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Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
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Draft Secondary Amendment to the City of Mount Rainier
Mixed-Use Town Center Zone Development PlanJuly 2010
The Maryland-National Capital Park and Planning Commissionwww.mncppc.org
Title: Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Author: The Maryland-National Capital Park and Planning Commission (M-NCPPC) Subject: Mount Rainier Town Center Development Plan
Date: July 2010
Source of Copies: The Maryland-National Capital Park and Planning Commission 14741 Governor Oden Bowie Drive Upper Marlboro, MD 20772
Series Number: 2112102306
Number of Pages: 224
Abstract: The May 1994 Approved Master Plan and Sectional Map Amendment for Planning Area 68 contained a town center development plan that was refined and modified to serve as the July 1994 Mount Rainier Town Center Development Plan. This amendment to the 1994 plan was initiated through the Prince George’s County Council Resolution CR- 38-2009. It was developed by M-NCPPC with community input, primarily through community workshops held in September 2009 through March 2010. This revised mixed-use town center (M-U-TC) plan updates and supersedes the 1994 development plan by incorporating current economic and market conditions, new development policies, and revised design standards that will help guide future development and redevelopment and ensure a pedestrian friendly and vibrant mixed-use town center. The plan consists of five sections: the Introduction, which defines the project area and outlines the public participation process; the Existing Conditions Analysis, which includes a historical overview and current economic and marketing considerations; the Plan Vision, which describes the envisioned future for the M-U-TC area; the Design Standards and Guidelines, which promote high-quality urban and architectural design; and the Implementation, which provides information on funding resources to encourage, promote, and facilitate near, medium, and long-term project goals.
Abstract
Draft Secondary Amendment to the City of Mount Rainier
Mixed-Use Town Center Zone Development Plan
The Maryland-National Capital Park and Planning Commissionwww.mncppc.org
Prince George’s County Planning Department14741 Governor Oden Bowie Drive
Upper Marlboro, MD 20772
Table of Contents
Executive Summary ............................................................................................ 1
A. Introduction .......................................................................................... A.11. Plan Purpose ........................................................................... A.22. Study Area Description ......................................................... A.23. Public Outreach Process ....................................................... A.3
B. Existing Conditions Analysis............................................................... B.11. Context .................................................................................... B.22. Historical Analysis .................................................................. B.43. Transportation Analysis ......................................................... B.74. Market Analysis ....................................................................... B.9
C. Plan Vision ............................................................................................. C.11. Plan Principles ......................................................................... C.22. Urban Design Plan/Illustrative Plan...................................... C.43. Plan Recommendations ......................................................... C.64. Land Use/Transportation/Historic Preservation/ Environmental Recommendations ....................................... C.265. Arts and Arts Community Recommendations ..................... C.38
D. Design Standards and Guidelines ....................................................... D.11. Introduction/Goals .............................................................. D.52. Design Review Process ........................................................... D.63. Historic District/District Overviews ................................. D.114. Public Space Standards and Guidelines ............................... D.185. Site Design Standards and Guidelines .................................. D.296. Architectural Elements ........................................................... D.387. Other Guidelines ...................................................................... D.55
E. Implementation ..................................................................................... E.11. Implementation Philosophy and Priorities ........................ E.22. Implementation Precedents .................................................. E.43. Implementation Area Recommendations and Charts ...... E.54. Implementation Tools and Programs .................................. E.29
Appendices ............................................................................................................ App-11. The Secretary of Interior's Standards for Preservation, Restoration and Rehabilitation ...................... App-22. M-U-TCHistoricPreservationDefinitions.........................App-53. Complete M-U-TC Building Inventory ............................... App-9
ii
Contents
1
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Executive SummaryA. Introduction
The City of Mount Rainer Mixed-Use Town Center (M-U-TC) Zone Development Plan updates the previously approved 1994 Mount Rainier Town Center Development Plan. The new plan takes into account current economic/market conditions. Its revised development policies and design standards will guide future development within the plan area and ensure a pedestrian-friendly, vibrant mixed-use town center.
The project area encompasses the buildings along the Rhode Island Avenue corridor east of the District of Columbia line at Eastern Avenue to just beyond the traffic circle at 34th Street. It also extends from the building frontages along 34th Street just north of Bunker Hill Road to about an eighth of a block south of Rhode Island Avenue.
Several hundred residents and stakeholders within a half-mile radius of the study area participated in the development plan update through more than 12 public meetings, hands-on work sessions, and stakeholder group meetings held between September 2009 and March 2010.
B. Existing Conditions Analysis
As a part of the development plan update, a detailed analysis was made of existing conditions in Mount Rainer. This analysis included research and documentation of the following:• A physical/geographic description• Historic background and development patterns• Transportation systems• Market analysis• Demographics ° Existing land uses ° Market demands and development ° Opportunities
C. Plan Vision
The plan vision incorporates regulating and illustrative plans—providing a framework and visualization of the planned town center—as well as recommendations for the three sub-plan areas:
• Upper 34th Street• Rhode Island Avenue• Civic Core/City Center
An illustrative showing the sub-plan areas.
Civic Core/City Center
Upper 34th Street
Rhode Island Avenue
2
Executive Summary
D. Design Standards and Guidelines
The purpose of the design standards and guidelines is to promote high-quality urban and architectural design within the context of the M-U-TC Zone development plan area and to encourage a cohesive and attractive environment consistent with the plan vision and economic revitalization.
The design standards and guidelines define a design review process that ensures predictability for development or redevelopment from concept, through review, to approval and implementation.
First, the design standards and guidelines are based on an understanding of the Mount Rainier Historic District and an overview of its defining characteristics.
The plan area’s three districts are described in detail:• Upper 34th Street: "Main street" pedestrian scaled
one- to three-story retail.• Rhode Island Avenue: "Boulevard" three- to
five-story larger scale, retail/residential mix.• Civic core/city center: "Civic center" three- to
four-story larger scale, civic/residential mix.
Next, the design standards and guidelines provide graphics and details for public realm, site design, and architectural elements. Examples of these include street sections at 34th Street and Rhode Island Avenue, pedestrian crosswalks, sidewalks, street lighting, building height, setbacks, massing, walls, fences and screening, façades and fenestration, storefronts, material, color, porches and front yards, additions, subtractions, and signage.
Specific recommendations are provided for key buildings within the plan area.
Finally, the design standards and guidelines also address public art, sustainability, parking, and the treatment of historic buildings within the Mount Rainier M-U-TC Zone development plan area.
Plan vision: 34th Street, looking south.
Plan vision: Rhode Island Avenue, looking west.
Plan vision: civic core/city center, looking east.
3
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
E. Implementation
For the effective implementation of the plan vision, it is suggested that a number of key stakeholders form new working relationships and coordinate initiatives. The M-U-TC Zone development plan provides a framework for implementation, paying special attention to priorities, timing, and possible funding strategies.
The key elements to the implementation philosophy are:• A comprehensive framework• Building on existing resources• Priority and focus• Quality over quantity• Incremental change
The key implementation priorities are:• To reinforce the role of the M-U-TC Zone
development plan as the critical planning tool.• Creation of a "downtown" action plan to
concentrate public investment and energy on key plan areas: Upper 34th Street, Rhode Island Avenue, and the civic core/city center.
• Creation of a "main-street" program.
The M-U-TC Zone development plan provides implementation charts and action timelines for each of the key plan areas.
Implementation precedents such as Barracks Row in Washington, D.C., and Takoma Park Main Street in Maryland provide specific examples of how the recommended strategies worked in other communities.
The section on implementation tools and programs itemizes current successful economic development programs and transportation implementation tools. Economic revitalization programs are outlined at the Prince George’s County, State of Maryland, and federal levels.
Profiles of property/building clusters provide details on existing conditions and development potential for major development or redevelopment opportunity sites highlighted in the plan vision. Information is included on lot area, land use, building details, historic integrity, and ownership. Details are also provided on implementation factors such as costs, benefits, and phasing.
Implementation Map: Civic CoreT - Transportation RecommendationsL - Land Use RecommendationsB - Building Recommendations
Rhode Island Avenue
34th
Stre
et
35th
Stre
et
T5
T8
T7
T4
T6
T3
T1
T2
L1
L2
L3
L4
L5
B1B4
B2 B5
B6
B3
B7
Perry Street
Introduction A
A.2
Introduction
On June 4, 2009, the Prince George’s County District Council initiated the process to update the existing 1994 Mount Rainier Town Center Development Plan. The Mixed-Use Town Center (M-U-TC) Zone was created in 1994 to promote reinvestment and redevelopment in the older, more established mixed-use areas in Prince George’s County. Mount Rainier was the first jurisdiction in the county to use the M-U-TC Zone.
The City of Mount Rainer Mixed-Use Town Center (M-U-TC) Zone Development Plan updates the previously approved 1994 development plan. The plan takes into account current economic/market conditions. Its revised development policies and design standards will guide future development within the plan area and ensure a pedestrian-friendly, vibrant mixed-use town center.
Plan Purpose
The project area encompasses all sites along the Rhode Island Avenue corridor east of the District of Columbia line at Eastern Avenue to just beyond the traffic circle at 34th Street. It includes the building frontages along 34th Street just north of Bunker Hill Road to about an eighth of a block south of Rhode Island Avenue. (See the aerial photograph and outline below.)
Study Area Description
An aerial photograph of the Mount Rainier M-U-TC Zone.
Rhode Island Avenue
34th
Stre
et
33rd
Stre
et
32nd
Stre
et
Bunker Hill Road
Perry Street
A.3
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Public Outreach Process
A critical component of a successful and sustainable development plan is open and inclusive public participation. Broad and active community engagement involves the public in plan making from the early stages of determining issues and assets, through visioning, to final plan formulation. By making a conscious effort to involve community residents, business owners, and government officials in this planning process, the ideas and aspirations of all segments of the community are incorporateed into a shared vision for the future.
In September 2009, several hundred residents and business owners within a half-mile radius of the Mount Rainier M-U-TC were notified by mail of the public planning process and community meeting schedule. Flyers were hand delivered to all operating businesses within the M-U-TC approximately one week prior to the project kickoff meeting on October 7, 2009. The meeting schedule was also posted on the project web site at www.pgplanning.org/Mount-Rainier.htm, published in the monthly Mount Rainier newsletter and announced on public access television prior to each meeting date.
Community members present ideas at the October 31, 2009, hands-on community design session.
A.4
Introduction
Community Workshops
Eight community meetings were held at the Bunker Hill Fire Station between October 2009 and March 2010. They were well attended by the general public. At the meetings community members made their input towards an updated vision for Mount Rainier. During the hands-on community design session on October 31, 2009, participants were divided into three groups to discuss transportation, land use, streetscape and the pedestrian realm, development infill opportunities, vacant buildings, potential additions and subtractions to existing buildings, and historic preservation. Each group produced and presented drawings to illustrate their findings on the M-U-TC. This workshop helped create the vision for Mount Rainier.
Community Workshop outreaCh sChedule
Community Kick-off MeetingOctober 7, 2009
Community Workshop 1October 19, 2009
Hands-on Community Design Session Workshop 2October 31, 2009
Work in Progress Open House Workshop 3November 10, 2009
Artists Stakeholder Feedback SessionDecember 15, 2009
Vision Plan—Feedback Session Workshop 4January 12, 2010
Community Workshop—Presentation of Implementation/Development PlanFebruary 23, 2010
Community Workshop—Presentation of Design Guidelines and StandardsMarch 23, 2010
October 31, 2009, hands-on community design session.
Sample table drawing from a hands-on community design session.
A.5
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Stakeholder Dialogues
On a parallel track, between September and December 2009 the project team also conducted a number of meetings with individual stakeholder groups in order to solicit their opinions regarding the future vision for the Mount Rainier M-U-TC area. These groups included the following:• District of Columbia government officials
representing the Great Streets Initiative (Rhode Island Avenue).
• The M-U-TC Review Committee.• Mount Rainier Mayor and City Council. • Property and local business owners within the
M-U-TC.• Local arts-related non-profits and property
management companies.• Local Artists.
The presentations, meeting minutes, and meeting summary handouts from each of the eight community meetings were posted on the M-NCPPC project web site at the conclusion of the meeting. Summaries of each stakeholder meeting were also posted on the same web site in the Existing Conditions Report dated December 2009.
Open house and displays at the community meeting on November 10, 2009.
December 15, 2009, artists stakeholder feedback session.
September 21, 2009, meeting with the City of Mount Rainier Mayor and Council.
Meeting summary example.
PRINCE GEORGE’S COUNTY PLANNING DEPARTMENTTHE MARYLAND-NATIONAL CAPITAL PARK AND PLANNING COMMISSION
Rainier
Mount •
A City on the Move
The City of Mount RainierMixed-Use Town Center (M-U-TC) Zone Development Plan
Summary of the November 10th Community Meeting
After the Open House Session, Cunningham Quill Architects (CQ), gave a brief presentation discussing their thoughts concerning these questions. One idea presented was that the M-U-TC area could be subdivided into smaller Districts. Additionally, CQ presented images of public art and facade color of similar scaled projects that may be applicable to the M-U-TC area.
The last portion of the meeting was an open dialogue with the community. The notes from the community dialogue can be found at www.pgplanning.org/Mount-Rainier.htm.
For more information contact:
Dr. Robert MetzgerProject ManagerM-NCPPC301-952-4535 TTY 301-952-4366
www.pgplanning.org/Mount-Rainier.htm
Top: The streetscapes of the Mount Rainier M-U-TC area are composed of a muted color palate.
Bottom: The streetscape of Barracks Row, located along Eighth Street, S.E. in Washington, D.C., is composed of a more vibrant, larger color palate than Mount Rainier.
Upcoming Community MeetingsFeedback Session 7pm Tuesday 1/12/2010Bunker Hill Fire Station
Draft Development Plan Presentation 7:00 p.m. Tuesday 2/23/2010Bunker Hill Fire Station
Design Standards & Guidelines Presentation7:00 p.m. Tuesday 3/23/2010Bunker Hill Fire Station
Mount Rainier Streetscapes
Barracks Row Streetscapes
Existing Conditions Analysis B
Existing Conditions Analysis
B.2
Context
Regional
The City of Mount Rainier is a historic residential community situated in Prince George’s County, Maryland, inside the Capital Beltway along the northeast boundary of Washington, D.C. The historic city center is located at the intersection of Rhode Island Avenue and 34th Street between the District of Columbia and Hyattsville, Maryland. Mount Rainier is influenced by several immediately adjacent residential neighborhoods including Woodridge, Langdon, and Michigan Park in the District of Columbia, and Brentwood, Cottage City, and Hyattsville in Prince George’s County.
Rhode Island Avenue is an important regional north/south thoroughfare, connecting Washington D.C. to College Park and Laurel, Maryland. Bladensburg Road runs parallel to Rhode Island Avenue, providing an alternate, and sometimes competing, retail corridor for the area. Driving northward on US Route 1, Brentwood, Hyattsville, and College Park are important nodes of activity and serve as downtown centers for their adjacent neighborhoods.
Site
The Mount Rainier M-U-TC area is situated on sloping terrain surrounded by tributaries flowing into the Anacostia River. The area is located on a hill that slopes gradually to the south. The topography gently slopes downhill from west to east along Rhode Island Avenue, and dramatically slopes downhill from north to south along 34th Street. Across the M-U-TC boundary area, there is a 30-foot grade change between the upper and lower portion of 34th Street.
Rhode Island Avenue serves as the regional “main street” of the M-U-TC area, but lacks a defined and unified boulevard character. On the other hand, 34th Street serves as the local “main street” for the area and the immediate surrounding residential neighborhoods.
Regional context map.
Looking north up 34th Street from the traffic circle.
B.3
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
The entire town center area is located within a five-minute walk of the intersection of Rhode Island Avenue and 34th Street, which is the “symbolic center” of the M-U-TC. The area is accessible via multiple major bus routes and a potential MARC station as referenced in the Port Towns Sector Plan. This potential station, which would be sited along the CSX railroad right-of-way, would be within walking distance of the M-U-TC and surrounding residential areas. The M-U-TC contains approximately 2,400 linear feet of frontage along both sides of Rhode Island Avenue—running from Eastern Avenue to the Mount Rainier Public Library—and approximately 2,000 linear feet of frontage along both sides of 34th Street.
Typical of many small town “main streets,” the M-U-TC originally contained a mixture of both mixed-use and solely residential buildings. The mixed-use buildings contained ground-floor retail with residential above. Over time, many of the existing single-family residential structures have been re-adapted for commercial uses, such as the buildings located on the east side of 34th Street. Additionally, many buildings have been torn down and replaced (and/or modified) with lower-scaled buildings and surface parking lots. The continuous street wall frontages once found along both commercial streets of the M-U-TC no longer exist.
The Mount Rainier M-U-TC study area is smaller in scale relative to other local redeveloping main streets, such as 8th Street SE, Washington, DC. The modest scale of downtown creates a unique character along Rhode Island Avenue.
M-U-TC development plan area.
Scale comparison: 8th Street SE, Washington, D.C.
Rhode Island Avenue
Bunker Hill Road
Perry Street
34th Street
Pennsylvania Avenue
7th S
treet
SE
8th S
treet
SE
G Street SE
Existing Conditions Analysis
B.4
Historical Analysis
Early History of the City: 1897 to 1945
The Maryland and Washington Railways started operations connecting what is now the area encompassing the City of Mount Rainer to Washington, D.C. in 1897, with a stop located at the intersection of Rhode Island Avenue and 34th Street called the District Station. In 1902, local developers purchased 1090 acres of the Clemson family farm, surveyed the land, and renamed it “Mount Rainier.” City residents petitioned and achieved incorporation of the City of Mount Rainier in 1910. At the time, the city contained approximately 1,242 residents and 163 buildings.
During the period between its incorporation and the end of 1945, the city experienced growth in population, land area, and development. In 1929, the city annexed areas that are now the Queenstown and Queens Manor Garden Apartments. An additional annexation occurred in 1943. In 1934, upper 34th Street was extended through to Chillum Road making it a connector street to downtown Mount Rainier. Detached, one story, wood frame vernacular “bungalow style” homes became the predominant single-family residential architectural style built throughout the city between the 1920s and 1940s. The development patterns of the areas north and outside of the Mount Rainier M-U-TC became more suburban in character with the completion of the Kaywood Gardens, Queenstown, and Queens Manor Garden apartment complexes and their nearby strip shopping centers in 1943. At that time, the population of Mount Rainer grew to approximately 4,830 residents.
Post-1945 History: A Time of Expansion and Change
In 1955, the City of Mount Rainer annexed its final parcels and reached its highest recorded population at approximately 11,000 residents. The streetcar line servicing Mount Rainier closed in 1958 and was replaced by various bus lines that are currently operational today. A period of gradual population decline followed, and in 1980, the population of Mount Rainier dipped to a post-1945 low of approximately 7,361 residents.
However since 1980, Mount Rainier has experienced a resurgence as the general public has become aware of the city’s charm, due in part to its large quantity of architecturally distinctive bungalow housing stock, its proximity to the District of Columbia, and a new burgeoning arts district.
In 1994, the Mount Rainier M-U-TC Development Zone was established to help revitalize the commercial areas with a distinctive character, and in 1998, the Gateway Community Development Corporation was founded to develop an arts district to support the artists living in municipalities of Mount Rainier, Brentwood, and Hyattsville. Today, Mount Rainier boasts one of the largest and most vibrant artist communities in the Washington metropolitan area. The works of prominent artists, based in Mount Rainier, are displayed both locally and nationally.
Rhode Island Avenue and 34th Street, circa 1910. The scene of a fire in 34th Street, circa 1955.
B.5
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
1860 1870 1880 1890 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010
194519291917 1965
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
9,000
10,000
11,000
12,000
13,000
50
1,242
2,462
(est.) 5,000
(est.) 11,000
(est.) 10,000
8,180
7,361
7,954
8,498
8,448
1850
1853 Clemson family purchases property
1860 Clemson family sells property
1891 Sawyer brothers purchase and subdivide
1897 Installation of the streetcar
1910 Mount Rainier becomes incorporated
1919 Completion of water and sewer construction
1929 First Annexation
1932 Completion of Rhode Island Avenue
1939 Completion of new streetcar terminal
1943 Second Annexation
1955 Third Annexation
1958 Buses replace streetcar
1990 Mount Rainer Historic District established
WW1Great
Depression WW2 Civil Rights
population unknown
Mount Rainier population over time (approximately 1850–2008).
B.6
Existing Conditions Analysis
Existing property map.
Existing Property Survey
There are approximately 90 properties, which contain a total of 86 buildings, within the boundary of the Mount Rainier M-U-TC. As of fall 2009, 70 buildings are occupied with various uses and the remaining 16 buildings are vacant. Additionally, there are a number of significant vacant parcels of land within the boundary. A total of approximately 350,000 square feet of residential, commercial, and institutional uses are contained within the existing occupied and vacant buildings. (For additional information regarding land uses within the M-U-TC, please refer to pages B.11 and B.12.)
Floor area ratio (FAR) is the calculation of the total building square footage, or building area, divided by the site size square footage. Rhode Island Avenue has an average density of 0.92 FAR, and 34th Street has an overall density of 0.49 FAR. It should be noted that the Artscape Lofts building, at 3311 Rhode Island Avenue, has a density of 1.71 FAR.
Building Heights
Building heights range from approximately 12–20 feet for one-story structures to approximately 40–50 feet for four-story structures.
Rhode Island Avenue
34th
Stre
et
Bunker Hill Road
Perry Street Residential Low
Residential Medium High
Mixed-Use Residential
Commercial
Institutional
Vacant Building
Vacant Property
Parking Lot
Open Space
Boundary
LEGEND
N
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
B.7
Transportation Analysis
Roadways
Rhode Island Avenue is classified as a collector road by Prince George’s County. Within the M-U-TC area, Rhode Island Avenue has two marked 11-foot wide travel lanes and one wide outside travel lane with marked on-street parking in each direction. A raised median strip/turn lane, which is approximately 13 feet wide, divides the eastbound and westbound travel lanes.
34th Street, which is classified as a local street by the county, is an important north-south street within the M-U-TC area. It connects Chillum Road (MD 501) to
Queens Chapel Road. The 34th Street roadway consists of a two-lane roadway with on-street parallel parking.
An oval-shaped traffic circle, measuring approximately 80 feet by 65 feet, marks the intersection of Rhode Island Avenue and 34th Street. Although two speed limit signs are posted for 25 miles per hour (MPH) and 35 MPH along Rhode Island Avenue, motorists typically exceed this limit, even through the circle.
Study area roadway network (AADT = annual average daily traffic).
N
B.8
Existing Conditions Analysis
Transit Connections
Downtown Mount Rainier still functions as a transit connection hub. Eight Metro stations and two MARC stations are located within five miles travel of the traffic circle at Rhode Island Avenue and 34th Street. Eight Metrobus lines and one county bus line connect the study area to the surrounding rail stations. The average weekday morning and evening peak period ridership in the Mount Rainier area is approximately 800 people.
Parking Downtown
On-street metered parking is provided along most of both Rhode Island Avenue and 34th Street. Various commercial uses and churches have off-street parking behind or adjacent to their buildings. Many of these off-street lots are unpaved and underutilized. Businesses
Bus lines serving the study area.
on upper 34th Street and along Rhode Island Avenue have expressed concern about a lack of adequate or easily accessible parking.
Pedestrian Conditions
A number of the intersections within the M-U-TC area are difficult for pedestrians to traverse. Cars entering the traffic circle tend to speed up rather than slow down and rarely yield to pedestrians. The intersection of Rhode Island Avenue and Eastern Avenue, NE, lacks a pedestrian crossing on the Prince George’s County side. Some of the sidewalks along 34th Street are extremely narrow and are not wheelchair accessible due to their narrow width and lack of handicap ramps. Additionally, some curbs within the M-U-TC area are in deteriorated condition. The entire area is dominated by vehicular traffic rather than pedestrians.
Mount Rainier Mixed-Use Town Center Development Plan
Bunker Hill Road
Perry Street
34th
Stre
et
Rhode Island Avenue THEBUS (Route 12)
New Carrollton Line (84)
Bladensburg-Anacostia Line (B2)
College Park Line (81, 82, 82 & 86)
Annapolis Road Line (T18)
Chillum Road Line (F1 & F2)
Sheltered Bus Stop
Unsheltered Bus Stop
Boundary
LEGEND
N
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
B.9
Market Analysis
Primary Trade Area
The greatest demand for commercial use can be found in the immediate areas surrounding the M-U-TC study area. This area, which is defined as the primary trade area (PTA), is a customized geographic area within a one-mile radius from the intersection of 34th Street and Rhode Island Avenue. It represents a 15- to 20-minute walk to downtown Mount Rainier. The specific boundary of the PTA is Michigan Avenue to Arundel Road in the north, open space and parks in the east, New York Avenue/US 50 in the south, and 13th Street, N.E., in Washington, D.C. in the west.
Current Demographic Profile of the PTA
There are approximately 25,700 residents and 10,400 households within the PTA boundary, which equates to 2.4 residents per household. The home ownership rate is approximately 60 percent. Approximately 45 percent of the population own one vehicle and 21 percent own two vehicles. 24 percent of the population do not own vehicles. Primary trade area.
Table 1: MounT RainieR M-u-TC STudy—2009 eSTiMaTed deMogRaphiC SuMMaRy
Additionally, an estimated 23 percent of working age residents use public transportation to get to work. Table 1 compares a number of local and regional demographic profiles with the demographic profiles of the PTA.
0.5 Mile
RadiuS
CiTy of MounT
RainieR
pRiMaRy
TRade aRea
pRinCe geoRge'SCounTy
diSTRiCT of ColuMbia
WaShingTon, d.C., MSa
Population 5,400 8,400 25,700 827,400 591,700 5,400,000 RaCe
Black or African-American 56.3% 53.9% 72.5% 53.9% 53.5% 25.8%White 17.9% 18.1% 12.7% 18.1% 35.9% 56.4%Other 1 25.8% 28.0% 14.8% 28.0% 10.6% 17.8%
Households 1,900 3,400 10,400 297,100 260,750 2,000,000 Average household size 2.8 2.4 2.4 2.7 2.1 2.6 Average age 38 35 41 35 38 37 Median household income $55,160 $40,680 $52,120 $69,280 $55,600 $84,500 Average household income $70,220 $49,070 $66,670 $81,690 $86,200 $106,500 Percentage homes owner occupied 64.7% 25.8% 60.1% 25.8% 40.3% 64.9%Median home value $256,700 $246,300 $289,000 $283,800 $358,300 $366,000 Percentage of family households 62.7% 52.8% 55.9% 69.1% 46.0% 62.5%Percentage with high school degree or higher 67.5% 72.8% 73.1% 85.2% 77.8% 87.2%Average number of vehicles per household 1.3 1.1 1.2 1.7 0.9 1.7
1 The majority of "other" are Hispanic and Latino.Source: US Census, Claritas, 10/09
B.10
Existing Conditions Analysis
Population and Household Growth Trends
Up until 2005 the overall population and household growth within the PTA was relatively static. Since that date, however, there has been an incremental population increase with aging households being replaced by younger families and new infill residential development and redevelopment. It is expected that in the long term there may be a 5–10 percent growth in population and number of households in the PTA (see Table 2).
The overall residential profile of the PTA is 72 percent African-American, 13 percent Caucasian, and 15 percent “other” predominately made up of Hispanic people. The average age of residents is 41, however, 20 percent of the population consists of children under the age of 18. Persons 65 years or older make up 17 percent of the population. An estimated 73 percent of the population over the age of 25 have attained at least a high school degree.
The average income is reported to be approximately $66,670 and the median household income is approximately $52,100. The estimated data for household income indicates that approximately 23 percent of the households within the PTA earn less than $50,000 per year, and approximately one fifth of the households earn between $50,000 and $75,000 per year. On a comparative basis, within a half-mile radius of the intersection of 34th Street and Rhode Island Avenue the population base is more diverse, with higher home-ownership rates and incomes than those found in the overall trade area.
Employment Characteristics
Table 3 summarizes employment within a half-mile radius of the intersection of 34th Street and Rhode Island Avenue. While there is a large employment base at the periphery of the PTA, this has a minor impact on the retail environment of downtown Mount Rainier.
Housing Stock Characteristics
Most of the residential units within the PTA are around 60 years old. Approximately 54 percent of these units are single-family homes. Small multifamily buildings (between 3 and 19 units) make up approximately 19 percent of the housing stock. Another 11 percent of the residential units fall within the large-scale multifamily building category. A majority of the homes closer in to downtown Mount Rainier are owner occupied single-family residences. The median home value within the PTA is estimated at $289,000 compared to $283,800 in greater Prince George’s County.
SOURCE: U.S. Census, Claritas, Bolan Smart 10/09
Table 2: populaTion and houSehold gRoWTh
TiMefRaMe populaTion houSeholdS
1990–2000 -5.4% -2.4%2000–2009 -1.4% 0.3%2009–2014 (projected) -0.0% 0.0%2014+ (potential long term) 5-10% 5-10%
Table 3: half-Mile RadiuS eMployMenT SeCToR (2009 eSTiMaTe)
SOURCE: U.S. Census, Claritas, Bolan Smart 10/09
buSineSS / laboR SeCToR nuMbeR of full-TiMe eMployeeS peRCenTage of ToTal
Retail 454 22.9Construction 241 12.1Finance 220 11.1Personal services 159 8.0Government and education 151 7.6Wholesale trade 139 7.0Manufacturing 138 7.0Social services 118 5.9Business services 93 4.7Transportation and utilities 93 4.7Other 181 9.0
ToTal 1,987 100.0
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
B.11
Market Analysis: Existing Land Uses
Overview
The buildings within the M-U-TC boundary total an estimated 350,000 square feet. An estimated 25 percent to 30 percent of these buildings are vacant or under-utilized. Additionally, vacant lots and/or surface parking lots account for approximately two acres within the M-U-TC study area.
Commercial Uses
Table 4 gives a breakdown of the commercial uses by category located within the M-U-TC. There is approximately 178,000 square feet of commercial space within the boundary of the M-U-TC, of which approximately 64,800 square feet—or 36 percent of the built commercial square footage—was vacant as of December 2009. Of the approximately 113,200 square feet of occupied commercial space within the
study area, consumer goods and personal care services comprise almost 57,000 square feet, or 50 percent of that occupied space. Another ±34,600 square feet of commercial within the M-U-TC consists primarily of small office spaces, and ±20,160 square feet of commercial consist of cultural/arts related uses. Most of the retail tenants are sole proprietors, and they are not representative of regional or national franchises/chains. By comparison, the commercial area surrounding the M-U-TC zone district contains 1.5 million square feet of retail space comprised of numerous franchises/chains.
Even with the numerous retail offerings outside of the PTA, the Mount Rainier M-U-TC area offers opportunities for new commercial uses, such as a sit down restaurant and/or bank. Table 5, which is a commercial market summary, provides the strengths, weaknesses, and opportunities for future commercial within the M-U-TC study area.
Table 4: exiSTing CoMMeRCial land uSeS by CaTegoRy
SOURCE: Market Data, Mount Rainier Business Association and Bolan Smart, 10/09
CaTegoRy nuMbeR of buSineSSeS SquaRe feeT CoMMeRCial uSe peRCenTage
ReTail
Food & Drink 10 18,745 16.6
Beauty Salon 11 12,811 11.3
Grocery / Convenience / Variety 5 12,670 11.2
Flowers / Gifts / Boutiques / Thrift 6 9,670 8.5
Art / Galleries 1 1,700 1.5
Services / Laundry 1 1,220 1.1
SubToTal ReTail: 34 56,816 50.2
oTheR CoMMeRCial / offiCe 14 34,589 30.6
CulTuRal & aRTS 2 21,778 19.2
Totals: 50 113,183 100.0
B.12
Existing Conditions Analysis
Table 5: CoMMeRCial MaRkeT SuMMaRy)
Civic and Institutional Uses
Public related land uses comprise ±36,100 square feet, or approximately 10 percent of the existing total estimated 350,000 square feet in the M-U-TC.
Residential Uses
Residential land uses comprise ±135,600 square feet, or 39 percent of the total square footage within the M-U TC boundary. Approximately 75 percent of the residential square footage is distributed between the Mount Rainier Artist Lofts at 3311 Rhode Island Avenue, the Newton Square Apartment at 3201 Rhode Island Avenue, and HIPP Artist Housing at 3801 33rd Street. The remainder of the residential units within the M-U-TC are smaller one- to four-unit apartment buildings scattered throughout the study area.
The residential neighborhoods immediately surrounding the M-U-TC, within the PTA boundary, are predominately low density single-family bungalow style homes. Moving outside of the PTA, there are a number of rental apartment complexes, including Queenstown Apartments, Queens Manor Garden, and Kaywood Gardens Apartments.
New residential development and redevelopment within and just outside of the M-U-TC represents a key opportunity with many benefits. While financing isa challenge, efforts need to be directed towards capturing new market-rate ownership housing.
STRengThS WeakneSSeS oppoRTuniTieS
• Two distinct commercial streets.• Historic character.• Regional demand draw for patrons of Joe’s
Movement Emporium and Glut Food Co-op.• Pedestrian scale/neighborhood serving.• Arts/environment/health niche.• Parking generally available. • Relatively low rents.
• Building storefronts/appearances.• Perceived crime and safety issues.• Vacant buildings, some obsolete space, and
institutional street level uses.• Rhode Island Avenue pedestrian access
and safety. • No cohesive streetscape or signage.• Parking is not always available directly in
front of businesses.• Redundancy of uses.• Inconsistent hours of operation.• Proximate competitive retail.
• Diversification of retail offerings.• Household and income growth.• Improve visual appearances (i.e., signage,
streets, etc.).• More pedestrian friendly orientations.• Assistance/incentives for users.
Plan Vision C
C.2
Plan Vision
Plan Principles
Districts Pedestrian Precinct
There are three distinct districts within the M-U-TC Study Area:
34th StreetThis district is composed of parcels with primary frontage on 34th Street north of the Rhode Island Avenue/34th Street traffic circle. There are many opportunities here for small-scale refurbishment and for strengthening the local neighborhood center along the secondary north-south circulation corridor of 34th Street.
Rhode Island AvenueThis district consists of parcels with frontage on Rhode Island Avenue. It is the main transportation corridor through the study area from points east and west. The stretch of Rhode Island Avenue within the study area is envisioned as a vibrant boulevard corridor.
Civic Core–the City CenterThis district is composed of parcels with primary frontage on the Rhode Island Avenue/34th Street circle. The introduction of a new civic green space at the current bus turnaround location would create a community-oriented space in front of City Hall.
The pedestrian precinct is composed of the public space between the buildings, including paving materials, street trees, and pedestrian and bicycle rights-of-way.
34th Street—“Main Street"This narrow intimate pedestrian right-of-way includes special paving at the intersection of 34th Street and Bunker Hill Road and a medium-scale single row of street trees on each side of the street.
Rhode Island Avenue—“Boulevard”This corridor comprises wide rights-of-way for pedestrians. Outdoor café seating, double rows of large street trees, and special sidewalk paving materials extend along the full length of the avenue and around the new civic center green space. Rhode Island Avenue is also the preferred location for new bicycle lanes.
Bunker Hill Road
Perry Street
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Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Street Character Character Areas
The new downtown is designed as a more pedestrian supportive district. Each of the three new districts has a central focal point and priority investment area.
34th Street—“Cultural/Neighborhood”Envisioned as a hub for local residents, the cultural/neighborhood center at 34th Street and Bunker Hill Road seeks to build upon existing activity at Glut Food Co-Op, Joe’s Movement Emporium, and other new businesses.
Rhode Island Avenue—“Gateway”A landmark building element at the northeast corner of Eastern and Rhode Island Avenues on the city-owned redevelopment parcel, coupled with the Funkhouser Building across Rhode Island Avenue, has the potential to create a formal gateway into Mount Rainier from points west.
Civic Core—the “City Center”Flanked by a refurbished Singer Building and a new civic green space on either side of the Rhode Island Avenue/34th Street traffic circle, the city center is envisioned as the new heart of downtown Mount Rainier. Additionally, the opportunity exists for a landmark sculpture/monument anchoring the center of the circle.
The street character is defined by the street wall, and includes building façades, building heights, and retail frontages.
34th Street—“Main Street”Primarily composed of one- to three-story buildings, this main street corridor is defined by buildings placed close to the street, thereby creating an intimate streetscape. 34th Street is the primary focus area for façade improvements and the preferred location for local neighborhood-serving retail tenants.
Rhode Island Avenue—“Boulevard”Lined primarily with four- to six-story buildings, this boulevard thoroughfare is characterized by a wide, grand public space. Rhode Island Avenue is the preferred location for new development and destination retail tenants (businesses with regional attraction) who prefer more exposure.
Bunker Hill Road
Perry Street
Rhode Island Avenue34
th St
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Bunker Hill Road
Perry Street
Rhode Island Avenue
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C.4
Plan Vision
Urban Design Plan
The urban design plan describes the framework for inter-related plan elements: three districts, potential land-use, retail focus, pedestrian improvements, transit positioning, significant civic buildings, and new infill opportunities. The urban design plan provides detailed boundaries for district areas, retail storefront focus zones, open space, major development opportunities, and infrastructure improvements within the M-U-TC study area.
Rhode Island Avenue
Bunker Hill Road
Perry Street
5 Minute Walk34
th St
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36th
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35th Street33
rd St
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32nd
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Eastern Avenue
LEGEND
District—Rhode Island Avenue
District—Upper 34th Street
District—Civic core/city center
Open space
Parcel
Civic buildings
New infill/major renovation opportunity sites
Retail storefront focus
Existing crosswalk
New crosswalk
Five-minute walk
Bus transit stop
Boundary
Commercial/office optional focus
C.5
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Illustrative Plan
The illustrative plan for downtown Mount Rainier depicts key recommendations and design areas, such as the funeral home/Thrifty Car Rental/gas station site, Upper 34th Street, and the Singer Triangle. The plan represents future development patterns based on the plan vision framework described in this chapter. The illustrative plan is not an exact depiction of future development, rather, it is one representation of many possible future development scenarios.
The core components of this illustrative plan, in terms of new infill, minor renovations, and major renovations, reflect the recommended directions future development and redevelopment should take as the development plan is implemented.
Rhode Island Avenue
Eastern Avenue
Bunker Hill Road
Perry Street
34th
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36th
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33rd
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32nd
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LEGEND
New infill buildings
Green space
Minor renovations/façade improvementsMajor renovations/façade improvements
N
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C.6
Plan Vision
Plan Recommendations
Civic Core/ City Center
Upper 34th Street
Rhode Island Avenue
The following includes specific design details and plan recommendations for each of the three plan areas:
• Upper 34th Street• Rhode Island Avenue• Civic Core/City Center
C.7
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Upper 34th Street Recommendations
General Recommendations
1. Add new pedestrian crosswalks with special paving at the intersection of 34th Street and Bunker Hill Road.
2. Add tree boxes in curb extensions within the parking lane from the traffic circle to Bunker Hill Road. North of Bunker Hill Road, place trees in tree boxes within the sidewalk.
3. Renovate existing parking lots to include landscaping, permeable paving, and low walls along the street frontage.
4. Create areas for a “low-impact development” stormwater drainage rain garden at the low end of 34th Street north of the Rhode Island Avenue traffic circle.
5. Renovate existing buildings.See Kline’s Bakery historic photos on page C.10.
6. Create areas for an active street frontage by using the existing building setbacks.
7. Create areas for historically-sensitive front-porch additions to existing buildings up to the building setback.
8. Build new mixed-use infill buildings with ground floor retail space.
9. Move overhead utility lines to an underground location.
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Bunker Hill Road
Rhode Island Avenue
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C.8
Plan Vision
Existing conditions: 34th strEEt, looking south towards thE lightbown building (sE cornEr).
