Port Towns Sector Plan and SMA

On October 20, 2026, the Prince George’s County Council, sitting as the District Council, approved the Port Towns Sector Plan and Sectional Map Amendment (SMA).

This sector plan was developed over 24 months with significant public input, including meetings and feedback from residents, property owners, business owners, public agencies, and stakeholders. The result is a long-term community vision for the Port Towns area along with goals, policies, and strategies to implement this vision.

Until final publication, the 2026 Approved Port Towns Sector Plan and Sectional Map Amendment (SMA) consists of the following documents:

2026 Approved Port Towns Sector Plan:

2026 Preliminary Port Towns Sector Plan

Resolution of Plan Adoption (PGCPB No. 2026-048)

Resolution of Plan Approval (CR-113-2026)

2026 Approved Port Towns Sectional Map Amendment:

Resolution of SMA Endorsement (PGCPB No. 2026-049)

Resolution of SMA Approval (CR-114-2026)

Over the next few months, the project team will incorporate the plan amendments contained in the resolutions of adoption and approval. Publication of the final approved plan and SMA is anticipated this Winter 2026-27.

Review or download the approved sector plan and endorsed SMA.

Overview

Port Towns Sector Plan and SMA Project Video

The 2026 Approved Port Towns Sector Plan is the sector plan for portions of Planning Areas 68 and 69. This sector plan is accompanied by a concurrent Proposed Sectional Map Amendment (SMA), which implemented the zoning changes recommended in this plan.

This plan supersedes and replaces the 2009 Approved Port Towns Sector Plan in its entirety; the 1994 Approved Master Plan for Planning Area 68 for the portion of Planning Area 68 within this sector; and the 2018 Approved Greater Cheverly Sector Plan for the portion of Planning Area 69 within this sector, and amends portions of the 2014 Plan Prince George’s 2035 Approved General Plan (Plan 2035) and other relevant countywide functional master plans within the Port Towns sector.

This sector plan was developed over 24 months with significant public input, including meetings and feedback from residents, property owners, business owners, public agencies, and stakeholders. It also incorporates revisions based upon testimony received at and following the May 11, 2026, joint public hearing along with additional corrections, clarifications, and updates.

The result is a long-term community vision for the Port Towns area along with goals, policies, and strategies to implement this vision. This is a comprehensive sector plan that contains recommendations for land use; economic prosperity; transportation and mobility; natural environment; housing and neighborhoods; community heritage, culture, and design; healthy communities; public facilities; and placemaking specific to the Port Towns Sector Plan area, and a matrix that identifies the timeframe and responsible entities for implementation.

Community Engagement

Summer 2023 – Summer 2024

We would like to thank and highlight everyone who has stopped by to talk to the project team during a community event. Your feedback over the past year was integral to helping the project team understand Port Town’s existing conditions and to crafting a future vision and plan for the area that reflects its community.

July 22, 2023

International Day

Bladensburg, MD

August 1, 2023

National Night Out

Edmonston, MD

August 11, 2023

Town Visioning Day

Colmar Manor, MD

September 7-10, 2023

Prince George’s County Fair

Upper Marlboro, MD

September 9, 2023

Mexican Independence Day Festival

Bladensburg, MD

September 16, 2023

Hispanic Heritage Month

Bladensburg, MD

September 29, 2023

Senior Day

Bladensburg, MD

September 30, 2023

Festival del Rio Anacostia

Bladensburg, MD

October 28, 2023

Bladefest

Bladensburg, MD

December 6, 2023

Colmar Manor Youth Council

Colmar Manor, MD

December 19, 2023

Colmar Manor Youth Council

Colmar Manor, MD

January 25, 2024

Business Roundtable

Bladensburg, MD

January 30, 2024

Business Roundtable

Bladensburg, MD

February 10, 2024

Black History Month Event

Bladensburg, MD

March 20, 2024

Open House

Edmonston, MD

April 17, 2024

Photo by ULI Washington. Click to view more photos.

Bostwick Stakeholder Roundtable

Bladensburg, MD

April 24 & 25, 2024

Bostwick Stakeholder Roundtable

Bladensburg, MD

May 4, 2024

Cinco de Mayo

Bladensburg, MD

May 21, 2024

Teen Action Group Meeting

Bladensburg, MD

June 1, 2024

Centennial Celebration

Edmonston, MD

June 4, 2024

Walk Audit

Bladensburg, MD

June 8, 2024

Lariscy Park Event/Workshop

Colmar Manor, MD

July 5, 2024

Bladensburg Fireworks: The American Frontier

Bladensburg, MD

July 24, 2024

Steering Committee Meeting

Virtual

August 1, 2024

Coffee with Planners

La Sirenita Restaurant, Hyattsville, MD

August 6, 2024

National Night Out

Bladensburg, MD

August 8, 2024

Autumn Woods Pop-up

Bladensburg, MD

August 15, 2024

Senior Focus Group

Bladensburg, MD

August 24, 2024

Cottage City Day

Cottage City, MD

September 5, 2024

Artist Focus Group

Publick Playhouse, Cheverly, MD

September 19, 2024

Port Towns Youth Council Meeting

Colmar Manor, MD

September 26, 2024

Final Open House

Click to access the full collection of photos.

