Category: Testimony & Letters

Streamline development review in Prince George’s – reduce uncertainty & excessive process, oppose LDR 153-2026 (Maryland)

July 30, 2026

Prince George’s County Planning Board, M-NCPPC

1616 McCormick Drive, Largo MD  Via: pgcpb@mncppc.org

RE: Oppose LDR 153-2026, reduce uncertainty & excessive process

Dear members of the Board:

The Coalition for Smarter Growth (CSG), advocates 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. 

On behalf of the Coalition for Smarter Growth, we urge the Planning Board to work with Planning Department staff and County Council members to create better development streamlining procedures instead of supporting this LDR. This LDR lacks legal soundness and misses key issues in improving the county’s development review process. 

Prince George’s development review process is out of step with best practices. This harms the county by discouraging competitive, quality developers from wanting to take a chance on the county. It short changes community members who want to see planning turn into quality homes, and mixed use places.  

The zoning rewrite was supposed to remove procedural burdens. The key goals of zoning rewrite were to streamline and create predictability. It was supposed to provide clear input from the public at the outset. The new zoning rules require a pre-application meeting with the community which is designed to get stakeholders’ feedback at the beginning of the process — before the development team had invested in costly plans and advanced designs. Before this requirement, the community often found out about a project in their area with a Planning Board hearing notice.

As part of the modernization of the zoning regulations — the zoning rewrite set a clear baseline that could be reviewed administratively. The code was made more regulatory, providing more detailed, form-based standards. 

The new zoning code would streamline review with increased public engagement on the front end, followed by administrative, matter-of-right review that did not require additional steps of discretionary or political-level review on the back end. However, the administrative unpredictability was retained through “election to review” or “call up” by the County Council. This meant zoning regulations were more detailed but all the procedural uncertainties remained. This is not the improvement and streamlining we had hoped for. 

Far more development review could be done administratively. Detailed Site Plans (DSPs) are often a poor use of everyone’s time. The staff report for LDR 153-2026 recommends exempting single-family detached and three family dwellings from DSP review, citing the negligible value added after a subdivision review, which addresses all the major impacts and requirements. Two-family dwellings could also be grouped with townhouse dwellings and the DSP threshold increased. 

Most importantly, retaining the District Council election to review an application or “call up” — stands out as a major impediment to predictability for the review process. The public engagement is on the front side of planning and individual projects. Call up generates uncertainty on the back end that takes applicable laws, zoning regulations, and master plan recommendations into a political realm. If the county cannot catch up to other jurisdictions by eliminating call up, it should at least set new parameters around it to limit the downsides of this approach.

Thank you for your consideration. 

Sincerely,

Cheryl Cort

DC & Prince George’s Policy Director

Support for the B26-0684 – Autonomous Vehicle Deployment Authorization Amendment Act of 2026 (DC)

Support for the B26-0684 – Autonomous Vehicle Deployment Authorization Amendment Act of 2026 (DC)

July 2, 2026

The Honorable Charles Allen

Chair, Committee on Transportation and the Environment, Council of the District of Columbia

1350 Pennsylvania Avenue, NW,Washington, DC 20004

Re: Support for the B26-0684 – Autonomous Vehicle Deployment Authorization Amendment Act of 2026 

Chair Allen and Committee Members:

Our organization advocates for walkable, bikeable, inclusive, and transit-oriented communities as the most sustainable and equitable way for the Washington, DC region to grow and provide opportunities for all. We have been working in the District of Columbia for 29 years. 

The Coalition for Smarter Growth (CSG) supports Chair Allen’s bill, B26-0684, in particular its important provisions for: 

  • Reporting operations and safety data, including VMT and zero-passenger miles
  • Vehicle miles traveled tax
  • Supporting public transit 
  • Serving all wards
  • User interface for individuals with disabilities

CSG believes that autonomous vehicles (AVs) have the potential to improve roadway safety and provide an additional transportation option to persons without a car or unable to drive (especially in areas with limited transit options), and that AVs also have the potential to degrade our cities and towns by adding more traffic, car dependency, and control of public streets and curbspace by unaccountable private companies. Council Member Allen’s bill seeks to address these issues.

The District of Columbia must manage AVs to support adopted District policy that prioritizes people over vehicles. 

Specifically, DC’s transportation plan, MoveDC, has these policies: 

  • Policy H: Design and manage public space and the space along the roadway to be people-focused, promoting livability and public health by improving accessibility, sustainability, safety, and placemaking.
  • Policy I: Permit and program social, cultural, commercial, and flexible use of public space to improve the quality of life for current and future residents.
  • Policy Q: Promote partnerships and programs such as travel demand management to achieve 75% non-auto mode commute trips by 2032.
  • Policy R: Adapt policies to ensure equitable service, privacy protections, and data driven decision making as technology and new transportation services arise.

