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SUITLAND TOWN CENTER – COMPREHENSIVE DESIGN PROPOSAL
The vision for the Suitland Town Center area establishes an active and vibrant mixed-use, pedestrian-oriented
community that enhances the lifestyles of residents of the immediate and surrounding neighborhoods. Since the
adoption of the Suitland Sector Plan 9 years ago, market needs have shifted. The proposed Suitland Town Center
Plan enhances the original intent of the Development Plan while meeting current market needs and design trends.
The proposed Master Plan realizes the goals and intent of the Suitland Town Center Mixed-Use Development
Plan. This includes a 50,000 square foot Arts Center overlooking a park and mixed-use buildings, expressing an
urban form and design. The proposed plan celebrates the contemporary lifestyles sought by modern populaces but
recognizes the potential to enhance the base guidelines. Thus the proposed site and building designs reflect the
progressive vision for this community: a distinct contemporary character with stimulating spaces to meet modern
lifestyle expectations.
I. Introduction
The proposed Suitland Town Center Master Plan was developed to embrace the 6 key elements of the original
sector plan:
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A compact built environment with a pedestrian-friendly and well-landscaped town center core with mixeduse buildings that have pedestrian-oriented storefronts.
Concentrations of uses and buildings in the core area through different forms of mixed-use development
where visitors can accomplish multiple tasks with one trip and reduce the use of automobiles.
Human-scaled, contextually designed buildings defining spaces in the town center core area and providing
visual interest.
Attractive, walkable and safe public spaces with well-designed public amenities that serve as the focus of
activity.
Buildings located close to the street with wide sidewalks where people shop, socialize and recreate.
Parking as an integrated element of site design in an unobtrusive, secondary and creative physical
arrangement.
At the focal point of the Master Plan focuses are dedicated civic and social gathering spaces that create a true
sense of community. These neighborhood spaces serve as an epicenter from which various activities radiate. The
surrounding blocks are lively mixed-use buildings with ground floor retail activating the street.
Easy access to everyday needs and conveniences is achieved through a town-center-style concentration of
uses. The location of mixed-use buildings also establishes an urban core, where the major daily community needs
are centrally located. Designed as a mixed-use community that caters to all markets and lifestyles, the proposed
programs include multi-family, townhomes, a grocery store, retail, an arts center, and senior housing. Located just
outside these mixed-use blocks are single-family townhouse clusters. These clusters resonate as small, quiet
neighborhoods, with the convenience of a town center within walking distance.
The proposed comprehensive design realizes the goals of the Suitland Town Center Mixed-Use Development
Plan. It also captures the potential to enhance the base guidelines, and to progress towards the contemporary
lifestyles that are so highly valued by modern populaces.
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II. Commercial District (Main Streets and Boulevards)
(pg. 25 of Suitland Development Plan)
Objective: A dynamic mixed-use, transit-oriented commercial core centered upon the intersection of Silver Hill and
Suitland Roads, complemented by a pedestrian-friendly, traditional main street environment on Suitland Road west
of Silver Hill, and along Huron and Swann Roads.
A. Site Design (pgs. 25-27 of Suitland Development Plan)
Intent: Create an attractive and interesting development pattern that encourages compatible ground floor mixeduse and commercial retail uses, which are keys to a successful town center. Create a sense of enclosure and a
pedestrian-friendly environment, and help define public space by use of a consistent setback of buildings
(streetwall) close to the street edge. Comprehensive, pedestrian-scaled lighting solutions should be provided to
address building, site, and pedestrian safety.
The hub of the proposed site design is the Central District’s vibrant Suitland Town Center, serving the
surrounding Residential District. The centerpiece of the Town Center is the urban park and Arts Center, fronting
Huron and Lewis Avenues. Surrounding the park is an active, exciting pedestrian-oriented atmosphere with ground
floor retail lining an enlivened streetscape. The walkable streetscapes and roads set back from the main
thoroughfares establish a safe, yet active public environment and sense of enclosure. The building mass and
orientation seamlessly complement the urban park and the surrounding retail and residential spaces.
