Approved Sector Plan and Sectional Map Amendment for a portion of Planning Area 66 in Prince George by Maryland-National Capital Park & Planning Commission

ABSTRACT

TITLE: ApprovedCollegeParkUS1CorridorSectorPlanandSectionalMap Amendment

AUTHOR: TheMaryland-NationalCapitalParkandPlanningCommission

SUBJECT: ApprovedSectorPlanandSectionalMapAmendmentforaportion ofPlanningArea66inPrinceGeorge sCounty

DATE: April2002

SOURCEOFCOPIES: TheMaryland-NationalCapitalParkandPlanningCommission 14741GovernorOdenBowieDrive UpperMarlboro,Maryland20772

SERIESNUMBER: 29702152306

NUMBEROFPAGES: 308

ABSTRACT:

Thissectorplanamendsthe1989 ApprovedMasterPlan andthe 1990 AdoptedSectionalMapAmendmentforLangleyPark,College ParkandGreenbelt(PlanningAreas65,66and67) forthesector areaonly.Theplanalsoamendsthe1982 MasterPlanofTransportation andthe1975 CountywideTrailsPlan.Itwasdevelopedbythe commissionwiththeassistanceoftheCollegeParkUS1Corridor AdvisoryPlanningGroup.Thisdocumentdescribesexistingplans andpolicies,andanalyzeslanduse,environment,zoning,population,housing,economicconditions,andimpactsonpublicfacilities. TheplanincorporatesSmartGrowthplanningprinciplesandisin harmonywiththeconceptsputforthinthe Commission2000Biennial GrowthPolicyPlan report(July2000)andtheBiennialGrowthPolicy PlanadoptedbytheCountyCouncilinNovember2000.ItalsoimplementsconceptsandrecommendationscontainedwithintheCity ofCollegePark’s1995 ComprehensivePlan,whichendeda three-yearplanningprocesstodeterminethecity’sfutureanddesired developmentcharacterfortheUS1corridorandtowncenter.The documentestablishesaflexiblelanduseandzoningconceptthatcan respondtochangingrealestatemarketconditions.ADevelopment DistrictOverlayZone(DDOZ)containingdesignstandardsandatableofpermittedandprohibitedusesareincorporatedaspartofthe sectionalmapamendment(SMA).TogethertheDDOZandSMAimplementthesectorplan’slanduseanddevelopmentcharacterrecommendations.Aneconomicdevelopmentstrategyoffersguidance inimplementationofthedesiredlanduseanddevelopmentcharacterrecommendations.

TheMaryland-NationalCapitalParkandPlanningCommission

ElizabethM.Hewlett,Chairman

ArthurHolmes,Jr.,ViceChairman

Officers

TrudyeMorganJohnson,ExecutiveDirector

PatriciaColihanBarney,Secretary-Treasurer

AdrianR.Gardner,GeneralCounsel

TheMaryland-NationalCapitalParkandPlanningCommissionisabi-countyagency, createdbytheGeneralAssemblyofMarylandin1927.TheCommission’sgeographic authorityextendstothegreatmajorityofMontgomeryandPrinceGeorge’sCounties:the Maryland-WashingtonRegionalDistrict(M-NCPPCplanningjurisdiction)comprises1,001 squaremiles,whiletheMetropolitanDistrict(parks)comprises919squaremiles,inthetwo counties.

TheCommissionhasthreemajorfunctions:

• Thepreparation,adoption,and,fromtimetotime,amendmentorextensionoftheGeneral PlanforthephysicaldevelopmentoftheMaryland-WashingtonRegionalDistrict;

• Theacquisition,development,operation,andmaintenanceofapublicparksystem;and

• InPrinceGeorge’sCountyonly,theoperationoftheentireCountypublicrecreation program.

TheCommissionoperatesineachcountythroughaPlanningBoardappointedbyand responsibletotheCountygovernment.Alllocalplans,recommendationsonzoning amendments,administrationofsubdivisionregulations,andgeneraladministrationofparksare responsibilitiesofthePlanningBoards.

ThePrinceGeorge’sCountyDepartmentofPlanning(M-NCPPC):

• Ourmissionistohelppreserve,protectandmanagetheCounty’sresourcesbyprovidingthe highestqualityplanningservicesandgrowthmanagementguidanceandbyfacilitating effectiveintergovernmentalandcitizeninvolvementthrougheducationandtechnical assistance.

• Ourvisionistobeamodelplanningdepartmentcomprisedofresponsiveandrespected staffwhoprovidesuperiorplanningandtechnicalservicesandworkcooperativelywith decision-makers,citizensandotheragenciestocontinuouslyimprovedevelopmentquality andtheenvironmentandactasacatalystforpositivechange.

PrinceGeorge’sCountyPlanningBoardMontgomeryCountyPlanningBoard

ElizabethM.Hewlett,Chairman

WilliamM.Eley,Jr.,ViceChairman

JamesM.Brown

GeorgeH.Lowe,Jr.

AlbertC.Scott

ArthurHolmes,Jr.,Chairman

WendyCollinsPerdue,ViceChairman

AllisonBryant

JohnM.Robinson

MeredithK.Wellington

PrinceGeorge’sCounty

CountyExecutive,WayneK.Curry

CountyCouncil

TheCountyCouncilhasthreemainresponsibilitiesintheplanningprocess: (1)settingpolicy,(2)planapproval,and(3)planimplementation.Applicable policiesareincorporatedintoareaplans,functionalplans,andthegeneralplan.The Council,afterholdingahearingontheplanadoptedbythePlanningBoard,may approvetheplanasadopted,approvetheplanwithamendmentsbasedonthepublic record,ordisapprovetheplanandreturnittothePlanningBoardforrevision. ImplementationisprimarilythroughadoptionoftheannualCapitalImprovement Program,theannualBudget,theTen-YearWaterandSeweragePlan,andadoption ofzoningmapamendments.

CouncilMembers

ThomasE.Dernoga,1stDistrict

PeterA.Shapiro,2ndDistrict

ThomasR.Hendershot,3rdDistrict

AudreyE.Scott,4thDistrict

MarvinF.Wilson,5thDistrict

RonaldV.Russell,6thDistrict

DorothyF.Bailey,7thDistrict

TonyKnotts,8thDistrict

M.H.JimEstepp,9thDistrict

ClerkoftheCouncil

RedisC.Floyd,ActingClerk

FOREWORD

ThePrinceGeorge’sCountyPlanningBoardispleasedtomakeavailabletheApprovedSector PlanandSectionalMapAmendment(SMA)fortheCollegeParkUS1Corridor(partofPlanning Area66).TheplancontainsrecommendationsconcerningthefutureofdowntownCollege Park’stowncenterandtheUS1commercialcorridor,includingtheEastCampusofTheUniversityofMaryland.ContainedalsointheplanisanEconomicDevelopmentStrategythataddressespossibleprograms,projects,strategiesandactionsthatareimportanttosuccessful implementationofthesectorplan’slanduserecommendationsbythecommunity-at-large.

AjointPrinceGeorge’sCountyPlanningBoard/PrinceGeorge’sDistrictCouncil(CountyCouncil)publichearingontheMay2001PreliminarySectorPlanwasheldonJune11,2001.The PlanningBoardadoptedthesectorplanonOctober18,2001,andtransmitted recommendationstotheDistrictCouncil.AsecondjointpublichearingwasheldonFebruary5, 2002,toconsideramendmentstothesectorplanproposedbyboththePlanningBoardandDistrictCouncil.Bothpublichearingswereadvertisedtoeveryonewhoownspropertyorrunsa businessinthesectorplanarea.Allcommentsandrecommendationspresentedatthepublic hearingsbecamemattersofpublicrecordandweresummarizedandreviewedbyboththe PlanningBoardandDistrictCouncilintheirdeliberationspriortotheirseparateactionsonthe sectorplanandSMA.Followingthesecondpublichearing,thePlanningBoardtransmittedcommentsontheamendmentstotheDistrictCouncilonMay21,2002.TheDistrictCouncilapprovedthesectorplanandSMAonApril30,2002.

ADVISORYPLANNINGGROUP

CITYOFCOLLEGEPARK

JohnE.Perry,CityCouncilmember

JoanCarolPoor,Autovilleresident

JohnKrouse,CommitteeforaBetterEnvironment

THEUNIVERSITYOFMARYLAND

BrianDarmody,AssistantVicePresident,ResearchandEconomicDevelopment

JoanieMillane,formerAssistantVicePresident,AssetManagement

Dr.CharlesSturtz,VicePresident,AdministrativeAffairs

COLLEGEPARKCITY-UNIVERSITYPARTNERSHIPINC.

RobertoDeNecochea,ExecutiveDirector

CIVICASSOCIATIONS

HeberSilver,JerryAnzulovic(Alternate),BerwynDistrictCivicAssociation

KirkLitton,RobDay(Alternates),CollegeParkEstatesCivicAssociation

BillKelly,NorthCollegeParkCitizensAssociation

JamesMcFadden,OldTownCivicAssociation

BUSINESS/PROPERTYOWNERS

ThomasMilbourne,TheMichaelCompanies,Inc.

ThomasStokes,VicePresident,PrecisionSmallEngines,Inc.

AlanWanuck,Alario’sPizzaandformerCityCouncilmember

TedAnkeney,MarylandBookExchange,DowntownCollegeParkManagementAuthority

PRINCEGEORGE’SCOUNTYECONOMICDEVELOPMENT CORPORATION

RosalynClemens

Theplanninggroup’srecommendationswerestrengthenedandmodifiedduetotheinputof manyindividualswhoparticipatedincommunitymeetings.

PLANHIGHLIGHTS

THISPLAN...

Implementsthecommunity’svisionof transformingUS1intoagatewayboulevardwithamainstreetandtowncenter, containingmixed-usedevelopmentina pedestrian-friendlyandaestheticallyappealingenvironment.

RecognizesplanningeffortsbytheState HighwayAdministrationtoreconstructUS 1toenhancevehicular,transit,bicycle andpedestriansafety;andcreateanurbanboulevardwithlandscapedmedians andshouldersandotherroadwayand streetscapeenhancements.

Identifiesroadwayimprovementstoaccommodateredevelopmentalongthecorridorandensureahighqualityoflifein CollegePark.

Definesthedevelopmentcharacterdesired insixareasalongthecorridor.

Encouragesexpansionofthetowncenter toincludetheEastCampusareaofThe UniversityofMaryland(locatedinthe southeasterncornerofUS1andPaint BranchParkway),linkingtotheCollege Park-UniversityofMarylandMetroStation andincludingthe“KnoxBoxes”apartment arealocatedwestofUS1alongKnox Road.

Encouragesmultifamilyhousingnearthe campusasameansofreducingcommuter trafficandspurringretailandofficedevelopment.

Accommodatespotentialchangesinmarketconditionsbypermittingawiderange andmixofuses.

EncouragesthepreservationandenhancementofthePaintBranchStream Valleyasagreenwaycorridorlinkingthe universitytotheMetrostationandtoresidential,employmentandrecreationalareas.

EstablishesaDevelopmentDistrictOverlay Zone(DDOZ)toprovideaconsistentde-

signframeworkforallnewdevelopment, whileprovidingregulatoryflexibility throughsiteplanreview.

EstablishesaMixed-Use-Infill(M-U-I)Zone topermitamixofresidentialandcommercialusesinareasrecommendedbythe sectorplan.

Providesanillustrativelanduseanddesign conceptthatsuggestsapotentialdevelopmentalternativeforthephysicalimprovementandredevelopmentofthesectorplan area.

Recommendsaneconomicdevelopment strategyandactionplantoencourage landassembly,redevelopmentandrevitalizationofexistingcommercialproperties.

Includesasectionalmapamendment whichchangestheexistingzoningpattern toachieveconsistencywiththelanduse planandimplementstheM-U-IZoneand theDDOZalongwithappropriatedesign standards.

ABOUTTHISSECTORPLAN

AREADESCRIPTION

TheCollegeParkUS1CorridorSectorPlanis entirelywithintheCityofCollegePark,Prince George’sCounty,Maryland(Map1),except foroneparcel.Thesectorplanareacomprisesapproximately442acresandextends nearly3milesalongUS1(BaltimoreAvenue) fromtheCapitalBeltway(north)tothevicinity ofGuilfordDrive(south)(Map2).Theplan textreferstoUS1andBaltimoreAvenueinterchangeably.

BaltimoreAvenueformsthespineofthecorridorandisborderedonbothsidesbynearly continuouscommercialdevelopment.This commercialcorridoristhemainaccessto TheUniversityofMarylandandvariousdestinationswithintheCityofCollegePark.The easternandwesternboundariesofthesector planareirregularinshapeandextendno

morethanoneortwoblocksbackfromUS1. Thestripofcommercialbusinessesis boundedontheeastbyresidentialneighborhoodsandonthewestbyTheUniversityof Maryland,thePaintBranchStreamValley Park,andresidentialareas.Theareawestof downtownCollegePark,inthevicinityof KnoxRoadandGuilfordDrive,contains oldermultifamilyrentalandcondominium units.

TheheavilywoodedfloodplainofPaint Branchformsaneast-westopenspacelink alongthenorthsideofPaintBranchParkway. TheCSXRailroadtracksaretheeasternmost sectorplanboundary,whichisadjacentto theCollegePark-UniversityofMaryland Metrostation.TheCollegeParkUS1CorridorTodaychapterprovidesadditionaldescriptivedataandinformation.

WHYASECTORPLAN?

TheprocessleadingtopublicationofthissectorplanwasbegunbytheCityofCollege Parkin1993.Atthattime,thecityadopted A VisionofCollegeParkinthe21st Century,followinganextensiveinteractiveprocesswithin thelocalcommunity.Thiswasfollowedin 1995bythecity’s ComprehensivePlan,which includesasectionontheUS1corridorand towncenter,alongwithvisionstatements, strategiesandactionsneededtoimplement theplan.Thecity’svisionandplansetthe wheelsinmotionfordevelopmentofthissectorplan.

Toachieveitsvision,thecityrecognizedthe needformajorinfrastructureimprovements alongthecorridor.Thiswaspursuedthrough theState’sConsolidatedTransportationProgramwithPrinceGeorge’sCountyandthe MarylandStateHighwayAdministration (SHA).In1998SHAinitiatedtheUS1AlternativesStudytoaddresstrafficsafetyand managecongestion.

Alsoin1998thecityoptedtoparticipateina VisualPreferenceSurveyandVisionTranslationWorkshoprelatedtotheUS1corridor. ThestudywasconductedbyA.NelessenAssociates,Inc.,ofPrincetonNewJersey,and

wassponsoredbytheMarylandDepartment ofTransportationasaSmartGrowth initiative.Theresultswerepublishedin CollegePark,Maryland-SmartGrowthQuality CommunitySurvey.Localresidents,merchantsandstudentscametogethertodiscuss BaltimoreAvenueandtoadvancethecity’s earliervision.

TocomplementSHA’seffortsandtoadvance thecity’svision,thecityrequestedassistance fromTheMaryland-NationalCapitalPark andPlanningCommission(M-NCPPC)toundertakeasectorplantoaddresslanduse,urbandesign,andtransportationissues.The cityalsodesiredtoseepreviousplanning conceptsimplementedandtoleverageopportunitiespresentedbyrecentnearbydevelopment.TheopeningoftheCollege Park-UniversityofMarylandMetroStation, theconstructionofthePaintBranchParkway, andthecontinuedgrowthoftheuniversity createdexpectationsofarevitalizedresidentialandbusinesscommunityandanimprovedstreetscapealongBaltimoreAvenue. However,newdevelopmenthasbeenlimited alongthecorridorandtherevitalizationof olderareas,assuggestedinpreviousplanningconcepts,hasnotoccurred.

Inresponsetothecity’srequest,thePrince George’sCountyPlanningDepartment fundedpreparationofthesectorplaninthe FY2000budget.TheprojectteamwasassembledinNovember1999.

Thestatedpurposeofthesectorplanisto transformtheUS1corridorfromanoldhighwaycommercialstriptoarevitalizedgateway boulevardandtowncenter.Itsfocusisupon potentiallanduseneeds,trendsandopportunities,includingnewzoningtoolsanddesignstandardstohelppromotereinvestment andredevelopment.Thesectorplanprocess waschosenasthemostappropriatemechanismforevaluatingthemanypreviousplanningeffortsandotherchangesthathave occurredintheUS1corridorsincethelast comprehensiveplanningandzoningcycles in1989and1990,respectively.

Theprocessofamendingamaster(sector) planisdescribedinthePrinceGeorge’s

CountyZoningOrdinance.Theamendment isdevelopedthroughaseriesofstepsfrom preliminaryplanformationthroughapproval oftheplanbytheCountyCouncil(seeFigure 1).ThecompletesequenceoftheplanmakingprocessisshowninAppendixB.Also,a sectionalmapamendment(SMA)hasbeen processedconcurrentlytoimplementthe plan’slanduseandzoningrecommendationsandurbandesignstandards.TheSMA establishesappropriatezoningwithinaDevelopmentDistrictcontainingregulatorydesignstandardsforbuildingandsitedesign, parking,screening,bufferingandpublicareas.ThefullrangeofstandardsandtheirapplicabilityarediscussedintheDevelopment DistrictsStandardschapter.

THECOMMUNITY’SROLE

ThepublicparticipationprogramforthissectorplanissummarizedinFigure2.Itincludes anadvisoryplanninggroup(APG)oflocal representativesandthecommunity-at-large. Therolesandresponsibilitiesofeachareas follows:

TheAdvisoryPlanningGroup(APG)—consistingof16representativesfromallgeographicareasandinterestgroups.This groupmet11timeswithprojectstaffat CollegeParkCityHall.Alistofmembers andtheorganizationstheyrepresentisincludedinthebeginningofthisplandocument.Memberswereselectedbasedon nominationsfromtheuniversityandthe city,andfromwritten/verbalrequestssubmittedattheFebruary7,2000,publicforum.Thefinallistofmemberswas approvedbythePrinceGeorge’sCounty (District)Council.ThefirstAPGmeeting washeldonMarch23,2000.APGmet withprojectstafftoofferadviceinformulatingsolutionstotheissuesoriginally identifiedintheMarch2000document PreliminaryGoals,Concepts&Guidelines andPublicParticipationProgramforthe CollegeParkUS1CorridorSectorPlan. Meetingswereopentothepublicand projectstafffacilitatedeachmeetingand providedadministrativeandtechnicalassistance.Developmentofthepreliminary planandAPG’sdiscussionofitwas

assistedbythetwocommunity-based workshopsnotedbelow.Also,theplan-

ningteammetseveraltimeswiththebusinesscommunityregardingtheplanprocessanditsrelationshiptotheSHA improvementstudy.

TheCommunity—Communityinvolvement beganwiththeFebruary7,2000,public forum.Later,twocommunityworkshops wereheldattheCollegeParkCommunity CentertoreviewideasgeneratedbyAPG. AttheMay20,2000workshop,participantswerebriefedontheplanningcontext,issuesandlandusealternatives,and participatedinabreakoutsessiontooutlinethedesiredcharacterofdevelopment withinthecorridor.OnJune17,2000, previousfindingswerereviewed.Agroup

PUBLICFORUMPLAN PREPARATION

• Issue identification

• Participation program

• Publiccomments

• Community

• City

• University

• Planningstaff

• PlanningBoard

• DistrictCouncil

HEARING(S) PLAN ADOPTION (PlanningBoard) ANDAPPROVAL (DistrictCouncil)

Figure2 PublicParticipationProgram

PARTICIPANTS

TheCommunity InterestedPersons Meetings&Workshops

AdvisoryPlanningGroup (approximately10-20 members)

CityofCollegePark (upto3members)

TheUniversityofMaryland (upto3members)

CivicAssociations (1membereach)

Business/propertyowners (upto3members)

11AdvisoryPlanningGroup meetings(March2000February2001)

Communityworkshopsheld May20andJune17,2000

DevelopersRoundtableForum heldDecember11,2000

Stakeholdersworktogethertofindcommonsolutions.

Figure1

GeneralizedPlanDevelopmentProcess

exerciseallowedparticipantstoconsider potentialformsofdevelopmentforseveral areasalongthecorridor.Potentialimplementationtechniquesinzoningandtraffic mitigationissueswerealsodiscussed.

FollowingseveralAPGmeetings,aproposal wasmadetoenlargethesectorplanboundary.AsecondpublicforumwasheldonJune 1,2000,toreceivepubliccommentonthe proposal.TheDistrictCouncilapprovedthe boundaryenlargementonJune27,2000.

BothAPGandthecommunity-at-largeare encouragedtotakeanactiveroleinmonitoringtheimplementationoftheplaninthe yearsahead.

APPLICABILITY

Thissectorplanmapandtextamendsthe 1989 ApprovedMasterPlanforLangleyPark, CollegeParkandGreenbelt (PlanningAreas 65,66and67)fortheportionofPlanning Area66containingthesectorareaonly.The sectionalmapamendmentcontainedherein supersedesthe1990sectionalmapamendmentfortheportionofPlanningArea66containingthesectorarea.Thisplanalso amendsthe1982 MasterPlanofTransportation andthe CountywideTrailsPlan.Theplan isconsistentwiththerecommendationsofthe November2000InterimGeneralPlan.

Notethattheuseoftheword“shall”inthe sectorplantextindicatesthattheactionproposedreflectsanordinance(i.e.,clearlymandatedbyeitherstateorcountylaw)orreflects countypolicyregardinglanddevelopmentor otherplanningconsiderations.Theuseofthe word“should,”whilenotnecessarilylegally binding,indicatesthattheguidelineorproposalistobefollowedinallinstanceswhere therearenoextraordinarycircumstances whichwouldmitigateagainstit.

Therearefourcategoriesofrecommendationscontainedinthissectorplan:

Thefirstcategoryisthelanduse,urbandesign,transportation,environmental,and publicfacilityrecommendationswhichestablishthepolicycriteriausedtoevaluate developmentproposalsforconformance withtheplan

Residents,electedofficials,propertyandbusiness ownersparticipateinacommunityworkshop discussingideastotransformtheUS1corridor.

Thesecondcomprisesaneconomicdevelopmentstrategythatisintendedtoguide actionsaimedatretaining,expandingand attractingnewcommercialandresidential development

Thethirdcomprisesthesectionalmap amendment(SMA)whichcomprehensively rezonespropertytoconformwithandimplementtheplan’slandusepoliciesand establishestheDevelopmentDistrictOverlayZone(DDOZ)

ThefourthcategorycomprisestheDevelopmentDistrictStandardsandtableof permitted/prohibitedlandusesthatwillbe usedtoevaluatedevelopmentproposals, regulatenewdevelopment,andensure conformancewiththeplan’slanduseand urbandesignrecommendations

PLANNINGBACKGROUND

RELATIONSHIPTOOTHER PLANSANDPOLICIES

SeveralearlierplanshavecontinuingsignificancefortheCollegeParkUS1Corridor. Theyaresubsumedwithinthecontextofthis sectorplan.Thefollowingsummarizeshow thesepreviousplanningpoliciesrelatetothis sectorplan.

1982GENERALPLANANDMASTER PLANOFTRANSPORTATION

ThissectorplanisconsistentwiththeNovember2000InterimGeneralPlan.The2000InterimGeneralPlanreflectsthefundamental recommendationsofthecounty’sCommission2000 BiennialGrowthPolicyPlan,which supersedesthe1982 GeneralPlan.Therecommendationsrepresentacomprehensive smartgrowthinitiativethatutilizesasystemof growthtiers,corridorsandcenterstoguide futurelanduseanddevelopmentinthe county.Thesectorplanareaiswithinand subjecttodevelopmentandrevitalization policiesrecommendedforCorridorsandDevelopedTierwithinthe2000InterimGeneral Plan.

The1982 MasterPlanofTransportation reflects thestatusofBaltimoreAvenueandUniversity Boulevard/GreenbeltRoadasproposedarterialhighwayswith4-6lanesandrights-of-way of100-120feetand120-200feet,respectively.However,US1,withinthesectorplan boundary,isdowngradedtoafour-lanedividedmajorcollectorasdiscussedintheTransportationandCirculationchapter.

THE1989LANGLEYPARK-COLLEGE PARK-GREENBELTMASTERPLAN

Thismasterplansetsforthlanduse,public facilities,environmentalandzoningrecommendationsforPlanningAreas65,66and 67.ThesectorplanisinPlanningArea66 andamendstheportionoftheareacontainingthesectorarea.The1989masterplan evaluatestheproblemsandissuesalongthe US1corridorandemphasizeslandassembly,protectionofresidentialareas,limited

commercialexpansion,development controlsimposedthroughanoverlayzone, reductionofaccessfromsidestreetsandindividualproperties,improvedparkingand sidewalks,increasedlandscaping,better signage,andremovalofobsoletebuildings. Therecommendedoverlayzonewasintendedtoestablishdevelopmentanddesign criteriaforguidingfuturedevelopment,at suchtimeasthecountyadoptsanoverlay concept.The1990SMAbroughtthezoning throughouttheareaintoconformancewith themasterplan.

THE1995CITYOFCOLLEGEPARK COMPREHENSIVEPLAN

In1995,theCityofCollegeParkadopteda ComprehensivePlan,completinga three-yearplanningprocesswhichincluded anextensivevisioningeffort.Thecity’splan recommendsimplementationstrategiesrelatedtocitywideissues,includingthosepertinenttoUS1andthetowncenter.The comprehensiveplanaffirmsthecity’sintentto implementthethen-sevenstatevisionscontainedinthe1992MarylandEconomic Growth,ResourceProtectionandPlanning Act.

Thecity’splanacknowledgesthatformalauthorityforplanningandzoningmattersinthe cityrestswithM-NCPPCandthePrince George’sCounty(District)Council.Therefore itisthe1989LangleyPark-College Park-Greenbeltmasterplanandamendments thereto,includingthe1990SMA,ratherthan the1995 CityofCollegeParkComprehensive

TheCityofCollegePark’svisionfortheUS1corridor providedtheframeworkforthesectorplan’s development.

Plan,whichisrecognizedundercountyand statelawasthelegaldocumentguidingland useanddevelopmentwithinthesectorplan area.Theinformationbrochurethatwaspreparedinconjunctionwiththeopeningpublic forumheldonFebruary7,2000,drewextensivelyontheproposalsandrecommendationsofthecity’scomprehensiveplan.

THE1992MARYLANDECONOMIC GROWTH,RESOURCEPROTECTION ANDPLANNINGACT

Thislegislationwasenactedtoencourage economicgrowth,limitsprawldevelopment, andprotectthestate’snaturalresources.It establishesconsistentgenerallandusepoliciestobelocallyimplementedthroughout Maryland.Thesepoliciesarestatedinthe formofsevenvisions,whichfollow.During the2000SessionoftheMarylandGeneral Assembly,Vision8wasadded.

1.Developmentisconcentratedinsuitable areas.

2.Sensitiveareasareprotected.

3.Inruralareas,growthisdirectedtoexistingpopulationcentersandresourceareasareprotected.

4.StewardshipoftheChesapeakeBay andthelandisauniversalethic.

5.Conservationofresources,includinga reductioninresourceconsumption,is practiced.

6.Toassuretheachievementof1through 5above,economicgrowthisencouragedandregulatorymechanismsare streamlined.

7.Adequatepublicfacilitiesandinfrastructureunderthecontrolofthecountyor municipalcorporationareavailableor plannedinareaswheregrowthistooccur.

8.Fundingmechanismsareaddressedto achievethesevisions.

Theeightvisionsareasetofguidingprinciplesthatdescribehowandwheregrowthand developmentshouldoccur.Theyestablisha landandwaterstewardshipethictoguide state,county,municipalandprivatesector decisionsregardinggrowthanddevelopment.Theactacknowledgesthatthecomprehensiveplanspreparedbycountiesand municipalitiesarethebestmechanismtoestablishprioritiesforgrowthandresource conservation.Onceprioritiesareestablished, itisthestate’sresponsibilitytosupportthem.

AllofthesevisionsalreadyformthebackgroundoftheNovember2000InterimGeneralPlanandareaddressedinthecity’s 1995plan.Thissectorplancontinuestorecognizeandsupportthosethatarerelevant. The1992actrequiresconsistencybetween localmasterplansandregulations,including zoning.Thusamajorobjectiveofthissector planistodevelopastreamlinedregulatory frameworkwhichminimizesdiscrepancies betweentheplanandothercountydevelopmentregulations.

THE1997SMARTGROWTHAND NEIGHBORHOODCONSERVATIONACT

Theactbuildsonthefoundationoftheeight visionsadoptedinthe1992Act,as amended.Theactisnationallyrecognizedas aneffectivemeansofevaluatingandimplementingstate-wideprogramstoguide growthanddevelopment.

Localgovernmentsarerequiredtoperiodicallyupdatecomprehensiveplansinorderto reflectthevisionsoftheact.Theactinfluenceseconomicgrowthanddevelopmentby directingstateexpenditurestopriorityfundingareas,suchastheCityofCollegePark.

Twosubsequentbills(collectivelyreferredto asSmartCodes)wereenactedbytheState GeneralAssemblyin2000tofurtherthe SmartGrowthconcept.Thebillsprovide modeldevelopmentregulationsandofferincentivestolocalgovernmentsthatadoptthe modelorsimilarlegislation.TheMaryland BuildingRehabilitationCode(SenateBill 207)promotestherehabilitationofexisting buildingsbyintegratingexistingcodes,separatingrequirementsforrehabilitationfrom

thosefornewconstruction,andintroducinga slidingscalesothatsmallerrehabilitation projectshavefewercoderequirementswith whichtocomply.Thesecond(HouseBill285) requirestheMarylandDepartmentof Planningtodevelopmodelinfilldevelopment andcompactmixed-usetoolsto(1)support andenhancethedevelopmentoflandinexistingcommunitiesand(2)promotecompact newdevelopmentinpriorityfundingareas.

Asaresultofthesebills,theMarylandDepartmentofPlanninghasdevelopedthe CompactMixed-Use(CMU)OverlayZone,a modelcodeforpotentialadaptationandlocaluseinidentifiedpriorityfundingareas, suchastheCityofCollegePark.Thezonerequiresarangeofresidentialdwellingtypesin averticalandhorizontalmixofsupportive commercialuses.Minimumresidentialdensityissevenunitsperacre,withoneunitper acreresultingfromuseofaTransferofDevelopmentRights(TDR)technique.Themodel containsstandardsforopenspace,landscaping,publicfacilities,parking,etc.

Thissectorplanencouragesresidentialand mixed-useinfilldevelopmentalongUS1in bothverticalandcompactbuildingformsfor thepurposeofconcentratingdevelopment. TheMixed-Use-Infill(M-U-I)Zoneisusedin thissectorplantoimplementmixed-useresidentialandcommercialdevelopmentandis basedontheprovisionsofthestate’smodel CMUOverlayZonecode.Also,thecounty’s November2000InterimGeneralPlanrecommendsconsiderationofaninvestigation ofoptionsforestablishingaTDRprogramfor useinDevelopedTiercommunitiessuchas CollegePark.

COMMISSION2000 RECOMMENDATIONS

Between1995and1997thePrinceGeorge’s CountyCouncilundertookanextensivestudy ofgrowthmanagement,adequatepublicfacilitiesordinances,andtheexistingdevelopmentpipelineinthecounty.Buildingonthese initiativestheCouncilcreatedCommission 2000,a53-member,broad-basedadvisory paneltodevelopandrecommendagrowth managementplanandastrategytoachieve

it.Commission2000publisheditsfinalreportinJuly2000,entitled Commission2000, FinalReport,BiennialGrowthPolicyPlan.The CountyCounciladoptedtherecommendations,withamendments,astheBiennial GrowthPolicyPlaninNovember2000,which becametheNovember2000InterimGeneralPlan.Keyrecommendationsendorsedby thissectorplanincludethefollowing:

RecognizingtheCollegeParkUS1CorridoraspartoftheDevelopedTierandas partofoneofsixdesignatedcorridors. Recommendedcountyprioritiesforthese areasgenerallyinclude:

Strengtheningneighborhoodsand encouragingcompatibleinfill.

Encouragingredevelopmentand revitalizationthatcanbesupportedby existingorplannedtransportationand schoolcapacity.

Encouragingamixofresidentialand nonresidentialdevelopment.

Encouragingtransit-andpedestrianorienteddevelopment.

Targetingpublicinvestmentthatwill promoteprivateinvestmentinthese areaswithtoolssuchasfinancial incentives,simplifieddevelopment reviewprocesses,redevelopment assistance,preferentialfeestructuring, rezoningofvacantorunderutilizedland toachieveplanneddensities,and permittingatenpercentincreasein densityasatransferabledevelopment rights(TDR)receivingarea.Asnoted above,thecountydoesnothaveaTDR programatpresent.

Recognizingthesectorplanareaaspartof theproposedRevitalizationOverlaypolicy. Thispolicyencouragesreinvestmentin andredevelopmentofoldercommercial areasandcommunitiesthroughpublicinvestments,incentivesandcoderevisions. ThesectorplanutilizestherecentlyenactedDevelopmentDistrictOverlayZone (DDOZ)legislationtoestablishdesign standardsandprovideflexibledevelopmentreviewprocedures.Also,thenew

Mixed-Use-Infill(M-U-I)Zoneusedinthis sectorplanwillpermitmixedresidential andcommercialinfilldevelopmentwithin theareaunderspecificconditions.

Recognizingthesectorplanaspartofthe EnvironmentalResourcesOverlay(ERO), whichencouragesestablishmentofanetworkofopenspace,parklands,woodlands,waterways,streamvalleys,and wetlandsthatpromotenaturalhabitats andspeciesretention.Withinthesector plan,PaintBranchStreamisrecommendedtobecomeacomponentofthe ERO.

Recognizingthepriorityrecommendations oftheNovember2000InterimGeneral Plan:qualityschools(Priority1);qualityeconomicdevelopment (Priority2);compatible developmentandredevelopmentinbuilt-upareas(Priority3);adequatepublicfacilitiesin areastargetedforinfillandredevelopment (Priority4);environmentalprotection(Priority 5);transitsupport(Priority6);andhighqualityhousing(Priority8).Priority7isnotpertinentasitsfocusisonfarmlandpreservation.

COLLEGEPARKUS1CORRIDORCHARACTERISTICS

AREAPROFILE

Thefollowingdescriptivedataprovidesan overviewoftheUS1corridorinCollegePark asitexistedinMarch2002.Aninventoryof landuseisprovidedinTable1andshownon Map3.Table2providesaninventoryofzoningpriortoapprovalofthissectorplanand sectionalmapamendment,asshownon Map4.TherewerenochangestoeitherinventorybetweenMarch2000andplanapproval.

Thesectorplanincludes442acresofwhich 279acresaredeveloped(63percent).There are132acres(30percent)incommercial use,62acres(14percent)inresidentialuse, and8acresinpublic/quasi-publicuse.The UniversityofMarylandowns78acres.

Approximately300businessestablishmentscomprisenearly1,625,000square feetofcommercialretail,office,service, andpersonalservicespace.

Commercialdevelopmentispredominatelyinastripdevelopmentformalong US1,northofPaintBranch.Downtown CollegeParkisdevelopedinamoretraditionalcompactandmainstreetform.

Thepredominantzoningcategoryinthe corridorpriortoplanandsectionalmap amendment(SMA)approvalwastheCommercialShoppingCenter(C-S-C)Zone (118acres),withsubstantiallysmaller amountsofCommercialOffice(C-O)and GeneralCommercial(C-2)zoning.The

Source:M-NCPPC,FieldSurvey,March2002. Note:Allacreageisapproximate.

Table2

ZoningPriorto2002SMAApproval CollegeParkUS1Corridor

Source:M-NCPPC,March2000. Note:Allacreageisapproximate.

entireroadfrontageindowntownCollege Parkisalsozonedcommercial.Zoningapprovedaspartofthe2002SMAisshown inTable10intheSectionalMapAmendmentchapterofthisplan.

Residentialdevelopmentconsistsofapproximately40single-familydetached dwellingsand57townhouseunits.There areapproximately450multifamilyapartments,withapproximately350located westofdowntownCollegeParkinthevicinityofKnoxRoadandGuilfordDrive, whichalsoincludesthe“KnoxBoxes” apartmentarea.Approximately1,125studentsliveinuniversityhousingintheEast CampusareawhichiseastofRitchieColiseumandincludesFraternityRow.

FurthernorthandwestofUS1commercial frontagepropertiesaretwosmallestablishedsingle-familyresidentialneighborhoodsalongAutovilleDrive;onelocated betweenUniversityBoulevardandErie Street,theothersouthofCherryHillRoad.

In2001,TheUniversityofMarylandhad 24,600full-time,8,500graduate,and 7,650part-timestudents.Therewereapproximately7,000full-timefacultyand staff.Theuniversity’sEastCampusareais withinthesectorplanareaandincludes variousuniversitymaintenanceandfacility supportfunctionson78acres.

In2001,TheUniversityofMarylandShuttleservedover5,000dailyriders (1,000-2,000atnight).ThenearbyCollegePark-UniversityofMarylandMetro Station,whichisadjacenttothesectorplan area,generatedapproximately7,000rail ridersperday.

Theoverallcharacterofdevelopmentalong US1wasestablishedinthepost-WorldWar IIeraofsuburbanization.Themajorityof propertiesfrontingUS1weresubdivided duringthe1930sand1940sforboth residentialandcommercialdevelopment.

Overtheyearscommercialrezoningsincreasedandresidentialstructureswereoftenconvertedtocommercialuse.The commercialstripcharacteremergedin earnestduringthe1960s,priortoamaster planforthearea.

AREACHALLENGES

Thefollowingvisionstatement,problemsand issuesareexcerptstakenfromthecity’s1995 comprehensiveplan.Theyareintendedtoillustratetherangeofissuesandproblemsthat challengetherealizationofopportunitiesto revitalizeUS1andthecreationofflexible planningandimplementationstrategies.

1995CITYOFCOLLEGEPARK COMPREHENSIVEPLAN

Thefollowingvisionstatementfromthecity’s planspeakstotheopportunitiesthatthissectorplanisaddressing:

“Route1is...aboulevardwithaninspiring visualimagethatemphasizesthepedestrianqualityofthestreet.Thecorridorhas beenrevitalizedtoprovideanappropriate mixofshopping,institutional,service,office,residentialandopenspaceuseswhich serveresidents,theUniversitypopulation, andvisitors.Thewidthofpavementhas notincreasedandnewdevelopmenthas beenpermittedtolocateneartheroad, creatingacorridorthatiscomfortablefor pedestriansandbicycles.Alternativetraffic routesforcommuterand‘through’traffic

havebeendevelopedandprovideother accesspointstotheUniversity.”

Theproblems,issuesandchallengesthat standinthewayofachievingthisvisioncan besummarizedbythefollowingexcerpts takenfromthecity’splan:

Pedestriansafety:

“Inadequateprovisionsforpedestrian movementandsafety;

“Signsandutilitypoles... locatedinthe middleofsidewalks,blockingpedestrian’s passage;

“Crosswalksandsafetyislandsare generallylacking;

“Sidewalkslierightagainsttraffic,with noplantingstriptobufferorsafeguard pedestrians.”

Vacantandunderutilizedpropertiesprovide opportunitiesforinfillandredevelopment.

Vehicularaccessishaphazardwithuncontrolled left-turnlanes.

Trafficandcirculation:

“Continuousuncontrolledleft-turnlanes (suicidelanes);

“Difficulttoaccesscross-streets;an increasingtrafficaccidentrate;inadequate alternativestotheautomobile.”

US1containslow-profilesprawlingcommercialstrip development.

Commercialdevelopment:

“Businessestypicallylocatedonsmall lotswithlittleornocongruityintermsof setback,landscaping,signageorparking lotlay-out.Commercialusesontheeast sideofRoute1arecharacterizedby shallowlotdepthsofapproximately100 feet;

“Buildingparcelsarecharacterizedby individualcurbcuts,sometimesseveral onasingleproperty,limitedparking, andnarrowormissingsidewalks.”

Appearanceandamenities:

“TheimageofRoute1isthatofa sprawlingcommercialstripoflow-profile buildingsonaseaofpavementand minimallandscaping;

“ConflictsbetweenRoute1commercial andadjacentresidentialusesinclude noise,visualblight,spill-overtrafficand parking;

“Amenitiessuchasbenches,bus shelters,trashreceptacles,andstreet directoriesarelacking.”

Basedonthesedescriptiveconditions,the city’splanidentifiestheneedforanupgradedhighway,streetscapeandpedestrian improvements,andforredevelopment.The planacknowledgesthat:

“...existinglandusecontrolsarenotadequatetoregulatedevelopmentalongthe corridor.Designguidelinesandsiteplan reviewareneededtoinsurebetterquality developmentandaesthetics.Signcontrols andscreeningofparkingneedtobeenforced.Existingparcelsneedtobecombinedtoprovidelargerbuildingsites.”

TheLandUseandUrbanDesignchapter providessomeadditionalbackgroundinformationanddiscussestheconceptsbywhich thissectorplanaddressesthesechallenges.

Thepatternofdevelopmentisinsmall,narrowlots frontingUS1,makinglandassemblydifficult.

LANDUSEANDURBANDESIGN

ThissectorplansupportsthevisioncontainedintheCityofCollegePark’sComprehensivePlan totransformthestripdevelopmentcharacterofUS1withinthecityintoarevitalizedgateway boulevard.Thegatewayboulevardconceptintegratestheimplementationofthestate’s plannedhighwayandpedestrian-friendlystreetscapeimprovementswithopportunitiesfor changingthecharacterofpropertiesadjacenttothecorridorthroughcompactinfilldevelopment.Arangeofnewmixed-usedevelopment,includingresidentialuses,areencouraged.Implementationofthegatewayboulevardconceptwillbeguidedbynewstandardsofurban designthatwillhelpdefineagreatlyenhancedentrywaytoCollegeParkandMaryland’sflagship university.

GOALS

Createanattractiveandvibrantgateway totheCityofCollegeParkandTheUniversityofMaryland.

Provideforconcentrationsofvertical, mixed-usedevelopment,includingretail, service,officeandresidential,inappropriatelocationstoexpandopportunitiesfor living,working,shoppingandstudying withinthecorridor,whilereducinguseof theautomobile.

Balancetheneedforlandassemblyand redevelopmentwithsensitivitytoimpacts uponexistingbusinessesandadjacent neighborhoods.

Supportpublicsectorreinvestmentinreconstructionofthecorridortocomplement newlanduseregulationsandnewdevelopment.

Identifyandstimulateappropriateredevelopmentthatcanrespondtochanging marketforces.

Encouragequalitydevelopmentbyutilizingnewmixed-useinfillzoningandurban designconcepts,streamliningthedevelopmentreviewprocess,andsuggestingmarket-orientedincentivesandpartnerships.

BACKGROUNDANDISSUES

BACKGROUND

Thesectorplan’slanduseandurbandesign conceptsandrecommendationsareguided bytheproblems,issuesandopportunities identifiedinpreviousplans,planningstudies,

andtheJanuary2000 PublicForumInformationBrochure.TheIntroductionchapterinthis plangivesanoverviewofthesepriorefforts andprovidesadescriptionofthearea’splanningchallenges.

Twostrikingobservationsofthearea’sproblemsandopportunitiesareexcerptedfrom thecity’s1998 SmartGrowthQualityCommunitySurvey:

“US1’sdeplorableconditionisexperienceddailybymultitudesofdriversandby theUniversityofMarylandstudentsand faculty.OfparticularconcernfortheUniversityistheconstantstreamofyoungand impressionablemindswhichhavetoexperiencethisaspartoftheirformaleducation. Thisareabegsforredevelopmentasasymbolofhopeandtoencourageyoungpeople tofindjoyanddelightinurbanplaces–not thedepressionanddysfunctionalityofa grungeenvironment.”

Itcontinues,however,bystating:

“BaltimoreAvenuecouldbecomeoneof thegreatexamplesofurbantransformation,fromthecurrent,generallynegative stripcommercialauto-dominatedsenseof place,intoalivablecommunityembodying thebestprinciplesofSmartGrowthand SmartTransit.”

Toachievethis,thesurveyrecommendsthe following:

Reengineerandredevelopthehighwayas aboulevardandmainstreetinspecificlocations,withappropriatestreetscapeimprovements

ImplementarchitecturalanddesignstandardsforeverylotandbuildingalongUS1

Establishmixed-usezoningtoallowresidentialovergroundfloorcommercial

ISSUES

Theissuesandopportunitiesrepeatedlymentionedinallofthepreviousstudiesandplans canbesummarizedasfollows:

Newdevelopmentneedstobeconcentratedinclustersofcompactandvertical mixed-usedevelopmentthatcomplement ratherthancompetewitheachother

Opportunitiestoreduceuseoftheautomobileneedtobeexploredandthepedestrianqualityofthestreetimproved

Newplanningandzoningtoolsare neededtoallowthemixingoflanduses andtoestablishhighstandardsofurban designfornewdevelopment

DowntownCollegeParkneedsadefined towncenterthatfunctionsasacenterof communityactivitywithacomplementary mixoflanduses

Studenthousingneedstobeimprovedand locatedonornearthecampus

Single-familydetachedneighborhoods adjacenttoUS1needtobepreservedand protectedfromincompatibleuses

Redevelopmentopportunitiesareconstrainedbytheneedforlandassemblyand public/privatepartnershipsareneededto assistimplementation

CONCEPTS

LANDUSECONCEPT

Thelanduseconceptiscomprisedofseveral elementsdescribedbelow:

1.Thecorridorisdividedintosixareasfor thepurposeofexaminingissuesand opportunitiesandformulatingrecommendations.Eachareahasbeenfurtherdividedintosubareasforthe purposeofdefiningthedesiredland

usetypes,mixes,andcharacterofdevelopment(seeMaps5and6).

2.Highwayimprovementsarelinkedwith landuseimprovementstoachievea gatewayboulevard.Theplancallsfor reconstructionofUS1withalandscapedcentermedian,landscaped stripsalongtheroadway,newsidewalks,bikelanes,aswellasapedestrian-oriented,mixed-usedevelopment character.

3.Thelanduseconceptprovidesflexibility sothatfuturedevelopmentcanbedeterminedbymarketdemandwithinthe contextofthedevelopmentcharacter recommendationsforeachareaand subarea.Afullrangeofcommercial usesispermittedandhigherdensityresidentialusesareencouraged.These landusesmaybemixedonasinglesite orcombinedwithinasinglebuilding. Newlegislation,theMixed-Use-Infill (M-U-I)Zone,isutilizedtoallowamixof residentialandcommercialdevelopmentwithinthesectorplanboundary. Thiswillincreaseopportunitiesfornew multifamilyandstudenthousingtobe builtwhich,inturn,willenablemore peopletolivenearworkandschool, therebyreducingthenumberofvehicle milestraveled.

4.TheDevelopmentDistrictOverlayZone (DDOZ)isusedtoimplementsiteplan reviewbythePlanningBoardtoensure thatdevelopmentisincompliancewith thelandusetypesanddevelopment characterrecommendedintheplan.

URBANDESIGNCONCEPT

Toachievethevisionsforthecorridorand towncenterarea,specificurbandesignprinciplesareneededtoguidethephysicalform ofnewdevelopment.Theseprinciplesneed to:

Promotecompact,pedestrian-friendly neighborhoods Delineateaclearlydefinedtowncenter

LEGEND

..... SectorPlanBoundary

Area1:

1a.WestofDowntown

1b.WestsideofUS1

1c.EastsideofUS1

1d.SouthofPaintBranch Parkway

1e.Metro-relatedarea

Area2:

2a.WestsideofUS1

2b.NorthofPaintBranch Parkway

Area3:

3a.WestsideofUS1

3b.EastsideofUS1

Area4:

4a.WestsideofUS1,south ofMD193

4b.EastsideofUS1,south ofBranchvilleRoad

4c.SEcornerofUS1/MD193

4d.WestsideofUS1,north ofMD193

4e.EastsideofUS1,north ofMD193

4f.Westside,betweenFox Street&HollywoodRoad

Area5:

5a.AutovilleDrive-South

5b.AutovilleDrive-North

Area6:

6a.WestsideofUS1

6b.EastsideofUS1

AreasandSubareas

Publicamenitiesareanintegralcomponentofmixedusedevelopments.

Publicspacesserveasthefocusofactivityforatown center.

Integratepublicspaceswithnewbuildings

Provideconvenientaccesstotransitand othernonvehicularmodesoftransportation

Emphasizethespatialrelationshipof buildingstothestreet

Theurbandesignconceptiscomposedofthe followingelements:

1.Reaffirmationofthecity’svisionfora towncenter.Accordingtothecityvision statement:

“Atrue‘towncenter’iscreatedinthe downtown,featuringanattractive,pedestrian-orientedenvironmentwith diversecommercial,residentialand publicuses,whichhasadequateparkingandeasyaccessbyfoot,bicycle, masstransit,andautomobile.... Commercialgrowthhasfocusedon revitalizingexistingcommercialareas, withnewmixed-uselanddevelopment.”

Thetowncenterconceptincludesthe followingelements:

Apedestrian-orientedstreetenvironmentandverticalmixed-usebuildings

Buildingslocatedclosetothestreet separatedbywidesidewalks

Convenientpedestrianaccessprovidedbetweenuses

Concentrationsofcivic,institutional, commercial,entertainment,lodging andconferencefacilities,residential, andvariouscommercialretailand officeuses,allowingvisitorstoaccomplishmultipletaskswithonetrip

Unobtrusiveparkingstructuresand sharedparkingfacilitiesthatare compatiblewiththedesignandscale ofbuildings

2.Thepromotionofcompactand mixed-usedevelopmentasdefinedbelow:

Compactdevelopment isgenerallydefinedasbuildingslocatedclosetothe streetfrontageandclosetoeach other.Parkingisavailableonthe streetorislocatedtotherearof buildings.Individualbuildingscanbe eithersingleormixed-useandmay containseveralfloors.Theoverallimpressioncreatedforthepassing

Civicusesareanimportantcomponentofatown center.

pedestrian,bicyclistormotoristis immediateandinteresting,andencouragesindividualstoenterbuildingsfromthestreet.Downtown CollegePark,betweenCollegeAvenueandKnoxRoad,isagoodexampleofcompactdevelopment.

Verticalmixed-usedevelopment is generallydefinedasacombination oflanduseswithinasinglebuilding. Thetypicalarrangementincludesretailonthegroundfloor,providingdirectaccesstopatronsentering buildingsfromadjoiningstreetsor sidewalks.Theremainderofthe buildingisusuallyoccupiedbyasingleuse,suchasresidentialapartmentsoroffices.Verticalmixed-use buildingshelpreduceindividual traveldistancesandtheuseofautomobiles.

3.Reaffirmationofamainstreetcharacter forUS1fromdowntownCollegePark toBerwynRoad.Amainstreetcharacter has:

Compactdevelopmentalongthe streetedges

Astrongpedestrianenvironmentwith buildingslocatedclosetothestreet, separatedbywidesidewalks,and withamenitiessuchasstreetfurniture andplazas

Aprimarilyretailenvironmentwitha mixofcommunity-relatedshopping, institutional,service,office,residentialandopenspaceuses

Convenientlylocatedsharedand structuredparkingfacilities

4.UtilizationoftheDevelopmentDistrict OverlayZone(DDOZ)toregulatethe designandlayoutofnewdevelopment. UseoftheDDOZwill:

Implementnewdesignstandards throughsiteplanreview

Providetheopportunitytoreview eachnewdevelopmentforconfor-

mancewiththesectorplanandits DevelopmentDistrictStandards. Eliminatetheneedfortheseparate filingofzoningapplications,special exceptions,departuresfromparking andloadingdesignstandards,and variances,therebystreamliningthe developmentreviewprocessandencouragingeconomicreinvestment. SuchissuesareresolvedduringreviewofasiteplanbythePlanning Board,astherequestmustconform

Compactdevelopmentencouragespedestrianactivity alongthestreet.

Verticalmixed-usedevelopmentpromotesawalkable towncenter.

Themainstreetemphasizesretailactivityinapedestrian-friendlyenvironment.

withthelanduserecommendations ofthesectorplanandthedesign standards.

ExemptexistingbusinessesfromDevelopmentDistrictStandardsandsite planreviewuntilsuchtimeasthey areenlargedorredeveloped.Thisis explainedinmoredetailintheapplicabilitysectionoftheDevelopment DistrictStandardschapter.

5.Useofanillustrativeconceptdrawingto suggestapossibleredevelopmentscenarioalongwithillustratingurbandesignprinciplesandrelationships.Maps 8-1through8-6,attheendofthis chapter,depicttheIllustrativeConcept. Themapsdepictanintegratedlanduse conceptwitharrangementsofbuildings,publicspaces,amenities,access roads,andparkinglocations.

RECOMMENDATIONS

Basedonidentifiedlandusegoals,issues, andtheaboveconcepts,theplanmakes eightcorridor-widerecommendationsregardinglanduseandzoning,andthreecorridor-widerecommendationsregarding urbandesign.Indevelopingtheserecommendations,theplanhasminimizedimpacts uponexistingbusinesses.Theapprovedland useplanisshownonMap7.

CORRIDOR-WIDELANDUSEAND ZONINGRECOMMENDATIONS

1. ReconstructUS1asagatewayboulevard toimproveboththefunctionandthe characteroftheroadway—AsUS1isreconstructedinaccordancewiththefinal plansapprovedbySHA,itwillinclude thevariousvehicular,pedestrian,bicycle,transit,andaestheticenhancements ultimatelyagreedtobythecommunity.

Theplansupportsthefour-lanedividedreconstructionalternativeproposedbySHAfortheUS1corridor withinthesectorplanarea(see TransportationandCirculationchapterforfurtherdiscussion).

Theplanrecommendsthateveryattempttoconsolidateandmanageaccesspointsbepursuedduring detailedsiteplanreview.Thesame appliestothereviewofparkingwith theaimtoencouragesharedand/or structuredparking.

2. Encourageexistingbusinessestobepart oftheredevelopmentprocess—Theplan encouragestherelocationofexisting freestandingbusinessesintonew, mixed-usebuildingsorontoredevelopedproperty.

Duringlandassemblynegotiations, everyeffortshouldbemadeto accommodateexistingbusinesses withinthecontextofredevelopment. TheapplicabilitysectionoftheDevelopmentDistrictStandardschapterprovidesspecificexemptionstoexisting

usesfromthestandardsandsiteplan review.

3. Establishaspecificcharacterforeach areaandsubarea—Aspecificdevelopmentcharacterintendedtoguidethe typeofuseandformofdevelopmentis recommendedforeachareaandsubareawithinthesectorplan,asdiscussed intheAreaandSubareaRecommendationssectionofthischapter.

4. EstablishaDevelopmentDistrictOverlay Zone(DDOZ)coterminouswiththesectorplanarea—TheDDOZestablishes developmentstandardstoimplement thesectorplan’slanduseandurban designrecommendations.Thedevelopmentstandardswillregulatetheform andtypeofnewdevelopment(seethe DevelopmentDistrictStandardschapter foradditionaldiscussion).

5. Changeexistingzoningtoreflectthesectorplan’slanduserecommendations Theplanutilizesanewmixed-usezone thatallowsresidential,commercialor mixedresidentialandcommercialinfill development.TheMixed-Use-Infill (M-U-I)Zoneisintendedtoprovidedevelopmentflexibilityinrespondingto marketneedsbyallowingresidential and/orcommercialuseinappropriate locations.Itcanalsobeappliedupon individualapplicationandapprovalof arezoningrequestunderprovisionsof theDDOZoneafterSMAadoption.The SMAappliestheM-U-IZoneininstanceswheretheCommercial ShoppingCenter(C-S-C)Zone,CommercialOffice(C-O)andGeneral Commercial(C-2)Zoneexist.Itisalso appliedwhereresidentiallyzonedpropertiesareownedbyapublicentityand landassemblyisnotanissue.Existing automobiledealerships,formerlylocatedintheC-2Zone,arerecognized aspermitteduseswithintheM-U-IZone intheDDOZ’sTableofPermittedUses.

Retainexistingzoningincertaininstances—Throughoutthesectorplan area,privateresidentialpropertyisin small,individuallyownedlotswhere landassemblyisneededbeforeredevelopmentcanoccur.TheSMAhasnot rezonedprivateresidentialproperties becausenoredevelopmentproposal waspendingatthetimeofSMAapproval,exceptwherelandassembly hadoccurredinSubarea5b.These propertiescouldberezonedunderprovisionsoftheDDOZatsuchtimeassufficientlandassemblyhasoccurredto supportapprovalofadevelopment proposalfoundtobeinconformance withboththesectorplan’slanduseand theDDOZ’sdevelopmentdistrictstandards.

7. Retail,office,hotelandmultifamilyuses arerecommendedasthemostintensive useswithinthesectorplanarea. Theintentoftheplanistoprohibitindustrial uses,includingconsolidatedstorage andwarehouses,andtolimitnew auto-relatedsalesandservicestospecificsubareas.Also,useswithdrive-in ordrive-throughwindowsareprohibitedinSubareas1and3,wherecompact,pedestrian-orienteddevelopment shouldbelocated.Theexceptionisfor existinguseswheredrive-inor drive-throughwindowsmustberemovedbecauseofgovernmentactions. Insuchcases,theyshallbeconsidered permittedusesinSubarea3only.Inaddition,theTableofPermittedUses(Tables17and18)furtherrestrictsother usesdeemedundesirablewithinthe contextofachievingthegoalsofthis sectorplanandthecity’svisionsforthe US1Corridorandtowncenter.

8. AllowexpansionoftheCollegePark DDOZboundaryonlyunderspecificconditions—TheCollegeParkDDOZiscoterminouswiththesectorplan boundary.However,theDDOZregulationsallowamendmentstotheDDOZ boundary,underlyingzoningandlistof

permittedusesbytheDistrictCouncil,or uponpetitionofapropertyowner whoselandiseitherin,adjoining,or separatedbyaright-of-wayfromthe developmentdistrict.

Thesectorplanrecognizesthepossibilityoffuturerequeststoexpand commercialzoningbeyondtheplan boundary.Thiscouldincludetherear portionofblocksalongtheeastside ofUS1insubareas3b,4b,4c,4e and6b.Thispotentialtoextendzoningandcommerciallanduseinto thesesplitblockareasshouldonlyrelatetopossibleright-of-wayexpansionalongtheeastsideofUS1and theimpactsuchexpansionmayhave uponexistingbusinessesfrontingUS 1inthesenarrowportionsofthesectorplanarea.

Also,itisrecognizedthatownersof propertiesoutsideofbutadjoiningan areaintheDDOZcouldrequesta changeintheDDOZboundaryanda changeintheproperty’sunderlying zoneifthepropertyisaddedtothe DDOZ.Inallcases,theplanrecommendsthefollowingbeevaluatedin anyrequesttoexpandthesectorplan boundary:

(1)Anyexpansionoftheboundary beyondthezoningboundaries grantedaspartofthisplan’ssectionalmapamendmentshouldoccur onlytoaccommodateexistingbusinessusesthatareimpactedby right-of-wayexpansionalongUS1

(2)Lotsacquiredforpurposesofexpansionshouldabutthecommercial propertytobeexpandedandcomprisecontiguouslotsintheexpansion area

(3)Allexistingresidentialstructures shouldberemovedfromtheexpansionarea

(4)AccesstotheexpandedDDOZ areashouldnotbefromresidential streetsparalleltoUS1

(5)Alluseofthepropertyandnew buildingsshallconformtotheDDOZ designstandards

(6)InnoeventshouldexpansionoccurbeyondthefirstblockeastofUS1.

