Approved Sector Plan and Sectional Map Amendment for the Morgan Boulevard and Largo Town Center by Maryland-National Capital Park & Planning Commission

r e t n e C n w o T Largo

Approved Sector Plan and Sectional Map Amendment December 2013

The Maryland-National Capital Park and Planning Commission Prince George's County Planning Department

Approved Largo Town Center Sector Plan and SMA

The Maryland‑National Capital Park and Planning Commission Elizabeth M. Hewlett, Chairman Françoise Carrier, Vice Chairman

Officers: Patricia Colihan Barney, Executive Director Joseph Zimmerman, Secretary-Treasurer Adrian R. Gardner, Esq., General Counsel

The Maryland‑National Capital Park and Planning Commission is a bicounty agency, created by the General Assembly of Maryland in 1927. The Commission’s geographic authority extends to the great majority of Montgomery and Prince George’s Counties: the Maryland‑Washington Regional District (M‑NCPPC planning jurisdiction) comprises 1,001 square miles, while the Metropolitan District (parks) comprises 919 square miles, in the two counties. The Commission has three major functions: •

The preparation, adoption, and, from time to time, amendment or extension of the General Plan for the physical development of the Maryland‑Washington Regional District.

•

The acquisition, development, operation, and maintenance of a public park system.

•

In Prince George’s County only, the operation of the entire county public recreation program.

The Commission operates in each county through a Planning Board appointed by and responsible to the county government. All local plans, recommendations on zoning amendments, administration of subdivision regulations, and general administration of parks are responsibilities of the Planning Boards. The Prince George’s County Department of Planning (M‑NCPPC): •

Our mission is to help preserve, protect, and manage the county’s resources by providing the highest quality planning services and growth management guidance and by facilitating effective intergovernmental and citizen involvement through education and technical assistance.

•

Our vision is to be a model planning department of responsive and respected staff who provide superior planning and technical services and work cooperatively with decision‑makers, citizens, and other agencies to continuously improve development quality and the environment and act as a catalyst for positive change.

Prince George’s County Planning Board Elizabeth M. Hewlett, Chairman Dorothy F. Bailey Manuel R. Geraldo John P. Shoaff A. Shuanise Washington

Montgomery County Planning Board Françoise Carrier, Chairman Casey Anderson Norman Dreyfuss Amy Presley Marye Wells-Harley

Prince George’s County Rushern L. Baker, III, County Executive County Council The County Council has three main responsibilities in the planning process: (1) setting policy, (2) plan approval, and (3) plan implementation. Applicable policies are incorporated into area plans, functional plans, and the Prince George’s County Approved General Plan. The County Council, after holding a hearing on the plan adopted by the Planning Board, may approve the plan as adopted, approve the plan with amendments based on the public record, or disapprove the plan and return it to the Planning Board for revision. Implementation is primarily through adoption of the annual Capital Improvement Program, the annual budget, the water and sewer plan, and adoption of zoning map amendments. Council Members Mary A. Lehman, 1st District Will Campos, 2nd District Eric Olson, 3rd District, Council Vice Chair Ingrid M. Turner, 4th District Andrea Harrison, 5th District, Council Chair Derrick Leon Davis, 6th District Karen R. Toles, 7th District Obie Patterson, 8th District Mel Franklin, 9th District Clerk of the Council Redis C. Floyd

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Approved Largo Town Center Sector Plan and SMA

Contents Plan Highlights.................................................................ix Plan Vision..................................................................... ix Vision Elements............................................................. ix Key Planning and Zoning Recommendations................. x Chapter 1: Introduction.....................................................3 Sector Plan Area Boundary.............................................3 Regional Setting..............................................................3 Plan Purpose..................................................................7 Relationship to Other Plans ...........................................8 2002 Prince George’s County Approved General Plan....8 1990 Largo-Lottsford Approved Master Plan and Adopted Sectional Map Amendment .....................9 2004 Approved Sector Plan and Sectional Map Amendment for the Morgan Boulevard and Largo Town Center Metro Areas (MorLar) ...........10 2009 Approved Countywide Master Plan of Transportation (MPOT).........................................10 2008 Approved Public Safety Facilities Master Plan.....10 2005 Approved Countywide Green Infrastructure Plan..............................................11 2009 Smart, Green, and Growing Legislation...............11 Maryland's Stormwater Management Act of 2007......11 1997 Smart Growth and Neighborhood Conservation Initiative..........................................11 Subregion 4 (Central Avenue-Metro Blue Line Corridor) Transit-Oriented Development Implementation Project........................................11 Background.....................................................................12 Demographic Profile.....................................................12 Development Pattern...................................................12 Development Potential.................................................13 Community Engagement..............................................15 Chapter 2: The Vision for Largo Town Center Metro Station and Beyond.....................................................21 Vision Elements............................................................21 Chapter 3: Largo Town Center Today— Existing Conditions......................................................29 Economic-Market Forecast...........................................29 Environment.................................................................34 Public Facilities.............................................................41 Connectivity .................................................................44 Historic Resources, Culture, and Entertainment..........46 Town Center Design Assessment..................................46 Chapter 4: Recommendations for Future Development...63 Transforming Largo Town Center..................................63 Goal: TOD-Compatible Development beyond the TOD Core...............................................................70

Urban Design and Planning Objectives........................70 Transit-Oriented Development Core............................71 Development District Standards...................................71 Street Network.............................................................71 Street Types..................................................................72 Open Space..................................................................73 Development Tiers.......................................................80 Environmental Recommendations...............................80 Public Facilities.............................................................82 Transportation Demand Management.........................86 Chapter 5: Implementation..............................................91 Intergovernmental Coordination..................................91 Public-Private Partnerships..........................................91 Regulatory Improvements, Development, and Incentives..............................................................93 Density.........................................................................93 Mixed-Use....................................................................94 Design...........................................................................94 Applicable Program and Funding Sources....................95 Implementation Matrix................................................96 Chapter 6: Overview of Development District Zoning Recommendations.....................................................101 Development District Overlay Zone Area—Zoning Recommendations .............................................101 Chapter 7: Largo Town Center Sectional Map Amendment..............................................................109 Sectional Map Amendment........................................109 Comprehensive Rezoning Implementation Policies...109 Comprehensive Rezoning Changes.............................110 Proposed Rezoning........................................................114 Chapter 8: Largo Town Center Development District Standards..................................................................127 Intent..........................................................................127 Definitions..................................................................127 Subareas.....................................................................127 Development District Overlay Zone Applicability.......127 Exemptions from the Development District Standards............................................................129 Public Improvements..................................................130 Site Plan Submittal Requirements..............................130 Permitted and Prohibited Uses..................................131 Modifications of the Development District Standards............................................................132 Development District Standards.................................132 Prince George's County, Maryland.................................177 Updated November 2010 ..........................................177

List of Maps Map 1: Sector Plan Area Boundary................................4 Map 2: Largo Town Center DDOZ Boundaries................5 Map 3: Location of Largo Town Center DDOZ................6 Map 4: Largo Town Center—General Plan Tier Update.....................................................9 Map 5: Largo Town Center Existing Land Use..............14 Map 6: Recommended Building Heights Plan..............23 Map 7: Illustrative TOD Core Concept Plan..................24 Map 8: Largo Town Center Trade Areas.......................33 Map 9: Watersheds......................................................37 Map 10: Watersheds and Known Streams and Wetlands.......................................................38 Map 11: Countywide and Local Green Infrastructure Network.................................39 Map 12: 65 dBA Ldn Noise Contours...........................42 Map 13: Existing Vehicular Access...............................48 Map 14: Largo Town Area Subarea..............................49 Map 15: Existing Metro Station Approach...................51 Map 16: Illustrative Planned Metro Station Approach..........................................52 Map 17: Existing Open Space.......................................53 Map 18: Illustrative Retail Plan....................................65 Map 19: Illustrative Arena Drive/Harry S Truman Drive Retail Node .........................................67 Map 20: Illustrative Metro Retail Node.......................69 Map 21: Existing Street Network.................................77 Map 22: Illustrative Street Network.............................78 Map 23: Illustrative Potential Buildout Street Network.............................................79 Map 24: Illustrative Community Open Space and Bicycle Path Plan...........................................85 Map 25: Preferred Land Use Plan..............................103 Map 26: Existing Zoning Plan.....................................104 Map 27: Rezoning Plan..............................................105 Map 28: Zoning Change Overview.............................113 Map 29: Sector Plan Subareas...................................128 Map 30: Illustrative TOD Core Concept Plan..............134 Map 31: Building Heights...........................................142

List of Tables Table 1: Existing Retail Demand for Largo Town Center.................................................30 Table 2: Largo Town Center’s Incremental Growth Retail Demand Potential..............................31 Table 3: Watershed Information..................................34 Table 4: Impervious Surfaces and Water Quality Ratings ............................................34 Table 5: Plan Area Forest Canopy Comparison— 1938 to 2009................................................35 Table 6: Known Streams and Wetlands .......................35 Table 7: Projected 65 dBA Noise Contours, Measured from the Centerline....................40 Table 8: School Facility Conditions: 2008 Parsons 3DI Study......................................................41 Table 9: School Facility Conditions...............................43 Table 10: Pupil Yield Rates (2008)................................82 Table 11: School Enrollment and Capacity...................82 Table 12: Projected Enrollment Capacity at Buildout for Single-Family Attached Units..................83 Table 13: Projected Enrollment Capacity at Buildout for Multifamily Units....................................83 Table 14: Cumulative Zoning Inventory......................112 Table 15: Building Face to Building Face Street Type Components.................................................144 Table 16: Parking Space Requirement........................167

Approved Largo Town Center Sector Plan and SMA

List of Figures Figure 1: Figure 2: Figure 3: Figure 4: Figure 5: Figure 6: Figure 7: Figure 8: Figure 9: Figure 10: Figure 11: Figure 12: Figure 13: Figure 14: Figure 15: Figure 16: Figure 17: Figure 18: Figure 19:

Community Meeting Ballot Results........16 Illustrative Station Square Perspective Rendering................................................76 Illustrative Arena Drive Green Perspective Rendering............................77 Illustrative Harry S Truman Gateway Rendering................................................78 Ashton South End...................................94 Block Lengths........................................135 Build-to Line Diagram for Existing Redevelopment.....................................137 Plan View of Build-to Line Placements.138 TOD Core Setback.................................141 SE, NE, NW Quad Setback.....................141 Complete Streets Diagram....................145 Street Type—Arterial (Boulevard).........147 Street Type—Common Access Easement..............................................148 Street Type—Neighborhood Street A, 2-Way....................................................149 Street Type—Neighborhood Street B, 2-Way....................................................149 Street Type—Neighborhood Street C, 1-Way....................................................150 Rainwater Tree Pits...............................151 Rainwater Gardens...............................152 Rainwater Planters, Street Edge............................................153

List of Figure-Grounds Figure-Ground 1: Largo, Maryland...............................58 Figure-Ground 2: Clarendon, Virginia...........................59 Figure-Ground 3: Courthouse, Arlington, Virginia........60 Figure-Ground 4: Rockville, Maryland..........................61

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Approved Largo Town Center Sector Plan and SMA

Foreword The Prince George’s County Planning Board of The Maryland-National Capital Park and Planning Commission (M-NCPPC) is pleased to make available the Approved Largo Town Center Sector Plan and Sectional Map Amendment (SMA). This community-based plan and SMA provide a clear vision for the future of the Largo Town Center Metro Station Metropolitan Center. The approved sector plan contains recommendations for future transit-oriented development. The approved sectional map amendment expands the 2004 Largo Town Center Development District Overlay Zone to include the entire Largo Town Center area along with selected properties east of Landover Road (MD 202). On July 16, 2013, the District Council and the Planning Board held a joint public hearing on the preliminary sector plan and proposed sectional map amendment. The Planning Board adopted the plan with modifications per PGCPB Resolution No. 13-96 in October 2013. The District Council approved the sector plan and sectional map amendment with additional modifications per CR-137-2013 and CR-138-2013, respectively, in November 2013. M-NCPPC, comprised of the Planning Boards of Prince George's and Montgomery Counties, certified the approved plan and sectional map amendment per M-NCPPC Resolution No. 13-29 in December 2013. Policy guidance for this plan came from the 2002 Prince George’s County Approved General Plan and county functional area master plans, including the 2005 Approved Countywide Green Infrastructure Plan, 2008 Approved Public Safety Facilities Master Plan, and 2009 Approved Countywide Master Plan of Transportation. The approved sector plan also reflects the Largo Town Center area’s designation as a priority investment area and new “downtown” by the 2014 Adopted Plan Prince George’s 2035. Community participation and input took place throughout 2012, culminating in a series of intensive community workshops held in the fall of 2012. Additional community input was solicited through a series of civic association and small stakeholder group meetings, worksessions with Prince George’s County agency staff, briefings of county elected officials, and information gathering sessions. This plan reflects the county’s vision to transform the Largo Town Center Metro station area into a major destination for employment and mixed-use development drawing from the metropolitan Washington, D.C. area. Largo Town Center presents a unique opportunity to create a new walkable, bikable, and transit-friendly community at the Metro station while simultaneously revitalizing and redeveloping existing office and retail development. The transit-oriented community at Largo Town Center will incorporate natural features, active and passive open spaces, innovative energy and water conservation techniques, and high density mixed-use development in a form intended to enhance the quality of life for residents, workers, and visitors to Largo Town Center. The August 2013 decision by County Executive Rushern L. Baker III to locate the new Regional Medical Center at Largo Town Center represents the “game changer” major institutional use that could potentially add thousands of jobs to the local economy and foster demand for supporting development and services such as new housing, retail, and office opportunities. The Planning Board greatly appreciates the contributions of the community and all stakeholders throughout the development of the plan. Because of the community’s participation and commitment, the approved Largo Town Center Sector Plan provides the foundation for the development of a vibrant, mixed use, transit-oriented community around the Largo Town Center Metro Station that will benefit Prince George’s County citizens and residents for years to come. Sincerely,

Elizabeth M. Hewlett Chairman, Prince George's County Planning Board

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Plan Highlights

Regional Medical Center

Plan Vision

The new Regional Medical Center features a 10-story main hospital tower with two helipads on a site near the Largo Town Center Metro Station. It also features a central green street leading to the hospital and clear entry and drop-off areas. The building is designed to meet Leadership in Energy and Environmental Design (LEED) building standards.

The Largo Town Center Sector Plan envisions the transformation of the Largo Town Center Metro Station Area into one of Prince George’s County’s premiere mixed-used “downtowns” and 24-hour activity centers by 2035. The core area is anchored by a major new institutional use—a Regional Medical Center, satellite university campus, or U.S. General Services Administration tenant—and features a mixed-use retail district along an extended Harry S Truman Drive. Largo Town Center offers a variety of retail offerings, business services, and cultural attractions for county residents and businesses. The transit-oriented development (TOD) core contains the tallest buildings with 6- to 10-story office, institutional, and residential towers surrounding the Largo Town Center Metro Station. The TOD core transitions into outer neighborhoods with a range of high- and moderate-density civic/institutional, commercial office, and residential mixed-use development. Buildings in these areas range from 4–10 stories in height. East of Landover Road, a new community of three-story townhomes has been built.

Vision Elements New Mixed-Use TOD Core The mixed-use TOD core features a new Regional Medical Center on a site south of Arena Drive and within convenient walking distance of the Metro station. Along with the new institutional use, a complementary mix of residential and commercial uses fosters round-the-clock activity and a genuine sense of place. The TOD core functions as a place to live, work, play, and visit with its interrelated uses and built environment forming a cohesive, vibrant whole community.

Expanded Primary Civic Center The consolidation of a variety of county services at a single location has resulted in an expanded civic center north of the TOD core. The expanded government services center is an employment and cultural destination with a mix of government, cultural, educational, office, and hotel uses.

A Variety of Neighborhoods with a Range of Housing Types Largo Town Center includes mixed-income and workforce housing in a variety of housing types, which range from single-family attached townhomes to higherdensity, mid- to high-rise apartment buildings containing units of various sizes.

Fully-Integrated, Multimodal Transportation System Largo Town Center provides a comprehensive, multimodal transportation network that fully accommodates public transit, automobiles, pedestrians, and bicyclists through the application of "Complete Street" principles.

Environmentally Sensitive and Security-Conscious Site Design Largo Town Center incorporates environmental sensitive design and stormwater management practices that (1) minimize and manage stormwater at its sources, thereby protecting local and regional watersheds from harmful runoff; and (2) counteract the “urban heat island effect” through a reduction in heat-retaining impervious surfaces (i.e., building roofs, paved surface parking lots, and too-wide streets). All new public buildings and most new privately built buildings are designed to qualify for LEED certification. Crime prevention through environmental design principles are also to be incorporated into the design of buildings and public spaces throughout the sector plan to minimize or eliminate opportunities for crime.

Economic Development The area offers a variety of economic development and employment opportunities that generate substantial taxbased revenue for the county, especially with the addition

Approved Largo Town Center Sector Plan and SMA

of the Regional Medical Center plus complementary or affiliated uses. The new Largo Town Center is an 18- to 24-hour-a-day regional destination where residents and visitors patronize local and national businesses; major employers provide a daytime and, in the case of a regional hospital, nighttime population to support businesses; and cultural uses enliven the TOD core and civic center.

Key Planning and Zoning Recommendations • Move the Largo Town Center Sector Plan/ Development District Overlay Zone (DDOZ) area from the Developing Tier to the Developed Tier so that new mixed-use development can take advantage of available county and state TOD resources. • Expand the 2004 Largo Town Center DDOZ to cover the entire sector plan area to ensure that new development complies with the plan vision and requirements. • Rezone the R-R (Rural Residential), C-O (Commercial Office), and M-A-C (Major Activity Center) zoned properties within the TOD core to M-X-T (Mixed UseTransportation Oriented) to facilitate mixed-use development in the vicinity of the Largo Town Center Metro Station. • Rezone the I-3 (Planned Industrial/Employment Park) zoned properties in the northwest quadrant to C-O to facilitate office and institutional uses. • Rezone the I-3 zoned properties in the northeast quadrant to M-U-I (Mixed-Use Infill) to facilitate mixed office and institutional uses with a focus on healthcare services. • Rezone the M-A-C zoned property at 401-701 Largo Center Drive to M-U-I to facilitate mixeduse residential development on this site.

Chapter 1

Chapter 1: Introduction

Chapter 1: Introduction Sector Plan Area Boundary

The boundaries of the Development District Overlay Zone (DDOZ) were established through an extensive stakeholder and community outreach planning process that included community workshops held in February, September, October, November, and December 2012. The Largo Town Center sector plan area occupies portions of Planning Area 73 (Largo-Lottsford) in central Prince George's County. It is generally bounded by I-95/I-495 (Capital Beltway), MD 202 (Landover Road), the southwest boundary of the Woodview Village subdivision, Campus Way North, Lake Arbor Way, Landover Road (south of Lake Arbor Way), and MD 214 (Central Avenue). (See Map 1: Sector Plan Area Boundary on page 4 and Map 2: Largo Town Center DDOZ Boundaries on page 5.)

Regional Setting

A project to update the 1990 Largo-Lottsford Approved Master Plan and Adopted Sectional Map Amendment was approved by the District Council as part of the Prince George’s County Planning Department of The MarylandNational Capital Park and Planning Commission’s (M-NCPPC) fiscal year 2012 work program. A study was conducted in April 2011 by M-NCPPC staff to identify and justify a boundary for the proposed Largo-Lottsford Master Plan update. This study included evaluation of the following seven areas: Woodmore Town Center area, Woodview Village/North Lake Arbor area, South Lake Arbor area, Largo Town Center Metro Station area, Central Avenue East/Kingdom Square area, Central Avenue West/Central industrial area, and Morgan Boulevard Metro Station area. The boundaries of the Largo Town Center Sector Plan were further refined after extensive M-NCPPC staff review and research of approved plans governing future development at the Largo Town Center Metro Station.

The sector plan area contains approximately 800 acres of land, more than 200 acres of which are vacant or undeveloped. The area is anchored by the Largo Town Center Metro Station. The Metro station is the terminal station for the Blue Line in Prince George’s County and offers direct rapid transit access to the rest of the metropolitan Washington region as well as connections to Amtrak and commuter rail (MARC and Virginia Railway Express) service. Largo is an unincorporated area; the nearest municipality is Glenarden, Maryland, with town limits that include the Woodmore Towne Centre at Glenarden immediately north of Landover Road. Located in Prince George’s County, five miles east of Washington, D.C., Largo Town Center is highly accessible by automobile, intersecting several regionally important highways and roadways: Capital Beltway on the west (three interchanges provide the sector plan area with ample access to and from the highway), MD 202 to the north and east, and MD 214 to the south. Additionally, US 50 ( John Hanson Highway) is located approximately 2 miles to the north, BaltimoreWashington Parkway is located approximately 5 miles to the northwest, and MD 301 (Crain Highway) is located approximately 10 miles to the east (See Map 3: Location of Largo Town Center DDOZ on page 6.) The University of Maryland University College is located within the plan area, and Prince George’s Community College is one-half mile to the south of the plan

Chapter 1: Introduction 3

Approved Largo Town Center Sector Plan and SMA

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Chapter 1: Introduction

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Chapter 1: Introduction 5

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Chapter 1: Introduction

TOD is generally defined as development that is located within a 10-minute walk or one-half mile of a commuter rail or rail transit station (Planning and Urban Design Standards, American Planning Association Press, 2006). The 2002 General Plan further defines TOD as development that actively seeks to increase transit use and decrease automobile dependency by: • Locating homes, jobs, and shopping closer to transit services. • Locating the mix of critical land uses (live/work/shop/recreate) in closer proximity to one another. • Establishing land use/transit linkages that make it easier to use transit (rail and bus). area. These universities draw professionals, students, researchers, and academics to the area. Kaiser Permanente has a major medical office within the northeastern quadrant of the plan area, owning almost 15 acres of land and attracting patients from around the county.

Plan Purpose The Washington Metropolitan Area’s economy is one of the strongest regional economies in the country, and it is swiftly transforming itself for the twenty-first century. All you have to do is look around the Washington, D.C. metropolitan region and you will see quality, thriving development taking place. Prince George’s County’s 15 Metro stations represent the Washington region’s last great frontier for transitoriented development. That is why the Prince George’s County Council voted to put in the necessary incentives to spur transit-oriented development for our residents. If Prince George’s County is to realize this vision, it must claim it as destiny and move forward into the future with confidence and a collaborative can-do attitude. Prince George’s County’s residents believe in the future of this county as the Washington region’s next great place in which to live, work, and play. This is why they came out to participate in the planning process that will hopefully transform the Largo Town Center Sector Plan and Sectional Map Amendment (SMA) vision into implemented reality. The Largo Town Center Metro Station is one of the county’s crown jewels when it comes to accessibility (by highway and transit) and as a potential anchor for a compact, walkable, transit-oriented community.

Low-rise suburban sprawl has not created a real place at Largo Town Center. Recognizing this reality, we must pay close attention to our regional neighbors and take heed not to merely imitate their efforts but know that it is our time for bold action and continue to take the steps necessary to transform the Largo Metro Station and the surrounding areas.

Prince George’s County supports incentives for new development that exceeds the minimum requirements of the Largo Town Center Sector Plan. The County also supports incentives for mixed-income multifamily housing in appropriate locations within the sector plan area, provided that the development is six stories or more in height and otherwise exceeds all other minimum design standards required by the plan. In our view, these measures constitute the only way in which our leveraged county resources will bring about the vibrant, transit-oriented community at Largo Town Center that we all want to see. The Preliminary Largo Town Center Sector Plan is a forward-looking blueprint for Prince George’s County to bring about genuine transit-oriented development at this Metro station. Implementation of the Largo Town Center Sector Plan must emphasize outreach to ensure public understanding and awareness of the new tier designation of the sector plan area from the Developing Tier to the Developed Tier. On August 22, 2013, County Executive Rushern L. Baker III announced his choice of Largo Town Center as the chosen site for the county’s new Regional Medical Center. This major new institutional use could potentially become a general plan “Plan 2035 game-changer” in spurring the development of a new downtown Prince George’s at this transit-supported site in the heart of Prince George’s County. The purpose of the Largo Town Center Sector Plan is to ensure the creation of an urban, walkable, transit-oriented community at the Largo Town Center Metro Station. The development standards, policies, and strategies contained in this plan are intended to make certain that future development within the sector plan area maximizes transit ridership, revitalizes the area through economic

Chapter 1: Introduction 7

Approved Largo Town Center Sector Plan and SMA

development while maintaining its socioeconomic diversity, and adopts a sustainable development pattern. The Largo Town Center SMA modifies the DDOZ established by the 2004 Approved Sector Plan and Sectional Map Amendment for the Morgan Boulevard and Largo Town Center Metro Areas to ensure that future development is conducive to its designation in the 2002 Prince George’s County Approved General Plan as a metropolitan center. This sector plan sets out a development vision for the Largo Town Center DDOZ that articulates vibrant and diverse neighborhoods, an efficient multimodal transportation system, sustainable and accessible environmental infrastructure, and pedestrian- and bicyclist-friendly urban design. This vision emphasizes: • TOD near the Metro station and clearly defined neighborhoods with distinct characters and functions. • Pedestrian- and bicyclist-friendly development and redevelopment in the DDOZ. • Protected environmentally sensitive areas, minimal development impacts, and expanded recreational opportunities and trail/bikeway connections. • Maximum housing opportunities within walking distance of the Metro station. • Increased commercial retail and restaurant opportunities as the population expands. • Publicly- and privately-owned open space for recreation and passive enjoyment. The plan vision anticipates the possibility of a major institutional user within walking distance of the Metro station, such as a new Regional Medical Center, an expanded university satellite campus, or a U.S. General Services Administration (GSA) tenant. Additionally, this plan also moves the entire sector plan area from the Developing Tier into the Developed Tier. The Largo Town Center Metro Station is the only Metro station in Prince George’s County that is not within the Developed Tier. By designating the plan area as part of the Developed Tier, the sector plan’s vision is more likely to be attained. Among the goals of the Developed Tier are:

• Strengthen existing neighborhoods. • Encourage appropriate infill. • Encourage more intense, high-quality housing development in Centers and Corridors. • Expand tree cover through the increased planting of trees and landscaping. • Capitalize on investments in transportation and other infrastructure. • Promote transit-supporting, mixed-use, pedestrian-oriented neighborhoods. • Design and site public facilities in accordance with appropriate development patterns

Relationship to Other Plans A number of plans and initiatives at the local and state levels provide a framework in which the sector plan was prepared. The policy documents described below formed the context for the Largo Town Center Sector Plan.

2002 Prince George’s County Approved General Plan The 2002 General Plan sets forth goals, objectives, policies, and strategies that guide future growth and development throughout Prince George’s County and is the foundation for the recommended compact, dense, transit-oriented development that emerged from the Largo Town Center planning process. The 2002 General Plan divides the county’s land into three policy tiers: the Developed Tier, the Developing Tier, and the Rural Tier. It also designates a number of centers and corridors where development is intended to be concentrated in the future. The sector plan area is located on the western edge of the county’s Developing Tier. The area includes the Largo Metropolitan Center, the highest intensity center as defined by the 2002 General Plan. The 2002 General Plan’s vision for the Developed Tier is a network of sustainable, transit-supporting, mixeduse, pedestrian-oriented, medium- to high-density neighborhoods. The 2002 General Plan vision for the Developing Tier is to maintain a pattern of low- to moderate-density suburban residential communities, distinct commercial centers, and employment areas that are increasingly transit serviceable. The 2002 General Plan’s vision for metropolitan centers is a high Chapter 1: Introduction

Chapter 1: Introduction

Map 4: Largo Town Center—General Plan Tier Update Current General Plan Tier Boundary

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Updated General Plan Tier Boundary

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U V

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Plan Tier

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concentration of land uses and economic activities that attract employers, workers, and customers from other parts of the metropolitan Washington area.

ensures that all 15 Prince George's County Metro stations are in areas that are eligible for county and state TODsupportive resources and incentives.

The Largo Town Center Sector Plan amends the 2002 General Plan by expanding the Developed Tier boundary to include the Largo Town Center sector plan area. This change simultaneously removes the sector plan area from the Developing Tier (see Map 4. Largo Town Center— General Plan Tier Update on page 9).

1990 Largo-Lottsford Approved Master Plan and Adopted Sectional Map Amendment

Moving the Largo Town Center sector plan area from the Developing Tier to the Developed Tier ensures consistency between the TOD-supportive 2002 General Plan visions for both the Developed Tier and the Largo Town Center Metropolitan Center. The amendment also

This sector plan boundary falls entirely within the boundary covered by the 1990 Largo-Lottsford Master Plan. Thus, the Largo Town Center Sector Plan amends the portion of the master plan area where both boundaries coincide. The 1990 Largo-Lottsford Master Plan’s general recommendations for the area include developing unused land for employment centers,

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Approved Largo Town Center Sector Plan and SMA

protecting existing residential areas from encroachment by incompatible land uses, and constructing adequate public facilities to meet future community needs. The 1990 Largo-Lottsford Master Plan specifically recommends the establishment of a major employment area in the parcel between the Capital Beltway (I-495/I-95), MD 202 (Landover Road), and MD 214 (Central Avenue), which includes the majority of the sector plan area. The plan also designates the parcels adjacent to what is now the Largo Town Center Metro Station as a town center, which it classifies as a potential site of highly concentrated, mixed-use development of regional importance. The 1990 Largo-Lottsford Master Plan describes the town center as possibly the most visible aspect of the central portion of the county because of its proximity to major roads. However, the 1990 LargoLottsford Master Plan does not promote the town center’s relationship to the future Largo Town Center Metro Station, because the master plan was approved 14 years before the Metro station opened for service.

2004 Approved Sector Plan and Sectional Map Amendment for the Morgan Boulevard and Largo Town Center Metro Areas (MorLar) The MorLar Plan amends part of the area covered in the 1990 Largo-Lottsford Master Plan. The MorLar Plan intends to implement the principles of concentrated, transit-serviceable growth outlined in the 2002 General Plan and provide the land use vision required by the Washington Metropolitan Area Transit Authority (WMATA) for Metro stations nearing completion. The Largo Town Center Sector Plan amends that portion of the MorLar plan area east of the Capital Beltway. The MorLar Plan focuses on fostering compact, mixeduse TOD around both the Morgan Boulevard and Largo Town Center Metro stations. To facilitate TOD in these areas, the MorLar Plan placed a DDOZ, a regulation that imposes a set of development standards intended to promote the urban design and land use principles expected of TOD, on several parcels in the immediate vicinity of these two Metro stations. In addition, it focuses on a swath within roughly one-third of a mile of the Largo Town Center Metro Station and designates it as a “core” area. The MorLar Plan recommends mixed-use zoning for most of this core.

2009 Approved Countywide Master Plan of Transportation (MPOT) The MPOT updates the Prince George’s County Master Plan of Transportation, adopted in 1982, and incorporates the transportation recommendations included in subsequent approved master and sector plans. The master plan’s recommendations are intended to produce a network of transportation systems and facilities that, as articulated in the 2002 General Plan: (a) encourage quality economic development; (b) make efficient use of existing and proposed county infrastructure and investment; and (c) enhance the quality and character of communities and neighborhoods. In relation to the sector plan area, the MPOT provides guidance for future changes in the county’s transportation network related to the expansion of Metro’s Blue Line to Largo Town Center. This includes reinforcing the 2002 General Plan’s recommendation for high-intensity commercial and residential TOD in metropolitan centers, especially the Largo Town Center. The MPOT reinforces the 2002 General Plan’s prioritization of public investment for the areas adjacent to the county’s Metro stations.

2008 Approved Public Safety Facilities Master Plan The Public Safety Facilities Master Plan contains recommendations for the Prince George’s County Police Department, Fire and Emergency Medical Services Department, Department of Corrections, Office of Emergency Management, Office of the Sheriff, and M-NCPPC Park Police Division. The plan addresses the need for new facilities, renovation of facilities, staffing levels, and crime-prevention strategies such as crime prevention through environmental design. The master plan sets priority levels for public sector provision of capital improvements related to public safety facilities that vary depending on an area’s tier status as specified by the 2002 General Plan. The Public Safety Facilities Master Plan places a high priority on public spending on such facilities in metropolitan centers in the Developing Tier and places a medium to low priority on such spending in other parts of the Developing Tier.

Chapter 1: Introduction

2005 Approved Countywide Green Infrastructure Plan

Maryland's Stormwater Management Act of 2007

The Green Infrastructure Plan guides development, green space protection, and mitigation activities as well as seeks to implement a long-range vision for preserving, protecting, enhancing, and restoring a contiguous network of environmentally important areas in the county by the year 2025. The plan is not intended to reduce the overall development potential in the county nor is it intended to be a major land acquisition program. The plan emphasizes private-sector stewardship of privately-held lands, which comprise most of the county’s green infrastructure network.

In 2007, the Maryland General Assembly passed legislation amending the state’s existing site design standards for mitigating stormwater runoff. The primary goals of the state and local stormwater management programs are to maintain the predevelopment runoff characteristics (as closely as possible) after development and to reduce stream channel erosion, pollution, siltation and sedimentation as well as local flooding by implementing environmental site design to the maximum extent practicable and using appropriate structural best management practices only when necessary. These regulations for stormwater management apply to the development or redevelopment of land for residential, commercial, industrial, or institutional use. The highquality, mixed-use development envisioned by the sector plan and previous plans will incorporate these stormwater management principles.

The plan aligns with the 2002 General Plan’s guiding principles for future green infrastructure plans, which include: (a) identifying a contiguous network of environmentally important areas; (b) setting forth strategies to preserve, protect, enhance, and restore the network; (c) supporting the desired development pattern of the 2002 General Plan; (d) adopting and/or supporting effective implementation mechanisms; (e) supporting the county’s Livable Communities Initiative; and (f ) ensuring meaningful public participation.

2009 Smart, Green, and Growing Legislation In 2009, the State of Maryland signed into law a package of three bills bundled under the title “One Maryland: Smart, Green, and Growing.” The bills comprehensively outline the state’s policy for smart and sustainable growth. The first law, the Smart and Sustainable Growth Act, clarifies that local jurisdictions must implement and follow the comprehensive plans they adopt. The second law, Smart Growth Measures and Markers, directs local jurisdictions and the state to collect smart-growth measures and indicators and establishes a statewide land use goal. The third law, Planning Visions, updates the state’s planning process with a set of 12 plan visions that address infrastructure, economic development, public participation, and quality of life, among many other issues. Local jurisdictions are required to include these visions in their local comprehensive plans and implement them through the adoption of applicable zoning and subdivision ordinances and regulations. The 2009 Smart, Green, and Growing legislation replaced the 1992 Economic Growth, Resource Protection, and Planning Act.

1997 Smart Growth and Neighborhood Conservation Initiative In 1997, the Maryland General Assembly enacted a package of legislation collectively referred to as the Neighborhood Conservation and Smart Growth Initiative. The Maryland Smart Growth Program had three basic goals: to save valuable remaining natural resources, to support existing communities and neighborhoods, and to save taxpayers millions of dollars in unnecessary costs for building infrastructure to support sprawl. This legislation established the state’s priority funding areas to help guide future development in ways that support smart growth.

Subregion 4 (Central Avenue-Metro Blue Line Corridor) Transit-Oriented Development Implementation Project The Central Avenue-Metro Blue Line Corridor Implementation Project will put into effect the vision and goals for the Central Avenue Corridor as presented in the 2010 Approved Subregion 4 Master Plan and Sectional Map Amendment and will advance the recommendations of the 2008 Approved Capitol Heights Transit District Development Plan and Transit District Overlay Zoning Map Amendment. These plans envision mixed-use TOD and promote housing and neighborhood conservation,

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public facility and infrastructure improvements, and commercial revitalization around county Metro stations. The project will concentrate on the county’s Blue Line Metro stations, including Largo Town Center. The project’s objectives include: (a) conducting a series of community educational and outreach programs focused on the TOD opportunities along the Central Avenue and Metro Blue Line Corridor; (b) forming partnerships with economic, business, and community stakeholders to develop and initiate a strategic marketing campaign and business retention and attraction program; (c) identifying and prioritizing TOD opportunities; (d) undertaking a comprehensive pedestrian and bicycle access improvement plan for the Central Avenue Corridor; and (e) preparing a sectional map amendment to be applied to the entire corridor.

Background Demographic Profile The Largo Town Center sector plan area has a population of 3,400 according to the 2010 U.S. Census Bureau and Metropolitan Washington Council of Governments Round 8.1 estimates. As of March 2013, the area had a median household income of $68,539, lower than the county’s median of $72,058 but higher than the national median of $51,301. A total of 1,322 dwelling units are located in the area divided between multifamily and townhome units. Owner-occupied dwelling units in Largo Town Center were 32.4 percent of the total housing stock compared to the county rate of 62.9 percent. The Largo Town Center area is less racially/ ethnically diverse than the rest of the county. In 2010, the area’s population was only five percent white and 0.8 percent Hispanic compared to 23.6 percent and 14.5 percent, respectively, for the county. Black residents comprised 95 percent of the sector plan area’s population compared to 66 percent of the county’s population. Residents of the sector plan are highly educated. A higher proportion of the sector plan area’s adult population (47.8 percent) had completed at least two years of college compared to 34.8 percent for the county as a whole. The sector plan area’s population is proportionately somewhat older than the county as a whole, with a median age of 37.4 compared to the county’s median age of 36.0. The primary driver of this age difference is most likely the lack of children in the area. Many households in the area are

childless. The average household size for the sector plan area is 1.9; the average household size in the county is 3.0.

Development Pattern Land use in the sector plan area is fragmented by manmade and natural barriers. Most of the plan area is framed—and isolated—within the triangle formed by the Capital Beltway, MD 202 (Landover Road), and MD 214 (Central Avenue). All three roads are highspeed thoroughfares with limited or controlled access and no provisions for safe non-motorized use. The plan area is divided into quadrants by Arena Drive and Lottsford Road. Much of the property around the Metro station is publicly owned, including the county-owned land now occupied by The Boulevard at the Capital Centre shopping center and the WMATA-owned joint development site around the Metro station. The development pattern within the plan area is suburban sprawl. An office park with large amounts of countyowned and county-leased office space occupies the area between Arena Drive and Landover Road. Although several office buildings are as much as six stories in height, most of these structures are three stories in height or less. South of Arena Drive, an existing residential community of low- to mid-rise apartments and townhomes is sandwiched between two suburban shopping centers— The Boulevard at the Capital Centre and the older Largo Town Center Shopping Center. Along the sector plan’s southern boundary, undeveloped and privately-owned land predominates with scattered warehouse/light industrial uses and two hotels. East of Landover Road, a large undeveloped property sits immediately north of a public middle school (Ernest Everett Just), an M-NCPPC community center, and a small neighborhood shopping center. A total of more than 200 acres of undeveloped land, more than one-quarter of all of the land in the sector plan area, is scattered throughout The street network is characterized by superblocks with little or no connectivity between the quadrants. The primary streets are very wide with discontinuous medians; their design allows for traffic speeds that are above posted limits. All development within the sector plan area faces inward and away from the streets. The result is an unattractive, and even unsafe, environment that is pedestrian-unfriendly and lacks points of visual interest in or site lines to shopping centers for pedestrians

Chapter 1: Introduction

(or even motorists) to see what retail services are offered. No sense of security exists to encourage walking or biking. The Metro station opened for service in 2004. It was designed to facilitate convenient commuter parking instead of future air-rights development. Two large parking garages with a total of 2,200 spaces wrap the station tightly and occupy a significant portion of the WMATA joint development site. WMATA has expressed interest in joining a new public-private partnership effort to facilitate TOD around the Metro station. (See Map 5: Largo Town Center Existing Land Use on page 14.)

Development Potential The Largo Town Center Metro Station currently serves as a commuting hub for Metro patrons traveling to other parts of the Washington metropolitan area. However, the sector plan area possesses several important assets that, leveraged wisely, could help transform the area into a regional urban destination with a vibrant mix of commercial, institutional, and cultural activities. The most important asset is the Metro station. Not only does it serve as a gateway to the rest of the regional Metro system but also to the ongoing expansion of Metro service to Tysons Corner, Reston, and Dulles International Airport, which will bring direct Silver Line service to Largo Town Center. Second, key underdeveloped parcels around the Metro station are publicly owned. The Prince George’s Revenue Authority owns 70 acres of land immediately adjacent to the Metro station at The Boulevard. Although the development at The Boulevard

at the Capital Centre is privately owned and the current retail leases are long-term, an opportunity to redevelop the site through a single master planning process remains high. Third, more than 200 acres of undeveloped land are within a mile of the Metro station; nearly all of this land is in large tracts of five or more acres, most at least 10 acres. Large tracts of undeveloped land held by a few individuals or groups increase the likelihood of developing in a cohesive way. Finally, the plan area enjoys excellent regional highway access as well as Metrorail and bus transit access. Recognizing these assets, the Prince George’s County government has named the Largo Town Center area as its selected location for the new Regional Medical Center, which is expected to open in late 2017. The county selected a site next to the Largo Town Center Metro Station after extensive consideration of numerous potential sites. Community outreach for the planned Regional Medical Center included a major public meeting held on February 28, 2013. The state of Maryland, through the University of Maryland’s medical services system, is collaborating with the county in this major countywide health planning and service delivery initiative. As a major institutional use, the new Regional Medical Center is expected to be a development gamechanger for central Prince George’s County. The county government is not the only potential developer expressing an interest in “doing something” at Largo Town Center. More than half a dozen owners of key developable parcels within the plan area have indicated interest in starting new development projects on their land. M-NCPPC staff conducted one-onone interviews and group meetings with these key stakeholders between October 2012 and February 2013 to ascertain their development plans and share the plan vision. In light of the intense public- and private-sector interest in the future of Largo Town Center, the Largo Town Center Sector Plan was developed as a detailed implementation plan with specific development standards and guidelines, concepts, and strategies to promote and facilitate TOD around the Metro station. By doing so, the plan will help transform the Largo Town Center into a true urban destination with enhanced employment and housing opportunities; institutional services; an effective

Chapter 1: Introduction 13

Approved Largo Town Center Sector Plan and SMA

Map 5: Largo Town Center Existing Land Use

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Chapter 1: Introduction

multimodal transportation system; and attractive, walkable, and safe neighborhoods with protected environmental amenities.

Community Engagement Direct community input shaped the ideas and recommendations found in the Largo Town Center Sector Plan. Public outreach, resident participation, and buy-in from various stakeholders, including county agencies and land owners/developers, were priorities of this planning effort. Several approaches were employed to bring attention to the sector plan area; obtain comments on community and stakeholder concerns, project priorities, and the plan vision; and build a long-term commitment to the ultimate success of the sector plan area. Since the primary focus of the plan is ensuring quality redevelopment of the area immediately surrounding the Metro station (specifically TOD), public sector coordination was necessary. Additionally, the goal was to ensure participation of those property and business owners and other stakeholders interested in and committed to the planning process for the Largo Town Center. The major components of the outreach process included: • Community Workshops: Staff conducted community planning workshops to solicit public input in the crafting of a community vision for TOD around the Metro station. Five communitywide meetings were held. Preliminary notice of each scheduled meeting was sent to all property owners within one mile of the sector plan area. The team identified key stakeholders integral to the planning process and contacted them directly to ensure their involvement. • Interviews and Briefings: Staff scheduled meetings with key stakeholders, including owners of potential development opportunity sites, implementing public agencies, and community organizations.

Reaching Out to the Community Community outreach for the sector plan began with a kick-off community workshop on February 16, 2012, to explain the purpose of the plan and understand community and stakeholder priorities and concerns. At this meeting, facilitated group discussions ensued regarding issues and opportunities in the sector plan area.

This discussion and the ballot vote pointed the planning team in the direction it needed to proceed. Connectivity to Metro was deemed the most important planning issue to focus on, followed by employment, public safety, finding the appropriate intensity and density to redevelop the area, and attracting high-quality retail and restaurants. (See Figure 1: Community Meeting Ballot Results.) The primary intent of this session was to solicit input from the community and help identify issues of importance to the community for planning staff. After six months of data analysis (see Information Collection on page 10), outreach continued with a community meeting on October 3, 2012, describing the team’s initial analysis followed by a facilitated community workshop on November 8, 2012, on the community’s vision for the area and how it would fit into potential development scenarios. A preferred land use and design concept was developed, and the planning team presented their initial recommendations at this community meeting. A final presentation of the preferred development concept and plan-related recommendations took place on December 10, 2012, and participants further refined and validated the concept. The public audience, which included property owners and developers, was invited to share thoughts about the recommendations and design schematic. After the presentation, the planning team stood by illustrative boards that described architectural character, open space plans, streets and block structure, retail, and implementation while taking questions and comments from the audience. In addition, at a meeting on February 28, 2013, the community was introduced to the possibility of a major

Chapter 1: Introduction 15

Approved Largo Town Center Sector Plan and SMA

institutional user locating within a quarter-mile radius of the Metro station. With approximately 350 people in attendance, there was overwhelming support for the concept. A final presentation of the preferred development concept and plan-related recommendations took place on May 2, 2013. The community engagement strategy was designed to reach out to all members of the community, including those who have not actively participated in the past. More than 475 interested residents and stakeholders participated in the planning process, including property owners, neighbors, merchants, developers, and community leaders. Responsible growth requires teamwork; the high level of civic involvement displayed during the Largo Town Center Sector Plan planning process will ultimately guide growth and ensure quality development for future generations of residents.

Interviews, Briefings, and Tours with Stakeholders Because of the importance of creating a new mixed-use core, special efforts were made to involve landowners and business operators of undeveloped, vacant sites and sites within a half-mile radius of the Metro station. These properties and businesses would be directly affected by efforts to promote widespread mixed-use redevelopment. Planning staff contacted members of the business community and Figure 1: Community Meeting Ballot Results invited them to attend open houses. Oneon-one interviews were held with landowners, developers, business operators, and commercial property owners throughout the process. and business ownersâ&#x20AC;&#x2122; concerns. Since The Boulevard at the Capital Centre site is a major part of redefining These meetings were set up to initiate an ongoing and redeveloping the area around the Metro station, the dialogue, regarding community concerns and desires, team briefed the Revenue Authorityâ&#x20AC;&#x2122;s board of directors the plan vision, owner/developer intentions for their and met regularly with Revenue Authority staff and properties, and to ensure that the development of the owners of the shopping center. Planning staff also those parcels with the TOD core is consistent with the attended a special meeting with the businesses in The plan vision. The team met with business owners at The Boulevard at the Capital Centre. Boulevard at the Capital Centre to discuss the plan vision

Chapter 1: Introduction

From January 2012 through March 2013, the planning team held a series of meetings with Prince George’s County Council Member Derrick Leon Davis and his staff, representatives of Prince George’s County’s state legislative delegation (Senator Joanne Benson and Senator Ulysses Currie’s staff ), and senior staff from the County Executive’s Office. Monthly coordination meetings were held with the chief executives and directors of the county’s Economic Development Corporation, Department of Public Works and Transportation, Revenue Authority, Redevelopment Authority, and Department of Housing and Community Development, as well as senior staff from the WMATA. Meetings were also held with the Lake Arbor Civic Association. Invitations were extended to Largo Civic Association and Kettering Civic Association for M-NCPPC staff to meet with association members. Finally, a regional TOD tour was conducted for four County Council members and their staff. With the planning team, the group visited successful, walkable mixed-use TOD communities, including Rockville Town Center in Rockville, Maryland and Clarendon, Shirlington, and Courthouse Square in Arlington County, Virginia. These sites were selected based on attractive, walkable urbanism features and the evolution of their development near transit. The team met with planners and local politicians who described the history of the area, including the market conditions and necessary legislative and implementation tools that enabled the development of each area. These first-hand, on-the-ground studies allowed the group to understand local traditions in place-making, as well as the public and private commitments.

Marketing and Outreach A public advertisement was printed in local newspapers after the District Council formally initiated the plan in May 2012. In order to inform residents and stakeholders of community meetings, save-the-date postcards and flyers were sent to all property owners within a one-mile radius of the planning area for each of the five community meetings. Flyers were also distributed to local businesses, commuters at the Largo Town Center Metro station, and students at the Lake Arbor Elementary School and Ernest

Everett Just Middle School. In addition to notices posted on the plan’s web page, e-mails were sent to those who previously participated at Largo Town Center Sector Plan community meetings or signed up as stakeholders on the project web page. At the planning team’s request, Council Member Derrick Leon Davis’s office also sent out meeting invitations to his e-mail list. Additionally, advertisements were posted on the Planning Department’s and General Plan team’s Facebook and Twitter feed. Finally, the team identified key stakeholders integral to the planning process and contacted them directly to ensure their involvement at community meetings.

Information Collection Intensive analysis of the Largo Town Center area was undertaken during the six months between the kickoff meeting and the second community meeting. The planning team toured the sector plan area multiple times, focusing on opportunity sites, physical constraints, and the existing building layout and design. During a kick-off meeting with consultants in July 2012, the group spent an afternoon on a comprehensive bus tour, analyzing maps and discussing opportunities for growth and redevelopment. The planning team toured the sector plan area numerous times, noting and analyzing the area‘s development patterns; reviewing the clustering and type of retail establishments; and documenting physical features with photographs, measurements, and sketches. From the visual analysis, in conjunction with market data and interviews with property owners (including the Revenue Authority and the owners of The Boulevard at the Capital Centre) on their debt and annualized rate of return, an economic market analysis was conducted that helped determine the viability of various land use, zoning, and design scenarios. On-site analysis through the examination of physical constraints, such as steep slopes, wetlands, and specimen trees that require preservation, also aided in identifying redevelopment and infill opportunity sites. These studies were used to better describe the Largo Town Center sector plan area and to inform the community of planning and design decisions.

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Approved Largo Town Center Sector Plan and SMA

Chapter 1: Introduction

Chapter 2

Chapter 2: Vision

Chapter 2: The Vision for Largo Town Center Metro Station and Beyond The Largo Town Center Sector Plan envisions the transformation of the Largo Town Center Metro Station area into one of Prince George’s County’s premiere mixed-use “downtowns” and 24-hour activity centers by 2035. The core area is anchored by a new Regional Medical Center plus a satellite university campus with the possibility of a future U.S. General Services Administration (GSA) tenant. The core area also features a mixed-use retail district along an extended Harry S Truman Drive. Largo Town Center is Prince George’s County’s primary local government center, offering a variety of services for county residents and businesses. A range of large and small businesses serve both the needs of citizens who reside within walking distance of the Largo Town Center Metro Station and the needs of visitors from the greater Washington metropolitan region. A wide range of sit-down restaurants, performance venues, public and private open spaces, and other cultural attractions add to the regional attraction of the new Largo Town Center area. The sector plan area’s high-density, mixed-use core is bordered to the north by an expanded government services district and health-related service activities. New medium- to high-density residential development rings the sector plan area’s southeast quadrant between Arena Drive and Harry S Truman Drive, east of Lottsford Road. New townhomes occupy a formerly undeveloped site east of Landover Road (MD 202).

The downtown area or Transit-Oriented Development (TOD) core contains the tallest buildings, with 6- to 10-story office, institutional, and residential towers surrounding the Largo Town Center Metro Station. The Regional Medical Center features building heights ranging from 5 to 14 stories. The TOD core transitions into outer neighborhoods with a range of high- and moderate-density civic/institutional, commercial office, and residential mixed-use development. Buildings in these areas range from 4 to 8 stories in height. East of Landover Road, a new community of three-story townhomes has been built. (See Map 6: Recommended Building Heights Plan on page 23.) Largo Town Center serves as a major multimodal transportation hub with excellent highway and transit (bus and Metrorail) connections to support the new development. The area is buffered by a network of trails and open spaces that provide needed green and open space for residents. The roadway network is transformed into a network of pedestrian- and bicyclist-friendly complete streets.