Building Placement:
Despite its location within the Residential District, the Art Center is the epicenter of the overall Suitland
community. The Art Center’s mass and location complement surrounding developments and connect the urban
park and the surrounding retail and residential uses.
The Commercial District is comprised of a variety of buildings. Suitland Road features a mixed-use building with
5 stories of multi-family residential over a 1-story ground floor urban supermarket. To allow for outdoor eating areas
and pedestrian-friendly streets the buildings have been sited close to the curb. Buildings are oriented to the street
with the retail entrances situated along Lewis Avenue, pulling the retail environment towards the Boulevard frontage
along Huron Avenue and the adjacent urban park. The multi-family residential entrance is located along Lewis
Avenue, closer to the proposed single-family residential neighborhood.
A Retail Building, fronting Huron Avenue and the park also provides parking for the Arts Center. The building
facades are oriented to the street with the main entrance to the retail pad located along Huron Ave. Pedestrians
enter the parking deck at the corner of Huron Avenue and the proposed street off Silver Hill Road. Vehicles enter
the garage via a 20’ alley that runs along the east property line.
Landscaping, Buffering, and Screening:
The proposed Commercial District streetscape plan incorporates landscaping to create a pedestrian-friendly
urban retail setting. Tree lawn panels provide a buffer between vehicular and pedestrian/bicycle traffic, as it shades
the retail sidewalks, creating a more comfortable and enjoyable space. Standard streetscape elements are
accompanied by strategically placed landscape accents within the Commercial District. These include a tree-lined
median, evoking a boulevard feel, highlighting and defining the main entry points to the Suitland Town Center Town
Center.
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Landscape plantings within the Commercial District will consist primarily of shade trees. Additional plantings of
low ornamental shrubs, ground covers, grasses and seasonal flowers have been incorporated in select locations to
provide focal points and screening, and to accent vehicular and pedestrian entry points.
Stormwater Management:
The Site Development/Stormwater Management (SWM) Concept Plan meets the redevelopment criteria
defined within the design manuals and codes of the State of Maryland and Prince George’s County SWM programs.
Environmental Site Design (ESD) techniques and best management practices will be utilized to the greatest extent
practicable to meet water quality goals and regulations.
The proposed plan utilizes green roofs, surface mirco-bioretention ponds and swales, reduced impervious
surface area, increased green spaces and landscaping, porous pavement, rain water harvesting, and other ESD
techniques. Unforeseen site conditions may warrant the use of structural ESD as a last resort, though this is
strongly discouraged by the State and County.
Utilities and Services:
As a standard for the proposed development, utilities for all Commercial District lots are located below ground.
All mechanical equipment in Block B are on the building roof, screened from street-level view. All loading parking,
and service areas are located within the accessory garage that services the mixed-use building. In Block J all
mechanical equipment will be in a central, screened location, not visible from the streetscape or urban park. All
loading and service areas will be screened from street-level view, entering from the adjacent alley east of the
building.
B. Building Design (pgs. 27-29 of Suitland Development Plan)
Intent: The height, scale, and massing of buildings in new development in Suitland are integral elements to the
character of the town center and help shape the pedestrian’s streetscape experience. Massing changes such as
building plane projections, recesses, arcades, overhangs, projecting display windows and architectural detailing
enhance the visual experience, establish human scale, provide continuous visual interest, and contribute to
comfortable, attractive, and successful pedestrian environments. High-quality, durable materials contribute to an
attractive community, and well-designed storefronts attract pedestrian activity and ensure the success of mixed-use
development.
The proposed Commercial District building designs embody the goals of the Suitland Development Plan:
Character, Diversity, Accessibility and the Public Realm. The contemporary character of the massing and façade
designs speak to Suitland’s diverse culture. The design’s distinct vernacular enhances the modern mixed-use
environment of the proposed development.
