners at a meeting.
Given all of their other projects such as the community garden, bike parking fell to the bottom of the list. Fortunately, unlike with Matt's condo, most (if not all) of the residents that have bikes either own a garage unit or store them in a neighbor's garage unit.
DC's proposed new bike parking regulations might trump the bylaws, at least for some condos in the District. It's unclear if they would affect Veronica's condo, since the regulations only apply to buildings of 8 units or more, and Veronica's is 3 separate structures of 6 units, all connected together with plumbing. We emailed DDOT yesterday to find out, but hadn't heard a definitive answer by posting time.
The Federal Transit Administration has just issued a Record of Decision for the Purple Line, basically approving the 16-mile light rail line between Bethesda and New Carrollton. It's one of the last pieces needed to build the line, which is scheduled to break ground next year and open in 2020.
Maryland Transit Administration officials made the announcement this morning during a Montgomery County Planning Board meeting about the Purple Line, which Purple Line NOW! and BethesdaNow subsequently tweeted.
The FTA will make a formal announcement next week. The agency's decision means Maryland can start purchasing right-of-way to build the $2.37 billion Purple Line, and makes it eligible for federal funding. President Obama recently included it in his 2015 budget, which Congress will have to approve later this year.
With state funding in place and an ongoing search for a private partner in the works, nearly all of the money needed has been secured. As a sign of how likely the Purple Line is to get built, the Planning Board is meeting today to make detailed recommendations about how it should interact with surrounding neighborhoods, like what materials to use for retaining walls.
Meanwhile, Washington Post columnist Robert McCartney has a column today urging the affluent Town of Chevy Chase, which has been fighting the project for years and recently hired a congressman's brother to lobby on their behalf, to lay down their arms and use their money to make the project better instead.
"Some people have more money than good judgment," he wrote. "The town should end its obstruction of a worthy project. Burning money is unwise even if you have it to spare."
Yesterday, the Purple Line took a big step forward when the federal government recommended giving it a $100 million grant for next year and providing additional funding in the coming years. Now, all it needs is approval from Congress.
President Obama included the $2.2 billion, 16-mile light rail line between Bethesda and New Carrollton in his 2015 budget. It's one of 7 transit projects the Federal Transit Administration recommended for a "New Starts" grant, including the Baltimore Red Line, an extension of LA's Purple Line, Boston's Green Line extension, the Columbia River Crossing in Portland, and commuter rail in Orlando and Fort Worth.
The agency also recommended Congress give the Purple Line a "full funding grant agreement" committing it to help pay for construction. Maryland hopes the federal government will provide $900 million, though it's unclear what the final amount will be.
The state has already agreed to put in up to $900 million for the project. Montgomery and Prince George's counties will give $220 million total, while the state is looking for a private partner to build and operate the line and pitch in additional funds.
The Purple Line has been discussed in some form since 1986. If everything goes right, it could start construction in 2015 and open in 2020. But getting here hasn't been easy.
From the beginning, it faced vehement opposition from the exclusive Columbia Country Club in Chevy Chase, because the line would follow the Capital Crescent Trail, a former freight rail line that bisected its golf course. Meanwhile, the University of Maryland didn't want it passing through the heart of campus, and even hired former Montgomery County executive Doug Duncan (now running for a fourth term) to oppose it.
Maryland was able to find a workable solution for both parties, and the Purple Line now enjoys the support of both county executives, elected officials in both counties, and hundreds of civic, environmental, business, and advocacy groups.
But there are still a few challenges remaining. One is that Congress actually has to approve President Obama's budget and decide how much the "full funding grant agreement" for the Purple Line would be. The other is the Town of Chevy Chase, which continues to oppose the project because of its impacts on the trail. The town recently hired a lobbyist who happens to be the brother of the House transportation committee chair to make the case against the line.
Meanwhile, other residents may sue the government because they feel not enough research has been done about the Purple Line's impacts on a small, shrimp-like creature that's listed as an endangered species but is found several miles away. These things may add additional delay to the Purple Line, but it's unclear whether they're enough to actually halt the project.
In any case, yesterday was a great day for the Purple Line. When I attended my first Purple Line meeting in 2003, as a junior in high school, I assumed that I'd be riding it by now. Hopefully, 28 years after the project was first announced, we won't have to wait much longer.
Last year, Prince George's County planners kicked off a bold effort to revise its general plan and direct most future growth to transit stations inside the Beltway. But a continuing focus on sprawling suburban development on the county's fringes could thwart those worthy goals.
The Planning Department has been working on "Plan Prince George's 2035," an update of the county's blueprint for long-term growth and development. It proposes directing most growth to a few "downtown" areas at major Metro stations inside the Beltway. Planners stressed the need to revitalize older communities and preserve natural resources.
Throughout the process, planners urged the county to be "bold and forward thinking" and to reject the "business as usual" approach of supporting sprawl development. But the County Executive's and County Council's continuing enthusiasm for big greenfield developments like Westphalia and Konterra, will only continue this pattern by directing growth away from downtowns.
Preliminary draft plan reflects council's desire for more "business as usual"
The preliminary draft of Plan Prince George's 2035, released in September, is graphically impressive and chock-full of data. Planners have spent the past several weeks reviewing, digesting, and responding to public comments received in November and December.