Timeline

Legislative Process (Phase 3-Ongoing)

District Council Action (October 2026)

On October 20, 2026, the Prince George’s County Council, sitting as the District Council, unanimously approved the Port Towns Sector Plan and Sectional Map Amendment (SMA).

View the agenda and recording of the work session.

District Council Work Session (September 2026)

The District Council held a work session on Tuesday, September 29, 2026, to go over Planning Board revisions in the adopted Port Towns Sector Plan and endorsed Sectional Map Amendment. 

View the agenda and recording of the work session.

Planning Board Action (September 2026)

On September 3, 2026, the Prince George’s County Planning Board voted to adopt the Preliminary Port Towns Sector Plan and endorse the concurrent Sectional Map Amendment (SMA) via PGCPB No. 2026-048 and PGCPB No. 2026-049.

The adopted plan and endorsed SMA reflect the record of testimony and changes discussed during the July 23rd work session with Planning Board. Recordings of both meetings can be viewed on the Planning Board webpage.

Review or download the adopted sector plan and endorsed SMA.

Planning Board Work Session (July 2026)

The Prince George’s County Planning Board held a work session on Thursday, July 23, 2026, to review testimony and staff recommendations for the Preliminary Port Towns Sector Plan and Proposed Sectional Map Amendment (SMA).

View the agenda and recording of the work session.

Scheduled Joint Public Hearing (May 2026)

The Prince George’s County Planning Board and County Council held a Joint Public Hearing on Monday, May 11, 2026, at 6:00 p.m. to give interested persons the opportunity to attend and provide public testimony on the Preliminary Port Towns Sector Plan and Proposed Sectional Map Amendment (SMA).

View the PowerPoint presentation from the Joint Public Hearing — English | Spanish

View the agenda and recording of the Joint Public Hearing.

Scheduled Office Hours Events (March-May 2026)

The Port Towns team held office hours to answer questions and listen to feedback, concerns, or suggestions.

Bladensburg
Saturday, March 28, 2026
10:00 a.m. – 2:00 p.m.
Bladensburg Library: 4820 Annapolis Rd, Bladensburg, MD 20710

Cottage City
Thursday, April 2, 2026
9:00 a.m. – 1:00 p.m.
Cottage City Town Hall: 3820 40^th Ave, Cottage City, MD 20722

Edmonston
Tuesday, April 21, 2026
12:00 – 4:00 p.m.
Edmonston Town Hall: 5005 52nd Ave, Hyattsville, MD 20781

Colmar Manor
Wednesday, April 29, 2026
3:00 – 7:00 p.m.
Colman Manor Town Hall: 3701 Lawrence St, Colmar Manor, MD 20722
Virtual Office Hours
Monday, May 4, 2026
11:00 a.m. – 1:00 p.m.
Virtual via Microsoft Teams Meeting

Scheduled Briefings (March-April 2026)

The Port Towns team held briefings to provide an overview of major polices in the preliminary plan, answer questions, and listen to feedback, concerns, or suggestions.

Bladensburg Town Council 

March 9, 2024, at 5:30 p.m.

View/download presentation here

BCCE Port Towns CDC 

March 24, 2026, at 6:00 P.M.

View/download presentation here

Colmar Manor Town Council 

April 7, 2026, at 7:00 p.m.

View/download presentation here

Edmonston Town Council 

April 8, 2026, at 7:00 p.m.

View/download presentation here

Cottage City Town Council 

Release of the Preliminary Port Towns Sector Plan and Proposed Sectional Map Amendment (Feb 2026)

The Preliminary Port Towns Sector Plan and Proposed SMA are the result of an extensive public participation process spanning over 24 months, including meetings and feedback from residents, property owners, business owners, public agencies, and stakeholders. The plan aims to guide decision-making toward a long-term community vision that promotes transit-oriented, pedestrian-friendly development, while preserving the natural environment.

Review or download the sector plan and SMA.

Permission to Print (October 2025)

The Prince George’s County Planning Board voted on October 30, 2025, to publicly release the first draft of the Sector Plan and proposed Sectional Map Amendment in early 2026.