Vision Elements A new mixed-use TOD core that focuses on the Largo Town Center Metro Station. The TOD core is anchored by the extension of Harry S Truman Drive north to Arena Drive as a boulevard-like landscaped green street. The preferred buildout scenario for the TOD core features a major new institutional use—a new Regional Medical Center, expanded university satellite campus, or GSA tenant—on a site south of Arena Drive and within convenient walking distance of the Metro station. Along

The maximum buildout scenario for the Largo Town Center sector plan area envisions a new Regional Medical Center, expanded university satellite campus, or GSA tenant within onequarter mile of the Metro station entrance. Under this scenario, housing stock in the area has expanded to a total of 4,350 new and preexisting dwelling units. Approximately 5,000,000 square feet of commercial office and institutional space provide a rich mix of employment and business service opportunities. Some 400,000 square feet of reconfigured retail space line part of the extended Harry S Truman Drive and make up two smaller retail focus areas within the sector plan area. Chapter 2: Vision 21

Approved Largo Town Center Sector Plan and SMA

with the new institutional use, a complementary mix of residential and commercial uses fosters round-theclock activity and a genuine sense of place. A compact, connected grid of streets includes many small blocks and a variety of street and building types. The TOD core functions as a place to live, work, play, and visit, with its interrelated uses and built environment forming a cohesive, vibrant whole. The former Boulevard at the Capital Centre shopping center has been replaced by a new main street commercial retail district that lines both sides of Harry S Truman Drive Extended. The new main street includes destination and neighborhood-oriented retail uses on ground floors with offices and residences on the upper floors. A smaller cluster of retail uses links Harry S Truman Drive to a new public green at the Metro station via a new local street. (See Map 7: Illustrative TOD Core Concept Plan on page 24.) Expanded primary civic center to consolidate county services. The consolidation of a variety of county services at a single location has resulted in an expanded civic center north of the TOD core. The expanded government services center is an employment and cultural destination with a mix of government, cultural, educational, office, and hotel uses. New road connections make the TOD core accessible by transit and on foot. The modified street grid is punctuated and complemented by civic places that accommodate a variety of needs from public gatherings and cultural activities to quiet contemplation. Healthcare center. The existing private healthcare complex at this location (Kaiser Permanente) has been joined by more specialized, mostly private health care providers in several medical services buildings. Healthcare-related retail uses are located in ground floor space in one or two of the new buildings. A variety of neighborhoods with a range of housing types. Largo Town Center includes a variety of neighborhoods, including housing integrated into mixed-use districts; high-density multifamily residential neighborhoods; and townhome neighborhoods. A large concentration of high-density multifamily residential units are located in the TOD core west of Lottsford Road. East and south of Largo Center Drive, moderateto medium-density multifamily residential development buffers the sector plan area from the highway noise of Landover Road and Central Avenue (MD 214). The old

Largo Town Center Shopping Center has been replaced by new medium-density multifamily residences over reconfigured retail services that continue many of the services offered by the former shopping center. This mixed-use residential complex fronts Arena Drive and is no longer set back from the street, enabling greater access and walkability. A large townhome community sits on formerly undeveloped land that is bisected by the nowcompleted Campus Way North. These neighborhoods achieve a successful housing mix, offering housing opportunities across a broad spectrum of ages and incomes. The area includes mixed-income and workforce housing in a variety of housing types, which range from single-family attached townhomes to higher-density apartment buildings of various sizes. The housing mix accommodates older adults and families with children, as well as singles and couples seeking an urban lifestyle in Prince Georgeâ&#x20AC;&#x2122;s County. The multifamily units throughout the sector plan area are a mix of rental and condominium units, but most will be rental units in the near term due to market forces. As the market shifts, rental units should be incentivized for conversion to condominiums with tenants having the right of first refusal. Ultimately, rental and condo units will be located throughout the entire plan area in addition to the for-sale single-family attached townhomes. In short, county residents in the Largo Town Center sector plan area now have the option to â&#x20AC;&#x153;age in placeâ&#x20AC;? without fear of involuntary displacement or other loss in their quality of life. Economic development and a vital economic mix. The area offers a variety of employment opportunities and generates substantial tax-based revenue for the county, especially with the addition of the Regional Medical Center. Largo Town Center accommodates a diverse mix of business opportunities, having attracted anchor office tenants to this regional destination with its rich mix of retail and restaurants. At the same time, needed neighborhood-oriented services are found at several select locations within the sector plan area. By combining compatible uses within walking distance of each other, the area achieves a synergy and vitality that continues well past the end of the workday. In this 18- to 24-hour-a-day regional destination, residents and visitors patronize local and national businesses; cultural uses enliven the TOD core and civic center; and major employers provide a daytime and, in the case of a Regional Medical Center, nighttime population to support businesses. Chapter 2: Vision

Chapter 2: Vision

Map 6: Recommended Building Heights Plan

5–14 Floors

5–8 Floors

2–3 Floors

6–10 Floors

4–6 Floors

0 Floors

150

300

600

900

Feet

Chapter 2: Vision 23

Approved Largo Town Center Sector Plan and SMA

Map 7: Illustrative TOD Core Concept Plan

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it Cap

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Legend

Southwest Quadrant (TOD Core)

Storefront Frontage

Building Heights 5–14 Floors (Max. 210 feet) 6–10 Floors (Max. 150 feet) 5–8 Floors (Max. 120 feet)

Build-to Line Parking Setback Line

Civic Green, Square, and Plaza

Half-Mile Radius

4 South Entrance—Corner Elements

Open Space

Quarter-Mile Radius

5 South Gateway

400

600

1 North Entrance—Corner Element

Limited Highway Access Frontage

Civic Buildings/Monuments

200

Feet

Special Treatment

General Frontage

Environmental Regulated Area

100

2 Civic Building/Retail Pavillion 3 Iconic Tower/Signature Building

Blue Line Metro Station Plan Area Boundary

Chapter 2: Vision

A fully-integrated, multimodal transportation system. The vision for Largo Town Center provides a comprehensive, multimodal transportation network that fully accommodates public transit, automobiles, pedestrians, and bicyclists through the application of complete street principles. A key component of the vision for Largo Town Center is enhanced highway and Metrorail access to other key destinations in the region, including downtown Washington, D.C., Montgomery County, northern Virginia, and all three regional commercial airports (Ronald Reagan Washington National, Washington Dulles International, and Baltimore/Washington International Thurgood Marshall). An urban street grid with smaller blocks and no cul de sacs encourages travel on foot and bicycle within the area by providing a safe pedestrian/bicyclist environment. All former one-way streets in the area south of the Metro Blue Line rail overpass have been converted to two-way streets with abundant on-street parking. Arena Drive, McCormack Drive, and Lottsford Road have been transformed into boulevard-like streets with green medians, curb bumpouts at intersections, lighted bus stop shelters with real-time transit service information, pedestrian-scaled streetlights, and pedestrian-activated crossing signals with countdown displays. The former flying right-turn entrance ramp from Largo Center Drive to westbound Central Avenue has been reconfigured into a 90-degree, three-way intersection with Largo Center Drive. East of Landover Road, a completed Campus Way North provides direct connections between residential areas northeast and southeast of the sector plan area and helps to divert local traffic away from Landover Road. (See Map 22: Illustrative Street Network on page 78.) An enhanced and expanded network of open space and civic places, Largo Town Center includes an expanded open space network that comprises publicly and privately owned greens and plazas, linear parks, promenades, natural resource-based parkland, and recreational amenities. The open space system provides focal places in the hearts of neighborhoods, settings for public gatherings and events, opportunities for quiet contemplation and appreciation of nature, attractive connections between destinations, and opportunities for passive and active recreation that are located in safe places. The open space system is tied together by expanded trail connections linking Largo Town Center with surrounding areas.

Improved pedestrian, bicycle, and trail connections. The Largo Town Center area encourages residents and visitors alike to leave their automobiles behind. All destinations are accessible by a continuous network of sidewalks, safe pedestrian crossings, bicycle routes, and new trail connections. New development emphasizes pedestrian and bicycle linkages to schools, parks/recreational areas, and commercial and employment centers for all ages. Largo Town Center’s pedestrian- and bicyclist-friendly built environment encourages its residents to make much healthier personal mobility choices. (See Map 24: Illustrative Community Open Space and Bicycle Path Plan on page 85.) An environmentally sensitive and security-conscious site design. Largo Town Center incorporates environmentally sensitive design and stormwater management practices that (1) minimize and manage stormwater at its source, thereby protecting local and regional watersheds from harmful runoff; and (2) counteract the “urban heat island effect” through a reduction in heat-retaining impervious surfaces (i.e., building roofs, paved surface parking lots, and too-wide streets). The area includes open spaces that combine stormwater management functions and publicly and privately owned amenities. New development minimizes impervious surfaces and employs other low-impact design techniques. Following a “green streets” model, Largo Town Center features many street trees and multipurpose green spaces that function as community amenities as well as areas for stormwater infiltration. In sum, the Largo Town Center sector plan area features an expanded network of green spaces and places that connect with natural resource areas. All new public buildings and most—if not all—new privately built buildings in the sector plan area are designed to qualify for Leadership in Energy and Environmental Design (LEED) certification (LEED Gold or better for public buildings). Crime Prevention Through Environmental Design (CPTED) principles have also been incorporated into the design of buildings and public spaces throughout the sector plan area to minimize or eliminate opportunities for crime. Key CPTED features include continuously lighted public streets and open spaces, building façades that promote “eyes on the street” surveillance, and publicly accessible spaces whose design invites use and “ownership” by residents and visitors.

Chapter 2: Vision 25

Approved Largo Town Center Sector Plan and SMA

Chapter 2: Vision

Chapter 3

Chapter 3: Existing Conditions

Chapter 3: Largo Town Center Today—Existing Conditions Economic-Market Forecast In an effort to capitalize on the activity along the Metro Blue Line, the existing public road infrastructure, and available land, a market analysis was conducted using best available data and information collected from a variety of local, regional, and national sources. This information reflects recent trends and current market conditions. However, changes in national and regional economic conditions and in the regulatory environment could significantly impact the feasibility conclusions of this forecast. In addition to analyzing market factors, this planning process tested scenarios for redevelopment of key parcels within a one-quarter- to one-half-mile radius of the Largo Town Center Metro Station. Consideration was given to county efforts to add institutional anchors or provide regulatory or financial incentives to expand on traditional estimates of market support. These market recommendations extend beyond current buildout estimates, relating land supply and density rather than relying solely on market trends and the historic nature of development. For the near-term, the time period ranges from the present to the year 2018, and the mid-term is defined as 2019–2023.

Residential Sector The residential market at the Largo Town Center Metro Station is ripe for new development. Throughout the nation, walkable mixed-use neighborhoods surrounding transit sustain value and provide some of the most inviting communities for new households. The residential sector will be influenced by opportunities in close proximity to the Metro station and will be further enhanced by efforts to create a sense of place at The Boulevard at the Capital Centre site. Between 1,963 and 2,350 rental units and between 588 and 700 forsale units will be market supportable within the next 10 years. Those properties within a quarter mile of the Largo Town Center Metro Station have the potential to offer a high-quality multifamily residential product and create a highly desirable place for not only existing residents but also prospective tenants who are not currently able to find

high-quality residential products near a Metro station in Prince George’s County.

Commercial Sector (Retail) The primary trade area (PTA) utilized in this analysis represents the geographic area that best describes the social and economic context. The PTA for Largo Town Center extends from 1) the intersection of Brightseat Road and MD 202 (Landover Road) east to the intersection of MD 202 and Lottsford Road; 2) east to the intersection of Lottsford Road and MD 193 (Enterprise Road); 3) south to the intersection of Watkins Park Road and MD 202; 4) west to the intersection of MD 202 and White House Road; 5) west to the intersection of Walker Mill Road and Ritchie Road; 6) north through FedEx Field to the intersection of Sheriff Road and Brightseat Road; 7) north to the intersection of Brightseat Road and Landover Road; and 8) concluding at the starting point. The PTA identifies the segments from which Largo Town Center and the surrounding area’s retail establishments are likely to draw a majority of their regular sales. The percentage of household expenditures captured by retailers is expected to be highest in their PTA. Convenience is a major factor for sales generated locally. The existing retail market demand for Largo Town Center's PTA ranges between 417,377 and 525,232 square feet. Of the three retail categories, food and beverage retail accounts for almost half of the demand followed by neighborhood goods and services (27 percent), general merchandise, apparel, furnishings, and other (GAFO) (24 percent). The existing retail supply in Largo Town Center includes approximately 769,891 square feet focused at four major sites: The Boulevard at the Capital Centre, Largo Towne Center, Inglewood Restaurant Park, and Largo Commons. The total amount of retail supply in the market exceeds its retail demand by an estimated 244,659 to 352,514 square feet. More important, there is a significant mismatch between the retail services desired by greater Largo community residents and the sector plan area’s available retail offerings. Finally, both shopping centers within the Largo Town Center sector plan area (Largo Town Center and The Boulevard at the Capital Centre) are hampered by their poor-to-nonexistent visibility from

Chapter 3: Existing Conditions 29

Approved Largo Town Center Sector Plan and SMA

the Capital Beltway, MD 202, and MD 214 (Central Avenue). Because of these challenges, the next steps for Largo Town Center should include an evaluation of the quality of the retail currently provided, an assessment of the applicability of the current tenant mix to the retail needs of the existing population, and an initiative to consolidate retail supply to the greatest extent possible. Concentrating the retail spending of the Largo Town Center customer base would help to maximize the impact of its retail demand and improve the quality of retail tenants offered within the plan area. Resident-Based Demand

Based on 2012 estimates, 34,193 people currently reside in 13,668 households in the PTA. The median household income is $78,960. Workforce-Based Demand

The PTA’s non-resident workforce contributes additional retail demand. Since shopping and eating by daytime employees is typically limited to lunch hours, breaks, and “quick trips” after work, only the employment base within the PTA is incorporated into retail demand calculations. Employees outside this area will not patronize on-site establishments often enough to affect the total amount of supportable retail supply.

Today, there are an estimated 15,187 daytime employees in the PTA for the site’s retail and restaurant offerings. Approximately 38 percent of these individuals are executive- and professional-level staff. Visitor-Based Demand

Visitors are categorized by the length and purpose of their visit, which relate to specific spending patterns. Day-trippers are visitors who drive one to three hours from home and return the same day. As retail customers, day-trippers spend less than overnight tourists who stay a night or more away from home and pay for lodging and additional meals. Each year, Largo Town Center attracts an estimated 225,734 overnight visits based on the hotel inventory and occupancy rates. Within Largo Town Center's PTA, there are currently 665 hotel rooms. Calculating Retail Demand

Each of the three major retail categories has distinctive characteristics that influence tenant location decisions and customer shopping patterns. These factors significantly affect Largo Town Center's capture rates for retail expenditures generated within the trade areas.

Table 1: Existing Retail Demand for Largo Town Center Category

Total Demand—Low Productivity (SF)

Total Demand—High Productivity (SF) 3

Neighborhood Goods and Services

142,231

122,876

Food and Beverages

258,594

183,061

GAFO

124,407

111,440

TOTAL ESTIMATED RETAIL DEMAND:

525,232

417,377

Source: The Nielsen Company, Claritas Reports, Streetsense

Chapter 3: Existing Conditions

Table 1 totals the cumulative demand of residents, workforce, and hotel guests/visitors in the PTA and of residents in the Secondary Trade Area1 (STA) and Tertiary Trade Area2 (TTA). (See Map 8: Largo Town Center Trade Areas on page 33.) 1 The STA extends from the intersection of the BaltimoreWashington Parkway and US 50 ( John Hanson Highway) east to the intersection of US 50 and MD 301 (Crain Highway), south to the intersection of MD 301 and MD 4 (Pennsylvania Avenue), west to the intersection of MD 4 and Suitland Parkway, west to the intersection of Suitland Parkway and Branch Avenue SE (in the District of Columbia), north to DC 295 (Anacostia Freeway), north to the intersection of the Anacostia Freeway and the Baltimore-Washington Parkway, north to the intersection of Baltimore-Washington Parkway and US 50, concluding at the starting point. 2 The TTA extends from the intersection of the BaltimoreWashington Parkway and MD 193 (Greenbelt Road) east to the intersection of Glenn Dale Boulevard and Daisy Lane, east along an imaginary straight line to the intersection of Sylvan Drive and MD 3 (Crain Highway), south to the intersection of MD 301 and MD 4 (Pennsylvania Avenue), east to the intersection of MD 4 and the Patuxent River, south to the intersection of the Patuxent River and the southern end of the Merkle Wildlife Management Area, west to the intersection of MD 382 (Croom Road) and Molly Berry Road, south to the intersection of Molly Berry Road and North Keys Road, west to the intersection of North Keys Road and MD 381 (Brandywine Road), west to the intersection of MD 381 and MD 5 (Branch Avenue), north to the intersection of MD 5 and MD 223 (Woodyard Road), east to the intersection of MD 223 and Dower House Road, north to the intersection of Dower House Road and MD 4, north to the intersection of MD 4 and Suitland Parkway, west to the

This analysis concludes that the total demand for3retail within the plan area ranges between 417,377 and 525,232 square feet. Of the three retail categories, almost half of demand lies within food and beverages. Oftentimes, shopping centers and developments include retail that creates an entertaining environment, which is often rooted in food and beverages establishments. Of the remaining demand, approximately 27 percent lies within neighborhood goods and services retail and approximately 24 percent lies within GAFO retail. intersection of Suitland Parkway and Branch Avenue SE (in the District of Columbia), north to DC 295 (Anacostia Freeway) north to the intersection of the Anacostia Freeway and the Baltimore-Washington Parkway, north to the intersection of the Baltimore-Washington Parkway and MD 193, concluding at the starting point. 3 Under the condition of “high productivity,” retail sales are high, thus consumer expenditures are concentrated on a smaller amount of total retail space. “Low productivity” conditions assign lower potential sales per square foot to each type of retail; therefore, a greater amount of retail space is supported but with significantly less profitability divided by expected sales per square foot for that retail category, according to ULI standards and ICSC reports. For the purposes of this table, demand figures for “high productivity retail sales” are assigned. Under the condition of “high productivity,” retail sales are high, thus consumer expenditures are concentrated on a smaller amount of total retail space. “Low productivity” conditions assign lower potential sales per square foot to each type of retail; therefore, a greater amount of retail space is supported but with significantly less profitability.

Table 2: Largo Town Center’s Incremental Growth Retail Demand Potential Square Feet of Retail Demand Generated by Distance Development Type and Unit

Within ½ Mile of Metro

Each additional household

1,000 SF of commercial office

7.5

Each additional hotel room

Within ¼ Mile of Metro

Source: The Nielsen Company, Claritas Reports, Partners for Economic Solutions, Streetsense

Chapter 3: Existing Conditions 31

Approved Largo Town Center Sector Plan and SMA

As parcels throughout Largo Town Center undergo development or redevelopment, the demand for retail will expand. Based on the types of development and the distance of new living, working, and visiting opportunities from the Metro station, each real estate element will contribute the following increment of retail demand as described in Table 2: Largo Town Center’s Incremental Growth Retail Demand Potential above. Impact of Oversupply

An oversupplied retail market manifests itself in a number of ways. Because customer expenditures are distributed among more stores than can be reasonably supported, the quality of stores and restaurants in the market is typically lower than expected. Retail leasing rates are lower than market rents in nearby and comparable communities. Turnover and business failure rates are high, as retailers and restaurateurs struggle with narrow or negative margins. In Largo Town Center, these conditions have been exacerbated by an influx of strong retail competition to the north (Woodmore Town Center), east (Annapolis Town Center), and the south (National Harbor). Additionally, the quality of the retail infrastructure (physical structures and site planning) throughout Largo Town Center is poor and does not capitalize on tremendous opportunities to maximize visibility and accessibility especially as related to the Capital Beltway. The planning and implementation efforts associated with Largo Town Center must consider the following elements: • Consolidating retail supply in a centralized location where visibility and accessibility can create a competitive advantage within the Largo Town Center marketplace. • Evaluating the possible long-term, non-retail uses for existing retail spaces that do not have the advantage of visibility and accessibility. • Reversing the negative brand recognition associated with many of the retail offerings in Largo Town Center. While most of these poor perceptions are related to the oversupply and its impact on the market, other negatives, such as the fact or perception of crime at The Boulevard at the Capital Centre, must be aggressively addressed.

Commercial Sector (Office) Currently, there is not sufficient demand to justify the construction of new speculative office space. With the introduction of an institutional anchor, such as a Regional Medical Center, university satellite campus, or a federal agency, new office development may be possible. The Largo office market peaked in 2002 with a ninepercent vacancy rate and an inventory of 3.3 million square feet of space. Over the last six years, the occupied office space declined at a rate of 165,000 square feet annually. Market pressures from the economic recession and past adjustments to the office supply with the addition of space created a shift in the occupancy. Vacancy rates for office space in this submarket area reached 22.5 percent in 2012, indicating that nearly one out of every four square feet of available office space in the sector plan area was vacant. Given the importance of visibility from the Capital Beltway and having retail amenities (e.g., places for lunch) in the location of office tenants, properties in closer proximity to the Metro station may be viable after the overhang of existing commercial space is absorbed. Opportunities for future development are most likely to occur within a mile of the transit station along Lottsford Road or Arena Drive. To assess the opportunities for expanded office development in this area, economic development officials and county staff must reevaluate the efforts made to anchor both the Inglewood Business Park and redevelopment near the Metro station as sufficient demand does not exist for speculative new multitenant office development. A federal or other institutional anchor tenant will be necessary to finance office development. The introduction of a large-scale institutional user would not only create beneficial conditions for the project’s financing but also would encourage associated office development such as medical office space seeking close proximity to a hospital, research firms under contract to a major academic institution, contractors required to be within a certain distance of a federal government agency’s headquarters, or legal firms looking for offices near a courthouse.

Hospitality Sector With the potential addition of another activity generator, such as a new institutional office user, more priceconscious hotel patrons may seek Largo Town Center

Chapter 3: Existing Conditions

Map 8: Largo Town Center Trade Areas PRIMARY TRADE AREA • 36,377 people • 13,708 households • $77,915 median HH inc • 37.74% bachelors +

SECONDARY TRADE AREA • 248,170 people • 92.487 households • $60,675 median HH inc • 23.52% bachelors +

TERTIARY TRADE AREA • 140,479 people • 49,313 households • $76,230 median HH inc • 32.8% bachelors +

as an alternative lodging location. Local hoteliers report losing guests based on price and would benefit from an increase in overall visitation. Growth in the county’s employment base and the overall economy will improve those measures over time. In the near- to mid-term, there is no demonstrable need for additional hotels. Over the longer term with the redevelopment of The Boulevard at the Capital Centre or the addition of a new employment anchor (institutional user), the county may be able to support one to two new hotels developed within a walkable environment close to transit with visibility from the Capital Beltway.

Catalysts for Development Although the conclusions for residential, retail, commercial office, and hospitality real estate sector indicate limited, near-term demand for Largo Town Center, a number of significant, catalytic opportunities could “change the game” in terms of the area’s market potential. These potential catalysts include:

• Introduction of a large-scale institutional user with the ability to drive localized demand to other market sectors, principally commercial office and retail. • Encouragement of dense residential construction within a quarter mile of the Largo Town Center Metro Station to create an identifiable neighborhood, establish a “sense of place,” and generate demand for nearby retail uses. • Reconfiguration of The Boulevard at the Capital Centre to consolidate Largo Town Center’s retail demand at a focal point. Doing so will maximize this demand, and rethinking the physical structure of this critical, central, and accessible retail site creates the opportunity to improve the quality of retail tenants and establish a desirable town center environment for the Prince George’s County residents and workforce.

Chapter 3: Existing Conditions 33

Approved Largo Town Center Sector Plan and SMA

Environment

receiving streams is further degraded, because some regional ponds were planned, and development was approved, assuming that the ponds would be built. But the ponds were never constructed.

The plan area consists primarily of parcels that are either developed or are maintained grasslands awaiting development. There are many environmental assets in the area, including more than six miles of known streams; the majority of these streams originate within the plan area boundaries, making them “headwater” streams within their respective watersheds. In general, the area has a high percentage of impervious surfaces (41 percent) and a low percentage of tree and forest canopy (26 percent).

The plan area is not within the designated network of the 2005 Approved Countywide Green Infrastructure Plan; however, a network of locally significant streams and wetlands remains.

Watershed Data The plan area lies within two watersheds—Western Branch and Southwest Branch—both of which drain to the Patuxent River to the east. Table 3 shows data for the two watersheds that are within the plan area; Map 9 on page 37 shows the locations of the watersheds in relation to the plan area boundaries. Table 4 shows the percentages of impervious surfaces and the water quality ratings based on water sampling.

Much of the area was developed during a time when regional stormwater management ponds were being used to control both the quantity and quality of runoff. Unfortunately, regional ponds were found to be less effective over time than other methods, because the streams between the sites and the regional facilities became highly degraded and the regional ponds received significant amounts of sediment. The water quality in

Table 3: Watershed Information Watershed

Total Watershed Area (acres)

Percent of County

Watershed Area Within the Plan Boundary (acres)

Percent of Plan Area

Southwest Branch

10,124

3.2

708.48

88.7

Western Branch

19,022

6.0

90.15

11.3

TOTAL

29,146

9.2

798.63

100.0

Note: numbers have been rounded and may not add up to the total)

Table 4: Impervious Surfaces and Water Quality Ratings Watershed Southwest Branch Western Branch TOTAL

Impervious Surfaces (acres)

Impervious Percentage

Quality Rating

Habitat Rating

318

Very poor

Poor

Very poor

330

N/A

Chapter 3: Existing Conditions

Forest Canopy Aerial photographs of this area in 1938 show land uses that consisted mainly of farm fields separated by a network of stream systems, the majority of which remain today. Table 5 shows trends in forest canopy coverage between 1938 and 2009. For the purposes of this portion of the study, the two watersheds that exist in the area have been combined.

Table 5: Plan Area Forest Canopy Comparison—1938 to 2009 Watershed

Canopy Coverage 1938 (acres)

Percent of Canopy Coverage (1938)

Canopy Coverage 2009 (acres)

Percent of Canopy Coverage (2009)

Percent Change in Canopy Coverage

All watersheds in the study area

116

205

+11

Area watersheds minus parcels east of MD 202

114

133

Table 6: Known Streams and Wetlands Watershed All watersheds in the study area

Known Streams* (linear feet) 33,565

Known Wetlands* (acres)

FEMA Floodplain (acres)

9.2

* Information in this table is from information provided by the Maryland Department of Natural Resources and has not been field verified. Data should be considered conceptual and for planning purposes only. Information regarding regulated environmental features must be verified through the natural resource inventory review and approval process. It is interesting to note that the amount of forest canopy in the plan area has increased since 1938 by 11 percent, the opposite of what would be expected in an area that contains many developed parcels. The low level of forest canopy that remains, however, when combined with the high level of impervious surfaces contributes to degraded water quality in the receiving streams as noted in Table 4 on page 34. The amount of forest canopy is lower still when the parcels east of MD 202 within the plan area are removed from the calculation, resulting in only 20 percent forest canopy.

Known Streams and Wetlands

Of particular interest is a row of trees along the eastern boundary of The Boulevard at the Capital Centre that is clearly visible in the 1938 aerial photos. Many of these trees remain today and are considered “specimen trees,” because they are more than 30 inches in diameter. Specimen trees are afforded special protection in the Woodland and Wildlife Habitat Conservation Ordinance; to remove one requires approval of a variance.

With regard to the linear feet of known streams, for the purpose of this plan, all stream features found in the GIS layer were included in the total calculation. Some of these stream centerlines may represent streams that have been removed and are now in underground pipes or otherwise hidden streams.

The wetland mapping information provided by the Maryland Department of Natural Resources (MDNR) shows approximately 20 acres of wetlands; however, data include the entirety of Largo Lake and some areas of wetlands that have since been removed. The data provided in Table 6 reflect the acreages of wetlands shown on MDNR’s layer that are still existing, exclusive of Largo Lake. Map 10 on page 38 provides a map of the area’s known streams and wetlands.

Chapter 3: Existing Conditions 35

Approved Largo Town Center Sector Plan and SMA

Federal Emergency Management Agency (FEMA) floodplain mapping is based on existing conditions that result in a water elevation that is predicted to occur during a 100-year storm. Although no mapped FEMA floodplains exist within the plan area, some of the streams have drainage areas over 50 acres that would result in the need for a floodplain study during the development review process. Most of the streams that exist today were present in 1938 in their current locations. As development occurred, most of the streams were preserved along with their forested buffers. Unfortunately, much of the existing developed parcels that do not drain to Largo Lake were built under the assumption that a regional stormwater management pond would be built southeast of the Central Avenue/ I-95 interchange as shown on the Prince George’s County Stormwater Management Program Watershed Reference Maps dated 1989 (page 15)[is this the correct reference?]. The proposed regional stormwater management pond was never built, which has contributed, in part, to the degraded water quality in the Southwest Branch watershed.

Green Infrastructure Network The Green Infrastructure Plan identified an interconnected network of waterways, wetlands, woodlands, wildlife habitats, and other natural areas of countywide significance and proposed conservation mechanisms to preserve, protect, and enhance these elements. The Green Infrastructure Plan describes goals, objectives, and policies for implementation and provides maps showing the identified elements of the green infrastructure, including regulated areas, evaluation areas, and network gap areas. The Largo Town Center plan area does not contain any areas identified as being of countywide significance; however, one of the policies of the Green Infrastructure Plan is to refine the boundaries of the countywide network as master and sector plans are prepared. The plan area contains several streams and their associated buffers, which are designated as locally significant in this plan.

Green Infrastructure Network Feature Definitions Regulated areas contain environmentally sensitive features, such as streams, buffers, the 100-year floodplain, and steep slopes, which are currently regulated (i.e., protected) during the land development process. Evaluation areas contain environmentally sensitive features, such as interior forests, colonial waterbird nesting sites, and unique habitats, which are not currently regulated (i.e., protected) during the development review process. Network gaps comprise areas that are critical to the connection of the regulated and evaluation areas and are targeted for restoration to support the overall functioning and connectivity of the green infrastructure network.

The forested areas that remain adjacent to these locally significant streams are also designated as “regulated” under this plan to demonstrate the necessity to preserve these forest patches as new development occurs. Map 13 on page 39 shows the areas designated as “locally significant green infrastructure” within the plan area boundaries. One of the measurable objectives in the Green Infrastructure Plan is to improve the water quality in each watershed by at least one category by the year 2025 (for example, from “very poor” to “poor”). The water quality in these watersheds, as noted in Table 4 on page 34, is degraded to the point that significant measures must be taken to facilitate improvement. At a minimum, the forested areas that exist today along the preserved streams in good condition must remain. In addition, measures are needed to manage both stormwater quantity and quality on each site as new development and redevelopment occur.

Chapter 3: Existing Conditions

Map 9: Watersheds

. -

Chapter 3: Existing Conditions 37

Approved Largo Town Center Sector Plan and SMA

Map 10: Watersheds and Known Streams and Wetlands

. -

Chapter 3: Existing Conditions

Map 11: Countywide and Local Green Infrastructure Network BALD HILL BRANCH

LOTTSFORD BRANCH

LOWER BEAVERDAM CREEK

U V 202

ELT ITAL B CAPIT WAY

D ER R

DOV

LAN

WESTERN BRANCH

§ ¦ ¨ 495

95 § ¦ ¨

SOUTHWEST BRANCH AL

R NT

E AV

U V 214

U V 202

Largo Town Center Sector Plan & SMA -- Green Infrastructure Network Legend

Water Features

Green Infrastructure Plan

Blue Line Metro Station

Half-Mile Radius

Watersheds (MD DNR)

Regulated Area

Sector Plan Boundary

Quarter-Mile Radius

Known Streams

Evaluation Area

Water Bodies

Network Gap

Metro Blue Line

0.25

0.5 Miles

Chapter 3: Existing Conditions 39

Approved Largo Town Center Sector Plan and SMA

Air Quality Air quality is more of a regional issue than a localized one. The Washington Metropolitan Area, which includes the sector plan area, does not currently meet the federal standards for ground-level ozone. While air quality is regulated at the federal and not the local level, developer proposals could help improve air quality by planting and preserving trees to reduce heat islands, utilizing street grids that minimize traffic congestion and vehicle emissions. Air quality can also be increased by the use of transit through design features, providing bike racks and car-sharing stations and decreasing the number of parking spaces. The recent passage of the county’s Tree Canopy Coverage Ordinance is intended to increase tree canopy in developed and redeveloping communities, contributing to improved air quality.

Noise Pollution Noise is often defined as unwanted sound from constructed or natural sources and is usually the most obvious and common problem for people who live and work near a noise source such as a busy road, railway, an airport, or airfield. Excessive noise significantly affects the quality of life of any community. Noise levels are measured in decibels and reported as average decibels with a 10-decibel penalty for negative impacts (dBA

Ldn). A noise level of 65 dBA Ldn is the accepted maximum level for outdoor activity areas in residential areas. Sustained noise levels above 65 dBA have been shown to cause eardrum damage and hearing loss. Noise issues related to transportation uses are limited to those sources that produce enough noise to result in unsafe noise levels. For roadways, these are generally roadways classified as arterial or higher. When residential uses or residential-type uses such as a day care center or a hotel are planned within the modeled 65 dBA Ldn noise contour (a line on a map that represents all areas affected by 65 dBA Ldn or higher noise levels), measures must be taken to ensure that noise levels in outdoor activity areas are reduced to 65 dBA Ldn or less. Map 12 on page 42 shows the areas along major roadways in the sector plan area where traffic noise levels are at or above 65 dBA while Table 7 shows the width of these noise contours. Planned residential and residential-type uses, such as day care centers and hotels, that are located within the 65 dBA Ldn noise contours must include noise mitigation measures in the design of their indoor and outdoor activity areas. (See Largo Town Center Development District Standards—Architectural Design Criteria (item 18 under Exterior Walls) on page 156.) Map 12 on page 42 shows the approximate locations of the 65 dBA Ldn noise contours.

Table 7: Projected 65 dBA Noise Contours, Measured from the Centerline Road Segment

Road Classification

Contour Distance (ft.)

Segment 1 – I-95/495 from MD 202 to MD 214

Freeway

1,013

Segment 2 – MD 214 from I-95/496 to MD 202

Expressway

429

Segment 3 – MD 202 from I-95/495 to MD 214

Expressway

373

Segment 4 – Lottsford Road from MD 202 to Largo Drive

Arterial

Segment 5 – Arena Drive from I-95/495 to MD 202

Arterial

106

Segment 6 – Truman Parkway end to end

Arterial

Metro elevated tracks*

Railway

180

*This noise contour distance is estimated based on the most recent noise studies submitted for locations where Metro tracks are elevated.

Chapter 3: Existing Conditions

Light Pollution Light pollution can be defined as unwanted light or intrusions caused by glare. Light intrusion into residential areas and environmentally sensitive areas from commercial areas and within mixed-use areas are concerns within the sector plan area. Consistent light levels throughout communities have been shown to reduce crime, because the human eye does not need to adjust when viewing different areas. Special consideration should be given to managing light levels throughout the plan area to provide a consistent level of lighting using downward facing fixtures with appropriate shielding.

Public Facilities Schools There are three elementary schools (Lake Arbor, Thomas G. Pullen, and Phyllis E. Williams) and a high school (Academy of Health Sciences) located within one mile of the plan area. Earnest Everett Just is the only middle school located in the plan area. The Prince George’s County Public Schools and Prince George’s Community College (PGCC) opened their

first middle college high school, which is also the first in the state of Maryland, in July 2011. The four-year middle college high school program blends high school and college work through the use of dual enrollment credits. At the completion of the four-year program, students will meet all requirements for a high school diploma and associate’s degree. The Academy of Health Sciences at Prince George’s Community College is located on the campus of Prince George’s Community College. The first group of 100 ninth-grade students began their middle college experience in July 2011. Students accepted into the program for grade nine are required to attend a summer bridge program designed to prepare them for college life. PGCC’s program will be focused on preparing students to enter a college program in the health sciences field. Two of the four schools are in fair condition as determined by the 2008 Parsons 3D/International Study. The study examined schools based upon a facility condition index which is a measurement of “a facility’s condition represented by the ratio of the cost to correct a school facility’s deficiencies to the current replacement value of the facility.” (See Tables 8 and 9.)

Table 8: School Facility Conditions: 2008 Parsons 3DI Study Name

2008 3DI FCI2 (%)

Phyllis E. Williams Elementary School

2008 3DI Rating

Year School Constructed

Fair

1976

Thomas G. Pullen Elementary School Lake Arbor Elementary School1

Fair

1967

2002

Ernest Everett Just Middle School

2002

Source: Parsons/3D/International and Prince George’s County Educational Facilities Master Plan 2013 1 NR=Not Reviewed. Schools constructed since 1993 were not evaluated. 2 FCI=Facility Condition Index. The condition of each facility was summarized by FCI formula: Needed Repairs ($)/ Replacement Value ($) = FCI

Chapter 3: Existing Conditions 41

Approved Largo Town Center Sector Plan and SMA

Map 12: 65 dBA Ldn Noise Contours

Chapter 3: Existing Conditions

Table 9: School Facility Conditions Assessed Condition

Good Fair Poor

Library Facilities The Largo-Kettering library branch is located at 9601 Capital Lane in Largo. The library has been in existence since 1993. The 25,537-square-foot building is on 3.1 acres. According to Prince George’s Memorial Library System, the branch had a 287,072 total circulation in 2012.

Park Facilities According to the standards set in the 2002 Prince George’s County Approved General Plan, 15 acres of local parkland and 20 acres of regional parkland shall be provided countywide for every 1,000 residents. As Prince George’s County becomes more populated and the acquisition of additional large parcels of land suitable for park development becomes less likely, meeting these standards becomes a challenge, especially on a regional level. Within the Largo Town Center sector plan area, using the current population figure of 3,400 residents, 51 acres of local parkland should be provided, which is a deficit of 20 acres. At housing build-out in 2040, 130 acres of local parkland will be required within the sector plan area using the required parkland calculations and a projected population of 8,700 residents. Unless more parkland can be acquired within this sector plan area, there will be a deficit of 99 acres of local parkland by year 2040 as well as a deficit of 174 acres of regional parkland. Since the acquisition of the necessary amount of parkland is not possible, especially in the more urban parts of the county, more creative solutions have been developed as discussed below. The Maryland-National Capital Park and Planning Commission (M-NCPPC) currently owns and maintains 31.25 acres of local parkland and recreational facilities within the Largo Town Center Sector Plan area including the Largo Town Center Park and the Lake Arbor Community Center—a 15,200 square foot center colocated with the Ernest Everett Just Middle School.

Facility Condition Index (percent)

<40 40 to 75 >75 • The Largo Town Center Park has a boardwalk across the lake, a fountain, an upper entry plaza, and an accessible ramp from Harry S Truman Drive to the lake. Future improvements include a terrace garden (grand stairway with planters down to the lower boardwalk plaza) and a Jumping Jewels water play area. • Lake Arbor Community Center has a gymnasium that is shared with the school, a multipurpose room, exercise/fitness room, dance room, arts and crafts room, a computer lab, and outdoor ball fields and basketball courts. This community center is funded for renovation and expansion in the FY 2013–2018 Capital Improvement Program. Although these parks and facilities provide great recreational value for the community, they do not fulfill the full realm of resident needs within the sector plan area, in part, because there is no regional parkland available within this sector plan area. However, additional parkland can be found just outside the sector plan boundary at several regional parks (Watkins Regional Park, Walker Mill Regional Park, and the Southwest Branch Stream Valley Park) and local parks (Summerfield Park and Arbor Park).

Public Safety Facilities The Police District II Station in Bowie provides county police services for the plan area. The police station is located at 601 SW Crain Highway, and the facility measures 11,565 square feet in area. Police District II is bounded by the Baltimore-Washington Parkway in the north, the Capital Beltway in the west, Pennsylvania Avenue in the south, and the county boundary in the east, covering nearly 135 square miles. In addition, the City of Glenarden police station is located at 8600 Glenarden Parkway north of the plan area.

Chapter 3: Existing Conditions 43

Approved Largo Town Center Sector Plan and SMA

Fire and Rescue Facilities The plan area is served by two first-due fire services. The Fire/EMS Kentland Company 46, which is located at 10400 Campus Way South, serves the southern sector plan area while St. Joseph’s Fire/EMS Company 6, located at 2907 St. Joseph Drive, serves the northern sector plan area. The primary fire and rescue facility serving the plan area is the Kentland Fire/EMS Company 46, which is a mixed volunteer/career-staffed station, founded in 1951. The station is equipped with two engines, one ambulance, and one medic. In addition, the St. Joseph Fire/EMS Company 6 opened in 2010. This fire and rescue facility is staffed by career personnel and provides engine, ladder truck, ambulance, rescue squad, and medic support.

Programmed Facilities The Prince George’s County Fiscal Year 2012–2017 Approved Capital Improvement Program provides funding for replacing the existing Kentland Fire/EMS Co. No. 46 with a new station as recommended in the 2008 Approved Public Safety Facilities Master Plan.

Connectivity The sector plan area is served by a well-connected network of arterial roads, collectors, and limited-access highways. This road connectivity comes at the expense of extensive provisions for the other modes of transport essential to the TOD envisioned for the area, such as walking and bicycling. This section will investigate these issues further.

Transit As a Blue Line terminus, the Metro station provides area residents with convenient transport to most points west in the region, including Washington, D.C., and beyond. Metro headways vary from 6 to 20 minutes, depending on time of day. A new enhancement to the plan area’s regional rail connectivity is Metro’s introduction of the “Rush+” service. This service change, which takes place at peak weekday commuting times, reroutes some Orange Line trains to the Blue Line terminus at Largo Town Center. This capacity increase will reduce passenger congestion on the Orange and Blue Lines and give passengers boarding at Largo Town Center the additional option of traveling to Orange Line destinations.

The presence of a Metro station in the plan area also distinguishes it as a local bus transit hub with buses from various jurisdictions serving the Largo Town Center Metro Station and its surroundings. A combination of Metrobus and TheBus routes serves points within the plan area and connects it to major corridors throughout the county. Metrobus “C” routes connect the Metro station to the Bowie area in the east and Washington, D.C., to the west via the Central Avenue Corridor. TheBus Routes 21 and 28 connect the station to points north, such as New Carrollton, and points south, such as Upper Marlboro. All these routes circulate on main roads within the plan area after stopping at the Metro station. Metrobus headways for routes serving the plan area vary from as short as 10 minutes at peak weekday hours to 60 minutes at off-peak weekend hours. Headways for TheBus routes serving the plan area vary from 30 to 60 minutes depending on time of day. TheBus service is not provided in the plan area between 8:00 p.m. and 6:00 a.m. Few, if any, options exist for transit connections to destinations adjacent to the plan area, which are beyond walking distance from most points within the plan area. Residents of the plan area have no practical choice but to drive to many important shopping and recreation hubs, such as FedEx Field and the Prince George’s County Sports and Learning Complex to the west and commercial centers to the south and east of Central Avenue.

Pedestrian and Bicycle Access Provisions for safe and efficient non-motorized transport are minimal in the sector plan area. A number of physical factors contribute to an unfriendly environment for pedestrians and bicycles. Road widths in the plan area are wide enough to force pedestrian crossings only at signalized intersections, which are sometimes located so far apart that a pedestrian could walk for several minutes before reaching a crosswalk. Long block lengths add to the poor connectivity by forcing walkers and cyclists on long and circuitous paths to reach their destinations. Vertical barriers to pedestrian connectivity include fences and berms between residential neighborhoods and arterial roads. While these objects are intended to protect residents within the subdivisions from traffic and unwanted intruders, they produce the unintended consequence of lengthening trip distances to levels inconvenient for pedestrians. Goods or services, such

Chapter 3: Existing Conditions

as grocers and the Metro, may be a short straight-line distance from many residences within the plan area, but the indirect routes required to reach these destinations discourage walking.

cyclists are absent from the plan area as well. Sidewalks, though often wide and well-maintained, offer little incentive to walking due to the long trips required to reach destinations.

The Largo Town Center Metro Station has the potential to greatly enhance pedestrian mobility in the plan area, but it is currently underutilized. Adjacent to the station on its northwest side is a paved and lighted footbridge connecting the station to retail development at The Boulevard at the Capital Centre. Surface parking surrounding that retail development provides no dedicated pedestrian pathway between the development and the footbridge, diminishing the bridge’s utility. On the station’s east side are a number of concrete paths linking the station with Lottsford Road. These paths are incomplete connectors to nearby residential developments east of the Metro Station due to limited pedestrian crossing provisions over Lottsford Road and a lack of entrance points to fenced-in developments.

Road Network

The major arterials forming most of the plan area’s border also serve as physical barriers to pedestrian and bicycle movement. The Capital Beltway on the western edge has only one crossing point at Arena Drive, and Harry S Truman Drive on the southern edge is the only path over Central Avenue to points south. Choke points such as these lengthen the distances of potential trips to destinations across these highways to levels impractical for walking. Landover Road differs from the plan area’s other two bounding roads in that it has multiple signalized points of entry into the plan area. These intersections are signalized and have crosswalks for pedestrians, but the sheer number of lanes a pedestrian must cross (as many as eight) is a deterrent to walking. Many of the issues described above apply to cyclists in addition to pedestrians. While cyclists have the benefits of faster travel and a larger street presence compared to pedestrians, they suffer equally from the mobility limitations placed on them by the plan area’s wide primary roads, pedestrian-endangering high speed limits (30 miles per hour and above), and grade-separated interchanges. An additional barrier to bicycle connectivity in the plan area is the lack of road provisions specifically for cyclists. Dedicated bike lanes, shared-use street spaces, or wide shoulders are virtually nonexistent in the plan area, discouraging all but the most confident cyclists from using the plan area’s roads. Publicly maintained, dedicated trails for pedestrians and

The sector plan area’s road network is defined by the three thoroughfares forming most of its border: I-95/I-495 (Capital Beltway) to the west, MD 202 (Landover Road) to the north and east, and MD 214 (Central Avenue) to the south. These roads intersect at grade-separated interchanges at the Capital Beltway and Landover Road, the Capital Beltway and Central Avenue, and Central Avenue and Landover Road. This arrangement allows easy and fast vehicle access to the plan area from both local and regional origins. The recent construction of the Capital Beltway exit at Arena Drive reinforces this ease of vehicular access by giving motorists direct links to both services and amenities within the plan area and FedEx Field on the west side of the Capital Beltway. The plan area has multiple additional points of entry at signalized, at-grade intersections along Landover Road. Harry S Truman Drive, the plan area’s only road entrance on its southern edge, crosses over Central Avenue and is connected to that thoroughfare via an on-ramp. The portion of the plan area east of Landover Road is planned to host the completion of Campus Way North, filling a missing road link that will enhance local mobility parallel to Landover Road. Within the plan area is a loose network of surface roads connecting to divide land into parcels of roughly 10 to 20 acres. Lottsford Road travels south from Landover Road to form the area’s principal north-south axis, while Arena Drive crosses the Capital Beltway to the west and bisects Lottsford Road near the center of the plan area. The portion of the plan area north of Arena Drive is characterized by a discontinuous street pattern, with numerous dead-end streets branching out from main roads. The road network in the portion of the plan area south of Arena drive is denser, with shorter block lengths and more intersections than the northern portion. Virtually all publicly maintained roads within the plan area are four lanes wide or greater, with Lottsford Road and Arena Drive, the two axial roads, spanning six lanes across at their respective maximum widths.

Chapter 3: Existing Conditions 45

Approved Largo Town Center Sector Plan and SMA

The Largo Town Center Metro Station benefits from road connectivity between it and The Boulevard at the Capital Centre to the north and Lottsford Road to the east. An entrance ramp from Largo Center Drive allows quick auto travel from the station’s parking facilities onto Central Avenue westbound and then to the Capital Beltway. Station users who choose not to take transit to reach the station have surface and covered parking available at the station.

Historic Resources, Culture, and Entertainment Historic resources provide residents with a link to the past and provide opportunities to establish community pride, identity, and character. Historic resources are finite, and non-renewable resources, once destroyed, cannot be returned to their original state. The 2010 Approved Historic Sites and Districts Plan set countywide preservation policy and provides the public with guidance on historic preservation. The plan identifies the historic resources with county and national designation. The sector plan area holds cultural significance for Prince George’s County and the metropolitan Washington region. The site now occupied by The Boulevard at the Capital Centre was formerly occupied by the US Airways Arena (Capital Centre). This major professional sports complex was the home of the Washington Bullets (now the Washington Wizards) and the Washington Capitals. Completed in 1973, the arena was considered a state-of- the-art entertainment facility. Besides sporting events, the arena hosted many non-sport cultural events, including the nationally-televised Presidential Inaugural Gala in 1981 and performances by Elvis Presley, Frank Sinatra, Bob Dylan, Bruce Springsteen, Prince, and ZZ Top. The Capital Center was demolished in 2002 to allow construction of The Boulevard at Capital Centre Shopping Center. While no historic resources exist within the Largo Town Center sector plan boundary, there are a number of African American historic sites within approximately one mile of the area. These include: • Northampton Site, Lake 10900 Lake Arbor Way, Mitchellville (73-012)

• Ridgley Church & Cemetery, 8400 Central Avenue, Landover (NR 72-005) • Ridgeley School, 8507 Central Avenue, Capital Heights (75A-028) • Rosemont Site, 9600 Landover Road, Landover (73-009) The arts provide innovative ways to strengthen and improve communities and are generally supported due to their ability to inspire and, in the case of art in public spaces, contribute to a sense of place. Both performing and visual arts venues, as well as entertainment venues, have been credited with stimulating community revitalization and contributing to the overall quality of life for patrons of these establishments. Entertainment venues, including those that provide family activities, have the potential to become regional destinations. Arts and entertainment venues are more successful if located within walkable activity centers that are public transit accessible. Currently, no arts facilities are in the sector plan area. A movie theater complex, Magic Johnson Theatres (800 Shoppers Way, Largo) is located at The Boulevard at the Capital Centre. This movie theater complex is among the most successful of the national Magic Johnson Theatres chain’s establishments. The development of a new urban downtown at the Largo Town Center Metro Station provides an opportunity to highlight important cultural resources along the Central Avenue-Metro Blue Line Corridor as potential tourist attractions for residents and visitors. The introduction of appropriate works of public art into the sector plan area’s most important plazas and other urban open spaces would help to strengthen the sense of place perceived by residents, workers, and visitors to Largo Town Center. Finally, the establishment of frequent-service bus transit linkages with major entertainment attractions, such as FedEx Field and Six Flags America, could help to promote central Prince George’s County itself as a major regional tourist destination.

Town Center Design Assessment Currently, Largo Town Center is suburban with an autocentric character and low to very low densities. With the Metro Blue Line terminus station anchoring the plan area, the Metro Silver Line scheduled to begin service

Chapter 3: Existing Conditions

later this decade and existing access to major highway infrastructure along with many vacant or underdeveloped parcels in the plan area, the location is primed for significant development. There is a need now to harness the development pressure to fully reach the potential of the plan area. The form of future development will be guided by the vision outlined in this document (see Chapter 4. Recommendations for Future Development on page 63 with the goal of the area near the Metro station becoming a metropolitan center as defined in the 2002 Prince George’s County Approved General Plan: “Metropolitan Centers have a high concentration of land uses and economic activities that attract employers, workers and customers from other parts of the metropolitan Washington area, such as large government service or major employment centers, major educational complexes, or high-intensity commercial uses. Highdensity residential development may also be located in or very near Metropolitan Centers. Metropolitan Centers can effectively be served by mass transit.” The transformation from suburban sprawl to urban center requires great vision and leadership as well as good planning and public investment. Understanding the plan area and its existing conditions is the first step in planning for future growth. The existing conditions assessments include vehicular access, environmental constraints, open space, built conditions, and density and intensity.

Vehicular Access Located within five miles of the nation’s capital, the plan area exists within the context of a vast regional thoroughfare network and is readily accessible to outside vehicular traffic. (See Map 13: Existing Vehicular Access on page 48.) The largest of these thoroughfares, I-95/I-495 (Capital Beltway), forms the western boundary of the study area. Additionally, US 50 ( John Hanson Highway) is located approximately 2 miles to the north, Baltimore-Washington Parkway is located approximately 5 miles to the northwest, and MD 301 (Crain Highway), a major truck transportation route, is located approximately 10 miles to the east. Three exits from the Capital Beltway provide the plan with great highway access. They are located at the northwestern boundary at MD 202 (Landover Road), the midpoint of the western boundary at Arena Drive, and the southwestern boundary at MD 214 (Central Avenue).

Connecting through and beyond the plan area are two streets classified as arterials in the 2009 Approved Countywide Master Plan of Transportation (MPOT). Arena Drive runs east-west and Lottsford Road runs north-south. Each arterial effectively bisects the plan area, creating four separate quadrants (See Map 14: Largo Town Center Subarea on page 49.) As vehicledominant streets with two to four lanes in each direction, 35- to 40-mile-an-hour speed limits, narrow medians, and frequent turning lanes, the roads separate the plan area both physically and experientially. These two arterial roads act as dividers with development on either side facing inward rather than relating to the development across the road. The quadrant in the southwest of the plan area contains the Largo Town Center Metro Station and is the main focus of the transit-oriented development (TOD) recommendations, described in Chapter 4. Recommendations for Future Development on page 63. Beyond these four quadrants, a fifth area lies to the east of Landover Road and includes Largo Lottsford Park, Ernest Everett Just Middle School, and Lake Arbor Village Center, a small neighborhood shopping center. The MPOT calls for both Arena Drive and Lottsford Road to have bike lanes added. In addition, bike lanes are planned along Campus Way North, including the extended portion through the plan area east of Landover Road. See Chapter 4. Recommendations for Future Development on page 63 and Chapter 8: Largo Town Center Development District Standards on page 127 for additional information on proposed street sections and bicycle facilities. Within the plan area, the existing vehicular routes to the Metro station from the entry points at Arena Drive to the north and Central Avenue to the south are indirect and fragmented. (See Map 15: Existing Metro Station Approach on page 51.) From Arena Drive, drivers currently travel through fields of surface parking, cross over the retail street of The Boulevard at the Capital Centre, and navigate through a series of turns to reach the station. From the south, from Central Avenue to the station, there are no visual cues to alert drivers to the presence of the station, and signage for the station is severely limited. Additionally, the pair of one-way streets including N. Harry S Truman Drive and Largo Drive West creates a fractured driving experience and an unwelcoming streetscape. These four-lane, one-way streets funnel rather than engage drivers and create a hostile environment for pedestrians and cyclists. For the

Chapter 3: Existing Conditions 47

Approved Largo Town Center Sector Plan and SMA

Map 13: Existing Vehicular Access s pu Cam

Landover Rd. MD

202

/495)

McCormick Dr.

