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Getting Transit-Oriented

Development Right

December 5, 2012

Co-sponsored by

Coalition for Smarter Growth &Envision Prince George’s Community Action Team for

Transit Oriented Development

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• Observations on Prince George’s County development review process based on consulting work performed for M-NCPPC by White & Smith and PB PlaceMaking

• General observations come from 25+ of local government planning & development review experience

• Do not necessary represent MDP position

ACKNOWLEDGEMENTS

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Prince George’s County has • a long history of excellent,

cutting edge land use planning

• a diversity of landscapes and economic conditions to plan and regulate

• an informed and engaged electorate

• a responsive local government

OVERVIEW

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• Development Pattern Tiers Corridors Centers

• Land development policies Transportation Public Facilities Economic Development Housing Revitalization

OVERVIEW –GENERAL PLAN

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• The General Plan has been amended numerous times through Area Master Plans and Sector Plans.

• Contain specific, locally generated strategies to develop and revitalize a community

• Development standards often embedded in plans

• May require use of floating zones to implement the plan

OVERVIEW -MASTER & SECTORPLANS

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• Like the federal tax code, the County’s Zoning & Subdivision regulations have been amended over the years and could use some trimming.

OVERVIEW -ZONING & SUBDIVISION

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• The County’s processes to establish zoning districts and receive site plan approval can be confusing and cumbersome, especially to the general public.

• The County’s regulations have a variety of approval and appeal authorities

OVERVIEW -ZONING & SUBDIVISION

Plan / PlanAmendment

Zoning Districts /Sectional MapAmendment

Site SpecificRezoning /

Floating Zone

Basic Plan

Special Exception/ Variance /Departure

Site Plan / SiteSpecific

Development Plan

Appeal

Building Permit

Occupancy Permit

PrinceGeorge'sCounty

DevelopmentReview Process(Existing)

Plan / PlanAmendment

Zoning Districts /Sectional MapAmendment

Site SpecificRezoning /

Floating Zone

Basic Plan

Special Exception/ Variance /Departure

Site Plan / SiteSpecific

Development Plan

Appeal

Building Permit

Occupancy Permit

PrinceGeorge'sCounty

DevelopmentReview Process(Existing)

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• Predictability in the Process• Scalability in the Process• Equitable Treatment to the Applicant and

the Public• Certainty in Decision‐Making• Consistency of the Regulation• Efficiently Implements the General Plan’s

Land Use Policies

DEVELOPMENT REVIEWOBJECTIVES

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• Have regulations that clearly define responsibilities, standards and procedures

• Where possible consolidate procedures, zoning districts, uses and responsibilities

• Where possible delegate responsibility

• Establish review criteria and guidelines

• Allow flexibility and alternative approaches

DEVELOPMENT REVIEW TENETS

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Simplicity

FlexibilityPredictability

ESSENCE OF DEVELOPMENT REVIEWBY BOTH PUBLIC AND APPLICANT

The Challenge is Finding the Right Balance

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QUESTIONS / COMMENTS