Plan Preparation and Public Participation (Phase 2 Completed)

Phase 2 builds on Phase 1 and works with the community, stakeholders, elected officials, and other interested parties to create a shared vision for the future. Together, the project team and community aimed to identify achievable and realistic goals, policies, and strategies to implement the vision for the plan.

Final Open House (September 2024)

On September 26, 2024, the Port Towns team hosted its final Open House after a year of outreach. The team incorporated feedback from hundreds of participants of varying backgrounds, experiences, and interests into draft concepts, priorities, and strategies for the plan. Information was provided as interactive materials for the community to engage with and provide additional feedback.

Youth Focus Group (September 2024)

Towards the end of the engagement, the team attended a youth council session with the End Time Harvest Ministries on September 19, 2024. During this meeting, the team gathered input on their favorite places, preferred methods of travel, and challenges in the area.

Pop-Up Events (July-September 2024)

Recognizing that comfort levels for engagement vary by stakeholder groups, the team proactively targeted less-heard voices through invitation-only focus groups and targeted pop-ups at selective locations and events. The team facilitated conversations at community events, residential buildings, and community spaces.

Steering Committee Meeting (July 2024)

After the June Workshop, the steering committee met to further prioritize goals for each plan element and discuss possible actions and strategies based on the feedback received so far.

Walk Audit (June 2024)

On June 4, 2024, the project team conducted a walk audit in partnership with the Washington Area Bicyclist Association (WABA) and a teen action group from the Bladensburg Library. The team walked a loop starting and ending at the Bladensburg Library, covering Annapolis Road, 54th Street, Tilden Road, and Edmonston Road. During the walk audit, attendees identified missing bicycle and pedestrian infrastructure and noted general street safety concerns.

Workshop (June 2024)

On Saturday, June 8th, the Port Towns team, in collaboration with the Prince George’s County Placemaking Section, hosted an interactive outdoor workshop at the Lariscy Spark event to engage the public in shaping how we live, shop, eat, create, recreate, and get around in the future Port Towns.

The community’s feedback is essential in shaping the success of the Port Towns Sector Plan and we are grateful to those who have contributed so far!

View the links below to see the workshop activities and the feedback obtained:

Focus Group Meetings (April 2024)

Thank you for participating in the Port Towns Sector Plan Focus Group meetings on April 24 and 25, 2024. We appreciate your commitment and the valuable time dedicated to talking about topics such as Community Heritage, Culture, and Design, Public Facilities, Land Use, Housing and Neighborhoods, Economic Prosperity, Natural Environment, Healthy Communities, and Transportation and Mobility during this 2-day discussion session. Subsequently, we anticipate utilizing this feedback in the Port Towns Sector Plan and Sectional Map Amendment to shape the future of Port Towns communities. Again, thanks for your valuable feedback!

Please access the links below to see the topics of discussion and the feedback obtained:

Open House (March 2024)

The Prince George’s County Planning Department held an in-person community Open House at the Edmonston Recreation Center for the Port Towns Sector Plan and Sectional Map Amendment (SMA) on Wednesday, March 20,2024, where residents and community stakeholders were encouraged to share their thoughts on the current and future needs of the community.

The sector plan update and SMA project re-examines the Port Towns area for redevelopment possibilities through the lens of zoning, land use, market conditions, and environmental constraints.

Access the links below to see the open house activities and the feedback obtained:

Stakeholder Interviews (January – September 2024)

The project team interviewed stakeholders throughout the project’s duration. Key stakeholders included steering committee members, representatives from local community groups, elected officials and staff, real estate developers and investors, and local and state agencies.

Steering Committee Meeting (January 2024)

Those who could not attend the meeting can view a summary of the Steering Committee’s presentation and discussion board here.

Pre-Planning and Initiation (Phase 1 Completed)

Project Kick-Off Event (December 2023)

Thank you for being part of the Port Towns Kickoff event on Wednesday, December 6, 2023, and providing your invaluable feedback which is integral to crafting our success. Your active engagement on Slido and in-person activities is deeply appreciated.

If you couldn’t attend the meeting or would like to dive deeper into what we found in our research, please check out our Port Towns Sector Plan Existing Conditions Story Map. A copy of the PowerPoint presentation is available here, and the recorded video of the kickoff meeting is here.

County Council Initiation (October 2023)

On October 24, 2023, the Prince George’s County Council, sitting as the District Council, approved Council Resolution CR-094-2023, authorizing The Maryland-National Capital Park and Planning Commission to prepare a sector plan and concurrent sectional map amendment (SMA) for Port Towns. The Council simultaneously approved the goals, concepts, guidelines, and a public participation program for this comprehensive planning project within portions of Planning Areas 68 and 69.