(7)Innoeventshouldexpansionof theDDOZboundaryoccurwestof Subarea5atoaccommodatecommercialuse.

9. ProximitytoCollegeParkAirport –Becauseportionsofthesectorplanarea areproximatetotheCollegeParkAirport,strategiestodeveloptheseareas inamannercompatiblewithairportoperationsshouldbepartofthedevelopmentplanningprocess.

CORRIDOR-WIDEURBANDESIGN RECOMMENDATIONS

Thefollowingthreegeneralurbandesign recommendationsprovideaframeworkfor thegatewayboulevard,towncenterand mainstreetconcepts:

1. Establishabicycle-andpedestrianfriendlygatewayboulevardalongtheentireUS1corridorwithprioritygiventoimplementingthefollowing:

Compatiblestreetfurnishings,ornamentallightfixturesandbannersas designelementstofunctionallyand visuallytiethethree-milecorridortogether

Sidewalksthatconnecttoallareas withinthecorridorandarewide enoughtoaccommodatevarioususers,whilelinkingwithaconvenient andvisiblepedestrianandbicycle off-roadtrailnetwork

Treestoprovideshadeandscreening liningtheedgesofBaltimoreAvenue andPaintBranchParkway

Crosswalksincontrastingmaterials andpedestriancrossingsignals alongUS1andPaintBranchParkwaytocreatehighlyvisibleandsafe crossingopportunities

Crosswalksincontrastingpavingmaterialswillcreate safecrossingopportunitiesforpedestriansalongthe entireUS1corridor.

Pedestrianbridgecrossingsover PaintBranchtoconnecttheuniversity andbusinessestablishmentsalong thecorridor

Aconsistentinformationalsystemof welcome,directionalandidentification signsthroughoutthecorridortoassist visitors

Awayfindingsignprogramofwelcome,directional andidentificationsignswillvisuallytietogetherthe three-mile-longcorridorandprovideneededinformationforvisitors.

Informationkiosksinhighlyvisiblelocations

OverheadutilitylinesrelocatedundergroundalongUS1

Appropriatemanagementsystems andpartnershipsbetweenthecity, county,university,businesscommunityandotherstoimplementmanyof theaboveelements

Treatthestreetenvironmentasanimportantpublicspaceforestablishingthe characterofthecorridor—Thetypical suburbandevelopmentpatternofbuildingswithlargeparkinglotssetback fromthestreetshouldbechangedto promotepedestrianactivityinsteadof theauto-dominatedenvironmentwhich currentlyexistsalongthecorridor.

Buildingsshouldbeplaceddirectly facingthestreet,separatedbywide

Buildingswithinvitingstreetedgetreatmentswillenhancethecharacterofthetowncenter.

sidewalks,withparkingprovidedin lotslocatedtothesidesorrearof properties

Theprimarybuildingentrance shouldbeprovidedfromthestreetto facilitateconvenientpedestrianconnections

Buildingsshouldincorporatepedestrian-scaledfeaturessuchasawnings,arcades,displaywindowsandbalconies torespondtothehumanactivityat streetlevel

3. Promotepropertymaintenancewithactivecodeenforcement—Commercialencroachmentintoresidentialareasand poorlymaintainedpropertiesaredetrimentaltothecommunityasawhole andfosternegativeperceptionsbyresidents,commutersandvisitors.Physical evidenceofneglectshouldbeeliminatedthroughthetimelyremovalofdilapidatedstructures,graffitiandlitter. Proactivestepsshouldbetakenbythe cityandcountytoencouragethecontinuedmaintenanceandupkeepofcommercialpropertiesthroughstrictand promptcodeenforcement.

AREAANDSUBAREA RECOMMENDATIONS

Thefollowinglanduseandurbandesignrecommendationsestablishthepreferredmix, typeandformofdevelopmentdesiredinthe sixareasandtheirsubareas.(SeetheDevel-

opmentCharacterMap6;ApprovedLand UsePlanMap7;andtheIllustrativeConcept Maps8-1through8-6.)

Duringcreationofthesubarealanduserecommendationsitwasdeterminedthateach subareashouldconveyacertaindevelopmentcharacter.Oncethedevelopmentcharacterwasdefined,theplan’sTableof PermittedUses(Tables17and18)wasdevelopedtoassistincreatingthedesiredcharacterforeachsubareabypermittingor prohibitingcertainusesinspecificsubareas asindicatedbyfootnotes37,38and39in Table17.Thefootnotesindicateprohibited usesinspecificsubareaswheresuchusesare consideredinconsistentwiththeplan’srecommendeddevelopmentcharacterandthe city’svisionsforthecorridor.

Area1:TownCenter–Thetowncenterislocatedatthesouthernendofthegateway boulevardbetweenPaintBranchParkwayon thenorthandGuilfordDriveonthesouth.It encompassestheexistingcommercialarea knownasdowntownCollegePark(1band 1c),themultifamilyresidentialareastothe westofdowntown(1a),andTheUniversityof MarylandEastCampusarea(1dand1e),locatedeastofUS1.

RecommendedCharacteristics—Thevision forthisareaistohaveanexpandedtown centerthatisafocusofcommunityactivity. ThemainstreetshoppingareaalongBaltimoreAvenueshouldbeexpandedandenhancedtoincludeadditionalvertical mixed-usebuildingswithgroundfloorcommercialuses.Existingstudenthousingareas shouldberedevelopedasnewstudentneighborhoodswithappropriatecommercialand recreationalfacilities.Othercompact, mixed-usedevelopmentshouldbeencouragedtoincludeadditionaloffice,hotelor conferencespace,entertainmentuses,public buildings,plazasandurbanopenspace. Bothpublicandprivateparkingstructures shouldbeincorporatedintoplansfornew development.Wherethisisnotpossible, shareduseparkingisencouraged.

Outdoordiningwillanimatethestreetenvironmentin thetowncenter.

Opportunitiesexisttocreateanewuniversity-related residentialneighborhoodinthe“KnoxBox”area.

SubareaRecommendations:

1a.WestofDowntown–Thisareawestof downtownandsouthofTheUniversity ofMarylandcampusiscurrentlydevelopedwithamixofstudenthousing,includingthehigh-riseCollegePark Towers,theGraduateGardenapartmentsandthefour-plexunitsknownas the“KnoxBoxes,”amongotheruses. Recommendationsforthisareainclude:

Landassemblyandcomprehensive developmentofthe“KnoxBoxes” areawithavarietyofattachedand multifamilyhousingsuitablefor faculty,graduateandundergraduate students

Amixofservice-orientedretailand officeusesthatminimizetheneedfor vehiculartrips

Compactandverticalmixed-usedevelopment

Possiblereorientationofinternal roadwaysandenhancedpedestrian connectionsandopenspace

Theuseofstructuredand/orshared parking

Rezoningasnecessarytoprovidea mixofusesafterlandisassembled andadevelopmentproposalprepared

1b.WestsideofUS1–Thisdowntownmain streetcommercialareahasfrontage

alongthewestsideofBaltimoreAvenue andislocatedbetweenthesouthgateof theuniversityandPineWayRoadin UniversityPark.Ithasamixofretail,officeandhoteluses,includingtheCollegeParkShoppingCenterandthe QualityInn,amongotheruses.Recommendationsforthisareainclude:

Developmentwithverticalmixed-use buildingstoenhancethemainstreet characterandtoservebothstudents andlocalneighborhoods

Compactinfilldevelopment

Entertainmentusesthatarenotincompatiblewiththecommunity

Theuseofstructuredand/orshared parking

Theintroductionofplazas,public openspaceareas,improvedpedestrianconnections,streetfurniture, andpublicart

Rezoningasnecessarytoprovidea mixofuses

Additionalverticalmixed-usebuildingsshouldbelocatedthroughoutdowntownCollegePark.

1c.EastsideofUS1–Thisdowntownmain streetcommercialareahasfrontage alongtheeastsideofBaltimoreAvenue andislocatedbetweenCollegeAvenue onthenorthandFordhamDriveonthe south.Itisadjacenttotheresidential neighborhoodsofOldTownand CalvertHills.Recommendationsforthis areainclude:

Developmentwithverticalmixed-use buildingstoenhancethemainstreet characterandservebothstudents andlocalneighborhoods

Compactinfilldevelopment

Adequatescreening,bufferingand taperingofbuildingheightsadjacent tosingle-familyneighborhoods

Structuredand/orsharedparking

Theintroductionofplazas,public openspaceareas,improvedpedestrianconnections,streetfurniture, andpublicart

1d.SouthofPaintBranchParkway–This largeareaisknownastheEastCampus districtofTheUniversityofMaryland andcontainsFraternityRow,RitchieColiseum,studentdormitories,officespace, greenhouses,powerandphysicalplant buildings,andvehiclemaintenanceand repairservices,amongotheruses.Recommendationsforthisareainclude:

Developmentwithaverticalandhorizontalmixofusesservingboththe universityandthecommunity,ifexistinguniversityfacilitiescanbe relocated.Typesofusesrecommendedarehotel/conferencecenter, high-tech,generalandflex-office space,multifamilyandstudenthousing,retail,restaurant,andentertainmentsuchasmovietheaters

Developmentshouldbeoriented aroundasignificantpublicgathering space

ThestreetfrontagealongUS1 shouldreflectthemainstreetcharacterofsubareas1band1c

RetentionofFraternityRow,Ritchie Coliseum,andthepowerplant

Considerationofabandstand,sculpturegardenorotherpublicusesin theopenspaceareaofFraternity Row

ImprovementstotransformPaint BranchParkwayintoaboulevardincludingalandscapedmediananda sidewalkonthenorthsideoftheroad Considerationofdirectvehicularand pedestrianaccesstoPaintBranch Parkwayatappropriatelocations

Pedestrianandbicycleconnectionsto thecampusareawestofUS1,tothe CollegePark-UniversityofMaryland MetroStation,andtotheOldTown neighborhood

Screening,bufferingandtaperingof buildingheightsadjacenttotheOld Townneighborhood

Structuredand/orsharedparking 1e.Metro-RelatedArea–ThisareaisadjacenttotheCollegePark-Universityof MarylandMetroStationandisowned bytheuniversity.Thepropertiesare

Theexistingmainstreetcharactershouldbeenhanced withcompactdevelopmentforms.

RitchieColiseumcontributestotheacademicsettingof buildingsfacingBaltimoreAvenue.

improvedwiththeMarylandInstitutefor FireResearchandEngineeringnorthof PaintBranchParkwayandawarehouse facilityonthesouthside.Recommendationsforthisareainclude:

Developmentforofficeandhigh-tech uses,withsomeconvenienceretail

Compactdevelopment

Pedestrian-friendlylinkagestothe CollegeParkMetroStation

Transitioningofbuildingheightsadjacenttoexistingresidentialareas

Nointrusionintotheenvironmentally sensitiveareasofthePaintBranch Creek

AREA2:OpenSpaceCorridor–Thisarea comprisesaportionoftheenvironmentally sensitivePaintBranchStreamValleyParkand associatedstreams,floodplain,woodlands andwetlandsalongthenorthsideofPaint BranchParkwayandasmallareawestofUS 1.Itiscurrentlyundevelopedopenspace.

RecommendedCharacteristics:Thisareais partofanopenspacecorridororgreenway andisavaluableamenitythatshouldberetained.Italsohasthepotentialtoenhance thepedestriancirculationbetweentheuniversity,US1businesses,andtheMetrostation.Theentireareashouldbedesignatedas partoftheenvironmentaloverlaytierasrecommendedinthefinalreportofCommission 2000.Suchanareamaybeimprovedwith gatewayparkcomponents,includingtrails, boardwalks,streamcrossingbridges,restareas,andpassiverecreationalspace.

SubareaRecommendations:

2a.WestsideofUS1–Thisundeveloped arealiesbetweenthemaincampusand US1businesses.ItisownedbytheuniversityandM-NCPPC.Recommendationsforthisareainclude:

Developmentofaformalgateway parkwithlinkagestotheuniversity andUS1viaapedestrianbridgeand trails

2b.NorthofPaintBranchParkway–ThisundevelopedarealiesbetweenPaint BranchParkwayonthesouthand LakelandParktothenorth.Recommendationsforthisareainclude:

Protectionofimportantnaturalfeatures

Passiverecreationalusesthatprovide opportunitiesforaccessintothisnaturalarea

AREA3:MainStreet–ThisareaencompassesbothsidesofUS1northofLakeland RoadandsouthofBerwynRoad.Itischaracterizedbyamixofcommercialusesincluding theCampusVillageShoppingCenter,severalfast-foodrestaurants,andtheKoon’s Fordnewandusedcardealerships,among otheruses.

RecommendedCharacteristics–Thevisionfor thisareaisthatofaneighborhoodmain streetdistrictfeaturingacompactmixofretail shopping,restaurantsandoffices.Thereare opportunitiesforretailinfilldevelopmentto meetthedemandforofficeandhigh-tech usesincloseproximitytotheresearchand engineeringfacilitiesoftheuniversity.

SubareaRecommendations:

3a.WestsideofUS1–ThisareahasfrontagealongthewestsideofUS1andis adjacenttothePaintBranchStream ValleyParkandtheEngineering/Sciencesdistrictoftheuniversity.Recommendationsforthisareainclude:

Compactdevelopmentwithoffices locatedabovegroundfloorretailto takeadvantageoftechnologylinkagestotheuniversity

Vertical,mixed-usedevelopment wherefeasibleoutsideofthe floodplain

CompliancewithPrinceGeorge’s Countyfloodplainregulationsinthe portionofthesubareaimpactedby floodplain

PedestrianbridgesoverPaintBranchwillprovideconvenientconnectionsbetweenTheUniversityofMarylandcampusandtheUS1corridor.

Arearserviceroadtoimproveaccess andcirculationaspartofacomprehensiveredevelopmenteffort

Introductionofaone-wayservice laneadjacenttoUS1withon-street parkingbetweenBerwynRoadand BerwynHouseRoad

Sharedand/orstructuredparking

PedestrianbridgesacrossPaint BranchCreektoconnectwiththe campusoverasystemoftrailsand boardwalk

Nobuildingbalconiesforhousing facingdirectlyontoUS1

3b.EastsideofUS1—ThisareahasfrontageontheeastsideofUS1andisadjacenttotheLakelandandBerwyn neighborhoods.Recommendationsfor thisareainclude:

Vertical,mixed-usedevelopmentwith groundfloorretail

Compactinfilldevelopment

Screening,bufferingandtaperingof buildingheightsadjacenttoresidentialareas

CompliancewithPrinceGeorge’s CountyFloodplainRegulationsfor thatportionofthesubareainthe floodplain

Sharedand/orstructuredparking

Nobuildingbalconiesforstudent housingfacingdirectlyontoUS1

AREA4:CentralGatewayMixed-Use Area–ThisareaextendsfromBerwynRoad northtoHollywoodRoad.Itischaracterized bymanyhotel/motelsandfreestandingretail andservicebusinesses.Italsohasseveralvacantandblightedstructures,includingthe formerStarlightInn,amongotheruses.The neighborhoodsofAutoville/CherryHill,Hollywood,DanielsPark/BranchvilleandBerwyn adjointhisareaofUS1.

RecommendedCharacteristics:Thevision forthisareaisamixofuseswithanemphasis onnewresidentialdevelopmentifadequate landcanbeassembledtoprovideamenities necessaryforhigh-qualitydevelopment. Comprehensiveredevelopmentofcertainareasisencouragedalongwiththeprotection ofadjacentsingle-familyareas.

SubareaRecommendations:

4a.WestsideofUS1,southofMD 193/UniversityBoulevard—Thisarea adjoinsthePaintBranchStreamValley Parkandisamixofauto-relateduses includingacarwash,hotel,JiffyLube and7-Elevenconveniencestore, amongotheruses.Recommendations forthisareainclude:

Compact,mixed-usedevelopment

Maximizetheviewsofparkland

Maintenanceofappropriatestream buffers

Sharedparking

4b.EastsideofUS1,southofBranchville Road—Thisarealiesbetween BranchvilleRoadtothenorthand BerwynRoadtothesouth.Itadjoinsthe Berwynneighborhoodtotheeast.It containstheBestWesternMotel,the Veteran’sMemorial,andautosalesand serviceestablishments,amongother uses.Recommendationsforthisareainclude:

Compactinfilldevelopmentincluding single-familyattached,multifamily residentialbuildingsandcommercial uses

Screening,bufferingandtaperingof buildingheightsadjacenttosingle-familyresidentialuses

Expansionandimprovementofthe Veteran’sMemorialPark

Nobuildingbalconiesforhousing facingdirectlyontoUS1

4c.SoutheastcornerofUS1/MD193—

ThisareabetweenMD193and BranchvilleRoadisimprovedwitha shoppingcenter,bowlingalley,carrepair,PizzaHut,andasingle-family home,amongotheruses.Commercial zoningextendsto48th Avenue,givingit muchmoredepththanotherUS1loca-

tions.Recommendationsforthisarea include:

Landassemblywithcompactand verticalmixed-usedevelopmentfor condominiums,multifamilyapartmentswithgroundfloorretail,office orhotel

Sharedand/orstructuredparking

4d.WestsideofUS1,northofMD193—

ThisarealiesbetweenMD193andFox Streetandonlyincludestheshallow, commerciallyzonedlotsbetweenUS1 andthesingle-familyneighborhood alongAutovilleDrive.Itisimprovedwith amixoffreestandingbusinesseswith largeparkinglots,includingrestaurants,motels,autorepairandservice stations,amongotheruses.Itisalsothe siteoftheAmericanLegion.Recommendationsforthisareainclude:

Noexpansionofcommercialuses intotheexistingsingle-familyresidentialarea

Developmentwithattachedsingle-familyresidentialuses

Compact,infilldevelopmentwithretailorofficeuses

Screening,bufferingandtaperingof buildingheightsadjacenttosingle-familyneighborhoods

PrimaryaccessshouldbefromUS1

4e.EastsideofUS1,northofMD193—

ThisarealiesbetweenMD193and HollywoodRoadandisadjacenttothe DanielsPark/Branchvilleneighborhood.Itcontainsseveralmotels,retail uses,campingvehicleestablishments, theCompassionCenter,CollegePark PostOffice,andvacantpropertyzoned fortownhouses,amongotheruses.Recommendationsforthisareainclude:

Compact,infilldevelopmentwithattachedandlimiteddetachedsinglefamilyresidential,retailand/oroffice uses

TheVeteran’sMemorialParkisrecommendedforexpansion.

Screening,bufferingandtaperingof buildingheightsadjacenttoresidentialareas

Possibleredevelopmentasanauto salesandserviceparkinconjunction withsubarea4f

4f.WestsideofUS1,betweenFoxStreet andHollywoodRoad—Thisareaalong US1isdominatedbyauto-relateduses, includinglargecardealerships,among otheruses.LandtothewestoftheunimprovedAutovilleDriveisvacantand woodedwithsteepslopes.Recommendationsforthisareainclude:

Redevelopmentforanautosalesand servicepark.Otherauto-relateduses onthecorridorcouldbeconsolidated atthislocation

Redevelopmentwithamixofcommercialusesisanalternative,includingretailandofficealongUS1,and multifamilyresidentialusestothe rear,orientedtotakeadvantageof viewsintothestreamvalleypark

Anewroadtoprovidealternativeaccesstothesubareabyextending AutovilleDrive(asproposedAutoville DriveNorth)tothesouthwithaconnectiontoanextendedHollywood RoadandFoxStreet,withtrafficsignalsatUS1(seeTransportationand Circulationchapterfordetails)

NoconnectionofproposedAutoville DriveNorthwithAutovilleDrive South

AREA5:AutovilleDriveResidentialArea–Thisarearepresentsexistingsingle-family detacheddevelopmentintwolocationsoffof US1.Subarea5aislocatedbetweenErie StreetandUniversityBoulevardandisimprovedwithsingle-familyhomesonsmalllots onbothsidesofAutovilleDriveSouth.Subarea5bissouthofCherryHillRoadandwest ofexistingAutovilleDriveNorth.Itisimprovedwithsingle-familyhomesonlarge woodedparcels.AutovilleDriveisdiscontinu-

ousandthesetwoneighborhoodsare separatedbysubarea4f.

RecommendedCharacteristics:Thevision forSubarea5aistoretainaresidentialcharacter.Subarea5aisalmostfullydeveloped withsingle-familydetachedhousingand shouldbeprotectedfromcommercialencroachment.Subarea5bissparselydevelopedandofferstheopportunityformore densemixed-usedevelopmentfollowingtraditionalneighborhooddesignprinciples.Althoughplannedforultimatemixed-use development,thecentralportionofSubarea 5bwasretainedintheR-55Zonetoaccommodateexistingresidents.

SubareaRecommendations:

5a.AutovilleDriveSouth—Recommendationsforthisareainclude:

Protecttheintegrityoftheexisting neighborhoodbyprohibitingfurther commercialencroachmentandprovidingscreeningandbufferingadjacentto existingsingle-familyresidences

Infilldevelopmentwithsingle-family detachedresidentialalongtheeast sideofAutovilleDrive

NoconnectionofAutovilleDrive SouthwithAutovilleDriveNorth

ThecharacteroftheexistingAutovilleDrivesouth neighborhoodshouldberetainedandprotectedfrom commercialencroachment.

5b.AutovilleDriveNorth—Recommendationsforthisareainclude:

Comprehensivelyplannedredevelopmentwithamixofattached single-familyandmultifamilyhousingtypes.Someexistingsingle-family detachedhousingcouldberetained

Limitedretaildevelopmentfacing CherryHillRoadatsuchtimeas AutovilleDriveNorthisrelocated

RelocationofAutovilleDriveNorthto thewesttoalignwiththeexistingtrafficsignal

Upgradingandreconfiguring

AutovilleDrive(asAutovilleDrive North)toaccommodatenewdevelopment(seeTransportationandCirculationchapterfordetails)

Rezoningthecentralportiontothe M-U-IZoneafterlandisassembled andadevelopmentproposalisprepared

Protectionofsensitiveenvironmental featuresandprovisionofsiteamenities

Provisionofatrailconnectiontolink newdevelopmentwiththePaint BranchStreamValleyPark

OpportunitiesexisttocreateamixedresidentialneighborhoodadjacenttothePaintBranchStreamValley Park.

AREA6:NorthGatewayMixedCommercial Area–ThisareaextendsfromtheCapitalBeltwaytoHollywoodRoadontheeastsideofUS 1anditsproposedextensiononthewest side.Itisamixofmostlyoldercommercial developmentontheeastsideadjacenttothe Hollywoodneighborhoodandnewdevelop-

mentonthewestsideadjoiningtheAutoville neighborhood

RecommendedCharacteristics:Thisareais recommendedtoretainavarietyofcommercialdevelopmentwithouttheintroductionof residentialuses.IftheintersectionofUS1 andCherryHillRoadisreconstructedwitha grade-separatedinterchangeasproposedby SHA,therewouldbelittleornoopportunity forredevelopmentnorthofHollywoodRoad.

SubareaRecommendations:

6a.WestsideofUS1—Thisareaextendsto thecity’snorthernandwesternboundariesandincludesthenewCollegePark MarketplaceShoppingCenter,IHOP andHamptonInn.Olderbuildingswith auto-relatedusesareinthesouthern partofthissubarea.Recommendations forthisareainclude:

Compactinfilldevelopmentofolder propertieswithamixofcommercial uses

Screening,bufferingandtaperingof heightsadjacenttosingle-familyresidentialareas

6b.EastsideofUS1—ThisareafromHollywoodRoadtotheCapitalBeltwayis characterizedbyamixofretail,service andofficeuses,includingtheRemax Building,McCormickPaints,Precision SmallEngines,DunkinDonuts,and othercommercialuses.Mostdevelopmentislocatedveryclosetothestreet

TheCollegeParkMarketplaceshoppingcenterprovidesretailservicesforthesurroundingcommunity.

withintheproposedright-of-wayforUS 1.BusinessesnorthofLackawannaStreet maybedisplacedbyconstructionofanew interchangeatUS1andCherryHillRoad. Recommendationsforthisareainclude:

Developmentwithamixofretail,officeandservice-commercialuses

Compactinfilldevelopment

Screening,bufferingandtaperingof buildingheightsadjacenttosinglefamilyresidentialareas

TRANSPORTATIONANDCIRCULATION

TheplanreinforcestheCityofCollegePark’svisionforUS1becomingarevitalizedgateway boulevard.Emphasishasbeenplacedonthepedestrianqualityofanewstreetscapewithincreasedmixed-use,transit-orienteddevelopmentprovidinganinspiringgatewayintothecity andMaryland’sflagshipuniversity.Theplan’semphasisonSmartGrowthinitiativesattemptsto balancelanduseandtransportationcapacity,whilemanagingcongestion.

GOALS

Provideanaccessible,safe,aesthetically pleasingandconvenientcirculationnetworkforpedestrians,bicyclists,motorvehicles,andpublictransitwhileimproving trafficflowalongUS1.

IntegratetheUS1improvementproposals fromtheStateHighwayAdministrationinto thelanduseandcirculationnetwork.

Developparkingstrategiesthatincludeincentivesandprovideparkingflexibilityto encouragemixed-usedevelopment.

BACKGROUNDANDISSUES

US1ExistingCharacter—US1isafour-lane, undividedhighwaywithacenterturnlane. Vehiclesandpedestriansmoveinan auto-dominatedenvironmentwithover 57,000vehiclesperday.Heavytrafficcongestionoccursduringthemorningandeveningpeakhours.Turningmovementsacross trafficcreatefrequentdelaysandsafetyhazardsaslongqueuesofthroughtrafficcreate poorsightdistanceforturningvehicles.This situationiscomplicatedbytrucksandautos enteringandleavingthemanybusinesses, mostofwhichareonnarrowfrontagelots withoutalternativeaccess.Withover177 closelyspacedbusinessentrances(curbcuts) inthecorridor,frequenttrafficconflictsand lowspeedsarecommon.Trucksoftenload andunloadwhileparkedpartiallyortotallyin atravellane.Parkingforbusinesspatronsis variableinamountandplacement,oftenindependentofdemand.

Pedestrianandbicycleuseissubstantial aroundTheUniversityofMaryland.Approximately24,600full-timeundergraduateand 8,500graduatestudentsattendtheuniversity.Manytravelonfootandbybikewithin

thecorridor.Therearenosignificantbuffers alongthehighwaytoseparatethis nonvehiculartrafficfromtheheavymotorvehicletraffic.Sidewalks,wheretheyexist,are adjacenttotravellanesandareextremely narrow.Vehicleandpedestrianmovements areslowedby25intersectingstreets,10of whicharesignalized.Thesituationiscompoundedbydeficientnighttimelighting, numerousutilitypolesanddistractingbusinesssignage.Thereislimitedstreetfurniture forpedestrianuse.Also,thelackofbus

Individualcurbcutsandvehicularaccesscontrolsare lackingalongthemajorityofUS1.

Numerouspolesandinadequatepedestrianfacilities projectaless-than-invitingenvironment.

pull-offareasisanotherimpedimentto smoothtrafficmovement.

AccidentratesonthissectionofUS1are morethandoublethestatewideaveragefor similarroadways.Theleveloffatalaccidents hasbeenmorethanthreetimesthestatewide average.Increasingtrafficvolumesandthe highnumberofconflictandaccesspointsare likelytoincreasethistrendevenfurtherifno improvementsaremade.Accordingtothe StateHighwayAdministration(SHA)thelevel ofservicealongthispartofUS1isgenerally poor,withconditionsinmanysectionsat near-failingorfailinglevels,orEandF,respectively.Theseconditionsrequireseveral signalcyclestocleartrafficthroughasingle intersection.

PaintBranchParkway—Thisisafour-lanecollectorroadwaythatextendsfromUS1to KenilworthAvenue(MD201)andprovides accesstotheCollegePark-Universityof MarylandMetroStationandthesurrounding employmentandmixed-usetransitdistrict. Theweekday24-hourvolumeisabout 11,000vehicles.Alongthesouthsideofthe road,thereisaneight-foothiker/bikertrail thatnarrowstofourfeetinthetunnelunder therailroadandMetrotracks.Nosidewalk existsonthenorthside.Thisroadisidentified inthe CollegePark-RiverdaleTransitDistrict DevelopmentPlan (CP-RTDDP)asagateway intothetransitdistrict.Itisrecommendedfor improvementbetweenMD201andRiver Road,asafour-lanedividedroadwaywitha 16-footwidelandscapedmedian,new streetscapeamenities,andenhancedpedestrianandbicyclecirculationfacilities.

OTHERPLANSANDSTUDIES

Thecountyandcityhavelongrecognizedthe congestedcharacteroftheUS1corridorand theneedtoimprovetheflowandsafetyofall formsoftrafficwhileenhancingtheappearanceofthehighway.Infacingthischallenge, thecountyapprovedthe1989 Langley Park-CollegePark-GreenbeltMasterPlan whichproposedupgradingUS1toasix-lane arterialwhileaddingmasstransitoptions.It alsodocumentedthecity’srequesttoconduct afeasibilitystudyofapotentialUS1bypass

toreducetrafficvolumesonUS1.However, theongoingSHAalternativesstudyisnotproposinganysignificantwideningbeyondthe existingfour-tofive-lanesection.

AcontinuingneedexistsforanewUS1bypassroad.The1994 ApprovedMaster PlanforPlanningArea68 (southofCollegePark)proposedamainstreetconcept forthecorridor,citingtherecommendationsofthe1993 US1Bypass-TransportationStudy todowngradeUS1froman arterialtoafour-lanecollectorbetween theDistrictofColumbiaandUniversity Boulevard(MD193).Thisactionamended the1989masterplan,butdidnotfully adoptotherrecommendationsoftheUS1 bypassstudy,includingtherecommendationtobuildanewroadwithlimitedaccess betweentheuniversityandtheCapital BeltwaytorelievecongestionalongUS1. Whiletheneedforanewroadisfrequently voicedbyarearesidents,officialsand businesses,furtheranalysisofsucharoadwayisbeyondthescopeofthecurrent SHA’sUS1projectplanningstudyandthis sectorplan.

Thereisaneedtoagreeuponacomprehensiveroadwayandstreetscapeupgradingandadevelopmentcharacterforthe corridor.The1995 CityofCollegePark ComprehensivePlan alsorecommends downgradingUS1toadividedfour-lane roadsouthoftheBeltway.Theneedforincreasedmasstransitchoiceswasagain emphasized.Amajorrecommendationin thecity’s1998SmartGrowthQuality CommunitySurveywastoreengineerand redeveloppartsofthehighwayasaboulevardandmainstreet,withappropriate streetscapeimprovements.

In1998,attherequestofthecity,SHAinitiatedaprojectplanningstudytoaddress safetyandmanagecongestionalongUS1 withinthesectorplanarea.Thegoalsof theUS1projectare:

Driversafetyandvehicleflow—To improvetheabilityoftheroadwayto safelymanagecurrentandpredicted

trafficvolumesatamoreappropriate levelofservice.

Aesthetics—Tostimulatetheemergence ofa“senseofplace”alongtheUS1 corridorbydevelopingstreetscape plansthat,throughtheuseof landscaping,utilityrelocationandother unifyingelements,presentuserswith consistentandcoherentvisualthemes.

Pedestrians—Toidentifymethodsfor reshapingUS1asapedestrian-friendly facilitythatwillimprovepedestrian safetyandcirculation.

Bicyclists—Toidentifysafeandpractical measurestoimprovefacilitiesforthose whochoosetobicyclewithintheproject area.

Transit—Toinvestigateopportunitiesfor improvingtransitincoordinationwith theCityofCollegePark,TheUniversity ofMaryland,PrinceGeorge’sCounty, theMassTransitAdministration,and WashingtonMetropolitanAreaTransmit Aministration(WMATA).

TheSHAstudyseekstocomprehensively reconstructthehighwayfollowing anticipatedlocation/designapprovalsin 2002bytheFederalHighway Administration(FHWA).In additiontothe no-buildoption,fourdesignalternativesare underconsideration:

1.No-build—Theno-buildalternative consistsofroutinemaintenanceand safetyimprovementsonly.Thisalternativeisunderconsiderationasabaseline towhichallotherbuildalternativeswill becompared.

2.Five-laneundividedreconstruction—US 1wouldbereconstructedfromSunnysideAvenuetoCollegeAvenueasa new5-laneundividedroadway,with two11-footinsidetravellanesandtwo 16-footoutsidetravellanes(ineachdirection)separatedbya13-footcenter turnlane.

3.Four-lanedividedreconstruction—US1 wouldbereconstructedfromSunnyside AvenuetoCollegeAvenueasanew 4-lanedividedroadway,withtwo 11-footinsidetravellanesandtwo 16-footoutsidetravellanes(ineachdirection)separatedbya16-footraised grassmedian.ThemedianwouldnarrowatselectedintersectionstoaccommodateleftandU-turningvehicles.

4.CherryHillRoadinterchangeoption— Althoughintersectionimprovementsat CherryHillRoadandUS1areincluded inthebuildalternatives,theintersection willcontinuetooperateatapoorlevel ofserviceinthefuture.Agrade-separatedinterchangeoptionhasbeendevelopedtoaddressthispoorlevelof service.Ifeithertheaforementioned four-orfive-lanesectionsisselected, thisinterchangeoptioncouldbeincorporatedintoeitherbuildalternative. Theinterchangeconceptisbasedon carryingCherryHillRoadundertheexistinggradeofUS1andcreatingramps leadingfromandtothenorthbound lanesofUS1.Thisintersectionwould accommodatealloftheturningmovementsbetweenCherryHillRoadandUS 1.Allofthevehiclesthatwanttopass throughtheintersectiononUS1will continueandnotbeinterruptedbya trafficsignal.Rampsfromsouthbound US1toCherryHillRoadandrampsto southboundUS1fromCherryHillRoad willbeincludedtofacilitatethesemovements.

StrategiesforTransportationSystems Management(TSM)andTransportation DemandManagement(TDM)have beenincorporatedintoboththe four-lanedividedandfive-laneundividedalternative.Someofthesestrategiesincludebuspull-offlanes,access drivewayconsolidation,andintersectionimprovementsatUS1/MD430 (GreenbeltRoadsection)andUS1/ CherryHillRoad,EdgewoodandHollywoodRoads.

Furtherinformationregardingthestudy canbefoundintheSHA’swebsite www.sha.state.md.us/plansproj.htm.

OTHERISSUES

SHAindicatesthatwiththereconstruction ofUS1,theroadnetworkwillcontinueto operateatornearcapacitybasedonprojectedgrowthinregionalandlocaltraffic. Therefore,akeyissueishowtoencourage newdevelopmentwithoutworseningtraffic congestion.

Anothercurrentstudyhavingpotentialimplicationsforthissectorplanisthe Capital BeltwayCorridorTransportationStudy (alsoknownasthePurpleLinestudy).In theearly1990s,theMarylandDepartment ofTransportation(MDOT)studiedthefeasibilityofintroducinghighoccupancyvehicle(HOV)lanestoimprovetraffic conditionsonMaryland’ssectionofthe Beltway.In1994,MDOTreinitiatedthe studytoconsiderawiderrangeofpossible transportationstrategies(includingboth highwayandtransitimprovements)toaddresscurrenttrafficproblemsandfuture trafficgrowth,andtoimprovesafety.The studyisinthepreliminaryphaseofalternativesevaluation,examiningcosts,projected benefits,andpotentialenvironmentalimpacts.Thisregionalstudyalsoinvolves evaluatingVirginia’sportionoftheBeltway forhighway,multimodal,andtransitenhancements.Thetransitalternativesincludebothrailtransitandexpressbus service.

ThePurpleLineistheoriginalrailtransit alternativedevelopedfortheCapital Beltwaywhichconsistedofasingle circumferentialcorridoraroundthe CapitalBeltway.Asthestudyprogressed, additionalalternativeswereadded.At present,therearesixtransitcorridors beingconsidered.Thesesixcorridorsform circumferentialroutesintendedtoconnect keyresidentialandemploymentareasas wellasradialtransportationfacilitiessuch astheexistingMetro.Threealternatives consistingofheavyorlightrailtransitways areoutsidetheCapitalBeltway.These

corridorsheadwestfromtheGreenbelt MetroStationconnectingtotheI-95 park-and-ridelotbeforeturningnorthwest connectingtoWhiteOakandtheWheaton MetroStation.Oneheavyrailtransit alternativeconnectstheGreenbeltMetro StationalongtheCapitalBeltwaytothe ForestGlenMetroStation.Twoalternatives (P2andP6),consistingofaheavyrailand lightrailtransitway,respectively,connect theNewCarrolltonMetroStationtothe CollegePark-UniversityofMarylandMetro Station;continuingwestonUniversity Boulevardbeforeturningtowardand connectingtotheSilverSpringMetro Station.Implicationsforthesectorplan relatetothepotentialroletheCollege Park-UniversityofMarylandand GreenbeltMetroStationsmayplayinthe proposedtransitalternativesandthe possibilitiesforreducingtrafficcongestion alongUS1.Furtherinformationregarding thestudycanbefoundattheSHAwebsite, www.sha.state.md.us/planproj.htm. NochangesareproposedfortheCapital Beltwaybythissectorplan.However,currenttrafficconditionsontheBeltwaywill continuetoworsenastrafficvolumesincreasewithexpandedhouseholdandjob growthintheregion.Theplanrecognizes thatthe CapitalBeltwayCorridorTransportationStudy mayincluderecommendationswhichcouldaffectthesectorplan areainthefuture.

CONCEPT

ThetransportationconceptsupportsimprovingthetransportationsysteminsidetheBeltway.TheplancallsforUS1tobe reconstructedasagatewayboulevardwith landscapedmedians,bikelanes,sidewalks/crosswalks,andenhancedstreetscape planting,furnishingsandlighting.This multimodalsystemoflocalstreets,bus routes,bikeways,trailsandsidewalksisintegratedwiththeplan’slanduserecommendationstoencourageauser-friendlysystemfor bicyclists,pedestriansandmotorists.Theintentistoimplementthepreviouslystated goalsoftheSHAalternativesstudy.

Theconceptestablishesthefollowingroad classifications(withabbreviationsinparentheses)asthebasisforthetransportationrecommendationsbelow.

Freeway(F):Adividedhighwayforthrough traffic,withfullaccesscontrolbygradeseparationsatintersections,intendedsolelyto carrylargevolumesoftrafficovermediumto longdistances.Rights-of-wayrangefrom 300to600feet.Example:CapitalBeltway (I-95/I-495).

Arterial(A):Adividedhighwaywithintersectionsatgradeandgeometricdesignsand trafficcontrolsintendedtoexpeditethe movementofthroughtraffic.Directaccessto abuttingpropertiesmaybepermittedbut mayalsobecontrolled.Rights-of-wayare generallyaminimumof120feet.Example: Greenbelt/UniversityBoulevard(MD193).

MajorCollector(MC):Afour-laneroadway withturninglanesatintersectionsandsome controlofaccess,whichprovidesmovement primarilyforlocaltrafficalongwithsomeelementsofthroughtraffic.Rights-of-wayare generallyaminimumof90feet.Noneexistin thesectorplanarea.However,US1isrecommendedforreconstructionasamajorcollectorwithinthesectorboundary.

Collector(C):Amultilaneortwo-lanehighwaydesignedtocarrymediumspeedtraffic betweenarterialandinternallocalstreets,to provideaccesstomajortrafficgenerators andtoconnectresidentialneighborhoodsto majorhighwaysystems.Accesstoabutting propertiesisusuallypermitted.Rights-of-way aregenerallyaminimumof70feet.Example:RhodeIslandAvenue.

Industrial(I),Primary(P)andSecondary(S) ResidentialRoadways:Thesetwo-laneroadwaysprovideaccessto,fromandthroughdevelopedareas.Onprimaryroadways,the streetspaceisprobablyusedasmuchfor nonvehicularmovementandstorageasitis forvehicularmovement.Rights-of-wayforIndustrial,PrimaryandSecondaryresidential roadwaysaregenerallyaminimumof70 feet,60feet,and50feet,respectively.

RECOMMENDATIONS

Therecommendationsbelowareintendedto improvecirculation,accessandparking whileminimizingtrafficcongestionwithinthe sectorplanarea.Allnewdevelopment,with minorexceptions,willbesubjecttositeplan reviewtoensurecompliancewiththegoals andrecommendationsofthesectorplanand DevelopmentDistrictStandardsforparking andaccess.

VEHICULARACCESSAND CIRCULATIONRECOMMENDATIONS

Typicalhighwaycross-sectiondrawingsare showninSectionP1(RoadNetwork)inthe DevelopmentDistrictStandardschapter.The proposedvehicularcirculationsystemis shownonMap9andisdescribedinTable3. Theindividualelementsareasfollows:

1. BaltimoreAvenue(US1)isrecommended asamajorcollectorwithinafour-lanedividedreconstructionalternative,unless determinedotherwisebytheStateHighwayAdministrationbasedonsafetyand designconsiderations.Theintentisto provideagatewayboulevardappearance withinaright-of-wayof90to110feet. TheplansupportstheSHAalternatives studywhichwillresultinareconstructed gatewayboulevard,uponselectionof analternativeandfundingofconstruction.Aclearlyrecognizedstreetscape treatmentalongandwithinthecorridor areas(suchasthetowncenterandmain streetareas)willalertmotoriststhatthey areenteringaqualityarea,where pedestriansareseparatedfromtraffic. Implementationofthegatewayboulevard,withthestreetscapeelementsbeingplannedbySHA,willbeamajor publicinvestmentcatalyst.Infrastructure reinvestmentofthismagnitudeshould helpleverageprivatesectorlanddevelopmentandrelatedchangesineach segmentofthecorridor.Themajorcollectorclassificationisconsideredmost consistentwiththecurrentfunctionand theproposedalternativesintheSHA study.

F-5

ExistingandProposedRoadFacilities

Inaddition,theplanamendsthe Master PlanofTransportation todowngrade US1fromanarterialhighway,between theBeltwayandMD193,toafour-lane dividedmajorcollector.FromMD193 toGuilfordDrive,thissectorplan amendsthe MasterPlanofTransportation toupgradeUS1fromacollectorto afour-lanedividedmajorcollectorclassification(seeFigure3andthebottom sketchinFigure4,whichillustratethe four-lanesection).

2. TheplanrecommendstheSHA’sCherry HillRoadinterchangeoptionbeincorporatedintotheUS1selectedbuild alternative. Thegrade-separatedinter-

changeoption,asproposedbySHA, willcarryCherryHillRoadundertheexistinggradeofUS1,creatinganintersectionbetweenCherryHillRoadand rampstobeconstructedleadingfrom andtothenorthboundlanesofUS1. Themainnorth-southmovementson US1wouldnolongerbeinterruptedby atrafficsignal.RampsfromsouthboundUS1toCherryHillRoadand fromCherryHillRoadtosouthbound US1willbeincludedtofacilitatethese movements.Whilethisimprovement willbethesingle-mostexpensiveelementinthereconstructionofUS1within CollegePark,mostofthepeoplewho attendedtheSHA’sAlternativesPublic

Figure3.Four-lanedividedreconstructionsection.

Figure4.CherryHillRoadInterchange(top)andFour-LaneDividedReconstruction(bottom).

Workshopandcommentedonthisissue preferredtheinterchangeoption.Itis importantthatanyplannedimprovementtotheintersectionbedesignedto accommodatebicyclistsandpedestriansandprovidesafeseparationfrom vehicularmovements(seethetopsketch inFigure4,whichillustratesaconceptualdesignfortheinterchangeoption).

3. TheintersectionofAutovilleDriveNorth withCherryHillRoadisrecommendedfor relocationtothewest. TheexistingintersectionatAutovilleDriveandCherry HillRoadisproposedtobemovedfurtherwest,awayfromthecongested CherryHillRoad/US1intersection.This willcreateafour-wayintersectionatthe existingexitandtrafficsignalfromthe CollegeParkMarketPlaceshopping centerontoCherryHillRoad.Theexistingtrafficsignalatthatpointshouldbe modifiedtoincludetheadditionaltraffic movements.AutovilleDriveNorthis plannedtocurvefromthenewintersectionpointandrejoinitspresentalignmentapproximately300feetsouthof thepresentCherryHillRoad/Autoville Driveintersection.Thisimprovement mustbecoordinatedwiththePrince George’sCountyDepartmentofPublic WorksandTransportation.

4. AutovilleDriveNorthisalsorecommendedforextensiontothesouthina curvilinearalignmenttojoinwithUS1oppositeFoxStreet. Thislooproadwill provideaccesstodevelopablelandin theinteriorofsubareas4fand5bby linkingadditionalprivatelyconstructed localstreets.Thisroadshouldbebuilt withinaright-of-wayof60feetandutilizetrafficcalmingtechniquestodiscouragetrafficcut-throughfromUS1. Inaddition,theplanrecommendsaccesstothisroadfromcommercialpropertiesfrontingonUS1asameansof minimizingturningmovementson US1.

5. PaintBranchParkwayisrecommendedto remainacollectorroadwitharightof-wayof80to90feet. Itisrecommendedthisroadwaybeimprovedtoa four-lanedividedroadwaywitha 16-foot-widelandscapedmedian,new streetscapeamenities,andenhanced pedestrianandbicyclecirculationfacilitiesforthesegmentbetweenUS1and theexistingtrafficsignaljusttothewest oftheCSXunderpass.The College Park-RiverdaleTransitDistrictDevelopmentPlan suggestssimilarenhancementforthesegmentbetween KenilworthAvenueandRiverRoad.Severalnewpointsofentryareplanned fromproposedlocalroadsservingfuturedevelopmentinsubarea1d(East Campus)andwithinsubarea1e.Itis recommendedthatthesenewintersectionsbesignalized,whenwarrantedby thecountyDepartmentofPublicWorks andTransportation(DPW&T).

6. GuilfordDriveisrecommendedtoremain acollectorroadwithvaryingrights-ofway.Astheareadevelops,Guilford Drivewillbecomeamajorsouthern gatewaytoTheUniversityofMaryland andtheredevelopedresidentialportionsofthetowncenter.Itisrecommendedthatthisroadwaybeimproved toafour-lanedividedroadwaywith newstreetscapeamenities,enhanced pedestrianandbicyclecirculationfacilities,andretentionoftheopendrainage areaasamedianbetweenthedualized travellanes.

7. Theplanrecommendsinitiationofaconcept-levelplanninginvestigationofprovidinganewalternateroadfromthe CapitalBeltwaytoTheUniversityof Maryland. Theinvestigationshouldincludeengineering,right-of-wayandenvironmentaldetail,andcontinued publicinvolvement.BasedonrecommendationsintheUS1Bypass-TransportationStudyanddiscussionsin advisoryplanninggroupandcommunitymeetings,TheUniversityof

Maryland,SHA,andcityofficialsare encouragedtoexploreprovisionofan alternateroutetotheuniversityfromthe Beltway.Thiscontinuestobesuggested byexistingbusinesses,thecity,andthe universityasawayofreducingreliance onUS1tomovetraffic.However,such astudyisbeyondthescopeofboththe sectorplanandtheSHAUS1alternativesstudy.

Typicalhighwaycrosssectionsillustratingthe recommendedroadwaydesignforPaint BranchParkway,GuilfordDriveandtheproposedAutovilleDriveNorthareshowninthe DevelopmentDistrictStandardschapter.All roadsshouldbedesignedinaccordancewith currentAmericanAssociationofStateHighwayandTransportationOfficials Guidelines fortheDevelopmentofBicycleFacilities.

PUBLICTRANSPORTATION RECOMMENDATIONS

Thesectorplanandsurroundingareaare currentlyaccessiblebytheMetrorailGreen LineandtheCollegePark-UniversityofMarylandandGreenbeltMetrorailStations,the CollegeParkMARCStation,aswellasthe WashingtonMetropolitanAreaTransitAuthority(WMATA)Metrobusroutes81,83,86, andC2,andTheUniversityofMaryland Shuttle/UMbusservice.

TheCollegeParkMetrorailandMARC Stationsprovideacommuterparkinglotfor buses,carpoolsandvanpools,andincludes bicycleracksandlockers.Thisjointfacility providesexcellentopportunitiesfordiverting vehicletrips,particularlypeak-period,single-occupantvehicletripsdestinedtoThe UniversityofMaryland.

Usagestrategiesthatpromotepublictransportationareessentialinreducingtrafficcongestionandinachievingthedevelopment andlandusesenvisionedinthissectorplan. AsofOctober1,2000,transituseexperiencedanupswingasaresultoffederalemployers’increasedinvolvementintransit subsidization.Asofthatdate,allfederalemployersintheBaltimore-Washingtonareaoffered$60permonthtocoveranemployee’s

transitcosts.Thesubsidyisprovidedthrough WMATA’s Metrochek programandMTA’s TransitPlus 2000program.WMATAexpects 20,000newridersonMetrorailalonebyJanuary2001.Thesubsidywillexpandto$100 permonthbymid-2002.Suchprogramsare effectiveinreducingvehicletrips.

Toemphasizetheimportanceoftransit,the planrecommendsthefollowingwhichbuild upontherecommendationsmadebythe 1993 USRoute1Bypass-Transportation Study,the1994 MasterPlanandSectional MapAmendmentforPlanningArea68,and the1997 TransitDistrictDevelopmentPlan fortheCollegePark-RiverdaleTransitDistrict OverlayZone:

8. DirectshuttlebusserviceisrecommendedalongUS1. Thisshuttleshould connecttheI-95/I-495park-and-ride commuterlot,MetroandMARCstations,anddowntownCollegePark. Suchafacilitywillbetterutilizethe park-and-ridelotandleadtoreduction ofuniversity-relatedautomobiletripson US1.Buspull-offlanesbeingincorporatedintotheSHA’sUS1studyarerecommended.

9. SubsidyprogramssuchasWMATA’s MetrochekandMARC’sTransitPlusinitiativesarerecommended. TheUniversity ofMarylandisamajorcontributorto thevolumeofcommutertrafficonUS1. Theuniversityandotherareaemployers areencouragedtofollowthefederal government’sleadandparticipatein thesesubsidyprograms,atleastatthe minimumlevelofprovidingapre-tax payrolldeductionfortransitcostsand possibletuitionrebateprograms.The universityprovidespre-taxpayrolldeductionsforemployeeparkingfees.

NONVEHICULARACCESSAND CIRCULATIONRECOMMENDATIONS

Nonvehicularmovementconsistsofcycling onbikeways,andpedestrianmovementprincipallyalongoff-streettrailsandsidewalks. Theplanrecommendsthefollowing:

Buspull-offsareneededthroughouttheUS1corridor.

BikewayTrailsandSidewalkNetwork

10. Enhancethenetworkofexistingandproposedtrails. Trails,sidewalksandbikewaysareavaluableassetinpromoting nonvehicularmovement.Theyservea rangeofusers,includingpedestrians, hikers,bikersandequestrians,and shouldlinkkeylocationsinthecommunitysuchasthetowncenterandtheuniversitycampus.Thenetworkwill ultimatelyincludetheexistingPaint BranchStreamValleyTrail,bikeroutes orbikelanesasshownonMap10,and acontinuoussystemofsidewalks.Sidewalksarerecommendedonbothsides ofallroads.Alltrailsshouldbedesignedinaccordancewithcurrent AASHTO GuidelinesfortheDevelopmentofBicycleFacilities.Thegoalisto provideopportunitiesfortravelingto destinationsbybicycleorbywalking.

Thiswillreducedependencyonthe automobile,aswellassafelyaccommodatethosewhodonothaveacaror choosenottouseoneforalltrips.Accommodatingalargenumberofbicycle andpedestriantripsmadetoTheUniversityofMaryland,variouslocations alongUS1,andthenearbyCollege Park-UniversityofMarylandMetroStationisatoppriority.Thesidewalksthat existalongUS1areextremelynarrowin widthanddisjointed.FortheSHA’s US1study,boththefour-laneand five-lanealternativeincludefive-footwidesidewalksonbothsidesofUS1.In addition,inthe16-footoutsidetravel lane,11feetwouldbeusedforautomobilesand5feetwouldbeusedtoaccommodatebicycles.

Trailsprovidevaluablenonvehicularconnectionstothe university,thePaintBranchStreamValleyPark,and workplace,residentialandretaildestinationswithin CollegePark.

AdditionalconnectionstothePaint BranchStreamValleytrailfromUS1 arerecommendedinallsubareaswest ofUS1,andinsubareas1d,1eand2b, sothatbicyclistsandpedestrianscan accessthetrailfromvariouspoints.Trail connectionstopartsofsubareas4a,4f and5dmaybeinfeasibleduetosevere slopesandgradechanges.The plannedlocalsystemalsolinkstoadjoiningsectionsofthecountywidetrail system.Atrailisalsobeingplannedby theCityofCollegeParkalongtheentire RhodeIslandAvenueright-of-way,situatedtotheeastof,andparallelto,the sectorplanarea.

ProvisionforParking

Asmentionedinthebackgroundsectionof thischapter,adequateparkingisanessential componentinencouragingmixed-usedevelopment.Theplanhassoughttorelaxparking standardsinthisurbanizedareainorderto encourageredevelopmentandinrecognition ofUS1beingatransitcorridorwherealternativeformsoftransportationarereadily available.Also,theplanexemptsallexisting usesthroughtheuseof“grandfather”provisionscontainedintheDevelopmentDistrict Standardschapter.

Theprimaryobjectivesforsettingparking standardsandratiosare:

Toincreaseaccessibilityandeconomic utilityoflandwithinthecorridor

Toreducetheamountoflanddevotedto parkinginordertolessenenvironmental andcompatibilityproblems

Topreventparkingspilloverintoadjacent neighborhoods

Toimprovetrafficoperationsandcirculationalongthecorridorandtoencourage useofalternativemodesoftransportation

Toreducethecostofconstructingexcessiveparkingspaceswhichareneededonly toaccommodaterelativelyinfrequentpeak demandsduringtheyear

ParkingStandardsandRatios

11. MinimumandmaximumparkingrequirementsarerecommendedandwillbeimplementedthroughtheDevelopment DistrictStandards. Parkingrequirements typicallyaredevelopedbasedontherequirementsforpeakparkingdemandat single-usedevelopments.However,the useofstandard,single-useparkingformulashasoftenresultedintoomanyor toofewparkingspacestomeetactual demand.Recognizingthistendency, manyjurisdictionshaveestablished minimumandmaximumparkingcode requirements.Provisionofminimum parkingrequirementsensuresthatthere willbeadequatespacesavailable, whilethemaximumrequirementlimits thenumberofspacestopromotecommunityobjectives,includingreducing trafficcongestion.Theycanassistin promotingtheuseoftransit,andinenhancingdevelopmentandredevelopmentopportunities.Theyareintended toensurethatparkingsupplymanagementbecomesanintegralpartofplan implementation.

SharedParking

12. Parkingcreditsarerecommendedtoencouragesharedparkingfacilities. Excellentpotentialexistsformaximizing efficientuseofexistingparkingfacilities byallowingtwoormoreadjacentpropertyusestosatisfytheirparking

Creativesolutionstoparkingshouldbeexplored,such asparkingonthegroundfloorofabuilding.

requirementsinacommonparkingfacility.Thisconceptiscommonlyknown assharedparking.TheDevelopment DistrictStandardsprovidethecriteria andprocedureforevaluatingshared parkingproposals.

AlternativeModesofTransportation

13. Parkingcreditsarerecommendedforusingalternativemodesoftransportation. Excellentpotentialexistsforrelieving trafficcongestionandreducingvehicle trips,particularlysingleoccupantvehicle(SOV)trips.Theplanrecommends allowingparkingcreditstotheminimumparkingstandards.Parkingcredits shouldencourageoptimumutilization oftripreductionmeasurestocombine and/ordivertasmanySOVtripsaspossibletocarpool,vanpoolandtransit.It alsocapitalizesontheregionaltransit systempresenceinthearea.ThisconceptiscommonlyknownasTransportationDemandManagement.The DevelopmentDistrictStandardsprovide thecriteriaandprocedureforseeking parkingcredits.

Amenitiesshouldbeprovidedtoencouragealternative modesoftransportationotherthansingle-occupant vehicle(SOV)trips.

StructuredMultipurposeParking StructuresWithintheTownCenter andMainStreet

14. Theuseofpublicparkingfacilitiesisrecommended. Theuseofstructure(multilevelgarage)parkingthroughoutthe corridor,especiallyinthemainstreet andtowncenterareas,isstronglyencouraged.Itisrecommendedthatpublicorprivateparkinggarage(s)be constructedforusebyallpropertyownerswithinthearea.Thefunding,constructionandmanagementofsuch facilitieswillbeinaccordancewithall guidelinesandregulationsestablished forsuchpurposes.TheDevelopment DistrictStandardsprovidethecriteria andprocedureforseekingparking creditsforstructureparking.Also,the plan’sintentisnottocountthenumber ofunderground(belowgrade)parking levelsagainstthemaximumnumberof storiesrecommendedforeachsubarea.

AdequacyofTransportationFacilities

15. EstablishmentofatrafficLevel-of-Service Eisrecommendedbasedontheaverage peak-periodlevelsofserviceforallsignalizedintersections. Thetransportation adequacyprovisionscontainedinthis planreflectanumberoffactors:

Theexpectedgrowthofthroughtrafficand trafficgeneratedorattractedbynew

Sharedparkingfacilitiesreducetheamountofspaces neededbetweentwoormoreuses.

developmentwithinthesectorplanarea. Table4comparesaveragedailytraffic (ADT)volumesforkeyroadwaysandsegmentsofUS1.TheADTestimatesare basedonbuildoutdevelopmentpotentials underexistingzoningandsectorplanproposedzoning.

Opportunitiesfordivertingsomevehicle tripstotransitwhichincludeMetrorail, Metrobus,thePrinceGeorge’sCountyTHE BUS,andTheUniversityofMarylandShuttle/UMTransitSystem.

SHAalternativestoimprovelevelsofserviceatselectedintersectionsalongUS1. Commission2000’srecommendationto targetnewdevelopmenttowardexisting transportationinfrastructure,particularly alongcorridorsandwithincenters,andthe recommendationtorevisethetransportationadequacyrequirementsforareas withintheCapitalBeltwaytoLevel-of-ServiceEduringpeakperiods.

US1(Baltimore Avenue)From SunnysideAvenue toI-95/495

US1(Baltimore Avenue)from I-95/495to CherryHillRoad

31,900*82,09582,200+105(+0.13%)

US1(Baltimore Avenue)from CherryHillRoad toMD193 (GreenbeltRoad) 54,650*48,43548,210-225(-0.46%)

US1(Baltimore Avenue)fromMD 193toCampus Drive/Paint BranchParkway

US1(Baltimore Avenue)from CampusDrive/ PaintBranch Parkwayto CollegeAvenue

46,950**34,00034,365+365(+1.07%)

39,960**31,79032,320+530(+1.70%)

US1(Baltimore Avenue)from CollegeAvenueto GuilfordDrive

WestofUS1 (BaltimoreAvenue)

AutovilleDrive NorthSouthof CherryHillRoad

RhodeIsland AvenueNorthof MD193(Greenbelt Road)

NOTES:

ADT:AverageDailyTraffic,VehiclesPerDay

(1)BaselineBuildout–Representsbuildoutoftheexistinglanduseandtransportationrecommendationsforall propertieswithinthesectorplanandbuildoutofcurrentlyapprovedmasterplanrecommendationsfor transportationandlandusefortherestoftheregion.

