Photo by thisisbossi on Flickr.
Prince George’s wants to encourage development around stations on the southern end of the Green Line. But plans to do so have stalled in an attempt to prohibit “undesirable” businesses there.
A recent study from national consulting firm RCLCO shows that since 2000, the northern Green Line corridor between Columbia Heights and Navy Yard captured a larger share of young, professional, and affluent households than the Red Line in Northwest, traditionally the bigger draw for that population. To do the same thing along the southern Green Line, Prince George’s County is working on a plan for sustainable, urban development around the Branch Avenue, Suitland, Naylor Road, and Southern Avenue stations.
The proposal would create an “overlay district” around the stations banning everything from nail salons to strip clubs. While some businesses may not be ideal for areas next to a Metro station, the bottleneck might deter future investment that residents anxious for walkable urban development are eagerly anticipating.
Prince George’s lags the region in urban development
In his report The WalkUP Wakeup Call, George Washington University Professor Chris Leinberger identifies the DC area with its 43 walkable urban communities as a national model for urban development. These places not only provide residents with increased local amenities such as restaurants, retail, and entertainment options, but also bring jobs closer, reducing commutes.
However, only a handful of these communities are in Prince George’s County. Due to a weak market and decades of disinvestment, parking and vacant lots surround the four Metro stations along the southern Green Line. Creating a vibrant, safe, and pedestrian and bike friendly atmosphere would serve to increase the quality of life as well as the property values of those living in neighboring communities.
In response, the Prince George’s Planning Department proposed the Southern Green Line Station Area Plan last summer. It is an excellent step in the right direction, proposing vibrant, walkable, mixed-use development around each station. Real estate consultants RCLCO drafted the design for each station area as part of the Southern Green Line Station Area Plan Market Study the Planning Department commissioned in 2012.
Proposal could inadvertently discourage good development
While the Planning Board and County Council were supposed to approve the plan already, it’s been pushed back due to neighbor concerns. And councilmembers have proposed creating an overlay district prohibiting businesses near the stations that might undermine attempts to create an upscale retail environment, such as nail salons, car dealers, liquor stores, and tattoo parlors.
In some cases, overlay districts have been used to encourage more upscale retail establishments, but prohibiting certain types of businesses could discourage developers who are already hesitant about investing in these areas. It would be better to use the county’s licensing and permitting processes to tailor the types of businesses that are allowed around Green Line stations. It seems others agree; at a public hearing last night, many business owners testified against the imposition of restrictions on the area.
Hopefully, this proposal will only be a short-term hold up. The southern Green Line has a long way to catch up with the sustainable development that has already occurred at many of the region’s other Metro stations, but the approval of the Metro Green Line Sector Plan could be a major step in the right direction. And it will show the development community that Prince George’s County is serious about sustainable development.
Ultimately, the county will have to implement an innovative investment strategy to reduce some of the actual and perceived risk that developers face in Prince George’s. Reducing barriers is one of the most critical strategies the county can employ in order for the southern Green Line to get the investment it needs.
To voice your opinion about the proposed overlay district and its impact on the southern Green Line, you can still submit written comments to the County Council via their website.