In many ways, the preliminary draft plan lays out the right overall vision and framework for how the county should "live, work, and sustain" over the next 20 years. It says that 50% of the county's growth should go to one of eight "Regional Transit Centers": Largo Town Center, New Carrollton, Prince George's Plaza, Branch Avenue, College Park, Greenbelt, Suitland, and National Harbor. Of these, only National Harbor is not Metro-accessible, and all of these areas are either inside or adjacent to the Beltway.
In many other ways, however, Plan Prince George's 2035 is at odds with the planners' stated vision. It's too permissive of allowing growth to continue in the sprawling areas of the county that lie outside the Beltway and away from transit. Inside the Beltway, the preliminary plan misses the mark in identifying existing neighborhoods most in need of capital investments to catalyze revitalization and redevelopment.
New "Suburban Centers" and sprawling subdivisions away from transit encourage growth in the wrong places
The plan identifies five "suburban centers," all located outside the Beltway and away from transit: Bowie, Brandywine, Landover Gateway, Westphalia, and Konterra. Planners envision that these centers will be "larger in size" than development around Metro stations and will "rely more on vehicular transportation."
According to the plan, 6,300 new homes should be built in these areas, representing 10% of the county's growth over the next 20 years. But Konterra and Westphalia alone are already approved for 9,500 homes, or 15% of the county's projected growth. Add the approved and planned development at Woodmore Towne Centre and the old Landover Mall (both at Landover Gateway), as well as Bowie and Brandwine, and Suburban Centers could easily be responsible for more than 20% of Prince George's projected future growth.
County planners may have felt they had to include the suburban centers because they're already reflected in existing master plans. Additionally, County Executive Rushern Baker and many County Council members continue to vigorously support growth and development in these areas. But the point of the General Plan is to provide a blueprint for the county's future growth, not to ratify the bad growth decisions of the past.
The preliminary plan also recommends directing another 20% of the county's growth to so-called "Established Communities," which refers to every place in the county that's eligible for public water and sewer connections. But such an overarching designation, which includes many areas that are currently undeveloped, turns the whole concept of "established" on its head and does virtually nothing to control sprawl.
Last fall, the County Council extended the validity periods for several previously approved but still-unbuilt projects dating to before the housing bust. Eighty percent of those projects are for single-family subdivisions in undeveloped areas outside the Beltway.
With the "Suburban Centers" and "Established Communities," as contemplated in the preliminary plan, over 40% of the county's projected growth will occur in outer-Beltway suburbia, away from transit. This can hardly be the "bold" direction that planners originally envisioned.
Plan doesn't direct enough resources for inside-the-Beltway communities
In contrast to the massive growth planned for "Suburban Centers" and "Established Communities," the draft plan only anticipates 15% of the county's growth going to the 20 Metro, MARC, Purple Line, and other transit stations inside the Beltway that are designated as local transit, neighborhood, or campus centers. There's little mention in the plan of public funds for capital improvements, like new streets or public facilities, and other catalytic investment in these areas, meaning even that tiny amount of growth is not likely to materialize.
The draft plan focuses its "Neighborhood Reinvestment Area" priorities solely on the six neighborhoods that County Executive Baker designated in his 2012 Transforming Neighborhoods Initiative (TNI) program, which provides educational, public health and safety resources to communities particularly plagued by crime.
In her public testimony, Lillie Thompson-Martin, mayor of the town of Fairmount Heights, rightly criticized the preliminary draft of Plan Prince George's 2035 for "starving the older established communities," refusing them any meaningful revitalization assistance.
State-designated revitalization opportunity areas like this, across from the Addison Road Metro Station, get little attention in Plan Prince George's 2035. Image from Google Earth.
A better approach would have the plan focus on those areas that county and state economic development officials have already identified as most in need of revitalization. Maryland has designated several Prince George's communities as either a Sustainable Community, Targeted Area, or Enterprise Zone. This would encompass most of the inner-Beltway Metro station areas designated as Local Transit Centers or Neighborhood Centers, like West Hyattsville and Addison Road, and many other older communities, like Brentwood, Mount Rainier, and Capitol Heights.
Tell Prince George's it's time to change directions
Although the public comment period has passed, the final draft of Plan Prince George's 2035 has not yet been adopted. The Planning Board and the County Council still have to meet and vote to adopt the final plan.
If you believe that Prince George's needs to make developing our Metro stations and revitalizing inside-the-Beltway communities a priority, you should write to them and urge them to hold another public hearing. For the Planning Board, send your emails to the Public Affairs Department, with copies to Planning Director Fern Piret and Deputy Planning Director Al Dobbins.
For the County Council, send your emails to Council Chair Mel Franklin, with copies to the Clerk of the Council and Ingrid Turner, chair of the council's Planning, Zoning, and Economic Development committee.
Cross-posted on Prince George's Urbanist.
- Fairfax's answer to neighbors' transit plans: Light rail, streetcars, and BRT
- The DC zoning update has already had triple the public input as the enormous 1958 zoning code. Enough is enough.
- Federal board wants "dignified," dull Southwest Waterfront
- Today's problems were visible decades ago, but zoning has blocked solutions ever since
- MARC's chief engineer wants to allow bikes on some weekend trains
- Montgomery County added 100,000 residents since 2002, but driving didn't increase
- Downtown DC could have been more like L'Enfant Plaza