(2)SectorPlanBuildout–Representsbuildoutofthepreliminarysectorplanrecommendationsforlanduseand transportationforallpropertieswithinthesectorplanandbuildoutofcurrentlyapprovedmasterplan recommendationsfortransportationandlandusefortherestoftheregion.

(3)ForecastADTDifference–Thereporteddifferenceforeachroadwaylinkrepresentsandincrease(+)ora decrease(-)betweentheforecastdailytrafficvolumes,resultingfromthebuildoutofexistinglanduse,andthe sectorplan’slanduserecommendations.

*Source:MDDepartmentofTransportation,MarylandStateHighwayAdministration,PrinceGeorge’s County,2000TrafficVolumeMap.

**Source:MDDepartmentofTransportation,MarylandStateHighwayAdministration,Environmental AssessmentUS1CollegePark.

***Source:PrinceGeorge’sCounty,DepartmentofPublicWorksandTransportation,2000TrafficCount Book.

ENVIRONMENTALFRAMEWORK

Thesectorplanemphasizesthepreservationandenhancementofnaturalandscenicenvironmentalresourcesandthecreationofnewgreeninfrastructure.Theintentistoachievea healthy,pleasant,andrevitalizedgatewayboulevardthatcontainsshaded,tree-linedstreets, well-protectedgreenopenareas,andlandscapedplazas.Theresultwillbeanopenspacenetworkwhosecomponentsprovideeconomic,environmental,educationalandaestheticbenefits.Asnewdevelopmentoccurs,thesectorplanprovidesguidanceforintegratingavarietyof environmentallysensitivedevelopmentconceptsintoaredevelopedgatewayboulevard.

GOALS

Improvethequalityandaestheticsofthe naturalenvironmentalongUS1andPaint Branchtoimprovebothairandwater quality.

Enhancewaterqualityandnaturalstream functionsbyincorporatingappropriate low-impactdevelopment1 techniquesand bioengineeringpracticestomanage stormwaterrun-off,controlstormwater quality,andimprovethequalityofreceivingstreams.

Enhancethenaturalenvironmentbycreatingandprovidingaccesstonewgreeninfrastructureelementsandprovidingpublic accesstoopenspacealongtheUS1corridorasdevelopmentoccurs.

Enhancethesustainabilityofthebuiltenvironmentbyincorporatinggreenbuilding techniques,energyefficiencyinbuildings, andwastereductionandrecyclingprogramsintodevelopmentproposals.

BACKGROUNDANDISSUES

Thecorridorisgenerallydominatedbya hard-edgedenvironmentoflargeexpanses ofconcreteandasphaltwithverylittlegreen areaotherthanTheUniversityofMaryland propertyinthevicinityofPaintBranch.These largeareasofimpervioussurfacescreateexcessivestormwaterrun-offandpollution,createurbanheatislands,andaredevoidof

opportunitiesforrecreationandwildlifehabitat.Mostofthecorridorwasdevelopedbefore modernstandardsexistedforlandscaping, greenspace,forestconservation,andstormwatermanagement.Also,littleornoconsiderationwasgiventotheaestheticandqualityof lifevalueofdesigningdevelopmentsaround thestreamvalleys.Forinstance,withinsubarea3a,commercialdevelopmenthasoccurredwithinthefloodplainalongthewest sideofUS1,northofPaintBranch,tothevicinityofPontiacStreet.Suchdevelopmentignoresthesensitivityoftheareaandcreates numerouschallengestotheconsiderationof environmentally-friendlyredevelopment.Also, exceptfortheAnacostiaTributaryTrailSystem throughportionsofthePaintBranch,public accesstoanduseofthearea’snaturalresourcesislimited.

Mostexistingdevelopmentalongthecorridor wasconstructedwithexcessiveimpervious surfacesandoutmodedmethodsofstormwatermanagement.Broadlydefined,stormwatermanagementisintendedtoimprovethe qualityofstormwaterthateventuallyleavesa site,maintainorreduceexistingpeakdischargesofwaterfromstormevents,alleviateor preventfloodingproblems,andpreserveand protectthenaturalstreamsystem.Low-impact development(LIDs)techniquesseektomanage stormwaterthroughreducedlandconsumption,generallylessexpensiveinstallationcosts, andreducedmaintenancecostsovertraditionalstormwaterdryponds.TheseLIDconceptsareappliedinanintegratedapproach,

1 LowImpactDevelopmentDesignStrategies:AnIntegratedDesignApproach.June1999.PrinceGeorge’s CountyDepartmentofEnvironmentalResources,ProgramsandPlanningDivision.

utilizingexistingsitehydrologyasaframework,andfocusoncontrollingstormwaterat thesource,whileintegratingnonstructural methodstocreateadiverselandscape.

Low-impactdevelopmenttechniquesaretitled“integratedmanagementpractices”or IMPs.Oneofthebest-knownIMPsisraingardens,alsocalledbioretentionareas,which arefeaturesthatarerelativelysmallinsize. Theirpurposeistocollect,treatand,where infiltrationisnotpossible,dischargerainwateronasmallscale.Otherlow-impacttechniquesthatmaybeappropriateintheplan areaincludedrywells,infiltrationtrenches, filter/bufferstrips,vegetatedswales,infiltrationswales,rainbarrels,andcisterns.

Bioengineeringfocusesontheuseofnatural materialsfortheconstructionandreconstructionofnaturalfeatures.Insteadofadherence tothestrictuseofconcrete,rip-rapstoneand otherhardscapeconstructionmethods,bioengineeringuseslogs,stone,soilandvegetationtoconstructfeaturesthatattemptto replacenaturalfunctions.Bioengineeringis particularlyusefulinstreamreconstruction andstreambankstabilizationprojectsthat willmostlikelybeneededinthestudyarea.

Theterm“greeninfrastructure”referstoall environmentalelementsofthelandscape,includingwoodedareas,streamvalleys,landscapedbuffers,landscapedislands,street trees,andevenrooftopgardens.Builtfeaturessuchasbuildings,streets,sidewalksand stormwatermanagementpondscanand shouldcontaingreeninfrastructureelements.

Greenbuildingtechniquesrangefromthe useofrenewableresourcesandrecycledmaterialsinbuildingconstructiontotheuseof renewableenergysources.Greenbuilding canalsorefertotherehabilitationofexisting structuresthathavehadpreviousenvironmentalproblems.Anothergreenbuilding techniqueistheuseofbuildingdesignsthat areenergyefficient.Inredevelopmentareas, energyefficientbuildingdesignscouldbe usedasaneconomicdrawforbothbusiness andresidentialdevelopment.Businessand residentialrecyclingprogramsreducethe wastestreamandtheneedfordisposalsites.

Inredevelopmentareas,wastereduction programscouldresultinfewertrucktripsin andthroughtheareaandreducetheneed forwasteholdingareassuchasoutdoor dumpsters.Thisreductioncouldleadtoan overallreductioninpavedsurfacesasthe needfordumpsterlocationsisreduced.

CONCEPT

Theplan’sintentistoconcentratedevelopmentincompactandverticalmixed-use buildingforms,therebyreducinglocaland regionalenvironmentalimpacts.Additionally,itisthepurposeoftheplantocorrect existingenvironmentalproblemswhilepreservingandenhancingwhatremainsofthe naturalenvironment.Integrationofnew greeninfrastructureelementsintoexisting andfuturedevelopmentisalsoencouraged. Itisimportantthatfuturedevelopmentalong thecorridorintegrateenvironmentallysensitivedesignelementsandprovideopenspace amenitiesforthebenefitofresidentsand workers.Incorporatingnewstormwatermanagementtechnologiesinthereconstruction ofUS1andaspartofallnewdevelopment projects,alongwithenhancingstreetswith landscaping,willmakethehighwaycorridor moreenvironmentallyfriendly.Enhancing landscapingandgreenareasaroundnew developmentwillcontributetocreatingenvironmental,aestheticandeconomicbenefits thatmaketheareamoreeconomicallycompetitive.

Theconceptalsoreliesuponexistinglanduse controlstoimplementtheproposedopen spaceandenvironmentalnetworkwithoutexcessivepublicexpenditureorcreatingunreasonabledemandsontheprivatesector.The followinglanduseregulationsarecurrently usedtoachieveopenspaceandprotectenvironmentalfeaturesthataddvaluetocommunities.

1.PublicParkAcquisitionorDedication: Landisacquiredforactiveandpassive recreationthroughacquisitionbypurchase,gift,orthroughmandatory dedicationprovisionsofthesubdivision regulations(Subtitle24,Section134, PrinceGeorge’sCountyCode).

2.FloodplainAreas:Landwhichiswithin the100-yearfloodplainisgenerallyrestrictedfromdevelopmentunderthe provisionsofthefloodplainregulations (Subtitle4,Division2,PrinceGeorge’s CountyCode).

3.StormwaterManagement:Existingregulationsrequireadequatecontrolof stormwaterrunoff(Subtitle4,Division 2,PrinceGeorge’sCountyCode).

4.UseofUnsafeLand:Landwhichissubjecttoflooding,erosivestreamaction, unstablesoilconditions,orman-made unsafeconditions(unstablefillsor slopes)isgenerallyrestrictedfromdevelopmentbytheSubdivisionRegulations(Subtitle24,Section131,Prince George’sCountyCode).

5.ProtectionofWetlands:Existingfederal andstateregulationsrequirebuffers adjacenttonontidalwetlandsandgenerallyrestrictwetlandareasfromdevelopment.Theseareenforcedlocally throughthecountypermitprocess(Subtitle4,Division2,PrinceGeorge’s CountyCode).

6.ProvisionofStreamBuffers:Areas within50feetofstreamsandadjacent wetlands,andfloodplainsandadjacent slopes,aregenerallyrestrictedfromdevelopmentbythesubdivisionregulations(Subtitle24,Section130,Prince George’sCountyCode).

7.ProtectionandRestorationofWoodlands:TheWoodlandConservationOrdinancerequirestheconservationof woodlandsthroughpreservation,reforestationandafforestationofwoodland andspecimentreesbymeetingminimumwoodlandconservationthresholds(Subtitle25,PrinceGeorge’s CountyCode).

RECOMMENDATIONS

Basedontheaboveidentifiedgoals,issues andconcept,theplanmakesthefollowing generalenvironmentalrecommendations:

1. Avoidandenhanceenvironmentallysensitiveareas. Developmentshallbe avoidedinenvironmentallysensitiveareas.Alldevelopmentshouldenhance theexistingenvironmentalfeaturesand replacelostenvironmentalfeaturesto thefullestextentpossible.

2. Incorporatelow-impactdevelopmentdesignfeaturesandimplementgreenbuildingtechniques. Newbuildingdesigns andbuildingrehabilitationandredevelopmentprojectsshouldstrivetoincorporatethelatestenvironmental technologiesinprojectbuildingandsite design.Whereverpossible,existing buildingswithintheplanareashouldbe reusedandretrofittedfornewuses.

3. AffirmcountyCommission2000and stateSmartGrowthinitiatives. Newdevelopmentandredevelopmentshould enhanceexistinggreeninfrastructure elementssuchaswetlands,woodlands, openspace,landscapedareas,street treecorridors,andsensitivespecies habitats.Itshouldalsoestablishopen spacelinkageswheretheydonotcurrentlyexist.

4. Seekopportunitiestocreatenew,connectedgreeninfrastructureelements. Neworredevelopmentprojectproposalsshouldestablishlandscapedareas andopenspaceconnectionsbetween adjacentparcelsandthestreamvalley.

Thefollowingrecommendationsrelateto specificelementsthatcomprisetheenvironmentalframework:

STORMWATERMANAGEMENTAND

STREAMRESTORATION

1. Low-impactstormwatermanagementmethodsshouldbeusedonnewdevelopmentor

redevelopmentprojects. Low-impact developmenttechniquestreatstormwaterbyremovingpollutantsandslowingwaterflowbyprovidingfiltration and/orinfiltrationintothesoilon-site. Inmostinstancestheuseoflow-impact developmenttechniqueseliminatesthe needfortraditionalstormwatermanagementponds,therebyincreasingthe amountofdevelopablelandandeliminatingpondmaintenancecosts.

2. Retrofitexistingstormwaterquantityand controlmanagementpractices. Some sitesthatareproposedforredevelopmentmayhaveexistingstormwater managementfacilitieson-siteandnew developmentmayuseexistingstormwatermanagementfacilitiestomeet theiron-siterequirements.Thesefacilitiesshouldberetrofittedusinglow-impactdevelopmenttechniques.Some appropriatetechniquesmayinclude sandfilters,infiltrationtrenchesor on-siteretentionfacilitiessuchasrain barrelsorcisterns.

3. Preserveandreestablishwoodlandwhen constructingstormwatermanagement ponds. Low-impactdevelopmentispreferabletostormwatermanagement ponds.However,insomeareasa pond maybetheonlyoption.Inthissituation, thepondshouldincorporateallappropriatereforestation,revegetationand bioengineeringtechniques.

4. Restorephysicallydegradedstreams throughbioengineeringtechniques. The streamsintheareahavebeenphysicallydegradedbystormwaterreaching streambanksuntreatedandunhindered.Carefullyplannedstreambank restorationprojectsarepartoftheoverallplantorestoregreeninfrastructure alongthearea’sexistingstreams.When planned,theseprojectsshouldimplementbioengineeringtechniquestoreplicatethepreexistingnaturalcondition ofthestreams.Bioengineeringtechniquesincludetheuseoflogs,stone,

treesandplantsimplementedthrougha plantorestorethenaturallookand functionofdegradedstreams.

FLOODPLAIN

5. Newbuildingsshouldbeelevatedoutof thefloodplainwhenredevelopmentoccurs. Theexisting100-yearfloodplain poseschallengestoredevelopment(see Map11).Map12illustratesthecomputeddepthoffloodwaterina100-year storm.Becausetheupstreamdrainage areaofPaintBranchandbackflowfrom IndianCreekdominatefloodingeffects onthecorridor,nosignificantlocalsolutionsarepossible.However,during redevelopmentofanypropertywithin the100-yearfloodplain,thepotential fordamagefroma100-yearstormwill becarefullyevaluated.Allparkingareasandroadwaysshallbenomore than18inchesbelowthecomputed 100-yearfloodplainelevation.Thelowestpointwherefloodwatermightenter abuildingshouldbelocatedatleast12 inchesabovethe100-yearstormelevation.

WETLANDS

6. Newdevelopmentshouldavoidimpacting wetlands. Existingnontidalwetlandsare limitedtothePaintBranchstreamvalley.Newdevelopmentshouldnotonly avoidimpactstoexistingwetlandsbut, wherefeasible,constructnewwetlands withtheintentofreplicatingthefunctionsprovidedbynaturalwetlands, includingpollutantinterception,erosion control,andprovisionofwildlifehabitat.

WOODLANDCONSERVATION

7. Replantingtreesshouldbeapriorityalong thecorridor. Withthelargeamountof impervioussurfaceswithinthecorridor, thereisverylittlegreenareaotherthan onTheUniversityofMarylandproperty andinthevicinityofPaintBranch.The redevelopmentofmostpropertieswill notbesubjecttotheWoodland

ConservationOrdinancebecausethey containlessthan10,000squarefeetof woodland.However,alldevelopment proposalsshouldplaceahighpriority onincorporatingtreesintositedesign.

8. Establishstreettreecorridorsalongroadwaysandonindividualproperties. Street treesprovidemultiplebenefitsinabuilt environment,includingreductionsin ambientairandsurfacetermperatures, reductionsinground-levelozone,and improvementstoairquality.Streettree corridorsshouldbeestablishedonboth publicandprivatepropertiesinplanting stripsdesignedtopromotelong-term healthbenefits.

NOISEPOLLUTION

9. Noiseimpactshouldbeevaluatedforproposeddevelopment. Therearetwotypes

ofnoisethatshouldbeevaluated.One typeisthenoisegeneratedbyaproposeduseanditspotentialimpacton residentialareas.Specificusesthatgeneratenoiseadjacenttoresidentialuses shouldbeevaluatedinconformance withstatenoisestandards.Noisemitigationmeasuresshouldberequired wherenecessarytoreducenoiselevels towithinthestatenoisestandards.

Thesecondtypeofnoisethatshouldbe evaluatedistransportation-generated, whichisonlyaconcernforresidential uses.Themaximumexteriornoiselevel forresidentialusesis65decibels(dBA) duringthedayand55dBAatnight(10 p.m.to7a.m.).Themaximuminterior noiselevelis45dBALdn.Ldn (level-day/night)isameasurementof noiseovera24-hourperiod.Noise mitigationmeasuresshouldberequired wherenecessarytoreducenoiselevels towithinstatenoisestandards.

ThePaintBranchStreamValleyisanimportantresourcefortheCollegeParkarea.

Streettreesprovidemanybenefitsinanurbansetting suchastheUS1corridor.

AIRQUALITY

10. Continueeffortstoaggressivelycurbair qualitydeterioration. Planningforair qualityisaregionalresponsibilityofthe MetropolitanWashingtonCouncilof Governments.Inthenearfuture,the stateisexpectedtoadoptandimplementanairqualityplantobringMarylandinconformancewiththe1990 AmendmenttotheCleanAirAct.

Theplan’semphasisonSmartGrowth andmixed-usedevelopmentwillreduce airpollutionasrelianceonvehiclesis reduced.Furtherreductionsare achievedbyconcentratingnewdevelopmentincompactandvertical mixed-usedevelopmentforms.Asdevelopmentproposalsaresubmitted, theyshouldbereviewedforinclusionof effortstopromotenonautomobileuse byresidents,customersandemployees. Theuseofavailablestateandlocalincentivestohelpreducetheuseofthe automobileandinturnreduceairpollutionisencouraged.

PUBLICFACILITIES

Thesectorplanincorporatesarangeoffacilitiesandservicesthatmeettheneedsofresidents, businessesandothers.Existingpublicfacilitiesandservicesystemshavebeenevaluatedtoensurethatthelanduseproposalsandthedemandstheywillgeneratecanbeaccommodatedand meetapprovedstandardswithinthecapacityofeachexisting,proposedorplannedsystem.

GOALS

Provideadequatepublicfacilitiesina timelymannertomeettheneedsofongoingandfuturelanduseswithinthesector area.

Supportdevelopmentwhichiseconomicallyadvantageoustothecityandthe countybyprovidinganadequatesystemof publicfacilitiesandservices.

Applypublicservicestosupporttherecommendationsofthissectorplan,including eliminationofthephysicalevidenceofneglectandreductioninvisualclutter.

BACKGROUNDANDISSUES

Thesectorplanareaisservedbyarangeof publicfacilitiesandservices,including schools,parks,trails,libraries,recreation, publicsafety(police,fireandrescue),and healthservices,allofwhicharedescribedbe-

low.Additionalservicesystemsthatarepubliclyprovidedinthisareainclude transportation,water,sewerageandstorm drainage,allofwhichareplannedandprovidedattheregionallevel.

PUBLICSCHOOLS

TheUS1corridorareawithinthecityisprimarilyservedbythreeelementary,two middle,andtwohighschools,aslistedin Table5,whichincludesaddress,year built,buildingsize,andcapacity.The adoptedFY2001-2006CapitalImprovementProgramproposesrenovationofa formerelementaryschoolsitenowusedby theMarylandFireandRescueInstitutein BerwynHeights(6200PontiacStreet).Itis programmedforreconversiontoa450-seat elementaryschoolwithacapacityfor450 students.Therenovationisexpectedtocost $5.4millionandisprogrammedforfull

Hollywood981149th Ave 1952 40,500s.f. 354

PaintBranch5105PierceAve. 1972 59,021s.f. 469

UniversityPark4315UnderwoodSt.1978 50,479s.f. 546

Middle

Greenbelt8950EdmonstonRd.1937141,125s.f. 802

Hyattsville600142nd Ave. 1938119,597s.f. 648

High

Northwestern7000AdelphiRd.1951(rebuilt andrenovated 2000) 276,013s.f.2,064(FY2000)

Parkdale6001GoodLuckRd.1968254,965s.f2,007

fundinginFY2003.Thefundingsources indicated$2.59millionincountygovernmentobligationbondsand$2.84million instatefunding.Thereareseveralother schoolsthathavestudentsassignedfrom thesectorplanareabecauseofspecialcircumstancesorprograms.Theseinclude Hyattsville,Beltsville,RiverdaleandHollywoodElementarySchools,BuckLodge MiddleSchool,andHighPointandEleanorRooseveltHighSchools.

PARKS

Thewesternedgeofthesectorplanarea betweentheCapitalBeltwayandthePaint BranchbridgeunderUS1isadjoinedby extensivepublicparkland,centeredonthe PaintBranchStreamValley.(SeeMap13.) Fromnorthtosouth,thisincludesthe CherryHillRoadCommunityPark,the CherryHillNeighborhoodPark,Paint BranchStreamValleyPark(part),Paint BranchGolfCourse,AcredaleCommunity ParkandPaintBranchStreamValleyPark (part).Continuingalongthestreameastof thebridgecrossing,additionalparkareas includetheLakelandCommunityPark, CollegeParkCommunityCenterandPaint BranchStreamValleyPark(part),College ParkAirportandtheLakeArtemesiaConservationArea.Theonlyareasofparkland withinthesectorplanareaarealongPaint BranchintheimmediatevicinityoftheUS 1bridgecrossing.Thecityownsandoperatessevenneighborhoodplaygroundsin thearea.

Asaconditionofapproval,newresidential subdivisionsinPrinceGeorge’sCountyare requiredtoeitherdedicatelandforpark andrecreationuse,provideafee-in-lieu, ordevelopprivaterecreationalfacilitieson site,thecontributionlevelsbeingdefined intheSubdivisionRegulations.

TRAILS

US1inCollegeParkisavitalbicycleand pedestriancorridor,heavilyusedby nonvehiculartrafficconnectingbusinesses, residences,TheUniversityofMaryland campus,andotherlocations.Itisanimportantlinkinthecounty’splannedbike andtrailsnetworkandwillconnecttothe existingAnacostiaTributariesTrailsSystem,thepartiallydesignedRhodeIsland AvenueTrail,andmanyotherfuturebike routesandtrails.

AtthistimethePaintBranchTrailisthe onlyexistingmajorfacility,extendingfrom CherryHillRoadtoLakelandAvenue. Manycrossstreetsthatwillprovidefuture trailchoiceslinkingRhodeIslandAvenue toUS1andindirectlytothePaintBranch TrailincludeEdgewood,Hollywood,Fox, Greenbelt,Berwyn,Lakeland,Paint Branch,College,KnoxandCalvert(see Map10intheTransportationand Circulationchapter).

LIBRARIES

Countylibraryserviceforcorridorresidentsandadjoiningareasisprovidedby fourlocallibraries—Beltsville,Berwyn Heights,HyattsvilleandGreenbelt.Additionalandspecializedlibraryserviceis providedinpartbyTheUniversityofMarylandattheMcKeldinandHornbakelibrariesontheuniversitycampus,andbythe NationalAgriculturalLibraryatthe BeltsvilleAgriculturalResearchCenter.

RECREATION

TheCollegeParkCommunityCenteron PierceAvenueisarecreationalfocusfor localresidents.Itcontainsmeetingrooms andincludesfacilitiesforbasketball,volleyballandotheractivities,withpublic

parking,restrooms,aplaygroundanda ballfield.

POLICE

Theentirecorridoriswithinandisserved byPrinceGeorge’sCountyPoliceDistrictI, withfacilitieslocatedonRhodeIslandAvenueinHyattsville.Thesectorplanareais coveredbybeatsA-6,B-3,B-6andB-7. Additionalpoliceserviceisprovidedinpart bytheMarylandStatePolice,BarrackQ, andTheUniversityofMaryland(Campus) Police.TheCityofCollegeParkdoesnot haveamunicipalpolicedepartment.

FIREANDRESCUE

Duetotheelongatednatureofthesector planarea,fireandrescueserviceisprovidedbysixseparatestations.Onlythe CollegeParkstationisphysicallywithinthe sectorplanarea.Collectivelytheyprovide engine,ladder,ambulanceandparamedicservice.Table6indicatesrecommendedresponsetimesforfireandrescue services.Table7liststhesixstationsservingthesectorplanarea.

HEALTH

Thefourprimarysourcesofpublichealth careservingresidentsoftheareaarethe PrinceGeorge’sCountyHealthDepartmentheadquartersfacilitiesandthePrince George’sHospital,bothinCheverly;the

BelcrestRoadHealthCenterinHyattsville; andtheGreaterLaurelHospital.

TheCollegeParkstationservesasalandmarkand providesfireandrescueserviceforthecommunity.

Table6

FireandRescueResponseTimesfor theCollegeParkUS1CorridorSector PlanArea

3.25min.EngineMultifamily/ Commercial

4.25min.AmbulanceMultifamily/ Commercial

4.25min.LaddertruckMultifamily/ Commercial

5.25min.EngineSingle-family

6.25min.AmbulanceSingle-family

7.25min.ParamedicAlluses

Table7

FireandRescueFacilitiesServingtheCollegeParkUS1CorridorSectorPlanArea

Co.No.andName Address ServicesAvailable

Co.12CollegePark 8115BaltimoreBlvd. paramedic,engine,ambulance, ladder

Co.31Beltsville 4911PrinceGeorge’sAve.engine,ambulance,ladder Co.14BerwynHeights881160thAvenue ladder,ambulance,rescue

Co.11Branchville 4905BranchvilleRoad engine,ambulance

Co.7Riverdale 4714QueensburyRoadengine,ambulance,ladder

Co.1Hyattsville 6200BelcrestRoad engine,ladder,ambulance

CONCEPT

Theexistingnetworkofpublicfacilitiesand servicesforthesectorplanareaisanappropriatematchforthetypeandstyleoflanduse inthecorridorandsurroundingareas.The recommendationsofthisplanwillresultina rangeofusesandamoremodern,aestheticallypleasingstyleofdevelopment.Residentialpopulationintheareawillincrease, commercialgrowthwillhaveadifferentform, andbuildingswillbebuiltaccordingtotheinnovativerecommendationsofthisplan. Theseandothersignificantchangesshould bemonitoredovertimeandtheireffecton neededpublicfacilitiesandservicesevaluated.Anymodificationsneededinindividual deliverysystemswillbeidentifiedandtransmittedtotheappropriateagency.

Table8comparestheestimatedbuildoutof thesectorplanareabasedonexistingzoning

tobuildoutoftheplanbasedonproposed landuse.Buildoutunderexistingzoningassumesdevelopmentoncurrentlyvacantor undevelopedproperties.Theplanproposed buildoutestimatesarederivedfromtheillustrativeconceptsketches(Maps8-1to8-6) andgenerallyassumeredevelopmentofexistingpropertiesinaccordancewiththedevelopmentcharacterdesiredineacharea andsubarea.

RECOMMENDATIONS

Therearenoidentifiedcapitalimprovement programimpactsatthistimeforanyofthe abovepublicfacilitieswiththepossibleexceptionofCompany31inBeltsville.Thisstationprovidessecondaryservicetothesector planareaandisproposedforrelocationin FY2002atacostofapproximately$3.5million.Table9identifiesroadway,bikewayand trailimprovements,alongwithprojected

Source:M-NCPPCCommunityPlanningDivision

Estimatesbasedonaveragedevelopmentyieldsforemployment,dwellingunitsandpopulation. Institutionalemployment,groupquarterdwellingsandpopulationarerelatedtostudenthousingon campus.

Existingzoningmultifamilydwellingsandpopulationarelargelyuniversity-related.

costs,thatarerecommendedtoenhanceexistingdevelopmentandsupportfuturedevelopment.Eachpublicagencywillevaluatethe sectorplan’sexistingandprojecteddevelopmentyieldsforpotentialimpactsupon agencyoperations.Atthistimetheplanrecommendsretentionofexistingfacilitiesand theirexpansionasnecessarytomaintainadequatelevelsofserviceforeachfacilityor service.

Table9

PublicFacilityCostEstimates

CouncilBillCB17-1998requiresallapprovedmasterorsectorplanstoestimatethecostofall publicfacilitieswhichmustbeacquiredorconstructedtocarryouttheobjectivesandrequirementsof theplan,asawaytogaugepotentialfiscalimpactofpublicfacilitiesrecommendedorrequiredby theplan.Thefollowingestimatesarebasedon1999dollarsandshouldbeconsideredas estimates.Itisimportanttonotethatsomeofthereferencedtransportationimprovementsinwhole orinpartwillbeorcouldbebuiltbydevelopers.

ProjectNameAndDescription

1.BaltimoreAvenue(US1)($81.5-$92.5Million)

TheMarylandStateHighwayAdministration(SHA)iscurrentlystudyingthefeasibilityto reconstructUS1asafour-lanedividedgatewayboulevardwithstreetscapetreatmentalongthe shouldersandwithinitsmedian.BasedonthelatestcostestimatespreparedbytheSHA,the totalestimatedcostforthisimprovementwillrangefrom$81.5to$92.5million.Thecost estimatedoesnotincludethe$5to$7millioncostfortherelocationofoverheadfacilitiesor theplacementundergroundwhichisestimatedtobeintherangeof$24to$27million.Based onongoingengineeringstudies,thesecostfiguresmaybeadjustedbySHA.

Includedinthecostestimatesaresomeat-gradeimprovementsfortheintersectionofUS1with CherryHillRoad.ThisprojectiscurrentlyfundedintheState’sConsolidatedTransportation Programs(CTP)onlyforprojectplanning.Thisprojectisincludedinthecounty’sconstruction prioritylistwhichhasbeensubmittedtoSHA.

2.US1/CherryHillRoadGrade-SeparatedInterchange($25to$29Million)

SHAhasdevelopedaninterchangeconceptbasedontherecommendationsoftheplanthat wouldcarryCherryHillRoadundertheexistinggradeofUS1.ThethroughtrafficalongUS1 willpassthroughwithoutanyinterruption.TheSHA’scostestimateforthisimprovement rangesfrom$25to$29million.Basedonongoingengineeringstudies,thiscostestimatemay beadjustedbySHA.ThisimprovementcouldbeincorporatedwiththeUS1improvement optionorcouldbeconstructedasaseparateproject.

3.CherryHillRoadandAutovilleDriveNorthIntersection Relocation

($300,000to$400,000)

ThiswouldimprovetrafficmovementstoandfromAutovilleDriveNorthanditsintersection withtheshoppingcenter’saccessdrivewayandCherryHillRoad.Theimprovementwillresult inafour-waysignalizedintersection.Theestimatedcostrangesfrom$300,000to$400,000. Notincludedinthiscostestimateareright-of-wayandbeautificationcosts.

4.AutovilleDriveNorth ($400,000to$550,000)

Aninternaltwo-laneloopextensionofAutovilleDriveNorthisrecommendedtoprovideaccess toandfromUS1tosubareas4fand5b.Theestimatedcostforthisimprovementrangesfrom $400,000to$550,000.Thisimprovementisneededtoaccommodateplanneddevelopment inthisarea.Itisalsorecommendedthatthedevelopersdedicatetheneededright-of-wayand fundtheconstructionofthisroadway.

5.PaintBranchParkwaydualizationandlandscaping

($1,000,000to$1,200,000)

ThePaintBranchParkwaybetweenUS1andRiverRoadisrecommendedtobeimprovedtoa four-lanedividedcollectorroadwaywithlandscapedmedian.Asimilarimprovementis recommendedbytheCollegePark-RiverdaleTransitDistrictDevelopmentPlanforthesegment ofPaintBranchParkwaybetweenKenilworthAvenueandRiverRoad.

6.GuilfordDrivedualizationandlandscaping

($300,000to$400,000)

TheportionofGuilfordDrivewithinthesectorplanboundaryisrecommendedtobeimproved toafour-lanedividedcollectorroadwaywithanopenlandscapedmedian.Theestimatedcost forthisimprovementrangesfrom$300,000to$400,000.Thisimprovementisincludedas partoftheredevelopmentofthe“KnoxBoxes”area.Itisrecommendedthatthedevelopers dedicatetheneededright-of-wayandfundtheconstructionofthisroadway.Fortheareas outsidethesectorplanboundaries,constructionfundingmaybeprovidedbytheuniversity, countyorothers.

Thefollowingtrail/bikelanecostestimateshavebeendeterminedusingstandardcostsper squareorlinearfootfortrailconstructionorbikelanestriping,pluscostsforbikewaysignage. Ultimatecostswilldependonthetypeoffacilitychosen.On-roadfacilitiescanrangefrom stripedbikelaneswithsignagetowidecurblanesorshoulders.

Facility Cost CIP#

ThreetraillinksfromUS1totheuniversity

$258,000

PaintBranchTrail NA(existing)

EdgewoodRoadBikeLanes/Signage

HollywoodRoadBikeLanes/Signage

GreenbeltRoad(vicinityofsectorplan)

BerwynRoadBikeLanes/Signage

RossboroughLaneBikeLanes/Signage

LakelandRoadBikeLanes/Signage

KnoxRoadBikeLanes/Signage

CollegeAvenueBikeLanes/Signage

ColumbiaAvenueBikeLanes/Signage

CalvertRoadBikeLanes/Signage

GuilfordDriveBikeLanes/Signage

CherryHillRoadBikeLanes&Trail

KiernanRoadBikeLanes/Signage

ParkDriveBikeLanes/Signage

PaintBranchParkwayBikeLanes&Trail

$708

$772

$676

$772

$676

$1,384

$1,256

$532

$1,256

$820

$89,604** FD665611

$320

$64

$160,628 **

TOTAL $518,176

*Totalcostassumesthreetraillinksofapproximately2,000feetwitha80-footx40-footsteel bridgeoverPaintBranch.

**Totalcostassumesan80-foot-widetrailononesideoftheroadandon-roadbikelanes.

ECONOMICDEVELOPMENTSTRATEGY

Thesectorplan’slanduseandzoningstrategiesestablishaflexiblepolicyandregulatoryframeworktofacilitatemarket-baseddecisionsbytheprivatesector.However,theeconomicdevelopmentstrategyisintendedtoofferguidanceandmarket-baseddevelopmenttoolsand incentivesforconsiderationbythecommunity-at-largeinimplementingcorridorrevitalization. Thestrategyisbasedonmarketfindingsthatindicatedevelopmentopportunitiesinallcategories(residential,office,retailandlodging),particularlyinrelationtotheneedsofTheUniversity ofMaryland.Torealizetheseopportunities,thestrategyidentifiesseveralbarrierstoovercome andpossiblesolutions.Itwilltakeajointcommitmentbyboththepublicandprivatesectorsto realizethegoalofarevitalizedmixed-usecorridor.

GOALS

Strengthenexistingpartnershipsbetween publicagenciesandengagewiththeprivatesectortoencourageredevelopment projects.

Utilizeincentivestopromoteprivatesector developmentofhousing,especiallyaspart ofmixed-usedevelopment.

Capitalizeonexistingcorridorstrengths, especiallycurrentmixed-useareas.

TheUniversityofMarylandcommandsadominantvisualandeconomicpresencealongUS1.

BACKGROUNDANDISSUES

Aspartoftheplanningprocess,aneconomic studywasconductedtoevaluatemarketsupportforachievingthetypeandmixofland usesproposedinthesectorplan.Also,an economicdevelopmentstrategyandaction planweredevelopedtoguideredevelopment inaccordancewiththesectorplan’slanduse andzoningrecommendations.

MARKETCONDITIONS

Marketsupportforvariouslanduseswasassessedbasedonexistingmarketstudies,interviewswithstakeholders,andresearchon keymarketindicators.Theassessmentassumedthattheprivatesectorwouldrespond tomarketopportunitiesindependentlywith noeconomicdevelopmentprograminplace ordirectassistancefromthepublicsectoror university.Thefollowingidentifiesopportunitiesfornewdevelopmentandconstraintsthat impederedevelopment.

OpportunitiesforDevelopment

Residential:Thereisstrongdemandforboth studentandconventionalmultifamilyhousingasevidencedbyavacancyrateofless thanonepercent,wellbelowtheindustry thresholdoffivepercent.Rentalratesamong relativelynew,competitivemultifamilyresidentialprojectswithinthestudyareaindicate supportfornewmultifamilyprojects.Rates forthefullyoccupied300-unitWynfieldPark rangefrom$955to$1,030forone-bedroomunitspermonthto$1,570for three-bedroomunitsin2000.Theseratesare 40to50percenthigherthanthoseofthemajorityorareagardenapartments.Also,The UniversityofMarylandhasacknowledgeda criticaldemandforstudenthousing,citing marketsupportforatotal1,135to2,380additionalstudentbedsasof1998.InAugust 2000,theUniversityCourtyardstudent apartmentswereopened,containing704 bedsin224fullyoccupiedunits.Potential sitesidentifiedforresidentialdevelopmentinclude:

Area5b,southofCherryHillRoad,could supportnewmarketratemultifamilyhousingorientedtoyoungprofessionalswithin thenexttwotosevenyears.Alsointhe short-term(withintwoyearsfromplanapproval),moderatetohighdensityresidentialdevelopmentcouldoccuronlandthat isassembledinArea5,and/oronthe bowlingalleysiteinArea4.Withinaperiod ofthreetotenyears,thereshouldbesupportforredevelopmentofthe“Knox Boxes”withinArea1fornewmultifamily units.

Office:Marketindicatorsdemonstratesupportfornear-termcommercialofficedevelopment.Infall2000,therewas408,745 squarefeetofofficespacein12multitenant buildingswithinthestudyarea,ofwhich 42,870squarefeetwasvacant.Officelease ratesvarydependingoncorridorlocation,

buildingageandamenities;from$10to$15 forClass-Cspaceto$19to$21forClass-A officespacein2000.Theuniversityleased 62,000squarefeetofofficespacewithin walkingdistancetothecampus(17percent ofthecity’soccupiedofficespace)andanother50,000squarefeetinnearbycommunitiesin2000.Withtheuniversity’s continuingofficespaceneed,existingvacant spacewillcontinuetobeabsorbedwithinthe near-term.Also,theuniversity’sriseinnationalprominenceinthefieldsofcomputer scienceandelectricalengineeringhasbegun toattractprivatesectorinterestinco-locating researchfacilitiesadjacenttotheuniversity. However,thesepositiveindicatorsarenot likelytobetranslatedintoanewofficebuildinguntilananchortenantisidentifiedto leaseasignificantamountofspacefora long-termperiod.Becausetheuniversityis particularlyconcernedaboutthescarcityof qualityofficespace,itshouldconsidertaking theleadandcommittoalargeblockofspace foralong-termlease.Potentialsitesidentifiedforofficedevelopmentinclude:

Asingleofficebuilding(50,000to80,000 squarefeet)withgroundfloorretailcould besupportedoverthenexttwotoseven yearswherelandcanbeacquiredinthe mainstreetareasufficienttosupportsurface parking.Potentiallocationsforsuchanoffice aretheKoonsFordwesternsalesdisplaylot (ownedbytheuniversityinArea3a),propertyneartheMD193interchange(Area 4c),orpropertynearMetro(Area1e).

Opportunitiesexistfornewinfillcommercialdevelopmentallalongthecorridor.

RetailandServiceCommercial:ThereissignificantretaildevelopmentpotentialintheUS1 corridor.In2000,approximately820,000 squarefeetofretailexistswithinthesector planarea,withhalfofthisspaceinshopping centersandtheremainderinstandalone buildings.Thevacancyrateamongshopping centersisapproximatelyfivepercentandis approximatelyeightpercentforstandalone buildings.Theoverallsixpercentvacancy rateisconsideredhighforacommercialcorridor.

Thereisanestimated$270millionretail salespotentialinthesectorplanmarketarea, whichincludesapproximately$108million forcityresidents,$127millionforuniversity-relatedstudents/faculty/employees,with theremainderbeingvisitorsandothers.The analysisindicatesthattwo-thirdsofthe spendingdemandisbeingcapturedbythe US1commercialcorridorwhichisdominatedbyauto-relatedbusinesses,even thoughanestimated70percentofsalespotentialisnon-auto-related.Potentialsites identifiedforretail/servicecommercialdevelopmentinclude:

Stand-aloneretailuseswillcontinuetobe developedneartheBeltwayinArea6,and throughoutthecorridorbecauseofhigh trafficvolume.Inthemainstreetandtown center(Areas1b,1c,1d,and3a,3b,respectively)thegreatestpotentialexistsfor multitenantretailprojects.Whilethelackof landandparkingconstrainpotential,the plan’srelaxedparkingregulationsshould actasanincentiveencouragingmixed-use

development.Opportunitiesdoexist however,suchastheoldgasstationsite alongtheeastsideofUS1atHartwick Road.Thissitehasbeenidentifiedasapotentialshort-termprojectformixed-useoffice,retailandresidentialdevelopment. Overall,newretailandmixed-usedevelopmentwilllikelytakesalesfromexisting storesinobsoleteenvironmentsandrecaptureashareoftheirsalesinnewbuildings.Forautomotivesalesand service-relateduses,thefindingsindicate thatsignificantpublic/quasi-publicinterventionwouldberequiredtoofferandencourageauto-relatedusestorelocateinto anautoparksuggestedasanoptionin Areas6band4f.

Hotel:Themagnitudeofdemandfora full-servicehotelisdifficulttodiscerngiven thelackofsimilarfacilitiesinCollegePark. However,thereisnear-termdevelopment

Anewlyconstructedhotelassistsinmeetingthedemandforrooms.

Older,strip-orientedmotelsdonotmeetthedemand forqualitylodgingneededalongUS1.

potentialforanadditionallimitedservicehoteloranextendedstayhotel.Inaddition,the universityindicatesacontinuingneedfora full-servicehoteltosupportvisitationandthe marketingoftheirbusinessdevelopmentefforts.Also,localhotel/moteloccupancyand averagedailyrateshaveconsistently increasedoverthelastsixyears.Withthe university’scontinuinginterestandneedfor providingadequatevisitorspace,together withtheperformanceofnearbyGreenbelt hotels,thereappearstobemid-termsupport foranewfull-servicehotelinCollegePark overthenextthreetotenyearsiftherightincentivepackagewereavailable.Potential sitesidentifiedforhoteldevelopmentinclude:

Area6isanattractivehotellocationbecauseofconvenientBeltwayaccess.The JiffyLubesite,inArea4a,includingthe abandonedbuildingstoitssouthisanother short-termpossibilityforahotel/motel providedlandassemblyoccurs.Area1dis attractivebecauseofitslocationinEast Campus.Amoredetailedmarketandfinancialanalysisisnecessarytodetermine thefeasibilityofafull-servicehotelinCollegePark.

ConstraintstoDevelopment

SmallParcelSizesandMultipleOwnership Patterns

Theprimarymeanstoachievetheplan’sintendedintensificationoflanduseincompact andmixed-usedevelopmentprojectsrequiresthatsmall,multiplepropertiesbeacquiredandassembledforredevelopment. Currentlythepatternofsmallparcels,fragmentedinmultipleownership,impedesignificantredevelopmentasdevelopersmust negotiateavarietyoflanddispositionagreementswithmultipleowners.Thisprocess addstime,risk,andcosttotheredevelopmentprocess.

HighLandPrices

InflatedlandaskingpricesalongtheUS1 corridorthreatenredevelopmentpotential. Stakeholderinterviewsrevealthatpricesare inflatedeitherduetoowners’disinterestin sellingoraninflatedconceptofvalue.Pro-

spectivedevelopersconsistentlycitethefailureofpropertyacquisitiontransactionsbecauseofaninabilitytonegotiateafairselling price.Itisnotunusualwithinacommercial corridorforpropertyownerstovalueland basedonrecentsaletransactionsinvolvinga fast-foodrestaurantoragasstation.However,suchlandusesareonlysuitableforlimitedsitesalongacorridorand,ifusedto gaugeanaskingprice,oftenleadtounrealisticperceptionsoflandvalueresultinginno sales.

InappropriateParkingRegulations

Priortothenewregulationsapprovedinthis sectorplan,parkingrequirementshadbeen suburbaninnatureandutilizedcountywide mandatedminimumparkingratios.For mixed-usedevelopmentinanurbansetting, suchminimumparkingrequirementsareoftentoohighbecauseeachusehasitsownrequirementandlittleopportunityexistsfor sharedparking.Therewerenoincentivesor regulationsthatacknowledgedthebenefit thatmixed-usedevelopmentandmulti-purposetripscouldhaveondecreasingparking demandincompactmixed-useareas.

Anotherconstraintisthelackofandhighcost ofprovidingstructuredparkinginthetown centerandmainstreetareas.Theproblemis thatmarketrentsforofficespaceinCollege Parkarenothighenoughtosupporttheconstructionofstructuredparkingandprovidea reasonableyieldoninvestmenttothedeveloper.

InappropriateZoning

Zoningpriortosectorplanapprovallimited mixed-usedevelopmentexceptincertaininstanceswhereresidentialuseisallowedby specialexceptionabovethethirdfloorofa commerciallyzonedbuildingoracommercialbuildingcontainsnomorethanthree dwellingunits.Theinabilitytoprovideopportunitiesforavarietyofmixed-usedevelopmenthamperedredevelopmentefforts. Therefore,itisessentialthatzoningpolicies bechangedtoencouragethetypeofinfill andmixed-usedevelopmentenvisionedfor thecorridor.

POTENTIALDEVELOPMENT INCENTIVESANDINITIATIVES

Theprimarychallengeinencouragingeconomicreinvestmentandredevelopment alongthecorridoristodevelopastrategytailoredtothearea’sspecificopportunitiesand constraints.Thefollowingincentivesand techniquescanbeemployedtoremove constraints.Theyrangefromrelatively“soft” incentivesandprogramsto“hard”subsidies ordirectassistancebythepublicsector.

MarketingandPromotion

Achievingahighqualitymixed-useenvironmentwillrequiretherecruitmentofspeciality retailers,high-endhotelfranchises, high-technologyfirms,andexpandingcompanies.Thevisionandimplementationrecommendationsembodiedinthissectorplan canformthebasisfordevelopingamarketingandpromotioncampaigntoattractsuch development.Marketingandpromotingthe corridor’sstrategiclocation,itsproximityto theuniversity,togetherwithavailabledevelopmentincentivesshouldresultinattracting interestfromthedevelopmentcommunity.

ThePrinceGeorge’sCountyEconomicDevelopmentCorporation(PGCEDC)hasprogramstomarketthecountyasabusiness locationandassistprospectivebusinesses throughrecruitmentandretentionprograms. ApartnershipbetweenthePGCEDCandthe CollegeParkCityUniversityPartnership (CPCUP)willgreatlyenhanceopportunities tospecificallymarketdevelopmentopportunitiessuchastheCounty’sHighTechnology Triangle,whichincludesTheUniversityof MarylandandCityofCollegePark.Inaddition,theCityofCollegeParkcouldexpandits economicdevelopmentandbusinessretentionprogramviaincreasinguseofitswebsite asamarketingclearinghouse.Also,expansionofthecity’smerchantsassociationoutsideofthedowntownareawouldassistin managingandpromotingcorridorbusiness activities.

StreamlinedDevelopmentApproval Process

Providingtechnicalassistancewiththedevelopmentreviewprocessandstreamliningdevelopmentregulationsaretechniquesbeing usedbymanyjurisdictionstoenhancetheir competitivepositioninthemarketplace.A developmentapprovalprocessthatis streamlinedandunderstandabletothedevelopmentcommunitywillhelpreducetime andfinancialriskexposure.Thedevelopment communityhasconsistentlyencourageda developmentprocessthatispredictablebut flexibleinitsapplication.Flexibilityisconsideredattractive,uncertaintyisnot.Typically,a developer’sequityinvestmentbeginsvery earlyinthedevelopmentapprovalprocess, whichcanprovetobeaverycostlyandrisky endeavor.Investorsmeasuretheirfinancial returnontheequity(valuedastimeand money)theyhaveinvestedintheproject.Providingstaffsupportandassistancethroughoutthedevelopmentapprovalprocesslowers investorrisk.

Effortstopublicizethedevelopmentreview processandassistthedevelopmentcommunityinunderstandingwhatisexpectedand whatincentivesareavailablecanhelpinduce redevelopment.TheDevelopmentDistrict OverlayZone(DDOZ)anditsdevelopment districtregulationshavebeendevelopedto specifyminimumstandardssothatdeveloperscanascertainexpectationsandrisksbeforecommittingtotheprojectandreview process.TheDDOZregulationssimplifythe rezoningprocessandretainflexibilitytoallow reasonabledeviationstodevelopmentregulationsduringthesiteplanapprovalprocess.

Also,theMixed-UseInfill(M-U-I)Zoneisintendedtosimplifyapprovalproceduresfor mixed-usedevelopmentbyremovingtherequirementtoseekrezoningofacommercial zonetoallowresidentialuse.Thisisadramaticdeparturefromthetimeconsuming andveryriskyconventionalrezoningprocess whichrequiresadevelopertoprovethateithertheexistingzoningisamistakeorthat conditionshavechangedsodramaticallyto rendertheexistingzoningobsolete.

FlexibleParkingRegulations

Parkingregulationsthatminimizetheprovision ofon-siteparkingandmaximizetheopportunitiesforshared-useparkinginmixed-usedevelopmentareasareanincentivethatcanhelp attractnewdevelopment.Accordingly,thesectorplan’sDDOZparkingregulationshave beendesignedtosupport,notpenalize, mixed-usedevelopment.Parkingmaximums havebeendevelopedalongwithparkingcredit reductionswhereshareduseandstructured parkingisprovided.

PublicParking

Usingpublicsectorfinancingtodevelop structuredparkinginsupportofmixed-use developmentisamajorincentiveforattractinginfillredevelopmentintoareaswithno landavailableforsurfaceparking,suchas thetowncenterandmainstreetareas.Public parkingisappropriatewhenarangeofland usesbenefitfromtheparking,notsimplyone user.Also,marketrentsinthesectorplan areaarenotstrongenoughtosupportthe privatefinancingofstructuredparking.

ThePrinceGeorge’sCountyParkingAuthority’smissionistoencourageeconomicdevelopmentandrevitalizationbyfinancing, constructing,andoperatingparkingandrelatedfacilities.TheParkingAuthoritycould constructandoperatepublicparkinginCollegeParksinceitislikelythatthefinancing wouldcomefromthecounty,othernon-city sourcesandparkingrevenue.Alternatively, thecitycouldexpanditsmunicipalparking operationstotakeontheprovisionand maintenanceofstructuredparkingfacilities.

Theplan’sDDOZregulationsallowawaiver ofallon-siteparkingrequirements,provided anin-lieuparkingfeeprogramisestablished toencouragepublicparkinginthetowncenterandmainstreetareas.Newdevelopment wouldpayeitheraone-timeup-frontfeeor anannualfeetohelpcompensateforthecost ofpublicparking.Thein-lieuparkingfeeis typicallyreasonable,andrarelydoesitapproachthetruecostofprovidingparking. In-lieuparkingfeescanbeusedtooffsetoperatingorcapitalcosts

TaxCreditsandAbatement

Theuseofpropertytaxcreditstoencourage reinvestmentandredevelopmentisacommonincentiveusedthroughoutthecountry andwithinthecounty.Byprovidingproperty taxincentivesinreturnforreinvestmentinto speciallydesignatedareas,thelocalgovernmentcanfacilitatereinvestmentandredevelopment.

Themajorityofthesectorplanareaiswithin censustractsthatareeligibleforthecounty’s RevitalizationPropertyTaxCreditprogram. TheonlyareanoteligibleisaportionofCensusTract69,locatednorthofCherryHill RoadandalongtheeastsideofUS1,from theCapitalBeltwaysouthtoIndianLane.This programusesadiminishingcountyproperty taxcreditoverseveralyearsforassessable improvementsmadetocommercial,industrial,andresidentialprojects.Thetaxcredits areintendedtohelpenhancethefinancial feasibilityofaprojectbyreducingoperating costs.Qualifyingcommercialprojectsreceive agraduated20percenttaxcreditover5 years,beginningwitha100percentcredit thefirstyearanddroppingto80percentin thesecondyear,60percentinthethirdyear, 40percentinthefourthyear,and20percent inthefifthyear.Residentialprojecttaxesare abated100percentinthefirstyear,66percentinthesecondyear,and33percentinthe thirdyear.

ThePGCEDCprovidestheHigh-Technology GrowthandDevelopmentIncentivePackage. Thisprogramprovidesathree-partincentive programforhightechnologycompaniesexpandinginornewlylocatingwithinthe county.Propertytaxcreditsareavailablefor bothneworsubstantialrenovationorexpansionofhigh-technologybusinessesatthe sameamountandtimeperiodasthosediscussedabove.Personalpropertytaxexemptionsarealsoavailableforupto100percent forcertainpropertyusedinresearchanddevelopment.ThethirdcomponentofthispackageprogramincludesaFastTrackSite DevelopmentPlanProcesswhichexpedites thesiteplanapprovalprocess.

SpecialAssessmentDistricts

Specialassessmentdistrictsareoftendesignatedasameansofprovidingasteadyrevenuesourcetofundimprovementsand/or programsintendedtobenefitallpropertiesor businesseswithinthedistrict.Typicallyprivate propertyownerspayanadditionalassessmentfeetosupportvariousinitiativeswithina specialassessmentdistrict.InMarylandthisis calledaCommercialDistrictManagement Authority.Oncecollected,therevenueisthen reinvestedbackintotheareafordistrict self-directedimprovementsand/orprograms.Specialassessmentdistrictscouldbe avaluabletoolinfundingparkingdevelopmentandoperations,publicamenities(parks andart),otherpedestrian/bicycle-friendlyinfrastructureandservices(maintenance,marketing,etc.)inthetowncenterandmain streetareas.

PresentlytheUS1corridorlacksameansto collectivelyraiserevenuefromexistingbusinessesthatcanthenbereturnedtothese samebusinessesand/orpropertyownersin termsofarea-widebenefits.Toinstitutea specialassessmentdistrictrequiresthatthe propertyownerswithintheproposeddistrict agreeto(1)aspecialassessmentand(2)the useoftheadditionalspecialassessmentrevenuewithintheassessmentdistrict.Itislikely thatsuchadistrictwouldbeproposedinconcertwithamajorpublicinvestmentbenefittingallpropertyownerswithinthedistrict.An examplewouldbeaspecialassessmenton commercialpropertiestohelppayforhigher levelsoflandscapemaintenancealongUS1 thancouldbeprovidedbylimitedstatefunding.

TaxIncrementFinancingDistricts

Taxincrementfinancing(TIF)isaflexibleeconomicdevelopmenttoolusedbymanyjurisdictionsacrossthecountry.Underthis technique,propertytaxrevenuesarefrozen atthetimeaTIFdistrictisestablished.This baselevelofrevenuewillcontinuetoflowto thetaxingentitiesoverthelifeofthedistrict. However,asdevelopmentandredevelopmentoccurinthedistrict,propertytaxrevenuesincrease.Thisincreaseinpropertytax

revenuefromthebaseyear(ortheincrement) isretainedinaspecialallocationfund(TIF fund).ThemoniesintheTIFfundaretypically placedinaspecialaccountandreinvested backintotheTIFdistrict.Thesefundscanbe usedtopurchaselandand/orfundcapitalinvestmentthroughTIFrevenuebonds.Useof TIFprogramscanbeanimportantsourceof financingjointdevelopmentprojects.

Overall,TIFrevenuesensurethatthesuccess inagivendistrictgeneratesrevenuestosupportadditionalinvestmentinthedistrict.Tax incrementfinancingdoesnotincreasepropertytaxes.Therevenuesgeneratedfromthe districtcouldhelpsupportlandassembly, landwrite-downs,andinfrastructuredevelopmentfortargetprojectsinthecorridor areaaswellastheprovisionofamenities. However,itisimportanttorecognizethatthe useofTIFfinancingrestrictscountyaccessto specialpurposetaxrevenuescollectedsolely tobenefittheTIFdistrict,thusmakingthisrevenuenotavailableforcountygeneralfund purposes.

CapitalCostSubsidies

Themostdesiredtypeofdevelopmentincentivetoencourageinvolvementbytheprivate sectoristoreduceup-frontcapitalcostand risk.Incentiveprogramsthatreducecapital costaremorevaluablethanpropertytax abatement,acceleratedapprovalsorbusinessdevelopmentassistance.Publicassistanceinsubsidizingup-frontcapitalcost reducesriskandenhancesthefinancialfeasibilityoftheproject.Itisacommonpracticein jointdevelopmentstomaximizeorleverage theuseofpublicresourcesavailableforeligiblecosts.Forexample,landcostsareoften absorbedbythepublicsectorinorderto makeitfeasibletofinanceahigherquality privatesectorbuilding.

Itisimportantthatthestate,countyandcity consideruseofcapitalcostsubsidyprograms aspartofanyeconomicdevelopmentstrategy.Thetypeofcapitalsubsidyuseddepends onthetypeoffinancingsoughtandtheconstraintsimposedontheuseofthosepublic funds.Themostcommonformsofcapital

reductionemployedbythepublic/quasi-publicsectorareasfollows:

Infrastructuredevelopmentforroads,sidewalks,andlandscapingasispresentlybeingprogrammedandexpendedontheUS 1roadwayimprovementsstudyunderway

Provisionofpublicparkingfacilities

Assistancewithlandandbuildingacquisition

Fundingcertainsoftcostssuchastechnical studiesandfacadedesigns

GeneralObligationandIndustrial RevenueBonds

Thesaleofgeneralobligationandindustrial revenuebondsarecommontechniquesby whichthecountyandcitycanutilizetheirfinancialresourcestodirectlyhelpsubsidize publicandprivatesectorreinvestmentand redevelopmentinthesectorplanarea.Itis generallyacknowledgedbystakeholders withinthesectorplanareathatactiveinvestmentbythepublicsectorisneededtoovercomemanyoftheconstraintsdiscussed above.Thefinancingofinfrastructuresuchas roadsandparkingcanbefundedbythe countyand/orcityusingtax-exemptgeneral obligationbonds.Taxexemptbondssupportedbythefullfaithandcreditofthejurisdictionwillcarrylowerinterestratesas comparedtootherfinancinginstruments.Itis notunusualforjurisdictionstofundpublic parkingusinggeneralobligationbonds.

Thecountyand/orcitycanalsoutilizeindustrialrevenuebondswhicharetax-exempt bondsthatcanbeusedtosupportmanufacturingand501(c)(3)nonprofitorganizations. Fundscanbeusedforlandand/ornewor usedbuildingacquisition,purchaseofnew machineryorequipment,andsomesoft costs.