I-95 way ( al Belt it p a C

Rd.

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150

300

600

900

Feet

Blue Line Metro Station

Half-Mile Radius

Plan Area Boundary

Quarter-Mile Radius

Streetsâ&#x20AC;&#x201D;Existing

March 01, 2013

Chapter 3: Existing Conditions

Map 14: Largo Town Area Subarea s pu Cam

Landover Rd. MD

202

McCormick Dr.

) 5/495 ay (I-9 w lt e B pital

Rd.

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(I-95 tway l Bel

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150

300

600

900

Feet

Blue Line Metro Station

Half-Mile Radius

Plan Area Boundary

Quarter-Mile Radius

Chapter 3: Existing Conditions 49

Approved Largo Town Center Sector Plan and SMA

creation of the envisioned TOD and better access to the Metro station, a key element is a direct route between the two entry points. (See Map 16: Illustrative Planned Metro Station Approach on page 52.) For additional information on the conversion and extension of North Harry S Truman Drive, see Chapter 4. Recommendations for Future Development on page 63 and Chapter 8: Largo Town Center Development District Standards on page 127.

Environmental Constraints There are limited areas of undevelopable land due to environmental constraints within the plan area. The majority of land has previously been graded and developed conventionally with single-use buildings and surface parking lots. The largest area of environmental constraints occurs to the west, along I-95/I-495 (Capital Beltway), with fingers stretching out in the northwest quadrant of the plan area as wetlands and in the southeast quadrant as the large pond known as Largo Town Center Lake. Beyond these areas, only isolated strips of steep slope occur within the plan area. No floodplains are currently mapped within the plan area. The land along the Capital Beltway is planned, per the Green Infrastructure Plan, as a green corridor with proposed trails connecting to development and existing parks in the west and east as noted below in Existing Open Space.

Open Space Three public open spaces exist within and adjacent to the plan area, including Summerfield Community Park, Largo Town Center Lake Park, and Largo Lottsford Park. (See Map 17: Existing Open Space on page 53.) Summerfield Community Park is located halfway between the Largo Town Center and the Morgan Boulevard Metro Stations west of the Capital Beltway. Given the Capital Beltway location, the park is currently not accessible from the study area by pedestrians or cyclists. A proposed trail, as indicated in MPOT, will link future residents and employees of Largo Town Center to the park and its amenities. The trail is planned to run parallel to the rail line, passing over the Capital Beltway. The park offers the following amenities: basketball courts, a fitness station, a football/soccer field, two outdoor tennis courts, two picnic shelters, two playgrounds, a softball diamond, and a walking loop trail. Largo Town Center Lake Park is located northeast of the N. Harry S Truman Drive and Largo Center Drive intersection and includes a walking trail with a curving boardwalk

across the water. Largo Lottsford Park is located to the east directly northeast of the Landover Road and Lake Arbor Drive intersection. The park is accessed off of Falls Lake Drive or off of Campus Way North behind the Lake Arbor strip retail center. The park is largely occupied by the Ernest Everett Just Middle School; associated amenities include two ball fields and two basketball courts.

Built Conditions While the plan area includes an existing mix of commercial, industrial, institutional, and residential land uses, none of these uses are discernibly mixed within the same land parcel either vertically (i.e., stacked within the same building) or horizontally (i.e., side by side in separate buildings.) (See Map 5: Largo Town Center Existing Land Use on page 14.) Regardless of use, the configuration of the parcels is the same: single-use, isolated buildings surrounded by surface parking lots. The result, as mentioned previously, is a suburban, autocentric environment that is unwelcoming to pedestrians and cyclists and creates no viable sense of place. Building heights range from one story to six stories, but the heights do not follow an order or hierarchy. Unlike the desired TOD pattern, where buildings gain height as they approach a Metro station and taller buildings are clustered near the station, in Largo currently, the lower buildings (one to three stories) surround the station (with the exception of the six-level parking garages serving commuters). Residential units occur in the form of single-family attached, three-story townhouses, and low-rise, three- to four-story apartment buildings, which are limited to the southeast quadrant of the plan area. Hotels within the plan area occur near the exit ramps from the Capital Beltway. Two existing mid-rise hotels are located in the northwest quadrant near the Landover Road exit. Additionally, a third mid-rise hotel is currently being built just north of Arena Drive near the Capital Beltway. Office uses occur within largely low-rise and some mid-rise buildings, concentrated in the northwestern and northeastern quadrants. The Inglewood Business Park has several anchor institutional tenants, including the University of Maryland University College, Largo Campus, U.S. Office of Homeland Security, and several Prince Georgeâ&#x20AC;&#x2122;s County government agencies Chapter 3: Existing Conditions

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(Department of Environmental Resources, Health Department, and Public Works and Transportation).

their cars, vastly widening their options and, thus, further distributing their expenditures outside of Inglewood.

Retail Design

The economic underperformance of the existing shopping centers within the Largo Town Center plan area can be attributed to a number of factors. The quality of the existing supply makes it extremely difficult for the centers to attract tenants that would satisfy the retail demands of the surrounding population.

The existing developments within Largo Town Center, particularly The Boulevard at the Capital Centre, have failed to capitalize on the location's potential for a number of reasons, but many of them can be attributed to the retail design. The L-shaped boulevard "main street" creates pockets of buried retail that lack any visibility from Arena Drive partially due to site design/building layout and also because it is set back significantly from the primary thoroughfare, Arena Drive. The circulation lacks a clearly defined hierarchy, making it difficult for firsttime visitors to determine the project's main entrance. This problem is compounded by the miscellaneous collection of retailers (big box, small perimeter pad sites (i.e., auto-accessible convenience stores that include fast food restaurants and drug stores) and in-line storefronts (i.e., stores that run along the “main street” of a shopping center)) on the site that creates a confused retail identity for potential consumers. The orientation of the boulevard on the site presents the backs of stores surrounded by fields of paved surface parking as the public face of the project. The angled parking along the length of the “main street” creates a wide distance that discourages crossshopping. The boulevard looks nothing like its name implies; it simply is not a walkable boulevard shopping environment. The Largo Town Center shopping center has also struggled due to retail design complications. The u-shaped configuration of the retailers coupled with the site’s depth has made visibility from the roadways nearly impossible for in-line storefront tenants. Perimeter padsite retailers, including large-format stores and fast-food establishments, exacerbate this issue. Finally, a cluster of trees along Arena Drive block the last possible point of visibility into the center. This inability to see into the site and to quickly assess the tenant mix and safety of the center limit its customer base to those who know where they are going and what they will reliably find there. Built to serve the occupants of the adjacent office parks, the Inglewood Restaurant Park has an adequate retail design but lacks pedestrian connections to much of the customer base for which it was constructed. As a result, when potential customers consider their options for lunchtime or happy hour activities, they are forced into

Additionally, as the growing population (and increasing household incomes) along the southeast I-495 Corridor has yielded higher retail demand, The Boulevard at the Capital Centre has been frozen due to poor configuration and design. Consequently, nearby retail centers, including Woodmore Towne Centre and National Harbor, have thrived, thus becoming more intense competition for retail in Largo Town Center. As Largo Town Center’s prime retail location with its Metro and highway proximity, visibility and access from the Capital Beltway, and sizable, contiguous acreage, The Boulevard at the Capital Centre has also struggled with a negative reputation. Anecdotal evidence abounds with stories of safety and security issues limiting nighttime shopping activity. Concerns about daytime security have arisen in recent years as well. The teenage demographic that is attracted to the movie theater carries security issues, both real and perceived, that do not mesh well with the ideal shopper profile for this location—youngto middle-aged, prosperous, female, and family-oriented. A shopping center without a sense of comfort and security will not attract this customer type. Given these conditions, the market analyses for each real estate sector concluded that limited new demand is available for Largo Town Center under current conditions. The dispersion and poor quality of existing product compromises the area’s market potential especially within the retail sector. Consequently, the long-term strategy for Largo Town Center requires a comprehensive approach to the area. The county, its residents, and business owners must recognize the properties within one-quarter mile of the Metro station and bounded by Arena Drive, Lottsford Road, and the Capital Beltway (I-95/I-495) as “uniquely situated” and, therefore, appropriate for dense development as well as community-centric uses that should not be promoted at other locations within the sector plan area. Examples of these specialty uses include Chapter 3: Existing Conditions

Chapter 3: Existing Conditions

most categories of retail, large civic monuments, and major public parks and plazas.

Density and Intensity Largo Town Center is currently characterized by low- to very-low density and intensity of development with residential density typically in the range of 2 to 25 dwelling units per acre (DU/Ac) and commercial intensity typically in the range of one quarter to one and one-half floor area ratio. FAR is the ratio of a building's total floor area compared to the area of land upon which it is built. FAR is instituted to control the amount of square feet built; it does not govern the configuration of the building on the lot. While there are some buildings at the upper end of the existing intensity range (near 1.5 FAR) in the form of six-story buildings occupying approximately one quarter of their sites, the majority of non-residential development in Largo Town Center falls toward the lower end of the spectrum (near 0.25 FAR) with one-story buildings occupying one quarter of their sites. Within a metropolitan center, the 2002 General Plan currently specifies the following development intensity targets (as shown in Table 3 of the 2002 General Plan). Core Residential Density Minimum (DU/Ac) Maximum (DU/Ac)

30 NA (none)

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Largo Town Center presently falls well below these targets. As the Figure-Ground diagrams 1–4 on pages 56–59 illustrate, the sparse development within the Largo Town Center plan area, particularly near the Metro station, it is striking when compared with TOD precedents in the Washington metropolitan area. Three precedent locations in particular are Clarendon and Courthouse Square in Arlington, Virginia, and Rockville Town Center in Rockville, Maryland. They were selected based on their comparable land area and attractive walkable urbanism features as part of a regional tour of existing TOD sites in Montgomery and Arlington Counties conducted for several members of the Prince George’s County Council by the sector plan team in December 2012. As reflected in each of these precedents for walkable urbanism and thriving transit, FARs should be minimally one and a half. The residential density in Largo Town Center is also low compared to the precedents. At its maximum, Largo currently is reaching 25 dwelling units per acre, whereas the TOD precedents are reaching (and on certain sites exceeding) 100 dwelling units per acre. The minimum target goals listed in the 2002 General Plan for the core of a metropolitan center are appropriate thresholds for good urbanism near transit. No maximums are listed for the core, appropriately allowing the building height criteria to govern development. (See Chapter 8: Largo Town Center Development District Standards on page 127) For the edge of a metropolitan center, however, the target goals listed in the 2002 General Plan fall short of the envisioned density and intensity for Largo Town Center. Revisions to these targets are discussed in Chapter 4. Recommendations for Future Development on page 63 and Chapter 8: Largo Town Center Development District Standards on page 127.

1 FAR is the ratio of a building's total floor area to the area of land upon which

it is built.

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Figure-Ground 1: Largo, Maryland

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Chapter 3: Existing Conditions

Chapter 4

Chapter 4: Recommendations

Chapter 4: Recommendations for Future Development Transforming Largo Town Center The Washington Metropolitan Area’s economy is one of the strongest regional economies in the country, and it is swiftly transforming itself for the twenty-first century. All you have to do is look around the Washington, D.C. metropolitan region, and you will see quality, thriving development taking place. Prince George’s County’s 15 Metro stations represent the Washington region’s last great frontier for transitoriented development. That is why the Prince George’s County Council voted to put in the necessary incentives to spur transit-oriented development for our residents. If Prince George’s County is to realize this vision, it must claim it as destiny and move forward into the future with confidence and a collaborative can-do attitude. The residents of Prince George’s County believe in the future of this county as the Washington region’s next great place in which to live, work, and play. This is why they came out to participate in the planning process that will hopefully transform the Largo Town Center sector plan vision into implemented reality. The Largo Town Center Metro Station is one of the county’s crown jewels when it comes to accessibility (by highway and transit) and as a potential anchor for a compact, walkable, transitoriented community. Low-rise suburban sprawl has not created a real place at Largo Town Center. Recognizing this reality, we must pay close attention to our regional neighbors and take heed not to merely imitate their efforts but know that it is our time for bold action and continue to take the steps necessary to transform the Largo Metro Station and the surrounding areas. Prince George’s County supports incentives for new development that exceeds the minimum requirements of the Largo Town Center Sector Plan. The County also supports incentives for mixed-income multifamily housing in appropriate locations within the sector plan area provided that the development is six stories or more in height and otherwise exceeds all other minimum design standards required by the plan. In our view, these measures constitute the only way in which our leveraged county resources will bring about the vibrant, transit-

oriented community at Largo Town Center that we all want to see. The Preliminary Largo Town Center Sector Plan is a forward-looking blueprint for Prince George’s County to bring about genuine transit-oriented development at this Metro station. Implementation of the Largo Town Center Sector Plan must emphasize outreach to ensure public understanding and awareness of the new tier designation of the sector plan area from the Developing Tier to the Developed Tier. Transforming Largo Town Center into a competitive and vibrant destination requires redevelopment of the existing parcels surrounding the Metro station and prioritizing those parcels with the highest visibility and accessibility. These prioritized properties, including The Boulevard at the Capital Centre and the joint development site, comprise the transit-oriented development (TOD) core. They offer development opportunities that cannot be replicated in another Largo Town Center location. Largo Town Center’s untapped real estate potential can be attributed to the strength of the surrounding residential communities, heavy pass-by traffic, and easy access via highway and public transit. It is an excellent location for a mix of land uses that includes residential, hospitality, retail, office, institutional, and local-serving businesses. The market analyses for each real estate sector concluded that limited new demand is available for Largo Town Center under current conditions except for residential development. The dispersion and uneven quality of existing residential, commercial (retail and office), and hospitality sector products compromises the area’s market potential especially within the retail sector. Consequently, the long-term strategy for Largo Town Center requires a comprehensive approach to the area. The county, its residents, and business owners must recognize the properties within a quarter mile of the Metro station and bounded by Arena Drive, Lottsford Road, and the Capital Beltway (I-495/I-95) as “uniquely situated” and, therefore, appropriate for dense development as well as community-centric uses that should not be promoted in other areas. Examples of these specialty uses include most categories of retail, monuments/civic buildings, and public parks and plazas. Generating and harnessing the area’s underutilized market potential near the Metro station begins with four implementation priorities. These include:

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• Focusing retail activity • Proactively attracting one or more major institutional uses • Encouraging dense residential development • Improving safety Achieving these goals requires a combination of grand and small steps. The county and the greater Largo community need to leverage the Metro station's value as a massive infrastructure investment for the benefit of the tax base and the economic development potential that could benefit both. Fresh development approaches should be considered, such as reconfigured commercial retail and office space requirements in mixed-use projects, given the market limitations at play.

Goal: New Mixed-Use Retail Center Within the TOD Core The best route to achieve higher quality retail is to concentrate retail supply so as to aggregate the demand generated by Largo’s various customer groups. The current zoning for Largo Town Center should be amended to allow the changes proposed in the Largo Town Center Sector Plan, which include better connectivity and specific locations where retail is appropriate. (See Map 18: Illustrative Retail Plan on page 65.) This includes amending the current zoning to eliminate the ground-level commercial requirement for parcels outside of the retail-designated areas (for more information on zoning recommendations, see Development District Overlay Zone Area—Zoning Recommendations on page 101). Currently, retail in Largo Town Center is consolidated at three primary locations: The Boulevard at the Capital Centre, Largo Town Center Shopping Center, and Inglewood Restaurant Park. With 451,667 square feet (not including the AMC Theatres), The Boulevard at the Capital Centre has the most retail space and the highest vacancy rate (18.7 percent). The mix of retailers at this center does not follow a cohesive merchandising strategy and, therefore, offers few opportunities for tenants to cluster or attract similar customers to several stores or restaurants. Mass merchant apparel shops and fast casual eateries occupy approximately 60 percent of the total retail space. A new direction is required to transform this

area surrounding the Metro station into a true center and destination. Two retail nodes are proposed near the Metro station in the TOD core area. The proposed northern retail node is located between Arena Drive and the existing movie theater along the new North Harry S Truman Drive Extended. (See Map 19: Illustrative Arena Drive/Harry S Truman Drive Retail Node on page 67.) The proposed southern retail node is located near the Metro station. (See Map 20: Illustrative Metro Retail Node on page 69.) The merchandising options for these two retail nodes differ from one another. The proposed northern (Arena Drive) retail node has three anchor intersections—the first at Arena Drive, the second at the southern edge of the civic green, and the third that reestablishes the movie theater as an anchor. In-line stores between these intersections are planned for small establishments comprised of neighborhood goods and services and food and beverage retailers. These retail categories are targeted here due to their untapped demand potential as noted in the market analysis. The repositioning of the retail at The Boulevard at the Capital Centre onto Harry S Truman Drive will allow for a right sizing of the available retail space that is consistent with the findings of the Market Analysis. The larger format restaurants and retailers are located at the anchor intersections, connected together by smaller establishments with depths of 60 to 75 feet. These in-line spaces are designed for a collection of neighborhood goods and services and food and beverage retailers. These retail categories are targeted due to their untapped demand potential as noted in the market analysis. Retail street environments throughout the Washington metropolitan area have varying lengths—Main Street, Annapolis (1,350 feet); Clarendon Boulevard, Arlington (2,640 feet); and King Street, Alexandria (4,020 feet). No golden rule dictates the length of a thriving retail street. This dimension is best determined by planning for and encouraging stores and eateries that fulfill the market’s unmet retail demand. For the planned retail along North Harry S Truman Drive, approximately 250,000 square feet of retail will be accommodated along continuous frontage of approximately 1,600 linear feet. From a pedestrian standpoint, this distance is consistent with a comfortable six-minute walk.

Chapter 4: Recommendations

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The southern Metro retail node is planned for neighborhood goods and services tenants as well as food and beverage establishments with a focus on quick service restaurants. The design and composition of the public space should reflect and accommodate the dining activity that will occur in the adjacent retail locations. Increased retail development at the existing Largo Town Center Shopping Center and the Inglewood Restaurant Park is not recommended at this time. As the Largo Town Center market evolves, these areas may struggle as impaired retail locations especially when compared to the future retail nodes nearer the Metro station. As a result, efforts to redevelop these existing retail areas into nonretail uses should not be discouraged. Strategies:

• Encourage collaboration between the county and owners of existing shopping centers who wish to redevelop their properties in phases with a mix of uses. • Amend the current zoning to promote connectivity and retail within the TOD core. • Amend the current zoning to eliminate groundlevel commercial for parcels outside the TOD core. • Encourage developers to rebrand the area and develop a marketing strategy for complementary uses. • Encourage the developer of the proposed northern (Arena Drive) retail node to seek neighborhood goods and services and food and beverage retailers. • Encourage the developer of the proposed southern (Metro) retail node to seek neighborhood goods and services and food and beverage retailers with a focus on quick service restaurants. • Enforce the development standards that require continuous frontage. • Discourage new retail development outside of the TOD core, and encourage non-retail development.

Goal: New Major Institutional Use Within the TOD Core A major institutional user near the Metro station would serve as an important catalyst to commercial demand, creating a market distinction and attracting new tenants. Secondary demand from a new institutional anchor would reduce existing vacancies and encourage new investment. In the absence of a major institutional user, prospects for new office development will remain weak over the next 5 to 10 years. One option would be to assemble and combine the properties along the southeastern side of the Metro station, including the WMATA parcel, to support a large institutional use with multiple buildings. Another site option would be to locate a large institutional use with multiple buildings north of the station closer to Arena Drive and east of the new retail street, Harry S Truman Drive Extended. The larger scale of such a development project and its ability to control the quality of the adjacent buildings and users would strengthen the site’s marketability and appeal to potential tenants. The introduction of an institutional use would also impact residential and retail space demands by increasing the size of the nearby time-limited customer base. Strategies:

• Assemble and combine the properties along the southeastern side of the Metro station. • Incentivize the redevelopment of The Boulevard at the Capital Centre and the Metro station site. • Enforce the development standards to promote better siting and density.

Goal: Dense Residential Development Within a Half Mile of the Metro Station Expanding the Largo Town Center residential base will be critical in transforming the TOD core area into a vibrant, walkable community. Residents provide activity outside normal working hours and patronize retail, entertainment, and service establishments. Any plans for new residential development must identify the best parcels for such uses regardless of the current land use configuration and zoning. Parcels within a quarter mile of the Metro station and well buffered from the Capital Beltway are best suited for residential development. While retail uses help to create a vibrant, walkable

Chapter 4: Recommendations

Map 19: Illustrative Arena Drive/Harry S Truman Drive Retail Node

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environment, residential development beyond the designated retail nodes noted previously should not be forced to include retail space on the first floor. Dispersing retail demand over a larger geography would undermine the retail focus the plan needs to achieve long-term sustainability. Ground floor fitness centers and active residential amenity spaces with lobbies provide many of the same benefits as dedicated ground-floor retail in enlivening nearby sidewalks and public spaces. Strategies:

• Incentivize parcels within a half-mile of the Metro station for new medium- to high-density residential development. • Move the Largo Town Center sector plan area from the Developing Tier into the Developed Tier. • Remove the requirement for ground-floor retail as part of residential development outside of the TOD core. • Discourage new retail uses outside of the TOD core.

Goal: A Safe and Attractive Public Environment The safety of an area, as reflected in its crime statistics, is an essential component of a comfortable retail environment. Perhaps more important, however, is the perception of safety attached to shopping and eating districts. Retail areas that have poorly maintained storefronts, overgrown landscaping, cracked sidewalks and pavement, and vacant stores send a message that “no one cares about the area’s appearance or its future.” To potential customers, this negligence is translated into a perception of visual blight and even personal danger. Districts with dark corners, patches of unlit sidewalks, storefronts without evening illumination convey a harbor for illicit activity—regardless of whether or not such activity takes place. Isolated shopping areas with few or no people on the sidewalks, storefronts cluttered with signage, and parking lots with little activity feel unmonitored. Retail streets dominated by loiterers become worrisome environments to people who might otherwise patronize the retailers in these areas.

For a customer, especially one without regular involvement in the retail district, these perceptions become convincing reasons not to patronize a retail district’s stores and restaurants. For the areas surrounding the Largo Town Center Metro Station, perceptions of an unsafe environment are pervasive throughout the community. For retail conditions to improve in the zones intended for retail development, crime prevention through environmental design (CPTED) principles should be incorporated into the reconfiguration and rebranding of retail services at Largo Town Center. The six main concepts of CPTED are: • Surveillance: Potential offenders feel increased scrutiny and limitations on their escape routes. Potential customers feel protected should a criminal event occur. • Control Access: By limiting or focusing the points of entry and exit into an area, the area’s activity is channeled. Front doors and rear exits to establishments are well lit. • Territorial Reinforcement: Retailers and landowners display a commitment and pride in their establishments as well as personal involvement in its daily care. This includes sweeping the sidewalks or weeding tree grates. • Maintenance: Storefronts are painted, and windows are clean. Streets and sidewalks are free of litter. Trash cans are regularly emptied. • Activity Support: The built environment encourages safe activities such as sidewalk dining, children playing, or festival attendance. • Target Hardening: Retailers often install window bars or security gates in unsafe areas. The irony is that these techniques reinforce the perception that the area is dangerous and can often lead to more criminal activity. Frequently changing locks is an effective security measure. End of the day activity should also be monitored by security personnel or surveillance cameras. With a combination of these measures in place, the commercial districts surrounding the Largo Town Center Metro Station have the opportunity to overcome a difficult history of unsafe conditions and to re-attract both retailers and customers.

Chapter 4: Recommendations

Map 20: Illustrative Metro Retail Node

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• Form a business improvement district to coordinate the development and implementation of programs to improve public streetscapes and open spaces in the TOD core including the programming of community events for public spaces.

• Discourage new retail uses outside of the TOD core.

• Establish a tax increment financing district or other special-purpose taxing mechanism to generate the funds necessary to improve and maintain the public environment.

• Employ traffic-calming measures, such as the removal of one-way streets, reconfiguration of the entrance ramp to westbound Central Avenue, on-street parking, and lower posted speed limits to lower traffic speeds and improve pedestrian/ bicyclist safety.

• Implement CPTED practices through the enforcement of the development standards contained in this sector plan. • Partner with county agencies responsible for maintaining environmental quality (Department of Public Works and Transportation, Department of Environmental Resources) to enforce stormwater management and other antipollution regulations.

Goal: TOD-Compatible Development beyond the TOD Core The primary TOD strategy for the Largo Town Center sector plan area is to concentrate medium- to high-density mixed uses in the TOD core (southwest quadrant) with a prominent retail focus. This strategy also entails attracting an institutional user to further catalyze residential and retail development in the TOD core and additional development beyond. North of Arena Drive, the sector plan recognizes the county’s plans to centralize additional government functions along McCormack Avenue (northwest quadrant). The sector plan recommends zoning and other development controls to facilitate the continued evolution of this area into a higher density government services center. East of Lottsford Road (northeast quadrant), the existing Kaiser Permanente health care complex is seen as the potential anchor for new office development with a medical services focus. The sector plan recommends zoning and other development controls to incentivize the transformation of this quadrant into a higher density medical services district. Within the southeast quadrant, the sector plan recommends the (re)development of the Largo Town Center Shopping Center site and the vacant parcel to its southwest with new medium-density residential uses as market conditions permit.

Strategies

• Require the dedication of new public rights-ofway as part of future development to improve street connectivity in the areas north of Arena Drive.

• Incentivize new infill office and institutional uses north of Arena Drive. • Incentivize new medium-density residential development in the southeast quadrant.

Urban Design and Planning Objectives To achieve the overall goal of lively, walkable, and attractive TOD surrounding the Largo Town Center Metro Station, the following general urban design and planning objectives are established: • Emphasize high-density and intensity mixed use within a quarter- to a half-mile radius of the Metro station to energize this core area and serve transit riders. • Locate buildings close to the street to help activate the streetscape as well as to provide vertical definition of the street. • Implement complete streets (shared-use streets) principles on all interior streets in the Largo Town Center Development District Overlay Zone (DDOZ) to provide safe and convenient accommodation for all potential users, including pedestrians, cyclists, motorists, and transit riders alike (see Street Design Criteria—Complete Streets for additional information on complete streets on page 143); • Modify the mix and amount of retail offerings within the TOD core area along the new main street, Harry S Truman Drive North Extended, and near the Metro station. • Relegate parking (surface or structured) behind buildings, masking it from the public realm.

Chapter 4: Recommendations

â&#x20AC;˘ Establish open space to foster a range of activities, and provide new gathering spaces for the community.

Transit-Oriented Development Core For Largo Town Center, the TOD core area is bounded by the Capital Beltway and open space to the west, MD 214 (Central Avenue) to the south, Arena Drive to the north, and Lottsford Road to the east. (See Map 1: Sector Plan Area Boundary on page 4.) At its center is the Metro station. Beyond the core area, new development within the study area should abide by the general planning objectives listed above but should scale down to transition to the surrounding lower density development and, particularly, to the neighboring residential areas. Concentrating development within a half-mile of the Metro station, with higher density and intensity within a quarter mile, locates uses where residents, employees, and visitors can conveniently choose public transit as a viable transportation option. Public transit subsequently benefits from increased ridership. Generally, a half-mile represents an average 10-minute walk; a quarter-mile radius represents an average five-minute walk. (See MapÂ 1: Sector Plan Area Boundary on page 4.) A person will readily choose to walk rather than drive if the walk is five minutes or less; if the environment is welcoming, a person may choose to walk much longer distances.

Development District Standards Development district standards apply to all new development within the entirety of the Largo Town Center sector plan area per the DDOZ. The standards are included in this document in Chapter 8: Largo Town Center Development District Standards on page 127 and comprise design guidelines for the TOD core area. The standards allow flexibility in the development review process, foster high-quality development, and promote the goals of the sector plan. The location, size, height, design, lot coverage of structures as well as criteria for streets, parking and loading, open space, and signage are specified in the standards. The concept plan for the TOD core in the southwest quadrant (as defined above), along with accompanying design standards, will govern future growth, coordinate development, and ensure the intended vision is

achieved. The concept plan locates elements of the built environment within the TOD core, including blocks, streets, frontage types, building heights, open spaces, trail connections, and important gateways. (See Map 7: Illustrative TOD Core Concept Plan on page 24. )For the remaining portions of the sector plan area, outside the TOD core, future concept plans may be developed by the county.

Street Network While the study area has ample vehicular access to a network of surrounding regional thoroughfares within the sector plan area, such as Capital Beltway, US 50 ( John Hanson Highway), and Baltimore-Washington Parkway, the street network is very limited. The Existing Street Network (see Map 21 on page 77) depicts only the connecting streets within the sector plan area and illustrates the gaps in the network. To create a vibrant, pedestrian-friendly environment that is more urban in nature, more street connections need to be built in order to create smaller, more walkable blocks. To achieve the goal of a walkable community at Largo Town Center, the sector plan proposes a new street grid consisting of smaller, interconnected blocks. Concentrating on the TOD core, the proposed street network provides a connected grid around the Metro station. (See Map 22: Illustrative Street Network on page 78.) These new streets form buildable blocks and provide multiple routes and access points within and to the core. The new streets will provide better access for vehicles but will also provide a more welcoming environment for pedestrians and cyclists. As development continues outside of the TOD core, an effort should be made to connect other streets as well such as extending Mercantile Lane east of Lottsford Road through the Inglewood Restaurant Park and to the west, arriving at the UMUC Academic Center at Largo on McCormick Drive. Additionally, as development occurs in the southeast quadrant of the sector plan area, the existing streets should be reconfigured and adapted to use by pedestrians and cyclists as well as drivers. The parcel sandwiched between Largo Center Drive and MD 214 (Central Avenue) currently feels isolated, more part of a highway interchange than part of the sector plan area. In order to correct this perception and improve pedestrian and

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cyclist safety and access, the cloverleaf loop should either be removed entirely, with vehicular access to Central Avenue provided from Landover Road, or reconfigured as a 90-degree turn off of Largo Center Drive as shown in Map 22: Illustrative Street Network on page 78. The current ramp from Largo Center Drive creates a free-flow condition for vehicles and an unsafe pedestrian crossing for residents or employees of future development. To note, a traffic analysis would need to be conducted to determine the viability of either scenario. If this parcel and/or the Largo Town Center Shopping Center site are (re)developed, consideration should be given for the provision of future connections between the two sites. Coordination with Maryland Department of Transportation (MDOT) will be required in this case because future street connections would likely require the closing of the existing entrance ramp to westbound MD 214 (Central Avenue). A different type of infill opportunity occurs east of Landover Road north of the Ernest Everett Just Middle School where low-density residential development may appropriately occur. Here, the disconnected portions of Campus Way North will join, and a neighborhood street network may be built to connect existing neighborhoods to the north and east. While beyond the time frame of this sector plan, Map 2: Illustrative Street Network on page 78 depicts a possible full buildout of the sector plan area and a completed street grid. The actual location of new streets may differ from those shown; however, new development within the sector plan area should be designed with the intent of a connected street network. Future concept plans developed by the county for the remaining portions of the sector plan area outside the TOD core should locate and govern the actual street connection points and routes. Any proposed street connections may be either private or public provided that public access to private streets is secured through written agreement between the developer and the Prince George’s County Department of Public Works and Transportation.

Goal: A Walkable and Accessible Community Strategies

• Replace the sector plan area’s existing superblocks and cul de sacs with a network of smaller, interconnected blocks.

• Extend Harry S Truman Drive north from the Largo Town Center Metro Station to Arena Drive. • Eliminate the one-way street pair between MD 214 (Central Avenue) and the Metro station by converting Harry S Truman Drive and Largo Drive West into two-way streets. • Eliminate or reconfigure the entrance ramp to westbound MD 214 to help lower traffic speeds along Largo Center Drive. • Facilitate new street connections north of Arena Drive to improve the accessibility of land uses in the northeast and northwest quadrants of the sector plan area. • Complete Campus Way North between Lake Arbor Drive and Woodview Drive/Metropolitan Way to provide an alternate connecting route between neighborhoods east of MD 202. • Apply complete street principles and trafficcalming measures to all new and improved streets within the sector plan area.

Street Types The proposed street types promote a complete street approach, with streets designed to provide for transit, pedestrian, and bicyclist use, as well as private vehicle use. Furthermore, streets within a TOD act as the community’s primary and most frequently used open space and should be designed accordingly to serve this purpose with comfortable, shaded sidewalks and plaza areas. This strategy coordinates with the county’s and state’s goals for complete streets. Two streets that connect through and beyond the sector plan area will continue to serve as arterial streets. These two existing streets are Arena Drive, running east-west, and Lottsford Road, running north-south. As largevolume arterials, these two streets effectively divide the study area into four separate quadrants. Development in each quadrant is perceived as isolated from the development across the street. While these streets will retain their functional classification, traffic-calming measures, such as bike lanes and marked crosswalks, should be considered as possible future additions to these streets along with continuous sidewalks, street tree plantings, and continuous pedestrian-scale street lighting to encourage safe walking and cycling to the Metro

Chapter 4: Recommendations

station from other neighborhoods. A traffic analysis and coordination with the Department of Public Works and Transportation (DPW&T) will be required to ensure that these changes and/or other complete street features are implemented. While bike lanes or sidepaths are encouraged along existing arterials where speeds are too high for cyclists to safely share lanes with vehicles, separate bike facilities should not be required or encouraged along other Largo Town Center streets. The TOD core and other neighborhood streets shall be designed to slow vehicle speeds, and cyclists should share the lanes with vehicles. Where bikes and cars share lanes, appropriate signage should be added to alert drivers to the presence of cyclists. An exception to this approach is along the existing portion of North Harry S Truman (from Largo Center Drive to the Metro station) due to the high volume of buses and private commuter vehicles. As can be seen in the street sections below, North Harry S Truman is transformed from a four-lane, one-way street into a four-lane, two-way street with bike lanes and parking (see Figures 8-12 on pages 145-148). The sector plan also recommends that Largo Drive West should also be converted from a four-lane, one-way street to a two-way, four-lane street. Together, these changes will eliminate the one-way street pair that currently discourages pedestrians and bicyclists from traveling along them. A traffic analysis and coordination with DPW&T will be required to implement this change. Street types are governed by the development district standards and, as can be seen in the street sections in Street Design Criteria (see Figures 8-12 on pages 145-148), the street types are comprised of similar components, including travel lanes, parallel parking, the street tree zone, the clear pedestrian zone, and the semiprivate zone. These components comprise street rights-of-way, whether public or private. As new streets are constructed or existing streets are reconstructed, they should be built in conformance with these standards. As Largo Town Center redevelops, alleys (or service lanes) will accompany streets, providing vehicular access; however, unlike streets that separate blocks, alleys occurring within blocks are more utilitarian in character and are not considered part of the public realm. Nonetheless, dimensional and other design criteria apply to alleys and can be found in the development district standards.

Open Space Open spaces within urban neighborhoods are critical and help define the sense of place. They create the communityâ&#x20AC;&#x2122;s meeting spaces and can become the heart and identity of the community. They can be as small as an outdoor living room or large enough to hold a communitywide event. For a rich urban environment, a variety of spaces are needed. As building development occurs, open spaces shall be incorporated that are either publicly owned or publicly accessible. The open space types in Largo Town Center will include plazas, squares, and greens, as well as parks and greenways. In order to promote access to and involvement in outdoor activities by all, open spaces should be evenly distributed throughout Largo Town Center with no residential building, office, or institution more than a three-minute walk to an open space. For the Largo Town Center TOD core, the concept plan governs the open space locations (see Map 7: Illustrative Concept Plan Diagram on page 24). For the remaining portions of the study area, open space shall be planned according to the development district standards (see Chapter 8 on 127). Alternatively, the county may develop concept plans in the remaining portions of the sector plan area to locate the open space types.

Open Space Types General descriptions of the open space types follow; specific design criteria for open space can be found in the development district standards section on 127). Refer to Chapter 8: Largo Town Center Development District Standards under Open Space Criteria for detailed descriptions of the open space types included in this sector plan.

Accessibility For all open spaces, accessibility should be provided throughout the public realm, ensuring all spaces meet or exceed Americans with Disabilities Act requirements. Sites should be graded to minimize the need for stairs and ramps.

TOD Core Open Space Types Within the TOD core, one main civic square and several greens are incorporated. As with the streets and blocks,

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Figure 2: Illustrative Station Square Perspective Rendering

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Chapter 4: Recommendations

Figure 3: Illustrative Arena Drive Green Perspective Rendering

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Chapter 4: Recommendations 75

Figure 4: Illustrative Harry S Truman Gateway Rendering

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Map 21: Existing Street Network Cam

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the open spaces here are governed by the concept plan (see Map 7: Illustrative Concept Plan Diagram on page 24). The main square is located near the Metro station directly adjacent to the upper station entrance and its existing plaza. The detached square is approximately one acre in size, designed to hold communitywide civic gatherings as well as festivals and events. The square is surrounded by mixed-use buildings 6 to 10 stories in height (see MapÂ 6: Recommended Building Heights Plan on page 23) and activated by retail ground-floor uses as illustrated in the artistâ&#x20AC;&#x2122;s perspective rendering (see FigureÂ 2. Station Square Perspective Rendering on page 74). Near Arena Drive, a second prominent open space is located. The green here at the north entrance of the new main street, North Harry S Truman Drive, helps direct views into the space and welcomes visitors. Surrounded by ground-floor retail in mixed-use, 6- to 10-story buildings, the green is intended as a main hub of retail activity and as such should be programmed with activities and events related to a dynamic shopping experience as can be seen in the perspective rendering in Figure 3. Arena Green Perspective Rendering on page 75. In addition to the two prominent open spaces, other greens and pedestrian passages are distributed throughout the TOD core with no building located more than a three-minute walk from an open space. Greenway trails are planned to connect future residents and employees to the existing parks to the west and east: Summerfield Community Park and Largo Lottsford Park. Through the TOD core, the greenway trail is planned to run parallel to the rail line, passing over the Beltway and connecting to Arena Drive. Trails also branch off of the greenway trail to connect to the UMUC Academic Center at Largo and other development to the north as well as to the Largo Town Center Lake Park to the south.

Development Tiers The 2002 General Plan lays the foundation for all planning and development activities in the county. It is a tool to better manage growth by linking growth policies, capital improvement, economic development, and environmental protection. To govern growth, the 2002 General Plan defines three policy areas: the Developed, Developing, and Rural Tiers. As defined in the 2002 General Plan, the vision for the Developed Tier is a network of sustainable, transit-supporting, mixed-use, pedestrian-oriented, medium- to high-density

neighborhoods; the vision for the Developing Tier is to maintain a pattern of low- to moderate-density suburban development; and the vision for the Rural Tier is the protection of large areas of woodland, wildlife habitat, recreation, and agriculture. Currently, Largo Town Center is located within the Developing Tier and, notably, is the only Metro station located outside of the Developed Tier. In addition to the tiers, an overlay designation of centers and corridors is established by the 2002 General Plan. Largo Town Center is designated as one of six metropolitan centers within the county. As described in the 2002 General Plan, metropolitan centers have a high concentration of land uses and economic activities that attract employers, workers, and customers; are target areas for high-density residential development and employment; and can effectively be served by mass transit. It is a primary recommendation of this sector plan to include the entire Largo Town Center sector plan area within the Developed Tier to better align with the vision of this sector plan, the policies of the 2002 General Plan, and the goals of a metropolitan center. The shift from the Developing to the Developed Tier will allow Largo Town Center to become a high-priority area for county infrastructure and incentive programs (see the 2002 General Plan relationships to other plans on page 8 as well as Map 4 on page 9).

Environmental Recommendations The Largo Town Center sector plan area currently contains a network of streams and their associated buffers, shown in Map 11 on page 39 as the green infrastructure network of local significance. Although no portion of the sector plan is within the countywide green infrastructure network, the features designated as being of local significance are critical to the long-term viability of the streams that remain in the area. These streams and their associated buffers play a vital role in protecting the downstream resources by removing pollutants and cooling the water temperature after the water leaves the developed surfaces. Management of stormwater runoff will continue to be an issue as the area develops. While many of the developed sites in the sector plan area have stormwater management facilities, some were constructed under the assumption that the downstream regional pond, planned in 1989,

Chapter 4: Recommendations

would be built. Because this facility was never built and is not likely to be built in the future, management of stormwater on-site will be a critical issue in the future. The plan proposes the use of the complete street design elements, which in the current county ordinance do not emphasize stormwater management and street tree features. When the new street grid is developed and the current grid retrofitted, street trees and stormwater management should be included in the designs so that the result is a “green street” that integrates multiple functions. One area of particular concern is the wooded area to the west of The Boulevard at the Capital Centre and east of I-95/I-495 (Capital Beltway). This area is at a much lower elevation than the shopping center and contains a diverse network of streams and wetlands that provide much needed stormwater management benefits even though this area was not designed to function as a stormwater management facility. This area should be preserved in order to serve this vital stormwater management role and to provide a much needed buffer between the Capital Beltway and future development. Trails should be placed adjacent to this area in the developed area that is higher in elevation to preserve the natural features and to provide a safe area for trail users. Another area recommended for permanent preservation is a hedgerow of specimen trees located along the eastern boundary of The Boulevard at the Capital Centre near Arena Drive (with Parcel I). This area contains several trees that are 30 inches or greater in diameter at breast height and are required to be preserved unless a request for a variance is approved. If the development around this strip is sensitively designed, these trees can be preserved in place, and the area can become a critical link in the open space network. If a trail or vehicular connection is needed through this area, it should be located to avoid the specimen trees and their critical root zones. The existing stream segment that lies between the Largo Town Center Metro Station and The Boulevard at the Capital Centre was evaluated to determine if it serves a vital ecological function in the overall system. This stream segment is piped above the Metro station and is piped for a short section below the station to provide for a road crossing. Presently, this stream forms somewhat of a physical and visual barrier between the Metro station and The Boulevard at the Capital Centre. The open space plan shows this area to be part of the permanent open space

network. To make this a more aesthetically pleasing and functional system, the stream should be reconstructed to become an amenity and serve as a stormwater management facility. Trails should be excluded from this area and provided on adjacent parcels. No stream restoration projects were identified within the sector plan area or in the surrounding areas. As development occurs and mitigation projects are needed to address proposed impacts, locations should be sought within the watershed farther downstream.

Goal: A Green and Sustainable Community Strategies:

• Identify places where green infrastructure elements of local significance can be permanently preserved and, where possible, restored and enhanced. • Preserve the woodlands along streams as woodland conservation to meet their own requirements or those of adjacent sites. • Identify suitable sites for and construct replacement green infrastructure elements within the Southwest Branch Watershed. • Implement environmental site design techniques on-site to the maximum extent practicable with special attention being paid to quantity controls. • Share stormwater management facilities and functions between development sites to reduce the overall land consumption needed to manage stormwater with an emphasis on managing stormwater quantities in shared facilities. • Identify priority downstream locations within the Southwest Branch Watershed for stream and wetland restoration projects required for mitigation. • Reconstruct the stream system between the Largo Town Center Metro Station and the southeast portion of The Boulevard at the Capital Centre as an amenity and to serve a greater role in stormwater management to improve water quality. • Integrate stormwater management and environmental site design features with complete street designs for all new and reconstructed interior streets within the sector plan area.

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Goal: A Safe and Healthy Community

Public Facilities

Strategies:

Goal 1: Adequate Student Capacity at All Public Schools Serving the Sector Plan Area

• For buildings proposed within the 65 decibel noise contours, their associated indoor and/or outdoor activity areas should be located outside the noise contours or shielded from the noise sources. (See Largo Town Center Development District Standards, Architectural Design Criteria, under Exterior Walls on page 162.) • Provide an interconnected trail network for recreational purposes that is designed and maintained to permit safe use by pedestrians and bicyclists. • Incorporate CPTED principles into the design of buildings and public spaces. • Construct new streets and/or reconstruct existing streets to provide safe and convenient access for pedestrians, bicyclists, public transit users, and motorists (i.e., apply complete street principles in all cases).

In Prince George’s County, elementary schools are built to accommodate 600–750 students, middle schools have a capacity for 900–1,200 students, and high schools have space for 1,500–2,200 students. In addition, elementary schools are intended to serve the immediate neighborhood the school is located within while middle and high schools have a more regional orientation.

Table 10: Pupil Yield Rates (2008) Dwelling Unit Type

Elementary Middle

High

Single-Family, Detached

0.164

0.130

0.144

Single-Family, Attached

0.140

0.113

0.108

Multifamily, Garden Style

0.137

0.064

0.088

Multifamily with Structured Parking

0.042

0.039

0.033

The primary factors for determining capacity needs for public schools are an analysis of the dwelling unit projections, school enrollment, and school capacity. The projected number of dwelling units is multiplied by the latest pupil yield factors to determine the future number of students. The ratio of public school enrollment divided by the number of residential dwelling units is “pupil yield in its simplest form”. Data obtained from the Board of Education and the Planning Department were used in the September 2008 update of the pupil yields. For planning purposes, pupil yields for single-family detached dwelling units are used on the elementary, middle, and high school levels. The updated pupil yields are 0.16 pupils per dwelling unit for elementary schools, 0.13 pupils per dwelling unit for middle schools, and 0.14 pupils per dwelling unit for high schools.

Table 11: School Enrollment and Capacity Address

Academy of Health Sciences at Prince George’s Community College

301 Largo Road, Lanham Hall, Largo, MD 20774

199

N/A

Phyllis E. Williams Elementary School

9601 Prince Place, Upper Marlboro, MD 20774

361

538

Thomas G. Pullen Elementary School

700 Brightseat Road, Hyattsville, MD 20785

736

976

Lake Arbor Elementary School

10205 Lake Arbor Way, Mitchellville, MD 20721

586

790

Ernest Everett Just Middle School

1300 Campus Way North, Mitchellville, MD 20721

795

935

Enrollment (2013)

State Rated Capacity (SRC)

School Name

Capacity (%)

Chapter 4: Recommendations

Table 12: Projected Enrollment Capacity at Buildout for Single-Family Attached Units Schools Elementary Middle

State Rated Capacity (SRC)

2013 Enrollment

Existing Excess Seats/Deficit

Projected Buildout Seats Needed

Enrollment at Buildout

Projected Buildout Excess/ (Deficit)

2,304

1,683

621

1,737

567

935

795

140

838

High*

Table 13: Projected Enrollment Capacity at Buildout for Multifamily Units Schools Elementary Middle

State Rated Capacity (SRC)

2013 Enrollment

Existing Excess Seats/Deficit

Projected Buildout Seats Needed

Enrollment at Buildout

Projected Buildout Excess/ (Deficit)

2,304

1,683

621

462

2,145

159

935

795

140

429

1,224

(289)

High*

* The Academy of Health Sciences capacity and enrollment was not included in determining future needs. Source: Prince George’s County Public Schools, The Maryland-National Capital Park and Planning Commission (M-NCPPC) The dwelling unit projections for the Largo sector plan area suggest that school overcrowding will only occur in one middle school in the long-term. At buildout, the plan would experience a total growth of 384 single-family attached and 11,000 multifamily dwelling units, would generate 726 elementary school student excess potential capacity, and 192 middle school student deficit potential capacity (see Tables 3 and 4 above).

Formula 2040 Plan builds on the recommendations from Parks & Recreation: 2010 and Beyond (A Plan for the Future of Parks and Recreation by the People of Prince George’s County). The 2010 and Beyond plan defines a 30-year vision for the county’s parks and recreation system: To be a leader in managing public resources and delivering quality customer-focused programs. This plan further identifies six themes in support of this vision:

Strategies:

1. Appropriate level of service for parks and facilities to meet diverse community needs.

• Consider redrawing attendance boundaries for the existing middle school in the event of future overcrowding. • Consider adding classrooms to the existing middle school if modified attendance boundaries do not resolve potential overcrowding issues.

Goal 2: Adequate Access to Public Park Facilities Serving the Sector Plan Area The M-NCPPC Department of Parks and Recreation recently completed the Formula 2040: Functional Master Plan for Parks, Recreation, and Open Space, which outlines a sustainable model for the provision of future parks and recreation programs in Prince George’s County. The

2. Natural areas, trees, and waters that endure and captivate. 3. Recreation and culture that inspire healthy lifestyles and a sense of community. 4. Safe and accessible places and programs for play, relaxation, and enjoyment. 5. Community engagement and collaborations that maximize resources. 6. A sustainable organization to provide quality services and facilities.

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Since the inception of M-NCPPC, the park system has been planned and designed on a suburban model of car-oriented parks with large areas devoted to ball fields, play areas, picnic areas, and trails. With the emphasis on redevelopment of older areas, development of transit stations and walkable communities, Formula 2040 recognizes the need to develop urban park typology and associated design standards and to rethink how urban parks are acquired, constructed, managed, and maintained. Parks and open spaces are integral to the fabric and character of the community. The Department of Parks and Recreation remains committed to providing the best facilities and programs to the residents of Prince George’s County. The purpose of Formula 2040 is to proactively plan for the county’s current and future needs regarding programs, parks, trails, and open space. This plan establishes a strategic framework of goals, objectives, and policies to guide the rehabilitation and modernization of existing facilities along with strategies and action steps to implement the vision. A key recommendation of the Formula 2040 Plan is to transition from the current model of building smaller (20,000 square feet) neighborhood-oriented community centers to constructing larger (60,000 to 80,000 square feet) regional multigenerational community recreation centers. These new multigenerational centers will provide an array of activities and programs to simultaneously serve the recreational and leisure needs of all age groups while maximizing usage, filling current and projected gaps in service, and eliminating duplication of facilities. This larger prototype center will have a double gymnasium, an aquatics feature, a fitness center with running track, and flexible multipurpose spaces. Two level-of-service standards were established for this analysis: • Each county resident should be able to travel to a recreation facility in no more than 15 minutes. • The total combined infrastructure of the county’s developed recreational facilities should provide at least two square feet of recreational space per resident including ½ square foot of aquatics per resident. The initial step to meet this goal involved dividing the county into nine service areas. These areas were laid out so that from the center of each service area,

access to an indoor community center facility would be within a 15-minute travel time. Service areas inside the Capital Beltway are smaller in size to accommodate a higher population density and traffic congestion. The Largo Town Center sector plan area is located in the northwestern corner of Service Area 6. The second step in the analysis was to determine the amount of existing indoor recreation space. Projected level-of-service numbers for year 2040 will achieve at least two square feet of recreational space per resident. Current and projected gaps in service needs will be satisfied by the construction of new multigenerational centers as described above. Service Area 6 is expected to experience a 40 percent increase in population by year 2040. During this time frame, Service Area 6 will need to acquire 83,272 square feet of non-aquatic recreation space, 22,244 square feet of indoor aquatic recreation space, and 44,488 square feet of outdoor aquatic recreation space. A multigenerational center that will include all of the needed additional recreational space for this service area is proposed to be constructed in the southern part of Service Area 6. Another option to consider in addition to the acquisition and development of public parkland and recreational facilities within highly-urbanized areas such as the Largo Town Center is the development of private recreational amenities. Good open space does not have to be publicly owned. Strategies

• Short-Term—Complete the amenities to be located at the Largo Town Center Park. (At the time of this writing, the plans are in permit review, and the park amenities should be under construction soon.) • Mid-Term—Develop the recreational amenities approved for the Woodmore Towne Centre at Glenarden. (This park is master planned and will be built by the Woodmore Towne Center developer.) • Long-Term—Renovate and expand the Lake Arbor Community Center, and add small urban parks and green spaces within the new urbanized, privately owned development within the Largo Town Center sector plan area in accordance with the plan vision. (Note: These public open spaces may or may not be publicly owned.)

