Development Potential The New Carrollton Metro Station area is a transit, commuter rail, and vehicular traffic hub in the National Capital region and serves as a gateway to the region for visitors from the Northeast. As such, the Metro station area anchors significant residential, office, and retail development potential within the TDOZ. However, while major employers, such as the IRS and the 200 acre Metro East Office Park to the south of the station, have located in the area and underscored its attractiveness as a commercial office location, modest new development has occurred since the Metro station opened. Recognizing its potential to become an urban destination while decreasing traffic congestion and enhancing the employment options and quality of life of county residents, the TDDP was developed to address the area’s weaknesses, identify catalytic development opportunities, and regulate the design of the area.
Planning Process Preliminary Planning In late 2003, M-NCPPC initiated a planning study for the New Carrollton Metro Station and its surrounding communities. This study was intended to develop a vision of future transit-oriented development (TOD) around the station in preparation for an update of the current New Carrollton transit district development plan (TDDP). The existing TDDP, which was enacted in 1989, needed to be updated to reflect the 2002 General Plan’s recommendation for TOD around the New Carrollton Metro Station. An extensive public participation effort took place during 2004, including a community planning charrette that was held in May. The final planning study report, 2004 New Carrollton Transit-Oriented Development Strategy Planning Study, was released in December 2004. It recommended an expansion of the TDOZ to include properties on both sides of the Metrorail/Amtrak/MARC station complex. It also recommended public infrastructure improvements such as an upgraded station complex and several vehicular crossings of the shared rail alignment to improve connectivity between areas north and south of the station. In early 2007, M-NCPPC and the Prince George’s County Economic Development Corporation requested that the Urban Land Institute (ULI) assemble and conduct a technical assistance panel (TAP) to assess the potential of the 2004 planning study’s recommended public improvements to spur new development in the Metro station’s vicinity. M-NCPPC prepared briefing materials for review by the panel, including a preliminary engineering feasibility assessment of the proposed vehicular crossings of the shared rail alignment. The ULI/TAP met in July 2007 and made the following key recommendations: • Upgrade the New Carrollton Metro Station to allow greater pedestrian connectivity between the areas north and south of the station. There are currently no funds allocated in the WMATA Capital Improvement Plan through FY 2013 for New Carrollton station improvements. • Allow development north and south of the station to occur independently rather than trying to create a single neighborhood that could straddle the shared rail alignment. • Create an enhanced pedestrian linkage through the station that could be lined with traveler-serving retail outlets. • Develop an attractive pedestrian axis to connect the station with a future iconic office building in the Garden City area near the US 50/Capital Beltway interchange. The term “iconic office building” identifies this structure as a landmark that would be visible from the nearby freeways (US 50 and I-95/I-495) and from other locations within, and outside of, the TDOZ.
Introduction
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