CommunityFinancingPrograms

Variousfinancialprogramsexistatthestate, countyandcitylevelthatcanbeusedtohelp underwritethecostsforfinancingreinvestmentandredevelopment.Programssuchas theMarylandIndustrialandCommercialRe-

developmentFund(MICRF)providefinancial assistancetopoliticaljurisdictionsattempting todeveloporredevelopcommercialorindustrialenterprises.Thejurisdictionmay qualifyforupto$3million,butalsomust providean11percentfundingcontribution andpledgeitsfullfaithandcredit.Fundscan beusedforfixedassets(land,buildings,machinery/equipment),infrastructure(roads, utilities,telecommunications),andtechnical assistancestudiesandsomeothersoftcosts. Thejurisdictionmayloanfundstoabusiness orusefundstoguaranteeanoutsidelender loan.

Also,thestateofferstheLocalGovernment InfrastructureFinancingProgramtolocaljurisdictionstoprovideanefficientandeconomicalmeanstoaccesscapitalmarketsto financespecificinfrastructureprojects.Examplesofeligibleprojectsthatcouldbeutilized withinthesectorplanareaarebridges, streetsandsidewalks,streetlighting,landscapingandotheramenities,including stormwatercontrolanddrainagefacilities. Thefullfaithandcreditofthejurisdictionis requiredassecurity.Inaddition,theStateDepartmentofBusinessandEconomicDevelopmentandthePrinceGeorge’sCounty EconomicDevelopmentCorporationhave severalothereconomicdevelopmentinitiativesandprogramsthatmaybeappropriate foruseinthesectorplanarea.

ThePGCEDChasdevelopedtheCommercialBuildingLoanFund(CBLF)toassistwith buildingrenovation,reuseandconstruction. TheShoppingCenterRehabilitationProgram (SCRP)assistsownersofoldercenterstoreinvestinrehabilitationofthebuilding,grounds andequipmentbyprovidingupto25percent ofthefundingneeded.TheCommercialArea RevitalizationEffort(CARE)Programassists olderneighborhoodcommercialareasby providinglowinterestloans(upto50percent ofprojectcostnotexceeding$300,000), grants,marketingandtechnicalassistance. Lastly,thePGCEDCofferstheNewBuilding LoanProgram(NBLP)toencouragenewretailandcommercialprojectsininner-beltway communities.Thisprogramprovidesupto50

percentbutnomorethan$2millionofrequiredfinancing.

TheMarylandDepartmentofCommunity Development’sCommunityLegacyProgram wasdevelopedin2001withtheaimofhaltingdeclineanddisinvestmentinolderareas ofthestate.Theprogramisfocusedonat-risk areasthatshowsignsofdeclinebuthaveunderlyingstrengthsthatwillallowamodest levelofinvestmenttoimprovequalityoflife. Awiderangeofcapitalandnoncapitalexpensescanbefundedbytheprogram.These includecommercialbuildingrenovation, housingrenovation,publicinfrastructurethat supportsredevelopmentprojects,building demolition,landbankingaspartofaredevelopmentstrategy,andstaffsupportforrevitalizationprojects.InJuly2001,theCityof CollegeParkmadeapplicationtotheprogramfordesignationofUS1asalegacy area.InJanuary2002,thecitywasawarded $425,000fromtheprogramforuseinland acquisitionanddemolitionoftwolong-time boarded-upstructures.Theawardwasbased largelyonthesectorplan’seconomicdevelopmentstrategyrecommendations.

LeveragingIn-KindContributions: Land

Contributinglandisadirectwayforthepublicsectortohelpinitiateredevelopment.As right-of-wayandpropertyacquisitionoccurs aspartoftheUS1highwayimprovement plansandtheuniversityactstoredevelop someofitsproperties,opportunitiesmay arisetoofferthesepubliclandsaspartofa redevelopmentproject.

Totheextentthattheyownlandinthesector planarea,thestate,county,cityanduniversity couldleveragetheseassetstoattractdesired development.Typically,thisisdonebycreatingorusingaquasi-publicentitysuchasthe CollegeParkCityUniversityPartnership (CPCUP)tomarkettheland.Thisentitycould interestprivatedevelopmentonthelandby eithersellingthelandbelowmarketprice, donatingtheland,and/orleasingtheland withattractiveleaseprovisions.Examplesof attractiveleaseprovisionsinclude:below marketleaserates,anominalfixed-lease

ratewithparticipationoccurringwhencertain performancethresholdsaremet;nominal fixed-leaseratesuntiltheprojectissoldorrefinanced;oracombinationthereof.

LandReadjustmentPrograms

Alsoknownaslandconsolidationorland pooling,thisapproachinvolvestheprivate sectorpoolinglandforthepurposeofcreatingalargerunifieddevelopmentsite.Itallowspropertyownerstoretainthe incrementalvaluegainedfromthedevelopmentoftheirlandtomoreintensiveuse ratherthanhavingthebenefitaccruetothe developerafterthelandissold.Properties areconsolidatedthroughaprivatecorporation,landowner’sassociation,apubliccorporation,orapublicagency.Eachowneris accordedasharerelatingtheirassessed propertyvalueasapercentageofthetotal valueofallpropertiescombined.Thelandis thenplannedwithoutregardtopropertylines andisresubdividedandreturnedtoindividualpropertyowners,withalldevelopmentrequirementshavingbeensatisfied.Thisresults inlotsrevertingbacktotheownersasfully serviced,compatiblewithnewdevelopment requirementsandcommunitydesignstandards,thusbringingsubstantialvaluebackto theoriginalowners.Theprojectcanthenbe builtoutseparatelyorbyasingledeveloper. Somelotsmaybesoldtooffsetthecostofimprovinginfrastructure.Thisconceptmaybe attractivetoexistingpropertyownerswho wishtoparticipateinredevelopmentwhileretaininganownershipinterestinthenewdevelopment.

PublicLandAcquisitionandEminent Domain

Acquiringprivatelandforapublicpurpose suchasredevelopmenthaslongbeenadirectmethodofimplementingredevelopment, providedafairmarketvalueispaidforthe property.Asdescribedearlier,landassembly isdifficultalongtheUS1corridorforthree reasons:(1)smallparcels;(2)fragmented propertyownership;and(3)landpricespeculation.Oftenthepublic/privatesectorcan mitigatetheseconstraintsbyusingthepower ofeminentdomaintoacquireandassemble

propertytosupportpublicpurposessuchas desiredredevelopmentandprivatereinvestment.Undereminentdomainthepriceof landisdeterminedbyanindependent appraiser.Ifthepurchasepricecannotbe agreedtowiththeowner,thenthecourtswill decidethefairmarketvalue.Oftenjustthe conceptofeminentdomaincaneffectivelyreducelandaskingpricespeculation.

TheRedevelopmentAuthorityofPrince George’sCountyisauthorizedbytheStateof Marylandto:acquire,bylegalmeans(includingthepowerofeminentdomain),land orpropertyfordevelopmentorredevelopment;todeveloporredeveloplandforresidential,commercial,orindustrialpurposes; todisposeoflandforresidential,commercial,orindustrialpurposes;toissuebondsto financeorrefinancethecostofacquisition, development,and/orredevelopment;and, toacceptgrantsfrom,makeloansto,and enterintocontractswithfederal,stateorlocal agencies,orprivateentitiesorparties.

TheRedevelopmentAuthority’sprojectselectioncriteriaareasfollows:

Qualityoflifeenhancement

Qualitydevelopment

Economicimpactforlocalcommunityand thecounty

Availabilityofprivatesectorfunds

Financialfeasibilityandconsistencywith redevelopmentgoalsandplans

Buildsonexistingorpriorefforts

Catalystsforotherimprovements

Project’sreadinesstobecomeself-supporting

Potentialforsuccess

Levelofcommunitysupport

Enhancementofbalancedgrowth

Opportunitiestocreatejobtrainingand employment

ThisbroadcriteriashouldenabletheRedevelopmentAuthoritytoplayamajorrolein helpingimplementthesectorplan,espe-

ciallywherenewjobsarecreatedandbusiness/residentialdisplacementsareminimized. TheRedevelopmentAuthoritycanactivelyenter intojointdevelopmentprojectswiththeprivatesectorandhastheabilitytouseeminent domain,ifnecessary.

Thecityalsohasthepowerunderitsurban renewalauthoritytouseeminentdomainfor publicpurposes.However,thecitymustmeet certaincriteriademonstratingalevelofblight tojustifyuseofeminentdomain.Thecity’s eminentdomainpowerisfarlessflexible thantheRedevelopmentAuthority’spowers. Whilelessflexible,theremaybeoccasions wherethecity’seminentdomainpowersmay beappropriatelyutilized.

RECOMMENDATIONS

ECONOMICDEVELOPMENTSTRATEGY OBJECTIVES

Therecommendationscontainedinthissectionmakeuptheeconomicdevelopment strategyandincludespecificactionsanddevelopmentprojectopportunitiestobeimplementedintheshort-,mid-andlong-term. Short-termimplementationisprojectedtooccurwithinapproximatelytwoyearsfromplan approval,mid-termwithinthreetoseven years,andlong-termbeyondsevenyears.

Strategy1:BolsterExistingMixed-Use Environments

CollegePark’sexistingdowntownpossesses manyofthecharacteristicssoughtinan expandedtowncenter:amainstreetdevelopmentcharacter,compactandverticaldevelopment,amixed-usecenter,anda pedestrianenvironment.Improvingthetown centerwillhaveanimmediateimpactonthe economy,theuniversity’simageandcompetitiveness,andtheinvestmentclimate.Thefollowingactionsbuildonthetowncenter’s assets:

Reducetheamountofsurfaceparkinglots andencouragesharedandstructured parking

Requirenewbuildingstomaintainorreinforceexistingbuildingedgesalongthe streetfrontage

Expandthemixoflandusesbeyondtheexistinghighconcentrationofeatingand drinkingestablishmentsand/orconvenience goodsstoresthatdominatedowntown Encouragemixed-useredevelopmentof the“KnoxBoxes”areaandtheEastCampusarea

SouthCampusCommons,theuniversity’s1,031-bed studenthousingproject,wascompletedinsummer 2002alongKnoxRoad.

Strategy2:PromoteMarketStrengths

Thereismarketsupportforthedevelopment ofhousing(conventionalmultifamilyandstudenthousing),office(ifsupportedbytheuniversity),retail,andhoteluseswithinthesector planarea.Proactivemarketingof developablesitescoupledwithacommitmenttoassistthedeveloperinthepre-developmentapprovalprocesscanachieve results.Thisstrategyseekstocapitalizeon theseopportunitiesbypromotingthe short-termredevelopmentprojectsdiscussed later.

Strategy3:EngageinJointDevelopmentPartnerships

Implementingmanyofthesectorplan’sland useconceptswillrequireassistancefromthe public/quasi-publicsectortoovercomethe constraintsidentifiedearlier.Publicsectorinvolvementinthefinancialsideofdevelopmentisencouragedtohelpanalyzehow publicinvestmentcanovercomedevelopmentbarriers,andanalyzeoptionsforusing corridor-wideinvestmenttools,especiallya tax-incrementfinancingdistrict.Projectsthat mayespeciallybenefitfromsuchassistance arethosewhere:

Majorredevelopmentofexistinglanduses isproposedonparcelsinmultipleownership

Lower-densityresidentialdevelopmentreplacescommerciallanduses(suchasthe areassouthofErieStreet(Area4d)

Alternativessuchastheconsolidationof automotivesalesandserviceusesassuggestedinportionsofthecentralgateway mixed-usearea(Areas4eand4f)

Strategy4:SupportTheUniversityof Maryland’sDevelopmentNeeds

TheUniversityofMarylandisthecorridor’s economicengine.Toalargeextent,theeconomicsuccessofthecityandbusinesscommunitydependsonthesuccessofthe university.Tobecompetitivetheuniversity mustofferanexcellenteducation,bephysicallyattractivetostudents,havestrongresearchanddevelopmentinfrastructure,and havestrongtiestoneweconomyplayers. Therefore,theeconomicdevelopmentstrategymustbedesignedtosupporttheuniversity’seffortstoenhanceitscompetitiveness. Todosorequiresthefollowing:

Increasingtheamountandqualityofstudenthousingonandnearcampus

Strengtheningrelationshipsbetweenthe universityandbusinesscommunity

Strengtheningtheroleofthenonprofit CollegeParkCityUniversityPartnership (CPCUP)incoordinatinguniversityandcity policiesandenhancinginitiatives

Improvinginfrastructure(parking,pedestrianfacilitiesandbridges,etc.)tosupport theuniversity

Strategy5:LinktheRoute1Corridor toNeighborhoods,TheUniversityof MarylandCampus,TransitDistricts andRegionalTrailSystem

Physicallinkagesamongandbetweenactivitycentersarecriticaltoestablishingfunctionalsynergybetweenthecommunity, campus,mainstreetbusinessareas,andthe Metrostation.Theselinkagesmustbe

designedandexecutedinamannerthatcreatesmorethangreenspace,butanamenity thataddsvaluetoneighboringproperties. Thisstrategycanbeimplementedbythefollowing:

WorkwiththeDepartmentofParksand Recreationtoenhancepedestriantrail connectionsbetweentheAnacostiaTributaryTrailSystemandareasadjacenttothe streamvalleypark

Encouragenewdevelopmenttoprovide enhancementsandextensionstotheexistingnetworktoimproveaccesstotheregionaltrailsystem

SHORT-TERMECONOMIC DEVELOPMENTACTIONPROGRAM

Thefollowingshort-term“program”actions, togetherwithspecificbrickandmortar“project”actionsshouldbetakenbycommunity stakeholderswithintwoyearsofplanapproval.Programactionsrelatetoadministrativeandmanagementactivitiesthatfacilitate revitalizationandredevelopment.Projectactionsrelatetospecificpotentialdevelopment opportunities.

ProgramAction1:Broadentheroleof theCollegeParkCity-UniversityPartnership(CPCUP)

ThefunctionoftheCollegeParkCity-UniversityPartnership(CPCUP)shouldbebroadenedtomanageimplementationofthe sectorplan’seconomicdevelopmentstrategy.TheCPCUPshouldestablishjointdevelopmentprioritiesforthecorridor,engage appropriateentitiesinjointdevelopment,be astewardforagivenprojectthroughtheapprovalprocess,managespecialassessment districtrevenues,andbeaccountableforthe successfulimplementationofthesector plan’seconomicdevelopmentstrategy.

ProgramAction2:Establishadevelopmentfacilitationprogram

Itisimportantthatthecommunityprojecta proactiveattitudetowardattractingprivate sectorinvestmentalongthecorridor.Thiscan beaccomplishedby(1)clearlyarticulating

ProgramAction1

RelatedStrategies:

• SupportUMD

• Promotemarketstrengths

• Usepartnerships

ProgramTasks:

1.AmendtheCPCUP’sbylawsto incorporatenewfunctionsandbroaden representationontheBoardofDirectors.

2.Appointadditionalboardmembersto include,butnotnecessarilybelimitedto, appropriaterepresentativesfromthe CountyRedevelopmentAuthorityand ParkingAuthority,andfinance professionals.

3.Identifytargetprojectsandcoordinate implementationwiththecity,university, theCountyRedevelopmentandParking Authorities,theEconomicDevelopment Corporationandotherstakeholders.

4.Providedevelopmentfacilitationservices.

5.Marketthecorridortoretainandrecruit retailersandsmallbusinessesandwork withtheEconomicDevelopment Corporationinmarketingtolarger businesses.

howthesectorplan’srecommendations changethecurrentregulatoryandapproval requirements;(2)improvingtheefficiencyof theapprovalprocess;and(3)providingadevelopmentliaisontoassisttheprivatedeveloperthroughtheapprovalprocess.

ProgramAction2

RelatedStrategies:

• Usepartnerships

• Promotemarketstrengths

ProgramTasks:

1.Createasectorplanbrochure summarizinglanduseobjectivesand regulatorychanges.

2.Appointadevelopmentfacilitatortowork withthepublicsectoragenciesonbehalf oftheprivatedevelopersinorderto expeditethecommencementofprivate developmentprojects

ProgramAction3:Developaparking strategyforthefinancinganddevelopmentofstructuredparkinginthetown centerandmainstreetareas

Infilldevelopmentcannotoccurintheseareastotheextentenvisionedwithparkingprovidedon-site.Aparkingmanagement strategymustbedevelopedimmediatelyto dealwiththefinancinganddevelopmentof structuredparkinginthetowncenterarea. In-lieuparkingfeesshouldbeinvestigated. CPCUPcouldtakealeadershiproleinmanagingthisprocesswithfundinglikelycoming fromthecity,countyanduniversity.ThisactionshouldalsobecoordinatedwiththeprogrammingoftheEastCampusproject.

ProgramAction3 RelatedStrategies:

• SupportUMD

• Bolstermixed-usedevelopment

• Promotemarketstrengths

• Usepartnerships

ProgramTasks:

1.Determinetheboundariesfortheparking managementstrategy.

2.Retainaparkingconsultanttoevaluate currentparkingconditions,projected conditions,parkingoperations, boundaries,andalternativemanagement strategies.

3.Workwithpropertyownersandother stakeholderstoidentifyaneffectiveand equitableparkingmanagementstrategy.

ProgramAction4:Establishlong-term revenuesources

TheCPCUPandotherpartners,includingthe county,shouldevaluatethefeasibilityofimplementingsomerevenuegeneratingmanagementsystemssuchasataxincrement financingdistrict,specialassessmentdistrict, andparkingrevenuesystemsdiscussedbelow.Long-termrevenuesourceswillencourageinvestmentbytheprivatesectoras fundingwillbeavailabletosustainreinvestmentbackintotheareatobeusedformaintenance,underwritingnewdevelopment

projects,orotherrelateddistrictprograms.It isrecommendedthatthefollowingactionsbe implementedwithintwoyearsfollowingsectorplanapproval.

ProgramAction4.1:EstablishaTaxIncrementFinancing(TIF)Districtforallorpartof thesectorplanarea

Theremustbeasourceofrevenuetosupport thejointdevelopmentactivitiesnecessaryto implementsectorplangoals.ATIFdistrictis anexcellentlong-termfinancingvehicle.The cityandCPCUPwouldlikelyleadthiseffort.

TheEastCampusredevelopmentproject couldbeanexcellenttargetprojectjustifying theestablishmentofaTIFdistrict.Currently, nopropertytaxesaregeneratedfromthis landbecauseitisusedbytheuniversity.Alternatively,privateredevelopmentwillgenerate newpropertytaxes.Alsotheuniversitycould considerpaymentsinlieuofpropertytaxes (PILOTs)tooffsetlostpropertytaxrevenuein instanceswheretheuniversitymaintains ownershipoftheland.

ProgramAction4.1 RelatedStrategies:

• SupportUMD

• Promotemarketstrengths

ProgramTasks:

1.Theuniversityandcitymeetswithcounty officialstodiscusstheestablishmentofa TIFdistrict.

2.CPCUPretainsaneconomicconsultantto draftaplananddetermineappropriate boundariesforaTIFdistrict.

3.CPCUPandCountyRedevelopment AuthorityidentifyprojectsforTIFfunding.

4.SimultaneouswithdevelopinganEast Campusgeneraldevelopmentagreement (orothercatalystproject),establishthe TIFdistrict.

ProgramAction4.2:Evaluatethefeasibilityof anin-lieuparkingfeeprogram

AssumingpublicparkingisdevelopedinassociationwiththeEastCampusmixed-use towncenterprojectorotherprojectsinthe

towncenter,anin-lieuparkingfeeprogram maybewarranted.Suchaprogramprovides along-termsourceofrevenuetosupport parkingwhileenhancingpotentialforinfill development.TheDevelopmentDistrictStandardssectionestablishesthebasisforan in-lieuparkingprogram.

ProgramAction4.2 RelatedStrategies:

• Promotemarketstrengths

• Usepartnerships

ProgramTasks:

1.Requiretheparkingmanagement strategyconsultanttoevaluateand recommendanin-lieuparkingfee program.

ProgramAction4.3:Evaluatethemeritsof establishingaspecialassessmentdistrict

AspecialassessmentdistrictsuchasaCommercialDistrictManagementAuthority(CDMA) orabusinessimprovementdistrict(BID)maybe supportedifmarketedwithmajorredevelopmentprojectsliketheEastCampusmixed-use andthe“KnoxBoxes” redevelopmentinArea 1a.Propertyownersmaybewillingtoaccept additionalpropertyassessmentswhenunderstoodinthecontextoftheimprovements plannedfortheseprojects.Physicallinkages

ProgramAction4.3

RelatedStrategies:

• Promotemarketstrengths

ProgramTasks:

1.CPCUPorcitymeetswithpropertyowners todiscusstheestablishmentofaspecial assessmentdistrictandpotentialbenefits.

2.CPCUPorcityretainsaneconomic consultanttodraftaspecificplanand determineappropriateboundariesandtax rateforaspecialassessmentdistrict.

3.CPCUPandcityidentifiesspecificusesfor assessmentrevenue.

4.SimultaneouswithanEastCampus generaldevelopmentagreement(orother catalystproject),establishthespecial assessmentdistrict.

orotherinfrastructureimprovementsmaybe necessarytointerfacetheseprojectsintothe existingurbanfabric.Thecity’sPlanningDepartmentwouldlikelyleadtheresearchinto suchaneffort.

Thefollowingsectionofrecommendations identifiesthosebrickandmortar“project” opportunitiesthataredeemedpossibleinthe short-termgivencurrentmarketconditions andavailabilityofthepropertiesforredevelopment.

ProjectAction1:Pursueanoffice complexinArea3:(MainStreetArea) Theuniversityisinneedofadditionaloffice spaceinthevicinityofthecampus.Themain streetarea(Areas3aand3b)iswithineasy walkingdistancetotheuniversitycampus. Thisareaisenvisionedasamixed-use,pedestrian/bicycle-friendlyenvironment.The developmentofofficeusesinthisareacan

ProjectAction1 RelatedStrategies:

• SupportUMD

• Promotemarketstrengths

• Usepartnerships

ProgramTasks:

1.Obtainacommitmentfromtheuniversity toleaseasignificantamountofoffice spaceforanextendedterm.

2.Obtainacommitmentinprinciplefrom theRedevelopmentAuthoritytouseits powerofeminentdomaintoassemblean acceptablesite.

3.Pursuefundingforpedestrian/bicycle connectionsbetweentheofficecomplex project,throughthePaintBranchStream Valley,tothecampusarea.

4.CPCUPissuesadeveloperrequestfor proposal(RFP)toimplementtheoffice complexandproposesaphasingplan andjointdevelopmentarrangement.

5.Selectadeveloperandnegotiatea generaldevelopmentagreement.

6.Obtainfundingtoconstructbridges linkingthemainstreetareatothecampus viathePaintBranchStreamValley.

satisfyboththeplan’sobjectivesanda near-termuniversityneed.

Thebarrierstoofficedevelopmentinthese locationsaresignificant:thereareexisting landusesontargetpropertiessomeofwhich willbedifficulttore-locateinanofficebuilding;mostoftheparcelsonthewesternsideof US1,inthemainstreetarea(Area3a),are underseparateownership;rentspreclude structuredparking;andtargetpropertiesare inthefloodplain.Toimplementthisproject willlikelyrequirepublic/quasi-publicsector participationinlandassembly,landcost write-downs,andinfrastructuredevelopment.TheCPCUPcouldtaketheleadrolein projectplanning.

Acomprehensive,phasedplanningapproachisrecommendedtomaximizetheredevelopmentpotentialofthelandand generatemaximumbenefittotheuniversity, themainstreetareaandthetaxbase.Acomprehensivelyplannedjointdevelopmentprojectachieveseconomiesfromearlyland assembly,anefficientroadnetworkandcentralizedparkingandamenities.Asenvisioned,240,000squarefeetofofficespace, (includingtheexisting42,000squarefoot formerbankbuilding)andanother30,000 squarefeetofgroundfloorretail(including existingspace)couldbeultimatelydeveloped onlandwestofUS1inArea3a,provided structuredparkingisbuiltbythepublic/quasi-publicsector.Toachievethislevel ofbuildingintensitywillrequirethattheland areabeheldinsingleownership.

ProjectAction2:Workwiththe bowlingalleysiteownertoimplement redevelopment

Theproactivemarketingofimmediately developablesitescoupledwithacommitmenttoassistthedeveloperinthepre-developmentapprovalprocesscanachieve immediateresults.Thereisathree-acresite justsouthofUniversityBoulevardinsingle ownershipthatisdevelopedwithabowling alleyandPizzaHutrestaurant.Assumingthis propertyisavailableinthemarket,itcould bedevelopedforresidentialand/ormixed uses.Becauseofitssize,access,andproxim-

itytotheuniversitycampusandBeltway,itis wellpositionedformultifamilyresidences withalimitedamountofretailtosupportthe project.Theexisting,on-sitePizzaHutcould berelocatedintotheproject.TheCPCUP couldtaketheleadinthisjointdevelopment effort.

ProjectAction2 RelatedStrategies:

• Promotemarketstrengths

• Usepartnerships

ProjectTasks:

1.CPCUPmeetswithpropertyownersto discuss(1)thesite’sredevelopment potentialinlightofsectorplanzoning changesand(2)theowner’sinvestment objectives.

2.CPCUPworkswithlocalbrokers,thecity, andotherstomarketthepropertyto developers.

3.CPCUPworkswiththedeveloperto facilitatethedevelopmentapproval process.

ProjectAction3:Workwiththe owneroftheoldgasstationsiteat HartwickRoadandUS1toimplement redevelopment

Thesectorplan’schangesindevelopment regulationsandparkingrequirementsshould enhancethedevelopmentpotentialofsmall sitesinthetowncenter.Theoldgasstation locatedinthenortheastcornerofUS1and HartwickRoadissuchasite.Itcomprisesapproximately17,000squarefeet.Thesitecan bedevelopedforretailonthegroundfloor withapartmentunitsaboveand/orincorporatedintoamixed-useprojectfortheentire block.Thisprojectmaynotrequireasubsidy andcouldbeledbyCPCUP.Also,opportunitiesmayexistforsharedparkingasotheradjacentpropertiesareassembledor redeveloped.

ProjectAction3

RelatedStrategies:

• Bolstermixed-usedevelopment

• p\Promotemarketstrengths

• Usepartnerships

ProjectTasks:

1.CPCUPmeetswithpropertyownersto discuss(1)thesite’sredevelopment potentialinlightofsectorplanzoning changes(2)environmentalmitigation issuesand(3)theowner’sinvestment objectives.

2.CPCUPworkswithlocalbrokers,thecity, andotherstomarketthepropertyto developers.

3.CPCUPworkswiththedeveloperto facilitatethedevelopmentapproval process.

ProjectAction4:ProgramtheEast Campusprojectandsolicitdeveloper interest

Inthenear-term,theEastCampusmixed-use towncenterredevelopmentprojectshouldbe initiatedinthesoutheastcornerofPaint BranchParkwayandUS1.Thisgatewayprojectwillhaveacatalyticeffectontheexisting towncenterarea,themainstreetarea,and PaintBranchParkwaybecauseofitshighvisibility.Thedevelopmentstrategymustclearly articulatethetimingofdevelopment,theincentivesnecessarytoattractthelevelofdesiredinvestment,andtheroleand responsibilityofvariouspublic,quasi-public andprivateentities.Thepropertyisrecommendedforrezoningbythesectionalmap amendmenttoimplementtheplan’s mixed-userecommendationsandtoprovide anearlyincentivefordevelopmentbyremovingtherezoninghurdle.

TheuniversityshouldtaketheleadinthisinitiativeastheownerofalltheEastCampus land.Theuniversitywill,however,haveto workcloselywithCPCUPbecausecapitalincentiveswilllikelybenecessarytosupportthis project.Therolesandresponsibilitiesofvariousentitiesandthesourcesofpub-

lic/quasi-publicfinancingshouldbecoordinatedintheshort-term,beforearequestfor qualificationsorarequestforproposalsisissuedsolicitingdeveloperinterest.

ProjectAction4

RelatedStrategies:

• SupportUMD

• Bolstermixed-usedevelopment

• Promotemarketstrengths

• Usepartnerships

ProjectTasks:

1.Conductauniversity-sponsoredfeasibility studytodeterminearealistic developmentprogram,financial feasibility,andjointdevelopment requirements.

2.Craftajointdevelopmentstrategy enlistingthenecessarystakeholders(the university,thecity,theCounty’s RedevelopmentandParkingAuthorities, theEconomicDevelopmentCorporation, thecounty,andstate).

3.Determinehowtofinancestructured parking.

4.Issueadeveloperrequestforproposal (RFP)withtheissuingagencydetermined aspartofTask2above.

5.Applyforavailablepedestrianand bicycleprogramfundingtodevelop pedestrianandbikeamenitieslinkingthe EastCampusprojecttotheMetro,the traditionaltowncenter,themainstreet area,andtheuniversitycampus.

MID-TERMECONOMICDEVELOPMENT ACTIONPROGRAM

Themid-termprogramactionandtwoprojectactionsthatfollowhavebeenidentified forpossibleimplementationwithinthreeto sevenyearsfollowingsectorplanapproval.

ProgramAction5:Leverageexcess StateHighwayAdministration(SHA) landtoenhanceredevelopmentpotentialoflandsouthoftheexistingJiffy Lubeproperty(Area4a)

Thereisamarketforavarietyoflandusesin thecorridortoday,butachiefbarriertodevelopmentislandavailability.US1’sreconstructionwillrequirethatanumberofparcels beacquiredviaeminentdomainforhighway constructionpurposes.Residuallandwill likelybeavailableafterthehighwayimprovementsarecomplete.CPCUPand/orthecity shouldseekacquisitionoftheseparcelsand usethemtoleveragedesireddevelopment.

Therearecurrentlytwoboarded-upbuildings andanadditionalvacantparceloflandnorth ofRuatanStreetonthewesternsideofUS1in Area4a.Thesepropertiesareobviouscandidatesforredevelopmentexceptthatenvironmentalconstraintsarealimitationthatmust beaddressed.Therearone-thirdofthe boarded-upproperties’landisundevelopable becauseofsteepslopelimitations.

ThereisaJiffyLubeimmediatelynorthof theseabandonedbuildings.TheJiffyLube parcelpotentiallycouldbetakenbytheSHA toimplementtheUS1improvements.The portionofthesiteremainingafterUS1improvementscouldbeusedtoenhancethedevelopmentpotentialoftheunder-utilized landtothesouth.

ProgramAction5

RelatedStrategies:

• Usepartnerships

ProjectTasks:

1.CPCUPpurchasesSHAexcesslandto enhancedevelopmentpotentialof targetedproperties.

2.CPCUPprovideslandforredevelopment.

ProjectAction5:Programandimplementredevelopmentofthe“Knox Box”area

RedevelopmentoftheapartmentsintheKnox Boxsectionofthetowncenter(Area1a)is consideredamid-termprojectbecauseofits complexity,notbecauseofmarketdemand. Theconceptforthisareaenvisionsatransformationindensityfromsmallfragmenteddevelopmenttomoderate-tohigh-density coordinateddevelopment.Asenvisioned,the KnoxBoxareacontainsaconcentrationof studenthousingaswellassupportingcommerciallanduses.

Whilethereismarketpotentialtoimplement suchaconceptitwillbedifficulttoimplement becauseofthenumberofpropertyownersinvolvedandthevalueofthelandinthisarea. Landassemblywillberequiredfortheproject tobesuccessful.TheRedevelopmentAuthorityorcityshouldsupportlandassemblyin proximitytotheuniversity.Thelackofassistancewithlandassemblyissuescouldmake redevelopmentimpossible.Afterpropertyis

ProjectAction5 RelatedStrategies:

• SupportUMD

• Bolstermixed-usedevelopment

• Promotemarketstrengths

• Usepartnerships

ProjectTasks:

1.ConductaCPCUP-sponsoredfeasibility studytodeterminearealisticdevelopment program,financialfeasibility,andjoint developmentrequirements.

2.Craftajointdevelopmentstrategy enlistingthenecessarystakeholders(the university,city,theCounty’s RedevelopmentandParkingAuthorities, theCountyEconomicDevelopment Corporation,thecounty,andstate).

3.Determinehowtofinancestructured parking.

4.Issueadeveloperrequestforproposal (RFP)withtheissuingagencydetermined aspartofProjectTask2above.

assembled,appropriatemixed-usezoning shouldbesoughtundertheDevelopment DistrictOverlayZoneprovisions.

ProjectAction6:Marketandfacilitate acomprehensivelyplannedresidential developmentsouthofCherryHillRoad

Onemid-termdevelopmentsiteinArea5b includesthelandsouthofCherryHillRoad, acrossfromtheCollegeParkMarketplace, andwestofAutovilleDriveNorth,includinga narrowstripalongtheeastside.Thesector planrecommendscomprehensivelyplanned single-familyandmultifamilydevelopmentin thisarea.Thisproperty’slocationnearthe CapitalBeltwaymakesitanattractivedevelopmentopportunityfortheprivatesectorto pursue.

ProjectAction6 RelatedStrategies:

• Promotemarketstrengths

• Createpedestrianlinkages

• Usepartnerships

ProjectTasks:

1.CPCUPworkswithbrokers,thecity,and otherstomarketopportunitiesto developers.

2.CPCUPworkswithdeveloperstofacilitate thedevelopmentapprovalprocess.

LONG-TERMECONOMICDEVELOPMENT ACTIONS

Thefollowinglong-termactionsarecontingentupontheresultsofactionstakeninthe shortandmid-term.

ProjectAction7:Engageinjoint developmenttorealizegoals

Achievingtheplan’slong-termobjectivesfor redevelopingtheUS1corridorwillrequire publicinvestmentinpartnershipwiththeprivatesector.Potentialspecialassessment districtandtaxincrementfinancingdistrict revenuesshouldbeleveragedwithresources fromthecity,county,andstatetoprovidethe

levelofpublicincentivesnecessarytoattract privatesectorreinvestmentandredevelopment.Oncesuchprogramsareestablished anddevelopmentpartnershipsarecreated, possiblelong-termdevelopmentopportunitiescouldincludedevelopmentoftownhouse residentialalongUS1(Areas4a,b,d,e,and 5b);theredevelopmentoftheexistingshoppingcenteratthecornerofHartwickRoad andUS1(Area1b);andthedevelopmentof anautoparkinportionsofAreas4eand4f. ThedevelopmentoftownhousesalongUS1 willrequirethatCPCUPorothersassemble landandconveyittoprivatedevelopersata significantlydiscountedcost.Thedevelopmentofanautoparkwillrequirethatlandbe assembledbythecounty’sRedevelopment Authorityorthecityforauto-relateduses.The landwouldthenbeconveyedonaleasebasistoauto-relatedbusinesses.Theimplementationoftheautoparkconceptwill requirepatientequity.Toimplementtheredevelopmentoftheshoppingcenterwillrequiresignificantcapitalinvestmentin structuredparkingonthepartofthepublic/ quasi-publicsector.

SECTIONALMAPAMENDMENT

INTRODUCTION

Thecomprehensiverezoningprocess,also knownasthesectionalmapamendmentprocessinPrinceGeorge sCounty,allowsfor therezoningofasectionoftheoverallcounty ZoningMapinordertobringzoninginto conformancewithadoptedcountyplansand policies.Thischaptercontainstheapproved sectionalmapamendment(SMA)fortheCollegeParkUS1CorridorSectorPlan.TheSMA isintendedtoimplementthelanduserecommendationsoftheapprovedsectorplanfor theforeseeablefuture.

TheSMAwasinitiatedviaCouncilResolution CR-37-2000,withtheexpressedintentto processtheSMAconcurrentwiththesector plan.TheprocedurefollowedisinaccordancewithCouncilBillCB-33-1992,which establishestheframeworkfortheprocess. TheSMAformallyincorporatesthezoning recommendationsasanamendmenttothe officialZoningMaps.Existingzoningwhich hinderssuchdevelopmentwillbecorrected, andpiecemealrezoningswillbeminimized bythiscomprehensiveapproach.TheproceduralsequencechartforthisconcurrentprocessisillustratedinAppendixB.

Theapprovalofthezoningpatternrecommendedbythesectorplanandimplemented bythisSMAbringszoningintogreaterconformitywithcountylandusegoalsandpoliciesastheyapplytotheCollegeParkUS1 Corridor,therebyenhancingthehealth, safetyandgeneralwelfareofallPrince George sCountycitizens.

TheCounty sCapitalImprovementProgram andTen-YearWaterandSeweragePlan,as wellasexistinglanduseandzoning,and pendingzoningapplicationswereexamined andevaluatedinthepreparationofboththe landuseplanandSMA.Considerationhas alsobeengiventotheenvironmentaland economicimpactofthelanduseandzoning recommendations.TheapprovaloftheSMA resultsintherevisionoftheofficial1"=200 ZoningMap(s)forthisportionofPlanning Area66thatincludesthesectorplanbound-

ary.Futurecomprehensiveexaminationsof thezoningwithintheareawilloccurinaccordancewiththeproceduresestablishedfor sectionalmapamendments.

TheCollegeParkUS1Corridorwithinthis sectorplanwasadoptedintotheMaryland-WashingtonRegionalDistrictonNovember29,1949.Thelastcomprehensive rezoningofthisareatookplaceonMay1, 1990,withtheapprovaloftheSMAfor LangleyPark,CollegePark,Greenbeltand Vicinity(PlanningAreas65,66and67)by CouncilResolutionCR-39-1990.

COMPREHENSIVEREZONING IMPLEMENTATIONPOLICIES

Anumberofestablishedcomprehensive rezoningimplementationpoliciesareutilized asnecessaryguidelinesfordevelopingthe SMA.

PUBLICLANDPOLICY

Theestablishedpubliclandpolicystatesthat allpubliclandshouldbeplacedinthemost restrictiveand/ordominantadjacentzone, whicheverbearstheclosestrelationshipto theintendedcharacterofthearea.Therefore thezoningofpublicland,justasprivateland, shouldbecompatiblewithsurrounding zones.Thispolicyshouldeliminateany“islands”ofinharmoniouszoning,whilestill providingforthepublicuse.Itshouldfurther assurecompatibilityofanyfuturedevelopmentorusesifthepropertyisreturnedtoprivateownership.

Adistinctionismadewherealargeparcelof landhasbeensetasidespecificallyforpublic openspace.InthiscasetheR-O-SZoneis applied.

Federalandstategovernmentproperty, whichisscatteredthroughoutthecounty,is notsubjecttotherequirementsoftheZoning Ordinance.Theintentofthecomprehensive rezoningprocessistoapplyazoningcategorytoallland,includingfederalandstate property,withoutregardtoitsuniquezoning status.TheR-O-SZoneisgenerallyapplied

tofederalandstateproperties,unlessspecific usesofthepropertyorintendedcharacterof thepropertyand/orareashouldwarrantanotherzoningcategory.TheUniversityof Marylandownsasignificantamountofland withinthesectorplanboundary.Thebase zoneforTheUniversityofMarylandistheR-R Zone.Someuniversitypropertieshavebeen retainedintheR-Rbasezone.However,the M-U-IZoneisapprovedforalluniversity propertieseastofUS1andsouthofPaint BranchParkwayinanefforttoimplementthe visionfortheEastCampusarea.

ZONINGINPUBLICRIGHTS-OF-WAY

Policiesgoverningthezoningofpublicstreet andrailroadrights-of-way(bothexistingand proposed)arecontainedinSection27-111 ofthePrinceGeorge sCountyZoningOrdinance.ThisSMAhasbeenpreparedinaccordancewiththissection.

LIMITATIONSONTHEUSEOFZONES

AppendixAisthe“GuidetoZoningCategories”usedinPrinceGeorge’sCounty.Zoning classificationsusedinthisSMAarelimited onlybytherangeofzoneswithintheOrdinanceavailableatthetimeoffinalactionby theDistrictCouncil.However,therearecertainrestrictionsonwhenthesemaybeappliedtoproperties(Section27-223ofthe ZoningOrdinance).

Reclassificationofanexistingzonetoaless intensezoneisprohibitedwhere:

(g)(1)“Thepropertyhasbeenrezonedby ZoningMapAmendmentwithinfive(5) yearspriortotheinitiationoftheSectional MapAmendmentorduringtheperiodbetweeninitiationandtransmittaltotheDistrictCouncil,andthepropertyownerhas notconsentedinwritingtosuchrezoning;” or

(g)(2)“BasedonexistingphysicaldevelopmentatthetimeofadoptionoftheSectionalMapAmendment,therezoning wouldcreateanonconforminguse.This rezoningmaybeapproved,however,if thereisasignificantpublicbenefittobe servedbytherezoningbasedonfactspe-

culiartothesubjectpropertyandtheimmediateneighborhood.Inrecommending therezoning,thePlanningBoardshall identifythesepropertiesandprovidewrittenjustificationsupportingtherezoningat thetimeoftransmittal.Thefailureofeither thePlanningBoardorpropertyownerto identifytheseproperties,orafailureofthe PlanningBoardtoprovidethewrittenjustification,shallnotinvalidateanyCouncilactionintheapprovaloftheSectionalMap Amendment.”

Finally,inordertoclarifytheextenttowhicha givenparceloflandisprotectedfromlessintensiverezoningbyvirtueofphysicaldevelopment,theZoningOrdinancestatesin Section27-223(h)that:

“Theareaofthe‘property, asthewordis usedinSubsection(g)(2),above,isthe minimumrequiredbytheZoningOrdinancewhichmakestheuselegallyexisting whentheSectionalMapAmendmentisapproved.”

GUIDELINESFORCOMMERCIALZONING

Thecomprehensiverezoningproposalwill recommendthemostappropriateofthe “use-oriented”commercialzoneslistedinthe PrinceGeorge sCountyZoningOrdinance. Thechoiceofzoneisdeterminedbythecommercialneedsofthearea,thesectorplan recommendations,andthetypeofuseand statusofthedevelopmentontheproperty andsurroundingarea.

ExistingC-1,C-C,C-G,C-HandC-2Zones willbeconvertedtothenew“use-oriented” commercialzonesinaccordancewiththe commercialrezoningpoliciesendorsedby thePlanningBoardandtheCountyCouncil inpreviouslyadoptedSMAs.Exceptionswill bemadewhere:(1)theoldcommercialzone hasconditionsattachedtoitthatshouldbe broughtforwardintheSMA;and/or(2)becauseofpreviouszoningdecisions,developmentortheexistingcharacterofthearea, commercialzoninginthenew“use-oriented” zonesisnotconsideredappropriateand/or (3)thepropertyisrecommendedfor mixed-use,inwhichcaseanappropriate mixed-usezonemaybeapplied.Inthese

circumstances,theexistingcommercialzone (withthezoningapplicationnumber)willbe placedonthenewZoningMapasaspecific referenceforfuturedevelopmentorsubsequentrezoningactionsonthesite.

CONDITIONALZONING

Theinclusionofsafeguards,requirements, andconditionsbeyondthenormalprovisions oftheZoningOrdinancewhichcanbeattachedtoindividualzoningmapamendmentsvia“ConditionalZoning”cannotbe utilizedinSMAs.Inthepiecemealrezoning process,conditionsareusedto:(1)protect surroundingpropertiesfrompotentialadverseeffectswhichmightaccruefromaspecificzoningmapamendment;and/or(2)to enhancecoordinated,harmonious,andsystematicdevelopmentoftheRegionalDistrict. WhenapprovedbytheDistrictCouncil,and acceptedbythezoningapplicant,“conditions”becomepartoftheCountyZoning Maprequirementsapplicabletoaspecific propertyandareasbindingasanyprovision oftheCountyZoningOrdinance[seeConditionalZoningProcedures,Section 27-157(b)].

Intheory,zoningactionstakenaspartofthe comprehensiverezoning(SMA)process shouldbecompatiblewithotherlanduses withouttheuseofconditions.However,itis nottheintentofanSMAtorepealtheadditionalrequirementsdeterminedvia“conditional”zoningcasesthathavebeen approvedpriortotheinitiationofasectional mapamendment.Assuch,itisappropriate that,whenspecialconditionstodevelopment ofspecificpropertieshavebeenpublicly agreeduponandhavebecomepartofthe existingZoningMapapplicabletothesite, thosesameconditionsshallbebroughtforwardintheSMA.Thisisaccomplishedby continuingtheapprovedzoningwith“conditions”andshowingthezoningapplication numberonthenewlyadoptedZoningMap. Thiswouldtakeplaceonlywhenitisfound thattheexistingzoningiscompatiblewiththe intendedzoningpatternorwhenOrdinance limitationsprecludearezoning.Similarly, findingscontainedinpreviouslyapproved SMAsshallbebroughtforwardintheSMA

wherethepreviouszoningcategoryhasbeen maintained.Therearenoconditionally zonedpropertieswithinthesectorplan boundary.

COMPREHENSIVEDESIGNZONES

ComprehensiveDesignZones(CDZ)maybe includedinasectionalmapamendment. However,theflexiblenatureofthesezones requiresaBasicPlanofdevelopmenttobe submittedthroughthezoningapplication process(ZoningMapAmendment)inorder toevaluatethecomprehensivedesignproposal.ItisonlythroughapprovalofaBasic Plan,whichidentifieslandusetypes,quantities,andrelationships,thataCDZcanbe recognized.Therefore,anapplicationmust befiled,includingaBasicPlan;andthe PlanningBoardmusthaveconsideredand madearecommendationonthezoningapplicationinorderfortheCDZtobeincluded withintheSMA.Duringthecomprehensive rezoning,priortothesubmissionofsuchproposals,propertymustbeclassifiedinaconventionalzonethatprovidesanappropriate “basedensity”fordevelopment.Intheory, the“basedensity”zoneallowsforanacceptablelevelofalternativedevelopmentshould theownerchoosenottopursuefulldevelopmentpotentialindicatedbythesectorplan. [SeeSection27-223(b);Section27-225(b)(1); Section27-226(a)(2);andSection27-226(f)(4).] TherearenopendingCDZswithinthesector planarea.

COMPREHENSIVEREZONING CHANGES

Toimplementthesectorplan spoliciesand landuserecommendationscontainedinthe precedingchapters,manyparcelsofland mustberezonedtobringthezoningintoconformancewiththesectorplan.Thecomprehensiverezoningprocess(viatheSMA) providesthemostappropriatemechanism forthepublicsectortoachievethis.Assuch, theSMAisapprovedasanamendmenttothe officialZoningMap(s)concurrentlywithsectorplanapproval.

TheapprovedSMAincludes62zoning changeswhichincludeaDevelopmentDistrictOverlayZone(DDOZ).TheDDOZis

superimposedovertheCollegeParkUS1 CorridorSectorPlanareatoensurethatthe developmentoflandmeetsthegoalsestablishedinthesectorplan.(SeeMap14.)The DDOZdevelopmentstandardsaremore particularlydescribedintheCollegeParkUS 1CorridorDevelopmentDistrictStandards sectionoftheplandocument.

TheSMAisorganizedusingthesectorplan’s subareasidentifiedonMap15.The62zoningchangesresultinanewzoninginventory forthearea(Table10).Table11liststheaggregatechangesinzoningbyzoneclassificationandindicatestheacreagecomprising eachzoningchange.Specificzoning changesareshownonindividualsubarea page-sizemapsandaredescribedinTable 12.Also,thesemapsandtheapprovedSMA zoningmap(Map16)areincludedforillustrativepurposesonly.The1"=200’scale zoningmapswillrepresenttheofficialzoning boundaries.Therewerenozoningapplicationspendingduringthepreparationofthis SMA.

APPLICATIONOFTHEMIXED-USEINFILL (M-U-I)ZONE

TheMixed-UseInfill(M-U-I)Zonehasbeen developedtoimplementthelanduserecommendationsofthesectorplan.Itsprimarypurposeistoencourageresidential,commercial andmixed-residentialandcommercialdevelopmentinestablishedcommunities.Property inaDDOZareamaybereclassifiedfromits underlyingzonetotheM-U-IZoneaspartof theSMAorthroughthepropertyownerapplicationprocess(Section27-548.26(b))ofthe ZoningOrdinance.Theusespermittedinthe M-U-IZonearethesameasthosepermitted byrightorbyspecialexceptionintheCommercialShoppingCenter(C-S-C)Zone. However,forusecategory(3)Miscellaneous andusecategory(6)Residential/Lodging,the usesallowedarethosepermittedinthemedium-residentialdensityR-18Zone,except thathotel/motelusesarepermittedinthe C-S-CZone.Also,theCollegeParkUS1 CorridorSectorPlan’sDevelopmentDistrict OverlayZone(DDOZ)furtheramendsthe rangeofusespermittedintheM-U-IZoneto thoseuseslistedaspermittedandprohibited

inTables17and18oftheDevelopmentDistrictStandardssection.

Source:M-NCPPC,April2002. Note:Allacreageisapproximate.

LEGEND

..... SectorPlanBoundary

Area1:

1a.WestofDowntown

1b.WestsideofUS1

1c.EastsideofUS1

1d.SouthofPaintBranch Parkway

1e.Metro-relatedarea

Area2:

2a.WestsideofUS1

2b.NorthofPaintBranch Parkway

Area3:

3a.WestsideofUS1

3b.EastsideofUS1

Area4:

4a.WestsideofUS1,south ofMD193

4b.EastsideofUS1,south ofBranchvilleRoad

4c.SEcornerofUS1/MD193

4d.WestsideofUS1,north ofMD193

4e.EastsideofUS1,north ofMD193

4f.Westside,betweenFox Street&HollywoodRoad

Area5:

5a.AutovilleDrive-South

5b.AutovilleDrive-North

Area6:

6a.WestsideofUS1

6b.EastsideofUS1

AreasandSubareas

Subarea1A(SA1A)

SA1A-1:C-S-CtoR-18

Subarea1B(SA1B)

SA1B-1:C-OtoM-U-I

SA1B-

2:C-S-CtoM-U-I

SA1B-3:C-S-CtoM-U-I

SA1B-4:C-S-CtoM-U-I

SA1B-5:C-S-CtoM-U-I

SA1B-6:R-55toM-U-I

SA1B-3:

SA1B-2:

SA1B-1: SA1A-1:

Change Number

ZoneChangeAreaof Change

CPUS1-1Superimposed DDOZ

UseandLocation:

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

443ac.SMA1990208NE4L,4R 209NE4L,4R 210NE4L,4R 211NE4L,4R 212NE4L,4R

AllpropertywithintheCollegeParkUS1CorridorSectorPlanboundaryfromtheCapitalBeltwayto FordhamCourt.ForboundarydescriptionseetheresolutionofinitiationoftheSMA(CR-37-2000)and accompanyingmap.AlsoseeMap15.

Discussion:

TheDevelopmentDistrictOverlayZone(DDOZ)isproposedtoensurethatdevelopmentoflandalongthe corridormeetsthedesigngoalsestablishedintheplan.

Change Number

ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1A-1C-S-CtoR-18.24ac.SMA1990209NE4L

UseandLocation:

ParkingforthegraduateapartmenthousinglocatedsouthofGuilfordDriveandwestofthestubstreet (OakridgeDrive)(TM33,GridC-4,CollegeParkSubdivision,partofParcelC,SDAT1160)

Discussion:

ThispropertyisownedbyTheUniversityofMarylandandisusedasaparkinglotforgraduatestudents livingintheadjacentR-18-zoned“GraduateApartments”complexalongGuilfordDrive.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1B-1C-OtoC-S-C1.80ac.SMA1990209NE4L

UseandLocation:

Officebuilidinglocatedat7100BaltimoreAvenue.(TM33,GridC-4,CollegeHeightsSubdivision,SDAT A-4774,BlockE,ParcelA)

Discussion:

Thisuseexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

1B-2C-S-CtoM-U-I.41ac.SMA SE-3284 (gas station) 1990 4/7/82

UseandLocation:

209NE4L

Exxonstationlocatedat7110BaltimoreAvenueinthesouthwestquadrantoftheintersectionofBaltimore AvenuewithGuilfordAvenue.(TM33,GridC-4,LordCalvertSubdivisionofCollegePark,ParcelA,SDAT 1160)

Discussion:

Thisuseexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-use-towncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

1B-3C-S-CtoM-U-I7.66ac.SMA1990209NE4L

UseandLocation:

Plato’sdiner,QualityInn,ApplebeesandKinkos,knownas7150-7250BaltimoreAvenue,respectively;and 4401,4417and4321HartwickRoad.(TM33,GridC-4;SDAT4821,Plat164066,ParcelC;SDAT5370, PlatA,4449,ParcelC-1,CollegeParkSubdivision,SDAT4880,PlatA-1160,ParcelsBandD;CollegePark ShoppingCenter,SDAT3500,PlatA-1910,partofParcelA;andSDAT2961,partofParcelA)

Discussion:

Thismixofusesexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-use-town center.RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsofthe plan.

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1B-4C-S-CtoM-U-I3.51ac.SMA SE-487 (sign) 1990 5/20/59 209NE4L

UseandLocation:

CollegeParkShoppingCenterincludingaddresses7300-7350BaltimoreAvenueandBankofAmericaat 7370BaltimoreAvenue.(TM33,GridC-4,CollegeParkShoppingCenterSubdivision,PlatA-1910,partof ParcelA,SDAT1703)

Discussion:

Thismixofusesexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-use-town center.RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsofthe plan.

Change Number

ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1B-5C-S-CtoM-U-I2.16ac.SMA1990209NE4L

UseandLocation:

Acompactmixofcommercialuseslocatedat4340-70and4404-12KnoxRoadand7400-7422Baltimore Avenue,containingPastaAmore,barber,Today’sHair,tanningsalon,RecordExchange,Deli,RiceBowl, Mailboxesetc.,SantaFeCafé,7-Eleven,ChinaCafé,bicycles,BargainsUnlimited,TerpStation,Rerun Apparel,ChevyChasebank,UniversityGreekShopandRatzies,locatedinthenorthwestquadrantofthe intersectionofBaltimoreAvenueandKnoxRoad.(TM33,GridsC-4andC-3,CollegeParkSubdivision, Parcels88,82,72,71,61,68,6,81,86,87,69,SDAT4448,partofParcels2and3)

Discussion:

Thismixofusesexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-use-town center.RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsofthe plan.

Change Number ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

1B-6R-55toM-U-I.60ac.SMA1990209NE4L

LocationandUse:

TheselotsarepartofTheUniversityofMaryland’snew1,031-bedSouthCampusCommonsstudent apartmentcomplexalongthenorthsideofKnoxRoad.(TM33,GridsC-3andC-4,Parcels1and58)

Discussion:

Thispropertyisbeingdevelopedaspartoftheuniversity’sSouthCampusCommonsapartmentcomplex. RezoningtotheM-U-IZoneprovidesthemostcompatiblezoneforthenewusewhichiscompatiblewiththe mixed-usezoningrecommendedonadjacentproperty.

Subarea1C(SA1C)

SA1C-1:C-S-CtoM-U-I

SA1C-

2:C-S-CtoM-U-I

SA1C-3:C-S-CtoM-U-I

SA1C-4:C-OtoM-U-I

SA1C-5:C-S-CtoM-U-I

SA1C-6:C-OtoM-U-I

SA1C-7:R-55toM-U-I

SA1C-8:C-OtoM-U-I

SA1C-9:C-S-CtoM-U-I

SA1C-10:C-S-CtoM-U-I

SA1C-11:C-S-CtoM-U-I

SA1C-11:

SA1C-10:

SA1C-6: SA1C-8: SA1C-9:

SA1C-7:

SA1C-5:

SA1C-4:

SA1C-2: SA1C-3:

SA1C-1:

Change Number

ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

1C-1C-S-CtoM-U-I.86ac.SMA1990209NE4L

UseandLocation:

CollegeParkAutoParts,SoapslaundryandchurchlocatedontheeastsidebetweenGuilfordRoadand FordhamLane.(TM33,GridC-4,CollegeParkHomesSubdivision,SDAT1403,Block6,ParcelsA-2,A-3, A-4and109)

Discussion:

Thismixofusesexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

1C-2C-S-CtoM-U-I1.91ac. 1.88ac. SMA1990209NE4L

UseandLocation:

Acompactmixofcommercialuseslocatedat7201-7215BaltimoreAvenue,containingdrycleaners, photos,insurance,keysandShowcaseFurniturebetweenGuilfordRoadandCalvertRoad,including commerciallyzoneddwellingsandapartmentslocatedat4505-4509CalvertRoadand4502-4506 GuilfordRoad.(TM33,GridC-4,CollegeParkHomesSubdivision,SDAT0633,Lots4-6;SDAT0632,Lots 1-3;PlatA-0633,Block1AandParcels57and95)

Discussion:

Thismixofusesexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

1C-3C-S-CtoM-U-I.08ac.SMA SE-3479 (parking modification) 1990 3/14/84

UseandLocation:

209NE4L

T-shirtfactorylocatedat7301BaltimoreAvenue.(TM33,GridC-4,JohnsonandCurriden’sSubdivisionof CollegePark,SDAT1237,PlatE-1237,Block23,Lot14)

Discussion:

Thisuseexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1C-4C-OtoM-U-I3.47ac.SMA1990209NE4L

UseandLocation:

CollegeParkProfessionalCentercondominiumslocatedat7305,7307and7309BaltimoreAvenue betweenHartwickandKnoxRoads.(TM33,GridC-4,SDAT135031,Plat35031,Block23,Lots1-20)

Discussion:

Thisuseexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningofthiscommercialofficedevelopmenttoM-U-Iisinconformancewiththegoalsofthesectorplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

1C-5C-S-CtoM-U-I1.12ac.SMA SE-46(gas station) SE-3548 (parking modification) 1990 2/9/81 11/13/84

UseandLocation:

200’Scale IndexMap

Acompactmixofcommercialuseslocatedat7315-25BaltimoreAvenue,containingformerSunocostation, comicsstore,TaglioforHair,R.J.BentleyandCornerstoneGrill,andLoftlocatedinthesoutheastquadrant oftheintersectionofBaltimoreAvenueandKnoxRoad.(TM33,GridC-4,JohnsonandCurriden’s SubdivisionofCollegePark,Block27,Lots1-8,PlatE-1237andA-1237)

Discussion:

Thismixofusesexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap 1C-6C-OtoM-U-I.91ac.SMA1990209NE4L

LocationandUse:

AcommercialofficebuildinglocatedinthesoutheastquadrantoftheintersectionofKnoxRoadandYale Avenueat4511KnoxRoad.(TM33,GridsC-4andD-4,JohnsonandCurriden’sSubdivisionofCollege Park,SDAT1237,PlatA-1237,Block24,Lots1-4)

Discussion:

Thisofficeuseexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1C-7R-55toM-U-I.28ac.SMA1990209NE4L

UseandLocation:

CityofCollegeParkmunicipalparkinglotlocatedatthesouthwestcorneroftheintersectionofLehighRoad andYaleAvenue.(TM33,GridC-4:JohnsonandCurriden’sSubdivisionofCollegePark,SDAT1237/Plat A-1237,Block27,Lots15-16)

Discussion:

Thiscityparkinglotexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetown center.RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsofthe plan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

1C-8C-OtoM-U-I.78ac.SMA1990209NE4L

UseandLocation:

CollegeParkCityHalllocatedat4500KnoxRoad.(TM33,GridC-4:HannahL.KellySubdivisionof JohnsonandCurriden’sSubdivision,SDAT07972/PlatA-7972,Block1,Lots22-25,partofLot21,andLots 1-11)

Discussion:

Thesecitypropertiesexistinanareadeterminedtobeappropriatefordevelopmentasamixed-usetown center.RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsofthe plan.