Main strEEt—outdoor sEating and colorful rEtail storEfronts.
a Main strEEt in thE dEl rEy coMMunity, alExandria, Va.
The plan vision imagines upper 34th Street as a revitalized, neighborhood-serving main street with the following elements:
• Neighborhood-serving retail: smaller-scale stores.
• Retail storefronts: new pedestrian-scaled signage, attractive and simple fenestration, use of color, awnings and porches, and outdoor seating.
• On-street parking: slows down traffic, protects pedestrians.
• Shared-use parking lots: easy-to-use shared parking for retail.
• Smaller-scaled buildings: two- and three-story buildings.
• Historic character: façade restoration of most buildings along 34th Street.
• Mix of retail types: full-service restaurants and other quality retail establishments in Mount Rainier.
• Mixed-use: retention of residential uses on second floors above retail.
• Bicycle route: shared-lane markings and bikeway signage will identify 34th Street as a bicycle route.
Upper 34th Street—“The Neighborhood-Serving Main Street”
C.9
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Street Sections—Upper 34th Street
Existing conditions: 34th strEEt, looking south.
ProPosEd conditions: 34th strEEt south of bunkEr hill road, looking south.
In order to implement the design standards necessary to promote the pedestrian precincts along 34th Street and Rhode Island Avenue, changes to the current locations of curb lines on both sides of the street will be necessary. Along the proposed section of 34th Street between the circle and Bunker Hill Road, there is the opportunity to maintain the existing travel lanes and extend both curb
lines two feet into the parking lane in order to provide wider sidewalks. Additionally, street trees will be planted on islands between parking spaces to complement the existing streetscape. The existing travel lanes will remain ten feet wide in each direction. Shared lane markings and bikeway signage will designate the bicycle lanes.
C.10
Plan Vision
Proposed Vision: Upper 34th Street
New mixed-use infill building with ground-floor retail space.
Renovate Kline's Bakery Building to
original façade for new retail or restaurant.
Refurbish Glut Building storefront.
Set up vegetable/fruit display on sidewalk.
New street trees in grates and new bike racks.
klinE's bakEry, circa 1905.
C.11
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
New crosswalks, curb extensions, and special paving at the intersection of 34th Street and Bunker Hill Road.
Refurbished retail storefronts restore original storefront
character.
Refurbished façade, new ground-floor retail tenant/restaurant and café seating.
New expanded pedestrian sidewalks with street trees on both sides of the street.
New pay-on-foot parking meters.
New retail signage. Shared lane for bicycle traffic.
C.12
Plan Vision
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C.13
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Rhode Island Avenue Recommendations
General Recommendations
1. Include areas for café seating and bike lanes along the new Rhode Island Avenue streetscape.
2. Create a new mid-block pedestrian crossing.
3. Renovate existing buildings with the addition of rooftop floors.
4. Renovate existing buildings.
5. Construct a new small-scale cultural/performing arts facility.
6. Build new infill multifamily residential buildings at the gateway to the M-U-TC area.
7. Build new townhouses adjacent to existing single-family homes.
8. Move overhead utility lines to underground locations.
9. In the short term, restripe existing parking lanes to include bike lanes within the existing street section.
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Rhode Island Avenue
Eastern Avenue
Perry Street
C.14
Plan Vision
Existing conditions: rhodE island aVEnuE, looking wEst towards thE singEr building.
boulEVard: MixEd-usE/Public sPacE condition.
The plan vision imagines Rhode Island Avenue as a vibrant, grand boulevard that identifies and reflects the community of Mount Rainier. Rhode Island Avenue borrows these elements from traditional boulevards:
• Wide, multilane arterial thoroughfare: designed as a pedestrian precinct, with slower auto speeds, but it also allows for adequate traffic flow.
• Landscaped median: provides a condition that is unique to that section of Rhode Island Avenue (US 1).
• Pedestrian sidewalks: wide sidewalks enable social interaction and outdoor retail seating. Special paving patterns reflect a sense of place.
• Larger, mixed-use buildings: renovate existing buildings and design new infill buildings to meet the street with proper orientation and land use. Enable retail/restaurants with outdoor seating.
• Urban furniture: use functional, durable street lamps, benches, bike racks, chairs, and tables that enhance and promote the pedestrian experience.
• Street trees: plant trees to provide a sense of enclosure, protect pedestrians and cyclists, and slow down traffic.
• Bicycle paths: add a cycle track for enthusiasts and commuters. Add wide sidewalks for casual cyclists.
Rhode Island Avenue—“The Tree-Lined Boulevard”
C.15
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Street Sections—Rhode Island Avenue
Existing conditions: rhodE island aVEnuE, looking wEst.
ProPosEd conditions: rhodE island aVEnuE, looking wEst.
In order to implement the design standards necessary to promote the pedestrian precincts along Rhode Island Avenue and 34th Street, changes to the current locations of curb lines and sidewalk profiles on both streets will be necessary.
The proposed street section maintains the State Highway Administration (SHA) designed 11-foot travel lanes (two in each direction, four in total) and existing 13-foot median. It is proposed that on Rhode Island Avenue the north curb line be extended by six feet and the south
curb line by three feet to allow for two 11-foot travel lanes and one eight-foot parking lane in each direction. Extending the curbs will enable provision of a 6-foot cycle track that is an exclusive right-of-way for bicycles along the new curb lines.
Additionally, installation of new crosswalks is proposed at Eastern Avenue and 33rd Street on Rhode Island Avenue, with special textured features that include stamped concrete to emphasize the presence of pedestrian crossings.
C.16
Plan Vision
Proposed Vision: Rhode Island Avenue
Refurbished building façades.
New cycle track zone.
New tree and pedestrian seating streetscape zone.
The potential for a future street car may be
incorporated into the new boulevard
design.
C.17
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Refurbished Singer Building with new ground-floor retail tenants.
New tree and café seating streetscape zone with special paving.
New primary sidewalk streetscape zone.
Double row of street trees.
Renovate gas station (circa 1934) and convert to retail use with outdoor seating.
New highly visible cultural arts building
and space, to be used for performing arts,
visual arts, and other community functions.
C.18
Plan Vision
Rhode Island Avenue North Infill Site
Funeral Home/Thrifty Car Rental/Gas Station Site
Residential Building
• A four- to five-story residential building fronts Rhode Island Avenue, with its highest point at the intersection of Rhode Island Avenue and Eastern Avenue.
• Large rowhouse units front Eastern Avenue, blending the scale between the larger residential building at the intersection and the adjacent single-family homes.
Former Gas Station
• Historic Sinclair Gas Station (1934) is refurbished and integrated into the cultural arts center as a small-scale café/retail space with a public plaza.
Cultural Arts Center
• The cultural arts center is a two- to three-story 75-foot by 40-foot multiuse performance/exhibition space with transparent glass frontage on Rhode Island Avenue. This building serves as a visual symbol of the arts in downtown Mount Rainier. Similar to the Atheneum in Alexandria, VA, the cultural arts center is a flexible and adaptable art space to be used for performances, lessons, dance, art exhibitions, lectures, workshops, and other such uses. Office and commercial space is located above the flexible arts space.
• The cultural center and the historic gas station building are connected and a hardscape plaza space is created at the corner of Rhode Island Avenue and 33rd Street.
schEMatic sitE Plan.
Eastern Avenue
Rhode Island Avenue
33rd
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Perry Street
Garden
wall
C.19
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Rhode Island Avenue North Infill Site
schEMatic sitE Massing.
ProPosEd sitE Plan at thE rhodE island aVEnuE nEw infill rEsidEntial sitE.
rhodE island aVEnuE
33rd strEEt
PErry strEEt
C.20
Plan Vision
Sensitivity to Existing Residential Fabric
The tallest massing of the new infill building—which contains the gas station, cultural facility, and residential uses—is located near the intersection of Eastern and Rhode Island Avenues. The building steps down away from this intersection in order to acknowledge the scale of the adjacent single-family neighborhood context. This configuration reduces the impact of building shadows onto the adjacent residential neighborhood, as shown by the diagrams on the left.
building shadow lEngth: May 21.
Rhode Island Avenue North Infill Site
ProPosEd strEEt sEction through rhodE island aVEnuE with nEw infill rEsidEntial building, looking wEst.
Four-story building
10:00 a.m.
12:00 noon
2:00 p.m.
4:00 p.m.
C.21
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
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C.22
Plan Vision
Civic Core/City Center Recommendations
General Recommendations
1. Include areas for café seating and bike lanes along the new Rhode Island Avenue streetscape.
2. Create special paving and a new landmark monument at the Rhode Island Avenue circle.
3. Create a new civic green and plaza adjacent to the City Hall.
4. Renovate the municipal buildings.
5. Build new infill multifamily residential or commercial office buildings.
6. Build new mixed-use infill buildings.
7. Build new duplex/triplex infill residential.
8. Renovate major interior and exterior architectural elements.
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C.23
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
One of the very strong positives of downtown Mount Rainier is that it serves the community in multiple ways. The M-U-TC area includes the majority of Mount Rainier’s civic buildings and serves as a focal point. An essential part of the totality of any community, these institutions are vital anchors to downtown Mount Rainier. The Mount Rainier City Hall, Library, and Police Station are destination buildings for residents, reinforce downtown as being a special place, and provide management and financial resources.
The city’s recent purchase of the Eastern Star Building enables a series of unrelated buildings to become a grand municipal center with the following elements:
• City Hall: Construct a new community presentation platform and staircase.
• Civic green and plaza: Transform the bus turnaround into a green civic space.
• Eastern Star Building: Restore the historic exterior, renovate the interior with a grand hall, exploit the potential for a part-time gallery/arts space, create a new façade facing the green.
• Mount Rainier Library: Continue to develop designs for a new/renovated library.
• Transit Center: Create a modern transit structure with opportunity for collaboration with artists.
Existing conditions: rhodE island aVEnuE, looking East towards city hall.
traffic circlE, ciVic grEEn and MuniciPal cEntEr.
ProPosEd ciVic grEEn at bus turnaround.
C.24
Plan Vision
Proposed Vision: Civic Core/City Center
Renovate the historic Eastern Star Building with a modern addition facing the civic green.
Create a modern transit center.
Renovate Mount Rainier Library.
Construct an elevated landscape terrace/performance space.
Install special paving for pedestrian crosswalk.
C.25
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Construct new infill development along Perry Street East (as a temporary use, add parking on open lots).
Restore landscaping and urban seating area.
Construct public gathering space in the new civic green.
Install special paving around traffic circle.
C.26
Plan Vision
Retail Uses
In many ways retail land uses represent the principal face for a downtown area. The interaction between retail space and consumers, passing traffic, and the surrounding community impacts the image of the M-U-TC location, and thus its prospects for future economic activity and development. The importance of retail and related commercial uses not only draws upon the visible presence of active retailers but is heavily influenced by the amount and character of vacant or under-used commercial properties.
Land Use Recommendations
The quantity of existing retail space (approximately 90,000 square feet) exceeds today’s market demand (approximately 60,000 square feet). However, long-term growth is anticipated.
In order to be a positive force, retail properties and operating businesses should be of a sufficient size and mix, and self-sustaining, even if surrounded by vacant store space.
PriMary and sEcondary rEtail focus arEas.
Bunker Hill Road
Rhode Island Avenue
Eastern Avenue
Perry Street
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Primary retail focus
Secondary retail focus
Boundary
LEGEND
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C.27
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Other Commercial Uses
Downtown Mount Rainier has a variety of retail and other existing commercial uses, most notably professional office and contractor services firms. Some of these uses fit naturally into retail oriented properties and others occupy second level space, former residential buildings and other variations. These alternative land uses perform a vital role in drawing customers and clients to downtown, and provide some amount of employee-related support of other downtown businesses during the day. While sustaining and growing these smaller-scale commercial land uses should occur in tandem with advancing the rest of the M-U-TC area, their expected impact is limited to incremental economic-development gains rather than major increases.
Residential Uses
Residential land uses are intermixed within the M-U-TC area and help to define the character of the greater Mount Rainier area. The plan vision foresees residential-related redevelopment and new infill development as representing the major market based development opportunity for the downtown area, with multiple benefits and characteristics:
• The existing Mount Rainier neighborhood surrounding the downtown area represents the foundation of demand for additional residential development in the M-U-TC area. Opportunities to provide alternative market-based ownership housing in downtown Mount Rainier, such as rowhouses, flats, and other forms of multifamily housing, can serve not only existing Mount Rainier residents wishing to transition into different types of housing, but can draw on the regional market for support.
• The addition of new housing and residents will provide a broad spectrum of benefits, including shoring up retail vitality, reconnecting the streetscape, helping to alleviate crime and safety concerns, and adding to the tax base.
Retail also plays a vital role in attracting investment in other land uses, such as residential. This is especially true of an older, walkable downtown like Mount Rainier, where the retail presence is critical to the sense of town and community.
Specific to the plan vision and its implementation, retail land uses should be understood and supported through the following guiding principles:
• Providing an attractive and contiguous retail street frontage at economically sustainable locations is fundamental to advancing the pedestrian precinct. Most importantly, Mount Rainier already has a large inventory of retail space that can easily accommodate storefronts.
• Retail business needs to be concentrated. Maintaining a critical mass of different types of retailers adjacent or proximate to each other promotes combined patronage, helps in re-tenanting vacated space, and encourages the ongoing investment of retailers in a given location. The plan vision sees the commitment to continuing to focus retail uses at the intersections of 34th Street and Bunker Hill Road and along Rhode Island Avenue, emanating outward from the traffic circle, as of critical importance.
• While attracting new retailers can help elevate the level of activity and image of the entire downtown area, the support and sustenance of existing retail users is of first-order importance. Businesses already in place have significant investments at stake and an established customer base. Adding too much additional retail space (especially if publicly subsidized in some manner) against a backdrop of relatively finite market demand can undermine the strength of both the existing businesses and limit the potential for a large number of new ones.
C.28
Plan Vision
Historic Preservation/Adaptive Reuse Recommendations
aboVE: protected and unprotected historic properties.
lEft: the larger area is the boundary for the city of Mount rainier. the M-u-tc boundary, in red, falls within the Mount rainier historic district, which is shaded in grey.
Eastern Avenue
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Very High: Designated Prince George’s County historic site.
Moderate: Listed in the Maryland Inventory of Historic Properties.
Low: Listed in the National Register of Historic Places as a “contributing structure.”
LEGEND
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Recommended for historic protection.
Not directly contributing to the historic character.
Boundary
C.29
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
General Historic Improvement Significance and Actions
The Mount Rainier Historic District is significant as an example of the type of community that changed the character of western Prince George’s County in the early twentieth century through the advent of the streetcar. The historic district is also important for its expansive and diverse collection of vernacular inspired buildings erected during the period between 1900 and 1940. The mixed-use town center falls within the boundaries of the historic district, which is listed on the National Register of Historic Places. Identified as the community’s downtown from its early stages of development, the town center contains an eclectic collection of residential, commercial, and mixed-use buildings that maintains the character of a small town main street. In support of the plan vision, preserving and restoring the main street character will require the following actions:
• Restoration of historic properties through the removal of non-contributing additions.
• Maintenance and repair of historic materials and retention of the properties’ form, details and existing historic character.
• Alterations and additions to historic properties to meet continuing or changing uses while retaining the properties’ historic character.
• Building of new structures that are sympathetic in massing and quality to the area’s historic character.
General Improvement Areas
34th StreetThe intersection of Bunker Hill Road and 34th Street is an important focal point for restoring the main street feel. The buildings are typically well constructed and require basic maintenance and repair of existing windows, storefronts, and porches, as well as repairs to masonry and other minor façade improvements. A few buildings, including Kline’s Bakery (3849 34th Street) and the flat fronts (3807-3815 34th Street) will require
restoration of their façades, removal of non-contributing additions, and replacement of building materials not supportive of their history. Vacant lots receiving new construction should follow the scale, massing, and styles reflective of the area.
Civic Core/City CenterMost of the structures in the civic core have a historic character. Adaptive reuse will be more prevalent, especially for properties south and east of the traffic circle, including properties along east Perry Street and the Eastern Star Building (3405 Rhode Island Avenue). The Prince George’s Bank (3800 34th Street) is a designated Prince George’s County historic site, and the Sanitary Grocery Company Building (3401 Perry Street) is a proposed historic site. Both sites will require minor restoration and maintenance and repair because of their historic character. Other buildings, such as the Singer Building, its adjacent properties, and the group of transit-oriented retail (3410–3248 Rhode Island Avenue) will require similar restoration and repair.
Rhode Island AvenueBecause of the large portions of vacant and developable land and the lack of historic structures within the Rhode Island Avenue district of the M-U-TC, specific improvement actions will be oriented to adaptive reuse and new construction. New infill construction shall be compatible with the surrounding buildings in scale, massing, and quality. The character of existing buildings should be retained, even with the addition of floors or change of uses. An exception is the historic gas filling station (3220 Rhode Island Avenue), which is a proposed historic site. Because of its poor condition, restoration, maintenance, and repair of the gas filling station will be required in order to preserve an important landmark in the development of historic Mount Rainier.
C.30
Plan Vision
Environmental/Sustainability Recommendations
location of PErMEablE Parking arEas and rain gardEns in thE grEEn-strEEt PrototyPE.
Bunker Hill Road
Rhode Island Avenue
Eastern Avenue
Perry Street
34th
Stre
et
35th
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35th Street
33rd
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32nd
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N
Permeable parking areas
Rain gardens
Boundary
LEGEND
C.31
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Rain Gardens—Green Street Prototype
34th Street slopes downhill towards the traffic circle north of Rhode Island Avenue. Water runoff is currently channelled directly into culverts and relocated elsewhere. The plan vision proposes two rain gardens that use native plants to capture and clean runoff water from 34th Street. This prototype project also encourages natural infiltration of water and reduces the likelihood of flooding at the traffic circle.
Permeable Parking Surfaces
34th Street and Bunker Hill Road have a history of flooding and drainage problems. One strategy for improving water management in this area is to increase the area of permeable surfaces. This would allow water to seep directly into the underground water table, instead of being channelled elsewhere. The proposed shared parking lots on upper 34th Street should use surfaces of permeable pavers or a mix of permeable pavers and asphalt, instead of impermeable asphalt only.
location of thE grEEn strEEt PrototyPE ProjEct at thE intErsEction of 34th strEEt and rhodE island aVEnuE.
an ExaMPlE of a PErMEablE Parking surfacE.
C.32
Plan Vision
Transportation Recommendations
In support of the overall vision of the plan, the primary transportation objective is to develop a district that is more friendly for pedestrians along Rhode Island Avenue and 34th Street. This objective is demonstrated through several strategies, including the reinforcement of pedestrian crossings; provision of curb extensions and wider sidewalks; installation of pedestrian signals; and conversion of the existing bus turnaround depot into a public park.
Pedestrian Precinct
Rhode Island Avenue ElementsThe plan recommends installing a crosswalk on Rhode Island Avenue just east of its intersection with Eastern Avenue. Given this modification, additional pedestrian signals will be required, as well as adjustment of the existing traffic-signal timing.
A new pedestrian crosswalk is recommended across Rhode Island Avenue just east of its intersection with 33rd Street. An accompanying pedestrian-activated crosswalk signal is also recommended. Pedestrians will be able to activate this signal to stop vehicular traffic along Rhode Island Avenue, allowing them to cross. When the signal is not activated, traffic moves without having to stop.
It is recommended that a pedestrian-activated crosswalk signal be installed just west of the circle on Rhode Island Avenue. This signal will activate the traffic signal just east of the circle. The activation of this traffic signal will allow pedestrians to cross Rhode Island Avenue with greater ease.
Along the northern side of Rhode Island Avenue from Eastern Avenue to the circle, it is recommended that curb extensions be installed at the intersection corners of Rhode Island Avenue with Eastern Avenue and with 33rd Street. The introduction of curb extensions provides locations where the crossing distance for pedestrians is minimized while the existing width of the travel lanes along Rhode Island Avenue is retained. A raised off-street bicycle track on both sides of the existing Rhode Island Avenue curb is recommended between Eastern Avenue and the circle. This bicycle track is envisioned as an independent travel way—which is separated from the
proposed sidewalk with landscaping—along that same section of Rhode Island Avenue.
34th Street ElementsIt is recommended that sidewalks be widened on both sides of 34th Street so that they extend further into the roadway, while still retaining two ten-foot travel lanes on 34th Street from the circle to Bunker Hill Road. Widening the sidewalk to provide for improved pedestrian circulation on 34th Street is a key component of making this street a more attractive retail destination for prospective patrons. In addition to widening the sidewalk, it is recommended that curb extensions along both sides of 34th Street be installed to allow for the placement of trees along the street between the circle and Bunker Hill Road.
Curb extensions are recommended at the intersection of 34th Street and Bunker Hill Road for the southeast, southwest, and northeast corners of the intersection. This will facilitate pedestrian crossings at this all-way stop intersection. In addition, it is recommended that textured crosswalks be installed and that the interior of the intersection be patterned to reinforce it as the center of the retail activity on upper 34th Street.
Shared Parking
The need for additional parking to support existing and new retail uses and infill development can be accommodated through the use of shared parking strategies. The potential locations for shared parking include the following:
• Lot behind ZZ’s Pizza (potential to provide 24 spaces).
• Lot south of Kline’s Bakery (potential to provide 16 spaces).
• The lot south of the Metropolitan Church of God (the former Cameo Theater) during times when there are no church services.
• 3424 Rhode Island Avenue.
C.33
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Civic Green and WMATA
In order to provide a strong civic core adjacent to Mount Rainier City Hall and the public library, it is recommended that the existing bus turnaround area located at the circle be reclaimed as a public park (civic green). This will promote pedestrian activity and provide a space for public gathering adjacent to the civic uses. In removing infrastructure related to the bus turnaround, it will be critical to retain and relocate bus activities and operations. A review of existing bus activity at the turnaround area identified three bus routes (Metrobuses 82 and B2 and TheBus 17) that would need to be modified. It is recommended that the 82 and B2 bus routes be redesigned to approach the circle from northbound 34th Street before traversing through the circle to head west on Rhode Island Avenue. TheBus 17, approaching westbound, would
traverse through the circle 180 degrees to head back in an eastbound direction.
The elimination of the bus turnaround area will require additional coordination with the Washington Metropolitan Area Transit Authority (WMATA) and Prince George’s County to determine the eventual route realignments and bus stops.
illustratiVE skEtch of thE ciVic grEEn.
C.34
Plan Vision
Existing and ProPosEd b2 routE.
Existing and ProPosEd 82 routE.
Proposed Metrobus 82 and B2 Bus Route ChangesIt is proposed that the 82 and B2 buses wait curbside on the north side of Rhode Island Avenue between the circle and 33rd Street. These buses have previously used the turnaround area to wait for passengers. The buses would not impede travel lanes on westbound Rhode Island Avenue while waiting for passengers.
Rhode Island Avenue
Rhode Island Avenue
Eastern Avenue
Eastern Avenue
Bunker Hill Road
Bunker Hill Road
Perry Street
Perry Street
34th
Stre
et34
th St
reet
Alighting bus stop
Boarding bus stop
Existing B2 Route
Proposed B2 Route
Boundary
LEGEND
Alighting bus stop
Boarding bus stop
Existing 82 Route
Proposed 82 Route
Boundary
LEGEND
C.35
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing and ProPosEd thEbus routE 17.
Proposed TheBus Route 17 ChangesTheBus Route 17 currently heads west towards the circle, traverses three-quarters of the way through the circle to access the bus turnaround area, and then proceeds east on Rhode Island Avenue. The modified route for this bus is simple in that the bus would continue to head west to approach the circle, traverse through the circle 180 degrees, and then pull over to the southern side of Rhode Island Avenue.
Rhode Island Avenue
Eastern Avenue
Bunker Hill Road
Perry Street34
th St
reet
Alighting bus stop
Boarding bus stop
Existing TheBus Route 17
Proposed TheBus Route 17
Boundary
LEGEND
C.36
Plan Vision
Proposed MARC Station
In support of the M-NCPPC Port Towns Sector Plan, a strategy has been developed to address the potential for the designation of a new MARC station to be located in the vicinity of the artists’ studios on Wells Avenue and Otis Street south of the M-U-TC study area and adjacent to the existing rail tracks. In order for this potential MARC station to be compatible with the primarily residential nature of the adjacent neighborhood, we recommend that very limited parking be made available to support the station on the north side of the tracks. Any major parking facilities to support this station should be located on the Cottage City side (south side) of the train tracks given its proximate access to Bladensburg Road and the surrounding industrial land uses.
The potential MARC station is envisioned as a local transportation resource for nearby residents to either walk to, or get dropped off at, in order to be able to ultimately access Union Station to the south or points north such as Baltimore and BWI Airport (Baltimore Washington International Thurgood Marshall Airport). In supporting this strategy, the main route from the Mount Rainier civic core to the potential station has been identified as 34th Street, to Otis Street, to Oak Lane, to Wells Avenue adjacent to the train tracks. The implementation of a new MARC station would ultimately require coordination with the Maryland Transit Authority (MTA), the county and the city.
Rhode Island avenue
34th
stR
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otIs stReet
Wel
ls a
ven
ue
C.37
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
thErE is PotEntial for ExtEnsion of thE futurE dc strEEtcar systEM into PrincE gEorgE's county.
Extension of the DC Streetcar System
The future DC Streetcar will make travel to, from, and within the District of Columbia much easier for residents, workers, and visitors, and it will complement existing transit options. The proposed streetcar will connect Washington, D.C., and Prince George’s County neighborhoods and bring tremendous benefits to the communities it serves.
The District of Columbia Department of Transportation (DDOT) has started construction of a new streetcar line in Anacostia that is expected to start revenue service by the fall of 2012. Tracks are currently being laid on H Street and Benning Road for a second line, and planning is underway for additional segments across the city. The entire 37-mile proposed streetcar system will take at least 7-10 years to build (medium-term timeframe).
The ultimate plan for the DC Streetcar system includes a DC Streetcar line along Rhode Island Avenue that extends from Florida Avenue to the District Line at Eastern Avenue. The implementation of the first phase of the DC Streetcar system does not include the Rhode Island Avenue line, which is preliminarily programmed in Phases 2 and 3 of the DC Streetcar development, pending funding. Given that the Rhode Island Avenue line has not yet been designed, no cross-sections or alignments have been proposed. One idea is that the Rhode Island Avenue streetcar will extend into Prince George’s County through downtown Mount Rainier.
Typically, streetcars that have been programmed on streets similar to Rhode Island Avenue have operated in the curb travel lane with curb extensions that allow patrons to access the streetcars at the designated stops. The plan vision has incorporated this type of operation into its overall roadway geometric requirements.
C.38
Plan Vision
Arts and Arts Community Recommendations
Role of the Arts/Gateway Arts District The M-U-TC development plan envisions both the Mount Rainier artists and their art as key catalysts for the city’s revitalization of the plan area. The plan creates new opportunities for artists to engage and be engaged with the local community.
The City of Mount Rainier is an important component of the Gateway Arts District. The city’s arts identity is a very significant resource for marketing and promoting development in the downtown area. An existing arts community helps distinguish the downtown area from other locations, attracting outside interest in the community on multiple levels. Arts targeted projects can leverage external funding sources, and the artists themselves can help in many ways to expand the volume and visibility of the arts integral to the M-U-TC plan and its implementation. Because of its established arts community and previous efforts, Mount Rainier is well positioned to explore new opportunities to visibly exhibit its arts community in new development projects in this strategically located area of the Gateway Arts District.
The M-U-TC development plan promotes the arts by creating venues that promote higher visibility for and greater access to the strong and talented pool of local artists. The plan proposes selected local initiatives that must be closely coordinated with the current efforts of the Gateway Community Development Corporation (CDC) to promote and encourage artistic activity throughout the Gateway Arts District corridor. Through this plan, art in Mount Rainier has the opportunity to establish a more visible and active presence throughout the M-U-TC.
Pop-up Galleries
As an interim arts strategy for downtown, it is recommended that the city make available selected venues, called “pop-up” galleries, in city-owned, not-utilized or under-utilized storefront properties that (with minimal operational costs) could act as energizing and active art spaces along the M-U-TC commercial
corridors. Spaces could be used for visual and performing arts activities.
One implementation strategy involves city support for storefront selection, general maintenance, insurance, utilities, and up-keep for limited periods of time. For non-profit activities, a minimal or subsidized charge could be required; for paid events or for events where art is sold, a percentage of the sales could be used to defray some building upkeep costs. Artists could set up and prepare the spaces for exhibition or performances.
Public and Utilitarian Art Program Proposal
As part of promoting the arts in an increasingly visual way, the city should work to identify key open spaces, public parks, and/or publicly-visible privately owned sites to locate work by local artists. A city program should be created to feature art (graphics, signage, sculpture metalwork, fabric art, etc.) in public places. Artists would compete for city sponsored sites and opportunities to feature their art at city sponsored events or in city generated media, such as the graphic design of the city newsletter, website, and logo. Art locations would be “leased” for a designated period. At the end of the period new artists and art would be selected for the city art spaces. These could be small or large spaces; art could consist of permanent or temporary murals, insets and bas relief on walls, metal work, and performance art (dance or repertory theater) at city sponsored events.
A city appointed jury would select art from a variety of categories, including performance art. Art would be displayed at the local (Mount Rainier) pop-up gallery locations indicated above, at Gateway Arts events where regional participation is featured and at the selected outdoor city art spaces. The city should establish and fund a program that includes shared insurance, security, and general maintenance costs with the Gateway CDC, artists, and the city. Additionally, the city should work to identify funding for maintenance costs for one to three new sites per year.
C.39
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Signage and Wayfinding Program Proposal
Combine the talents of local artists and historians to create a Mount Rainier heritage trail signage system. Use local artist-inspired and designed signage to create heritage trails that direct pedestrian traffic. Identify significant places and events that have occurred in Mount Rainier history. Theses can act as wayfinding devices to help visitors locate city services and merchants.
Signage, along with anticipated traffic modification devices, would act as clear edge delineation and image branding in the region for the Mount Rainier M-U-TC development areas and pedestrian zones.
Design Standards and Guidelines D
D.3
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
1. IntroductIon / Goals ........................................................................... d.5
2. desIGn revIew Process ............................................................................ d.6
3. HIstorIc dIstrIct .................................................................................... d.11
4. dIstrIct cHaracter overvIew .................................................................... d.14
5. urban desIGn Plan ................................................................................. d.17
6. PublIc realm ......................................................................................... d.18a. street sectIons—34tH street .................................................. d.19b. street sectIons—rHode Island avenue ....................................... d.21c. PedestrIan crosswalks and Zones ............................................... d.24d. surface ParkInG lots ............................................................... d.25e. bIke facIlItIes ......................................................................... d.26f. sIdewalks and street trees ........................................................ d.27G. lIGHtInG ................................................................................ d.28
6. sIte desIGn ........................................................................................... d.29a. HeIGHt .................................................................................. d.32b. setbacks and massInG .............................................................. d.33c. massInG—rHode Island avenue InfIll sIte .................................. d.34d. walls, fences and screenInG ..................................................... d.35e. outdoor seatInG ..................................................................... d.36f. lIGHtInG ............................ .................................................... d.37
7. arcHItectural elements ........................................................................... d.38a. façades and fenestratIon ......................................................... d.39b. storefronts ........................................................................... d.40c. utIlItIes and mecHanIcal equIPment ............................................ d.41d. securIty ................................................................................ d.42e. color, lIGHtInG, and materIal ................................................... d.43f. PorcHes and front yards .......................................................... d.44G. addItIons .............................................................................. d.45H. subtractIons ......................................................................... d.47I. former resIdentIal buIldInGs wItH non-resIdentIal use ................. d.48j. sIGnaGe ................................................................................. d.49
8. otHer GuIdelInes .................................................................................... d.55a. PublIc art ............................................................................. d.56b. sustaInabIlIty ......................................................................... d.58c. ParkInG strateGy .................................................................... d.59d. HIstorIc buIldInGs ................................................................... d.60
9. sPecIfIc buIldInG recommendatIons ............................................................ d.62
Design Standards and Guidelines|Table of Contents
D.4
Design Standards and Guidelines
m-u-tc study area.
NRhode Island Avenue
Eastern Avenue
Perry Street
Bunker Hill Road
34th
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36th
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37th
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35th Street
33rd
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32nd
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Parcels
Boundary
LEGENDExisting buildings in M-U-TC study area
D.5
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Introduction / Goals
Goals
The purpose of these design standards and guidelines is to promote high quality urban design and architectural design within the mixed-use town center (M-U-TC) area and to encourage a cohesive and attractive environment consistent with the development plan vision.
These standards and guidelines will help protect and reinforce the existing fabric of the historic district. They will retain the character and feel of the historic downtown while assisting the transition towards its revitalized form. These guidelines shall serve as tools to assist the M-U TC review committee, the city, the county, and the public in the design review process. They will also assist building owners, business owners, architects and other design professionals in guiding the design of new projects and property improvements.
These standards and guidelines shall be used alongside the other development plan components, thus providing a comprehensive illustration of the goals and objectives of the M-U-TC development plan.
When reviewing projects in Mount Rainier, users shall refer to the following three interrelated chapters:
• Plan Vision• Design Standards and Guidelines• Implementation
Applicability
The design standards and guidelines are applicable to all buildings and sites within the M-U-TC study area.
Applicability Language
This chapter uses two sets of prescriptions: standards and guidelines.
Standards are design requirements, indicated by the words “shall” and “must.” Guidelines are design recommendations, indicated by the words “should” and “may.”
Economic Revitalization
A critical element in advancing opportunities for economic development in downtown Mount Rainier is to have attractive and inviting streetscapes and building façades and treatments. A positive physical image impacts a broad customer base of visitors, business owners, property owners, and potential investors, including banks and other sources of financing. While there may be limited need for some individual property owners to use the design standards and guidelines, for such things as signage and fencing, the design standards and guidelines are essential to improving the overall marketability of the M-U-TC area and the broader historic district.
Well conceived and implemented design standards and guidelines and oversight that is respectful of the character and uniqueness of Mount Rainier will benefit all properties. The assurance that design standards and guidelines exist and will be applied in a consistent and comprehensive manner will attract the necessary investment and capital, both in the near term and over the long term. This assurance will result in the following:
• Enhancement of M-U-TC patronage.• Heightened business and property-owner
confidence.• Reassuring new investors regarding return on their
investment.• Advancement of economic sustainability.
D.6
Design Standards and Guidelines
Design Review Process
Use of the Design Standards and Guidelines by the M-U-TC Committee
The committee shall consult the design standards and guidelines when making decisions on applications submitted to the committee. Use of the guidelines will assist the committee in making consistent and fair decisions that are in compliance with the M-U-TC development plan and implementation strategies, the Secretary of the Interior’s Standards for Rehabilitation, and sound urban design and preservation practices.
All new in-fill development projects, exterior renovations, signage, awnings, fencing, screening, exterior seating, exterior display, surface lot parking, site lighting, or other site improvements and/or changes within the M-U-TC development plan area shall be reviewed by the Mount Rainier M-U-TC Review Committee for compliance with the plan vision, design standards and guidelines, and implementation strategies.
Application Process
Prior to Submission• The applicant shall review the 2004 Approved Sector
Plan and Sectional Map Amendment for the Prince George’s County Gateway Arts District to determine if the proposed use is permitted within the town center character area.
• The applicant shall meet with the designated M-NCPPC staff member to review the proposal for compliance with the plan vision, design standards and guidelines, and implementation components of the development plan. Staff shall also review the application for completion in accordance with the submission requirements and offer guidance regarding the “simple permit” and “special permit” processes.
Submission• The applicant shall submit the application and 12
copies of the applicable submission documents, as listed on page D.8, to M-NCPPC for staff review and distribution to committee members and the City of Mount Rainier.
M-U-TC Review Committee Composition
The new development plan envisions transformation of downtown’s existing environment through revitalization of historic structures and proposed new infill. With this vision in mind, a small modification of the Mount Rainier M-U-TC Review Committee’s composition will assist the committee, the city and the county in their evaluation and review of future proposals and improvements in the town-center plan area.
The City of Mount Rainier will solicit and advertise for potential candidates to the M-U-TC review committee. The City Council will make its selection from this group of candidates and submit its recommendations to The Maryland-National Capital Park and Planning Commission (M-NCPPC) for consideration and approval by the Prince George’s County Planning Board. The committee will consist of seven members. Their terms will be staggered. Each member will serve two years and may be reappointed to subsequent terms by the City Council. The composition of the M-U-TC review committee will be as follows:
• Two residents from the city.• Two business or property owners within the
M-U-TC study area.• Two municipal government representatives.• One architect with expertise in infill development
and historic preservation/adaptive reuse.
During the advertisement and selection process, efforts will be made to ensure that at least one of the residents, business or property owners, and government representatives on the committee is a practicing artist or design professional with experience in planning, architecture, landscape architecture, or historic preservation. Solicitation of the architect member will be done regionally and will not be limited to candidates from the city. Members will commit to attending at least 75 percent of the committee’s scheduled meetings each year.
A designated member of the M-NCPPC’s Prince George’s County Planning Department will serve as non-voting staff person on the M-U-TC committee and will attend all its meetings.
D.7
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
• The designated M-NCPPC staff member shall review the application and submission documents for compliance with the plan vision, design standards and guidelines, and implementation strategies components of the City of Mount Rainier Mixed-Use Town Center (M-U-TC) Zone Development Plan.
• The designated M-NCPPC staff member shall produce an official staff report documenting the facts of the application and submission. The staff member shall note any recommendations based upon his or her review.
• The staff report and recommendations, the application, and a copy of the applicant’s submission documents shall be transmitted to each member of the M-U-TC committee, the City of Mount Rainier (City Manager’s Office), and the applicant. These documents should be posted on the web for access by the community at least five days before the committee meeting date.
M-U-TC Review Committee Meeting• Committee meetings shall be held within thirty
days of M-NCPPC’s receipt of a complete official submission. The applicant shall be notified of the time, date, and location of the committee meeting. The applicant or applicant’s agent shall be required to attend the committee meeting to present the application.
• The committee shall review and make recommend-ations on all building permit applications or special permit (site plan) applications submitted to the county for work to be performed within the M-U-TC study area. All appointed members should be familiar with the City of Mount Rainier Historic District, and the plan vision, design standards and guidelines, and the implementation strategies.
• A committee quorum shall include at least one architect, one planner, or one historian knowledgeable of the regulations, historic character, and historic resources of the City of Mount Rainier and Prince George’s County.
• The applicant shall present the proposal to the committee. Failure to attend and present the application shall result in the automatic deferral of the project to a subsequent M-U-TC committee meeting.
• The designated M-NCPPC staff member shall verbally highlight key elements from the staff report and any recommendations. Staff shall also offer supporting comments and answer questions from the committee.
• The M-U-TC committee shall review the application and shall either recommend:• Approval as submitted.• Approval with conditions and/or
recommendations.• Denial with clarifications as to the
committee’s action.• Deferral for resubmission with explanation
and recommendations
After M-U-TC Review Committee Meeting• The designated M-NCPPC staff member shall write
a summary report documenting the discussions, recommendations, and actions taken by the committee on each application reviewed during the meeting. When applicable, this report shall be forwarded to the Planning Director as part of the special permit (site plan) process or to the Department of Environmental Resources as part of the building permit application process.
• Approved applications shall be stamped by the M-U-TC committee to signify that the plans are in compliance with the plan vision, design standards and guidelines, and implementation strategies.
• Applications approved with conditions or recommendations will need to be revised prior to being stamped by the M-U-TC committee to show that the proposal complies with the plan vision, design standards and guidelines, and implementation strategies.
• The applicant may appeal decisions made by the M-U-TC committee to the Prince George’s County Planning Board through the special permit process.