Chapter 4: Recommendations

Map 24: Illustrative Community Open Space and Bicycle Path Plan s pu Cam

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Transportation Demand Management Goal: An Efficient, Multimodal Transportation System The 2002 General Plan envisions quality TOD at designated metropolitan centers, like Largo Town Center, particularly within centers in the Developed Tier. Implementing this 2002 General Plan vision will require balancing the optimum mix and densities of land use with the transportation infrastructure and services that are needed to accommodate them. To this end, the Largo Town Center Sector Plan seeks to ensure a convenient and efficient multimodal transportation network in the Largo Town Center area. This sector plan is premised on the assumption that at buildout the preferred development pattern in the Largo Town Center area may generate levels of vehicular traffic and parking demand that are higher than at present. However, the sector plan incorporates the parallel assumption that potential vehicular congestion and greater parking demand within the Largo Town Center can be mitigated by (1) improvements to other components of the transportation network—particularly transit and transportation demand management (TDM) initiatives; and (2) ensuring that new development is designed to be pedestrian-, bicyclist-, and transit-friendly. Doing this will encourage significantly higher use of transit and make it desirable and safe to bicycle or walk to destinations within the sector plan area. There are few options to add or expand the area’s primary roads to accommodate the additional vehicular traffic that may result from new development. The arterials and collector roads are already built out to their master plan right-of-way limits. Currently, there is little, if any, traffic congestion on the sector plan area’s interior roads. However, potentially increased parking demand, if not managed, could generate future congestion along portions of these roads. Therefore, a multimodal transportation network that integrates the envisioned development pattern with expanded public transportation, pedestrian/bicyclist pathways, and TDM initiatives will be needed to accommodate the desired development and to help ensure the operational integrity of all components of the transportation network within the Largo Town Center.

TDM is defined in Section 20A-201 of Title 20A, Transportation, of the Prince George’s County Code as “… a process or procedure intended to reduce vehicle trips during specified periods of the day. This includes, but is not limited to, such strategies as car and van pools, transit use incentives, parking fees and disincentives, improved pedestrian and bicycle access and facilities.” Title 20A contains guidelines for implementing TDM strategies, including the establishment and operation of designated transportation demand management districts (TDMDs). The Largo Town Center Sector Plan authorizes the establishment of a TDMD for the DDOZ through petition to the County Council in accordance with Section 20A-204 of the Prince George’s County Code. Upon receipt of the petition, the County Council shall direct the Planning Board to conduct a transportation system capacity analysis to determine whether or not transportation system imbalances will require the establishment of a TDMD. Any TDMD thus established will help implement the 2002 General Plan policy (Developed Tier Policy 3, page 35) that recommends transportation systems be both multimodal and integrated with the preferred development patterns in intensive, higher-density, mixed-use areas such as the Largo Town Center. The TDMD is intended to: 1. Ensure that the preferred development pattern can be achieved in the Largo Town Center sector plan area while optimizing the overall operational integrity of the transportation network. 2. Reduce, or divert to other modes, the vehicle trips generated by the proposed development and redevelopment in the Largo Town Center sector plan area, particularly single-occupant vehicle trips during peak traffic periods. 3. Provide and maintain adequate multimodal transportation and mobility options for area residents, workers, and visitors. 4. Establish and maintain a multimodal network of transportation services and facilities that supports: a. The development pattern recommendations for Largo Town Center as a 2002 General Plan metropolitan center.

Chapter 4: Recommendations

b. All other provisions of the Largo Town Center Sector Plan. c. Goals, objectives, and policies of the 2002 General Plan. d. The applicable provisions of the 2009 Approved Countywide Master Plan of Transportation. The sector plan also authorizes the establishment of a transportation demand management technical advisory committee (TDMTAC) to analyze, recommend, and implement the policies required to achieve the Largo Town Center Sector Plan’s transportation goals, policies, and objectives. The TDMTAC will be composed of transportation staff from M-NCPPC, MDOT (Maryland Transit Administration and State Highway Administration), WMATA, and DPW&T. The TDMTAC will evaluate, analyze, and manage the transportation demand generated by new development and redevelopment in the sector plan areas as provided for by Title 20A, Subdivisions 2 and 3. It will also coordinate the transportation services needed to accommodate that development, including feeder and commuter intercept bus services and demand management programs for employers in Largo Town

Center. The TDMTAC will also assist the District Council in determining transportation adequacy in the sector plan area in accordance with the procedures and guidelines of Title 20A and any other guidance or directives that the Prince George’s County Planning Board or the District Council provides in adopting and approving this sector plan. Initial staff support for the TDMTAC will be provided by the Countywide Planning Division of M-NCPPC. Strategies

• Organize key commercial and mixed-use property owners to request the creation of a TDMD at Largo Town Center. • Seek District Council approval for the establishment of the TDMD. • Form an interagency TDM Technical Advisory Group to coordinate transportation demand management activities within the Largo Town Center TDMD.

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Chapter 5

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Chapter 4: Recommendations

Chapter 5: Implementation

Chapter 5: Implementation The required implementation efforts associated with the redevelopment of the property surrounding the Largo Town Center Metro Station are significant. The process for undertaking this initiative has three major facets: • Intergovernmental coordination • Public-private partnerships • Development and incentives Information related to the applicable program and funding sources to engage the tasks related to these facets is provided below.

Intergovernmental Coordination Achieving the plan will require the good-faith efforts of multiple governmental bodies. Close collaboration with Washington Metropolitan Area Transit Authority (WMATA) will be critical in the development of WMATA-owned land as well as coordinating design and operational details. WMATA needs to accommodate transit rider parking and make sound financial decisions about joint development opportunities on WMATA-owned property. The Prince George’s County Planning Department and the Revenue Authority should look for options to expand parking offerings on adjoining properties, facilitate partnerships, and serve as a leader to promote these development efforts. As major transportation improvements proceed along North Harry S Truman and other plan area streets, extensive coordination with the State Highway Administration (SHA) and the Department of Public Works and Transportation (DPW&T) will be important. DPW&T will continue to work with SHA on the conversion of the one-way roads, North Harry S Truman and Largo Drive West, into two-way complete streets as well as the extension of North Harry S Truman to Arena Drive. Another collaborative effort is required to transform the cloverleaf configuration at Largo Center Drive and the ramp to Central Avenue (MD 214) into a green bordered by streets. Recent efforts to create a Transportation Infrastructure Bank (under consideration as House Bill 1322) would expand potential throughout the county to finance large transportation infrastructure projects. Members of the Prince George’s County

Economic Development Corporation should offer support for these types of creative financing solutions. State funding will be important in supporting some of the required infrastructure, particularly with the attraction of a major institutional user. The county will need support from its congressional delegation to influence federal agency location decisions and its state delegation to influence state agency location decisions. In 2011, legislation to expand the state’s role in facilitating development at TOD areas became law. Through Section 7-101(m) of the transportation article, the Maryland Department of Transportation (MDOT) is authorized to use departmental resources, including land, funds, and personnel, to support designated TOD projects. Prince George’s County also has access to funding resources outside of taxes and user fees. Both the Revenue Authority and the Redevelopment Authority are legally authorized to issue special-purpose bonds to finance, or help finance, new development or public infrastructure improvements needed to support new development. A county agency should be assigned or a task force created to serve as the pivot point for these discussions and negotiations. As the implementation process evolves into the creation of public-private partnerships, this entity (the Prince George’s County Economic Development Corporation, Redevelopment Authority, or County Executive’s Office) should evolve into the county’s representative and development manager of the public interests.

Public-Private Partnerships According to the Urban Land Institute, public-private partnerships are considered “creative alliances” formed between a government entity and private developers to achieve a common purpose. While zoning revisions in the plan area will allow greater flexibility in uses and expedite the review process, public-private partnerships would help bridge the gap between developer and citizen goals to achieve the shared vision for a vibrant urban center. In the past, the public sector efforts to reserve valuable sites for the highest and best use(s) resulted in land-use restrictions and requirements that inhibited private development and created uncertainty in the marketplace. As market cycles shift, requirements for specific land uses often restrict land owners’ potential by not allowing

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sufficient flexibility to respond to market opportunities. Planning Department staff must continue to balance the need for best use and higher density buildout around the Metro station with the needs for developers to begin construction. The largest parcel of property owned by the public is The Boulevard at the Capital Centre, currently owned by Prince George’s County Revenue Authority. However, the Revenue Authority does not have full site control, because the shopping center on the site is privately owned. In addition, the property has a long-term land lease that complicates public redevelopment efforts. Public control of redevelopment of this site, beyond normal zoning controls, would require a new lease agreement with the current owner or county purchase of the existing facilities and development rights. Other publicly held land, such as the WMATA property, may be more easily redeveloped due to the limited constraints on the property. There are several key properties within a quarter mile of the Metro station held by private entities. For those properties not under public ownership, the private sector would respond well to county participation in the form of financial incentives or regulatory adjustments to reduce the risk and burden of development inherent with any development. As seen across the nation in similar successful development projects, the public role may not be limited to improvements within the rightof-way, such as streetscape improvements. Savvy public leaders understand the need to fund these improvements in coordination with private sector development efforts, requiring requests for capital planning purposes in the near-term. The county’s leaders have recognized the importance of bolstering the economy, and have made economic development a critical priority with significant new tools and initiatives. The county has shown a willingness to help facilitate economic development by providing incentives and identifying opportunities for joint development that will leverage and strengthen publicprivate investment, such as expedited site plan and permit processes and analyzing various innovative financing mechanisms and techniques.

Tax Increment Financing Tax Increment Financing (TIF) has been a key financing tool for public-private partnerships. Its use is particularly appropriate for projects with high infrastructure costs or projects that create significant public benefit. This funding source is recommended as a primary method to support infrastructure (such as street realignments, sidewalks, street trees, curb and gutters, and trails) associated with the creation of place and infill development in Largo Town Center. TIF devotes incremental tax revenues generated by property value increases to fund infrastructure and other public improvements needed to support the development. Tax revenues generated by the value of existing property or properties at the time a TIF district is established continue to flow to the county’s general fund. During the life of the TIF, the local tax revenues generated by the increase in property values are deposited in a special fund to finance public infrastructure and other specified uses. Any incremental revenues not needed for debt service revert to the county. When all bonds have been repaid, the county then receives all of the property tax revenues generated by the redevelopment as part of regular taxes. While the TIF is in place, the county benefits from other increased tax and fee revenues not subject to TIF, including income, personal property, utility, and hotel taxes, as well as permit and other fees. Maryland law allows the county to devote additional local taxes to TIFs in designated TOD priority sites at the county’s discretion. A new TIF district would be most beneficially located in the southwestern quadrant of the Largo Town Center sector plan area (TOD core). As this is not a new tax but rather the recapturing of any increment gained as property values increase, owners of existing uses would not see any increase in their current tax bills due to the new development.

Special Benefit Districts Another partnership financing tool is the special benefit district, which involves the creation of a district to tax affected properties that benefit from a public infrastructure improvement. Such districts are used commonly to fund sewer extensions. While these types of districts typically require approval by a large majority of property owners, the focus on specific improvements expected to enhance property values makes consensus

Chapter 5: Implementation

building more feasible. For example, private property owners in the District of Columbia’s NoMa (North of Massachusetts Avenue) neighborhood agreed to create a special assessment district, taxing themselves to raise $25 million for construction of the New York AvenueGallaudet University Metro Station on the Red Line.

Regulatory Improvements, Development, and Incentives The county can take several steps to encourage and promote private development within the Largo Town Center area, including: • Support incentives, including but not limited to density bonuses, for new development within the Development District Overlay Zone that exceeds the minimum requirements of the development district standards. • Facilitate development through expedited site plan and building permit approvals. This may be achieved by including the Largo Town Center DDOZ in the Developed Tier as well as through the approval of pending zoning revisions in this SMA and the development district standards. • Eliminate the site plan approval requirements for all new residential developments within the Largo Town Center sector plan area to include commercial space. This requirement unwittingly disperses and dilutes retail while burdening residential projects with unmarketable retail space. Target retail only within those development sites indicated as retail nodes near and within a quarter mile of the station. The provisions within the development district standards will govern development and ensure an appropriate mix of uses surrounding the Metro station. • Implement crime prevention strategies, such as community policing, and follow the principles of crime prevention through environmental design (CPTED). These principles attempt to influence criminal behavior prior to actual crime occurring by placing eyes on public spaces. With proper urban design and policing, the area’s citizens, business operators, and employees can feel safer. • Adopt zoning provisions outside of the area designed for retail storefronts that support

new housing models that integrate offices into ground-floor storefront spaces with housing above. This allows for more innovative product types and promotes a differentiation of uses at Largo Town Center. • Utilize the bond financing program of the Revenue Authority to generate funds for streetscape and other capital improvements within the TOD core to support new mixed-use development. • Utilize the bond financing program of the Redevelopment Authority to help finance new mixed-use residential and retail development within the TOD core.

Density Throughout the Largo Town Center sector plan area, the current scale of residential density varies from rural to suburban but lacks the type of density expected near a terminus transit station. Market support for more dense development within a half-mile of transit stations continues to grow. More and more people are seeking or considering housing near public transit as a result of several factors: • Traffic congestion consumes a growing amount of time and introduces a high level of uncertainty. • Higher gasoline prices make people more aware of the costs of driving and alter the cost comparisons between residential location choices when deciding where to live. • The strategy of “drive until you qualify” to seek affordable housing in the suburbs is much less viable now when factoring in the combined costs of housing and transportation. • Increased air and water pollution associated with autocentric suburban sprawl renders these locations hazardous to public health and safety. Additionally, the established history of quality developments at transit stations has helped to overcome developer, lender, and investor skepticism as to whether the market will support the rent and price premiums inherent in dense development. Existing precedents of successful TODs, such as Crescent Falls Church in Falls Church, Virginia, a 6-story concrete, mid-rise building with ground-level retail and amenity space and Ashton

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Figure 5: Ashton South End South End in Charlotte, North Carolina, an 11-story concrete high-rise with ground-level amenity space, highlight the ability to fund more dense, successful mixed-use development in TOD locations that support high rents (see Figure 5 on page 94).

Mixed-Use Market support exists for mixed-use communities where individuals can live, work, and find recreational opportunities all within an easy walk or bike ride. In fact, research indicates distinct preferences among a sizeable portion of the marketplace for the urban vitality and lifestyle provided by mixed-use, walkable neighborhoods with transit access. Chris Leinbergerâ&#x20AC;&#x2122;s work at the Brookingsâ&#x20AC;&#x2122; Institute on walkable places, most of which cluster around transit stations, has shown significant premiums for development in such places. In the Washington, D.C., area, the premiums amount to almost $9.00 per square foot for office rents, $7.00 per square foot for retail rents, $300 per month for apartments, and more than $80 per square foot in prices for for-sale housing. These premiums are a clear indication of market preferences.

Design The 2002 General Plan states that the creation of transitand pedestrian-oriented development is dependent on three factors: density, diversity of uses, and design. Design standards and guidelines for the Largo Town Center sector plan area are established through rezoning much of the Largo Town Center sector plan area to M-X-T (Mixed Use Transportation-Oriented) and M-U-I (Mixed-Use Infill) as well as the development district standards of the expanded DDOZ (see Chapter 7: Largo Town Center Sectional Map Amendment on page 109). M-U-I and M-X-T promote 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 Largo Town Center Sector Plan encourages the use of environmentally-sensitive urban and architectural design, using the best practices in the leadership through energy and environmental design.

Chapter 5: Implementation

Applicable Program and Funding Sources There is clearly a need to obtain private sector investment as public sources are scarce. Effective use of public investment to offset infrastructure and related costs that the private development cannot support will be critical in attracting private investment to the Largo Town Center sector plan area in order to grow the county tax base and provide the retail options that stakeholders indicated they wanted during the community outreach process of this plan. The following list of public sector sources represents a first attempt at sharing the high cost of development across agencies. The mixed-finance approach to development emphasizes the formation of new public-private partnerships to ensure long-term project sustainability. The development opportunities within the Largo Town Center sector plan area require both public and private investment during different phases of development depending on market conditions and land ownership interests.

Tax Reform Options Taxes for M-NCPPC stormwater improvements and the Washington Suburban Transit Commission (WSTC), which funds mass transit, have not increased in many years. Raising the WSTC tax could generate much needed revenue to support transit improvements such as additional parking garages near the Metro station.

Capital Improvements Program The individual infrastructure investments required for redevelopment of Largo Town Center need to be incorporated into the county’s Capital Improvements Program (CIP) as priority projects. Municipal bonds backed by the full faith and credit of Prince George’s County (known as general obligation bonds or GOBs) require voter approval. Given the county’s many other funding priorities competing with this project, GOB funding is unlikely.

Economic Development Incentive Fund The county’s Economic Development Incentive (EDI) Fund could help encourage private investment in the Largo Town Center sector plan area. The $50 million multiyear commitment from the county provides a flexible source of capital. However, the EDI Fund focuses

funding on TOD and Inner-Beltway communities in need of redevelopment. Including the entire Largo Town Center sector plan area within the Developed Tier will raise the ranking of plan area proposals in competition with Inner-Beltway projects for this funding source.

Business Relocation Assistance Throughout the nation there are examples of programs that offer financial support to existing businesses for relocation. Since the 1960s, the federal government has required local governments to provide relocation assistance to businesses displaced by urban renewal, community revitalization, and public transportation projects. WMATA was required to coordinate with local governments in offering business relocation assistance when it built the original 103-mile Metrorail system. Likewise, MDOT will have to provide such assistance to businesses displaced by property takings for the planned Purple Line light rail system that will serve Prince George’s and Montgomery Counties. Business relocation assistance programs offer a standard fee for relocation and may also cover the cost of moving. Typically these programs assist small businesses unable to survive the high cost of relocation.

Maryland Sustainable Communities While the federal government and local governments offer sustainable community designations, the State of Maryland first offered designation under the Sustainable Communities Act of 2010. The state targets communities in designated Base Realignment and Closure zones and TODs. An interagency review panel, under the Governor’s Smart Growth subcabinet, reviews these five-year designations and the designation renewals. The state targets incentives to these sustainable communities, including technical and financial assistance. Recently the sustainable communities designation received an extension until the end of 2013 with underlying funding earmarked for incentives offered to participating communities. The Largo Town Center sector plan area is within the Central Avenue-Metro Blue Line Corridor sustainable community area and should access the financial incentives offered. The state financial incentives include all programs previously offered under the designated neighborhoods and community legacy areas. Programs that support existing and new business include:

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• Neighborhood Business Works—Loans offering both gap financing and subordinated financing for new or expanding small business and nonprofit organizations. • Maryland Department of Business and Economic Development (DBED) Job Creation Tax Credit—Offering $1,000 to $1,500 tax credits per new employee for businesses that create more than 25 new jobs. • One Maryland Tax Credit—Up to $5 million for projects making significant capital investments and creating new jobs. Businesses must apply for these credits directly to DBED and must be in a distressed county. Credits are fully refundable. Prince George’s County is not designated as distressed at this time, but this designation may change in the upcoming year. • Grant/Closing Fund Assistance—Prince George’s County may apply to Maryland Economic Development Assistance and Authority Fund (MEDAAF). These funds range in scale depending on the specifics of the project. Montgomery County used a $250,000 grant from MEDAAF to add assistance to an existing small business revolving loan fund. • Commercial Rehabilitation Tax Credit—The State of Maryland’s historical trust provides a 10 percent tax credit for rehabilitation of commercial non-historic structures. Local governments and Prince George’s County may take advantage of additional programs under the sustainable community program, such as:

projects, including commercial revitalization, homeownership expansion, and business retention and attraction. • Maryland Department of Transportation (MDOT) Sidewalk Retrofit Program—Projects in sustainable community areas qualify for 100 percent funding of the cost to replace sidewalks along state highways (Maryland and US routes, other than expressways). • Commission on Public Arts—The State of Maryland offers funding through the Maryland Public Art Fund to local governments for public art. The fund requires local governments to provide matching funds.

Implementation Matrix The following matrix details the steps necessary to make immediate change in the next five years. Near-term is defined as a two-year period (2013–2015). Mid-term starts after the near-term period (2016–2018). Finally, long-term refers to any action anticipated to begin after the five-year period. The matrix identifies the main course of action, recommended responsible parties and support entities, as well as timing and resources available to support these efforts. The recommendations are grouped either as site-specific actions under “Actively Seek to Redevelop Key Parcels Surrounding Metro Station” or as more broad recommendations under “Reinvigorate Largo Town Center Area.” This allows the county to take action based on the political will and available financial resources in the five-year period.

• Community Legacy Program—Funding to local governments and community development organizations to fund essential

Chapter 5: Implementation

Largo Town Center Implementation Matrix Actions

Agency / Department

Supporting Entities

Resources

Phasing

Designate Largo Town Center The Maryland-National Capital Prince George's County as a part of the Developed Tier. Park and Planning Commission Executive's Office

N/A

Near-Term

Revise zoning to enable TOD with two text amendments to M-U-I and R-T.

N/A

Near-Term

In-kind contribution

Near-Term

Prince George's County Executive Offices

Economic Development Incentive Fund

Near-Term

Contribute to building of structured parking to support Prince George's County WMATA operations for the Blue Revenue Authority and Silver lines.

Prince George's County Executive's Office, Maryland Department of Transportation

Set aside in the Capital Improvements Program FY 15 or increase the Washington Suburban Transit Commission tax

Near- to Mid-Term

Provide infrastructure, specifically new roadways and other improvements that accommodate freight Prince George's County movements and emergency Department of Public Works & vehicles, to access and connect Transportation the Metro station and the new Regional Medical Center to surrounding development.

Prince George's County Executive's Office, Maryland Department of Transportation

MDOT Sidewalk Retrofit Program

Near- to Mid-Term

Prince George's County Work with congressional and Economic Development legislative delegations lobby, Corporation, The Marylandand influence location decision National Capital Park and for new institutional users. Planning Commission

Prince George's County Executive's Office, local neighborhood associations and civic groups

Existing staff, public meetings to build support

Near- to Mid-Term

Execute Memorandum of Agreement with current leaseholders for redevelopment of The Boulevard at the Capital Centre.

Prince George's County Revenue Authority

Prince George's County Redevelopment Authority, Prince George's County Executive's Office

N/A

Mid- to Long-Term

Negotiate redevelopment option for gateway treatment Prince George's County to The Boulevard at the Capital Revenue Authority Centre to include signature building.

Prince George's County Redevelopment Authority, Prince George's County Executive's Office

Set aside in the Capital Improvements Program FY 15

Mid- to Long-Term

Actively Seek to Redevelop Key Parcels Surrounding Metro Station

The Maryland-National Capital Prince George's County Park and Planning Commission Executive's Office

Prince George's Economic Coordinate with WMATA on Prince George's County Development Corporation, redevelopment efforts for their Executive's Office, Maryland Washington Metropolitan Area property. Department of Transportation Transit Authority Provide incentive packages to help existing property owners within the TOD core compete for institutional tenants.

Prince George's County Economic Development Corporation, The MarylandNational Capital Park and Planning Commission

Notes: Near-term defined as a two-year period (2013–2015); mid-term defined as starting after near-term period (2016–2018); long-term defined as anything starting after five years. Chapter 5: Implementation 97

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Largo Town Center Implementation Matrix Actions

Agency / Department

Supporting Entities

Resources

Phasing

N/A

Near-Term

Reinvigorate Largo Town Center Area Focus retail activity on designated parcels. Amend zoning regulations, and enforce the development district standards to reflect a reorientation of retail activity from a disparate strategy to a consolidated one.

The Maryland-National Capital Park and Planning Commission

Prince George's County Apply for National Endowment Economic Development for the Arts “Art Works“ Corporation, The Marylandfunding. National Capital Park and Planning Commission

Prince George's Arts & Humanities Council

Using matching annual CIP funding equal to $10,000 minimum, apply for $10,000 to produce art innovation at key sites adjoining the Metro station

Create a series of public events including, but not limited to, public farmers’ markets and festivals to enliven the space.

The Maryland-National Capital Park and Planning Commission, Prince George's County Revenue Authority

University College—begin with fairs/events targeting those college students, and work with small business leaders and institutional event organizers such as Kaiser Permanente

Access private support from University of Maryland University College, Kaiser Permanente, and other area institutional users

Near-Term

Introduce a Business Improvement District to provide oversight of the quality of retail spaces, the appropriateness of the merchandising mix, and the maintenance of the public spaces.

Prince George's County Economic Development Corporation

Prince George’s County Executive's Office

Tax assessments levied against properties included in the business improvement district's boundaries

Mid-Term

Consider incentivizing key retail anchor tenants.

Prince George's County Economic Development Corporation

Prince George’s County Executive's Office

Economic Development Incentive Fund

Mid-Term

Notes: Near-term defined as a two-year period (2013-2015); mid-term defined as starting after near-term period (2016-2018); long-term defined as anything starting after five years.

Chapter 5: Implementation

Chapter 6

Chapter 6: Overview of Zoning Recommendations

Chapter 6: Overview of Development District Zoning Recommendations Development District Overlay Zone Area—Zoning Recommendations In 2002 the Prince George’s County Approved General Plan designated Largo Town Center as a metropolitan center. A metropolitan center is defined as having a high concentration of land uses and economic activities that attract employers, workers, and customers from other parts of the metropolitan Washington, D.C. area. In addition to an employment focus, high-density residential development may be located in or very near a metropolitan center. The vision for a metropolitan center established in the 2002 General Plan calls for mixed residential and nonresidential uses at moderate to high densities and intensities with a strong emphasis on transit-oriented development (TOD). The approval of the zoning categories recommended by the Largo Town Center Sector Plan and implemented by this sectional map amendment (SMA) brings zoning into greater conformity with this vision. The sector plan recommendations for the Largo Town Center sector plan area are organized into five subareas as identified on Map 14: Largo Town Area Subarea on page 49. Dividing the main sector plan area are two existing arterial streets, Arena Drive running east-west and Lottsford Road running north-south, that establish four separate quadrants or subareas. In addition to these quadrants is a fifth subarea located east of Landover Road. While some of the zoning revisions apply to the whole sector plan area, others are specific to a particular quadrant or subarea only.

Largo Town Center—Preferred Land Use Pattern The Largo Town Center Sector Plan envisions a mix of complementary land uses around the Metro station that will promote walking, biking, and public transit use within the area. TOD core (southwest quadrant) shall contain an intensive mix of medium- to highdensity residential, retail, office, and institutional uses. The northwest quadrant shall serve as Prince George’s County’s government operations center with office uses. The northeastern quadrant shall feature health-related office and institutional uses. The southeast quadrant

shall contain primarily mixed-use residential uses, while the area east of Landover Road shall ultimately contain townhome residences. Map 25: Preferred Land Use Plan on page 103 details the ultimate land use pattern mandated by this sector plan. Detailed zoning recommendations to help implement the preferred land use pattern at Largo Town Center are spelled out in the following sections of this chapter.

Development District Overlay Zone (DDOZ) The Largo Town Center SMA expands the DDOZ from its 2004 boundaries to include the entire Largo Town Center sector plan area (see Map 26: Existing Zoning Plan on page 104 and Map 27: Rezoning Plan on page 105). The primary purposes of the DDOZ are to encourage pedestrian activity; promote a sense of place; encourage compact mixed-use development; promote economic vitality and investment; and provide uniform development criteria utilizing design standards approved by the District Council. This expansion of the DDOZ allows development district standards to apply to all new construction, thus ensuring that the sector plan area is developed as envisioned. The standards are recorded in Chapter 8: Largo Town Center Development District Standards on page 127 and contain design guidelines governing all aspects of the built environment, including urban design, streets, open space, architecture, parking, and signage criteria. The standards ensure the development community has a clear understanding of expectations and decreases the likelihood and length of negotiations during the review process. With the standards in place, the review process is streamlined for properties being developed in the M-X-T Zone, and developers whose proposals reflect the vision for Largo Town Center are rewarded with a time savings. New development in the DDOZ is subject to detailed site plan (DSP) review. New development must show compliance with the sector plan development standards in the site plan review process. Notwithstanding requirements in the Zoning Ordinance for approval of a conceptual site plan (CSP) in the M-X-T Zone, compliance with the Preferred Land Use Plan, the Street Circulation Plan, the Open Space Plan, and the development standards for building heights, setbacks, form, scale, streetscape, and parking at the conceptual level satisfies all requirements for CSP approval for property in the DDOZ. Submission of a

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CSP is therefore not required by the DDOZ; however, it is an optional application that may be useful in resolving conceptual design-related issues.

the Largo Town Center DDOZ to the new TOD Zone or other appropriate TOD-supportive zones at the time that the sector plan is due for review and revision.

Recommended Rezoning

Use Restrictions: Refer to Chapter 8: Largo Town Center Development District Standards for a discussion of permitted and prohibited uses.

Underlying the DDOZ for the four main subareas, including the southwest, southeast, northeast, and northwest quadrants, the Mixed Use-Transportation Oriented (M-X-T), Mixed-Use Infill (M-U-I), and C-O (Commercial Office) Zones are used to implement the sector plan recommendations. M-X-T promotes smart growth principles by mandating at least two out of the following three use categories: (1) retail businesses; (2) office/research/industrial; (3) dwellings, hotel/ motel. M-X-T also mandates the creation of a 24hour functional environment; a location near a major intersection or a major transit stop or station; and the provision of adequate transportation facilities for the anticipated traffic. M-U-I promotes smart growth principles by encouraging the efficient use of land, public facilities, and services in areas that are already substantially developed. The C-O Zone mandates uses of a predominantly nonretail commercial nature, such as business, professional and medical offices, or related administrative services. All uses permitted by right within the underlying zones are also permitted within the DDOZ. All uses permitted by special exception within the underlying zones are permitted unless the use is included in the list of prohibited uses under Permitted and Prohibited Uses on page 131. New Transit-Oriented Development Zone: As the Largo Town Center Sector Plan was being prepared, The Maryland-National Capital Park and Planning Commission (M-NCPPC) began work to create a new TOD Zone. The new TOD Zone will be designed to apply some of the best practices in sustainable urban design and form-based code to the regulation of TOD at Prince George’s County’s rail transit stations. The new TOD Zone will also address some of the design hurdles to true TOD that are currently found in nearly all of Prince George’s County’s current mixed-use zones. This major zoning code initiative will not be completed before the Largo Town Center Sector Plan is approved. However, the sector plan acknowledges the importance of this work. Accordingly, the sector plan recommends the consideration of future rezoning of selected portions of

102

Subarea Zoning Revisions The following are zoning revisions specific to each of the Largo Town Center subareas. Southwest Quadrant (TOD Core Area)

The TOD core located in the southwest quadrant is bounded by the Capital Beltway, Arena Drive, Lottsford Road, and Central Avenue and contains properties previously zoned Rural\Residential (R-R), Commercial Office (C-O), Major Activity Center (M-A-C), and M-U-I. The southwest quadrant consists primarily of The Boulevard at the Capital Centre, Largo Town Center Metro Station, and undeveloped land. The sector plan proposes high-density mixed-use development with offices, retail, institutional, and residential uses for properties within the TOD core. The Largo Town Center SMA reclassifies the properties previously zoned R-R, M-A-C, and C-O to the M-X-T Zone to encourage land use options and to promote a denser, mixed-use development pattern. Southeast Quadrant

The southeast quadrant is bounded by Landover Road, Arena Drive, Lottsford Road, and Central Avenue and contains properties currently zoned M-A-C and M-U-I. The quadrant consists primarily of the Largo Town Center Shopping Center along with multifamily and townhouse development. The sector plan envisions medium-density residential development with limited retail uses for properties within this quadrant. The Largo Town Center SMA reclassifies the M-NCPPC-owned parcel located at 400 Largo Center Drive from M-A-C to Reserved Open Space (R-O-S) and reclassifies the M-A-C-zoned parcels located at 401/501/601/701 Largo Center Drive to M-U-I to facilitate mixed-use, medium-density residential development.

Chapter 6: Overview of Zoning Recommendations

Map 25: Preferred Land Use Plan

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Chapter 6: Overview of Zoning Recommendations 103

Approved Largo Town Center Sector Plan and SMA

Map 26: Existing Zoning Plan

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Chapter 6: Overview of Zoning Recommendations

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Chapter 6: Overview of Zoning Recommendations 105

Approved Largo Town Center Sector Plan and SMA Northeast Quadrant

The northeast quadrant is bounded by Arena Drive, Lottsford Road, and Landover Road and contains properties previously zoned Planned Industrial/ Employment Park (I-3). The quadrant consists primarily of the Largo Park Business Center, which is zoned I-3 (Planned Industrial/Employment Park) in its entirety. The sector plan envisions infill office and institutional development with a focus on medical services within this quadrant. The Largo Town Center SMA reclassifies the properties previously zoned I-3 to the M-U-I Zone to encourage mixed-use development and to promote a more dense development pattern than is typically found in I-3. Northwest Quadrant

The northwest quadrant is bounded by the Capital Beltway, Arena Drive, Lottsford Road, and Landover Road and contains properties previously zoned I-3 and M-U-I. The quadrant consists primarily of the Inglewood Business Center. The sector plan envisions infill office and institutional development with limited retail uses. The Largo Sector Plan SMA reclassifies the properties previously zoned I-3 to the C-O Zone to facilitate the

106

development of a full-service central government center and to promote a more dense development than is typically found in I-3. East Area (East of Landover Road)

The east area is located east of Landover Road and north of Lake Arbor Drive and contains properties currently zoned R-R (Rural Residential), R-O-S (Reserved Open Space), and L-A-C (Local Activity Center). The quadrant includes the Largo Lottsford Park, Ernest Everett Just Middle School, and the Lake Arbor Village Center. The Largo Town Center SMA retains the current R-R zoning for the parcels east of Landover Road. However, the Largo Town Center Sector Plan encourages a denser residential development than allowed in the R-R zoning. The plan envisions attractive communities with a variety of dwelling types designed to efficiently utilize available land area, public utilities, and public facilities, while also protecting and enhancing important natural features on the site. The sector plan encourages further evaluation of future rezoning of this property. The properties currently zoned L-A-C and R-O-S also remain unchanged.

Chapter 7: Sectional Map Amendment

Chapter 7

Chapter 7: Sectional Map Amendment

Chapter 7: Largo Town Center Sectional Map Amendment Sectional Map Amendment The vision for the sector plan is created by a sectional map amendment (SMA), which permits recommended land uses through a comprehensive rezoning process. The comprehensive rezoning process is a process that amends portions of the current zoning map. Once the SMA is approved by the District Council, the new zoning will comply with the sector plan recommendations for land use to support future development. The SMA was initiated by the District Council in 2012 through Council Resolution CR-25-2012 with the expressed intent to process the SMA concurrent with the sector plan. The procedure followed was in accordance with Council Bill CB-39-2005, which allows the District Council to approve the sector plan and SMA simultaneously. The last comprehensive rezoning for the sector plan area was in 1990 as part of the Largo-Lottsford Approved Master Plan and Adopted Sectional Map Amendment.

Comprehensive Rezoning Implementation Policies The following are comprehensive rezoning implementation policies to prepare the SMA. These policies were established by the Prince George’s County Planning Board and District Council. They are presented here to inform the reader about their applicability and use in the preparation of the Largo Town Center SMA.

Public Land Policy The established public land policy states that all public land should be placed in the most restrictive and/or dominant adjacent zone, whichever bears the closest relationship to the intended character of the area. Therefore, the zoning of public land, just as private land, should be compatible with surrounding zones. This policy should eliminate any “islands” of inharmonious zoning while still providing for the public use. It should further assure compatibility of any future development or uses if the property is returned to private ownership. A distinction is made where a large parcel of land has been set aside specifically for public open space. In this case,

the R-O-S Zone is applied. Federal and state government property, which is scattered throughout the county, is not subject to the requirements of the Zoning Ordinance. The intent of the comprehensive rezoning process is to apply a zoning category to all land, including federal and state property, without regard to its unique zoning status. The R-O-S Zone is generally applied to federal and state properties unless specific uses of the property or intended character of the property and/or area should warrant another zoning category. The Prince George’s County Board of Education (BOE) and The Maryland-National Capital Park and Planning Commission (M-NCPPC) own land within the sector plan boundary. The base zone for the BOE property is the C-O Zone, and the base zone for M-NCPPC property is the R-55 Zone.

Zoning in Public Rights-of-Way Policies governing the zoning of public street and railroad rights-of-way (both existing and proposed) are contained in Section 27-111 of the Prince George’s County Zoning Ordinance. This SMA has been prepared in accordance with this section.

Limitations on the Use of Zones Zoning classifications used in this SMA are limited only by the range of zones within the ordinance available at the time of final action by the District Council. However, there are certain restrictions on when these may be applied to properties (Section 27-223 of the Zoning Ordinance). Reclassification of an existing zone to a less intense zone is prohibited where: “(g)(1) The property has been rezoned by zoning map Amendment within five (5) years prior to the initiation of the Sectional Map Amendment or during the period between initiation and transmittal to the District Council, and the property owner has not consented in writing to such rezoning;” or “(g)(2) Based on existing physical development at the time of adoption of the Sectional Map Amendment, the rezoning would create nonconforming use. This rezoning may be approved, however, if there is a significant public benefit to be served by the rezoning based on facts peculiar to the subject property and the immediate neighborhood. In recommending the rezoning, the Planning Board shall identify these properties and provide written justification supporting the rezoning at the time of transmittal. The failure of either the Planning

Chapter 7: Sectional Map Amendment 109

Approved Largo Town Center Sector Plan and SMA

Board or property owner to identify these properties, or a failure of the Planning Board to provide the written justification, shall not invalidate any Council action in the approval of the Sectional Map Amendment.” Finally, in order to clarify the extent to which a given parcel of land is protected from less intensive rezoning by virtue of physical development, the Zoning Ordinance states in Section 27-223(h) that: “The area of the ‘property,’ as the word is used in Subsection (g)(2), above, is the minimum required by the Zoning Ordinance which makes the use legally existing when the Sectional Map Amendment is approved.”

Comprehensive Design Zones Comprehensive Design Zones (CDZs) may be included in an SMA. Normally, the flexible nature of these zones requires a basic plan of development to be submitted through the zoning application process (zoning map amendment) in order to evaluate the comprehensive design proposal. It is only through approval of a basic plan, which identifies land use types, quantities, and relationships, that a CDZ can be recognized. Under this process, an application must be filed, including a basic plan, and the Planning Board must have considered and made a recommendation on the zoning application in order for the CDZ to be included within the SMA. During the comprehensive rezoning, prior to the submission of such proposals, property must be classified in a conventional zone that provides an appropriate “base density” for the development. In theory, the “base density” zone allows for an acceptable level of alternative development should the owner choose not to pursue full development potential indicated by the sector plan. M-NCPPC has determined that the CDZ formerly enacted for portions of the Largo Town Center sector plan area has not brought about transit-oriented development (TOD) at the Metro station. This is primarily because certain development restrictions incorporated into prior development approvals have failed to achieve their goal of mixed-use development at the Metro station. Therefore, in order to facilitate TOD at the Metro station, the Largo Town Center SMA replaces the CDZ with TOD-supportive zoning and development standards.

Conditional Zoning The inclusion of safeguards, requirements, and conditions beyond the normal provisions of the Zoning

110

Ordinance, which can be attached to individual zoning map amendments via “Conditional Zoning,” cannot be utilized in SMAs. In the piecemeal rezoning process, conditions are used to (1) protect surrounding properties from potential adverse effects that might accrue from a specific zoning map amendment; and/or (2) enhance coordinated, harmonious, and systematic development of the regional district. When approved by the District Council, and accepted by the zoning applicant, “conditions” become part of the county zoning map requirements applicable to a specific property and are as binding as any provision of the County Zoning Ordinance (Conditional Zoning Procedures, Section 27-157(b)). In theory, zoning actions taken as part of the comprehensive rezoning SMA process should be compatible with other land uses without the use of conditions. However, it is not the intent of an SMA to repeal the additional requirements determined via “conditional” zoning cases that have been approved prior to the initiation of a sectional map amendment. As such, it is appropriate that, when special conditions to development of specific properties have been publicly agreed upon and have become part of the existing zoning map applicable to the site, those same conditions shall be brought forward in the SMA. This is accomplished by continuing the approved zoning with “conditions” and showing the zoning application number on the newly adopted zoning map. This would take place only when it is found that the existing zoning is compatible with the intended zoning pattern or when ordinance limitations preclude a rezoning. Similarly, findings contained in previously approved SMAs shall be brought forward in the SMA where the previous zoning category has been maintained.

Comprehensive Rezoning Changes Portions of the Largo Town Center sector plan area have been zoned to permit mixed uses in the vicinity of the Metro station. Nevertheless, the overall development pattern within the area remains one of low-density suburban sprawl. To ensure that future development is consistent with the plan vision, the Largo Town Center SMA expands the Largo Town Center Development District Overlay Zone (DDOZ), eliminates incompatible zoning and development restrictions, and extends mixeduse zones to include most of the sector plan area.

Chapter 7: Sectional Map Amendment

Development District Overlay Zone

Mixed-Use Infill Zone

The DDOZ is a zone superimposed by the SMA over other zones in the designated development district that may modify development requirements and/or standards within the underlying zones. To implement the plan’s vision, the SMA recommends commercial, residential, mixed-use residential, and mixed-use commercial. Proposed development and/or redevelopment plans are reviewed for compliance with these development standards.

The plan recommends the M-U-I zone in the area as shown on the approved zoning map. These properties are located north of MD 214 (Central Avenue), east of Lottsford Road, and west of MD 202 (Landover Road). The DDOZ is superimposed on the zoning to these properties in order to facilitate or incentivize mixed office and institutional development north of Arena Drive (northeast quadrant of the sector plan area) and medium-density residential development south of Arena Drive.

The Largo Town Center SMA extends the DDOZ boundaries established by the 2004 Approved Sector Plan and Sectional Map Amendment for the Morgan Boulevard and Largo Town Center Metro Areas to include the entire area within the sector plan boundaries. The expanded DDOZ will help to achieve the plan vision of a new transit-oriented community with medium- to highdensity mixed uses at the Metro station.

Mixed-Use Zoning Recommendations Mixed-use zoning was used to provide the tools necessary to achieve the sector plan vision for creating a quality of life that promotes safe and walkable communities in order to reduce the demand for automobiles. The primary purpose of the Mixed-Use Infill (M-U-I) Zone is to encourage residential, commercial, and mixed-use residential or commercial development in or adjacent to established communities within the DDOZ. The primary purpose of the Mixed Use-Transportation Oriented (M-X-T) Zone is to foster a walkable, mixed-use transitoriented community at the Largo Town Center Metro Station. The mixed-use zones will function along with the sector plan’s urban design standards to implement the land use recommendations.

Mixed Use-Transportation Oriented Zone The plan recommends that the M-X-T Zone be applied to properties located at or in close proximity to the Largo Town Center Metro Station. Areas rezoned to M-X-T include The Boulevard at the Capital Centre, the WMATA joint development site that includes the Metro station, and the remaining properties within the TOD core that were previously zoned M-A-C. The DDOZ is superimposed on the zoning to these properties in order to achieve the sector plan vision for the downtown area or TOD core at the Metro station.

Other Rezoning Recommendations The plan recommends that the C-O (Commercial Office) Zone be applied to the Inglewood Business Center to facilitate Prince George’s County’s plans to further centralize county government functions that are currently scattered at a number of sites throughout the county. A large privately owned undeveloped parcel east of MD 202 (Landover Road) is reclassified to the R-T (Townhouse) Zone to permit moderate- to mediumdensity attached townhouse units. Finally, a small property at the intersection of Lake Arbor Drive and Campus Way North is reclassified to the M-U-I Zone to permit future redevelopment with mixed residential and retail uses as well as streamline the development review process. Extending the DDOZ to include this area will help to ensure that the pattern of development is TODsupportive.

Comprehensive Rezoning Changes In order to achieve the land use recommendations of the sector plan, comprehensive rezoning changes, typically known as the SMA, must occur at potential lots and parcels. Once approved, the SMA would provide the necessary changes to the previous zoning to comply with the sector plan’s land use recommendations. There are approximately 205 approved zoning change recommendations within the sector plan area. The approved zoning changes are outlined in the following table and maps. The table contains the proposed change zoning identification number and a description of the lot or parcel. The map shows the location of the lot or parcel and the previous/current zone changes to the lot or parcel.

Chapter 7: Sectional Map Amendment 111

Approved Largo Town Center Sector Plan and SMA

The approved SMA includes seven recommended zoning changes based on the land use and development policies described in the previous chapters. The zoning changes include a DDOZ that is superimposed over properties within the sector plan boundary. The SMA is organized in six sections as shown in Map 28 on page 113. The zoning changes resulted in a new zoning inventory for the area. Table 14 below lists the changes in zones by classification and indicates the acreage comprising each zoning change.

Applicability Development in the sector plan DDOZ is subject to the development district standards at designated areas. All new development and redevelopment of existing structures within the DDOZ shall comply with the goals of the development district standards, sector plan, and during the detailed site plan process.

lower- and higher-intensity impact use, as indicated in the 2010 Prince George’s County Landscape Manual, is also a form of development. Whenever there is a conflict between the sector plan DDOZ and the Prince George’s County Zoning Ordinance or Landscape Manual, the sector plan’s DDOZ shall prevail. The development standards not covered by the sector plan’s DDOZ, the Zoning Ordinance, and Landscape Manual shall serve as the requirement. All development shall comply with all relevant federal, state, county, and local regulations and ordinances. Table 14. Cumulative Zoning Inventory below depicts the recommended zoning changes for the Largo Town Center DDOZ in acres affected by each change.

Under the Zoning Ordinance, and for the purposes of the DDOZ, development is any activity that affects the condition or use of land or a structure. The redevelopment, rehabilitation, and renovation of existing structures are also forms of development. A change from a

Table 14: Cumulative Zoning Inventory Zone M-U-I (Mixed Use Infill)

Land Area (acres) Existing

Net Changes

Proposed

76.78

120.76

197.54

147.27

-50.85

96.42

M-X-T (Mixed Use Transit)

116.84

L-A-C (Local Activity Center)

5.75

M-A-C (Major Active Center)

I-3 (Planned Industrial/Employment Park)

5.75

288.82

-288.82

169.41

29.35

1.98

31.33

R-R (Rural Residential)

150.98

-69.32

81.66

Subtotal

698.95

Right-of-Way

100.74

Total

799.69

C-O (Commercial Office) R-O-S (Reserved Open Space)

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Chapter 7: Sectional Map Amendment

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Chapter 7: Sectional Map Amendment 113

Approved Largo Town Center Sector Plan and SMA

Proposed Rezoning Change Number

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DDOZ on M-A-C, M-U-I, I-3, R-R, C-O R-O-S and L-A-C zones

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SMA

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Use and Location: The Development District Overlay Zone (DDOZ) will be superimposed on all properties within the sector plan boundary. Discussion: The Development District Overlay Zone (DDOZ) imposes urban design standards and guidelines developed to implement the sector plan vision of a new regional destination and transit-oriented community with medium- to high-density mixed uses at the Largo Town Center Metro Station.

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Chapter 7: Sectional Map Amendment

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Chapter 7: Sectional Map Amendment 115

Approved Largo Town Center Sector Plan and SMA

Change Number

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SMA

200â&#x20AC;&#x2122; Scale Index Map

Date 202NE08 202NE09

Use and Location: Vacant property, 9611 Lottsford Road (Tax Map 60, Grid F-4, Largo Park, Block B, Lot 5); Commercial building, 1400 Mercantile Lane (Tax Map 67, Grid E-1, Largo Park, Block B, Lot 3); Commercial building, 1300 Mercantile Lane (Tax Map 67, Grid E-1, Largo Park, Block B, Lot 2); Commercial building, 9475 Lottsford Road (Tax Map 67, Grid E-1, Largo Park, Block B, Lot 28 and 29); Vacant property with concrete footings, 9401 Lottsford Road (Tax Map 67, Grid E-1, Largo Park, Block B, Lot 27); Commercial building, 1100 Mercantile Lane (Tax Map 67, Grid E-1, Largo Park, Block B, Lot 1); Commercial building, 1401 Mercantile Lane (Tax Map 60 and 67, Grid F-4, F-1, Largo Park, Unit 2, Block B, Lot 4); Money One Federal Credit Union, 9800 Technology Way (Tax Map 67, Grid F-1, Largo Park, Unit 1, Block B, Lot 4); Kaiser Permanente Largo Medical Center , 1221 Mercantile Lane (Tax Map 67, Grid F-1, Largo Park, Parcel 5); Kaiser Permanente Largo parking lot, 1221 Mercantile Lane (Tax Map 67, Grid F-1, Largo Park, Block C, Lot 2); Commercial building, 1101 Mercantile Lane (Tax Map 67, Grid F-1, Largo Park, Block C, Lot 1); Wells Farrago Bank, Rite Aid and vacant property, 9800, 9810 Apollo Dive, Arena Drive (Tax Map 67, Grid F-1, F-2, Land Units 1-4, Largo Park, Block C, Lot 2); United States Postal Service, 9801 Apollo Dive, Arena Drive (Tax Map 67, Grid F-2, Largo Park, Block B, Lot 1); Commercial building, 9701 Apollo Dive, Arena Drive (Tax Map 67, Grid F-1, Largo Park, Block A, Lot 3); Commercial building, 9601 Apollo Dive, Arena Drive (Tax Map 67, Grid E-1, Largo Park, Block A, Lot 2); Commercial building, 9500 Arena Drive (Tax Map 67, Grid E-2, Largo Park, Block A, Lot 4). Discussion: Rezoning these properties from I-3 to M-U-I allows infill office and institutional development consistent with the sector plan vision for mixed office and institutional uses.

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Chapter 7: Sectional Map Amendment

Zoning Change 2: I-3 to M-U-I 89

P.P

33 48

DC T

K DR

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P.H 52

I SH AN SP

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H PIN

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C SCO T

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6 12

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5 13

69 73

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68 74

S BLOS

L RK P EN PA LIND

61 62

40 41

P.L

SO N

W VIE OD O W

H PEAC

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P.H

CRIM

OAK

29 29

LOTTS

LOGY W

ER R

TECHNO

D OV

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LA N

MCCORM

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P.5

27 27

CAN

TILE

ME R

B 1

P.9

2 APO

LLO

P.6

3 2

A A

WY BOR E AR LAK

P.2

ARE

P.8

P.7

P.6 P.5

300 Feet

P.161

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Approved Largo Town Center Sector Plan and SMA

Change Number

Zoning Change

Area of Change

Approved SMA/ZMA/SE Number

I-3 to C-0

7.69 ac., 3.47 ac. 4.65 ac., 3.66 ac. 7.09 ac., 12.95 ac. 6.27 ac., 7.43 ac. 8.68 ac., 2.32 ac. 5.28 ac., 6.76 ac. 6.57 ac., 3.07 ac. 2.84 ac., 3.69 ac. 4.06 ac., 3.69 ac. 5.17 ac., 7.57 ac. 1.37 ac., 3.58 ac. 4.24 ac., 2.00 ac. 2.51 ac., 5.07 ac. 3.03 ac., 5.14 ac. 4.37 ac., 6.01 ac. 6.51 ac., 2.88 ac. 3.47 ac., 7.80 ac. 7.83 ac.