Change Number ZoneChangeAreaof Change

200’Scale IndexMap

1C-9C-S-CtoM-U-I.60ac.SMA1990209NE4L

UseandLocation:

Acompactmixofcommercialuseslocatedat7403-7413BaltimoreAvenue,containingPhiladelphia CheesesteakFactory,Subwaysubs,PenguinPizzaandGrill,Haircuttery,SmoothieKingandCouncilTravel locatedinthenortheastquadrantoftheintersectionofBaltimoreAvenueandKnoxRoad.(TM34,Grid C-4,CollegeParkSubdivision,SDAT1414,PlatA-4414,ParcelA,SDAT7972,PlatA-7972,Lots12-16 andpartofLots17-19(ParcelA),Lot20andpartofLot21)

Discussion:

Thismixofusesexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1C-10C-S-CtoM-U-I.12ac.SMA1990209NE4L

UseandLocation:

ChristianSciencestorelocatedinthenorthwestcorneroftheintersectionofLehighRoadandYaleAvenue, knownas4500to4510LehighRoad.(TM33,GridC-4,JohnsonandCurriden’sSubdivisionofCollege Park,SDAT7972,PlatA-7972,Block2,Lots1and2)

Discussion:

Thisuseexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1C-11C-S-CtoM-U-I1.03ac.SMA1990209NE4L

UseandLocation:

Acompactmixofcommercialuseslocatedbetween4715and4723BaltimoreAvenueand4507to4513 CollegeAvenue,containingtheBagelPlace,Outletsports,HairDesign,Paperworks,KempMillMusic, Cluck-UChicken,locatedinthesoutheastquadrantoftheintersectionofCollegeAvenueandBaltimore Avenue.(TM33,GridC-3,CollegeParkSubdivision,SDAT7972,PlatA-7972,Block2,Lots11-26)

Discussion:

Thismixofusesexistsinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Subarea1D(SA1D)

SA1D-1:C-OandC-S-CtoM-U-I 2:R-R,R-18,R-55toM-U-I

SA1D-

Subarea1

Subarea1D

Change Number

ZoneChangeAreaof Change

1D-1C-S-CtoM-U-I

C-OtoM-U-I

UseandLocation:

1.31ac. 1.36ac.

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

SMA1990209NE4L

MarylandBookExchange,locatedat7505BaltimoreAvenueandadjoiningC-O-zonedparkinglot.(TM 33,GridC-3,SDAT01237,JohnsonandCurriden’sSubdivisionofCollegePark,PlatA-1237,Block29, Lots1-10)

Discussion:

Thesepropertiesexistinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. RezoningtoM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

1D-2R-RtoM-U-I

R-18toM-U-I R-55toM-U-I

UseandLocation:

44.33ac. 1.93ac. 5.48ac.

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

SMA1990209NE4R

UniversityofMarylandproperty,includingFraternityRowandRitchieColiseum,physicalplant,campuspost office,shuttle,researchgreenhouses,andtheLeonardTownapartmentslocatedeastofUS1andsouthof PaintBranchParkway,includingpremisesknownas4600NorwichRoad,7512PrincetonAvenueand7505 YaleAvenue.(TM33,GridsC-3,D-2andD-3:CollegeParkSubdivisionofCollegePark,partofParcel 140,Block29,Lot11;Block26,Lots14-19;SDAT0806,Block3,Lots1-21,Block4,Lots1-13,Block17, Lots1-9and13-17)

Discussion:

Thesepropertiesexistinanareadeterminedtobeappropriatefordevelopmentasamixed-usetowncenter. Thisrezoningprovidesanopportunityformixed-usedevelopmentincorporatingappropriatepublicspaces aspartofthedesignatedtowncenter,includingretentionofFraternityRowandthephysicalplant.Rezoning toM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Subarea1E(SA1E)

SA1E-1:R-55toM-U-I

SA1E-2:R-55toM-U-I

SA1E-3:R-RtoM-U-I

Subarea1

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1E-1R-55toM-U-I4.17ac.SMA1990209NE4R

UseandLocation:

TheUniversityofMarylandphysicaldistributioncenterlocatedsouthofthePaintBranchParkway,northof NorwichAvenue,westofColumbiaAvenue.andeastofDartmouthAvenue.(TM33,GridsD-3andE-3 andE-4:JohnsonandCurriden’sSubdivisionofCollegePark,SDAT01237/PlatE-1237,SDAT09972/Plat A-7972,Block7,Lots1-18;Block2Lots1-3,partofLots4and5)

Discussion:

Thisrezoningcreatesthedevelopmentopportunitytoprovideoffice/high-techusesinacompact developmentforminproximitytotheCollegePark-UniversityofMarylandMetroStation.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1E-2R-55toM-U-I.65ac.SMA1990209NE4R

UseandLocation:

VacantUniversityofMarylandproperty,locatedeastofColumbiaAvenueandnortheastofPaintBranch Parkway.(TM33,GridE-3:JohnsonandCurriden’sSubdivisionofCollegePark,SDAT01237PlatA-1237, Block2,partofLots4-9)

Discussion:

Thisrezoningprovidesthedevelopmentopportunitytoprovideoffice/high-techusesinacompact developmentforminproximitytotheCollegePark-UniversityofMarylandMetroStation.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

1E-3R-RtoM-U-I9.69ac.SMA1990209NE4R

UseandLocation:

TheUniversityofMarylandFireandRescueInstitute,locatedonthenorthsideofPaintBranchParkwayand westoftheCSXrailroadtracks.(TM33,GridsD-3andE-3:PaintBranchElementarySubdivision,Plat A-7688,SDAT07688,ParcelA;CollegeParkSubdivision,PlatE-1237,Block4,Lots1-9;Block3,Lots1-9; Block8,Lots2-16,partofLots1,2,17and18;Block13,Lots3-14,partofLots2and15)

Discussion:

Subarea2A(SA2A)

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

2A-1C-2toR-R1.03ac.SMA1990210NE4L,4R

UseandLocation:

UndevelopedUniversityofMarylandopenspacewithinthefloodplainlocatedwestofBaltimoreAvenue, oppositeitsintersectionwithLakelandRoad.Thesouthernportionofthepropertyisdevelopedwithsurface parkingfortheuniversity.(TM33,GridD-2:CollegeParkSubdivision,partofParcel140)

Discussion:

ThebasezoneforTheUniversityofMarylandisR-R.Althoughthisportionoftheuniversitylieswithinthe streamvalley,rezoningtotheR-RZoneisinconformancewiththeuniversity’soverallbasezone.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

2A-2O-StoR-R1.28ac.SMA1990210NE4R,4L

UseandLocation:

UndevelopedUniversityofMarylandpropertylocatedwestofBaltimoreAvenuewithinthePaintBranch StreamValley.(TM33,GridD-2:partofParcel140)

Discussion:

ThebasezonefortheuniversityistheR-RZone.Althoughthisportionoftheuniversitylieswithinthestream valley,rezoningtotheR-RZoneisinconformancewiththeuniversity’soverallbasezone.

Subarea3A(SA3A)

SA3A-1:C-S-CtoM-U-I

SA3A-

2:C-2toM-U-I

SA3A-3:C-OtoM-U-I

SA3A-4:C-S-CandO-StoM-U-I

SA3A-5:C-S-CtoM-U-I

SA3A-5: SA3A-4:

SA3A-3:

SA3A-2:

SA3A-1:

Subarea3 ApprovedZoningChanges

Subarea3A

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

3A-1C-S-CtoM-U-I6.31ac.SMA

SE-3227(auto parts w/installation)

200’Scale IndexMap

SE-4213(fast food) 1990 1/21/81 10/28/96 210NE4R

UseandLocation:

Jerry’sSubs,formerrestaurant,MerchantsTire,liquorstoreandpartofKoonsusedcarlotlocatedonthe westsideat8136,8150,8200,8204andBaltimoreAvenue.(TM33,GridsD-1andD-2,SDAT07361, PlatA-7361,ParcelB;SDAT06974,ParcelA;SDAT07158,PlatA-7158,KramerSubdivision;SDAT9374, ParcelA;Parcel121;RaymondTowersSubdivision,SDAT07336,PlatA-7336,partofParcelB)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

3A-2C-2toM-U-I.86ac.SMA1990210NE4R

UseandLocation:

KoonsFordusedcardealershiplocatedonthewestsideat8320BaltimoreAvenue.(TM33,GridD-1: CollegeParkSubdivision,Parcel13)

Discussion:

RezoningtoM-U-Iallowsconversionofanobsoletezoningcategory(i.e.,C-2)toeliminatesamefromthe adoptedzoningmaps.RezoningtoM-U-Iwillalsocreateflexibledevelopmentopportunitiesconsistentwith thegoalsoftheplan.TheexistingautosalesandserviceuseinSubarea3isrecognizedasapermitteduse withintheDevelopmentDistrictOverlayZone(DDOZ),becausetheDDOZeliminatestheneedforaspecial exceptionforautosalesandserviceuses.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

3A-3C-OtoM-U-I1.68ac.SMA1990210NE4R

UseandLocation:

Officebuildinglocatedonthewestsideat8400BaltimoreAvenue.(TM33,GridD-1,RaymondTowers Subdivision;SDAT07336,PlatA-7336,ParcelB)

Discussion:

RezoningtoM-U-IprovidesawiderrangeofusesthanC-OZone.RezoningtoM-U-Iwillalsocreate flexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

3A-4C-S-CtoM-U-I O-StoM-U-I 3.00ac. .45ac. SMA SE-4122 (fastfood) 1990 3/14/94 210NE4R

UseandLocation:

TacoBellandformerrestaurantlocatedonthewestsideat8424,8428and8430BaltimoreAvenueand undevelopedlandbehind8430BaltimoreAvenue.(TM33,GridD,Parcel8andParcelC,Raymond TowersSubdivision,SDAT07336,PlatA-7336)

Discussion:

ThepartofParcel8whichfrontsUS1iszonedC-S-C.Therearportionofthepropertyadjacenttothe PaintBranchStreamValleyiszonedO-S.RezoningtheseparcelstoM-U-Iwillcreateflexibledevelopment opportunitiesconsistentwiththegoalsoftheplan.Environmentallysensitivelandswillbeidentifiedduring siteplanreviewunderDDOZprovisions.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

3A-5C-S-CtoM-U-I.85ac.SMA1990210NE4R

UseandLocation:

BurgerKinglocatedonthewestsideat8510BaltimoreAvenue.(TM33,GridD-1,InmanTurner Subdivision,SDAT09076,PlatA-9076,ParcelA)

Discussion:

Thisuseexistsinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-Iwill createflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Subarea3B(SA3B)

SA3B-1:R-R&C-S-CtoM-U-I

SA3B-

2:C-S-CtoM-U-I

SA3B-3:C-S-C&R-55toM-U-I

SA3B-4:C-S-CtoM-U-I

SA3B-5:C-2toM-U-I

SA3B-6:C-OtoM-U-I

SA3B-7:C-S-CtoM-U-I

SA3B-8:C-S-CtoM-U-I

SA3B-9:C-S-CtoM-U-I

SA3B-9: SA3B-8: SA3B-7:

SA3B-6:

SA3B-5: SA3B-4: SA3B-3:

SA3B-1: SA3B-2:

Subarea3

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

3B-1R-RtoM-U-I C-S-CtoM-U-I .41ac. 1.42ac. SMA1990210NE4R

UseandLocation:

CollegeParkFireDepartmentlocatedinthenortheastquadrantoftheintersectionofBaltimoreAvenueand LakelandRoad.Officebuildingat4705MelbournePlace,locatedsouthofMelbournePlace,totherearof theCollegeParkFireDepartment.(TM33,GridD-2,LakelandSubdivisionofCollegePark, SDAT01008/PlatA-1008,Block19,Lots5-7,andpartofLot8;LakelandSubdivisionofCollegePark,SDAT 108082,ParcelD)

Discussion:

Thispublicuseanditsrezoningisinconformancewiththeestablishedpubliclandspolicy,whichstatesthat alllandinpublic/quasi-publicuseshouldbeplacedinthemostrestrictiveand/ordominantadjacentzone, whicheverbearstheclosestrelationshiptotheintendedcharacterofthearea.Theadjacentofficebuilding isplacedintheM-U-IZonetobeconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

3B-2C-S-CtoM-U-I2.86ac.SMA SE-1557 (gas station) 1990 11/8/90 210NE4R

UseandLocation:

TownHallliquor/lounge,SolarShieldwindowtinting,Amocostation,locatedontheeastsideat8131, 8139,8141,8153BaltimoreAvenueandtheCampusVillageShopslocatedat4731-4745NavahoeStreet. (TM33,GridD-2,LakelandSubdivisionofCollegePark,SDAT01008,PlatA-1008,Block18,Lots3-11)

Discussion:

Thesecommercialusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.Rezoning toM-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

3B-3R-55toM-U-I C-S-CtoM-U-I .10ac. .44ac. SMA1990210NE4R

UseandLocation:

McDonald’srestaurantlocatedontheeastsideat8301BaltimoreAvenueandadjoiningparkinglot.(TM 33;GridD-2,LakelandSubdivisionofCollegePark;SDAT01008/PlatA-1008,Block17,Lots1,2and3)

Discussion:

TherestaurantwhichiszonedC-S-CandtheparkinglotwhichiszonedR-55ispartoftheMcDonald’s commercialenterprise.RezoningtheentireparceltoM-U-Iwillcreateaflexibledevelopmentopportunity consistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

3B-4C-S-CtoM-U-I2.05ac.SMA1990210NE4R

UseandLocation:

Commercialofficecondominiumslocatedat4700BerwynHouseRoad,southofCampusViewTerrace. (TM33,GridD-2,CollegeParkSubdivision,SDAT118081,ParcelB,andSDAT121046,ParcelPH1)

Discussion:

Thisuseexistsinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-Iwill createflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

3B-5C-2toM-U-I2.00ac.SMA1990210NE4R

UseandLocation:

KoonsFordnewcardealershipandservicedepartmentlocatedontheeastsideat8315BaltimoreAvenue. (TM33,GridD-1:AdditiontoBerwynSubdivisionofCollegePark,SDAT0637/PlatE-00637,Block10,Lots 11-32;partofParcel121)

Discussion:

RezoningtoM-U-Iallowsconversionofanobsoletezoningcategory(i.e.,C-2)toeliminatesamefromthe adoptedzoningmaps.RezoningtoM-U-Iwillalsocreateflexibledevelopmentopportunitiesconsistentwith thegoalsoftheplan.TheexistingautosalesandserviceusesinSubarea3arerecognizedasapermitted usewithintheDevelopmentDistrictOverlayZone(DDOZ)becausetheDDOZeliminatestheneedfora specialexceptionforautosalesandservice.TheundevelopedportionoftheKoonspropertyintheR-55 Zoneisretainedatthistime.

Change Number ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

3B-6C-OtoM-U-I1.53ac.SMA1990210NE4R

LocationandUse:

Officebuildingandadjacentparkinglotlocatedat4716QuebecStreetandownedbyUniversityCollege andusedforofficeandclassroomspace.(TM33,GridD-1,AdditiontoBerwynSubdivisionofCollege Park,SDAT00637/PlatE-0637,Block11,Lots19-15and32-38)

Discussion:

Thisuseexistsinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-Iwill createflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

3B-7C-S-CtoM-U-I1.71ac.SMA SE-4093 (gas station) 1990 1/28/93

UseandLocation:

200’Scale IndexMap

210NE4R

ExxonstationandCollegeParkMotellocatedontheeastsideat8401and8419BaltimoreAvenue.(TM 33,GridD-1,AdditiontoBerwyn,SubdivisionofCollegePark,SDAT00637,PlatA-0637,Block11,Lots 18-21,28-31andLots47and48;SDAT01448,PlatE-1448,Lots1Aand2A)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

3B-8C-S-CtoM-U-I.61ac.SMA1990210NE4R

UseandLocation:

SevenSeasrestaurantandofficebuildinglocatedontheeastsideat8503and8505BaltimoreAvenue. (TM33,GridD-1,SDAT00766,PlatA-0766,AdditiontoBerwyn,CollegeParkSubdivision,Block12,Lots 15-20and41)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

3B-9C-S-CtoM-U-I.38ac.SMA1990210NE4R

UseandLocation:

NationsTrustMortgageat8505BaltimoreAvenue,GenesisCommunicationat8507BaltimoreAvenue, andvacantbuilding(formerYatesAutoParts)locatedat4703BerwynRoad.(TM33,GridD-1,Additionto Berwyn,SubdivisionofCollegePark,SDAT00766,PlatA-0766,Block12,Lots21-25)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Subarea4A(SA4A)

SA4A-1:O-S&C-S-CtoM-U-I

SA4A-2:C-S-CtoM-U-I

Subarea4B(SA4B)

SA4B-1:R-55&C-S-CtoM-U-I

SA4B-

2:C-S-CtoM-U-I

SA4B-3:C-S-CtoM-U-I

SA4B-4:C-S-CtoM-U-I

Subarea4C(SA4C)

SA4C-1:C-S-CtoM-U-I

Subarea4

Change Number

ZoneChangeAreaof Change

4A-1O-StoM-U-I

ApprovedSMA/ZAPS/SE NumberDate

C-S-CtoM-U-I 2.88ac. 3.95ac. SMA

SE-3597(auto partsw/ installation)

SE-4015 (parking lot-commercial)

200’Scale IndexMap

SE-4115(car wash) 1990 5/30/85 6/22/92 3/14/94 210NE4R

UseandLocation:

The7-Elevenconveniencestore,at8600BaltimoreAvenue,SkateBoardStoreat8608BaltimoreAvenue, carwashat8616BaltimoreAvenue,abandonedbuildingsat8704,8708,and8800BaltimoreAvenue, JiffyLubeat8808BaltimoreAvenue,allonthewestside.(TM33;GridD-1;Parcel4;SDAT00436/Plat 436,ArdwickStephen&Randles1staddntoCLM,Parcel5,Parcel8,Parcel7,Parcel85,Parcel3,Parcels 156-158,Parcel67;TM25,GridD-4:Parcels63and64)

Discussion:

Thesubjectpropertiesaresplitzoned.PortionsofthesepropertiesfrontingUS1arezonedanddeveloped commercially.TherearofthesepropertiesisundevelopedandzonedO-S.Thecommercialfrontageis shallowandposesdevelopmentconstraints.Therearportionsofthepropertiesalsoposedevelopment constraintsbasedonthetopography.Giventheseconstraints,redevelopmentinaccordancewiththegoals oftheplanisunlikelyunlessanincentiveisprovided.RezoningthesepropertiestotheM-U-IZonecreates anincentivetoredeveloptheentirepropertyineachcase,inaccordancewiththegoalsoftheplan,while providingmaximumdesignflexibilitytodemonstratecodecomplianceattimeofredevelopment.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

4A-2C-S-CtoM-U-I4.5ac.SMA1990211NE4R

UseandLocation:

AmericanOutletCarpetsandComfortInnlocatedonthewestsideat8900and9020BaltimoreAvenue. (TM25,GridD-4,SDAT118096,SealingSubdivision,Plat118096,ParcelsAandB)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

4B-1R-55toM-U-I C-S-CtoM-U-I .63ac. 3.01ac. SMA1990210NE4R

UseandLocation:

RearparkingfortheBestWesternHotellocatedintheR-55ZoneandtheC-S-C-zonedhotelproperty locatedat8601BaltimoreAvenueontheeastside.(TM33,GridD-1:W&BPikeSubdivisionofCollege Park,Parcel14)

Discussion:

AportionofthiscommerciallydevelopedpropertyusedforparkingiszonedR-55.Rezoningtheentire propertytoM-U-Iwillcreateaflexibledevelopmentopportunityconsistentwiththegoalsoftheplan.A 200±-foot-longstripalongBerwynRoadisincorrectlyshownintheR-55ZoneontheMay1990SMA, 200-scalezoningmap.

Change Number

ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

4B-2C-S-CtoM-U-I.87ac.SMA SE-2115 1990 12/19/69 211NE4R

UseandLocation:

Gasstation(Xtramart)locatedontheeastsideat8721BaltimoreAvenue,southofTecumsehStreet.(TM 33,GridD-1,SDAT00660,BewleyEstatesSubdivisionofCollegePark,PlatA-0660,Lot13,andpartof SDAT6976,TecumsehGardensParcelA)

Discussion:

Thisuseexistsinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-Iwill createflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

4B-3C-S-CtoM-U-I.42ac.SMA SE-3069 (autosales used) 1990 12/5/77 211NE4R

UseandLocation:

Usedcarsaleslocatedontheeastsideat8801BaltimoreAvenuenorthofTecumsehStreet.(TM25,Grid D-1,SDAT00660,BewleyEstatesSubdivisionofCollegePark,PlatC-0660,LotsS,TandU)

Discussion:

Thisuseexistsinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-Iwill createflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

4B-4C-S-CtoM-U-I.55ac.SMA1990211NE4R

UseandLocation:

CassTrailerSalesandU-Haullocatedontheeastsideat8907BaltimoreAvenue.(TM25,GridD-4,SDAT 00637,BewleyEstatesSubdivisionofCollegePark,PlatE-0637,Lot11)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.Theexistingmobile hometrailersalesandservicefacilitiesinSubarea4arerecognizedasapermittedusewithinthe DevelopmentDistrictOverlayZone(DDOZ)becausetheDDOZeliminatestheneedforaspecialexception forautosalesandserviceuses.

4C-1C-S-CtoM-U-I8.45ac.SMA SE-601 (bowling center) 1990 11/1/60

UseandLocation:

211NE4R

JenkinsGarage(9001),PizzaHut(9015),AMFCollegeParkBowlingLanes(9021),Emptybusiness–formerlySECUofMaryland(9031),AtomicMusic(9035),CDDepot(9039),anddwellinglocatedat4714 BranchvilleRoad.(TM25,GridD-4,BranchvilleRoadSubdivisionofCollegePark,Parcels70,71,89and 134)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Subarea4D(SA4D)

SA4D-1:C-S-CtoM-U-I

SA4D-2:C-OtoM-U-I

SA4D-3:C-S-CtoM-U-I

SA4D-4:C-S-CtoM-U-I

SA4D-5:C-S-CtoM-U-I

Subarea4

SA4D-5:

SA4D-4:

SA4D-2: SA4D-1: SA4D-3:

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

4D-1C-S-CtoM-U-I1.36ac.SMA1990211NE4R

UseandLocation:

Wood’sFloristandavacantresidentialdwellinglocatedonthewestsideat9066and9078Baltimore Avenue,respectively.(TM25,GridD-4:AutovilleSubdivision,SDAT01010,PlatA-1010,BlockG,Lots 10-12andpartofLot9)

Discussion:

Thesepropertiesareinanareadeterminedtobeappropriateformixed-usedevelopment.Rezoningto M-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

4D-2C-OtoM-U-I.47ac.SMA1990211NE4R

UseandLocation:

LongandFosterRealEstateofficelocatedonthewestsideat9094BaltimoreAvenue.(TM25,GridD-4, AutovilleSubdivision,SDAT01010,PlatA-1010,BlockG,partofLots8and9)

Discussion:

RezoningtoM-U-IprovidesawiderrangeofusesthantheC-OZone.RezoningtoM-U-Iwillalsocreate flexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

4D-3C-S-CtoM-U-I.48ac.SMA1990211NE4R

UseandLocation:

ChinaBuffetrestaurantlocatedonthewestsideat9098BaltimoreAvenue,withfrontageonCherokee Street.(TM25,GridD-3,SDAT01010,AutovilleSubdivision,PlatA-1010,BlockG,Lot7andpartofLot8)

Discussion:

Thispropertyisinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-Iwill createflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

4D-4C-S-CtoM-U-I5.99ac.SMA

SE-3718(auto partsw/ installation) SE-3973 (commercial parkinglot) 1990 11/17/86 11/15/91 211NE4R

UseandLocation:

NextDayComputers,ACDelco,twovacantproperties,HillcrestHotel,Lasick’sRestaurant,Super8Motel, BarnsideDiner,formerAqualandPets,Alario’sPizza,AmericanLegion,locatedonthewestsideat9104, 9112,9122,9128,9150,9204,9206,9208,9210and9218BaltimoreAvenue.(TM25,GridD-3,SDAT 02985,Autovilleresubdivision,PlatA-2985,BlockF,Lots27and28,SDAT01010,Autovillesubdivision, PlatE-1010,BlockF,Lots14-20and22-24;SDAT7002,Lot28)

Discussion:

Thesepropertiesareinanareadeterminedtobeappropriateformixed-usedevelopment.Rezoningto M-U-Iwillcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

4D-5C-S-CtoM-U-I1.37ac.SMA SE-1247 (gas station) 1990 4/28/85 211NE4R

UseandLocation:

BarefeetShoes,Shellgasstationlocatedonthewestsideat9300and9322BaltimoreAvenue,northofErie Street.(TM25,GridD-3,SDAT01010,Autovillesubdivision,PlatE-1010,Lots24and25,SDAT05963, PlatA-5963,BlockE,Lot26)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

SA4E-5:

SA4E-4:

SA4E-3:

SA4E-6: R-O-S

SA4E-2:

SA4E-1:

Subarea4E

Subarea4E(SA4E)

SA4E-1:C-S-CtoM-U-I 2:R-55&C-S-CtoM-U-I

SA4E-

SA4E-3:C-S-CtoM-U-I

SA4E-4:R-55&C-S-CtoM-U-I

SA4E-5:C-S-CtoM-U-I

SA4E-6:C-S-CtoM-U-I

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

4E-1C-S-CtoM-U-I.97ac.SMA1990211NE4R

UseandLocation :

AtlanticPagingandCellularandMandalayRestaurant&Café,locatedontheeastsideat9091Baltimore Avenueandavacantformerdwellingat9099BaltimoreAvenue.(TM25,GridsD-3andD-4,westportion ofParcels72and69)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

4E-2R-55toM-U-I C-S-CtoM-U-I .25ac. 3.43ac. SMA SE-1058 (swimming pool) 1990 7/16/64

UseandLocation:

MotelsandancillaryparkingfortheHowardJohnsonExpressMotel,RamadaInnandDaysInn,located betweenCherokeeStreetandDelawareStreetontheeastsideofUS1,includingthesouthterminusof48th Avenue.(TM25,GridD-3,E-3:SimsTract,SDAT09115/PlatA-9115,partofParcelA;DanielsPark Subdivision,SDAT02309,PlatA-2309,Lots34and35)

Discussion:

AportionofthiscommerciallydevelopedpropertyiszonedR-55andusedforparking;thebalanceiszoned C-S-C.RezoningtoM-U-Iismadeinrecognitionofthecommercialuseoftheentireproperty.

4E-3C-S-CtoM-U-I1.40ac.SMA SE-804 (autobody garage) 1990 10/19/62 211NE4R

UseandLocation:

Single-familyhouse,DinetteGallery,UnitedWindow,Proteusbicycleandfitness,Electronics,Inc.,Integrated ComputersandMemoriesofFinland,locatedbetweenDelawareandErieStreetsontheeastsideat4704 DelawareStreetand9203,9213,9217,9223BaltimoreAvenue.(TM25,GridD-3,DanielsPark ResubdivisionofCollegePark,SDAT002309,PlatE-2309,BlockK,Lot33,PlatA-2309,Lot22,SDAT 03245,PlatA-3245,Lot1)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number

ZoneChangeAreaof Change

4E-4R-55toM-U-I

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

C-S-CtoM-U-I .84ac. 1.19ac. SMA1990211NE4R

UseandLocation:

CompassionCenterlocatedat9303BaltimoreAvenueand4700ErieStreet;EnterpriseRent-A-Car, Charlie’sCrabHouse,WaterbedStorelocatedontheeastsideat9321,9339BaltimoreAvenue;anda dwellingat4701FoxStreet.(TM25,GridsD-3andE-3:DanielsParkSubdivision,SDAT02309,Plat A-2309,Lots20,21andLot10)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.Also,rezoningwill accommodatetheplannedbuildoutandexpansionoftheexistingeleemosynaryuse(CompassionCenter)

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

4E-5C-S-CtoM-U-I.78ac.SMA1990211NE4R

UseandLocation:

MasonPrinting,Route1AutoRepair,GreatSouthernTattoo,asingle-familydwelling,pictureframing, MadameFlora,locatedontheeastsidebetweenFoxStreetandIndianLane,at9401,9403,9409and 9413BaltimoreAvenue.(TM25,GridE-3,SDAT02309,PlatA-2309,Block1,LotB,DanielsPark resubdivision,Lot1A)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

4E-6C-S-CtoM-U-I6.83ac.SMA

SE-3419 (auto,truck, trailer sales/rental) 1990 10/22/84

200’Scale IndexMap

211NE4R

UseandLocation:

DuronPaintstore,Home/Officefurniture,CompetitiveConcreteFoundationsInc.,Mr.Sign,UnicAmerica, SilverSpoon,DrumsUnlimited,QueenstownMotors&Marine,CollegeParkBoatandRVCenter,U.S.Post Office,locatedontheeastside,northofIndianLane,at9501,9505,9515,9517,9521,9523,9533, 9591BaltimoreAvenue.(TM25,GridE-2,CollegeParkSubdivision,Parcels169,81,46,168,167,153, 45and174)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Subarea4F(SA4F)

SA4F-1:C-2&C-S-CtoM-U-I

SA4F-2:C-OtoM-U-I

SA4F-3:C-S-CtoM-U-I

SA4F-4:R-55toM-U-I

SA4F-2: SA4F-1:

SA4F-4:See Amendment1 CR-18-2002

SA4F-3: R-O-S R-O-S

Change Number

ZoneChangeAreaof Change

4F-1C-2toM-U-I

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap

C-S-CtoM-U-I 7.83ac. 1.31ac. SMA

SE-1679 (enclosed warehouse)

SE-1938(retail sales&service)

SE-862(auto repair/service)

SE-1830(auto repair/service) 1990 2/21/68 3/19/69 3/15/63 9/18/68

211NE4R

UseandLocation:

Pianostoreat9520BaltimoreAvenue,usedHondadealershipat9500BaltimoreAvenue,newHonda dealerat9400BaltimoreAvenue,VWdealerat9330BaltimoreAvenue.(TM25,GridsD-2andD-3, AutovilleSubdivision,SDAT05354,PlatA-5354,ParcelC;SDAT02927,ParcelD;SDAT09397,Plat A-9397,BlockE,Lots27and28)

Discussion:

RezoningtoM-U-Iallowsconversionofanobsoletezoningcategory(i.e.,C-2)toeliminatesamefromthe adoptedzoningmaps.RezoningtoM-U-Iwillalsocreateflexibledevelopmentopportunitiesconsistentwith thegoalsoftheplan.TheexistingautosalesandservicebusinessesinSubarea6arerecognizedas permitteduseswithintheDevelopmentDistrictOverlayZone(DDOZ)becausetheDDOZeliminatesthe needforaspecialexceptionforautosalesandserviceuses.

Change Number ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate 200’Scale IndexMap 4F-2C-OtoM-U-I22.5ac.SMA1990211NE4R

UseandLocation:

UndevelopedMazzapropertylocatedeastandwestofAutovilleDriveandwestofUS1.(TM25,GridsD-2 andE-2,Parcels37,44and111;partofAutovilleSubdivision,SDAT01010,PlatE-1010,BlockC,Lots10, 11,12,BlockD,Lots1-8and10-17)

Discussion:

TheMazzapropertyisasignificantundevelopedpropertyabuttingthePaintBranchStreamValleyParkand isadjacenttoUS1.Redevelopmentofthispropertycancontributesignificantlytotheimplementationofthe US1CorridorSectorPlan.RezoningtoM-U-IprovidesawiderrangeofusesthantheC-OZoneandwill createflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.“Findings”containedwithin the1990SMAarenolongerpertinentasdevelopmentmustconformtotheprovisionsoftheDevelopment DistrictOverlayZone(DDOZ).

Change Number

ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

4F-3C-S-CtoM-U-I1.39ac.SMA SE-4174 (mobilehome, camping trailer repair/service) 1990 6/26/95 Revised 6/5/00 211NE4R

UseandLocation:

Cycleaccessories,AutoEffectsandAutoStereolocatedonthewestsideat9592and9600Baltimore Avenue.(TM25,GridD-2andE-2,W&BBoulevardSubdivisionofCollegePark,Parcels35,36,107and 164)

Discussion:

Theseusesexistinanareadeterminedtobeappropriateformixed-usedevelopment.RezoningtoM-U-I willcreateflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.

Change Number ZoneChangeAreaof Change

ApprovedSMA/ZAPS/SE NumberDate

200’Scale IndexMap

4F-4R-55toM-U-I1.91ac.SMA1990211NE4R

UseandLocation:

TwoundevelopedlotslocatedonthewestsideoftheundevelopedstreetknownasAutovilleDriveandsouth oftheMazzaproperty.(TM25,GridsD-3,AutovilleSubdivision,SDATA21-1010,BlockC,Lots8and9)

Discussion:

Thesetwolotsadjointheowners’threeundevelopedlotsthatwereplacedintheM-U-IZone,thereby eliminatingsplitzoningofthecombinedproperty.RezoningtoM-U-Iprovidesflexibledevelopment opportunitiesconsistentwiththegoalsoftheplan.TheselotswererezonedviaAmendment1of CR-18-2002.

5B-1R-55toM-U-I28.41ac.SMA1990211NE4R

UseandLocation:

Scatteredsingle-familydwellingsonlargeparcelsandafewundevelopedparcelslocatedsouthofCherry HillRoad,westofAutovilleDrive,andnorthof,includingaportionof,theMazzaproperty.(TM25,Grids D-1andD-2,CherryHillSubdivision,BlockB,Lot1;MozynskiSubdivision–resubofLots14-16,BlockB,Lot 19;Parcels5,150,178,14-17,21,24,112andpartof111).Alsoincludingavacant110+-foot-wide stripoflandlocatedalongtheeastsidefrontageofAutovilleDriveNorththatformstherearportionof commerciallyzonedpropertiesthatfrontUS1,includingonesingle-familydwelling.Themajorityofthis stripismaintainedasalandscapebufferbetweencommercialusesalongUS1andtheexisting single-familydwellingsintheAutovilleDriveNorthneighborhood.(TM25,GridsD-2andE-2,partof Parcels25and33;rearportionofLots1,3,4and5,Plats21186008and21160080)

Discussion:

Thisrelativelylargeareaofscatteredsingle-familyhomesandundevelopedproperty,undergoingthe consolidationofownership,cancontributesignificantlytoimplementationofmixed-useredevelopment whilecreatingflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan.Thestripofland alongtheeastsideofAutovilleDriveNorthisorientedtotheM-U-I-zonedareawestofAutovilleDrive North.RezoningtoM-U-Iprovidesflexibledevelopmentopportunitiesconsistentwiththegoalsoftheplan. AllofthelotsandparcelsdescribedinthischangewererezonedviaAmendment1ofCR-18-2002.

Subarea6A(SA6A)

Subarea6B(SA6B)

COLLEGEPARKUS1CORRIDOR

DEVELOPMENTDISTRICTSTANDARDS

INTRODUCTION

TheDevelopmentDistrictOverlayZone (DDOZ)isproposedtobesuperimposed overtheCollegeParkUS1Corridor,thedesignateddevelopmentdistrict,toensurethat thedevelopmentoflandmeetsthesector plangoalsandobjectives.Thearea-wideDevelopmentDistrictStandardsarespecifically intendedtoaddressnewdevelopmentand redevelopmentproposalsinthedevelopment district.Thestandardsestablishaconsistent designframeworktoensurequalityinfuture development.

TheDevelopmentDistrictStandardsfollow andimplementtherecommendationsinthe sectorplanandsectionalmapamendment (SMA)fortheCollegeParkUS1corridor.The standardsareorganizedintothreeparts,to addresspublicareas,sitedesignandbuildingdesignfordevelopmentwithinthedistrict. Propertyownersandcitizensconsultingthe standardsmustalsoreviewthesectorplan, theZoningOrdinanceandthe Landscape Manual tohaveafullunderstandingofthe regulationsforpropertywithinthedistrict.Tables13and14summarizetheregulatory frameworkapplicabletothesixareaswithin thedevelopmentdistrict.

SECTORPLANSUMMARY

Thesectorplansetsoutgoalsandobjectives andoffersavisionforthefuturedevelopment ofthecorridor.Illustrativeconceptmaps (Map8-1to8-6)showthedesignintentfor eachofthesixareasofthedevelopmentdistrict,buttheconceptmapsdonotdefineland useorzoningrequiredforspecificproperties. Eachareahasitsownspecificrecommendationstoframelanduse,circulation,natural features,andurbandesignissuesintoaplan forfutureimplementation,revitalizationand redevelopment.

Thesectorplanidentifiesfourprimarygoals tobeimplementedthroughtheDevelopment DistrictStandards:

First,tocreateanattractiveandvibrantgatewaycorridorleadingtoTheUniversityof MarylandandtheCityofCollegePark.

Second,topromotequalitydevelopmentby transformingUS1intoagatewayboulevard, mainstreet,andtowncenterinapedestrianandbicycle-friendlyenvironment.

Third,toprovideadiversemixoflandusesin compactandverticalmixed-usedevelopmentformsinappropriatelocationsalong thecorridor.

Fourth,toencouragemultifamilydevelopmenttoreducetheuseoftheautomobileand alsoexpandtheopportunityforliving,workingandstudyingwithinthecorridor.

Thesixareasinthedevelopmentdistrictare (1)TownCenter,(2)OpenSpaceCorridor, (3)MainStreet,(4)CentralGateway Mixed-UseArea,(5)AutovilleDriveResidentialArea,andthe(6)GatewayNorthMixed CommercialArea.Buildingheightsaredefinedaslow-rise(1-3stories),mid-rise(4-6 stories),andhigh-rise(7-10stories).Asummaryofthedevelopmentcharacterforeach areaandsubareafromthesectorplanisprovidedbelow.

TOWNCENTER(AREA1)–Extendsnorth fromGuilfordDrivetoPaintBranchParkway andincludesDowntownCollegeParkand theEastCampusareaofTheUniversityof Maryland.Thevisionistocreateapedestrian-oriented,mixed-usetowncenterthatis thefocusofcommunityactivity.Avarietyof retail/commercial,office,entertainment,residential,andcivicusesareencouragedin mid-andhigh-risebuildings.Thestreetenvironmentwillhavewidesidewalkswithbuildingssitedclosetothestreetandclosetoor attachedtoeachother.Theprimarybuilding entrancewillbeprovidedfromthestreetto facilitateconvenientpedestrianconnections. Verticalmixed-usebuildingsareencouraged withgroundfloorretailandeitherofficeor multifamilyresidentiallocatedabovethefirst floor.Amenitiessuchaspublicplazasand

urbanopenspacesshouldbeintegratedinto thedevelopmentofthetowncenter.Parking shouldbelocatedinlotssitedtothesideor rearofpropertiesandtheuseofparkinggaragesandsharedparkingisstronglyencouraged.

Subarea1a(WestofDowntown)–Thevisionforthissubareaisforcomprehensive redevelopmentincludingapredominantly residentialneighborhoodwithemphasis onstudenthousing,serviceretail,andofficeusesassociatedwiththeuniversity.

Subarea1b(WestsideofUS1)–Thevision forthissubareaisforinfillandredevelopmentincludingamixofuseswitharetail emphasisfrontingonUS1.

Subarea1c(EastsideofUS1)–Thevision forthissubareaisforinfillandredevelopmentincludingamixofuseswitharetail emphasisfrontingonUS1.Adequatebuffersshouldbeprovidedandbuilding heightsshouldstepdowntobecompatible withtheexistingsurroundingresidential neighborhood.

Subarea1d(SouthofPaintBranchParkway/EastCampus)–Thevisionforthissubareaisforcomprehensiveredevelopment withamixofusesincludingahotel/conferencecenter,hightechandgeneraloffice space,multifamilyandstudenthousing, retail,restaurants,andentertainmentuses. DirectvehicularandpedestrianconnectionstoPaintBranchParkwaywillenhance accessandcirculation.

Subarea1e(Metro-RelatedArea–Thevisionforthissubareaisforredevelopment withmetro-orientedofficeandhigh-tech uses,includingsomeconvenienceretail.

OPENSPACECORRIDOR(AREA2)–LocatednorthofPaintBranchParkwayandwest ofUS1,includingthePaintBranchStream ValleyParkandassociatedenvironmentalareas.Thevisionistopreservethisenvironmentallysensitivegreenwayexceptforthe introductionofpedestriantrails,boardwalks, streamcrossingbridges,andotherappropriatepassiveamenitiesforagatewaypark.

MAINSTREET(AREA3)–Locatedonboth sidesofUS1betweenLakelandandBerwyn Roads.Thevisionistocreateaneighborhood mainstreetdistrictfeaturingacompactmixof retail,restaurantsandofficesinlow-to mid-risebuildingstomeetthedemandcreatedbytheproximitytotheresearchandengineeringfacilitiesoftheuniversity.Thestreet environmentwillhavewidesidewalkswith buildingssitedclosetothestreetandcloseto orattachedtoeachother.Theprimarybuildingentrancewillbeprovidedfromthestreet tofacilitateconvenientpedestrianconnections.Verticalmixed-usebuildingsareencouraged,wherefeasible.Amenitiessuchas publicplazasandurbanopenspacesshould beintegratedintothedevelopmentofthe mainstreet.Theintroductionofaone-way servicelanewithon-streetparkingadjacent toUS1isanoptiontoprovideforadditional short-termretailparking.Allotherparking shouldbelocatedinlotssitedtothesideor rearofproperties.Sharedparkingisstrongly encouraged.Floodplainregulationswill needtobeaddressedfordevelopmentofthis area.

Subarea3a(WestsideofUS1)–Thevision forthissubareaisforredevelopmentto emphasizeofficedevelopmentinproximity totheuniversity.Pedestrianbridgeswill provideconnectionstotheuniversityover PaintBranch.Arearserviceroadwillimproveaccessandcirculationthroughout thissubarea.

Subarea3b(EastsideofUS1)–Thevision forthissubareaisforinfillandredevelopmentincludingamixofuseswitharetail emphasis.Adequatebuffersshouldbe providedandbuildingheightsshouldstep downtobecompatiblewiththeexisting surroundingresidentialneighborhood.

CENTRALGATEWAYMIXED-USEAREA

(AREA4)–ExtendsnorthfromBerwynRoad toHollywoodRoad.Thevisionistocreatea mixed-useareawithavarietyofretailandofficeuses,andtheintroductionofmultifamily residentialdevelopmentinmid-andhigh-rise buildings.Buildingsmaybesitedfurtherfrom thestreetandfromeachotherthaninthe

towncenterandmainstreetareas.Parking shouldbelocatedinlotssitedtothesideor rearofproperties.Sharedparkingisstrongly encouraged.Sidewalkssetbackfromthe curbedgewithtreesandlandscapingon bothsideswillcreatethegatewayboulevard envisionedforUS1.

Subarea4a(WestsideofUS1,southof MD193/UniversityBoulevard)–Thevision forthissubareaisforredevelopmentincludingamixofretail,office,andresidentialusesinmid-risebuildingsadjacentto thePaintBranchStreamValleyPark.

Subarea4b(EastsideofUS1,southof BranchvilleRoad)–Thevisionforthissubareaisforredevelopmentincludingamix ofretail,office,andresidentialusesin mid-risebuildings.Adequatebuffers shouldbeprovidedandbuildingheights shouldstepdowntobecompatiblewith theexistingsurroundingresidentialneighborhood.TheexpansionandimprovementoftheVeteransMemorialParkis encouraged.

Subarea4c(SoutheastcornerofUS1/MD 193)–Thevisionforthissubareaisforredevelopmentwithprimarilymultifamily condominiumsorapartmentsinhigh-rise buildings.Verticalorhorizontalmixed-use isencouragedwithretailandofficeusesin additiontoresidential.Parkingstructures andsharedparkingisencouraged.

Subarea4d(WestsideofUS1,northof MD193)–Thevisionforthissubareaisfor redevelopmentincludingamixofretail, office,andresidentialusesinlow-rise buildings.NoencroachmentofcommercialusesispermittedintotheAutoville DriveSouthneighborhood.Primaryaccess topropertieswillbefromUS1.Adequate buffersshouldbeprovidedandbuilding heightsshouldstepdowntobecompatible withtheadjacentexistingresidential neighborhood.

Subarea4e(EastsideofUS1,northofMD 193)–Thevisionforthissubareaisforinfill andredevelopmentincludingamixofretail,office,andresidentialusesinmid-rise

buildings.Adequatebuffersshouldbeprovidedandbuildingheightsshouldstep downtobecompatiblewiththeadjacent existingresidentialneighborhood.DevelopmentfromFoxStreetnorthtoHollywoodRoadshouldbecompatiblewith usesacrossUS1insubarea4f.

Subarea4f(WestsideofUS1,between FoxStreetandHollywoodRoad)–Thevisionforthissubareaanticipatesredevelopmentasanautosalesandservicepark, consolidatingotherusesalongthecorridor,oralternativelyasamixofcommercialusesalongUS1andmultifamily residentialtotherear,takingadvantageof viewsintothePaintBranchStreamValley Park.AutovilleDriveNorthisproposedto beextendedsouthwardtoconnecttoUS1 atHollywoodRoadandFoxStreetwhich willprovideadditionalaccesstothese properties.

AUTOVILLEDRIVERESIDENTIALAREA

(AREA5)–Includestwodiscontinuousneighborhoodsofsingle-familydetachedhomes. Thevisionforthesetwoneighborhoodsisfor residentialuses.

Subarea5a(EastofAutovilleDriveSouth betweenErieStreetandUniversityBoulevard)–Thevisionforthissubareaisforinfill housingcompatiblewiththeexistingsingle-familydetachedneighborhood.There isnoconnectionofAutovilleDriveSouth withAutovilleDriveNorth.Adequatebuffersshouldbeprovidedbetweencommercialpropertiesandresidentialuses.There shallbenoexpansionofcommercialuses intotheestablishedsingle-familyresidentialareasofthissubarea.

Subarea5b(SouthofCherryHillRoad, westofexistingAutovilleDrive North)–Thevisionforthissubareaisfora comprehensivelyplannedresidential neighborhoodwithamixofsingle-family attachedandmultifamilyhousingtypes, includinglimitedretailalongCherryHill Road,andanopportunitytousetraditional neighborhooddesigntechniques.Asmall areaof5bexistsasanarrowstripalong theeastsideofAutovilleDriveNorth.

GATEWAYNORTHMIXED-COMMERCIALAREA(AREA6)–Extendsnorthfrom HollywoodRoadtotheCapitalBeltway.The visionistocreateamixed-commercialarea withavarietyofretail,hotelandofficeusesin mid-risebuildingsandanewgrade-separatedinterchange.Buildingsmaybesited furtherfromthestreetandfromeachother thaninthetowncenterandmainstreetareas.Parkingshouldbelocatedinlotssitedto thesideorrearofproperties.Sharedparking isstronglyencouraged.Sidewalkssetback fromthecurbedgewithtreesandlandscapingonbothsideswillcreatethegatewayboulevardenvisionedforUS1.

Subarea6a(WestsideofUS1)–Thevision forthissubareaisforinfillcommercialdevelopmentwhichcomplementstheCollegeParkMarketplaceShoppingCenter, theIHOPrestaurant,HamptonInn,and otherofficeuses.Theintersectionof AutovilleDriveNorthandCherryHillRoad isproposedtoberelocatedoppositethe existingtrafficsignalattheshoppingcenterentrancetoimproveaccessandcirculation.

Subarea6b(EastsideofUS1)–Thevision forthissubareaisforinfillcommercialdevelopment,iffeasibleafterintersection androadimprovementsarecompleted. Adequatebuffersshouldbeprovidedand buildingheightsshouldstepdowntobe compatiblewiththeexistingsurrounding residentialneighborhood.

APPLICABILITYOFSITE PLANREQUIREMENTS

NewdevelopmentintheCollegeParkUS1 CorridorDevelopmentDistrictissubjectto detailedsiteplanreview.Newdevelopment mustshowcompliancewiththeDevelopment DistrictStandardsinthesiteplanreviewprocess.

UndertheZoningOrdinance,development isanyactivitythatmateriallyaffectstheconditionoruseoflandorastructure.Redevelopment,rehabilitation,andrenovationof existingstructuresareallformsofdevelopment.Achangefromalowerintensitytoa

higherintensityuse,asindicatedinTableIIin Section4.7ofthe LandscapeManual,isalso aformofdevelopment.

ThefollowingareexemptionsfromtheDevelopmentDistrictStandardsandtherequirementofsiteplanreview.

1. Legallyexistingdevelopment. Untila siteplanissubmitted,allbuildings, structuresanduseswhichwerelawfulor couldbecertifiedasalegal nonconforminguseonthedateofSMA approvalareexemptfromtheDevelopmentDistrictStandardsandfromsite planreview,andarenotnonconforming.However,ifapermitapplicationis submittedanditisdeterminedthatthe legallyexistingbuilding,structureoruse hasbeendiscontinuedformorethan 180daysinaccordancewithSection 27-241(c),itshallcomplywithallapplicableDevelopmentDistrictStandards andsiteplanreview.

2. Legallyexistingparkingandloading. Untilasiteplanissubmitted,alllegally existingparkingandloadingspacesin thedevelopmentdistrictwhichwere lawfulandnotnonconformingonthe dateofSMAapprovalareexemptfrom theDDSstandardsandsiteplanreview, neednotbereduced,andarenot nonconforming.Thenumberofparking spaces,loadingspacesandlandscapingremainingafterright-of-wayacquisitionbytheStateHighwayAdministrationfortheUS1improvementproject willbedeemedadequate.

3. Single-familyresidentialdwellings. All additionstosingle-familyresidential dwellingsareexemptfromtheDevelopmentDistrictStandardsandsiteplan review,iftheresidentialusecontinues.

4. Multifamilydevelopment. Anadditionto amultifamilyresidentialstructurewhich waslawfulandnotnonconformingon thedateofSMAapprovalisexemptfrom theDevelopmentDistrictStandardsand siteplanreviewiftheadditiondoesnot

increasethegrossfloorarea(GFA)by morethan10percentor1,000square feet,whicheverisless.

5. Nonresidentialdevelopment. Anadditiontoanonresidentialstructurewhich waslawfulandnotnonconformingon thedateofSMAapprovalisexempt fromtheDevelopmentDistrict Standardsandsiteplanreview,ifthe additiondoesnotincreasethegross floorarea(GFA)bymorethan20percent.

6. Parkingfacilities. Resurfacing,restriping, oraddinglandscapingtoparkingfacilitiesnotrequiredbythestandardsare exemptfromtheDevelopmentDistrict Standardsandsiteplanreview,ifthefacilitieswerelawfulandnotnonconformingonthedateofSMAapproval,and remaininconformancewithallpreviouslyapplicableregulations.

7. Nonconformingbuildings,structures anduses.

a.Restorationorreconstructionofa nonconformingbuildingorstructure,oracertifiednonconforming use,isexemptfromtheDevelopmentDistrictStandardsandfrom siteplanreviewifitmeetstherequirementsofSection27-243(a)(1) oftheZoningOrdinance.

b.Exceptforimprovementslistedin number8,apropertyownermay notexpandacertifiednonconforminguse,orauseorstructurewhich waslawfulonthedateofSMAapprovalbutdoesnotconformtothe DevelopmentDistrictStandards, unlessadetailedsiteplanisapprovedwithfindingsthattheexpansioniscompatiblewithadjacent usesandmeetsthegoalsofthesectorplan.

8. General. Thefollowingareexemptfrom theDevelopmentDistrictStandardsand

siteplanreviewiftheexistingorproposeduseispermitted:

a.Permitsforalterationorrehabilitation,withnoincreaseoftheexisting grossfloorarea.

b.Canopies

c.Fences

d.Decks

e.Ordinarymaintenance

f.Changesinoccupancy

g.Changesinownership

9. Signs.

a.Signsfordevelopmentthatdoesnot otherwiserequireadetailedsite planwillbereviewedinthepermit reviewprocessforcompliancewith DevelopmentDistrictStandards. Departuresforsignswhichdonot complywiththeDevelopmentDistrictStandardsandwhichdonot otherwiserequireadetailedsite planmaybeprocessedbytheCity ofCollegePark.Signsinadevelopmentrequiringadetailedsiteplan willbereviewedinthesiteplanprocess.

b.Newandreplacementsignsare subjecttotheDevelopmentDistrict Standards.

c.RefacingofanexistingsignisexemptfromtheDevelopmentDistrict Standards.

SITEPLANSUBMITTAL REQUIREMENTS

Thesiteplansubmittalrequirementsforthe CollegeParkUS1CorridorDevelopment DistrictarethesameasthoserequiredbyPart 3,Division9,oftheZoningOrdinance.All siteplanapplicationsmustincludearchitecturalelevationswhichdemonstratecompliancewithbuildingdesignstandards.In addition,allsiteplanapplicationsshalladdresstheareaandsubarealanduseand

urbandesignrecommendationsoftheCollegeParkUS1CorridorSectorPlan.

USES

TheusesallowedonpropertyintheCollege ParkUS1CorridorDevelopmentDistrictare thesameasthoseallowedintheunderlying zoneinwhichthepropertyisclassified (R-O-S,O-S,R-55,R-T,R-18,R-10,C-S-C andC-O),exceptasmodifiedbytheusetablescontainedintheDevelopmentDistrict Standards.Inaddition,theMixed-UseInfill (M-U-I)Zonepermitsamixofresidentialand commercialuses.Readersconsultingtheuse tablesintheZoningOrdinancewillfindthat theusetablesintheDevelopmentDistrict Standardssection(Tables17and18)modify theZoningOrdinanceusetablesbyrestrictinguses,normallybyprohibitingausethe ZoningOrdinancepermitsandbyeliminatingtheneedforspecialexceptions.

DEVELOPMENTDISTRICTSTANDARDS

Thearea-widestandardsareorganizedintothreemaincategoriesandrelatedtopicswhichare describedwithtext.Eachcategoryhasadefinedobjectivefollowedbytherequiredstandards. Correspondingillustrationsareprovidedtodemonstratetheintentofthestandards.Thereare twotypesofstandards—regulatorystandardsandperformancestandards.TheregulatorystandardsarequantitativeandmodifyexistingregulationsgenerallycontainedintheZoningOrdinanceandLandscapeManual.Thesestandardsdefinethecharacterofnewdevelopmentand redevelopmentinallsixareaswithinthedevelopmentdistrict.Theperformancestandardssupporttheregulatorystandardsandestablishaconsistentdesignframeworkforqualitysiteand buildingconstruction.

ModificationoftheDevelopmentDistrictStandardsispermittedthroughtheprocessdescribed inSection27-548.25(c).“Iftheapplicantsorequests,thePlanningBoardmayapplydevelopmentstandardswhichdifferfromtheapprovedDevelopmentDistrictStandards,unlesstheSectionalMapAmendmentprovidesotherwise.ThePlanningBoardshallfindthatthealternate DevelopmentDistrictStandardswillbenefitthedevelopmentandthedevelopmentdistrictand willnotsubstantiallyimpairimplementationoftheMasterPlan,MasterPlanAmendment,orsectorplan.”TherearethreetypesofamendmentswhicharerequiredtobeheardbytheDistrict Council:changestotheboundaryoftheD-D-OZone;changestotheunderlyingzonesandto thelistofpermitteduses;andchangestoanyotherspecificallydesignatedstandard.These amendmentsmaybeintheformofaConceptualorDetailedSitePlan.

AssetforthinSection27-108.01oftheZoningOrdinance,“Thewords‘shall,’‘must,’‘may only’or‘maynot’arealwaysmandatoryandnotdiscretionary.Theword‘may’ispermissive.” “Thewords‘including’and‘suchas’donotlimitatermtothespecifiedexamples,butareintendedtoextenditsmeaningtoallotherinstancesorcircumstancesoflikekindorcharacter.” Thewould‘should’isadirectivebutnotnecessarilymandatory.

PUBLICAREAS

P1.RoadNetwork

P2.Sidewalks,Bikeways,TrailsandCrosswalks

P3.StreetFurniture

P4.StreetTrees

P5.Lighting

P6.Utilities

SITEDESIGN

S1.VehicularAccess

S2.ParkingAreas

S3.BuildingSitingandSetbacks

S4.BuffersandScreening

S5.FreestandingSigns

S6.Trees,PlantingsandOpenSpace

S7.StormwaterManagement

S8.Noise

BUILDINGDESIGN

B1.Height,Scale,MassingandSize

B2.Roofs

B3.ArchitecturalFeatures(ArchitecturalMaterialsandDetails,WindowandDoorOpenings, Awnings,BuildingAmenities)

B4.Lighting

B5.Signs(AttachedtoaBuildingorCanopy)

B6.BuildingServices

B7.FormerResidentialBuildingsinCommercialUse

Table13

SummaryofSiteRegulations

Note:UsersofthisdocumentmustrefertoDevelopmentDistrictStandardsforanexplanationofthesummaryofinformationprovidedwithin thischart.

AREAS

SITEREGULATIONS

LandscapeStripper Landscape Manual NoN/ANoYesYesYes

Maybe reducedby 50%witha6’ highwall

N/A

Maybereducedby 50%witha6’high wall

N/AMaybereducedby 50%witha6’high wall

Maybereducedby 50%witha6’high wall

Bufferyardsper LandscapeManual

70% N/A

Max.LotCoverage: Single-familydetached Single-familyattached Multifamily(lessthan4stories) Multifamily(4ormorestories)

ParkingMin.andmax. established. 1 N/AMin.andmax. established. 1 Min.andmax. established. 1 Min.andmax. established. 1 Min.and max. established. 1

SidewalkWidths Fromcurbedgeto buildingface 2 N/AFromcurbedgeto buildingface 2 5’wide 5’wide 5’wide

100S.F. 12’ notpermitted

100S.F. 8’ notpermitted

100S.F. 8’ notpermitted N/A

FreestandingSign: Max.area Max.height Pole-mounted

1 Themaximumoff-streetparkingspacespermittedisequaltotheminimumrequirementsintheZoningOrdinance.Theminimumoff-streetparkingspaces permittedisreduced10percentfromthemaximum.

2 Streetswithsingle-familydetached/attacheddwellingshaveafive-foot-widesidewalk.

Table14

SummaryofBuildingRegulations

BUILDING REGULATIONS

N/A12"-12’behind R-O-Wline 10’-20’behind R-O-Wline 10’-20’behind R-O-Wline 10’-20’behind R-O-Wline

FrontBuild-toLine 12"-12’behind R-O-Wline

1 N/A70%min.

BuildingFacadealongUS1Street Frontage

BuildingHeight 4-8stories 2 N/A5stories 3-8stories 2 3-5stories 2 5stories

2,200S.F. 1,600S.F. min.averagesize 2,200S.F. 1,600S.F. min.averagesize 2,200S.F. 1,600S.F. min.averagesize N/A

2,200S.F. 1,600S.F. min.averagesize N/A

Architecture/Min.Size: Single-familydetached

Single-familyattached Multifamily

DisplayWindowsforRetail Storefronts 40-80%ofa building’sstreet frontage. 1 N/A40-80%ofa building’sstreet frontage N/AN/AN/A

WindowSigns25%max.ofareaN/A25%max.ofarea25%max.ofarea25%max.ofarea25%max.of area

1 Insubareas1b,1cand1donly.

2 Heightsvarybysubarea.SeeB1.Height,Scale,MassingandSize.,andBuildingHeightsmap

OBJECTIVE

Toprovideamultimodalcirculationsystemwithinthedevelopmentdistrictwhichwillstimulate development,theuseofMetroandothertransitwithinanetworkofinterconnectedstreetswhich areuser-friendlyforpedestriansandbicyclistsandalsoaccommodatemotorists.