D.8
Design Standards and Guidelines
Application Submission Requirements
The applicant shall submit twelve copies of all relevant building, site plan and/or signage information required for the submission to show compliance with the plan vision, design standards and guidelines, and implementation strategies. The following information is recommended as possibly being necessary for the type of project work proposed:
PhotographsThe application shall include comprehensive exterior photographs of the building, structure, or site in question. Since the building, structure, or site is in a historic district, the application shall also include photographs of the adjacent buildings and immediate neighborhood. All photographs shall be of good quality, clearly showing the area to be affected by the proposed work.
Architectural Drawings• Existing Conditions Plans
Property lines, adjacent structures, and existing buildings shall be drawn to an architectural or engineering scale.
• Extent of Work The application shall clearly show the extent to which the existing building or structure is to be preserved, altered, or demolished. An application for demolition shall include architectural plans or diagrams clearly showing the extent of proposed demolition.
• Site Plan The site plan shall include the following: property lines dimensioned, building location, parking, vehicular and pedestrian access points, and all proposed improvements.
•• Architectural Plans
An application shall include architectural plans or model photographs sufficient to indicate the general massing, composition, or design of the proposed work within its surroundings. Plans shall be drawn to scale, fully dimensioned with important measurements, including overall width, length, and height.
• Elevation and Section Drawings Elevations and sections shall show all façades, including information such as building height,
floor-to-floor height, architectural features, detailing, openings (including windows and doors), façade materials, and color. Drawings shall clearly show the exterior design of the proposed new work within its surrounding and adjacent context. The application shall clearly show the proposed color and/or finish and texture of materials to be used for all new elements. Finish, color, and textures of adjacent existing materials must be provided (in photographs or drawings) for comparison to new work.
• Parking Plan and Layout Where applicable, a parking plan and layout shall be submitted, including documentation illustrating how proposed shared parking or proposed reductions in parking numbers may be implemented.
• Signage For any sign submission, details shall include dimensions, location plan (dimensioned), materials proposed, colors, and any proposed lighting.
• Other Components Additional components such as proposed site lighting, building lighting, fencing, screening, low screen walls, and other site or building components not noted above shall be submitted with the application so that a total understanding of the new development, addition, renovation, alteration, or signage may be apparent during the review process.
D.9
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
*TYPICAL COUNTY PERMIT REVIEW AGENCIES
HEALTH DEPARTMENT, DIVISION OF ENVIRONMENTAL HEALTH (DEH)
DEPARTMENT OF PUBLIC WORKS AND TRANSPORTATION (DPW&T)
PRINCE GEORGE’S SOIL CONSERVATION DISTRICT (SCD)
WASHINGTON SUBURBAN SANITARY COMMISSION (WSSC)
DEPARTMENT OF ENVIRONMENTAL RESOURCES, PERMITS AND REVIEW GROUP (PRG)
DEPARTMENT OF ENVIRONMENTAL RESOURCES, LICENSES AND INSPECTIONS GROUP (LIG)
MOUNT RAINIER TOWN CENTER DESIGN REVIEW COMMITTEE
PERMIT PROCESS INITIATED FOR CITY OF MOUNT RAINIER
MIXED USE TOWN CENTER
PERMIT REVIEW AGENCIES* INCLUDING DER AND
M-NCPPC
BUILDING PERMIT PROCESS INITIATED FOR PRINCE
GEORGE’S COUNTY
REJE
CTIO
N/
REVI
SIO
N
INITIAL M-NCPPC STAFF PROJECT
REVIEW
PROJECT WITH USE/ZONING ISSUES
BUILDING PERMIT ISSUED
CITY OF MOUNT RAINIER PERMIT APPROVED
DEVELOPMENT REVIEW
PRINCE GEORGE’S COUNTY PERMIT APPROVED
Design Review Process|Non-Historic Properties
PROJECT WITH NO ISSUES
D.10
Design Standards and Guidelines
Design Review Process|Historic Properties
*TYPICAL COUNTY PERMIT REVIEW AGENCIES
DEPARTMENT OF ENVIRONMENTAL RESOURCES (DER)
HEALTH DEPARTMENT, DIVISION OF ENVIRONMENTAL HEALTH (DEH)
HEALTH DEPARTMENT, DIVISION OF ENVIRONMENTAL HEALTH (DEH)
DEPARTMENT OF PUBLIC WORKS AND TRANSPORTATION (DPW&T)
PRINCE GEORGE’S SOIL CONSERVATION DISTRICT (SCD)
WASHINGTON SUBURBAN SANITARY COMMISSION (WSSC)
DEPARTMENT OF ENVIRONMENTAL RESOURCES, PERMITS AND REVIEW GROUP (PRG)
DEPARTMENT OF ENVIRONMENTAL RESOURCES, LICENSES AND INSPECTIONS GROUP (LIG)
BUILDING PERMIT ISSUED
MOUNT RAINIER TOWN CENTER DESIGN REVIEW COMMITTEE
PERMIT PROCESS INITIATED FOR CITY OF MOUNT RAINIER
MIXED USE TOWN CENTER
PERMIT REVIEW AGENCIES* INCLUDING DER AND
M-NCPPC
DEVELOPMENT REVIEW
BUILDING PERMIT PROCESS INITIATED FOR PRINCE
GEORGE’S COUNTY
REJE
CTIO
N/
REVI
SIO
N
INITIAL M-NCPPC STAFF PROJECT
REVIEW
PROJECT WITH USE/ZONING ISSUES
HISTORIC AREA WORK PERMIT PROCESS INITIATED
HISTORIC AREA WORK PERMIT FOR
PROJECTS W/MINOR ALTERATIONS
(STAFF APPROVED)
HISTORIC AREA WORK PERMIT FOR PROJECTS
W/MAJOR ALTERATIONS(HISTORIC PRESERVATION COMMISSION APPROVED)
HISTORIC AREA WORK PERMIT APPROVED
CITY OF MOUNT RAINIER PERMIT APPROVED
PRINCE GEORGE’S COUNTY PERMIT APPROVED
D.11
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Historic District
The M-U-TC study area is entirely contained within the U.S. National Park Service National Register of Historic Places Mount Rainier Historic District, rendering the whole M-U-TC as a federally recognized historic site.
The M-U-TC area contains approximately ninety properties; forty-six are listed on the Maryland Historical Trust’s Inventory of Historic Properties and four of these are listed or proposed Prince George’s County protected historic properties. Sixteen additional properties are “contributing” historic properties to the National Register district.
A large number of “contributing” historic properties, which are properties built within the official period of significance (late 1890s to early 1940s for the Mount Rainier Historic District), still exist with varying degrees of historic integrity and significantly influence the design character of the M-U-TC. The low-scale, one- to three-story mixture of mixed-use residential and commercial structures is a defining characteristic of the Mount Rainier downtown area. Detached, closely sited, single-family homes make up the bulk of the structures bordering and surrounding the M-U-TC study area.
Most of the commercial buildings in the Mount Rainier Historic District are located in the city’s historic downtown area, which traditionally contained a mixture of solely residential and mixed-used commercial-residential buildings, just as it does today.
The downtown includes the frontages that run along Rhode Island Avenue starting at the District line east to the Brentwood boundary, including the block of Perry Street east of 34th Street. It also includes the two blocks of 34th Street north of Rhode Island Avenue. Today the commercial district also extends a half a block of 34th Street south of Rhode Island Avenue.
The low level of integrity in many of the smaller structures will allow for sensitive and carefully crafted development of selected sites. This development can include historically compatible additions and new replacement buildings. The guidance included herein is designed to assist the M-U-TC review committee with analysis and review of new work, repair, and maintenance activities throughout the M-U-TC area.
The guidance should also foster new development, while maintaining the charm and small town feel of the City of Mount Rainier.
The Mount Rainier Historic District is integral to the design character of three districts within the M-U-TC area:
• Upper 34th Street• Rhode Island Avenue• Civic core/city center
cIty of mount raInIer.
Rhode Island Avenue
34th Street
City of Mount Rainier
Mount RainierHistoric District
M-U-TCBoundary
D.12
Design Standards and Guidelines
Levels of Protection Designation—Rating Levels
level of ProtectIon to exIstInG buIldInGs wItHIn tHe m-u-tc boundary area.
37th
Stre
et
36th
Stre
et
Rhode Island Avenue
Eastern Avenue
Perry Street
Bunker Hill Road
34th
Stre
et
35th Street
33rd
Stre
et
32nd
Stre
et
NHigh rating
Moderate rating
Low rating
Boundary
LEGEND
D.13
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Levels of Protection DesignationRating LevelsThese rating levels were created during an analysis of existing conditions in order to ensure that the unique character of the M-U-TC area is maintained and enhanced. There following factors were considered in determining the levels of protection:
• Is a building listed or in the process of being listed on a historic register?
• Does a building contribute to the history of the Mount Rainier area or relate to a significant period in the development of Prince George’s County?
• Has the architectural integrity of a building been maintained?
• What level of renovation is needed to restore a building to its original state?
HIGH RatingThe most significant properties are either identified as significant Prince George’s County historic resources or listed in the Maryland Historical Trust inventory, or both. These properties are considered to be outstanding, unique, or good examples of architecture, engineering, or design. Some are unique to the Mount Rainier area and are indicative of local vernacular forms and building techniques. Others are noteworthy examples of late 19th and early 20th century architectural types, styles, and forms, erected using local building materials and construction technologies. Properties designated with a high rating are to be the most protected from alteration and demolition and context-altering adjacent construction.
MODERATE RatingThese properties may or may not be identified as architecturally significant on an individual basis, but they are nonetheless valuable resources that add to the historic district’s overall character. The properties may be so ranked due to their proximity or contribution to the social, cultural, historic, architectural, or archeological character of the historic district or surrounding properties. These properties may have been moderately altered but generally retain their historic integrity to a good or moderate degree. Properties designated with a medium rating shall be protected from demolition and where possible, will be required or encouraged to maintain or improve existing architectural features.
LOW RatingThese are properties that minimally enhance the M-U-TC historic district’s ability to convey a sense of time and place. They may be typical examples of more recent, common local-building forms, architectural styles, or plan types. They may be examples of distinctive building forms, architectural styles, or plan types that have been significantly altered but which nevertheless may have relative value within the historic district, meriting preservation. Structures or other improvements with a low rating may be considered for relocation or demolition upon a determination by the M-U-TC review committee or the County Historic Preservation Commission—with little or no consequence to the historical, cultural, architectural, or archeological character of the district. These buildings may also be candidates for extensive renovation to bring back original character-defining elements.
D.14
Design Standards and Guidelines
District Character Overview
Upper 34th Street
The intersection of 34th Street and Bunker Hill Road functions as a focal point for a mixture of regional-destination and local neighborhood-serving commercial uses. It has a classic four corner center point, with access into the adjoining neighborhoods in all directions. An intimate pedestrian and vehicular feel is reinforced by the relatively narrow street section and a mostly contiguous street frontage of improved and occupied properties. The setting features supporting cultural and faith-based institutional uses in the immediate adjoining blocks. The street corners are anchored by low scale historic buildings that have retained much of their original character over time.
The distinct character of Upper 34th Street is the critical foundation for guiding future development directions. Providing subtle clues to what 34th Street was in the mid-twentieth century, the existing building fabric presents powerful images. With some noted exceptions, the existing buildings are appropriate for retail mixed use and deserve to be preserved to celebrate their original design.
Market support for the location does not call for substantially increased intensity of use. There is limited reason to contemplate replacing the existing structures with larger structures. While there are longer term opportunities for some infill on current vacant sites, the vision of the future for this area of downtown
should be mostly focused on improving the existing architectural fabric.Existing businesses, most notably Glut, cannot be taken for granted, and must be given special attention regarding ongoing viability. In the same way, new businesses—in particular a possible full service restaurant —will have specific needs that need to be addressed to help drive development-plan decision making.
Design Summary• Maintain a main street character for 34th Street.• Build new buildings on the property line facing
public streets, with no setbacks except for grandfathered conditions.
• Concentrate retail storefronts near the intersection of Bunker Hill Road and 34th Street; mixed-use retail, office, and residential should be placed elsewhere.
• Maintain buildings that are one to three stories in height.
• Convert some residential buildings into small-scale retail and office.
• Use natural materials for buildings.• Instal pedestrian-scaled signage.
D.15
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Rhode Island Avenue
In contrast to the focused neighborhood feel of upper 34th Street, Rhode Island Avenue serves multiple and, at times, conflicting purposes. Its establishment as a critical transportation corridor underpins its role and market potential but can also negatively impact the adjacent neighborhood’s residential experience. With an ample right of way, this avenue tends to divide the respective sides of the street (north and south), relying more on parallel linear connections and proximity to provide the predominant retail cohesiveness. This characteristic is vividly illustrated in the profoundly different levels of economic activity that differentiate the north and south sides of Rhode Island Avenue.
As we look to implementing the plan vision in this area, this seemingly negative condition of a wide expanse of the avenue will provide opportunities to facilitate the construction of taller buildings to the property line, while still allowing for wide spaces to accommodate on-street parking, bike lanes, pedestrians, outdoor retail, and other open-space uses. Entering the city from Washington, D.C., Rhode Island Avenue projects a strong sense of arrival in Mount Rainier as well as one of substantial potential for growth. The Funkhouser Building sets the tone at the District line, and the traffic circle provides a constant visual and functional focal point for downtown. The mixture of older and newer buildings along Rhode Island Avenue represents diverse design possibilities for new development on infill sites. It also provides a template
for existing structures ready to be renovated as new infill takes hold.
With its historical elements and existing businesses, Rhode Island Avenue has the contributing factors of location, visibility and existing economic base to help propel needed new development. The scale and site orientation of the prospective redevelopment sites are particularly well suited to medium-sized residential uses.
Design Summary• Maintain a boulevard character for Rhode Island
Avenue.• Construct most new buildings on the property line
facing public streets; a setback is required along the north side of Rhode Island Avenue.
• Concentrate retail storefronts on or near Singer Triangle and south Rhode Island Avenue; new residential buildings are recommended elsewhere.
• Construct three- to five-story infill buildings.• Use modern materials for new civic buildings.• Introduce slightly larger signs along Rhode Island
Avenue to enhance their visibility.
D.16
Design Standards and Guidelines
The civic core/city center area of downtown Mount Rainier is multifunctional on a variety of levels. The intersection of 34th Street and Rhode Island Avenue is distinguished by prominent public spaces and a variety of buildings representative of Mount Rainier’s historic past. As a natural focal point for civic identity, this central area includes city hall, a library, an historic assembly building, faith-based institutions, a mix of commercial businesses, some residential presence, and an existing, though limited bus transportation hub. One cannot pass through Mount Rainier without noting these distinct and defining elements of downtown.
The central spine of public space elements of the civic core/city center extends from the existing library and Mount Rainier City Hall westward through the traffic circle to the Singer Building triangle, with its corner park space facing back towards city hall. This mostly-built environment of the civic core/city center begins to establish the public streetscape of the district with the notable exception of the bus waiting area. The high profile of the civic core with its visible location along Rhode Island Avenue demands that priority be given to its most critical components.
Design Summary• Maintain the civic center character that exists
around the city hall.• Construct new buildings on the property line
facing public streets; with no setbacks except for grandfathered conditions.
• Civic and residential uses are recommended.• Build three- to four-story infill buildings.• Use modern materials for unique additions and
transit buildings.• Use larger signs on Rhode Island Avenue to enhance
their visibility.
Civic Core/City Center
D.17
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Urban Design Plan
The urban design plan describes the framework between inter-related plan elements: three districts, potential land-use, retail focus, pedestrian improvements, transit positioning, significant civic buildings and new infill opportunities. The following urban design plan provides detailed boundaries for district areas, retail storefront focus zones, open space, major development opportunities, and infrastructure improvements within the M-U-TC study area.
LEGEND
District–Rhode Island Avenue
District–Upper 34th Street
District–Civic core/city center
Open space
Parcel
Civic buildings
New infill/major renovation opportunity sites
Retail storefront focus
Existing crosswalk
New crosswalk
Five minute walk
Bus transit stop
Boundary
Commercial/office optional focus
Rhode Island Avenue
Bunker Hill Road
Perry Street
5 Minute Walk
34th
Stre
et
36th
Stre
et
35th Street
33rd
Stre
et
32nd
Stre
et
Eastern AvenueN
D.18
Design Standards and Guidelines
Public Space
Mount Rainier’s public space is defined by streets, sidewalks, street trees, lighting, furniture, pedestrian and bike amenities, and civic open areas.
This section describes design standards and guidelines that best reflect district characters defined in the plan vision.
The primary objective of the streetscape guidelines is to develop a plan that promotes an environment
supporting a multi-modal approach to mobility through the City of Mount Rainier.
The streetscape and public space standards for the M-U-TC Zone include guidelines related to the planned roadway cross-sections, pavement specifications for crosswalks and pedestrian zones, parking lot paving features, and updated parking meter equipment.
D.19
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Along 34th Street between the Rhode Island Avenue circle and Bunker Hill Road, the sidewalks are extended two feet on both sides, reducing the parking lanes to a width of eight feet. On-street parking is also reconfigured to accommodate street trees within the parking lanes. Shared lane markings and bikeway signage will designate bicycle routes.
In order to provide for the installation of street trees along both sides of 34th Street, eight-foot curb extensions are introduced between groups of parallel parking spaces. Street tree grates are installed 52 feet on center, allowing for two parking spaces between each interval.
Public Space|Street Section—Upper 34th Street
ProPosed street sectIon: 34tH street, soutH of bunker HIll road, lookInG soutH.
ProPosed street Plan: 34tH street, soutH of bunker HIll road.
GuidelinesUpper 34th Street (South of Bunker Hill Road)
D.20
Design Standards and Guidelines
Guidelines Upper 34th Street (North of Bunker Hill Road)
The cross section of 34th Street north of Bunker Hill Road and south of the Rhode Island Avenue circle will be maintained as part of this plan. The existing curb-to-curb cross section of 34th Street north of Bunker Hill Road is 38 feet, and consists of an eight-foot southbound parking lane, a ten-foot southbound travel lane, a ten-foot northbound parking lane, and a ten-foot northbound travel lane. Shared lane markings and bikeway signage will designate the bicycle routes.
At all of the corners of the intersection of 34th Street and Bunker Hill Road, except the northwest corner, curb extensions are proposed to minimize the pedestrian crossing distances at this location.
Public Space|Street Section—Upper 34th Street
ProPosed street sectIon: 34tH street, nortH of bunker HIll road, lookInG soutH.
ProPosed vIsIon: uPPer 34tH street.
D.21
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Public Space|Street Section—Rhode Island Avenue
GuidelinesRhode Island Avenue Along Rhode Island Avenue between Eastern Avenue and the Rhode Island Avenue circle, the planned curb-to-curb cross section is 75 feet, which includes one eight-foot eastbound parking lane, two 11-foot eastbound travel lanes, one 13-foot wide landscaped median, one eight-foot westbound parking lane, and two 11-foot westbound travel lanes. In the new Rhode Island Street section, the travel lane and median widths are not modified.
ProPosed street sectIon: rHode Island avenue, west of tHe traffIc cIrcle, lookInG west.
ProPosed vIsIon: rHode Island avenue.
D.22
Design Standards and Guidelines
ProPosed condItIons: nortH sIde of rHode Island avenue, lookInG west.
GuidelinesRhode Island Avenue (North)
The new street section modifies the parking lanes, public rights-of-way, sidewalks and setbacks on private property.
The effective result of implementing the plan vision is that the north sidewalk on Rhode Island Avenue is widened by six feet, and the parking lane is reduced to eight feet.
A six-foot wide cycle track shall be built adjacent to the parking lane, leaving space for a five-foot wide planting zone and a 14-foot sidewalk.
Street trees and street lamps are placed alternately at a spacing of 15 feet on center.
Rhode Island Avenue (South)
The parking lane width is reduced to a width of 10 feet, making room for a new six-foot wide cycle track and a four-foot wide planting zone.
At all of the corners of the intersection of 33rd Street and Rhode Island Avenue, curb extensions are proposed to minimize pedestrian crossing distances.
ProPosed condItIons: soutH sIde of rHode Island avenue, lookInG west.
Public Space|Street Section—Rhode Island Avenue
D.23
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Public Space|Street Plan—Rhode Island Avenue
ProPosed street Plan: rHode Island avenue, nortH sIde.
D.24
Design Standards and Guidelines
GuidelinesPedestrian Crosswalks and Zones
The plan vision outlines a pedestrian precinct for the M-U-TC Zone that incorporates elements to facilitate pedestrian crossing. The plan identifies a new crosswalk on Rhode Island Avenue just east of Eastern Avenue, which would complete the network of crosswalks at this intersection. Additionally, the plan vision identifies a new crosswalk just east of 33rd Street on Rhode Island Avenue that is proposed in conjunction with a pedestrian-activated crosswalk signal. The installation of this crosswalk should incorporate stamped concrete features that provides texture and color to emphasize the new pedestrian crossing location.
Additionally, the reconfiguration of the intersection of Bunker Hill Road and 34th Street is recom-mended to emphasize the pedes-trian crossings and environment at this location. The reconfiguration of this intersection includes providing a series of stamped concrete cross-walks on all approaches as well as a colored interior of the intersection to identify this location as a place where pedestrians are welcome. An alternative reconfiguration consists of introducing a raised intersection where the crossw alks and the center of the intersection are located at a higher level than the streets approaching the intersection. This treatment causes the motorists to slow down through the intersec-tion due to the change in grade.
Public Space|Pedestrian Crosswalks and Zones
examPle of a PedestrIan Zone.
m-u-tc PedestrIan Zones and crosswalks.
examPle of a PedestrIan crosswalk.
Rhode Island Avenue
Bunker Hill Road
Perry Street
34th
Stre
et
35th Street
33rd
Stre
et
32nd
Stre
et
Eastern Avenue Pedestrian zone
Existing crosswalk
New crosswalk
Boundary
LEGEND
D.25
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Public Space|Surface Parking Lots
Standards and Guidelines
1. Surface parking lots shall be screened with walls, fences or hedges. Walls and/or fences must be a minimum of three feet and maximum of four feet in height. Hedges must be a maximum of six feet in height.
2. Hedges over four feet in height must be trimmed to allow drivers to have clear visibility.
3. Loading and service areas shall not be visible from the street.
4. Parking surfaces shall be paved with high-quality, durable, and permeable pavers.
5. Drive aisles may be paved with asphalt (optional).
an examPle of a surface ParkInG lot wItH Permeable PavInG.
fence and landscaPe street screenInG for ParkInG areas.
Permeable Pavers.
D.26
Design Standards and Guidelines
GuidelinesBicycle Facilities
The plan vision incorporates bicycle circulation through the M-U-TC Zone with planned facilities on 34th Street north of the Rhode Island Avenue traffic circle and on Rhode Island Avenue between the traffic circle and Eastern Avenue. Given the right-of-way constraints on 34th Street, the bicycle route planned for 34th Street consists of a bicycle route shared with vehicles on 34th Street in both directions. This recommendation is implemented with the placement of appropriate pavement markings and associated signage. The graphics below show the appropriate pavement marking specification and sign specification in compliance with the Manual on Uniform Traffic Control Devices (MUTCD).
On the north side of Rhode Island Avenue, the bicycle facility is incorporated into the sidewalk as a separate six-foot wide bicycle track adjacent to the curb and on-street parallel parking. This cycle track allows for an exclusive path for bicycles adjacent to the moving track, but separated from the moving vehicular traffic by parked vehicles on the north side of Rhode Island Avenue.
Public Space|Bike Facilities
examPle of a cycle track.
sHarrow markInG sPecIfIcatIons.
D.27
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Public Space|Sidewalks and Street Trees
Standards and GuidelinesSidewalks
1. Sidewalks shall be made of durable, attractive materials that are pedestrian-scaled. Decorative paving materials, such as brick, precast, and granite pavers, are recommended.
2. Special art paving installations are recommended in areas with high visibility.
Standards and GuidelinesStreet Trees
1. Street trees are required along both 34th Street and Rhode Island Avenue. (Please refer to the street plans on pages D.18 and D.22 for appropriate spacing.)
2. Low maintenance tree species with large canopies shall be used. The following chart outlines recommended maple, ash, oak and linden trees. More trees can be found in the Prince George’s County Landscape Manual (2010).
sIdewalk and street tree IllustratIon.
Recommended Street Trees (Shade)
Species Type/Name Scientific Name
Maple Trees:• Red Maple • Acer rubrum cultivars
Ash Trees:• Autumn Purple White Ash• Blue Ash
• Fraxinus americana• Fraxinus excelsior
Oak Trees:• Scarlet Oak• Willow Oak• Red Oak• Black Oak
• Quercus coccinea• Quercus phellos• Quercus rubera• Quercus veluntina
Linden Trees:• American Linden• Greenspire Littleleaf• Crimean Linden• Silver Linden
• Tilia americana• Tilia cordata “Greenspire”• Tilia euchlora• Tilia tomentosa
D.28
Design Standards and Guidelines
Standards and GuidelinesLighting
1. New street lamps on 34th Street shall use the existing Mount Rainier lamp standard: Pole—Phillips HADCO P20 or P21 series, with fluted column (black). Lamp—Phillips HADCO Hagerstown or equivalent.
2. A double-headed lamp design, based on the existing lamp standard, shall be used along Rhode Island Avenue and around the civic core.
3. New lamps shall not exceed 15 feet in height and should provide appropriate levels of illumination (see street plans).
Public Space|Lighting
34tH street. rHode Island avenue. cIvIc core/cIty center.
4. Energy-efficient lights are recommended for all public lighting in order to conserve energy and reduce long-term costs.
D.29
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Site Design
This section describes site design standards and guidelines that best reflect district characters defined in the plan vision.
D.30
Design Standards and Guidelines
Site Design|Uses and Retail Focus
Standards and Guidelines
Buildings in the M-U-TC area shall have appropriate uses, as listed under “uses permitted” in the 2004 Gateway Arts District Sector Plan (page 167). The M-U-TC study area is in the “town center” district character classification in that plan.
Properties with primary retail focus areas should have pedestrian-scale storefronts facing the public realm.
These properties are recommended locations for active retail uses, such as restaurants and stores.
Properties with secondary retail focus areas are recommended for small scale office and retail, and may not necessarily require active retail storefronts.
PrImary and secondary retaIl focus areas.
Bunker Hill Road
Rhode Island Avenue
Eastern Avenue
Perry Street
34th
Stre
et
36th
Stre
et
35th Street33
rd St
reet
32nd
Stre
et
NPrimary retail focus
Secondary retail focus
Boundary
LEGEND
D.31
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Standards and Guidelines
1. New buildings shall have a primary façade oriented towards 34th Street, Perry Street, and Rhode Island Avenue. Buildings in downtown Mount Rainier shall create a consistent street wall that provides a sense of enclosure to the public space.
2. Buildings with façades on both 34th Street and Rhode Island Avenue must have two primary façades.
3. For new buildings without a required setback, the build-to lines are property lines directly abutting street rights-of-way.
Site Design|Orientation, Build-to Line and Frontage
4. All new buildings shall have a primary building façade on the build-to line. The building’s frontage will cover 80 percent minimum of the total build-to line.
5. Properties with no alley access may have a side setback to allow vehicle access.
6. Existing residential buildings should have fences lining the build-to line. Front building additions may extend to the build-to line, as long as they are sensitive to the existing structure and do not conceal the architectural integrity of the building.
D.32
Design Standards and Guidelines
Site Design|Height
Standards and Guidelines
1. First stories shall be 15'-0" maximum floor to floor (including properties with ground floor retail).
2. Additional stories shall be 10'-0"minimum to 12'-0" maximum floor to floor.
3. The building at the corner of Site A may have five stories as shown on the diagram above.
maxImum buIldInG HeIGHts wItHIn tHe m-u-tc boundary area.
AN
Bunker Hill Road
Rhode Island Avenue
Eastern Avenue
Perry Street
34th
Stre
et
36th
Stre
et
35th Street33
rd St
reet
32nd
Stre
et
One story
Two to three stories
Three to four stories
Boundary
LEGEND
D.33
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Site Design|Setbacks and Massing
Standards
Setbacks from all streets shall maintain a continuous wall of buildings in the M-U-TC study area. This has the effect of defining the built environment, and also defines the public space of the street. Exceptions may be granted in cases where former residential units are not built to an existing building line, and where the existing front yard contributes to the quality of the street.
1. Infill buildings shall be built flush to adjacent buildings.
2. New building façades shall maintain the established setbacks of the area.
3. Exceptions may be granted if the setback is pedestrian oriented and contributes to the quality and character of the main street.
4. Main entrances shall be oriented towards the street.
5. Building alignment shall be maintained at the sidewalk edge.
ProPosed street sectIon at rHode Island avenue adjacent to new InfIll resIdentIal, lookInG west.
Three sTories (min.)Five sTories (max.)
D.34
Design Standards and Guidelines
Site Design|Massing—Rhode Island Avenue Infill Site
Standards
1. Buildings on properties on the north side of Rhode Island Avenue, between Eastern Avenue and 34th Street (funeral home, Bass, Thrifty’s, gas station properties, 3200–3220 Rhode Island Avenue, Single Triangle) shall maintain the existing setback.
2. New development at the Funeral Home-Bass-Thrifty’s site shall have a residential garden-type wall constructed at the property line along Rhode Island Avenue.
ProPosed sIte Plan at tHe rHode Island avenue new InfIll resIdentIal sIte.
3. New development at this site shall utilize fence and landscape buffers to the north side, along the rear lot line.
Garden wall
D.35
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Standards
1. Walls and fences shall be a minimum of three feet high and not exceed four feet.
2. Walls and fences shall be made of durable and attractive natural materials, such as brick, wood and wrought iron. Walls and/or fences must be maintained by property owners, so that they do not fall into disrepair (i.e. chipped paint, crumbling walls, etc.).
3. Unclad cinder block, chain-link fencing, barbed wire, corrugated metal, fiberglass, sheet metal, and wire mesh are prohibited.
4. Dumpsters, HVAC units, and utility equipment shall be completely screened from public space with landscaping and/or screen walls.
Site Design|Walls, Fences, and Screening
5. Mechanical equipment located on rooftops must be screened from view from adjacent buildings and streets.
6. Satellite dishes or antennas shall be located on the least visible areas of buildings, and if located on roofs, the elements shall be moved back from the roof edges and out of view from the street.
7. Parking lots must be entirely screened from the public space with low walls, fences, and/or landscaping. If landscaping is used, shrubs must be at least two feet in height at the time of planting.
examPle of fencInG tHat delIneates tHe edGe of tHe PublIc realm.
dIaGram sHowInG fence HeIGHt.
D.36
Design Standards and Guidelines
Site Design | Outdoor Seating
Guidelines
1. Businesses, especially restaurants, are encouraged to provide outdoor seating.
2. Outdoor seating areas should be placed in informal open spaces in front of, beside, and between buildings. These areas may be enclosed by walls, fences, and/or plantings.
3. Outdoor furniture should be durable, high-quality, easy to maintain, and designed to withstand outdoor use. Furniture color and materials should be compatible with building color and materials.
ProPosed outdoor seatInG In front of buIldInGs wItH a setback.
examPle of an outdoor seatInG area on tHe sIde of a restaurant In tHe del ray neIGHborHood of alexandrIa, vIrGInIa.
D.37
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Standards
Lighting can add special character to the nighttime appearance of the downtown. It can illuminate a building entrance, pedestrian walkway, or advertising. It can also highlight special landmark buildings.
1. A coordinated lighting plan shall be submitted for review with building plans. Lighting plans shall address security and safety issues.
2. Lighting fixture placement and type shall be integrated into the overall design of the project. Lighting elements should help unify the building composition at night.
3. High intensity security lighting fixtures shall be directed away from adjoining properties and public rights-of-way.
Site Design|Lighting
examPle of a lIGHt fIxture used In PublIc sPace at tHe reston town center. examPle of a lIGHt fIxture used alonG a streetscaPe In mInneaPolIs, mInnesota
4. Lighting fixtures shall be energy efficient and in scale with the height and use of the structures.
5. Colored lighting shall be used to complement and highlight buildings, signs or public space while achieving harmony with street lighting in the downtown area.
6. Lighting color, intensity, and fixture design shall be compatible with historic building features.
D.38
Design Standards and Guidelines
Architectural Elements
This section describes architectural standards and guidelines that best reflect district characters defined in the plan vision.
D.39
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Standards and Guidelines
Building façades provide the business area with human scale and small-town atmosphere. Façades are held together by a common building line, close proximity, and shared façade elements:
• A first floor with large display windows and recessed entrances.
• An upper façade with more wall and smaller regularly spaced windows or, in the case of one-story buildings, a wide wall band.
• The detailed cornice, pediment, or roof that crowns the building.
Building alterations shall respect and incorporate these original elements:
1. Blank walls are discouraged because they disrupt the street pattern and make it uninviting. Large windows and the decorative wall band at their top shall be emphasized in storefronts.
2. Upper story windows generally have a repeated pattern that ties together the façade. Windows and doors should be aligned and uniform window sizes used to bring order to the façade.
Architectural Elements|Façades and Fenestration
3. The size and proportion of windows and door openings should reflect the historic character of the M-U-TC and be compatible with adjacent façades.
4. If a window has deteriorated or is missing, the replacement should match the original. For example, a double-hung sash window should not be replaced by a single pane of glass. Existing openings should never be blocked or filled in with a stock window. As well as matching the design, the replacement materials should match original windows as much as possible.
5. Install new or enlarged windows or doors with careful consideration of façade composition, scale, and materials of the original building.
6. Building alterations shall preserve and restore original historic details, such as openings, cornices, lintels, and arches.
examPle of a storefront wItH larGe fIrst-floor dIsPlay wIndows.
50% GlassminimUm
D.40
Design Standards and Guidelines
Architectural Elements|Storefronts
Standards and Guidelines
Storefronts built from 1900 to 1940 featured large storefront windows, wood panels below the windows and transom windows above. Doors were generally wood and glass. Surviving wood-framed store windows are rare and should be valued and restored. Recessed entries were also typical and should be preserved since they provide a place for the door to swing out without danger of hitting a passerby.
1. Whenever possible, storefront restoration should return the façade to its original character and reopen windows and transoms.
2. Replacement display windows should be large, single- or multi-paned openings allowing views into the window display area.
3. Façades with storefronts shall have a minimum 50 percent windows with clear glass at the ground floor, and be attractive and inviting to customers. Creative and colorful display of merchandise is encouraged.
4. Storefront windows shall extend to at least eight feet above the sidewalk. The window base shall not exceed 30 inches in height.
5. Mirrored, dark, or heavily tinted glass is not permitted.
6. Storefront windows shall not be bricked or paneled. Bars and grills should be removed from windows.
examPle of a storefront In GeorGetown.
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Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Standards and Guidelines
Unsightly mechanical equipment, dumpsters, satellite dishes, and other visually obtrusive mechanical equipment can detract from the appearance of the M-U-TC area. The following guidelines are intended to restrict the placement of mechanical equipment so that it will not be highly visible:
1. Air conditioning units protruding from windows obscure storefronts and drip on pedestrians. Units should be placed on the side or back façades whenever possible. If a storefront location cannot be avoided, the unit should be mounted flush with the exterior wall surface.
2. Exterior trash and storage areas, service yards, loading areas, transformers, satellite dishes, and air conditioning units shall be concealed from view of nearby streets and adjacent structures in a manner that is compatible with the building and site design. All roof equipment shall be screened from public view.
Architectural Elements|Utilities and Mechanical Equipment
3. Unsightly rooftop mechanical equipment shall be lowered below sight lines from the street or screened and painted to blend with the building. Mechanical equipment should be screened with rooflines, walls, fences, awnings, canopies, and parapets whose design and material is compatible with the style of the building.
examPles of walls and landscaPInG used to conceal mecHanIcal equIPment.
D.42
Design Standards and Guidelines
Standards and Guidelines
1. Metal bars and solid metal rolling gates are not permitted on windows or doors. Existing solid gates shall be phased out over time.
2. Storefronts shall provide clear views of interior spaces lit from within at night.
3. For interim security needs, perforated rolling gates are recommended as a security device.
4. If used, permanent, perforated security gates shall be installed in the interior of storefront windows.
5. Chain-link fences and barbed wire are prohibited.
Architectural Elements|Security
Perforated securIty screen wItH clear vIews Into InterIor sPaces at nIGHt. examPle of ProHIbIted solId roll Gates.
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Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Architectural Elements| Color, Lighting, and Material
Standards and Guidelines
Color and LightingColors shall enhance or highlight the original or historic character of the building and be compatible with the historic feel of downtown Mount Rainier.
1. Buildings shall use a limited palette of paint colors (no more than three: one base color and one or two colors for trim or accents). Walls with artwork and murals are exempted.
2. Lighting fixtures should carefully blend in with building architecture. Lights highlighting architectural features, such as cornices and openings, are encouraged.
MaterialsSiding Natural wood or composite equivalent (eg. hardiplank) is permitted. Synthetic siding (eg. vinyl and aluminum) is not permitted.
Stucco Surfaces finished in stucco should be smooth and hand-troweled. Spray-on stucco finishes and exterior insulation and finish systems (EIFS) are discouraged.
Masonry Walls should be made of brick or natural stone. Masonry should retain its natural color and not be painted over.
examPle of color, lIGHtInG, and materIals workInG toGetHer to create a unIfIed façade.
D.44
Design Standards and Guidelines
Architectural Elements|Porches and Front Yards
Standards and Guidelines
1. Porch additions should enhance and blend with building architecture.
2. Open space between the lot line and building face should be enclosed by walls, fences or vegetation.
3. For commercial/retail uses, freestanding, pedestrian scaled signage may be placed in front yards.
4. Dumpsters, HVAC units, and utility equipment shall be completely screened and not visible from public sidewalks.
ProPosed front yard ImProvements.
examPle of a retaIl use wItH a front PorcH.
D.45
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
vIsIon for an addItIon to tHe eastern star buIldInG.
Architectural Elements|Additions
Standards and Guidelines
Additions to historic buildings are sometimes necessary to extend their functional or economic life. It is important to consider the effect that the addition’s location, size, and exterior appearance will have on an existing building. When deciding where to locate an addition, its visibility from a public right-of-way, the importance of the elevation to which it is attached, and the effect it will have on the overall form and character of a historic building should be carefully considered. The height, width, proportions, rhythm of windows and doors, roof shape, ornamentation, projections, and materials of the addition all contribute to its appearance.
The design of new side additions to older buildings should be distinct and should be differentiated as new elements so that they do not appear to have always examPle of a modern rooftoP addItIon to a buIldInG
D.46
Design Standards and Guidelines
Architectural Elements|Additions
existed. Compatibility, without duplication, or through appropriate contrast, ensures that the evolution of buildings can be seen, and that a false sense of their history is not created. Additionally, the design of additions should not make them look older than the original buildings.
Front Additions Some existing front additions were constructed when residential or other types of buildings were converted to commercial uses. These additions were often built to the front property lines. Typically, they were designed as commercial storefronts. If the existing additions are compatible with the original buildings, they should be retained. If not, the building owners may/should consider their removal or alteration back to the original designs of the contributing structures.
Rear Additions The most common type of existing additions found in Mount Rainier are those located on the rear of commercial buildings or houses. They may have originally been constructed as part of the normal growth of businesses on the sites or they may be screened porches that were enclosed to increase living space in houses. In other cases, they have been designed in stark contrast to the existing rear elevations.
While the latter is not in keeping with the design principles for additions, a contrasting rear addition may be acceptable if it is not visible from a public street or alley and when it does not destroy existing character-defining details, ornamentation, and materials of a rear elevation. A new rear addition that can be seen from a public street or alley should be compatible with the design of the rear elevation of the existing building. If the new addition is not visible from the street or alley, a less compatibly designed addition may be acceptable.
Side Additions While not as common as rear or front additions, existing side additions can be found particularly on free-standing residential buildings. These include open side porches as well as enclosed rooms. Since side additions
can usually be seen from the public street, they should be compatible with the design of the original buildings, respecting their characters without duplicating them exactly.