SMA

200â&#x20AC;&#x2122; Scale Index Map

Date 202NE08 203NE08 203NE09

Use and Location: Commercial building, 9200 Basil Court (Tax Map 60, Grid D-3, Inglewood Business, Lot 1-A); Radisson Hotel, 9100 Basil Court (Tax Map 60, Grid D-3, Inglewood Business, Lot 46); Holiday Inn Express Hotel and Suites, 9101 Basil Court (Tax Map 60, Grid D-4, Inglewood Business, Lot 47A); Commercial building, 9201 Basil Court (Tax Map 60, Grid D-4, Inglewood Business, Lot 3-A); University of Maryland University College, 1616 McCormick Drive (Tax Map 60, Grid D-4, Inglewood Business, Lot 5); University of Maryland University College parking lot and trail, 1440 McCormick Drive (Tax Map 60, Grid D-4, Inglewood Business, Lot 10); University of Maryland University College, 1440 McCormick Drive (Tax Map 60, Grid D-4, Inglewood Business, part of Lot 11); University of Maryland University College, 1440 McCormick Drive (Tax Map 60, Grid D-4, Inglewood Business, part of Lot 11); Courtyard by Marriot, 1320 Caraway Court (Tax Map 67, Grid D-1, Inglewood Business, Lot 56); Inglewood Professional Center, 1300 Caraway Court (Tax Map 67, Grid D-1, Inglewood Business, Lot 55); Commercial building, 1400 McCormick Drive (Tax Map 67, Grid E-1, Inglewood Business, Lot 15); Commercial building, 1220 Caraway Court (Tax Map 67, Grid D-1, Inglewood Business, Lot 40); Commercial building, 1221 Caraway Court (Tax Map 67, Grid E-1, Inglewood Business, Lot 41); Vacant property, 9400 Lottsford Road (Tax Map 67, Grid E-1, Inglewood Business, Lot 45); Utility building, 1300 McCormick Drive (Tax Map 67, Grid E-1, Inglewood Business, Lot 44); Vacant property, 1320 McCormick Drive (Tax Map 67, Grid E-1, Inglewood Business, Lot 43); Foundation School, 1330 McCormick Drive (Tax Map 67, Grid E-1, Inglewood Business, Lot 42); Commercial building, 1301 McCormick Drive (Tax Map 67, Grid E-1, Inglewood Business, Lot 26); Commercial building, 1315 McCormick Drive (Tax Map 67, Grid E-1, Inglewood Business, Lot 25); Parking lot, 9550 Lottsford Road (Tax Map 67, Grid E-1, Inglewood Business, Lot 30); Vacant property, 9600 Lottsford Road (Tax Map 60, Grid E-4, Inglewood Business, Lot 52); Vacant property, 9620 Lottsford Road (Tax Map 60, Grid E-4, Inglewood Business, Lot 51); Jasper Restaurant, 9640 Lottsford Road (Tax Map 60, Grid E-4, Inglewood Business, Lot 50); Outback Restaurant, 9660 Lottsford Road (Tax Map 60, Grid E-4, Inglewood Business, Lot 53); Ruby Tuesday Restaurant, 9680 Lottsford Road (Tax Map 60, Grid E-4, Inglewood Business, Lot 54); Vacant property, 9450 Peppercorn Place (Tax Map 60, Grid E-4, Inglewood Business, Lot 35); Vacant property, 9441 Peppercorn Place (Tax Map 60, Grid E-4, Inglewood Business, Lot 32); Vacant property, 9401 Peppercorn Place (Tax Map 60, Grid E-4, Inglewood Business, Lot 31); Commercial building, 9301 Peppercorn Place (Tax Map 60, Grid E-4, Inglewood Business, Lot 6); Commercial building, 1601 McCormick Drive (Tax Map 60, Grid D-4, Inglewood Business, Lot 14-A); Commercial building, 1441 McCormick Drive (Tax Map 60, Grid D-4, Inglewood Business, Lot 13-A); Commercial building, 1401 McCormick Drive (Tax Map 67, Grid E-1, Inglewood Business, Lot 21); Commercial building, 1701 McCormick Drive (Tax Map 60, Grid D-4, Inglewood Business, Lot 37); Commercial building, 1801 McCormick Drive (Tax Map 60, Grid D-4, Inglewood Business, Lot 38); Commercial building, 9400 Peppercorn Place (Tax Map 60, Grid E-4, Inglewood Business, Lot 34). Discussion: Rezoning these properties from I-3 to C-O allows infill office and institutional development consistent with the sector plan vision for mixed office and institutional uses.

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Chapter 7: Sectional Map Amendment

Zoning Change 3: I-3 to C-O SE PH S

P.2 7 6 P.2 7 6

P.2

1-A

P. 2 7

BASIL

CT 38

OT P. A

3-A

MCCORMICK

47A

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37 35

PEPPERCORN PL

50 32

6 31

5 53 10 14-A 53

LO TT SF OR D

50 31 10

52 14-A

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13-A

CAPITAL

12 25

29 21 29 26

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B 1

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2 3

400 A A

Feet 3

Chapter 7: Sectional Map Amendment 119

Approved Largo Town Center Sector Plan and SMA

Change Number 4

Zoning Change C-O, R-R, M-A-C to M-X-T

Area of Change 69.02 ac., 16.24 ac. 1.31 ac., 0.85 ac. 8.49 ac., 8.1 ac. 11.79 ac.

Approved SMA/ZMA/SE Number

Date

A-9280 A-9281 A-9903-C

5/23/1988 4/1/1994

200â&#x20AC;&#x2122; Scale Index Map 201NE08 202NE08

Use and Location: The Boulevard at the Capital Centre, 801 Capital Centre Boulevard (Tax Map 67, Grid D-2, Capital Centre, Lot 1); Largo Town Center Metro Station, Harry S. Truman Drive (Tax Map 67, Grid E-2, Parcel 110); Washington Metropolitan Area Transit Authority, Arena Drive (Tax Map 67, Grid E-2, Parcel 161 and Block D, part of Parcel 1); Vacant Property, 9401 Arena Drive (Tax Map 67, Grid E-2, Parcel 147); Vacant Property, 9000 Lottsford Road (Tax Map 67, Grid E-2, Block D, Parcel 1-B); Vacant Property, 8900 Lottsford Road (Tax Map 67, Grid E-3, Block D, Parcel 1-A). Rezoning these properties from C-O, R-R, and M-A-C to M-X-T Zone allows redevelopment with mixed office, retail, institutional, and residential uses consistent with the sector plan vision for a walkable, mixed-use activity center and regional destination at the Largo Town Center Metro Station.

120

Chapter 7: Sectional Map Amendment

Zoning Change 4: R-R, M-A-C-, C-O to M-X-T

APOLLO DR

AD R SFO RD

LOT T

C AL PIT CA

S H OP

PERS

T EN ER

REIKER

AY BELTW CAPITAL

DR PICARD LN

GR A

HA G CON

RR YS TRU MAN

4 DR

S RE S PL

G LAR OD R

350 Feet

Chapter 7: Sectional Map Amendment 121

Approved Largo Town Center Sector Plan and SMA

Change Number 5

Zoning Change M-A-C to M-U-I

Area of Change 11.79 ac., 16.28 ac., 69.02 ac., 8.1 ac., 0.85 ac., 8.49 ac., 1.31 ac.

Approved SMA/ZMA/SE Number

Date

A-9903 A-9280 A-9281

5/23/1988

200’ Scale Index Map 201NE08 201NE09 202NE09

Use and Location: Vacant property, 701 Largo Center Drive (Tax Map 67, Grid F-3, Largo Town Center, Block B, Parcel 4); Vacant property, 601 Largo Center Drive (Tax Map 67, Grid F-3, Largo Town Center, Block B, Parcel 3); Vacant property, 501 Largo Center Drive (Tax Map 67, Grid F-3, Largo Town Center, Block B, Parcel 2); Vacant property, 401 Largo Center Drive (Tax Map 67, Grid E-3, Largo Town Center, Block B, Parcel 1) Discussion: These properties are recommended for mixed-use infill development to encourage mixed-use residential development in or adjacent to established communities within the DDOZ. The rezoning to these properties to the M-U-I Zone will help to achieve the sector plan vision.

Change Number

Zoning Change

Area of Change

Approved SMA/ZMA/SE Number

M-A-C to R-O-S

200’ Scale Index Map

Date

1.39 ac., 0.6 ac.

201NE09

Use and Location: Recreation area, 400 Largo Center Drive (Tax Map 67, Grid E-3, Largo Town Center, Block C, Parcel 7) Discussion: This M-NCPPC-owned parkland was mistakenly classified into the M-A-C (Major Activity Center) Zone in the 1980s. Reclassifying this property to the R-O-S Zone recognizes its current recreational use and brings it into compliance with commission policy regarding the appropriate zoning of properties maintained by the Department of Parks and Recreation within Prince George’s County.

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Chapter 7: Sectional Map Amendment

Zoning Change 5: M-A-C to M-U-I and Change 6: M-A-C- to R-O-S U CR SH ER

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LAK

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G R LA

TER CEN O G R LA

DR GO LAR

A TR

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L OW

YS RR

H OL

HA D AN R YA RO OM LC

250 PL RCE ME

Feet

Chapter 7: Sectional Map Amendment 123

Approved Largo Town Center Sector Plan and SMA

124

Chapter 7: Sectional Map Amendment

Chapter 8

Chapter 8: Development District Standards

Chapter 8: Largo Town Center Development District Standards

in order to help create a consistent plane of building façades along a public street or public open space frontage.

Intent

Subareas

The development district standards contain regulations that impact the design and character of the Largo Town Center. The purpose of these standards is to shape highquality public spaces with buildings and other physical features to create a strong sense of place for the Largo Town Center area consistent with the land use and urban design recommendations of the preliminary sector plan.

The sector plan recommendations for Largo Town Center as well as these development district standards reference the plan’s five subareas as identified in the sector plan subareas. (See Map 29 on page 128. For information on the sector plan recommendations, see Chapter 4. Recommendations for Future Development on page 63.) Dividing the main plan area are two existing arterial streets, Arena Drive running east-west and Lottsford Road running north-south, that establish four separate quadrants or subareas. Additionally, a fifth subarea is located east of Landover Road.

These standards are a supplement to the existing zoning regulations for the Largo Town Center. The standards do not supersede any existing building code or fire code regulations related to life safety issues.

Definitions The following definitions shall apply for the purpose of administering the Largo Town Center Development District Standards: Existing Use: A use that was legal as of the date of SMA approval and that conformed to the zoning that was in place prior to the date of SMA approval. The building(s) or structure(s) housing such use shall have received development approval, including all required permits, prior to the date of SMA approval. New Development: Any development on a site where the formerly existing use has been discontinued for more than 180 days regardless of whether or not a structure remains on the site. Significant Alteration to an Existing Building: Any visually significant change to an existing building’s appearance (particularly its street frontage) or expansion of its gross floor area (GFA) that exceeds the applicability thresholds set forth in these development standards. Pad Site or Outparcel: A building site that is part of a larger existing shopping center that fronts on a public right-of-way and is leased to financial institutions, fast food outlets, service stations, and similar convenience uses with drive-through service. Build-to Line: A line parallel to the property line where the façade of a building is required to be placed

Development District Overlay Zone Applicability Development in the Largo Town Center sector plan area is subject to the development district standards as detailed below. All new development and redevelopment of existing structures within the Development District Overlay Zone (DDOZ) should comply with the general intent and goals of the development district standards and the Largo Town Center sector plan area. Development must show compliance with the development district standards during the detailed site plan process. Section 27-107.01 of the Zoning Ordinance and this DDOZ defines development as “Any activity that materially affects the condition or use of dry land, land under water, or any structure.” Redevelopment, rehabilitation, and renovation of existing structures are all forms of development. Development district standards within this document replace comparable standards and regulations required by the Zoning Ordinance of Prince George’s County. Wherever a conflict between the Largo Town Center Sector Plan DDOZ and the Prince George’s County Zoning Ordinance or the 2010 Prince George’s County Landscape Manual occurs, the DDOZ shall prevail. For development standards not covered by the Largo Town Center sector plan area DDOZ, the Zoning Ordinance, and the Landscape Manual shall serve as the requirement as stated in Section 27-548.21. All development shall comply with all relevant federal, state, county, and local regulations and ordinances.

Chapter 8: Development District Standards 127

Approved Largo Town Center Sector Plan and SMA

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Half-Mile Radius

Plan Area Boundary

Quarter-Mile Radius

Chapter 8: Development District Standards

Exemptions from the Development District Standards The following are exemptions from the development district standards: 1. Legally Existing Development. All buildings, structures, and uses that were lawful or could be certified as a legal nonconforming use on the date of sectional map amendment (SMA) approval are exempt from the development district standards and from detailed site plan review and are not nonconforming. 2. Legally Existing Parking and Loading. All legally existing parking and loading spaces in the development district that were lawful or could be certified as a legal nonconforming use on the date of SMA approval are exempt from the development district standards and detailed site plan review and need not be reduced. Resurfacing, restriping, or adding landscaping to parking facilities are exempt from the development district standards and detailed site plan review if the parking facilities were lawful or could be certified as a legal nonconforming use on the date of SMA approval. 3. Single-Family Residential Dwellings. Additions to single-family residential dwellings are exempt from the development district standards and detailed site plan review, if the residential use continues. A new single-family dwelling unit built to replace one destroyed by fire, flood, or other natural disaster shall also be exempt from the requirements of the sector plan. 4. Multifamily Development. An addition to a multifamily residential structure that was lawful or could be certified as a legal nonconforming use on the date of SMA approval is exempt from the development district standards and detailed site plan review if the addition (and the accumulated sum of all additions since approval of the SMA) does not increase the gross floor area (GFA) by more than 15 percent or 5,000 square feet, whichever is less. 5. Nonresidential Development. An addition to a nonresidential structure that was lawful or could be certified as a legal nonconforming use on the date of SMA approval is exempt from the development

district standards and detailed site plan review, if the addition (and the accumulated sum of all additions since approval of the SMA) does not increase the GFA by more than 15 percent or 10,000 square feet, whichever is less. 6. Existing Shopping Centers. Except for pad sites, an existing integrated shopping center larger than 250,000 square feet that was lawful or could be certified as a legal nonconforming use on the date of SMA approval is exempt from the development district standards and detailed site plan review if the addition (and the accumulated sum of all additions since approval of the SMA) does not increase the GFA by more than 10 percent of the total GFA of the shopping center as it existed on the date of SMA approval. 7. Additions to Existing Uses: Additions proposing any multifamily residential development shall be subject to the development district standards and detailed site plan review regardless of size. An existing pad site shall be subject to the development district standards and detailed site plan review for new development or additions that exceed 25 percent of an existing pad site buildingâ&#x20AC;&#x2122;s GFA or 750 square feet, whichever is smaller. 8. Nonconforming Buildings, Structures, and Uses. a. Changes in ownership of a certified nonconforming use or a use that was lawful or could be certified as a legal nonconforming use on the date of the SMA approval shall be permitted subject to the provisions of Section 27-241. b. Restoration or reconstruction of a nonconforming building or structure or a certified nonconforming use is exempt from the development district standards and from detailed site plan review if it meets the requirements of Section 27-243(a)(1) of the Zoning Ordinance. c. Except for improvements listed in 9. General below, a property owner may not expand a certified nonconforming use unless a detailed site plan is approved with findings that the expansion is compatible with adjacent uses and meets the goals of the sector plan.

Chapter 8: Development District Standards 129

Approved Largo Town Center Sector Plan and SMA

9. General. The following are exempt from the development district standards and detailed site plan review if the existing or proposed use is permitted: a. Permits for alteration or rehabilitation with no increase in the existing gross floor area.

repairs; or (3) other building renovations or additions that do not exceed the exemption thresholds specified by the development district standards.

Public Improvements

e. Ordinary maintenance.

Within the Largo Town Center Sector Plan Development District, the property owner is required to construct and maintain all the streetscape improvements along the abutting public rights-of-way. These improvements may include, but are not limited to, the installation of sidewalks, curbs and gutters, street trees, street furnishings, and the undergrounding of utilities where feasible or in accordance with any comprehensive undergrounding program that may be established to implement the recommendations of the sector plan. The extent of the improvements shall be commensurate with the scope of the project.

f. Changes in use or occupancy.

Site Plan Submittal Requirements

g. Changes in ownership.

The detailed site plan submittal requirements for the Largo Town Center Sector Plan are the same as those required by Part 3, Division 9, of the Zoning Ordinance. In addition, all site plan applications should be designed in accordance with the land use recommendations of the sector plan.

b. Canopies. c. Fences of six feet in height or less for rear and side yards and made of wood or masonry (not concrete block) are exempt. Fences and walls in the front yard that are four feet in height or less and made of wood or masonry (not concrete block) are exempt. d. Decks.

10. Signs. Signs in a development requiring a detailed site plan will be reviewed in the detailed site plan process. Signs for development not otherwise requiring a detailed site plan will be reviewed in the permit review process for compliance with Part 12. Signs of Subtitle 27. a. Refacing of an existing sign with no increase in sign area or increase in the height of freestanding signs is exempt from the development district standards. b. Certain public signs are exempt from the development district standards in accordance with Section 27-602 of the Zoning Ordinance. 11. Valid Detailed Site Plans and Specific Design Plans. Properties that obtained approval of a detailed site plan (DSP) or specific design plan (SDP) prior to the date of SMA approval shall be permitted to develop in accordance with the approved DSP or SDP unless the validity period expires. Limited minor amendments to an approved DSP or SDP may be approved by the Planning Director in accordance with Section 27-289(c). Minor amendments in all cases may include (1) modification, repair, or replacement of existing building attached or freestanding signs; (2) building faรงade improvements or

130

Other pertinent information required for detailed site plan submittals as per Section 27-282(e)(20) shall include: 1. Architectural elevations in full color. 2. Street and streetscape sections. 3. Build-to lines (BTL). 4. A parking schedule and plan. 5. Supporting documentation where requested in the development district standards (e.g., lighting plans with photometric information and design details; signage details including color, size, percentage of commercial frontage, type, and locations of all signs on or adjacent to buildings; and graphic representation of the proposed location of signage on the building). 6. A list of all applicable development district standards, as well as a list of standards that have not been fulfilled and explanations as to why they have not

Chapter 8: Development District Standards

been fulfilled, in the form of a signed and dated justification statement. 7. A phasing plan setting forth the sequence and time frames for the proposed development.

Permitted and Prohibited Uses Certain uses have been modified by the development district standards in accordance with Sections 27548.22(b) and 27-548.25(d) of the Zoning Ordinance to limit uses that are incompatible with, or detrimental to, the goals of the development district and purposes of the DDOZ and to eliminate the need for special exceptions, which shall not apply to uses within a development district overlay zone. The inclusion of a use in the prohibited use list does not necessarily mean that the use is undesirable in and of itself. Rather, the Commission has determined that the use is incompatible with the Largo Town Center sector plan’s vision of a compact, walkable, mixed-use, transit-oriented community within the DDOZ. Uses that are permitted in the underlying zones are permitted within the Largo Town Center DDOZ. A use that would normally require a special exception in the underlying zone is permitted if it is not included in the list of uses prohibited within the DDOZ (see below), and only if the development district standards so provide within a table of uses (which may be included as an appendix). Such designated uses shall instead be subject to site plan review by the Planning Board. The Planning Board shall find in its approval of the site plan for such use that it complies with all applicable development district standards; meets the general special exception standards in Section 27-317(a)(1), (4), (5), and (6); and conforms to the recommendations in the sector plan. The following uses, and any use that is similar in nature or operation to any of these, are prohibited as new uses within the Largo Town Center DDOZ whether or not they are permitted in any of the underlying zones: 1. Eating or drinking establishment or any other retail service establishment with drive-through service. 2. Any free-standing fast-food restaurant; i.e., one that is not within a shopping mall or integrated shopping center, an office building, or a hotel.

4. Vehicle parts or tire sales. 5. Gas station. 6. Bulk retailing or warehousing/distribution facility. 7. Mobile home (except as an on-site temporary use by a building contractor during construction of a building project). 8. Garden apartments (other types of multifamily housing are permitted). 9. Dwelling unit, one-family detached. 10. Funeral parlor. 11. Check cashing business, pawn shop, or other “payday loan” service. 12. Lawn mower sales or repair shop. 13. Tower, pole, or antenna (electronic, radio, or television transmitting or receiving) except for purposes of public safety or telecommunications access as determined by Prince George’s County or the Federal Communications Commission. 14. Satellite dish antenna more than 10 feet in diameter to serve a single dwelling unit in accordance with Section 27-451.01. 15. Fortune telling. 16. Massage or tattoo parlor. 17. Bottled gas or boat fuel sales. 18. Marina. 19. Limousine or taxi service. 20. Methadone treatment center. 21. Printing shop exceeding 2,000 square feet of GFA. 22. Seafood market containing more than 2,000 square feet of gross retail space. 23. Private club. 24. Golf course or country club. 25. Golf driving range.

3. Motorized vehicle, boat, mobile home, or camping trailer sales, rental, repair, or storage. Chapter 8: Development District Standards 131

Approved Largo Town Center Sector Plan and SMA

26. Airport, airpark, air field, air strip, heliport, or helistop other than a helistop that is accessory to a public institutional use.

another, and changes to the list of permitted uses. These amendment requests may be in the form of a conceptual or detailed site plan.

27. Sanitary landfill or rubble fill.

As set forth in Section 27-108.01(a)(15) of the Zoning Ordinance, “The words ‘including’ and ‘such as’ do not limit a term to the specified examples but are intended to extend its meaning to all other instances or circumstances of like kind or character.” As set forth in Section 27108.01(a)(19) of the Zoning Ordinance, “The words ‘shall,’ ‘must,’ ‘may only,’ or ‘may not’ are always mandatory and not discretionary. The word ‘may’ is permissive.” The word “should” is also construed as a permissive term and provides guidance on the intended development character. However, although the guidelines are discretionary, they are strongly recommended as aids to reinforce the development vision that the standards are intended to help implement.

28. Surface mining. 29. Sand and gravel wet-processing. 30. Amusement park within a wholly enclosed shopping mall. 31. Rifle, pistol, or skeet shooting range (outdoor or indoor). 32. Animal or poultry raising (other than customary household pets). 33. Cemetery or crematory. 34. Free-standing bowling alley.

Modifications of the Development District Standards Modification of the development district standards is permitted through the process described in Section 27-548.25(c) of the Zoning Ordinance. “If the applicant so requests, the Planning Board may apply development standards which differ from the approved Development District Standards, unless the Sectional Map Amendment provides otherwise. The Planning Board shall find that the alternative Development District Standards will benefit the development and the development district and will not substantially impair implementation of the Master Plan, Master Plan Amendment, or Sector Plan.” Per Section 27-548.26 of the Zoning Ordinance, there are three types of amendments that are required to be heard by the District Council: changes to the boundary of the DDOZ, changes from one zoning category to

132

The provisions of the Landscape Manual regarding alternative compliance and buffering of incompatible uses do not apply within the development district. All other standards and regulations of the Landscape Manual apply. Development proposals evaluated under these regulations should be measured against the general intent and desired character for the Largo Town Center sector plan area development district as established in the sector plan.

Development District Standards The development district standards are comprehensive and complete and serve as the measure for the design and development of the Largo Town Center sector plan area. All new development in Largo Town Center shall comply with these standards unless amended by future SMAs pursuant to the provisions of the Zoning Ordinance. The development district standards include urban, street, open space, architecture, parking, and signage design criteria.

Chapter 8: Development District Standards

Urban Design Criteria | Block Lengths The Largo Town Center is envisioned as a compact, pedestrian-oriented, mixed-use place where residential units, offices, shops, restaurants, entertainment, hotels, institutions, and civic buildings are integrated. The urban design criteria describe how buildings and the street interface, including the placement of buildings and structures, building heights, and bulk standards. Block Lengths

Smaller blocks help create a walkable, engaging environment for pedestrians and provide better access for cyclists, drivers, and emergency vehicles through a connected street grid. Blocks should also be sized to allow for successful, functional development and building configurations that accommodate parking mid-block. For the Largo Town Center, block length is measured from BTL to BTL or to the edge of a defined public open space. (See Map 30: Illustrative TOD Core Concept Plan on page 134 and Urban Design Criteriaâ&#x20AC;&#x201C;BTL on page 133.)

BTL (BTL)

2. Common access easements (CAE) and pedestrian passages equal to or greater than 50 feet in width that divide the block and connect from one street or public open space to another are excluded from block measurements. (See Street Types on page 144 and Open Space Types on page 153 for additional criteria regarding CAEs and Pedestrian Passages.) 3. No block length shall be greater than 450 feet without a CAE or pedestrian passage providing through access to another street, CAE, or public open space. In the east area, the block perimeter (the sum of a blockâ&#x20AC;&#x2122;s length) should not exceed 1,350 feet.

Open Space Edge

1. Alleys or service drives are included within blocks and do not divide one block from another.

Figure 6: Block Lengths

Chapter 8: Development District Standards 133

Approved Largo Town Center Sector Plan and SMA

Map 30: Illustrative TOD Core Concept Plan

Land

McCormic k Dr.

Rd. over 02 MD 2

ria te Ar

BH: 6-8

CAE

Lotts ford R d.

BH: 6-10

NS-B

Arter ial

BH: 5-14 NS-B

NS-B

BH: 5-8

BH: 5-14

NS-B

BH: 6-10

Aren a

BH: 5-14 NS

NS-C

CAE

-C NS

-B

-C

BH: 6-10

BH: 5-14

BH: 6-10

BH: 5-14

NS -B

BH: 6-10

-B

ial Arter

-B

BH: 5-14 NS-B

BH: 5-14

BH: 6-10 NS

-B

E CA

BH: 6-10

-C

NS-B

BH: 6-10 NS-B

NS-A

BH: 5-8

BH: 6-10

* * 4

BH: 5-8

BH: 5-8 NS-B

CAE

NS-B

BH: 6-10 NS-C

-B

NS-B

NS-C

BH: 6-10 -C

NS-A

BH: 6-10

NS-B

Arte rial

Nor th Ha rr y

5/I-9

BH: 5-8

nD ma Tru

NS-B

BH: 5-8

L a rg o D r e st .W

l Be

CAE

BH: 5-8

9 y (I-4 ltwa

ita Cap Southwest Quadrant Southwest Quadrant(TOD (TOC Core) Core)

GeneralFrontage Frontage General

Build-to Line Build-to Line

LimitedHighway Highway Access Frontage Limited

Parking Setback Parking SetbackLine Line

CivicGreen, Green,Square, Square, and and Plaza Plaza Civic

Half-Mile Radius Half-Mile Radius

OpenSpace Space Open

Quarter-Mile Radius Quarter-Mile Radius

134

e. M l Av

tra Cen

StorefrontFrontage Frontage Storefront

Civic CivicBuildings/Monuments Buildings/Monuments

BH: 5-8

Legend Legend

EnvironmentalRegulated Regulated Area Environmental Area

Dr.

-C

NS-B

Building Heights Building Heights 5–14 (Max.210 210feet) feet) 8–14 Floors Floors (Max. 6–10 (Max.150 150feet) feet) 6–10 Floors Floors (Max. 5–8 (Max.120 120feet) feet) 6–8 Floors Floors (Max.

5–8 Floors (Max. 120 feet)

* 1 2 3 4 5

100

200

400

600

Feet

Special Treatment Special Treatment

North NorthEntrance—Corner Entrance—CornerElement Element

CivicBuilding/Retail Building/RetailPavillion Pavilion Civic IconicTower/Signature Tower/Signature Building Building Iconic SouthEntrance—Corner Entrance—CornerElements Elements South SouthGateway Gateway South

Blue Line Blue Line Metro MetroStation Station Plan Area Plan Area Boundary Boundary

Chapter 8: Development District Standards

Urban Design Criteria | Build-to Line 4. The front BTL governs the placement of buildings along streets or open spaces and shall be measured from the existing street curb or open space edge. (See Figure 8. Plan View of Build-to Line Placements on page 136.) 5. In the event this BTL falls within an existing or proposed right-of-way (ROW) and/or public use easement (PUE), a new BTL for the subject property shall be established within one foot of the outermost boundary of whichever public use zone (ROW or PUE) is furthest from the centerline of the street. For the purposes of this standard, parking areas and drive aisles are not considered to be part of the ROW. 6. Expansions to existing buildings should be designed to emphasize the street either by redefining the street edge along the BTL (e.g., placing the expansion along the street front of the existing building to the extent feasible) or providing landscaped open spaces such as plazas, café seating areas, and other appropriate amenities that will reinforce the street as a major element of the public realm. If any such

spaces or amenities are proposed, the applicant may shift the BTL back to a distance not to exceed 24 feet to accommodate the design and placement, and such landscaped spaces shall conform with the requirements of the Landscape Manual. 7. The area between the curb and building contains a Tree Zone (an area for street trees and plantings), a Pedestrian Zone (a clear route for unobstructed pedestrian circulation), and a Semi-Private Zone. 8. The Semi-Private Zone is an area between the pedestrian circulation route and the building façade where landscape plantings, café tables, storefront displays, and similar may be placed, making the transition between the public and private realms. 9. BTLs shall be located within 15 feet back from the Pedestrian Zone, and the full width from face of curb to building front should not exceed 25 feet. (See the Street Design Criteria on page 152 for additional information.)

Existing Building

Right-of -Way

Existing Building

Public Utility Easement

Proposed Expansion 1’

Proposed Expansion

12’

Required Landscape Improvement Right-of-Way

Build-to Line Sidewalk Existing Curb

Existing Curb Build-to Line Diagram for Existing Redevelopment

Figure 7: Build-to Line Diagram for Existing Redevelopment

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Building Recess

Build-to Lines

Urban Design Criteria | Build-to Line

TOD Core: Max. 14' SE, NE, NW Quad: Max. 14'

Build-to Lines: 0'-15'

East Area: Max. 12' Build-to Lines

from the Pedestrian Zone

Build-to Lines shall not

Sidewalk Zone

Curb-to-Curb Zone

Semiprivate Zone

Tree Zone

Pedestrian Zone

Planting Zone

Parking Zone

Bicycle Zone

Travel Lane

Median/ Turn Lane

Bicycle Zone

Travel Lane

Tree Zone

Crosswalk

Parking Zone

Planting Zone

Pedestrian Zone

Semiprivate Zone

exceed 25'

Sidewalk Zone

Figure 8: Plan View of Build-to Line Placements

136

Chapter 8: Development District Standards

Urban Design Criteria | Frontage Maintaining street walls is important for the creation of vibrant streetscapes with good urban form. Frontage defines the way a building engages the public realm. Frontage refers to any building elevation or element, yard area, fence, and similar that faces a street or open space. A corner building located at the intersection of two streets has two front elevations. The frontage criteria address both the percent of building frontage (what percent of the block is occupied by building at the BTL) and the frontage type (what use occupies the ground-level floor along the BTL). The TOD Concept Plan depicts the frontage types. (See Map 7: Illustrative TOC Core Concept Plan on page 24.) Storefront frontage is shown along a portion of North Harry S Truman Drive Extended and near the Metro station. Storefront indicates where retail shops and restaurants are required on the ground floor, minimally to a depth of 30 feet back from the frontage elevation. Development within the TOD core with street frontage along Lottsford Road, Arena Drive, or Harry S Truman Drive must face the street and include nonresidential development on the ground floor of the development on the site. Development on property directly abutting the Capital Beltway right-of-way must face Harry S. Truman Drive (extended) and include non-residential development on the ground floor of the development on the site. Office, institutional, hotel, and residential lobbies may be placed within the store frontage on the ground floor but should not dominate the faĂ§ade. Upper stories may contain any use permitted in the applicable zoning category. Development within the TOD Core with frontage abutting open space contiguous to the Largo Metro Station must face the metro station site and include non-residential development on the ground floor of the development on the site. Development within the TOD core with frontage abutting open space contiguous with the Regional Medical Center must be oriented with building frontage to face the hospital facility site and include nonresidential development on the ground floor of the development on the site. The remaining portions of the plan area are designated as general frontage. General frontage does not require

a specific use on the ground floor or upper floors; any use permitted in the applicable zoning category may be included. Civic buildings are exempt from all setback criteria. However, regardless of use, no new building shall be closer than 30 feet to any existing single-family detached or attached residential unit. The percent of building frontage required along the BTL varies by quadrant/plan area following the criteria below. TOD Core

Additionally, the permitted building heights on the proposed new Regional Medical Center shall be between 5 and 14 stories with ancillary uses on the site, such as utility or service structures, allowed a minimum of 2 stories. Building heights in the remaining TOD core north of Largo Drive West are allowed to range from 6 to 10 stories. Pursuant to a site plan application for development within the TOD core filed, accepted, and permitted prior to December 31, 2016, for property with street frontage along Lottsford Road, Arena Drive, or Harry S Truman Drive or property directly abutting the Capital Beltway right-of-way, an applicant may request a one-story departure (reduction) from the applicable minimum height requirements set forth in the development district standards (see Map 31: Building Heights on page 142) applicable to the development proposal. 1. The percent of building frontage shall be 90â&#x20AC;&#x201C;100 percent of block length or individual lot length at the BTL. 2. Building recesses, up to 24 feet back from the BTL are permitted for no more than 25 percent of the required building frontage. 3. Corner towers or bays may project up to 10 feet forward of the BTL, and other building elements may project up to 4 feet forward of the BTL within the Semi-Private Zone for no more than 25 percent of the required building frontage.

Chapter 8: Development District Standards 137

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Urban Design Criteria | Frontage 4. New development shall be prohibited in the environmental regulated area adjacent to the Capital Beltway. Southeast, Northeast, and Northwest Quadrants

1. The percent of building frontage shall be 70â&#x20AC;&#x201C;100 percent of block length (or individual lot). 2. Building recesses, up to 14 feet back from the BTL or required front setbacks are permitted for no more than 25 percent of the required building frontage. 3. Corner towers or bays may project up to 10 feet forward of the BTL and other building elements may project up to 4 feet forward of the BTL, for no more than 25 percent of the required building frontage.

138

East Area

1. The percent of building frontage shall be 70â&#x20AC;&#x201C;100 percent of block length (or individual lot). 2. Building setbacks of up to 24 feet from the BTL or required front setbacks are permitted for no more than 40 percent of the required building frontage. 3. Building elements may project up to 4 feet forward of the BTL for no more than 25 percent of the required building frontage (porches and stoops are exempt from this criteria; however additional criteria apply to these elements. (See the Architectural Design Criteria on page 156.)

Chapter 8: Development District Standards

Urban Design Criteria | Other Setbacks While BTLs determine building front setbacks, other parking, side, and rear setbacks apply as follows, varying by subarea from core to edge. TOD Core

1. Buildings will generally fill out the block and be built to the block perimeter. Side building setbacks are not required by the standards within the TOD core.

2. Buildings shall be set back a minimum of 10 feet from the rear property line. Southeast, Northeast, and Northwest Quadrants

1. Similar to the TOD core, in the southeast quadrant commercial and multifamily residential buildings shall be set back a minimum of 10 feet from the rear property line.

Figure 9: TOD Core Setback

Figure 10: SE, NE, NW Quad Setback

Chapter 8: Development District Standards 139

Approved Largo Town Center Sector Plan and SMA

Urban Design Criteria | Other Setbacks 2. No new building shall be closer than 30 feet to any existing single-family residential unit. East Area (R-R Zone)

1. For single-family lots, side setbacks shall be a minimum of 5 to a maximum of 10 feet. 2. For single-family attached (townhouse) units not on corner lots, side setbacks of zero feet are permitted. Single-family attached units on corner lots shall be set back between 5 and 10 feet from the front and side streets or other public rights-of-way. 3. Garage shall be set back 3 feet off alley rightsof-way, and no rear yard shall be less than 14 feet from house to garage or alley. For lots with front-loaded garages, garage doors shall be set back a minimum of 2 feet from the primary house faรงade. Parking is prohibited between the primary house faรงade and the sidewalk. 4. Front-loaded lots shall be minimized, located primarily on the periphery of parcels (at edge conditions) where alleys are not feasible or desired. Civic buildings are exempt from all setback criteria. However, regardless of use, no new building shall be closer than 30 feet to any existing single-family residential unit. 5. In the R-O-S and M-U-I zones, side setbacks shall be a minimum of zero to a maximum of 10 feet.

140

Chapter 8: Development District Standards

Urban Design Criteria | Building Heights For new development, building heights are governed by the Building Heights Plan Diagram. (See MapÂ 31: Building Heights on page 142.)Building height is measured in stories, with an ultimate limit in feet measured relative to the main entrance grade elevation. Attic stories do not count against the maximum story limit, however, mezzanines (greater than one-third of the associated storyâ&#x20AC;&#x2122;s floor area), penthouses, and lofts do count against the maximum story limit. (See MapÂ 31: Building Heights on page 142.) Story height is measured between one floor level and the next floor level above or, if there is no floor above, the ceiling or roof above. TOD Core

Buildings shall be at least 6 stories in height, but no greater than 14 stories or 215 feet in height, except pavilions (open-air or enclosed) up to 8,000 square feet or civic buildings that shall be a minimum of 2 stories or 30 feet in height. Southeast, Northeast, and Northwest Quadrants

Buildings shall be at least 4 stories in height, but no greater than 8 stories or 130 feet in height except for pavilions (open-air or enclosed) up to 6,000 square feet or civic buildings that shall be a minimum

of 2 stories or 30 feet in height. For single-family residential lots, garages may be one story in height. East Area

Buildings shall be at least 2 stories in height, but no greater than 3 stories or 50 feet in height, except for pavilions (open-air or enclosed) up to 3,000 square feet or civic buildings that shall be a minimum of 2 stories or 30 feet in height. For single-family residential lots, garages may be one story in height. Story and Clear Height Requirements

1. For commercial uses, the ground level should have an interior clear height (floor to ceiling) of at least 14 feet contiguous to the BTL frontage, for a minimum depth of 20 feet. The maximum ground-level story height for commercial uses is 22 feet. 2. For residential uses, the ground level should have an interior clear height (floor to ceiling) of at least 9 feet. The maximum ground-level story height for residential uses is 22 feet. 3. For all upper stories, the maximum story height should be 18 feet.

Chapter 8: Development District Standards 141

Approved Largo Town Center Sector Plan and SMA

Map 31: Building Heights

142

5–14 Floors

5–8 Floors

2–3 Floors

6–10 Floors

4–6 Floors

0 Floors

150

300

600

900

Feet

Chapter 8: Development District Standards

Street Design Criteria | Complete Streets

Sidewalk Zone

Semiprivate Zone

Tree Zone

Pedestrian Zone

Parking Zone

Bicycle Zone

Travel Lane

Curb-to-Curb Zone

Planting Zone

Complete streets, or shared-use streets, are designed to provide for transit, pedestrian, cyclist, and private motor vehicle use and may also incorporate innovative stormwater management methods, such as rainwater planters, to address run-off from paved surfaces. (See Figure 11. Complete Streets Diagram below.)

Median/ Turn Lane

Bicycle Zone

Travel Lane

Tree Zone

constructed as complete streets in order to balance the needs of all users, including pedestrians and cyclists and motorists.

Crosswalk

Parking Zone

Planting Zone

Pedestrian Zone

Semiprivate Zone

Streets not only provide circulation but also are the communityâ&#x20AC;&#x2122;s primary and most frequently used open space, which should be designed accordingly to serve this purpose with comfortable, shaded sidewalks and plaza areas. Connecting and extending existing streets appropriately is an important component of creating a functioning street grid as discussed in the Recommendations Section. (See Chapter 4. Recommendations for Future Development on page 63.) As existing streets are reconfigured and new streets are built, it is critical that they be designed and

Sidewalk Zone

Figure 11: Complete Streets Diagram Chapter 8: Development District Standards 143

Approved Largo Town Center Sector Plan and SMA

Street Design Criteria | Complete Streets Street Types

The rights-of-way in the Largo Town Center sector plan area contain travel lanes, dedicated bike lanes, parking, tree zones, and pedestrian zones. The Semi-Private Zone, which abuts the right-of-way, may provide space for café tables, temporary store displays, dooryards, stoops, and porches. New streets and reconstructed streets shall be built in conformance with the following street design criteria as shown in Table 15 below (see Figures 12-16):

Table 15: Building Face to Building Face Street Type Components Travel Lanes (Vehicular):

11’ wide

Dedicated Bike Lanes:

6’ wide

Parking (Parallel):

8’ wide

Tree Zone:

7’–10’ wide

Pedestrian Zone:

6’–10’ wide

Semiprivate Zone:

0’–15’ wide (see Figure 11: Complete Streets Diagram on page 143)

Parallel parking is required on all streets with retail frontage. (See Urban Design Criteria—Frontage on page 137 and Map 7: Illustrative TOD Core Concept Plan Diagram on page 24.) Further, parallel parking is encouraged on all area streets, except as noted in Neighborhood Street C (see Figure 16: Neighborhood Street C on page 148) or where unfeasible due to particular site constraints. Parallel parking along the block face shall not count toward the parking maximums for the adjacent development but may be counted towards the parking minimums (if counted, spaces shall be applied to one adjacent development project only). (See Parking Design Criteria on page 165.)

144

4. Parallel parking paving shall be either consistent in material with the travel lane paving or differentiated through a change in material (preferred). Additionally, an edge band denoting the border between the travel lane and parallel parking spaces is encouraged and may be differentiated by color and/or material. Porous pavement or permeable paver systems are encouraged within parallel parking spaces. 5. The Tree Zone shall include a 2-foot-wide paved step-off zone adjacent to parallel parking. The Tree Zone may increase to 10 feet wide to accommodate particular site constraints or larger rainwater planters. (See Street Design Criteria—Tree Zone on page 150 for more information on rainwater planters.) 6. The concept plan locates the street types, Neighborhood Streets A, B, and C within the TOD core. (See Map 7: Illustrative TOD Core Concept Plan on page 24.) Other street types may be created to address unique conditions in the remaining portions of the plan area, and the street types in the TOD core may be adjusted but shall be based on the criteria in the standards. The street types and locations shall be shown in detailed site plan documents. 7. All street components shall comply with the Prince George’s County Specifications and Standards for Roadways and Bridges and/or the latest addition of the American Association of State Highway and Transportation Officials Guide for the Development of Bicycle Facilities.

Chapter 8: Development District Standards

Street Design Criteria | Complete Streets

8’–15’

6’

7’

6’

11’

21’ - 28’ sidewalk zone

11’ +/M

11’

6’

7’

6’

8’–15’

67’ curb-to-curb

21’ - 28’ sidewalk zone

Arterial (Boulevard) 2-Way (Arena Drive and Lottsford Road) M

Median (Optional Center Turn Lane)

Travel Lane

Dedicated Bike Lane

Tree Zone

Pedestrian Zone

Semiprivate Zone Tree Zone shall be a minimum 7’ wide, may increase to 10’ to accommodate site conditions.

Figure 12: Street Type— Arterial (Boulevard)

Chapter 8: Development District Standards 145

Approved Largo Town Center Sector Plan and SMA

Street Design Criteria | Complete Streets

0’–6’

6’

7’

8’

13’–19’ sidewalk zone

Figure 13: Street Type— Common Access Easement

11’

8’

22’–38’ curb-to-curb

7’

6‘

0’–6’

13’–19’ sidewalk zone

Common Access Easement (CAE) 2-way

Travel Lane

Parking (Parallel) - Optional

Tree Zone

Pedestrian Zone

Semiprivate Zone Tree Zone shall be a minimum 7’ wide, may increase to 10’ to accommodate site conditions.

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Chapter 8: Development District Standards

Street Design Criteria | Complete Streets

Figure 14: Street Type— Neighborhood Street A, 2-Way

Travel Lane Dedicated Bike Lane Parking (Parallel) Tree Zone1 Pedestrian Zone Semiprivate Zone

6’-10’ 6’ or 8’

7’

8’

11’

8’

7’

19’ - 25’ sidewalk zone

Figure 15: Street Type— Neighborhood Street B, 2-Way

38’ curb-to-curb

6’ or 8‘ 6’-10’ Pz

19’ - 25’ sidewalk zone

Neighborhood Street B 2-way

Travel Lane Travel Lane

Parking (Parallel) Parking (Parallel)

Tree Zone Tree Zone1

Pedestrian Zone Pedestrian Zone

Semiprivate Zone Semi-Private Zone Tree Zone shall be a minimum 7’ wide, may increase to 10’ to accommodate site conditions.

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Approved Largo Town Center Sector Plan and SMA

Street Design Criteria | Street Types

7’

8’

11’

6’ - 10’ 6’ or 8’ Sz

19’ - 25’ sidewalk zone

Figure 16: Street Type— Neighborhood Street C, 1-Way

30’ curb-to-curb

7’

6’

Open Space - Varies

13’ sidewalk zone

Neighborhood Street C 1-way

Travel TravelLane Lane

Parking Parking(Parallel) (Parallel)

Tree TreeZone Zone1

Pedestrian PedestrianZone Zone

SemiprivateZone Zone Semi-Private Tree Zone shall be a minimum 7’ wide, may increase to 10’ to accommodate site conditions. Street tree pits are optional along open space; placement of trees should coordinate with the design of the overall open space.

Crosswalks

1. All new street intersections shall have crosswalks to existing sidewalks or new sidewalks except in situations where there is no traffic control device. 2. Crosswalks throughout the TOD core may be of a different material, texture, or color from the travel lanes, but the material chosen should be consistent throughout the TOD core. Curbs

1. Bulb-outs shorten the pedestrian crossing distance curb to curb and are preferred at all intersections except where there are extenuating design considerations (such as accommodating the turning

148

radius for transit, emergency, or large delivery vehicles). 2. Neighborhood streets (see Figures 14-16) should have 15- to 20-foot curb radii. 3. Curb radii at the entrance of alleys and/or parking garages should typically be 10 feet unless a need for larger radii is demonstrated in a turning movement/ wheel base analysis. 4. Curb radii for arterial intersections shall be determined by the Department of Public Works &Transportation. The curb radii for expressway intersections shall be determined by the State Highway Administration (SHA). Chapter 8: Development District Standards

Chapter 8: Development District Standards

Street Design Criteria | Tree Zone Rainwater Tree Pits

Rainwater Tree Pit: Pavers

Rainwater Tree Pit: Grates

Silva Cell or Other MDE Approved Systems

Permeable Sub-Base

Uncompacted Soil Media

Porous Pavement/Pavers

Grates

Plantings, Native (preferred)

Rainwater Tree Pit: Plantings

Figure 17: Rainwater Tree Pits

Chapter 8: Development District Standards 149

Approved Largo Town Center Sector Plan and SMA Rainwater Gardens Street Design Criteria | Tree Zone

Tree Zone

1. Street trees are required along all new and reconfigured streets in the Largo Town Center DDOZ. 2. Generally, street trees should be planted 25 to 35 feet on center and should be no more than 40 feet on center. Variation in tree spacing may be appropriate depending on the location and adjacent uses, underground utilities, and above-ground structures. The placement of street trees shall be coordinated with the placement of street lights and signs.

5 1

3. Street tree planting pits or strips shall be a minimum of 4 feet in width and a minimum of 28 square feet in overall size. Planting pits are appropriate in mixeduse areas and high-volume pedestrian areas. Planting strips are appropriate only in residential areas and areas with low-volume pedestrian activity. 4. Planting pits may have grates, permeable pavers, or may be planted. (See Figure 17: Tree Pit Diagram on page 149.) Rainwater planters are encouraged throughout the plan area. (See Figure 19: Rainwater Planter Diagram on page 151.) Generally, street planter and pit materials and details throughout TOD core should be uniform to promote a consistent character and identity within the transit center neighborhood. 5. The Tree Zone (see FigureÂ 11 on page 143) accommodates permanent features such as street trees, rainwater planters, light poles, signage, benches, and bike racks. This zone may also incorporate nonpermanent elements, including restaurant menu signs, waste and recycling receptacles, potted plants, and additional seating.

Permeable Pavers in Walkways (parallel parking, optional)

Storm Drain

Uncompacted Soil Media

Rainwater Garden/Bioretention/ Bioswale

Exfiltration Trench with Overflow Pipe

Figure 18: Rainwater Gardens

6. Refer to the Landscape Manual for approved tree species. Trees and other plantings within state controlled and maintained rights-of-way shall meet SHA standards.

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Chapter 8: Development District Standards

Street Design Criteria | Rainwater Tree Zone Planters - Street Edge Pedestrian Zone

1. The Pedestrian Zone (see FigureÂ 11 on page 143) is reserved for pedestrian circulation and shall remain clear of all street furniture, signs, and similar obstructions. 2. Street sidewalks shall be constructed of concrete or brick pavers, stone, exposed aggregate concrete, or brushed concrete. Porous pavement and permeable paver systems are encouraged where appropriate; however, porous asphalt is not allowed for sidewalks.

2 3 4 6

Street Furnishings

1. Street furnishings, including transit shelters, bike racks, benches, bollards, tree grates, trash/recycling receptacles, and similar shall be consistent in material, style, and color throughout the TOD core and are encouraged to be consistent throughout the four quadrants of the DDOZ west of Landover Road. 2. East of Landover Road, the street furnishing should coordinate with those existing or planned in the surrounding area.

Porous Pavement (in parallel parking; optional )

Permeable Sub-Base

3. All street furnishings shall be metal (aluminum, steel, or cast iron).

Uncompacted Soil Media

Silva Cell or Other MDE Approved Systems

4. Benches, tables, chairs, planters, and similar belonging to commercial tenants or placed within open spaces should vary in appearance from the standard street furnishings; however, if these furnishings are placed within or abutting a street or open space, they should be metal (aluminum, steel, or cast iron), a combination of wood and metal, stone, or other durable material.

Rainwater Planter

Curb Inlet

Figure 19: Rainwater Planters, Street Edge

5. Waste and recycling receptacles shall be coupled together conveniently located along streets. Waste and recycling receptacles shall be metal or a combination of wood and metal, and for sanitation purposes, receptacles shall have a rain guard over the main opening in order to conceal the main recycling or trash container.

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Approved Largo Town Center Sector Plan and SMA

Street Design Criteria | Tree Zone Streetscape Lighting

Alleys/Loading

A combination of pedestrian-scaled street light fixtures and intersection street lights fixtures will be required to ensure a well-lit street area and to establish a unifying element along the street.

Alleys (service lanes) provide vehicular access; however, unlike streets, alleys occur within blocks, are more utilitarian in character, and are not considered part of the public realm.

1. Pedestrian-scaled fixtures no higher than 14 feet should be used on all streets. Intersection and/or travel lane focused lighting may be higher.

1. Views into alleys should be limited or screened from streets, public plazas, squares, greens, or pedestrian passages.

2. Street light locations shall be coordinated with underlying utility locations and street plantings and should be placed to ensure even distribution of lighting levels.

2. Alleys serving single-family detached or attached residential areas shall be no wider than 30 feet measured building to building at the alley-street intersection.

3. Light poles may include armatures that allow for the hanging of banners and other amenities (i.e., hanging flower baskets).

3. At alley curb entryways, the street sidewalk material(s) shall be carried across the access lane where possible.

4. LED fixtures are recommended with a targeted wattage between 70 to 100 watts on pedestrianscaled poles. Higher wattage fixtures may be used on taller pole locations where required.

4. Service for small businesses and retail establishments (under 6,000 square feet) is permitted at the front door provided such service is not during primary business hours and does not adversely disrupt traffic movement.

5. All street lights shall use full cut-off optics to direct their light downward to minimize or eliminate glare and light pollution.

152

5. Off-street loading areas that make it necessary for vehicles to back out directly into a street are discouraged.

Chapter 8: Development District Standards

Open Space Design Criteria |Open Space Types Open spaces are critical in helping define a neighborhood’s sense of place. Open spaces can be as small as an outdoor living room or large enough to hold a communitywide event. For a rich urban environment, a variety of open spaces are needed. General

1. Public open spaces, including plazas, squares, and greens, should constitute no less than eight percent of the net lot area of each subarea (as shown in Map 29: Sector Plan Subareas on page 128) No open space may be counted that has a width or breadth dimension less than 25 feet. 2. Open spaces should be evenly distributed throughout the Largo Town Center area. 3. New open spaces should be designed with sustainable features (i.e., rainwater planters, bioswales, and porous pavement). 4. Public/private partnerships should be formed in order to ensure appropriate funding and maintenance is provided for the public spaces envisioned within the Largo Town Center sector plan area including the Greenway trail, the Largo Town Center Lake Park, the one-acre “main square” civic facility abutting the Largo Metro Station, and the iconic focal points that herald arrival and a sense of place at the Largo Town Center TOD core: (1) Harry S Truman Drive/ Lottsford Drive, and (2) ‘the Green’ at the north entrance of the TOD core at Arena Drive.

Plaza Open Space Types

1. Plazas are public open spaces typically located at important street intersections and defined by building façades. Plazas should contain primarily pavement and may contain site furnishings, public art, fountains, and trees, all formally arranged. 2. Squares, like plazas, are typically located at important street intersections and are defined by building façades. Squares consist of more planted landscape areas than paved hardscape areas. Squares may contain site furnishings, public art, fountains, and trees in a formal arrangement. Square Chapter 8: Development District Standards 153

Approved Largo Town Center Sector Plan and SMA

Open Space Design Criteria |Open Space Types

3. Greens are typically smaller and quieter with less intense activities than squares and contain more planted landscape areas than paved hardscape areas (less than 50 percent hardscape). Greens may be defined with a combination of landscaping and buildings.

Green

4. Passages are linear open spaces that typically make a pedestrian connection along a tree-lined walk from one street to another or to an open space. Passages may be either formal or informal in their design, reflecting the character of the surrounding architecture. Passages shall be minimally 25 feet wide.

Passage

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Chapter 8: Development District Standards

Open Space Design Criteria |Open Space Types Hardscape

Landscape

1. Hardscape areas within open spaces are encouraged to differ from and contrast with the typical street sidewalk paving.

1. Landscaping, screening, and buffering in Largo Town Center shall conform to the Landscape Manual requirements for landscape plan submission process, recommended tree and plant selections, quantities, and similar.

2. Hardscape in open spaces should be concrete or brick pavers, stone, exposed aggregate concrete, brushed concrete, or other innovative paver type. Asphalt is not allowed in squares and plazas.

2. Rainwater gardens and other forms of bioretention should be encouraged in open spaces, where appropriate, in a manner that is consistent with an urban environment.