DESIGNSTANDARDS

A.Developmentshould,wherepossible,provideforon-streetparking.1

B.Cul-de-sacsastheterminustostreetsshallbeavoided.Cul-de-sacsmaybeusedwhen developablelandissurroundedbyenvironmentallysensitivefeatures.

C.Intersectionsinareasofnewdevelopmentwithinthedevelopmentdistrictshouldemploy “safe-crosses”onstreetswhichprovideon-streetparking.Thistreatmentenhancespedestriansafetybyexpandingthesidewalkareaintheunusedportionoftheon-streetparking laneadjacenttotheintersection.

D.VehicularaccesstocommercialpropertiesfromproposedAutovilleDriveNorth-Extended (60-footright-of-way)shallbepermittedtoprovidealternativeaccessandminimizeturningmovementsontoUS1.Safecrossesandothertrafficcalmingtechniquesshouldbeincorporatedintheconstructionofthisroadway.1

1 Requirementsshallbecoordinatedwithappropriatepublicagencies.

PUBLICAREAS

P2.SIDEWALKS,BIKEWAYS,TRAILSANDCROSSWALKS

OBJECTIVE

Toencouragealternativemodesoftransportationtotheautomobilebycreatingsafeopportunitiesforwalkingandbicycling.Toprovideacontinuoussystemofsidewalksandcrosswalkswith convenienttrailconnections.Toestablishacomfortableandinvitingpedestrian-orientedenvironmentwithinthedevelopmentdistrict.

DESIGNSTANDARDS

A.Allroadswithinthedevelopmentdistrictshallhaveacontinuoussystemofsidewalkson bothsidesofthestreet.RefertotheStreetEdgetable(Table16)inS3.BuildingSitingand Setbacksforthewidthofnewsidewalksinthedevelopmentdistrict.2

B.SidewalksalongBaltimoreAvenueshallbecompatibleinmaterialstoprovideaconsistent appearancethroughouttheentireUS1corridor.Brick,concretepavers,poured-in-place concreteorothersimilarmaterialsshouldbeutilizedalongUS1andotherstreetswithin thedevelopmentdistrict.Asphaltshallnotbeusedasapavingmaterialforsidewalks.2

C.AllsidewalksshallhaveaccessiblerampsandcomplywithAmericanswithDisabilitiesAct (ADA)regulations.2

D.Afive-foot-widesidewalkadjacenttoaprivateaccessorserviceroadshallbefurnishedif nootheralternativepedestrianconnectionsareprovided.

E.CrosswalksshallbeprovidedatallintersectionsalongUS1andPaintBranchParkway withinthedevelopmentdistrict.Crosswalksatprimaryintersectionsshallbeconstructedof interlockingconcretepavers.Crosswalksatsecondaryintersectionsshallhavestriped markingsinthepavement.CrosswalkmaterialsforprimaryintersectionsshallbeconsistentalongBaltimoreAvenueandPaintBranchParkway.PrimaryintersectionsareallintersectionswithexistingandproposedtrafficsignalsonBaltimoreAvenueandPaintBranch Parkway.Allotherintersectionsaresecondary.2 Allsignalizedintersectionsshallhavepedestriancrossingsignals.

F.Connectionstothetrailnetworkshallbeprovidedfromthesidewalksystematdesignated locationsthroughoutthedevelopmentdistrict.Theselocationsshallbeidentifiedwithappropriatesigns.(SeePedestrianCirculationMap10.)2

G.Internalpedestrianwaysshallbeclearlymarkedanddistinguishedfromvehicular travelwaysandshallalsoconnecttotheexternalsidewalksystemonUS1.

H.Innaturallyvegetatedareas,underbrushandothervegetationshallbekeptclearoftrails andbikewaystoprovidecomfortablesightdistancesandallowampletimetoperceiveany hazards.Landscapingthatcreateshidingplacesneartrailsandbikewaysshallbeavoided.

2 Requirementsshallbecoordinatedwithappropriatepublicagencies.

PUBLICAREAS

P2.SIDEWALKS,BIKEWAYS,TRAILSANDCROSSWALKS

Analternate,morevisiblerouteshouldbeprovidedwhentrailsandbikewaysleadinto woodedareas.

I.Bicycleparkingfacilitiesshallbelocatedinhighlyvisibleandwell-litareas.

J.Thelocationandnumberofbicycleracks,lockersandotherfeaturesshallbedetermined atsiteplanreview.

K.Allnewretailandofficedevelopmentshallprovideaminimumoftwobicycleparking spacesper10,000squarefeetofgrossfloorarea.Covered(open-air)bicycleparking spacesshouldbeprovidedformixed-usedevelopmentwherefeasible.

OBJECTIVE

Tocreateapositiveidentityandapedestrian-friendlystreetenvironment,acompatiblegroupof streetfurnitureshouldbelocatedalongBaltimoreAvenueandotherappropriatelocations withinthedevelopmentdistrict.Thisfurnitureincludes,butisnotlimitedto,benches,trashreceptacles,bicycleracks,lightfixtures,banners,busshelters,kiosks,plantersandbollards.

DESIGNSTANDARDS

A.Streetfurnitureshallbeconstructedofdurablematerialsandrequireminimalmaintenance.

B.Developmentshouldprovidebenches,trashreceptaclesandbicycleracksinstrategiclocations,suchaspublicplazasandwithinretail/commercialactivityareas.

C.Benches,trashreceptaclesandbicycleracksshouldbeprovidedalongtrails,inhighpedestrianactivityareas,urbanparksandbusstopsalongUS1.3

3 Requirementsshallbecoordinatedwithappropriatepublicagencies.

PUBLICAREAS P4.STREETTREES

OBJECTIVE

Toenhancethevisualcharacteroftheexteriorenvironmentwiththeintroductionofstreettrees alongthemajorroadcorridorsandonindividualparcelsinthedevelopmentdistrict.Treesserve severalaestheticfunctions,suchasdefiningedgesandspaces,directingviews,strengthening vistasandprovidingbuffersbetweenincompatibleuses.Environmentalfunctionsservedbytrees includereductioninambientairandsurfacetemperatures,reductionsinground-levelozone, andimprovementstoairquality.

DESIGNSTANDARDS

A.Streettreesshallbeusedalongbothsidesofallroadwayswithinthedevelopmentdistrict todefinethestreetedge,provideashadedoverheadcanopyandestablishanunifyingelementtothestreetenvironment.4

B.Mediumtolargedeciduousshadetreesshallbeutilizedforstreettrees,andshallbe plantedbetween30and40feetoncenter.Streettreesshallbeinstalledataminimum heightof12feetand2½inchcaliper.4

C.Ornamentalandfloweringtreesshallbeplantedinsteadofdeciduousshadetrees(street trees)inareaswithexistingorproposedoverheadobstructions.Ornamentalandflowering treesshallbeinstalledataminimumheightofeightfeetandwithanultimateheightofbetween20and40feet.4

D.Alimitedtreepaletteshallbeselectedforeachroadwaytoprovideconsistency,uniformity andadistinctidentitytothemajorroadswithinthedevelopmentdistrict.4

E.Plantselectionforstreettreesshallconsiderthefollowingcharacteristics:shapeofcanopy, sun/shadetolerance,overheadutilitylines,droughttolerance,maintenancerequirements andtoleranceofadverseurbanconditions.Nativetreespeciesarestronglyrecommended.4

F.Theminimumplantingareaforstreettreesshallbesixfeetinwidth,eightfeetinlengthand fourfeetdeep.Whereverpossible,thetreeplantingareasbelowthesidewalkpaving shouldbeconnectedsothatrootzonespacefortreescanbeshared.4

4 Requirementsshallbecoordinatedwithappropriatepublicagencies.

PUBLICAREAS P5.LIGHTING

OBJECTIVE

ToassistincreatingadistinctidentityalongtheUS1corridorbyintroducingtheuseofornamentalstreetlighting.Exteriorlightingshouldenhancethevisualappearance,aswellascontribute tousersafetyandimprovednighttimevisibility.Newandexistinglightfixturesshoulduseenergy-efficientlamps.Theuseofcut-offshieldsandtimersisalsoencouragedtoreducelight spill-overandusage.

DESIGNSTANDARDS

A.Pole-mountedlightfixturesshalleffectivelyilluminateallstreetsandsidewalkswithinthe developmentdistrict.5

B.OneconsistenttypeofornamentalpoleandluminaireshouldbeusedalongUS1and PaintBranchParkway.5

C.Atthetimeofthefirstdetailedsiteplansubmissioninthemainstreet(3aand3b)andtown center(1a,1b,1c,1dand1e)subareas,theapplicantshallconsultwiththeCityofCollege ParkandPlanningDepartmentstaffandproposeforPlanningBoardapprovalonetypeof ornamentalpoleandluminaireforallnewdevelopmentprojectswithintheseareas.5

D.Lightlevelsfromnonresidentialusesshallnotnegativelyimpactadjacentresidentialpropertiesandneighborhoods.Withinthedevelopmentdistrict,lightfixturesshallincorporate internalcut-offshieldstodirectlighttointendedareasandreducelightspill-overtoadjacentproperties.

5 Requirementsshallbecoordinatedwithappropriatepublicagencies.

PUBLICAREAS

OBJECTIVE

ToreducethevisualimpactofexistingoverheadutilitylinesandassociatedpolesalongBaltimoreAvenuewithinthedevelopmentdistrictbyconsolidatingutilitypoleusage,relocatingutility poles,orplacingexistingutilitylinesunderground.

DESIGNSTANDARDS

A.Allnewdevelopmentwithinthedevelopmentdistrictshallplaceutilitylinesunderground. Utilitiesshallinclude,butarenotlimitedto,electric,naturalgas,fiberoptic,cabletelevision,telephone,waterandsewerservice.

SITEDESIGN

S1.VEHICULARCIRCULATION/ACCESS

OBJECTIVE

Toprovideaccesstobusinesses/propertiesthatisclearlydefinedandsafeformotoristsandpedestrians.Thecirculationpatternwithinparkinglotsshallbedesignedtofacilitateclearvehicularmovementandtoensuresafeandconvenientpedestrianaccessfromparkedcarstobuilding entrance(s).

DESIGNSTANDARDS

A.Common,sharedentrances(curbcuts)shallbeutilizedforaccesstononresidentialproperty,whereverfeasible,insteadofindividualentrypointstoeachproperty.Theamountof curbcutsusedforallnewdevelopmentshallbeminimizedthroughoutthedevelopment district.TheneedformorethanonecurbcutfromUS1shallbedemonstratedforeachnew developmentproposal.Vehicularaccessfromsidestreets(perpendiculartoUS1)should beutilized.

B.Vehicularentrancedrivesshallpermitsafeandclearpedestriancrossings.Sidewalkmaterial(s)shouldcontinueacrossdrivewayaprons.

C.Thewidthofentrancedrivesshouldbevisuallyminimized,whereappropriate,bytheprovisionofaplantedmedianofatleastsixfeetinwidthseparatingincomingandoutgoingtraffic,especiallyiftwoormorelanesareprovidedineachdirection.

D.Inanattachedroworgroupofbuildingsinablock,thenumberofvehicularconnections fromthefronttotherearofthepropertyshallbeminimized.

E.Allnewdrive-inordrive-throughwindowsforanyuseareprohibitedinSubareas1and3. However,anyexistingdrive-inordrive-throughwindowsinSubarea3thatmustberemovedbecauseofgovernmentalactionshallbeconsideredapermitteduseandshallbe exemptfromtheDevelopmentDistrictStandardsandsiteplanreview.

SITEDESIGN

S1.VEHICULARCIRCULATION/ACCESS

SITEDESIGN

S2.PARKINGAREAS

OBJECTIVE

Toreducethevisualimpactofparkedcarsinparkinglotsadjacenttoallroadwayswithplantings andwalls.Toprovideparkingcreditsandincentiveswhichwillencouragetheuseofshared parkingfacilitiesfortwoormoreadjacentlanduses.Topromotealternativemodesoftransportationotherthansingleoccupancyvehicleswhichwillreducethenumberofcarsandparking spacesontheUS1corridor.Theuseofparkinggaragesisalsostronglyencouragedinthemain streetandtowncenterareasofthedevelopmentdistrict.Theuseofperviouspavementforparkingareasshouldbeexploredtoreducetheamountofsurfacerun-off.

DESIGNSTANDARDS

ParkingLots

A.Surfaceparkinglotsshallbelocatedtothesideorrearofbuildingstoreducethevisualimpactofparkedcarsandlargeexpansesofasphaltadjacenttopublicstreets.Thenumberof parkingspaceslocatedbetweenbuildingsandthestreetfrontageofroadwaysshallbe minimized.

B.Overflowparkingareasandareasrequiredforemergencyaccessonlyshallbeconstructed withperviouspavement.

C.Landscaping,screeningandbufferingofallparkinglotsandparkinggarageswithinthe developmentdistrictshallcomplywiththeprovisionsofthe LandscapeManual,exceptas modifiedbythestandardsforthedevelopmentdistrict.

D.Inthemainstreet(3aand3b)andtowncenter(1a,1b,1c,1dand1e)subareason-site parkinglots/spaceswhicharelocatedadjacenttotheright-of-waylineorcurbedgedueto siteconstraintsshallbescreenedfromadjacentroadwayswithacontinuous,lowmasonry wall.

Aminimumofasix-foot-widelandscapestripshallbeprovidedbetweentheright-of-way lineandtheparkinglot.Thewallshouldbebetween36and42inchesinheightandbe facedonbothsideswithamasonryveneer.Amasonryveneermaybeconstructedofbrick, stone,precastconcretepanels,split-faceconcretemasonryunitsoranequivalentmaterial. Unfinishedconcreteblockorpoured-inplaceconcretearenotacceptablematerials.The lowmasonrywallshallbecompatibleinmaterialsanddesignwithassociatedbuildings.

Oneshadetreeper35linearfeetoffrontage,excludingdrivewayopenings,shallalsobe provided.Thelandscapestripshallalsocontainamixtureofevergreengroundcoverand lowshrubsplantedbetweentheshadetrees.Shrubsshallbeinstalledataminimumof12 inchesinheight.Twoornamentaltreesmaybesubstitutedfortheoneshadetreeinareas withoverheadobstructionsonly.

E.Inareas4,5and6,ParkingLotLandscapeStriprequirementsshallcomplywitheitherOption1,Option3orOption4(asmodifiedbythestandardsforthedevelopmentdistrict)in the LandscapeManual.

SITEDESIGN S2.PARKINGAREAS

F.Parkinglotsutilizingbermsarenotpermitted,asillustratedinParkingLotLandscapeStrip, Option2ofthe LandscapeManual.

G.Parkinglotsshallprovideuniformlightdistribution,withoutanydarkareas.Internalpedestrianwaysshallbewell-illuminatedandclearlydelineatedwithinparkinglots.

H.Single,largesurfaceparkinglotsarenotpermitted.Instead,parkingshouldbeprovidedin smallerdefinedareasseparatedbyplantedmedians.Thearrangementanddesignof long,straightaisleswithinparkingareasshouldbeavoidedtoreducetheopportunitiesfor increasedspeedofvehicles.

I.Theplacementofparkinglotsshallavoidcreatingisolatedandremoteareas.Parkingareasshouldbeclearlyvisiblefromadjacentwindows,doorwaysandwalkwaystomaximize naturalsurveillance.

J.Wheelstopsshallbeprovidedtopreventdamagetobuildings,landscapingandoverhangsofvehiclesblockingpedestrianorvehicularaccess.Materialsforwheelstopsinclude concreteorrecycledmaterials;timberwheelstopsarenotpermitted.

K.AllparkinglotsshallbeincompliancewiththeAmericanswithDisabilitiesAct(ADA).

L.Innovativesolutionsforparkingofretail,officeandmultifamilyhousingshouldbeexplored toreducetheamountoflandareaneededforsurfaceparkinglots.Theseoptionsinclude parkingatgradeunderneaththebuilding,and/orparkingahalfleveloronefulllevelbelowgrade.

ParkingGarages

M.Parkinggaragesshallnotdominatethestreetedgeandshallincorporatearchitecturaldesignorlandscapefeaturestoscreenparkedvehiclesfrompassingpedestriansandmotorists.

N.Parkinggaragesshallbeanintegralcomponentwiththebuildingsandstructureslocated onaparcelorpropertyandshallincorporatesimilarhigh-qualitybuildingmaterials, color(s)andmassing.Theheightoftheparkinggarageshallnotexceedtheheightofthe adjacentbuildingsontheproperty.Wheneverpossible,theparkingstructureshouldbelocatedintheinterioroftheparcel.

O.ThefacadeofaparkinggarageshouldnotbesiteddirectlyonUS1throughoutthedevelopmentdistrict.Ifnootherlocationisfeasible,thefacade(s)sitedonUS1shallbemitigatedthroughinnovativearchitecturalfacadetreatmentswhichenhancethepedestrian environment.

P.Convenient,well-markedandilluminatedpedestrianconnectionsshallbeprovidedbetweenparkinggaragesandadjacentbuildings/destinations.

SITEDESIGN S2.PARKINGAREAS

Q.Theuseofparkinggaragesshouldbeexploredinthemainstreet(3aand3b)andtown center(1a,1b,1c,1dand1e)subareas.Parkinggarageswithcompatibleusesshouldbe consideredaspartofamixed-usedevelopment.

AdequacyofTransportationFacilities

R.ThetransportationfacilitiesadequacystandardshallbeLevel-of-ServiceE,basedonthe averagepeakperiodlevelsofserviceforallsignalizedintersectionsinthethreedesignated segmentsoftheUS1corridor.Thesesegmentsare(1)CapitalBeltwaytoMD193,(2)MD 193toPaintBranchParkway/CampusDrive,and(3)PaintBranchParkway/CampusDrive toGuilfordDrive.

Off-StreetSurfaceParkingRequirementsforallDevelopment(exceptMixed-Use DevelopmentProjects)

S.Themaximumnumberofoff-streetsurfaceparkingspacespermittedforeachlanduse typeshallbeequaltotheminimumnumberofrequiredoff-streetparkingspacesinaccordancewithSection27-568(a)oftheZoningOrdinance.

T.Theminimumnumberofoff-streetsurfaceparkingspacespermittedforeachlandusetype shallbereduced10percentfromtheminimumnumberofrequiredoff-streetparking spacesinaccordancewithSection27-568(a)oftheZoningOrdinance.

Off-StreetParkingRequirementsforMixed-UseDevelopmentProjects

U.Theminimumand/ormaximumnumberofparkingspacesrequiredforamixed-usedevelopmentprojectwhichcontainsaminimumoffiveadjoininggrossacresandtwoor moreusesshallbecalculatedbytheapplicantinaccordancewiththerequirementsofSection27-574oftheZoningOrdinanceandsubmittedwithadetailedsiteplan.

ParkingCredits

Reductionstotherequiredminimumnumberofoff-streetparkingspacesasdescribedin(T) above,maybeapprovedifsuchreductionsareinaccordancewiththerequirementsdescribed inthefollowingtextandTable15.Anapplicantmaybegrantedoneormorecredits.Where multiplecreditsaregranted,afteraninitialreductionisappliedforthefirstcredit,additionalreductionsforeachsuccessivecreditshallapplytothebalanceoftheoff-streetparkingspacesrequired.

V. ParkingCreditsforSharedParking–Tofacilitatesharedparkingwithinthedevelopment district,Section27-570,MultipleUses,andSection27-572,JointUseofaParkingLot, shallbewaived.

1.SingleOwnership.Whenanylandand/orbuildingisunderthesameownershipand usedfortwoormoreuses,thenumberofparkingspacesshallbecomputedbymultiplyingtheminimumamountofparkingrequiredforeachlanduse,asstatedunder section(T)above,bytheappropriatepercentageasshowninthesharedparkingrequirementsbytimeperiod(Table15).Thenumberofparkingspacesrequiredforthe developmentisthendeterminedbyaddingtheresultsineachcolumn.Thecolumn

totalingthehighestnumberofparkingspacesbecomestheminimumoff-streetparkingrequirement.

2.MultipleOwnership.Theoff-streetparkingrequirementsfortwoormoreuseswithdifferentownershipmaybesatisfiedbyprovidingajointparkingfacility,andtheminimumparkingrequirementsmaybereducedinaccordancewiththeprocedureoutlined aboveforsharedparkingforSingleOwnership,provided:

a.ThePlanningBoardshalldeterminethatsharedparkingisappropriateforthe proposedusesandlocation.

b.Thesharedparkingfacilityiswithin500linearfeet,measuredalongthemostappropriatewalkingroutesbetweenthesharedparkingfacilityandtheentrancesto allestablishmentsbeingserved.

c.Theapplicantprovidesarecordedshared-useparkingagreementsignedbyall ownersinvolvedwhichensuresthesharedparkingfacilitywillbepermanently availabletoallcurrentandfutureusesandalsocontainsaprovisionforparking facilitymaintenance. W.

Table15

SharedParkingRequirementsbyTimePeriod

Source:TablebasedonSharedParking,apublicationfromtheUrbanLandInstitute,Washington, D.C.,1983.

1.ApplicantsmayrequestfromthePlanningBoardduringthesiteplanreviewprocessa reductionintheminimumoff-streetparkingrequirementsiftheyprovideincentivesto encourageuseofalternativemodesoftransportationotherthansingleoccupancyvehicles.Thesealternativesincludecontributingtothecountyand/orcityridesharing program,providingprivateincentivesforcar-andvanpooling,participatinginusage

SITEDESIGN

S2.PARKINGAREAS

ofpublictransportationprogramssuchasWMATA’s Metrochek andMTA’s TransitPlus 2000,orprovisionofprivateshuttlebusservice.Verifiabledatamustbeproducedthat supportsthedesiredreductionsintheminimumoff-streetparking.Thereductionshall rangebetween5and20percent.

ParkingRequirementsforallDevelopmentWithintheMainStreetandTown Center

X.Toencouragetheconstructionofoff-streetstructuredparkingfacilitiesinthemainstreet andtowncenter(areas1and3)andtopromoteeconomicdevelopment,thePlanning BoardduringthesiteplanreviewprocessorthePlanningDepartmentduringapermitreviewprocessmaywaivetheminimumoff-streetparkingrequirementsprovidedthat:

1.AParkingDistrictisestablishedfortheareainaccordancewithrequirementsofSubtitle2,Division27,Sections2-399to2-413ofthePrinceGeorge’sCountyCode.

2.Theapplicantagreestopayafee-in-lieufortherequirednumberofoff-streetparking spacesthataretobewaivedand/oraspecialassessmentasdefinedbytheParking District.

3.Thedeveloperhasawrittenagreementwiththeuniversitythatstudenttenantsinthe buildingwillbepermittedtopurchaseparkingpermitstoparkonTheUniversityof Marylandcampusundercurrentstudentparkingpolicyassuchasmaybechanged fromtimetotime.

SITEDESIGN

S2.PARKINGAREAS

SITEDESIGN

S2.PARKINGAREAS

SITEDESIGN

S3.BUILDINGSITINGANDSETBACKS

OBJECTIVE

Toprovideaconsistentsetbackclosetotheright-of-waylineorstreetedgewithinanattached roworblockofmixed-use,multifamilyorcommercialbuildings.Setbacksshouldmaintaina continuousbuildingedgetodefinethepubliczoneofthestreet.Thisdefinedandcloseedgeenlivenscommercialareasbyencouragingwindowshoppingandstreetsideactivity.Residential buildingsetbacksfrompublicstreetsshouldbeminimizedtoencourageamoreactivestreetenvironment.

DESIGNSTANDARDS

A.BuildingsshallbeorientedtoandfacethestreetedgealongtheentireUS1frontage. BuildingsshouldalsobeorientedtoPaintBranchParkwayinsubareas1dand1e.Theprimaryentrancetoabuildingshallbeclearlyvisiblefromthestreet.Prominententrancesare encouragedforarchitecturalinterestandasanelementofscaleandorientation.Theprimarybuildingentranceaccessedfrominterior-facingparkinglotsshouldbeavoided.Secondaryrearand/orsidebuildingentrancesshallbeprovidedifservedbyanadjacent parkingarea.Theseentrancesshallbeinviting,well-litandclearlyarticulated.

B.Afrontbuild-tolinebetween12inchesand12feetfromtheultimateright-of-wayshallbe establishedforallbuildingsorstorefrontswhicharelocatedinthemainstreet(3aand3b) andtowncenter(1a,1b,1c,1dand1e)subareas(seeTable16).Thebuild-tolineshallbe compatiblewithallstorefrontsorbuildingswithinanattachedroworagroupofbuildings inablock.TheCommercialandIndustrialLandscapeStriprequirements(Section4.2)of the LandscapeManual shallnotapply.SeeTypeIStreetEdge.

Existingbuildingsetbackswhicharecompatiblewiththefrontbuild-tolinestandards(Type IStreetEdge)shallbeutilizedalongUS1inlocationswhereinfillredevelopmentisproposedinthetowncenter(1band1c)subareas.

C.Afrontbuild-tolinebetween10and20feetfromtheultimateright-of-wayshallbeestablishedforallbuildingsinareas4,5and6.SeeTypeIIStreetEdge.

D.Buildingfacadesshalloccupyaminimumof70percentofaproperty’sstreet-facingfrontageonUS1inthemainstreet(3aand3b)andtowncenter(1b,1cand1d)subareas(measuredinlinearfeet).Buildingfacadesintheremainderofthedevelopmentdistrictshall occupyaminimumof50percentofaproperty’sstreet-facingfrontageonUS1.Parking maybeprovidedinfrontofthebuildingfacadeonlyifitisoneparkingrowwideforeither parallelorangle-in,short-termparking.

E.Toachieveacontinuousbuildingedgeinthemainstreet(3aand3b)andtowncenter(1b, 1cand1d)subareasalongUS1,sideyardsbetweenadjoiningnonresidentialdevelopmentshallbeminimizedtothegreatestextentpossible.

F.StreetswhichintersectwithUS1withinthedevelopmentdistrictshouldhavecompatible streetedgetreatments.

G.Residentialbuildingsshallfrontontopublicstreets,wheneverpossible.

S3.BUILDINGSITINGANDSETBACKS

H.Single-familydetachedresidentialgaragesshallbesitedtoreducetheirvisualimpacton thestreet.Alternativesshouldbepursuedwhichlocatethegaragetowardthesideorrear ofalot,orataminimumrecessthegarageatleastsixfeetfromthefrontbuildingfacade.

I.Themaximumlotcoverageforsingle-familydetacheddwellingunitsshallbe60percent.

J.Themaximumbuildingcoverageforsingle-familyattacheddwellingunitsshallbe50percentoftheoverallnettractarea.

K.Themaximumlotcoverageformultifamilydwellingshavinglessthan4storiesshallbe60 percentoftheoverallnetlotarea.

L.Themaximumlotcoverageformultifamilydwellingshaving4ormorestoriesshallbe70 percentoftheoverallnetlotarea.

Table16

StreetEdgeTypes

LocationFrontBuild-to Line(behind ultimateR-O-W)

TypeIStreetEdgeMainstreet(3a and3b)andtown center(1a,1b, 1c,1dand1e)1,2,3

12inchesto12 feetbehind R-O-W

TypeIIStreet Edge Areas4,5and610to20feet behindR-O-W

1GuilfordDrivehasaTypeIIStreetEdge.

Compliance withLandscape Strip Requirements (Section4.2of the Landscape Manual)

TreePlanting andSidewalk Treatment

No6’widex8’long x4’deepareafor treeslocatedat backofcurb. Consistentpaving materialfrom curbedgeto buildingface.

Yes6’widegrassstrip fortrees. 5’widesidewalk.

2PaintBranchParkwayhasaTypeIStreetEdgeonthesouthsideofthestreetandaTypeIIStreet Edgeonthenorthsideofthestreet.

3Streetswithsingle-familydetached/attacheddwellingshaveaTypeIIStreetEdge.

SITEDESIGN

S3.BUILDINGSITINGANDSETBACKS

SITEDESIGN

S3.BUILDINGSITINGANDSETBACKS

SITEDESIGN

S3.BUILDINGSITINGANDSETBACKS

SITEDESIGN

S4.BUFFERSANDSCREENING

OBJECTIVE

Toprovideanattractive,positiveimageofthecommunitybyscreeningunsightlyviewsandprovidingadequatebuffersbetweenincompatibleuses.Materialsselectedforbuffersshallbeof highqualityandenhancethecharacterofthebuiltenvironment.

DESIGNSTANDARDS

A.Allmechanicalequipment,dumpsters,storage,service,loadinganddeliveryareasshall bescreenedfrompublicview,adjacentresidentialpropertyandrights-of-waywithanappropriatebufferconsistingofplantings,wallsorfencesincompliancewiththeScreening Requirementsofthe LandscapeManual

B.Chain-linkfencing(ofanytype),corrugatedmetal,corrugatedfiberglass,sheetmetalor wiremeshshallnotbeusedasascreeningmaterial.Theuseofbarbed/razorwireisnot permitted.

C.Appropriateelementsforabufferincludecontinuoussolid,opaquefencesandmasonry walls.Evergreenplantmaterialmayalsobeusedincombinationwithmetal picket-type/railfencing.Plantmaterialshallbeofanappropriatespecies,sizeandquantity toprovideaneffective,immediateyear-roundbuffer.

D.Above-groundutilitystructuresshallbescreenedwithwallsthathavearchitecturallycompatiblematerialsanddesignfeatureswiththeassociatedbuilding.

E.Thebufferyardrequirementswithinthedevelopmentdistrictmaybereducedtofacilitatea compactformofdevelopmentcompatiblewiththeurbancharacteroftheUS1corridor. Theminimumbufferyardrequirements(landscapeyard)forincompatibleusesinthe LandscapeManual (Section4.7)maybereducedby50percent.Theplantunitsrequiredper 100linearfeetofpropertylineorright-of-wayshallalsobereducedby50percent.AlternativeComplianceshallnotberequiredforthesereductions.

Asix-foot-high,opaquemasonrywallorotheropaquescreeningtreatmentshallbeprovidedinconjunctionwiththereducedwidthofthebufferyardbetweenoffice/retail/commercialusesandresidentialuses.

F.Bufferyardsbetweenanyusescontainedwithinapropertyofamixed-usedevelopmentin themainstreet(3aand3b)andtowncenter(1a,1b,1c,1dand1e)subareasshallnotbe required.

G.ResidentialuseswithinthedevelopmentdistrictshallcomplywiththeResidentialPlanting Requirementsofthe LandscapeManual

H.Walls,fencesandplantingsshouldbeusedtodefineboundaries,provideaccesscontrol andalsodistinguishprivateandpublicareas.

I.Theplacementofwalls,fencesandplantingsshallnotcreateblindspotsorhidingplaces.

SITEDESIGN

S4.BUFFERSANDSCREENING

SITEDESIGN

S5.FREESTANDINGSIGNS

OBJECTIVE

Tocreateapositive,attractiveappearanceforbusinesseswithinthedevelopmentdistrict.All freestandingsignsshallbecompatiblewiththeirsurroundingsintermsofsize,height,materials anddesign.Signsshallalsobeconstructedofqualitymaterialsandcomplementthearchitecturalcharacterofassociatedbuildings.

DESIGNSTANDARDS

A.Thelocationoffreestandingsignsshallnotbelocatedcloserthan10feetbehindtheultimateright-of-wayasmodifiedbySection27-614(a),FreestandingSigns,inPart12ofthe ZoningOrdinance.Inthemainstreet(3aand3b)andtowncenter(1a,1b,1c,1dand1e) subareas,freestandingsignsarediscouragedandbuildingsignsshouldbeusedinstead whereverpossible.Placementoffreestandingsignsshallnothindervisionorobscuresite linesformotorists.

B.Themaximumheightoffreestandingsignsshallbeeightfeetinthemainstreet(3aand3b) andtowncenter(1a,1b,1c,1dand1e)subareasand12feetelsewhereinthedevelopmentdistrictasmeasuredfromthefinishedgradeatthebaseofthesigntothetopofthe signforallcommercialzones,asmodifiedfromSection27-614(b)oftheZoningOrdinance.

C.Theareaofthefreestandingsignshallnotexceed1squarefootforeach2linearfeetof streetfrontage,toamaximumof100squarefeetforeachsignforbuilding(s)locatedinan integratedshoppingcenter,othercommercialcenterwith3ormorebusinessesservedby commonandimmediateoff-streetparkingandloadingfacilities,oranofficebuilding complex,asmodifiedfromSection27-614(c).Thestreetfrontageshallbemeasuredon thepropertyoccupiedbythecenterorcomplexassociatedwiththesign.

D.Theareaofthefreestandingsignshallnotexceed1squarefootforeach4linearfeetof streetfrontage,toamaximumof100squarefeetpersignforbuilding(s)notlocatedinan integratedshoppingcenter,othercommercialcenterwith3ormorebusinessesservedby commonandimmediateoff-streetparkingandloadingfacilities,oranofficebuilding complex,Section27-614(c).Thestreetfrontageshallbemeasuredonthepropertyoccupiedbytheuseassociatedwiththesign.

E.Thequantityoffreestandingsignsshallbeequaltoorlessthantheamountrequiredby Section27-614(d),FreestandingSigns,inPart12oftheZoningOrdinance.

F.Groundormonumentsigns(signsmounteddirectlyonasolidbase)shallbeusedthroughouttheentiredevelopmentdistrict.Newpole-mountedsignsarenotpermitted.

G.Freestandingsignsthatareportable,movableorhaveflashingcomponentsarenotpermitted.

H.Freestandingsignsshallprimarilyservetoidentifythenameandtypeofbusinessestablishmentonly,includingabusinesslogo.

I.Freestandingsignsshouldbecompatibleindesign,colorandmaterialswiththeoverallarchitecturalcharacterofassociatedbuildingsontheparcelorproperty.Plantingsmaybeincorporatedaroundthebaseofsignstosoftenandintegratetheirappearanceintothe landscape.

J.Freestandingsignsshouldbeexternallylitandlightingshouldbedirectedtoilluminatethe signfaceonly.Lightfixturesshouldbediscretelyplacedsothelightsourceandassociated glareisnotvisibletomotoristsorpedestrians.

K.Allnewinstitutional,officeandretail/commercialbuildingsshallprovideacommonsign planwhenthereismorethanoneprincipalbuildingormultitenant(threeormorebusinesses)buildingonasingleparceloracombinationofparcelsundercommonownership. Commonsignplansshallspecifystandardsincludinglighting,colors,letteringstyle,size, height,quantityandlocationwithinthesiteandonthebuilding.Requestsformajorexterior renovation(50percentormorebasedonfrontfacadeinlinearfeet)ormajorrehabilitation(50percentormoreincreaseinGFA)shallalsosubmitacommonsignplan.

SITEDESIGN

S5.FREESTANDINGSIGNS

SITEDESIGN S6.TREES,PLANTINGSANDOPENSPACE

OBJECTIVE

Toenhancethevisualcharacteroftheexteriorenvironmentwiththeintroductionoftreesand plantingsasgreeninfrastructureelementsthatreduceambientairtemperaturesand ground-levelozone,andimproveairqualityandcommunityaesthetics.

DESIGNSTANDARDS

TreesandPlantings

A.Alldesignstandardsforplantingstreettreesshallalsoapplytotheplantingoflandscape treesandplantsonsitesproposedfornewdevelopmentand/orredevelopment.(SeeP4. StreetTrees.)

B.Theplantingoftreesonsitesproposedfornewdevelopmentand/orredevelopmentshall becountedtowardmeetingtheWoodlandConservationOrdinancerequirements.Street treesplantedonabuttingroadrights-of-waymayalsobecountedtowardmeetingtherequirement.

C.Afforestationshallbeaccomplishedthroughtheprovisionofshadeandornamentaltrees. Treecovershallbeprovidedforaminimumof10percentofthegrosssiteareaandshall bemeasuredbytheamountofcoverprovidedbyatreespeciesin10years.Streettrees plantedalongabuttingrights-of-waymaybecountedtowardmeetingthisstandard.Exceptionstothisstandardshallbegrantedonredevelopmentsiteswhereprovisionof10 percenttreecoverisnotfeasibleduetoexistingbuildingsandsitefeatures.

D.Plantmaterialsshallbeselectedthatwillmaintainanappropriateheightandshallnotobscuresightlines.

OpenSpace

E.Parks,openspace,recreationalfacilitiesandplaygroundsshallbelocatedtomaximize naturalsurveillancefromadjacentbuildings,roadways,sidewalksandtrails.

F.Theboundariesandaccessroutestoparks,openspace,recreationalfacilitiesandplaygroundsshallbeclearlydelineatedthroughgrading,pathlocations,landscaping,fences orwoodlandedges.

G.Inresidentialdevelopments,parks,openspace,recreationalfacilitiesandplaygrounds shallbecentrallylocatedtoencourageuseandserveasthefocusforthedevelopment.

SITEDESIGN

S7.STORMWATERMANAGEMENT

OBJECTIVE

Toprotectandenhancethenaturalstreamsystemthroughthetreatmentofstormwatertoimprovequalityandtoreducevolumeandvelocityofstormwaterenteringreceivingstreams.

DESIGNSTANDARDS

A.Lowimpactdevelopmenttechniques,ascontainedinthecurrentversionofthedesign manual“Low-ImpactDevelopmentDesignStrategiesAnIntegratedDesignApproach,”as publishedbytheDepartmentofEnvironmentalResources,shallbeusedonallsitesaseithertheprimaryorsecondarymethodofcollectingand/ortreatingstormwater.

B.Existingstormwatermanagementfacilitieswhicharetobeusedtomeetstormwatermanagementrequirementsshallberetrofittedtothemaximumextentpossibletoincorporate low-impactdevelopmenttechniques.

C.Iftheconstructionofstormwatermanagementfacilitiesresultsintheremovaloftreesorexistingwoodland,theareashouldbereplacedwithinthesamesite.Whereverpossible,bioengineeringtechniquesshouldbeusedtoreestablishthewoodlandlost.

D.Theuseofundergroundretentionfacilitiesshallbeconsideredthroughoutthedevelopmentdistrict,especiallyinthemainstreet(3aand3b)andtowncenter(1a,1b,1c,1dand 1e)subareas.

E.Stormwatermanagementfacilitiesshouldbedesignedasvisualamenitiesthatarevisible fromabuildingorastreet,ratherthanlocatedinisolatedareas.Openingsinanyscreeningtreatmentsshallbeprovidedtofacilitateobservationofthearea.

OBJECTIVE

Tomitigatetheimpactsofunwantednoisetoanestablishedlevel.

DESIGNSTANDARDS

A.Noiseimpactsfromtheproposeduse:

Eachsiteplanshallshowthelocationoftheprojectednoisecontoursfortheproposeduse basedonthezoningoftheadjacentpropertiesasstatedinthetablebelow.Whenthenoise contoursfortheproposedusearelocatedbeyondthepropertylinesforthatuse,eachsite planshallprovideanoisestudythatcontainsappropriatemitigationmeasurestoreduce theprojectednoiselevelsatorbelowthemaximumnoiselevelslistedbelow.Ifanoise studyisrequired,itshallbereviewedandapprovedbystaffpriortoPlanningBoardapprovalofthesiteplan.Ifitisclear,basedontheuseofthepropertyanditslocation,that noiselevelswillbewellbelowtheprojectednoisecontoursstatedabove,thesiteplanshall containanoteprovidingjustificationfornotprovidingnoiseinformationfortheproposed use.

B.Noiseimpactsfromtransportation-generatednoise:

Transportation-generatednoiseshallbemeasuredforresidentialsiteslocatedalongarterials,expresswaysandfreeways.Eachsiteplanforresidentialdevelopmentshallshowthe locationofthe65dBA(Ldn)noisecontourbasedonprojectedaveragedailytrafficvolumesonthesubjectroadway.Uponplansubmission,thePlanningDepartmentshalldetermineifanoisestudyisrequiredbasedonthedelineationofthenoisecontour.

Ifitisdeterminedthatanoisestudyisrequired,itshallbereviewedandapprovedpriorto approvalofanysiteplan.Thestudyshallincludeappropriatemitigationmeasuresandthe useofacousticaldesigntechniquestoobtainexteriornoiselevelsof65dBA(Ldn)andinteriornoiselevelsof45dBA(Ldn)orless.Atypicalcross-sectionprofileshallbeprovidedfor noiseemissionsfromtheroadtothenearesthabitablestructure.

BUILDINGDESIGN

B1.HEIGHT,SCALE,MASSINGANDSIZE

OBJECTIVE

Toensureproposedbuildingsareanappropriateheight,scaleandmassingfortheirintended function(s)andlocationalongtheUS1corridor.

DESIGNSTANDARDS

Height

A.Retail/commercial,officeandinstitutionalbuildingswithinanattachedrowinablockshall besimilarinheightandshouldnotvarymorethan15percentrelativetotheaverage heightintheroworblockinthemainstreet(3aand3b)andtowncenter(1a,1b,1c,1dand 1e)subareas.

B.Buildingslocatedatprominentintersectionsshouldarticulatethecornerlocationwithappropriatebuildingformsandverticalemphasisinthemainstreet(3aand3b)andtown center(1b,1cand1d)subareasalongUS1andPaintBranchParkway.

C.Buildingsonparcelsorproperties,oneormoreofwhoseboundariescoincidewiththe HeightTransitionLine,shallstepdowntobecompatiblewithbuildingsinadjacentexisting residentialneighborhoods.Anydifferencesintopographyshallbeconsideredwhendeterminingtheheightofproposedbuildings.(ForbuildingheightsandHeightsTransitionLine, seeBuildingHeightsmap.)

BUILDINGDESIGN

B1.HEIGHT,SCALE,MASSINGANDSIZE

Scale

D.Individualbuildingsshallutilizehuman-scaledarchitecturalelements.Oversized/exaggeratedelementsorlargemonolithicbox-likestructuresshallbeavoided.

E.Nonresidentialandmultifamilybuildingsshallarticulatethefirststoryandprimaryentranceswithpedestrian-scaledarchitecturalfeaturesandabasicthree-partorganizational structureofgroundlevel,middlestoriesandroof.

Massing

F.Buildingsshallbearticulatedwithwallplaneprojections,recessesoroffsetsonfacades greaterthan100feetinhorizontallength(measuredinlinearfeet)andwhichfaceonto publicstreets.

G.Architecturalcomponentsshouldbedesignedasintegralelementsofthebuildingand shouldnotappeartobeattachedorappliedontothebuildingfacade.

H.Atleast60percentofsingle-familydetachedresidentialdwellingsinadevelopmentproject shallincorporatestreet-facingporchestocreateamoreactivestreetenvironmentandprovidenaturalsurveillance.

I.Allmultifamilybuildingsshouldprovideabalconyforeachdwellingunitabovetheground floortoarticulatethebuildingfacadeandtoincreasenaturalsurveillanceofthesurroundingarea.

J.Serviceareasshallbearchitecturallyintegratedintotheoveralldesignofbuildings.

Size

K.Withinanattachedroworgroupofbuildingsinablock,infillbuildingsshouldmaintain andreinforcetheexistingpatternofdevelopment.Theheight,scale,massing,architectural featuresandroofformshallbecompatiblewithadjacentbuildings.

L.Theminimumsizeforsingle-familydetacheddwellingsunitsshallbe2,200squarefeet, nottoincludegaragesandunfinishedbasements.Theminimumsizeforsingle-familyattacheddwellingunitsshallbe1,600squarefeet,nottoincludegaragesandunfinished basements.

M.Theaveragesizeofallmultifamilydwellingunitsinadevelopmentprojectshallbeaminimumof:

750squarefeetfora1-bedroom/1-bathunit.

1,050squarefeetfora2-bedroom/2-bathunit.

1,275squarefeetfora3-bedroom/2-bathunit.

BedroomPercentages

N.Bedroompercentagesformultifamilydwellingsmaybemodifiedfromsection27-419of theZoningOrdinance,ifnewdevelopmentorredevelopmentforstudenthousingisproposedandthedensityisnotincreasedabovethatpermittedintheunderlyingzone.

BUILDINGDESIGN

B1.HEIGHT,SCALE,MASSINGANDSIZE

BUILDINGDESIGN

B1.HEIGHT,SCALE,MASSINGANDSIZE

BUILDINGDESIGN

B2.ROOFS

OBJECTIVE

Toutilizeanappropriateroofformfortheheight,size,typeandfunction(s)ofaproposedbuildingwithinthedevelopmentdistrict.

DESIGNSTANDARDS

A.Commercialbuildingsshouldemployflatroofslocatedbehindparapetwalls.Parapet wallsshouldprovideathreedimensionalcornicetreatment.Simplegableorhippedroofs mayalsobeintegratedintotheroofdesignofcommercialbuildings.

B.Residentialbuildingsshouldemploysimplegableorhippedroofs.

C.Overlycomplexroofforms,aswellasgambrelandmansardroofs,shallbeavoided.

BUILDINGDESIGN

B3.ARCHITECTURALFEATURES

OBJECTIVE

Toselectmaterialsandarchitecturaldetailswhichareappropriatetoabuilding’suse,location andsurroundingcontext.Windowsanddoorsaremajorelementswhichexpressthedesign characterofabuilding’sexteriorappearanceandtheirappropriateselectionshouldestablish scale,proportionandrhythmforabuilding’sintendeduseandlocation.

Thetreatmentofcommercialstorefrontsshouldvaryinarchitecturalcharacterbutremainharmoniousinoverallappearancebyutilizingcompatiblematerialsanddetails.Theuseofarcades,baysandotherarchitecturalfeaturesatstreetlevelshoulddrawinpedestriansand reinforcestreetactivity.Awningsonstorefrontsprovidepedestrianswithprotectionfromthe weather,shadewindowdisplaysandarticulatethethree-dimensionalqualityofbuildingfacadeswhichwillenhancethepedestrian-focuswithinthedevelopmentdistrict.Fabricawnings, suchasacanvas-type,arehighlyrecommended.Metalawningsshouldgenerallybeavoided.

DESIGNSTANDARDS

ArchitecturalMaterialsandDetails

A.Highqualitymaterialswhicharedurableandattractiveshallbeusedonallproposednonresidentialandverticalmixed-usebuildingswithinthedevelopmentdistrict.Exteriorbuildingmaterialssuchasprecastconcrete,brick,tile,woodandstonearerecommended. Tilt-upconcretepanels,smooth-facedconcretemasonryunitsandprefabricatedmetal panelsarenotpermitted.

B.Single-family(detached/attached)residentialbuildingtypesshallhavemasonryfacades (brick,stoneorapprovedequal)onatleast60percent(excludinggables,windows,trim anddoors)ofthreesidesofadwellingorbuildingwithinadevelopmentproject.

C.Allmultifamilybuildingtypesinadevelopmentshallhaveaminimumof75percentofthe exteriorfacadesinbrick,stoneorapprovedequal(excludingwindows,trimanddoors).

D.Above-gradefoundationwallsshallbecladwithfinishmaterialscompatiblewiththeprimaryfacadematerial.Exposedfoundationwallsofuncladorunfinishedconcreteareprohibited.Exteriorfacadematerialsshallbeextendeddownto12inchesoffinishedgrade, avoidingexposedunfinishedconcreteorconcretemasonryunit(CMU)basementwalls.

E.Allresidentialdetached/attachedbuildingtypeswhereachimneyisprovidedshallincorporatemasonryontheexteriorofthechimney.Masonrymaterialshallbebrickorstone.

F.Buildingfacadeswhicharecomposedofhighlyreflectiveormirroredglassarenotpermitted.Thesematerialsdonotconveyasenseofhumanscaleandarenotcompatiblewitha pedestrian-focusedenvironment.

G.Imitationorsyntheticexteriorbuildingmaterialswhichsimulatetheappearanceofstoneor brickshouldbeavoided.

H.Buildingswhicharecomposedof“ribbonsorbands”ofglassandarchitecturalprecast panelsshallbeavoided.

BUILDINGDESIGN

B3.ARCHITECTURALFEATURES

I.Theexteriorappearanceofbuildingfacadeswithinaresidentialdevelopmentshallavoid theuseofrepetitivearchitecturalelementsandbuildingforms.Residentialdwellingsshall employavarietyofarchitecturalbuildingdesignsincorporatingfeaturessuchasroofline, dormers,windowanddoortreatments,porches,balconies,colorandmaterials.

J.Trademarkbuildingswithtypicalfranchisearchitecturearenotpermittedunlesstheirexteriordesignismodifiedtorelatetoboththespecificsiteandlocalbuildingtraditions,particularlyregardingthebuilding’ssiting,form,scale,detailing,colorandconstruction materials.

WindowandDoorOpenings

K.Nonresidentialbuildingsshallhaveclearlydefinedandhighlyvisiblecustomerentrances andshallberecessedorframedbyashelteringelementsuchasanoverhang,arcade,porticoorotherroofform.

L.Individual“punched”orframedwindowsshallbeprovidedinsteadofhorizontal“ribbon orband”typewindows.Glasscurtainwallsandothercontinuous,floor-to-ceilingwindows shallbeavoided.

M.Largedisplaywindowsshallbeprovidedforstorefrontswithretailusesatstreetlevel throughouttheUS1corridor.Displaywindowswithinthemainstreet(3aand3b)andtown center(1b,1cand1d)subareasshallencompassaminimumof40percentandamaximumof80percentofastorefront’sfrontage(measuredinlinearfeet).

BUILDINGDESIGN

B3.ARCHITECTURALFEATURES

N.Patternsofwindowopeningsorarticulationofbaysshouldbeusedtocreateasenseof scaleandaddvisualinteresttobuildingfacades.

O.Large,blankbuildingwallsshallnotpermittedwhenfacingpublicareassuchasstreets, parkinglotsorzonesofpedestrianactivity.

P.Overlysmallorlargewindowswhichconveyadistortedsenseofscaleshallbeavoided.

Q.Existingwindowsshallnotbeblockedinandreplacedwithasmallerorincompatiblewindow.Replacementwindowsshallmatchtheexistingwindowindesign,materialsandsize ascloselyaspossible.

R.Exteriorburglarbarsonwindowsanddoorsshallnotpermittedwithinthedevelopment district.Burglarbarsconveyanegativeimage,andotherlessvisuallyobtrusivesecurity methodsshouldbeemployedinstead.

S.Merchandiseshallnotbedisplayedinfrontoforleaningagainsttheexteriorfacade(s)ofa building.

Awnings

T.Thedesignofawnings,includingtheselectionofamaterialandcolor,shallcomplement thearchitecturalstyleandcharacterofabuilding.

U.Largebuildingswithseveralstorefrontsshallhavecompatible,thoughnotnecessarily identical,awnings.Awningsshouldbethesamegeneralstyle,materialandproportion,althoughawningsmayemploydifferentbutharmoniouscolorsandpatterns.

V.Awnings(canopies)mayprojectuptothreefeetbeyondthebuild-tolineintothepublic right-of-wayandthebottomofthecanopyshallbeataminimumofeightfeetabovethe sidewalk.

BuildingAmenities

W.Allmultifamilybuildingsandmixed-usedevelopmentswithresidentialunitshavingfouror morestoriesshouldprovideamenitiesincluding,butnotlimitedto:

1.Afurnishedlobby,securitysystemforbuildingaccess,afitnesscenteranda porte-cochereatthebuilding’sprimaryentrance.

2.Awasher/dryerandasecuritysystemineachdwellingunit.

X.Allmultifamilybuildingshavinglessthanfourstoriesshouldprovideamenitiesincluding, butnotlimitedto:

1.Afitnesscenterforadevelopmentprojectwith100ormoredwellingunits.

2.Awasher/dryerandasecuritysystemineachdwellingunit.

BUILDINGDESIGN

B3.ARCHITECTURALFEATURES

BUILDINGDESIGN

B3.ARCHITECTURALFEATURES

BUILDINGDESIGN

B3.ARCHITECTURALFEATURES

BUILDINGDESIGN

B3.ARCHITECTURALFEATURES

OBJECTIVE

Toincorporatelightingasadistinctiveandcharacter-definingelementonbuildingfacades withinthedevelopmentdistrict.

DESIGNSTANDARDS

A.Lightingshallbeanintegralcomponentintheoverallarchitecturaldesignofallbuildings withinthedevelopmentdistrict.

B.Lightingshallprovideadequatesafetyandvisibilityaroundbuildingentrance(s)andthe building’sperimeter.Buildinglightfixturesshallbeplacedtoavoidblindspots,glareareas,andshadows.

C.Highintensitylightfixturesthataremountedtotheexteriorofabuildingshalldirectglare awayfromadjoiningpropertiesandpublicrights-of-way.

D.Buildinglightingshallbecoordinatedwithsitelighting,whenappropriate.

BUILDINGDESIGN

B5.SIGNS(ATTACHEDTOABUILDINGORCANOPY)

OBJECTIVE

Tocreateapositiveimagewithattractiveandwell-maintainedsignsalongtheUS1corridor. Signsshouldalsoenhanceandcontributetothearchitecturalcharacterofthebuildingswithin thedevelopmentdistrict.

DESIGNSTANDARDS

A.Thelocationofasignattachedtoabuildinginthemainstreet(3aand3b)andtowncenter (1a,1b,1c,1dand1e)subareasmaynotextendbeyondthestreetlineorultimate right-of-wayasmodifiedfromSection27-613(a)oftheZoningOrdinance.Section 27-613(a)appliesintheremainingareasofthedevelopmentdistrict.

B.Signslocatedaboveorprojectingfromtherooflineorparapetwallarenotpermitted throughoutthedevelopmentdistrictasmodifiedfromSection27-613(b)oftheZoningOrdinance.

C.Projectingsignsshallnotinterferewiththevehicularorpedestriantrafficadjacenttothe sign.

D.Signsshallbesimplydesigned,containaminimumamountofinformation,andshallprimarilyservetoidentifythename,type,logoandstreetaddressofabusinessestablishment.

E.Signsthathaveflashingorblinkingcomponentsarenotpermitted.

F.Buildingsignsshallbeconstructedofpermanent,qualitymaterials.Temporarysignswhich areattachedtothebuildingfacadearenotpermitted.

G.Theplacementofasignshallbeintegratedintotheoverallarchitecturaldesignofabuilding.Thematerials,colors,type,styleandsizeofsignsshallbecompatiblewithotherarchitecturalfeaturesofabuilding.

H.Signsthatareexternallylitarerecommendedandshallbedirectedtoilluminatethesign faceonly.Entiresignfaces(boxsigns)thatareinternallylitarenotrecommended.Individuallettersorcharactersshouldbelitinsteadoftheentiresignface.

I.Windowsigns(attachedtotheinsideoroutsideofawindow)shallnotobscuretheinterior viewofabusiness/retailestablishmentandshallnotoccupymorethan25percentofthe totalareaofthewindowinwhichthesignislocated.

J.Canopy(awning)signsmaycontainthenameofabusiness,logoandbusinessstreetnumber.

K.Signsformultitenantbuildingsshallbeconsistentandcoordinatedintermsofdesign, placement,size,materialsandcolor.

L.Flagsandbannersattachedtoabuildingfacadeinacommercialzoneshallbeincludedin thecalculationsforabuildingsign.

BUILDINGDESIGN

B5.SIGNS(ATTACHEDTOABUILDINGORCANOPY)

M.Pennants,pinwheelsandsimilarcircus-orcarnival-typeattractorswhichareattachedtoa building,othersitefeaturesorstrungbetweenbuildingsandothersitefeaturesarenotpermitted.

N.Allnewinstitutional,officeandretail/commercialbuildingsshallprovideacommonsign planwhenthereismorethanoneprincipalbuildingormultitenant(threeormorebusinesses)buildingonasingleparceloracombinationofparcelsundercommonownership. Commonsignplansshallspecifystandardsincludinglighting,colors,letteringstyle,size, height,quantityandlocationwithinthesiteandonthebuilding.Requestsformajorexterior renovation(50percentormorebasedonfrontfacadeinlinearfeet)ormajorrehabilitation (50percentormoreincreaseinGFA)shallalsosubmitacommonsignplan.Thelocation, heightandareaofbuilding-mountedsignsshallbeequaltoorlessthanthatallowedby Part12,Section27-613,oftheZoningOrdinance.

BUILDINGDESIGN

B5.SIGNS(ATTACHEDTOABUILDINGORCANOPY)

BUILDINGDESIGN

B5.SIGNS(ATTACHEDTOABUILDINGORCANOPY)

BUILDINGDESIGN

B6.BUILDINGSERVICES

OBJECTIVE

Tolocateandscreenallmechanicalequipmentandstorageareasfrompublicview.

DESIGNSTANDARDS

A.Thescreeningrequirementswithinthedevelopmentdistrictshallcomplywiththe LandscapeManual.

B.Rooftopmechanicalequipmentshallbelocatedbelowsightlinesfromadjacentstreetsand shallbearchitecturallyintegratedorscreenedwithcompatiblebuildingmaterialsbythe useofparapetwallsorothercomparableroofforms.

C.Groundlevelmechanicalequipmentincludingstorage,serviceanddeliveryareasshallbe locatedinavisuallyinconspicuousarea,suchasintherearofabuildingorsiteandoutof publicview.

D.Exteriorwindowair-conditioningunitsshallnotbepermittedonnewbuildingconstruction withinthedevelopmentdistrict.

E.Accesstoabuildingforservicessuchasdeliveriesortrashremovalshouldbeprovided fromtherearofasite,wheneverpossible.

F.Dumpstersshallbeenclosedwithacontinuoussolid,opaquemasonrywallorother opaquescreeningtreatment.Buildingsshouldconsolidatetheirgarbagestorageneedsin asingle,centrallocationawayfrompublicview.

BUILDINGDESIGN

B7.FORMERRESIDENTIALBUILDINGSINCOMMERCIALUSE

OBJECTIVE

Toimprovetheappearanceandfunctionofresidentialdwellingswhichhavebeenconvertedto acommercialuse.

DESIGNSTANDARDS

A.Residentialdwellingsconvertedtoacommercialuseshallpreservetheresidentialappearanceofthebuilding.

B.Alldoorandwindowopeningsshouldbepreservedandmaintained.

C.Theintegrityoforiginalbuildingmaterialsshouldbepreservedandmaintained.

D.Parkingshallbelocatedtothesideorrearofthelotandisnotpermittedinthefrontyard.

E.Frontyardsshallrelatetotheadjacentresidentialbuildingsandsurroundingneighborhoodcontext.

F.Frontyardsshallremainasopenspaceandbeplantedandwell-maintained.

G.Allmechanicalequipment,storageandserviceareasshallbescreenedfrompublicview, adjacentpropertiesandrights-of-waywithanappropriatebuffer.

27-461. Uses permitted.