Project Team Kick-Off Event (September 2023)

On Tuesday, September 12, 2023, the project team hosted a hybrid Project Team Kick-Off Meeting for the Port Towns Sector Plan and Sectional Map Amendment Update. This event served as an introduction to the project and brought together the project team for the first time. The work session set primary goals to establish a shared understanding of the project’s scope, expectations, and the specific roles each participant will undertake.

Following the meeting, staff members and consultants went on an area tour led by the core team and town managers from Bladensburg, Edmonston, Colmar Manor, and Cottage City.

Pre-Planning (Winter 2022 – Fall 2023)

The pre-planning phase consisted of conducting background research, organizing stakeholder interviews, and engaging in community engagement. This resulted in the project team’s better understanding of Port Towns’s existing conditions, strengths, weaknesses, opportunities, and threats.

This information was compiled into a StoryMap, an Esri ArcGIS Online tool that provides a concise and visually engaging interactive summary of the existing conditions within the sector plan area.

Resources/FAQs

Welcome to our Resource Center!

Review or download the adopted sector plan and endorsed SMA.

Here you will find information related to the Port Towns Sector Plan and the planning process in Prince George’s County. There are many resources located below that will show you what the planning team has been working on. You will be able to view project materials such as PowerPoint presentations, videos, and draft reports presented at our many community engagement events with residents and stakeholders.

Planning in Prince George’s County

The Prince George’s County Planning Department is working tirelessly to create communities of choice that you know and love. We want to provide our residents with all the resources they need to remain informed and a part of the process by which their communities develop and grow. Below are some resources that can help you navigate the planning process and learn about current initiatives.

Previous Plans and Studies

Plan 2035
Prince George County 2018 Zoning Ordinance
Approved Port Towns Sector Plan and Sectional Map Amendment (October 2009)
Formula 2040 (Department of Parks & Recreation)
Port Towns Sustainable Communities Renewal
Bladensburg Market Feasibility and Economic Analysis
Town of Edmonston Economic Development Strategy

Story Map

Take a look at our StoryMap! The StoryMap, an Esri ArcGIS Online tool, provides a concise, visually engaging, and interactive summary of the existing conditions within the sector plan area, organized by the eight Plan 2035 elements.

FAQs

What is a Sectional Map Amendment (SMA)?

A sectional map amendment (SMA) is a comprehensive rezoning amendment for properties within an entire geographic area, such as a subregion, planning area, or part of a planning area. The purpose of an SMA is to revise zoning patterns to conform to the recommendations of the applicable master or sector plan. SMAs are adopted for most plans except for the general plan and functional master plans. An SMA is being done concurrently with this sector plan and will recommend zoning changes for specific properties to achieve the sector plan’s vision and goals.

What is the relationship between this SMA and the Countywide Map Amendment?

The Countywide Map Amendment (CMA) changed the zoning of every property in the County, outside of the City of Laurel, to implement the County’s adopted 2018 Zoning Ordinance. This sector plan and SMA are proceeding under the 2018 Zoning Ordinance and the CMA that went into effect on April 1, 2022. Specific zoning changes beyond what is covered in the CMA are needed to implement the sector plan in the Central Avenue-Blue/Silver Line area.

What are the implications of any zoning changes to a property as a result of this plan?

If the planning process recommends rezoning, that will happen at the end of the planning process through a legal update to the zoning map. Even if a property is rezoned, nothing can physically happen to the property unless the owner initiates a change (e.g., sale or redevelopment). Keep in mind that sector plans only produce recommendations for the future; no change can occur to a privately owned property unless initiated by the owner.

How will I know if my property is recommended for a different zone?

If your property is recommended for rezoning through this plan and SMA, you will be notified through US mail, per 27-3407 Scheduling of Hearings and Public Notice of the Zoning Ordinance. Plan recommendations are evaluated through:

A public comment period through the Joint Public Hearing (Planning Board and District Council) process
Work sessions
If required, a second Joint Public Hearing and work session

The Prince George’s Planning Department welcomes and encourages public participation and feedback up until the final version of the plan goes to the County Council for approval. Note that it is the County Council that has the power to approve the plan and authorize changes to the zoning map.

Does a change in zoning mean I am at risk of losing my property?

No. A sector plan is aspirational and outlines goals and makes recommendations for the future of a planning area over a 25-year period. Sector plans do not remove ownership or impose development mandates on residential property owners. If a property owner wants to redevelop a property after the County Council approves and adopts a sector plan and the sectional map amendment, then the new zoning rules would apply.