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Architectural Design Criteria |Building Form The architecture design criteria applies only to exterior, front elevations and building elements clearly visible from the public realm. The purpose of the criteria is to create a consistent, high-quality built environment that respects the surrounding context and supports the vision for a vibrant and unique urban center. Buildings should be designed in a healthy manner, use natural resources effectively, and be adaptable over time to serve future uses. The leadership in energy and environmental design (LEED) green building rating system is a nationally accepted benchmark for the design, construction, and operation of high-quality performance green buildings and should be a rating system encouraged at the Largo Town Center. The criteria guides the design and character of all building types, except civic structures, which are excluded. The criteria include requirements that specify acceptable building materials, configurations of materials, and techniques for construction. Building Form

Multiple architectural features, such as massing, horizontal elements, recesses and projections, corner elements, and fenestration, articulate and define buildings and streetscapes. Massing is the combined height and width of a building, including changes in plane such as projections, recesses, tower, and corner elements. Horizontal elements are horizontal band lines on a building elevation used to demarcate the boundaries between the base, middle, and top; a change in plane; or a change in materials (i.e., cornice lines, belt or water table courses, and band or skirt boards). Recesses and projections are any horizontal change in plane affecting a buildingâ&#x20AC;&#x2122;s elevation. Corner elements are pronounced building elements either recessed or projected and taller or shorter located at significant intersections, gateways, or open spaces. Fenestration defines the relationship between continuous wall surface (solid) and windows and doors (void).

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Massing

1. Buildings should predominantly define the perimeter of the block and be generally continuous along the BTL or front setback. (See the Urban Design Criteria on page 133 for location-specific frontage requirements.) 2. Buildings should transition from more continuous in the TOD core near the transit station to more porous moving out to the edges, particularly the east area. 3. Buildings should take into account their relationship to existing or planned adjacent buildings. Upper story setbacks, changes in materials or color, or changes in the roof plane may be used to transition appropriately. 4. Elevations over 120 feet in length at the BTL shall be visually broken into smaller sections through material and plane changes, variations in window groupings, and/or the addition of bays.

Prominent corner massing and upper-story setback

Chapter 8: Development District Standards

Architectural Design Criteria |Building Form Horizontal Elements

1. Buildings shall be composed of a base, middle, and top. Cornices and belt/water table courses shall be used to delineate different building elevation zones. 2. Horizontal band lines shall be used on an elevation where there is a change in primary materials or colors. 3. Transitions between primary elevation materials shall occur along horizontal lines. Recesses and Projections

1. Recesses and projections may be used to reinforce a building’s verticality. However, for large gestures, they should be used sparingly for emphasis.

Upper-floor façade elements relate to ground-floor façade design

2. Recesses and projections should be reflected in variations in the roofline. 3. Recesses and projections may be used to provide shading and cooling opportunities as well as location for balconies. 4. Changes in materials should occur only at changes in plane. A horizontal band line shall be used where there is a change in primary building materials or colors on an elevation. Corner Elements (General)

1. Tower or other corner elements shall be used to terminate an important view or as a focal element. 2. Corner elements may be either recessed or projected and either taller or shorter than the surrounding building elevations. 3. Corner elements shall be vertical in proportion with a minimum three-to-one ratio of height to width.

Materials and façade elements prevent blank surfaces

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Architectural Design Criteria |Building Form 4. Corner elements may be used as a transition between varying building heights or between nonperpendicular building faces. Corner Elements and Special Features (Specific Locations)

1. North Entrance. The corner of the building at the intersection of Arena Drive and North Harry S Truman Drive Extended should have special articulation and massing. The pronounced corner element may be either recessed or projected and either taller or shorter than the surrounding building elevations. (See Map 7: Illustrative TOD Core Concept Plan on page 24.) 2. Civic Building/Retail Pavilion. The green Varied faรงade design and roof form add interest located at the north entrance of the new main street, North Harry S Truman Drive Extended, the corners signifying the south entrance into should be anchored by a civic building or retail the TOD core. The gateway threshold can be pavilion. The design of the building or pavilion expressed by mirroring elements on the two shall be compatible with the surrounding buildings with towers, recessed corner elements, architecture. Placement of the structure shall or similar features. (See Map 7: Illustrative TOD coordinate with the open space design and Core Concept Plan on page 24.) provide the maximum programmable open space while not obstructing views into the space from 5. South Gateway. The south gateway is located at the intersection. (See Map 7: Illustrative TOD the intersection of North Harry S Truman Drive Core Concept Plan on page 24.) and Largo Center Drive and announces Largo Town Center. The gateway elements, which 3. Iconic Tower/Signature Building. The building may include pylons and monument signs, are directly south of the Metro station should be located within in a park and shall be designed a signature building for Largo Town Center to standout from the natural landscape through and include an iconic tower or similar building material use, vertical proportions, and lighting. element at the corner of the block nearest the The character of the gateway should reflect the square. The iconic tower will act as a visual urban (potentially contemporary) character anchor for the core, the Metro station, and the of new development within the plan area, primary open space. Special attention should particularly the TOD core. While the gateway be paid to the design of this building element elements should stand out against the natural including its materials and lighting as a beacon landscape backdrop, the gateway elements should for Largo Town Center. (See Map 7: Illustrative be integrated into the overall streetscape design TOD Core Concept Plan on page 24.) of North Harry S Truman Drive and signify a 4. South Entrance. The blocks on either side of transition from the natural environment to a North Harry S Truman Drive at Lottsford Road dense urban environment. Map 7: Illustrative shall have special articulation and massing at TOD Core Concept Plan on page 24.)

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Architectural Design Criteria |Building Form Fenestration

Multifamily Development in the TOD Core

1. The relationship between solid building wall and openings (fenestration) is critical; the ratios should vary according to use and shall be calculated per elevation and floor-to-floor:

Within the TOD Core, in any multifamily development project consisting of fifty (50) or more dwelling units, the percentage of workforce housing units shall not exceed ten percent (10%) of the total number of units proposed for the entire project and said workforce units must be disbursed throughout the project and be externally indistinguishable from the market rate units within the project. For purposes of this section, â&#x20AC;&#x153;workforce housingâ&#x20AC;&#x2122; means residential dwelling units set aside for sale or rent to households earning an annual total income of 80 percent to 120 percent of the median annual household income for the Washington Statistical Metropolitan Area. Multifamily development within the TOD core should be designed to create a diverse residential community with a variety of unit types at different price points.

Percentage of openings (windows and doors) Ground Floor Retail: Ground Floor Other Commercial/Institutional: Ground Floor Residential: Upper Floor Commercial/ Institutional: Upper Floor Residential:

60-95 40-90 15-40 40-90 15-60

2. The placement and groupings of windows and doors should be used to provide hierarchy and order to building elevations. 3. Openings should occur in rhythm with the architectural bays. 4. The shape and proportion of the openings should be in keeping with the architectural style of the building. 5. The shape and proportion of the openings shall be in keeping with the architectural style of the building.

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Architectural Design Criteria |Storefronts Transparency in and out of storefronts is required for retail to prosper, for a vibrant street life, and to maintain eyes on the street. Storefront design shall balance the needs of the tenant’s individual expression with the overall aesthetic quality and sense of place. 1. Storefronts should be metal, stone, cast stone, glass, pre-cast, durable smooth exterior grade hardwoods, and/or other high-quality commercial materials. Softwoods, exterior insulation and finishing systems (EIFS), and pressure-treated lumber are not permitted. 2. Doors should be compatible with, and complementary to, the overall storefront design.

Public plaza integrated with façade design and interior uses

3. Doors should have a high percentage of glass to increase visibility into the store’s interior and out to the street. Clear glass and maximum visibility are encouraged. 4. The primary entrance shall be clearly marked and sheltered a minimum of 30 inches via a recessed entryway, overhang, awning, or canopy. Secondary or side entrances may be unsheltered. 5. Restaurants are encouraged to have additional doors to connect with their outdoor seating areas. 6. Opaque, smoked, or reflective glass may be used for accent/spandrel elements only. Tinted glass, opaque glass, plexiglass, and adhesive window film are not permitted (certain signage elements are excluded. (See the Signage Design Criteria on page 152.) 7. Removable windows are encouraged to enhance interaction between the interior and the exterior street experience. 8. Glazing shall be a minimum of 8 inches but no higher than 30 inches above the sidewalk grade

Ground-floor façade elements create sidewalk scale and street life

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Chapter 8: Development District Standards

Architectural Design Criteria |Storefronts

9. Window glazing should be flush with the window frame or slightly recessed up to eight inches. 10. High light quality, low-emissivity (Low-E) rated glass is recommended to minimize discoloring of merchandise and moderate heat transfer for energy conservation.

Removable windows and doors are encouraged to enhance interaction between the interior and the exterior street experience

Upper-story massing and faรงade elements provide scale and texture

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Architectural Design Criteria |Building Materials and Elements All new construction within Largo Town Center shall comply with the following materials and elements criteria except storefronts. For storefront criteria, refer to the above section. Exterior Walls

All new construction within Largo Town Center should comply with the following materials and elements criteria except storefronts. For storefront criteria, refer to the above section. Exterior Walls

1. Exterior walls visible from the public realm should be brick (brick veneer), stone, cast stone, pre-cast, glass, and/ or metal components. Additionally, for buildings of four to six stories, cementitious siding or panels in a smooth or stucco finish or metal panels may be used at the fourth floor level and above where residential is the primary use. For buildings of three to five stories, masonry or stone shall be the predominant building material. For buildings of one to two stories, cementitious siding or panels in a smooth or stucco finish may be the predominant building material where residential is the primary use; for other uses, metal panels may be the predominant building material. Where cementitious siding or panels meet foundation walls, a minimum 10 inch nominal trim board is required on all elevations. 2. Exterior walls, as they turn the corner from a street or public open space frontage condition to an exterior service area or courtyard condition, should be consistent in material and detail with the frontage faรงade to a minimum depth equal to the width of the service accessway or courtyard opening (measured building to building). 3. Vinyl and aluminum siding products are not permitted as a primary exterior wall material. 4. The use of EIFS on an exterior wall above 22 feet (measured vertically from grade) may be allowed subject to the approval of the Planning Board. However, the use of EIFS on an exterior wall within 22 feet of grade is not permitted. When used, the color(s) of the EIFS should be complimentary, but not identical, to adjacent materials. 5. Building walls between the foundation and the eave should be no more than three primary materials (e.g., pre-cast on the ground floor, brick on the second through fourth floors, and cementitious panels on the fifth floor).

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Consistent forms and details establish a unified design theme

6. Lighter appearing material (lighter in color, texture, and/or weight) should be used on top of the heavier appearing materials. 7. Arcades, piers, columns, and pilasters should be stone, cast stone, pre-cast, brick, or composite material. 8. Trim should be metal, cementitious fiber board, fiberglass composite, polymer composite, or solid cellular PVC. Wood for exterior trim is not encouraged. The use of aluminum trim on an exterior wall within 12 feet of grade is not permitted. Chapter 8: Development District Standards

Chapter 8: Development District Standards

Architectural Design Criteria |Building Materials and Elements Doors and Entries

1. Primary building entries should be distinct and enhance the building faรงade. Residential lobby entries may be secondary but shall be identifiable from the street. 2. On single-family residential units, exterior steps to the front door should not exceed eight risers. However, additional risers up to a total of 12, may be included if separated by a landing. 3. All exterior, individual residential unit entry doors shall have glass, recessed panels, or both. 4. Roll down doors should be painted and/or designed to blend with the building faรงade. Windows

1. Windows should be wood, aluminum-clad wood, or aluminum. 2. Windows should be single-, double-, or triplehung, fixed, or casement. 3. Windows on residential units shall be operable. Shutters

1. In the quadrants west of Landover Road, shutters may be wood or solid cellular PVC composite. In the east area, shutters may also be vinyl. 2. Shutters should be, or appear to be, operable and should be of the required size both horizontally and vertically to cover the opening if closed. Roofs

1. Roofs should preferably be flat (except on singlefamily residential units) or symmetrically pitched between a 6:12 and 14:12 slope and only in the configuration of gables and hips. 2. Flat roofs should be a white or light membrane material, should have light-colored pavers or aggregate, and/or may be vegetated.

Upper-story entrances vary from ground-floor character

3. The rooftop installation of solar thermal or photovoltaic energy systems is encouraged wherever practical. 4. Roofs (with the exception of mid-block end lot townhouses) should overhang a gable end a minimum of 12 inches measured from the face of fascia board to the face of the building wall. Porches, Stoops, and Bays

1. Porches, stoops, and bays are encouraged. These elements may occur forward of the BTL but may not extend into the right-of-way. Porches shall be a minimum depth of eight feet. Stoops shall be a minimum depth of four feet. Bays shall be a minimum depth of three feet. 2. Porches, stoops, and/or bays should match the architectural style and detailing of the primary building. 3. Bays on elevations fronting the public realm shall extend to the ground, extend to the retail cornice, or be structurally supported by brackets.

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Architectural Design Criteria |Building Materials and Elements Service and Loading Areas

1. Service and loading areas shall be located in the interior of blocks or enclosed within the building and shall be screened from public realm view by walls, fencing, and/ or landscaping; or minimized along a street edge and screened by an overhead door. 2. Trash enclosures and other ancillary service structures shall be located away from streets and public open spaces and screened from view using walls and/or landscaping. Enclosure walls shall be brick, architectural concrete block, or steel. Utility and Mechanical Equipment

Site Walls

1. All new permanent utility lines shall be installed underground where feasible.

Site walls (including screening, retaining, and accent walls) should use materials, patterns, and colors consistent with the adjacent building(s) and if visible from the public realm (from streets or public open spaces) shall be brick, pre-cast, cast stone, or vegetated screen wall.

2. Above-ground utility equipment shall be located away from the public realm to the greatest extent possible. Additionally, transformers shall be located away from major pedestrian routes and outdoor seating areas. If equipment is located within 15 feet of the front faรงade of a building, screening measures shall be used to ensure that the equipment is visually minimized. 3. Commercial antenna and communication towers may be permitted subject to applicable zoning and other regulations. 4. Electrical and mechanical equipment, other equipment, enclosed stairs, storage spaces, blank walls, and other elements that are not pedestrianoriented should be located in alleys or service and loading areas; mechanical equipment may also be located on rooftops. 5. Rooftop mechanical equipment shall be screened from the public realm view (from street and public open space view) using sloped roofs, parapets, and/or screens.

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Railing, Fencing, and Gates

1. Railings, fences, and gates shall be metal. Metal materials shall be prefinished in a powder-coated color coordinated with adjacent materials, or painted a low-luster, dark neutral color. Any field welding shall be ground smooth and cleaned before painting. On single-family residential lots, in side and rear yards only, fences may also be vinyl up to six feet in height. 2. Terminal posts (corners, openings, and ends) shall be wider and taller than other posts or panels. 3. Railing picket spacing shall be no more than four inches on center and must comply with lifesafety code requirements. 4. Chain link fencing (except where required by law or for temporary security), barbed wire, and paneled materials are not permitted.

Chapter 8: Development District Standards

Parking Design Criteria The purpose of the parking design criteria is to promote a “park once” environment that enables people to conveniently park and access a variety of uses in a pedestrian-friendly environment; reduce uncoordinated, inefficient single-purposed parking; and maximize onstreet parking. Streetscapes should be vibrant and active, not dominated by parking lots or garages. Surface Parking Lots and Structured Parking Garages

1. All surface parking lots or structured parking garages shall be accommodated mid-block or below grade and screened from the public realm. Structured parking should be located internal to blocks or below grade. 2. Surface parking lots are not permitted in the TOD core with the exception of dedicated surface parking Parking garage entrance does not dominate the building street for a hospital or medical office building. Surface façade and is embellished with landscape treatment parking between the front of a building and the street or open space right-of-way is prohibited within the Largo Town Center DDOZ. 3. A parking garage setback line of 40 feet is established from the BTL to accommodate the required public utility/access easement and “liner” ground-floor retail or office uses. 4. In instances where surface parking lots front a street or public plaza, square, or green, the parking shall be set back a minimum of 40 feet from the BTL. Landscaping, screening, and buffering of surface parking lots shall conform to the Landscape Manual requirements. 5. Building façades along streets should have structured parking wrapped with retail, office, or residential uses. 6. Buildings in which structured parking is the sole use are strongly discouraged throughout the plan area and are not permitted in the southwest quadrant (TOD core). If necessary, parking structures may be exposed on upper floors but shall have ground-floor usable space fronting a street or public plaza, square, or green.

7. Structured parking garage entrances shall not dominate the building street façade and should be a minimal opening in the building at the sidewalk level. 8. Reserved parking for hybrid, electric, and/or carpool vehicles; charging stations; solar panel shading structures; and similar environmentally friendly parking design features are encouraged within the Largo Town Center DDOZ. 9. Bicycle parking should be provided in structured parking garages and surface parking lots based on a site-by-site needs basis. Appropriate location, number of racks, and level of access for each facility depends on the anticipated use of the site or building. Conformance to LEED or similar federal, state, and county bicycle parking criteria is strongly encouraged. 10. Pedestrian access to and from mid-block parking shall be continuously lit (to eliminate dark areas) and provide direct connection(s) to the primary street or open space where possible.

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Parking Design Criteria Parking Dimensional Requirements

Surface Parking Lot Landscape Requirements

1. Drive aisles shall be designed and located so that adequate visibility is ensured for pedestrians, bicyclists, and motorists when entering individual parking spaces, circulating within a parking facility, and entering or leaving a parking facility.

1. Surface parking lot landscaping shall comply with the standards found in the Landscape Manual.

2. The minimum size for standard (non-compact), nonparallel off-street parking spaces shall be 9 feet by 18 feet. The minimum size for standard (non-compact), parallel on-street parking spaces shall be 8 feet by 22 feet. 3. Up to one-third of the required number of parking spaces may be compact car spaces. All compact car spaces shall be marked as such. The minimum size for compact, non-parallel off-street parking spaces shall be 8 feet by 16.5 feet. The minimum size for compact, parallel on-street parking spaces shall be 8 feet by 19 feet.

2. Durable, pervious surfaces should be used for surface parking lots when feasible. Gravel and similar loose materials prone to dust and erosion are prohibited. Parking Space Requirements by Use

1. In order to encourage alternative transportation choices and leverage the existing transit infrastructure, maximum rather than minimum parking space requirements apply to the Largo Town Center sector plan area. The maximum parking space requirements vary based on proximity to transit. For the TOD core area, which includes the Metro station, parking is reduced. 2. The following maximum parking space requirements shall apply for each use unless an alternative strategy is approved by the Planning Board. For uses not specifically listed, the requirement of the most similar use shall apply.

Building faรงades along streets should have structure parking wrapped with a use, such as retail, office, or residential

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Table 16: Parking Space Requirement TOD Core Area

(Southwest Quadrant)

(Northeast, Northwest, Southeast, East Area)

Maximum Allowed

Minimum and Maximum Allowed

Single-family detached

Not allowed

Min. 2.00 spaces/ dwelling unit Max. 3.00 spaces/ dwelling unit

Townhouse

Not allowed

Min. 2.00 spaces/ dwelling unit Max. 3.00 spaces/ dwelling unit

1.25 spaces/ dwelling unit (up to two bedrooms)

Min. 1.25 spaces/ dwelling unit Max. 2.00 spaces/ dwelling unit

1.50 spaces/ dwelling unit (over two bedrooms)

Min. 1.50 spaces/ dwelling unit Max. 2.00 spaces/ dwelling unit

Use Category

Residential Multifamily

0.75 space/ guest room

Lodging

Institutional/ Educational

All Other Areas

Hotel

4.0 spaces/ 1000 square feet meeting room

Min. 0.75 space/ guest room Max. 1.00 space/ guest room Min. 4.00 spaces/ 1000 square feet meeting room Max. 5.00 spaces/ 1000 square feet meeting room Min. 0.75 space/ 4 classroom seats or 2.00 spaces/ 1000 square feet

Institutional/Educational (General)

0.75 space/ 4 classroom seats or 2.00 spaces/ 1000 square feet

Day Care

1.5 spaces/ 1000 square feet

Min. 1.50 spaces/ 1000 square feet Max. 2.0 spaces/ 1000 square feet

Civic

4 .00 spaces/ 1000 square feet

Min. 4.00 spaces/ 1000 square feet Max. 8.00 spaces/1000 square feet

Place of Worship

4.00 spaces/1000 square feet

Min. 4.00 spaces/ 1000 square feet Max. 5.00 spaces/ 1000 square feet

Hospital

4.00 spaces/ bed

Min. 3.00 spaces/ bed Max. 5.00 spaces/ bed

Max. 1.00 space/ 4 classroom seats or 3 spaces/ 1000 square feet

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Table 16: Parking Space Requirement All Other Areas

TOD Core Area

(Southwest Quadrant)

(Northeast, Northwest, Southeast, East Area)

Maximum Allowed

Minimum and Maximum Allowed

Indoor Recreation

4.00 spaces/ 1000 square feet

Min. 4.00 spaces/ 1000 square feet Max. 12.00 spaces/ 1000 square feet

Health Club/Spa

4.00 spaces/ 1000 square feet

Min. 4.00 spaces/ 1000 square feet Max. 8.00 spaces/ 1000 square feet

Movie Theater

0.25 space/ seat

Min. 0.25 spaces/ seat Max. 0.30 spaces/ seat

Performing Arts Theater

0.30 space/ seat

Min. 030 spaces/ seat Max. 0.50 spaces/ seat

Retail Sales

3.00 spaces/ 1000 square feet

Min. 3.00 spaces/ 1000 square feet Max. 4.00 spaces/ 1000 square feet

Restaurants

10.00 spaces/ 1000 square feet

Min. 10.00 spaces/ 1000 square feet Max. 14.00 spaces/ 1000 square feet

Personal Service

4.00 spaces/ 1000 square feet

Min. 4.00 spaces/ 1000 square feet Max. 6.00 spaces/ 1000 square feet

General

2.50 spaces/ 1000 square feet

Min. 3.00 spaces/ 1000 square feet Max. 4.00 spaces/ 1000 square feet

Medical

3.50 spaces/ 1000 square feet

Min. 4.00 spaces/ 1000 square feet Max. 5.00 spaces/ 1000 square feet

Use Category

Recreational/ Entertainment/ Social/ Cultural

Commercial Trade (Generally Retail)/ Services

Offices

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Chapter 8: Development District Standards

Signage Design Criteria The signage design criteria are intended to ensure that signs are an integral part of an overall vision aimed at achieving an aesthetically pleasing and high-quality urban environment. Signage should establish a coordinated and

harmonic streetscape and be expressive of the intended dynamic character of the sector plan area. Creative signage design using artistic imagery, lighting, color, texture, graphics, and materials is strongly encouraged.

Nonconforming

Not attached to the faรงade

Animated, rotating, flashing, or scrolling

Freestanding monument sign and not coordinated between multitenants

Temporary sign attached to the building faรงade

Containing more than essential information

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Signage Design Criteria Conforming

Monument Sign in East Area

Pedestrian Directional Sign

General Provisions

1. Any sign required by county, state, or federal regulations shall be governed by those regulations as well as by the signage design criteria. Where conflicts exist, the county, state, or federal regulations shall prevail. 2. All new signs shall be attached to the faรงade. Signs may be flat against the faรงade or mounted projecting or hanging from the faรงade. 3. Signage submitted for multitenant buildings should be coordinated and present a unified approach. 4. Building signs shall be constructed of durable, high quality materials such as metal, wood, and/or glass. Signs should be simply designed to contain only essential information and serve to identify the name, business type, company logo, and street address of the establishment. Tag lines, bylines, merchandise, telephone numbers, web addresses, or other

170

information which is not part of the business name is prohibited. 5. The total sign area allowed per building shall be computed on the basis of two square feet of sign area for each one linear foot of building frontage. Where a building has multiple frontages, the allowed sign area should be distributed proportionally along each building frontage. Buildings with less than 60 linear feet of building frontage may be allowed up to 120 square feet of sign area. 6. Repetitious signage information on the same building frontage should be avoided regardless of the sign area square footage allowed. 7. Signs shall be properly repaired and maintained such that they are always in clean, working condition.

Chapter 8: Development District Standards

Signage Design Criteria Wayfinding Signs TOD Core (Largo Town Center) Identification Signs

1. Largo Town Center TOD core identification signs should be at the primary entry points (or gateways) to the TOD core area. (See Map 30: Illustrative TOD Core Concept Plan on page 134.) These signs should not identify individual businesses but rather help brand the TOD Core areaâ&#x20AC;&#x201D;and, by extension, the Largo Town Center DDOZâ&#x20AC;&#x201D;as a special urban place. A Business Improvement District (BID) or similar district management entity should be formed to facilitate the creation and installation of the area identification signs. 2. The identification signs should be designed in a coordinated manner.

Largo Town Center Identification Sign

3. The identification signs should not exceed 32 square feet per side. Wayfinding Signs

1. Wayfinding signs should be consistent and uniform in design material(s) and configuration (uniform style of text and graphics) throughout the Largo Town Center DDOZ. 2. Vehicular and pedestrian wayfinding signs should direct visitors to parking, civic uses, shops, hotels, restaurants, and cultural attractions. The information on each sign should provide directions and/or public service information such as transit routes and schedules, community events, and similar information. 3. Public parking directional signs within the Largo Town Center DDOZ may be of a uniquely coordinated design to help identify and brand the area. 4. Vehicular wayfinding signs (other than standard traffic control signage) should not exceed 18 square feet per side. 5. Parking directional signs should not exceed six square feet per side.

Directional Signs

6. Any vehicular/parking directional sign projecting over the public streetscape shall be mounted no less than 8 feet above the sidewalk and no less than 18 feet above any road, driveway, or alley.

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Signage Design Criteria Pedestrian Wayfinding Signs

Projecting Signs

1. Pedestrian wayfinding signs should be pedestrian in scale and height and designed to have a consistent appearance throughout the Largo Town Center.

1. Blade signs shall be hung perpendicular to the face of a building above or at the entrance to a storefront.

2. Pedestrian directional/directory signs shall not exceed 18 square feet per side. Pole-Mounted Banners

Pole-mounted banners enliven streetscapes, add color, and can help promote a sense of community. 1. Pole-mounted banners shall not exceed 16 square feet. 2. Pole-mounted banners shall be mounted with no less than 10 feet of clearance above the sidewalk and no less than 18 feet of clearance above any road, driveway, or alley. 3. Pole-mounted banners may be placed on private land or in the public right-of-way subject to county approval.

2. Under-canopy signs are generally smaller than blade signs and are oriented to pedestrians passing under them. These signs should be used primarily at ground floor locations but may be considered for upper floor businesses with covered entry porches and balconies. 3. Each face of a blade or under-canopy sign shall be counted towards the total allowed sign area of the building, and, each face shall not exceed fifty (50) square feet. 4. Blade signs shall not project more than fortyeight (48) inches from the wall of a building. 5. Blade and under-canopy signs shall be mounted with no less than eight (8) feet of clearance above the sidewalk.

Building-Mounted Signs

Building-mounted signs comprise flat wall, projecting (including blade and under-canopy signs), awning, marquee, and storefront window signage. Buildingmounted signs count toward the total allowed sign area of the building. Flat Wall Signs

1. Flat wall signs should be centered on horizontal surfaces, such as a storefront opening, and placed within a clear signage area. 2. On tall signature buildings, building-mounted signs may be placed between the top of the highest floorâ&#x20AC;&#x2122;s windows and the top of the roof parapet. 3. Sign locations should respect the design of a building, including the arrangement of bays and openings, and shall not obscure windows, grillwork, piers, pilasters, or ornamental features.

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Blade Sign Chapter 8: Development District Standards

Chapter 8: Development District Standards

Signage Design Criteria Awnings and Awning Signs

1. Awnings, with or without signage, must be sturdy and permanently attached to buildings. They should be design and placed to compliment the buildingâ&#x20AC;&#x2122;s architecture. 2. Awnings should be made of canvas, metal, or glass. Shiny or reflective materials are discouraged.

3. Permanent window signs should cover up to 20 percent of the glass area and be designed so that visibility into and out of the window is not obscured. 4. Window signs shall be created from high-quality materials that may include paint, gold leaf, and transparent, opaque, and frosted vinyl materials. Window signs should be applied directly to the

3. One-quarter cylinder awning configurations are not permitted. 4. The text and graphics area of an awning sign should not exceed 35 percent of the awning background surface area. Lettering on awnings should be no taller than 30 inches. 5. Awnings shall be mounted with no less than 10 feet of clearance above the sidewalk. The horizontal clearance between an awning and the street curb line shall not be less than 15 feet. Marquees Signs

1. Marquee signs are mounted vertically along a building face. Marquee signs shall accentuate primary building entrances, major tenant entrances, or other significant building entry. Theaters, cinemas, and performing arts facilities are encouraged to utilize this sign type. 2. Marquee signs shall be mounted with no less than 10 feet of clearance above the sidewalk. The horizontal clearance between a marquee and the street curb line shall not be less than 15 feet. Storefront Window Signs

1. Storefront window signs should be professionally painted, posted, displayed, or etched on interior translucent or transparent surfaces, including windows or doors. 2. Window signs generally contain text but also may contain graphic logos or images combined with color.

Marquees Sign

interior face of the glazing or hung inside the window concealing all mounting hardware and equipment. Free-Standing and Monumental Signs

1. A maximum of one freestanding or monument sign shall be permitted for each commercial shopping center, office park, or mixed-use development exceeding 100,000 square feet in size. 2. A maximum of one freestanding or monument sign shall be permitted for each residential development exceeding 200 dwelling units. 3. Freestanding and monument signs shall not exceed six feet in height, and the maximum area of any single freestanding or monument sign shall not exceed 50 square feet. Freestanding and monument signs shall be constructed of

Chapter 8: Development District Standards 173

Approved Largo Town Center Sector Plan and SMA

Signage Design Criteria durable, high-quality materials such as, but not limited to, decorative masonry, wrought iron, or weatherized decorative metals. 4. Smaller commercial and mixed-use developments containing a minimum of 15,000 square feet but not exceeding 100,000 square feet shall be permitted a maximum of one ground-mounted monumental sign not exceeding four feet in height or a maximum area of 24 square feet. 5. Smaller residential developments containing a minimum of 30 dwelling units but not exceeding 200 dwelling units shall be permitted a maximum of one ground-mounted monumental sign not exceeding four feet in height or a maximum area of 24 square feet. 6. Signs shall be externally lit from the front with a full-spectrum light source. Internal and back lighting are permitted as an exception only for individual letters or numbers, such as for “channel letter” signage (panelized back lighting and box lighting fixtures are prohibited). 7. Building numbers are required, and commercial buildings require building numbers on both the front and rear. Illumination

1. Internal and back lighting are permitted as an exception only for individual letters or numbers such as for “channel letter” signage (panelized back lighting and box lighting fixtures are prohibited). Signage within a shopfront may be neon lit. 2. Projecting light fixtures used to externally illuminate signs should be simple and unobtrusive in appearance. They should not obscure the graphics of the sign and should be designed as part of the architecture of the sign. 3. Sign lighting shall be designed to limit environmental impacts such as glare and light pollution. 4. All electrical connections including junction boxes, transformers, conduit, raceways, and tubing required

174

for any sign items shall be concealed from public view. Where the attachment of a sign may severely damage or impact the façade of a building or canopy, an architectural signage raceway may be allowed. If allowed, the raceway shall be fabricated to conceal all electrical wiring components and painted to match adjacent sign and/or building façade elements. 5. Sign illumination shall promote energy conservation by utilizing energy efficient illumination techniques. This may include, but is not limited to, LED lighting components and solar-based illumination techniques where applicable. Prohibited Sign Types and Materials

1. Animated, rotating, flashing, or scrolling signs. 2. Internally illuminated box signs. 3. Internally illuminated awnings. 4. Signs mounted at the rooftop above the building roof line. 5. Signs designed to be mobile or moved from place to place (except sandwich boards or similar signs). 6. Signs related to specific businesses or private events that are placed in the public right-of-way or on street furniture and fixtures including benches, fences, trash cans, bus shelters. 7. Signs with exposed raceways, conduit junction boxes, transformers, lamps, tubing, or neon crossovers of any type. 8. Any sign designed to be mobile and moved from place to place (except sandwich boards or similar sign type). 9. Pennants, pinwheels, and similar circus- or carnival-type signs. 10. Balloons or inflatable signs. 11. Temporary signs attached to building façades

Chapter 8: Development District Standards

Appendix A

Appendix A: Guide to Zoning Categories

Prince George's County, Maryland Updated November 2010

RESIDENTIAL ZONES 1 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

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

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 100-year 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.

Approved Largo Town Center Sector Plan and SMA

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

R-80:

R-55:

R-35:

R-20:

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

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

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

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

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 Maximum triple-attached dwellings per net acre

178

3,200 sq. ft. for end lots 2,000 sq. ft. for interior townhouse lots

16.33

Appendix A: Guide to Zoning Categories

Maximum townhouses per net acre

6.0 (same as R-T)

Estimated average triple-attached dwelling units per net acre

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.

R-30:

R-30C:

R-18:

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

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

Garden apartments - 14,000 sq. ft. Two-family dwellings - 1,500 sq. ft. Other attached dwellings - 1,800 sq. ft.

Maximum dwelling units per net acre

Garden apartments - 10 Three-family dwellings - 9 Two-family dwellings - 8 Other attached dwellings - 6

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

Garden apartments - 14,000 sq. ft. Two-family dwellings - 1,500 sq. ft. Other attached dwellings - 1,800 sq. ft.

Maximum dwelling units per net acre

Garden apartments - 12 Three-family dwellings - 9 Two-family dwellings - 8 Other attached dwellings - 6

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

Apartments - 16,000 sq. ft. Two-family dwellings - 1,500 sq. ft. Other attached dwellings - 1,800 sq. ft.

Appendix A: Guide to Zoning Categories 179

Approved Largo Town Center Sector Plan and SMA

Maximum dwelling units per net acre

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-10A:

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

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.

R-10:

R-H:

180

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

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

Appendix A: Guide to Zoning Categories

MIXED USE/PLANNED COMMUNITY ZONES M-X-C:

M-X-T:

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 -

Maximum floor area ratio for commercial uses

0.4

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-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.

Appendix A: Guide to Zoning Categories 181

Approved Largo Town Center Sector Plan and SMA

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

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.

182

Minimum lot size

4,000 sq. ft.

Maximum mobile homes per acre

UC-1:

Metropolitan Urban Center District – mandates high intensity, transit-oriented, mixed-use development in General Plan-designated metropolitan centers. These centers are intended for a large-scale mix of uses comprised of multiple Urban Neighborhoods, and are to be the most intense and least auto-dependent areas in Prince George’s County. The Metropolitan Urban Center District is best described as a “downtown” district in ultimate built character. Because of the access to regional fixed-guideway transit systems and the scale of these centers, they are to be primary targets for employment, major educational complexes, and high-intensity commercial uses in the county. The UC Zone may only be approved for property subject to Subtitle 27A of the county code.

UC-2:

Regional Urban Center District – mandates moderately-scaled mixed-use, transit-oriented development generally consisting of two or more Urban Neighborhoods in a town center setting. Regionally marketed commercial and retail centers, office and employment areas, and recreational complexes primarily serving Prince George’s County are appropriate uses. High-density residential development should also be included. The UC Zone may only be approved for property subject to Subtitle 27A of the county code.

UC-3:

Community Urban Center District – mandates a small- to moderate-intensity mix of uses typically developed as a neighborhood “main street” with an adjacent Urban Neighborhood. Intended for the least intensive of the General Plan centers, this district shall generally provide a mix of residential and business development to complement and serve existing adjacent neighborhoods. Development may include higher intensity residential and non-residential mixed uses at appropriate locations along key transportation routes. The UC Zone may only be approved for property subject to Subtitle 27A of the county code.

UC-4:

Urban Corridor Node – promotes concentrated urban mixed-use, pedestrian-oriented development with a limited, walkable size at designated locations along General Plan corridors. This district shall generally provide a mix of uses that are smaller in scale to complement and serve existing adjacent neighborhoods. Development may include limited higher intensity residential and non-residential mixed uses at appropriate locations

Appendix A: Guide to Zoning Categories

along key transportation routes. Compatibility with existing neighborhoods is essential. The UC Zone may only be approved for property subject to Subtitle 27A of the county code. 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 single-family development; provides for limited commercial uses necessary to serve the dominant residential uses. Minimum tract size

Generally 100 adjoining gross acres

Low .5

Base density (dwelling units per gross acre) .5 Maximum density - .9 Maximum mixed retirement development density - 8 du/gross acre

Low 1.0

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

Generally 25 adjoining gross acres

Suburban 1.6

Base density (dwelling units per gross acre) - 1.6 Maximum density - 2.6 Maximum mixed retirement development density - 8 du/gross acre

Suburban 2.7

Base density (dwelling units per gross acre) - 2.7 Maximum density - 3.5 Maximum mixed retirement development density - 8 du/gross acre

Appendix A: Guide to Zoning Categories 183

Approved Largo Town Center Sector Plan and SMA

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

- Generally 10 adjoining gross acres

Medium 3.6

Medium 5.8

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

Generally 5 adjoining gross acres

Urban 8.0

Base density (dwelling units per gross acre) - 8.0 Maximum density - 11.9 Maximum mixed retirement development density - 8 du/gross acre

Urban 12.0

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

Minimum tract size Base resid. density Max. resid. density Base comm. intensity Max. comm. intensity Max. mixed retirement development density

184

Base density (dwelling units per gross acre) - 12.0 Maximum density - 16.9 Maximum mixed retirement development density - 8 du/gross acre

Village

Community

4 adjoining gross ac. 8 du/gross resid. ac. 12.1 du/gross resid. ac. 0.16 FAR 0.31 FAR

10 adjoining gross ac. 10 du/gross resid. ac. 15 du/gross resid. ac. 0.2 FAR 0.64 FAR

20 adjoining gross ac. 10 du/gross resid. ac. 20 du/gross resid. ac. 0.2 FAR 0.68 FAR

8 du/gross ac.

Appendix A: Guide to Zoning Categories

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

Base residential density Max. residential density Base commercial intensity Max. commercial intensity Min. residential floor area Max. mixed retirement development density E-I-A:

Metro Center

New Town or City Corridor Center

48 du/gross resid. ac. 125 du/gross resid. ac. 1.0 FAR/gross commercial ac. 2.7 FAR/gross commercial ac. 20% of total at time of full development 8 du/gross ac.

10 du/gross resid. ac. 47.9 du/gross resid. ac. 0.2 FAR/gross commercial ac. 0.88 FAR/gross commercial ac. 20% of total at time of full development 8 du/gros ac.

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

Appendix A: Guide to Zoning Categories 185

Approved Largo Town Center Sector Plan and SMA

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.

186

Appendix A: Guide to Zoning Categories

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. 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

These 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.

Appendix A: Guide to Zoning Categories 187

Approved Largo Town Center Sector Plan and SMA

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.

These overlay districts are superimposed over other zones. However, they do not modify provisions of the underlying zones concerning uses allowed and standards for development.

These 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.

188

Appendix A: Guide to Zoning Categories

Appendix B

Appendix B: Use Tables

Use Tables—M-U-I Zone

Table of Uses Permitted: Mixed-Use Infill (M-U-I) Zone No use shall be allowed in the Mixed-Use Infill Zone, except as provided for in the Table of Uses. In the table, the following applies: • The letter “P” indicates that the use is permitted in the zone indicated. • The letter “X” indicates that the use is prohibited. • All uses not listed are prohibited. • Whenever the tables refer to an allowed use, that use is permitted (P) as listed in the zone in which it is allowed.

Mixed-Used Infill

ZONE

USE

M-U-I

(1) Commercial: (A) Eating or Drinking Establishments: Eating or drinking establishment, with drive-through service (CB-49-2005; CB-19-2010) Eating or drinking establishment, excluding drive-through service (CB-49-2005; CB-19-2010) Eating or drinking establishment of any type, including music and patron dancing past the hours of 12:00 a.m., excluding adult entertainment

P24 P

(CB-49-2005; CB-19-2010; CB-56-2011) (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

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 miles of a Metro station (CB-76-1998)

(iii) All others (CB-76-1998; CB-114-2004)

Gas station (in the C-M Zone, subject to Detailed Site Plan review in accordance with Section 27358(a) (1),(2),(4),(5),(6), (7),(8),(9), and (10)) (CB-1-1989; CB-72-1999)

Use Tables—M-U-I Zone 191

Approved Largo Town Center Sector Plan and SMA

Mixed-Used Infill

ZONE

USE

M-U-I Incidental automobile service in a parking garage3

Private Automobile and Other Motor Vehicle Auctions X

(i) Operating prior to January 1, 2011, as a use that conforms to the definition under Section 27-107.01, subject to the provisions of Section 27-464.06(c), (d), and (f) (ii) All Others, subject to the requirements of Section 27-464.06 (CB-59-2010)

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)

SE19

Vehicle or camping trailer rental (in the C-M Zone, subject to Section 27417(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)

(C) Offices: Bank, savings and loan association, or other savings or lending institution: (i) Automatic teller machine, only

(ii) All others

Check Cashing Business (CB-23-2009; CB-85-2012)

SE55

Contractor’s office: 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

192

Use Tables—M-U-I Zone

Mixed-Used Infill

ZONE

USE

M-U-I (B) With outdoor storage of materials, located only in a side or rear yard; enclosed by a slightly, opaque wall or fence at least six 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

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)

Use Tables—M-U-I Zone 193

Approved Largo Town Center Sector Plan and SMA

Mixed-Used Infill

ZONE

USE

M-U-I (D) Services: Ambulance service, private

Animal hospital, animal training, kennel

Artistâ&#x20AC;&#x2122;s studio

Barber or beauty shop (CB-148-1987)

Bicycle repair shop: (i) Non-motorized only

(ii) All others

Blacksmith shop

Blueprinting, photostating, or other photocopying establishment

Carpet or rug shampooing establishment

Catering establishment (CB-56-2011)

Data processing

Dry cleaning or laundry pickup station (CB-127-1986)

Dry cleaning store or plant:43 (i) Retail, gross floor area under 6,000 square feet

(ii) Retail, unrestricted

(iii) Wholesale (may include retail service) (CB-55-2002)

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:

194

(i) Accessory to an allowed use

(ii) All others

Use Tablesâ&#x20AC;&#x201D;M-U-I Zone

Use Tables—M-U-I Zone

Mixed-Used Infill

ZONE

USE

M-U-I Laundry store or plant:43 (i) Retail, gross floor area under 6,000 square feet

(ii) Retail, unrestricted

(iii) Wholesale (may include retail service) (CB-55-2002)

Lawn mower repair shop: (i) Non-motorized, 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)

P24 X

Machine shop accessory to an allowed use

Massage establishment

Methadone Treatment Center (CB-103-1993)

Model studio

Newspaper 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 or drive-in service: (i) With carry-out service in a building with less than 2,500 square feet of gross floor area

(ii) Unrestricted in size with no carryout service (CB-83-1986; CB-102-2001)

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)

Tattoo Parlor (CB-10-2012)

Taxidermy (CB-30-1986)

Travel bureau

Use Tables—M-U-I Zone 195

Approved Largo Town Center Sector Plan and SMA

Mixed-Used Infill

ZONE

USE

M-U-I Upholstery shop (CB-65-1989)

Veterinarianâ&#x20AC;&#x2122;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) All others

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)

P32

(ii) Products allowed to be sold in a C-M Zone

Buying of items within guest rooms and vehicles, pursuant to Section 27115(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)

196

Use Tablesâ&#x20AC;&#x201D;M-U-I Zone

Use Tables—M-U-I Zone

Mixed-Used Infill

ZONE

USE

M-U-I (ii) Wholesale (may include accessory retail sales)

Department or variety store, excluding pawnshops (i) Not exceeding 125,000 square feet of gross floor area so long as the department or variety store does not contain any food or beverage component. (CB-64-2012)

(ii) Exceeding 125,000 square feet of gross floor area within the developed tier or a designated Revitalization Tax Credit area (as long as the department or variety store does not contain any food or beverage component) (CB-19-2005; CB-13-2012)

P52

(iii) Not exceeding 85,000 square feet of gross floor area without regard to percentage of gross floor area for food and beverage component. (CB-13-2012; CB-64-2012)

(iv) Exceeding 85,000 square feet of gross floor area and less than 10% of that gross floor area for food and beverage component. (CB-64-2012)

(v) All others,40 in accordance with Section 27-348.02 (CB-71-1993; CB-28-1997, CB-4-1999; CB-2-2002; CB-13-2012; CB-64-2012)

Drug paraphernalia display or sales, pursuant to Section 27115(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

Farmer’s market or flea market as a temporary use, in accordance with Sections 27-260 and 27-261 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) Not exceeding 125,000 square feet of gross floor area

(iii) In combination with a department or variety store on the same or adjacent site, in accordance with Section 27-348.02

Use Tables—M-U-I Zone 197

Approved Largo Town Center Sector Plan and SMA

Mixed-Used Infill

ZONE

USE

M-U-I (iv) In combination with a gas station, subject to Detailed Site Plan review in accordance with Part 3, Division 9

(v) All others (CB-112-1986; CB-65-1989; CB-2-2002; CB-99-2012)

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

Monument and headstone sales establishment (CB-22-2004)

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 six feet from main building (subject to Section 27388)

(ii) More than six feet from main buildings(subject to Section 27388)

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; CB-22-2010)

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 27115(a)(2)

Seafood market: (i) Containing less than 3,000 square feet of gross retail space

198

Use Tablesâ&#x20AC;&#x201D;M-U-I Zone

Mixed-Used Infill

ZONE

USE

M-U-I (ii) Containing less than 7,000 square feet of gross retail space

(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 27464.04 (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

Use Tablesâ&#x20AC;&#x201D;M-U-I Zone 199

Approved Largo Town Center Sector Plan and SMA

Mixed-Used Infill

ZONE

USE

M-U-I (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) Private college or university

P28

(G) Private schools, subject to Section 27-463

(H) All others (CB-40-1988; CB-50-1988; CB-113-1994; CB-93-1996; CB-94-2000)

(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)

Buildings and uses, serving public health purposes, on land owned by Prince Georgeâ&#x20AC;&#x2122;s County, Maryland, upon which hospitals or health centers are located, except if otherwise allowed as a Permitted (P) use41 (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 residents20 (CB-86-1989; CB-78-2003; CB-11-2004)

Home occupations for residents, low-impact (CB-11-2004)

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 five 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: Ambulance service, private

Community building, except as otherwise provided

200

Use Tablesâ&#x20AC;&#x201D;M-U-I Zone

Use Tables—M-U-I Zone

Mixed-Used Infill

ZONE

USE

M-U-I

Library, private

Post office

Public building and use, except as otherwise prohibited

Sanitary landfill or rubble fill17 (CB-15-1990)

Voluntary fire, ambulance, or rescue station1 (CB-70-2008)

(5) Recreational/Entertainment/Social/Cultural: Adult Entertainment (CB-46-2010; CB-56-2011)

X58

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 Auditorium

P SE P56

Beach

Billiard or pool parlor

Boat ramp

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 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

Use Tables—M-U-I Zone 201

Approved Largo Town Center Sector Plan and SMA

Mixed-Used Infill

ZONE

USE

M-U-I

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

Performance arts center, in accordance with Section 27-464.05 (CB-12-2001)

Race track

Recreational campground (in the C-M Zone subject to paragraphs (1) thru (7) of Section 27-400(a))

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:

202

(A) Accessory to a hotel or motel (CB-9-2004)

(B) Accessory to a recreational campground

(D) Indoor

Use Tablesâ&#x20AC;&#x201D;M-U-I Zone

Use Tables—M-U-I Zone

Mixed-Used Infill

ZONE

USE

M-U-I (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 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; CB-66-2005)

X SE81

Apartment housing for elderly or handicapped families in a surplus public school building

Artists’ residential studios, in accordance with Section 27-445.09 (CB-12-2001)

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)

Conservation subdivision pursuant to Section 24-152 of Subtitle 24 (CB-6-2006)

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):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, metropolitan, one-family attached (CB-33-2005)

Use Tables—M-U-I Zone 203

Approved Largo Town Center Sector Plan and SMA

Mixed-Used Infill

ZONE

USE

M-U-I

Dwelling, multifamily: (A) In general (CB-67-2003; CB-109-2004; CB-82-2008)

P76

(B) Subject to applicable bedroom percentages

(D) Restricted to one-bedroom and efficiency apartments

(E) Higher than 110 feet (CB-85-1988)

(F) Up to six dwelling units in a building of no more than two stories, where the first story was previously used for commercial purposes (CB-91-2004)

Dwelling, one-family attached, for the elderly58 (CB-71-1996)

Dwelling, one-family detached, for the elderly (CB-90-2004)

Dwelling, one-family detached, cluster development, shown on a preliminary plat of subdivision approved prior to July 1, 2006 (CB-6-2006)

Dwelling, one-family detached (in general) Dwelling, one-family semidetached1

P P2

(CB-85-1988) Dwelling, quadruple-attached (CB-83-1997)

P2, 5

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:

204

(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

Use Tablesâ&#x20AC;&#x201D;M-U-I Zone

Use Tables—M-U-I Zone

Mixed-Used Infill

ZONE

USE

M-U-I

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

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 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)

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

Opportunity Housing dwelling units59 (CB-66-1991; CB-55-1996)

Planned retirement community59 (CB-55-1996, CB-21-1999)

Public Benefit Conservation Subdivision pursuant to Section 24-152 of Subtitle 24 (CB-32-2008)

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)

Residential Revitalization: Comprising any form of proposed multifamily, attached one-family or detached one-family dwellings, in a Residential Revitalization project, as shown on a Detailed Site Plan approved in accordance with Section 27-445.10 (CB-58-2001)

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 CB551996 (CB-84-1990; CB-55-1996)

P2, 5

Townhouse, shown on a preliminary plat of subdivision approved pursuant to Part 4A. (CB-47-1996)

P2, 5

Use Tables—M-U-I Zone 205

Approved Largo Town Center Sector Plan and SMA

Mixed-Used Infill

ZONE

USE

M-U-I

Townhouse, Transit Village (CB-37-2006)

Townhouse, if located within a designated Revitalization Tax Credit District (CB-112-2004)

P78

Townhouse, all others (CB-55-1996)

(7) Resource Production/Recovery: Agricultural use (A) Other than animal or poultry raising

(B) Animal or poultry raising (other than customary household pets) (i) on lots 20,000 square feet or more

(ii) on lots under 20,000 square feet

(iii) on lots under 20,000 square feet adjoining occupied residentially-zoned property38

(CB-71-2001) Sand and gravel wet-processing

Surface mining

(8) Transportation/Parking/Communications/Utilities: Airport, airpark, airfield, airstrip, heliport, helistop

Antennas and related equipment buildings and enclosures, other than satellite dish antennas, in accordance with Section 27464.03 (CB-65-2000)

Broadcasting studio (without tower)

Bus station or terminal

Monopoles and related equipment buildings and enclosures, in accordance with Section 27-464.03 (CB-65-2000)

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 miles of a Metro station

(B) All others (CB-14-2003)

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 uses or structures:

206

(A) Underground pipelines, electric power facilities or equipment, or telephone facilities or equipment; and railroad tracks or passenger stations, but not railroad yards

(B) 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; CB1021997; CB652000)

Use Tablesâ&#x20AC;&#x201D;M-U-I Zone

Mixed-Used Infill

ZONE

USE

M-U-I

Satellite dish antenna, in accordance with Section 27-451.01: (A) Up to 10 feet in diameter, to serve only one dwelling unit

(B) More than 10 feet in diameter to serve only one dwelling

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

Taxicab stand

Telegraph or messenger service

Towers or poles (electronic, public utility when not otherwise permitted, radio, or television, transmitting or receiving): (A) Nonprofit, noncommercial purposes, with no height restrictions

(B) Freestanding for commercial purposes, not exceeding 100 feet above ground level

P23

(D) All others (CB-8-1990; CB-41-1994; CB-123-1994; CB-65-2000)

Use Tablesâ&#x20AC;&#x201D;M-U-I Zone 207

Approved Largo Town Center Sector Plan and SMA

Table of Uses Permitted: Mixed-Use—Transit Oriented (M-X-T) Zone Uses permitted. (a) No use shall be allowed in the Mixed Use Zones, except as provided for in the 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 detailed site plan review and the general special exception standards in Section 27-317(a)(1), (4), (5), and (6) and conforms to the recommendations of this preliminary sector plan. (3) The letters “SE” indicate that the use is permitted, subject to the approval of a special exception in accordance with Part 4 of the Zoning Ordinance. (4) 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 the building; (B) No signs or other evidence indicating the existence of the use shall be visible from the outside of the building, other than a business identification sign lettered on a window. The sign shall not exceed six (6) square feet in area; and (C) The use is secondary to the primary use of the building; (5) 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; (C) The use shall not be located within a building not occupied by the principal use; and (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 forty-five percent (45 percent) of the gross floor area of the building within which the principal use is located. (6) The letters “SP” indicate that the use is permitted subject to the approval of a special permit, in accordance with Section 27-239.02. (7) The letter “X” or a blank (unless otherwise clear from the context) indicates that the use is prohibited. (8) All uses not listed are prohibited. (9) Whenever the table refers to an allowed use, that use is either permitted (P), permitted by special exception (SE), permitted by special permit (SP), or permitted as a (PA) or (PB) use, as accordingly listed in the zone in which it is allowed. (CB-23-1988; CB-2-1994) At least two (2) of the following three (3) categories shall be included on the conceptual site plan and ultimately present in every development in the M-X-T Zone. In a transit district overlay zone, a conceptual site plan may include only one of the following categories, provided that, in conjunction with an existing use on abutting property in the M-X-T Zone, the requirement for two (2) out of three (3) categories is fulfilled. The site plan shall show the location of the existing use and the way that it will be integrated in terms of access and design with the proposed development. The amount of square footage devoted to each use shall be in sufficient quantity to serve the purposes of the zone: (1) Retail businesses; (2) Office, research, or industrial uses; (3) Dwellings, hotel, or motel.