An existing side addition that detracts from the appearance of the original building due to its incompatibility in scale, proportions, rhythm, materials, or other design principles, may be altered or removed after consultation with the M-U-TC review committee and the Historic Preservation Commission. A new side addition should be designed to be compatible with the original building.
Rooftop AdditionsThe small scale of Mount Rainier is further reinforced by the number of purpose-built one story buildings. These buildings seem to invite additions, especially when situated adjacent to larger scale multistory buildings. New rooftop additions shall be designed so that they are inconspicuous from the public rights-of-way, and should be set back from the primary elevations of buildings. Rooftop additions should not damage character-defining features of historic buildings such as parapets or cornice work. Additions should also not generally be larger than the buildings on which the additions are placed. With this guidance, the Mount Rainier small lot sizes and long vistas would eliminate most rooftop additions in the M-U-TC plan area.
Generally, rooftop additions should not be more than one story high, a height of two stories being the maximum. Rooftop additions are more compatible on buildings adjacent to taller buildings. The rooftop additions should be differentiated as new elements. However, the additions should still be compatible in scale, size of windows, orientation, detailing, roof slope, and material.
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Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Guidelines
The removal of an existing addition should only be done after carefully considering its architectural and historic significance in consultation with M-NCPPC staff, the Historic Preservation Commission and the M-U-TC review committee. In some examples, the additions are clearly not contributing and their removal will assist in the “unveiling” of the original historic structure behind the additions. In this case, if an existing addition is not architecturally or historically significant, it may be possible to remove it without adversely altering the character of a building. In other cases, additions may have some historical significance but may actually be hindering the original buildings from contributing to the district in a more significant manner.
Architectural Elements|Subtractions
klIne’s bakery buIldInG, cIrca 1905.
klIne’s bakery buIldInG, today.
If a non-contributing addition is removed, any damage done to the original building should be repaired or replaced using physical, photographic, or other documentary evidence.
D.48
Design Standards and Guidelines
Architectural Elements|Former Residential with Non-Residential Use
Standards and Guidelines
Commercial buildings originally constructed as residences shall maintain their residential character:
1. Closing all or any portion of existing window and door openings is prohibited.
2. Façade upgrades shall not include aluminum or vinyl sidings that poorly imitate original materials.
3. Window openings on front façades at the first floor level shall be widened to create picture windows—with respect to the existing proportions of the structures.
4. Window openings above the first floor shall not be enlarged or altered.
5. Parking shall be located to the side or rear of the lot, never in the front yard; front yards should remain green space and be appropriately landscaped.
6. Signs shall be confined to windows, awnings, canopies, and small free-standing signs. Sign panels should be compatible with existing architectural elements and should not clutter or obstruct front façades.
7. Preserve porches and stoops where present. Owners are encouraged to restore front porches that have been removed.
8. Avoid enclosing front porches except when the design retains the open appearance of the porches.
examPle In mount raInIer of a resIdentIal buIldInG tyPe contaInInG a non-resIdentIal use.
D.49
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Architectural Elements|Signage
Standards and Guidelines
Signs should relate to their surroundings in terms of size, shape, color, texture, and lighting so that they complement the architecture of buildings. Signage considerations range from the name of a business and its address to temporary sales and product information.
1. All proposed flush mount, projecting, and window signage—as well as banners and flags—shall be included in the building sign plans submitted for review by the county and M-U-TC review committee. Signage plans shall specify size, type, and location of all signs on or adjacent to buildings.
2. All signs shall be attached to building façades. Signs shall be flat against façades or mounted projecting from façades. Buildings with existing front yards may also have free-standing bracket signs (as part of allowable signage gross area).
3. The maximum gross area of signage shall be one gross square foot of signage for every linear foot of building frontage. Total signage should not exceed 10 percent of the building’s façade area (also see sign dimension restrictions).
4. Signs shall relate in color, size, and placement to building architecture. Signs shall not block, alter, or remove architectural details—such as windows, cornices, or decorative details—or extend beyond the roofline.
5. Signage plans shall be submit-ted for multi-tenant buildings. Their tenants shall coordinate and present unified signage strategies.
6. Street numbers should be posted in a legible size and their locations should be coordinated for buildings with multiple tenants.
7. Signs shall be externally lit with indirect light sources. Illuminated signs shall be designed to enhance the overall composition of façades. Sign illumination shall be focused and sufficient to illuminate the signs only.
8. Backlit signs are prohibited, with the exception of channel letter signs with individually-lit letters and numbers.
9. Street numbers located in transoms should be sized proportional to the openings.
10. Signs shall be made of attractive and durable materials, such as metal, wood, and glass. Signs should manifest professional quality and finish. Signs shall be properly repaired and maintained throughout the year.
tyPe and locatIon of sIGnaGe.
Flat / Pin Mounted Sign
Awning Sign
Window Sign
Hanging Signs
an examPle of HIstorIcally-comPatIble sIGnaGe.
D.50
Design Standards and Guidelines
add store address number
restore HIstorIc transom
storefront adHesIve wIndow sIGn locatIon
buIldInG sIGn band locatIon
11. Signs form an important visual element of urban streetscapes in historic downtown areas. Signs should play a secondary role and not detract from building architecture.
12. Signage is an integral component of a building’s overall presentation and character. Signage should not only help enhance the retail storefront, but also the building’s historic preservation goals.
13. The diagrams on this page illustrate a few simple signage and historic preservation steps that improve the character of retail buildings.
Architectural Elements|Signage
examPles of sIGnaGe and PreservatIon for HIstorIc buIldInGs.
fabrIcawnInG
HIstorIcally aPProPrIate
accent lIGHtInG
rePlace wItH PerIod comPatIble wIndow tyPe
and materIalbrIck rePoIntInG
and rePaIr
D.51
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Pin-mounted signs
Hanging signs
Adhesive window signs
Standards and Guidelines
Architectural Elements|Signage Types
1. Individual letter signs should be mounted on the front of the building. Fastening hardware shall not be visible from the street.
2. Pin-mounted letters should use clear, bold fonts.
3. The size and position of signs shall fit within architectural features.
1. Adhesive signs shall not significantly obscure views into the interior of a retail establishment.
2. Window signs, including those advertising sales in any one window, shall not exceed 20 percent of the area of the window space.
3. Text displaying website addresses and phone numbers shall not exceed three inches in height.
1. Hanging signs shall be suspended from brackets and mounted perpendicular to façades.
2. Hanging signs shall be hung 10 feet (minimum) above the sidewalk, shall project no more than 42 inches from the face of buildings, and may not exceed a width of 3 feet on any side.
3. The size of a hanging sign shall be proportional to the building façade. Hanging signs are typically four square feet in gross area.
D.52
Design Standards and Guidelines
Large flat signs1. Flat signs are mounted flush
against the walls of buildings.2. Flat signs shall respect building
proportions and architectural features, such as bays and cornices.
3. Lettering height should not exceed 12 inches.
Plaque signs1. Signs shall manifest professional
quality and finish. Metal or cast metal are recommended materials for plaques.
2. Signs are recommended for professional offices and home-work studios.
3. Signs shall be located adjacent to the main entrances to businesses.
Free-standing bracket signs1. Free-standing bracket signs are
only appropriate for buildings with existing setbacks and defined front-yard conditions.
2. Bracket signs shall be independent from buildings and typically mounted on wood or metal posts. Signs shall be pedestrian-scaled (maximum post height—five foot and six inches).
3. Only bracket-type signs shall be used on freestanding posts. Pole-mounted signs, especially those scaled for auto visibility, are prohibited.
Architectural Elements|Signage Types
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Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
banner sIGns.
Temporary Signage
1. Temporary banner-style signs are an acceptable interim low-cost option for new businesses in Mount Rainier.
2. Temporary signs shall be reviewed by the M-U-TC committee and will require permits. Temporary sign permits shall be valid for six months.
3. By the end of the six month period, permanent signage shall be approved and installed.
Internally-lIt PlastIc sIGns.
Pole-mounted sIGns. wIndow sIGns.
Prohibited Sign Types
Architectural Elements|Signage
The following sign types are prohibited in the M-U-TC downtown area:
1. Animated, flashing or electronic scrolling signs.
2. Tall, free-standing, or oversized signs that visually overpower.
3. Pole-mounted signs.4. Internally lit plastic signs or
box signs.5. Vinyl signs, except for
temporary signage for which permits have been issued (see temporary signage).
6. Window signs that block interior views.
multIPle Permanent vInyl sIGns.
D.54
Design Standards and Guidelines
Architectural Elements|Awnings
Standards and Guidelines
Awnings and canopies are traditional methods to give pedestrians protection from the weather and to protect merchandise from the sun. They provide color and a three-dimensional quality to storefronts. Awnings and canopies can make plain utilitarian exteriors more attractive or tie together different buildings along a block. They can be used for signs if printed with the name, symbol, and street number of the store.
1. Awnings shall be made of durable fabric and may be fixed or retractable. The design and color should complement building architecture and the historic character of Mount Rainier.
2. Metal, plasticized, synthetic, and back-lit awnings are prohibited.
3. A standard street awning shall be mounted with its valance between eight and twelve feet above the sidewalk so it will not obstruct pedestrian flow. Awnings shall project out a maximum of four to six feet and are exempt from setback requirements.
4. Logos, text and other signage should not cover more than 30 percent of the awning surface. This
signage surface area counts towards the gross signage area of a façade.
5. The awning should be attached above the display windows and below the cornice or sign panel. Individual awnings should be installed over each separate opening.
6. The awning should emphasize the frame of the storefront and should not cover the piers or be too close to the upper floor window sills or the building’s cornice.
examPles of awnInGs.
dIaGram sHowInG awnInG HeIGHt dImensIons.
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Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Other Guidelines
This section describes design recommendations for public art, sustainable initiatives, parking, and historic preservation.
D.56
Design Standards and Guidelines
Other Guidelines|Public Art
A Vision for Public Art
As part of the Gateway Arts District, the City of Mount Rainier plays a key role in enriching an environment that gives exposure to the arts on all levels, physical and performance. Public art enhances the experience of our public spaces and promotes the identity of a community that values creativity and expression. Forming the foundation of the city’s cultural identity, public art and arts space engage the resident, business person, and visitor in a way that enlivens experience of place.
The city should initiate an effort to further develop a public art and arts space plan for the M-U-TC area based upon the framework outlined in this section of the guidelines. Drawing upon the resources of the artist community and other interested citizens, elected officials, city staff, business leaders, and land owners, this plan should establish policies and initiatives relating to possible public art/art space locations, art projects eligible for public funding, artist selection procedures,
art ownership and copyright, community involvement, program administration, and maintenance. A strong arts policy and plan will provide a vehicle for the arts to play an increasing role in the everyday life of city residents.
Identification of Specific Project Opportunities
New Development Proposals for new infill development should provide for inclusion of public art amenities. The county and city may negotiate for inclusion of the public art amenity as part of the site plan process or permit process. If public art or art space is included as an element of a project, then the M-U-TC review committee should review the art proposal, incorporating input from Mount Rainier area artists, and make
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Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
recommendations to the M-NCPPC’s Prince George’s County Planning Department and the Planning Director regarding the appropriateness of the new art-related proposal as a part of the project.
Street Improvements, Public SpacesPublic art should be an integral part, where appropriate, of new Capital Improvement Program (CIP) projects for the city, the county, and the state. City, county, and state staff should work with the M-U-TC review committee and the community to identify opportunities and recommendations early in the process. This would ensure that projects are identified and funded at the earliest possible stages of CIP projects aimed at improvement of streets or public space.
Integrating Art with Architecture, Landscape, and Infrastructure Design: Fostering Creative Collaborations
As the role of public art has evolved, the opportunity for creative collaboration between architects, engineers, and artists has increased dramatically. Art pieces are often created independently; however, the architect or engineer can collaborate with the artist on a wide range of projects. Taking an integrated approach to art will allow infrastructure, architectural, and landscape projects to take on new meaning and depth. Infrastructure projects such as new bus shelters, the civic green stage, and a sculpture on the traffic circle have been identified as just a few projects that could be enriched through creative collaboration.
Artists Selection Process and Competitions for Prominent Sites
The process used for selection of artists may include open competition, competition by invitation, or direct selection based on a body of work and credentials. Community involvement will also form an important element in the development of a public art project and related selection process. If a competition model is chosen, the artist would be asked to submit a proposal for review by a selection committee or design jury. For
very prominent sites, the proposals may be presented to the public through exhibitions or open meetings before the final jury selection is made. This public engagement methodology (on prominent sites) fosters open dialogue about the nature of particular project locations or designs.
Other Guidelines|Public Art
D.58
Design Standards and Guidelines
Other Guidelines|Sustainability
Energy
1. Roof-mounted photovoltaic or solar hot water panels are encouraged to reduce grid energy use. Photovoltaic panels should be installed as close to the ideal angle for solar gain as possible. Panels shall not be visible from the street.
2. All lighting should use high-performance or LED lighting systems, where possible.
Buildings
1. Leadership in Energy and Environmental Design (LEED) standards, as set forth by the U.S. Green Building Council (USGBC, www.usgbc.org), should be reviewed and integrated into design and construction processes for all new infill development and renovation projects, where this does not negatively impact buildings’ historic character.
2. Awnings, overhangs and mature trees should be planted to shade south-facing glazing. Natural light should be maximized within building interiors, in order to reduce long-term energy use. When possible, align fenestration on opposite sides of buildings to facilitate cross-ventilation.
3. The use of green materials is strongly recommended in both the exterior and interior finishes of buildings. These include recycled or salvaged materials, rapidly renewable materials, and local materials.
Water Management
1. Surface parking and driveway areas should be constructed of durable pervious paving materials to promote groundwater recharge.
2. Capture slow runoff using drainage swales, cisterns, rain gardens, and other devices.
3. Use low-flow water faucets, shower heads, washing machines, and other water-consuming devices, where possible.
4. Site grading, paving and planting should be done in a manner that minimizes off-site stormwater runoff.
Landscaping
1. Use-drought resistant or slow-growing hardy grasses, native plants, shrubs, ground covers, and trees.
2. Use captured rainwater or building greywater in lawn irrigation systems. Where possible, the use of potable water should be avoided in permanent irrigation systems.
examPles of raIn Gardens.
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Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Other Guidelines|Parking Strategy
Parking Standards
1. Multifamily Residential DevelopmentThe minimum number of off-street parking spaces permitted is 1.0 spaces per new dwelling unit plus .75 spaces per bedroom in excess of one per unit.
2. Non-residential Development The minimum number of off-street parking spaces permitted is 50 percent of the minimum number of required off-street parking spaces in accordance with Section 27-568(a) of the Zoning Ordinance.
PotentIal sHared ParkInG locatIons.
On-Street Parking
1. Existing parking meters should be replaced with multispace pay-on-foot parking meters.
2. Parking meters that incorporate solar power as an energy source are recommended.
Shared Parking
1. The plan vision identifies five locations for a shared public-private parking arrangement; private properties would be improved so as to provide public parking for nearby retail uses.
2. Visible, easy-to-use wayfinding signs shall be used to direct drivers to shared parking lots.
Bunker Hill Road
Rhode Island Avenue
Perry Street
34th
Stre
et
36th
Stre
et
35th Street
33rd
Stre
et
32nd
Stre
et
Eastern Avenue
NPotential shared parking locations
Future below grade shared parking
Boundary
LEGEND
D.60
Design Standards and Guidelines
Other Guidelines|Historic Buildings
Purpose and Benefits of the M-U-TC Historic Preservation Guidelines
Historic designation is an important planning tool. It is a way to improve the quality of life and protect neighborhoods from unmanaged change. The M-U-TC Historic Preservation Guidelines pertain to the exteriors of historic buildings and are intended to assist owners, tenants, architects, contractors, and others with maintaining, preserving, and enhancing the architectural character of historic properties within the M-U-TC area. The guidelines address issues important to maintaining and preserving the character of neighborhoods and districts, such as the design of additions to historic buildings, construction of new buildings in the historic district, and ensuring that historic buildings shall accommodate the disabled. The guidelines also address sustainable design and energy conservation issues.
Rehabilitation and Alterations of Historic BuildingsRehabilitation and alterations are typically made to historic buildings to improve or change their use. Alterations may be confined to the interiors by upgrading furnaces, replacing electrical wiring, or altering the shapes of non-character defining spaces. Alterations may also be made to the exteriors of buildings or to their sites by: adding awnings and storm windows to improve thermal efficiency, making an addition, or changing the grade of sidewalks to accommodate the disabled. However, retaining and preserving architectural features that define historic buildings is essential to preservation. Any alterations that affect the appearances of historic buildings or their landscapes should be done in a manner that does not detract from their character-defining features, their sites, or neighborhoods within the M-U-TC area.
To the extent possible, inconsistent layers of siding, signage, and incompatible additions to storefronts and building façades shall be removed in order to emphasize the design and materials of the original buildings. Additions to historic buildings must be compatible with and enhance their character and that of the surrounding M-U-TC neighborhood. New designs may be appropriate if a building has been altered to the point that the original design has been destroyed. Any new design should respect the proportions as well as the
detailing of the original design and should use materials which are consistent with those used in the original buildings. In summary, the following points must be considered when dealing with the rehabilitation and alteration of historic buildings in the M-U-TC area:
• Avoid concealing original façade materials with new work.
• Use methods that minimize damage to original materials when the disassembly of historic elements is necessary for their rehabilitation.
• Replace missing architectural elements with accurate duplications of original features.
• Preserve older alterations that have achieved historical significance in themselves. More recent alterations that are not historically significant are allowed to be removed.
New Construction in the Historic DistrictNew buildings in the historic district shall be compatible with the character of the district and neighboring buildings without exactly duplicating a historic style or architectural period. New construction shall follow the same general principles as additions to historic buildings. Attention should be paid to the location of new buildings, particularly their setbacks and how they align with the front façades of neighboring buildings. In addition, attention should be paid to the height of new buildings, as well as their width, massing, proportions, rhythm of doors and windows, roof shapes, ornamentation, projections, and materials. Additionally, the landscaping of properties around the new constructions must be compatible with the historic district. Main building entrances shall face the street. In summary, the following points must be considered when dealing with the new construction in the M-U-TC area:
• Align the façades of new buildings with the established setbacks of the area.
• Make new buildings similar in mass and scale to historic structures in the area.
• Use building materials that are similar to those employed historically for all major surfaces.
• Emphasize horizontal features that can align with other buildings.
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Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Maintenance Repair and ReplacementMaintenance of existing materials, elements, and systems forms the best method of preserving the character of historic buildings. However, no matter how well maintained, most historic buildings will eventually require repair. If feasible, repairs to a historic building shall be done so that original materials and elements remain intact. If this proves impossible for technical or economic reasons, the building owner shall replace the deteriorated portion with material that is compatible with the original material. This will help ensure that the historic character of the building is not altered. If, for technical or economic reasons, replacement with compatible material proves not to be feasible, the building owner may then consider replacing the deteriorated material or element with a reasonable substitute material. However, the substitute material shall have the same appearance, size, shape, texture, color, and other defining characteristics as the original. The substitute material shall also be physically and chemically compatible with adjacent materials, so that it does not cause future maintenance problems. In summary, the following points must be considered when dealing with maintenance repair and replacement in the M-U-TC area:
• Use only the gentlest procedures for cleaning, refinishing, and replacing historic materials.
• Avoid removing or altering any historic materials or significant architectural features.
• Where feasible, replace only the missing portions of original building elements.
• Consider compatible scale and materials where reconstruction of elements is impossible due to lack of historical evidence.
• Maintain the original size and shape of storefront openings.
• Preserve original roof forms.• Preserve original door and window locations.
Other Guidelines|Historic Buildings
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Design Standards and Guidelines
Specific Building Recommendations
This section describes design recommendations for specific historic structures and other important buildings. Recommendations cover historic detailing, fenestration, masonry/material repair, additions, subtractions, signage, and other architectural elements.
D.63
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Specific Building Renovation Recommendations
Lightbown Building(3840 34th Street)
• Provide new historically compatible storefront doors and windows.
• Provide historically compatible lighting.• Repair signage and/or sign band.• Repair/replace cornice and coping.• Replace second floor windows with historically
compatible windows.• Repair and point brick as necessary.
Old Kline’s Bakery(3401 Bunker Hill Road)
Short Term: • Provide a new historically compatible storefront,
doors, and windows.• Provide historically compatible lighting, signage,
and/or sign band.• Repair and point brick as necessary.• Remove the incompatible front addition and repair
existing wood frame/masonry building.• Re-install historic porch, roof, and window elements.
Island Style Cafe(3829 34th Street)
• Make a new historically-compatible front addition to expand the interior retail space.
• Remove the existing ramp and install a more functional new one.
• Remove vinyl siding.• Provide historically compatible signage.• Repair wood elements.• No redevelopment is recommended.
D.64
Design Standards and Guidelines
Specific Building Renovation Recommendations
Former Cameo Theater(3822 34th Street)
• Restore façade.• Replace windows and doors with historically
compatible elements.• Provide consistent signage if any.• Point/repair brick.• No new development is recommended.
Upper 34th West Cluster(4000-4008 34th Street)
• Restore clerestory windows above the storefront.• Repair existing and/or provide new historically
compatible storefront, doors, and windows.• Provide historically compatible lighting, signage,
and/or sign band.• Repair/replace cornice and coping.• Repair and point brick as required.• Coordinate signage and awnings.
Upper 34th East Cluster(4001-4011 34th Street)
• Paint and provide consistent signage.• No compatible addition is recommended.• Repair storefront windows.• Provide consistent awning design.• Provide outdoor display areas, if possible.• Repair brick.
D.65
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Specific Building Renovation Recommendations
Singer Building(3300 Rhode Island Avenue)
• Repair or replace windows and doors with consistent brushed aluminum (or historically accurate) metal windows.
• Clean, point, and repair brick.• Repair the stone cap.• Resolve front drainage issues.• Locate sign band.• Provide lighting.
3308 Rhode Island Avenue
• Repair or restore stucco.• Replace gutters and downspouts.• Repair clay tile roofing.• Locate coordinated sign band or awning element.• Replace windows and doors with historically
accurate elements.
Circle Cafe(3310 Rhode Island Avenue)
• Document façades.• Replace original cornice/trim at entry.• Repair stairs and replace windows and doors with
historically accurate elements.
D.66
Design Standards and Guidelines
Specific Building Renovation Recommendations
Eastern Star Building(3405 Rhode Island Avenue)
• Build a new addition on the façade facing the civic green. Use elegant, modern materials (glass curtain walls) recommended for a new structure.
• Research and restore the original Rhode Island Avenue-facing façade.
• Renovate the interior to better fit the city’s program needs.
• Build new additions to connect the building with the city hall and city library.
Prince George’s Bank Building(3800 34th Street)
• Consider a public use for the Prince George’s Bank Building.
• Repair or replace windows and doors with historically compatible elements.
• Repair brick and stone; repair trim bands.• Replace or restore the historic cornice at the entry.• Preserve and restore the historic dome’s copper roof.• No redevelopment is recommended.
Sanitary Grocery Store(3401 Perry Street)
• Repair storefront elements.• Provide coordinated signage.• Point brick.• Restore/repair the awning.• Provide lighting.• No addition is recommended.
D.67
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Specific Building Renovation Recommendations
Funkhouser Building(3201 Rhode Island Avenue)
• Replace vinyl windows with uniform wood or metal.• Point brick.• Replace coping, gutters, and down spouts.• Locate a coordinated sign band.• Repair/restore the brushed aluminum awning or
install a consistent new awning.• Remove grilles.• Provide exterior lighting.• Install new storefronts of brushed/natural aluminum.• Provide proper drainage at the rear of the building.
Sinclair Gas Station(3220 Rhode Island Avenue)
• Stabilize immediately. • Research and document the original condition.• Integrate the roof and steel beam at the porte cochere.• Repair the clay tile roof.• Restore brick as necessary.• Replace/restore windows and doors.• Repair the frieze.• Be sensitive to adjacent development in completing
restorations and renovations.
Implementation E
E.2
Implementation
Implementation Philosophy and Priorities
Implementation Philosophy
For the effective implementation of the development plan vision, it is suggested that a number of key stakeholders will form new working relationships and coordinate initiatives. This chapter outlines a general framework for implementation, with special attention to priorities, timing, and possible funding strategies.
Comprehensive FrameworkNo simple formula exists to magically revitalize the downtown areas of Mount Rainier. Instead, the plan vision sets up a comprehensive framework for sustainable, long-term, and robust revitalization through a partnership between potential developers, existing businesses, and others in the private sector, supported by local government.
Building on Existing ResourcesImplementation should build on recent public- and private-funded momentum. Past public initiatives include the traffic circle, tree-lined median, Artspace, and the historic district. More recently, there have been two “sparks” of activity: 1) new and revitalized private businesses in 34th Street, and 2) city purchases along Rhode Island Avenue.
Priority and FocusFor the near-term future, both public and private resources are limited. Therefore, it becomes even more important to focus on projects and specific areas where stakeholders can create the biggest “bang for the buck.”
Recent private business investment and interest have focused on two areas: 34th Street and the Singer Building block. Additionally, public sector investment has focused on two areas: Properties on the north side of Rhode Island Avenue—between Eastern Avenue and 33rd Street—and the Eastern Star Building. Both public and private investment should build on this momentum and focus on these areas.
Even with limited budgets, many small-scale, low-cost actions can be taken. Collectively, these actions grow public awareness and confidence that Mount Rainier is changing for the better. Smaller projects give way to larger ones, and over time dramatic changes can be achieved.
E.3
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Implementation Priorities
Like other commercial centers in older urban residential areas such as Barracks Row on 8th Street SE in the District of Columbia and Takoma Park, Maryland, successful redevelopment concepts are built on a combination of investments in (a) capital improvements such as streetscapes, new infill development, and façade improvements, and (b) institutional support providing ongoing management and branding. To get there, the big issues public officials must address within the framework of the development plan should include:
1. Support and recognition of the M-U-TC development plan as a critical tool that ensures a unified approach to decision making affecting downtown Mount Rainier. All public-related initiatives should be measured and tested against the best interests of the entire M-U-TC area. This will help in prioritizing strategies and allocating limited public resources to achieve the most impact.
2. Concentration of public investment and energy on specific areas within Rhode Island Avenue, the civic core, and 34th Street. Reinforcing specific locations can result in enhancing existing buildings and creating a higher economic impact. A “downtown” action plan should include:a. Prioritizing 34th Street-related improvements
as outlined in the implementation charts.b. Prioritizing the Singer Building triangle
and supporting redevelopment with Rhode Island Avenue ground-floor retail, including investment in streetscape and corner park improvements.
c. Committing to a civic green and plaza (and Washington Metropolitan Area Transit Authority relocation) concept.
d. Renovate and modify the Eastern Star Building alongside the existing city hall/library so that they match a civic green and plaza concept.
3. Coordinate redevelopment of the properties occupied by the funeral home, Thrifty Car Rental, and the gas station.
4. Prioritize façade improvements and regulation.
5. Streamline the building- and business-permitting process.
6. Commit public investment in shared off-street parking.
7. Invest in an environmental showcase feature for a lower 34th Street or “green street” prototype.
8. Bring art into the public realm.
9. Channel resources into a dedicated Mount Rainier management and marketing entity (similar to the Maryland “main street” program but on a smaller scale).
E.4
Implementation
“Main Street” TakomaTakoma Park, MD
Main Street Takoma is a Maryland “main street” program that promotes and markets downtown Takoma Park businesses. Incorporated in 2008, the program has already recruited two new business tenants and is actively pursuing county, state, and federal grants.
Program Organization• Design Committee: organizes clean-up days,
window display competitions, plantings, signage, tree adoption, and façade improvements with matching grants from the State of Maryland BusinessWorks program.
• Economic Restructuring Committee: does market analysis and manages a revolving loan fund, parking, and outreach.
• Promotional Committee: manages monthly events, marketing, and a website.
• Organization Committee: controls membership, volunteering, and website review.
Program Accomplishments• “Main Street” Takoma executive director hired.• 501c(3) organization set up, a board of directors
established, and a web site launched (www.mainstreettakoma.org).
• Helped recruit two new tenants: Mayorga Coffee (open) and Ace Hardware (under construction).
• Completed a retail market analysis, which was funded via a Community Legacy Grant.
• Recently awarded a $250,000 DC Arts and Humanities Grant (a three-year process) for Art in Transit—an installation at the Takoma Park Metrorail Station—by Sam Gilliam, Marie Ringwald and Tim Tate.
Barracks Row (8th Street SE)Washington, D.C.
In 1999, the Barracks Row Business Alliance teamed up with key citizens to form Barracks Row Main Street. This group worked with the Washington, D.C., Government and was awarded a District Department of Tranportation (DDOT) grant in 2003 to create a comprehensive urban streetscape, complete with parking, public transit, water management, urban forestry and lighting. Since the program’s inception, Barracks Row has emerged as a highly successful and vibrant commercial corridor, and was awarded the 2005 Great American Main Street Award from the National Trust for Historic Preservation.
Program Organization• Organization Committee: created a five-year
strategic plan, and organized fundraising events.• Design Committee: reviews façades, signage,
streetscapes, and historic preservation.• Promotion Committee: markets Barracks Row to
new customers through image campaigns, retail promotions, and special events.
• Economic Development Committee: provides market analysis and marketing brochures. The committee also promotes communication between property owners and businesses.
• Arts and Crafts Committee: the mission of the committee is to promote the arts along 8th Street and to create an environment conducive to more art galleries, antique dealers, design stores, and house wares.
Program Accomplishments• Public and private funds reinvested in the
community totaled $19 million. • Fifty-one façades have been restored.• Forty signs were replaced through private funding.• Forty-three net new businesses have opened,
including business expansions through 12 new outdoor cafés.
• 198 net new jobs have been created.• Three new buildings have been constructed.• A self-guided history trail was recently installed to
facilitate tours of the neighborhood.• In 2003 a DDOT streetscape project was launched.
Implementation Precedents
E.5
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Implementation Area Recommendations and ChartsInstitutional/Regulatory/Economic Development“Main-Street” Type Program
Program ManagerTakoma Park, MD, as well as Barracks Row, SE, and H Street, NE, both in Washington, D.C., are local examples of successfully revitalized main streets. In these areas, setting up and committing to a full-time program manager and a marketing/promotion institution were extremely critical revitalization elements. Mount Rainier should create an institution, similar to a Maryland “main street” program, to promote Mount Rainier through a program manager who is primarily responsible for plan implementation, activities, and assisting partner organizations with grant proposals, advertising, promotional/special events, and marketing campaigns, etc. The program manager should use the plan vision as a tool to improve investor and consumer confidence, and to encourage commercial activity in the M-U-TC area.
Suggested program manager roles and responsibilities:
1. Program organization: a. Creating a strategic plan to implement the plan
vision.b. Developing a comprehensive fundraising plan
and conducting annual fundraising activities.
2. Design guideline liaison:a. Managing successful implementation of
M-U-TC design guidelines with the review committee.
b. Seeking funding for streetscape improvements such as signage, glass, and façades.
c. Supporting historic preservation initiatives.
3. Marketing and promotion: a. Marketing downtown Mount Rainier to
customers, investors, local brokers, new businesses, residents, and visitors by developing and carrying out image campaigns, retail promotions and special events. The program manager should also be a resource person.
b. Assisting with coordination of special events, including Mount Rainier Day, art walks, film fests, and Halloween.
4. Economic development: a. Developing and implementing an economic
strategy to identify Mount Rainier as a successful commercial corridor; providing sustainable business opportunities for merchants; and helping to create job opportunities, especially for local residents.
b. Creating a partnership with local institutions and non-profits.
c. Creating a database of all properties and contact information.
d. Communicating regularly with businesses and owners about the program manager’s work.
e. Facilitating access to financing programs for façade improvements and business expansion.
f. Establishing relations with local brokers and real estate organizations.
g. Pursuing grant funding for projects identified in the chapter on development plan implementation, and managing the grant funding process.
h. Streamlining the business license process, and serving as liaison between businesses, the city, and the county.
5. The arts:a. Coordinating with the Gateway Community
Development Corporation over arts inititives.b. Advancing the visibility of art in the community
by applying for public art-installation grants.c. Managing and overseeing public art once it is
installed.
6. Property oversight:a. Assisting with the management of real property
owned by the City of Mount Rainier and following up on recommendations concerning implementation of the development plan.
b. Engaging absentee landlords over facilitating implementation of the development plan.
c. Facilitating implementation of green building initiatives by promoting relevant programs.
d. Obtaining historic property designations on appropriate properties.
E.6
Implementation
M-U-TC Façade Improvement Program (FIP) Recommendations
Create a city-sponsored façade improvement program that coordinates activities with approved M-U-TC development plan priorities.
Plan elements include:
• Prioritizing the 40-45 properties within the M-U-TC that require some type of rehabilitation, upgrade, and/or restoration action under the auspices of the M-U-TC development plan. (Note: recommended façade improvement recommendations will be listed in the M-U-TC plan appendix.)
• Using specified criteria, the M-U-TC Committee would review and prioritize applicants for inclusion in the program. The reviews would apply analysis and plan guidelines created and approved under the M-U-TC development plan.
• Planning city investment around a five-year façade improvement program. The recommended public commitment to this program ranges from $30,000–$80,000 per year.
• Holding a public invitation-and-training session for building and property owners within the M-U-TC area, encouraging them to apply for matching façade improvement program (FIP) grants for a maximum of $10,000, allowing a shared maximum of $20,000 per façade. Owners would participate in a hands-on training session that discusses a variety of renovation topics: how to fill out the FIP applications; how to determine eligible repairs and upgrades, and how to delineate the scope of repairs for individual properties; and how to select an architect or a contractor and manage the construction process. The city should both accept applications and rank, score and award fund amounts based on pre-determined criteria for that fiscal year. All actions must comply with the new approved Mt. Rainier Mixed-Use Town Center Development Plan Guidelines.
• FIP application and approval process rankings that make properties eligible and competitive. The city would target specific areas—such as the 34th Street
corridor (as indicated in the proposed plan)—for the FIP program and combine it with the proposed public street improvement activities.
• An updated approval process that allows the M-U-TC Committee to streamline the process of permit review for pre-determined M-U-TC guideline-compliant activities.
• Guiding applicants through project permit applications and assisting them with the HAWP (historic area work permit) process.
E.7
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
City
Acti
ons/
Regu
lato
ry/I
mpl
emen
tatio
n Ch
art
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
1In
itiat
e a
“mai
n-st
reet
” ty
pe
prog
ram
and
cre
ate
the
posi
tion
of
a pr
ogra
m m
anag
er re
spon
sibl
e fo
r co
ordi
natin
g th
e fo
llow
ing
prog
ram
s on
beh
alf o
f the
city
:a.
Fa
çade
impr
ovem
ent p
rogr
am
(gea
red
tow
ard
hist
oric
pr
eser
vatio
n).
b.
Gat
eway
Art
s D
istr
ict:
i.
Art
s ev
ents
pro
gram
.
ii
. Pu
blic
art
pro
gram
.
ii
i. Po
p-up
art
gal
leri
es
prog
ram
.c.
M
arke
ting/
prom
otio
n pr
ogra
m.
d.
Des
ign/
sign
age/
way
findi
ng
prog
ram
.e.
Ec
onom
ic d
evel
opm
ent
prog
ram
.
City
, cou
nty,
G
atew
ay C
omm
unity
D
evel
opm
ent
Corp
orati
on, p
rope
rty
owne
rs, S
tate
of
Mar
ylan
d, a
nd
Nei
ghbo
rhoo
d D
esig
n Ce
nter
.
• Th
e Co
mm
unity
Dev
elop
men
t Blo
ck G
rant
Pr
ogra
m (E
.29)
. •
The
Com
mun
ity L
egac
y Pr
ogra
m (E
.29)
. •
Prin
ce G
eorg
e’s
Coun
ty E
cono
mic
D
evel
opm
ent C
orpo
ratio
n (E
.29)
. •
Capi
tal I
mpr
ovem
ent P
roje
ct (E
.30)
. •
His
tori
c Pr
oper
ty G
rant
Pro
gram
(E.3
1).
• Ar
t in
Com
mun
ities
(E.3
5).
Nea
rte
rmYe
s
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
for
impl
emen
ting
a gi
ven
port
ion
of th
e pl
an
visi
on. S
ome
unlis
ted
fund
ing
sour
ces
may
als
o be
app
licab
le.
E.8
Implementation
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
2En
gage
land
lord
s in
dia
logu
e to
im
plem
ent t
he p
lan
visi
on.
City
and
pro
pert
y ow
ners
.N
ot a
pplic
able
N
ear
term
3St
ream
line
the
perm
it pr
oces
s an
d m
ake
it cl
eare
r.Ci
ty, c
ount
y, a
nd
prop
erty
ow
ners
.N
ot a
pplic
able
N
ear
term
4Cr
eate
a fu
nd w
ithin
the
M-U
-TC
bo
unda
ry a
rea
with
the
obje
ctive
of
unde
rgro
undi
ng u
tility
line
s.
City
, cou
nty,
pro
pert
y ow
ners
, util
ity
com
pani
es, a
nd
the
Stat
e H
ighw
ay
Adm
inis
trati
on.
• Ca
pita
l Im
prov
emen
t Pro
ject
(E.3
0)•
Cont
ribu
tion
from
loca
l dev
elop
er (E
.30)
• Ca
pita
l Im
prov
emen
t Pro
gram
(E.3
2)
Med
ium
term
and
lo
ngte
rm
City
Acti
ons/
Regu
lato
ry/I
mpl
emen
tatio
n Ch
art (
conti
nued
)
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.9
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
This page has been left blank intentionally.
E.10
Implementation
Upper 34th Street
Implementation Action Timeline
PHASE LOCATION RECOMMENDATIONREFERENCE
NUMBER
NEAR TERM(0–5
years)
4000–4008 34th Street (behind ZZ’s Pizza)
New shared parking lot (public/private)
L4 on the facing page
3840 34th Street (Lightbown Building)
Renovation of building and new retail/restaurant at north end with outdoor seating
B4 on the facing page
Intersection at Bunker Hill Road and 34th Street
New pedestrian improvements (curb extensions and crosswalks)
T2 on the facing page
34th Street Bike sharrow lane and new pay-on-foot parking meters
T1 and T3 on the facing page
MEDIUM TERM(5–10 years)
34th Street New street trees, expanded and widened sidewalks, and new street lights (east side)
T4 on the facing page
Middle 34th Street cluster Renovations, façade improvements, and outdoor seating
B5 on thefacing page
3401 Bunker Hill Road (Kline’s Bakery)
Removal of 1930s front addition, restoration of the original building façade, and new retail/restaurant with outdoor seating
B6 on the facing page
LONG TERM(10+
years)
34th Street Underground utility lines T5 on the facing page
3841, 3815, and 3817 34th Street New infill buildings L2 and L3 on the facing page
E.11
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
T—TransporTaTion recommendaTions
L—Land use recommendaTions
B—BuiLding recommendaTions
Implementation Map—Upper 34th Street
34th
Stre
et
35th Street
Bunker Hill Road
T2
T4
T5
L4
L3
L2 B2
B3
B4
B1
B5
B5
B6
T1
T3
L1
N
E.12
ImplementationU
pper
34t
h St
reet
—Tr
ansp
orta
tion
and
Oth
er In
fras
truc
ture
Impl
emen
tatio
n Ch
art
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
T1Re
plac
e pa
rkin
g m
eter
s on
bot
h si
des
of 3
4th
Stre
et fr
om th
e ci
rcle
to
the
reta
il pr
oper
ties
just
nor
th o
f Bu
nker
Hill
Roa
d w
ith m
ulti-
spac
e pa
y-on
-foo
t par
king
met
ers.
City
• Pa
rkin
g eq
uipm
ent m
aint
enan
ce b
udge
t (E.
