The Hon. Jolene Ivey
Prince George’s County District Council Chair
& Mr. Peter Shapiro
Chairman of the Prince George’s County Planning Board
Maryland National Capital Park and Planning Commission
Wayne K. Curry Administration Building
1301 McCormick Drive, Largo MD Email: clerkofthecouncil@co.pg.md.us
Dear County Council Chair Ivey and Planning Board Chair Shapiro:
Thank you for the opportunity to provide testimony in support of the Staff Draft West Hyattsville-Queens Chapel Sector Plan and Proposed Sectional Map Amendment (SMA) (CR-002-2022).
Please accept this testimony on behalf of the Coalition for Smarter Growth (CSG), the leading organization advocating for walkable, bikeable, inclusive, transit-oriented communities as the most sustainable and equitable way for the Washington, DC region to grow and provide opportunities for all. We also support and work closely with RISE Prince George’s, a group of county residents and allies advocating for policies and practices that build shared, sustainable prosperity in Prince George’s County by creating safe, walkable, inclusive and transit-oriented communities. The following testimony reflects the views of the Coalition for Smarter Growth.
This plan will shape growth and change in this area to enhance housing choices, improve walk and bicycle access, and better connect the community to two Metrorail stations. This plan would provide increased access to jobs, services and homes, in a way that minimizes automobile trips and reduces greenhouse gas emissions. This plan is comprehensive and extensive. We will only be able highlight a few of the important recommendations.
Land use
We support the missing middle rezonings, especially for the Queens Chapel Manor neighborhood between the West Hyattsville and Hyattsville Crossing Metrorail Stations. This would reclassify the neighborhood from RSF-65 to the RSF-A Zone. This change would match an existing area already zoned for attached 1, 2, or 3 homes. This change is modest but helpful. We agree that this is a measured, small lot infill approach appropriate for the neighborhood. The zoning change could make homeownership more affordable to more residents seeking to own a home near Metro. It could also enable a homeowner to create and rent out a unit, giving them income or have a separate living space for a family member. The rezoning would diversify the types of homes within close access to two Metro stations, and help support more nearby services and stores.
We also support the portion on Ager Road to be changed from ASF-A to LTO edge, which is appropriate for a higher volume roadway adjacent to the Metro station.
We note that the affidavit required for a homeowner living in the proposed rezoning area is a burden only borne by homeowners who want to express support for this proposed change. If you are a homeowner who opposes it, you do not face this barrier. We recommend revisiting this uneven burden to participate in these land use decisions.
Accessory dwelling units: we support the allowance of accessory units, and urge the Planning Board to set new zoning rules to permit this important flexible housing type.
Addressing displacement as part of floodplain recommendations: the long term plan is to acquire apartment buildings in highly flood prone areas, including Queenstown Apartments at 3301 Chillum Road. We urge the county to pair this plan with funding and policies to build quality new homes affordable to the residents who would be living there when this plan is implemented in the future. We understand that the floodplain mitigation proposals are intended to reduce vulnerability to flooding and climate-related changes. We also support intensification of multifamily zones but again urge the county to dedicate the resources, and to partner with affordable housing developers to prevent displacement of families, and provide more quality affordable homes for the residents living in these areas. This is a challenging situation that requires a comprehensive approach to protect residents from displacement — either due to flooding or flood mitigation actions.
Expand affordable multifamily housing opportunities: in addition to a focus on preventing displacement, we ask the county to expand quality, affordable housing construction to give families of all incomes the opportunity to live near transit, in a walkable community.
Transportation
Remove Vehicle LOS as a metric in TOD areas: we strongly support the plan’s proposed elimination of vehicle Level of Service (LOS) as a performance metric in urban, transit-oriented areas. This vehicle-first approach is not appropriate for this area where walking, biking and riding transit are important features of the community and transportation system. We support the use of alternative approaches to improving multimodal transportation, with a focus on safety for the most vulnerable users. All the roadway designs in this area should be retrofitted to support low-speed, multimodal access. We ask that Ager Road also be a part of this retrofitting plan.
We support the removal of free right turns/slip lanes throughout the plan area – not just the evaluation of removing them. The fast-turn design is dangerous and inappropriate for urban areas, and contrary to the county’s Urban Street Design Standards. Slip lanes can be temporarily blocked off and ultimately removed. Neighboring jurisdictions have implemented quick-build temporary removal of slip lanes, with permanent removal over time. Prince George’s and SHA can do it too.
Reduced turning radii: we support reducing turning radii, and ask the County to ensure that all corners of intersections are designed with tight, 15 foot turning radii. Tighter turns help slow vehicle speeds, protecting people walking and biking, and reducing crossing distances. Slower speeds also are safer for people in motor vehicles.
We applaud the proposed revision of speed limits to better match the context – with 20-25 mph speed limits. These speed limits are appropriate for urban areas and consistent with the county’s adopted Urban Street Design Standards. Higher speeds are not appropriate for TOD and urban areas.
We support recommended street retrofits, protected bike lanes, shared use paths, trail connections, sidewalk expansions, sidewalk gap connections, and other improved pedestrian facilities. We also want to see improved bike and walk access to the Hyattsville Crossing Metro station, including bike ramps along stair wells.
Parking management: we support on-street parking management to address concerns as we make room for safer walking and bicycling in the public right of way. Parking management should be used to especially address walk and bike safety around schools. Parking management is likely to be led by the municipality with the support of MNCPPC and the county. We recommend managing vehicle parking supply on-street and off, to encourage availability, while minimizing new parking supply, and improving alternatives to driving. Zoning parking minimums should be revisited, and eliminated as they are often a barrier to quality, less costly transit-oriented development.
Green streets implementation: we urge the Council to support the recommendations for green street improvements. Green streets have many benefits — pedestrian comfort from shade, reduced stormwater runoff and flooding, and slowed vehicular traffic.
These land use changes and transportation improvements will enhance the safety, accessibility, affordability and quality of life of these communities and our region.
Thank you for your consideration.
Sincerely,
Cheryl Cort
Policy Director