208

Use Tables—M-X-T

M-X-T Zone ZONE USE

EXISTING M-X-T

APPROVED M-X-T in DDOZ

All Types Offices and Research

Banks, savings and loan association, or other savings or lending institution

Bulk Retailing (CB-83-2006)

SE11

Data processing facilities

Eating or Drinking Establishments

Offices (may include a private spa in a medical practitioner’s office or medical clinic)

Research, development, and testing laboratory (may include testing facilities and equipment), medical or dental laboratory

Barber or beauty shop

Blue printing, photostating, or other photocopying establishment

Book (except adult book store), camera, gift, jewelry, music, souvenir, or other specialty store not specifically listed (CB-63-1992)

Buying of items within guest rooms or vehicles, pursuant to Section 27‑115(a)(2)

Department store

Pet grooming establishment (CB-63-1992)

Dry cleaning or laundry establishment

Drug paraphernalia display or sales, pursuant to Section 27-115(a)

Drug store

Food or beverage store (CB-63-1992)

(A) With or without a service center for minor repairs (placed underground or in a wholly enclosed structure)

(B) With or without a service center, and may include a car wash (CB-63-1992)

Hardware store (CB-63-1992)

Hobby shop

Pet (sales) shop, provided all animals are confined to the interior of the building and adequate measures are taken to control noise and odor (CB-63-1992)

(1) Commercial:

Check Cashing Business (CB-23-2009)

Services and Trade (Generally Retail):

Gas station:

Photographic supply store Private Automobile and Other Motor Vehicle Auctions (CB-59-2010) Seafood market (CB-49-1987)

X12

Use Tables—M-X-T 209

Approved Largo Town Center Sector Plan and SMA

M-X-T Zone ZONE USE

EXISTING M-X-T

APPROVED M-X-T in DDOZ

Seasonal decorations display and sales as a temporary use, in accordance with Sections 27-260 and 27-261

Studio for artistic practice

Repair shops for small items (such as bicycles, watches, clothing, and shoes) (CB-63-1992)

Valet shop

Variety or dry goods store

Veterinary clinic (CB-63-1992)

Waterfront Entertainment/Retail Complex (CB-44-1997)

Artistâ&#x20AC;&#x2122;s supplies and equipment

Business machines

Drafting supplies and equipment

Electrical and electronic equipment and component parts for radio, television, telephone, computer, and similar equipment

Jewelry and silverware

Musical instruments

Optical equipment and supplies

Photographic developing and processing establishment

Photographic equipment and supplies

Scientific and precision instruments, devices, and supplies

Small electrical household appliances (including televisions, but excluding refrigerators and the like)

Surgical, medical, and dental instruments, devices, and supplies

Toys, sporting and athletic equipment (excluding ammunition, firearms, and fireworks)

Watches, clocks, and similar timing devices

Wearing apparel

P10

Adult day care facility (CB-63-1992)

Assisted Living Facility, subject to the requirements of Section 27-464.04 (CB-26-2002)

Church or similar place of worship, convent, or monastery (CB-23-1988)

(2) Industrial: Manufacturing, fabrication, assembly or repair of the following, from materials or parts previously produced elsewhere:

Where not otherwise specifically permitted, any use allowed in the I-1 Zone (excluding those permitted by special exception) (CB-6-2007) (3) I nstitutional /E ducational :

210

Use Tablesâ&#x20AC;&#x201D;M-X-T

Use Tables—M-X-T

M-X-T Zone ZONE USE

EXISTING M-X-T

APPROVED M-X-T in DDOZ

Day care center for children (CB-23-1988)

Eleemosynary or philanthropic institution (excluding hospital)

Family day care

Modular classroom as a temporary use, in accordance with Sections 27-260 and 27-261 (CB-106-1989)

Nursing or Care Home (CB-26-2002)

School, private or public, all types (which may include private spas)

Small group child care center (CB-131-1993)

Accessory structures and uses

Cemetery, accessory to a church, convent, or monastery5 (CB-11-1991)

Home occupations (except in multifamily dwellings)

Metro Planned Community (CB-35-1998)

Mixed Use Planned Community; list of permitted uses is the same as in the M‑X-T Zone (CB-13-2002)

Mobile home, with use for which amusement taxes collected2

Other uses of appropriate size, which can be justified as similar to one of the uses listed in this Section

Real estate subdivision sales office as a temporary use, in accordance with Sections 27-260 and 27-261

Regional Urban Community (CB-29-2008)

Signs, in accordance with Part 12

Temporary contractor’s office (must include sanitary facilities), construction yard, construction shed, or storage building, in connection with a construction project on the same property; provided no item stored or assembled there is offered for sale at the location, and in accordance with Sections 27-260 and 27-261

Library

Post office

Public building and use, if not otherwise specified (CB-63-1992)

Sanitary Landfill or rubble fill (CB-63-1992)

Volunteer fire, ambulance, or rescue station1

Community building

Convention center

Exhibition halls and facilities

Golf course or country club (CB-63-1992)

(4) Miscellaneous:

(5) P ublic /Q uasi P ublic :

(6) R ecreational /E ntertainment /S ocial /C ultural :

Use Tables—M-X-T 211

Approved Largo Town Center Sector Plan and SMA

M-X-T Zone ZONE USE

EXISTING M-X-T

APPROVED M-X-T in DDOZ

(A) In accordance with Sections 27-371.01(a) and 27-548.01.01

(B) All others (CB-72-1987; CB-34-1989)

Museum, art gallery, aquarium, cultural center, or similar facility (noncommercial)

Outdoor exhibition, displays, entertainment, or performance

Park, playground, or other outdoor recreational area

Private club or service organization

Recreational or entertainment establishment (commercial or noncommercial)

Reducing/exercise salon or health club

Skating facility (CB-89-1994)

Spa, community

Spa, private

Spa, public, accessory to hotel, motel, reducing/exercise salon, health club, or swimming pool

Swimming pool (indoor or outdoor) commercial or noncommercial (CB-63-1992)

Tennis, basketball, handball, or similar court (indoor or outdoor) commercial or noncommercial (CB-63-1992)

Tourist home (CB-63-1992)

Country inn (CB-63-1992)

Dwellings, all types (except single-familly detached and mobile homes) (CB-56-1996)

Flag lot development, subject to the provisions of Section 24-138.01 of Subtitle 24 (CB-25-2002)

Group residential facility for up to 8 mentally handicapped dependent persons

Hotel or motel

Heliport

Helistop (CB-63-1992)

Parking lot or garage, or loading area, in accordance with Part 11

Parking of mobile home in public rights-of-way3

Parking of mobile home not otherwise provided for

Passenger transportation station or depot (such as rapid transit station, bus stop, taxi or auto rental stand)

Indoor theater or recital hall Marina:

(7) R esidential /L odging :

(8) Transportation/Parking/Communications/Utilities:

Public utility use or structure:

212

Use Tablesâ&#x20AC;&#x201D;M-X-T

M-X-T Zone ZONE USE

EXISTING M-X-T

APPROVED M-X-T in DDOZ

(A) Railroad yard, round house, car barn, and freight station

(B) All others

Radio or television broadcasting studio

Satellite dish antenna, in accordance with Section 27-541.02: (A) Up to 10 feet in diameter, to serve only 1 dwelling unit

(B) Over 10 feet in diameter, to serve only 1 dwelling unit

Storage of any motor vehicle which is wrecked, dismantled, or not currently licensed, except where specifically authorized4 (CB-4-1987)

Telegraph or messenger service

(A) Maximum of 150 feet

(B) Exceeding 150 feet (CB-123-1994; CB-103-1997)

Tower, pole, or antenna (electronic, radio, or television, transmitting or receiving), except a public utility structure or a satellite dish antenna:8

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 which the Fire Chief has indicated (in writing) is appropriate; or (C) Is occupied by a station that was in use immediately prior to July 1, 1982. The following activities are considered to be ancillary uses permitted within the hall/assembly area of a voluntary fire, ambulance, or rescue station: bingo (with an approved license from the Department of Environmental Resources), weddings, dinners, community events, organization functions, and private events (with no advance or at the door ticket sales). All events must comply with county or state regulations, and events requiring a specific license must obtain such license to be considered a permitted ancillary use. All events must be organized by the voluntary fire, ambulance, or rescue corporation or company and/or a community group from within the immediate vicinity of the station. For weddings, receptions, and dinners, the event may be organized by an individual in conjunction with the voluntary fire, ambulance, or rescue corporation or company and/or a community group within the immediate vicinity of the station. A permitted ancillary use does not include the leasing of the station facility for use by a promoter. Private events may not have advance or at the door ticket sales. All events must end by 10:00 p.m., Sunday through Thursday (except that bingo events must end by 11:00 p.m.), and by midnight on Friday and Saturday, with all patrons off the site within thirty (30) minutes after closing. (CB-70-2008) 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. (C) The occupants of the mobile home are employed by, or reasonably connected with, the other use; and (D) The mobile home shall not be located on the property for more than one hundred twenty (120) cumulative days per calendar year, except mobile homes used in connection with pari-mutuel racetracks when the use shall not exceed two hundred eighteen (218) cumulative days per calendar year. Except in an emergency. In this case the parking shall be subject to the traffic and parking regulations applicable to the right-ofway.

Use Tablesâ&#x20AC;&#x201D;M-X-T 213

Approved Largo Town Center Sector Plan and SMA 4

This shall not apply to: (A) Storage accessory (and related) to an allowed use; or (B) One such vehicle stored in a wholly enclosed garage. 5 Provided both uses were existing as of January 1, 1991. (CB-11-1991) 6 Accessory uses such as light manufacturing, assembly service, repair, or warehousing associated with this use are permitted. (CB63-1992) 7 Except as provided in Section 27-544(b), for development pursuant to a Detailed Site Plan for which an application is filed after December 30, 1996, the number of townhouses shall not exceed 20% of the total number of dwelling units in the total development. This townhouse restriction shall not apply to townhouses on land any portion which lies within one-half (½) mile of an existing or planned mass transit rail station site operated by the Washington Metropolitan Area Transit Authority and initially opened after January 1, 2000. (CB-56-1996; CB-40-2002; CB-78-2006) 8 Any related telecommunications equipment building shall be screened by means of landscaping or berming to one hundred percent (100%) opacity. (CB-103-1997) 9 Bulk retailing may be permitted as part of a Detailed Site Plan for a planned mixed use development which, at a minimum, includes other commercial retail uses (at least one (1) of which shall be a freestanding use consisting of a minimum of seventy-five thousand (75,000) square feet) as well as commercial office uses. (CB-83-2006) 10 Provided: (A) The property was rezoned from the I-1 Zone to the M-X-T Zone through a Sectional Map Amendment approved after January 1, 2007; and (B) All or part of the property is located within an airport noise zone subject to noise measuring a minimum of seventy (70) dBA at the time the property was zoned M-X-T. (CB-6-2007) (C) Editor’s Note: Pursuant to Section 2 of CB-5-2010, this Ordinance shall be abrogated and no longer effective after July 9, 2012, at which time, the use(s) then located on the property or for which permits were issued pursuant to this Ordinance shall be deemed nonconforming. 11 Businesses with a valid state license for check cashing issued prior to September 1, 2009 may continue as a matter of right and shall not be deemed nonconforming. Any change in tenant or ownership of the check cashing business requires approval of a special exception for this use prior to issuance of the Use & Occupancy permit. (CB-23-2009) 12 Any private automobile and other motor vehicle auction operating in the M-X-T Zone prior to January 1, 2011, shall have until January 1, 2013, to cease all auction operations on the property. (CB-59-2010)

214

Use Tables—M-X-T

Use Tables—R-O-S

Table of Uses for the Residential Zones

Uses permitted. (a) No use shall be allowed in the Residential Zones, except as provided for in the 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 detailed site plan review and the general special exception standards in Section 27-317(a)(1), (4), (5), and (6) and conforms to the recommendations of this preliminary sector plan. (3) The letters “SE” indicate that the use is permitted, subject to the approval of a Special Exception in accordance with Part 4 of the Zoning Ordinance. (4) 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 the building; (B) No signs or other evidence indicating the existence of the use shall be visible from outside the building, other than a business identification sign lettered on a window. The sign shall not exceed six (6) square feet in area; and (C) The use shall be secondary to the primary use of the building. (5) 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 primary use on the premises; (B) The use shall be located on the same record lot as the primary use; (C) The use shall not be located within a building not occupied by the primary use; and (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 forty-five percent (45%) of the gross floor area of the building within which the primary use is located. (6) The letter “X” indicates that the use is prohibited. (7) The letters “SP” indicate that the use is permitted subject to approval of a Special Permit, in accordance with Section 27-239.02. (8) All uses not listed are prohibited. (9) Whenever the tables refer to an allowed use, that use is either permitted (P), permitted but subject to certain general special exception standards (P*), permitted by Special Exception (SE), permitted by Special Permit (SP), or permitted as a (PA) or (PB) use, as listed in the zone in which it is allowed. (CB-12-2001; CB-4-2003)

Use Tables—R-O-S 215

Approved Largo Town Center Sector Plan and SMA

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

Agritourism

P90

Animal Hospital, veterinary office (CB-76-2003)

Antique shop

Barber Shop (CB-81-2008)

Bed-and-Breakfast Inn in accordance with Section 27-445.13 (CB-39-2009)

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 27-260 and 27-261

Commercial recreational development (CB-35-2000)

(A) Subject to Sections 27-260 and 27-261

(B) All others

Contractor’s Office, which may include wholly-enclosed storage, as a permanent use (CB-75-2001)

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

Firewood sales as a temporary use, in accordance with Sections 27‑260 and 27-261

Funeral parlor, undertaking establishment

Gas station (CB-36-2004)

(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)

(1) Commercial:

Contractor’s office (must include sanitary facilities), construction yard or shed, or storage building (in connection with a construction project) as a temporary use:

Farmer’s market or flea market as a temporary use, in accordance with Sections 27-260 and 27-261 (CB-63-1998) Farm Winery89 (CB-36-2009)

Kennel:

216

Use Tables—R-O-S

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

(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

(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)

Seasonal decorations display and sales as a temporary use, in accordance with Sections 27-260 and 2726143 (CB-23-1989)

Waterfront Entertainment/Retail Complex, in accordance with Section 27-445.08 (CB-44-1997)

(A) Subject to Sections 27-260 and 27-261

(B) All others

Offices:

(G) Real estate subdivision sales office as a temporary use: (i)

Subject to Sections 27-260 and 27-261

(ii) All others

Wayside stand as a temporary use:

Where not otherwise specifically permitted, any use allowed in the C-S-C Zone (excluding those permitted by Special Exception), if; as of February 1, 2003: (1) the use is located on a parcel which is surrounded by commercial and institutional uses; (2) said parcel does not abut any property that is improved with singlefamily detached residential dwellings; and (3) the site has frontage on a street shown on the applicable Master Plan as an arterial or higher classification. Any such use shall only be located upon property that is the subject of an approved Detailed Site Plan. (CB-4-2003)

Use Tables—R-O-S 217

Approved Largo Town Center Sector Plan and SMA

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

Where not otherwise specifically permitted, any use allowed by Special Exception in the C-S-C Zone, if; as of February 1, 2003: (1) the use is located on a parcel which is surrounded by commercial and institutional uses; (2) said parcel does not abut any property that is improved with single-family detached residential dwellings; and (3) the site has frontage on a street shown on the applicable Master Plan as an arterial or higher classification. Any such use shall only be located upon property that is the subject of an approved Detailed Site Plan. (CB-42003)

Where not otherwise specifically permitted, any use allowed in the C-S-C Zone (excluding those permitted by Special Exception). (CB-65-2003; CB-70-2003)

Where not otherwise specifically permitted, any use allowed by Special Exception in the C-S-C Zone. (CB-65-2003; CB-70-2003)

Where not otherwise specifically permitted, any use allowed in the C-S-C Zone (excluding those permitted by Special Exception), may be located within a multi-family development, provided that the multi-family development is the subject of a high-rise condominium regime; the uses are located on the street level of the multi-family building, the property is located in a Transit District Overlay Zone, and the property abuts the District of Columbia. (CB-82-2008)

Adult day care center

Assisted living facility (CB-110-2004)

Chancery, on a lot having a net area of at least 15 acres

(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 (C) Located on a lot between 1 and 2 acres in size52

(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)

(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 27â&#x20AC;&#x2018;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)

(2) Institutional/Educational:

Church or similar place of worship:

Day care center for children:

Eleemosynary or philanthropic institution:

218

Use Tablesâ&#x20AC;&#x201D;R-O-S

Use Tables—R-O-S

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

(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

Family day care

Health campus

Hospital

Medical/residential campus

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) (CB-55-2011)

(A) In accordance with Section 27-443

(B) All others

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)

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) use41 (CB-55-1988)

(A) Cemetery, in accordance with Section 27-445.06

(B) Cemetery, accessory to a church, convent, or monastery49

School, private:

Small group child care center (CB-131-1993) (3) Miscellaneous:

Cemetery, crematory:

Home occupations for residents, low-impact (CB-11-2004) Increase in height of accessory building, used for:

Use Tables—R-O-S 219

Approved Largo Town Center Sector Plan and SMA

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

(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

Library

Public buildings and uses, except as otherwise provided Sanitary landfill, rubble fill, or Class 3 fill47, 71 (CB-15-1990; CB-8-2003; CB-87-2003)

Voluntary fire, ambulance, or rescue station26 (CB-70-2008)

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

(A) Leased on or after January 1, 1974

(B) Leased before January 1, 1974

(A) Only for residents and guests

(B) All others (CB-85-1988; CB-33-1989)

(4) Public/Quasi Public:

(5) Recreational/Entertainment/Social/Cultural:

Commercial recreational facilities (privately owned) on land leased from a public agency, except as otherwise allowed:

Community building or similar nonprofit social use, not publicly owned or operated:

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:

220

Use Tables—R-O-S

Use Tablesâ&#x20AC;&#x201D;R-O-S

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

(A) Privately owned and commercially operated on land leased from, and owned by, a public agency56

(B) All others (CB-47-1995)

(D) All others (CB-47-1995; CB-45-2002)

(A) Privately owned and commercially operated on land leased from, and owned by, a public agency56

(B) All others (CB-47-1995)

(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

Marina (CB-76-2001)

Museum, art gallery, aquarium, cultural center, or similar facility (noncommercial)

Performance arts center, in accordance with Section 27-445.09 (CB-12-2001)

Racetrack, including pari-mutuel

Racetrack, pari-mutuel only

Recreational campground

Recreational program, before- and after-school

(A) Only for residents and guests

(B) All others (CB-33-1989)

Rural Entertainment Park, as provided in Section 27-404.01 (CB-18-2007)

Saunas, solariums, and health clubs, noncommercial, for the sole use of residents and their guests

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):

Golf driving range:

Recreational use (nonprofit) not publicly owned or operated, when not otherwise allowed:

Shooting range (rifle, pistol, or skeet): (A) On a lot having a net area of at least 20 acres, and subject to annual renewal

Use Tablesâ&#x20AC;&#x201D;R-O-S 221

Approved Largo Town Center Sector Plan and SMA

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

(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

SE P35

X P

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

(A) Accessory to a one-family detached dwelling

(B) Accessory to other dwellings

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

Artists’ residential studios, in accordance with Section 27-445.09 (CB-12-2001)

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)

Conservation subdivision pursuant to Section 24-152 of Subtitle 24 (CB-6-2006)

Convent or monastery (CB-23-1993)

(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

(B) All others Skating facility:

Stable, private (CB-29-1985)

Swimming pool (private):

Swimming pool, privately owned and commercially operated on land leased from, and owned by, a public agency56 (CB-47-1995) (6) Residential/Lodging:

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

222

Use Tables—R-O-S

Use Tablesâ&#x20AC;&#x201D;R-O-S

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

Country Inn

Dwelling, farm tenant

Dwelling, metropolitan, one-family attached (CB-33-2005)

(A) In general (CB-37-2005)

(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 detached, for the elderly (CB-90-2004)

Dwelling, one-family detached, cluster development, shown on a preliminary plat of subdivision approved prior to July 1, 2006 (CB-6-2006)

Dwelling, one-family detached (in general) (CB-6-2006) 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)

(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)

(D) On or after November 18, 1980 (CB-58-1986; CB-73-1996)

Dwelling, multifamily:

(F) Up to six dwelling units in a building of no more than two stories, where the first story was previously used for commercial purposes (CB-91-2004) Dwelling, one-family attached, for the elderly58 (CB-7 1-1996)

Flag lot development:

Fraternity or sorority house:

Use Tablesâ&#x20AC;&#x201D;R-O-S 223

Approved Largo Town Center Sector Plan and SMA

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

(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 27260 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 (CB-53-2005)

Recreational Community Development, in accordance with Section 27-444 (CB-16-1989)

Public Benefit Conservation Subdivision pursuant to Section 24-152 of Subtitle 24 (CB-32-2008)

(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, all others (CB-84-1990; CB-47-1996; CB-37-2005)

Townhouse, shown on a preliminary plat of subdivision approved pursuant to part 4A. (CB-47-1996)

Townhouse, Transit Village (CB-37-2006)

Townhouse, if located within a designated Revitalization Tax Credit District (CB-112-2004)

Rental of guest rooms (by the residents):

224

Use Tables—R-O-S

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

(A) All general agriculture22

(B) Limited to floriculture, horticulture, gardening, and private, noncommercial greenhouses

(i) Prior to June 30, 1987

(ii) On or after June 30, 1987 (CB-45-1987; CB-36-1991)

P P35

Townhouses or Multi-Family Units (CB-97-2005) (7) Resource Production/Recovery: Agricultural uses:

(D) Equine activities (E) Equine facility: (i) Keeping of horses or ponies (ii) Private stable

(iii) Riding stable:

(aa) On a tract consisting of less than 20,000 sq. ft.

(bb) On a tract consisting of between 20,000 sq. ft. and 9 contiguous acres.

(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

X SE24

X X

(A) In accordance with Section 27-445.07

(B) All others (CB-14-1992)

(cc) All others (iv) All others (CB-92-2010) Nursery and garden center:

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:

Antennas and related equipment buildings and enclosures, other than satellite dish antennas: (A) In accordance with Section 27-445.04

Use Tables—R-O-S 225

Approved Largo Town Center Sector Plan and SMA

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

(A) In accordance with Section 27-445.04

(B) All others (CB-65-2000)

(A) A permitted, PA, or PB use

(B) A Special Exception use (CB-85-1988)

P P4

(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)

(B) All others (CB-65-2000) Farm vehicles and farm machinery used on farm premises51 (CB-105-1993) Monopoles and related equipment buildings and enclosures:

Parking lot or garage, or loading area, used in accordance with Part 11 to serve:

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 trailers91 (CB-24-2010) (B) Buses,18 on the same lot with, and accessory to, the principal use, such as a school or church (C) Camping trailer (unoccupied):44 (i)

Not more than one

(ii) Unlimited number (CB-43-1989) (D) Not more than 1 commercial vehicle: (i)

226

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

Use Tables—R-O-S

R-O-S Zone ZONE USE

EXISTING R-O-S

APPROVED R-O-S in DDOZ

(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

(A) Underground pipelines, electric power facilities or equipment, or telephone facilities or equipment; and railroad tracks or passenger stations, but not railroad yards

(B) 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; CB-65-2000)

(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

(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; CB-65-2000)

Public utility uses or structures:

Satellite dish antenna, in accordance with Section 27-424.02:

Storage of any motor vehicle which is wrecked, dismantled, or not currently licensed, except where specifically allowed12 (CB-4-1987) Towers or poles (electronic, radio, or television, transmitting or receiving):

Use Tables—R-O-S 227

Approved Largo Town Center Sector Plan and SMA 1 2 3 4 5

6 7 8 9 10 11 12

13 14 15 16 17 18

20 21

Provided both of an adjoining pair are erected at the same time. Subject to all requirements applicable to the R-T Zone (except as specifically modified for the R-20 Zone). Limited to dwelling units arranged one above the other. On lots having a net area exceeding twenty thousand (20,000) square feet. (CB-45-1987) 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) A Special Exception for multifamily dwelling bedroom percentages increase (Section 27-382) has been granted for the subject property with a condition that the property 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 multifamily dwellings in the R-18 Zone, with a maximum density of 22 dwelling units per acre; and (C) A final plat was recorded prior to June 1, 1976. Provided a condominium plat is recorded, in accordance with the provisions of the Maryland Condominium Act, setting out each dwelling unit as a separate unit. Provided the use is limited to a person residing in the dwelling. Except as allowed without a Special Exception. Provided the use is located in a community building (constructed as part of a multifamily project), owned by a homes association, that does not contain any dwelling units. Not more than one-third (1/3) of the gross floor area of the community building may be used for professional office space. Provided the multifamily dwelling or project contains at least twenty-four (24) dwelling units. (CB-36-1987) For lots having frontage on more than one (1) street (i.e., a corner lot), a commercial vehicle may only be parked in a yard that does not have street frontage. (CB-53-1987) This shall not apply to: (A) Such storage accessory to an allowed use; or (B) One (1) such vehicle which is stored in a wholly enclosed garage. For zero lot line development, in accordance with Optional Residential Design Approach provisions of Subtitle 24. Only for the expansion of the existing business on abutting land in the C-M, I-1, I-2, or I-4 Zones. Restricted to one-family detached and semidetached dwellings. Restricted to one-family detached dwellings. Only one (1) of each. Provided: (A) The parking area shall be in addition to any required parking lot on the premises. The parking area shall be connected to a public street by means of a driveway (constructed in compliance with the minimum standards of the Department of Public Works and Transportation) with a minimum width of eleven (11) feet for eachÂ lane; (B) The parking area shall be screened from any adjoining land in any Residential Zone (on 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; and (C) No repairs, service, maintenance, or gasoline dispensing or storage facility shall be permitted without a Special Exception. Provided: (A) The use is limited to one (1) bona fide resident of the dwelling; (B) Not more than two (2) nonresident, nonprofessional assistants may be employed; (C) Professional consultation at a professionalâ&#x20AC;&#x2122;s dwelling with a visiting consultant, or the employment of an alternate professional in the event of the death, 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 fifty percent (50%) of the gross floor area of the dwelling. Home occupations consisting of general clerical work or professional offices require a use and occupancy permit. (CB-31-1985) Not applicable to multifamily dwellings.

228

Use Tablesâ&#x20AC;&#x201D;R-O-S

Use Tablesâ&#x20AC;&#x201D;R-O-S 22 Slaughterhouses, fertilizer works, bone yards, plants for the reduction of animal matter, and any uses which are noxious or offensive because of odor, dust, smoke, gas, or noise, are prohibited; may include an equine facility in conjunction with the agricultural use. (CB-92-2010) 23 On lots having a net area of twenty thousand (20,000) square feet or less, keeping cattle, equines, poultry, or other animals or birds (other than customary household pets) shall only be permitted upon approval of a Special Exception. (CB-92-2010) 24 As a temporary use subject to annual renewal and located at least five hundred (500) feet from the boundary line of any other land in a Residential Zone, or land proposed to be used for residential purposes in a Comprehensive Design, Mixed Use, or Planned Community Zone. 25 Limited to four hundred (400) square feet. 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 which the Fire Chief has indicated (in writing) is appropriate; or (C) Occupied by a station that was in use as a station on June 30, 1982. The following activities are considered to be ancillary uses permitted within the hall/assembly area of a voluntary fire, ambulance, or rescue station: bingo (with an approved license from the Department of Environmental Resources), weddings, dinners, community events, organization functions, and private events (with no advance or at the door ticket sales). All events must comply with County or State regulations, and events requiring a specific license must obtain such license to be considered a permitted ancillary use. All events must be organized by the voluntary fire, ambulance, or rescue corporation or company and/or a community group from within the immediate vicinity of the station. For weddings, receptions, and dinners, the event may be organized by an individual in conjunction with the voluntary fire, ambulance, or rescue corporation or company and/or a community group within the immediate vicinity of the station. A permitted ancillary use does not include the leasing of the station facility for use by a promoter. Private events may not have advance or at the door ticket sales. All events must end by 10:00 p.m., Sunday through Thursday (except that bingo events must end by 11:00 p.m.), and by midnight on Friday and Saturday, with all patrons off the site within thirty (30) minutes after closing. (CB-70-2008) 27 The field shall be located on a lot having a net area of at least ten (10) acres, which is owned and operated by an eleemosynary or philanthropic institution. Any accessory building shall not exceed one thousand (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) 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 an amusement tax; (C) The occupants of the mobile home are employed by, or reasonably connected with, the other use; and (D) The mobile home shall not be located on the property for more than one hundred twenty (120) cumulative days per calendar year, except mobile homes used in connection with pari-mutuel racetracks where the use shall not exceed two hundred eighteen (218) cumulative days per calendar year. 29 Limited to two (2) vehicles (total, all types) for a lot used for one-family semidetached dwelling, and four (4) vehicles (total, all types) for a two-family detached dwelling. 30 Only in connection with one-family detached dwellings. 31 Except in an emergency. In this case, the parking shall be subject to the traffic and parking regulations applicable to the right-ofway. 32 In a cluster development for which the preliminary plat of subdivision was approved prior to September 1, 1986, showing such one-family attached dwellings. Up to twenty percent (20%) in the R-80 Zone, and twenty-five percent (25%) in the R-55 Zone, of the total number of dwelling units in the cluster development may be one-family attached dwellings. The remainder shall be one-family detached dwellings. (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 Minimum lot size of two (2) acres required. 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-44-1989)

Use Tablesâ&#x20AC;&#x201D;R-O-S 229

Approved Largo Town Center Sector Plan and SMA 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 Permitted only on lots having a gross lot area of one (1) acre or more, otherwise a special exception is required. (CB-29-1985) 38 Provided the use either: (A) Is located at or below the ground floor level of a multifamily dwelling and does not exceed two thousand (2,000) square feet; or (B) Is located in a community building (constructed as part of a multifamily project) owned by a homeowners’ association and not containing dwelling units, and does not occupy more than one-half of the gross floor area of the community building. (CB-81-1985) 39 The use shall be related to, dependent on, secondary to, and located on the same record lot as, the multifamily dwelling or project. (CB-36-1987) 40 This does not provide for accessory antennas or overhead distribution lines. (CB-25-1987) 41 Provided the health center is located on a minimum of twenty-five (25) acres. (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 (5) years of approval of the Detailed Site Plan. (CB-16-1989) 43 Minimum lot size of thirty thousand (30,000) square feet required, except for bona fide nonprofit groups or organizations. CB-23-1989) 44 Parking shall be provided as follows: (A) The vehicle shall be located at least eight (8) feet from a street line; and (B) If parked in a yard abutting a street, it shall be parked on a dust-free surfaced area. (CB-43-1989) 45 The sale of gazebos and sheds is permitted for a Special Exception approved in 1984 as incidental to its operation if such sale and display is in accordance with Section 27-385 and provided no more than two (2) gazebos and two (2) sheds are visible from any public street. 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, rubble fill, or Class 3 fill may include a rock crusher only if it is approved as part of the Special Exception. (CB-15-1990; CB-8-2003; CB-87-2003) 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 twenty percent (20%) of the total number of dwelling units in the development may be townhouses. (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 twelve thousand (12,000) square feet. (CB-36-1991) 51 Includes semitrailers for an agricultural use located on a minimum of ten (10) acres. (CB-105-1993) 52 A church or similar place of worship that is located on a lot between one (1) and two (2) acres in size shall require a Detailed Site Plan in accordance with Part 3, Division 9, of this Subtitle. In addition to the requirements of Section 27-285(b), the following requirements shall be met: (A) The minimum setback for all buildings shall be twenty-five (25) feet from each lot line; (B) When possible, there should be no parking or loading spaces located in the front yard; and (C) The maximum allowable lot coverage for the zone in which the use is proposed shall not be increased. (CB-76-1993)

230

Use Tables—R-O-S

Use Tables—R-O-S 53 Provided the net lot area is at least five (5) acres. (CB-76-1993) 54 Any property rezoned to the R-E Zone by a Sectional Map Amendment prior to January 1, 1994, on which a previous special exception was approved for a nursery and garden 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 Provided the field is located on a lot having a net area of at least 40 acres, and any field constructed after August 1, 1996, is set back 100 feet from all property lines. 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 M-NCPPC. (CB-47-1995) 57 Conversion shall not occur until: (A) The building is structurally modified to include the additional dwelling units; and (B) The additional dwelling units are occupied. (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 Section 3 of CB-55-1996 reads as follows: “BE IT FURTHER ENACTED that the provisions of this Ordinance shall not apply to projects for which a Detailed Site Plan has been filed and accepted prior to November 1, 1996, provided the design guidelines and regulations not resulting in a requirement of resubdivision are applicable, and provided building permits for ten percent of the dwelling units included in the Detailed Site Plan are issued within one year of the effective date of this legislation (December 30, 1996), and extensions of time for the permits do not exceed six months, and that the dwelling units are constructed pursuant to the permits. 61 Provided the use is located on a lot or parcel with not more than one-half acre which is adjoining and contiguous to an existing cemetery. (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 twenty (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 accordance with Part 3, Division 9, of this Subtitle. Regulations restricting the height of structures, lot size and coverage, frontage, setbacks, density, and other requirements of 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 constitute the regulations for development. (CB-21-1999) 63 Provided: (A) The use is located on a lot or parcel not less than 15 or more than 20 acres in size and has frontage on a public street having a proposed right-of-way width of at least 120 feet; (B) The lot or parcel abuts property in the C-O Zone; and (C) The property is located in a Revitalization Tax Credit Area. (CB-46-1999) 64 Use of permitted mobile homes is restricted to employees at a riding stable on the Special Exception property. No more than two mobile homes may be located on such a property, and each must be on its own R-E lot as required by Section 27-118.01(c). A building permit shall be issued by the Department of Environmental Resources for each mobile home. Any mobile home unoccupied for more than 60 days must be removed from the property. (CB-79-1999) 65 Permitted use without requirement for Special Exception provided the land on which the lot exists is in the R-55 Zone, immediately adjoins land in the C-S-C Zone, is a part of the same parcel as the land in the C-S-C Zone, and is located within the municipal limits of the City of New Carrollton. (CB-88-1999) 66 The use is permitted on R-R zoned property leased from a public agency before January 1, 1974. Parking and loading facilities shall be provided in accordance with Part 11 (parking and loading requirements). Landscaping, buffering, and screening shall Use Tables—R-O-S 231

Approved Largo Town Center Sector Plan and SMA

67 68

be provided in accordance with the Landscape Manual. Development regulations for building setbacks shall be provided in accordance with Part 6 (Commercial Zone regulations). The following uses are not permitted: car wash, animal hospital, training, kennel, grooming, blacksmith, carpet or rug shampooing, department store exceeding 80,000 square feet, electric or gas appliance repair, farm implement sales and repair, upholstery or furniture repair, locksmith, laboratories, lawn mower repair, machine shop, 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; CB-60-2009) Permitted use without requirement for Special Exception provided the use was existing as of July 1, 2001, is located on a lot or parcel that is not less than 10 acres in size, and abuts a multiuse trail designated on an Approved Master Plan. (CB-53-2001) Provided the use will be located on land that is located within the median of a road classified as a freeway on the applicable Master Plan; the property is at least one-half (1/2) acre in size; and access to the property will not be directly from the main travel lanes of the freeway. (CB-75-2001) Provided: (A) The use abuts an existing marina in the C-W-Zone approved prior to 1972 pursuant to a special exception; and (B) Notwithstanding the provisions to the contrary, a revised site plan shall be approved by the Planning Board that incorporates the entire property showing existing and proposed improvements in both the R-R and C-W Zones. (CB-76-2001) Permitted use without requirement for special exception, provided; if as of February 1, 2003: (A) The use is on a parcel of land which is surrounded by commercial and institutional uses; (B) The parcel does not abut any property that is improved with single-family detached residential dwellings; (C) The site has frontage on a street shown on the applicable Master Plan as an arterial or higher classification; and (D) Any such use shall only be located upon property that is the subject of an approved Detailed Site Plan. (CB-4-2003) A Class 3 fill in existence as of October 7, 2003 that is operating pursuant to any validly issued grading permit, and is not in violation, shall be permitted to continue in operation as a matter of right, but is limited to the fill area established by any previously issued grading permit, not to exceed two renewals of the permit. Those fill operations that are in violation on October 7, 2003 have until December 31, 2003 to comply, or their permit is void. (CB-8-2003; CB-87-2003) Provided: (A) The property is located on and inside the Capital Beltway at an existing interchange with said Beltway; (B) The site contains a minimum of eighty (80) acres that is split-zoned, I-3 and R-R, with not more than twenty percent (20%) zoned R-R; (C) The property is proposed for employment uses in the most recently approved applicable Master Plan; (D) A Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle; and (E) The site plan shall include at least two (2) stores containing one hundred thousand (100,000) square feet or more of gross floor area. (CB-65-2003) Provided: (A) The use is located on land no less than thirty (30) acres and not more than seventy (70) acres in size; (B) The land adjoins properties in the R-T Zone that is at least sixty (60) acres in size and is developed with at least three hundred and fifty (350) townhouses; (C) The land and adjoining properties described in Subsection (B) were placed in the R-T Zone as a result of an approved Sectional Map Amendment; (D) The land has frontage on and access to a road classified as an arterial on the applicable Master Plan and maintained by the State Highway Administration; and (E) A Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle. (CB-70-2003) Permitted as an expansion of an existing nonconforming animal hospital, veterinary office with a valid use and occupancy permit issued on or before July 1, 1998. Said expansion, is limited to four thousand (4,000) square feet of gross floor area and is subject to

232

Use Tablesâ&#x20AC;&#x201D;R-O-S

Use Tables—R-O-S

Detailed Site Plan approval, in accordance with Part 3, Division 9, of this Subtitle, by the Planning Board or its designee. (CB-76-2003) Provided: (A) The use is located on property in both the C-M and R-A Zones; (B) The property has frontage on a road classified as a freeway on the applicable Master Plan; (C) The property is between forty thousand (40,000) and forty-five thousand (45,000) square feet in size and abuts the site of an existing gas station that was certified as a nonconforming use; and (D) A Detailed Site Plan shall be approved by the Planning Board that shows proposed improvements in both the C-M and R-A Zones and demonstrated compliance with Section 27-358(a)(1),(2),(4),(5),(6),(7),(8),(9) and (10). In addition, the Detailed Site Plan shall demonstrate that there are no single family homes on the property or on any abutting property. (CB-36-2004) Provided: (A) A condominium plat is recorded, in accordance with the provisions of the Maryland Condominium Act, setting out each dwelling unit as a separate unit, or a housing cooperative is established to own the dwelling units; and (B) At least ninety percent (90%) of all required parking spaces are provided in a parking structure. (CB-109-2004) Up to seventy-five (75) dwelling units are permitted only if adjoining and operated by the same organization as an adult day care use, approved by Special Exception. All assisted living facilities standards and requirements in Part 6, Division 5, must be met, including Detailed Site Plan approval under Part 3, Division 9. (CB-110-2004) Provided: (A) Townhouse development is within a multifamily complex formerly used for multifamily dwellings, where residential (multifamily and/or townhouse) density was reduced as part of its redevelopment; (B) Townhouse development shall be in accordance with the regulations for the R-T Zone; and (C) Detailed Site Plan approval is required in accordance with Part 3, Division 9, of this Subtitle. (CB-112-2004) Permitted only to replace an existing surface mining or Class III fill operation located directly adjacent to an interstate (with “I” classification, not “US” or “MD”) highway, which operation has an active permit at the time of preliminary plan approval for the townhouse or multifamily development. The Planning Board shall approve a Detailed Site Plan under Part 3, Division 9, of the Zoning Ordinance. Multifamily dwellings are permitted as provided in Section 27-436 for the R-18 Zone, and townhouses are permitted as provided in Section 27-433 for the R-T Zone. Regulations concerning lot size, coverage, frontage, setbacks, density, bedroom percentages, and other requirements applicable to multifamily and townhouse dwellings shall not apply; these dimensional (bulk) requirements shall be those approved by the Planning Board (or District Council after review) in the Detailed Site Plan. In its site plan review, the District Council may require the applicant to demonstrate in the site plan record that highway facilities are adequate to serve the townhouse project. This provision shall not apply to legal nonconforming sand and gravel or Class III fill operations. (CB-37-2005) Permitted in the R-E Zone, without a Special Exception, provided that the subject property meets the following criteria: (A) Has area of at least two hundred fifty (250) acres; and (B) Has at least two hundred fifty (250) feet of frontage on a State highway of arterial classification or higher. For a Planned Retirement Community permitted in accordance with the standards listed below, the applicant must obtain approval of a Detailed Site Plan as provided in Part 3, Division 9. In site plan review, the Planning Board shall find that the proposed use and subject property meet all Division 9 requirements (except as provided below) and will: (A) Include at least seven hundred fifty (750) but not more than nine hundred forty-two (942) residential units, and a clubhouse of at least twelve thousand (12,000) square feet gross floor area; (B) Have a traffic study approved by DPW&T showing on-site circulation patterns, access points on and off site, and impacts on major highways and intersections, impacts mitigated in accordance with the Guidelines for the Analysis of the Traffic Impact on Development Proposals and the General Plan; (C) Incorporate reasonable regulations for height of structures, architectural design, lot size and coverage, frontage, setbacks, density (as restricted below), dwelling unit types, percentages of uses, and other dimensional requirements, in place of conventional requirements; (D) Have residential densities not exceeding eight (8) units per gross tract acre;

Use Tables—R-O-S 233

Approved Largo Town Center Sector Plan and SMA (E) Have interior private roads only where appropriate for and in furtherance of community purposes, and approved by DPW&T; and (F) Include a community center or meeting area, and recreation facilities which the District Council finds are appropriate, as follows:

(i) Recreation facilities should serve the planned retirement community fully and completely; (ii) The Council may permit larger recreation facilities, to serve the community and surrounding residential areas, only if the recreation facilities are harmoniously integrated with both the retirement community and the surrounding neighborhood; and (iii) The recreation facilities shall be constructed prior to or concurrently with the residential units within the retirement community, or as stated in a construction schedule approved by the District Council. Before the Planning Board, the applicant shall include proof of the following, in addition to the Detailed Site Plan requirements stated above: (A) Age restrictions in conformance with the Federal Fair Housing Act shall be set forth in covenants submitted with the application and shall be approved by the District Council and filed in the Land Records at the time the final subdivision plat for the property is recorded. (B) Covenants guaranteeing perpetual maintenance of the recreation facilities and the right of retirement community residents to use the facilities shall be submitted with the application. The covenants shall be approved by the District Council and filed in the Land Records when the final subdivision plat for the property is recorded. (C) For the planned retirement community generally, the proposed community and its site plan: (i) Are in harmony with the purposes of this Subtitle; (ii) Conform with all applicable requirements of this Subtitle; (iii) Will not substantially impair the integrity of the applicable Master Plan, any applicable Functional Master Plan, or the General Plan; (iv) Will not adversely affect the health, safety, or welfare of residents or workers in the neighborhood; (v) Will not be detrimental to the use or development of adjacent properties or the neighborhood generally; and (vi) Conform to an approved Tree Conservation Plan. (CB-53-2005) 81 (A) Permitted in the R-18 Zone without a Special Exception, provided that the subject property: (i) Includes at least five (5) acres; (ii) Is located within the Developed Tier; and (iii) Adjoins property also in the R-18 Zone. (B) Age restrictions in conformance with the Federal Fair Housing Act shall be set forth in covenants submitted with the application and shall be approved by the District Council and filed in the land records at the time the final subdivision plat is recorded. The applicant must obtain approval of a Detailed Site Plan, as provided in Part 3, DivisionÂ 9, and demonstrate by evidence in the record that: (i) The net lot area is at least fifty percent (50%) of the minimum net lot area normally required in the zone; (ii) The density is not more than twice that normally allowed in the zone; and (iii) The project is financed at least partially by tax credits approved by the State of Maryland. (CB-66-2005) 82 Permitted in the R-55 Zone provided that the subject property meets the following criteria: (A) Has area of at least two (2) acres; (B) Has frontage on a freeway or highway; and (C) Is within a Growth Corridor or Growth Center as defined in the General Plan.

234

Use Tablesâ&#x20AC;&#x201D;R-O-S

Use Tables—R-O-S In accordance with the standards listed below, the applicant must obtain approval of a Detailed Site Plan as provided in Part 3, Division 9. In site plan review, the Planning Board shall find that the proposed use and subject property meet all Division 9 requirements (except as provided below) and will: (A) Include at least thirty (30) but not more than fifty (50) residential units; (B) Include a traffic study that is prepared in accordance with the Planning Board Guidelines for Analysis of Traffic Impact of Development Proposals showing on-site circulation patterns, access points on and off site, impacts on major highways and intersections, and impacts mitigated in accordance with the Guidelines; (C) Incorporate reasonable regulations for height of structures, architectural design, lot size and coverage, frontage, setbacks, density (as restricted below), dwelling unit types, percentages of uses, and other dimensional requirements, in place of conventional requirements; (D) Have residential densities not exceeding eighteen (18) units per gross tract acre; (E) Have interior private roads only where appropriate for and in furtherance of community purposes, and approved by DPW&T; and (F) Be adjacent to or connected to C-S-C zoned land being redeveloped as a mixed-use development defined as at least two (2) uses including residential, retail, or office with each use comprising no less than ten percent (10%) of the uses of the site.