30)
• Re
tail
park
ing
reve
nue
(E.3
0)•
City
spe
ed c
amer
a le
gisl
ation
(E.3
0)
Nea
r
term
T2In
stal
l new
cro
ssw
alks
, cur
b ex
tens
ions
, and
text
ured
pav
emen
t in
the
cent
er o
f the
inte
rsec
tion
of
34th
Str
eet a
nd B
unke
r H
ill R
oad.
City
and
cou
nty
• Th
e Co
mm
unity
Dev
elop
men
t Blo
ck G
rant
Pr
ogra
m (E
.29)
.•
Side
wal
k an
d st
reet
mai
nten
ance
bud
get (
E.30
).•
City
spe
ed c
amer
a le
gisl
ation
(E.3
0).
• Ca
pita
l Im
prov
emen
t Pro
gram
(E.3
2).
Nea
rte
rmYe
s
T3In
stal
l sha
red
bicy
cle/
vehi
cula
r pa
vem
ent m
arki
ngs
(“sh
arro
ws”
) on
34th
Str
eet j
ust s
outh
of B
unke
r H
ill
Road
and
just
nor
th o
f the
circ
le in
bo
th d
irecti
ons.
City
Side
wal
k an
d st
reet
mai
nten
ance
bud
get (
E.30
)N
ear
term
T4U
pgra
de 3
4th
Stre
et p
edes
tria
n an
d pa
rkin
g ar
eas:
• Ex
pand
sid
ewal
ks o
n bo
th s
ides
of
34t
h St
reet
from
the
circ
le to
Bu
nker
Hill
Roa
d.•
Reco
nfigu
re o
n-st
reet
par
king
on
bot
h si
des
of 3
4th
Stre
et
from
the
circ
le to
just
nor
th o
f Bu
nker
Hill
Roa
d to
inst
all s
tree
t tr
ees
in c
urb
exte
nsio
ns.
City
and
cou
nty
• Si
dew
alk
and
stre
et m
aint
enan
ce b
udge
t (E
.30)
.•
Capi
tal I
mpr
ovem
ent P
roje
ct (E
.30)
.•
City
spe
ed c
amer
a le
gisl
ation
(E.3
0).
• Ca
pita
l Im
prov
emen
t Pro
gram
(E.3
2).
Med
ium
term
T5U
nder
grou
ndin
g of
util
ity li
nes
(34t
h St
reet
and
Bun
ker
Hill
Roa
d).
City
and
cou
nty
• Ca
pita
l Im
prov
emen
t Pro
ject
(E.3
0)•
Cont
ribu
tion
from
loca
l dev
elop
er (E
.30)
• Ca
pita
l Im
prov
emen
t Pro
gram
(E.3
2)
Long
term
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.13
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
. IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
L1N
ew v
ibra
nt re
tail
(eg.
full-
serv
ice
rest
aura
nt) a
long
34t
h St
reet
.Ci
ty, p
rope
rty
owne
rs,
and
new
bus
ines
s ow
ners
.
• Th
e Co
mm
unity
Dev
elop
men
t Blo
ck G
rant
Pr
ogra
m (E
.29)
.•
The
Com
mun
ity L
egac
y Pr
ogra
m (E
.29)
.•
Publ
ic-p
rivat
e sh
ared
par
king
arr
ange
men
t (E.
30).
• M
ain
Stre
et M
aryl
and
(E.3
2).
• St
ate
of M
aryl
and
Smal
l Bus
ines
s D
evel
opm
ent
Cent
er (E
.34)
.
Nea
rte
rmYe
s
L240
00–4
008
34th
Str
eet (
park
ing
lot a
t rea
r of
bui
ldin
g): I
nsta
ll pe
rmea
ble
pave
rs o
n th
e ex
istin
g su
rfac
e lo
t to
prov
ide
shar
ed p
arki
ng
oppo
rtun
ities
for
mul
tiple
reta
il us
es
on 3
4th
Stre
et.
City
and
pro
pert
y ow
ner.
• Pu
blic
-priv
ate
shar
ed p
arki
ng a
rran
gem
ent (
E.30
).
• Pr
ince
Geo
rge’
s Co
unty
Red
evel
opm
ent
Aut
hori
ty (E
.31)
.•
The
Com
mun
ity L
egac
y Pr
ogra
m (E
.29)
.•
The
Com
mun
ity D
evel
opm
ent B
lock
Gra
nt
Prog
ram
(E.2
9).
Nea
rte
rm
L338
41 3
4th
Stre
et (e
mpt
y lo
t):
New
mix
ed-u
se in
fill b
uild
ing
(inte
rim
sha
red
park
ing
lot/
shor
t to
med
ium
term
).
City
and
pro
pert
y ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
(E.2
9).
• Pu
blic
-priv
ate
shar
ed p
arki
ng a
rran
gem
ent (
E.30
). •
Prin
ce G
eorg
e’s
Coun
ty R
edev
elop
men
t A
utho
rity
(E.3
1).
Long
term
L438
15/3
817
34th
Str
eet (
empt
y lo
t):
New
mix
ed-u
se in
fill b
uild
ing.
City
and
pro
pert
y ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
(E.2
9).
• Pu
blic
-priv
ate
shar
ed p
arki
ng a
rran
gem
ent (
E.30
). •
Prin
ce G
eorg
e’s
Coun
ty R
edev
elop
men
t A
utho
rity
(E.3
1).
• M
ain
Stre
et M
aryl
and
(E.3
2).
Long
term
Upp
er 3
4th
Stre
et—
Land
Use
Impl
emen
tatio
n Ch
art
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.14
Implementation
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
B138
40 3
4th
Stre
et
(Lig
htbo
wn
Build
ing)
:•
Out
door
sea
ting
and
upgr
aded
st
oref
ront
for
rest
aura
nt u
se.
• Fa
çade
impr
ovem
ents
.
City
, cou
nty,
pro
pert
y ow
ner,
and
busi
ness
ow
ner.
• Th
e Co
mm
unity
Dev
elop
men
t Blo
ck G
rant
Pr
ogra
m (E
.29)
.•
The
Com
mun
ity L
egac
y Pr
ogra
m (E
.29)
.•
Publ
ic-p
rivat
e sh
ared
par
king
arr
ange
men
t (E.
30).
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0).
• Pr
ince
Geo
rge’
s Co
unty
’s R
evita
lizati
on A
rea
Tax
Cred
it Pr
ogra
m (E
.30)
.•
Prin
ce G
eorg
e’s
Fina
ncia
l Ser
vice
Cor
pora
tion
(E.3
1).
• H
isto
ric
Prop
erty
Gra
nt P
rogr
am (E
.31)
.•
Gat
eway
Com
mun
ity D
evel
opm
ent
Corp
orati
on (E
.32)
.
Nea
rte
rmYe
s
B240
00–4
008
34th
Str
eet
(ZZ’
s Pi
zza,
Circ
a 34
, etc
.):•
Faça
de im
prov
emen
ts
(bri
ng b
ack
orig
inal
bui
ldin
g).
• Si
gnag
e.
City
, cou
nty,
pro
pert
y ow
ner,
and
busi
ness
ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29).
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0).
• Pu
blic
-priv
ate
shar
ed p
arki
ng a
rran
gem
ent (
E.30
). •
Prin
ce G
eorg
e’s
Coun
ty’s
Rev
italiz
ation
Are
a Ta
x Cr
edit
Prog
ram
(E.3
0).
• M
ain
Stre
et M
aryl
and
(E.3
2).
Nea
rte
rm
B340
01 3
4th
Stre
et (G
LUT)
:•
Out
door
mar
ket s
tand
.•
Faça
de im
prov
emen
ts (b
ring
ba
ck o
rigi
nal b
uild
ing)
.
City
, pro
pert
y ow
ner,
and
busi
ness
ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29)
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0)•
Publ
ic-p
rivat
e sh
ared
par
king
arr
ange
men
t (E.
30)
• M
ain
Stre
et M
aryl
and
(E.3
2)
Nea
rte
rm
B438
29 3
4th
Stre
et (I
slan
d St
yle)
:•
Out
door
/ind
oor
seati
ng•
Faça
de im
prov
emen
ts
City
, pro
pert
y ow
ner,
and
busi
ness
ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29)
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0)•
Publ
ic-p
rivat
e sh
ared
par
king
arr
ange
men
t (E.
30)
• M
ain
Stre
et M
aryl
and
(E.3
2)
Nea
rte
rm
Upp
er 3
4th
Stre
et—
Build
ing
Impl
emen
tatio
n Ch
art
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.15
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
B5M
iddl
e 34
th S
tree
t clu
ster
:•
Sele
ctive
out
door
sea
ting
• Fa
çade
impr
ovem
ents
City
, pro
pert
y ow
ner,
and
busi
ness
ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29)
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0)•
Publ
ic-p
rivat
e sh
ared
par
king
arr
ange
men
t (E.
30)
• M
ain
Stre
et M
aryl
and
(E.3
2)
Med
ium
term
B634
01 B
unke
r H
ill R
oad
(Klin
e’s
Bake
ry):
• Re
mov
al o
f 193
0s fr
ont a
dditi
on.
• Re
stor
e or
igin
al b
uild
ing
faça
de
and
add
outd
oor
seati
ng a
nd
new
reta
il/re
stau
rant
.
City
, pro
pert
y ow
ner,
and
busi
ness
ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29)
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0)•
Publ
ic-p
rivat
e sh
ared
par
king
arr
ange
men
t (E.
30)
• M
ain
Stre
et M
aryl
and
(E.3
2)
Med
ium
te
rm
Upp
er 3
4th
Stre
et—
Build
ing
Impl
emen
tatio
n Ch
art (
conti
nued
)
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.16
Implementation
Rhode Island Avenue
Implementation Action Timeline
PHASE LOCATION RECOMMENDATIONREFERENCE
NUMBER
NEAR TERM(0–5
years)
3200 Rhode Island Avenue (funeral home, Thrifty Car Rental)
New residential and cultural arts buildings
L1 and L2 on the facing page
3220 Rhode Island Avenue (historic gas station)
Renovation and new retail/outdoor seating
B2 on the facing page
33rd Street and Rhode Island Avenue New pedestrian-activated signal and pedestrian crosswalk
T4 on the facing page
Rhode Island Avenue Pay-on-foot parking meters T1 on thefacing page
3231, 3235 and 3239 Rhode Island Avenue cluster
Façade improvements and additions, restripe existing wide parking lanes
B3 and B4 on the facing page
MEDIUM TERM(5–10 years)
Eastern Avenue and Rhode Island Avenue intersection
New pedestrian crosswalk T3 on the facing page
Rhode Island Avenue Expand the tree-lined median to Eastern Avenue
T2 on thefacing page
Rhode Island Avenue (north side)
Initial utility undergrounding (potential interim reconfiguration of lines in alleys)
T6 on thefacing page
LONG TERM(10+
years)
Rhode Island Avenue Boulevard streetscape and roadway improvements, pedestrian pavement at the circle area, and cycle tracks
T5 on thefacing page
Rhode Island Avenue (south side)
Undergrounding of “heavy” utility lines
T6 on thefacing page
Rhode Island Avenue DDOT light rail T7 on thefacing page
E.17
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
T—TransporTaTion recommendaTions
L—Land use recommendaTions
B—BuiLding recommendaTions
Implementation Map—Rhode Island Avenue
Rhode Island Avenue
Eastern Avenue
Perry Street
T4
T7
T3
T2
T2
T5
L2
L1
B2
B1
B3
B4
T1/T6
N
E.18
ImplementationRh
ode
Isla
nd A
venu
e—Tr
ansp
orta
tion
and
Oth
er In
fras
truc
ture
Impl
emen
tatio
n Ch
art
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
T1Re
plac
e pa
rkin
g m
eter
s on
bot
h si
des
of R
hode
Isla
nd A
venu
e fr
om
East
ern
Aven
ue to
the
circ
le w
ith
mul
ti-sp
ace
pay-
on-f
oot p
arki
ng
met
ers.
City
• Pa
rkin
g eq
uipm
ent m
aint
enan
ce b
udge
t (E.
30)
• Re
tail
park
ing
reve
nue
(E.3
0)N
ear
term
T2In
stal
l new
ped
estr
ian
cros
swal
ks
acro
ss R
hode
Isla
nd A
venu
e on
the
east
sid
e of
Eas
tern
Ave
nue
and
the
east
sid
e of
33r
d St
reet
.
City
and
Sta
te
Hig
hway
A
dmin
istr
ation
.
Side
wal
k an
d st
reet
mai
nten
ance
bud
get (
E.30
)N
ear
term
T3In
stal
l a p
edes
tria
n-ac
tivat
ed
cros
swal
k si
gnal
and
cur
b ex
tens
ions
at
Rho
de Is
land
Ave
nue
and
33rd
St
reet
.
City
and
Sta
te
Hig
hway
A
dmin
istr
ation
.
• Ci
ty s
peed
cam
era
legi
slati
on (E
.30)
• Fe
dera
l Gov
ernm
ent S
timul
us F
undi
ng (E
.30)
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0)
Nea
rte
rm
T4Ex
pand
the
Rhod
e Is
land
Ave
nue
med
ian
betw
een
33rd
Str
eet a
nd
East
ern
Aven
ue to
pla
nt m
ore
orna
men
tal-s
ize
stre
et tr
ees
near
Ea
ster
n Av
enue
.
City
, cou
nty,
and
the
Stat
e of
Mar
ylan
d.•
Prin
ce G
eorg
e’s
Coun
ty T
ree
Rele
af P
rogr
am
(E.2
9).
• Ca
pita
l Im
prov
emen
t Pro
ject
(E.3
0).
• Ci
ty s
peed
cam
era
legi
slati
on (E
.30)
.•
Capi
tal I
mpr
ovem
ent P
rogr
am (E
.32)
.
Med
ium
term
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.19
City of Mount Rainier Mixed-Use Town Center (M-U-TC) Zone Development Plan
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
T5U
pgra
de b
oth
side
s of
Rho
de Is
land
Av
enue
(Str
eets
cape
):•
Inst
all a
cyc
le tr
ack
on th
e no
rth
side
of R
hode
Isla
nd A
venu
e.•
Inst
all t
wo
row
s of
str
eet t
rees
.•
Repl
ace
and
expa
nd e
xisti
ng
side
wal
ks.
• In
stal
l spe
cial
ped
estr
ian
pavi
ng.
• Pr
ovid
e ou
tdoo
r se
ating
for
adja
cent
land
use
s.
City
, cou
nty,
pr
oper
ty o
wne
rs,
and
Stat
e H
ighw
ay
Adm
inis
trati
on.
• D
epar
tmen
t of N
atur
al R
esou
rces
Sta
te F
ores
t Co
nser
vatio
n Pr
ogra
m (E
.29)
.•
Prin
ce G
eorg
e’s
Coun
ty T
ree
ReLe
af P
rogr
am
(E.2
9).
• Si
dew
alk
and
stre
et m
aint
enan
ce b
udge
t (E
.30)
.•
City
spe
ed c
amer
a le
gisl
ation
(E.3
0).
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0).
• Ca
pita
l Im
prov
emen
t Pro
gram
(E.3
2).
Med
ium
term
Yes
T6U
nder
grou
ndin
g uti
lity
lines
City
, cou
nty,
and
pr
oper
ty o
wne
rs.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29).
• Pr
ince
Geo
rge’
s Co
unty
Eco
nom
ic S
timul
us
Prog
ram
(E.2
9).
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0).
• Ca
pita
l Im
prov
emen
t Pro
gram
(E.3
2).
Long
term
T7Ex
tend
the
Dis
tric
t of C
olum
bia
DO
T lig
ht-r
ail t
rack
s on
Rho
de Is
land
Av
enue
into
Pri
nce
Geo
rge’
s Co
unty
.
City
, cou
nty,
St
ate
Hig
hway
A
dmin
istr
ation
, and
D
istr
ict o
f Col
umbi
a D
OT.
• Ca
pita
l Im
prov
emen
t Pro
ject
(E.3
0)•
Capi
tal I
mpr
ovem
ent P
rogr
am (E
.32)
Long
term
Rhod
e Is
land
Ave
nue—
Tran
spor
tatio
n an
d O
ther
Infr
astr
uctu
re Im
plem
enta
tion
Char
t (co
ntinu
ed)
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.20
Implementation
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
L132
12 R
hode
Isla
nd A
venu
e (T
hrift
y Ca
r Re
ntal
):•
New
cul
tura
l art
s ce
nter
• N
ew in
fill r
esid
entia
l bui
ldin
g
City
and
pro
pert
y ow
ner.
• Th
e Co
mm
unity
Dev
elop
men
t Blo
ck G
rant
Pr
ogra
m (E
.29)
.•
HO
ME
Inve
stm
ent P
artn
ersh
ip P
rogr
am (E
.29)
.•
Prop
erty
Tax
Aba
tem
ent (
E.31
).•
Prin
ce G
eorg
e’s
Coun
ty R
edev
elop
men
t A
utho
rity
(E.3
1).
Nea
rte
rmYe
s
L232
00-3
208
Rhod
e Is
land
Ave
nue
(fun
eral
hom
e):
• N
ew in
fill r
esid
entia
l bui
ldin
g
City
and
dev
elop
er•
The
Com
mun
ity D
evel
opm
ent B
lock
Gra
nt
Prog
ram
(E.2
9).
• H
OM
E In
vest
men
t Par
tner
ship
Pro
gram
(E.2
9).
• Pr
oper
ty T
ax A
bate
men
t (E.
31).
• Pr
ince
Geo
rge’
s Co
unty
Red
evel
opm
ent
Aut
hori
ty (E
.31)
.
Nea
rte
rmYe
s
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
Rhod
e Is
land
Ave
nue—
Land
Use
Impl
emen
tatio
n Ch
art
E.21
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
B132
01 R
hode
Isla
nd A
venu
e (F
unkh
ouse
r):
• Fa
çade
impr
ovem
ents
• Si
gnag
e
City
, pro
pert
y ow
ner,
and
busi
ness
ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29)
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0)•
Mai
n St
reet
Mar
ylan
d (E
.32)
Nea
rte
rm
B232
20 R
hode
Isla
nd A
venu
e
(his
tori
c ga
s st
ation
):•
Reno
vate
his
tori
c st
ruct
ure
• Re
use
as s
mal
l ret
ail s
tore
City
and
pro
pert
y ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29)
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0)•
His
tori
c Pr
oper
ty G
rant
Pro
gram
(E.3
1)•
Mai
n St
reet
Mar
ylan
d (E
.32)
Nea
rte
rmYe
s
B332
35/3
239
Rhod
e Is
land
Ave
nue
(t
wo-
stor
y offi
ce b
uild
ings
):•
Add
add
ition
al fl
oor
• Fa
çade
impr
ovem
ents
City
, pro
pert
y ow
ner,
and
busi
ness
ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29)
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0)•
Mai
n St
reet
Mar
ylan
d (E
.32)
Long
term
B4So
uth
Rhod
e Is
land
Ave
nue
clus
ter
• Fa
çade
impr
ovem
ents
• Si
gnag
e
City
, pro
pert
y ow
ner,
and
busi
ness
ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29)
Med
ium
term
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0)•
Mai
n St
reet
Mar
ylan
d (E
.32)
Rhod
e Is
land
Ave
nue—
Build
ing
Impl
emen
tatio
n Ch
art (
conti
nued
)
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.22
Implementation
Civic Core/City Center
Implementation Action Timeline
PHASE LOCATION RECOMMENDATIONREFERENCE
NUMBER
NEAR TERM(0–5
years)
3300 Rhode Island Avenue (Singer Building and adjacent building)
Façade restoration, potential additional floor, and potential residential renovation
B2 and B5 on the facing page
3405 Rhode Island Avenue (Eastern Star Building)
Façade restoration, building renovation, and façade addition
B1 on the facing page
Intersection of 34th Street and Rhode Island Avenue
Stormwater rain garden and “green street” prototype
T2 on thefacing page
MEDIUM TERM(5–10 years)
3409 Rhode Island Avenue (library) Renovation and new building B4 facing page
North Rhode Island Avenue cluster Renovations and new infill buildings B6 and L3 on the facing page
LONG TERM(10+
years)
Bus turnaround removal Civic green, plaza with transit stop, landscaping, and gathering spaces
T6 on thefacing page
Traffic circle Monument, landscaping, and textured pavement
T5 and T8 on the facing page
Immediately south of M-U-TC area New MARC station T7 on thefacing page
Perry Street East cluster New infill buildings L2 facing page
E.23
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
T—TransporTaTion recommendaTions
L—Land use recommendaTions
B—BuiLding recommendaTions
Implementation Map—Civic Core/City Center
Rhode Island Avenue
34th
Stre
et
35th
Stre
et
Perry Street T5
T8
T7
T4
T6
T3
T1
T2
L1
L2
L3
L4
L5
B1B4
B2 B5
B6
B3
B7
N
E.24
Implementation
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
T1Re
plac
e pa
rkin
g m
eter
s on
bot
h si
des
of R
hode
Isla
nd A
venu
e fr
om
the
circ
le to
the
east
ern
end
of th
e M
-U-T
C bo
unda
ry w
ith m
ultis
pace
pa
y-on
-foo
t par
king
met
ers.
City
Park
ing
equi
pmen
t mai
nten
ance
bud
get (
E.30
)N
ear
term
T2Ra
in g
arde
n, s
torm
wat
er, “
gree
n st
reet
” pr
otot
ype.
City
and
util
ity
com
pani
es.
• Th
e Co
mm
unity
Dev
elop
men
t Blo
ck G
rant
Pr
ogra
m (E
.29)
.•
Capi
tal I
mpr
ovem
ent P
roje
ct (E
.30)
.
Nea
rte
rmYe
s
T3U
pgra
de th
e no
rth
side
of R
hode
Is
land
Ave
nue
east
of t
he c
ircle
to
the
east
ern
M-U
-TC
boun
dary
:•
Inst
all t
wo
row
s of
str
eet t
rees
.•
Repl
ace
and
expa
nd e
xisti
ng
side
wal
ks.
• In
stal
l spe
cial
ped
estr
ian
pavi
ng
trea
tmen
ts to
em
phas
ize
the
wal
king
pat
h al
ong
Rhod
e Is
land
Av
enue
.•
Reco
nfigu
re th
e on
-str
eet
park
ing
to fi
t with
in th
e pr
opos
ed c
urb
exte
nsio
ns.
• Pr
ovid
e ou
tdoo
r se
ating
for
adja
cent
land
use
s.
City
, pro
pert
y ow
ners
, an
d St
ate
Hig
hway
A
dmin
istr
ation
.
• Si
dew
alk
and
stre
et m
aint
enan
ce b
udge
t (E
.30)
.•
Capi
tal I
mpr
ovem
ent P
roje
ct (E
.30)
.•
City
spe
ed c
amer
a le
gisl
ation
(E.3
0).
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0).
• Ca
pita
l Im
prov
emen
t Pro
gram
(E.3
2).
Med
ium
term
Yes
Civi
c Co
re/C
ity C
ente
r—Tr
ansp
orta
tion
and
Oth
er In
fras
truc
ture
Impl
emen
tatio
n Ch
art
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.25
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
T4A
dd p
edes
tria
n cu
rb e
xten
sion
s at
the
nort
hern
mos
t Rho
de Is
land
Av
enue
cro
ssw
alk
near
the
libra
ry.
City
and
Sta
te
Hig
hway
A
dmin
istr
ation
.
Side
wal
k an
d st
reet
mai
nten
ance
bud
get (
E.30
)M
ediu
mte
rm
T5Tr
affic
Circ
le: I
nsta
ll ne
w la
ndm
ark
mon
umen
t.Ci
tySi
dew
alk
and
stre
et m
aint
enan
ce b
udge
t (E.
30)
Med
ium
Term
T6Re
desi
gn b
us tu
rnar
ound
as
a ne
w
civi
c gr
een
and
plaz
a:•
Ope
n gr
een
spac
e•
Land
scap
e pl
atfor
m
City
, Sta
te H
ighw
ay
Adm
inis
trati
on, a
nd
WM
ATA
.
Capi
tal I
mpr
ovem
ent P
rogr
am (E
.32)
Long
Term
Yes
T7A
dvoc
ate
new
MA
RC tr
ain
stati
onCi
ty, c
ount
y, a
nd S
tate
of
Mar
ylan
d.Th
e Co
mm
unity
Dev
elop
men
t Blo
ck G
rant
Pro
gram
(E
.29)
Long
term
T8Tr
affic
Circ
le: I
nsta
ll sp
ecia
l pav
ing
trea
tmen
t on
the
circ
le in
teri
or.
Stat
e H
ighw
ay
Adm
inis
trati
onCa
pita
l Im
prov
emen
t Pro
gram
(E.3
2)Lo
ngte
rm
Civi
c Co
re/C
ity C
ente
r—Tr
ansp
orta
tion
and
Oth
er In
fras
truc
ture
Impl
emen
tatio
n Ch
art (
conti
nued
)
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.26
Implementation
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
L1N
ew re
tail/
rest
aura
nt u
se in
Si
nger
Bui
ldin
g.Ci
ty a
nd p
rope
rty
owne
r.•
The
Com
mun
ity D
evel
opm
ent B
lock
Gra
nt
Prog
ram
(E.2
9).
• H
OM
E In
vest
men
t Par
tner
ship
Pro
gram
(E.2
9).
Nea
rte
rmYe
s
L2Co
rner
of P
erry
Str
eet a
nd
33rd
Str
eet:
New
resi
denti
al d
uple
x/tr
iple
x.
City
, cou
nty,
and
pr
oper
ty o
wne
r.Pr
ince
Geo
rge’
s Co
unty
Red
evel
opm
ent A
utho
rity
(E
.31)
Nea
rte
rm
L334
24-3
428
Rhod
e Is
land
Ave
nue
(em
pty
lot)
: New
mix
ed-u
se in
fill
build
ing.
City
and
pro
pert
y ow
ner.
• Pu
blic
-priv
ate
shar
ed p
arki
ng a
rran
gem
ent (
E.30
). •
Prin
ce G
eorg
e’s
Coun
ty’s
Rev
italiz
ation
Are
a Ta
x Cr
edit
Prog
ram
(E.3
0).
• Pr
ince
Geo
rge’
s Co
unty
Red
evel
opm
ent
Aut
hori
ty (E
.31)
.•
Prop
erty
Tax
Aba
tem
ents
(E.3
1).
Med
ium
term
L438
05 3
4th
Stre
et (e
mpt
y lo
t): N
ew
mix
ed-u
se in
fill b
uild
ing.
City
, cou
nty,
and
pr
oper
ty o
wne
r.Pr
ince
Geo
rge’
s Co
unty
Red
evel
opm
ent A
utho
rity
(E
.31)
Med
ium
term
L534
01-3
415
Perr
y St
reet
clu
ster
(S
outh
Per
ry S
tree
t ): N
ew in
fill
resi
denti
al b
uild
ing,
new
com
mer
cial
offi
ce b
uild
ing,
or
mix
ed-u
se
build
ing.
City
and
pro
pert
y ow
ner.
• Th
e Co
mm
unity
Dev
elop
men
t Blo
ck G
rant
Pr
ogra
m (E
.29)
.•
Prop
erty
Tax
Aba
tem
ent (
E.31
).•
Prin
ce G
eorg
e’s
Coun
ty R
edev
elop
men
t A
utho
rity
(E.3
1).
• G
atew
ay C
omm
unity
Dev
elop
men
t Co
rpor
ation
(E.3
2).
Long
term
Civi
c Co
re/C
ity C
ente
r—La
nd U
se Im
plem
enta
tion
Char
t
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
So
me
unlis
ted
fund
ing
sour
ces
may
als
o be
ap
plic
able
.
E.27
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
IMPL
EMEN
TIN
G A
CTIO
NRE
SPO
NSI
BLE
AG
ENCI
ES/
STA
KEH
OLD
ERS
POSS
IBLE
IMPL
EMEN
TIN
G
TOO
LS A
ND
FU
ND
ING
SO
URC
ESPH
ASI
NG
PRIO
RITY
A
CTIO
N
B134
05 R
hode
Isla
nd A
venu
e
(Eas
tern
Sta
r):
• Re
nova
tion
for n
ew m
unic
ipal
use
.•
Faça
de a
dditi
on/r
enov
ation
on
wes
tern
sid
e, to
war
ds c
ivic
gre
en.
City
• Th
e Co
mm
unity
Leg
acy
Prog
ram
(E.2
9)•
Capi
tal I
mpr
ovem
ent P
roje
ct (E
.30)
• H
isto
ric
Prop
erty
Gra
nt P
rogr
am (E
.31)
Nea
rte
rmYe
s
B233
00 R
hode
Isla
nd A
venu
e
(Sin
ger
Build
ing)
:•
Expl
ore
addi
tiona
l floo
r.•
Faça
de im
prov
emen
ts.
• Re
nova
te b
uild
ing
for
mix
ed-u
se
(ret
ail/
resi
denti
al).
City
and
pro
pert
y ow
ner.
• Th
e Co
mm
unity
Dev
elop
men
t Blo
ck G
rant
Pr
ogra
m (E
.29)
.•
HO
ME
Inve
stm
ent P
artn
ersh
ip P
rogr
am (E
.29)
.•
Prop
erty
Tax
Aba
tem
ents
(E.3
1).
• H
isto
ric
Prop
erty
Gra
nt P
rogr
am (E
.31)
.
Nea
rte
rmYe
s
B338
00 3
4th
Stre
et (b
ank
build
ing)
:•
Faça
de im
prov
emen
ts/
reno
vatio
ns.
• Si
gnag
e.
City
and
pro
pert
y ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29)
• Ca
pita
l Im
prov
emen
t Pro
ject
(E.3
0)•
Mai
n St
reet
Mar
ylan
d (E
.32)
Nea
rte
rm
B434
09 R
hode
Isla
nd A
venu
e
(libr
ary)
: New
or
reno
vate
d lib
rary
bu
ildin
g.
City
and
cou
nty
Capi
tal I
mpr
ovem
ent P
roje
ct (E
.30)
Med
ium
term
B533
08–3
310
Rhod
e Is
land
Ave
nue
(h
isto
ric
tria
ngle
):•
Build
ing
reno
vatio
n•
Faça
de im
prov
emen
ts•
New
reta
il/re
stau
rant
use
City
, pro
pert
y ow
ner,
and
busi
ness
ow
ner.
• Th
e Co
mm
unity
Leg
acy
Prog
ram
( E.
29)
• Co
ntri
butio
n fr
om lo
cal d
evel
oper
(E.3
0)•
Mai
n St
reet
Mar
ylan
d (E
.32)
Med
ium
term
Civi
c Co
re/C
ity C
ente
r–Bu
ildin
g Im
plem
enta
tion
Char
t
Not
e: T
he c
hart
sho
ws
poss
ible
fund
ing
sour
ces
to im
plem
ent a
giv
en p
ortio
n of
the
plan
vis
ion.
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Implementation
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E.29
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Implementation Tools and Programs
The implementation charts describe actions that should be taken to revitalize the M-U-TC area. These actions can utilize numerous funding programs that will achieve the plan vision for the area. Residential development is recommended as the primary growth opportunity with focused ancillary new commercial/retail space and designated arts space.
Numerous incentives and techniques can be employed to facilitate these developments, minimize existing barriers and development constraints, and build on specific opportunities created by the plan. They range from fairly conceptual and more specific incentives and programs to direct subsidies and assistance by the public sector. These programs and incentives should be considered individually and collectively for their applicability to desired development and redevelopment projects.
Current Successful Programs
The City of Mount Rainier currently utilizes, or can potentially utilize, several programs that serve as vital funding resources for community development. Throughout implementation of the development plan, the city should continue its work with the following ten programs:
1. The Community Development Block Grant Program (CDBG). A Department of Housing and Urban Development (HUD) administered program, CDBG provides communities with resources to address a wide range of development needs. It is administered and sponsored by the State of Maryland’s Department of Housing and Community Development. Grants for projects can range from community infrastructure repairs to affordable housing and public facilities.
2. HOME Investment Partnership Program. This HUD initiative provides formula grants to states and localities that communities often use in partnership with local non-profit groups. The grants are used to buy, build and/or rehabilitate affordable housing for rent or homeownership.
3. The Community Legacy Program. Funding from this program is provided through
the Maryland Community Development Administration (Neighborhood Revitalization). It supports various community projects that enhance smart growth efforts and economic development. Funds are awarded to local governments for revitalization projects comprising main street façade improvements, building renovations for public facilities (i.e., Mount Rainier Library), housing acquisition and rehabilitation, technical and planning studies, streetscape improvements, demolition of derelict properties, and the redevelopment of vacant parcels.
4. Prince George’s County Economic Development Corporation (EDC). EDC provides grants for market analysis.
5. Maryland Technical Assistance Program. This program provides funding for market and feasibility analyses that are administered through Maryland’s Department of Housing and Community Development Neighborhood Revitalization program.
6. State Bond Bills. The City of Mount Rainier used this funding mechanism to obtain a $150,000 capital grant via a Senate Bond Bill for renovation of the community center/public library located at 3409 Rhode Island Avenue.
7. Department of Natural Resources State Forest Conservation Program. This program supports the city’s matching fund requirement for its tree replacement stock.
8. Prince George’s County Tree ReLeaf Program. Awards funds to the City of Mount Rainier for the planting of new trees required to replace diseased and dying trees. The city’s matching funds are provided via a state grant.
9. Congressional Appropriations. The City of Mount Rainier requests this direct funding for specific projects (i.e., acquisition of vacant and blighted buildings).
10. Prince George’s County Economic Stimulus Program. The City of Mount Rainier can apply for state funding through the County Executive’s office.
E.30
Implementation
Transportation Implementation Tools
1. Parking Equipment Maintenance Budget The City of Mount Rainier has an annual budget for parking meter maintenance that can be used to gradually phase in multispace pay-on-foot meters.
2. Retail Parking Revenue Revenue associated with retail parking spaces on 34th Street and Rhode Island Avenue would defray the cost of meter installation and maintenance. Any remaining revenue would go into the city’s general fund.
3. Sidewalk and Street Maintenance Budget The City of Mount Rainier has an annual budget for sidewalk and street maintenance that can be used to gradually phase in plan vision recommendations.
4. Public-Private Shared Parking Arrangement The City of Mount Rainier makes agreements with private property owners enabling them to retain access to parking spaces serving their developments and to lease or allow area patrons to use their excess parking. In terms of these agreements the city could install meters for excess parking on private properties.
5. Capital Improvement Project The City of Mount Rainier allocates funds towards construction projects with a fixed budget and timeline.
6. City Speed Camera Legislation The City Council of Mount Rainier has passed speed camera legislation that allows speed cameras to be placed within the city. The legislation allows municipalities to use photo speed monitoring systems in school zones and to issue citations or warnings to vehicle owners who exceed posted speed limits by 12 miles an hour. Since 95 percent of Mount Rainier lies within half a mile of an elementary school, practically the whole city is covered by this legislation. Revenue will defray the costs of operating the cameras and processing citations. Any remaining revenue would go to the city’s general fund and could possibly be used for plan vision initiatives.
7. Federal Government Stimulus Funding The city received a $98,000 portion of a federal
grant for city sidewalks near Kaywood Gardens. Maryland Governor Martin O’Malley has made a portion of the $206.7 million federal grant available to local jurisdictions that have highway projects “shovel-ready.” Thirty percent of the remaining funds, or $62 million, will be made available to counties throughout the state.
8. Contribution from Local Developer Any major redevelopment project that would benefit from streetscape improvements would warrant a contribution from the project developer.
Prince George’s County Economic Revitalization Programs
1. Prince George’s County’s Revitalization Area Tax Credit ProgramThis program offers a diminishing county property tax credit over several years for assessable improvements made to commercial, industrial, and residential properties. The tax credits are intended to help enhance the financial feasibility of projects by reducing operating costs. Qualifying commercial projects receive a graduated tax credit over five years, beginning with a 100 percent credit the first year, 80 percent in the second year, 60 percent in the third year, 40 percent in the fourth year, and 20 percent in the fifth year. Residential property taxes are abated 100 percent in the first year, 66 percent in the second year, and 33 percent in the third year.
2. Tax Increment Financing (TIF) Property tax revenues are frozen when a TIF is implemented. This base revenue will continue to flow to the taxing entities throughout the life of the district. However, as development and redevelopment occur, property tax revenues increase. This increase in property tax revenue from the base year (or the increment) is retained in a special allocation fund (TIF fund). These funds can be reinvested in the district or used to purchase land and/or fund capital investment through TIF revenue bonds underwritten by the dedicated increment of related municipal taxes and guaranteed by the issuing municipality.
E.31
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
ACE-NET: This program offers equity financing from $250,000 to $3 million for smaller-scale entrepreneurs looking for equity financing.
7. Prince George’s County Redevelopment Authority Business Building Re-Use Program (BBRP): The BBRP is designed to help encourage the re-use of vacant or underutilized business buildings. For example, if market studies indicate that a vacant or underutilized strip center is no longer viable as a retail facility, the BBRP will provide up to 25 percent, but no more than $1.0 million, of the financing necessary to convert the property into another viable business use. New Building Loan Program (NBLP): The NBLP is designed to help encourage new retail, commercial, and industrial development projects in inner-Beltway communities where market studies indicate that new facilities can be supported. This program will provide up to 50 percent, but no more than $2.0 million, of the financing necessary for the construction cost of a project.
8. Prince George’s County Economic Development Corporation (EDC)EDC primarily assists with business recruitment and retention (i.e., provides grants for market analysis).
9. Historic Property Grant Program This program is designed to preserve, protect, and enhance historic properties; encourage others to preserve, protect, and enhance historic properties; and promote interest in the study of historic properties. Grants are awarded for the rehabilitation, restoration, preservation, or acquisition of historic property.
10. Land Readjustment Programs Also known as land consolidation or land pooling, this approach involves the private sector pooling land for the purpose of creating a larger unified development site. It allows property owners to retain the incremental value gained from the development of their land to more intensive use rather than having the benefit accrue to the developer after the land is sold.
3. Property Tax Abatements This comprises the abatement of defined municipal taxes for a specified period, usually not exceeding 10 to 15 years, and perhaps on a declining scale. The abated city, and if applicable, county taxes, are retained by the development entity to help cover a shortfall in financing for municipally prioritized private development.
4. Business Improvements District (BID) BIDs are targeted areas managed by local business-oriented organizations. These organizations are supported by supplemental fees paid by affected property owners and businesses.
5. Revolving Loan Program This program is directed toward for-profit organizations with 50 or fewer employees, whose primary sales are generated by engineering, life sciences, computer sciences, electronics, and other technology activities. Companies that provide technical products or services through the commercialization of advanced technology are also targets of this program. In order to qualify for this program companies must have an operating physical facility or headquarters located in a priority funding area in Prince George’s County, such as Mount Rainier. Loan amounts range from $25,000 to $100,000.
6. Prince George’s Financial Service Corporation Small Business Growth Fund: This program targets businesses with 25 or fewer employees. Funding from this source is often directed towards expansion of existing businesses, but start-up funding is considered on a case-by-case basis. Funding can be used for building renovations or leasehold improvements. SBA 504: This federal program is administered through the Prince George’s Financial Services Corporation (FSC). The target of this program is healthy, expanding small businesses. The FSC offers financing at below-market rate, which can be used to acquire land or buildings, construct buildings, make leasehold improvements, or to purchase machinery.
E.32
Implementation
Properties are consolidated through a private corporation, landowners association, public corporation, or public agency. Owners are accorded shares relating their assessed property values as percentages of the total value of all properties combined. The land is then planned without regard to property lines and is resubdivided and returned to individual property owners with all development requirements having been satisfied. The project can then be built out separately by several developers or by a single developer. Some lots may be sold to offset the cost of infrastructure improvements. The result is that the original property owners realize greater value for their properties by creating a larger developable site.