Form and Massing:
The layout and massing of all proposed Commercial District buildings are street-oriented to promote a vibrant
urban streetscape. Building B, located in Block B, is the only proposed building along a “boulevard” frontage
(Suitland Road).
Its proposed height is 6 stories, with multi-family residential units situated over a 1 story retail and amenity base.
Distinguishable height transitions and varied forms accentuate landmark areas of the massing, such as corners and
entrances. The design employs a clearly discernible, pedestrian-scale base at street level, which breaks down the
scale of the building mass. There is no distinction at the top floor of the building forms, in order to downplay the
horizontality of the mass, and create sections that express subtle verticality and an urban motif. The proposed
design utilizes varied cornice treatments on a flat roof, which further contributes to the scale break-down of the
massing, and gives the varied roof line a unique character.
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To the east of the Urban Park and Civic Pavilion is Building J, located in Block J, along Huron Avenue. The
building is 4 stories high, with retail at the ground floor and podium parking above that serves both the retail and
Urban Park. The proposed design highlights a pedestrian scaled retail base that breaks down the mass of the
building and contributes to a vibrant retail street.
Façade Design:
The designs for all proposed Commercial District buildings employ the continuous alignment of windows and
other architectural elements to maintain a unified street front. On buildings with long facades, features such as
cornice heights, materials and window patterns are varied every 100-150’ to add architectural variety to the street
front. Corners on all proposed buildings are designed with varied massing material and distinguishable height
differences to create a pronounced presence and visual landmarks.
All retail frontages are designed with large, vertically-oriented display windows and multiple glass entrances to
activate the street front and engage pedestrians. The proposed retail base design utilizes several elements that
bring the building mass to a pedestrian scale. These include recessed storefronts framed by masonry,
appropriately-sized masonry detailing, attractive materials, and pedestrian-scaled lighting and signage. Though no
screens are proposed along the street front, the façade of ground floor residential units are set back slightly to
ensure privacy. Ground floor canopies are also integrated into the design of all retail district buildings to provide
shelter from the elements and promote an active walkable community. All main building entrances are located on
the public street, along with some secondary entrances and means of egress.
Incorporated into all proposed building designs are varied patterns of punched windows and bays. These
window patterns play down the horizontality of the building and contribute to their unique contemporary character.
The proposed materials consist of a variety of bricks, cast stone and metal panel, further distinguishing the modern
building design. The proposed material colors complement the adjacent existing architecture, and blends with the
overall character of the area as they define a vibrant and distinctive mixed-use community.
Building Lighting and Security:
Architectural lighting is integrated into the building design at all entrances and egress doors, and at all
pedestrian pathways including retail storefronts. Architectural and site lighting is designed to be complementary and
provide adequate light where needed. All areas accessible to pedestrians will be well-lit to enhance safety and
security. Architectural lighting will be used to highlight certain details in the design, and will not direct light towards
any adjoining properties or buildings. Burglar bars are not proposed in the design of any buildings.
C. Streetscape
(pgs. 30-32 of Suitland Development Plan)
Intent: A continuous system of wide sidewalks and inviting streetscape amenities, which encourage windowshopping and streetscape activities, are key to the success of mixed-use town center areas and should be provided
along both sides of the roads. Visual connections between the sidewalk and store interiors provide observation of
the street and increase safety. Storefronts that are open and inviting, outdoor café seating, street trees, and highquality sidewalks contribute to interesting, comfortable, and safe street environments that serve the community and
enrich street life. On-street parking is used to further buffer pedestrians from the vehicular traffic on the major
thoroughfares through the town center.
The streetscape within the Commercial (Main Street) District comprises an integration of elements, including
landscaping, hardscaping, pedestrian-scale lighting and street furniture, to create a safe, energized and inviting
environment for shoppers and pedestrians.