(a) No use shall be allowed in the Commercial Zones, except as provided for in the following Table of Uses. In the table, the following applies:

(1) The letter "P" indicates that the use is permitted in the zone indicated.

(2) The letter "P*" indicates that the use is permitted, but subject to the general special exception standards in Section 27-317(a)(1), (4), (5) and (6) and conforms to the recommendations of the sector plan.

(3) The letters "PA" indicate that the use is permitted, subject to the following:

(A) There shall be no entrances to the use directly from outside of the building;

(B) No signs or other evidence indicating the existence of the use shall be visible from the outside building, other than a business identification sign lettered on a window. The sign shall not exceed six (6) square feet in area; and

(4) The letters "PB" indicate that the use is permitted, subject to the following:

(A) The use shall be related to, dependent on, and secondary to a principal use on the premises;

(B) The use shall be located on the same record lot as the principal use;

(D) The floor area of any building (and the land area occupied by any structure other than a building) devoted to the use shall not exceed an area equal to 45 percent of the gross floor area of the building within which the principal use is located.

(5) The letter "X" or a blank (unless otherwise clear from the context) indicates that the use is prohibited.

(6) All uses not listed are prohibited.

(7) Whenever the tables refer to an allowed use, that use is either permitted (P), permitted as a (P*) but subject to certain general special exception provisions in accordance with Part 4 of this Subtitle, or permitted as a (PA) or (PB) use, as listed in the tables.

(8) Footnotes 37-42 stipulate that certain commercial uses are permitted in specific geographic subareas of the College Park US 1 Corridor Sector Plan.

(b) TABLE OF USES I—Commercial Zones

(1) COMMERCIAL:

(A)Eating or Drinking Establishments:

Drive-in restaurant

Fast-food restaurant:

(i) Within a wholly enclosed shopping mall, or department, variety, or drug store

(ii) Within an office building

(iii) Within a hotel

(iv) Accessory to, and as an integral part of, an allowed recreational facility

(v) Within, and sharing the same points of vehicular access as, an integrated shopping center having six individual businesses (including the fast-food restaurant) and a minimum 50,000 square foot gross floor area10

(CB-29-1986)

(vi) Provided that the fast-food restaurant is part of an integrated shopping center, is not attached to a gas station, is limited to a maximum 2,000 square foot gross floor area, no more than 20 seats, and no drive-in or delivery service16

(CB-126-1989)

(vii)All others

Other than a drive-in or fast-food restaurant (which may include incidental carry-out service, except where specifically prohibited):

(i) Permitting no entertainment (of any sort) other than music, and no patron dancing

(ii) Within an office building

(iii) Accessory to an allowed use

(iv) Freestanding, within an office building complex of at least 20 acres

(v) Permitting live entertainment or patron dancing, with hours of operation that extend beyond 11:00 p.m., and with parking abutting land used for residential purposes, except hotel lounges

(vi) All others

(CB-33-1985; CB-104-1985; CB-65-1989; CB-89-1993; CB-90-1993)

(B) Vehicle, Mobile Home, Camping Trailer, and Boat Sales and Service:

Bus maintenance accessory to:

(i) A private school or educational institution

(ii) A church or other place of worship

Boat fuel sales at the waterfront

Boat sales, service, and repair, including outdoor storage of boats and boat trailers:

(i) Accessory to a marina

(ii) All others

Boat storage yard X X X

Car wash:

(i) On a parcel of at least 10 acres with any structures located at least 200 feet from any land in any Residential Zone or land proposed to be used for residential purposes on an approved Basic Plan for a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan

(ii) Self-service, coin operated, automatic car wash as an accessory use to the permitted use of a commercial parking lot, with shuttle service to Metro and located within two (2) miles of a Metro station

(iii) All others (CB-76-1998)

Gas station (in the C-M Zone, subject to Detailed Site Plan review in accordance with Section 27-358(a)(1),(2),(4),(5),(6), (7),(8),(9), and (10)) (CB-1-1989; CB-72-1999)

Incidental automobile service in a parking garage3

Vehicle lubrication or tune-up facility, provided all sales and installation operations are conducted in a wholly enclosed building with no outdoor storage (CB-43-1987)

Vehicle, mobile home, or camping trailer repair and service station (CB-50-1993)

Vehicle, mobile home, or camping trailer sales lot, which may include dealer servicing and outdoor storage of vehicles awaiting sale; but shall exclude the storage or sale of wrecked or inoperable vehicles, except as accessory to the dealership for vehicles which the dealership will repair (CB-95-1987)

Vehicle or camping trailer rental (in the C-M Zone, subject to Section 27-417(a),(b)(2), and (c)

Vehicle or camping trailer storage yard (CB-80-1996)

Vehicle parts or tire store including installation facilities, provided all sales and installation operations are conducted in a wholly enclosed building with no outdoor storage:

(i) On a parcel of at least 10 acres, with any structures located at least 200 feet from any land in any Residential Zone (or land proposed to be used for residential purposes on an approved Basic Plan for a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan)

(ii) Accessory to a department store (CB-58-1990)

(iii) All others (CB-21-1992)

Vehicle parts or tire store without installation facilities

Vehicle towing station, provided it is enclosed by a sight-tight wall or fence at least 6 feet high, or an evergreen screen (CB-30-1992)

Bank, savings and loan association, or other savings or lending institution:

(i) Automatic teller machine, only

(ii) Check cashing establishment

(iii) All others

Contractor's office (see paragraph (3), Miscellaneous)

Office accessory to an allowed use

Office (except as otherwise provided):

(i) Within an integrated shopping center, and not exceeding 10% of the gross floor area of the center

(ii) All others

Office of a certified massage therapist (CB-44-2000)

Office of a medical practitioner or medical clinic (which may include an accessory private spa)

Real estate subdivision sales office as a temporary use, in accordance with Sections 27-260 and 27-261

Where not otherwise specifically permitted, any use allowed in the C-R-C Zone (excluding those permitted by special exception) may be located within an office building, provided that the uses shall not be located above the ground floor; not more than 15% of the gross floor area of the building shall be devoted to the use; and not more than 3,000 square feet of gross floor area shall be allotted to any one shop (CB-58-1990)

Where not otherwise specifically permitted, any use allowed in the C-S-C Zone (excluding those permitted by special exception), may be located within an office building, provided that the uses shall not be located above the ground floor; not more than 15% of the gross floor area of the building shall be devoted to the uses; and not more than 3,000 square feet of gross floor area shall be allotted to any one shop

Where not otherwise specifically permitted, any use allowed in the C-S-C Zone (excluding those permitted by special exception) may be located within an existing building no more than three (3) stories in height, including a maximum of 65,000 square feet of gross leasable area, provided such building and its associated parking are located on one or more contiguous parcels of property abutting two (2) streets shown on the Master Plan as arterial or higher classification, and located at an intersection where the three (3) other corners of said intersection are zoned C-S-C, and where the parcel or parcels of property upon which the building and its associated parking are located abut land zoned C-S-C at a minimum of two (2) locations (CB-69-1999)

Where not otherwise specifically permitted, any use allowed by special exception in the C-S-C Zone may be located within an existing building no more than three (3) stories in height, including a maximum of 65,000 square feet of gross leasable area, provided such building and its associated parking are located on one or more contiguous parcels of property abutting two (2) streets shown on the master plan as arterial or higher classification, and located at an intersection where the three (3) other corners of said intersection are zoned C-S-C, and where the parcel or parcels of property upon which the building and its associated parking are located abut land zoned C-S-C at a minimum of two (2) locations (CB-69-1999)

(D)Services:

Ambulance service, private

Animal hospital, animal training, kennel

Artist's studio

Barber or beauty shop (CB-148-1987)

Bicycle repair shop:

(i) Nonmotorized only

(ii) All others

Blacksmith shop

Blueprinting, photostating, or other photocopying establishment

Carpet or rug shampooing establishment

Catering establishment:

(i) Accessory to an allowed use

(ii) As a primary use but including banquet facilities and a restaurant

(iii) For food preparation and administrative office only (no banquet facilities)

(iv) All others

(CB-94-1996, CB-34-1999)

processing

Dry cleaning or laundry pickup station (CB-127-1986)

Dry cleaning store or plant:

(i) Retail

(ii) Wholesale (may include retail service)

Electric or gas appliance, radio, or television repair shop

Employment agency

Farm implement repair

Fortune telling

Funeral parlor, undertaking establishment (CB-2-1989)

Household appliance or furniture repair shop

Key or locksmith shop (CB-128-1986)

Laboratory:

(i) Accessory to an allowed use

(ii) Dental laboratory

(iii) All other laboratories (CB-4-1986)

Laundromat:

(i) Accessory to an allowed use

(ii) All others

Laundry store or plant:

(i) Retail

(ii) Wholesale (may include retail service)

Lawn mower repair shop:

(i) Nonmotorized, only

(ii) All others, provided all repairs are performed within a wholly enclosed building

Limousine service:

(i) Storage of up to 10 limousines (not to include buses and vans), may include routine vehicle repair or servicing within a wholly enclosed building, with no outdoor storage

(ii) All others (CB-120-1994)

Machine shop accessory to an allowed use

studio

publishing establishment

Pet grooming shop, provided all animals are confined to the interior of the building and adequate measures are taken to control noise and odor

Photographic processing plant

Photography studio or darkroom

Pizza delivery service, limited to off-premises delivery with no eat-in, drive-in, or carry-out service:

(i) With less than 2,200 sq. ft. of gross floor area

(ii) Unrestricted in size (CB-83-1986)

Printing shop:

(i) Not exceeding 2,000 square feet of gross floor area

(ii) All others

Sauna or steam bath

Septic tank service

Sewage dump station for camping trailers or boats

Shoe repair shop

Tailor or dressmaking shop (may include incidental dyeing and pressing allowed as a "PB" use)

Taxidermy (CB-30-1986)

Travel bureau

Upholstery shop (CB-65-1989)

Veterinarian's office:

(i) Outpatient

(ii) Inpatient (CB-96-1988)

Watch or jewelry repair shop

Welding shop:

(i) Accessory to an allowed use

(ii) All others

(E) Trade (Generally Retail):

Adult book store (CB-65-1989; CB-53-1996)

Arts, crafts, and hobby supply store

Bait shop

Bakery products, wholesale (may include retail sales)

Bicycle (sales) shop:

(i) Nonmotorized, only

(ii)

Book (except adult bookstore) or camera store (CB-71-1993)

Bottled gas sales:

(i) Accessory to an allowed use

(ii) All others

Building supply store:

(i) Wholly enclosed, except for nursery stock

(ii) With outdoor storage on not more than 50% of the lot, provided it is enclosed by a slightly opaque wall or fence at least 8 feet high (CB-76-1992)

Bulk retailing:

(i) Products allowed to be sold in a C-S-C Zone (CB-65-1989; CB-25-1999)

(ii) Products allowed to be sold in a C-M Zone

Buying of items within guest rooms and vehicles, pursuant to Section 27-115(a)(2)

Carpet or floor covering store

Clothing, dry goods, millinery, or shoe store (CB-58-1985; CB-71-1993)

Confectioner (not exceeding 40,000 square feet of gross floor area):

(i) Retail (CB-65-1989)

(ii) Wholesale (may include accessory retail sales)

Department or variety store, excluding pawnshops (CB-71-1993; CB-28-1997, CB-4-1999)

Drug paraphernalia display or sales, pursuant to Section 27-115(a)(1)

Drug store:

(i) Not exceeding 3,000 square feet of gross floor area

(ii) Within an office building or complex, and not exceeding 25% of the gross floor area, or 2,000 square feet, whichever is less (CB-65-1989)

(iii) All others

Farm implement sales

Feed sales

Firewood sales as a temporary use in accordance with Sections 27-260 and 27-261

Farmers’ market or flea market as a temporary use, in accordance with Sections 27-260 and 27261

(CB-63-1998)

Florist shop

Food or beverage goods preparation on the premises of a food or beverage store, provided the goods are only sold on the premises and at retail

Food or beverage goods preparation for wholesale sales:

(i) Not exceeding 1,500 square feet of gross floor area

(ii) Containing 1,501 to 3,000 square feet of gross floor area

(iii) All others (CB-37-1992)

Food or beverage store:

(i) Not exceeding 3,000 square feet of gross floor area

(ii) All others

(CB-112-1986; CB-65-1989)

Garden supplies store, floricultural or horticultural nursery, which may include the outdoor display of nursery stock, such as plants, shrubbery, and trees (CB-65-1989)

Gift, jewelry, music, souvenir, or other specialty store not specifically listed (CB-71-1993)

Hardware store (CB-65-1989)

Household appliance or furniture store:

(i) Not exceeding 50,000 square feet of gross floor area

(ii) Exceeding 50,000 square feet of gross floor area

(CB-32-1986; CB-77-1998)

Ice vending machine (not exceeding 8 ton capacity)

Lawn mower (sales) store

Newspaper, magazine, or tobacco shop

Nursery and garden center, which may include the outdoor display of nursery stock, such as plants, shrubbery, and trees

Outdoor display of merchandise for sale (except as otherwise specified) and excluding merchandise displayed on gasoline pump islands associated with gas stations which is allowed):

(i) Not more than 6 feet from main building (subject to Section 27-388)

(ii) More than 6 feet from main buildings(subject to Section 27-388)

Paint or wall covering store

Pawnshop:

(i) In accordance with Section 27-250.01

(ii) In accordance with Section 27-394.01

(CB-28-1997)

Pet (sales) shop, provided all animals are confined to the interior of the building and adequate measures are taken to control noise and odor; may include the sale of pet feed and supplies (CB-2-1991)

Retail shop or store (not listed) similar to one permitted (P) in the:

(i) C-S-C Zone

(ii) C-M Zone

(iii) C-R-C Zone

(CB-65-1989; CB-58-1990)

Sales from guest rooms and vehicles, in accordance with Section 27-115(a)(2)

Seafood market:

(i) Containing less than 3,000 square feet of gross retail space

(ii) Containing less than 7,000

(iii) Unrestricted in size (CB-49-1987)

Seasonal decorations display and sales as a temporary use, in accordance with Sections 27-260 and 27-261

Septic tank sales (CB-65-1989)

Sporting goods shop, which may include marine equipment and supplies

Stationery or office supply store which may include the sale of furniture or business machines

Swimming pool or spa sales and service:

(i) Excluding outdoor display

(ii) Including outdoor display, provided it is enclosed by a 6-foot high fence (subject to Section 27-388)

Toy store (CB-71-1993)

Video game or tape store

Wayside stand:

(i) As a temporary use, subject to Sections 27-260 and 27-261

(ii) All others (CB-122-1986)

(2) INSTITUTIONAL/EDUCATIONAL:

Adult day care center

Assisted living facility, subject to the requirements of Section 27-464.04 (CB-72-1996)

Church or similar place of worship, convent, or monastery (CB-23-1988)

Day care center for children:

(A)In accordance with Section 27-464.0212

(B) All others (CB-23-1988)

Eleemosynary or philanthropic institution:

(A)A building containing no more than 7,000 square feet of gross floor area on a lot or parcel with not more than 1.5 acres for use by an organization providing benevolent services; any change in occupant or use shall require Detailed Site Plan approval by the District Council

(B) All others (CB-8-1998)

Hospital (may include a private spa)

Modular classroom as a temporary use, in accordance with Sections 27-260 and 27-261 (CB-106-1989)

Nursing or care home (may include a private spa)

School, Private:

(A)Driving school, automobile only

(B) For artistic instruction (including a studio)

(D)Of business or trade, where the business or trade is permitted by special exception (SE) in the respective zone

(E) Tutoring establishment

(F) Post-secondary educational institution

(G)Private schools, subject to Section 27-463

(H)All others (CB-40-1988; CB-50-1988; CB-113-1994; CB-93-1996)

(3) MISCELLANEOUS:

Accessory structures and uses, except as otherwise provided

Adaptive reuse of a surplus public school, when not otherwise allowed

Adaptive use of a Historic Site, when not otherwise allowed (CB-58-1987)

Auction house

Buildings and uses, serving public health purposes, on land owned by Prince George's County, Maryland, upon which hospitals or health centers are located, except if otherwise allowed as a Permitted (P) use13 (CB-55-1988)

Carpentry, cabinet making, or other woodworking shop:

(A)Accessory to an allowed use

(B) All others

Cemetery or crematory:

(A)Cemetery, accessory to a church, convent, or monastery18

(B) All others (CB-11-1991)

Collection of recyclable materials as a temporary use, in accordance with Sections 27-260 and 27261

Commercial recreational development (CB-35-2000)

Consolidated Storage

(CB-147-1986; CB-65-1989; CB-45-1999; CB-29-2000)

Contractor's office (general) as a permanent use, including the businesses of siding, flooring, roofing, plumbing, air conditioning, heating, painting, carpentry, electrical work, landscaping and the like, with buildings, and uses accessory to the business (as well as the office) use:

(A)With no outdoor storage of materials or equipment

(B) With outdoor storage of materials, located only in a side or rear yard; enclosed by a slightly, opaque wall or fence at least 6 feet high; with no storing of material higher than the fence; but excluding the use or outdoor storage of earthmoving or other heavy equipment, or outdoor storage of machinery

(C) Including the fabrication (only within a wholly enclosed building) of plumbing, air conditioning, heating, carpentry and lighting (and the like) parts for installation off the site (CB-110-1994; CB-46-1995)

Contractor's office (must include sanitary facilities), construction yard or shed, or storage building (in connection with a construction project) as a temporary use:

(A)In accordance with Sections 27-260 and 27-261

(B) All others

Hardware fabrication and manufacturing of products from material produced elsewhere26 (CB-39-1996)

Mobile home, with use for which amusement taxes collected2

Recycling collection center as a temporary use, in accordance with Sections 27-260 and 27-261

Recycling collection center, paper only (limited to collection, storage, and shipping):

(A)On a lot contiguous to a railroad siding and not abutting land in any Residential Zone (or land proposed to be used for residential purposes on an approved Basic Plan for a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan), subject to Section 27-391(a)(2) and (3)

(B) All others

Rental business:

(A)Rental of motor vehicles or camping trailers(in the C-M Zone subject to the requirements of Section 27-417)

(B) Rental of boats

Sanitary landfill, rubblefill

Sign, in accordance with Part 12:

(A)Outdoor advertising (billboard)

(B) All others (CB-65-1989; CB-24-1991)

Sign shop

Stationery or office supply corporate headquarters including office, showroom, and distribution (no retail sales) also including office furniture as an accessory use, within an office building complex of at least twenty acres

(CB-116-1986)

Storage, wholly enclosed, accessory to an allowed use

Temporary shelter for commercial display, sale, or service use permitted (P) in the respective zones, as a temporary use, in accordance with Sections 27-260 and 27-261

Wholesaling, distribution, and related storage:

(A)Incidental to any use allowed and in an office building, but limited to a floor area ratio of 0.1

(B) Of materials (products) not used or produced on the premises (CB-61-1995)

Wholesaling of products incidental to the retail sales of the products on the premises

(4) PUBLIC/QUASI PUBLIC:

Ambulance service, private

Community building, except as otherwise provided

Library, private

Post Office

Public building and use, except as otherwise prohibited

Sanitary landfill or rubblefill17 (CB-15-1990)

Voluntary fire, ambulance, or rescue1 station

(5) RECREATIONAL/ENTERTAINMENT/SOCIAL/CULTURAL: Amusement arcade:

(A)Not exceeding 2,500 square feet of gross floor area, with adult supervision on the premises during all hours of operation; provided the use is located either within a wholly enclosed shopping mall, or within the main group of stores of an integrated shopping center having a minimum gross floor area of 150,000 square feet

(B) All others

Amusement Center (CB-35-1994)

Amusement park:

(A)Within a wholly enclosed shopping mall

(B) All others

Archery or baseball batting range

Arena or stadium (which may include a private spa)

Athletic field:

(A)With no seating or nonpermanent bleacher-type seating for not more than 100 spectators

(B) With permanent bleacher-type seating for more than 100 spectators

Billiard or pool parlor

Bowling alley:

(A)On a parcel of at least 10 acres, provided all structures are located at least 200 feet from any Residential Zone (or land proposed to be used for residential purposes on an approved Basic Plan for a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan)

(B) All others

Carnival, circus, fair or similar use, not exceeding seventeen (17) days duration and located at least 250 feet from any dwelling, as a temporary use in accordance with Sections 27-260 and 27-261

Club or lodge (private) except as otherwise provided

Employees' recreational facilities (private, nonprofit) accessory to an allowed use

Fishing pier

Go-cart track

Golf course or country club:

(A)Accessory to a commercial use

(B) All others

Golf driving range

Marina (CB-72-1987)

Miniature golf course

Museum, aquarium, art gallery, cultural center, or similar facility

Park or playground

Race track

Recreational campground (in the C-M Zone subject to paragraphs (1) thru (7) of Section 27-400(a)) X

Recreational or entertainment establishment of a commercial nature, if not otherwise specified:

(A)Abutting residential property or land residentially zoned

(B) All others (CB-72-1998)

Reducing/exercise salon or health club

Riding stable

Rifle, pistol, or skeet shooting range:

(A)Indoor

(B) Outdoor

Skating rink

Spa (community)

Spa (private), accessory to an allowed dwelling unit

Spa (public):

(A)Accessory to a hotel or motel

(B) Accessory to a reducing/exercise salon or health club

(D)Accessory to a recreational campground

(E) Accessory to a summer camp

(F) Unrestricted

Summer camp

Swimming pool:

(A)Accessory to a hotel or motel

(B) Accessory to a recreational campground

(D)Indoor

(E) Private, accessory to an allowed one-family detached dwelling

(F) All others

Tennis, basketball, handball, or similar court:

(A)Indoor (within a permanent wholly enclosed building)

(B) Outdoor

Theatre:

(A)Indoor

(B) Outdoor (including drive-in)

Zoo, not publicly owned

(6) RESIDENTIAL/LODGING:

Apartment housing for the elderly or physically handicapped

Country Inn

Dwelling, provided that it was legally erected prior to the date upon which the property was classified in a Commercial Zone, or was legally erected in a Commercial Zone under prior regulations

Dwelling unit within a building containing commercial uses:

(A)Not exceeding 3 units per building, to be located above the ground floor, except where otherwise allowed

(B) Not exceeding 3 units per building, with 1 unit at ground level for a resident manager, caretaker, or night watchman (and family)

Hotel or motel:

(A)Hotel or motel in general

(B) Including any use allowed in the C-S-C Zone (but not generally allowed in the C-M Zone, excluding those permitted by special exception), when located within a hotel, provided the uses shall not be located above the ground floor; not more than fifteen (15) percent of the gross floor area of the building shall be devoted to the uses; and not more than 3,000 square feet shall be allotted to any one use

(CB-105-1985; CB-58-1990)

Tourist cabin camp

Tourist home

Transitional shelter for the homeless:

(A)Operated in conjunction with an adjacent eleemosynary institution; and containing 8 or fewer residential units

(B) All others

(CB-62-1991)

(7) RESOURCE PRODUCTION/RECOVERY: Agricultural use

Sand and gravel wet-processing

Surface mining

(8) TRANSPORTATION/PARKING/COMMUNICATIONS/UTILITIES:

Airport, airpark, airfield, airstrip, heliport, helistop

Broadcasting studio (without tower)

Bus station or terminal

Parking garage, commercial

Parking garage or lot or loading area, used in accordance with Part 11

Parking lot, commercial:

(A)With shuttle service to Metro and within two (2) miles of a Metro station

(B) All others

Parking of mobile home, except as otherwise specified

Parking of a mobile home in a public right-of-way4

Parking of vehicles accessory to an allowed use

Public utility use or structure:

(A)Underground pipelines and electric power and telephone lines; structures commonly known as "telephone poles"; and railroad tracks (but not yards) and passenger stations

(B) Unmanned, self-contained telecommunications electronic equipment enclosures not more than 350 square feet in area, not more than 12 feet in height, having parking and access easements for one (1) vehicle where necessary, with minimum on-site visits of personnel, provided the enclosure is entirely surrounded with screening material. These structures must be used exclusively for the purpose of providing advanced communications services11

(C) Antennas, monopoles, and related equipment buildings for mobile telephone or other telecommunications transmission (excluding supporting towers and satellite dishes) in accordance with Section 27-464.03

(D)Other public utility uses or structures (including major transmission and distribution lines and structures, but excluding towers and poles not otherwise permitted, railroad yards, roundhouses, car barns, and freight stations)

(CB-25-1987; CB-61-1988; CB-8-1990; CB-123-1994; CB-102-1997)

Satellite dish antenna, in accordance with Section 27-451.01:

(A)Up to 10 feet in diameter, to serve only 1 dwelling unit

(B) More than 10 feet in diameter to serve only 1 dwelling

(CB-19-1985)

Storage of any motor vehicle which is wrecked, dismantled or not currently licensed, except where specifically allowed6

(CB-4-1987)

Taxicab dispatching station:

(A)Without cab storage, repair, or servicing

(B) With cab storage

Tower, pole, or antenna (electronic, public utility when not otherwise permitted, radio, or television, transmitting or receiving), except a satellite dish antenna:

(A)Nonprofit, noncommercial purposes, with no height restrictions

(B) Freestanding for commercial purposes, not exceeding 100 feet above ground level

(D)All others

(CB-8-1990; CB-41-1994; CB-123-1994)

1 Provided the site is either:

(A)In the proximity of an area designated as a fire or rescue station on an approved Functional Master Plan of Fire and Rescue Stations;

(B) In a location that the Fire Chief has indicated (in writing) is appropriate; or

2 Provided:

(A)The mobile home is located on a lot having a net area of at least five (5) acres;

(B) The use of the mobile home is in connection with another use on the property for which the county levies or collects an amusement tax;

(D)The mobile home shall not be located on the property for more than 120 cumulative days per calendar year, except mobile homes used in connection with pari-mutuel racetracks when the use shall not exceed 218 cumulative days per calendar year.

3 Provided:

(A)The service shall be limited to supplying gasoline, oil, water, tire pressure, and washing;

(B) Only automobiles parking in the parking garage may be served;

(D)The garage shall be wholly enclosed.

4 Except in an emergency. In this case, the parking shall be subject to the traffic and parking regulations applicable to the right-of-way.

5 Reserved.

6 This shall not apply to:

(A)Storage accessory (and related) to an allowed use; or (B) One (1) such vehicle stored in a wholly enclosed garage.

7 Approval as an accessory use with approval of the special exception for the hotel or motel.

(CB-28-1985)

8 Approval as an accessory use with approval of the special exception for the recreational campground.

(CB-28-1985)

9 Provided:

(A)The minimum seating capacity is 150;

(B) More than 50 percent of its revenue is derived from the sale of food;

(D)Customer service is at table side. No counter service and no cafeteria-style service is provided; and

(E) The restaurant is not open to the public before 11:00 a.m. (CB-104-1985)

10 Therequirementforatleast6businessesanda50,000squarefeetminimumgrossfloorareadoesnotapplytoafast-foodrestaurantwhichislegally existing or which was subsequently constructed pursuant to a building permit filed prior to May 6, 1986. (CB-29-1986)

11 This does not provide for accessory antennas or overhead distribution lines.

(CB-25-1987)

12 In a publicly owned recreational facility, a school, a church, or a public building, a day care center shall only be permitted as an accessory use. A church must provide its tax-exempt identification number when applying for a Detailed Site Plan or a building or use and occupancy permit for an accessory day care center for children.

(CB-23-1988; CB-98-1988; CB-44-1989)

13 Provided the health center is located on a minimum of 25 acres.

(CB-55-1988)

Provided it is an adaptive reuse of existing space, such space having been previously utilized for bulk retailing, and only where the property on which the use is located abuts land in the I-3 Zone.

(CB-61-1988; CB-81-1993; CB-123-1994; CB-61-1995)

15 May include an accessory crematory.

(CB-2-1989)

16 Delivery service is permitted provided an additional parking space, over and above the required number of parking spaces, is provided for each vehicle used for delivery. No more than six (6) vehicles shall be permitted for the delivery service.

(CB-126-1989)

17 A sanitary landfill or rubblefill may include a rock crusher only if it is approved as part of the special exception.

(CB-15-1990)

18 Provided both uses were existing as of January 1, 1991.

(CB-11-1991)

19 For:

(A)Therelocationofsuchuses,providedthelastsiteonwhichtheusewaslocatedwasintheI-1Zone,notmorethanthreemilesfromthesubject property, is currently used by a public entity for a mass transit facility, and was acquired prior to June 1, 1993; or

(B) A property of 15,000 to 20,000 square feet, formerly the site of a full-service gas station, abutting on at least one side property in the C-S-C Zone with frontage on a public street of lower than collector classification on the applicable master plan, limited to repair of vehicles with a maximum gross vehicle weight of 17,000 pounds.

(CB-50-1993; CB-68-1999)

20 ProvidedtheuseisonaparcelorcontiguousparcelsoflandintheC-MZone,thegrosstractareaofwhichisaminimumoffifty(50)acres,which is contiguous to an existing street right-of-way at least 120 feet wide, and of which no more than 35 percent is occupied by the uses subject to this requirement. The entire tract of land in the C-M Zone shall require Detailed Site Plan approval in accordance with Part 3, Division 9 of this Subtitle. Each use subject to these requirements shall consist of at least 25,000 square feet of gross floor area, and uses consisting of less than 50,000squarefeetofgrossfloorareaarepermittedonlyifthereisoneexistingretailuseconsistingofmorethan100,000squarefeetofgrossfloor area for every 2 retail uses consisting of less than 50,000 square feet of gross floor area. Clothing, dry goods, millinery, and shoe stores shall be permitted by special exception in all other cases. For the purposes of this footnote, the word "contiguous" shall include parcels that are separated onlybyaright-of-way. However,adepartmentorvarietystoreconsistingofnomorethan15,000squarefeetofgrossfloorareashallbepermitted upon a parcel or contiguous parcels of land in the C-M Zone, the gross tract area of which is no more than 3 acres, and which is contiguous to an existing street right-of-way at least 120 feet wide, subject to Detailed Site Plan approval in accordance with Part 3, Division 9, of this Subtitle.

(CB-71-1993; CB-70-1998)

21 If the use has a valid use and occupancy permit as of September 30, 1993, and a sight-tight fence or wall at least six feet in height is erected along theperimeterofallabuttingresidentialpropertyasofDecember31,1993,theuseshallbepermittedbyright. Changeinownershipoftheuseshall not affect the conforming use status.

(CB-89-1993)

22 Subject to Detailed Site Plan approval, in accordance with Part 3, Division 9, of this Subtitle, if the use is abutting land in a residential zone, or landproposedtobeusedforresidentialpurposesonanapprovedBasicPlan,approvedOfficialPlan,oranyapprovedConceptualorDetailedSite Plan.

(CB-90-1993)

23 Provided the building to which it is attached is at least 50 feet in height. Otherwise, a special exception is required.

(CB-41-1994)

24 Subject to Detailed Site Plan approval in accordance with Part 3, Division 9, of this Subtitle.

(CB-120-1994)

25 Provided the property abuts property in a commercial zone, a residential zone in common ownership with the subject property, or a transportation facility right-of-way.

(CB-46-1995)

26 Provided the property on which the use is located is under single ownership which includes the I-1 and C-M zones, where the uses on the C-M zoned portion are an expansion of the currently existing uses on the I-1 zoned portion of the property.

(CB-39-1996)

27 Provided the property on which the use is located is abutting an existing vehicle storage yard with a valid use and occupancy permit.

(CB-80-1996)

28 If not conducted in an existing office building, a Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle.

(CB-93-1996)

29 Provided that a certified nonconforming pawnshop that does not meet the location requirements of Section 27-394.01 may relocate without the necessityofobtainingaspecialexceptioniflocationalrequirementsoftheproposedlocationaresatisfiedandthenonconforminguseattheformer location is discontinued.

(CB-28-1997)

30 Except when located on a tract of land which is less than 1.5 acres in size and surrounded on all sides by land in any residential zone in order to ensure safety on contiguous parcels and to minimize negative aesthetic impact on neighboring areas. A maximum of one (1) monopole and two (2) antennas are permitted. For any use for which the original permit was applied for prior to November 25, 1997, and legally issued, telecommunications-related equipment may be moved inside an existing structure without obtaining a special exception for the alteration of a nonconforming use.

(CB-102-1997; CB-38-1998)

31 Provided:

(A)The store shall be no less than 10,000 square feet nor more than 15,000 square feet;

(B) The use involves the demolition and redevelopment of a commercial use that has been vacant for a minimum of five years; and

(C) The site contains a minimum of three acres and is adjacent to, or across from, an enclosed mall of at least 500,000 square feet.

(CB-4-1999)

32 If located outside a Revitalization Tax Credit Area in a commercial center with less than 30 acres, a bulk retailing store may not have gross floor area greater than 50,000 square feet. But if the store was in use and had necessary permits issued on or before September 1, 1998, then the restriction in this note does not apply and the store is not subject to nonconforming use requirements in Part 3, Division 6, unless the store discontinues bulk retailing operations for 180 or more consecutive calendar days. In this note, a commercial center is one or more contiguous, commercially zoned lots separated from other commercially zoned lots by public streets or rights-of-way.

(CB-25-1999)

33 Provided the use does not exceed 5,000 square feet.

(CB-34-1999)

34 Limitedtotheadaptivereuseofvacantorpartiallyvacantpropertyinformerorexistingshoppingcenterswhicharelimitedintheirabilitytomodify or expand. The C-S-C parcels in the shopping center shall:

(A)Lie adjacent to federal government property;

(B) Include not less than 10 or more than 15 acres;

(D)Lie contiguous to and below the grade of a multilane limited-access highway.

All such consolidated storage units shall meet the requirements of Sections 27-375(a)(5), (6) and (7), and 27-281 through 27-290.

(CB-45-1999)

35 TheuseispermittedonC-OzonedpropertyabuttingR-RzonedpropertyleasedfromapublicagencybeforeJanuary1,1974,wherebothproperties are developed in an integrated fashion pursuant to the same agreement. Parking and loading facilities shall be provided in accordance with Part 11 (parking and loading requirements). Landscaping, buffering, and screening shall be provided in accordance with the Landscape Manual. Development regulations for building setbacks shall be provided in accordance with Part 6 (Commercial Zone regulations). There shall be no building setbacks required between the internal R-R and C-O zoned portions of the site.

The followingusesarenotpermitted:carwash,animalhospital,training,kennel,grooming,blacksmith,carpetorrugshampooing,electricorgas appliancerepair,farmimplementsalesandrepair,upholsteryorfurniturerepair,locksmith,laboratories,lawnmowerrepair,machineshop,massage establishment, methadone treatment center, model studio, photo processing plant, studio or darkroom, pizza delivery, print shop, newspaper publishing, sauna or steam bath, septic tank sales, service, sewage dump (pump out) services, shoe repair, taxidermy, welding shop, bait shop, bottled gas, feed sales, wayside stand, and any use prohibited in the lease with the public agency, as modified or amended.

(CB-35-2000)

36 Special exception applications filed prior to January 1, 2000, may continue through the review and hearing procedures in Part 4. Uses which are approved may continue in effect, may be revised or amended under procedures in Part 4, and shall not be considered nonconforming. The maximum height of structures not approved by January 1, 2000, shall be 36 feet.

(CB-29-2000)

37 Future new uses are not permitted in the town center and main street subareas (Subareas 1 and 3) of the College Park US 1 Corridor Sector Plan.

38 Future new uses are only permitted in the town center and main street subareas (Subareas 1 and 3) of the College Park US 1 Corridor Sector Plan and are subject to pertinent Development District Standards.

39 Futurenewusesareonlypermittedinthemixed-commercialsubareas(Subareas6b,4f,portionsof4enorthofFoxStreet,andportionsof4dnorth of Erie Street) of the College Park US 1 Corridor Sector Plan and are subject to pertinent Development District Standards.

40 Permitted,butmustbedevelopedinaccordancewithdevelopmentstandardsgoverningfreestandingsignsandbuildingsignageintheCollegePark US 1 Corridor Sector Plan.

41 PermittedwhendevelopedinaccordancewiththeintentoftheCollegeParkUS1CorridorSectorPlanandassociateddevelopmentstandardswhich provide that residential development may be located above the ground floor of buildings that contain ground floor or street level commercial uses and may include more than three units per building with no provision for a ground floor resident manager unit.

42 Bedroom unit percentage limitations as required by Section 27-419 do not apply.

43 A check cashing establishment is a private business, whose check cashing practices and procedures are not federally regulated or audited. Institutions that perform financial transactions such as receiving, investing, and lending money, that are federally regulated and audited (banks), shall not be considered check cashing establishments.

27-441. Uses permitted.

(a) No use shall be allowed in the Residential Zones, except as provided for in the following Table of Uses. In the table, the following applies:

(1) The letter "P" indicates that the use is permitted in the zone indicated.

(3) The letters "PA" indicate that the use is permitted, subject to the following:

(A) There shall be no entrances to the use directly from outside of the building;

(4) The letters "PB" indicate that the use is permitted, subject to the following:

(A) The use shall be related to, dependent on, and secondary to a principal use on the premises;

(B) The use shall be located on the same record lot as the principal use;

(5) The letter "X" or a blank (unless otherwise clear from the context) indicates that the use is prohibited.

(6) All uses not listed are prohibited.

(7) Whenever the tables refer to an allowed use, that use is either permitted (P), permitted as a (P*) but subject to certain general special exception (SE) provisions in accordance with Part 4 of this Subtitle, or permitted as a (PA) or (PB) use, as listed in the tables.

(8) Footnote 67 stipulates that development should be in accordance with the development standards of the College Park/US 1 Corridor Sector Plan and the residential uses are permitted above ground floor commercial uses when developed in accordance with the development standards provided in the sector plan. Footnote 68 refers to bedroom percentages permitted for The University of Maryland student housing.

(b) TABLE OF USES—Residential Zones

(1) COMMERCIAL:

Animal Hospital, veterinary office

Antique shop

Bus maintenance accessory to a private school, church, or other place of worship (CB-23-1988)

Buying of items within guest rooms and pursuant to Section 27-115(a)(2)

Collection of recyclable materials as a temporary use, in accordance with Sections 27260 and 27-261

Commercial recreational development (CB-35-2000)

Contractor's office (must include sanitary facilities), construction yard or shed, or storage building (in connection with a construction project) as a temporary use:

(A) Subject to Sections 27-260 and 27-261

(B) All others

Distillery for the production of fuel alcohol

Drug paraphernalia display or sales, pursuant to Section 27-115(a)(1)

Farm implement sales or repair; farm supplies sales

Farmers’ market or flea market as a temporary use, in accordance with Sections 27-260 and 27-261 (CB-63-1998)

Firewood sales as a temporary use, in accordance with Sections 27-260 and 27-261

Funeral parlor, undertaking establishment

Kennel:

(A) On a lot having a net area of 20,000 sq. ft. or less

(B) On a lot having a net area between 20,000

ft. and

Landscaping contractor's business (CB-10-1996)

Limited professional uses in multifamily projects

Monument and headstone sales establishment (CB-60-1998)

Offices:

(A) Accountants, architects, clergymen, engineers, lawyers, medical practitioners, and similar recognized and learned professions, as an accessory use in a dwelling

(B) Business office and model apartments in a multifamily dwelling or multifamily project and used only in connection with the sale, rental, operation, service, and maintenance of the dwelling or project

(CB-36-1987)

(D) Insurance sales office as an accessory use in a dwelling

(E) Medical practitioner's office in a one-family dwelling (except as provided in (A) above)

(F) Real estate sales office as an accessory use in a dwelling

(G) Real estate subdivision sales office as a temporary use:

(i) Subject to Sections 27-260 and 27-261

(ii) All others

(H) Multifamily dwelling management company (must manage the project within which it is located)

(I) Temporary trailer for office space accessory to an existing group residential facility, which services more than eight (8) persons, in accordance with Sections 27-260 and 27-261

(CB-35-1996)

Parking lot, required, serving adjacent Commercial or Industrial Zone

Photography studio and darkroom, as an accessory use solely by the resident of a onefamily detached dwelling and located within such dwelling (CB-140-1986)

Retail sales and consumer service establishment (CB-140-1986)

Riding stable:

(A) On a tract consisting of less than 20,000 sq. ft.

(B) On a tract consisting of between 20,000 sq. ft. and 9 contiguous acres

Seasonal decorations display and sales as a temporary use, in accordance with Sections 27-260 and 27-26143 (CB-23-1989)

Waterfront Entertainment/Retail Complex, in accordance with Section 27-445.08 (CB-44-1997)

Wayside stand as a temporary use:

(A) Subject to Sections 27-260 and 27-261

(B) All others

(2) INSTITUTIONAL/EDUCATIONAL:

Adult day care center

Chancery, on a lot having a net area of at least 15 acres

Church or similar place of worship:

(A) Located on a lot less than 1 acre in size

(B) Located in a building that was originally constructed as a dwelling, on a lot less than 1 acre in size

(D) Located in a building that was originally constructed as a dwelling, on a lot between 1 and 2 acres in size52

(E) All others

(CB-23-1988; CB-23-1993; CB-76-1993)

Day care center for children:

(A) Accessory to a publicly owned recreational facility, a school, a surplus school building, improved property (other than a school) that is under the control of the Board of Education, a church, a public building, or a community building, in accordance with Section 27-445.0334

(B) Accessory to a multifamily dwelling or project when located within a community room for the sole use of the residents or employees, in accordance with Section 27-445.03

(D) All others

(CB-23-1988; CB-44-1989; CB-24-1999)

Eleemosynary or philanthropic institution:

(A) An adaptive reuse of a structure last occupied by a Federal postal facility on a lot or parcel not more than 25,000 square feet in area for use by an organization serving the homebound

(B) A building containing no more than 7,000 square feet of gross floor area on a lot or parcel with not more than 1.5 acres for use by an organization providing benevolent services; for a permitted use, any change in occupant or use shall require Detailed Site Plan approval by the District Council

(CB-78-1997; CB-8-1998)

Family day care

Medical/residential campus

Modular classroom as a temporary use, in accordance with Sections 27-260 and 27261

(CB-106-1989)

Nursing or care home (may include a private spa)

School, private:

(A) In accordance with Section 27-443

(B) All others

Small group child care center (CB-131-1993)

(3) MISCELLANEOUS:

Accessory structures and uses (when not otherwise provided for)

Adaptive reuse of a surplus public school, when not otherwise allowed

Adaptive use of a Historic Site, when not otherwise allowed (CB-58-1987)

Animals, not customarily household pets (CB-117-1986; CB-55-1988)

Cemetery, crematory:

(A) Cemetery, in accordance with Section 27-445.06

(B) Cemetery, accessory to a church, convent, or monastery49

Home occupations for residents, when not otherwise allowed20 (CB-86-1989)

Increase in height of accessory building, used for:

(A) Servant, household help living quarters30

(B) Agricultural purposes on a lot having a net area of less than 5 acres

(D) Office

Signs, in accordance with Part 12, associated with uses allowed in the applicable Residential Zone (CB-85-1988)

Signs, outdoor advertising (Billboards) (CB-85-1988)

Temporary structures and uses not otherwise allowed

(4) PUBLIC/QUASI PUBLIC:

Library

Public buildings and uses, except as otherwise provided

Sanitary landfill or rubblefill47 (CB-15-1990)

Voluntary fire, ambulance, or rescue squad services26

(5) RECREATIONAL/ENTERTAINMENT/SOCIAL/CULTURAL:

Archeryrange,privatelyownedandcommerciallyoperatedonlandleasedfrom,andowned by,apublicagency

Athletic field, outdoor, private nonprofit (CB-43-1994)

Boathouse (private) as an accessory use

Carnival,circus,fair,orsimilaruse,notexceeding17daysdurationandonlyonaparking lotasatemporaryuseinaccordancewithSections27-260and27-261

Club,private

Commercialrecreationalattraction

Commercialrecreationalfacilities(privatelyowned)onlandleasedfromapublicagency, exceptasotherwiseallowed:

(A) Leased on or after January 1, 1974

(B) Leased before January 1, 1974

Communitybuildingorsimilarnonprofitsocialuse,notpubliclyownedoroperated:

(A) Only for residents and guests

(B) All others (CB-85-1988; CB-33-1989)

Conference center and uses accessory thereto (such as restaurants, tennis courts, auditoriums,swimmingpools,racquetballcourts,ridingstables,golfcourses,orother recreational,physicalfitness,oreducationalactivities)privatelyownedandcommercially operated,onatracthavingagrossareaofatleast500acres,ownedbyapublicagency,on which a public golf course is operated on a regular basis

Courts (indoor or outdoor) (tennis, handball, racquetball, or volleyball), not including courts accessorytoadwelling:

(A) Privatelyownedandcommerciallyoperatedonlandleasedfrom,andownedby,a publicagency56

(B) All others (CB-47-1995)

Golf course:

(A) At least 18 holes on a tract having a gross area of at least 200 acres; provided that any accessory recreational facilities shall be located at least 100 feet from the nearest propertylineandeffectivelyscreenedfromviewofanyadjoininglandinaResidential Zone, or land proposed to be used for residential purposes on an approved Basic Plan for a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan, not on publicly owned land

(B) Privatelyownedandcommerciallyoperatedonlandleasedfrom,andownedby,a publicagency56

Golf course, miniature (indoor or outdoor):

(A) Privatelyownedandcommerciallyoperatedonlandleasedfrom,andownedby,a publicagency56

(B) All others (CB-47-1995)

Golfdrivingrange:

(A) Privatelyownedandcommerciallyoperatedonlandleasedfrom,andownedby,a publicagency56

(B) All others (CB-47-1995)

Homes Association Recreational Use, in accordance with Section 27-445

Museum,artgallery,aquarium,culturalcenter,orsimilarfacility(noncommercial)

Racetrack,includingpari-mutuel

Racetrack,pari-mutuelonly

Recreationalcampground

Recreational program, before- and after-school

Recreational use (nonprofit) not publicly owned or operated, when not otherwise allowed:

(A) Only for residents and guests

(B) All others (CB-33-1989)

Saunas, solariums, and health clubs, noncommercial, for the sole use of residents and their guests

Shooting range (rifle, pistol, or skeet):

(A) On a lot having a net area of at least 20 acres, and subject to annual renewal

(B) All others

Skatingfacility:

(A) Privatelyownedandcommerciallyoperatedonlandleasedfrom,andownedby,a publicagency56

(B) All others (CB-89-1994; CB-47-1995)

Spa,private

Spa,community

Stable,private (CB-29-1985)

Swimmingpool(community)forsoleuseofresidentsandtheirguests,inaccordancewith Section 27-411

Swimmingpool(community),inaccordancewithSection27-411

Swimmingpool(private):

(A) Accessorytoaone-familydetacheddwelling

(B) Accessorytootherdwellings

Swimmingpool,privatelyownedandcommerciallyoperatedonlandleasedfrom,and ownedby,apublicagency56 (CB-47-1995)

(6) RESIDENTIAL/LODGING:

Agricultural Preservation Development, Section 27-445.01

Apartment hotel

Apartment housing for elderly or handicapped families in a building other than a surplus public school building (with provisions for increased density and reduced lot size in Multifamily Zones)

(CB-85-1988; CB-91-1991; CB-44-1992)

Apartment housing for elderly or handicapped families in a surplus public school building

Boardinghouse

Congregate living facility for more than eight elderly or physically handicapped residents

(CB-90-1985)

Congregate living facility for not more than eight elderly or physically handicapped residents (CB-90-1985)

Convent or monastery (CB-23-1993)

Conversion of one-family detached dwelling to a building containing up to three dwelling units (not considered as a two-family, three-family, or multifamily dwelling):

(A) Prior to November 29, 1949, if the owner of the building resides in the building, and a valid Use and Occupancy permit was in effect on July 1, 1986

(B) Prior to November 29, 1949, if the owner of the building does not reside in the building, or a valid Use and Occupancy permit was not in effect on July 1, 1986

(D) On or after November 18, 1980

(CB-58-1986; CB-73-1996)

Country Inn

Dwelling, farm tenant

Dwelling, multifamily:

(A) In general

(B) Subject to applicable bedroom percentages

(D) Restricted to one-bedroom and efficiency apartments

(E) Higher than 110 feet

(CB-85-1988)

Dwelling, one-family attached, for the elderly58 (CB-71-1996)

Dwelling, one-family detached, cluster development

Dwelling, one-family detached (in general)

Dwelling, one-family semidetached1 (CB-85-1988)

Dwelling, quadruple-attached (CB-83-1997)

Dwelling, three-family

Dwelling, two-family detached (CB-85-1988)

Dwelling, two-family (in general)

Dwellings, one-family attached, cluster development, shown on a preliminary plat of subdivision approved prior to September 1, 1986

Dwellings, one-family triple-attached, cluster development, shown on a preliminary plat of subdivision approved prior to September 1, 1986

Dwellings, one-family triple-attached (in general)

Flag lot development:

(A) In accordance with preliminary plats approved prior to February 1, 1990, pursuant to Subtitle 24 and recorded within the prescribed time period

(B) In accordance with Section 24-138.01 of Subtitle 24 (CB-72-1989)

Fraternity or sorority house:

(A) If legally existing prior to May 20, 1983, and not extended beyond the boundary lines of the lot as it legally existed (prior to May 20, 1983)

(B) All others

Group residential facility for more than eight mentally handicapped dependent persons, or for five or more other dependent persons

Group residential facility for not more than eight mentally handicapped dependent persons

Guest house, as an accessory use

Mobile home used as a dwelling for emergency purposes as a temporary use, in accordance with Sections 27-260 and 27-261

Mobile home used as a one-family detached dwelling (CB-79-1999)

Mobile home, with use for which amusement taxes collected28

Motel

Opportunity housing dwelling units (CB-66-1991)

Planned retirement community

Recreational community development, in accordance with Section 27-444 (CB-16-1989)

Rental of guest rooms (by the residents):

(A) To 1 or 2 persons (unrelated to all principal residents)

(B) To 3 persons (unrelated to all principal residents)

(C) To not more than 3 persons (unrelated to all principal residents) by a family of related individuals, 1 individual, or 2 unrelated individuals (CB-122-1986)

Rooming houses

Tourist cabin camp

Tourist homes

Townhouse, cluster development, shown on a preliminary plat of subdivision approved prior to September 1, 1986 (CB-54-1986)

Townhouse, in general (CB-84-1990; CB-47-1996)

Townhouse, shown on a preliminary plat of subdivision approved pursuant to part 4A. (CB-47-1996)

(7) RESOURCE PRODUCTION/RECOVERY:

Agricultural Preservation Development, in accordance with Section 27-445.01

Agricultural uses:

(A) All general agriculture22

(B) Keeping of horses or ponies

(D) Keeping of homing or racing pigeons, provided the use was in existence:

(i) Prior to June 30, 1987

(ii) On or after June 30, 1987

(CB-45-1987; CB-36-1991)

Nursery and garden center:

(A) In accordance with Section 27-445.05

(B) All others (CB-35-1989; CB-143-1989; CB-135-1993)

Sand or gravel wet-processing, in accordance with Section 27-445.02

Sawmill:

(A) Only for timber grown on the premises

(B) In connection with an agricultural operation

Surface mining, in accordance with Section 27-445.02

(8) TRANSPORTATION/PARKING/COMMUNICATIONS/UTILITIES:

Airport, airpark, airfield, heliport, or helistop; private (CB-14-1992)

Airstrip, private:

(A) In accordance with Section 27-445.07

(B) All others (CB-14-1992)

Farm vehicles and farm machinery used on farm premises51 (CB-105-1993)

Parking lot or garage, or loading area, used in accordance with Part 11 to serve:

(A) A permitted, PA, or PB use

(B) A special exception use (CB-85-1988)

Parking lot used in accordance with Part 11 to serve a use in an adjacent Commercial, Industrial, or M-X-T Zone (CB-85-1988; CB-88-1999)

Parking of mobile home except as otherwise specified

Parking of mobile home in a public right-of-way31

Parking of vehicles owned or used by the occupants of the premises or their bona fide guests:

(A) Boats and boat trailers44

(B) Buses,18 on the same lot with, and accessory to, the principal use, such as a school or church

(i) Not more than one

(ii) Unlimited number

(CB-43-1989)

(D) Not more than 1 commercial vehicle:

(i) Having a maximum manufacturer's gross vehicle weight specification of up to 17,000 pounds, and which may include unlimited advertising on the side of the vehicle:

(aa) If parked within a wholly enclosed private parking garage

(bb) If parked in a side or rear yard11

(ii) If parked on the premises, having a maximum manufacturer's gross vehicle weight specification of up to 8,500 pounds, no advertising (other than a firm name or similar designation not exceeding 4 inches high), and excluding vehicles exceeding 300 cubic feet of load space, stake platform trucks, dump trucks, crane or tow trucks, and vehicles with dual rear axles

(iii) Owned and registered by an occupant of the premises, having a manufacturer's gross vehicle weight specification of greater than 17,000 pounds, parked only in the side or rear yard for not more than 72 continuous hours on a lot at least 5 acres in size, and set back 300 feet from all lot lines11

(iv) Owned and registered by an occupant of the premises, having a manufacturer's gross vehicle weight specification of greater than 17,000 pounds, parked only in the side or rear yard for not more than 72 continuous hours, on a lot at least 2 acres in size11

(CB-53-1987; CB-35-1993)

(E) Commercial vehicles not exceeding a manufacturer's gross vehicle weight specification of 8,500 pounds; containing no advertising other than a firm name or similar designation not more than 4 inches high; and excluding vehicles exceeding 300 cubic feet of load space, stake platform trucks, dump trucks, crane or tow trucks, or vehicles with dual rear wheels

(F) Private passenger vehicles

Public utility use or structure:

(A) Underground pipelines and electric power and telephone lines; structures commonly known as “telephone poles"; and railroad tracks (but not a yard) and passenger stations

(B) Antennas, monopoles, and related equipment buildings for mobile telephone transmission or other telecommunications, excluding satellite dish antenna:

(i) In accordance with Section 27-445.04

(ii) All others

(CB-1-1986; CB-14-1987; CB-61-1988; CB-123-1994)

(C) Unmanned, self-contained telecommunications electronic equipment enclosures not more than 350 square feet in area, not more than 12 feet in height, having parking and access easements for one (l) vehicle where necessary, with minimum on-site visits of personnel, provided the enclosure is entirely surrounded with screening material. These structures must be used exclusively for the purpose of providing advanced communications services40

(CB-25-1987)

(D) Other public utility uses or structures (including major transmission and distribution lines and structures, but excluding railroad yards, round houses, car barns, and freight stations)

(CB-25-1987)

Satellite dish antenna, in accordance with Section 27-424.02:

(A) Up to 10 feet in diameter, to serve only 1 dwelling unit

(B) More than 10 feet in diameter, to serve only 1 dwelling unit

(CB-19-1985)

Storage of any motor vehicle which is wrecked, dismantled, or not currently licensed, except where specifically allowed12 (CB-4-1987)

Tower, pole, or antenna (electronic, radio, or television, transmitting or receiving), except a public utility structure or satellite dish antenna:

(A) Commercial purposes

(B) Nonprofit, noncommercial purposes

(CB-18-1984; CB-39-1984; CB-94-1984;CB-133-1984; CB-33-1985; CB-123-1994)

(1) COMMERCIAL:

Animal Hospital, veterinary office

Antique shop

Bus maintenance accessory to a private school, church, or other place of worship

(CB-23-1988)

Buying of items within guest rooms and pursuant to Section 27-115(a)(2) X

Collection of recyclable materials as a temporary use, in accordance with Sections 27-260 and 27-261

Commercial recreational development (CB-35-2000)

Contractor's office (must include sanitary facilities), construction yard or shed, or storage building (in connection with a construction project) as a temporary use:

(A) Subject to Sections 27-260 and 27-261

(B) All others

Distillery for the production of fuel alcohol

Drug paraphernalia display or sales, pursuant to Section 27-115(a)(1)

Farm implement sales or repair; farm supplies sales

Farmers’ market or flea market as a temporary use, in accordance with Sections 27-260 and 27-261 (CB-63-1998)

Firewood sales as a temporary use, in accordance with Sections 27-260 and 27-261

Funeral parlor, undertaking establishment

Kennel:

(A) On a lot having a net area of 20,000 sq. ft. or less

(B) On a lot having a net area between 20,000 sq. ft. and 80,000 sq. ft.

Landscaping contractor's business (CB-10-1996)

Limited professional uses in multifamily projects

Monument and headstone sales establishment (CB-60-1998)

Offices:

(A) Accountants, architects, clergymen, engineers, lawyers, medical practitioners, and similar recognized and learned professions, as an accessory use in a dwelling

(D) Insurance sales office as an accessory use in a dwelling

(E) Medical practitioner's office in a one-family dwelling (except as provided in (A) above)

(F) Real estate sales office as an accessory use in a dwelling

(G) Real estate subdivision sales office as a temporary use:

(i) Subject to Sections 27-260 and 27-261

(ii) All others

(H) Multifamily dwelling management company (must manage the project within which it is located)

(I) Temporary trailer for office space accessory to an existing group residential facility, which services more than eight (8) persons, in accordance with Sections 27-260 and 27-261

(CB-35-1996)

Parking lot, required, serving adjacent Commercial or Industrial Zone

Photography studio and darkroom, as an accessory use solely by the resident of a one-family detached dwelling and located within such dwelling (CB-140-1986)

Retail sales and consumer service establishment (CB-140-1986)

Riding stable:

(A) On a tract consisting of less than 20,000 sq. ft.