11. Capital Improvement Program Direct funding is allocated from either city or county budgets for specific public infrastructure or community revitalization initiatives.
12. Gateway Community Development Corporation This corporation targets arts-based revitalization and economic development in the Gateway Arts District, which spans two miles along US 1 from Mount Rainier to Hyattsville.
13. Public Parking Public parking is appropriate when a range of land uses, rather than a single user, benefit from the parking. The Prince George’s County Revenue Authority’s mission is to create revenue streams for the county and to encourage economic development. As initial costs may be high, partnerships with municipalities, the Redevelopment Authority, a business association, or other entities may be required. The Redevelopment Authority, with the approval of a municipality and the direction of the County Council, may create a parking district within any municipal commercial area. A parking district collects parking fees for all public parking spaces in the district from individual users, commercial center businesses, or an alternative entity such as a business association. Initial financing would come from non-city sources, but in the long run projected parking revenue must be sufficient to pay off construction, financing, and maintenance.
14. Foreclosure Prevention Prince George’s County has the highest rate of foreclosures in the state. Foreclosures destabilize neighborhoods by displacing residents, reducing property values, and creating an abandoned housing stock that potentially attracts criminal activity. A variety of programs and services exist to prevent foreclosures. These include the Maryland Department of Housing and Community Development’s Bridge to HOPE Loan Program, Lifeline Refinance Mortgage Program, Homesaver Mortgage Refinance Program, and the Prince George’s County Department of Social Services’ Homelessness Prevention Program.
Maryland State Programs
1. Maryland Economic Development Assistance Authority and Fund (MEDAAF)Local Economic Development Opportunity: This program targets expanding businesses that have already had dramatic economic development impacts on their communities. The local jurisdiction must sponsor the businesses and must participate in the form of either guarantees, direct loans or grants in amounts equal to at least 10 percent of the state’s financial assistance. Loans may be made up to $5 million, while conditional loans and grants may be made up to $2 million.
2. Main Street Maryland This is a comprehensive downtown revitalization program that was created in 1998 by the Maryland Department of Housing and Community Development. The program strives to strengthen the economic potential of Maryland’s traditional main streets and neighborhoods. The City of Takoma Park is a successful local example of the Main Street Maryland program.
3. Maryland’s Job Creation Tax Credit This program provides income tax credits to businesses that create new jobs to encourage them to expand or relocate in Maryland. In most cases, the credit is 2.5 percent of annual wages for all newly created, full-time jobs, subject to a limit of $1,000 per new job. In a state enterprise zone, a federal empowerment zone, or a Maryland
E.33
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Department of Housing and Community Development designated neighborhood, the credit is increased to five percent of annual wages for all newly created full-time jobs. Tax credits are subject to a limit of $1,500 per new job. The total credit earned by a qualified business entity may not exceed $1 million per credit year. If the credit is more than the tax liability, the unused credit may be carried forward for five years following the credit year. The credit may be recaptured if the business experiences job losses.
4. One Maryland Economic Development Tax Credit Businesses can qualify for up to $5.5 million in income tax credits under the income tax credit program. Businesses that invest in an economic development project in a “qualified distressed county” may qualify for project tax credits of up to $5 million and start-up tax credits of up to $500,000. Project tax credits of up to $5 million are based on qualifying costs and expenses incurred by the business entity in connection with the acquisition, construction, rehabilitation, installation, and equipping of an eligible economic development project. Eligible costs may include, among others, land acquisition, performance and contract bonds, insurance, architectural and engineering services, environmental damage mitigation, and utility installation. Eligible project costs must be at least $500,000; project costs in excess of $5 million are not eligible for the project tax credit.
5. Start-up Tax Credits These are provided for the expense of moving a business into Maryland and for the costs of furnishing and equipping a new location for ordinary business functions. Examples of eligible start-up costs include the cost of fixed telecommunications equipment, office equipment, or office furnishings. The start-up credit earned may not exceed the lesser of $500,000 of eligible start-up costs or $10,000 times the number of new, qualified positions created.
6. Regional or Local Revolving Loan Fund This program provides grants to local jurisdictions to help capitalize local revolving loan funds. Eligible applicants include a county or regional economic development agency, whether public or private. A jurisdiction may transfer all, or a portion of its allocation to a regional revolving loan fund. The Department of Business and Economic Development (DBED) may not make grants totaling more than $2 million per fiscal year. To qualify for a grant, the local government must provide a matching grant of funds to the local revolving loan fund.
7. Maryland Industrial Development Financing Authority (MIDFA)This program encourages private sector financing in economic development projects located in priority funding areas. MIDFA facilitates capital access by issuing private activity revenue bonds and can provide credit insurance in the form of a deficiency guaranty to reduce lender’s risk. While the transaction size is generally not limited, the credit enhancement is subject to the applicable program limits. MIDFA-provided Private Activity Revenue Bonds comes in two forms, a Taxable Bond or Tax Exempt Bond. The first type of bond provides access to long-term capital markets for primarily fixed asset financing. The second type of bond provides access to long-term capital markets for fixed asset financing at tax-exempt rates. Eligibility is limited by federal tax law to 501(c)(3) non-profit organizations, manufacturing facilities, and certain energy projects. Additional limitations apply to each specific transaction type. MIDFA also provides credit insurance through a conventional program that insures up to 80 percent, not to exceed $2.5 million, of transactions made by a financial institution. Export transactions may be insured up to 90 percent. The second type of credit insurance is provided through a bond program that insures bonds up to 100 percent, not to exceed $7.5 million, of taxable or tax-exempt bonds. A third type of insurance is associated with a linked deposit. In certain rural areas with qualifying high unemployment, MIDFA can provide a certificate
E.34
Implementation
of deposit to the lender as a funding source and pricing incentive to provide below market rate loans to an eligible small business. The certificate of deposit is not a guaranty or collateral to the loan.
8. Maryland Economic Development Corporation This state enabled corporation issues bonds to finance public benefit developments.
9. Community Investment Tax Credits (CITC) Formerly named Neighborhood Partnership Program (NPP), this program supports nonprofit projects by awarding allocations of state tax credits to the sponsoring organizations to use as incentives for business contributions. Any business may reduce its Maryland tax liability by contributing cash, goods, or real property to CITC projects. Contributions of real property are limited to designated nonprofits that sponsor community activities. The Maryland Department of Housing and Community Development (DHCD) must authorize the real property donation before the contribution transaction. Contributions of services are not eligible for tax credits. The business earns credits equal to 50 percent of the contribution, in addition to deductions on both state and federal taxes as a result of the charitable contribution.
10. Offices and Commercial Space Conversion Initiative This initiative assists in the revitalization of Maryland's downtown areas by converting older office and commercial space into new, market rate, rental housing. The program is designed to supplement conventional financing. There are no income limits and processing requirements are limited to those that are necessary to ensure prudent lending practices and compliance with the program's statutory requirements. A recommendation from local government is required as a condition for the submission of an application.
11. Maryland Capital Access Program (MCAP) This program is a revitalization resource to support the growth and success of small businesses in priority funding areas throughout the State of Maryland. MCAP is a small business credit enhancement program that enables private lenders to establish a loan loss reserve fund from fees paid by lenders, borrowers, and the State of Maryland.
Communities that have small businesses receiving financing through loans enrolled in MCAP will benefit from new or expanded services provided by the small businesses. Most Maryland small businesses, including nonprofit organizations, are eligible. Businesses must be located in Maryland’s “priority funding areas” (PFAs) approved by the Maryland Department of Planning for state funding in accordance with the Smart Growth Act of 1997. Nearly all populated areas of the state are recognized PFAs. Lenders that may participate are federally insured financial institutions, institutions regulated by the Commissioner of Financial Regulation, and others who have a participation agreement with DHCD. An enrolled loan, or portion of a loan, may range from $10,000 to $1,000,000.
12. Neighborhood BusinessWorks Program This program (formerly named Neighborhood Business Development Program) provides flexible gap financing in the form of below-market interest rate loans to small businesses and nonprofit organizations locating or expanding in locally designated neighborhood revitalization areas. Financing ranges from $25,000 to $500,000 for up to 50 percent of a project’s total cost. Eligibility requirements include the pre-lease rate of 51 percent before loan closing. The Maryland Department of Housing and Community Development administers this program. The program also requires that the applicant have a 5 percent minimum cash equity, based on total development cost, in the project. Personal guarantees and collateral are required. There are no application fees and no prepayment penalties.
13. State of Maryland Small Business Development CenterThe center provides a wide variety of services, including classes and one-on-one counseling. Many services are free. These free services include a Neighborhood Business Development Program that provides gap financing for new or expanding businesses for a wide range of needs, including real estate acquisition and working capital. Loans of $25,000-$500,000—covering up to 50 percent of project costs—can be provided.
E.35
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
14. Small Business Development Financing Authority The authority provides a range of loans, bond guarantees, and equity investments. Many are targeted at socially and economically disadvantaged business owners.
15. Capacity Building Sources of capacity building include the Catalyst Program—available statewide to any entity submitting a funding application to Maryland’s Department of Housing and Community Development and to partners committed to strengthening Maryland’s neighborhoods—and the Center for Nonprofit Advancement.
16. Community Legacy: CDFI (Community Development Finance Institution) Neighborhood InterventionCDFI provides financial assistance to individuals or business entities that are owner-occupants, community development organizations, or local governments for the purpose of buying properties that are in need of rehabilitation and are located in stable neighborhoods. Neighborhood Intervention Demolition provides funding to local governments to demolish properties that are dangerous to use or occupy, are so deteriorated that rehabilitation is not feasible, and are located in stable neighborhoods. Neighborhood Intervention—Redevelopment Ready provides funding for projects sponsored by a local government for the purpose of demolishing improvements on property to prepare the property for revitalization, redevelopment or re-use as part of a redevelopment plan.
17. Maryland Technical Assistance Program This program provides funding for market and feasibility analyses that are administered through Maryland’s Department of Housing and Community Development Neighborhood Revitalization program.
18. Art in Communities This is a quarterly grant program for Maryland non-profit organizations that produce or present the arts.
19. Community Arts Development Public Art Project grants and Community Arts Development grants are administered through this program.
20. Department of Natural Resources State Forest Conservation ProgramThis program supports the city’s matching fund requirement for its tree replacement stock.
Federal Programs
1. Congressional Appropriations Direct funding for prioritized municipal projects is provided.
2. New Market Tax Credits Federal tax credits could be used in a variety of ways to facilitate a project by providing an additional equity or financing source. Although these tax credits are federally provided, the Prince George’s County Community Capital Corporation is the local intermediary that applies to the U.S. Treasury Department to receive New Market Tax Credits (NMTC).
3. Historically Underutilized Business Zones (HUB Zones)This is a federal program in which the HUB Zones are located in census tracts that have been designated as “statutory mandated designation of qualified census tracts and difficult development areas” for Section 42 of the Internal Revenue Code of 1996. A non-metropolitan county area is also considered a HUB Zone if the median household income of the county is less than 80 percent of the non-metropolitan state median household income, or has an unemployment rate that is more than 1.4 times the statewide average.
4. Small Business Administration Federal Microloan Program: Loans of $500-$25,000. SBA authorizes over 100 micro lenders nationwide to administer the SBA 7(m) Microloan program.
E.36
Implementation
Property and building cluster profiles on the following pages provide details pertaining to the existing conditions and development potential for major development/redevelopment opportunity sites highlighted in the plan vision.
The Existing Conditions sections include information such as: lot area, land use, building details, historic integrity, and ownership. The Implementation Factors refer to general implementation, cost, benefit, and phasing factors as well as other additional comments.
properTy and BuiLding cLusTer profiLes LocaTion map
N
Property and Building Cluster Profiles
Rhode Island Avenue
34th
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Bunker Hill Road
Perry Street
45
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Property profile
Building cluster profile
Boundary
LEGEND
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E.37
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area (sf) 5,895 Existing Improvements (sf) 16,000 (est) Building Height (ft) 40 (est) Land Use Mixed-use (commercial and residential) Year Built 1936 Description / Physical Condition Three-story brick building in poor condition having been vacant for 20 years Historic Designation and Integrity Moderate Leased or Owned For sale Ownership Entity Metro Development
Proposed Development Plan Vision Land Use Mixed-use Product Type Retail and residential Square Footage 16,000 Building Height 40 ft / 3-stories Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other Use of sidewalk space
Implementation Factors Phasing Near term (priority) Cost High Benefit High Regulatory / Incentives / Etc. TBD
Comments
1
Building Redevelopment
Singer Building - 3300 Rhode Island Avenue
Singer triangle rebirth potential - coordinate redevelopment with 3308 and 3310 Rhode Island Avenue as much as possible.
Civic Core
Rhode Island Avenue
34th
Stre
et
33rd
Stre
et
Perry Street
Property profile
Building cluster profile
Boundary
E.38
Implementation
Existing Condition Lot Area (sf) 1,475 Existing Improvements (sf) 2,200 Building Height (ft) 35 (est) Land Use Commercial / retail Year Built 1925 Description / Physical Condition Two-story vacant brick building in fair condition Historic Designation and Integrity Moderate Leased or Owned Vacant for lease Ownership Entity Neil Letren
Proposed Development Plan Vision Land Use Commercial Product Type Retail / office Square Footage 2,200 Building Height 35 (est) Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other Use of sidewalk space
Implementation Factors Phasing Near term Cost Medium Benefit Medium Regulatory / Incentives / Etc. TBD
Comments Singer triangle rebirth potential - coordinate redevelopment with 3300 and 3310 Rhode Island Avenue as much as possible.
Civic Core2
Building Redevelopment
3308 Rhode Island Avenue
Rhode Island Avenue
34th
Stre
et
33rd
Stre
et
Perry Street
E.39
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area (sf) 1,520 Existing Improvements (sf) 1,650 Building Height (ft) 32 (est) Land Use Commercial / Retail Year Built 1966 Description / Physical Condition One-story vacant brick building in fair condition Historic Designation and Integrity Moderate Leased or Owned Vacant for lease Ownership Entity Circletree LLC
Proposed Development Plan Vision Land Use Commercial Product Type Retail Square Footage 1,650 Building Height 32 (est) Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other Use of sidewalk space
Implementation Factors Phasing Near term Cost Medium Benefit Medium Regulatory / Incentives / Etc. TBD
Comments Singer triangle rebirth potential - coordinate redevelopment with 3300 and 3308 Rhode Island Avenue as much as possible.
Civic Core3
Building Redevelopment
Circle Café - 3310 Rhode Island Avenue
Perry Street
Rhode Island Avenue
34th
Stre
et
33rd
Stre
et
E.40
Implementation
Existing Condition Lot Area (sf) 32,906 Existing Improvements (sf) 7,424 Building Height (ft) 20 (est) Land Use Commercial Year Built 1920 Description / Physical Condition Historic Designation and Integrity Low Leased or Owned Owned Ownership Entity City of Mount Rainier (3200 and 3701 are under contract)
Proposed Development Plan Vision Land Use Residential Product Type Multifamily/stacked townhomes Square Footage 65,000+ Building Height 50 ft Historic Preservation No Design Factors TBD Parking On site Other Possible limited retail
Implementation Factors Phasing Near to medium term (priority) Cost High Benefit High Regulatory / Incentives / Etc. TBD
Comments
4
Infill Development
3200, 3204, 3208 Rhode Island Avenue and 3701, 3703, 3705 Eastern Avenue
Boulevard
This proposal is based on the assumption that the city acquires the funeral home, that parcels are consolidated, and that buildings are demolished.
Six lots combined improved with a single family residence.
Perry Street
Rhode Island AvenueEastern Avenue
E.41
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area (sf) 19,425 Existing Improvements (sf) 8,910 Building Height (ft) 30 (est) Land Use Commercial Year Built 1940 Description / Physical Condition
Historic Designation and Integrity Low Leased or Owned Owned Ownership Entity Arrow, Inc.
Proposed Development Plan Vision Land Use Mixed use Product Type Residential with some retail Square Footage 25,000+ Building Height TBD Historic Preservation No Design Factors TBD Parking On site Other N/A
Implementation Factors Phasing Near to medium term (priority) Cost High Benefit High Regulatory / Incentives / Etc. TBD
Comments
5
Infill Development
3210 - 3212 Rhode Island Avenue
Boulevard
Does not include two adjacent sites totaling 7,908 sf owned by Arrow, Inc. Redevelopment should be coordinated with adjacent city sites.
Two-story brick building currently operating as a Thrifty Car Rental with adjacent surface parking lot.
Perry Street
Rhode Island AvenueEastern Avenue
E.42
Implementation
Existing Condition Lot Area (sf) 2,500 Existing Improvements (sf) N/A Building Height (ft) N/A Land Use Commercial Year Built N/A Description / Physical Condition Vacant surface parking lot Historic Designation & Integrity None Leased or Owned Owned Ownership Entity Arrow, Inc.
Proposed Development Plan Vision Land Use Civic Product Type Performing/Cultural Arts Square Footage TBD Building Height Three stories Historic Preservation No Design Factors TBD Parking Integrated with adjacent parcels Other
Implementation Factors Phasing Near term (priority) Cost High Benefit Very High Regulatory / Incentives / Etc. TBD
Comments Parcel is currently part of the Thrifty Car Rental site and redevelopment should be coordinated with the entire 3200 block.
Boulevard6
Infill Development
3218 Rhode Island Avenue
Perry Street
Rhode Island AvenueEastern Avenue
E.43
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area (sf) 5,408 Existing Improvements (sf) 520 Building Height (ft) 20 (est) Land Use Commercial Year Built 1934 Description / Physical Condition One-story vacant former gas station in poor condition Historic Designation and Integrity High Leased or Owned Owned Ownership Entity Arrow, Inc. (Larry Solomon)
Proposed Development Plan Vision Land Use Commercial Product Type Retail Square Footage TBD Building Height One story Historic Preservation Design Standards and Guidelines Design Factors TBD Parking On site Other Use of outdoor space
Implementation Factors Phasing Near term Cost Medium Benefit High Regulatory / Incentives / Etc. TBD
Comments Parcel is currently part of the Thrifty Car Rental site and redevelopment should be coordinated with the entire 3200 block.
Boulevard7
Building Renovation
3220 Rhode Island Avenue
Perry Street
Rhode Island AvenueEastern Avenue
E.44
Implementation
Existing Condition Lot Area (sf) 10,745 Existing Improvements (sf) None Building Height (ft) N/A Land Use Vacant lot (temporary garden) Year Built N/A Description / Physical Condition Two vacant lots surrounded by single-family dwellings Historic Designation and Integrity None Leased or Owned Owned Ownership Entity Jadja Bonhomme
Proposed Development Plan Vision Land Use Residential (low density) Product Type Two to three-story single-family Square Footage TBD Building Height TBD Historic Preservation No Design Factors TBD Parking On site Other N/A
Implementation Factors Phasing Near term Cost Medium Benefit Medium Regulatory / Incentives / Etc. TBD
Comments
8
Infill Development
Corner of Perry and 33rd Streets
Two lots (may be two different owners) that are listed for sale.
Civic Core
Rhode Island Avenue
34th
Stre
et
33rd
Stre
et
Perry Street
E.45
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area (sf) 1,706 Existing Improvements (sf) 3,024 Building Height (ft) 30 (est) Land Use Commercial Year Built 1920 Description / Physical Condition Two+ stories historic brick building in good condition Historic Designation and Integrity Very high Leased or Owned Owned Ownership Entity Latin American Folk Institute
Proposed Development Plan Vision Land Use Commercial Product Type Commercial Square Footage 3,024 Building Height 30 ft (est) Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other N/A
Implementation Factors Phasing Medium term Cost Medium Benefit High Regulatory / Incentives / Etc. TBD
Comments
3800 34th Street - Prince George's Bank Building
A significant historic building situated on a high profile corner location.
9Civic Core
Building Renovation
Perry Street Rhode Island Avenue
34th
Stre
et
33rd
Stre
et
E.46
Implementation
Existing Condition Lot Area (sf) 2,600 Existing Improvements (sf) 4,088 Building Height (ft) 50+ (est) Land Use Commercial Year Built 1902 Description / Physical Condition Two and one-half story historic building in good condition Historic Designation and Integrity Moderate Leased or Owned Owned Ownership Entity Adah Chapter No 25 Order Eastern Star (city purchasing)
Proposed Development Plan Vision Land Use Civic Product Type City Hall expansion / civic Square Footage 4,088 Building Height 50+ (est) Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other Façade/bldg. merger (new addition)
Implementation Factors Phasing Near term (priority) Cost Medium Benefit High Regulatory / Incentives / Etc. TBD
Comments
10
Building Renovation / Additions
Eastern Star Building - 3405 Rhode Island Avenue
This proposal is based on the assumption that the City of Mount Rainier acquires the site and expands its civic uses.
Civic Core
Perry Street
34th
Stre
et
Rhode Island Avenue
E.47
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area (sf) 12,700 Existing Improvements (sf) None Building Height (ft) N/A Land Use Surface parking Year Built N/A Description / Physical Condition Two vacant lots Historic Designation and Integrity None Leased or Owned Owned Ownership Entity Randhawa and Gill LLC
Proposed Development Plan Vision Land Use Mixed use Product Type Residential / commercial Square Footage TBD Building Height TBD Historic Preservation No Design Factors TBD Parking On site Other N/A
Implementation Factors Phasing Medium term Cost High Benefit High Regulatory / Incentives / Etc. TBD
Comments
11
Infill Development
3424 - 3428 Rhode Island Avenue
Redevelopment may include existing adjacent buildings under same ownership.
Civic Core
Perry Street
Rhode Island Avenue
34th
Stre
et
E.48
Implementation
Existing Condition Lot Area (sf) 875 Existing Improvements (sf) None Building Height (ft) N/A Land Use Vacant Year Built N/A Description / Physical Condition Small vacant lot (former building) Historic Designation and Integrity None Leased or Owned Owned Ownership Entity William and Bertha Moore
Proposed Development Plan Vision Land Use Commercial Product Type TBD Square Footage TBD Building Height TBD Historic Preservation No Design Factors TBD Parking TBD Other N/A
Implementation Factors Phasing Medium term Cost Medium Benefit Medium Regulatory / Incentives / Etc. TBD
Comments
12
Infill Development
3805 34th Street
Civic Core
Potential is there for the lot to be redeveloped in conjunction with 3424-3428 Rhode Island Avenue.
Perry Street
Rhode Island Avenue
34th
Stre
et
E.49
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area (sf) 1,500 Existing Improvements (sf) None Building Height (ft) N/A Land Use Vacant lot Year Built N/A Description / Physical Condition Small vacant parcel Historic Designation and Integrity None Leased or Owned Owned Ownership Entity City of Mount Rainier
Proposed Development Plan Vision Land Use Commercial Product Type Commercial Square Footage TBD Building Height TBD Historic Preservation No Design Factors TBD Parking TBD Other N/A
Implementation Factors Phasing Medium term Cost Medium Benefit Medium Regulatory / Incentives / Etc. TBD
Comments
13
Infill Development
Parcel Between 3815 and 3817 34th Street
Possible access to 3424-3428 Rhode Island Avenue redevelopment and parking.
Main Street
Perry Street
Rhode Island Avenue
34th
Stre
et
E.50
Implementation
Existing Condition Lot Area (sf) 5,600 Existing Improvements (sf) None Building Height (ft) N/A Land Use Vacant lot (former house) Year Built N/A Description / Physical Condition Vacant lot Historic Designation and Integrity None Leased or Owned Owned Ownership Entity Metropolitan Church of God
Proposed Development Plan Vision Land Use Commercial or mixed use Product Type TBD Square Footage TBD Building Height TBD Historic Preservation No Design Factors TBD Parking TBD Other N/A
Implementation Factors Phasing Longer term Cost High Benefit Medium Regulatory / Incentives / Etc. TBD
Comments
14
Infill Development
3841 34th Street
Possible interim use as a surface parking lot. Shared parking.
Main Street
Bunker Hill Road
Rhode Island Avenue34th
Stre
et
E.51
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area (sf) 8,720 Existing Improvements (sf) 4,720 Building Height (ft) 30 (est) Land Use Commercial Year Built 1912 (original building) Description / Physical Condition
Historic Designation and Integrity Very High Leased or Owned Leased Ownership Entity David and Lisette Attias
Proposed Development Plan Vision Land Use Commercial Product Type Commercial Square Footage TBD Building Height 30 ft +/- Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other N/A
Implementation Factors Phasing Medium term Cost High Benefit High Regulatory / Incentives / Etc. TBD
Comments
3401 Bunker Hill Road - Kline Bakery
Explore the possibility of removing the storefront addition and restoring the historic façade and porch to its original integrity.
15Main Street
Building Renovation
Two and one-half story brick building with a storefront addition in good condition
Bunker Hill Road
34th
Stre
et
E.52
Implementation
Existing Condition Lot Area (sf) 23,357 Existing Improvements (sf) 17,010 Building Height (ft) 10-20 (est) Land Use Low to Moderate Year Built 1920, 1940, and 1965 Description / Physical Condition A one-story and two two-story commercial buildings with some vacancy Historic Designation and Integrity None Leased or Owned Owned and leased Ownership Entity Jay & Sun Yu, Sam Reynolds, Rahimi Investments
Proposed Development Plan Vision Land Use Commercial or mixed use Product Type Commercial Square Footage TBD Building Height Three stories Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other N/A
Implementation Factors Phasing Longer term Cost Medium Benefit Medium Regulatory / Incentives / Etc. TBD
Comments
16
Building Renovation / Addition
3231, 3235, and 3239 Rhode Island Avenue
Potential to rebuild and/or add another floor to establish a continuous multi-story streetfront.
Boulevard
33rd
Stre
et
Rhode Island Avenue
Eastern Avenue
E.53
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area 29,375 Existing Improvements 9,705 Building Height 30 (est) Land Use Commercial Year Built 1900-1940 Description / Physical Condition Multiple buildings and a surface parking lot in good condition Historic Designation and Integrity 3401 Perry Street has a high designation Leased or Owned Leased and owned Ownership Entity Multiple
Proposed Development Plan Vision Land Use Mixed use Product Type TBD Square Footage TBD Building Height TBD Historic Preservation Design Standards and Guidelines Design Factors TBD Parking TBD Other N/A
Implementation Factors Phasing Longer term Cost High Benefit Medium Regulatory / Incentives / Etc. TBD
Comments
17
Infill Development
3401, 3403, 3407, 3409, 3411, and 3415 Perry Street
Possible longer-term consolidated lot redevelopment opportunity. The City of Mount Rainier is in the process of acquiring the vacant lot.
Civic Core
34th
Stre
et
Perry Street
Rhode Island Avenue
E.54
Implementation
Existing Condition Lot Area (sf) 20,721 Existing Improvements (sf) 8,526 Building Height (ft) 20 (est) Land Use Commercial / retail Year Built 1910 Description / Physical Condition Several one-story brick buildings in good condition Historic Designation and Integrity Moderate Leased or Owned Leased and owned Ownership Entity Mustapha and Nancy Atouani and Ramatu Jalloh
Proposed Development Vision Plan Land Use Commercial Product Type Retail Square Footage 4,392 Building Height (ft) 20 Historic Preservation Design Standards and Guidelines Design Factors TBD Parking On and off site Other N/A
Implementation Factors Phasing Medium term Cost Medium Benefit Medium Regulatory / Incentives / Etc. TBD
Comments
BC - 1
Building Renovations
4000 - 4008 34th Street
Current tenants include ZZ's Pizza, Circa 34, Crown of Glory, Oscar's Flowers, and Marie's Variety Store.
Main Street
Bunker Hill Road
34th
Stre
et
E.55
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area (sf) 6,922 Existing Improvements (sf) 5,382 Building Height (ft) 20 (est) Land Use Commercial / retail Year Built 1910, 1937 Description / Physical Condition Several one-story historic brick buildings in average condition Historic Designation and Integrity Moderate Leased or Owned Leased and Owned Ownership Entity Glut Foods Inc, Denise and Erwin Baylor, Gerald Goldberg/Janice Burrus
Proposed Development Vision Plan Land Use Commercial Product Type Retail Square Footage 5,382 Building Height (ft) 20 (est) Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other N/A
Implementation Factors Phasing Medium term Cost Medium Benefit Medium Regulatory / Incentives / Etc. TBD
Comments
BC - 2
Building Renovations
4001 - 4011 34th Street
Current tenants include Glut Co-Op, Nisey's Boutique and Smarter Bar Café / Quest for Fresh.
Main Street
34th
Stre
et
Bunker Hill Road
E.56
Implementation
Existing Condition Lot Area (sf) 5,480 Existing Improvements (sf) 9,760 Building Height (ft) 30 (est) Land Use Commercial / mixed-use Year Built 1920 Description / Physical Condition Two-story brick building in average condition with some vacancy Historic Designation and Integrity Moderate Leased or Owned Leased Ownership Entity Lisette Attias
Proposed Development Vision Plan Land Use Mixed use Product Type Retail and residential/restaurant Square Footage 9,760 Building Height (ft) 30 (est) Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other Outdoor seating
Implementation Factors Phasing Near to medium term Cost Medium Benefit Medium Regulatory / Incentives / Etc. TBD
Comments
BC - 3
Building Renovations
3840 - 3856 34th Street - Lightbown Building
Current tenants include the Mount Rainier Mini-Grocery, laundromat, Aura Adams Fruits and Salads, France's Carry Out, and residential.
Main Street
Bunker Hill Road
34th
Stre
et
E.57
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Existing Condition Lot Area (sf) 17,867 Existing Improvements (sf) 6,481 Building Height (ft) 15 (est) Land Use Commercial Year Built 1910 Description / Physical Condition Historic Designation and Integrity Moderate Leased or Owned Leased Ownership Entity Rosa Paik
Proposed Development Vision Plan Land Use Commercial/Mixed Use Product Type Retail/Commercial-Office Square Footage 6,481 Building Height (ft) 15 (est) Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other N/A
Implementation Factors Phasing Medium term Cost Medium Benefit Medium Regulatory / Incentives / Etc. TBD
Comments
BC - 4
Building Renovations
3802 - 3808 34th Street
Main Street
Current tenants include Just in Time Beauty / Color by Tangie, Mount Rainier Martial Arts, Electric Eye Antiques, Community Vision Consultants, refinancing office, and some vacancy.
One-story brick retail building formerly occupied by Joe's Movement
34th
Stre
et
Rhode Island Avenue
Perry Street
E.58
Implementation
Existing Condition Lot Area (sf) 9,475 Existing Improvements (sf) 10,696 Building Height (ft) 30 (est) Land Use Commercial Year Built 1935, 1927 Description / Physical Condition
Historic Designation and Integrity Low Leased or Owned Owned and leased Ownership Entity Gill and Randhawa II LLC, Fouad and Vivian Fawzi
Proposed Development Vision Plan Land Use Commercial Product Type Retail Square Footage 10,696 Building Height (ft) 30 (est) Historic Preservation Design Standards and Guidelines Design Factors TBD Parking Off site Other N/A
Implementation Factors Timing Medium to longer term Cost High Benefit High Regulatory / Incentives / Etc. TBD
Comments
BC - 5
Building Renovations
3402 - 3424 Rhode Island Avenue
Boulevard
Current tenants include a barber shop, Variety Store, Chuck's Liquors, and some vacancy.
Several two-story historic brick building with some vacancy in average to good condition.
34th
Stre
et
Rhode Island Avenue
Perry Street
Appendix
The Mount Rainier M-U-TC Review Committee and Historic Preservation Commission staff generally adhere to The Secretary of the Interior’s Standards for Rehabilitation when considering the appropriateness of proposed changes to historic buildings and new construction in historic districts. The Standards for Rehabilitation were initially developed in the mid-1970s to determine appropriate changes to income producing National Register properties seeking federal investment tax credits. Over the years, The Secretary of the Interior’s Standards for Rehabilitation has also been used as the basis for local historic preservation guidelines in cities across the country.
Property owners, architects, contractors and others involved in rehabilitating historic buildings or new construction in the historic district in Mount Rainier are strongly encouraged to use the M-U-TC Historic Preservation Guidelines when designing the project. This will help to ensure that the project is compatible with the character of the historic building, landscape and neighborhood. The M-U-TC Historic Preservation Guidelines address the exteriors of historic buildings, additions to historic buildings, new construction, and landscapes in historic districts. They also accommodate the disabled and address energy conservation. Although primarily written for residential and small commercial structures, the guidelines are applicable to all types and sizes of historic buildings. Additionally, the Secretary of Interior’s Standards provide guidance in the following areas.
The Secretary of the Interior’s Standards for Preservation:
1. A property will be used as it was historically, or be given a new use that maximizes the retention of distinctive materials, features, spaces, and spatial relationships. Where a treatment and use have not been identified, a property will be protected and, if necessary, stabilized until additional work may be undertaken.
Appendix|The Secretary of the Interior’s Standards for Preservation, Restoration, and Rehabilitation
2. The historic character of a property will be retained and preserved. The replacement of intact or repairable historic materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate, and conserve existing historic materials and features will be physically and visually compatible, identifiable upon close inspection, and properly documented for future research.
4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. The existing condition of historic features will be evaluated to determine the appropriate level of intervention needed. Where the severity of deterioration requires repair or limited replacement of a distinctive feature, the new material will match the old in composition, design, color, and texture.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
The Secretary of the Interior’s Standards for Restoration:
1. A property will be used as it was historically or be given a new use which reflects the property’s restoration period.
App-2
Appendix
2. Materials and features from the restoration period will be retained and preserved. The removal of materials or alteration of features, spaces, and spatial relationships that characterize the period will not be undertaken.
3. Each property will be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate and conserve materials and features from the restoration period will be physically and visually compatible, identifiable upon close inspection, and properly documented for future research.
4. Materials, features, spaces, and finishes that characterize other historical periods will be documented prior to their alteration or removal.
5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize the restoration period will be preserved.
6. Deteriorated features from the restoration period will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials.
7. Replacement of missing features from the restoration period will be substantiated by documentary and physical evidence. A false sense of history will not be created by adding conjectural features, features from other properties, or by combining features that never existed together historically.
8. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
9. Archeological resources affected by a project will be
protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
10. Designs that were never executed historically will not be constructed.
The Secretary of the Interior’s Standards for Rehabilitation:
1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.
2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.
3. Each property will be recognized as a physical record
of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.
4. Changes to a property that have acquired historic
significance in their own right will be retained and preserved.
5. Distinctive materials, features, finishes, and
construction techniques or examples of craftsmanship that characterize a property will be preserved.
6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.
7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
App-3
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.
9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.
10. New additions and adjacent or related new
construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
App-4
Appendix
Alter or Alteration: A change in the exterior appearance of a building or structure or its site, other than demolition, for which a permit is required; these terms may also apply to changes in any interior space that has been specifically designated as historic.
Applicant: A person, entity, or authorized representative responsible for submission of an application.
Character-Defining Feature: The form, materials, and details of those architectural features identified as important to a building’s historic character and significance and whose retention will preserve that character and significance. (a) The character of a historic building may be defined by exterior features such as façades, roofs, porches, and windows, and exterior materials such as masonry, wood, glass, and metal. (b) The character of a historic building may be defined by its structural features such as bearing walls, floor and roof framing, or structural materials such as brick, steel, and wood. (c) The character of a historic interior may be defined by features such as room configurations, spatial relationships, stairs, trim, and decoration, and by materials such as partitions, woodwork, plaster, and finishes. (d) The site and setting of a historic property may be defined by features such as views to and from the property, landscaping, walls, fencing, and materials such as brick, stone and vegetation.
Committee: The Mount Rainier M-U-TC Review Committee as defined in this chapter.
Committee Standards or Guidelines: Any design guidelines, and/or design and construction standards, such as The Secretary of the Interior’s Standards for Rehabilitation, adopted by the Mount Rainier M-U-TC Review Committee for the conduct of its work.
Compatible: Possessing characteristics that allow for a harmonious relationship. Compatibility does not require the matching or replication of attributes, and may involve a relationship of dissimilar things that are juxtaposed to produce an agreeable effect.
Contributing Building, Structure, or Site: A building, structure, or site located within a historic district that reflects the district’s historic, architectural and/or cultural significance, and its sense of time, place, and historical development.
The following considerations apply when: 1) Determining whether a property meets the definition of a contributing building, structure, or site; and 2) Determining whether a property or site can be subject to compatible alterations and additions (as approved by the M-U-TC review committee and/or county review), or be replaced in whole or in part through compatible new development:
(a) A building, structure or site has been identified as contributing to a district by virtue of its integrity of location, design, setting, materials, workmanship, feeling, and association. (b) An archeological site adds to the archeological values for which a property is significant because it was present during the period of significance and is capable of yielding information about the period.
Demolish or Demolition: The razing or destruction of an entire principal or secondary façade—or a significant part of it—or the removal of more than 50 percent of the interior structural elements, principal façades, roofs, major character defining features, etc., of a building or structure. For the purposes of these guidelines, the relocation of a structure in whole or in part shall be considered demolition.
Demolition by Neglect: Failure to maintain, repair, or secure a historic building or structure in a historic district that results in avoidable deterioration of an exterior feature of the building or structure, or loss of the structural integrity of the building or structure.
Design: Either of the following, depending upon the context: (a) The sum of elements that create the physical form, plan, space, structure, and architectural style of a property (when used as a quality of integrity).(b) Exterior architectural features including height, appearance, texture, color, and nature of materials (when used in the context of the review of new construction pursuant to the implementation of design guidelines).
Appendix|M-U-TC Historic Preservation Definitions
App-5
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Elevation: The exterior wall of a building or structure (see also “secondary elevation”).
Façade: The primary building elevation that possesses significant architectural composition or features such as the entrance (see also “principal façade”).
Guidelines (M-U-TC Review Committee Guidelines): see “Committee Standards or Guidelines.”
Historic Building or Property: A general reference to a structure or piece of land either listed in the county’s Inventory of Historic Resources as a historic site, historic resource, or as a contributing building within a designated historic district.
Historic District: A defined area included in the Prince George’s County Inventory of Historic Resources as a locally designated historic district, or a defined area listed in the National Register of Historic Places as a historic district, or both; a historic district listed only in the National Register of Historic Places is not subject to the regulations and benefits associated with a locally designated historic district.
Historic Preservation Commission (HPC): The Prince George’s County Historic Preservation Commission was established pursuant to the Prince George’s County Historic Preservation Ordinance (Subtitle 29 of the Prince George’s County Code). The HPC is the body charged with implementing the Historic Preservation Ordinance through adopted policies, procedures and guidelines.
Historic Preservation Organization(s): Membership organizations that include among their purposes the promotion of historic preservation in Prince George’s County, as expressed in the organization’s articles of incorporation, articles of association, charter, or bylaws.
Historic Preservation Section or HPS: The professional staff of the Prince George’s County Planning Department, M-NCPPC, that provides technical support to the Prince George’s County Planning Board and the Prince George’s County Historic Preservation Commission.
Historic Site: A designated building, site, structure, object, or feature, and its associated property, listed in the Prince George’s County Inventory of Historic Resources.
Incompatible: Existing or new development, building, or site characterized by clashing or conflicting qualities that lead to an incongruous, discordant, or disagreeable relationship. Diversity, variety, or a contrast of qualities does not necessarily imply incompatibility as long as harmonious relationships are maintained.
Integrity: Authenticity of a property’s historic, architectural, and cultural identity, evidenced by the survival of physical characteristics that existed during the period of significance associated with a building, site, structure, object, or feature.
Materials: As a quality of integrity, the physical elements that were combined or deposited in a particular pattern or configuration to form a historic property.
M-U-TC Review Committee (M-U-TCRC): Duly appointed members of the Mount Rainier M-U-TC Review Committee tasked with the review and approval of building permits and site plans submitted for work within the M-U-TC area.