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Sidewalks and Storefronts:
Sidewalks are a minimum of 8 feet wide, in accordance with the Development Plan design guidelines. Where
storefronts open onto the street the sidewalk widths are extended to meet the building facades, providing easy
access into shops and opportunities for outside seating. Special concrete or brick pavers may be incorporated into
the paving design to accent intersections, arrival points and seating areas and to provide a sense of rhythm along
the street. Poured-in place concrete must be of high quality, with close attention paid to detailing the scoring
patterns and finishes to provide a harmonious and attractive design.
Street Furniture and Streetscape Elements:
Proposed street furniture consists of a stylistically integrated benches, trash receptacles, bicycle racks, planters
and bollards. To maintain a unified streetscape, all elements will be coordinated with any previous or ongoing
installations by others within the Main Street section of the Commercial District. All street furnishings will be highquality, durable and vandal-resistant.
Site and Streetscape Lighting:
It is anticipated that pole mounted, human scale ornamental fixtures will alternate with shade trees. The lights
will serve as the primary means of illumination for both the street and the sidewalk. Banner poles may be attached
to the street lights to provide a more animated, festive urban environment. Supplemental illumination will be
provided by building-mounted fixtures and signage lighting. As with the street furnishings, unity will be maintained
with the use of a single style of light fixture throughout the Main Street section of the Commercial District.
III. Residential District (Neighborhood Streets)
(pg. 33 of Suitland Development Plan)
Objective: A healthy and safe network of neighborhood streets with moderate density development where
residents can live and play.
A. Site Design
(pgs. 33-34 of Suitland Development Plan)
Intent: To develop attractive, compact and walkable residential neighborhoods with a mix of residential housing
types that incorporate a variety of architectural styles and can accommodate a range of income levels and lifestyles.
The proposed Suitland Town Center Residential District extends along Huron and Homer Avenues, between
Lewis and Porter Avenues. The proposed Neighborhood Street Development includes Blocks A, B, C, D, E, F, G
and H. (Refer to Attachment A for district boundaries and lot designations).
The Residential District site design establishes is a walkable neighborhood that is safe and attractive. The
housing types cater to a wide variety of income levels and lifestyles, from young adults to senior citizens. In addition
to an attractive and livable neighborhood, the development encourages residents to utilize the adjacent Commercial
District through walkable streetscapes and paths, thus perpetuating the town center concept.
Building Placement:
The proposed buildings in Blocks C, D, E, F and G consist of single-family townhouses with access from
streets, private access roads, or public access ways. All buildings are oriented towards the street or a centralized
open space that serves as the public access way, with direct pedestrian paths that service the entries. By creating
small neighborhood-like clusters with frontages that face open space access ways or streets within the residential
development, the site design encourages a defensible space concept to enhance the safety and awareness of
residents. Setbacks for the townhouses along the streets and public access ways are between 6’-20’.
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Fronting the Urban Park is a designated senior housing building. It is oriented along Lewis Avenue and a newly
proposed road directly across from the community’s Urban Park.
Landscaping, Buffering, and Screening:
Landscaping is integrated within the Residential District streetscape to create a pedestrian-friendly,
neighborhood that connects with adjacent Commercial District. The proposed streetscape consists of sidewalks
along the public streets with a wide tree lawn that acts as a buffer between pedestrians and vehicular traffic. Within
the neighborhood clusters of Blocks C, D, E, F and G, the private access roads are lined with street trees and/or
shrubs to soften the residential access and contribute to stormwater mitigation. Open space areas serving as
pedestrian access pathways are lush with landscape to provide a park-like feel.
The central community block comprising the Urban Park and Civic Pavilion offers the community a variety of
flexible-use spaces. Large open lawns provide ultimate flexibility for countless outdoor activities. Smaller private
niche areas with extensive natural landscaping offer more enclosed areas for relaxation and social engagements.
The feature of the space, the Civic Pavilion, with its flexible multi-use space protected from the elements, is an
attractive centerpiece at the Town Center core.
A landscape buffer will be provided between the existing single family residential area to the north of the
proposed town house development in Block D. Residential gateway signs and the main entrances into multifamily
buildings will be accented with appropriate plant material.