(i) Recreation facilities should be provided to serve the community; and (ii) The recreation facilities shall be constructed prior to or concurrently with the residential units or as stated in a construction schedule approved by the District Council. (G) The site plan shall also demonstrate the development and uses: (i) Are in harmony with the purposes of this Subtitle; (ii) Conform with all applicable requirements of this Subtitle; (iii) Will not substantially impair the integrity of the applicable Master Plan, any applicable Functional Master Plan, or the General Plan; (iv) Will not adversely affect the health, safety, or welfare of residents or workers in the neighborhood; (v) Will not be detrimental to the use or development of adjacent properties or the neighborhood generally; and

(vi) Conform to an approved Tree Conservation Plan. (CB-97-2005) In the Rural Tier as defined by the 2002 General Plan or as amended through a subsequent planning process where a preliminary plat of subdivision is required pursuant to Subtitle 24 after June 30, 2006 the subdivision of land shall be subject to Section 24152(g)(2) through (6), and (h) of the Conservation Subdivision regulations. The minimum lot width at the building line and street line, and main building setback along a scenic and historic road are contained in Section 27-445.12(a) Tables 1 and 3. (CB-1-2006) Provided the property has a net lot area of at least six (6) acres and is located in a mixed use activity center designated as a “Transit Village” in the applicable Area Master Plan. (CB-37-2006) In a Public Benefit Conservation Subdivision, townhouses, one-family semidetached, and one-family metropolitan dwellings are allowed subject to the approval of a Detailed Site Plan and subject to the design guidelines of Section 27-274 (a) (11) and the regulations for development set forth in Section 27-433 (c) through (k). Townhouses, one-family semidetached, and one-family metropolitan dwellings may not comprise more than twenty-five percent (25%) of the total number of units included in a Public Benefit Conservation Subdivision. (CB-32-2008) Provided: (A) The subject property is a minimum of eighteen thousand (18,000) square feet in size. (B) The subject property is located on a corner lot with frontage on at least one public street with a right of way greater than eighty (80) feet in width. (C) The use requires no new “building” construction on the subject property. (D) The use meets the Additional Requirements for Specific Special Exception as set forth in Sec. 27-348.03. (CB-81-2008)

Use Tables—R-O-S 235

Approved Largo Town Center Sector Plan and SMA 87 Each project developed pursuant to this provision shall be subject to a mandatory Detailed Site Plan reviewed by the District Council. (CB-82-2008) 88 Permitted only where the multifamily development is the subject of a condominium regime, the property is located in a Transit Development Overlay Zone, the property abuts the District of Columbia, and the development includes a mix of residential and commercial uses. A Detailed Site Plan shall be approved by the Planning Board in accordance with Part 3, Division 9 of the Zoning Ordinance. Regulations concerning lot size, coverage, frontage, setbacks, density, bedroom percentages, and other requirements applicable to multifamily dwellings shall apply; these dimensional (bulk) requirements shall be those approved by the Planning Board (or the District Council) in the Detailed Site Plan. (CB-82-2008) 89 Permitted in accordance with Section 27-445.01 on land assessed for agricultural use. A restaurant may be permitted as an accessory use to a farm winery subject to approval of a special exception. The inclusion of a food or beverage store is not permitted as an accessory use to a Farm Winery. (CB-36-2009) 90 The use is permitted by right, but requires approval of a Detailed Site Plan to ensure the development of an appropriate rural/ environmental setting whenever the land area covered by buildings and other structures exceeds 40,000 square feet. (CB-39-2009) 91 Parking shall be provided as follows: (A) The boat and boat trailer shall be located at least eight (8) feet from a street line; (B) The boat and boat trailer shall be parked on a dust-free surface area such as concrete, asphalt, or gravel; (C) The boat and boat trailer shall be properly licensed and operable; (D) The boat and boat trailer shall not be in excess of twenty (20) feet unless located on a lot at least two (2) acres in size; and (E) The boat and boat trailer shall be covered to prevent the accumulation of water. (CB-24-2010) 92 Provided the use is for the purpose of promoting agritourism as defined in Sec. 27-107 (a). (CB-92-2010) 93 Permitted use without requirement for Special Exception only to replace a legal, nonconforming nursing or care home on an abutting R-80 Zone lot, which has been in continuous operation since 1970.Â A Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle. (CB-55-2011)

236

Use Tablesâ&#x20AC;&#x201D;R-O-S

Use Tables—R-O-S

Table of Uses for the Commercial Zone

Uses permitted. (a) No use shall be allowed in the Commercial Zones, except as provided for in the Tables of Uses. In the tables, 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 detailed site plan review and the general special exception standards in Section 27-317(a)(1), (4), (5), and (6) and conforms to the recommendations of this preliminary sector plan. (3) The letters “SE” indicate that the use is permitted, subject to the approval of a Special Exception in accordance with the provisions of Part 4 of the Zoning Ordinance. (4) 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 (C) The use shall be secondary to the primary use of the building. (5) 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; (C) The use shall not be located within a building not occupied by the principal use; and (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 forty-five percent (45%) of the gross floor area of the building within which the principal use is located. (5) The letter “X” indicates that the use is prohibited. (6) The letters “SP” indicate that the use is permitted subject to approval of a Special Permit, in accordance with Section 27-239.02. (7) All uses not listed are prohibited. (8) Whenever the tables refer to an allowed use, that use is either permitted (P), permitted by Special Exception (SE), permitted by Special Permit (SP), or permitted as a (PA) or (PB) use, as listed in the zone in which it is allowed. (CB-58-1990; CB-12-2001; CB-14-2003)

Use Tables—R-O-S 237

Approved Largo Town Center Sector Plan and SMA

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

(ii) Eating or drinking establishment, excluding drive-through service (CB-49-2005; CB-19-2010)

(iii) Eating or drinking establishment of any type, including music and patron dancing past the hours of 12:00 A.M., excluding adult entertainment (CB-49-2005; CB-19-2010; CB-56-2011)

(i) A private school or educational institution

(ii) A church or other place of worship

Boat fuel sales at the waterfront

(i) Accessory to a marina

(ii) All others

Boat storage yard

(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 (CB-76-1998)

(iii) All others (CB-76-1998; CB-114-2004)

USE (1) Commercial: (A) Eating or Drinking Establishments: (i)

Eating or drinking establishment, with drive-through service

(CB-49-2005; CB-19-2010)

(B) Vehicle, Mobile Home, Camping Trailer, and Boat Sales and Service: Bus maintenance accessory to:

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

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

Gas Station (in the C-M Zone, subject to Detailed Site Plan review in accordance with Section 27â&#x20AC;&#x2018;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 Private Automobile and Other Motor Vehicle Auctions (i)

238

Operating prior to January 1, 2011, as a use that conforms to the definition under Section 27107.01, subject to the provisions of Section 27-464.06(c),(d) and (f)

Use Tablesâ&#x20AC;&#x201D;C-0

Use Tables—C-0

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

(ii) All Others, subject to the requirements of Section 27-464.06 (CB-59-2010)

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)

P42

X P26

(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)

P PA

USE

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 repair37 (CB-95-1987; CB-87-2000; CB-29-2002) 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)

Automatic teller machine, only

(ii) All others Check Cashing Business (CB-23-2009)

P SE55

Contractor’s office (see paragraph (3), Miscellaneous) Office accessory to an allowed use

(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)

Office (except as otherwise provided):

Use Tables—C-0 239

Approved Largo Town Center Sector Plan and SMA

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

Real estate subdivision sales office as a temporary use, in accordance with Sections 27-260 and 27261

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)

Ambulance service, private

Animal hospital, animal training, kennel

Artistâ&#x20AC;&#x2122;s studio

Barber or beauty shop (CB-148-1987)

USE

(D) Services:

Bicycle repair shop: (i)

240

Non-motorized only

Use Tablesâ&#x20AC;&#x201D;C-0

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

(ii) All others

Blacksmith shop

Blueprinting, photostating, or other photocopying establishment

Carpet or rug shampooing establishment

Catering establishment (CB-56-2011)

Data processing

Dry cleaning or laundry pickup station (CB-127-1986)

(ii) Retail, unrestricted

(iii) Wholesale (may include retail service) (CB-55-2002)

Electric or gas appliance, radio, or television repair shop

Employment agency

Farm implement repair

P SE15

X P*

Household appliance or furniture repair shop

Key or locksmith shop (CB-128-1986)

(ii) Dental laboratory

(iii) All other laboratories (CB-4-1986)

(ii) Retail, unrestricted

(iii) Wholesale (may include retail service) (CB-55-2002)

USE

Dry cleaning store or plant: 43 (i)

Retail, gross floor area under 3,000 square feet

Fortune telling Funeral parlor, undertaking establishment (CB-2-1989)

Laboratory: (i)

Accessory to an allowed use

Laundromat: (i)

Accessory to an allowed use

(ii) All others Laundry store or plant: 43 (i)

Retail, gross floor area under 3,000 square feet

Lawn mower repair shop:

Use Tablesâ&#x20AC;&#x201D;C-0 241

Approved Largo Town Center Sector Plan and SMA

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

(ii) All others (CB-120-1994)

Machine shop accessory to an allowed use

Massage establishment

Methadone Treatment Center (CB-103-1993)

Model studio

Newspaper 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

(i) With carry-out service in a building with less than 2,500 sq. ft. of gross floor area

(ii) Unrestricted in size with no carryout service (CB-83-1986; CB-102-2001)

(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)

USE (i)

Non-motorized, 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

Pizza delivery service, limited to off-premises delivery with no eat-in or drive-in service:

Printing shop: (i)

Not exceeding 2,000 square feet of gross floor area

Veterinarian’s office: (i)

Outpatient

(ii) Inpatient (CB-96-1988)

242

Use Tables—C-0

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

Adult book store (CB-65-1989; CB-53-1996)

Arts, crafts, and hobby supply store

Bait shop

Bakery products, wholesale (may include retail sales)

(ii) All others

Book (except adult bookstore) or camera store (CB-71-1993)

(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)

(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)

USE Watch or jewelry repair shop Welding shop: (i)

Accessory to an allowed use

(ii) All others (E) Trade (Generally Retail):

Bicycle (sales) shop: (i)

Nonmotorized, only

Bottled gas sales: (i)

Accessory to an allowed use

(ii) All others Building supply store:

Bulk retailing: (i)

Products allowed to be sold in a C-S-C Zone (CB-65-1989; CB-25-1999)

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 (i)

Not exceeding 125,000 square feet of gross floor area

Use Tables—C-0 243

Approved Largo Town Center Sector Plan and SMA

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

(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

Farmer’s market or flea market as a temporary use, in accordance with Sections 27-260 and 27-261 (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

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)

(ii) Not exceeding 125,000 square feet of gross floor area

(iii) In combination with a department or variety store on the same or adjacent site, in accordance with Section 27-348.02

(iv) All others (CB-112-1986; CB-65-1989; CB-2-2002)

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)

USE (ii) Exceeding 125,000 square feet of gross floor area within the developed tier or a designated Revitalization Tax Credit Area (as long as the department or variety store does not contain any food or beverage component)24, 52 (CB-19-2005) (iii) All others,40 in accordance with Section 27-348.02 (CB-71-1993; CB-28-1997, CB-4-1999; CB-2-2002) 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

Food or beverage goods preparation for wholesale sales: (i)

Food or beverage store: (i)

244

Not exceeding 3,000 square feet of gross floor area

Use Tables—C-0

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

(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

Monument and headstone sales establishment (CB-22-2004)

Newspaper, magazine, or tobacco shop

Nursery and garden center, which may include the outdoor display of nursery stock, such as plants, shrubbery, and trees

(ii) More than 6 feet from main building (subject to Section 27‑388)

Paint or wall covering store

(ii) In accordance with Section 27-394.01 (CB-28-1997; CB-22-2010)

(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)

Containing less than 3,000 square feet of gross retail space

(ii) Containing less than 7,000 square feet of gross retail space

(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

USE Household appliance or furniture store: (i)

Not exceeding 50,000 square feet of gross floor area

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)

Pawnshop: (i)

In accordance with Section 27-250.01

Retail shop or store (not listed) similar to one permitted (P) in the: (i)

C-S-C Zone

Seafood market: (i)

Use Tables—C-0 245

Approved Largo Town Center Sector Plan and SMA

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

(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

Adult day care center

Assisted living facility, subject to the requirements of Section 27â&#x20AC;&#x2018;464.04 CB-72-1996)

Church or similar place of worship, convent, or monastery (CB-23-1988)

(A) In accordance with Section 27-464.0212

(B) All others (CB-23-1988)

(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)

(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

USE 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

Wayside stand: (i)

As a temporary use, subject to Sections 27-260 and 27-261

(ii) All others (CB-122-1986) (2) Institutional/Educational

Day care center for children:

Eleemosynary or philanthropic institution:

School, Private:

246

Use Tablesâ&#x20AC;&#x201D;C-0

Use Tables—C-0

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

P28

(G) Private schools, subject to Section 27-463

(H) All others (CB-40-1988; CB-50-1988; CB-113-1994; CB-93-1996; CB-94-2000)

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

(A) Accessory to an allowed use

(B) All others

(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 27-261

Commercial recreational development (CB-35-2000; CB-60-2009)

Consolidated Storage (CB-147-1986; CB-65-1989; CB-45-1999; CB-29-2000)

(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

(A) In accordance with Sections 27-260 and 27-261

(B) All others

USE (F) Private college or university

(3) Miscellaneous:

Carpentry, cabinet making, or other woodworking shop:

Cemetery or crematory:

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:

Contractor’s office (must include sanitary facilities), Construction yard or shed, or storage building (in Connection with a construction project) as a Temporary use:

Use Tables—C-0 247

Approved Largo Town Center Sector Plan and SMA

C-O Zoning ZONE USE

EXISTING C-O

APPROVED C-O in DDOZ

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 27â&#x20AC;&#x2018;260 and 27-261

(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

(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

(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

Trash removal services (CB-17-2002)

(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; CB-5-2004)

Ambulance service, private

Community building, except as otherwise provided

Recycling collection center, paper only (limited to collection, storage, and shipping):

Rental business:

(C) Rental of any other merchandise allowed to be sold in the respective zone Sanitary landfill, rubble fill, or Class 3 fill45 (CB-8-2003; CB-87-2003) Sign, in accordance with Part 12:

Wholesaling, distribution, and related storage:

Wholesaling of products incidental to the retail sales of the products on the premises (4) Public/Quasi Public:

248

Use Tablesâ&#x20AC;&#x201D;C-0

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

Library, private

Post Office

Public building and use, except as otherwise prohibited Sanitary landfill or rubble fill17 (CB-15-1990)

Voluntary fire, ambulance, or station1 (CB-70-2008)

(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

(A) Within a wholly enclosed shopping mall

(B) All others

Archery or baseball batting range

Arena or stadium (which may include a private spa)

(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

Auditorium

Beach

Billiard or pool parlor

Boat ramp

(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

USE

(5) Recreational/Entertainment/Social/Cultural: Adult Entertainment (CB-46-2010; CB-56-2011) Amusement arcade:

Amusement Center (CB-35-1994) Amusement park:

Athletic field:

Bowling alley:

Use Tablesâ&#x20AC;&#x201D;C-0 249

Approved Largo Town Center Sector Plan and SMA

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

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

Employeesâ&#x20AC;&#x2122; recreational facilities (private, nonprofit) accessory to an allowed use

Fishing pier

Go-cart track

(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

Performance arts center, in accordance with Section 27-464.05 (CB-12-2001

Race track

Recreational campground (in the C-M Zone subject to paragraphs (1) thru (7) of Section 27-400(a))

(A) Abutting residential property or land residentially zoned

(B) All others (CB-72-1998)

Reducing/exercise salon or health club

Riding stable

(A) Indoor

(B) Outdoor

Skating rink

Spa (community)

Spa (private), accessory to an allowed dwelling unit

(A) Accessory to a hotel or motel

(B) Accessory to a reducing/exercise salon or health club

USE

Golf course or country club:

Recreational or entertainment establishment of a commercial nature, if not otherwise specified:

Rifle, pistol, or skeet shooting range:

Spa (public):

250

Use Tablesâ&#x20AC;&#x201D;C-0

Use Tables—C-0

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

(D) Accessory to a recreational campground

(E) Accessory to a summer camp

(F) Unrestricted

(A) Accessory to a hotel or motel (CB-9-2004)

(B) Accessory to a recreational campground

(D) Indoor

(E) Private, accessory to an allowed one-family detached dwelling

(F) All others

(A) Indoor (within a permanent wholly enclosed building)

(B) Outdoor

(A) Indoor

(B) Outdoor (including drive-in)

Apartment housing for the elderly or physically handicapped

Artists’ residential studios, in accordance with Section 27-464.05 (CB-12-2001)

Country Inn

X P46

X P

(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)

USE

Summer camp Swimming pool:

Tennis, basketball, handball, or similar court:

Theatre:

Zoo, not publicly owned (6) Residential/Lodging:

Dwelling, Multifamily (CB-75-2003; CB-28-2004) 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:

Use Tables—C-0 251

Approved Largo Town Center Sector Plan and SMA

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

P22

P47 P41

Tourist cabin camp

Tourist Home

(A) Operated in conjunction with an adjacent eleemosynary institution; and containing 8 or fewer residential units

(B) All others (CB-62-1991)

(ii) On lots under 20,000 square feet

(iii) On lots under 20,000 square feet adjoining occupied residentially-zoned property38 (CB-712001)

Sand and gravel wet-processing

Surface mining

Airport, airpark, airfield, airstrip, heliport, helistop

Antennas and related equipment buildings and enclosures, other than satellite dish antennas, in accordance with Section 27-464.03 (CB-65-2000)

Broadcasting studio (without tower)

Bus station or terminal

USE (C) In a building containing 4 or more stories, provided the units are located above the third story (CB-97-2005) 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) Multifamily retirement community (CB-85-2003) Planned retirement community (CB-22-2002)

Transitional Shelter for the Homeless:

(7) Resource Production/Recovery: Agricultural use (A) Other than animal or poultry raising (B) Animal or poultry raising (other than customary household pets) (i)

On lots 20,000 square feet or more

(8) Transportation/Parking/Communications/Utilities:

252

Use Tablesâ&#x20AC;&#x201D;C-0

Use Tables—C-0

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

Monopoles and related equipment buildings and enclosures, in accordance with Section 27-464.03 (CB-65-2000)

Parking garage, commercial

Parking garage or lot or loading area, used in accordance with Part 11

SE SE44

USE

Parking lot, commercial: (A) With shuttle service to Metro and within two (2) miles of a Metro station (B) All others (CB-14-2003)

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

(A) Underground pipelines, electric power facilities or equipment, or telephone facilities or equipment; and railroad tracks or passenger stations, but not railroad yards

(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

(A) Without cab storage, repair, or servicing

(B) With cab storage

Taxicab stand

Telegraph or messenger service

(A) Nonprofit, noncommercial purposes, with no height restrictions

(B) Freestanding for commercial purposes, not exceeding 100 feet above ground level

Public utility uses or structures:

Satellite dish antenna, in accordance with Section 27-451.01:

Storage of any motor vehicle which is wrecked, dismantled or not currently licensed, except where specifically allowed6 (CB-4-1987) Taxicab dispatching station:

Towers or poles (electronic, public utility when not otherwise permitted, radio, or television, transmitting or receiving):

Use Tables—C-0 253

Approved Largo Town Center Sector Plan and SMA

C-O Zoning ZONE EXISTING C-O

APPROVED C-O in DDOZ

P23

(D) All others (CB-8-1990; CB-41-1994; CB-123-1994; CB-65-2000)

USE

4 5 6

7 8

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 which the Fire Chief has indicated (in writing) is appropriate; or (C) Occupied by a station that was in use immediately prior to July 1, 1982. The following activities are considered to be ancillary uses permitted within the hall/assembly area of a voluntary fire, ambulance, or rescue station: bingo (with an approved license from the Department of Environmental Resources), weddings, dinners, community events, organization functions, and private events (with no advance or at the door ticket sales). All events must comply with County or State regulations, and events requiring a specific license must obtain such license to be considered a permitted ancillary use. All events must be organized by the voluntary fire, ambulance, or rescue corporation or company and/or a community group from within the immediate vicinity of the station. For weddings, receptions, and dinners, the event may be organized by an individual in conjunction with the voluntary fire, ambulance, or rescue corporation or company and/or a community group within the immediate vicinity of the station. A permitted ancillary use does not include the leasing of the station facility for use by a promoter. Private events may not have advance or at the door ticket sales. All events must end by 10:00 p.m., Sunday through Thursday (except that bingo events must end by 11:00 p.m.), and by midnight on Friday and Saturday, with all patrons off the site within thirty (30) minutes after closing. (CB-70-2008) 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; (C) The occupants of the mobile home are employed by or reasonably connected with the other use; and (D) The mobile home shall not be located on the property for more than one hundred twenty (120) cumulative days per calendar year, except mobile homes used in connection with pari-mutuel racetracks when the use shall not exceed two hundred eighteen (218) cumulative days per calendar year. 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; (C) No signs visible from outside the structure shall indicate the presence of the service facilities; and (D) The garage shall be wholly enclosed. Except in an emergency. In this case, the parking shall be subject to the traffic and parking regulations applicable to the right-ofway. Reserved. 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. Approval as an accessory use with approval of the Special Exception for the hotel or motel. (CB-28-1985) Approval as an accessory use with approval of the Special Exception for the recreational campground. (CB-28-1985)

254

Use Tablesâ&#x20AC;&#x201D;C-0

Use Tables—C-0 9

11 12

13 14

15 16

17 18 19

Provided: (A) The minimum seating capacity is one hundred fifty (150); (B) More than fifty percent (50%) of its revenue is derived from the sale of food; (C) The operation is limited to the sale of food and beverages for consumption on the premises; (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) The requirement for at least 6 businesses and a 50,000 square feet minimum gross floor area does not apply to a fast-food restaurant which is legally existing or which is subsequently constructed pursuant to a building permit filed prior to May 6, 1986. (CB-29-1986) This does not provide for accessory antennas or overhead distribution lines. (CB-25-1987) 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) Provided the health center is located on a minimum of twenty-five (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) May include an accessory crematory. (CB-2-1989) 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) A sanitary landfill or rubble fill may include a rock crusher only if it is approved as part of the Special Exception. (CB-15-1990) Provided both uses were existing as of January 1, 1991. (CB-11-1991) For: (A) The relocation of such uses, provided the last site on which the use was located was in the I-1 Zone, not more than three (3) miles from the subject 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, limited to repair of vehicles with a maximum gross vehicle weight of 17,000 pounds. (CB-50-1993; CB-68-1999; CB-90-2000) Provided the use is on a parcel or contiguous parcels of land in the C-M Zone, the gross tract area of which is a minimum of fifty (50) acres, which is contiguous to an existing street right-of-way at least one hundred twenty (120) feet wide, and of which no more than thirty-five percent (35%) 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 twenty-five thousand (25,000) square feet of gross floor area, and uses consisting of less than fifty thousand (50,000) square feet of gross floor area are permitted only if there is one existing retail use consisting of more than one hundred thousand (100,000) square feet of gross floor area for every two (2) retail uses consisting of less than fifty thousand (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 only by a right-ofway. However, a department or variety store consisting of no more than fifteen thousand (15,000) square feet of gross floor area shall be permitted upon a parcel or contiguous parcels of land in the C-M Zone, the gross tract area of which is no more than three (3) acres, and which is contiguous to an existing street right-of-way at least one hundred twenty (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)

Use Tables—C-0 255

Approved Largo Town Center Sector Plan and SMA 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 (6) feet in height is erected along the perimeter of all abutting residential property as of December 31, 1993, the use shall be permitted by right. Change in ownership of the use shall 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 land proposed to be used for residential purposes on an approved Basic Plan, approved Official Plan, or any approved Conceptual or Detailed Site Plan. (CB-90-1993) 23 Provided the building to which it is attached is at least fifty (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. Any fast-food restaurant operating pursuant to an approved Special Exception as of the effective date of CB-49-2005 shall remain valid, be considered a legal use, and shall not be deemed a nonconforming use. Such fast-food restaurants and their underlying special exceptions may be modified pursuant to the existing provisions relating to revisions or amendments to special exceptions generally and fast-food restaurants specifically as they exist in the Zoning Ordinance. The requirement for Detailed Site Plan approval does not apply to eating or drinking establishments 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 area. (CB-120-1994; CB-19-2010; CB-46-2010; CB-56-2011) 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 Reserved. 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 antennas for four (4) carriers 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; CB-29-2003) 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 (3) 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 thirty (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 commerciallyzoned 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)

256

Use Tablesâ&#x20AC;&#x201D;C-0

Use Tablesâ&#x20AC;&#x201D;C-0 34 Limited to the adaptive re-use of vacant or partially vacant property in former or existing shopping centers which are limited in their ability to modify 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; (C) Be confined by road networks which limit access changes to the parcels; and (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 27290. (CB-45-1999) 35 Reserved. 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 thirty-six (36) feet. (CB-29-2000) 37 Except for new vehicle sales lots, the use shall be located on a tract of land containing a minimum of 25,000 square feet. All such uses on property less than 25,000 square feet in existence on September 1, 2000, may not be certified as nonconforming uses and must cease operations on or before August 31, 2003. (CB-87-2000) 38 All such uses in existence on September 1, 2001, may not be certified as nonconforming uses and must cease operations, with removal of all animal or poultry facilities, by February 1, 2002. (CB-71-2001) 39 (A) The subject C-M Zone property shall have at least seventy-five (75) feet of frontage on a street shown on the Master Plan as a collector or higher classification, be at least twenty-five thousand (25,000) square feet in area, and be the subject of a use and occupancy permit for commercial vehicle storage issued prior to January 1, 1990. (B) In addition, the use may be placed on a C-M Zone property contiguous to property meeting the requirements in paragraph (A), but only if both properties are in the same ownership and the paragraph (A) property has a valid use and occupancy permit for trash removal services. (CB-17-2002) 40 Permits for a store approved before January 15, 2002, without a special exception may continue in effect and be revised or amended, and such a store shall not be considered a nonconforming use. No permits for new food or beverage operations in such a store may be approved without a Special Exception. (CB-2-2002) 41 Provided: (A) The property in the C-O Zone is within a Special Taxing District and adjoins or lies across a public right-of-way from land in the R-H Zone with an existing planned retirement community. (B) The Planning Board approves a Detailed Site Plan, in accordance with Part 3, Division 9, and makes the following findings:

(i) The site plan meets all Special Exception requirements in Section 27-395; and The proposed project will serve, in a high quality, well-designed retirement community, the needs of a retirement-aged population while not adversely affecting the character of the surrounding neighborhood. (CB-22-2002) 42 Provided the use is an expansion of an existing vehicle sales lot onto surplus land owned by a State agency, but is not in use as a street or right-of-way. The subsequent conveyance of the State land shall not result in the use becoming nonconforming. (CB-29-2002) 43 All such uses with permits validly issued or applied for as of July 1, 2002, including those on properties rezoned from C-S-C to M-U-I, are deemed permitted uses, are not nonconforming, and may be altered, enlarged, or extended. (CB-55-2002) 44 Permitted use without requirement for a Special Exception provided: (A) The property is located within one thousand (1,000) feet of an existing mass transit rail station operated by the Washington Metropolitan Area Transit Authority (WMATA) and within the boundaries of a TDOZ approved prior to 1990; (B) Permits may not be issued for the commercial parking lot until the Planning Board approves a Detailed Site Plan in accordance with Part 3, Division 9, of this Subtitle; (C) The Planning Board shall find that the site plan meets the requirements of any applicable TDOZ Development Plan; and Use Tablesâ&#x20AC;&#x201D;C-0 257

Approved Largo Town Center Sector Plan and SMA

(D) All commercial parking lot operations on the property shall cease by September 1, 2008. (CB-14-2003) A Class 3 fill in existence as of October 7, 2003 that is operating pursuant to any validly issued grading permit, and is not in violation, shall be permitted to continue in operation as a matter of right, but is limited to the fill area established by any previously issued grading permit, not to exceed two renewals of the permit. Those fill operations that are in violation on October 7, 2003 have until December 31, 2003 to comply, or their permit is void. (CB-8-2003; CB-87-2003) Multifamily condominium or rental units are permitted provided: (A) The use is located on one or more lots of less than twelve (12) acres in size; (B) The property is located within a Center or a Corridor designated by the General Plan; (C) The adjoining properties are developed with institutional, commercial office, and residential uses; (D) Development of the site is subject to the regulations of the R-18 Zone for this use; and (E) A Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle. The site plan shall include architectural review in order to ensure compatibility with the existing neighborhood. (CB-75-2003; CB-69-2004) Provided: (A) The community is located on a minimum of five (5) acres and a maximum of eleven (11) acres; (B) The property is located within a Center or a Corridor designated by the General Plan; (C) The property upon which the community is located shall be located adjacent to property, also zoned C-O, which includes medical offices, an assisted living facility, adult day care center, and/or other facility designed for senior citizens, but in no event shall the use be deemed nonconforming if the adjacent C-O property is no longer occupied by one of the aforementioned uses; (D) Each multifamily building shall consist of at least three (3) stories, and shall be served by an elevator; (E) The community shall include a clubhouse consisting of at least five thousand (5,000) square feet; (F) At least one (1) resident of each household shall be at least fifty-five (55) years old and no permanent resident of the retirement community shall be under eighteen (18) years old; (G) A Detailed Site Plan shall be approved in accordance with Part 3, Division 9 of this Subtitle; (H) Covenants setting forth the minimum age of the residents shall be submitted with the Detailed Site Plan application. The covenants shall run to the benefit of the Maryland-National Capital Park and Planning Commission; and (I) Development of the community is subject to the regulations of the R-18C Zone for multifamily dwellings. (CB-85-2003) Provided: (A) The use is an adaptive reuse of a furniture warehouse store, which has or had a valid use and occupancy permit prior to January 1, 2004, and is in an existing shopping center that is located on a parcel(s) containing not less than five (5) or more than eleven (11) acres; (B) The use is located in a building of at least sixty-five thousand (65,000) square feet and was constructed after 1980 with a minimum of 16-foot ceilings; and (C) A Detailed Site Plan must be approved in accordance with Part 3, Division 9, of this Subtitle. The site plan should address, but not be limited to, ingress and egress, truck traffic and parking on the site, and screening for any on-site truck storage. (CB-5-2004) Provided the use is located on a lot or parcel with not more than one-half (1/2) acre and is located within one-half (1/2) mile of an existing cemetery. (CB-22-2004) Multifamily condominium units are permitted provided: (A) The multifamily dwellings shall be located on a parcel(s) containing at least six (6) acres; (B) The property is contiguous to an existing mass transit rail station operated by Washington Metropolitan Area Transit Authority (WMATA); (C) The bedroom percentages for multifamily dwellings as set forth in Section 27-419 shall not be applicable; (D) A Detailed Site Plan shall be approved in accordance with Part 3, Division 9, of this Subtitle; (E) Regulations concerning the height of structure, lot size and coverage, frontage, setbacks, density, and other requirements of the C-S-C Zone shall not apply. All such requirements shall be established and shown on the Detailed Site Plan;

258

Use Tablesâ&#x20AC;&#x201D;C-0

Use Tables—C-0 (F) Density regulations shall be in accordance with the R-10 Zone for multifamily dwellings; (G) The Detailed Site Plan shall include architectural review in order to ensure high quality design and construction materials; and (H) Covenants setting forth that appropriate condominium fees are necessary to provide adequate maintenance of required landscaping to ensure the aesthetics of the property shall be submitted with the Detailed Site Plan application. The covenants shall run to the benefit of the local citizens’ association. (CB-28-2004) 51 Reserved. 52 This provision shall not apply to property which is located within the Developed Tier for which any portion of same: (A) Has an approved Preliminary Plan of subdivision for property which is split-zoned I-3 and R-R, and is located on and inside the Capital Beltway at an existing interchange with said Beltway, or (B) Is the subject of any future Preliminary Plan of subdivision or Detailed Site Plan for an integrated shopping center developed pursuant to CB-65-2003; or (C) Is the subject of a building permit issued for said use prior to September 1, 2005. All such uses on property meeting the above criteria shall be deemed permitted uses and shall not be considered nonconforming. (CB-19-2005) 53 Condominium residential dwellings may be permitted in the C-S-C Zone within the Developed Tier on property that is the location of an existing hotel, if located along the Capital Beltway and within one (1) mile of a WMATA station, subject to an approved Detailed Site Plan as provided in Part 3, Division 9. The use is permitted only if: (A) The units are part of a mixed-use development of commercial and retail/commercial; (B) The minimum percentage of any single use is ten percent (10%) for either residential, commercial, or retail of the gross square footage of floor area; and (C) The density, bulk, height, and other regulations are as required for townhouses in the R-T Zone and for multi-family units in the R-18 Zone. (CB-97-2005) 54 Provided: (A) The use does not exceed 3,000 square feet of gross floor area; (B) Outdoor storage and outdoor fabrication of signs are prohibited; (C) The occupant of the premises shall be allowed to park no more than two (2) commercial vehicles each of which does not exceed a manufacturer’s gross vehicle weight of 8,500 pounds; and (D) The use employs digital, graphic design, or other technological equipment to produce the signage. (CB-14-2008) 55 Businesses with a valid state license for check cashing issued prior to September 1, 2009 may continue as a matter of right and shall not be deemed nonconforming. Any change in tenant or ownership of the check cashing business requires approval of a special exception for this use prior to issuance of the Use & Occupancy permit. (CB-23-2009) 56 Businesses with a valid use and occupancy permit issued prior to May 1, 2010, may continue as a matter of right and shall not be deemed nonconforming if the use does not include any form of adult entertainment. (CB-46-2010) 57 Any private automobile and other vehicle auction operating in the C-M Zone prior to January 1, 2011, shall not be certified as a nonconforming use and shall meet the requirements of Section 27-464.06 (c), (d) and (f ). If the use is not brought into conformance within the prescribed two-year time period, the property owner shall cease all auction operations on the property. (CB-59-2010) 58 Any existing establishment in the C-S-C Zone or C-M Zone with a valid use and occupancy permit for an auditorium, private club or lodge that included activity that meets the definition of “adult entertainment” may continue upon approval of a Special Exception. Applications for adult entertainment must be filed and accepted by June 1, 2012. The hours of operation shall be limited to 5:00 P.M. to 3:00 A. M. (CB-56-2011) A. Drive-throughs shall be designed to mitigate impacts to the pedestrian environment and streetscape to the maximum extent feasible.

Use Tables—C-0 259

Approved Largo Town Center Sector Plan and SMA

Table of Uses for the Comprehensive Design Zones Sec. 27-515. Uses permitted.

(a) No use shall be allowed in the Comprehensive Design Zones, except as provided for in the 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 letters “SE” indicate that the use is permitted, subject to the approval of a Special Exception in accordance with Part 4 of this Subtitle. (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 the building; (B) No signs or other evidence indicating the existence of the use shall be visible from outside the building, other than a business identification sign lettered on a window. Which sign shall not exceed six (6) square feet in area; and (C) The use shall be secondary to the primary use 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 primary use on the premises; (B) The use shall be located on the same record lot as the primary use; (C) The use shall not be located within a building not occupied by the primary use; and (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 forty-five percent (45%) of the gross floor area of the building within which the primary 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) The word “manufacturer” includes the words “fabricate,” “assemble,” and “repair.” (8) Whenever the table refers to an allowed use, that use is either permitted (P), permitted by Special Exception (SE), or permitted as a (PA) or (PB) use, as accordingly listed in the zone in which it is allowed. (CB-53-1991; CB-71-1991)

260

Use Tables—C-0

Use Tables—M-A-C, L-A-C

M-A-C and L-A-C- Zone ZONES USE

M-A-C

L-A-C

(i) Delicatessen

(ii) All others

(i) For major and minor repairs and parts replacement

(ii) For minor repairs and parts replacement, placed underground in an enclosed structure

Check Cashing Business CB-23-2009)

Commercial office and storage for the design, marketing, furnishing, and inventory management of office equipment and systems (CB-19-1997)

General Offices

Medical practitioner’s office/medical clinic(which may include private spa)

(i) As a temporary use, in accordance with Sections 27 260 and 27-261

(ii) All others

(i) Limited to pickup stations

(ii) All others

X P3

Funeral parlor or undertaking establishments

Pet grooming shop, provided all animals are confined to the interior of the building and adequate measures are taken to control noise and odor (CB-24-2001)

(1) Commercial: (A) Eating or Drinking Establishments:

(B) Vehicle Service: Gas station (CB-39-1988) Vehicle repair and service station:

Retail estate subdivision sales office:

(D) Services: Barber or beauty shop (CB-53-1991) Dry cleaning or laundry establishments:

Repair shop: (i) For small items (such as watches, clothing, and shoes)

Use Tables—M-A-C, L-A-C 261

Approved Largo Town Center Sector Plan and SMA

M-A-C and L-A-C- Zone ZONES USE

M-A-C

L-A-C

Book, newspaper, or magazine store (except adult book store)

Buying of items within guest rooms and vehicles pursuant to Section 27-155(a)(2)

Commercial outlet for the sale or display of items produced on the premises

Department store (CB-5-2002)

P33

Drug paraphernalia display or sales, pursuant to Section 27 115(a)(1)

Drug store (CB-39-1988)

(i) As a temporary use, in accordance with Sections 27 260 and 27-261

(ii) All others

P P5

Florist shop (CB-53-1991; CB-10-1992)

Food or beverage store

Hobby shop (CB-39-1988)

Photographic supply store

Private Automobile and Other Motor Vehicle Auctions (CB-59-2010)

Seafood market (CB-49-1987)

(i) As a temporary use, in accordance with Sections 27 260 and 27-261

(ii) All others

P P5

Specialty shop (featuring hard or soft wares)

Variety or dry goods store

Video game or tape store (CB-53-1991; CB-10-1992)

Waterfront Entertainment/Retail Complex, in accordance with Section 27-532.03 (CB-44-1997)

Wayside stand as a temporary use

(ii) All others (except vehicle repair and service station) (E) Trade (Generally Retail, Consistent with the Purposes of the Zone) such as:

Firewood sales:

Seasonal decorations display and sales:

262

Use Tablesâ&#x20AC;&#x201D;M-A-C, L-A-C

M-A-C and L-A-C- Zone ZONES USE

M-A-C

L-A-C

X P16

X X

(A) Manufacturing, assembly or packaging of products from previously prepared materials, such as cloth, plastic, paper, and the like

(B) Manufacturing of electrical and electronic equipment and component parts for radio, television, telephone, computer, and similar equipment

(D) Manufacturing and assembly of metal products, such as automobiles and appliances; structural steel fabricating shops, machine shops, forges, and foundries

(E) Manufacturing involving primary production from raw materials

Printing and lithographic shop

Research facility

Vehicle salvage or wrecking operation

Warehouses and distribution facility

Church or similar place of worship, convent, or monastery (CB-23-1988)

Day care center for children (CB-23-1988)

Eleemosynary or philanthropic institution (excluding hospital)

Family day care

Hospital (which may include private spa)

Institutional use of a medical, religious, or research nature (which may include private spa)

Nursing or care home (which may include private spa)

(2) INDUSTRIAL: Brewery or distillery Industrial metal, waste, rag, glass, or paper salvage operation Laboratory, experimental testing, or film Maintenance or service yard Manufacturing activity, such as:

(3) INSTITUTIONAL/EDUCATIONAL:

School, private: (A) School or studio for artistic or technical instruction (CB-2-2003) (B) All others15

(CB-23-1988)

Use Tablesâ&#x20AC;&#x201D;M-A-C, L-A-C 263

Approved Largo Town Center Sector Plan and SMA

M-A-C and L-A-C- Zone ZONES USE

M-A-C

L-A-C

(A) Community and private spa

(B) Conveyor system

(D) Office

(E) Warehouse

(F) All others

P18

(A) As a temporary use, in accordance with Sections 27-260 and 27-261

(B) All others

(A) In connection with a construction project as a temporary use, in accordance with Sections 27-260 and 27-261

(B) All others

Garage or other structure commonly associated with a dwelling

Guest house (CB-53-1991; CB-10-1992)

Home occupation

Interim use involving minor improvements, as approved by the District Council either at the time of rezoning or upon later petition

Small group child care center (CB-131-1993) (4) MISCELLANEOUS Accessory structures and uses:

Adaptive use of a Historic Site, when not otherwise allowed (CB-120-1989) Cemetery, accessory to a church, convent, or monastery20 (CB-11-1991; CB-10-1992) Collection of recyclable materials:

Consolidated storage in accordance with Section 27-475.04 (CB-61-2003) Contractorâ&#x20AC;&#x2122;s office (must include sanitary facilities), construction yard, shed, or building:

Mixed-Use Planned Community; list of permitted uses is the same as in the M-X-T Zone (CB-13-2002) Mobile home, with use for which amusement taxes collected13

264

Use Tablesâ&#x20AC;&#x201D;M-A-C, L-A-C

M-A-C and L-A-C- Zone ZONES USE

M-A-C

L-A-C

Ambulance service, private

Library

Post Office

Public buildings and uses

Voluntary fire, ambulance, or rescue station12

Carnival, circus, fair, or similar use not exceeding 17 days duration and only on parking lot, as a temporary use in accordance with Sections 27-260 and 27-261

Club or lodge (private) (CB-53-1991; CB-10-1992)

Commercial recreational attraction (CB-93-1994)

Community building

Golf course (CB-10-1992)

Golf Course Conference/Hotel Complex (CB-45-2002)

Regional Urban Community (CB-29-2008) Signs identifying the principal use, in accordance with Part 12 Use which can be justified as similar to a listed allowed use1 (5) PUBLIC/QUASI PUBLIC:

(6) RECREATIONAL/ENTERTAINMENT/SOCIAL/CULTURAL: Amusement center (CB-35-1994) Arena (stadium):27 (A) On a tract of land greater than 150 contiguous acres, (which may include land in any other zone where the use is permitted by right), such land having been leased or purchased from a public agency (B) All others

(CB-53-1995)

Courts (indoor) (tennis, handball, racquet-ball, or volleyball): (A) Privately owned and commercially operated on land leased from, and owned by, a public agency (B) All others

(CB-47-1995)

Use Tablesâ&#x20AC;&#x201D;M-A-C, L-A-C 265

Approved Largo Town Center Sector Plan and SMA

M-A-C and L-A-C- Zone ZONES USE

M-A-C

L-A-C

Museum, art gallery, aquarium, cultural center, or similar facility (noncommercial)

Park, playground, or other outdoor recreational area

Public or quasi-public recreational use

Recreational campground (involving minor improvements) as an interim use, provided it is approved by the District Council on the Basic Plan

Recreational or entertainment establishment located within a building (which may include public spa)

Reducing/exercise salon or health club (CB-9-2003; CB-102-2004; CB-110-2012)

Riding stable (CB-10-1992; CB-39-1998)

Swimming pool or spa (any type)

Theatre (indoor) (CB-53-1991; CB-10-1992)

Assisted living facility (CB-78-1996)

Country Inn (CB-94-2010)

P36

Dwelling (any type, except mobile home, multifamily, three-family, two-family, and storefront)29, outside a Planned Environmental Preservation Community (CB-53-1991; CB-71-1991; CB-10-1992; CB-56-1996; CB-35-2003)

Dwelling, multifamily (CB-71-1991; CB-10-1992; CB-99-1997)

Dwelling, three-family and two-family (CB-53-1991)

Dwelling, storefront (CB-53-1991)

Flag lot development19 (CB-72-1989; CB-10-1992)

Skating facility: (A) Privately owned and commercially operated on land leased from, and owned by, a public agency (B) All others

(CB-89-1994; CB-47-1995)

(7) RESIDENTIAL/LODGING:

266

Use Tablesâ&#x20AC;&#x201D;M-A-C, L-A-C

M-A-C and L-A-C- Zone ZONES USE

M-A-C

L-A-C

Group residential facility for up to 8 mentally handicapped dependent persons (CB-29-2012)

Hotel (CB-39-1988)

Mixed Retirement Development (CB-78-1996)

P28

Motel (CB-16-1987)

Planned Environmental Preservation Community (CB-35-2003

(A) Floriculture, horticulture, or gardening (may include private noncommercial greenhouse)

(B) All others, except the raising of animals or fowl for commercial purposes

Sand and gravel wet-processing

Surface mining (CB-10-1992)

Airport, airpark, airfield, or airstrip

Automobile rental

Bus station or terminal

Heliport or helistop

Parking lot or garage, or loading area, in accordance with Part 11 Parking of mobile home in public right of-way14

Parking of mobile home not otherwise provided for

(A) Railroad yard, roundhouse car barn, or freight station

(B) All other public utility uses or structures, except wireless telecommunications

(8) RESOURCE PRODUCTION/RECOVERY: Agricultural uses

(CB-10-1992)

(9) TRANSPORTATION/PARKING/COMMUNICATIONS/UTILITIES:

Public utility or wireless telecommunications use or structure:32

Use Tablesâ&#x20AC;&#x201D;M-A-C, L-A-C 267

Approved Largo Town Center Sector Plan and SMA

M-A-C and L-A-C- Zone ZONES USE

M-A-C

L-A-C

(A) Up to 10 feet in diameter to serve only1 dwelling unit

(B) Over 10 feet in diameter to serve only1 dwelling unit

Storage of any motor vehicle which is wrecked, dismantled, or not currently licensed, except where specifically authorized17 (CB-4-1987)

Taxicab stand

Telegraph or messenger service

Trucking or motor freight station

(i) Maximum of 150 feet

(ii) Exceeding 150 feet

(ii) Without restriction, but subject to normal site plan review procedures (D) Towers and related buildings for wireless telecommunications (CB-62-2000) Satellite dish antenna, in accordance with Section 27-488.01:

(CB-19-1985)

Tower, pole, or antenna (electronic, radio or television, transmitting or receiving) except a public utility or wireless telecommunications structure or a satellite dish antenna:32 (A) Commercial purposes:

(B) Nonprofit, noncommercial purposes (CB-39-1984; CB-94-1984; CB-133-1984; CB-33-1985; CB 123 1994; CB-103-1997; CB-62-2000) 1

The similar use is only allowed in the same manner as the listed use. For example, if the listed use is allowed as a permitted (P) use, the similar use is also allowed as a permitted (P) use. If the listed use requires a Special Exception (SE), the similar use also requires a Special Exception. 2 Includes professional offices such as lawyer’s, doctor’s, and accountant’s; general business offices, such as insurance companies, trade associations, manufacturing companies; banks and financial institutions; and real estate companies. 3 Provided the operation is for local service only, and no work for other similar establishments is done on the premises. 4 Provided goods prepared on the premises shall be offered for retail sales only on the premises. 5 Provided the size of the shop is appropriate to the service area of the center or the Storefront Area. (CB-53-1991) 6 Limited to convenience commercial establishments to serve other uses (and employees) in the zone. 7 Such as administrative or executive offices; or banks and lending institutions which principally serve other uses (and employees) in the zone. 8 Only of a medical, educational, or recreational nature. 9 Limited to delicatessens not exceeding three thousand (3,000) square feet in gross floor area. 10 Limited to quick service grocery stores not exceeding three thousand (3,000) square feet in gross floor area.

268

Use Tables—M-A-C, L-A-C

Use Tables—M-A-C, L-A-C 11 May include convention facilities and swimming pools. 12 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 which the Fire Chief has indicated (in writing) is appropriate; or (C) Occupied by a station that was in use immediately prior to July 1, 1982. The following activities are considered to be ancillary uses permitted within the hall/assembly area of a voluntary fire, ambulance, or rescue station: bingo (with an approved license from the Department of Environmental Resources), weddings, dinners, community events, organization functions, and private events (with no advance or at the door ticket sales). All events must comply with County or State regulations, and events requiring a specific license must obtain such license to be considered a permitted ancillary use. All events must be organized by the voluntary fire, ambulance, or rescue corporation or company and/or a community group from within the immediate vicinity of the station. For weddings, receptions, and dinners, the event may be organized by an individual in conjunction with the voluntary fire, ambulance, or rescue corporation or company and/or a community group within the immediate vicinity of the station. A permitted ancillary use does not include the leasing of the station facility for use by a promoter. Private events may not have advance or at the door ticket sales. All events must end by 10:00 p.m., Sunday through Thursday (except that bingo events must end by 11:00 p.m.), and by midnight on Friday and Saturday, with all patrons off the site within thirty (30) minutes after closing. (CB-70-2008) 13 Provided: (A) The mobile home is located on a lot having property consisting of five (5) or more 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; (C) The occupants of the mobile home are employed by, or reasonably connected with, the other use; and (D) The mobile home shall not be located on the property for more than one hundred twenty (120) cumulative days per calendar year, except mobile homes used in connection with a pari-mutuel racetrack where the use shall not exceed two hundred eighteen (218) cumulative days per calendar year. 14 Except in an emergency. In this case, the parking shall be subject to the parking and traffic regulations applicable to the right-ofway. 15 It may include a private spa. 16 As an accessory use only. 17 This shall not apply to: Storage accessory (and related) to an allowed use; or (A) One (1) such vehicle stored in a wholly enclosed garage. (B) 18 An Adaptive use of a Historic Site shall be limited to uses which are: (A) In a building(s) within the environmental setting of a designated Historic Site; Listed on the Basic Plan; and (B) Compatible with surrounding uses. (C) (CB-120-1989) 19 Subject to the “Design Standards” set forth in Sec. 24-138.01 of Subtitle 24. (CB-72-1989) 20 Provided both uses were existing as of January 1, 1991. (CB-11-1991) 21 Flag lots are only permitted for single-family detached units; for the Village House and Narrow Lot Line units, the flag stem and parking areas shall not be counted toward the minimum allowable lot area. (CB-10-1992) 22 Providing mining activity does not occur in the Buffer Area. (CB-10-1992) 23 The only types of dwellings that are permitted in the Hamlet are storefront, one-family detached, and semidetached dwellings. (CB-10-1992) 24 Provided the use is located in the designated Village Buffer or a recreational area, and complies with the requirements set forth in Section 27-514.03. (CB-10-1992) 25 Provided the use is located in the designated Buffer Area. (CB-10-1992) Use Tables—M-A-C, L-A-C 269

Approved Largo Town Center Sector Plan and SMA 26 Provided a commercial recreational attraction presently exists on contiguous land not zoned R-S and, further provided, operation of the commercial recreational attraction on the land zoned R-S will be undertaken in conjunction with the commercial recreational attraction presently existing on the contiguous land not zoned R-S. The provisions of Part 4 of this Subtitle shall govern the use, the site plan, and any revisions thereto in lieu of the provisions of Part 8 of this Subtitle. (CB-93-1994) 27 Subject to approval of a Specific Design Plan in accordance with Section 27-532.02. For the purposes of this use, the word “contiguous” shall include those properties which are separated by a public right-of-way. (CB-53-1995) 28 The owner of the property shall record among the Land Records of Prince George’s County a declaration of covenants which establishes that the premises will be solely occupied by elderly persons, in accordance with State and Federal Fair Housing laws, for a fixed term of not less than sixty (60) years. The covenant shall run to the benefit of the County. (CB-78-1996) 29 Except as provided in Section 27-480(g), for Specific Design Plans for which an application is filed after December 30, 1996, the following restrictions shall apply. Townhouses may comprise not more than the following percentages of the total number of dwelling units included in the Comprehensive Design Plan: in the R-L Zone, twenty percent (20%); R-S, twenty percent (20%); R M, thirty percent (30%); R-U, thirty percent (30%); L-A-C, forty percent (40%); and M-A-C, thirty percent (30%). Multifamily dwelling units may comprise not more than the following percentages of the total number of dwelling units in the Comprehensive Design Plan: in the R-S Zone, ten percent (10%); R-M, ten percent (10%); R-U, thirty percent (30%); L-A-C, thirty percent (30%); and M-A-C, forty percent (40%). These multifamily restrictions do not apply to Transit District Overlay Zones, and these townhouse and multifamily restrictions shall not apply to dwelling units on property in the L-A-C Zone, if any portion lies within one-half (1/2) mile of an existing or planned Washington Metropolitan Area Transit Authority Metrorail station. In the R-U Zone the applicant may propose all townhouses or all multifamily dwellings provided that this results in a reduction of at least thirty percent (30%) of the total number of dwelling units permitted under an approved Basic Plan. No Basic Plan or Comprehensive Design Plan Amendment is required provided the building design and architecture requirements, as previously approved, are not modified. (CB-56-1996; CB-25-2003; CB-96-2005; CB-77-2006) 30 Provided at least 20% of the total floor area is to be devoted to office use. (CB-19-1997) 31 Provided that the multifamily dwellings are located within a Mixed Retirement Development located on a tract containing a minimum of one hundred fifty (150) acres. (CB-99-1997) 32 Any related telecommunications equipment building shall be screened by means of landscaping or berming to one hundred percent (100%) opacity. (CB-103-1997) 33 Provided: (A) The store has no more than fifteen thousand (15,000) square feet gross floor area; (B) The store fills medical prescriptions and sells medical supplies and nonprescription medicines, in addition to general merchandise; and (C) Except for medical prescriptions, medical supplies, and nonprescription medicines, the store has no more than 50 percent of its gross floor area devoted to the sale of a single type of merchandise, such as food or specialty items. (CB-5-2002) 34 Subject to an amendment to an approved Basic Plan which, until December 31, 2003, the Planning Board may approve, as a minor amendment in accordance with Section 27-197(a)(7), for property zoned R-S which: (A) Does not add any additional property to the land covered by the approved Basic Plan; (B) Creates a more logical and orderly configuration of the land area in proximity to the golf course and clubhouse approved on the Comprehensive Design Plan; (C) Does not increase the number of dwelling units, and any increase in the square footage shown on the approved Basic Plan shall not lower the level of service of transportation facilities at any stage of development below that anticipated in the approved Preliminary Plan orTraffic Staging Plan; and Has frontage on and direct vehicular access to an existing roadway of arterial or higher classification and said property is (D) no less than one thousand (1,000) acres. (CB-45-2002) 35 Provided the use is located on a parcel of less than five (5) acres within an integrated industrial park in excess of three hundred (300) acres, which is at least eighty percent (80%) developed with existing uses as of July 1, 2003. (CB-61-2003)

270

Use Tables—M-A-C, L-A-C

Appendix C

Appendix C: Procedural Flow Chart

Appendix C: Procedural Flow Chart PROCEDURAL SEQUENCE CHART For the Concurrent Preparation of Comprehensive Master Plans, Sector Plans and Sectional Map Amendments* Work Program

AUTHORIZATION/ INITIATION

Existing Situation, Proposed Issues, Public Participation Program

PUBLISH INFORMATIONAL BROCHURE

Maximum Times Planning Board/District Council (Resolution) Planning Board 8 months Notification to property owners 30 days prior to Public Forum

Goals, Concepts, Guidelines and Public Participation Program approved by the District Council with direction to prepare a plan

PUBLIC FORUM

Planning Board 4 months

PREPARATION OF PRELIMINARY PLAN AND SMA

60 day referral to the District Council/ County Executive for identification of any public facility inconsistencies

Planning Staff with Public Participation

18 months

Planning Board permission to print PUBLISH PRELIMINARY PLAN/SMA

Planning Board 6 months

Distribution of Preliminary Plan/SMA to the County Executive, affected municipalities, and public for comments

Notification to property owners 30 days prior to hearing JOINT PUBLIC HEARING

Planning Board/ District Council

Digest of Testimony to the Planning Board within 90 working days REVIEW AND MODIFICATION OF PRELIMINARY PLAN/SMA

Planning Board (Worksession)

6 months

60 day referral to the District Council/County Executive for any transportation amendments PLAN ADOPTION SMA ENDORSEMENT Transmittal and Distribution of Adopted Plan and Endorsed SMA

Planning Board Postponement of Zoning Applications 2 months Postponement of certain Building Permits District Council (Worksession)

PLAN/SMA APPROVAL OR DISAPPROVAL OR SET ADDITIONAL JOINT PUBLIC HEARING

All amendments must be referred to the Planning Board

District Council

Notification to property owners 30 days prior to hearing HEARING(S) ON PROPOSED PLAN/SMA AMENDMENTS (AND/OR ADOPTED PLAN)

Planning Board/District Council

6 months

District Council (Worksession)

PUBLIC INPUT NOTIFICATIONS *(Optional Procedure as per Sec 27-225.01.05)

3 months

PLAN & SMA APPROVED

District Council

Appendix C: Procedural Flow Chart 273

Approved Largo Town Center Sector Plan and SMA

274

Appendix C: Procedural Flow Chart

Acknowledgments

Abstract Title:

Approved Largo Town Center Sector Plan and Sectional Map Amendment

Author:

The Maryland-National Capital Park and Planning Commission

Subject:

Preliminary Largo Town Center Sector Plan and Proposed Sectional Map Amendment for a portion of Planning Area 73 in Prince George’s County

Date:

December 2013

Source of Copies: The Maryland-National Capital Park and Planning Commission

14741 Governor Oden Bowie Drive Upper Marlboro, Maryland 20772

Series Number:

321132306

Number of Pages: 284 Abstract: This sector plan amends portions of the 2004 Approved Sector Plan and Sectional Map

Amendment for the Morgan Boulevard and Largo Town Center Metro Areas and the1990 Largo-Lottsford Approved Master Plan and Sectional Map Amendment for Planning Areas 73. Developed with the active participation of the community, property owners, developers, residents, and elected officials, this document recommends goals, policies, strategies, and actions designed to implement transit-oriented development (TOD) at the Largo Town Center Metro Station. The plan recommends placing the Largo Town Center sector plan area in the Developed Tier to incentivize TOD at the Metro station. The plan also builds upon the recommendations of the 2002 Prince George’s County Approved General Plan for for centers and corridors in the Developed Tier, addresses sustainable development tied to existing and proposed mass transit options, and incorporates recommendations from functional area master plans such as the 2005 Approved Countywide Green Infrastructure Plan and the 2009 Approved Countywide Master Plan of Transportation. The sectional map amendment proposes zoning changes to implement the land use recommendations of the sector plan.

Fern V. Piret, Ph.D., Planning Director Albert G. Dobbins, III, AICP, Deputy Planning Director

Project Team Core Members Vanessa C. Akins Chief, Strategy and Implementation

Community Planning

William Washburn, AICP, Project Manager Robert J. Duffy,* AICP, Planning Supervisor Evelyn Israel,* Senior Planner Roberto Duke,* AICP, Planner Coordinator Hyojung Garland,* LEED BD+C, Senior Planner Sam White, Senior Planner Betty Smoot,* Senior Planner Brandon Cummings, 2013 Summer Intern Valecia Wilson, 2013 Summer Intern Cedric Southerland, 2013 Summer Intern

Project Team Resource Members Special Projects

Jay Mangalvedhe, Senior Planner

Research Section/Countywide

Ted Kowaluk, Senior Planner

Environmental Planning/Countywide CJ Lammers, Master Planner

Technical and Administrative Assistance Susan Kelley, Administrative Manager, Publications Susan Smith, Publications Specialist Briana Davis, Principal Administrative Assistant, Community Planning Gena Tapscott-Cooper, Principal Administrative Assistant, Community Planning Nicole Fuller,* Principal Administrative Assistant, Community Planning Ralph Barrett, Clerical/Inventory Operations Supervisor Ronald Cole,* Operations Assistant M’Balu Abdullah, Senior IT Support Specialist Mandy Li, Programmer Analyst III

Consultant Team Design Collective, Inc. Lead, Urban Design Streetsense, Inc Retail Marketing Partners for Economic Solutions Market & Economics

Transportation Planning/Countywide Tiffany Julien,* Senior Planner

Faramarz Mokhtari, Planner Coordinator

* Former Employee

We also acknowledge the citizens, property owners, community associations, business owners, and elected officials of the Largo community, without whom this plan would not be possible.