National Historic Landmark (NHL): A building, site, structure, object, or district that possesses exceptional value and quality in illustrating or interpreting the heritage of the United States, as designated by the Secretary of the Interior pursuant to the Historic Sites Act of 1935 (16 U.S.C. §461–467) and the National Historic Preservation Act.
National Historic Preservation Act: The National Historic Preservation Act of 1966, as amended (80 Stat. 915 et seq.; 16 U.S.C. 470 et seq).
National Register of Historic Places (National Register or NRHP): The nation’s official record of buildings, sites, structures, objects, and districts that are significant to American history, architecture, archeology, engineering, and culture, as maintained by the Secretary of the Interior pursuant to § 101 of the National Historic Preservation Act.
App-6
Appendix
Non-contributing Building, Structure, or Site: A building, structure, or site that does not reflect the historic, architectural, or cultural significance of the historic district within which it is located.
The following considerations apply when: 1) Determining whether a property meets the definition of a non-contributing building, structure, or site; and 2) Determining whether a property or site can be subject to compatible alterations and additions (as approved by the M-U-TC review committee and/or county review), or be replaced in whole or in part through compatible new development:
(a) A building, structure or site has been identified as non-contributing to a district by virtue of irretrievable loss of integrity of location, design, setting, materials, workmanship, feeling, and association, or a building structure or site within a district that was constructed outside of the identified period of significance for the district.
(b) An archeological site does not contribute to the archeological values for which a district is significant if it postdates the district’s period of significance, does not relate to its documented significance, or is no longer capable of yielding important information about the period due to disturbance or other changes.
Period of Significance: The span of time in which a historic property attained the significance for which it has been determined to meet established criteria for historic site or historic districts designation.
Prince George’s County Inventory of Historic Resources: The official list of those historic properties subject to provisions of Subtitle 29, The Prince George’s County Historic Preservation Ordinance. The Inventory of Historic Resources is maintained by the county’s Historic Preservation Commission and its staff in accordance with the requirements of Subtitle 29.
Principal Façade: A building elevation that faces a street or public open space, or any other major building elevation that possesses significant architectural composition or features. For example, a mid-block rowhouse has a single principal façade (the front), while
a corner rowhouse has two principal façades (the front and side). On a freestanding building, based on the level of architectural detail, all elevations may be considered principal façades.
Raze: The destruction or removal of a structure in its entirety. See also “demolition.”
Rehabilitate or Rehabilitation: The process of returning a property to a state of utility, through repairs or alterations, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.
Replacement-in-Kind: Replacement of an architectural feature with a feature of the same material that replicates the feature in proportion, appearance, texture, design, detail, and dimensions.
Restore or Restoration: The act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time, either through the removal of features from other periods, or the reconstruction of missing features, or both.
Secondary Elevation: A wall of a building that does not face a street or public open space, and that does not possess significant architectural composition or features. Typically, the rear or alley side of a rowhouse is considered a secondary elevation. The sides and rear of a freestanding building may or may not be considered secondary elevations, depending on their function and architectural detail.
Secretary’s Standards: The Secretary of the Interior’s Standards for Rehabilitation (36 CFR § 67.7, as amended) are a set of technical statements and guidelines developed and promulgated by the National Park Service (Department of the Interior) to address a range of issues affecting historic properties.
Setting: As a quality of integrity, the physical environment of a historic property.
Special Merit: A plan or building having significant benefits to the city or to the community by virtue
App-7
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
of exemplary architecture, specific features of land planning, or social or other benefits having a high priority for community services.
State Historic Preservation Officer (SHPO): An individual designated by a governor to administer a state’s federally and locally mandated historic preservation responsibilities and programs; the administrative head of a State Historic Preservation Office.
Structure: Anything constructed, including a building, which requires fixed location on the ground, or is attached to something having a fixed location on the ground.
Workmanship: As a quality of integrity, the physical evidence of the crafts of a particular culture, people, or artisan.
App-8
Appendix
Complete M-U-TC Building Inventory
The Complete M-U-TC Building Inventory lists the number of stories, the built square footage, lot square footage, current use, year built, level of historic preservation, and repair/rehabilitation and development recommendations for each building and/or property within the M-U-TC study area boundary.
App-9
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
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/ARe
pair
woo
d el
emen
ts. R
epla
ce
win
dow
s and
doo
rs a
s req
uire
d w
ith
HA
elem
ents.
No
deve
lopm
ent
reco
mm
ende
d.
3721
34t
h St
reet
N/A
05,
500
Vaca
nt la
nd/
chur
ch
park
ing
lot
N/A
Non
eSh
ort t
erm
: Sha
red
park
ing
lot.
Long
term
: dev
elop
men
t pos
sible
w
ith n
ew tw
o- to
thre
e-sto
ry
build
ing.
3723
34t
h St
reet
13,
600
5,50
0In
stitu
tiona
l19
48Lo
wSh
ort t
erm
: Sha
red
park
ing
lot.
Long
term
: dev
elop
men
t pos
sible
w
ith tw
o- to
thre
e-sto
ry n
ew
build
ing.
3801
34t
h St
reet
22,
016
2,41
4C
omm
erci
al19
00H
igh
Repa
ir/re
furb
ish w
indo
ws,
door
s and
br
ickw
ork.
Pro
vide
DS-
cons
isten
t sig
nage
. No
deve
lopm
ent
reco
mm
ende
d.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
34th
Str
eet
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-10
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3719
34t
h St
reet
21,
296
5,50
0C
omm
erci
al19
27N
/ARe
pair
woo
d el
emen
ts. R
epla
ce
win
dow
s and
doo
rs a
s req
uire
d w
ith
HA
elem
ents.
No
deve
lopm
ent
reco
mm
ende
d.
3721
34t
h St
reet
N/A
05,
500
Vaca
nt la
nd/
chur
ch
park
ing
lot
N/A
Non
eSh
ort t
erm
: Sha
red
park
ing
lot.
Long
term
: dev
elop
men
t pos
sible
w
ith n
ew tw
o- to
thre
e-sto
ry
build
ing.
3723
34t
h St
reet
13,
600
5,50
0In
stitu
tiona
l19
48Lo
wSh
ort t
erm
: Sha
red
park
ing
lot.
Long
term
: dev
elop
men
t pos
sible
w
ith tw
o- to
thre
e-sto
ry n
ew
build
ing.
3801
34t
h St
reet
22,
016
2,41
4C
omm
erci
al19
00H
igh
Repa
ir/re
furb
ish w
indo
ws,
door
s and
br
ickw
ork.
Pro
vide
DS-
cons
isten
t sig
nage
. No
deve
lopm
ent
reco
mm
ende
d.
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3805
34t
h St
reet
N/A
087
5Va
cant
land
N/A
Non
eC
ompa
tible
infil
l dev
elop
men
t site
. M
axim
um sc
ale:
two
storie
s.
3807
34t
h St
reet
21,
900
1,23
4C
omm
erci
al19
05M
ediu
mRe
pair/
refu
rbish
bay
s. Pa
int a
nd
repa
ir tr
im e
lem
ents.
Pro
vide
D
S-co
nsist
ent s
igna
ge a
nd li
ghtin
g.
Rem
ove
inco
mpa
tible
ele
men
ts:
mod
ern
bow
fron
t, sid
ing
(exp
ose
bric
k if
exist
ing)
. Rep
air a
nd
repl
ace
corn
ices
and
trim
ban
ds a
s re
quire
d. N
o co
mpa
tible
add
ition
s re
com
men
ded.
3815
34t
h St
reet
22,
264
1,66
3C
omm
erci
al19
10M
ediu
mRe
pair/
refu
rbish
bay
s. Pa
int a
nd
repa
ir tr
im e
lem
ents.
Pro
vide
D
S-co
nsist
ent s
igna
ge a
nd li
ghtin
g.
Rem
ove
inco
mpa
tible
ele
men
ts:
mod
ern
bow
fron
t, sid
ing
(exp
ose
bric
k if
exist
ing)
. Rep
air a
nd
repl
ace
corn
ices
and
trim
ban
ds a
s re
quire
d. N
o co
mpa
tible
add
ition
s re
com
men
ded.
3817
34t
h St
reet
22,
737
1,72
5C
omm
erci
al19
15M
ediu
mRe
pair/
refu
rbish
bay
s. Pa
int a
nd
repa
ir tr
im e
lem
ents;
pro
vide
D
S-co
nsist
ent s
igna
ge a
nd li
ghtin
g.
Rem
ove
inco
mpa
tible
ele
men
ts:
mod
ern
bow
fron
t, sid
ing
etc.
(e
xpos
e br
ick
if ex
istin
g). R
epai
r and
re
plac
e co
rnic
es a
nd tr
im b
ands
as
requ
ired.
No
com
patib
le a
dditi
ons
reco
mm
ende
d.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory
- 34t
h St
reet
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-11
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
Vaca
nt lo
t be
twee
n 38
17 a
nd
3827
34t
h St
reet
N/A
04,
750
Vaca
nt la
ndN
/AN
one
Prov
ide
DS
edge
(fen
cing
) at
perim
eter
. Tw
o- to
four
-sto
ry
deve
lopm
ent a
ntic
ipat
ed.
3827
34t
h St
reet
23,
150
6,15
0C
omm
erci
al/
apar
tmen
ts19
39Lo
wRe
pair
or re
plac
e win
dow
s and
doo
rs
with
HA
elem
ents.
Rep
air b
rick/
stone
. Rep
air t
rim b
ands
. Rep
lace/
resto
re H
A aw
ning
at en
try
and
corn
ice a
t ent
ry. R
epai
r cop
ing.
Sh
ort T
erm
: No
deve
lopm
ent
reco
mm
ende
d. L
ong T
erm
: tw
o- to
th
ree-
story
futu
re co
mpa
tible
addi
tion
or re
plac
emen
t bui
ldin
g po
ssibl
e with
H
P/M
-U-T
C g
uide
line r
evie
w.
3829
34t
h St
reet
32,
530
6,85
0C
omm
erci
al19
20Lo
wRe
mov
e sid
ing
and
rem
ove/
rede
sign
ram
p. P
rovi
de D
S-co
nsist
ent s
igna
ge.
Repa
ir w
ood
elem
ents.
No
deve
lop-
men
t rec
omm
ende
d.
3833
34t
h St
reet
23,
666
6,65
0C
omm
erci
al19
20Lo
wSh
ort-t
erm
repa
irs: P
rovi
de
DS-
cons
isten
t sig
nage
and
ligh
ting.
Lo
ng te
rm: T
wo-
to th
ree-
story
de
velo
pmen
t pos
sible
with
M-U
-TC
re
view
.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
34th
Str
eet
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-12
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
Vaca
nt lo
t be
twee
n 38
17 a
nd
3827
34t
h St
reet
N/A
04,
750
Vaca
nt la
ndN
/AN
one
Prov
ide
DS
edge
(fen
cing
) at
perim
eter
. Tw
o- to
four
-sto
ry
deve
lopm
ent a
ntic
ipat
ed.
3827
34t
h St
reet
23,
150
6,15
0C
omm
erci
al/
apar
tmen
ts19
39Lo
wRe
pair
or re
plac
e win
dow
s and
doo
rs
with
HA
elem
ents.
Rep
air b
rick/
stone
. Rep
air t
rim b
ands
. Rep
lace/
resto
re H
A aw
ning
at en
try
and
corn
ice a
t ent
ry. R
epai
r cop
ing.
Sh
ort T
erm
: No
deve
lopm
ent
reco
mm
ende
d. L
ong T
erm
: tw
o- to
th
ree-
story
futu
re co
mpa
tible
addi
tion
or re
plac
emen
t bui
ldin
g po
ssibl
e with
H
P/M
-U-T
C g
uide
line r
evie
w.
3829
34t
h St
reet
32,
530
6,85
0C
omm
erci
al19
20Lo
wRe
mov
e sid
ing
and
rem
ove/
rede
sign
ram
p. P
rovi
de D
S-co
nsist
ent s
igna
ge.
Repa
ir w
ood
elem
ents.
No
deve
lop-
men
t rec
omm
ende
d.
3833
34t
h St
reet
23,
666
6,65
0C
omm
erci
al19
20Lo
wSh
ort-t
erm
repa
irs: P
rovi
de
DS-
cons
isten
t sig
nage
and
ligh
ting.
Lo
ng te
rm: T
wo-
to th
ree-
story
de
velo
pmen
t pos
sible
with
M-U
-TC
re
view
.
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3837
34t
h St
reet
31,
890
6,20
0Re
siden
tial
1905
Low
Repa
ir w
ood
elem
ents.
Rep
lace
w
indo
ws a
nd d
oors
as r
equi
red
with
H
A el
emen
ts. R
epla
ce g
utte
rs a
nd
dow
nspo
uts a
s req
uire
d.
No
deve
lopm
ent r
ecom
men
ded.
3841
34t
h St
reet
N/A
05,
600
Vaca
nt la
nd/
park
ing
lot
N/A
Non
ePr
ovid
e D
S ed
ge (f
enci
ng) a
t pe
rimet
er. S
hort
term
: sha
red
park
ing
reco
mm
ende
d. L
ong
term
: Tw
o- to
four
-sto
ry d
evel
opm
ent w
ith
HP/
M-U
-TC
gui
delin
e re
view
.
4001
34t
h St
reet
11,
482
2,04
7C
omm
erci
al19
10H
igh
Pain
t and
pro
vide
DS-
cons
isten
t sig
nage
. No
com
patib
le a
dditi
on
reco
mm
ende
d. R
epai
r sto
refro
nt
elem
ents.
Pro
vide
con
siste
nt a
wni
ng
desig
n. P
rovi
de o
utdo
or d
ispla
ys
if po
ssib
le. R
epai
r bric
k. S
ee n
otes
at
400
9 fo
r res
tora
tion
and/
or
repl
icat
ion
of b
ayfro
nt e
lem
ents
if ex
istin
g or
pro
pose
d.
4005
34t
h St
reet
11,
300
1,62
4C
omm
erci
al19
15H
igh
See n
otes
at 4
009
34th
Stre
et fo
r re
stora
tion
and/
or re
plica
tion
of b
ayfro
nt el
emen
ts if
exist
ing
or p
ropo
sed.
Pain
t and
pro
vide
D
S-co
nsist
ent s
igna
ge. N
o co
mpa
t-ib
le ad
ditio
n re
com
men
ded.
Rep
air
store
front
elem
ents.
Pro
vide
cons
isten
t aw
ning
des
ign.
Pro
vide
out
door
di
splay
s if p
ossib
le. R
epair
bric
k.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
34th
Str
eet
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-13
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
4007
34t
h St
reet
11,
300
1,62
5C
omm
erci
al19
15H
igh
See
note
s at 4
009
34th
Stre
et fo
r “r
esto
ratio
n” o
f bay
front
ele
men
ts.
Pain
t and
pro
vide
DS-
cons
isten
t sig
nage
. No
com
patib
le a
dditi
on
reco
mm
ende
d.
4009
34t
h St
reet
11,
300
1,62
5C
omm
erci
al19
37H
igh
Mod
el fo
r “re
stora
tion”
of b
ay-
front
ele
men
ts. P
aint
and
pro
vide
D
S-co
nsist
ent s
igna
ge. N
o co
mpa
t-ib
le a
dditi
on re
com
men
ded.
4013
34t
h St
reet
11,
406
5,91
3 Re
siden
tial
1927
N/A
Repa
ir w
ood
elem
ents.
Rep
lace
w
indo
ws a
nd d
oors
as r
equi
red
with
H
A el
emen
ts. N
o de
velo
pmen
t re
com
men
ded.
4017
34t
h St
reet
11,
638
5,52
0 Re
siden
tial
1920
N/A
Repa
ir w
ood
elem
ents.
Rep
lace
w
indo
ws a
nd d
oors
as r
equi
red
with
H
A el
emen
ts. N
o de
velo
pmen
t re
com
men
ded.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
34th
Str
eet
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-14
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
4007
34t
h St
reet
11,
300
1,62
5C
omm
erci
al19
15H
igh
See
note
s at 4
009
34th
Stre
et fo
r “r
esto
ratio
n” o
f bay
front
ele
men
ts.
Pain
t and
pro
vide
DS-
cons
isten
t sig
nage
. No
com
patib
le a
dditi
on
reco
mm
ende
d.
4009
34t
h St
reet
11,
300
1,62
5C
omm
erci
al19
37H
igh
Mod
el fo
r “re
stora
tion”
of b
ay-
front
ele
men
ts. P
aint
and
pro
vide
D
S-co
nsist
ent s
igna
ge. N
o co
mpa
t-ib
le a
dditi
on re
com
men
ded.
4013
34t
h St
reet
11,
406
5,91
3 Re
siden
tial
1927
N/A
Repa
ir w
ood
elem
ents.
Rep
lace
w
indo
ws a
nd d
oors
as r
equi
red
with
H
A el
emen
ts. N
o de
velo
pmen
t re
com
men
ded.
4017
34t
h St
reet
11,
638
5,52
0 Re
siden
tial
1920
N/A
Repa
ir w
ood
elem
ents.
Rep
lace
w
indo
ws a
nd d
oors
as r
equi
red
with
H
A el
emen
ts. N
o de
velo
pmen
t re
com
men
ded.
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3800
34t
h St
reet
23,
024
1,70
6C
omm
erci
al
(vac
ant)
1920
Hig
hRe
pair
or re
plac
e w
indo
ws a
nd
door
s with
HA
elem
ents.
Rep
air
bric
k/sto
ne. R
epai
r trim
ban
ds.
Repl
ace/
resto
re H
A co
rnic
e at
ent
ry.
No
deve
lopm
ent r
ecom
men
ded.
3802
34t
h St
reet
16,
481
17,8
67C
omm
erci
al19
10Lo
wPr
ovid
e D
S-on
siste
nt si
gnag
e,
light
ing
and
awni
ng. R
epai
r sto
refro
nt a
s req
uire
d. A
futu
re tw
o-to
thre
e-sto
ry c
ompa
tible
add
ition
or
repl
acem
ent b
uild
ing
is po
ssib
le w
ith
M-U
-TC
des
ign
revi
ew.
3820
34t
h St
reet
26,
624
9,00
0C
omm
erci
al/
insti
tutio
nal
1920
Med
ium
Resto
re fa
çade
. Rep
lace
win
dow
s and
do
ors w
ith H
A el
emen
ts. P
rovi
de
DS-
cons
isten
t sig
nage
if a
ny.
Poin
t/rep
air b
rick.
No
deve
lopm
ent
reco
mm
ende
d.
3822
34t
h St
reet
21,
540
3,00
0In
stitu
tiona
l19
40M
ediu
mRe
store
faça
de. R
epla
ce w
indo
ws a
nd
door
s with
HA
elem
ents.
Pro
vide
D
S-co
nsist
ent s
igna
ge if
any
. Po
int/r
epai
r bric
k.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
34th
Str
eet
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-15
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3824
34t
h St
reet
33,
107
5,25
0C
omm
erci
al/
insti
tutio
nal
1913
Low
Repa
ir w
ood
elem
ents.
Rep
air g
utte
rs
and
dow
nspo
uts a
s req
uire
d. R
emov
e no
n-co
ntrib
utin
g el
emen
ts at
faça
de.
Repl
ace
win
dow
s and
doo
rs w
ith H
A el
emen
ts. R
epla
ce st
oref
ront
with
DS
elem
ents.
Sho
rt te
rm: N
o ad
ditio
nal
deve
lopm
ent r
ecom
men
ded.
3828
34t
h St
reet
31,
152
6,08
5Re
siden
tial/
insti
tutio
nal
1922
Low
Repa
ir w
ood
elem
ents.
Rep
air
gutte
rs a
nd d
owns
pout
s as r
equi
red.
Re
pair
sidin
g. R
epla
ce w
indo
ws a
nd
door
s with
HA
elem
ents.
Rep
lace
sto
refro
nt w
ith D
S el
emen
ts.
Shor
t ter
m: N
o de
velo
pmen
t re
com
men
ded.
3830
34t
h St
reet
32,
700
6,00
0C
omm
erci
al19
10Lo
wRe
pair
woo
d el
emen
ts. R
epai
r gu
tters
and
dow
nspo
uts a
s req
uire
d.
Repa
ir sid
ing.
Rep
lace
win
dow
s an
d do
ors w
ith H
A el
emen
ts.
Repl
ace
store
front
with
DS
and
HA
elem
ents.
Rem
ove
and
repl
ace
all n
on-c
ontr
ibut
ing
elem
ents
(bay
fini
shes
, doo
rs, e
tc.)
with
H
A el
emen
ts. S
hort
term
: No
deve
lopm
ent r
ecom
men
ded.
3838
34t
h St
reet
31,
568
3,80
0Re
siden
tial
1980
Low
Repa
ir w
ood
elem
ents
and
porc
h.
Repa
ir gu
tters
and
dow
nspo
uts
as re
quire
d. R
epai
r sid
ing.
Re
plac
e w
indo
ws a
nd d
oors
with
H
A el
emen
ts. S
hort
Ter
m: N
o de
velo
pmen
t rec
omm
ende
d.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
34th
Str
eet
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-16
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3824
34t
h St
reet
33,
107
5,25
0C
omm
erci
al/
insti
tutio
nal
1913
Low
Repa
ir w
ood
elem
ents.
Rep
air g
utte
rs
and
dow
nspo
uts a
s req
uire
d. R
emov
e no
n-co
ntrib
utin
g el
emen
ts at
faça
de.
Repl
ace
win
dow
s and
doo
rs w
ith H
A el
emen
ts. R
epla
ce st
oref
ront
with
DS
elem
ents.
Sho
rt te
rm: N
o ad
ditio
nal
deve
lopm
ent r
ecom
men
ded.
3828
34t
h St
reet
31,
152
6,08
5Re
siden
tial/
insti
tutio
nal
1922
Low
Repa
ir w
ood
elem
ents.
Rep
air
gutte
rs a
nd d
owns
pout
s as r
equi
red.
Re
pair
sidin
g. R
epla
ce w
indo
ws a
nd
door
s with
HA
elem
ents.
Rep
lace
sto
refro
nt w
ith D
S el
emen
ts.
Shor
t ter
m: N
o de
velo
pmen
t re
com
men
ded.
3830
34t
h St
reet
32,
700
6,00
0C
omm
erci
al19
10Lo
wRe
pair
woo
d el
emen
ts. R
epai
r gu
tters
and
dow
nspo
uts a
s req
uire
d.
Repa
ir sid
ing.
Rep
lace
win
dow
s an
d do
ors w
ith H
A el
emen
ts.
Repl
ace
store
front
with
DS
and
HA
elem
ents.
Rem
ove
and
repl
ace
all n
on-c
ontr
ibut
ing
elem
ents
(bay
fini
shes
, doo
rs, e
tc.)
with
H
A el
emen
ts. S
hort
term
: No
deve
lopm
ent r
ecom
men
ded.
3838
34t
h St
reet
31,
568
3,80
0Re
siden
tial
1980
Low
Repa
ir w
ood
elem
ents
and
porc
h.
Repa
ir gu
tters
and
dow
nspo
uts
as re
quire
d. R
epai
r sid
ing.
Re
plac
e w
indo
ws a
nd d
oors
with
H
A el
emen
ts. S
hort
Ter
m: N
o de
velo
pmen
t rec
omm
ende
d.
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3840
34t
h St
reet
29,
770
5,48
0C
omm
erci
al19
20H
igh
Ligh
tbow
n Bu
ildin
g: P
rovi
de n
ew
HA
store
front
, doo
rs, a
nd w
indo
ws.
Prov
ide
HA/
DS
light
ing,
sign
age,
an
d sig
n ba
nd. R
epai
r/re
plac
e co
rnic
e an
d co
ping
. Rep
lace
seco
nd-
floor
win
dow
s with
HA
win
dow
s.Re
pair
and
poin
t bric
k as
requ
ired.
4000
34t
h St
reet
14,
392
12,9
36C
omm
erci
al19
10H
igh
Resto
re c
lere
story
win
dow
s abo
ve
store
front
. Pro
vide
new
HA
store
front
, doo
rs, a
nd w
indo
ws.
Prov
ide
HA/
DS
light
ing.
Sh
ort T
erm
: Rel
ocat
e/re
desig
n aw
ning
/sig
nage
and
/or s
ign
band
in
acco
rdan
ce w
ith M
-U-T
C g
uide
lines
. Re
pair
and
poin
t bric
k as
requ
ired.
4006
34t
h St
reet
12,
184
3,80
7C
omm
erci
al19
10H
igh
Resto
re c
lere
story
win
dow
s abo
ve
store
front
. Rep
air e
xisti
ng o
r pro
vide
ne
w H
A sto
refro
nt, d
oors
, and
w
indo
ws.
Prov
ide
HA/
DS
light
ing,
sig
nage
, and
sign
ban
d. R
epai
r or
repl
ace
corn
ice
and
copi
ng. R
epai
r an
d po
int b
rick
as re
quire
d.
4008
34t
h St
reet
11,
950
3,97
8C
omm
erci
al19
10H
igh
Resto
re c
lere
story
win
dow
s abo
ve
store
front
. Rep
air e
xisti
ng o
r pro
vide
ne
w H
A sto
refro
nt, d
oors
, and
w
indo
ws.
Prov
ide
HA/
DS
light
ing,
sig
nage
, and
sign
ban
d. R
epai
r or
repl
ace
corn
ice
and
copi
ng. R
epai
r an
d po
int b
rick
as re
quire
d.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
34th
Str
eet
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-17
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
4010
34t
h St
reet
11,
049
7,67
8C
omm
erci
al19
10Lo
wSh
ort T
erm
: Pro
vide
new
stor
efro
nt,
door
s, aa
nd w
indo
ws.
Prov
ide
HA/
DS
light
ing,
sign
age
and
sign
band
. Rep
air a
nd p
oint
bric
k as
re
quire
d. M
ediu
m T
erm
: Rem
ove
inco
mpa
tible
fron
t add
ition
and
re
pair
exist
ing
woo
d fra
me
build
ing.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
34th
Str
eet
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-18
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
4010
34t
h St
reet
11,
049
7,67
8C
omm
erci
al19
10Lo
wSh
ort T
erm
: Pro
vide
new
stor
efro
nt,
door
s, aa
nd w
indo
ws.
Prov
ide
HA/
DS
light
ing,
sign
age
and
sign
band
. Rep
air a
nd p
oint
bric
k as
re
quire
d. M
ediu
m T
erm
: Rem
ove
inco
mpa
tible
fron
t add
ition
and
re
pair
exist
ing
woo
d fra
me
build
ing.
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3303
Bun
ker H
ill
Road
N/A
06,
112
Vaca
nt la
nd/
park
ing
lot
N/A
Non
ePa
rkin
g fo
r rec
ently
reha
bilit
ated
/co
nstr
ucte
d ar
ts ve
nue.
Sho
rt T
erm
: N
o de
velo
pmen
t rec
omm
ende
d.
3305
Bun
ker H
ill
Road
23,
360
4,65
0C
omm
erci
al
Art
1959
Low
Rece
ntly
reha
bilit
ated
art
s ven
ue.
Shor
t ter
m: N
o de
velo
pmen
t re
com
men
ded.
3309
Bun
ker H
ill
Road
216
,798
8,77
9C
omm
erci
al
Art
1964
Low
Rece
ntly
reha
bilit
ated
art
s ven
ue.
Shor
t ter
m: N
o de
velo
pmen
t re
com
men
ded.
3321
Bun
ker H
ill
Road
23,
566
4,10
0C
omm
erci
al/
resid
entia
l19
05Lo
wRe
pair
mas
onry
and
woo
d el
emen
ts.
Repl
ace
win
dow
s/do
ors a
s req
uire
d w
ith H
A el
emen
ts. S
hort
Ter
m: N
o de
velo
pmen
t rec
omm
ende
d.
Long
term
: tw
o- to
thre
e-sto
ry
HP/
M-U
-TC
des
ign
com
patib
le
cons
truc
tion
poss
ible
.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
Bunk
er H
ill R
oad
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-19
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory
- Bun
ker
Hill
Roa
d
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3401
Bun
ker H
ill
Road
24,
720
8,72
0C
omm
erci
al19
12M
ediu
mSh
ort t
erm
: Pro
vide
new
HA
store
front
, doo
rs, a
nd w
indo
ws.
Prov
ide
HA/
DS
light
ing,
sign
age
and
sign
band
. Rep
air a
nd p
oint
bric
k as
requ
ired.
Med
ium
term
: Rem
ove
inco
mpa
tible
fron
t add
ition
and
re
pair
exist
ing
woo
d fra
me/
mas
onry
bu
ildin
g. R
eins
tall
HA
porc
h, ro
of,
and
win
dow
ele
men
ts.
3400
Bun
ker H
ill
Road
11,
536
3,56
0C
omm
erci
al/
mar
ket
1912
Hig
hSe
e no
tes o
n 40
01 3
4th
Stre
et.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-20
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3401
Bun
ker H
ill
Road
24,
720
8,72
0C
omm
erci
al19
12M
ediu
mSh
ort t
erm
: Pro
vide
new
HA
store
front
, doo
rs, a
nd w
indo
ws.
Prov
ide
HA/
DS
light
ing,
sign
age
and
sign
band
. Rep
air a
nd p
oint
bric
k as
requ
ired.
Med
ium
term
: Rem
ove
inco
mpa
tible
fron
t add
ition
and
re
pair
exist
ing
woo
d fra
me/
mas
onry
bu
ildin
g. R
eins
tall
HA
porc
h, ro
of,
and
win
dow
ele
men
ts.
3400
Bun
ker H
ill
Road
11,
536
3,56
0C
omm
erci
al/
mar
ket
1912
Hig
hSe
e no
tes o
n 40
01 3
4th
Stre
et.
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3701
Eas
tern
Av
enue
286
44,
785
Com
mer
cial
/ fu
nera
l hom
e19
17Lo
wPr
ovid
e D
S fe
ncin
g. R
epai
r de
terio
rate
d w
ood
elem
ents.
C
onfir
m h
istor
ic in
tegr
ity/
cont
ribut
ing
natu
re. T
wo-
to th
ree-
story
dev
elop
men
t pos
sible
with
H
istor
ic P
rese
rvat
ion/
M-U
-TC
de
sign
revi
ew.
3703
Eas
tern
Av
enue
N/A
04,
765
Vaca
nt la
nd/
park
ing
lot
N/A
Non
ePr
ovid
e D
S ed
ge (f
enci
ng) a
t pe
rimet
er. T
wo-
to fo
ur-s
tory
de
velo
pmen
t ant
icip
ated
.
3705
Eas
tern
Av
enue
N/A
04,
375
Vaca
nt la
nd/
park
ing
lot
N/A
Non
eSh
ort t
erm
: Pro
vide
per
imet
er e
dge
cont
rol (
DS
fenc
ing)
. Sho
rt/m
ediu
m
term
: Tw
o- to
four
-sto
ry d
evel
op-
men
t rec
omm
ende
d.
3200
Rho
de
Isla
nd A
venu
e2
6,56
05,
856
Com
mer
cial
/va
cant
fune
ral
hom
e
1920
Low
Shor
t ter
m: P
rovi
de p
erim
eter
edg
e co
ntro
l (D
S fe
ncin
g). S
hort
/med
ium
te
rm: T
wo-
to fo
ur-s
tory
dev
elop
-m
ent r
ecom
men
ded.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
East
ern
and
Rhod
e Is
land
Ave
nues
Not
es: D
S =
desig
n sta
ndar
ds. H
A =
histo
rical
ly a
ppro
pria
te. H
P =
histo
ric p
rese
rvat
ion.
App-21
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory
- Rho
de Is
land
Ave
nue
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3204
Rho
de
Isla
nd A
venu
eN
/A0
4,37
5Va
cant
land
/pa
rkin
g lo
tN
/AN
one
Shor
t ter
m: P
rovi
de p
erim
eter
edg
e co
ntro
l (D
S fe
ncin
g).
Shor
t to
med
ium
term
: Tw
o- to
four
- sto
ry d
evel
opm
ent r
ecom
men
ded.
3208
Rho
de
Isla
nd A
venu
eN
/A0
8,75
0Va
cant
land
/pa
rkin
g lo
tN
/AN
one
Shor
t ter
m: P
rovi
de p
erim
eter
edg
e co
ntro
l (D
S fe
ncin
g).
Shor
t to
med
ium
term
: Tw
o- to
four
-sto
ry d
evel
opm
ent r
ecom
men
ded.
3210
Rho
de
Isla
nd A
venu
e2
8,91
04,
375
Com
mer
cial
1940
Low
Shor
t ter
m: R
epai
r/re
plac
e w
indo
ws
as re
quire
d. R
epai
r par
apet
cap
. Pr
ovid
e co
mpa
tible
(per
iod)
doo
rs.
Prov
ide
DS
signa
ge, l
ight
ing,
and
aw
ning
. Med
ium
term
: Tw
o- to
fo
ur-s
tory
com
patib
le d
evel
opm
ent
(add
ition
s or r
epla
cem
ent)
poss
ible
w
ith h
istor
ic p
rese
rvat
ion/
MU
TC
gu
idel
ine
com
patib
ility
revi
ew.
3212
Rho
de
Isla
nd A
venu
eN
/A0
8,50
5Va
cant
land
/pa
rkin
g lo
tN
/AN
one
Shor
t ter
m: P
rovi
de p
erim
eter
edg
e co
ntro
l (D
S fe
ncin
g). S
hort
to
med
ium
term
: Tw
o- to
four
-sto
ry
deve
lopm
ent r
ecom
men
ded.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-22
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3204
Rho
de
Isla
nd A
venu
eN
/A0
4,37
5Va
cant
land
/pa
rkin
g lo
tN
/AN
one
Shor
t ter
m: P
rovi
de p
erim
eter
edg
e co
ntro
l (D
S fe
ncin
g).
Shor
t to
med
ium
term
: Tw
o- to
four
- sto
ry d
evel
opm
ent r
ecom
men
ded.
3208
Rho
de
Isla
nd A
venu
eN
/A0
8,75
0Va
cant
land
/pa
rkin
g lo
tN
/AN
one
Shor
t ter
m: P
rovi
de p
erim
eter
edg
e co
ntro
l (D
S fe
ncin
g).
Shor
t to
med
ium
term
: Tw
o- to
four
-sto
ry d
evel
opm
ent r
ecom
men
ded.
3210
Rho
de
Isla
nd A
venu
e2
8,91
04,
375
Com
mer
cial
1940
Low
Shor
t ter
m: R
epai
r/re
plac
e w
indo
ws
as re
quire
d. R
epai
r par
apet
cap
. Pr
ovid
e co
mpa
tible
(per
iod)
doo
rs.
Prov
ide
DS
signa
ge, l
ight
ing,
and
aw
ning
. Med
ium
term
: Tw
o- to
fo
ur-s
tory
com
patib
le d
evel
opm
ent
(add
ition
s or r
epla
cem
ent)
poss
ible
w
ith h
istor
ic p
rese
rvat
ion/
MU
TC
gu
idel
ine
com
patib
ility
revi
ew.
3212
Rho
de
Isla
nd A
venu
eN
/A0
8,50
5Va
cant
land
/pa
rkin
g lo
tN
/AN
one
Shor
t ter
m: P
rovi
de p
erim
eter
edg
e co
ntro
l (D
S fe
ncin
g). S
hort
to
med
ium
term
: Tw
o- to
four
-sto
ry
deve
lopm
ent r
ecom
men
ded.
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
Vaca
nt lo
t be
twee
n 32
13
and
3220
Rho
de
Isla
nd A
venu
e
N/A
02,
500
Vaca
nt la
nd/
park
ing
lot
N/A
Non
eSh
ort t
erm
: Pro
vide
per
imet
er e
dge
cont
rol (
DS
fenc
ing)
. Sho
rt to
M
ediu
m te
rm: T
wo-
to fo
ur-s
tory
de
velo
pmen
t rec
omm
ende
d.
3220
Rho
de
Isla
nd A
venu
e1
520
5,40
8C
omm
erci
al/
vaca
nt g
as
statio
n
1934
Hig
hG
as st
atio
n: Im
med
iate
stab
iliza
tion
requ
ired.
Res
earc
h an
d do
cum
ent
orig
inal
con
ditio
n: ro
of a
nd st
eel
beam
at p
orte
coc
hère
. Rep
air
clay
tile
roof
. Bric
k re
stora
tion
is re
quire
d. W
indo
w a
nd d
oor
repl
acem
ent o
r res
tora
tion
is re
quire
d. R
epai
r frie
ze. N
o ad
ditio
n re
com
men
ded:
the
build
ing
was
sta
nd a
lone
. Adj
acen
t dev
elop
men
t sh
ould
be
care
fully
ana
lyze
d. It
is
a ra
re e
xam
ple
of a
n ea
rly d
rive-
thro
ugh
gas s
tatio
n. N
ote:
The
alle
y be
hind
the
build
ing
has d
rain
age
prob
lem
s. A
storm
dra
in n
eeds
to
be a
dded
at t
he e
ntry
to th
e al
ley:
re
grad
e as
nec
essa
ry.
3300
Rho
de
Isla
nd A
venu
e3
11,8
495,
895
Com
mer
cial
/va
cant
ap
artm
ent
build
ing
1936
Med
ium
Sing
er B
uild
ing:
repa
ir or
repl
ace
win
dow
s and
doo
rs w
ith c
onsis
tent
br
ushe
d al
umin
um (o
r hist
oric
ally
ac
cura
te) m
etal
win
dow
s. C
lean
, po
int,
and
repa
ir br
ick.
Rep
air s
tone
ca
p. R
esol
ve fr
ont d
rain
age
issue
s. Lo
cate
sign
ban
d. P
rovi
de li
ghtin
g.
Long
term
: a o
ne-s
tory
roof
top
addi
tion
or d
evel
opm
ent i
s pos
sible
w
ith H
P/M
-U-T
C d
esig
n re
view
.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
Rhod
e Is
land
Ave
nue
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-23
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory
- Rho
de Is
land
Ave
nue
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3308
Rho
de
Isla
nd A
venu
e2
2,20
01,
475
Com
mer
cial
1925
Med
ium
3306
-330
8 R
hode
Isla
nd A
venu
e:
Repa
ir/re
store
stuc
co. R
epla
ce
gutte
rs/d
owns
pout
s. Re
pair
clay
tile
ro
ofing
. Loc
ate
coor
dina
ted
sign
band
or a
wni
ng e
lem
ent.
Repl
ace
win
dow
s and
doo
rs w
ith h
istor
ical
ly
accu
rate
ele
men
ts.
Long
Ter
m: O
ne-s
tory
roof
top
addi
tion/
deve
lopm
ent p
ossib
le w
ith
HP/
M-U
-TC
com
patib
ility
revi
ew.
3310
Rho
de
Isla
nd A
venu
e1
1,65
01,
520
Com
mer
cial
1966
Med
ium
3310
Rho
de Is
land
Ave
nue:
D
ocum
ent f
açad
es—
repl
ace
orig
inal
co
rnic
e/tr
im a
t ent
ry. R
epai
r sta
irs
and
repl
ace
win
dow
s and
doo
rs
with
hist
oric
ally
acc
urat
e el
emen
ts.
Long
Ter
m: A
dditi
on/d
evel
opm
ent
poss
ible
with
HP/
M-U
-TC
des
ign
revi
ew.
3410
Rho
de
Isla
nd A
venu
e2
6,00
4 4,
900
Com
mer
cial
1935
Low
3402
-341
2 R
hode
Isla
nd A
venu
e:
Prov
ide
new
stor
efro
nt, d
oors
and
w
indo
ws.
Prov
ide
HA/
DS
light
ing,
sig
nage
, and
sign
ban
d. R
epai
r or
repl
ace
corn
ice
and
copi
ng. R
epla
ce
seco
nd-fl
oor w
indo
ws w
ith H
A ve
rsio
ns. R
epai
r and
poi
nt b
rick
as
requ
ired.