Stormwater Management:
The Site Development/Stormwater Management (SWM) Concept Plan meets the redevelopment criteria
defined within the design manuals and codes of the State of Maryland and Prince George’s County SWM programs.
Environmental Site Design (ESD) techniques and best management practices will be utilized to the greatest extent
practicable to meet water quality goals and regulations.
The proposed plan utilizes green roofs, surface mirco-bioretention ponds and swales, reduced impervious
surface area, increased green spaces and landscaping, porous pavement, rain water harvesting, and other ESD
techniques. Unforeseen site conditions may warrant the use of structural ESD as a last resort, though this is
strongly discouraged by the State and County.
Utilities and Services:
As a standard of the proposed development, utilities for all Residential District lots are located below ground. All
service areas for the Residential District are screened from view through the use of masonry and wood fenced
walls.
B. Building Design
(pg. 35 of Suitland Development Plan)
Intent: Buildings should be designed to accommodate human activity by providing features that stimulate social
interaction, such as porches, balconies, terraces, and yards that are oriented and close to the “neighborhood
streets.”
Congruent with the proposed Commercial District building designs, the proposed designs for the Residential
District buildings embody the goals defined by the Suitland Development Plan; Character, Diversity, Accessibility,
and the Public Realm. The designs were inspired by the desire to develop a unique and energized town center that
meets the modern-day needs of residents, visitors and workers. The proposed massing and façade designs convey
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a contemporary language of architecture that moves beyond traditional facades, and engenders the energy,
distinction and diversity that are the allure of the town center neighborhood.
Form and Massing:
The Residential District is identified by hub of Suitland Town Center, the Urban Park, Civic Pavilion and
Performing Arts Center (Block H). The Performing Arts Center acts as an edge to the north of the Urban Park, and
steps down in scale from the 6 story buildings that border the Urban Park to the west, south, and east. This reduced
scale responds to the adjacency of single-family townhomes in the proposed development. The proposed height of
the Performing Arts Center is 2 stories (approximately 30’ in height). The large form of the building is a reflection of
its function, but the scale of the building is broken down through the introduction of varied materials and patterns on
the façade. Landmark areas of the building are also distinguished in this way.
To fully define the Urban Park and Civic Pavilion as the core of Suitland Town Center, the proposed design
pulls the character of the boulevard and main street frontages into Block H. Architecturally, the massing of the
surrounding buildings needs to emphasize this shift into the Town Center. With 6 story buildings proposed to the
east and south of the Urban Park, the height of Building E is also proposed at 6 stories, completing the defining
edges of the epicenter. In efforts to integrate Building E into the character and architectural style of the Commercial
District the massing and forms follow many of the design regulations set forth in that section. These elements of the
architectural style include varied contemporary forms to accentuate key landmark areas of the massing, such as
corners and entrances. With no retail activity at the base, the proposed design utilizes a contemporary approach to
tripartite design to break down the scale of the building.
The remaining blocks in the Residential District contain clusters of single-family townhomes that are 3 stories in
height plus a loft level that is set back from the street facade. The loft level also utilizes the setback to create a large
residential terrace that has open views to the streetscape. These terraces reinforce defensible space tactics by
encouraging more resident oversight of public spaces. The proposed design of the townhomes utilizes bays to
break down the scale of the buildings and reinforce a more vertically oriented urban form.
Façade Design:
The proposed architectural elements in Building E include recessed punched windows, bays, cantilevered and
recessed balconies and varied façade treatments. The design employs a modern approach to tripartite design
methods with unique brick bays that span the 2 nd-5th floors. The variety of materials proposed include brick, cast
stone and metal panel, complementing the proposed design for all buildings that frame the urban park.
Architectural elements are used to emphasize the residential nature and scale of the proposed townhouses in
the Residential District. These elements include front stoops, bays, and stepped roof lines with cornice accents,
water tables, and varying window and door accents/details. The proposed materials are a mix of masonry and
cementitious panels, which support the distinctive contemporary identity that the community embodies.