Multiple studies have concluded that unregulated AVs would have major impacts on traffic volumes. 

A recent academic synthesis of 26 studies found that shared AV adoption would increase total city traffic volumes by 5.3%, measured in vehicle miles traveled (VMT). This increase is enough to jam up key intersections and busy urban corridors. A 2020 DC scenario study of AV proliferation in the District of Columbia, likewise found that VMT and congestion would rise significantly without strong policy measures like congestion pricing.

AV legislation must discourage excess traffic, support transit, help travelers with disabilities, and ensure accountability and transparency by AV companies

We ask, in particular, that the following critical provisions of bill B26-0684 be incorporated in a new permitting system for shared or personal autonomous vehicles in the District:

  • Reporting operations and safety data, including VMT and zero-passenger miles
  • Vehicle miles traveled tax
  • Supporting public transit 
  • Serving all wards
  • User interface for individuals with disabilities

Thank you for your consideration. We urge the committee to recommend the bill to the full Council. 

Sincerely,

Cheryl Cort

DC & Prince George’s Policy Director

Comments: Support for Missing Middle Housing Study (Prince George’s County)

We wish to express our enthusiasm for the county’s innovative missing middle study to address the housing needs of a range of residents. This effort will investigate how to broaden housing options to ensure Prince George’s is a great place to grow up, enjoy young adulthood, raise a family, and age in the community.

Letter: COG must prepare a strong Mid-Course Review of the region’s 2030 Climate Plan (Regional)

Letter: COG must prepare a strong Mid-Course Review of the region’s 2030 Climate Plan (Regional)

Coalition for Smarter Growth – Alexandria Bicycle & Pedestrian Advisory Committe
Build Our Future Alexandria – Cedar Lane Unitarian Universalist Environmental Justice Ministry
Chesapeake Climate Action Network – Climate Coalition Montgomery County
Climate Reality Project DC Chapter – Climate Reality Greater Maryland
Coalition for Transit Alternatives to Midcounty Highway Extended/TAME – EcoAction Arlington
Elders Climate Action Maryland – Fairfax Alliance for Better Bicycling
Faith Alliance for Climate Solutions – Grassroots Alexandria – Nature Forward
Northern Virginia Affordable Housing Alliance – Piedmont Environmental Council – Sierra Club
Southern Environmental Law Center – Sustainable Mobility Arlington County
Washington Area Bicyclist Association – YIMBYs of NoVA

April 7, 2026

Hon. Reuben Collins, II, Board Chair
Hon. Cindy Dyballa, CEEPC Chair
Mr. Clark Mercer, Executive Director
Metropolitan Washington Council of Governments

Re: COG must prepare a strong Mid-Course Review of the region’s 2030 Climate Plan 

Board Chair Collins, CEEPC Chair Dyballa and Mr. Mercer:

The undersigned 22 organizations greatly appreciate the work of the Metropolitan Washington Council of Governments coordinating regional climate change analysis and policy. 

As we get closer to 2030 and a critical milestone year for preventing disastrous climate change, it is critical that COG’s Mid-Course Review of the region’s 2030 Climate and Energy Action Plan (2030 CEAP) provide a clear and accountable progress update for officials and the public. Given the current lack of a federal partner, transparency and accountability on climate action at the local and regional levels are that much more important. 

We ask that the Mid-Course Review draft report be revised to clearly communicate that the region is off course in reducing climate pollution to safe levels and the key action areas to get us back on track.  

Specifically, we ask that the draft Mid-Course Review Report be revised to:

  1. State clearly up front that the region is not on track to meet its 2030 GHG target and more urgent action is needed. On the key question of whether or not the region is on track to meet its 2030 greenhouse gas commitments, the answer is “No.” This failure needs to be clearly stated up front rather than buried inside the report in technical language. Our busy elected officials need clear, actionable information.
  2. Show 2030 targets for the performance indicators – To effectively communicate progress toward a goal, a chart must show the goal target. COG and the 2030 CEAP have 2030 target levels for most of the performance indicators, and these need to be shown on the graphic charts, not just mentioned elsewhere deep in a paragraph. COG has identified needed 2030 target levels for: Grid Connected Renewables, Electric Vehicle ownership, Electric Vehicle charging stations, per capita Vehicle Miles Traveled, Waste Diversion, and Tree Canopy – these all need to be shown on the progress charts. 
  3. Separate out data centers from commercial buildings. Data centers are not simply commercial buildings, and the tremendous energy needs and emissions need to be shown in the report. COG has conducted good analysis on data centers and facilitated helpful regional dialogue. Rather than referencing a separate report, the Mid-Course Review should show these impacts of existing data centers and the enormous pipeline of approvals.
  4. Include the recent Visualize 2050 transportation emissions analysis – The Visualize 2050 plan’s air quality analysis shows the region’s transportation sector will fall short of the emissions reductions needed to achieve COG’s overall GHG targets in 2030 and 2050. Studies by COG’s Transportation Planning Board have shown that per capita resident Vehicle Miles Traveled (VMT) need to decline about 20% by 2030, in addition to a rapid transition to electric vehicles, to meet the COG 2030 CEAP. Yet Visualize 2050 maintains a high level of car dependence, with per capita resident VMT only declining by 5% by 2050. Officials need to know this, because the Visualize plan is largely a collection of local transportation and land use policy decisions under their control.
  5. Housing is a critical regional issue – and an action in the climate plan – and needs to be included in the Review. Housing in activity centers and near transit is one of the 2030 CEAP’s actions – and a core component of COG plans and policies (e.g., Region United, 2019 Housing Targets, Region Forward, Visualize 2050) – but it has been excluded from the Mid-Course Review performance indicators. Land use is an underreported but key factor driving metropolitan area GHG emissions. We ask COG to allocate resources to its Community & Economic Services Department to assess progress toward the three regional Housing Targets.
  6. Important context of current trends through 2030 is needed – Recent policies and data from our region show troubling trends and projections. For example:
    • Far faster data center growth in the next five years. The pipeline for new data centers is five times Northern Virginia’s current data center volume; 
    • New fossil fuel powered electric plants (e.g., Dominion is planning six), and further fossil gas distribution infrastructure investment (DC, VA);
    • Slower electric vehicle (EV) adoption;
    • 500 to 1,200 new lane miles of widened highways and arterials planned;
    • Recent Maryland data showing the state will miss its 2031 GHG target, with the transportation sector highlighted for insufficient progress. 
  7. State the key action steps to meet regional and local GHG reduction targets. 
    • Smart growth and transportation – meeting our housing goals and prioritizing walkable, transit-friendly, inclusive communities, local complete streets, and transportation demand management, instead of highway and arterial expansion. 
    • Data center accountability – holding the industry and state officials accountable for its expensive infrastructure and energy needs as well as pollution. 
    • Energy efficient building codes and electrification – making faster progress at the state and local levels for residential and commercial buildings.
    • Electric vehicles – facilitating the transition to electric bikes, mopeds, buses, low-speed vehicles, delivery vehicles, trucks, and cars, in all communities.
    • Following through on state clean energy goals – rather than backtracking to build new fossil fuel power plants and distribution infrastructure.

We note that elected officials and stakeholders on the COG Climate Energy and Environment Policy Committee have also brought up these points. 

We appreciate the work of COG staff in assembling impressive data and analysis to inform our region’s officials on their progress implementing climate actions and achieving GHG reduction targets. The report draft does a good job highlighting successes and best practices by our local jurisdictions that we applaud. But the report also needs a clear call for more urgent action up top.

These recommended changes to the report can be done expeditiously using available data; the one exception, the housing targets, could be provided later this spring or summer as an addendum. The Mid-Course Review report must provide a clear picture of where we are and where our region must make more effort over the rest of the decade. 

Thank you for your consideration,

Bill Pugh, AICP CTP
Transportation & Climate Director
Coalition for Smarter Growth

Ken Notis
Chair
Alexandria Bicycle & Pedestrian Advisory Committee

Scott Barstow
Co-Founder
Build Our Future – Alexandria

Lee McNair
Member
Cedar Lane Unitarian Universalist Environmental Justice Ministry

Mike Tidwell
Director
Chesapeake Climate Action Network

Leslie Wharton
Chapter Leader
Elders Climate Action Maryland

Joy Faunce
Board President
Fairfax Alliance for Better Bicycling

Bryan Scrafford
Advocacy Director
Faith Alliance for Climate Solutions

James L. Durham
Steering Committee Member
Grassroots Alexandria

Renee Grebe
Northern Virginia Conservation Advocate
Nature Forward

Jill Norcross
Executive Director
Northern Virginia Affordable Housing Alliance

Chris Miller
President
Piedmont Environmental Council

Katherine Garcia
Clean Transportation for All Campaign Director
Sierra Club

Trip Pollard
Land & Community Program Leader
Southern Environmental Law Center

Christopher Slatt
President
Sustainable Mobility for Arlington County

Karl Held
CCMC Action Now Lead
Climate Coalition Montgomery County

Holly Pollinger
Co-Chair
Climate Reality Project DC Chapter

Frances Stewart
Chapter Chair
Climate Reality Greater Maryland

Margaret Schoap
Organizer
Coalition for Transit Alternatives to Midcounty Highway Extended/TAME

Elenor Hodges
Executive Director
EcoAction Arlington

Kalli Krumpos
Advocacy Director
Washington Area Bicyclist Association

Mostafa ElNahass
Fairfax Lead
YIMBYs of NoVA