(B) On a tract consisting of between 20,000 sq. ft. and 9 contiguous acres

(CB-117-1991; CB-5-1992)

Seasonal decorations display and sales as a temporary use, in accordance with Sections 27-260 and 27-26143

(CB-23-1989)

Waterfront Entertainment/Retail Complex, in accordance with Section 27-445.08

(CB-44-1997)

Wayside stand as a temporary use:

(A) Subject to Sections 27-260 and 27-261

(B) All others

(2) INSTITUTIONAL/EDUCATIONAL:

Adult day care center

Chancery, on a lot having a net area of at least 15 acres

Church or similar place of worship:

(A) Located on a lot less than 1 acre in size

(B) Located in a building that was originally constructed as a dwelling, on a lot less than 1 acre in size

(D) Located in a building that was originally constructed as a dwelling, on a lot between 1 and 2 acres in size52

(E) All others

(CB-23-1988; CB-23-1993; CB-76-1993)

Day care center for children:

(B) Accessory to a multifamily dwelling or project when located within a community room for the sole use of the residents or employees, in accordance with Section 27-445.03

(D) All others

(CB-23-1988; CB-44-1989; CB-24-1999)

Eleemosynary or philanthropic institution:

(A) An adaptive reuse of a structure last occupied by a Federal postal facility on a lot or parcel not more than 25,000 square feet in area for use by an organization serving the homebound

(CB-78-1997; CB-8-1998)

Modular classroom as a temporary use, in accordance with Sections 27-260 and 27-261 (CB-106-1989)

Nursing or care home (may include a private spa)

School, private:

(A) In accordance with Section 27-443

(B) All others

Small group child care center (CB-131-1993)

(3) MISCELLANEOUS:

Accessory structures and uses (when not otherwise provided for)

Adaptive reuse of a surplus public school, when not otherwise allowed

Adaptive use of a Historic Site, when not otherwise allowed (CB-58-1987)

Animals, not customarily household pets (CB-117-1986; CB-55-1988)

Cemetery, crematory:

(A) Cemetery, in accordance with Section 27-445.06

(B) Cemetery, accessory to a church, convent, or monastery

Home occupations for residents, when not otherwise allowed

(CB-86-1989)

Increase in height of accessory building, used for:

(A) Servant, household help living quarters30

(B) Agricultural purposes on a lot having a net area of less than 5 acres

(D) Office

Signs, in accordance with Part 12, associated with uses allowed in the applicable Residential Zone (CB-85-1988)

Signs, outdoor advertising (Billboards) (CB-85-1988)

Temporary structures and uses not otherwise allowed

(4) PUBLIC/QUASI PUBLIC:

Library

Public buildings and uses, except as otherwise provided

Sanitary landfill or rubblefill47 (CB-15-1990)

Voluntary fire, ambulance, or rescue squad services26

(5) RECREATIONAL/ENTERTAINMENT/SOCIAL/CULTURAL:

Archery range, privately owned and commercially operated on land leased from, and owned by, a public agency

Athletic field, outdoor, private nonprofit (CB-43-1994)

Boathouse (private) as an accessory use

Carnival, circus, fair, or similar use, not exceeding 17 days duration and only on a parking lot as a temporary use in accordance with Sections 27-260 and 27-261

Club, private

Commercial recreational attraction

Commercial recreational facilities (privately owned) on land leased from a public agency, except as otherwise allowed:

(A) Leased on or after January 1, 1974

(B) Leased before January 1, 1974

Community building or similar nonprofit social use, not publicly owned or operated:

(A) Only for residents and guests

(B) All others (CB-85-1988; CB-33-1989)

Conference center and uses accessory thereto (such as restaurants, tennis courts, auditoriums, swimming pools, racquetball courts, riding stables, golf courses, or other recreational, physical fitness, or educational activities) privately owned and commercially operated, on a tract having a gross area of at least 500 acres, owned by a public agency, on which a public golf course is operated on a regular basis

Courts (indoor or outdoor) (tennis, handball, racquetball, or volleyball), not including courts accessory to a dwelling:

(A) Privately owned and commercially operated on land leased from, and owned by, a public agency56

(B) All others (CB-47-1995)

Golf course:

(A) At least 18 holes on a tract having a gross area of at least 200 acres; provided that any accessory recreational facilities shall be located at least 100 feet from the nearest property line and effectively screened from view of any adjoining land in a Residential Zone, or land proposed to be used for residential purposes on an approved Basic Plan for a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan, not on publicly owned land

(B) Privately owned and commercially operated on land leased from, and owned by, a public agency56

Golf course, miniature (indoor or outdoor):

(A) Privately owned and commercially operated on land leased from, and owned by, a public agency56

(B) All others (CB-47-1995)

Golf driving range:

(A) Privately owned and commercially operated on land leased from, and owned by, a public agency56

(B) All others (CB-47-1995)

Homes Association Recreational Use, in accordance with Section 27-445

Museum, art gallery, aquarium, cultural center, or similar facility (noncommercial)

Racetrack, including pari-mutuel

Racetrack, pari-mutuel only

Recreational campground

Recreational program, before- and after-school

Recreational use (nonprofit) not publicly owned or operated, when not otherwise allowed:

(A) Only for residents and guests

(B) All others (CB-33-1989)

Saunas, solariums, and health clubs, noncommercial, for the sole use of residents and their guests

Shooting range (rifle, pistol, or skeet):

(A) On a lot having a net area of at least 20 acres, and subject to annual renewal

(B) All others

Skating facility:

(A) Privately owned and commercially operated on land leased from, and owned by, a public agency56

(B) All others

(CB-89-1994; CB-47-1995)

Spa, private

Spa, community

Stable, private (CB-29-1985)

Swimming pool (community) for sole use of residents and their guests, in accordance with Section 27-411

Swimming pool (community), in accordance with Section 27-411

Swimming pool (private):

(A) Accessory to a one-family detached dwelling

(B) Accessory to other dwellings

Swimming pool, privately owned and commercially operated on land leased from, and owned by, a public agency56

(CB-47-1995)

(6) RESIDENTIAL/LODGING:

Agricultural preservation development, Section 27-445.01

Apartment hotel

Apartment housing for elderly or handicapped families in a building other than a surplus public school building (with provisions for increased density and reduced lot size in Multifamily Zones)

(CB-85-1988; CB-91-1991; CB-44-1992, CB-46-1999)

Apartment housing for elderly or handicapped families in a surplus public school building

Boardinghouse

Congregate living facility for more than 8 elderly or physically handicapped residents (CB-90-1985)

Congregate living facility for NOT more than 8 elderly or physically handicapped residents (CB-90-1985)

Convent or monastery (CB-23-1993)

Conversion of one-family detached dwelling to a building containing up to 3 dwelling units (not considered as a two-family, three-family, or multifamily dwelling):57

(A) Prior to November 29, 1949, if the owner of the building resides in the building, and a valid Use and Occupancy permit was in effect on July 1, 1986

(B) Prior to November 29, 1949, if the owner of the building does not reside in the building, or a valid Use and Occupancy permit was NOT in effect on July 1, 1986

(D) On or after November 18, 1980 (CB-58-1986; CB-73-1996)

Country inn

Dwelling, farm tenant

Dwelling, multifamily:

(A) In general

(B) Subject to applicable bedroom percentages

(D) Restricted to one-bedroom and efficiency apartments

(E) Higher than 110 feet (CB-85-1988)

Dwelling, one-family attached, for the elderly58 (CB-71-1996)

Dwelling, one-family detached, cluster development

Dwelling, one-family detached (in general)

Dwelling, one-family semidetached1 (CB-85-1988)

Dwelling, quadruple-attached (CB-83-1997)

Dwelling, three-family

Dwelling, two-family detached (CB-85-1988)

Dwelling, two-family (in general)

Dwellings, one-family attached, cluster development, shown on a preliminary plat of subdivision approved prior to September 1, 1986

Dwellings, one-family triple-attached, cluster development, shown on a preliminary plat of subdivision approved prior to September 1, 1986

Dwellings, one-family triple-attached (in general)

Flag lot development:

(A) In accordance with preliminary plats approved prior to February 1, 1990, pursuant to Subtitle 24 and recorded within the prescribed time period

(B) In accordance with Section 24-138.01 of Subtitle 24 (CB-72-1989)

Fraternity or sorority house:

(A) If legally existing prior to May 20, 1983, and not extended beyond the boundary lines of the lot as it legally existed (prior to May 20, 1983)

(B) All others

Group residential facility for more than 8 mentally handicapped dependent persons, or for 5 or more other dependent persons

Group residential facility for not more than 8 mentally handicapped dependent persons

Guest house, as an accessory use

Mobile home used as a dwelling for emergency purposes as a temporary use, in accordance with Sections 27-260 and 27-261

Mobile home used as a one-family detached dwelling

Mobile home, with use for which amusement taxes collected28

Motel

Opportunity housing dwelling units59

(CB-66-1991; CB-55-1996)

Planned retirement community59 (CB-55-1996, CB-21-1999)

Recreational community development, in accordance with Section 27-44459 (CB-16-1989; CB-55-1996)

Rental of guest rooms (by the residents):

(A) To 1 or 2 persons (unrelated to all principal residents)

(B) To 3 persons (unrelated to all principal residents)

(C) To not more than 3 persons (unrelated to all principal residents) by a family of related individuals, 1 individual, or 2 unrelated individuals (CB-122-1986)

Rooming houses

Tourist cabin camp

Tourist homes

Townhouse, cluster development, shown on a preliminary plat of subdivision approved prior to September 1, 1986 (CB-54-1986)

Townhouse, shown on a Detailed Site Plan approved prior to December 30, 1996, and in compliance with Section 3 of CB-55-1996 (CB-84-1990; CB-55-1996)

Townhouse, shown on a preliminary plat of subdivision approved pursuant to part 4A.

(CB-47-1996)

Townhouse, all others (CB-55-1996)

(7) RESOURCE PRODUCTION/RECOVERY:

Agricultural Preservation Development, in accordance with Section 27445.01

Agricultural uses:

(A) All general agriculture22

(B) Keeping of horses or ponies

(D) Keeping of homing or racing pigeons, provided the use was in existence:

(i) Prior to June 30, 1987

(ii) On or after June 30, 1987 (CB-45-1987; CB-36-1991)

Nursery and garden center:

(A) In accordance with Section 27-445.05

(B) All others (CB-35-1989; CB-143-1989; CB-135-1993)

Sand or gravel wet-processing, in accordance with Section 27-445.02

Sawmill:

(A) Only for timber grown on the premises

(B) In connection with an agricultural operation

Surface mining, in accordance with Section 27-445.02

(8) TRANSPORTATION/PARKING/COMMUNICATIONS/UTILITIES:

Airport, airpark, airfield, heliport, or helistop; private (CB-14-1992)

Airstrip, private:

(A) In accordance with Section 27-445.07

(B) All others (CB-14-1992)

Farmvehiclesandfarmmachineryusedonfarmpremises51 (CB-105-1993)

Parkinglotorgarage,orloadingarea,usedinaccordancewithPart11toserve:

(A) A permitted, PA, or PB use

(B) A special exception use (CB-85-1988)

Parking lot used in accordance with Part 11 to serve a use in an adjacent Commercial,Industrial,orM-X-TZone (CB-85-1988)

Parkingofmobilehomeexceptasotherwisespecified

Parkingofmobilehomeinapublicright-of-way31

Parking of vehicles owned or used by the occupants of the premises or their bona fide guests:

(A) Boats and boat trailers44

(B) Buses,18 on the same lot with, and accessory to, the principal use, such as a school or church

(i) Notmorethanone

(ii) Unlimitednumber (CB-43-1989)

(D) Notmorethan1commercialvehicle:

(i) Havingamaximummanufacturer'sgrossvehicleweight specificationofupto17,000pounds,andwhichmayincludeunlimited advertisingonthesideofthevehicle:

(aa) Ifparkedwithinawhollyenclosedprivateparkinggarage

(bb) If parked in a side or rear yard11

(ii) Ifparkedonthepremises,havingamaximummanufacturer'sgross vehicle weight specification of up to 8,500 pounds, no advertising (other than a firmnameorsimilardesignationnotexceeding4incheshigh),andexcluding vehiclesexceeding300cubicfeetofloadspace,stakeplatformtrucks,dump trucks,craneortowtrucks,andvehicleswithdualrearaxles

(iii) Ownedandregisteredbyanoccupantofthepremises,havinga manufacturer's gross vehicle weight specification of greater than 17,000 pounds, parked only in the side or rear yard for not more than 72 continuous hours on a lot at least 5 acres in size, and set back 300 feet from all lot lines11

(iv) Ownedandregisteredbyanoccupantofthepremises,havinga manufacturer's gross vehicle weight specification of greater than 17,000 pounds, parked only in the side or rear yard for not more than 72 continuous hours, on a lot at least 2 acres in size11

(CB-53-1987; CB-35-1993)

(E) Commercialvehiclesnotexceedingamanufacturer'sgrossvehicleweight specificationof8,500pounds;containingnoadvertisingotherthanafirmname orsimilardesignationnotmorethan4incheshigh;andexcludingvehicles exceeding 300 cubic feet of load space, stake platform trucks, dump trucks, crane ortowtrucks,orvehicleswithdualrearwheels

(F) Privatepassengervehicles

Publicutilityuseorstructure:

(A) Underground pipelines and electric power and telephone lines; structures commonlyknownastelephonepoles";andrailroadtracks(butnotayard)and passenger stations

(B) Antennas,monopoles,andrelatedequipmentbuildingsformobile telephonetransmissionorothertelecommunications,excludingsatellitedish antenna:

(i) In accordance with Section 27-445.04

(ii) All others

(CB-1-1986; CB-14-1987;CB-61-1988;CB-123-1994)

(C) Unmanned,self-containedtelecommunicationselectronicequipment enclosures not more than 350 square feet in area, not more than 12 feet in height, havingparkingandaccesseasementsforone(l)vehiclewherenecessary,with minimumon-sitevisitsofpersonnel,providedtheenclosureisentirely surroundedwithscreeningmaterial.Thesestructuresmustbeusedexclusivelyfor thepurposeofprovidingadvancedcommunicationsservices40

(CB-25-1987)

(D) Other public utility uses or structures (including major transmission and distribution lines and structures, but excluding railroad yards, round houses, car barns, and freight stations)

(CB-25-1987)

Satellite dish antenna, in accordance with Section 27-424.02:

(A) Upto10feetindiameter,toserveonly1dwellingunit

(B) Morethan10feetindiameter,toserveonly1dwellingunit

(CB-19-1985)

Storageofanymotorvehiclewhichiswrecked,dismantled,ornotcurrently licensed,exceptwherespecificallyallowed12 (CB-4-1987)

Tower,pole,orantenna(electronic,radio,ortelevision,transmittingor receiving),exceptapublicutilitystructureorsatellitedishantenna:

(A) Commercialpurposes

(B) Nonprofit,noncommercialpurposes (CB-18-1984;CB-39-1984;CB-94-1984;CB-133-1984;CB-33-1985; CB-123-1994)

1 Providedbothofanadjoiningpairareerectedatthesametime.

2 Subject to all requirements applicable to the R-T Zone (except as specifically modified for the R-20 Zone).

3 Limitedtodwellingunitsarrangedoneabovetheother.

4 On lots having a net area exceeding 20,000 square feet.

(CB-45-1987)

5 The townhouses may be developed without conforming to the regulations applicable to townhouses governing roadways and drives, tract widths and sizes, density, and net lot area, provided:

(A) Aspecialexceptionformultifamilydwellingbedroompercentagesincrease(Section27-382)hasbeengrantedforthesubjectpropertywithaconditionthattheproperty be developed with townhouses;

(B) A preliminary plat of subdivision has been approved for the property as of June 1, 1975, in accordance with the net lot area and lot frontage requirements applicable to multifamilydwellingsintheR-18Zone,withamaximumdensityof22dwellingunitsperacre;and

6 Providedacondominiumplatisrecorded,inaccordancewiththeprovisionsoftheMarylandCondominiumAct,settingouteachdwellingunitasaseparateunit.

7 Providedtheuseislimitedtoapersonresidinginthedwelling.

8 Exceptasallowedwithoutaspecialexception.

9 Providedtheuseislocatedinacommunitybuilding(constructedaspartofamultifamilyproject),ownedbyahomesassociation,thatdoesnotcontainanydwellingunits. Not more than one-third (1/3) of the gross floor area of the community building may be used for professional office space.

10 Providedthemultifamilydwellingorprojectcontainsatleast24dwellingunits.

(CB-36-1987)

11 Forlotshavingfrontageonmorethanone(1)street(i.e.,acornerlot),acommercialvehiclemayonlybeparkedinayardthatdoesnothavestreetfrontage.

(CB-53-1987)

12 Thisshallnotapplyto:

(A) Such storage accessory to an allowed use; or

(B) One(1)suchvehiclewhichisstoredinawhollyenclosedgarage.

13 For zero lot line development, in accordance with Optional Residential Design Approach provisions of Subtitle 24.

14 Only for the expansion of the existing business on abutting land in the C-M, I-1, I-2, or I-4 Zones.

15 Restrictedtoone-familydetachedandsemidetacheddwellings.

16 Restrictedtoone-familydetacheddwellings.

17 Only one (1) of each.

18 Provided:

(A) Theparkingareashallbeinadditiontoanyrequiredparkinglotonthepremises. Theparkingareashallbeconnectedtoapublicstreetbymeansofadriveway(constructed incompliancewiththeminimumstandardsoftheDepartmentofPublicWorksandTransportation)withaminimumwidthofeleven(11)feetforeachlane;

(B) TheparkingareashallbescreenedfromanyadjoininglandinanyResidentialZone(onlandproposedtobeusedforresidentialpurposesonanapprovedBasicPlanfor a Comprehensive Design Zone, approved Official Plan for an R-P-C Zone, or any approved Conceptual or Detailed Site Plan; and

19 Provided:

(A) The use is limited to one (1) bona fide resident of the dwelling;

(B) Notmorethantwo(2)nonresident,nonprofessionalassistantsmaybeemployed;

(C) Professionalconsultationataprofessional'sdwellingwithavisitingconsultant,ortheemploymentofanalternateprofessionalintheeventofthedeath,disability,illness, temporary absence, or vacation of the resident professional, is also allowed;

(D) The use shall not alter the residential character or appearance of the premises; and

(E) The use shall not occupy more than 50 percent of the gross floor area of the dwelling.

20 Home occupations consisting of general clerical work or professional offices require a use and occupancy permit.

(CB-31-1985)

21 Notapplicabletomultifamilydwellings.

22 Slaughterhouses,fertilizerworks,boneyards,plantsforthereductionofanimalmatter,andanyuseswhicharenoxiousoroffensivebecauseofodor,dust,smoke,gas,ornoise, areprohibited;mayincludeastableinconjunctionwiththeagriculturaluse.

23 Onlotshavinganetareaof20,000squarefeetorless,keepingcattle,horses,poultry,orotheranimalsorbirds(otherthancustomaryhouseholdpets)shallonlybepermittedupon approval of a special exception.

24 Asatemporaryusesubjecttoannualrenewalandlocatedatleast500feetfromtheboundarylineofanyotherlandinaResidentialZone,orlandproposedtobeusedforresidential purposesinaComprehensiveDesign,MixedUse,orPlannedCommunityZone.

25 Limitedto400squarefeet.

26 Provided the site is either:

(A) In the proximity of an area designated as a fire or rescue station on an approved Functional Master Plan of Fire and Rescue Stations;

(B) In a location that the Fire Chief has indicated (in writing) is appropriate; or

27 Thefieldshallbelocatedonalothavinganetareaofatleast10acres,whichisownedandoperatedbyaneleemosynaryorphilanthropicinstitution. Anyaccessorybuildingshall not exceed 1,000 square feet of gross floor area, and shall only be used for maintenance and storage. Otherwise, a special exception is required.

28 Provided:

(A) Themobilehomeislocatedonalothavinganetareaofatleastfiveacres;

(B) TheuseofthemobilehomeisinconnectionwithanotheruseonthepropertyforwhichtheCountyleviesanamusementtax;

(D) The mobile home shall not be located on the property for more than 120 cumulative days per calendar year, except mobile homes used in connection with pari-mutuel racetrackswheretheuseshallnotexceed218cumulativedayspercalendaryear.

29 Limitedtotwo(2)vehicles(total,alltypes)foralotusedforone-familysemidetacheddwelling,andfour(4)vehicles(total,alltypes)foratwo-familydetacheddwelling.

30 Onlyinconnectionwithone-familydetacheddwellings.

31 Exceptinanemergency. Inthiscase,theparkingshallbesubjecttothetrafficandparkingregulationsapplicabletotheright-of-way.

32 InaclusterdevelopmentforwhichthepreliminaryplatofsubdivisionwasapprovedpriortoSeptember1,1986,showingsuchone-familyattacheddwellings. Upto20percent intheR-80Zone,and25percentintheR-55Zone,ofthetotalnumberofdwellingunitsintheclusterdevelopmentmaybeone-familyattacheddwellings. Theremaindershall beone-familydetacheddwellings.

(CB-54-1986)

33 Only for expansion of an existing sanitary landfill or rubble fill on abutting land for which an approved special exception has not expired.

34 Minimumlotsizeoftwo(2)acresrequired. Achurchmustprovideitstax-exemptidentificationnumberwhenapplyingforaDetailedSitePlanorabuildingoruseandoccupancy permitforanaccessorydaycarecenterforchildren.

(CB-23-1988; CB-44-1989)

35 In conjunction with an agricultural use.

36 Not allowed in an Agricultural Preservation Development, unless it existed prior to the approval of the site plan.

37 Permittedonlyonlotshavingagrosslotareaofoneacreormore,otherwiseaspecialexceptionisrequired.

(CB-29-1985)

38 Provided the use either:

(A) Islocatedatorbelowthegroundfloorlevelofamultifamilydwellinganddoesnotexceed2,000squarefeet;or

(B) Islocatedinacommunitybuilding(constructedaspartofamultifamilyproject)ownedbyahomeowners'associationandnotcontainingdwellingunits,anddoesnotoccupy morethanone-halfofthegrossfloorareaofthecommunitybuilding.

(CB-81-1985)

39 Theuseshallberelatedto,dependenton,secondaryto,andlocatedonthesamerecordlotas,themultifamilydwellingorproject.

(CB-36-1987)

40 This does not provide for accessory antennas or overhead distribution lines.

(CB-25-1987)

41 Providedthehealthcenterislocatedonaminimumof25acres.

(CB-55-1988)

42 Either:

(A) In conjunction with an existing golf course or equestrian center; or

(B) The golf course or equestrian center shall be constructed within five years of approval of the Detailed Site Plan.

(CB-16-1989)

43 Minimum lot size of 30,000 square feet required, except for bona fide nonprofit groups or organizations.

(CB-23-1989)

44 Parking shall be provided as follows:

(A) Thevehicleshallbelocatedatleasteightfeetfromastreetline;and

(B) If parked in a yard abutting a street, it shall be parked on a dust-free surfaced area.

(CB-43-1989)

45 Thesaleofgazebosandshedsispermittedforaspecialexceptionapprovedin1984asincidentaltoitsoperationifsuchsaleanddisplayisinaccordancewithSection27-385and providednomorethantwogazebosandtwoshedsarevisiblefromanypublicstreet.

(CB-143-1989)

46 If the property is located within the Chesapeake Bay Critical Area, was zoned R-80 prior to December 18, 1989, and is not the subject of a record plat.

(CB-72- 1989)

47 A sanitary landfill or rubblefill may include a rock crusher only if it is approved as part of the special exception.

(CB-15-1990)

48 Townhouses which were permitted when developed pursuant to former Part 4A of this Subtitle prior to January 21, 1997, are permitted. No more than 20 percent of the total numberofdwellingunitsinthedevelopmentmaybetownhouses.

(CB-84-1990; CB-47-1996)

49 Provided both uses were existing as of January 1, 1991.

(CB-11-1991)

50 On lots having a total area exceeding 12,000 square feet.

(CB-36-1991)

51 Includessemitrailersforanagriculturaluselocatedonaminimumoften(10)acres.

(CB-105-1993)

52 Achurchorsimilarplaceofworshipthatislocatedonalotbetweenone(1)andtwo(2)acresinsizeshallrequireaDetailedSitePlaninaccordancewithPart3,Division9,of thisSubtitle. In additiontotherequirementsofSection27-285(b),thefollowingrequirementsshallbemet:

(A) Theminimumsetbackforallbuildingsshallbe25feetfromeachlotline;

(B) When possible, there should be no parking or loading spaces located in the front yard; and

(CB-76-1993)

53 Provided the net lot area is at least five (5) acres.

(CB-76-1993)

54 AnypropertyrezonedtotheR-EZonebyaSectionalMapAmendmentpriortoJanuary1,1994,onwhichapreviousspecialexceptionwasapprovedforanurseryandgarden center may continue to operate as a permitted special exception use, notwithstanding the provisions of Section 27-320 of this Subtitle.

(CB-135-1993)

55 Providedthefieldislocatedonalothavinganetareaofatleast40acres,andanyfieldconstructedafterAugust1,1996,issetback100feetfromallpropertylines. Otherwise, a special exception is required.

(CB-43-1994; CB-33-1996)

56 Subject to Detailed Site Plan approval in accordance with Part 3, Division 9 of this Subtitle, unless the use is located in a Regional Park owned by the M-NCPPC. (CB-47-1995)

57 Conversion shall not occur until:

(A) Thebuildingisstructurallymodifiedtoincludetheadditionaldwellingunits;and (B) Theadditionaldwellingunitsareoccupied.

(CB-73-1996)

58 For the purposes of this section, a dwelling for the elderly shall be housing which is operated in accordance with State and Federal Fair Housing laws.

(CB-71-1996)

59 Townhouses shall comply with the design guidelines set forth in Section 27-274(a)(11) and the regulations for development set forth in Section 27-433(d).

(CB-55-1996)

60 Section3ofCB-55-1996readsasfollows: "BEITFURTHERENACTEDthattheprovisionsofthisOrdinanceshallnotapplytoprojectsforwhichaDetailedSitePlanhasbeen filedandacceptedpriortoNovember1,1996,providedthedesignguidelinesandregulationsnotresultinginarequirementofresubdivisionareapplicable,andprovidedbuilding permitsfortenpercentofthedwellingunitsincludedintheDetailedSitePlanareissuedwithinoneyearoftheeffectivedateofthislegislation(December30,1996),andextensions oftimeforthepermitsdonotexceedsixmonths,andthatthedwellingunitsareconstructedpursuanttothepermits.

61 Providedtheuseislocatedonalotorparcelwithnotmorethanone-halfacrewhichisadjoiningandcontiguoustoanexistingcemetery.

(CB-60-1998)

62 Permitted use without requirement for special exception provided the use is on a parcel of land in the R-H Zone, the gross tract area of which is a maximum of 20 acres, which is adjoining R-R zoned land developed with an existing Medical Residential Campus. The entire tract of land in the R-H Zone shall require Detailed Site Plan approval in accordancewithPart3,Division9,ofthisSubtitle. Regulationsrestrictingtheheightofstructures,lotsizeandcoverage,frontage,setbacks,density,andotherrequirementsof the zone shall be consistent with existing development in the adjacent Medical Residential Campus. The dimensions and percentages shown on the approved site plan shall constitutetheregulationsfordevelopment.

(CB-21-1999)

63 Provided:

(A) Theuseislocatedonalotorparcelnotlessthan15ormorethan20acresinsizeandhasfrontageonapublicstreethavingaproposedright-of-waywidthofatleast120 feet;

(B) The lot or parcel abuts property in the C-O Zone; and

(CB-46-1999)

64 Useofpermittedmobilehomesisrestrictedtoemployeesataridingstableonthespecialexceptionproperty. Nomorethantwomobilehomesmaybelocatedonsuchaproperty, andeachmustbeonitsownR-ElotasrequiredbySection27-118.01(c). AbuildingpermitshallbeissuedbytheDepartmentofEnvironmentalResourcesforeachmobilehome. Anymobilehomeunoccupiedformorethan60daysmustberemovedfromtheproperty.

(CB-79-1999)

65 PermittedusewithoutrequirementforspecialexceptionprovidedthelandonwhichthelotexistsisintheR-55Zone,immediatelyadjoinslandintheC-S-CZone,isapartofthe sameparcelasthelandintheC-S-CZone,andislocatedwithinthemunicipallimitsoftheCityofNewCarrollton.

(CB-88-1999)

66 TheuseispermittedonR-RzonedpropertyleasedfromapublicagencybeforeJanuary1,1974. ParkingandloadingfacilitiesshallbeprovidedinaccordancewithPart11(parking andloadingrequirements). Landscaping,buffering,andscreeningshallbeprovidedinaccordancewiththe Landscape Manual. Developmentregulationsforbuildingsetbacks shallbeprovidedinaccordancewithPart6(CommercialZoneregulations).

Thefollowingusesarenotpermitted: carwash,animalhospital,training,kennel,grooming,blacksmith,carpetorrugshampooing,electricorgasappliancerepair,farmimplement salesandrepair,upholsteryorfurniturerepair,locksmith,laboratories,lawnmowerrepair,machineshop,massageestablishment,methadonetreatmentcenter,modelstudio,photo processingplant,studioordarkroom,pizzadelivery,printshop,newspaperpublishing,saunaorsteambath,septictanksales,service,sewagedump(pumpout)services,shoerepair, taxidermy,weldingshop,baitshop,bottledgas,feedsales,waysidestand,andanyuseprohibitedintheleasewiththepublicagency,asmodifiedoramended.

(CB-35-2000)

67 Permitted when developed in accordance with the intent of the College Park US 1 Corridor Sector Plan and associated development standards.

68 BedroompercentagesforstudenthousingmayexceedapplicablebedroompercentagesaccordingtotheZoningOrdinance.

R-O-S: Reserved Open Space - Provides for permanent maintenance of certain areas of land in an undeveloped state, with the consent of the property owners; encourages preservation of large areas of trees and open space; designed to protect scenic and environmentally sensitive areas and ensure retention of land for nonintensive active or passive recreational uses; provides for very low density residential development and a limited range of public, recreational, and agricultural uses.

Minimum lot size - 20 acres*

Maximum dwelling units per net acre - 0.05

* Except for public recreational uses, for which no minimum area is required.

O-S: Open Space - Provides for areas of low-intensity residential (5 acre) development; promotes the economic use and conservation of land for agriculture, natural resource use, large-lot residential estates, nonintensive recreational use.

Standard lot size - 5 acres

Maximum dwelling units per net acre - 0.20

R-A: Residential-Agricultural - Provides for large-lot (2 acre) residential uses while encouraging the retention of agriculture as a primary land use.

Standard lot size - 2 acres

Maximum dwelling units per net acre - 0.50

1 Definitions:

Minimum or Standard lot size: The current minimum net contiguous land area required for a lot.

Average dwelling units per acre: The number of dwelling units which may be built on a tract--including the typical mix of streets, public facility sites and areas within the 100year floodplain--expressed as a per-acre average.

Maximum dwelling units per net acre: The number of dwelling units which may be built on the total tract--excluding streets and public facility sites, and generally excluding land within the 100-year floodplain--expressed as a per-acre average.

R-E: Residential-Estate - Permits large-lot estate subdivisions containing lots approximately one acre or larger.

Standard lot size - 40,000 sq. ft.

Maximum dwelling units per net acre - 1.08

Estimated average dwelling units per acre - 0.85

R-R: Rural Residential - Permits approximately one-half-acre residential lots; subdivision lot sizes depend on date of recordation; allows a number of nonresidential special exception uses.

Standard lot size

- 20,000 sq. ft.

- 15,000 sq. ft. if recorded prior to February 1, 1970

10,000 sq. ft. if recorded prior to July 1, 1967

Maximum dwelling units per net acre - 2.17

Estimated average dwelling units per acre - 1.85

R-80: One-Family Detached Residential - Provides for variation in the size, shape, and width of subdivision lots to better utilize the natural terrain and to facilitate planning of single-family developments with lots and dwellings of various sizes and styles.

Standard lot size - 9,500 sq. ft.

Maximum dwelling units per net acre - 4.5

Estimated average dwelling units per acre - 3.4

R-55: One-Family Detached Residential - Permits small-lot residential subdivisions; promotes high density, single-family detached dwellings.

Standard lot sizes - 6,500 sq. ft.

Maximum dwelling units per net acre - 6.70

Estimated average dwelling units per acre - 4.2

R-35: One-Family Semidetached, and Two-Family Detached, Residential - Provides generally for single-family attached development; allows two-family detached; Detailed Site Plan approval required for lots served by private rights-of-way.

Standard lot sizes

- 3,500 sq. ft. for one-family, semi-detached - 7,000 sq. ft. for two-family, detached

Maximum dwelling units per net acre - 12.44

Estimated average dwelling units per acre - 8.5

R-T: Townhouse - Permits one-family detached and attached, two-family, and three-family dwellings; promotes the maximum amount of freedom in the design of attached dwellings and their grouping and layout; Detailed Site Plan approval required for attached dwellings.

Standard lot size per attached dwelling - 1,800 sq. ft.

Maximum dwelling units per net acre

- Three-family dwellings - 9

- Two-family dwellings - 8

- Other attached dwellings - 6

Minimum area for development - 2 acres

R-20: One-Family Triple-Attached Residential - Permits single-family detached, semidetached and triple-attached and townhouse development. Detailed Site Plan approval required for townhouses.

Standard lot sizes

- 3,200 sq. ft. for end lots - 2,000 sq. ft. for interior townhouse lots

Maximum triple-attached dwellings per net acre - 16.33

Maximum townhouses per net acre - 6.0 (same as R-T)

Estimated average triple-attached dwelling units per net acre - 11

R-30: Multifamily Low Density Residential - Provides for low density garden apartments; single-family detached; single-family attached, two-family and three-family dwellings in accordance with R-T Zone provisions; Detailed Site Plan approval required for multifamilly and attached dwellings.

Standard lot size

Maximum dwelling units per net acre

- Garden apartments - 14,000 sq. ft.

- Two-family dwellings - 1,500 sq. ft.

- Other attached dwellings - 1,800 sq. ft.

- Garden apartments - 10

- Three-family dwellings - 9

- Two-family dwellings - 8

- Other attached dwellings - 6

R-30C: Multifamily Low Density Residential-Condominium - Same as R-30 above except ownership must be condominium, or development in accordance with the R-T Zone; Detailed Site Plan approval required for multifamily and attached dwellings.

Standard lot size

Maximum dwelling units per net acre

- Garden apartments - 14,000 sq. ft.

- Two-family dwellings - 1,500 sq. ft.

- Other attached dwellings - 1,800 sq. ft.

- Garden apartments - 12

- Three-family dwellings - 9

- Two-family dwellings - 8

- Other attached dwellings - 6

R-18: Multifamily Medium Density Residential - Provides for multiple family (apartment) development of moderate density; single-family detached; single-family attached, two-family and three-family dwellings in accordance with R-T Zone provisions; Detailed Site Plan approval required for multifamily and attached dwellings.

Standard lot size

Maximum dwelling units per net acre

- Apartments - 16,000 sq. ft.

- Two-family dwellings - 1,500 sq. ft.

- Other attached dwellings - 1,800 sq. ft.

- Garden apartments and three-family dwellings - 12

- Mid-rise apartments (4 or more stories with elevator) - 20

- Three-family dwellings - 9

- Two-family dwellings - 8

- Other attached dwellings - 6

R-18C: Multifamily Medium Density Residential-Condominium - Same as above except ownership must be condominium, or development in accordance with the R-T Zone; Detailed Site Plan approval required for multifamily and attached dwellings.

Standard lot size

Maximum dwelling units per net acre

- Apartments - 1 acre

- Two-family dwellings - 1,500 sq. ft.

- Other attached dwellings - 1,800 sq. ft.

- Garden apartments - 14

- Mid rise apartments (4 or more stories with elevator) - 20

- Three-family dwellings - 9

- Two-family dwellings - 8

- Other attached dwellings - 6

R-H: Multifamily High-Rise Residential - Provides for suitable sites for high density, vertical residential development; also permits single-family detached dwellings; Detailed Site Plan approval required for multifamily dwellings.

Minimum lot size - 5 acres

Maximum dwelling units per net acre - 48.4

R-10: Multifamily High Density Residential - Provides for suitable sites for high density residential in proximity to commercial and cultural centers; also permits single-family detached dwellings. Detailed Site Plan approval required for buildings 110 feet in height or less; special exception required for buildings over 110 feet in height.

Minimum lot size - 20,000 sq. ft.

Maximum dwelling units per net acre - 48

R-10A: Multifamily, High Density Residential-Efficiency - Provides for a multifamily zone designed for the elderly, singles, and small family groups. Detailed Site Plan approval required for buildings 110 feet in height or less; special exception required for buildings over 110 feet in height.

Minimum lot size - 2 acres

Maximum dwelling units per net acre - 48 plus one for each 1,000 sq. ft. of indoor common area for social, recreational, or educational purposes.

MIXED USE/PLANNED COMMUNITY ZONES

M-X-T: Mixed Use - Transportation Oriented - Provides for a variety of residential, commercial, and employment uses; mandates at least two out of the following three use categories: (1) Retail businesses; (2) Office/ Research/Industrial; (3) Dwellings, hotel/motel; encourages a 24-hour functional environment; must be located near a major intersection or a major transit stop or station and will provide adequate transportation facilities for the anticipated traffic or at a location for which the applicable Master Plan recommends mixed uses similar to those permitted in the M-X-T Zone.

Lot size and dwelling types - No Restrictions

Maximum floor area ratio

- 0.4 without optional method; - 8.0 with optional method (provision of amenities)

M-X-C: Mixed Use Community - Provides for a comprehensively planned community with a balanced mix of residential, commercial, light manufacturing, recreational and public uses; includes a multistep review process to assure compatibility of proposed land uses with existing and proposed surrounding land uses, public facilities and public services; mandates that each development include residential uses, community use areas, neighborhood centers and an integrated public street system with a variety of street standards.

Minimum tract size - 750 gross acres

Lot size and dwelling types - No Restrictions

Maximum dwelling units per gross acre - 2

Maximum floor area ratio for commercial uses - 0.4

M-U-TC: Mixed-Use Town Center - Provides for a mix of commercial and limited residential uses which establish a safe, vibrant, 24-hour environment; designed to promote appropriate redevelopment of, and the preservation and adaptive reuse of selected buildings in, older commercial areas; establishes a flexible regulatory framework, based on community input, to encourage compatible development and redevelopment; mandates approval of a Development Plan at the time of zoning approval, that includes minimum and maximum Development Standards and Guidelines, in both written and graphic form, to guide and promote local revitalization efforts; provides for legally existing buildings to be expanded or altered, and existing uses for which valid permits have been issued to be considered permitted uses, and eliminating nonconforming building and use regulations for same.

M-U-I: Mixed-Use Infill - Promotes Smart Growth principles by encouraging the efficient use of land, public facilities and services in areas that are substantially developed. These regulations are intended to create community environments enhanced by a mix of residential, commercial, recreational, open space, employment and institutional uses in accordance with approved plans. The infill zone may only be approved for property located in a Transit District Overlay Zone or a Development District Overlay Zone.

R-P-C: Planned Community - Provides for a combination of uses permitted in all zones, to promote a large-scale community development with a full range of dwellings providing living space for a minimum of 500 families; encourages recreational, commercial, institutional, and employment facilities within the planned community; requires conformance with an Official Plan identifying zoning subcategories, that has been adopted by the Planning Board following approval of a Final Plan by the District Council at the time of rezoning, and for certain R-P-C Zones, approval of a Detailed Site Plan prior to development.

Lot size and dwelling types - Varied

Maximum dwelling units per gross acre - 8

R-M-H: Planned Mobile Home Community - Provides for suitable sites for planned mobile home communities, including residences and related recreational, commercial, and service facilities, subject to Detailed Site Plan approval.

Minimum lot size - 4,000 sq. ft.

Maximum mobile homes per acre - 7

COMPREHENSIVE DESIGN ZONES

(These zones require three-phase development plan review, the first of which is Basic Plan approval at the time of rezoning that establishes general land use types, land use relationships, and minimum land use quantities. In zones providing for density and intensity ranges, increases in base density and intensity within the limits prescribed are allowed in return for public benefit features provided by the developer.)

R-L: Residential Low Development - Provides for low-density residential development in areas recommended by a Master Plan for alternative low- density development techniques. The zone allows a mixture of residential types and lot sizes generally corresponding to singlefamily development; provides for limited commercial uses necessary to serve the dominant residential uses.

Minimum tract size

Low .5

Low 1.0

- Generally 100 adjoining gross acres

- Base density (dwelling units per gross acre) - .5

- Maximum density - .9

- Maximum mixed retirement development density - 8 du/gross acre

- Base Density (dwelling units per gross acre)

- 1.0

- Maximum density - 1.5

- Maximum mixed retirement development density - 8 du/gross acre

R-S: Residential Suburban Development - A mixture of residential types within the suburban density range generally corresponding to low-density single-family development; provides for limited commercial uses necessary to serve the dominant residential uses.

Minimum tract size

Suburban 1.6

Suburban 2.7

- Generally 25 adjoining gross acres

- Base density (dwelling units per gross acre) - 1.6

- Maximum density - 2.6

- Maximum mixed retirement development density - 8 du/gross acre

- Base density (dwelling units per gross acre) - 2.7

- Maximum density - 3.5

- Maximum mixed retirement development density - 8 du/gross acre

R-M: Residential Medium Development - A mixture of residential types with a medium-density range; provides for limited commercial uses necessary to serve the dominant residential uses.

Minimum tract size

Medium 3.6

Medium 5.8

- Generally 10 adjoining gross acres

- Base density (dwelling units per gross acre) - 3.6

- Maximum density - 5.7

- Maximum mixed retirement development density - 8 du/gross acre

- Base density (dwelling units per gross acre) - 5.8

- Maximum density - 7.9

- Maximum mixed retirement development density - 8 du/gross acre

R-U: Residential Urban Development - A mixture of residential types generally associated with an urban environment; provides for limited commercial uses necessary to serve the dominant residential uses.

Minimum tract size

Urban 8.0

Urban 12.0

- Generally 5 adjoining gross acres

- Base density (dwelling units per gross acre)

- 8.0

- Maximum density - 11.9

- Maximum mixed retirement development density - 8 du/gross acre

- Base density (dwelling units per gross acre) - 12.0

- Maximum density - 16.9

- Maximum mixed retirement development density - 8 du/gross acre

L-A-C: Local Activity Center - A mixture of commercial retail and service uses along with complementary residential densities within a hierarchy of centers servicing three distinct service areas: neighborhood, village, and community.

Neighborhood Village Community

Minimum tract size 4 adjoining gross ac. 10 adjoining gross ac.20 adjoining gross ac.

Base resid. density 8 du/gross resid. ac. 10 du/gross resid. ac.10 du/gross resid. ac.

Max. resid. density 12.1 du/gross resid. ac. 15 du/gross resid. ac.20 du/gross resid. ac.

Base comm. intensity 0.16 FAR 0.2 FAR 0.2 FAR

Max. comm. intensity 0.31 FAR 0.64 FAR 0.68 FAR

Max. mixed retirement development density 8 du/gross ac.8 du/gross ac.8 du/gross ac.

M-A-C: Major Activity Center - A mixture of uses which serve a regional residential market or provide concentrated employment, arranged to allow easy pedestrian access between uses; two types of functional centers are described: Major Metro and New Town or Corridor City.

Minimum tract size - Generally 40 adjoining gross acres

Metro Center New Town or City Corridor Center

Base residential density 48 du/gross resid. ac.10 du/gross resid. ac.

Max. residential density 125 du/gross resid. ac. 47.9 du/gross resid. ac.

Base commercial intensity 1.0 FAR/gross 0.2 FAR/gross commercial ac. commercial ac.

Max. commercial intensity 2.7 FAR/gross 0.88 FAR/gross commercial ac. commercial ac.

Min. residential floor area 20% of total at time20% of total at time of full developmentof full development

Max. mixed retirement 8 du/gross ac. 8 du/gros ac. development density

E-I-A: Employment and Institutional Area - A concentration of nonretail employment and institutional uses and services such as medical, manufacturing, office, religious, educational, recreational, and governmental.

Minimum tract size - Generally 5 adjoining gross acres

Minimum open space improved by landscaping - 20% of net lot area

V-L: Village-Low - Provides for a variety of residential, commercial, recreational, and employment uses within a traditional village setting surrounded by open space; mandates the following land use area categories: (1) Village Proper; (2) Village Fringe; (3) Residential Areas; (4) Village Buffer; and (5) Recreational Areas. Land use areas are arranged to allow a sense of community with linkage via a pedestrian network to a core which contains commercial, civic, community, and residential uses; also mandates a mixture of residential types and lot sizes, including affordable housing units; includes detailed design standards and building materials requirements. This Zone may be utilized in areas recommended for permanent low density by a Master Plan.

Minimum tract size - 150 contiguous gross acres

Maximum density - 1.3 dwelling units per gross acre

V-M: Village-Medium - Provides for a variety of residential, commercial, recreational, and employment uses within a traditional village setting surrounded by open space; mandates the following land use area categories: (1) Village Proper; (2) Village Fringe; (3) Residential Areas; (4) Village Buffer; and (5) Recreational Areas. Land use areas are arranged to allow a sense of community with linkage via a pedestrian network to a core which contains commercial, civic, community, and residential uses; also mandates a mixture of residential types and lot sizes, including affordable housing units; includes detailed design standards and building materials requirements. This Zone may be utilized in areas recommended for permanent low density by a Master Plan.

Minimum tract size - 300 contiguous gross acres

Maximum density - 2.0 dwelling units per gross acre

COMMERCIAL ZONES

C-O: Commercial Office - Uses of a predominantly nonretail commercial nature, such as business, professional and medical offices, or related administrative services.

C-A: Ancillary Commercial - Certain small retail commercial uses, physician and dental offices, and similar professional offices that are strictly related to and supply necessities in frequent demand and daily needs of an area with a minimum of consumer travel; maximum size of zone: 3 net acres.

C-1: Local Commercial, Existing - All of the uses permitted in the C-S-C Zone.

C-2: General Commercial, Existing - All of the uses permitted in the C-S-C Zone, with additions and modifications.

C-C: Community Commercial, Existing - All of the uses permitted in the C-S-C Zone.

C-G: General Commercial, Existing - All of the uses permitted in the C-S-C Zone.

C-S-C: Commercial Shopping Center - Retail and service commercial activities generally located within shopping center facilities; size will vary according to trade area.

C-H: Highway Commercial, Existing - All of the uses permitted in the C-M Zone.

C-M: Commercial Miscellaneous - Varied commercial uses, including office and highway-oriented uses, which may be disruptive to the compactness and homogeneity of retail shopping centers.

C-W: Commercial Waterfront - Marine activities related to tourism, vacationing, boating and sports, water-oriented recreation, together with limited employment areas which cater to marine activities along a waterfront.

C-R-C: Commercial Regional Center - Provides locations for major regional shopping malls and related uses that are consistent with the concept of an upscale mall. Minimum area for development - one hundred (100) gross continuous acres; maximum FAR - .75; maximum building height - 75 ft.; maximum building coverage, excluding parking - 50%; Detailed Site Plan approval required.

INDUSTRIAL ZONES

I-1: Light Industrial - Light intensity manufacturing, warehousing, and distribution uses; 10% green area required.

I-2: Heavy Industrial - Highly intensive industrial and manufacturing uses; 10% green area required.

I-3: Planned Industrial/Employment Park - Uses that will minimize detrimental effects on residential and other adjacent areas; a mixture of industrial, research, and office uses with compatible institutional, recreational, and service uses in a manner that will retain the dominant industrial/employment character of the zone; standard minimum tract size of 25 adjoining gross acres; standard minimum lot size of two acres; Conceptual and Detailed Site Plan approval required; 25% green area required; outdoor uses restricted; warehousing and wholesaling uses limited.

I-4: Limited Intensity Industrial - Limited intensity (0.3 FAR) commercial, manufacturing, warehousing, and distribution uses; development standards extended to assure limited intensity industrial and commercial development, and compatibility with surrounding zoning and uses; 25% green area required.

U-L-I: Urban Light Industrial - Designed to attract and retain a variety of small-scale light industrial uses in older, mostly developed industrial areas located close to established residential communities; establishes a flexible regulatory process with appropriate standards to promote reinvestment in, and redevelopment of, older urban industrial areas as employment centers, in a manner compatible with adjacent residential areas.

OVERLAY ZONES2

T-D-O: Transit District Overlay - Intended to ensure that development in a designated district meets the goals established in a Transit District Development Plan. Transit Districts may be designated in the vicinity of Metro stations to maximize transit ridership, serve the economic and social goals of the area, and take advantage of the unique development opportunities which mass transit provides.

D-D-O: Development District Overlay - Intended to ensure that development in a designated district meets the goals established in a Master Plan, Master Plan Amendment or Sector Plan. Development Districts may be designated for town centers, Metro areas, commercial corridors, employment centers, revitalization areas, historic areas and other special areas as identified in approved plans.

2These overlay zones are superimposed over other zones, and they may modify provisions of the underlying zones concerning uses allowed and standards for development. In addition, new development is generally subject to approval of a Detailed Site Plan by the Planning Board.

CHESAPEAKE BAY CRITICAL AREA OVERLAY ZONES3

I-D-O: Intense Development Overlay - To conserve and enhance fish, wildlife, and plant habitats and improve the quality of runoff that enters the Chesapeake Bay, while accommodating existing residential, commercial, or industrial land uses. To promote new residential, commercial and industrial land uses with development intensity limits. Maximum residential density is the same as the underlying zone.

L-D-O: Limited Development Overlay - To maintain and/or improve the quality of runoff entering the tributaries of the Chesapeake Bay and to maintain existing areas of natural habitat, while accommodating additional low-or moderate-intensity development. Maximum residential density is the same as the underlying zone, up to 4.0 du/net acre maximum.

R-C-O: Resource Conservation Overlay - To provide adequate breeding, feeding and wintering habitats for wildlife, to protect the land and water resources base necessary to support resource-oriented land uses, and to conserve existing woodland and forests for water quality benefits along the tributaries of the Chesapeake Bay. Maximum residential density - .05 du/ gross acre.

REVITALIZATION OVERLAY DISTRICTS4

R-O-D: Revitalization Overlay District - Intended to ensure the orderly development or redevelopment of land within a designated district. Revitalization Districts provide a mechanism for the county to delegate full authority to local municipalities to approve departures from parking, landscaping and sign standards. In addition, limited authority is also delegated for the approval of variances from building setbacks, lot coverage, yards and other dimensional requirements of existing zoning.

ARCHITECTURAL OVERLAY DISTRICTS5

A-C-O: Architectural Conservation Overlay - Intended to ensure that development and redevelopment efforts preserve and protect the architectural or design character of neighborhoods in accordance with an approved Architectural Conservation Plan. Conservation Districts may be designated in areas where the majority of properties have been developed and they exhibit distinct, unifying elements, characteristics, design or other physical features.

3These overlay zones are superimposed over other zones, and they may modify provisions of the underlying zones concerning uses allowed and standards for development. In addition, new development is generally subject to approval of a Conservation Plan and Conservation Agreement by the Planning Board.

4These overlay districts are superimposed over other zones. However, they do not modify provisions of the underlying zones concerning uses allowed and standards for development.

5These overlay zones are superimposed over other zones, and they may modify provisions of the underlying zones concerning design regulations. Howver, they do not modify provisions of the underlying zones concerning allowed uses. In addition, a Detailed Site Plan for Architectural Conservation shall be approved by the Planning Board prior to the issuance of a building or grading permit.

PROCEDURAL SEQUENCE CHART

For the Concurrent Preparation of Comprehensive Master Plans, Sector Plans and Sectional Map Amendments*

Work Program

Existing Situation, Proposed Issues, Public Participation Program

Goals, Concepts, Guidelines and Public Participation Program approved by the District Council with direction to prepare a plan

60 day referral to the District Council/ County Executive for identification of any public facility inconsistencies

Distribution of Preliminary Plan/SMA to the County Executive, affected municipalities, and public for comments

Digest of Testimony to the Planning Board within 90 working days

60 day referral to the District Council/County Executive for any transportation amendments

Transmittal and Distribution of Adopted Plan and Endorsed SMA

All amendments must be referred to the Planning Board

PUBLIC INPUT

NOTIFICATIONS

*(Optional Procedureas per Sec 27-225.01.05)

AUTHORIZATION/ INITIATION

PUBLISH INFORMATIONAL BROCHURE

PUBLIC FORUM

PREPARATION OF PRELIMINARY PLAN AND SMA

PUBLISH PRELIMINARY PLAN/SMA

Planning Board/District Council (Resolution)

JOINT PUBLIC HEARING

REVIEW AND MODIFICATION OF PRELIMINARY PLAN/SMA

PLAN ADOPTION SMA ENDORSEMENT

PLAN/SMA APPROVAL OR DISAPPROVAL OR SET ADDITIONAL JOINT PUBLIC HEARING

HEARING(S) ON PROPOSED PLAN/SMA AMENDMENTS (AND/OR ADOPTED PLAN)

PLAN & SMA APPROVED

Notification to property owners 30 days prior to Public Forum

Planning Board

Planning Staff with Public Participation Planning Board

Planning Board permission to print

Planning Board

Notification to property owners 30 days prior to hearing

Planning Board/ District Council

Planning Board (Worksession)

Planning Board

Postponement of Zoning Applications

Postponement of certain Building Permits

District Council (Worksession)

District Council

Notification to property owners 30 days prior to hearing

Planning Board/District Council

District Council (Worksession)

District Council

ACKNOWLEDGMENTS

FernV.Piret,Ph.D.,PlanningDirector

MichaelE.Petrenko,AICP,DeputyPlanningDirector

AlDobbins,AICP,Chief,CommunityPlanningDivision

PROJECTTEAMCOREMEMBERS

ReggieBaxter,ProjectLeader,PlannerCoordinator,CommunityPlanningDivision

RobertCline,AICP,ProjectFacilitator,Supervisor,PlanningandDesignSection,CommunityPlanningDivision AlanLord,AICP,PlannerCoordinator,CommunityPlanningDivision* DineeneO’Connor,SeniorPlanner,CommunityPlanningDivision

IreneRedmiles,AssociateDirectorforPublic/PrivateFacilitiesDevelopment,TheUniversityofMaryland TerrySchum,AICP,DirectorofPlanning,Community&EconomicDevelopment,CityofCollegePark,Maryland JillYutan,RLA,SeniorUrbanDesigner,CommunityPlanningDivision*

PROJECTTEAMRESOURCESMEMBERS

RussellCate,EconomicDevelopmentCoordinator,CityofCollegePark,Maryland DorothyFriedman,Planner,CityofCollegePark,Maryland

RodneyB.Harrell,SeniorPublicFacilitiesPlanner,CountywidePlanningDivision JimiJones,PlannerCoordinator,DevelopmentReviewDivision FaramarzMokhtari,PlannerCoordinator,CountywidePlanningDivision EileenNivera,PlannerCoordinator,DepartmentofParksandRecreation

FrederickB.Shaffer,III,SeniorTrailsPlanner,CountywidePlanningDivision

JimStasz,PlannerCoordinator,CountywidePlanningDivision

TECHNICALASSISTANCE

SteveAdams,RLA,Supervisor,UrbanDesignReviewSection,DevelopmentReviewDivision StuBendelow,AICP,Supervisor,ResearchSection,InformationCenter TeriBond,ActingDivisionChief,RedevelopmentAuthority

EdwardA.Bourgondien,VideoandPhotographySpecialist,InformationCenter*

BarbaraBruce,AdministrativeAideIII,CommunityPlanningDivision

MishelleCarson,ProgrammerAnalystI,InformationManagementDivision

JoeChang,PlannerCoordinator,CommunityPlanningDivision

TerryDandridge,ClerkII,OfficeServicesSection,InformationCenter

MartinDubroff,SeniorPlanner,RedevelopmentAuthority

JohnFerdock,GraphicDesigner,InformationCenter PaulFields,PlannerCoordinator,CommunityPlanningDivision EricFoster,AICP,Supervisor,TransportationSection,CountywidePlanningDivision JohnN.Funk,III,AICP,Supervisor,GrowthPolicy&PublicFacilities,CountywidePlanningDivision MaryE.Goodnow,PublicationsSpecialist,InformationCenter FarollHamer,RLA,Chief,DevelopmentReviewDivision

MaryHampton,PrincipalPlanningTechnician,DevelopmentReviewDivision WendyIrminger,PlannerCoordinator,CommunityPlanningDivision JamesJohnson,ClerkII,OfficeServicesSection,InformationCenter

SusanKelley,Supervisor,PublicationsandGraphicsandOfficeServicesSections,InformationCenter CeciliaLammers,Supervisor,EnvironmentalPlanning,CountywidePlanningDivision

DonaldMagruder,ClerkII,OfficeServicesSection,InformationCenter* NancyMattingly,AdministrativeAideIII,CommunityPlanningDivision

TerriPlumb,PublicationsSpecialist,InformationCenter

CraigRovelstad,AICP,PlannerCoordinator,CommunityPlanningDivision

ArieStouten,AICP,Supervisor,ZoningSection,DevelopmentReviewDivision

GaryR.Thomas,PrincipalPlanningTechnician,CommunityPlanningDivision DebbieTucker,ActingSupervisor,PermitReview,DevelopmentReviewDivision JosephValenza,Ph.D,PlannerCoordinator,InformationCenter

BillWilkerson,AICP,PlannerCoordinator,CommunityPlanningDivision*

CONSULTANTS

ZHA,Inc.

Rhodeside&Harwell,Incorporated(RHI) EnvironmentalResourcesManagement(ERM)

*FormerStaff

Approved Sector Plan and Sectional Map Amendment for a portion of Planning Area 66 in Prince George

ABSTRACT

TheMaryland-NationalCapitalParkandPlanningCommission

PrinceGeorge’sCounty

CountyCouncil

CouncilMembers

TABLEOFCONTENTS

LISTOFFIGURES

LISTOFMAPS

LISTOFTABLES

FOREWORD

ADVISORYPLANNINGGROUP

CITYOFCOLLEGEPARK

THEUNIVERSITYOFMARYLAND

COLLEGEPARKCITY-UNIVERSITYPARTNERSHIPINC.

CIVICASSOCIATIONS

BUSINESS/PROPERTYOWNERS

PLANHIGHLIGHTS

THISPLAN...

ABOUTTHISSECTORPLAN

AREADESCRIPTION

WHYASECTORPLAN?

THECOMMUNITY’SROLE

APPLICABILITY

PLANNINGBACKGROUND

RELATIONSHIPTOOTHER PLANSANDPOLICIES

1982GENERALPLANANDMASTER PLANOFTRANSPORTATION

THE1989LANGLEYPARK-COLLEGE PARK-GREENBELTMASTERPLAN

THE1995CITYOFCOLLEGEPARK COMPREHENSIVEPLAN

THE1992MARYLANDECONOMIC GROWTH,RESOURCEPROTECTION ANDPLANNINGACT

THE1997SMARTGROWTHAND NEIGHBORHOODCONSERVATIONACT

COMMISSION2000 RECOMMENDATIONS

COLLEGEPARKUS1CORRIDORCHARACTERISTICS

AREAPROFILE

AREACHALLENGES

1995CITYOFCOLLEGEPARK COMPREHENSIVEPLAN

LANDUSEANDURBANDESIGN

GOALS

BACKGROUNDANDISSUES

BACKGROUND

ISSUES

CONCEPTS

LANDUSECONCEPT

URBANDESIGNCONCEPT

LEGEND

AreasandSubareas

RECOMMENDATIONS

CORRIDOR-WIDELANDUSEAND ZONINGRECOMMENDATIONS

CORRIDOR-WIDEURBANDESIGN RECOMMENDATIONS

AREAANDSUBAREA RECOMMENDATIONS

TRANSPORTATIONANDCIRCULATION

GOALS

BACKGROUNDANDISSUES

OTHERPLANSANDSTUDIES

OTHERISSUES

CONCEPT

RECOMMENDATIONS

VEHICULARACCESSAND CIRCULATIONRECOMMENDATIONS

PUBLICTRANSPORTATION RECOMMENDATIONS

NONVEHICULARACCESSAND CIRCULATIONRECOMMENDATIONS

ProvisionforParking

ParkingStandardsandRatios

SharedParking

AlternativeModesofTransportation

StructuredMultipurposeParking StructuresWithintheTownCenter andMainStreet

AdequacyofTransportationFacilities

ENVIRONMENTALFRAMEWORK

GOALS

BACKGROUNDANDISSUES

CONCEPT

RECOMMENDATIONS

STORMWATERMANAGEMENTAND

FLOODPLAIN

WETLANDS

WOODLANDCONSERVATION

NOISEPOLLUTION

AIRQUALITY

PUBLICFACILITIES

GOALS

BACKGROUNDANDISSUES