C. Streetscape: (pgs. 36-37 of Suitland Development Plan)
Intent: An improved pedestrian environment with wide sidewalks, continuous street trees, and innovative trafficcalming design. Sidewalks should be pedestrian-friendly, safe, and attractive.
Except in the block containing the Urban Park and Civic Pavilion, the streetscape within the Residential District
will be defined by a wide high quality poured-in-place concrete sidewalks separated from the street by a wide
landscaped area to be planted with shade trees and furnished with pole-mounted pedestrian-scaled ornamental
street lights. On-street parking will be allowed along all public streets within the Residential District that will provide
an additional layer of buffering between the travel lanes and the sidewalks. This on-street parking is also anticipated
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to have a traffic calming effect. Curb bump-outs will be provided at intersections and other select locations to
shorten the lengths of crosswalks, provide opportunities for low-impact stormwater management features, and
encourage safe traffic speeds.
Sidewalks:
Sidewalks must be of high quality poured-in-place broom finished concrete. Special contrasting concrete or
brick pavers may be incorporated at selected focal points such as crosswalks, bus stops and curb cuts.
Street Furniture and Streetscape Elements:
Street lights and trash receptacles will comprise the street furniture within the Residential District. All street
furnishings will be high quality, durable and vandal resistant.
Site and Streetscape Lighting:
A single style of ornamental, pole-mounted pedestrian-scaled street light will be used throughout the
Residential District to provide a uniform, safe, even level of illumination without glare. Additional illumination may be
provided by building mounted residential light fixtures.
IV. Public Spaces (Open Space, Streetscapes, Alleys)
(pg. 38 of Suitland Development Plan)
A. Open Space
(pg. 38 of Suitland Development Plan)
The proposed public space in Suitland Town Center includes a variety of streetscapes and open space areas
that cater to a large number of flexible uses by the public. The scale of these public spaces is design specifically for
the district in which it lays and the anticipated amount of pedestrian traffic.
Public Space/Furniture and Streetscape Elements:
The streetscapes in the Commercial District form a linear open space that connects the various sidewalks
within the development. A continuous tree lawn is provided as a buffer between the street and the sidewalk to
enhance the safety and beauty of the streetscape. The streetscapes within the Commercial District contain
benches. In addition to trash and recycling receptacles, secure bicycle parking and drinking fountains are provided.
Streetscapes within the Residential District contain wide sidewalks with tree lawn that act as safety and
landscape feature similar to the Commercial District. Open space courtyards and public access ways are located on
every block in the Residential District to provide a connection to the townhouse entrances, as well as a naturally
landscaped open space for residents to enjoy. These open spaces connect to the public sidewalks at grade, and
comply with the requirements of the Americans with Disabilities Act.
A large urban park is proposed on Block H, which acts as the hub of the Suitland Town Center Town Center.
The urban park contains large swaths of landscaped open space for a variety of public uses. It also has specific
public amenities such as an ice-skating/roller-skating rink, a farmer’s market and a public pavilion. The urban park
is also adjacent and directly connected to the proposed community Performing Arts Center.
Screening:
In all public spaces described above, Defensible Space tactics will be employed to enhance public safety.
Where screening measures on service areas and equipment are required, they will contain openings in certain
areas to ensure visibility for safety concerns.
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Stormwater Management:
The Site Development/Stormwater Management (SWM) Concept Plan meets the redevelopment criteria
defined within the design manuals and codes of the State of Maryland and Prince George’s County SWM programs.
Environmental Site Design (ESD) techniques and best management practices will be utilized to the greatest extent
practicable to meet water quality goals and regulations.
The proposed plan utilizes green roofs, surface mirco-bioretention ponds and swales, reduced impervious
surface area, increased green spaces and landscaping, porous pavement, rain water harvesting, and other ESD
techniques. Unforeseen site conditions may warrant the use of structural ESD as a last resort, though this is
strongly discouraged by the State and County.