3414
Rho
de
Isla
nd A
venu
e2
2,39
2 2,
075
Com
mer
cial
/ Re
siden
tial
1927
Low
Rem
ove
sidin
g. E
xpos
e br
ick
if ex
istin
g. R
epai
r trim
wor
k an
d fre
ize.
Con
firm
hist
oric
ity o
f bay
s. If
bays
ar
e or
igin
al re
quire
HA
elem
ents
at
stree
t lev
el. I
f bay
s are
not
orig
inal
re
quire
com
patib
le e
lem
ents
at
stree
t lev
el. R
epla
ce w
indo
ws a
nd
door
s with
HA
elem
ents.
Pro
vide
D
S-co
nsist
ent s
igna
ge a
nd li
ghtin
g.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-24
Appendix
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
East
ern
and
Rhod
e Is
land
Ave
nues
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3416
Rho
de
Isla
nd A
venu
e2
2,30
0 2,
500
Com
mer
cial
1935
Low
Prov
ide
new
stor
efro
nt, d
oors
and
w
indo
ws.
Prov
ide
HA/
DS
light
ing,
sig
nage
and
/or s
ign
band
. Rem
ove
defu
nct s
igna
ge. R
epla
ce se
cond
flo
or w
indo
ws w
ith H
A w
indo
ws.
Poin
t bric
k as
requ
ired.
Rep
lace
gu
tters
and
dow
nspo
ut. S
hort
te
rm: N
o ad
ditio
nal d
evel
opm
ent
reco
mm
ende
d.
3424
Rho
de
Isla
nd A
venu
eN
/A0
6,15
0 Va
cant
/ pa
rkin
g lo
tN
/AN
one
Repa
ir sta
irs a
nd w
all a
s req
uire
d.
Prov
ide
a D
S-co
nsist
ent f
ence
at t
he
uppe
r lev
el o
f the
wal
l as a
scre
en.
3248
Rho
de
Isla
nd A
venu
eN
/A0
6,55
0 Va
cant
/ pa
rkin
g lo
tN
/AN
one
Repa
ir w
all a
s req
uire
d. P
rovi
de a
D
S-co
nsist
ent f
ence
at t
he u
pper
le
vel o
f the
wal
l as a
scre
en.
3623
Eas
tern
Av
enue
21,
623
6,74
0 In
stitu
tiona
l19
30Lo
wPr
ovid
e D
S fe
ncin
g. R
epai
r det
erio
-ra
ted
woo
d el
emen
ts. C
onfir
m
histo
ric in
tegr
ity/c
ontr
ibut
ing
natu
re. A
two-
to th
ree-
story
de
velo
pmen
t is p
ossib
le w
ith h
istor
ic
pres
erva
tion/
M-U
-TC
des
ign
revi
ew.
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3308
Rho
de
Isla
nd A
venu
e2
2,20
01,
475
Com
mer
cial
1925
Med
ium
3306
-330
8 R
hode
Isla
nd A
venu
e:
Repa
ir/re
store
stuc
co. R
epla
ce
gutte
rs/d
owns
pout
s. Re
pair
clay
tile
ro
ofing
. Loc
ate
coor
dina
ted
sign
band
or a
wni
ng e
lem
ent.
Repl
ace
win
dow
s and
doo
rs w
ith h
istor
ical
ly
accu
rate
ele
men
ts.
Long
Ter
m: O
ne-s
tory
roof
top
addi
tion/
deve
lopm
ent p
ossib
le w
ith
HP/
M-U
-TC
com
patib
ility
revi
ew.
3310
Rho
de
Isla
nd A
venu
e1
1,65
01,
520
Com
mer
cial
1966
Med
ium
3310
Rho
de Is
land
Ave
nue:
D
ocum
ent f
açad
es—
repl
ace
orig
inal
co
rnic
e/tr
im a
t ent
ry. R
epai
r sta
irs
and
repl
ace
win
dow
s and
doo
rs
with
hist
oric
ally
acc
urat
e el
emen
ts.
Long
Ter
m: A
dditi
on/d
evel
opm
ent
poss
ible
with
HP/
M-U
-TC
des
ign
revi
ew.
3410
Rho
de
Isla
nd A
venu
e2
6,00
4 4,
900
Com
mer
cial
1935
Low
3402
-341
2 R
hode
Isla
nd A
venu
e:
Prov
ide
new
stor
efro
nt, d
oors
and
w
indo
ws.
Prov
ide
HA/
DS
light
ing,
sig
nage
, and
sign
ban
d. R
epai
r or
repl
ace
corn
ice
and
copi
ng. R
epla
ce
seco
nd-fl
oor w
indo
ws w
ith H
A ve
rsio
ns. R
epai
r and
poi
nt b
rick
as
requ
ired.
3414
Rho
de
Isla
nd A
venu
e2
2,39
2 2,
075
Com
mer
cial
/ Re
siden
tial
1927
Low
Rem
ove
sidin
g. E
xpos
e br
ick
if ex
istin
g. R
epai
r trim
wor
k an
d fre
ize.
Con
firm
hist
oric
ity o
f bay
s. If
bays
ar
e or
igin
al re
quire
HA
elem
ents
at
stree
t lev
el. I
f bay
s are
not
orig
inal
re
quire
com
patib
le e
lem
ents
at
stree
t lev
el. R
epla
ce w
indo
ws a
nd
door
s with
HA
elem
ents.
Pro
vide
D
S-co
nsist
ent s
igna
ge a
nd li
ghtin
g.
Not
es: D
S =
desig
n sta
ndar
ds. H
A =
histo
rical
ly a
ppro
pria
te. H
P =
histo
ric p
rese
rvat
ion.
App-25
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory
- Oti
s St
reet
and
Rho
de Is
land
Ave
nue
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3206
Otis
Stre
et2
1,55
4 2,
769
Com
mer
cial
/ re
siden
tial
1929
Low
Prov
ide
DS
fenc
ing.
Rep
air
dete
riora
ted
woo
d el
emen
ts;
Repl
acem
ent w
indo
ws s
houl
d be
DS
(woo
d). C
onfir
m h
istor
ic in
tegr
ity/
cont
ribut
ing
natu
re.
No
deve
lopm
ent r
ecom
men
ded.
3201
Rho
de
Isla
nd A
venu
e3
34,1
33
13,6
53
Com
mer
cial
/ ap
artm
ents
1938
Med
ium
Funk
hous
er B
uild
ing:
Rep
lace
vin
yl
win
dow
s with
uni
form
woo
d/m
etal
. Po
int b
rick.
Rep
lace
cop
ing,
gut
ters
, an
d do
wn
spou
ts. L
ocat
e co
ordi
nate
d sig
n ba
nd. R
epai
r/re
store
bru
shed
al
umin
um a
wni
ng, o
r int
rodu
ce a
co
nsist
ent a
wni
ng. R
emov
e gr
illes
. Pr
ovid
e ex
terio
r lig
htin
g. P
rovi
de
new
stor
efro
nts o
f bru
shed
/nat
ural
al
umin
um. P
rovi
de p
rope
r dra
inag
e at
the
rear
of t
he b
uild
ing.
3221
Rho
de
Isla
nd A
venu
e1
816
2,35
0 C
omm
erci
al19
20Lo
wSh
ort t
erm
: Poi
nt b
rick.
Rep
lace
co
ping
, gut
ters
, and
dow
n sp
outs.
Lo
cate
coo
rdin
ated
sign
ban
d.
Repl
ace
awni
ng w
ith D
S sy
stem
. Pr
ovid
e a
perio
d-co
mpa
tible
(b
rush
ed n
atur
al) a
lum
inum
sto
refro
nt sy
stem
. Pro
vide
DS
exte
rior l
ight
ing.
A o
ne-to
two-
story
ad
ditio
n/de
velo
pmen
t is p
ossib
le
with
HP/
M-U
-TC
com
patib
ility
re
view
.
3225
Rho
de
Isla
nd A
venu
e2
2,40
0 2,
675
Com
mer
cial
1925
Low
Shor
t ter
m: P
oint
bric
k. R
eplac
e co
ping
, gut
ters,
and
dow
n sp
outs.
Lo
cate
coor
dina
ted
sign
band
. Re
plac
e aw
ning
with
DS
syste
m.
Prov
ide a
per
iod-
com
patib
le (b
rush
ed
natu
ral)
alum
inum
stor
efro
nt sy
stem
. Pr
ovid
e DS
exte
rior l
ight
ing.
A o
ne-
story
addi
tion/
deve
lopm
ent i
s pos
sible
with
HP/
M-U
-TC
com
patib
ility
re
view
.
Not
es: D
S =
desig
n sta
ndar
ds. H
A =
histo
rical
ly a
ppro
pria
te. H
P =
histo
ric p
rese
rvat
ion.
App-26
Appendix
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
Rhod
e Is
land
Ave
nue
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3231
Rho
de
Isla
nd A
ve1
2,01
0 6,
423
Com
mer
cial
1920
Low
Shor
t ter
m: R
epai
r or r
epla
ce st
ore-
front
ele
men
ts. E
stabl
ish c
onsis
tent
sig
nage
loca
tion.
Pro
vide
aw
ning
. Re
mov
e cl
osed
gril
le. P
rovi
de D
S lig
htin
g; L
ong
term
: A tw
o-sto
ry
roof
top
or th
ree-
story
repl
acem
ent
deve
lopm
ent i
s pos
sible
with
M
-U-T
C d
esig
n re
view
.
3235
Rho
de
Isla
nd A
ve2
7,00
0 7,
783
Com
mer
cial
1940
Low
Shor
t ter
m: R
epai
r or r
epla
ce st
ore-
front
ele
men
ts. E
stabl
ish c
onsis
tent
sig
nage
loca
tion.
Pro
vide
aw
ning
an
d re
pair
or re
plac
e up
per-
leve
l w
indo
ws.
Rem
ove
the
clos
ed g
rille
. Pr
ovid
e D
S lig
htin
g. R
emov
e sid
ing.
Lo
ng te
rm: A
one
-sto
ry ro
of to
p ad
ditio
n or
thre
e-sto
ry re
plac
emen
t de
velo
pmen
t is p
ossib
le w
ith
HP/
M-U
-TC
com
patib
ility
revi
ew.
3239
Rho
de
Isla
nd A
ve2
8,00
0 9,
142
Com
mer
cial
1965
Low
Bake
rySh
ort t
erm
: Rep
air o
r rep
lace
stor
e-fro
nt e
lem
ents.
Esta
blish
con
siste
nt
signa
ge lo
catio
n. P
rovi
de a
n aw
ning
an
d re
pair
or re
plac
e up
per-
leve
l w
indo
ws.
Rem
ove
the
clos
ed g
rille
. Pr
ovid
e D
S lig
htin
g. R
emov
e sid
ing.
Lo
ng te
rm: A
one
-sto
ry ro
of to
p or
th
ree-
story
repl
acem
ent d
evel
opm
ent
is po
ssib
le.
3249
Rho
de
Isla
nd A
ve1
7,60
0 9,
141
Com
mer
cial
1940
Hig
hPo
lice
Stat
ion
Shor
t ter
m: R
ecen
tly re
habi
litat
ed.
Prov
ide
DS
light
ing.
Lon
g te
rm:
Set b
ack.
A h
istor
ical
ly c
ompa
tible
on
e-sto
ry ro
of to
p de
velo
pmen
t is
poss
ible
.
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3206
Otis
Stre
et2
1,55
4 2,
769
Com
mer
cial
/ re
siden
tial
1929
Low
Prov
ide
DS
fenc
ing.
Rep
air
dete
riora
ted
woo
d el
emen
ts;
Repl
acem
ent w
indo
ws s
houl
d be
DS
(woo
d). C
onfir
m h
istor
ic in
tegr
ity/
cont
ribut
ing
natu
re.
No
deve
lopm
ent r
ecom
men
ded.
3201
Rho
de
Isla
nd A
venu
e3
34,1
33
13,6
53
Com
mer
cial
/ ap
artm
ents
1938
Med
ium
Funk
hous
er B
uild
ing:
Rep
lace
vin
yl
win
dow
s with
uni
form
woo
d/m
etal
. Po
int b
rick.
Rep
lace
cop
ing,
gut
ters
, an
d do
wn
spou
ts. L
ocat
e co
ordi
nate
d sig
n ba
nd. R
epai
r/re
store
bru
shed
al
umin
um a
wni
ng, o
r int
rodu
ce a
co
nsist
ent a
wni
ng. R
emov
e gr
illes
. Pr
ovid
e ex
terio
r lig
htin
g. P
rovi
de
new
stor
efro
nts o
f bru
shed
/nat
ural
al
umin
um. P
rovi
de p
rope
r dra
inag
e at
the
rear
of t
he b
uild
ing.
3221
Rho
de
Isla
nd A
venu
e1
816
2,35
0 C
omm
erci
al19
20Lo
wSh
ort t
erm
: Poi
nt b
rick.
Rep
lace
co
ping
, gut
ters
, and
dow
n sp
outs.
Lo
cate
coo
rdin
ated
sign
ban
d.
Repl
ace
awni
ng w
ith D
S sy
stem
. Pr
ovid
e a
perio
d-co
mpa
tible
(b
rush
ed n
atur
al) a
lum
inum
sto
refro
nt sy
stem
. Pro
vide
DS
exte
rior l
ight
ing.
A o
ne-to
two-
story
ad
ditio
n/de
velo
pmen
t is p
ossib
le
with
HP/
M-U
-TC
com
patib
ility
re
view
.
3225
Rho
de
Isla
nd A
venu
e2
2,40
0 2,
675
Com
mer
cial
1925
Low
Shor
t ter
m: P
oint
bric
k. R
eplac
e co
ping
, gut
ters,
and
dow
n sp
outs.
Lo
cate
coor
dina
ted
sign
band
. Re
plac
e aw
ning
with
DS
syste
m.
Prov
ide a
per
iod-
com
patib
le (b
rush
ed
natu
ral)
alum
inum
stor
efro
nt sy
stem
. Pr
ovid
e DS
exte
rior l
ight
ing.
A o
ne-
story
addi
tion/
deve
lopm
ent i
s pos
sible
with
HP/
M-U
-TC
com
patib
ility
re
view
.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-27
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
Rhod
e Is
land
Ave
nue
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3301
Rho
de
Isla
nd A
ve1
4,28
0 4,
850
Com
mer
cial
1950
Low
Shor
t ter
m: P
rovi
de D
S sig
nage
. Li
ghtin
g is
requ
ired
that
is co
mpa
t-ib
le w
ith M
-U-T
C d
esig
n gu
ideli
nes.
Prov
ide a
n aw
ning
. Pain
t or r
emov
e the
ve
rtica
l alu
min
um si
ding
at th
e roo
f. A
com
patib
le ad
ditio
n to
thre
e- to
four
-sto
ries i
s pos
sible
at n
onco
ntrib
utin
g sit
e. Lo
ng te
rm: A
two-
story
roof
top
addi
tion
or th
ree-
story
repl
acem
ent
deve
lopm
ent i
s pos
sible
with
M-U
-TC
co
mpa
tibili
ty re
view
.
3311
Rho
de
Isla
nd A
ve4
68,4
41
39,9
19
Com
mer
cial
/ap
artm
ents
2005
Low
Con
siste
nt si
gnag
e, w
ayfin
ding
and
lig
htin
g is
requ
ired.
No
othe
r wor
k is
reco
mm
ende
d.
Bus t
rans
it pl
aza
N/A
0 39
6 Bu
s tra
nsit
plaz
aN
/AN
one
Rem
ove
tran
sit re
late
d ac
tiviti
es fr
om
this
area
and
relo
cate
. Red
evel
op a
s a
park
or o
pen
spac
e fo
r the
civ
ic c
ore.
Bus t
rans
it pl
aza
area
N/A
0 2,
528
Vaca
nt/b
us
stop
N/A
Non
eRe
mov
e tr
ansit
rela
ted
activ
ities
from
th
is ar
ea a
nd re
loca
te. R
edev
elop
as a
pa
rk o
r ope
n sp
ace
for t
he c
ivic
cor
e.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-28
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3301
Rho
de
Isla
nd A
ve1
4,28
0 4,
850
Com
mer
cial
1950
Low
Shor
t ter
m: P
rovi
de D
S sig
nage
. Li
ghtin
g is
requ
ired
that
is co
mpa
t-ib
le w
ith M
-U-T
C d
esig
n gu
ideli
nes.
Prov
ide a
n aw
ning
. Pain
t or r
emov
e the
ve
rtica
l alu
min
um si
ding
at th
e roo
f. A
com
patib
le ad
ditio
n to
thre
e- to
four
-sto
ries i
s pos
sible
at n
onco
ntrib
utin
g sit
e. Lo
ng te
rm: A
two-
story
roof
top
addi
tion
or th
ree-
story
repl
acem
ent
deve
lopm
ent i
s pos
sible
with
M-U
-TC
co
mpa
tibili
ty re
view
.
3311
Rho
de
Isla
nd A
ve4
68,4
41
39,9
19
Com
mer
cial
/ap
artm
ents
2005
Low
Con
siste
nt si
gnag
e, w
ayfin
ding
and
lig
htin
g is
requ
ired.
No
othe
r wor
k is
reco
mm
ende
d.
Bus t
rans
it pl
aza
N/A
0 39
6 Bu
s tra
nsit
plaz
aN
/AN
one
Rem
ove
tran
sit re
late
d ac
tiviti
es fr
om
this
area
and
relo
cate
. Red
evel
op a
s a
park
or o
pen
spac
e fo
r the
civ
ic c
ore.
Bus t
rans
it pl
aza
area
N/A
0 2,
528
Vaca
nt/b
us
stop
N/A
Non
eRe
mov
e tr
ansit
rela
ted
activ
ities
from
th
is ar
ea a
nd re
loca
te. R
edev
elop
as a
pa
rk o
r ope
n sp
ace
for t
he c
ivic
cor
e.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory-
Rhod
e Is
land
Ave
nue
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
Mou
nt R
aini
er
City
Hal
l3
Publ
ic/c
ity
hall
Low
Coo
rdin
ate
faça
de/e
ntry
with
ne
w p
ark
or o
pen
spac
e el
emen
ts.
Coo
rdin
ate
entr
y, lig
htin
g, a
nd
way
findi
ng w
ith fu
ture
civ
ic c
ore
addi
tions
and
ope
n sp
ace
elem
ents.
Addi
tions
or d
evel
opm
ent a
re
poss
ible
with
M-U
-TC
des
ign
revi
ew.
3405
Rho
de
Isla
nd A
venu
eN
/A44
8 44
8 C
omm
erci
al/
chur
ch
N/A
Med
ium
Easte
rn S
tar B
uild
ing:
Red
esig
n R
I fa
çade
. Res
tora
tion:
Res
earc
h an
d re
store
orig
inal
faça
de e
lem
ents.
Al
tern
ate:
Red
esig
n or
pro
vide
a
com
patib
le a
dditi
on b
ecau
se o
f the
cu
rren
t lac
k of
inte
grity
. Add
ition
s or
dev
elop
men
t are
pos
sible
with
H
P/M
-U-T
C d
esig
n re
view
.
3409
Rho
de
Isla
nd A
ve2
4,04
0 5,
640
Publ
ic li
brar
y19
15Lo
wC
onfir
m th
e co
ntrib
utin
g na
ture
of
the
libra
ry si
te. A
com
patib
le
two-
to th
ree-
story
add
ition
is
poss
ible
with
HP/
M-U
-TC
gui
delin
e re
view
. Cur
rent
repa
irs: p
rovi
de a
co
mpa
tible
(DS—
cons
isten
t with
R
I Ave
nue
desig
n sta
ndar
ds) a
wni
ng
and
signa
ge. R
epla
ce w
indo
ws a
nd
door
s with
hist
oric
ally
app
ropr
iate
(H
A) st
oref
ront
fram
ing.
Rep
air o
r re
plac
e pl
ante
r if n
ot H
A. P
rovi
de
DS-
cons
isten
t lig
htin
g.
3413
Rho
de
Isla
nd A
ve2
3,12
9 4,
925
Com
mer
cial
/ ap
artm
ents
1939
Low
Repl
ace
win
dow
and
doo
rs w
ith H
A el
emen
ts. P
oint
and
repa
ir br
ick.
Add
D
S-co
nsist
ent s
igna
ge a
nd a
wni
ng.
Shor
t ter
m: N
o de
velo
pmen
t is
reco
mm
ende
d. L
ong
term
: A th
ree-
story
dev
elop
men
t is p
ossib
le w
ith
HP/
M-U
-TC
des
ign
revi
ew.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-29
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
Perr
y St
reet
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
Vaca
nt L
ot e
ast o
f 32
06 P
erry
Stre
etN
/A0
6,54
5 Va
cant
land
N/A
Non
eVa
cant
lot:
Two-
to th
ree-
story
, H
P/M
-U-T
C c
ompa
tible
, res
iden
tial
deve
lopm
ent r
ecom
men
ded.
Vaca
nt L
ot e
ast o
f 32
06 P
erry
Stre
etN
/A0
4,20
0 Va
cant
land
N/A
Non
eVa
cant
lot:
Two-
to th
ree-
story
, H
P/M
-U-T
C c
ompa
tible
, res
iden
tial
deve
lopm
ent r
ecom
men
ded.
3300
Per
ry S
treet
3N
/AN
/ARe
siden
tial
N/A
Low
Rece
ntly
reha
bilit
ated
apa
rtm
ent
build
ing:
No
deve
lopm
ent
reco
mm
ende
d.
3304
Per
ry S
treet
31,
320
6,00
0 Re
siden
tial
1922
Low
Repa
ir w
ood
elem
ents.
Rep
lace
w
indo
ws a
nd d
oors
as r
equi
red
with
H
A el
emen
ts. N
o de
velo
pmen
t re
com
men
ded.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-30
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
Vaca
nt L
ot e
ast o
f 32
06 P
erry
Stre
etN
/A0
6,54
5 Va
cant
land
N/A
Non
eVa
cant
lot:
Two-
to th
ree-
story
, H
P/M
-U-T
C c
ompa
tible
, res
iden
tial
deve
lopm
ent r
ecom
men
ded.
Vaca
nt L
ot e
ast o
f 32
06 P
erry
Stre
etN
/A0
4,20
0 Va
cant
land
N/A
Non
eVa
cant
lot:
Two-
to th
ree-
story
, H
P/M
-U-T
C c
ompa
tible
, res
iden
tial
deve
lopm
ent r
ecom
men
ded.
3300
Per
ry S
treet
3N
/AN
/ARe
siden
tial
N/A
Low
Rece
ntly
reha
bilit
ated
apa
rtm
ent
build
ing:
No
deve
lopm
ent
reco
mm
ende
d.
3304
Per
ry S
treet
31,
320
6,00
0 Re
siden
tial
1922
Low
Repa
ir w
ood
elem
ents.
Rep
lace
w
indo
ws a
nd d
oors
as r
equi
red
with
H
A el
emen
ts. N
o de
velo
pmen
t re
com
men
ded.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
Perr
y St
reet
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3310
Per
ry S
treet
23,
322
6,00
0 C
omm
erci
al19
20Lo
wRe
pair
mas
onry
and
woo
d el
emen
ts.
Repl
ace
win
dow
s and
doo
rs a
s re
quire
d w
ith H
A el
emen
ts.
No
deve
lopm
ent r
ecom
men
ded.
3316
Per
ry S
treet
21,
819
3,38
7 Re
siden
tial
1902
Low
Repa
ir w
ood
elem
ents.
Rep
lace
w
indo
ws a
nd d
oors
as r
equi
red
with
HA
elem
ents.
Sho
rt T
erm
: N
o de
velo
pmen
t rec
omm
ende
d.
Long
Ter
m: C
ompa
tible
repl
acem
ent
build
ing
poss
ible
with
HP/
M-U
-TC
de
sign
revi
ew.
3318
Per
ry S
treet
31,
916
6,00
0 C
omm
erci
al19
02Lo
wRe
pair
woo
d el
emen
ts. R
epla
ce
win
dow
s and
doo
rs a
s req
uire
d w
ith H
A el
emen
ts. S
hort
Ter
m: N
o de
velo
pmen
t rec
omm
ende
d.
Long
Ter
m: C
ompa
tible
repl
acem
ent
build
ing
poss
ible
with
HP/
M-U
-TC
de
sign
revi
ew.
3724
35t
h St
reet
1,58
2 6,
250
Resid
entia
l19
27N
/ARe
pair
woo
d el
emen
ts. R
epla
ce
win
dow
s and
doo
rs a
s req
uire
d w
ith
HA
elem
ents.
No
deve
lopm
ent
reco
mm
ende
d.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-31
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory
- Per
ry a
nd 3
5th
Stre
ets
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3724
35t
h St
reet
21,
120
6,25
0 Re
siden
tial
1918
N/A
Repa
ir w
ood
elem
ents.
Rep
lace
w
indo
ws a
nd d
oors
as r
equi
red
with
H
A el
emen
ts. N
o de
velo
pmen
t re
com
men
ded.
3401
Per
ry S
treet
11,
875
3,75
0 In
stitu
tiona
l/ sto
re fr
ont
1930
Hig
hSa
nita
ry G
roce
ry: R
epai
r sto
refro
nt
elem
ents.
Pro
vide
coo
rdin
ated
sig-
nage
. Poi
nt b
rick.
Res
tore
or r
epai
r th
e aw
ning
. Pro
vide
ligh
ting.
No
addi
tion
is re
com
men
ded.
3403
Per
ry S
treet
22,
006
2,12
5 C
omm
erci
al19
00Lo
wIf
the s
truct
ure i
s com
mer
cial p
rovi
de
M-U
-TC
gui
delin
e DS-
cons
isten
t sig
nage
. Pain
t and
repa
ir de
terio
rate
d w
ood
or m
ason
ry el
emen
ts. R
eplac
e w
indo
ws a
nd d
oors
as re
quire
d w
ith H
A ele
men
ts. N
o sh
ort-
term
dev
elopm
ent o
r add
ition
is
reco
mm
ende
d. M
ediu
m to
long
term
: Tw
o- to
thre
e-sto
ry fu
ture
repl
acem
ent
build
ing
or co
mpl
ex is
pos
sible
with
H
P/M
-U-T
C g
uide
line r
eview
.
3407
Per
ry S
treet
21,
176
5,87
5 C
omm
erci
al19
18Lo
wIf
the
stru
ctur
e is
com
mer
cial
pr
ovid
e M
-U-T
C g
uide
line
DS-
cons
isten
t sig
nage
. Pai
nt a
nd re
pair
dete
riora
ted
woo
d or
mas
onry
el
emen
ts. R
epla
ce w
indo
ws a
nd
door
s as r
equi
red
with
HA
elem
ents
. N
o sh
ort t
erm
dev
elop
men
t or
addi
tion
is re
com
men
ded.
Med
ium
to
long
term
: A tw
o- to
thre
e-st
ory
futu
re re
plac
emen
t bui
ldin
g/co
mpl
ex is
pos
sible
with
H
P/M
-U-T
C g
uide
line
revi
ew.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-32
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3724
35t
h St
reet
21,
120
6,25
0 Re
siden
tial
1918
N/A
Repa
ir w
ood
elem
ents.
Rep
lace
w
indo
ws a
nd d
oors
as r
equi
red
with
H
A el
emen
ts. N
o de
velo
pmen
t re
com
men
ded.
3401
Per
ry S
treet
11,
875
3,75
0 In
stitu
tiona
l/ sto
re fr
ont
1930
Hig
hSa
nita
ry G
roce
ry: R
epai
r sto
refro
nt
elem
ents.
Pro
vide
coo
rdin
ated
sig-
nage
. Poi
nt b
rick.
Res
tore
or r
epai
r th
e aw
ning
. Pro
vide
ligh
ting.
No
addi
tion
is re
com
men
ded.
3403
Per
ry S
treet
22,
006
2,12
5 C
omm
erci
al19
00Lo
wIf
the s
truct
ure i
s com
mer
cial p
rovi
de
M-U
-TC
gui
delin
e DS-
cons
isten
t sig
nage
. Pain
t and
repa
ir de
terio
rate
d w
ood
or m
ason
ry el
emen
ts. R
eplac
e w
indo
ws a
nd d
oors
as re
quire
d w
ith H
A ele
men
ts. N
o sh
ort-
term
dev
elopm
ent o
r add
ition
is
reco
mm
ende
d. M
ediu
m to
long
term
: Tw
o- to
thre
e-sto
ry fu
ture
repl
acem
ent
build
ing
or co
mpl
ex is
pos
sible
with
H
P/M
-U-T
C g
uide
line r
eview
.
3407
Per
ry S
treet
21,
176
5,87
5 C
omm
erci
al19
18Lo
wIf
the
stru
ctur
e is
com
mer
cial
pr
ovid
e M
-U-T
C g
uide
line
DS-
cons
isten
t sig
nage
. Pai
nt a
nd re
pair
dete
riora
ted
woo
d or
mas
onry
el
emen
ts. R
epla
ce w
indo
ws a
nd
door
s as r
equi
red
with
HA
elem
ents
. N
o sh
ort t
erm
dev
elop
men
t or
addi
tion
is re
com
men
ded.
Med
ium
to
long
term
: A tw
o- to
thre
e-st
ory
futu
re re
plac
emen
t bui
ldin
g/co
mpl
ex is
pos
sible
with
H
P/M
-U-T
C g
uide
line
revi
ew.
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
Perr
y St
reet
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3409
Per
ry S
treet
22,
372
5,87
5 Re
siden
tial
1920
Low
If th
e stru
ctur
e is c
omm
ercia
l pro
vide
M-U
-TC
gui
delin
e DS-
cons
isten
t sig
nage
. Pain
t and
repa
ir de
terio
rate
d wo
od o
r mas
onry
elem
ents.
Rep
lace
wind
ows a
nd d
oors
as re
quire
d wi
th H
A ele
men
ts. N
o sh
ort-t
erm
dev
elopm
ent
or ad
ditio
n is
reco
mm
ende
d; S
hort
term
: Rem
ove i
ncom
patib
le fro
nt
addi
tion
and
insta
ll re
desig
ned
HP/
M-U
-TC
gui
delin
e-co
mpl
iant
front
addi
tion.
Med
ium
to lo
ng te
rm:
A tw
o- to
thre
e-sto
ry fu
ture
repl
acem
ent
build
ing
or co
mpl
ex is
pos
sible
with
H
P/M
-U-T
C g
uide
line r
eview
.
3411
Per
ry S
treet
N/A
0 5,
375
Com
mer
cial
N/A
Non
eIf
the
struc
ture
is c
omm
erci
al,
prov
ide
M-U
-TC
gui
delin
e
DS-
cons
isten
t sig
nage
. Pai
nt a
nd
repa
ir de
terio
rate
d w
ood
or m
ason
ry
elem
ents.
Rep
lace
win
dow
s and
do
ors a
s req
uire
d w
ith H
A el
emen
ts;
No
shor
t-ter
m d
evel
opm
ent o
r ad
ditio
n is
reco
mm
ende
d. M
ediu
m
to lo
ng te
rm: A
two-
to th
ree-
story
fu
ture
repl
acem
ent b
uild
ing
or
com
plex
is p
ossib
le w
ith
HP/
M-U
-TC
gui
delin
e re
view
.
3415
Per
ry S
treet
32,
276
6,37
5 C
omm
erci
al19
30Lo
wIf
the s
truct
ure i
s com
mer
cial,
pro
vide
M
-U-T
C g
uide
line D
S-co
nsist
ent
signa
ge. P
aint
and
repa
ir de
terio
rate
d w
ood
or m
ason
ry el
emen
ts. R
eplac
e w
indo
ws a
nd d
oors
as re
quire
d w
ith H
A ele
men
ts. N
o sh
ort-
term
dev
elopm
ent o
r add
ition
is
reco
mm
ende
d. M
ediu
m to
long
te
rm: A
two
to th
ree-
story
futu
re
repl
acem
ent b
uild
ing
or co
mpl
ex is
po
ssibl
e with
HP/
M-U
-TC
gui
delin
e re
view
.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-33
Draft Secondary Amendment to the City of Mount Rainier Mixed-Use Town Center Zone Development Plan
Com
plet
e M
-U-T
C Bu
ildin
g In
vent
ory—
Perr
y St
reet
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3501
Per
ry S
treet
23,
328
6,25
0 C
omm
erci
al19
10Lo
wIf
the s
truct
ure i
s com
mer
cial,
prov
ide M
-U-T
C g
uide
line D
S-co
nsist
ent s
igna
ge. P
aint a
nd re
pair
dete
riora
ted
woo
d or
mas
onry
ele
men
ts. R
eplac
e win
dow
s and
doo
rs as
requ
ired
with
HA
elem
ents.
No
shor
t-ter
m d
evelo
pmen
t or a
dditi
on
reco
mm
ende
d; M
ediu
m to
long
term
: Tw
o- to
thre
e-sto
ry fu
ture
repl
acem
ent
build
ing
or co
mpl
ex is
pos
sible
with
H
P/M
-U-T
C g
uide
line r
eview
.
3503
Per
ry S
treet
N/A
0 6,
250
Vaca
nt/
park
ing
lot
N/A
Non
eIf
the
struc
ture
is c
omm
erci
al,
prov
ide
M-U
-TC
gui
delin
e D
S-co
nsist
ent s
igna
ge. P
aint
and
repa
ir de
terio
rate
d w
ood
or m
ason
ry
elem
ents.
Rep
lace
win
dow
s and
do
ors a
s req
uire
d w
ith H
A el
emen
ts.
No
shor
t-ter
m d
evel
opm
ent o
r ad
ditio
n is
reco
mm
ende
d.
Med
ium
to lo
ng te
rm: A
two-
to
thre
e-sto
ry fu
ture
repl
acem
ent
build
ing
or c
ompl
ex is
pos
sible
with
H
P/M
-U-T
C g
uide
line
revi
ew.
3503
Per
ry S
treet
13,
966
6,25
0 C
omm
erci
al/
med
ical
1964
Low
If th
e str
uctu
re is
com
mer
cial
, pr
ovid
e M
-U-T
C g
uide
line
DS-
cons
isten
t sig
nage
. Pai
nt a
nd re
pair
dete
riora
ted
woo
d or
mas
onry
el
emen
ts. R
epla
ce w
indo
ws a
nd
door
s as r
equi
red
with
HA
elem
ents.
N
o sh
ort-t
erm
dev
elop
men
t or
addi
tion
is re
com
men
ded.
M
ediu
m to
long
term
: A tw
o- to
th
ree-
story
futu
re re
plac
emen
t bu
ildin
g or
com
plex
is p
ossib
le w
ith
HP/
M-U
-TC
gui
delin
e re
view
.
Not
es:
DS
= de
sign
stand
ards
HA
= hi
storic
ally
app
ropr
iate
HP
= hi
storic
pre
serv
atio
n
App-34
Appendix
Add
ress
Phot
ogra
phN
umbe
r of
St
orie
s
Squa
re
Foot
age
Lot
Squa
re
Foot
age
Curr
ent
Use
Year
Bu
iltLe
vel o
f H
isto
ric
Pres
erva
tion
Repa
ir/R
ehab
ilita
tion
an
d D
evel
opm
ent
Reco
mm
enda
tion
s
3501
Per
ry S
treet
23,
328
6,25
0 C
omm
erci
al19
10Lo
wIf
the s
truct
ure i
s com
mer
cial,
prov
ide M
-U-T
C g
uide
line D
S-co
nsist
ent s
igna
ge. P
aint a
nd re
pair
dete
riora
ted
woo
d or
mas
onry
ele
men
ts. R
eplac
e win
dow
s and
doo
rs as
requ
ired
with
HA
elem
ents.
No
shor
t-ter
m d
evelo
pmen
t or a
dditi
on
reco
mm
ende
d; M
ediu
m to
long
term
: Tw
o- to
thre
e-sto
ry fu
ture
repl
acem
ent
build
ing
or co
mpl
ex is
pos
sible
with
H
P/M
-U-T
C g
uide
line r
eview
.
3503
Per
ry S
treet
N/A
0 6,
250
Vaca
nt/
park
ing
lot
N/A
Non
eIf
the
struc
ture
is c
omm
erci
al,
prov
ide
M-U
-TC
gui
delin
e D
S-co
nsist
ent s
igna
ge. P
aint
and
repa
ir de
terio
rate
d w
ood
or m
ason
ry
elem
ents.
Rep
lace
win
dow
s and
do
ors a
s req
uire
d w
ith H
A el
emen
ts.
No
shor
t-ter
m d
evel
opm
ent o
r ad
ditio
n is
reco
mm
ende
d.
Med
ium
to lo
ng te
rm: A
two-
to
thre
e-sto
ry fu
ture
repl
acem
ent
build
ing
or c
ompl
ex is
pos
sible
with
H
P/M
-U-T
C g
uide
line
revi
ew.
3503
Per
ry S
treet
13,
966
6,25
0 C
omm
erci
al/
med
ical
1964
Low
If th
e str
uctu
re is
com
mer
cial
, pr
ovid
e M
-U-T
C g
uide
line
DS-
cons
isten
t sig
nage
. Pai
nt a
nd re
pair
dete
riora
ted
woo
d or
mas
onry
el
emen
ts. R
epla
ce w
indo
ws a
nd
door
s as r
equi
red
with
HA
elem
ents.
N
o sh
ort-t
erm
dev
elop
men
t or
addi
tion
is re
com
men
ded.
M
ediu
m to
long
term
: A tw
o- to
th
ree-
story
futu
re re
plac
emen
t bu
ildin
g or
com
plex
is p
ossib
le w
ith
HP/
M-U
-TC
gui
delin
e re
view
.
Project team core members—community Planning north DivisionVanessa Akins Mosley, Division Chief
Ragaei Abdelfattah, Planning Supervisor Robert E. Metzger, Ph.D., Project ManagerRobert J. Duffy, AICP, Project Facilitator
Roberto Duke, AICP, Planner CoordinatorShannon Guzman, Senior Planner
Sara Chadwick, Planner
Project team resource members—community Planning north DivisionGary R. Thomas, Principal Planning TechnicianBriana Davis, Principal Administrative Assistant
Gena Tapscott, Principal Administrative Assistant
Project resource team—countywiDe Planning DivisionFaramarz Mokhtari, Planner Coordinator
Fred Shaffer, Planner CoordinatorTiffany Williams Jennings, Planner Coordinator
Jay Mangalvedhe, Planner CoordinatorE. Fatimah Hasan, Planner Coordinator
Howard Berger, Planner CoordinatorTed Kowaluk, Planner Coordinator
Joe Valenza, Master Planner Susan Lareuse, RLA, Master PlannerScott Rowe, Planner Coordinator *
Joseph McDuffie, Planner Coordinator*
DePartment of Parks anD recreationEileen Nivera, Planner Coordinator
technical assistance—office of the Planning DirectorSusan Kelly, Manager, Office and Publications Services
Robert Meintjes, Publications SpecialistCatrell Thomas, Publications Specialist *Ralph Barrett, Supervisor, Office Services
La’Tasha Harrison, Stock Clerk IIJames Johnson, Stock Clerk II
city of mount rainierMayor Malinda Miles
Councilmember Jimmy TarlauCouncilmember Alta Morton
Councilmember Brian KnedlerCouncilmember Ivy ThompsonJeannelle Wallace, City Manager
Michael Jackson, Assistant City Manager
sPecial thanks to:Mount Rainier M-U-TC CommitteeMount Rainier Design Review BoardMount Rainier Business Association
Bunker Hill Fire StationGateway CDC
Neighborhood Design CenterCunningham|Quill Architects
And the other elected officials, residents, property owners, and business owners that attended meetings, participated in discussions, and assisted with drafting the development plan.
*Former employee
ACKNOWLEDGMENTSFern V. Piret, Ph.D., Planning Director
Albert G. Dobbins III, AICP, Deputy Planning Director
The Maryland-National Capital Park and Planning Commissionwww.mncppc.org/pgco
Recommended