B. Streetscape / Alleys
(pgs. 38-40 of Suitland Development Plan)
Intent: The street is an essential element of the public open space network. In addition to allowing for the
movement of vehicles, streets provide opportunities for residents and visitors to gather, socialize, and experience
the town center. Trees and other plantings provide visual interest, shade, and a sense of enclosure that helps to
define streets and create comfortable space. Alleys provide additional pedestrian and bicycle linkages throughout
the town center.
Descriptions of the streetscape and its components in both the Commercial and the Residential districts have
been provided above.
Street Trees:
Street trees will be planted on both sides of all public streets at a spacing of approximately 30 to 40 feet on
center. The species of trees will vary from street to street to provide individual identity to each street.
Alleys:
Alleys will provide access to parking and service areas at the rear of all townhouse blocks, as well as providing
secondary pedestrian and bicycle routes. Alleys are generally 22’ wide with 18’ of pavement width. Fences will
provide privacy and screen mechanical equipment and trash collection areas. Low ornamental shrubs will be
strategically located to soften the linear spaces and provide color and texture. Illumination of alleyways will be
provided by shielded fixtures that will be directed away from townhouse units.
V. Parking and Loading (pg. 41 of Suitland Development Plan)
A. Parking Requirements (pgs. 41-42 of Suitland Development Plan)
Suitland Town Center has provided safe and easily accessible spaces for residents and visitors to enjoy.
Accordingly, the parking accommodations for the site intend to maintain as much space for the public enjoyment
while providing convenient parking locations. The proposed design incorporates a mix of on-street parking and
structured parking garages to meet the parking requirements of the regulating plan. The number of spaces
provided may be found on the cover sheet of the Site Plan.
B. Circulation and Parking Area Design (pgs. 42-43 of Suitland Development Plan)
Intent: Parking lots are designed and located so that they do not dominate the streetscape, obscure building
frontages, endanger pedestrians, or overwhelm the visual environment. Large, single parking lots are discouraged
in favor of shared lots, a network of lots broken into smaller sections by trees and medians, and by structured
parking.
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The proposed site plan design utilizes both on street parking and structured parking to minimize the visual and
environment impact of large parking areas. One small parking is proposed on site which accommodates 32 spaces
in front of the multi-family senior housing building.
In addition to the parking areas described above, the following regulations are also recognized in parking area
design and circulation:
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No drive-in or drive-through windows are proposed on site.
All pedestrian crossings will be clearly marked in the pavement. The landscaping of the streetscape
surrounding pedestrian crosswalks is designed so as to open vehicular views to pedestrian crosswalks at
their intersection.
All pedestrian pathways to, from, and within parking areas will be sufficiently lit to enhance the safety and
security of pedestrians. Additionally, all parking areas will be provided with uniformly distributed lighting.
Speed humps or raised pavement will be provided to calm traffic. Suitland Town Center Boulevard and
Homer Avenue is where they will be placed.
Curb cuts have been minimized in the Commercial District by providing grouped parking structures with a
limited number of entrances. Loading areas also utilize these access points to further minimize the
proposed curb cuts and enhance the pedestrian oriented environment.
Curb cuts in the Residential District are located no closer than 20’ to the radii of any intersection at a public
road. All driveways for townhouse units are accessed from private access roads and alleys to minimize
traffic hazards on the main public roads.
All parking areas are set back from the main public streets and located behind adjacent uses where
possible. Where structured parking is directly visible from main public street special design features are
incorporated to provide a continuous architectural street front.
Access to Block J parking areas is from an adjacent 20’ alley. Access to Building B parking areas is through
only one entrance located on a “main street” frontage, which is screened by the architectural program that it
serves. All parking for the Performing Arts center is on-street parking.
The design of all parking garages in both the Residential and Commercial Districts employ an architectural
style that is consistent with the adjacent use that it serves. The architectural features provide a
complimentary and seamless transition between the parking structure and adjacent use, in order to
minimize the visual impact of the garage. Height, architectural style, materials and colors from adjacent
uses are used in the design of the garage to provide visual continuity in the street front design. The
architecture of the garage is designed to screen parked cars from view where they face a public
streetscape.
All on-street parking are located a minimum of 10’ away from driveways and intersections.
Of the -street parking spaces proposed, spaces have been reserved for police vehicles.
All outdoor parking areas have high visibility from surrounding buildings and public spaces to maximize
surveillance on these areas.
C. Landscaping, Buffering, and Screening (pgs. 43-44 of Suitland Development Plan)
While the proposed design incorporated consolidated parking areas and street parking to further enhance the
pedestrian oriented environment, great consideration was still taken in the treatment of these areas with regard to
their visual presence. For all street parking, there is a landscaped tree lawn that acts as a buffer between the street
and the pedestrian sidewalk. This tree lawn not only softens the presence of on-street parking spaces, but also
provides shade for the adjacent pedestrian sidewalk. The proposed structured parking garages have few edges that
meet the public right-of-way, and where they do careful architectural and landscaping measures were implemented
into the design to ensure a continuous street edge. The one small parking lot proposed on site consists of one lane
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with parking on each side. Beyond this one-lane parking lot is a large landscaped greenspace with shade trees that
help reduce the heat island effect from the paving.
To meet the requirements of the ECO-District, the goal is for all Multi-family buildings to be LEED Silver. Green
roofs will be used where feasible.
VI. Signage (pg. 45 of Suitland Development Plan)
Objective: An attractive, legible signage system that contributes to the character of town center and helps people
find their ways easily.
A. Sign Provision (pgs. 45-46 of Suitland Development Plan)
Intent: Site signs provide directional information, identification, enhanced public safety, and site orientation.
Directional signs provide directions and information about a place and should be attractive, legible, and compatible
in terms of shape, color, size, lettering style, and location. A comprehensive sign program should be established for
the town center to create a uniform directional signage system. Sign design should differentiate between
pedestrian-oriented and vehicle-oriented signs in terms of shape, size and location. Pedestrian-oriented signs are
the preferred style for town centers. They should be of appropriate scale for pedestrians and generate visual
interest. Attractive, low monument-style signs are favored over traditional freestanding signs because they
enhance the visual character of the community while reducing clutter.
Response to be completed
Sign Design (pgs. 46-48 of Suitland Development Plan)
Intent: Carefully selected and design signs enhance the built environment by providing consistency and
compatibility with the surroundings. Complementary materials and design of signs built at an appropriate scale help
create and attractive identity that enhances the sense of place of the community. Consolidated signage and the
reduction and elimination of inferior temporary signs reduce visual clutter and contribute to vibrant, thriving
businesses and neighborhoods. Building-mounted signs are used to identify businesses, products, and other
information necessary for retail, office, mixed-use, and multifamily development. Signs and graphics to advertise
places of business should be an integrated part of the commercial establishments and be compatible with the
surrounding physical and visual character of the area. Commercial signs should be related to businesses and
products located on site and promote the individuality of the establishments. Signs should appear to be an integral
element of the building design.
A comprehensive signage plan will be provided for each proposed commercial building within the Commercial
District. Building mounted signs will be designed to be complimentary with each other and compatible with the
architectural style of the building.
C. Sign Definitions (pg. 49 of Suitland Development Plan)
Signs within the Commercial District will include free-standing directional and traffic control signs. Buildingmounted signs identifying individual commercial uses may be board signs, blade signs, window signs, awning
signs, or a combination of all of the above. No monument or gateway signs are anticipated in the commercial area,
except that a gateway sign is appropriate and anticipated in the median of Huron Avenue at Suitland Road to
identify the entrance into the Suitland Town Center Residential District.
Signs within the Residential District will be limited to free-standing directional and traffic control signs and
building mounted signs identifying multi-family buildings and the Arts Center, except that within the Urban Plaza
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directory signs and a large digital display sign announcing upcoming community activities are appropriate and
anticipated.
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